TOWN OF CHESTERMERE BYLAW 019-09

Transcription

TOWN OF CHESTERMERE
BYLAW 019-09
BEING A BYLAW TO AMEND MOUNTAIN VIEW PARK CONCEPTUAL
SCHEME (BYLAW C-6474-207, ADOPTED BY MUNICIPAL DISTRICT OF
ROCKY VIEW NO. 44, AND ANNEXED TO THE TOWN OF
CHESERMERE)
WHEREAS
pursuant to the provisions of the municipal Government Act, Chapter M-26,
revised Statutes of Alberta 2000, and amendments thereto, the Council of the
Town of Chestermere in the Province of Alberta (hereinafter called the Council)
has adopted Bylaw No. C-6474-207, which was adopted by Municipal District of
Rocky View No. 44 and annexed to the Town of Chestermere)
WHEREAS
the Council deems it desirable that Mountain View Park Conceptual Scheme
(Bylaw No. C-6474-207), be amended; and
NOWTHEREFORE
the Council hereby enacts as follows:
1. The Mountain View Park Conceptual Scheme Amendment being Schedule
“A” attached hereto and forming part of this Bylaw.
2. This Bylaw comes into full force and takes effect on the date of third and
final reading.
FIRST READING, PASSED THIS
17 DAY OF AUGUST , 2009.
SECOND READING, PASSED THIS
THIRD READING, PASSED THIS
15
15
DAY OF MARCH , 2010
DAY OF MARCH , 2010.
_________________________________________
MAYOR
_________________________________________
CHIEF ADMINISTRATIVE OFFICER
T:\Planning\Land Use Bylaw Amendment Requests\2009\Bylaw 019-09 Mountain View Conceptual Scheme
Amendment\Public hearing\BYLAW-PUBLIC HEARING MAR 2010.doc
Bylaw 029-07
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SCHEDULE A
Amendments to Mountain View Park Conceptual Scheme
1. Adjustments to the Conceptual Study Area
The original Conceptual Planning Scheme study area was estimated to contain approximately
404 hectares or 998 acres. Homburg-Centron Teamworks has completed more detailed survey
work and using the latest assessment information which has resulted in amendments to the
amount of land contained within the study area.
It is therefore recommended that Table 4-1 be amended as follows:
Land Titles:
Title No.
Description
Undivided Interest
NW ¼ 13-24-28-W4M
Undivided Interest
NE ¼ 13-24-28-W4M
Undivided Interest
SE ¼ 13-24-28-W4M
Undivided Interest
Part NE ¼ 14-24-28-W4M
Undivided Interest
Part NW ¼ 14-24-28-W4M
in Block 1, Plan
Part NE ¼ 14-24-28-W4M
890876
Road right of way to be closed
Road r.o.w. to remain open
Total Area Controlled by
Homburg-Centron Teamworks
Hectares
64.928
64.965
55.491
41.386
23.394
Acres
160.44
160.53
137.12
102.26
57.80
0.39
0.799
0.96
1.98
251.35
621.09
Description
Part NW ¼ 14-24-28-W4M
Part NW ¼ 14-24-28-W4M
Hectares
7.485
4.415
Acres
18.50
10.91
Part NE ¼ 13-24-28-W4M
4.048
10.00
Part SW ¼ 14-24-28 W4M 41.996
and Part SE ¼ 14-24-28 W4M
10.995
175Q122
Part SE ¼ 14-24-28-W4M
891137200
SW ¼ 13-24-28 W4M
63.124
8916059
Part SE ¼ 13-24-28-W4M
6.604
Existing road right-of-way
2.74
103.77
Lands controlled by other Owners:
Title No.
921191586
Plan 833 LK
041013436
8910894
041038905
031019115+2
27.07
155.98
16.32
6.78
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Total Area Controlled by other Owners
Total Conceptual Scheme Study Area
141.41
392.76
349.33
970.42
2. Alberta Transportation Functional Studies for
Highways 791/1 and Highway 1/1A
Alberta Transportation finalized the technical analysis on the Highway 791/Highway 1
interchange and has retained McElhanney Consulting Services Ltd. to complete a functional
study for the Highway 1/1A intersection. The Highway 791/1 technical analysis results in the
loss of 2.91 hectares (7.19 ac) of Homburg-Centron Teamworks’ property and a further 1.97
hectares (4.88 ac) out of the holding of 6.60 hectares (16.32 ac) located on the northwest corner
of the proposed interchange.
For the Highway 1/1A long term improvements McElhanney Consulting Services Ltd. has
prepared 6 options for further consideration. Homburg-Centron Teamworks has, in the redesign
for the 251.35 hectare (621.09 ac) Chestermere Business Park and Bayfield project, selected the
alternative requiring the greatest amount of land. If approved by Alberta Transportation, this
option will consume 11.70 hectares (28.91 ac) of Homburg-Centron Teamworks’ property, the
entire 7.49 hectare (18.50 ac) parcel at the southeast corner of the interchange, 0.08 hectares
(0.19 acs) of the municipal yard site, and a further 13.30 hectares (32.86 ac) from title
031019115+2.
Alberta Transportation has indicated that the property acquisition and improvements related to
Highway 1/1A are beyond their 10 year timeline and, therefore, some of this affected property
may be able to be used in the medium term for interim uses. Nevertheless, all this property will
be lost to long term development.
It is therefore recommended that Table 6-2, which illustrates Proposed Long Term
Development Statistics be amended as follows:
Proposed Use
Total Study Area
Existing Road Rights of way
Highway 1/1A Widening
Highway 791/1 Widening
Rocky View County Utility
Total Gross Developable Area
Hectares
392.76
2.74
32.57
4.88
1.48
351.09
Acres
970.42
6.78
80.48
12.05
3.66
867.45
Percentage
100.00%
0.70%
8.29%
1.24%
0.38%
89.39%
Industrial
Residential
Commercial
150.61
74.76
26.48
372.17
184.74
65.42
42.90%
21.30%
7.54%
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Church
Storm Ponds
Proposed Internal Roadways
Municipal Reserve
3.76
6.80
53.57
35.11
9.29
16.80
132.28
86.75
1.07%
1.94%
15.25%
10.00%
The Traffic Impact Assessment completed by ISL Engineering and Land Services for HomburgCentron Teamworks 251.35 hectare (621.09 ac) holding, along with the other potential
development within the Conceptual Planning Scheme, indicates that with 2 left hand turn lanes
and a traffic signal on Highway 1A, just west of the Highway 1 overpass, Homburg-Centron
Teamworks will be able to develop 50% of the industrial space, 50% of the permanent
commercial and 100% of the residential lands. Any further development will require
improvements at the Highway 791 and Highway 1 interchange. As well, any development of
interim commercial uses within the future Highway 1/1A right-of-way will result in a
corresponding loss in the timing of permanent development, at least until improvements are
completed at the Highway 791/1 interchange.
3. Storm Water Management Strategy
The original storm water management strategy illustrated a series of storm water retention ponds
which would collect the storm water via underground pipes, from the commercial and residential
development, and from a mixture of pipes and ditches from the business park development. The
storm water was then to be pumped via a force main to the WID irrigation system at a point
north of McElroy slough.
Figure 7-4 illustrated the storm water sub-basin boundaries and policies 7.4.1 through 7.4.6,
together with policy 7.8.3, stipulated what needed to be done by the developers at the various
land use stages.
The area devoted to proposed storm water retention ponds consisted of 12.37 hectares (30.56 ac),
or 3.15% of the total 393 hectares (970 ac). The WID has established stringent conditions for
accepting the stormwater from urban types of development which would necessitate off-peak
discharges and higher than normal levels of treatment. Therefore, traditional subdivision design
would dictate that another 7% of the total developable area, or 28 hectares (69 ac), be devoted to
storm water retention ponds. Therefore, the approved Conceptual Planning Scheme was deficient
in land required to effectively handle the storm water. In addition, large pumps and utility rights
of way had to be obtained from private landowners to direct the storm water to McElroy slough
and the WID’s works.
Homburg-Centron Teamworks, in conjunction with Stantec Consulting Ltd., have developed a
storm water management strategy that incorporates enhanced landscaping and bio-retention on
commercial, business park and residential developments. The SWM Plan integrates a wetland
restoration area as part of the storm water retention pond system, allows for additional lands to
Bylaw 029-07
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be able to drain into the system and, at the same time, provides for stored storm water to be
pumped back to Chestermere Business Park and Bayfield to be used for irrigation on parks,
playfields and school grounds.
The storm water management system will include a variety of ‘Low Impact Development’
techniques that may include ‘bio-swales’, rain gardens, micro-lot detention, rain harvesting, plant
material ‘hydro-zoning’ and permeable pavements in contextually appropriate situations.
To accomplish this storm water management design Homburg-Centron Teamworks has
purchased 64.75 hectares (160 ac) to the east of Highway 791 in Rocky View County. The intent
is to design a SWM system that reduces reliance on pumps and utility rights-of-way to direct
drainage to McElroy slough and the WID drainage system. The Homburg-Centron Teamworks
concept provides a more environmentally responsible storm water management strategy that will
accommodate additional development in the Rocky View County in the future, while providing
for the irrigation and wetland compensation strategy for the Chestermere Business Park and
Bayfield development.
It is recommended that Policies 7.4.1, 7.4.3, 7.4.5 and 7.8.3 be amended to read as follows:
Policy 7.4.1
All storm water management facilities, either off-site or within the planned
area shall be designed and constructed to meet the Town of Chestermere and
Alberta Environment standards in accordance with the approved storm
water management plan.
Policy 7.4.3
Storm pond storage and treatment facilities shall be designed and
constructed, either off-site or within the planned area, concurrently with
development occurring within a Land Use Stage in order to meet the Town of
Chestermere and Alberta Environment treatment requirements.
Policy 7.4.5
In the event the developer constructs an off-site storm water pond to service
their lands,the Town may assist the developer in collecting a proportionate
amount of the costs from future developers through an Endeavour to Assist
Agreement for any excess capacity in the off-site storm water pond.
Policy 7.8.3
Storm water storage and treatment systems shall be designed by a qualified
engineer to accommodate the requirements within the storm catchment area
of the Land Use Phasing Plan Area at each phase to be developed to the
satisfaction of the Town of Chestermere and Alberta Environment.
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It is further recommended that Policy 7.4.6 be renumbered 7.4.7 and
amended to read as follows:
Policy 7.4.7 Final design criteria and agreements with approving authorities for storm
water management will be required at the Land Use Staging Plan for phased
development.
It is further recommended that a new Policy 7.4.6 be added to the document
and read as follows:
Policy 7.4.6
Notwithstanding Policy 7.4.5, Homburg-Centron has agreed with the Town
of Chestermere and Rocky View County to provide sufficient oversize
capacity in the storm water management facility to service the equivalent of
160 acres of light industrial land for the benefit and full discretion of Rocky
View County without any compensation to Homburg-Centron.
4. Determination of Gross Developable Area for Residential
Purposes
Table 6-2 of the originally approved Conceptual Planning Scheme separated the various land
uses into individual categories. It was noted the areas are conceptual only and subject to change
as more detailed plans are developed for subsequent phases. The amount of land designated for
residential purposes amounted to 82.34 hectares (203.46 ac).
Policy 6.9.1 states an average residential density of 5 units/gross developable area. The gross
developable figure used in Table 6-9 was 66.02 hectares (169.62acres), instead of 82.34 hectares
(203.46 ac). This translated into a total of 850 units. It appears that a gross developable area was
not used for residential density purposes but, rather, a net developable area was applied.
A more traditional method of calculating gross developable area for residential purposes is to
take the total area to be developed, less any environmental reserve areas and lands required for
regional roads and utilities, and then apply the number of residential units/ gross developable
area. In the case of Bayfield, it is Homburg-Centron Teamwork’s contention that the gross
developable area to be used for residential density purposes should be as outlined in the
following table.
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Proposed Use
Total Study Area
Existing Road rights of way
County of Rocky View Utility
Gross Developable Area
Hectares
392.76
2.74
32.57
4.88
1.48
351.09
Acres
970.42
6.78
80.48
12.05
3.66
867.45
Percentage
100.00%
0.70%
8.29%
1.24%
0.38%
89.39%
Industrial
Commercial
Residential
193.34
26.48
131.27
477.75
65.42
324.28
55.08%
7.54%
37.38%
Applying the average residential density of 5 units/gross developable area of residential land, as
specified in Policy 6.9.1, translates into a total of 1,622 units.
In our opinion, this interpretation of gross developable area is reinforced by the definition of
“density” in the Chestermere Land Use Bylaw, which states that density “means the number of
dwelling units on a site expressed in dwelling units per acre or hectare. Density may be further
defined by: a) dwelling units per gross hectare (acre) means the maximum number of dwelling
units permitted for each hectare (acre) of land and includes all lands within the site except
Environmental Reserve as defined in the Act;” From our perspective the deletion of the Rocky
View County treatment plant site and possible future highway widening areas satisfies the spirit
of the legislation and that a more accurate residential density in Bayfield is 1,622 units.
Applying the 5 units/gross developable acre to Homburg-Centron Teamwork’s estimated gross
developable acreage of 89.99 hectares (222.37 ac) yields 1,112 units.
From our market assessment and an affordability perspective it is anticipated that the majority of
purchasers will be young families choosing a more, small town ambiance and desiring to live
closer to where they are employed. At the same time, we know from the results of the
community survey conducted this spring, that people want to stay in the community where they
developed friendships, so they want housing choices that will suit their future needs, especially
maintenance free condominium living.
While Homburg-Centron Teamworks is cognizant of the concerns regarding the provision of a
range of single family lot sizes, with accordingly adjusted house sizes and prices, it is still
important to try and provide accommodation that will meet the needs of future residents, as well
as those existing residents desiring a different form of housing. Consequently, Homburg-Centron
Teamworks proposes to introduce semi-detached homes, street oriented townhouses and
apartment style condominium living for those young families or couples desiring to live in
Chestermere as well as meet the needs of existing residents who wish to sell their single family
home yet remain close to family and friends.
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Attempting to satisfy the housing needs of young families, couples and existing residents
desiring to remain in the community, results in an increase in the number of residential units
from 1,112 to 1,457 units. On a gross developable acreage basis, the additional 345 units over
89.99 hectares (222.37 ac), represents a 1.55 unit/acre increase. This increase to 6.55 units per
gross developable acre is within the overall neighbourhood density range of between 5 to 7 units
per gross residential acre in the approved Municipal Development Plan.
It is recommended that a new Table 6-3, which illustrates Proposed Gross Development
Statistics for Residential Density Purposes, be inserted after Table 6-2 as follows:
Proposed Use
Hectares
Acres
Percentage
Total Area
392.76
970.42
100.00%
Existing Road rights-of-way 2.74
6.78
0.70%
32.57
80.48
8.29%
4.88
12.05
1.24%
Rocky View County Utility
1.48
3.66
0.38%
351.09
867.45
89.39%
Industrial
193.34
477.75
55.08%
Commercial
26.48
65.42
7.54%
Residential
131.27
324.28
37.38%
It is further recommended that Table 6-9, which illustrates Density Projections, be
amended as follows:
Use
Area Area Area
Land Land Buildings
(ha) (ac) (m2)
Industrial
193.34 477.75 526,640
Commercial 26.48 65.42 66,368
Residential 131.27 324.28
Total
351.09 867.45 593,008
Residential
Units
Population
Jobs
Est **
11,336
2,142
2,124
2,124
5,686*
5,686*
13,478
*Projected population figures assume 2.9 persons per household unit, except for apartment
forms of housing where 2.0 persons per household is used.
**Projected employment figures assume 2 employees/1,000 sq.ft. of industrial space. This is
based on estimates from Prologis who have a portfolio of some 400 million sq.ft. of
industrial space. The projections for commercial development use 3 employees/1,000 sq.ft.,
which is a common standard throughout the industry.
It is further recommended that Policy 6.9.1 be amended to read “Land Use Redesignations
and subdivision applications for residential development shall be limited to a density of
6.55 units/gross developable acre.”
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5. Adjustment to the Building Coverage Limitation in the
Proposed Business Park
Policy 6.9.1 stipulates that Land Use Redesignation and subdivision applications shall use a 30%
site coverage ratio for industrial land uses per gross developable area. The density calculations in
Table 6-9 limit industrial development to 526,640 m2, or 5,668,705 sq.ft of building space. While
Homburg-Centron Teamworks has no problem with the overall building limitation, it is proposed
that the building coverage limitation on an individual lot be increased from 30% to 50%. Past
experience has shown that on some of the smaller parcels a business may require up to 50%
building coverage.
The business park component in the Homburg-Centron Teamworks April 17, 2009 land use
application amounted to 120.46 hectares (297.66ac). This translated into 361,376 m2 (3,889,820
sq.ft) of building space. With the unveiling of the Alberta Transportation options for Highway
1/1A, Homburg-Centron Teamworks decided to redesign the 251.35 hectare (621.09 ac) project
to accommodate any of the options from a land requirement perspective. Correspondingly, the
proposed business park component was reduced to 109.42 hectares (270.38 ac) of net
developable land, or 328,257 m2 (3,533,326 sq.ft) of space.
On July 2, 2009 the Town of Chestermere Council met with representatives from Armourdome
and Homburg-Centron Teamworks and directed that Homburg-Centron Teamworks amend the
June 26th land use application to accommodate the proposed Armourdome facility on municipal
reserve within the business park. The 9.82 hectare (24.27 ac) parcel for the Armourdome has
reduced the business park site to 100.26 hectares (247.74 ac) of net developable land, or 301,316
m2 (3,237,466 sq.ft) of space. Given Council’s desire to diversify the tax base in Chestermere,
this potential loss of valuable business park space can be retained through support for the
flexibility in adjusting building coverage from 30% to 50%.
The revised design for the business park also includes 2.07 hectares (5.12 ac) for public utilities
that benefit the entire 351 hectares (867 ac) of gross developable land. Rather than reducing the
amount of potential building space by 6,126 m2 (66,908 sq.ft.) and attempting to recover lost
value from adjacent developers, Homburg-Centron Teamworks is prepared to accept an overall
business park building limitation of 361,376 m2 (3,889,820 sq.ft.), but requests the flexibility on
smaller parcels to be able to increase the building coverage to 50%.
It is recommended that the density calculation in Table 6-9 continue to limit total business
park development to 526,640 m2 (5,668,705 sq.ft).
It is further recommended that Policy 6.9.1 should be amended to read “Land Use
Redesignation applications may use up to 50% building coverage for business park land
uses on a net developable area, however, the total business park development shall be
Bylaw 029-07
Page 10 of 18
limited to 526,640 m2 (5,668,705 sq.ft) and the Homburg-Centron Teamworks business
park development potential shall not exceed 361,376 m2 (3,889,820 sq.ft).
6. Adjustment to the Building Coverage Limitation in the
Commercial Area
Policy 6.9.1 stipulates that Land Use Redesignation and subdivision applications shall use a 25%
site coverage ratio for commercial land uses per gross developable area. The density calculation
in Table 6-9 of the approved Conceptual Planning Scheme envisioned 41.40 hectares (102.29 ac)
of commercial land which would have resulted in 103,492 m2 (1,113,979 sq.ft.) of building
space.
The Alberta Transportation options for Highway 1/1A significantly affected the viability of all of
the potential commercial development envisioned in the approved Conceptual Planning Scheme.
Consequently, the design has been altered to provide a reasonable amount of permanent
commercial space to support the associated work force in Chestermere Business Park and
residents who will be living in Bayfield.
The revised design contemplates a total of 26.48 hectares (65.42 ac) of permanent commercial
land, or 66,368 m2 (714,384 sq.ft) of retail space. The commercial component in the revised
Homburg-Centron Teamworks application amounts 18.09 hectares (44.70 ac) which will yield
45,224 m2 (486,783 sq.ft) of space.
Homburg-Centron Teamworks suggests that the building coverage limitation on individual lots
be increased from 25% to 50%. This will allow smaller sites, if subdivided from the larger
commercial holding, to be able to accommodate smaller, independent commercial businesses.
While the overall amount of permanent commercial development has been reduced as a result of
Alberta Transportation options for Highway 1/1A, Homburg-Centron Teamworks is able to
provide an adequate amount of retail space to meet the needs of residents and businesses in
Bayfield and Chestermere Business Park. This can be achieved by maintaining the flexibility to
accommodate smaller independent businesses on smaller lots by being able to increase the
building coverage to 50%.
It is recommended that the density calculation in Table 6-9 limit total permanent
commercial development to 66,368 m2 (714,384 sq.ft).
It is further recommended that Policy 6.9.1 be amended to read “Land Use Redesignation
applications may use up to 50% building coverage for commercial land uses on a net
developable area, however, the total permanent commercial development shall be limited
to 66,368 m2 (714,384 sq.ft.) and the Homburg-Centron Teamworks permanent commercial
component shall not exceed 45,224 m2 (486,783 sq.ft).
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7. Amendment To Allow Interim Commercial Uses
The approved Conceptual Planning Scheme envisioned 41.40 hectares (102.29 ac) of
commercial land which would have resulted in 103,492 m2 (1,113,979 sq. ft) of retail space.
However, Alberta Transportation has unveiled 6 options for Highway 1/1A improvements. If the
option requiring the greatest amount of property is selected by Alberta Transportation, this
option will consume 11.70 hectares (28.91 ac) of Homburg-Centron Teamworks property, the
entire 7.49 hectare (18.50 ac) parcel at the southeast corner of the interchange, 0.08 hectares
(0.19 acs) of the municipal yard site, and a further 13.30 hectares (32.86 ac) from Title
031019115+2.
Given the fact McElhanney Consulting Services Ltd. has prepared 6 options for the Highway
1/1A improvements, the overall land use pattern for Bayfield, Chestermere Business Park and
adjoining lands had to be significantly altered. While the amended design, proposed land use
designation changes and amendments to the approved Conceptual Planning Scheme have to be
considered and approved by Chestermere Town Council, Alberta Transportation has indicated
that the improvements along this portion of the Trans Canada Highway and Highway 1A are
beyond their 10 year timeline and could possibly be more than 25 years away.
As Alberta Transportation does not have the funding in place to purchase all of the necessary
property for these improvements, it is prepared to consider interim commercial uses for this land.
In the case of Homburg-Centron Teamworks, the impacted land amounts to 11.70 hectares
(28.91 ac). This property could accommodate 29,249 m2 (314,830 sq.ft) of interim commercial
space using the 25% building coverage limitation stipulated in the approved Conceptual Planning
Scheme.
The Traffic Impact Assessment completed by ISL Engineering and Land Services for HomburgCentron Teamworks 251.35 hectare (621.09 ac) holding, as well as the other potential
development within the Conceptual Planning Scheme, identified that with 2 left hand turn lanes
and a traffic signal on Highway 1A, just west of the Highway 1 overpass, Homburg-Centron
Teamworks will be able to develop 50% of the industrial land, 50% of the permanent
commercial space and 100% of the residential lands. Any further development will require
improvements at the Highway 791 and Highway 1 interchange. Likewise any construction of
interim commercial space within the future Highway 1/1A right-of-way will result in a
corresponding loss in the timing of permanent development, at least until improvements are
completed at the Highway 791/1 interchange.
In total, however, the capacity of the proposed internal roadway network will only accommodate
13,935 m2 (150,000 sq.ft) of interim commercial space, together with all the permanent
commercial development of 66,368 m2 (714,384 sq.ft).
In order to allow this property to be used in the medium term with interim commercial uses, it is
recommended that the approved Conceptual Planning Scheme be amended to designate these
Bylaw 029-07
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lands as Interim Commercial and Proposed Highway 1 widening and a new Table be created
specifying the amount of land required for transportation purposes and the amount of interim
commercial space to be developed.
It is therefore recommended that the approved Conceptual Planning Scheme be amended
to designate the lands required for highway improvements as Interim Commercial and
Proposed Highway 1 widening.
It is further recommended that a new Policy 6.4.8 be added to the document and read as
follows: “As Alberta Transportation is contemplating long term improvements in the
vicinity of Highway 1 and 1A, all developers owning land within the future improvement
area will be required to have a caveat registered on those parcels notifying future owners
that any improvements on the land are temporary in nature and may be required to be
removed by April, 2040 in order to allow Alberta Transportation to proceed with the
highway improvements.”
It is further recommended that a new Table 6-10 limit interim commercial development to
13,935 m2 (150,000 sq.ft).
8. Amendments To Anticipated Land Uses
The Conceptual Planning Scheme proposed a variety of land uses ranging from residential,
industrial, commercial, open space and community services. Under the Implementation Section,
which identifies the various anticipated land uses, the Commercial Uses were focused on
businesses serving a regional and local clientele. As the Conceptual Planning Scheme was
adopted well in advance of the Municipal Development Plan for Chestermere, more sustainable
initiatives such as mixed use projects, consisting of apartments built above retail units, focusing
on a “high street” and urban plazas was not contemplated. In order to promote this more
innovative and sustainable approach to community development, it is suggested that the
Commercial Land Use Section be amended to include mixed use projects as a possible form of
development.
It is therefore recommended that Table 10.2, Proposed Land Uses, be amended to allow
mixed use projects in the Commercial Centre.
It is further recommended that Table 10.2, Proposed Land Uses, be amended for the
Residential to allow a variety of housing types at varying densities as stipulated in the Land
Use Redesignation Bylaw.
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9. Relocation of Proposed Recreational Complex
The Conceptual Planning Scheme for Mountain View Park endorsed the triple bottom line
principle of ensuring that economic, social and environmental issues be considered together to
create a successful community. Mountain View Park embraced this principle by proposing a
development that reinforces the principles of sustainable community planning by encouraging
the provision of, among other things, public and private amenity spaces and facilities for
recreational and cultural opportunities. The Conceptual Scheme identified the need for a
“community services hub” within the overall area. It was anticipated that this hub could provide
public facilities such as a library, recreation centre and cultural pursuits, while also providing the
opportunity to create a “town square” to reinforce a sense of community.
Homburg-Centron Teamworks understands that any future municipal needs in the recreational
and cultural areas will flow out of the Municipal Development Plan review which is currently
underway. The latest community survey undertaken by the Town of Chestermere has clearly
identified the community’s desire to have additional recreational facilities (51.1% of survey
participants rated more recreational facilities as a choice to make Chestermere a better place to
live).
Pursuant to the July 2, 2009 Chestermere Council meeting, Homburg-Centron Teamworks has
amended the land use application in order to provide a 9.82 hectare (24.27 ac) site for the 50,167
m2 (540,000 sq.ft) Armourdome facility. In our opinion, this indoor facility will provide
excellent recreational opportunities not only for residents living in Bayfield, but also the entire
Chestermere community.
It is recommended that the location of the proposed community centre in Figure 6-6.1 be
shifted to the 9.82 hectare (24.27 ac) Municipal Reserve site located on the south side of
Bayfield Drive.
10. Amendments to Municipal Reserve
The approved Conceptual Planning Scheme for Mountain View Park did not illustrate the
location of all municipal reserve lands. The approved scheme illustrated proposed pathways and
a series of open space parcels paralleling the storm ponds. The conceptual scheme contemplated
municipal reserve being provided when each phase of development was being considered. The
municipal reserve could either be a dedication of up to 10% of the phase area, deferral of up to
10% of the phase area to a future phase, or payment of funds in lieu of reserve.
Homburg-Centron Teamworks has provided the 10% municipal reserve in the form of three main
components. Firstly, a 9.82 hectare (24.27 ac) site has been located in the first phase of the light
industrial area in order to accommodate a 50,167 m2 (540,000 sq.ft) indoor recreational facility.
Secondly, a 5.47 hectare (13.53 ac) site has been provided in a central location for all residents to
Bylaw 029-07
Page 14 of 18
access. Thirdly, 7.48 hectares (18.48 acs) has been provided in the form of two parks and a
regional pathway system as contemplated under Sections 6.6 and 6.7 of the approved Conceptual
Scheme. Portions of this land will provide recreational opportunities for children living north of
Bayfield Boulevard, and the linear pathway system will provide linkages to the existing
community and a future park next to the storm water pond and wetland area, as well as a buffer
for the existing acreages to the north.
Homburg-Centron Teamworks has also illustrated the possible location of future municipal
reserves on property holdings to the south and southwest. The location and size of these future
municipal reserves are subject to the approval from the Town of Chestermere when the owners
file land use amendment applications with the municipality.
Table 6-8 illustrates the municipal reserve calculations that were originally contemplated. This
Table requires amendments as a result of Alberta Transportation plans for Highway 1 and
Highway 1/791, as well having more accurate survey information and up to date assessment
files.
It is therefore recommended that Table 6-8, Municipal Reserve Calculations, be amended
as follows:
Use
Area
Area
(Approximate Hectares)
(Approximate Acs)
Total Plan Area
392.76
970.42
32.57
80.48
4.88
12.05
Rocky View County Utility 1.48
3.66
Existing Road Allowance
2.74
6.78
351.09
867.45
Total Required Municipal
Reserve
35.11
86.75
11. Adjustment to the Alignment of Township Road 243
Policy 10.5.2 specifies that the alignment of the new Township Road 243 shall be located south
of the proposed new residential cell development to minimize the impact of traffic on existing
residential development north of the Conceptual Scheme. The approved Conceptual Planning
Scheme positioned the new roadway approximately 230 metres (755 ft.) south of the northern
property limit, and then angled in a northwesterly direction to connect up with the extension of
Highway 1A.
The Homburg-Centron Teamworks land use plan has the new roadway positioned approximately
255 metres (837 ft.) south of the north property limit and maintains this alignment past the
private property owner located in the north west portion of the plan area. The alignment then
swings northwesterly to connect with the extension of Highway 1A. From our perspective, the
Bylaw 029-07
Page 15 of 18
continuation of the alignment south of the private property owner has two major benefits. Firstly,
it maintains a greater separation between existing acreages and future traffic and, secondly, it
ensures that the roadway can be constructed when required to accommodate east/west vehicular
movements without relying on another property owner’s participation.
It is recommended that Policy 10.5.2 be amended to read “The new alignment of proposed
Township Road 243 shall be located approximately 255 metres (837.ft.) south of the north
property limit, as generally illustrated on the amended land use plan, in order to minimize
the impact of traffic on existing residential development located north of the Conceptual
Scheme”.
12. Amendments Requested by the Administration
The Town of Chestermere Administration has reviewed the existing Conceptual Planning
Scheme and recommended several policies be amended or deleted and that new policies be
added to the document.
It is therefore recommended that:
Table 4-3 be deleted.
Policy 5.5.2 be added to the document and read as follows: “The developer is required to
perform an Environmental Impact Assessment concurrently with the Staging Plan
application.”
Policy 6.4.2 be amended to read “Best planning practices will be used in designing the road
systems which establish linkages that serve internal and external traffic requirements and
which provide appropriate capacity to standards acceptable to the Municipality.”
Policy 6.4.9 be added to the document and read as follows: “As a condition of approval of
the first phase of subdivision, the developer shall finance and construct the extension of
Bayfield Boulevard from the northwesterly limit of the developer’s property to the easterly
limit of Highway 1A.”
Policy 6.4.10 be added to the document and read as follows: “With respect to access from
the existing Public Works site to the intersection of Bayfield Road and Bayfield Way, the
developer shall provide a mutual access easement agreement through the commercial lands
to the satisfaction of the Municipality.”
Policy 6.5.1 be amended to read “Each Land Use Staging Plan and subsequent phasing
plans together with associated subdivision plans shall document the projected incremental
traffic impacts and associated infrastructure upgrade requirements by a qualified traffic
Bylaw 029-07
Page 16 of 18
engineer for review and approval by the Municipality and Alberta Infrastructure and
Transportation. These studies will include the impact the Conceptual Scheme traffic will
have on Highway 1A in the Town of Chestermere, west of Highway 1.”
Policy 6.5.2 be added to the document and read as follows “Road network will be designed
to accommodate emergency vehicle access to all phases of development.”
Policy 6.5.3 be added to the document and read as follows “A Noise Analysis is to be
submitted with any residential subdivision to determine if any noise attenuation measures
are required.”
Policy 7.1.2 be deleted.
Policy 7.1.4 be amended to read “The Town of Chestermere shall prepare an ‘endeavour to
assist’ agreement, prepared by the Town’s solicitor and paid for by the developer, for all
oversize infrastructure and assist the developer to recoup a proportionate amount of
money from future developers accessing these improvements.”
Policy 7.1.5 be added to the document and read as follows “Design and construction of East
Water Reservoir and associated water feeder main up to Township Road 240 will include
all lands as identified in the Town of Chestermere Utilities Master Plan at the cost of the
developer. The Town shall prepare an endeavor to assist agreement, prepared by the
Town’s solicitor, paid for by the developer, for this oversize infrastructure and assist the
developer to recoup a proportionate amount of money from future developers.”
Policy 7.1.6 be added to the document and read as follows “East Water Reservoir #2 shall
be functional before occupancy of any residential, industrial and commercial buildings.”
Policy 7.1.7 be added to the document and read as follows “The East Water Reservoir will
be connected to the nearest adequate sized water main at/near East Chestermere Drive to
provide a loop system and to use water during an emergency. This connection will be
constructed when demand warrants as determined by the Municipality.”
Section 7.2 Interim Servicing Opportunities and Policies 7.2.1, 7.2.2, 7.2.3, 7.2.4 and 7.2.5
be deleted.
Policy 7.3.1 be deleted.
Policy 7.3.3 should be deleted and Policies 7.3.4 and 7.3.5 renumbered 7.3.3 and 7.3.4
respectively.
Policy 7.3.4 be added to the document and read as follows “The developer will design and
construct the required cell(s) of Sanitary Lift Station #14 and the associated force
Bylaw 029-07
Page 17 of 18
main/gravity main to Sanitary Lift Station #13. The cell(s) and pumps will be staged to
accommodate Bayfield and will be designed for all 970 acres of land at the developer’s own
cost. The Town shall prepare an endeavour to assist agreement, prepared by the Town’s
solicitor, paid for by the developer, for this oversize infrastructure and assist the developer
to recoup a proportionate amount of money from future developers.”
Policy 7.3.5 be added to the document and read as follows “Sanitary Lift Station #13 and
#14, and associated forcemain or alternative servicing will be functional before occupancy
of any residential, industrial and commercial buildings.”
Policy 7.4.8 be added to the document and read as follows “The Town Engineer shall
determine at the detailed design stage whether or not any interim storm pond is required
on the Bayfield lands.”
Policy 7.4.9 be added to the document and read as follows “As Low Impact Development
(LID) proceeds, the developer will review the functionality of the LID in the developed
subdivision and the practicality of the LID in the future phases. If required the LID
initiatives will be reviewed for future phases and revised accordingly.”
Policy 7.4.10 be added to the document to read as follows “Weeping tile drains in the
commercial and residential areas will be connected to the storm sewer system.”
Section 9.0 Statutory Plan Compliance be deleted.
Section 10 references to Tables 10.1-2 Land Use Staging Plan “A”, 10.1-3 Land Use Staging
Plan “B” and 10.1-4 Land Use Staging Plan “C” be deleted.
Policy 10.2.1 be amended to read: “Applications for Land Use redesignation for each phase
within the plan shall be consistent with the intent of this Conceptual Scheme, and shall
conform to current existing Municipal Bylaw policy.”
Under Section 10.6 Staging/Phasing Strategy, the three paragraphs dealing with the
direction of development within Land Use Stages “A”, “B” and “C”
be deleted.
With the exception of Policies 11.1.1, 11.1.2 and 11.1.3, all of the text in Sections 11.1
Intermunicipal Planning Considerations and 11.2 Town of Chestermere’s Application to
Annex land from the MD of Rocky View should be deleted and replaced with the following:
“The Town of Chestermere annexation application was approved by the provincial
government with an effective date of January 1, 2009. Under the terms of the annexation
application both the Town of Chestermere and Rocky View County have agreed to
Bylaw 029-07
Page 18 of 18
complete an Intermunicipal Development Plan within 2 years from the effective date of
annexation.
On July 20, 2009 the Municipal Development Plan for the Town of Chestermere became
effective.” and
Policy 11.1.2 be amended to read: “Rocky View County shall be circulated a copy of each
draft Land Use Staging Plan and both municipalities will engage in a collaborative
discussion regarding the implementation of mutually beneficial land use strategies.”
13. Amendments to Figures Throughout the Plan
Several Figures throughout the Conceptual Planning Scheme need to be amended to correspond
to the detailed design prepared for Homburg-Centron Teamwork’s 251.35 hectares (621.09 ac)
referred to as Chestermere Business Park and Bayfield residential neighbourhood.
It is therefore recommended that the following Figures be amended to reflect the detailed
design for Homburg-Centron Teamwork’s 251.35 hectares (621.09 ac) referred to as
Chestermere Business Park and Bayfield Residential Neighbourhood:
a)
b)
c)
d)
e)
f)
g)
h)
i)
Figure 4.3 be deleted;
Figure 6-2.1 Proposed Land Use Plan;
Figure 6-2.2 The Land Use Staging Plan and Phasing Plan;
Figure 6.4 Transportation Plan;
Figure 6-6.1 Open Space, Pathways Transitions;
Figure 6-6.2 Regional Pathways;
Figure 7-1 Water Servicing Plan;
Figure 7-2 Sanitary Sewer Plan;
Figure 7-4 Stormwater Sub Basin Boundaries be deleted based on the revised
Storm Water Management Strategy;
j) Figure 11.1 be replaced with The Land Use Plan (Map 2) from the Chestermere
Municipal Development Plan; and
k) Figure 11.2 be deleted.
MOUNTAIN VIEW PARK
CONCEPTUAL SCHEME
Bylaw C-6474-2007, Adopted June 12, 2007
MUNICIPAL DISTRICT OF ROCKY VIEW NO. 44
Department of Planning and Community Services
BYLAW C-6474-2007
A Bylaw of the Municipal District of Rocky View No. 44, pursuant to Divisions 7 & 12 of Part
17 of the Municipal Government Act, to adopt the attached Schedule ‘A’ referred to as the
“Mountain View Park Conceptual Scheme”.
WHEREAS
the Council of the Municipal District of Rocky View No. 44 has received an
application to adopt a Conceptual Scheme to establish a comprehensive
policy framework to guide and evaluate future redesignation, subdivision and
development applications within all of Section 13-24-28-W4M and all portions
of Section 14-24-28-W4M lying north and east of Highway 1, consisting of an
area of approximately 965 acres, as shown on Schedule 'A', attached to and
forming part of this Bylaw; and
WHEREAS
the Council deems it desirable to adopt the Conceptual Scheme; and
WHEREAS
a notice was published on Tuesday, May 15, 2007 and Tuesday, May 22,
2007 in the Rocky View Weekly, a newspaper circulating in the Municipal
District of Rocky View No. 44, advising of the Public Hearing for Tuesday,
June 12, 2007; and
WHEREAS
Council held a Public Hearing and have given consideration to the
representations made to it in accordance with Section 692 of the Municipal
Government Act, being Chapter M-26 of the Revised Statutes of Alberta,
2000, and all amendments thereto.
NOW THEREFORE
the Council enacts the following:
1.
That the Conceptual Scheme be adopted to provide a comprehensive policy
framework to guide and evaluate future redesignation, subdivision and development
applications within all of Section 13-24-28-W4M and all portions of Section 14-24-28W4M lying north and east of Highway 1, consisting of an area of approximately 965
acres, as shown on Schedule 'A', attached to and forming part of this Bylaw; and
2.
The Bylaw comes into effect upon the date of its third reading.
Division: 5
File: 04313001/002/004/005004314001/003/004/
005/006/011/012/099/101 – 2004-RV-443
First reading passed in open Council, assembled in the City of Calgary, in the Province of
Alberta, on Tuesday, May 8, 2007, on a motion by Councillor Solberg.
Second reading passed in open Council, assembled in the City of Calgary, in the Province of
Alberta, on Tuesday, June 12, 2007, on a motion by Councillor Solberg.
Third reading passed in open Council, assembled in the City of Calgary, in the Province of
Alberta, on Tuesday, June 12, 2007, on a motion by Councillor Boehlke.
REEVE OR DEPUTY REEVE
MUNICIPAL SECRETARY
BYLAW C-6474-2007
SCHEDULE “A”
A Conceptual Scheme for all of Section 13-24-28-W4M and all portions of Section 14-24-28W4M lying north and east of Highway 1, consisting of an area of approximately 965, herein
referred to as “Mountain View Park Conceptual Scheme”.
Mountain View Park
Conceptual Scheme
Prepared for
Mountain View Business Park
Prepared by
ERW Consulting Inc
April 2007
Mountain View Park
Conceptual Scheme
TABLE OF CONTENTS
1.
Definitions
2. Introduction
2.1. Purpose of the Concept Scheme
2.2. A Multi-use Development Vision
3. Conceptual Scheme Objectives
3.1 Council Motion
3.2 Objectives of this Conceptual Scheme
4. Conceptual Scheme Study Area and Adjacent Land Use Context
4.1 Conceptual Scheme Study Area
4.2 Current Land Use within the Study Area
4.3 Adjacent Land Uses and Development Proposals
5. Physical Site Features
5.1 Topography
5.2 Hydrology and Geotechnical Considerations
5.3 Soils and Vegetation
5.4 Environmental Considerations
5.5 Historical Use of the Site
5.6 Existing Structures
5.7 Existing Transportation and Utilities Considerations
6. Subdivision and Development Concept
6.1. Guiding Planning Principles
6.2. Development Design
6.3. Land Use Staging Plans and Subdivision Phasing
6.4. Transportation Overview
6.5. Traffic Impact Assessment Recommendation
6.6. Open Space and Pathways
6.7. Buffering and Transitions
6.8. Municipal Reserves
6.9. Population and Density Projections
7. Servicing Strategy
7.1. Water Supply
7.2. Interim Servicing Opportunities
7.3. Sanitary Sewer
7.4. Storm Water Management
7.5. Solid Waste Management and Performance Standards
7.6. Protective Services
7.7. Shallow Utilities
7.8. Engineering Report for Land Use Staging Plans and Phasing
8. Public Consultation
8.1. Open House Presentations
9. Statutory Plan Compliance
9.1. Municipal Development Plan (MDP)
i
Mountain View Park
Conceptual Scheme
9.2. MDP Statement of Goals
9.3. MDP Land Use Strategy
9.4. Residential Development
9.5. Business Development
9.6. Natural Environment
9.7. Infrastructure
9.8. Open Space and Recreation
9.9. Intermunicipal Cooperation
9.10.Rocky View Economic Development Strategy
10. Implementation
10.1. Implementation Strategies
10.2. Land Use Redesignation
10.3. Subdivision
10.4. Architectural and Landscape Design Controls and Development Guidelines
10.5. Transitioning and Edge Treatments
10.6. Staging/Phasing Strategy
10.7. Project and Subdivision Naming
11. Intermunicipal Planning Issues
11.1 Intermunicipal Planning Considerations
11.2 Town of Chestermere’s Application to Annex Land from the MD of Rocky View
12. Policy
12.1 Policy Summary
13. Appendices (to be appended upon completion)
13.1 Appendix A
Land Use Staging Plan A
13.2 Appendix B
Land Use Staging Plan B
13.3 Appendix C
Land Use Staging Plan C
14. Available Under Separate Cover
Open House Notices, Public Comments
Supplemental Off-Site Environmental Assessment May 2003
Phase 1 Environmental Site Assessment April 2005
Geotechnical Investigation April 2005
Transportation Impact Study March 2006
Master Servicing and SWM Study February 2006
ii
Mountain View Park
Conceptual Scheme
List of Figures
Figure 4-1.1
Figure 4-1.2
Figure 4-1.3
Figure 4-2
Figure 4-3
Figure 5-1
Figure 5-3
Figure 5-6
Figure 6-2.1
Figure 6-2.2
Figure 6-4
Figure 6-6.1
Figure 6-6.2
Figure 7-1
Figure 7-2
Figure 7-4
Figure 8-1
Figure 11-1
Figure 11-2
Regional Context Map
Land Ownership in Conceptual Scheme
Site Photo Views
Existing Land Use and Land Use Context
Adopted and Proposed Conceptual Schemes
Topography Plan
Existing Soils Classifications
Existing Features Plan
Proposed Land Use Plan
Land Use Staging Plan and Phasing Plan
Transportation Network
Open Space, Pathways, Transitions
Regional Pathways
Water Servicing Plan
Sanitary Sewer System
Storm Water Sub-Basin Boundaries
Open House Visitor Location
Regional Land Use
Proposed Annexation Boundary
List of Tables
Table 4-1
Table 4-3
Table 5-3
Table 5-6
Table 6-2
Table 6-8
Table 6-9
Table 7-9
Table 8.1-1
Table 8.2-1
Table 8.2-2
Table 8.2-3
Table 8.2-4
Table 8.2-5
Table 10-1.1
Table 10-1.2
Table 10-1.3
Table 10-1.4
Table 10-2
Land Titles
Development Proposals
Soils
Existing Structures
Development Statistics Proposed
Municipal Reserve Calculations
Density Projections
Cost Sharing
Places of Residence
Comments Summary
Comments Summary
Comments Summary
Comments Summary
Comments Summary
First Land Use Staging Plan
Land Use Staging Plan “A”
Land Use Staging Plan “B”
Land Use Staging Plan “C”
Proposed Land Use
iii
1. DEFINITIONS
Definitions of the following terms are as follows:
1. PLAN AREA The “Plan Area” is defined as those lands within Sections 13 and 14 of 24-28-W4M
bounded on the west and south by Highway 1 (Trans Canada Highway) on the North by TWP
Road 243 and on the east by Range Road 280 (Highway 791), as shown on Figure 4-1.1.
2. CONCEPTUAL SCHEME refers to this document – a comprehensive planning and development
framework that applies to the subject lands, in accordance with policy No. 644 of the Municipal
District of Rocky View No. 44. The Conceptual Scheme will be adopted as a bylaw.
3. MUNICIPAL DISTRICT, MUNICIPAL DISTRICT OF ROCKY VIEW, M.D. of ROCKY VIEW, M.D., refer
to the Municipal District of Rocky View No. 44.
4. MUNICIPALITY refers to the municipal approving authority in jurisdiction over the Conceptual
Scheme lands.
5. COUNCIL refers to the Council of the municipal approving authority in jurisdiction over the
Conceptual Scheme lands.
6. DEVELOPMENT refers to Mountain View Park.
7. MVP refers to Mountain View Park.
8. DEVELOPER refers to Mountain View Business Park Ltd or any future owner of the Development.
9. LAND(s) and/or SUBJECT LAND(s) refer to the lands subject to the policies of this Conceptual
Scheme, as shown on Figure 4-1.1
10. CHESTERMERE or TOWN refers to the Town of Chestermere.
11. WID refers to Western Irrigation District
12. LAND USE STAGING PLANS refers to specified land areas within the Conceptual Scheme. These
staging plans will provide additional planning detail specific to a land area and will be submitted to
Council for statutory approval prior to or concurrent with land use applications. The plans will
confirm existing policy or establish amendments to the policies of the Conceptual Scheme.
13. DEVELOPMENT AREAS refers to numeric values contained in the Conceptual Scheme that are to
be considered approximate and are subject to modification.
14. MUNICIPAL DEVELOPMENT PLAN (MDP) refers to the official adopted plan that addresses policy
and strategy for land use, transportation, servicing, open space, recreation and intermunicipal
relationships within the Municipality.
MOUNTAIN VIEW PARK CONCEPTUAL SCHEME
1
2. INTRODUCTION
2.1.
Purpose of the Conceptual Scheme
The purpose of the Mountain View Park Conceptual Scheme is to provide a broad planning framework
for the subject lands. This Conceptual Scheme is a planning document that is adopted via bylaw by
the Council of the Municipal District of Rocky View No.44. Planning and development issues such as
generalized land uses, proposed phasing, infrastructure provision, environmental issues, traffic, and the
impact of the development on surrounding land uses are addressed.
This Conceptual Scheme is intended to provide clear and concise policy direction to Council and
applicants in the preparation of additional applications for approval prior to the development of the
subject lands. Additional applications prior to development include Land Use Staging Plans, Land-Use
Redesignation, and Subdivision.
This document may also be subject to revisions depending on changing market conditions.
2.2.
A Multi Use Development Vision
Mountain View Park is in a strategic location to develop a unique mixed use development which will
provide commercial, industrial, business, and residential uses to service the needs of industry seeking a
broad range of lot sizes and uses with convenient access to regional transportation corridors including
Highway 1, Highway 791 and the Calgary East Expressway. The land area of approximately 404
hectares (998 acres) provides opportunity for a master planned development capable of providing a
variety of services and benefits to the region.
The size and land configuration of the site makes the planning principle of “sustainability” possible. An
important component of this development is to create a sustainable community where people live,
work and play by providing a mix of residential, commercial, and industrial land uses that support and
complement each other. Connection with the adjacent regional transportation infrastructure creates
demand for the commercial and industrial land uses. The commercial and industrial land uses create
opportunity for employment and a demand for housing which will be supported by the residential land
use component. Development of housing creates a need for recreation and community services.
As the development advances the community will be able to provide regional amenities such as a
potential multi-use community/recreation centre to complement services provided by the Town of
Chestermere and other facilities within the Municipality.
Storm ponds will be developed as amenities and will provide nodal points of connections to open
spaces within the development through pathways.
The development will provide significant economic benefits to the Municipality in the following ways:
▪
▪
▪
▪
▪
▪
▪
▪
Local and regional employment opportunities
Added tax base
Local and regional community and recreation services
Regional infrastructure
Hook-ups to regional utilities
Sewage lift station
Regional services easements
Improvements to road infrastructure
2
▪
▪
▪
Storm Water Management
Housing
New Business
Because of the significant size of this development, it will be phased and designed within Land Use
Staging Plans to service specific market needs at the time of development of each phase. The Land
Use Staging Plans will provide further planning and policy detail based on current issues at the time of
submission of each plan. These Plans will be approved prior to Land Use Redesignations within the
Staging Plan area.
It is anticipated that the development will provide opportunity for sustained growth in the east corridor
of the Municipality over a 10 to 15 year absorption period.
3
3. CONCEPTUAL SCHEME OBJECTIVES
3.1
Council Motion
In October 2004, the Developer submitted a Land Use Redesignation application to the Municipal
District of Rocky View proposing to redesignate +/-23 hectares (58 acres) to B-2 to accommodate a
business and industrial park development. This proposed redesignation was the first stage of a
comprehensively planned commercial business park.
At its meeting of November 30, 2004 the Municipal District of Rocky View Council considered and
passed the following:
That Council requests the Applicant pay the fee prescribed in the Master Rates Bylaw and prepare a
Conceptual Scheme for the lands described in the proposed Conceptual Scheme boundary within
Section 13-24-28-W4M and that portion of Section 14-24-28-W4M east of Highway #1, to be adopted
by bylaw as a prerequisite to Council considering the redesignation and subdivision applications for the
subject lands. As part of the Conceptual Scheme, the Applicant shall prepare policies regarding
implementation of their proposal that are consistent with the MDP, and the Conceptual Scheme should
include, but not be limited to, a comprehensive treatment of the following items:
1. Current Situation
A description of all lands contained within the Conceptual Scheme Area including:
•
•
•
•
•
•
Existing land use;
Existing development;
Topography;
Soil;
Vegetation;
Archeological and historical consideration;
2. Proposed Future Development to address the following:
• A description of future land use scenario and proposed phasing that illustrates an efficient
and comprehensive development by encouraging innovative subdivision design in keeping with
the character of the surrounding area; provides for servicing efficiencies, maximizes on-site
development opportunities; accommodates and/or integrates existing development and
recognizes a suitable transition/buffer between the proposed development and existing
residential and agricultural parcels with the MD as well as the interface between the land use
proposed and those occurring within the Town of Chestermere;
• Identification of localized development issues (i.e. storm water management, sewage
disposal, on-site geotechnical features and hydro geological conditions), an assessment of
their impact on the surrounding land uses and establishment of appropriate and
comprehensive mitigation measures;
• The Conceptual Scheme is to address the Land Use Strategy and Business Development
Policies of the Municipal Development Plan in the determining the appropriateness of
commercial and industrial development in this area. The Conceptual Scheme shall address
how development will be sensitively integrated with existing residential and/or agricultural
areas and must contain policies to minimize and negative impacts;
4
• A description of the proposed internal road hierarchy including its relation to local and
regional transportation routes. This assessment shall consider the future development
potential of the proposed Plan Area and propose a design that has the maximum benefit for
adjacent lands and the lowest negative impact on the regional transportation network;
• A servicing proposal including, but not limited to, a description of a public and/or private
potable water supply, wastewater collection and treatment, storm water management and
other utilities for the Conceptual Scheme Area;
•
A description of municipal reserve and environmental reserve if required;
• Criteria with respect to implementation of Performance Standards, which will include, but
not be limited to, such items as the management of potential contaminants, odours, noise
control, toxic matter handling, and solid waste management.
• Criteria with respect to implementation of Development Guidelines, which will include, but
not be limited to, access standards, signage and lighting standards, landscaping and buffers,
building design and height requirements and architectural controls, outside storage and
display and fencing requirements;
•
Phasing of development and anticipated timing of infrastructure improvements; and
•
Any other matters the Municipality deems necessary.
3. Regional Considerations
• Analysis of the regional transportation network that connect this area to the Town of
Chestermere, the Trans Canada Highway, Highway #2, future Transportation Utility Corridor
and the City of Calgary, which will include recommendations for improvements to
infrastructure and consultation with Alberta Transportation;
• A description of the potential for a regional system for water supply, treatment and
delivery;
• A consideration for the need to develop policies regarding landscaping and architectural
controls that could be applied in a consistent manner where intermunicipal gateways and
linkages occur; and
•
Any other matter the Municipality deems necessary.
4. Other Matters:
• Input from all directly and indirectly affected landowners within and adjacent to the Plan
boundary throughout the preparation of the Conceptual Scheme, including a minimum of two
(2) public Open Houses for the proposal. The first Open House will be for the purpose of issue
identification and information gathering, the second will provide the opportunity for the
presentation of the Draft Conceptual Scheme to the public prior to Council’s consideration.
Each Open House will be advertised in a newspaper with widespread local distribution, to the
satisfaction of the Municipality.
•
Policies for implementation of the Conceptual Scheme; and
•
Any other matter the Municipality deems necessary.
5
3.2
Conceptual Scheme Objectives
This Conceptual Scheme shall:
1.
Establish a Conceptual Scheme that is comprehensive and contains policy statements and
guidelines appropriate to guide resolution of planning and development issues during the
phased land redesignation, subdivision and development process;
2.
Illustrate the physical and environmental site characteristics of the land and identify the
impact and constraints of development on the environment;
3.
Indicate how this proposed mixed use commercial, residential and industrial development
addresses Municipal Development Plan policies;
4.
Describe the proposed traffic and servicing infrastructure system within the site;
5.
Summarize community input and public participation initiatives that were taken as part of
the Conceptual Scheme preparation process;
6.
Describe the impact on regional infrastructure and potential for assists in the creation of
regional services.
6
4. CONCEPTUAL SCHEME STUDY AREA AND ADJACENT LAND USE CONTEXT
4.1.
Conceptual Scheme Study Area
The Conceptual Scheme area is located within the Municipal District of Rocky View east of the Town of
Chestermere. Highway 1 bound it on the west and south, on the east by Range Road 280 (Highway
791), and on the north by TWP Road 243 and existing country residential development.
Council directed the applicant to identify the impact of development on the developers land as well as
contiguous lands owned by other parties. The Conceptual Scheme covers an area of approximately
404 hectares (998 acres) and includes all the land in Section 13-24-28-W4M and that portion of land in
Section 14-24-28-W4M that lies to the east and north of Highway 1.
Figure 4-1.1 shows the Regional Context Map
Lands controlled by Mountain View Park include an area of approximately 248.89 hectares (615 acres)
and are described as:
Table 4-1
Land Titles
Title Number
Description
Hectares
Acres
Undivided Interest
NW ¼ 13-24-28-W4M
64.75
160
Undivided Interest
NE ¼ 13-24-28-W4M
64.75
160
Undivided Interest
Part SE ¼ 13-24-28-W4M
55.44
137
Undivided Interest
Part NE ¼ 14-24-28-W4M
40.47
100
Undivided Interest in
Block 1, Plan 890876
Part NW ¼ 14-24-28-W4M
Part NE ¼ 14-24-28-W4M
23.47
58
248.89
615
Total Area MVP Ownership
Lands controlled by other owners are described as follows:
Title Number
Description
Hectares
Acres
921 191 586
Part NW ¼ 14-24-28-W4M
10.1
25.3
Plan 833 LK
041 013 436
Part NW ¼ 14-24-28-W4M
4.41
10.91
8910894
041 038 905
Part NE ¼ 13-24-28-W4M
4.05
10.01
031 019 115 +2
Part SW ¼ 14-24-28-W4M and
Part SE ¼ 14-24-28-W4M
Part SE ¼ 14-24-28-W4M
47.69
117.84
7
175Q122
11.73
29
64.75
160
841 116 059
6.59
16.28
Roads within plan area
5.52
13.66
Total Area Other Owners
155
383
SW ¼ 13-24-28-W4M Part
SE ¼ 13-24-28-W4M
891 137 200
Policy 4.1.1:
Policies within the Mountain View Park Conceptual Scheme shall apply to all the lands
within the plan area as described in Section 1.0 Definitions.
Figure 4-1.2 shows the Land Ownership in Plan Area
Highway 1
Figure 4-1.3 Photo Views within the Conceptual Scheme
1A
1 0
3 2 . 6
7
1
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1
26
5 7
7
1 03
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10
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Rg. Rd. 280 Highway 791
0 2 9 .2 6
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CHESTERMERE
LAKE
1 0
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1 0
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1 0
3 0 . 4
7
0 3 0
1
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1
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1
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1
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1
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1
0 3 0 .0 5
1
0 2 8 .6 2
1
MD of ROCKY VIEW
TOWN OF CHESTERMERE
1 0
2 6 .5 1
0 2 8 .6 9
1
0 2 8 .8 3
1
1
Highway 1
Location and direction of photo
8
Photo views of the Conceptual Scheme lands
Photo 1 View to West to Highway 1 and Town of Chestermere
Photo 2 View to North West showing existing Maintenance Site and Country Residential
Photo 3 View to North West showing existing Country Residential
9
Photo 4 View to North East showing Existing Country Residential
Photo 5 View to East showing Agricultural
Photo 6 View to South showing Agricultural and Farmsteads
10
4.2.
Current Land Use within the Study Area
The plan area is currently designated for land uses including B-4 (waterslide and camping), AH
(maintenance yard), AH (residential) AH (agricultural), F, RF, B2. The past and current use for the
majority of lands has been for agricultural purposes.
Figure 4-2 shows the Existing Land Use and Land Use Context Map.
4.3.
Adjacent Land Uses and Development Proposals
Lands north of the plan area within portions of Sections 23 and 24 are developed generally for R1 and
R2 residential purposes. Lands east of the plan area and separated by Range Road 281 (Highway 791)
are undeveloped and are used for agricultural purposes. Lands south of the plan area and separated
by Highway 1 are developed for R1 and R2 residential purposes. Land west of the plan area and
separated by Highway 1 is the Town of Chestermere.
Several Conceptual Schemes are proposed or exist in the area around the Mountain View Park
Conceptual Scheme.
11
Table 4-3
Number
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
Name
Indus Acres
Greenleaf Acres
Reid Transport Park
Glenmore Business Park
Transport Industrial Park
Boychuck Industrial
Patton Industrial
Patton Park
Kleyson
Boundary Industrial Park
Buffalo Hills
South Conrich
Status
Proposed
Adopted
Proposed
Proposed
Adopted
Adopted
Adopted
Adopted
Adopted
Proposed
Adopted
Proposed
Farm Air
Country Hills Ranch
Serenity
Boulder Creek
Langdon Meadows
Leland Business Park
Langdon East
Langdon West
Langdon Crossings West
Northglen Estates
Meadow Lake Farm
Meadowlands
Glenvista Estates
Mountain View Park
Proposed
Proposed
Adopted
Adopted
Adopted
Adopted
Adopted
Adopted
Proposed
Adopted
Proposed
Proposed
Proposed
Proposed
Figure 4-3 shows Adopted and Proposed Conceptual Schemes in East Rocky View.
12
Figure 4-1.1
Regional Context Map
13
Figure 4-1.2
Land Ownership in Conceptual Scheme Area
14
Figure 4-1.3
Site Photo Views
15
Figure 4-2
Existing Land Use and Land Use Context
16
Figure 4-3
17
5. PHYSICAL SITE FEATURES
5.1.
Topography
The typography of the plan area is gently rolling and is suitable for the intended development. The
land is generally higher in elevation from Highway 1 and has excellent visibility from the Highway. The
high point of the land is located in the northeast area of the SW ¼ of 13-24-28-W5M. From this point
the lands slope to the north, south, east and west. A depressed area exists in the NE of 14 and NW
and SW of 13. Another depressed area is located in the NE and SE of 13.
Figure 5-1 shows the Topography Plan.
5.2.
Hydrology and Geotechnical Considerations
In April, 2005 Sabatini Earth Technologies was retained by the developer to provide a geotechnical
investigation on the lands. Their findings are summarized as follows:
The soil, bedrock and groundwater conditions do not present any significant constraints for
development. The soil consists generally of a layer of clay till overlying bedrock. Layers of silt and
sand are also common. Depth to the groundwater table varies significantly from approximately 1
meter to more than 6 meters below existing ground surface.
5.3
Soils and Vegetation
Vegetation consists of grassland, cultivated hay land, cultivated cereal crops and some trees generally
as shelterbelts. Topsoil thickness ranges from 100mm to 300mm in depth generally across the lands.
Soil classifications are as shown on the following table and identified in Figure 5.
Table 5-3
Soils
Soil Class
Description
Class 1
Class 2T
Class 3T, E
Class 5T
Class 5W
No significant limitations to crop production
Slight limitations with adverse topography
Moderate limitations with adverse topography and past erosional damage
Very severe limitations with adverse topography
Very severe limitations with excessive wetness
Figure 5-3 shows the Existing Soils Classifications Map.
18
5.4
Environmental Considerations
In May 2003, Jacques Whitford Environment Limited was retained by Alberta Infrastructure to conduct
a Supplemental Off-Site Environmental Assessment for the Chestermere Highways Yard. The
information gathered by this investigation indicated that salinity contamination exists within a plume
which extends approximately 300m south and 150m east from the southeast corner of the highways
yard. Remediation is not considered appropriate. This report recommends that the highways yard
operator develop and implement an environmental plan to effectively deal with salinity concerns at the
source.
In April 2005, Sabatini Earth Technologies Inc. was retained by the developer to conduct a Phase 1
Environmental Site Assessment on the lands within the Conceptual Scheme. The information gathered
in the course of this investigation confirmed that salt contamination of the soil and groundwater is
present within the NE area of section 14. Given the proposed use of the site, this salt contamination
should have no adverse affect and remediation is not required.
The Sabatini report indicates that the land has been used for agricultural purposes since prior to the
1950s and maintains to be agricultural until the present time. Some indications of a gas well within the
centre of Section 14 are present, but neither EUB records nor people familiar with the area could
confirm a gas well was ever present.
Policy 5.4.1
Construction materials within the area of the salt plume shall be salt resistant subject
to confirmation by a qualified engineer.
Policy 5.4.2
Should a gas well casing be noted in the centre of Section 14 at the time of
development, appropriate setbacks shall be established by a qualified engineer to the
satisfaction of AEUB and the Municipality.
5.5
Historical Use of the Site
The Developer has had preliminary discussions with Alberta Community Development, Cultural
Facilities and Historical Resources Division and was informed by the Department that there are no
major concerns regarding the presence of archaeological and/or historic sites on the lands. It is noted
that most of the land has been the subject of cultivation since prior to the 1950s.
Policy 5.5.1
5.6
If during the course of development a historic site is found, notification to Alberta
Historical Resources Division is required. After notification, if deemed necessary by
Alberta Historical Resources, a Historical Impact Assessment shall be conducted,
prepared by a qualified archaeologist to the satisfaction of Alberta Community
Development. The study area for the Historical Impact Assessment will be limited to
the area of impact.
Existing Features
Figure 5-6 shows the Existing Features Plan.
19
Existing structures are as identified in the following:
Table 5-6
Existing Structures
Location
NW ¼ 14-24-28-W4M
NE ¼ 14-24-28-W4M
SE ¼ 14-24-28-W4M
SW ¼ 13-24-28-W4M
SE ¼ 13-24-28-W4M
Description
Campground facility which is operating on an abandoned waterslide park
Bulk storage building, vehicle storage/repair shop, above ground fuel
storage tank on Carmack Maintenance yard.
Two residences and farm buildings
Residence and farm buildings
Residence and farm buildings
None of the existing buildings has historic value and none is suited to remain on site to be incorporated
as part of the development.
Policy 5.6.1
5.7
Removal of existing structures from the lands, if required, shall be subject to approval
of the Municipality.
Existing Transportation and Utilities Considerations
The lands are contiguous to Highway 1 on the south and west, Highway 791 on the east and TWP
Road 241 on the North. Three points of access exist as follows:
•
•
•
Highway 1/ 1A overpass to TWP Road 243 at the northwest of the plan area
Highway 1 surface crossing at Range Road 280 (Highway 791) right of way
Service Road connection at Highway 1 and Range Road 280 (Highway 791) intersection
None of these transportation connections is adequate to service the total development of the plan
area. DAWatt Engineers Inc. has been retained to provide analysis of the current road systems and
make recommendations for upgrades to meet anticipated development needs.
Highway 1 (Trans-Canada Highway) is a major 4 lane paved highway. TWP Road 243 connection to
the developed lands north of the Conceptual Scheme area is a 2 lane paved road which ends at the
point it turns north to Range Road 280. TWP Road 243 right of way ends at Range Road 280. Range
Road 280 (Highway 791) is a two lane graveled surface road which is controlled by Alberta
Infrastructure.
The land is currently used for agricultural purposes and has no utility services adequate for the
anticipated development. All utility services will be required to be provided or developed on site.
Policy 5.7.1
Prior to phased development new internal road infrastructure will be required as
identified by a Transportation Impact Study, prepared by a qualified transportation
engineer and approved by the Municipality and Alberta Infrastructure.
Policy 5.7.2
Prior to phased development new internal utility services will be required as identified
by a Master Servicing Study prepared by a qualified civil engineer and approved by
the Municipality.
Policy 5.7.3
Roads and utility services within the Conceptual Scheme Plan area will be constructed
and paid for by the developers of the lands as approved by the Municipality.
20
Figure 5-1
Topography Plan
21
Figure 5-3
Soils
22
Figure 5-6
Existing Features Plan
23
6.0
SUBDIVISION AND DEVELOPMENT CONCEPT
6.0
Guiding Planning Principles
Overriding planning principles that have been used in development of the concept layout include the
following:
Smart Growth. This principle embodies the concept of community development that is sustainable,
promotes the idea of energy/resource efficiency, provides opportunity for healthy community
development where people can live, work, and have opportunities for social and recreation activities
within the community that they live in.
Triple Bottom Line. This principle incorporates the idea that economic, social, and environmental
issues must be considered together to create successful communities.
The Mountain View Conceptual Scheme addresses these principles by proposing a development that
reinforces the principles of sustainable community with the following:
A variety of land uses including:
▪
Regional and local commercial services to provide retail services to the local community and
the regional retail market. This also provides jobs and tax base.
▪
Residential community with a range of housing choices to provide variety of lifestyle.
▪
Public and private amenity spaces to provide cultural and recreation opportunities.
▪
Linkages to local and regional pathway and transportation systems to provide choices for
walking, biking, and efficient driving patterns.
▪
Develop neighborhoods that have dedicated pathways, common spaces and open space.
▪
Industrial/Business development to create jobs and tax base
Access to regional services including:
▪
Provision of high quality treatment of stormwater and distribution to regional stormwater
systems
▪
Connection to regional waste water and water systems
▪
Support upgrades to local and regional traffic infrastructure
▪
Linkages to existing communities including the Town of Chestermere and surrounding country
residential developments.
Reduce negative impact to surrounding existing developments by:
▪
Providing buffers and transition spaces at the interface with existing communities.
▪
Provide linkages to existing communities.
24
6.1
Development Design
The Conceptual Scheme is located in an area that has had fragmented development over a number of
years. It lies east of the Town of Chestermere. Chestermere has recently experienced significant
residential growth within its boundaries and is being challenged in its ability to continue to grow
because of storm water quality issues with Chestermere Lake and the WID and the current capacity of
its sewage system. Country residential development to the north and south of the plan area is
fragmented with a variety of parcel sizes.
The master plan layout for the proposed development addresses the following features of the land and
area:
The land is bounded on the west and south by the Trans Canada Highway (Highway 1). Access to the
development will be via the existing interchange at Highway 1 and Highway 1A (TWP Road 243).
Additional access will be provided by Range Road 280 (Highway 791) and Highway 1.
Topography is gently rolling with a high point near the centre of the plan area. The land slopes
generally into two storm water catchment areas, one on the west and one on the east. Mountain View
corridors to the west can be protected with proper planning and siting layout. The land is highly visible
from Highway 1. Most of the land is open and untreed. Existing residential development to the north
needs to be buffered from dissimilar land uses. Lands which abut Highway 1 need to be sensitive to
the gateway entry to the Town of Chestermere.
Internal collector road systems will be designed to facilitate efficient movement of traffic.
Three major land use types are proposed for development within the Conceptual Scheme. Planning
rational for placement of the land uses on the site includes the following:
6.1.1
Industrial Land (Land Use Staging Plan “A”)
The Calgary region has become a major distribution centre providing services to the local, regional and
national markets. Proximity to major transportation links is a critical factor in the success of the
distribution/logistics industry. This land is ideally located adjacent to the Trans Canada Highway #1
and is within minutes of the major ring road transportation system which is planned to circle the City of
Calgary. It is also minutes away from Highway 2 which is the most significant north/south highway in
the province. Highway 2 is the north extension of the “CanaMex” highway system which provides
access from Edmonton to the Mexican border.
Large international distribution companies have identified this land as ideal for its proposed use for
distribution/logistics.
Approximately 160 hectares (400 acres) is identified for industrial land use. The industrial lands are
located on the east half of the Conceptual Scheme. The topography is well suited for a variety of site
sizes and layouts. The land is large enough to offer individual sites of 50 acres down to ½ acre lots.
Access to the industrial lands will be from Highway 1/Highway 791 and from the existing Highway 1/1A
interchange via Twp. Road 243. Twp. Road 243 is not yet constructed. The new alignment of 243 is
placed south of the north boundary by approximately 230 meters to reduce the impact of traffic on the
existing residential lands. Landscaped berms will be provided along this r.o.w. to buffer the industrial
land uses south of the road.
25
It is anticipated that the existing Highway 1/1A interchange and Highway 1/791 crossing will require
phased upgrades.
Linkages from the newly constructed Twp. Road 243 will be provided to the lands north of the
Conceptual Scheme.
The new East Rocky View Waste Water Transmission line is located on the east boundary of the
Conceptual Scheme. Land was provided in the Conceptual Scheme for a Municipal waste water lift
station.
Two stormwater ponds are located within the industrial lands. These will be developed as amenities
and will have path systems connecting them to other public spaces in the Conceptual Scheme.
Landscaped and bermed buffers will be built along Highways 1 and 791 to screen views from the
Highways to the industrial developments
6.1.2
Residential Land (Land Use Staging Plan “B”)
82 hectares (200 acres) of land is designated residential. The residential use is placed to take
advantage of gently sloping topography which provides a catchment for site drainage and facilitates
the development of lakes, open space and pathways. Housing will be developed on both sides of the
water features and open space. The siting of residential provides a buffer transition to existing country
residential development on the north side of the Conceptual Scheme and existing residential south of
Highway 1. Extension of open space, pathways, and parks is planned along the north property line to
provide additional transition and linkages to the residents north of the land.
The residential plan identifies a need for a “community services” hub within the plan area. It is
anticipated that this will provide public facilities such as library, recreation, and cultural and provide a
“town square” to establish a sense of community.
This residential land use will compliment the adjacent commercial and industrial land uses by providing
housing and recreation opportunities to support the idea of live, work, and play within the plan area.
6.1.3
Commercial Land (Land Use Staging Plan “C”)
Approximately 41 hectares (100 acres) of land is designated for commercial land use. It is located in
the northwest and west end of the Concept Plan to take advantage of visibility from the Highway and
access to the Highway 1/1A interchange. It also faces the existing commercial land use in the Town of
Chestermere. The siting of this land use serves the Town of Chestermere, highway traffic, and the
land uses within the Conceptual Scheme.
Figure 6-2.1 shows the Proposed Land Use Plan.
26
Table 6-2
Development Statistics Proposed
Proposed Use
Area
(hectares approx)
Area
(acres approx)
Area
(%)
Industrial
Residential
Commercial
Storm Ponds (Public Utility Lots)
Proposed Roadways Internal
Proposed
Regional
Roadways
Expansion
Proposed Regional Public Utility Land
Municipal Reserve
161.86
82.34
41.4
12.37
48.42
399.96
203.46
102.30
30.56
119.62
40.1
20.4
10.3
3.1
12.0
13.12
32.42
3.3
4.00
40.40
9.88
99.80
0.1
10.0
404.00
998.00
100
Total
Note: Table 6-2 areas are conceptual only and are subject to revision.
6.2
Land Use Staging Plans and Subdivision Phasing
This Conceptual Scheme is significant in size and will take several years to develop to its completion.
Issues including market demand, infrastructure development, redevelopment of adjacent land uses,
risk management, and regional absorption rates require that this development be phased. Policies
provided in this Conceptual Scheme will form the basis on which applications for development phases
will be approved.
The Conceptual Scheme area identifies 3 Land Use Staging Plan areas. Within each Plan area one or
more phases of development may occur. More detailed planning information will be provided at the
Land Use Staging Plan submission to allow the developer, the Municipality and the public an
opportunity to support or modify the policies contained within this Conceptual Scheme as phases
develop.
Simultaneous developments may occur in one or more Land Use Staged Plan area.
A more detailed description of Land Use Staging Plans and Subdivision Phasing is found in Section 10,
Implementation
Figure 6-2.2 shows the Land Use Staging Plan and Phasing Plan.
Policy 6.3.1
6.3
This Conceptual Scheme document will be used as the guiding planning document for
future phases of development. Amendments to this document, if required in future,
will be facilitated through Land Use Staging Plans subject to approval of the
Municipality.
Transportation Overview
Mountain View Park is well located from an overall transportation systems perspective, with multiple
points of access to regional-scale facilities such as Highway 1. Municipal roadways (existing, or to be
built/upgraded) along the north and east sides of the development area will allow for multiple points of
direct access to various development cells.
27
Development of the lands will have an impact on existing regional road systems and may potentially
impact traffic in the Town of Chestermere on Highway 1A.
The MD and Alberta Infrastructure and Transportation (AIT) have agreed to initiate work on a Highway
791 Functional Planning Study in the spring of 2007. Additional functional studies will be required to
address the impact of development traffic at the existing Highway 1 / 1A interchange.
AIT has indicated that upgrades to the existing Highway 1 / 1A may be required at the early stages of
development within the Conceptual Scheme area.
Spreading out of ingress/egress movements provides for efficient movement of vehicles into and out of
the various types of development, with minimal need for undesirable mixing of traffic types (e.g., the
industrial lands in the east half of the concept plan should have multiple access points thereby
eliminating the need for industrial traffic to pass through the adjacent residential development).
There will be some mixing of residential and commercial traffic towards the west end of the site, as
access opportunities in that area are somewhat more limited because of the proximity to the
interchange with Highway 1 and Highway 1A.
Internally, the concept scheme indicates an almost grid-like pattern, with multiple streets defining
individual development cells. Specific internal road network issues are as follows:
As the area develops, some adjustments to the internal grid layout within the industrial lands may
become necessary, depending on the specific parceling of the development. Within an industrial area
of this size, good internal connectivity between development cells can be as important as good access
to the external road system. This allows for easy movement of vehicles between the various
developments, should the site develop with uses that complement each other (e.g., trucking firms or
parts supply outfits locating themselves near a manufacturing facility, for efficiency).
The internal road system for the residential uses will need to be further developed as more detailed
planning proceeds. At this stage, factors such as the size and type of residential lots (e.g., a mixture of
single- and multi-family uses may be considered) are not well defined, and these factors will help to
determine the internal road needs. Consideration needs to be given for pedestrian friendly
development within the residential areas. Methods to create safe, easily accessed pedestrian
walkways, and paths, to provide options for alternate modes of transportation, will be an important
component of traffic management.
Similarly, the internal transportation servicing needs for the commercial Staged Land Use Plan area at
the west end of the site cannot reasonably be defined at this point in time. The specific format of
retail/commercial uses that will eventually develop will determine the need for (or a lack of need for)
internal roads within the commercial cells.
Figure 6-4 shows the Proposed Transportation Network.
Policy 6.4.1
The comprehensive internal road network will facilitate phasing of the development,
with the ability to minimize or eliminate the need for any temporary cul-de-sacs by
allowing for looping.
Policy 6.4.2
Best planning practices will be used in designing the road systems which establish
linkages that serve internal and external traffic requirements and which provide
appropriate collector capacity to standards acceptable to the Municipality.
28
Policy 6.4.3
Prior to Land Use Staging Plan approval, functional studies are required to determine
the design of a future interchange at Highway 1 and Highway 791 including the
alignment of Highway 791, with its necessary right of way protection identified to the
satisfaction of Alberta Infrastructure and Transportation and/or the Municipality.
Policy 6.4.4
At the Land Use Staging Plan approval any required dedication of land for Highway
791 and the interchange at Highway 1 and 791 will be provided in accordance with
Section 655 of the Municipal Government Act to the satisfaction of Alberta
Infrastructure and Transportation and/or the Municipality.
Policy 6.4.5
Traffic signals will not be permitted as a means of traffic control at Highway 1 and
Highway 791.
Policy 6.4.6
Design of traffic systems shall be done to limit negative impact of development traffic
to the Town of Chestermere on Highway 1A to the satisfaction of Alberta
Policy 6.4.7
Design of traffic systems within residential areas shall consider methods to provide
options for alternate modes of transportation including safe and easily accessed
pedestrian traffic opportunities.
6.5
Traffic Impact Assessment Recommendations
D.A.Watt Consulting has prepared a preliminary Traffic Impact Assessment (March 2006). This
assessment highlights general impacts of the proposed development on the overall road network in the
area. With the size of the development and the expected 10 to 15 year timeframe for build out, it will
not be necessary or feasible to pre-build the entire transportation infrastructure for the ultimate
development. A staged analysis is therefore appropriate.
A critical factor in assessing the external impact of this development will be the degree to which the
size and mixed-use nature of the development and result in internalization of traffic movements.
Ideally, traffic generation studies of a comparable development would be very desirable in a case like
this. However, few if any comprehensively designed mixed-use developments such as this exist in the
Calgary area.
The logical approach in a situation such as this is to carry out a broad-brush review at the outset of the
development (the initial Traffic Impact Assessment) to identify "big picture" issues, and then to carry a
more a detailed review of individual phases of development as they come forward for approval. At
each Land Use Staging Plans, the following steps will be undertaken:
•
Update the "big picture" assessment if necessary, based on changes in the development
scheme.
•
Assess the traffic generation characteristics of the preceding phases that are operational. In
this way, site-specific generation rates are developed as the project proceeds.
•
Assess the operating characteristics of the area road network.
29
•
Assess the traffic impacts of the next Land Use Staging Plan(s), and determine any necessary
infrastructure upgrades that may be required to support upcoming development.
Policy 6.5.1
6.6
Each Land Use Staging Plan shall document the transportation impacts and associated
infrastructure upgrades requirements by a qualified traffic engineer for review and
approval by the Municipality and Alberta Infrastructure and Transportation. These
studies will include the impact of the Conceptual Scheme traffic on Highway 1A, in the
Town of Chestermere west of Highway 1.
Open Space and Pathways
An interconnected system of public open spaces and linear pathways is shown on Figure 6-6.1. A
regional pathway will be provided on the north boundary of the plan area. It is anticipated that this
pathway will connect with a possible regional path system in the Town of Chestermere that connects
with regional path systems along the WID canal going to Calgary. This regional path system is shown
on Figure 6-6.2. This north path system will be developed within the buffer space along the TWP Road
243 extension.
Internal paths interconnect within the plan area and provide access to open space, wetlands, parks,
storm ponds and other amenities.
The pathways and open spaces provide opportunities for local and regional passive and active
recreation opportunities within the development.
Figure 6-6.1 shows the Open Space, Pathways, Transitions.
Figure 6-6.2 shows the Regional Pathways.
Note that layouts of open space, pathways and transitions are conceptual only and subject to change.
Policy 6.6.1
The location, use and maintenance of public open spaces shall be determined at the
Land Use Staging Plan stage, to the satisfaction of the Municipality.
Policy 6.6.2
Phasing of development shall be planned to establish connectivity of paths and open
spaces in future phases.
Policy 6.6.3
Public path and open space systems when developed will be included as part of the
Municipal Reserve dedications within the plan area.
Policy 6.6.4
Maintenance of public path and open space systems shall be by the Municipality or
the Municipality may choose to require the Lot Owners Association to be responsible
for maintenance.
6.7
Buffering and Transitions
Development that occurs adjacent to existing land uses and the Town of Chestermere will have an
impact on the quality of life enjoyed by the existing landowners. Traffic, noise, dissimilar building
types, safety and other development issues create the need to create buffers between dissimilar land
uses and existing development.
30
The design of roads and servicing infrastructure, placement of residential, commercial and industrial
land uses, and location of landscaped buffer areas have considered the impact of new development on
the existing developments to the north of the plan area and to the south and west at the Town of
Chestermere.
The development concept provides placing new residential development adjacent to existing residential
development as much as possible, placing industrial along Highway 791 and a portion of Highway 1,
placing residential and commercial along Highway 1 adjacent to the Town of Chestermere.
The residential component takes into account the location of existing acreage development along the
north boundary of the Conceptual Scheme. A strip of landscaped open space land is designated south
of the north boundary as a buffer between new and existing development. This strip will contain a
regional pathway system, berms and small park areas for public access. This will provide both
buffering and recreation benefits to new and existing residents. It is intended that this buffer be
dedicated as MR because it provides a landscaped, bermed public amenity space and linkages to public
pathway systems.
Expansion of the new portion of TWP Road 243 is located within the Conceptual Scheme plan area
approximately 240 meters south of the existing residential development north of the Concept Plan and
south of the new residential cell further reducing impact on the existing acreages to the north.
Highway 791 will require expansion on both sides of the current right of way. The ultimate width of
791 is anticipated to be 90 meters. It is felt that the expansion of this right of way on both sides will
provide appropriate buffer space between the adjacent parcels of land on both sides of the road. In
addition, landscaped berms will be constructed along this boundary to provide screening of the
industrial development.
Landscaped berms along the Highway 1 boundary will provide visual screening of industrial and
commercial development.
Buffering between residential and industrial land uses and residential and commercial land uses within
the plan area will be provided by landscaped berms along the collector road that separates the land
uses.
Figure 6-6.1 identifies in general terms buffering and transition areas within the plan area.
Policy 6.7.1
The provision of transitioning and buffering between new and existing land uses
within and adjacent to the Plan area will be determined as components to each Land
Use Staging Plan, to the satisfaction of the Municipality.
Figure 6-6.1 shows Pathways and Buffers Map.
6.8
Municipal Reserves
Up to 10% of the plan area is required by the Municipal Government Act to be dedicated as municipal
reserve or municipal school reserve. The Act also allows developers to defer municipal reserve, provide
funds in lieu of reserve, or to provide a combination of land and money not exceeding 10%.
31
This Conceptual Scheme identifies several land areas to be used as part of the dedication. These areas
include landscaped buffer areas, public pathways, open space, and portions of storm pond wetland
areas that allow public access. The specific location and use of the open space components
anticipated within the Plan area has not been determined as part of this Conceptual Scheme. Further
details will be determined at the Land Use Staging Plan stage.
Lands developed for stormwater management will be dedicated as PUL. These lands may be
maintained by the MD or the MD may require the Lot Owners association to maintain them.
The plan area will be developed in phases. It is anticipated that each phase will deal with municipal
reserves in one or a combination of the following:
•
Dedication of 10% of the phase area.
•
Deferral of up to 10% of the phase area to future development within the Conceptual Scheme
area.
•
Payment of funds in lieu of reserve.
The following identifies lands identified as municipal reserve dedications within the plan area:
Table 6-8
Municipal Reserve Calculations
Use
Total Plan Area
Less Highway 791 Road Widening
Less Range Road 243 Extension
Less Sewage Lift Station Site (Public Utility Lot)
Area
(Approx Hectares)
403.89
6.33
6.79
1.30
Area
(Approx Acres)
998
15.64
16.79
3.2
Net Developable Area
389.47
962.36
Total Municipal Reserves Required
38.95
96.23
Note:
Table 6-8 areas are conceptual and subject to change
Consolidation of Municipal Reserve provides advantages in arranging appropriate land area in locations
to provide the best public benefit. It is not best practice to require MR dedications to be provided
within each phase of development. Deferral of reserve requirements within phases to areas of
consolidation is recommended.
Policy 6.8.1
Each land parcel under separate ownership within the plan area shall be responsible
for dedication of its own municipal reserve.
Policy 6.8.2
The method of municipal reserve dedication, use and maintenance shall be evaluated
and assessed as part of each appropriate Land Use Staging Plan, to the satisfaction of
the Municipality.
32
6.9
Population and Density Projections
The plan area contains lands designated for industrial, commercial and residential uses. Density
projections for commercial and industrial land uses contemplate a site coverage ratio of 25% for
commercial and 30% for industrial. Residential land uses anticipate an average density of 5 units per
net developable acre. Population estimates are based on density of 5 units per acre and 2.9 persons
per household unit.
Table 6-9
Density Projections
Use
Industrial
Commercial
Residential
Area
Land
(Hectares)
175.55
41.40
66.02
Area
Land
(Acres)
433.77
102.29
169.62
Area
Buildings
(m2)
526,640
103,492
Total
282.97
705.58
630,132
Res.
Units
Pop.
Jobs
(estimate)
600
200
850
2,465
850
2,465
800
Note: Table 6-9 areas are conceptual and subject to change
Policy 6.9.1
Land use Redesignation and subdivision applications shall use 30% site coverage ratio
for industrial and 25% for commercial land uses per gross developable acre and an
average residential density of 5 units per gross developable acre.
33
Figure 6-2.1
Proposed Land Use Plan
34
Figure 6-2.2
Proposed Land Use Staging Plan and Phasing Plan
35
Figure 6-4
Transportation Network
36
Figure 6-6.1
Open Space, Pathways, Transitions
37
Figure 6-6.2
Regional Pathways
38
7.0
SERVICING STRATEGY
7.1
Water Supply
Currently there is no municipal or regional water supply available to this land. The Municipality is
working on a utility plan to provide potable water via a regional water transmission system running
from Langdon to Balzac. Alignment of this utility is anticipated to be near the plan area along Highway
791. Because of the topography, it may be desirable to locate a regional water reservoir/pump station
within the plan area to provide storage capacity to the anticipated water utility.
Scheffer Andrew Ltd prepared a Master Water Servicing Plan for the developer in February 2006.
Water service to the plan area is proposed to be from the Municipal water utility. An internal water
distribution network is designed to have pipes sized at 250 mm and greater. The proposed distribution
system is designed on the assumption that the East Rocky View Water Transmission line will have a
minimum pressure of 70 psi at the regional reservoir/pump station. Morrison Hershfield, the Municipal
engineer, indicates the regional water transmission system has the capacity to provide between 50 to
90 psi.
Figure 7-1 shows the Proposed Water Servicing Plan
Policy 7.1.1:
Potable water will be supplied when available by a municipal utility.
Policy 7.1.2:
Water lines will be sized and layed out to make possible connections to adjacent
existing developments along the north boundary of the plan area.
Policy 7.1.3:
Internal water distribution systems shall be designed to meet Municipal standards for
fire flow requirements.
Policy 7.1.4:
Internal water distribution systems will be designed to accommodate an efficient
phased system to allow phasing of development.
Policy 7.1.5:
The Municipality on behalf of the developer via a development agreement will recover
Infrastructure over-sizing costs from future developments in and outside the plan area
in accordance with the Municipality Infrastructure Cost Recovery Policy.
7.2
Interim Servicing Opportunities
This Conceptual Scheme anticipates that servicing for waste water is available through the East Rocky
View Waste Water Treatment Line. As such “limited services” waste water policies are not dealt with in
this document.
Prior to permanent municipal water services being available to the lands, other options for water
servicing need to be considered to allow Council to approve development of “limited services” sites.
Certain types of industrial users will have low water demands and will be able to function using ground
water sources with storage, or cistern systems. Any wells used for water supply would require Alberta
Environment and municipal approval.
Development of storm ponds/reservoirs will be used to provide storage of water supply for fire
suppression systems on-site and within buildings. The fire fighting system will be constructed and
operated by the developer or benefiting land owners.
39
Subject to the timing of the proposed municipal water system, the developer may apply for limited
service industrial lots. The design of the water infrastructure will provide for hook-up to the municipal
utility when it is available.
Policy 7.2.1
Limited service sites will only be allowed within Land Use Staging Plan A.
Policy 7.2.2
For limited services sites, water services may be supplied to appropriate industrial
users by approved groundwater (well) sources or on-site cisterns to the satisfaction of
Alberta Environment and the Municipality.
Policy 7.2.3
For limited services sites, a reservoir, water distribution lines and emergency pump
facilities shall provide water for fire suppression to the satisfaction of Alberta
Environment and the Municipality.
Policy 7.2.4
The limited services water system shall be developed and operated by the developer
or lot owner. An encumbrance shall be provided on each lot that addresses the
ongoing responsibility and operation of the system to the satisfaction of Alberta
Policy 7.2.5
All lands considered for limited service within Land Use Staging Plan Area A shall be
subject to the terms of a Deferred Servicing Agreement, to the satisfaction of the
Municipality.
7.3
Sanitary Sewer
A municipal owned sanitary sewage transmission line is constructed between Langdon and Balzac.
This utility is currently operating. In September 2005, the Developer provided land to the Municipality
to allow construction of a regional sewage lift station. The plan area will be serviced by a hook-up to
the East Rocky View Waste Water Transmission Line.
Scheffer Andrew Ltd. on behalf of the developer prepared a Master Servicing Plan for sanitary sewer in
February 2006. Design of the internal sanitary sewer system is controlled by the topography of the
site. Due to the topography and large size of the plan area a split drainage boundary is designed.
Within the plan area approximately half the land on the east side is proposed to drain by gravity to the
East Rocky View Waste Water Lift Station. The west half of the lands will be drained by gravity to a
new internal sewage lift station from which sewage will drain by gravity to the regional sewage lift
station.
Morrison Hershfield, the Municipality engineer, indicates the regional sanitary sewer system has
capacity for the full development of the plan area.
Figure 7-3 shows the Proposed Sanitary Sewer System
It will be possible to provide servicing connection opportunities to adjacent existing developments to
the north of the plan area, if the requirements are identified prior to the detailed design stage.
Policy 7.3.1:
Sanitary sewer treatment and transmission outside the plan area will be provided by
an approved utility.
Policy 7.3.2:
Internal sanitary sewer systems will be designed to meet the Municipality servicing
standards and Alberta Environment Design Standards and Guidelines.
40
Policy 7.3.3:
Sewer lines will be sized and layed out to make possible connections to adjacent
Policy 7.3.4:
Sewer lines will be designed to accommodate an efficient phased system to allow
phasing of development.
Policy 7.3.5:
Sanitary sewer infrastructure over-sizing costs from future developments in and
outside the plan area will be recovered by the Municipality on behalf of the developer
via a development agreement in accordance with the Municipality Infrastructure Cost
Recovery Policy.
7.4
Storm Water Management
Scheffer Andrew Ltd prepared a conceptual Storm Water Management Plan for the developer in
February 2006. The existing topography shown on Figure 7-4 identifies that the surface drainage
boundaries for the development lie strictly within the plan area and that the existing storm water runoff
is drained directly toward the natural low areas on site. The existing topography for the lands north
and outside of the plan area indicate that the surface runoff is drained directly north and not toward
the plan area. The major storm water management facilities designed for the plan area do not need to
account for storm water runoff from lands outside the plan area.
Two separate drainage systems are proposed for the plan area. The commercial and residential areas
are designed using underground pipes. The industrial area is designed using a combination of surface
ditches and underground pipes to capture storm water runoff.
Based on preliminary discussions with WID, storm water outfall is proposed to be provided by a pump
station located at the north boundary of the site which discharges via a force main to the WID
irrigation system at a point north of McElroy slough. This will require right of way access in Range
Road 281.
The WID has established its own requirements for discharge rates and water quality for storm water
discharging into its irrigation distribution system. The Conceptual Scheme Lands would be required to
meet WID standards for storm water quality and quantity discharge into the WID system.
Storm water storage and treatment will be provided by extended detention period wet pond and
wetland combination facilities. It is recommended that the storm pond facilities be completely
constructed for each catchment area at the time of phased development within the catchment area
within the developer owned portion of the plan area.
Issues such as ownership of infrastructure, cost responsibilities, development of rights of way for
conveyance of storm water from the Conceptual Scheme lands to WID facilities will be addressed at
the time of Staged Land Use Plans
Figure 7-4 shows the Storm Water Sub-Basin Boundaries
Policy 7.4.1
All storm water management within the plan area shall be designed and constructed
to meet the Municipality, WID, Alberta Environment and Alberta Infrastructure
standards in accordance with the approved storm water management plan.
Policy 7.4.2
Storm water management shall be designed to facilitate regional storm water
solutions as required by the approving authority.
41
Policy 7.4.3
Storm pond storage and treatment facilities shall be designed and completely
constructed within each catchment area at the time of any development within the
catchment area to meet the Municipality, WID, and Alberta Environment treatment
requirements.
Policy 7.4.4
The storm water management facilities within the Conceptual Scheme area shall be
constructed by the developer and dedicated to the Municipality on lands dedicated as
PUL. The Municipality may defer maintenance of these facilities to a Lot Owners
Association or choose to maintain them with their own forces.
Policy 7.4.5
Storm water infrastructure benefiting costs from lands not owned by the developer in
the plan area will be recovered by the Municipality on behalf of the developer via a
development agreement in accordance with the Municipality Infrastructure Cost
Recovery Policy.
Policy 7.4.6
Final design criteria and agreements with approving authorities including the
Municipality and WID for storm water management will be required at the Land Use
Staging Plan for phased development.
7.5
Solid Waste Management Performance Standards
In Industrial and Commercial areas, solid waste will be contained on site by the owners using devices
to prevent scattering and odours. Management of potential contaminants, odours, noise control, toxic
matter handling, and fire hazards shall be controlled by an encumbrance registered on each title as
part of a Lot Owners Association Standards Document. This document will be managed by a Lot
Owners Association Board which shall have authority to enforce the terms of the encumbrance.
In Residential areas, solid waste will be collected on a weekly basis from each residence and
transported to a landfill site. Sites within the Plan area for collection of recycled waste will be provided
to collect residential and commercial recyclable products. Locations for the recycling facilities will be
identified in each of the Land Use Staging Plan submissions.
Private contractors will be retained by the land owners through a Lot Owners Association to remove
solid and recyclable waste on a timely basis to land fill and recycle facilities within or outside the
Municipality.
Policy 7.5.1
The methods of collection and removal of solid waste within the Plan area shall be
determined as a component to each of the Land Use Staging Plans, to the satisfaction
Policy 7.5.2
A Lot Owners Association Standards document shall identify responsibilities and
restrictions imposed on each subdivided parcel that will govern the use of the land.
This document shall be registered as an encumbrance on each titled property and
shall be provided for approval of the Municipality in future Land Use Staging Plans.
42
7.6
Protective Services
Protective services will have access to the site from Highway 791, TWP Road 243 and the Highway
1/1A overpass. Police services will be provided by the Royal Canadian Mounted Police and the MD of
Rocky View special constables. Fire protection will be provided by the Municipality with support from
the Municipalities. Fire hydrants will be provided on a phased basis in the plan area as development
proceeds. Emergency medical services will be provided by the City of Calgary.
Policy 7.6.1:
The development will provide fire hydrants for fire suppression purposes.
Policy 7.6.2:
Subdivided properties will be provided with addresses consistent with municipal
policies.
Policy 7.6.3
Street lighting will be provided to meet Municipality policies.
Policy 7.6.4
On site protective services will be coordinated with the MD of Rocky View, Town of
Chestermere, and City of Calgary.
Policy 7.6.5
Further evaluation and assessment of Protective Services issues will occur at each
Land Use Staging Plan.
7.7
Shallow Utilities
Shallow utilities will include electrical, natural gas, telephone, and CTV. These services will be
extended into the development on a phased basis at the time of development of each phase. Shallow
utilities will be installed within road rights of way subject to Municipality approval.
Policy 7.7.1:
7.8
Shallow utilities will be installed in the plan area on a phased basis. The developer
will provide required rights of way to utility companies that require them.
Engineering Report for Land Use Staging Plans and Phasing
The first phase for industrial land use will start within land Use Staging Plan Area “A” at the east
boundary adjacent to Highway 791. Future phases within Area “A” will generally proceed from east to
west.
The first phase for residential land use will start within Land Use Staging Plan Area “B” at the north
west area of the NE ¼ section of 13 and proceed from east to west.
The first phase for commercial development will start within Land Use Staging Plan Area “C”.
Land Use Plan Staging Plans are intended to provide road and utilities continuity from initial phases to
future phases.
It is possible to develop an evaporation storm pond within the drainage basin of Land Use Staging Plan
Area “A” to accommodate the first phases of industrial and residential development. Only predevelopment flow rates to off-site locations will be allowed in the first phase development. Subsequent
phases will require engineering analysis to determine requirements for pumping.
43
Policy 7.8.1
Developments within each Land Use Phasing Plan Area at each phase shall allow for
road and utility connections and logical extensions into future phases to the
Policy 7.8.2
Utility servicing to each Land Use Phasing Plan Area at each phase shall be designed
by a qualified engineer to provide for looping and logical extensions into future phases
and shall be approved by the Municipality.
Policy 7.8.3
Storm water storage and treatment systems shall be designed by a qualified engineer
to accommodate the requirements within the storm catchment area of the Land Use
Phasing Plan Area at each phase to be developed to the satisfaction of the
Municipality, Alberta Environment, and the WID.
Policy 7.8.4
Protective services and solid waste management shall be provided for each Land Use
Phasing Plan Area at each phase to the satisfaction of the Municipality.
44
Figure 7-1
Water Servicing Plan
45
Figure 7-2
Sanitary Sewer System
46
Figure 7-4
Storm Water Sub Basin Boundaries
47
8.0
PUBLIC CONSULTATION
8.1
Public Open House Number 1
Public Open House number 1 was held on September 13, 2006 at the Lakeside Greens Clubhouse.
Advertising for the open house was placed in the public notice section of the Rocky View Five Village
weekly and occurred over 2 consecutive weeks on Aug 29, 2006 and Sep 5, 2006. In addition, 200
invitations were hand delivered to all existing country residential residences to the north of the
Conceptual Scheme lands and to the residences on the south of Highway 1. Invitations were also
given to the Town of Chestermere planning staff and Council.
65 people signed the registration document as they attended the open house. 27 individuals provided
written comments. Individuals attending identified their place of residence that was marked on a map,
Figure 8-1 shows the Open House Visitor Location Map.
Table 8.1-1
Places of Residence
Number
16
9
2
8
3
Area of Residence
Country residential developments north of Twp Rd 243
Country residential developments south of Highway 1
Within Conceptual Scheme lands
Town of Chestermere
East of Highway 791
Those attending the Open House included a representative from the MD’s current planning services
section, representatives from the ownership group of Mountain View Park, and representatives from
ERW Consulting Inc.
The Open House presentation provided text and maps on boards that identified in summary form the
rationale leading to the preparation of the Conceptual Scheme. Individuals had opportunity to ask
questions of the MD representative and representatives from ERW Consulting Inc acting as the
planning consultant for Mountain View Park.
8.2
Public Open House Number 1 Comments Summary
A comment sheet was provided to allow people to express opinions about the proposed Conceptual
Scheme. The following tables indicate the comments requested and a summary of comments
provided:
Table 8.2-1
Did this Open House provide adequate information regarding the Conceptual Scheme?
Yes
No
16
1
Comments
Number
Comment Summary
2
2
2
Liked the Concept Scheme
Want more details
Want more information about type of industrial use
48
Table 8.2-2
Are you aware that the Conceptual Scheme is a policy document to guide MD Council in dealing with
future Land Use Redesignation and Subdivision applications related specifically to this land?
Yes
No
18
3
Comments
Number
Comment Summary
1
1
Liked Conceptual Scheme as presented
Felt the plan was being pushed to beat proposed annexation by the
Town of Chestermere
Asked if the M.D. would listen to the concerns of the residents
1
Table 8.2-3
Comments regarding the proposed land uses within the Conceptual Scheme.
Comments
Number
7
5
5
1
1
1
Comment Summary
Liked the Conceptual Scheme as presented
Had concerns regarding traffic particularly on Twp Rd 243 and at the intersection of
Highway 791 and Highway 1
Concerned with the amount of industrial land in the Concept Scheme. They want to
reduce the amount of industrial along the north boundary adjacent to existing residential
land use.
Did not like commercial facing Highway 1
Concept Scheme did not adequately consider M.D. or Town of Chestermere regarding
commercial development
Wants more single family upscale residential development and no multi-family
Table 8.2-4
Comments regarding the interface and transition between existing and new development.
Comments
Number
4
4
1
4
4
1
Comment Summary
Supported the Conceptual Scheme
Indicated a need to adequately control traffic and provide safe intersections
Requested no industrial development on the north of Section 13
Requested adequate green space, landscaping, and buffering be provided adjacent to
existing residential parcels
Indicated a lack of adequate information in the presentation
Indicated concern over transient use of the existing campground
49
Table 8.2-5
Additional comments or concerns regarding the proposed Conceptual Scheme.
Comments
Number
5
6
2
2
1
2
2
8.3
Comment summary
Concerns about traffic and the need for traffic studies regarding the impact of additional
traffic on existing residents
Requested clarity regarding the type of industrial being proposed. Objections to heavy
industrial. Objections to industrial on north interface along existing residential.
Want ability to hook up to Mountain View Park water and sewer
Want the existing water park and campground uses to come to an end
Concern over loss of real estate values because of this proposed development
Want more information regarding the proposed development
Do not want industrial in the Conceptual Scheme
Public Open House Number 1 Follow Up
The comment sheet provided at the open house requested contact information and asked if the
individual wanted further contact to discuss the Conceptual Scheme. For those that indicated yes,
additional discussions were held to address concerns in an attempt to resolve issues.
50
Figure 8-1
Open House Visitor Location Map
51
9.0
STATUTORY PLAN COMPLIANCE
9.1
Municipal Development Plan (MDP)
The Municipal District of Rocky View adopted in 1998 the Municipal Development Plan (amended in
2004). This document is a broad based planning document that identifies the overriding goals that
shape planning decisions. Mountain View Park is located in an area that does not have an ASP
document to define requirements for development. Mountain View Park looks for guidance from and is
subject to the provisions of the MDP.
The Mountain View Park Conceptual Scheme has been prepared at the direction of Council to provide
planning detail consistent with the MDP.
Section 1.7 of the MDP provides a statement on the Plan Philosophy which includes:
“The purpose of this Part and the regulations and bylaws under this Part is to provide means whereby
plans and related matters may be prepared and adopted:
▪ to achieve the orderly, economical, and beneficial development, use of land and patterns of
human settlement, and
▪ to maintain and improve the quality of the physical environment within which patterns of
human settlement ate situated in Alberta.
Without infringing on the rights of individuals for any public interest except to the extent that is
necessary for the overall greater interest.”
Council instructed Mountain View Park in 2004 to “address the Land Use Strategy and Business
Development Policies of the Municipal Development Plan in determining the appropriateness of
commercial and industrial development in the area.”
9.2
MDP Statement of Goals
The MDP identifies a number of goals for planning policy. This Conceptual Scheme addresses several
which apply to this Development:
Goal:
The Municipality shall facilitate human settlement patterns as need for that settlement occurs,
but shall take into account the need to preserve agricultural lands.
Mountain View Park provides for a mixed use development on a large scale that incorporates
commercial, residential and industrial land uses on lands best suited for the proposed uses
within a fragmented subdivided area not well suited for agricultural use.
The Concept Scheme provides for “sustainable” development to maximize opportunities for a
viable community where people can live, work and play.
52
Goal:
The Municipality shall develop and maintain a traffic system which efficiently serves the people
within the Municipality.
The land is contiguous to Highway 1, Highway 1A and Highway 791. Mountain View Park will
add improvements to these linkages and in addition provide an internal road system that
provides efficient public access.
The Conceptual Scheme provides public pathway connections internally and to regional
pathway systems.
Goal:
The Municipality shall encourage and promote the development of an acceptable level of rural
utility services.
Mountain View Park is designed to provide internal water and waste water infrastructure which
will connect to regional water and waste water utilities.
Stormwater will be managed on site and distributed to regional stormwater management
systems.
Goal:
The Municipality shall encourage the planning and development of appropriate economic
development initiatives in the Municipality and shall take into account the need to utilize
natural resources.
Mountain View Park is located adjacent to the Town of Chestermere. The Chestermere area is
identified in the MD Strategic Plan as a primary area of growth in the MD.
Mountain View Park will enhance the existing growth area by providing a significant mixed use
community and tax base.
9.3
MDP Land Use Strategy
“The Land Use Strategy provides a guide for growth and change in the Municiality in accordance with
sound land use planning principles. It does so for those regions of the Municipality where more
detailed planning has not occurred. Where additional planning detail is required, conceptual schemes,
hamlet plans and/or area structure plans may be pursued.”
The Land Use Strategy speaks to issues of lands which have low to high potential for non-agricultural
subdivision and development.
Mountain View Park best meets the objectives of Land Use Strategy 3 which states:
“Concentrated Areas of Designated and Subdivided Lands hold the highest potential for nonagricultural subdivision and development due to transportation and servicing efficiencies that can be
achieved. In addition, opportunities for maximizing use of land base through in-filling are available.
Moreover expansion onto adjacent lands where agricultural practices are impacted by such nonagricultural uses may be considered.”
The Mountain View Park Conceptual Scheme land is situated in an area surrounded by fragmented
country residential development to the north and south, the Town of Chestermere to the west and
south, and unsubdivided agricultural land to the east separated by Highway 791.
53
It further identifies that significant portions of the land are not suitable for good quality agricultural
uses due to soil types and climatic considerations.
The adjacent locations of Highway 1, Highway 1/A, and Highway 791 provide efficiencies in local and
regional transportation linkages to this land and make it a desirable location for development.
Regional servicing efficiencies are supported by development of the land. The regional East Rocky
View Waste Water Transmission Line is located adjacent to the land at Highway 791. A regional waste
water lift station is located on the land. Future regional water infrastructure is anticipated along the
same corridor.
9.4
Residential Development
Goal:
“Residential land use should contribute to an orderly settlement pattern. Residential land use should
be compatible with the natural environment. Therefore, a variety of residential land uses should be
provided that would accommodate a range of lifestyle opportunities for Municipal residents.”
The residential land component is situated to take advantage of the natural contours of the land and
locates itself around new lakes which will be developed to provide stormwater storage and treatment
and will be an amenity to the community by providing a natural open space with pathway connections
to other amenities on site. A variety of housing choices will be available. Community services will
provide local and regional opportunities.
The residential component also buffers existing country residential developments from industrial and
commercial land uses.
9.5
Business Development
Goal:
“Diversification of business development is important to the economy of the Municipality.
Opportunities for the growth of a variety of commercial and industrial land uses should be provided.
Commercial and industrial uses should be facilitated which are of a scale and character which integrate
into the existing land use pattern….”
Mountain View Park provides a land base large enough to provide a mix of land uses which includes
commercial, industrial, and residential. Each land use supports the other to establish a sustainable
community where people can live, work, and play and provide a tax base that benefits the MD
economy.
The land is located adjacent to three important Highway linkages, Highway #1, Highway 1A, and
Highway 791. It is adjacent to the Town of Chestermere and existing country residential developments
and will provide economic benefits to the local area, and the region.
The proposed land uses compliment those within the Town of Chestermere and will provide benefits to
both the Town and the MD.
54
The MD’s updated 2003 Strategic Plan identifies the Chestermere area in the MD as a primary growth
area with key assets for highway commercial and business development that will compliment
residential growth because of the proximity of Highway 1, and Highway 1A and the City of Calgary.
9.6
Natural Environment
Goal:
“To facilitate the preservation of significant and/or sensitive natural environments in the development
process.”
Site specific assessments have indicated that no existing sensitive natural environments are impacted
by development of the lands.
9.7
Infrastructure
Goal:
“To encourage and facilitate the development and maintenance of an efficient infrastructure that is
supportive of planned growth.”
Mountain View Park provides upgrades to existing major road systems and will develop an efficient
internal public road system that will support new and existing developments.
Internal water and sewer systems are designed to connect to regional water and waste water utilities.
Stormwater will be collected, stored, and treated on site.
Environment, MD and WID requirements.
9.8
Distribution offsite will meet Alberta
Open Space and Recreation
Goal:
“To support the retention and enhancement of open spaces and recreation facilities in the
Municipality.”
The Mountain View Concept Plan provides a variety of open spaces, parks, opportunities for community
services, recreation facilities, and school sites.
Open spaces with landscaped, bermed, pathway systems and parks are used as buffers and transition
devices to protect and limit impact of development on existing country residential and other land uses
internally and externally.
55
9.9
Intermunicipal Cooperation
Goal:
“Communication and cooperation should occur between the Municipal District of Rocky View and
neighbouring municipalities, through Intermunicipal committees, and Intermunicipal Development
Plans on planning and matters of common concern. The Municipality should work with neighbouring
municipalities in order to mitigate potential impacts to the Municipality and capitalize on opportunities.”
There is no Intermunicipal Development Plan between the MD and Town of Chestermere.
Consultation with the public including the Town of Chestermere occurred on several occasions during
the preparation of the Conceptual Scheme.
The MD formed an Intermunicipal Committee to meet with corresponding representatives of the Town
to address concerns expressed by the MD. In addition, representatives of Mountain View Park met
with Town of Chestermere Council and administration on several occasions to provide detailed
information regarding the Conceptual Scheme.
During the preparation of this document, the Town of Chestermere formally notified the MD of its
desire to annex lands around the boundaries of the Town. The annexation proposal included the lands
within the Conceptual Scheme. The Town and MD formed a joint annexation committee to negotiate
the terms of the annexation in good faith.
Annexation open houses have been held by the Town. Representatives of Mountain View Park
attended and provided written comments. Additional meetings have occurred between the Town and
Mountain View Park.
The Conceptual Scheme contemplates the possibility of annexation to the Town of Chestermere. The
Town has indicated that it is supportive of the MD dealing with the Conceptual Scheme prior to
annexation. The Conceptual Scheme provides policies that allow the Town to review and modify the
Conceptual Scheme if annexation occurs. Additionally the MD and Town have agreed to initiate an
Intermunicipal Development Plan following annexation.
9.10
Rocky View Economic Development Strategy
This Conceptual Scheme will build upon approved Municipal District Economic Strategy’s that support
this Development in a strategic location to provide a unique mixed used commercial, business park and
residential long term phased tax base with-in the Municipal District.
56
The Municipal District of Rocky View Economic Development Strategy (2003 Strategic Plan) updated
states the following:
Goals
▪
▪
The Municipality may facilitate human settlement patterns, as need for that settlement occurs,
but shall take into account the need to preserve agricultural lands by limiting fragmentation
and premature conversion of agricultural lands to other uses.
The Municipality shall encourage the planning and development of appropriate economic
development initiatives in Rocky View to support sustainable human development patterns.
General Areas of Growth
Chestermere Area
▪ A growing interest in the residential potential of this area is a primary strength. The TransCanada No. 1 Highway, Highway 1A and proximity to the City of Calgary are also key assets
for highway commercial and development that will compliment residential growth.
Considerations
▪
▪
Provide a ready supply of industrial or commercial zoned land, where appropriate.
Establish an image for Rocky View as a premium jurisdiction for industrial and commercial
development.
Opportunities
▪
▪
▪
▪
▪
▪
▪
▪
▪
More industrial developments
Multi-Modal Warehouse Campus
Manufacturing, Warehousing and Distribution
Retail that takes advantage of superior traffic flows and area populations in the region.
Tourism
Business Parks
Businesses requiring highway exposure
Provision of water and sewer
Regional solutions are advised
This Conceptual Scheme establishes policies for the development of a comprehensively designed
phased mixed use development. These policies meet the objectives for residential, commercial, and
industrial growth as stated in the MD Economic Development Strategy.
Land Use Staging Plans, redesignation and phased subdivision applications shall be guided by the
policies in this document and implemented through conditions of subdivision approval by the MD.
Modification of this Conceptual Scheme may occur from time to time as market conditions or other
issues may require in the future.
57
10.0
IMPLEMENTATION
10.1
Implementation Strategies
Development within the Conceptual Scheme will occur over a 10 to 15 year time span that will require
phased development. Land uses within the plan area will vary depending on different ownership
interests, the market, servicing opportunities, etc. Staging of development will occur in an orderly
manner following the implementation guidelines of this document.
Figure 6-2.2 shows the Land Use Staging Plan.
Land Use Staging Plans will be prepared in support of Land Use Redesignation Applications. Detailed
planning information will be provided in the Land Use Staging Plan submission to allow the developer,
the Municipality and the public an opportunity to support or modify the policies contained within this
Conceptual Scheme as phases develop.
Development may occur simultaneously in one or more Land Use Staging Plan Areas and in any
number of phases within each Staging Plan area.
Each Land Use Staging Plan will provide more detailed information for its area generally including:
Road standards and alignments
Public spaces and dedications of municipal reserves
Indication of general land use blocks (not lotting)
Servicing infrastructure
Stormwater and drainage facilities
Transitions, buffers, and public pathway systems
Public safety and performance standards
Impact on regional traffic infrastructure
Public and stake holder consultation
Specific location, use, construction and maintenance of Public open spaces
Specific details concerning the implementation of Protective Services measures
In addition to the above noted requirements the first Land Use Staging Plan will address the following
issues which have been requested by the Town of Chestermere:
Table 10.1-1
First Land Use Staging Plan
Planning Components
Identify intermunicipal roadways, coordinate alignments and identify design standards for
intermunicipal roadways
Identify design guidelines to maintain visually attractive development along both sides of municipal
boundary roads
Identify planning interface principles for lands that abut a municipal boundary
Request involvement of all adjacent landowners in planning for lands that abut a municipal boundary
Identify requirements for the preparation of a regional stormwater management plan
Identify requirements to connect the Mountain View Park Conceptual Scheme Lands to the East Rocky
View Wastewater Main.
Identify requirements for a compatible interface between residential and non-residential areas.
58
Table 10.1-2
Land Use Staging Plan “A”
Planning Components
Identify Functional Study requirements for upgrades to Highway 791/Highway 1 intersection and
Highway 1/1A interchange.
Develop primary internal collector roads system.
Identify public reserves
Develop servicing infrastructure
Provide regional water storage reservoir
Develop stormwater and drainage facilities and associated connections to regional systems
Provide buffers, parks, and public pathway systems
Provide Public safety components
Conduct a Traffic Impact Assessment and provide required phased upgrades to regional infrastructure
Establish Architectural Design Controls and encumbrances
Table 10.1-3
Land Use Staging Plan “B”
Planning Components
Public safety and performance standards
Conduct a Traffic Impact Assessment and provide required phased upgrades to regional infrastructure
Establish Architectural Design Controls and encumbrances
Identify form and character requirements for residential phases
Identify allocation of residential density
Table 10.1-4
Land Use Staging Plan “C”
Planning Components
Provide public safety components
Conduct a Traffic Impact Assessment and provide required upgrades to regional infrastructure.
Establish Architectural Design Controls and encumbrances.
Identify form and character requirements for commercial phases
Policy 10.1.1
A Land Use Staging Plan will be submitted to illustrate planning detail for a particular
stage of the Conceptual Scheme.
59
Policy 10.1.2
Land Use Staging Plans will identify how they are consistent with the principles and
policies of this Conceptual Scheme or provide rationale for changes to the Conceptual
Scheme.
Policy 10.1.3
Land Use Staging Plans shall be submitted for approval prior to or concurrent with
Land Use Redesignation applications.
Policy 10.1.4
Each Land Use Staging Plan shall be adopted by Council as an amendment to this
Conceptual Scheme and when adopted shall be appended into this Conceptual
Scheme.
10.2
Land Use Redesignation
This Conceptual Scheme proposes several different land uses within the plan area to accommodate
industrial, commercial, residential, open space and community services development. It is anticipated
that the Municipality will create a DC bylaw at the time of land use redesignation to provide zoning for
the various proposed land uses. Land uses proposed within the plan area include:
Table 10.2
Proposed Land Uses
Proposed Land Use
Industrial
Commercial
Anticipated Types of Uses
Industrial, manufacturing, distribution, and warehouse with supporting
uses including but not limited to:
General Industry Type I and General Industry Type II; manufacturing;
warehousing; distribution; indoor and outdoor participant recreation
services; accommodation and convention services; indoor and outdoor
storage; agricultural support services; animal health care services;
automotive, equipment and vehicle services; restaurants; campground,
tourist; and child care facilities.
Commercial uses serving the general public on a regional and local level
with supporting uses including but not limited to:
Accommodation and convention services; warehouse stores; personal
service businesses; amusement and entertainment services; indoor
participant recreation services; automotive, equipment and vehicle
services; government services; health care services; liquor sales; retail
store; retail food store; tourist information services and facilities;
restaurant; and drinking establishment.
Residential
Residential community for single, multifamily, and seniors residential
and supporting uses including but not limited to:
Single family residential at 3 to 5 units per acre density; multi-family
residential at up to 12 units per acre density; home-based business;
private swimming pools; special care facility; and child care facility.
Community Services
Community facilities supporting regional and local needs and supporting
uses including but not limited to:
Schools; recreation facilities; religious assembly; community centre;
library; emergency services, parks and public facilities.
60
Policy 10.2.1 Applications for Land Use Redesignation for each phase within the plan area shall
establish appropriate bylaw development regulations, shall be consistent with the
intent of this Conceptual Scheme, and shall conform to current existing Municipal
Bylaw policy.
10.3
Subdivision
A tentative plan of subdivision will be submitted after land use approval is received. Development
agreement requirements will be established to identify development commitments prior to final release
of titles.
10.4
Architectural and Landscape Design Controls and Development Guidelines
Architectural and landscape design controls will be established by the developer to control the quality
of development. These controls will identify requirements for landscaping, entry features, signage,
amenities, building design and finishes, buffers, overland storm water management on each lot,
fencing and on-site storage. The goal is to create an integrated development in a park like setting.
These controls will also be used to provide a visually attractive development along the boundary edges
of the Conceptual Scheme area.
Storm water management ponds will be developed as public amenity wetland features connected with
pathways that provide public access through the Conceptual Scheme area.
The developer will implement architectural and landscape design controls through written documents
that will be registered on the titles of purchasers in the form of an encumbrance. Lot owners will be
required to submit building, signage and landscaping design to the developer who will be responsible
to review and insure that the terms of the architectural and design controls are met. After the land is
developed, ongoing management of the design controls will be turned over to the Lot Owners
Association.
Public lands will be controlled by the Municipality.
Policy 10.4.1 Architectural and landscaping design controls shall be prepared and managed by the
developer to ensure continuity and quality of building and landscape design for each
land use area.
Policy 10.4.2 Architectural and landscaping design controls shall be registered as an encumbrance
on title of purchasers to ensure compliance.
Policy 10.4.3 The developer will confirm to the approving authority that building permit plans meet
the requirements of the established architectural and landscape design controls prior
to issuance of building permits.
Policy 10.4.4 The developer will establish design controls to maintain visually attractive
development along boundary roads to the approval of the Municipality.
61
10.5
Transitioning and Edge Treatments
The Conceptual Scheme identifies buffer and transition areas within the plan area as generally
identified on Figure 6-6. The development of the lands will occur in phases, some of which will impact
existing and/or differing land uses. Phases, which impact other land uses, will provide buffering and
transition as described by this Conceptual Scheme.
Policy 10.5.1 Development at the north boundary of the Conceptual Scheme will provide buffering
in the form of residential development and open space land which is landscaped,
available for public use, and designed to allow for connectivity and continuity to
additional buffer space as identified by the Conceptual Scheme to the satisfaction of
the Municipality.
Policy 10.5.2 The alignment of the new Township Road 243 shall be located south of the proposed
new residential cell development to minimize the impact of traffic on existing
residential development north of the Conceptual Scheme.
Policy 10.5.3 Phased development at the south, west and east boundaries of the Conceptual
Scheme shall provide buffering in the form of landscaped berms to screen views from
Highway 1 to industrial and commercial development to the satisfaction of the
Municipality.
Policy 10.5.4 Phased development at the interface of differing land uses within the Plan area will
provide buffering and transition between the land uses as generally identified in
Figure 6-6.1.
10.6
Staging/Phasing Strategy
Development within the plan area will occur through multiple phases. There are several landowners
within the plan area and each one will have its own interests that will determine development on their
lands. The staging of development anticipated within the Plan area will be determined by each Land
Use Staging Plan, with timing of development within each Staging Plan area determined by market
conditions and availability of appropriate infrastructure.
As phases within each Land Use Staging Plan are developed, roads and services will be provided.
Additional phases will occur at the transitions of roads and services in a logical manner such that
investment in infrastructure will be optimized to the advantage of the development.
Figure 6-2.2 identifies in general terms the anticipated phasing plan for the land area. Phasing of
development will be based on market strategies and availability of infrastructure and may change from
that shown on this plan. Development may occur in more than one phase at a time.
Within Land Use Staged Plan “A” the first phase of industrial development will start on the east
boundary of the Conceptual Scheme Plan with additional phases proceeding generally westward.
Within Land Use Staged Plan “B” the first phase of residential development will occur on the north east
boundary with additional phases proceeding generally to the west and south.
Within Land Use Staged Plan “C” the first phase of commercial development is anticipated to occur on
the west boundary with additional phases proceeding generally east, north and south.
Phases will occur such that infrastructure is constructed to allow additional phases to occur logically.
62
Policy 10.6.1 Single or multiple phases shall be approved through Land Use Staged Plans, land use
redesignation and subdivision applications to the Municipality.
10.7
Project and Subdivision Naming
The name Mountain View Park may change as the development advances to provide a unique identity
to the Concept Scheme area.
The plan area contains commercial, residential, and industrial land uses which will be subdivided in
phases. Each subdivision will be named and streets and signage within each subdivision will be named
and coordinated to reflect the subdivision name.
Policy 10.7.1 Naming of subdivisions and streets shall be determined at the time of subdivision
application to the satisfaction of the Municipality.
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11.0
INTERMUNICIPAL PLANNING ISSUES
11.1
Intermunicipal Planning Considerations
As illustrated on Figure 11-1 the Conceptual Scheme area is located directly adjacent to the boundary
of the Town of Chestermere. Given the scale of developments anticipated within the Conceptual
Scheme, there is potential for Mountain View Park to impact land uses within the Town.
Figure 11-1 shows the Regional Land Use Relationships.
As part of the MD’s circulation process, a draft of the Conceptual Scheme was circulated to the Town of
Chestermere for review and comment. The Town identified concerns relating to:
•
•
•
•
The provision of Recreation, Education, FCSS and Emergency Services within the Plan area.
The management of stormwater and its potential to impacts Chestermere Lake and McElroy
Slough.
Traffic concerns, particularly with regards to increased movements along Hwy 1A.
The construction of berming and screening of all commercial and industrial land uses from
Hwy 1 and the maintenance of an attractive Intermunicipal Gateway along the western
boundary of the Plan area.
The Conceptual Scheme contains various policy sections that provide general direction in response to
these stated concerns.
Given the size of the Plan area, and the anticipated 10 – 15 yr development horizon, the land use
strategy contemplated by this Conceptual Scheme is quite broad based. It is intended to provide an
over-arching framework that will guide the creation of a mixed-use community with a range of
industrial, commercial and residential development opportunities, over time. As referenced by Section
10.0 – Implementation, the adoption of three (3) Land Use Staging Plans is required prior to Council’s
consideration of redesignation and/or subdivision proposals within the Conceptual Scheme boundary.
The above-noted concerns will be subject to further assessment as a component to each of the 3
Staging Plans referenced and the Town is expected to participate as a significant stakeholder during
their evaluation to ensure appropriate mutually-beneficial implementation strategies are established to
respond to the Town’s concerns.
Policy 11.1.1
Prior to Council’s consideration of redesignation and subdivision applications within
the Plan area, amendments to the Conceptual Scheme are required in order to adopt
the relevant Land Use Staging Plan, as contemplated by Section 10.0.
Policy 11.1.2
The Town of Chestermere shall be circulated copy of each draft Land Use Staging
Plan and both municipalities will engage in a collaborative discussion regarding the
implementation of mutually-beneficial land use strategies.
Policy 11.1.3
If necessary, the MD of Rocky View/Town of Chestermere Intermunicipal Committee
shall meet during the circulation of the draft Staging Plan to address issues of
intermunicipal concern.
64
Figure 11-1
Regional Land Use
65
11.2
Town of Chestermere’s Application to Annex land from the MD of Rocky View
In 2006 the Town of Chestermere filed a notice of intent to annex lands from the MD of Rocky View.
In response, the Town and the MD formed a Joint-Annexation Committee in order to discuss mutual
interests and concerns and to negotiate the terms of a proposed Annexation Agreement prior to
consideration of the Annexation proposal by the Municipal Government Board.
In early 2007 the Town distributed a map identifying certain lands proposed for annexation – including
all lands within the Mountain View Park Plan area. This proposed annexation boundary, as illustrated
on Figure 11-2 was presented at an Open House held on January 17, 2007.
According to this proposed Annexation Map, the Town has expressed interest to expand its boundaries
to the northeast across Hwy 1. In accordance with this Map, and as per the Town’s preference, the
Mountain View Park Conceptual Scheme is to be included within the Town’s jurisdiction. However,
Mountain View Park Conceptual Scheme and portions of Sections 23 & 24 are identified as a ‘Joint
Planning Area’ in recognition of the mutual interest between the Town and the MD within this area.
The expectation is for both municipalities to collaborate jointly on planning matters within this area
following annexation.
According to further information presented at the Jan. 17, 2007 open house, the Town would prefer to
work cooperatively with the MD within the joint-planning area to:
▪
Identify intermunicipal roadways, coordinate alignments and adopt agreed upon design
standards for intermunicipal roadways;
▪
Adopt agreed-upon design guidelines to maintain visually attractive development along both
sides of municipal boundary roads;
▪
Adopt planning interface principles for lands that abut a municipal boundary;
▪
Ensure that involvement of all adjacent landowners in planning for lands that abut a municipal
boundary;
▪
Cooperate to expedite the preparation of a regional stormwater management plan;
▪
Cooperate to connect lands on the east side of Chestermere to the East Rocky View
Wastewater Main wherever technically appropriate, and with the understanding that
established MD of Rocky View levy rates will apply;
•
Coordinate future land use policies, provision of appropriate transportation and utility
infrastructure, and opportunities for involvement of all landowners, and
•
Ensure a compatible interface is created between residential and non-residential areas.
As is referenced in Section 11.1, the Conceptual Scheme acknowledges that the proximity of the Plan
area with the Town of Chestermere creates potential for land use compatibility concerns. However, it
further acknowledges that a collaborative relationship between the MD, the Town, the Developers and
the local community is required in order to address mutual concerns throughout the evolution of the
development.
66
At the time of writing this Conceptual Scheme, the status of an Annexation Agreement between the
two municipalities has not been confirmed. Notwithstanding, the Annexation decision is an obvious
critical consideration that will impact the implementation of the provisions of this Conceptual Scheme.
The Conceptual Scheme acknowledges this consideration in accordance with the following policy
provision:
Policy 11.2.1
Subject to the terms of an Annexation Agreement, this Conceptual Scheme may
require modification to address joint planning issues and specific Town of
Chestermere concerns arising after annexation. These amendments, if required, will
be included as a component of the application for the first Land Use Staging Plan.
Figure 11-2 shows the Proposed Annexation Boundary
67
Figure 11-2
Proposed Annexation Boundary
68
12.0 Policies
12.1
Policy Summary
Policy 4.1.1:
Policies within the Mountain View Park Conceptual Scheme shall apply to all the lands
within the plan area as described in Section 1.0 Definitions.
Policy 5.4.1
Construction materials within the area of the salt plume shall be salt resistant subject
to confirmation by a qualified engineer.
Policy 5.4.2
Should a gas well casing be noted in the centre of Section 14 at the time of
development, appropriate setbacks shall be established by a qualified engineer to the
satisfaction of AEUB and the Municipality.
Policy 5.5.1
If during the course of development a historic site is found, notification to Alberta
Historical Resources Division is required. After notification, if deemed necessary by
Alberta Historical Resources, a Historical Impact Assessment shall be conducted,
prepared by a qualified archaeologist to the satisfaction of Alberta Community
Development. The study area for the Historical Impact Assessment will be limited to
the area of impact.
Policy 5.6.1
Removal of existing structures from the lands, if required, shall be subject to approval
Policy 5.7.1
Prior to phased development new internal road infrastructure will be required as
identified by a Transportation Impact Study, prepared by a qualified transportation
engineer and approved by the Municipality and Alberta Infrastructure.
Policy 5.7.2
Prior to phased development new internal utility services will be required as identified
by a Master Servicing Study prepared by a qualified civil engineer and approved by
the Municipality.
Policy 5.7.3
Roads and utility services within the Conceptual Scheme Plan area will be constructed
and paid for by the developers of the lands as approved by the Municipality.
Policy 6.3.1
This Conceptual Scheme document will be used as the guiding planning document for
future phases of development. Amendments to this document, if required in future,
will be facilitated through Land Use Staging Plans subject to approval of the
Municipality.
Policy 6.4.1
The comprehensive internal road network will facilitate phasing of the development,
with the ability to minimize or eliminate the need for any temporary cul-de-sacs by
allowing for looping.
Policy 6.4.2
Best planning practices will be used in designing the road systems which establish
linkages that serve internal and external traffic requirements and which provide
appropriate collector capacity to standards acceptable to the Municipality.
Policy 6.4.3
Prior to Land Use Staging Plan approval, functional studies are required to determine
the design of a future interchange at Highway 1 and Highway 791 including the
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alignment of Highway 791, with its necessary right of way protection identified to the
satisfaction of Alberta Infrastructure and Transportation and/or the Municipality.
Policy 6.4.4
At the Land Use Staging Plan approval any required dedication of land for Highway
791 and the interchange at Highway 1 and 791 will be provided in accordance with
Section 655 of the Municipal Government Act to the satisfaction of Alberta
Policy 6.4.5
Traffic signals will not be permitted as a means of traffic control at Highway 1 and
Highway 791.
Policy 6.4.6
Design of traffic systems shall be done to limit negative impact of development traffic
to the Town of Chestermere on Highway 1A to the satisfaction of Alberta
Policy 6.4.7
Design of traffic systems within residential areas shall consider methods to provide
options for alternate modes of transportation including safe and easily accessed
pedestrian traffic opportunities.
Policy 6.5.1
Each Land Use Staging Plan shall document the transportation impacts and associated
infrastructure upgrades requirements by a qualified traffic engineer for review and
approval by the Municipality and Alberta Infrastructure and Transportation. These
studies will include the impact of the Conceptual Scheme traffic on Highway 1A, in the
Town of Chestermere west of Highway 1.
Policy 6.6.1
The location, use and maintenance of public open spaces shall be determined at the
Land Use Staging Plan stage, to the satisfaction of the Municipality.
Policy 6.6.2
Phasing of development shall be planned to establish connectivity of paths and open
spaces in future phases.
Policy 6.6.3
Public path and open space systems when developed will be included as part of the
Municipal Reserve dedications within the plan area.
Policy 6.6.4
Maintenance of public path and open space systems shall be by the Municipality or
the Municipality may choose to require the Lot Owners Association to be responsible
for maintenance.
Policy 6.7.1
The provision of transitioning and buffering between new and existing land uses
within and adjacent to the Plan area will be determined as components to each Land
Use Staging Plan, to the satisfaction of the Municipality.
Policy 6.8.1
Each land parcel under separate ownership within the plan area shall be responsible
for dedication of its own municipal reserve.
Policy 6.8.2
The method of municipal reserve dedication, use and maintenance shall be evaluated
and assessed as part of each appropriate Land Use Staging Plan, to the satisfaction of
the Municipality.
70
Policy 6.9.1
Land use Redesignation and subdivision applications shall use 30% site coverage ratio
for industrial and 25% for commercial land uses per gross developable acre and an
average residential density of 5 units per gross developable acre.
Policy 7.1.1:
Potable water will be supplied when available by a municipal utility.
Policy 7.1.2:
Water lines will be sized and layed out to make possible connections to adjacent
Policy 7.1.3:
Internal water distribution systems shall be designed to meet Municipal standards for
fire flow requirements.
Policy 7.1.4:
Internal water distribution systems will be designed to accommodate an efficient
phased system to allow phasing of development.
Policy 7.1.5:
The Municipality on behalf of the developer via a development agreement will recover
Infrastructure over-sizing costs from future developments in and outside the plan area
in accordance with the Municipality Infrastructure Cost Recovery Policy.
Policy 7.2.1
Limited service sites will only be allowed within Land Use Staging Plan A.
Policy 7.2.2
For limited services sites, water services may be supplied to appropriate industrial
users by approved groundwater (well) sources or on-site cisterns to the satisfaction of
Alberta Environment and the Municipality.
Policy 7.2.3
For limited services sites, a reservoir, water distribution lines and emergency pump
facilities shall provide water for fire suppression to the satisfaction of Alberta
Policy 7.2.4
The limited services water system shall be developed and operated by the developer
or lot owner. An encumbrance shall be provided on each lot that addresses the
ongoing responsibility and operation of the system to the satisfaction of Alberta
Policy 7.2.5
All lands considered for limited service within Land Use Staging Plan Area A shall be
subject to the terms of a Deferred Servicing Agreement, to the satisfaction of the
Municipality.
Policy 7.3.1:
Sanitary sewer treatment and transmission outside the plan area will be provided by
an approved utility.
Policy 7.3.2:
Internal sanitary sewer systems will be designed to meet Municipality servicing
standards and Alberta Environment Design Standards and Guidelines.
Policy 7.3.3:
Sewer lines will be sized and layed out to make possible connections to adjacent
Policy 7.3.4:
Sewer lines will be designed to accommodate an efficient phased system to allow
phasing of development.
71
Policy 7.3.5:
Sanitary sewer infrastructure over-sizing costs from future developments in and
outside the plan area will be recovered by the Municipality on behalf of the developer
via a development agreement in accordance with the Municipality Infrastructure Cost
Recovery Policy.
Policy 7.4.1
All storm water management within the plan area shall be designed and constructed
to meet Municipality, WID, Alberta Environment and Alberta Infrastructure standards
in accordance with the approved storm water management plan.
Policy 7.4.2
Storm water management shall be designed to facilitate regional storm water
solutions as required by the approving authority.
Policy 7.4.3
Storm pond storage and treatment facilities shall be designed and completely
constructed within each catchment area at the time of any development within the
catchment area to meet Municipality, WID, and Alberta Environment treatment
requirements.
Policy 7.4.4
The storm water management facilities within the Conceptual Scheme area shall be
constructed by the developer and dedicated to the Municipality on lands dedicated as
PUL. The Municipality may defer maintenance of these facilities to a Lot Owners
Association or choose to maintain them with their own forces.
Policy 7.4.5
Storm water infrastructure benefiting costs from lands not owned by the developer in
the plan area will be recovered by the Municipality on behalf of the developer via a
development agreement in accordance with the Municipality Infrastructure Cost
Recovery Policy.
Policy 7.4.6
Final design criteria and agreements with approving authorities including the MD and
WID for storm water management will be required at the Land Use Staging Plan for
phased development.
Policy 7.5.1
The methods of collection and removal of solid waste within the Plan area shall be
determined as a component to each of the Land Use Staging Plans, to the satisfaction
Policy 7.5.2
A Lot Owners Association Standards document shall identify responsibilities and
restrictions imposed on each subdivided parcel that will govern the use of the land.
This document shall be registered as an encumbrance on each titled property and
shall be provided for approval of the Municipality in future Land Use Staging Plans.
Policy 7.6.1:
The development will provide fire hydrants for fire suppression purposes.
Policy 7.6.2:
Subdivided properties will be provided with addresses consistent with municipal
policies.
Policy 7.6.3
Street lighting will be provided to meet Municipality policies.
Policy 7.6.4
On site protective services will be coordinated with the MD of Rocky View, Town of
Chestermere, and City of Calgary.
Policy 7.6.5
Further evaluation and assessment of Protective Services issues will occur at each
Land Use Staging Plan.
72
Policy 7.7.1:
Shallow utilities will be installed in the plan area on a phased basis. The developer
will provide required rights of way to utility companies that require them.
Policy 7.8.1
Developments within each Land Use Phasing Plan Area at each phase shall allow for
road and utility connections and logical extensions into future phases to the
Policy 7.8.2
Utility servicing to each Land Use Phasing Plan Area at each phase shall be designed
by a qualified engineer to provide for looping and logical extensions into future phases
and shall be approved by the Municipality.
Policy 7.8.3
Storm water storage and treatment systems shall be designed by a qualified engineer
to accommodate the requirements within the storm catchment area of the Land Use
Phasing Plan Area at each phase to be developed to the satisfaction of the
Municipality, Alberta Environment, and the WID.
Policy 7.8.4
Protective services and solid waste management shall be provided for each Land Use
Phasing Plan Area at each phase to the satisfaction of the Municipal Municipality.
Policy 10.1.1
A Land Use Staging Plan will be submitted to illustrate planning detail for a particular
stage of the Conceptual Scheme.
Policy 10.1.2
Land Use Staging Plans will identify how they are consistent with the principles and
policies of this Conceptual Scheme or provide rationale for changes to the Conceptual
Scheme.
Policy 10.1.3
Land Use Staging Plans shall be submitted for approval prior to or concurrent with
Land Use Redesignation applications.
Policy 10.1.4
Each Land Use Staging Plan shall be adopted by Council as an amendment to this
Conceptual Scheme and when adopted shall be appended into this Conceptual
Scheme.
Policy 10.2.1 Applications for Land Use Redesignation for each phase within the plan area shall
establish appropriate bylaw development regulations, shall be consistent with the
intent of this Conceptual Scheme, and shall conform to current existing Municipal
Bylaw policy.
Policy 10.4.1 Architectural and landscaping design controls shall be prepared and managed by the
developer to ensure continuity and quality of building and landscape design for each
land use area.
Policy 10.4.2 Architectural and landscaping design controls shall be registered as an encumbrance
on title of purchasers to ensure compliance.
Policy 10.4.3 The developer will confirm to the approving authority that building permit plans meet
the requirements of the established architectural and landscape design controls prior
to issuance of building permits.
Policy 10.4.4 The developer will establish design controls to maintain visually attractive
development along boundary roads to the approval of the Municipality.
73
Policy 10.5.2 The alignment of the new Township Road 243 shall be located south of the proposed
new residential cell development to minimize the impact of traffic on existing
residential development north of the Conceptual Scheme.
Policy 10.5.3 Phased development at the south, west and east boundaries of the Conceptual
Scheme shall provide buffering in the form of landscaped berms to screen views from
Highway 1 to industrial and commercial development to the satisfaction of the
Municipality.
Policy 10.5.4 Phased development at the interface of differing land uses within the Plan area will
provide buffering and transition between the land uses as generally identified in
Figure 6-6.1.
Policy 10.6.1 Single or multiple phases shall be approved through Land Use Staged Plans, land use
redesignation and subdivision applications to the Municipality.
Policy 10.7.1 Naming of subdivisions and streets shall be determined at the time of subdivision
application to the satisfaction of the Municipal Municipality.
Policy 11.1.1
Prior to Council’s consideration of redesignation and subdivision applications within
the Plan area, amendments to the Conceptual Scheme are required in order to adopt
the relevant Land Use Staging Plan, as contemplated by Section 10.0.
Policy 11.1.2
The Town of Chestermere shall be circulated copy of each draft Land Use Staging
Plan and both municipalities will engage in a collaborative discussion regarding the
implementation of mutually-beneficial land use strategies.
Policy 11.1.3
If necessary, the MD of Rocky View/Town of Chestermere Intermunicipal Committee
shall meet during the circulation of the draft Staging Plan to address issues of
intermunicipal concern.
Policy 11.2.1
Subject to the terms of an Annexation Agreement, this Conceptual Scheme may
require modification to address joint planning issues and specific Town of
Chestermere concerns arising after annexation. These amendments, if required, will
be included as a component of the application for the first Land Use Staging Plan.
74
13.0
APPENDICES
(to be appended upon completion)
75
13.1
APPENDIX A
LAND USE STAGING PLAN A
76
13.2
APPENDIX B
LAND USE STAGING PLAN B
77
13.3
APPENDIX C
LAND USE STAGING PLAN C
78
14.0
AVAILABLE UNDER SEPARATE COVER
Open House Notices, Public Comments
Supplemental Off-Site Environmental Assessment May 2003
Phase 1 Environmental Site Assessment April 2005
Geotechnical Investigation April 2005
Transportation Impact Study March 2006
Master Servicing and SWM Study February 2006
79

TOWN OF CHESTERMERE BYLAW 019-09

Transcription

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