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2016
RW Consulting SJ Research Services Tim Cheesman Planning Consultants 2211 Cameron St Regina, SK S4T 2V9 (306) 961-2879 [email protected]
07/25/2016
Brandon & Area Planning District
Rural Residential Land Supply & Demand Assessment
SUMMARY REPORT
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DISCLOSURE
This report was prepared for the Brandon and Area Planning District (BAPD). The disclosure of any information contained in this report is the sole responsibility of the BAPD. The material in this report reflects the consultant’s best judgment in light of the information available to it at the time of preparation. Much of the updated land use detail (developed/undeveloped residential properties) is attributed to BAPD sources. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties.
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TABLE OF CONTENTS Executive Summary .......................................................................................................................... v
Conclusions ................................................................................................................................ vi
Planning Implications & Policy Structure ................................................................................ vii
Background - Scope & Deliverables................................................................................................. 1
The BAPD Fringe Area Growth Strategy ................................................................................... 2
The Study Area ........................................................................................................................... 3
Rural Residential Areas and Rural Settlements .......................................................................... 4
Existing Policy .................................................................................................................................. 6
Growth Forecast ................................................................................................................................ 8
Translating Lots into Land Area Estimates .............................................................................. 20
Development Constraints ................................................................................................................ 21
Opportunites & Future Growth ....................................................................................................... 22
Planning Implications and Policy Structure .................................................................................... 23
References ....................................................................................................................................... 30
Appendix – BAPD Rural Land Use; Map 2 ................................................................................... 31
Appendix – Development Review Criteria & Sample Plan ............................................................ 32
Chart A: Development Review Criteria .................................................................................... 32
Chart B: Sample Development Proposal – “Berlin Developments” ......................................... 34
Appendix – Detailed Site Maps ...................................................................................................... 45
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EXECUTIVE SUMMARY
Over 800 rural residential and rural settlement lots have been developed in the Rural Municipalities of Elton and Cornwallis. These residential areas account for 3840+ acres of land in the two RMs, with a dominance in Cornwallis. Minimal rural residential development has occurred in Elton, although it does contain several rural settlements. The average density of the Rural Settlements is 1.1 acres/lot. Rural Residential lot sizes average 10.2 acres/lot. Today there are 111 undeveloped residential lots in the two RMs. Elton contains 13 undeveloped lots in rural settlements and Cornwallis contains 58 undeveloped rural settlement lots and all of the undeveloped rural residential lots. Select remaining lots are constrained in some way – some are close to waste treatment facilities (Forrest) or are being used as informal staging areas, etc. Available lots are sufficient to manage short-term demand, but are projected to be exhausted in several years.
Three growth scenarios were developed to project future demand. Over the 30 year forecast period between 682 and 904 residential lots are estimated to be required in both municipalities. The accompanying chart identifies recent building permit activity and forecast growth using the different projections. The first ‘forecast base’ projects an average annual demand of 16.7 and 5.3 units per year in Cornwallis and Elton, respectively (22 lots/year total). The Medium and High projections estimate annual combined demand to be between 25 and 30 units/year in both RMs.
Based upon future demand, and assuming no infill or use of existing undeveloped properties, the amount of land that will be required to support this level of growth is estimated to range from 1705 to 5650 acres, as follows:
Estimated Land Requirements for Residential Development (acres)
@ 2.5 acres/unit* @6.25 acres/unit*
Forecast Units Cornwallis Elton Total Cornwallis Elton Total
Base 682 1293 413 1705 3231 1031 4263
Medium 770 1453 473 1925 3631 1181 4813
High 904 1713 548 2260 4281 1369 5650
* - 2.0 acre lot, 0.5 municipal area * - 5.0 acre lot, 1.25 municipal
Recognizing that constraints may existing on the current undeveloped lot inventory, there is infill potential within existing Rural Settlements and Rural Residential areas that can support investment for some time. In particular, opportunities exist to subdivide existing larger rural residential parcels to intensify development. In addition select areas have been identified in several locations for further rural residential study and discussion. There is potential to add residential development onto
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approximately 1283 acres of land adjacent to existing residential developments. More consultation is suggested with residential property owners to confirm interest and to describe potential opportunities (like sharing of waste systems or the use of septic tanks) associated with intensification. Development constraints limit the location for future rural residential development in the two RMs. Extensive gravel deposits, sensitive lands and livestock operations and other mitigating factors will constrain future growth. Future infrastructure growth (highways, etc.) requires proactive planning to ensure regional growth can occur in a logical and cost effective manner. Higher value contiguous agricultural lands should be maintained as such, while smaller less economic (‘orphan’) parcels of agriculture land should be considered for other uses; discussion with Provincial agencies is recommended to prompt such land use change. The need for the Brandon & Area Planning District (BAPD) to do further study into alternate waste disposal systems is strongly recommended to address both sustainability and efficiency and to address environmental considerations. Centralized low pressure waste systems and new smaller treatment options are being utilised in Saskatchewan and Alberta, which reduce wastewater concerns and can prompt changes to currently mandated separation distances from traditional lagoons.
CONCLUSIONS Detailed recommendations are provided in the Section – Planning Implications and Policy Structure. Summary level conclusions are provided below: Future residential development should be encouraged: - In existing rural settlements with infill and subdivision potential before development on
agricultural lands - Adjacent to existing rural residential developments and rural settlements where possible; and
more specifically within the “study regions” identified through previous BAPD work and identified on the accompanying maps
- In locations capable of providing coordinated sanitary / water service - Adjacent to provincial roads or areas with long term plans to upgrade the road network - On agricultural lands of lower classification/productivity Future residential development should be accommodated by: - Subdivision of existing rural settlement and rural residential lots. In particular, the larger rural
residential properties should be reviewed for subdivision potential - Providing for the common use of septic fields between subdivided lots, where needed, or the
use of septic tanks in place of septic fields - Highest value best residential use of ‘orphan’ corners on agricultural properties that are no
longer cost effective to farm - Expansion and improvement of the existing sewer and water infrastructure in rural settlements
and installation in rural residential areas where feasible
Rural residential development should generally be directed away from: - Locations that would impede long term regional growth, as identified in the Brandon and Area
Planning District Development Plan
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- Riverbank areas and areas with high flood potential - Heritage / environmentally sensitive lands - Current and planned transportation corridors – rail, road and air - Contiguous high value agricultural lands - Other constraints that would limit viability of the development itself Rural residential development should be discouraged: - Where it would effectively result in leap-frogged residential expansion, and place a potential
future cost burden on the City of Brandon - In areas that are constrained by future infrastructure development that would support long term
growth of the City of Brandon Additional work is recommended to: - Assess the utility of alternative waste disposal systems (septic tank / shared fields) - Confirm owner and/or developer interest in subdividing existing parcels into smaller units - Assess the policies provided (attached) for adoption by the Planning District to support
residential development, and integrate into the larger plan review process underway at the district level
PLANNING IMPLICATIONS & POLICY STRUCTURE This report concludes with a summary of planning implications and a detailed policy outline for the BAPD to support future residential development. Materials are drawn from similar municipalities that surround urban centres and are experiencing similar rural residential growth, as follows: 1. Recommended General Policies related to land use, transportation, servicing and other planning
components. 2. Recommended General Rural Residential Policies to ensure the long term adequate supply of
housing in the two Rural Municipalities. 3. Recommended Single Parcel Rural (Country) Residential Policies to protect agricultural properties
and guide residential development. 4. Recommended Rural Settlement Policies to encourage growth and encourage infill development
in existing areas. 5. Recommended Multi-party Rural (Country) Residential Policies to guide establishment and
development of new residential areas. 6. Recommended Smaller Size Residential Policies to guide subdivision of existing ‘larger lots’ to
accommodate residential densification. And, the linked Appendix outlining Proposed Development Review Criteria:
7. Chart A, describing Development Review Criteria for Council consideration when assessing new residential development.
8. Chart B, a Sample Development Proposal, for Council’s information and comparative purposes of a higher density rural residential development.
BACKGROUND - SCOPE & DELIVERABLES
The Brandon and Area Planning District (BAPD) is a partnership between the City of Brandon, the Rural Municipality of Cornwallis, and the Rural Municipality of Elton. The major purpose of the Brandon and Area Planning District is to provide for an increased level of co-ordination and co-operation among the participating municipalities, primarily with regard to land use and land development issues. The Planning District encompasses approximately 1114 km2 (430 square miles) and includes portions of the Assiniboine River valley, the Brandon Hills, several rural settlements, and large expanses of farmland, complemented by the City of Brandon’s urban setting.1 As outlined in the current Brandon & Area Planning District Fringe Area Growth Strategy, at the current rate of growth, urban growth within the fringe area is expected to add 27,000 new residents in the next 50 years. This growth will require approximately 900 hectares of land to accommodate future residential, commercial, institutional and industrial uses. Growth will be primarily urban and urban expansion in nature. A percentage of the population growth also will take place in rural areas, focussed on rural residential properties and rural settlements. Rural residential lands are defined as non-farm single family residential developments on larger lots in rural areas, excluding cottages. The BAPD has an interest in determining the long term demand for rural residential properties. To support this, a review of the existing supply of rural residential land, population estimates and trends, housing types and land requirements, was undertaken. The demand for additional rural residential property was determined, growth constraints identified and growth potential identified. As stated in the Request for Proposals, the goal of this work is to provide recommendations to the Board on present and future options for rural residential land supply and location. The result of the study and analysis will be used to support and provide direction for the members of the Planning District in evaluating all amendments to the Brandon and Area District Development Plan 2013 for rural residential growth within the Planning District. The study will also be used to inform the upcoming major amendment to the Development Plan as well as the update to the Brandon and Planning District Fringe Area Growth Strategy to be conducted by the Planning District.
1 http://brandonareaplanning.mb.ca/
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THE BAPD FRINGE AREA GROWTH STRATEGY Adopted in 2013, the intent of the Brandon & Area Planning District Fringe Area Growth Strategy is to co-ordinate land use and infrastructure planning with development activities to promote orderly and efficient urban growth for the next 50 years. The Growth Strategy considers that future growth will occur in both existing and undeveloped (greenfield) areas. However, the focus of this Growth Strategy is on urban growth in the greenfield areas (the fringe area) resulting from the needs for infrastructure expansion. Population projections prepared at the time estimated that upwards of 27,000 new residents would occupy fringe areas over the next 50 years.2 The focus of the Growth Strategy is on the fringe area directly surrounding the City of Brandon, where the provision of infrastructure would guide development. The Fringe Area strategy identified the need for up to 1944 acres of residential lands over the study period for future growth. This is based upon the population forecast developed and a projected density of 15 dwelling units per hectare (6 units per acre).
The development densities identified in the Growth Strategy are significantly higher than levels identified for Rural Residential development, which range from a minimum of 2.0 acres/unit up to 40/acres per unit. As such, a much smaller population will be supported across a much larger rural land base.
2 BAPD, 2013; Fringe Area Growth Strategy, p. 1
Year Land Demand (acres)
Land Demand (hectares)
2021 511 207
2041 1084 439
2061 1944 787
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THE STUDY AREA The study area is the Rural Municipalities of Cornwallis and Elton. As shown on the attached map (see Appendix for larger diagram), the RM of Cornwallis surrounds Brandon to the south, east and west. The RM of Elton is to the north, and surrounds Brandon’s airport lands. Both RMs are predominantly agriculture; the Shilo Canadian Forces Base is located on the eastern edge of Cornwallis RM. Today, rural residential development in the two RMs occurs in specifically designated areas. Elton has minimal rural residential development, having focussed residential growth into existing rural settlements. Discussion with Elton’s Municipal Council confirmed this as a preferred approach, whereby existing infrastructure can be optimized and high quality farmland can be preserved. One rural residential development exists adjacent to the Deer Ridge Golf Course on Elton’s southern boundary; the three rural settlements of Douglas, Justice and Forrest are contained in the RM. Cornwallis has a much more diverse rural residential land base. Properties have been zoned with sizes from two, five, twenty and forty acre lots, with 80-acre farmsteads allowed. Many of the rural residential developments have room for additional growth, either through the completion of current development plans, infilling of existing properties or through expansion onto adjacent lands. Cornwallis contains more agricultural land of lower classification and more irregular topography, attributes that attract rural residential interest.
The study area does not reflect Brandon’s commuter zone per se. This is noteworthy because the area of potential rural residential development dictated by growth of Brandon’s economy, extends beyond these two rural municipalities. While the forecast materials provides a detailed assessment of growth in the two RMs, it should be recognized that multiple factors influencing location decisions are at play. Scenic rural locations outside the RMs in question, communities providing development incentives, and improved transportation corridors are some factors that will influence location preference of people looking to establish a new rural residential property. The attached map shows a 50 km commuter zone around Brandon.
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RURAL RESIDENTIAL AREAS AND RURAL SETTLEMENTS Rural residential areas are well established, with many being forty or more years old. Areas in the Brandon Hills, west of Brandon and to its east have long established rural residential properties. Develop interest exists adjacent to many of these existing sites, as well as close to the municipal boundary with Brandon. Interest and activity also extends into neighbouring RMs, with active development underway in the RM of Whitehead. There are several rural settlements within the two RMs. Elton contains the communities of Forrest, Douglas and Justice. Cornwallis has several rural settlements including Chater and Sprucewoods on its eastern border. The chart below summarizes rural settlements and rural residential areas.
Residential Lot Summary - Elton & Cornwallis
Rural Settlements Total
Parcels Developed Undeveloped Average Lot Size
(acres) Residential Area
(acres)
Forrest 74 72 2 1.1 78.4
Justice 32 22 10 0.4 12.2
Douglas 80 79 1 0.4 31.2
Chater 73 47 26 0.6 45.3
Sprucewoods 1 188 159 29 1.2 220.0
Sprucewoods 2 37 34 3 4.2 153.6
- Subtotal 484 413 71 1.1 540.6
Rural Residential
Elton 4 4 0 2.0 7.9
Cornwallis 321 281 40 10.3 3293.7
- Subtotal 325 285 40 10.2 3301.6
TOTAL 809 698 111 4.7 3842.2
86% 14%
Other
Campbell's Trailer Court* 130 130 0 0.3 36.8
Chater Study Area 3 0 3 38.5 115.5
Sprucewoods Study Area 4 0 4 65.9 263.6
Grand Valley Study Area 11 0 11 82.2 903.9
- Subtotal 18 0 18 1283.0
* Trailer court included as it is residential and has designated area for future study. Trailer count approximate.
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In total, over 800 residential lots on over 3840+ acres have been developed in the two RMs in the rural settlements and rural residential areas. Average lot sizes vary, with 1.1 acres/lot in the rural settlements and 10.2 acres/lot in the rural residential areas. Overall, 111 or 14%, of the lots in the two settlement types remain available for development, with most of these located in the rural settlements. At a ‘base case’ rate of absorption of 22 units per year, the 111 available lots would contain all growth for approximately 5 years. The medium and high growth forecasts estimate supply at 4 and 3 years, respectively.
It should be noted that not all growth would be expected to be funnelled into the existing/available lots. Individual preference, lot size and locational factors will influence the uptake period for these properties. In addition, competing developments outside the two RMs may attract growth to neighbouring rural municipalities. Each of the Rural Settlement and Rural residential areas are mapped in detail in the appendices, provided.
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EXISTING POLICY
The Brandon and Area Planning District Development Plan 2013 (amended January 2015; Schedule A) is a long range plan that helps direct and manage change within the BAPD. The Plan sets objectives and policies that “direct development locations and standards in the context of the goals and objectives of the communities. Staff and elected officials use the Plan to assist decision-making. Developers, landowners, citizens and other stakeholders shall use the plan to play an active role in the development of the community.”3 The Plan outlines current policies for Rural Residential Land development (p.27-32). The following table is a synopsis of the existing policy structure.
Intent Summary Policy
Location: Residential development in rural areas shall be clustered in designated areas on large lots and avoid lands needed for resource related uses.
Rural residential development shall occur in a cluster pattern within areas designated RURAL RESIDENTIAL.
Density: Accommodate differing needs of various homeowners and to provide for a variety of rural residential lot sizes.
Different types of rural residential development will be allowed primarily based upon lot sizes, density and the keeping of accessory livestock. The minimum size for rural residential lots is two acres.
Keeping of Livestock: To provide for the keeping of accessory livestock (less than 10 animal units) on rural residential parcels.
The keeping of livestock will be permitted in RURAL RESIDENTIAL areas where the minimum lot sizes for the designated area are two acres in size or larger.
Creating New Non-Farm Dwelling Parcels: Protect agricultural land from fragmentation and limit the number of non-farm dwelling parcels in agricultural areas.
A non-farm dwelling parcel may be created from an 80 acre parcel in designated AGRICULTURAL areas, if it meets specific development criteria.
Non-Farm Dwelling Parcel Characteristics: Manage the development of non-farm residential uses in AGRICULTURAL areas.
All of the following criteria shall apply to all non-farm dwelling sites: a) The site will not be less than two acres but generally be not more
than 10 acres; however, the exact size of the site will take into consideration any existing shelterbelts, fence lines, or other similar physical or natural features, and may exceed 10 acres but shall not be wasteful of agricultural land.
b) Existing and future expansion of agricultural and livestock operations in the surrounding area would not be adversely affected by the presence of a non-farm dwelling and vice versa.
c) The site should have direct access to an all-weather municipal road or provincial highway.
d) The site can be serviced by onsite water and wastewater services in an environmentally sound manner that protects the ground water and does not pose any potential health problems.
e) All services can be provided with reasonable efficiency and without undue cost to the municipality.
f) The new parcel, if possible, should be directed away from prime agricultural land or viable lower class land in agricultural use
3 BAPD, 2015; Development Plan 2013,Amended January 2015, By-Law 96/01/14 p.7
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Existing Large Acreage RR Developments: Provide for existing large acreage rural residential development recognizing existing situations, while discouraging further large acreage development.
As the establishment of 40 acre rural residential parcels is generally recognized as being wasteful of land, no further designated areas of this nature will be established
Rural Residential Transitional Area: Accommodate additional rural residential development to the west of the City of Brandon to occur in a manner that will support future intensification and urban municipal services.
The “Rural Land Use” map identifies a RURAL RESIDENTIAL designation west of Brandon, north of the Assiniboine River and south of PTH #1 where higher rural residential development standards will be imposed. In order to facilitate additional rural residential development in this area in a planned manner, a Secondary Plan should be adopted before additional subdivision or development is approved
Home Based Businesses in RR Areas: Provide area residents with an opportunity to diversify family income and create flexible employment opportunities which is secondary to the use of the site as a residential area.
Home-based businesses will generally be accommodated subject to the appropriate approvals and in accordance with the Zoning By-law, provided that they are of a type that is compatible with nearby properties and the residential character of the property is preserved.
Recreational Uses: Provide for recreational opportunities in designated areas and on lower class agricultural land in designated areas that are of a recreational nature and are of a character that is suitable for a rural area rather than an urban area.
If these uses get to a size that they are intrusive, they should relocate to more appropriate areas.
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GROWTH FORECAST
The approach utilized to forecast long term housing demand in the Rural Municipalities of Elton and Cornwallis first identified sectors of the economy with high growth potential for Brandon, then forecast land and development needs based upon this forecast. 2015 to 2045 year projections for residential housing demand for the BAPD were undertaken by:
1) Developing a customized economic model for the city and region. The model will be a regional share of the latest Manitoba provincial input-output model (2011 at project initiation). While the provincial model is rectangular in nature with 35 industries and 66 commodities and is based on the latest available Statistics Canada’s Manitoba Input-Output tables, data limitations necessitated aggregation to the 25 industry level. The Brandon Region economic model was developed using regional employment by industry to estimate regional output, a community hierarchy model to assess regional trade flows and leakages, and re-balancing to ensure model cohesiveness.
2) Two growth scenarios were run for the Region: Base Case and Medium Growth. The High Growth scenario is based on the BAPD Fringe Growth Strategy with 27,000 new residents expected within the next 50 years.
3) Employment demand for the Base Case and Medium Growth forecasts were translated into in-
migration. In-migration, in tandem with a non-migration related household growth (family dissolution, offspring moving out) and stock replacement generated new residential start demand. No employment forecast was associated with the High Growth Scenario (BAPD Fringe Growth Strategy). As such, in-migration was estimated to be consistent with the High Growth Scenario population.
4) Resulting housing demand was estimated for the RMs of Elton and Cornwallis based on the breakdown
of historical starts available in building permit data. The Base Case Forecast Under the Base Case Forecast, employment and GDP growth is expected to mirror the growth rate of the previous decade. It was first necessary to inflate the 2011 Brandon input-output tables to 2015 levels. This was accomplished using the Manitoba current dollar gross output 10 year average rate of change (5.05%) for gross output and gross domestic product. The latest Statistics Canada labour force survey for Brandon was used for employment by industry for 2014. 2015 was estimated using the industry employment growth rates for Statistics Canada’s South West Manitoba Economic Region. The Manitoba current dollar gross output 10 year average rate of change (5.05%) was used to project the Brandon tables to 2045 in current dollars. Statistics Canada’s Manitoba industry deflators (current dollar GDP divided by constant dollar GDP) were utilized to convert Brandon current dollar GDP to constant dollar GDP. The rate of change in each industry deflator for the latest 5 years was used to project the deflators to 2045. Employment by industry was estimated by constructing a simple production function for each industry. Constant dollar GDP by industry was regressed against employment by industry. Efficiency gains were in labour were estimated by examining the relationship between constant dollar GDP (volume) and employment. Improvements in labour productivity over the previous 10 years were assumed to continue at the same annual rate for the next 30 years.
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The base case employment forecast results are presented below:
Employment By Industry – Base Case Forecast
2015 2020 2025 2030 2035 2040 2045
Crop and Animal Production 668 503 308 339 352 354 356
Forestry and Logging 0 0 0 0 0 0 0
Fishing, Hunting and Trapping 0 0 0 0 0 0 0
Support Activities for Agriculture and Forestry 14 7 6 7 7 7 7
Mining and Oil and Gas Extraction 180 166 181 199 207 208 209
Utilities 307 292 313 344 357 359 360
Construction 1910 2520 3013 3312 3441 3458 3476
Manufacturing 3010 3251 3425 3765 3912 3931 3951
Wholesale Trade 858 984 1133 1245 1293 1300 1306
Retail Trade 3795 4682 5334 5864 6092 6122 6153
Transportation and Warehousing 1057 1374 1582 1739 1807 1816 1825
Information and Cultural Industries 541 737 839 922 958 963 968
Finance, Insurance, Real Estate and Rental and Leasing 1233 1575 1813 1993 2071 2081 2091
Professional, Scientific and Technical Services 687 744 819 900 936 940 945
Administrative and Support, Waste Management and Remediation Services 692 834 889 977 1015 1020 1026
Educational Services 114 149 165 181 188 189 190
Health Care and Social Assistance 934 1284 1332 1464 1521 1528 1536
Arts, Entertainment and Recreation 390 446 477 525 545 548 550
Accommodation and Food Services 2212 2893 3375 3711 3855 3874 3894
Other Services (Except Public Administration) 585 598 640 703 731 734 738
Operating, Office, Cafeteria and Laboratory Supplies 0 0 0 0 0 0 0
Travel, Entertainment, Advertising and Promotion 0 0 0 0 0 0 0
Transportation Margins 0 0 0 0 0 0 0
Non-Profit Institutions Serving Households 716 684 731 804 835 839 843
Government Sector 9339 11555 12776 14044 14590 14663 14737
Total 29242 35280 39151 43038 44711 44935 45160
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The Medium Growth Forecast A series of exogenous shocks (output and investment) to the Bandon economy over the next 30 years generated industry employment and output results over and above the base case results.
The medium growth scenario was based on the following model inputs:
Construction periods were based on the mid-point year in the range and assumed a 1 year construction period was assumed. The actual manufacturing begins the next year. Construction impacts are one-time and manufacturing impacts are on-going. Model generated indirect and induced employment are included in the results. Indirect impacts measure the secondary business transactions that result from the initial expenditures. Induced impacts are third round impacts from the spending of incremental labour income in the economy after removing a portion for taxes and savings. The discrepancies between GDP and employment impacts are due to the addition of plants producing hundreds of millions in new output with only 15 to 40 new employees.
Estimated timing
Assumed Construction
Year
Construction Cost ($M)
Annual Incremental
Output ($M)
New Employment
Soybean processing 600,000 ton/yr (mechanical)
5 to 10 yrs 2022 60 70 40
Soybean Bio-Diesel 20 to 100 million litre
10 to 15 yrs 2028 20 50 15
Ethanol and Distiller Grains Production Plant
15 to 25 yrs 2025 70 100 30
Food Grade Oil, Tallow and Meat Co-Products Processing Plant
10 to 30 years 2035 na na na
Food Cluster 80 firms 5 to 10 yrs
begins in 2020
complete in 2024 3M/year 28 550
Federal Infrastructure Program 0 to 10 years
Begins in 2016
complete is 2025 13M/year na 148
Reinvigorated Hog Sector 0 to 15 years 2023 38 6.5 0
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Medium growth employment forecast results are presented below:
Employment By Industry – Medium Growth Forecast
2015 2020 2025 2030 2035 2040 2045
Crop and Animal Production 668 503 324 491 504 506 508
Forestry and Logging 0 0 0 0 0 0 0
Fishing, Hunting and Trapping 0 0 0 0 0 0 0
Support Activities for Agriculture and Forestry 14 7 6 8 8 8 8
Mining and Oil and Gas Extraction 180 167 186 236 243 244 245
Utilities 307 292 315 361 374 376 378
Construction 1910 2579 3318 3327 3456 3473 3491
Manufacturing 2933 3252 4016 4440 4587 4606 4626
Wholesale Trade 858 984 1138 1280 1329 1335 1342
Retail Trade 3795 4682 5335 5868 6096 6127 6157
Transportation and Warehousing 1057 1375 1592 1815 1883 1892 1901
Information and Cultural Industries 541 738 842 941 977 981 986
Finance, Insurance, Real Estate and Rental and Leasing 1233 1575 1815 2002 2080 2090 2101
Professional, Scientific and Technical Services 687 748 839 933 968 973 977
Administrative and Support, Waste Management and Remediation Services 692 835 897 1027 1065 1070 1075
Educational Services 114 149 165 181 188 189 190
Health Care and Social Assistance 934 1284 1334 1476 1533 1540 1548
Arts, Entertainment and Recreation 390 446 477 525 545 548 550
Accommodation and Food Services 2212 2893 3375 3711 3855 3874 3894
Other Services (Except Public Administration) 585 598 640 703 731 734 738
Operating, Office, Cafeteria and Laboratory Supplies 0 0 0 0 0 0 0
Travel, Entertainment, Advertising and Promotion 0 0 0 0 0 0 0
Transportation Margins 0 0 0 0 0 0 0
Non-Profit Institutions Serving Households 716 684 734 819 850 854 859
Government Sector 9339 11556 12783 14087 14633 14706 14780
Total 29165 35346 40132 44230 45904 46128 46353
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Population forecast:
The population model is a simple cohort survival model using birth and death rates and migration data from Statistics Canada. In its basic form, a cohort-survival model estimates future population based on the previous period’s population plus natural increase (births less deaths) and net migration: Population [t+1] = Population[t] + Natural Increase + Net Migration This is calculated for men and women for each age-group. The time interval is determined by the age cohorts. The smallest time interval for which an estimate can be made is the length of time it takes all the members of an age cohort (e.g., age 10 - 14) to pass on to the next age grouping (e.g., the 15 - 19 year-old group). All of the cohorts must be the same dimension (e.g., 5-year increments, 7-year increments), since over the course of the analysis each group must pass from one cohort to the next. All estimates must use time-intervals which are multiples of the cohort size. Natural increase is the difference between the number of children born and the number of people who die during one time interval. The analysis, however, is being done in terms of age-cohorts for each sex. Children can only be born into the first cohort but people die in all of the cohorts (including the birth cohort). Further, the number of males has no direct effect on the number of children born. Children are born only to women of childbearing age based on historical births per female population by age group. Deaths by age group are also based on historical deaths per age group population. Migration, both in and out, includes international, inter-provincial, and intra-provincial. Migration data is largely unavailable for the region. However, migration data is readily available for Statistics Canada’s Manitoba Census Divisions (CD) 7 which contains the bulk of the population (including Brandon) of the region. The proportion of the region to CD population times the migration data was assumed to represent in and out migration for the region, and the average of the latest 5 years available was used to predict future baseline migration. Additional in-migration from the medium growth scenario was added to the base case in-migration. The latest Manitoba birth rate by age of mother, death rate by age and gender, and propensity to in and out migrate by age group and gender from Statistic Canada were used for both the base case and high growth population forecast. Finally, 2011 census population was used as the starting point. Because this exercise is designed to measuring incremental impacts rather than an entire population count, these further assumptions were used as the basis for analysis:
Migration is driven labour demand and demand for indirect and induced construction employment is assumed to follow the same peak as construction.
Based on previous large scale resource projects, it can be assumed that 10% of the regional construction workforce (excluding indirect and induced) will relocate permanently to the region.
Among those that in-migrate to the region, it can be expected that those earning higher wages will in-migrate with families. To model this, it is assumed that in-migrants will bring an average household to the region of 2.42 (regional population divided by number of households from latest Statistics Canada census) if the industry where demand occurs has an average wage higher than the provincial average. In this case new migration is broken down by age and gender by the age/gender split in the region. Where the industry average wage is below the
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provincial average, in-migrants will be single in-migrants and will be broken down by age and gender by the age and gender split of the region 20-64 (working age) age group.
With 1,720 unemployed and an unemployment rate of 5.6%, current labour demand requirements will be met through the current levels of in-migration, new local entrants into the labour market, and 10% of the available local labour for having the skills required to meet future demand. This is the case until 2023-2024 when labour demand exceeds local labour force and in-migration availability.
No employment forecast was associated with the High Growth Scenario (BAPD Fringe Growth Strategy). As such, in-migration was estimated to be consistent with the High Growth Scenario population.
Population Forecast Base Case
2015 2020 2025 2030 2035 2040 2045
0-4 4,014 4,325 4,220 4,103 4,185 4,353 4,393
5-9 3,667 4,100 4,411 4,306 4,190 4,272 4,360
10-14 3,341 3,776 4,209 4,519 4,414 4,298 4,338
15-19 3,284 3,537 3,970 4,402 4,712 4,607 4,614
20-24 3,538 3,194 3,446 3,877 4,307 4,615 4,649
25-29 4,859 3,849 3,506 3,757 4,186 4,614 4,874
30-34 4,311 5,093 4,088 3,746 3,995 4,423 4,464
35-39 3,984 4,244 5,022 4,022 3,683 3,931 4,022
40-44 3,599 3,983 4,241 5,014 4,020 3,683 3,682
45-49 3,251 3,606 3,986 4,242 5,006 4,023 3,814
50-54 3,573 3,178 3,527 3,900 4,153 4,904 4,984
55-59 3,331 3,393 3,007 3,346 3,712 3,959 4,293
60-64 2,873 3,222 3,281 2,909 3,235 3,587 3,576
65-69 2,533 2,807 3,136 3,190 2,840 3,146 3,245
70-74 1,713 2,304 2,551 2,850 2,898 2,578 2,552
75-79 1,353 1,468 1,975 2,183 2,441 2,481 2,511
80-84 1,004 1,018 1,111 1,505 1,663 1,866 1,955
85-89 715 636 647 711 965 1,062 1,132
90+ 468 469 435 430 458 574 627
Total 55,411 58,204 60,768 63,012 65,063 66,975 68,085
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Population Forecast Medium Growth
2015 2020 2025 2030 2035 2040 2045
0-4 4,014 4,325 4,299 4,211 4,305 4,484 4,524
5-9 3,667 4,100 4,500 4,436 4,297 4,391 4,482
10-14 3,341 3,776 4,310 4,665 4,543 4,405 4,446
15-19 3,284 3,537 4,077 4,565 4,857 4,736 4,737
20-24 3,538 3,194 3,527 4,049 4,469 4,759 4,790
25-29 4,859 3,849 3,544 3,890 4,357 4,775 5,032
30-34 4,311 5,093 4,162 3,835 4,129 4,593 4,632
35-39 3,984 4,244 5,102 4,160 3,772 4,063 4,165
40-44 3,599 3,983 4,351 5,173 4,158 3,772 3,775
45-49 3,251 3,606 4,116 4,451 5,164 4,159 3,941
50-54 3,573 3,178 3,642 4,129 4,358 5,059 5,133
55-59 3,331 3,393 3,104 3,545 3,934 4,159 4,484
60-64 2,873 3,222 3,359 3,072 3,426 3,801 3,788
65-69 2,533 2,807 3,203 3,312 2,993 3,325 3,429
70-74 1,713 2,304 2,615 2,948 3,009 2,717 2,696
75-79 1,353 1,468 2,034 2,271 2,524 2,575 2,612
80-84 1,004 1,018 1,156 1,578 1,732 1,931 2,020
85-89 715 636 686 759 1,012 1,106 1,175
90+ 468 469 439 455 486 603 656
Total 55,411 58,204 62,224 65,502 67,523 69,412 70,517
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Population Forecast High Growth
2015 2020 2025 2030 2035 2040 2045
0-4 4,099 4,529 4,525 4,489 4,642 4,855 4,895
5-9 3,725 4,260 4,690 4,686 4,649 4,801 4,904
10-14 3,385 3,889 4,424 4,853 4,849 4,813 4,868
15-19 3,333 3,641 4,144 4,677 5,105 5,101 5,125
20-24 3,614 3,332 3,639 4,139 4,670 5,096 5,152
25-29 4,989 4,079 3,799 4,104 4,602 5,131 5,414
30-34 4,419 5,364 4,459 4,180 4,483 4,979 5,038
35-39 4,054 4,442 5,383 4,482 4,204 4,507 4,610
40-44 3,653 4,121 4,507 5,440 4,546 4,270 4,280
45-49 3,297 3,717 4,181 4,563 5,486 4,601 4,405
50-54 3,610 3,270 3,682 4,139 4,515 5,422 5,527
55-59 3,362 3,468 3,135 3,537 3,983 4,350 4,717
60-64 2,897 3,283 3,383 3,063 3,449 3,878 3,885
65-69 2,554 2,855 3,218 3,312 3,010 3,372 3,485
70-74 1,727 2,342 2,613 2,943 3,027 2,751 2,734
75-79 1,361 1,491 2,018 2,247 2,531 2,602 2,640
80-84 1,010 1,032 1,137 1,547 1,721 1,945 2,038
85-89 718 645 661 732 996 1,104 1,176
90+ 468 471 441 439 471 593 647
Total 56,274 60,233 64,038 67,571 70,941 74,172 75,540
Population forecasts were in turn, translated into housing starts based on the following methodology:
Net migration divided by the average Brandon census agglomeration household size of 2.42 will meet net-in-migrant demand.
Historical examination of net-migration versus household starts suggests there is a certain amount of latent household formation that occurs annually regardless of the level of net-in migration. This includes household break ups, offspring moving out, etc. and averages 0.37% of the regional population per year. This figure was multiplied by regional population for each year and added to housing starts required to meet net-in migration.
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Resulting estimated starts and net migration per year for the Brandon Census Agglomeration are presented below for each growth scenario: Net Migration
Base Case Net
Migration Medium Growth
Case
Net Migration High Growth
Case
Housing Starts Base Case
Housing Starts Medium
Growth Case
Housing Starts High Growth
Case
2015 215 215 425 291 291 381
2016 215 215 425 293 293 384
2017 215 215 425 296 296 387
2018 215 215 425 298 298 390
2019 215 215 425 300 300 393
2020 215 215 425 302 302 396
2021 215 215 425 304 304 399
2022 215 215 425 305 305 401
2023 215 215 425 307 307 404
2024 215 229 425 309 315 407
2025 215 1672 425 311 917 410
2026 215 377 425 313 385 412
2027 215 215 425 314 320 415
2028 215 1047 425 316 668 417
2029 215 296 425 318 360 420
2030 215 215 425 319 328 423
2031 215 215 425 321 330 425
2032 215 215 425 322 331 428
2033 215 215 425 324 333 430
2034 215 215 425 325 334 432
2035 215 215 425 327 336 435
2036 215 215 425 328 337 437
2037 215 215 425 330 339 440
2038 215 215 425 331 340 442
2039 215 215 425 332 341 444
2040 215 215 425 334 343 447
2041 215 215 425 335 344 449
2042 215 215 425 336 345 450
2043 215 215 425 336 345 450
2044 215 215 425 337 346 451
2045 215 215 425 338 347 452
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An initial breakdown of housing demand for the CA into BAPD and the RM of Whitehead was estimated using the average breakdown based on population counts and dwelling counts. A further breakdown for the City and RMs of Elton and Cornwallis was based on the breakdown of historical starts available in building permit data. Total residential housing demand by location) is shown in the tables below:
Starts Base Case
Brandon City RM Cornwallis RM Elton RM Whitehead Total
2015 264 15 5 7 291
2016 266 15 5 7 293
2017 268 15 5 7 296
2018 270 16 5 7 298
2019 271 16 5 7 300
2020 273 16 5 7 302
2021 275 16 5 8 304
2022 277 16 5 8 305
2023 278 16 5 8 307
2024 280 16 5 8 309
2025 282 16 5 8 311
2026 283 16 5 8 313
2027 285 16 5 8 314
2028 286 17 5 8 316
2029 288 17 5 8 318
2030 289 17 5 8 319
2031 291 17 5 8 321
2032 292 17 5 8 322
2033 293 17 5 8 324
2034 295 17 5 8 325
2035 296 17 5 8 327
2036 297 17 6 8 328
2037 299 17 6 8 330
2038 300 17 6 8 331
2039 301 17 6 8 332
2040 302 18 6 8 334
2041 304 18 6 8 335
2042 304 18 6 8 336
2043 305 18 6 8 336
2044 305 18 6 8 337
2045 306 18 6 8 338
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Starts Medium Growth
Brandon City RM Cornwallis RM Elton RM Whitehead Total
2015 264 15 5 7 291
2016 266 15 5 7 293
2017 268 15 5 7 296
2018 270 16 5 7 298
2019 271 16 5 7 300
2020 273 16 5 7 302
2021 275 16 5 8 304
2022 277 16 5 8 305
2023 278 16 5 8 307
2024 286 17 5 8 315
2025 831 48 15 23 917
2026 349 20 6 10 385
2027 290 17 5 8 320
2028 605 35 11 17 668
2029 326 19 6 9 360
2030 297 17 6 8 328
2031 299 17 6 8 330
2032 300 17 6 8 331
2033 301 17 6 8 333
2034 303 18 6 8 334
2035 304 18 6 8 336
2036 305 18 6 8 337
2037 307 18 6 8 339
2038 308 18 6 8 340
2039 309 18 6 8 341
2040 310 18 6 8 343
2041 312 18 6 8 344
2042 312 18 6 9 345
2043 313 18 6 9 345
2044 313 18 6 9 346
2045 314 18 6 9 347
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Starts High Growth
Brandon City RM Cornwallis RM Elton RM Whitehead Total
2015 345 20 6 9 381
2016 348 20 6 9 384
2017 351 20 6 10 387
2018 353 20 7 10 390
2019 356 21 7 10 393
2020 359 21 7 10 396
2021 361 21 7 10 399
2022 364 21 7 10 401
2023 366 21 7 10 404
2024 369 21 7 10 407
2025 371 21 7 10 410
2026 374 22 7 10 412
2027 376 22 7 10 415
2028 378 22 7 10 417
2029 381 22 7 10 420
2030 383 22 7 10 423
2031 385 22 7 11 425
2032 387 22 7 11 428
2033 390 23 7 11 430
2034 392 23 7 11 432
2035 394 23 7 11 435
2036 396 23 7 11 437
2037 398 23 7 11 440
2038 401 23 7 11 442
2039 403 23 7 11 444
2040 405 23 7 11 447
2041 407 24 8 11 449
2042 407 24 8 11 450
2043 408 24 8 11 450
2044 409 24 8 11 451
2045 409 24 8 11 452
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TRANSLATING LOTS INTO LAND AREA ESTIMATES The amount of land that will be required to accommodate projected rural residential housing demand over the next 30 years will vary based upon a number of factors:
Ability to subdivide existing rural residential and rural settlement lots (where appropriate) to accommodate demand.
Interest and ability of migrating lands out of agricultural use and into residential.
Zoning in place. The accompanying chart identifies recent building permit activity and forecast growth using three different projection models. The first ‘forecast base’ projects an average demand of 16.7 and 5.3 units per year in Cornwallis and Elton, respectively. Over the 30 year projection period this equates to a total anticipated demand of 682 residential lots developed in both Rural Municipalities. The moderate and high growth scenarios project demand at 770 and 904 units, respectively. Based upon the above, the amount of land that will be required to support this level of growth can be estimated. If all of the development was to occur in ‘new’ areas, the following amounts of land will be required:
Estimated Land Requirements for Residential Development (acres)
@ 2.5 acres/unit* @6.25 acres/unit*
Forecast Units Cornwallis Elton Total Cornwallis Elton Total
Base 682 1293 413 1705 3231 1031 4263
Medium 770 1453 473 1925 3631 1181 4813
High 904 1713 548 2260 4281 1369 5650
* - 2.0 acre lot, 0.5 municipal area * - 5.0 acre lot, 1.25 municipal
At 2.5 acres per unit (2.0 acres per lot, plus 0.5 acres for municipal infrastructure) the land required will range from 1705 acres to 2260 acres. This corresponds to 56-75 acres per year. The required land base grows to 4263 – 5650 acres if a lower density level of 6.25 acres/unit is used.
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DEVELOPMENT CONSTRAINTS
The existing land base in the two municipalities was examined in detail to identify areas that would constrain development of additional residential property. Two constraints maps were developed. The first identifies the agriculture potential within the RMs. Soil capability was mapped, irrigation areas identified, and major infrastructure (highway bypass & improvement) indicated on the map. The second map identifies many of the human elements and interests that would influence future site selection. These include the presence of livestock operations and their setback, existence of current and potential gravel extraction sites, environmentally sensitive or protected sites, proposed infrastructure (highways), areas with challenging topography like the Brandon Hills, lowlands / flood prone areas and waterbodies.
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OPPORTUNITES & FUTURE GROWTH
The Planning District possesses a diverse area of opportunity for growth, however as indicated by the Constraints Maps, limited areas exist for new “Greenfield” residential development. The City of Brandon has an adequate supply of land for its own residential purposes for its targeted growth. It has responded to market demand by providing diverse forms of housing options, including semi-rural like lots with a distinctive community feel and layout, which addresses some of the country/rural residential market. With this in mind the District is well positioned to address all residential growth scenarios without consuming large areas of agricultural land as indicated in the Land Area Forecast. Existing policy has identified study areas for future development potential. They are located adjacent to existing residential areas and offer the opportunity for infrastructure sharing and provision of common services. In fact in the settlement of Chater additional lots could be brought on stream with enhanced waste capacity providing a five (5) year supply based on forecast base4. The review of Provincial policies with respect to re-subdivision of existing Multi-parcel sites and an increase from one (1) to two (2) single parcel rural residential subdivisions would also address the diversity of housing needs for those who want a rural lifestyle and larger lots for animals. This market appears to remain consistently strong throughout western Canada and some municipalities in Alberta and Saskatchewan allow up to six (6) of these per quarter on marginal lands or where there are numerous cut offs where agricultural production and activity is limited by size, access for equipment and shape. The need to examine the size of rural lots is paramount. As indicated in a variety of jurisdictions across western Canada and particularly around major urban centres is the consistent downsizing of the lots based on consumer response from 5-10 acre sites to 0.5-2.5 acre sites, depending on water and waste systems capabilities. The need for the District to do further study into alternate waste disposal systems is strongly recommended to address both sustainability and efficiency and to address environmental considerations. Centralized low pressure waste systems and new smaller treatment options are being utilised in Saskatchewan and Alberta, which reduce wastewater concerns and also separation distances from traditional lagoons. Even the permitting of septic tanks for waste handling would expand land use and densification options. At present with the number of available lots, the District needs to examine the current housing market requirements and determine why many sites still are not developed. It may be individuals retaining for future building or the location and size may be a factor. We would suggest that this survey be conducted with developers, current residents of the cluster developments and settlements and discussion with adjacent municipalities who have experienced a more rapid uptake of lots within the 50 kilometre radius of the City of Brandon.
4 Future development areas also have been identified adjacent to Chater.
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PLANNING IMPLICATIONS AND POLICY STRUCTURE
The following is a summary of planning implications and a detailed policy outline for the BAPD to support future residential development in the two Rural Municipalities. RECOMMENDED GENERAL POLICIES 1. The Rural Municipalities of Elton and Cornwallis will strive, through the DISTRICT Plan, to provide
policies related to land use, transportation, servicing and other aspects of planning that are consistent throughout the Municipality.
2. The Municipality shall have a sustainable mix of uses and densities that allow for the efficient use of land, infrastructure and public facilities. The Plan will help to identify suitable lands to attract a broad range of residential, business enterprise, recreation, institutional, and industrial development to meet anticipated long-term needs for the area.
3. When reviewing applications for development, consideration shall be given to the proposal’s conformity with this Plan. A proposal shall be denied when it is detrimental to the health, safety, general welfare of persons residing or working in the area, or incompatible with existing or proposed land uses in the vicinity.
4. The Municipality will avoid unplanned development to achieve an orderly, efficient land use pattern which is possible to develop and service in appropriate phases. The Rural Municipalities will work directly with the adjacent urban and rural municipalities to ensure complementary and compatible policies are adopted by all municipalities.
5. Future development shall integrate into the natural surroundings and shall complement the surrounding community design, landscape and vegetation. Planned development will help to increase land values, not be wasteful of the land resource, optimize public expenditure in services provision, recognize significant features and reduce access connections to Provincial roads and highways to minimize disruption to traffic flows.
6. The Rural Municipalities shall promote economic development and competitiveness by providing for an appropriate mix and range of employment opportunities including resource activity, agricultural, tourism, recreational, commercial, industrial, and institutional uses to meet long-term needs by ensuring the necessary infrastructure is provided to support current and projected needs.
7. Efficient settlement patterns that support community development shall develop in cluster or corridor form or adjacent to existing built-up areas and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public facilities.
8. In managing growth and change, the Municipality shall maintain a long-term asset management plan to ensure growth will not place an undue strain on municipal infrastructure or public service facilities. Development and new subdivisions shall be encouraged to locate where servicing and infrastructure are in place or planned to support the intensity and type of development.
9. Cumulative effects, land fragmentation, best management practices, innovative procedures, development phasing, route modification, alternative construction techniques and impacts on municipal servicing shall be considered when reviewing all developments and their compliance with the Plan. Further detail is provided in the Appendix.
10. Land development shall be guided by Concept Plans and/or Comprehensive development reviews, depending on the scale, proposed use and geographic location. These plans or reviews, may serve to promote orderly, efficient and environmentally safe land use. Planned development can minimize public expenditure in service provision, identify environmental constraints and
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coordinate access points on Provincial roads and highways. Refer to Chart “A” in the accompanying Appendix for the development review criteria and a sample development proposal in Chart “B.”
11. Servicing agreements shall be required at the time of subdivision approval to ensure that new subdivisions are developed to the standards of the Rural Municipality and to address other concerns specific to the proposed subdivision. Subdivision Fees or Development levies that recover the costs of extending/upgrading services to the new developments shall be required in accordance with ALL PROVINCIAL AND MUNICIPAL PLANNING LEGISLATION.
12. Land development shall also be evaluated on the degree of prematurity including the consideration of the number of unsold and undeveloped sites in previous phases of the area being subdivided/rezoned or similar sites in adjoining developments.
13. Development and new subdivisions shall be encouraged to locate where servicing and infrastructure are in place, or planned, to support the intensity and type of development. Development shall minimize the potential impact to drainage, landscape or other natural conditions and shall be required to mitigate on and off-site impacts.
14. All developments shall be required to have access to an all-season municipal road or highway. The addition of municipal roadway mileage will be limited to make the most efficient use of existing roadway facilities. Development will be encouraged to locate adjacent to roads which have been designed and constructed to accommodate their activities.
15. Development and subdivision plans that offer design features such as alternative energy sources, innovation in health, or environmental responsibility shall be encouraged where they are consistent with Plan policies. Facilities and activities that encourage or enhance energy efficiency, waste reduction, re-use, or recycling of wastes shall be accommodated.
16. The Plan will assist in providing a transition between urban municipalities and non-farm communities, and potentially incompatible agricultural and natural resource activities.
17. Policies must reflect the benefits of land use diversity and communicate the purpose when accommodating new development opportunities that can successfully co-exist with existing and evolving agricultural uses. Scattered non-farm development may lead to:
Rural residential development speculation, which often leads to rising land costs and higher tax assessments.
Land use incompatibility issues arising between agricultural uses and rural residential, commercial and industrial development.
18. Prior to approval of any large-scale development, the developer will be required to provide justification of demand to warrant subdivision and/or the potential benefits to the community, including employment, tax revenues and other economic and social opportunities.
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RECOMMENDED GENERAL RURAL RESIDENTIAL POLICIES 1. The infilling of vacant lots within THE DISTRICT shall be encouraged in order to take advantage of
areas currently serviced with existing infrastructure. 2. The Rural Municipalities together with the City of BRANDON shall consider ways of ensuring that
there is an adequate supply of housing that is safe, appropriately designed and conveniently located close to shops, services and community amenities.
3. A higher proportion of multi-unit housing or the provision of secondary suites would enhance land use efficiency and provide more housing options. Multi-unit residential sites shall be designed to be compatible with land uses in the surrounding area. Areas between industrial-commercial and near recreational land may serve as a transition to single-unit housing.
4. Residential developments will be encouraged to locate in proximity to complementary community services (e.g. recreation facilities, parks and schools) and commercial uses AND EXISTING SETTLEMENT areas.
5. Council, through this Plan, encourages an appropriate range of housing types and densities to meet projected requirements of current and future residents of the area by:
Directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;
Establishing development standards for residential density development which minimize the cost of housing and facilitate compact form; and
Promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities while maintaining appropriate levels of public health and safety.
6. Development proposals should be guided by concept or neighbourhood plans. (See Appendix for development checklist and a sample Development Proposal). Concept plans should indicate:
Future major roads;
Drainage systems and improvements required to meet non-agricultural drainage requirements;
Major open space (including unique physical) areas;
Cultural and archaeological significant areas;
Areas requiring protection through buffering or other means;
Major hazards such as flooding, areas of high water table, and slope lands;
Flood Proofing where required;
Staging of development and future development of or expansion into adjacent land;
Compatibility with adjacent communities’ planning and future growth needs;
Adjacent municipalities’ planning and future growth needs; and
All buildings to be above 1:500 plus 0.5 metre freeboard Safe Building elevation (SBE). 7. Residential development shall be encouraged to maintain the rural-living environment which
retains its land value, where land use conflicts are avoided and where efficient cost effective municipal services can be provided.
8. Residential development/expansion shall be encouraged in existing Rural Residential Study Areas, adjacent to existing Rural Residential Areas and Rural Settlements prior to considering other locations within the Rural Municipalities.
9. The subdivision of land for Rural/Country Residential purposes shall meet all requisite government department/ministry/agency requirements.
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10. All residential subdivisions, regardless of the level of development, shall have access to an existing all-weather road and the proponent may be responsible to enter into an agreement with the Municipality to upgrade an existing road or develop a new road access to the municipal standard. The proponent may be solely responsible for all of the costs of the new or upgraded roadway construction which will be addressed through a Development or Service Agreement.
11. Residential subdivisions, at the discretion of Council, may be required to provide adequate physical separation through the implementation of design buffering techniques, transitioning land uses, shelterbelts or landscape buffering from adjacent agricultural operations.
12. Residential subdivisions shall seek to minimize the loss of habitat and wildlife corridors by retaining and incorporating natural vegetation and watercourses within their location and design.
13. Where a subdivision is proposed adjacent to a watercourse Council will identify and designate the channel, adjacent floodplain, and significant natural habitat as Environmental Reserve to protect sensitive areas and preserve the potential for public access. This will be done through consultation with relevant agencies and adjacent municipalities. The 1:500 plus 0.5 metre freeboard elevation will be followed as outlined in the “Statements of Provincial Interest”.
14. Setback distances for Residential development shall not be closer than:
Within 1 km (0.6 mile) of a hazardous industry except in instances where transition and buffering can mitigate concerns;
Within 1 km (0.6 mile) of a rural industrial site except in instances where transition and buffering can mitigate concerns;
Within 457 m (1500 ft.), (or as legislated by the respective authority) of a sewage lagoon site;
Within the required separation distances from intensive livestock operations as provided within the Zoning Bylaw, or
Within 457 m (1500 ft.) of a solid waste disposal site or lands designated to become or expanded as a solid waste disposal site,
Within 2 km (1.2 Miles) of an active mining extraction operation, unless mitigated through buffering and any provincial regulatory requirements in the Provincial Land Use Policies.
15. Planned development will help to increase land values, not be wasteful of the land resource, minimize public expenditure in service provision, recognize significant community features in maintaining the community lifestyle and be designed to be compatible with the surrounding areas.
16. Community Service lands include institutional, public services, recreational, health, cultural or educational use, shall recognize and assess the impact future adjacent land uses may have on their activity. Each rezoning proposal will be evaluated based on individual merit and its compatibility with surrounding land uses.
17. Non-residential developments such as commercial developments along the Highway Bypass Corridor, outside the Highways Holding Control area, that are intended to provide services to the community and the surrounding population shall be permitted. Those uses or activities shall be located so as to be compatible with other existing or proposed uses subject to compliance with commercial policies contained herein.
18. Residential developments will be encouraged to locate in proximity to regional and complementary public uses (e.g. recreation facilities, parks, and libraries), institutional uses (e.g. schools) and commercial uses.
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NON-FARM SINGLE PARCEL RURAL (COUNTRY) RESIDENTIAL POLICIES 1. To protect the predominant role of agriculture and the resource sector and encourage the
retention of larger parcels for continued productive agricultural purposes, the subdivision of agricultural holdings FOR RESIDENTIAL purposes shall be limited to the creation of FOUR (4) non-farm building site per quarter section (64.8 ha). Further increases in density will be considered under the requirements of the Multi-Parcel Residential provisions.
2. Where an agricultural holding has been subdivided to its full potential no further residential development shall be permitted on the balance of the agricultural holding, unless the area is rezoned to a suitable designation.
3. “Orphan” parcels of agricultural lands, meaning those that no longer are economic to farm, shall be considered for additional residential development.
4. Residential subdivisions shall be planned and located in order that:
Services such as school busing, snow removal and protection services can be provided with reasonable efficiency and without undue cost to the Rural Municipality;
Increased assessments associated with residential development are confined and upward pressure on taxation and limitation of uses of agricultural or resource land is minimized;
Normal agricultural activities will minimally affect the quiet enjoyment of the non-farm residential area.
5. Single Parcel residential development shall be required to provide for such onsite services as is deemed necessary by the Municipality, at the expense of the developer, including but not limited to, upgrading municipal roads to an all-weather standard as a condition of approval.
6. Single Parcel residential development shall not be permitted in areas subject to flooding, erosion, or bank instability, unless detailed analysis of the specific site, prepared by a qualified engineer can prove the development to be safe from the aforementioned hazards.
7. Residential development along provincial highways shall meet all requisite highway regulations pertaining to access and location of structures.
8. On-site wastewater disposal systems must receive approval from APPROPRIATE AUTHORITIES prior to installation. The location and size of building lots shall reflect the capability of local soils to adequately support an approved on-site wastewater management system.
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RURAL SETTLEMENT POLICIES Growth of existing RURAL SETTLEMENTS will be encouraged where physically possible. All residential developments shall be required to comply with the Multi-Parcel Residential policies respecting water and waste provided in this Section. A Concept Plan Commercial and Mixed Uses will be considered, with consultation with the AREA Residents. 1. Proposed developments shall take into account the health, safety and general welfare of the
residents, and the viability and character of the settlement. No land use or activity that is detrimental to the residents or the community shall be permitted.
2. The infilling of vacant lots within the SETTLEMENT shall be encouraged in order to promote efficient use of space within the community, to revitalize existing areas, to accommodate new development and to establish a greater sense of community. This may include further subdivision to accommodate densification provided that services are maintained and health/safety concerns are addressed.
3. Where suitable vacant land is not available, new development shall be encouraged to locate adjacent to built-up areas where public services, including roads, water and sewer services, power lines and other services can be efficiently and economically expanded.
4. Residential development/expansion shall be encouraged in existing Rural Residential Study Areas, adjacent to existing Rural Residential Areas and Rural Settlements prior to considering other locations within the Rural Municipalities.
MULTI-PARCEL RURAL (COUNTRY) RESIDENTIAL POLICIES A Comprehensive development proposal (refer to Appendix for a sample development proposal AND THE development checklist requirements) shall be completed by any person proposing to rezone, subdivide, or re-subdivide land for multi-parcel rural residential or SETTLEMENT development prior to consideration of an application by Council. The review shall be undertaken according to the standards provided in the Zoning Bylaw and shall address all matters of land use integration, potential conflict mitigation and the provision of services to the development. 1. The CONSTRAINTS MAP INDICATES areas SUITABLE AND
UNSUITABLE for future clusters of higher density residential activity.
2. Multi-parcel rural residential subdivisions shall take into account the health, safety and general welfare of the residents, the viability, and character of the adjacent urban areas and will ensure that the regional development opportunities are addressed.
3. Where a multi-parcel rural residential subdivision is proposed on lands abutting an existing urban area or multi-parcel rural residential development, Council may require the proposed development to be designed to complement the existing development including measures such as visual buffering, lot site separation, complementary lot sizing or any other measures necessary to achieve compatible land use and development. The development will need to address drainage and servicing impact on not only the immediate development but also on adjacent lands.
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4. Council shall determine the number and arrangement of approved lots within a subdivision application on a case-by-case basis upon review of a comprehensive development review and having consideration for:
The carrying capacity of the lands proposed for development and the surrounding area based on site conditions, environmental considerations and potential impacts, and other factors that may warrant consideration in the design of the proposal;
The suitability and availability of municipal and other services and infrastructure necessary to support the proposal; and
The compatibility of the proposed subdivision design with that of the surrounding area. 5. In addition Council may allow further re-subdivision to a higher density provided adequate
servicing exists and seventy percent (70%) of residents are in favour of the proposed change. 6. Development of rural residential lands adjacent to urban boundaries will be examined on a case-
by-case basis and with consultation between affected municipalities. Rural Residential developments WITHIN 1600 meters (1 mile) of the City of BRANDON and any urban municipality’s boundary will require the preparation of a Concept Plan and a Comprehensive development proposal to illustrate how the proposed development will integrate with the existing urban municipality. Preference will be given to well-planned clustered residential development.
7. Multi-parcel rural residential subdivisions shall enter into servicing agreements as REQUIRED. 8. Appropriate development standards including site area, frontage, boundary and roadway
setbacks, and all other relevant standards shall be applied through the Zoning Bylaw. 9. The developer shall ensure, to Municipal satisfaction that alteration to drainage, landscape, or
other natural conditions occurs in a way that avoids or mitigates on and off-site impacts. 10. All multi-parcel rural residential subdivisions shall be required, where such service is available, as
a condition of approval, to be serviced by a centralized potable water system in a legal form that is acceptable to the Municipality.
11. All high density rural residential subdivisions shall be required, as a condition of approval, to create and manage a septic system utility acceptable to the Municipality and APPROPRIATE AUTHORITY.
12. The wastewater management (septic) system utility shall provide the Municipality with regular qualified reports at intervals determined by Council on a case by case basis confirming that all onsite wastewater systems are being adequately maintained, or identifying necessary remedial works to be undertaken by the property owner and confirming that the required remedial works have been completed.
SMALLER SITE SIZE FOR RESIDENTIAL DEVELOPMENT POLICIES In all residential areas consideration should be given to minimum site size reduction to support densification and retention of higher value agricultural lands. This should be driven in a large way as market conditions warrant and local owner/developer support is received, as smaller lot sizes are becoming a more accepted and preferred development option. 1. Densification must include a review of existing water and waste disposal capacity in order to
address smaller lot sizes. E.g. centralized sewage collection or improved on site treatment systems. 2. Minimum setbacks should be established relative to existing septic fields for new development.
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REFERENCES
BAPD, 2013; Fringe Area Growth Strategy
BAPD, 2015; Development Plan 2013, Amended January 2015, By-Law 96/01/14
BAPD, 2016; website, http://brandonareaplanning.mb.ca/
Municipal Planning Documents:
- RM of Edenwold No. 158 OCP
- RM of Weyburn No. 67 OCP
- RM of Swift Current No. 137 OCP
- RM of Moose Jaw No.161 OCP
- RM of Estevan No. 5 OCP
- RM of Orkney and Wallace OCP
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APPENDIX – BAPD RURAL LAND USE; MAP 2
Map 2 – Brandon & Area Planning District Development Plan
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APPENDIX – DEVELOPMENT REVIEW CRITERIA & SAMPLE PLAN
Many municipalities in western Canada have developed and adopted development review criteria that helps to direct development of rural residential properties within their jurisdiction. The following charts provide the following:
Chart A outlines development review criteria that have been adopted in support of rural residential development. By way of example, a series of criteria are provided that identify when new developments should be assessed, the components and timing of an area concept plan, and the determinants by which a proposal would be approved.
Chart B provides an example, unique to the BAPD circumstance, of a rural residential development that has occurred. This type of development has not been seen in the Brandon region per se, and is provided to demonstrate alternative types of rural residential development and the associated activities, costing and development processes required. This is a higher density rural residential development, traditionally thought of as condominium development when placed in an urban context. The project was priced near the higher end of the regional housing market in response to a perceived demand for more luxurious rural residential properties.
CHART A: DEVELOPMENT REVIEW CRITERIA
When considering applications to rezone, subdivide, and develop land, Council shall have regard to the following concerns:
Conformity with the plan goals, objectives, and policies, and the zoning bylaw development standards;
The viability and necessity of the proposed use;
The degree of prematurity (e.g., time, location, servicing, cost, municipal capabilities, etc.);
The availability of alternative sites and buildings to accommodate the proposed development to achieve the intent of this Official Community Plan and the Zoning Bylaw;
The ability of the Rural Municipality to provide the required public utilities and to enter into suitable servicing and development agreements, to ensure the costs do not outweigh the benefits to all parties concerned;
The compatibility and suitability of the proposed use with nearby land uses, existing and preferred public utilities, the character of the area, and the environmental protection goals, objectives, and policies;
The effect of the proposed development on proposed municipal projects identified in this bylaw, including municipal reserve and recreational policies;
The effect compatibility and suitability of the proposed development on any wildlife habitat, heritage or archaeological sensitive area. Where a proposal is located within an identified environmentally sensitive area consultation with appropriate departments and agencies is required to ensure effective environmental management; and
Any additional reports, studies, development issues, resident concerns, provincial comments, and public hearing submissions.
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Prior to the consideration of a development or subdivision proposal, the council may require an area Concept Plan be prepared. Where a Concept Plan is considered necessary, the plan will consider the following:
The location of proposed uses in relationship to adjacent and surrounding uses;
Servicing requirements of the proposed subdivision or development (water quality and quantity, sewage disposal, firefighting capability, utilities);
The types of developments proposed;
Access, and the potential impacts on the road allowance, highway, road, or trail system and traffic safety;
The agricultural capability of the soils;
Existing and future uses in the surrounding area;
Development standards or design criteria which includes such aspects as parking, disturbance of land, reclamation, landscaping, screening, storage, signage, and building design and finish; and
Any other matters which the Rural Municipal Council considers necessary.
Subdivision and development proposals shall not be approved where the proposal:
Is detrimental to the health, safety, convenience, or general welfare of the persons residing or working in the area;
Is injurious to, or incompatible with, existing or proposed developments or public utilities in the vicinity;
Involves, in council's opinion, prohibitively expensive public utility construction or municipal maintenance and reclamation costs;
Involves the refusal of a developer to enter into a servicing or development agreement; and
Is not located, appropriately arranged or serviced on an environmentally protected site or in an environmentally suitable manner.
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CHART B: SAMPLE DEVELOPMENT PROPOSAL – “BERLIN DEVELOPMENTS”
BERLIN DEVELOPMENTS LTD.
Proposes
HEIDELBERG ESTATES
MULTI-PARCEL DEVELOPMENT
A Complementary Phase of Hamburg Estates Phase IV
Submission
Prepared for Rural Municipality XXXX
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HEIDELBERG ESTATES MULTI-PARCEL DEVELOPMENT
INTRODUCTION
This report is intended to express our client's interest in developing a quality high-density rural- residential development within the Rural Municipality of XXXX. This development would consist of the Development of Lot 1 of Block 2 of the NW XX-XX-XX-W2nd, to provide a total of 44-45 new residential sites within a planned unit development under condominium ownership on a 20 acre parcel.
In 1994 Berlin Developments Ltd. initiated a rural residential proposal known as Hamburg Estates. That initiative was proposed in response to a perceived need in the market place for high-end rural living. To date this development is over 80% sold. Throughout the development process of the rural-residential acreages, many clients expressed strong interest in a rural adult oriented residential condominium project which would complement the rural acreage development by Berlin Developments Ltd.
PROPOSAL SUMMARY
This initiative proposes to develop subdivided Lot 1 of Block 2 which is 20 acres into 44-45 single residential dwelling units in a planned unit development under condominium ownership. The market targeted would be adult oriented, with housing in the neighbourhood of $300,000 - $400,000 per unit. However, marketing will not be limited to this cross-section of the market as the need for even more affordable quality homes is recognized by Berlin Developments Ltd.
Development control guidelines would be in place to address construction deadlines, minimum square footage, fencing, architectural controls, and other measures as deemed appropriate as in all Berlin Developments Ltd. A full provision of services is proposed, including surfaced internal roads, utilities and other amenities as required by this market. This would involve the provision of full water service, along with off-site waste management, a landscaping and drainage plan, lighting, common grounds, facility development, garbage removal, and all other amenities common to similar development in adjacent urban centres. With the exception of an increase in traffic on XXXX Avenue, little demand will be added to municipal services. Impacts of development are minimized by the following:
Water connection would be to the existing RM of XXXX Low Pressure water line (subject to RM approval);
Development of a sewage lagoon and sewage removal system would be undertaken and maintained by the developer;
Power, gas and telephone lines exist in close proximity to the proposed sites;
Internal roads would be surfaced, built to municipal standard; and
The proposed subdivisions are on the existing garbage collection and haul route and convenient for similar solid waste removal weekly as in the adjacent urban centres.
Development of the residences and site would be undertaken by Berlin Developments Ltd.
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MARKET ASSESSMENT
Within the region there exists a sizeable population of the upper income 55+ age group. Within this
group there exists considerable demand for rural living experience. However, this group is not
willing to forego the conveniences of urban amenities and expects a higher level of service than the
rural acreage resident. The large numbers of individuals who have expressed interest in this type of
development are those who either feel that a rural acreage home requires too much work or are
dissatisfied with high density urban condominium developments.
Developments catering to this market must combine a rural residential atmosphere with the high
level of amenities required. These amenities include quality potable water and sewage handling,
good local roads, a sense of community, local natural amenities and space, while at the same time
in close proximity to the City, all amenities presently provided for in Hamburg Estates.
The minimum 50' x 110' individual parcel size has been
selected primarily in response to market demand and
experience with urban developments. Second only to the
level of services offered, the lot size is the second most
important consideration for those interested in rural
residential living. The response by this age group has
created a demand for a large enough lot to provide a
minimum 1,200 square foot bungalow with garages for
vehicle R.V. parking area while retaining a manageable
individual yard for landscape and patio amenities.
Another aspect of this market is a strong preference for a 'sense of community', which is even
stronger than in the previous Hamburg Estates Developments. Subdivisions that project a sense of
community tend to sell quicker, experience a significantly slower turnover rate, and are generally
better maintained properties.
Given these market characteristics and continued rural housing demand, it is important to note that
this location has proven to be extremely attractive. No other rural residential developments exist
that offers such an appealing location close to the City, adjacent to urban centres, golf courses,
medical facilities, recreation and shopping, etc.
Target Market:
Upper Income 55+ Age Group
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PROPOSED IMPROVEMENTS
The following development controls and improvements are proposed for this development:
Potable water will be provided through a connection to Municipal water;
Sewage will be handled by an internal collection system with an off-site lagoon to be
maintained by the developer and located the appropriate distance as Ministry of
Environment regulations;
Internal roads will be Surfaced or Double chip sealed and built to municipal standard and
will include individual access;
Each individual building parcel will be serviced by power, natural gas, telephone, and
cable;
Architecturally controlled fencing will be installed required around the property;
Landscaping and common recreation and amenity space will be done by Berlin
Developments Ltd. which will accentuate the rural feeling and also provide a common
recreation centre and games area;
Surfaced R.V. parking; and
Minimum dwelling size shall be as follows:
TABLE C2A: MINIMUM DWELLING SIZE
HOUSE TYPE PHASE"
Bungalow 1,200 Ft²
Bi-Level 1,200 Ft²
Split 1,200 Ft²
Two-Storey 1,600 Ft²
All housing will be single detached dwellings, architecturally controlled;
All dwellings will feature a minimum two car attached garage;
Vinyl siding or stucco will be a minimum requirement; and
Accessory buildings will require Developer approval.
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PROJECT PHASING
TABLE C2B: PROPOSED DEVELOPMENTS
(Subject to Official Community Plan and Zoning Bylaw Review and Amendments)
DEVELOPMENT PHASE PROPOSED DATE
Development Approval Summer 2017
Lot Sales Post Approval
Road Grading/Street Surfacing Summer 2017
Power, Natural Gas (to each lot) Summer 2017
Water Connections Summer 2017
Sewage Lagoon and System Construction Summer 2017
The cost of tying each residence into power and natural gas, water and sewer and cable and
telephone will be included in the purchase price.
IMPACT ASSESSMENT
It is anticipated that given the location, proximity to amenities, and services, impact to the Rural Municipality of XXXX No X and adjacent land owners will be positive, as the hard surface road development on XXXX Avenue has mitigated concerns over dust and improved adverse weather road conditions.
The parcel of land involved is Class 4 land. This land has severe limitations that restrict the
range of crops that can be grown. This is primarily due to the sandy structure of the soil. Much
of the land proposed is covered with poplar and aspen bluffs, which are ideally suited to rural
residential development and in fact will be incorporated in the design.
In addition, Berlin Developments has recognized the need to utilize land efficiently and the
negative impact of consuming large tracts of rural land. Therefore, it was felt that this concept
would utilize part of an existing developed area. We also recognize the innovative concept will
require a review of the existing Official Community Plan and Zoning Bylaw provisions. In
addition, we recognize the need to participate in public consultation with all affected
stakeholders and the adoption of a structure and / or concept plan for the area.
The proximity to major amenities for this market niche is excellent, as several golf courses are
located nearby - along with proposed on-site recreational amenities in a rural setting, and
convenient surface access to Highway No. 1 and Hwy XX and the City.
It is anticipated that XXXX Avenue will carry the vast majority of traffic from the residential
development. The convenience of using XXXX Avenue to Heidelberg Estates households is
anticipated to be high, given the short travel distances involved and the route's superior road
design and snow removal services.
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The developers will be building the residences to ensure quality and compatible development.
Development would occur within one year, thus ensuring an orderly and timely rate of
development.
Any required municipal servicing and development agreements will be entered into in order to clearly define areas of responsibility.
Any municipal reserve requirements will be addressed to the Rural Municipality. In addressing the Official Community Plan requirements, the following separation distances and uses have been respected, including separation from:
Intensive livestock operations;
Hazardous industry;
Rural industrial zone;
Sewage lagoon sites; and Solid waste disposal sites.
No development will be allowed on lands with:
High aggregate potential;
Designated as conservation areas;
Significant wildlife habitat;
Cultural or historic significance;
On environmentally sensitive areas;
High agricultural capability; and
Natural Hazard conditions.
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MARKETING STRATEGY
Berlin Developments Ltd. will use its proven marketing strategy which consists of:
A prominent sign on the corner of the development;
A sales office will be open adjacent to Berlin Developments’ principal residence. The sales
office/show room will be staffed from 1 p.m. to 5 p.m., seven days per week during peak
seasons;
A visual rendering in the show home will outline the proposed development in its fully
developed stage;
Brochures and advertising as in all Berlin Developments;
Individual signs will be erected on site indicating relevant information;
Financing for individual purchasers will be made available;
A broad promotion campaign involving television, radio and print media will continue;
Sales would be open to members of the area Real Estate Board’s multiple listing service;
and
Refunds will be provided if construction is not initiated within one year.
LAND USE POLICY AND ZONING IMPLICATIONS
It is recognized that this development scenario is new to the RM of Estevan; however, similar
developments have been undertaken around the Cities of Saskatoon, Winnipeg and Calgary.
This particular development would require amendments to the policy plan; however, the basic
intent of accommodating multi-parcel residential uses would seem compatible. The issue of
densities and site sizes would require change. This development would be ideally suited to the
use of 'Direct Control District' or 'Contract Zoning' provisions. As in other developments, a
suitable contract zoning, servicing, and development agreement could be developed to protect
all parties.
The condominium ownership issue should not affect land use considerations, however, would
serve to enhance the option for an 'organized hamlet' process for the Hamburg Estates area.
The concept of providing higher density and high recreational amenity development, while at
the same time retaining a rural emphasis, is not inconsistent with the multi-parcel higher
density provisions of the Official Community Plan.
In addition, by incorporating this proposal into an existing development, it would not be
inconsistent with separation distance provisions.
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SERVICING COSTS
Servicing costs have been prepared and illustrated below in both summary and detailed formats. The cost estimate was based on the assumption that the water supply system would entail the construction of a distribution system connected to the Municipal water service on XXXX Avenue presently ending at the Hamburg Estates, and the construction of an entirely independent sanitary sewer system with the acquisition of land for a sewage lagoon, north of the development.
The servicing costs reflect the expected level of service for such a development. Landscaping plans and costs have not been included in the proposal at this time as the layout will be modified to address the natural environment.
Table C2C: Summary Cost Estimate
WATER DISTRIBUTION $70,760.00
SANITARY SEWER $62,320.00
SANITARY FORCEMAIN & LIFT STATION $94,240.00
BUILDING SERVICES $40,370.00
WATER SUPPLY LINE $95,000.00
SEWAGE LAGOON $230,000.00
ROUGHGRADING $14,700.00
ROAD CONSTRUCTION $148,830.00
UTILITIES (TELEPHONE, ELECTRIC, GAS) $99,000.00
STREET LIGHTS $22,400.00
SUB-TOTAL SERVICING $877,620.00
ENGINEERING AND CONTINGENCY (15%) $131,380.00
TOTAL DEVELOPMENT COST
$909,000.00
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Note: Does not include cost of access road to lagoon.
TABLE C2D: DETAILED COST ESTIMATE
Water Distribution System
150 dia Water main 835 x $56.00 $46,760.00 Fitting, Bends and Valves L.S. $5,000.00 Hydrant c/w Tees, Leads and Thrust
Blocks 6 each x $2,500.00
$15,000.00
Tie in to Proposed Water Supply Line L.S $1,000.00 Pressure Test $3,000.00 Sub- Total Water Distribution System $70,760.00
Sanitary Sewer System (Based on
3.5 - 4 metre depth)
200 dia PVC 760 L.M. x $57.00
$43,320.00
Manholes (complete with bases, barrels, frames and covers)
8 x $2,000.00 $16,000.00
Television Inspection L.S. $3,000.00 Sub- Total Sanitary Collection System $62,320.00
Sanitary Force Main System
Sewage Pumping Station L.S $65,000.00 Tie in to Pumping Station $1,000.00 100 mm Sewage Forcemain 765 L.M. x
$26.00 $19,890.00
Pressure Test L.S. $3,000.00 Fittings L.S. $300.00 Air Release Valve 1 Each $500.00 Roadway Crossing (by Coring
Method) 25 L.M. x $130.00
$3,250.00
Chain Link Fencing for Pumping Station
L.S. $1,300.00
Sub- Total Sewage Forcemain System $94,240.00
Building Services
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19 mm Copper 440 L.M. x $14.00
$6,160.00
Fitting (main stop, curb stop, curb box and rod and marker)
44 Each x $160.00
$7,040.00
Sanitary Services 150 mm PVC 435 L.M. x $40.00
$1,750.00
Sewer Fitting (saddle & plugs) Saddle 44 Each x $40.00
$660.00
Trenching and Compaction 440 L.M. x $40.00
$17,600.00
Services to Recreation Centre
Water (50 mm PE) Service 40 L.M. x $5.00 Fitting (main stop, curb stop etc) L.S. Sanitary (150 PVC) Service 40 L.M. x $10.00 Sewer Fittings (saddle & plugs) Saddle - 1 Each
Plug - 1 Each $35.00 $15.00
Trenching and Compaction 40 L.M. x $40.00 $1,600.00 Sub- Total Building Services $40,370.00
Water Supply Line (150 HDPE) (1,900 Metres Length) 1,900 L.M. x
$50/m $95,000.00
Sub-Total Water Supply Line $95,000.00
Sewage Lagoon Construction
1 L.S. $230,000.00
Sub- Total Sewage Lagoon Construction
$230,000.00
Rough Grading 44 Homes x $300.00ILot $13,200.00
1 Centre x $1,500.00 $1,500.00
Sub- Total Rough grading
$14,700.00
Road Construction Topsoil Stripping 13,500 m x
$0.60 $8,100.00
300 dia C.S.P. Culverts Installation 40 L.M. x $80.00 $3,200.00
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Common Excavation 10,000 m3 x $2.50
$25,000.00
Sub grade Preparation 7,500 m2 x $0.50
$3,750.00
150 mm Sub base 7,400 m2 x $2.80
$20,720.00
150 mm Base 7,000 m2 x $5.00
$35,000.00
Asphalt Primer 6,500 m2 x $0.50
$3,250.00
50 mm Hot Mix Asphalt 6,500 m" x $6.00
$39,000.00
Manhole Adjustment c/w Slurry Mix Backfill
8 Each x $450.00
$3,600.00
Valve Adjustment c/w Slurry Mix Backfill
7 Each x $250.00
$1,750.00
Finish Grading of Topsoil Seeding 6,400 m2 x $0.65
$5,460.00
Sub- Total Road Construction $148,830.00
Utility Servicing to 45 Units
SaskTe1 (400ILot), SaskPower (l,300 Lot), SaskEnergy (500ILot) L.S.
$99,000.00
Sub- Total Utility Servicing $99,000.00
Street Lights
16 x $1,400.00 $22,400.00 Sub- Total Street Lights $22,400.00
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APPENDIX – DETAILED SITE MAPS
APPENDIX – DETAILED SITE MAPS
.
UV110
³²10
³²1
£
Rural Municipality of Cornwallis0 52.5 KmHydrography and Transportation
RunwayWatercourseWaterbodyCity of Brandon
Sprucewoods
Cottonwood
Assiniboine
River
Chater
Proposed OverpassProposed Overpass
Proposed WesternBypass
100/300 Year Flood Extent
