Bylaw L4:20!8
BEING A BYLAW OF THE TOWN OF IRRICANA IN THE PROVINCE OF ALBERTA FOR THE PURPOSE OF ADOPTING THE IRRICANA NE INDUSTRIAL AREA STRUCTURE PLAN BYLAW 1,4:2018
The Council of the Town of lrricana in the Province of Alberta, enacts that the lrricana North East lndustrialArea Structure Plan Bylaw t4:20I8 be adopted as follows:
1. That this Bylaw I4:2OI8 is to be cited as the "lrricana NE lndustrialArea Structure Plan". 2. That Schedule "A" attached hereto is hereby adopted as part of this bylaw. 3. That this bylaw shall apply to a portion of SE28 27-26-4; which is 60 hectares, more or less, and which is shown on the figure below:
E.^*r6{E - s;-:F;- . *.*"y,
4. lf any portion of this bylaw is declared invalid by a court of competent jurisdiction, then the invalid portion must be severed and the remainder of the bylaw is deemed valid. 5. That this bylaw sha ll come into force a nd ta ke effect upon the date of third reading and signing in accordance with Section 2l-3, Municipal Government Act, Revised Statutes of Alberta 2000.
Read a first time 16;, l+h Ory ot June, A.D.2018 ,,|
Mayor Friesen
<--"
Chief Admin
Read a second time this l5f oru ot C&jmf , A.D. 2018.
Mayor Friesen
Chief Adm
Read a third time this lol dayof Cdeer A.D.2018
Mayor Friesen
Chief ministrative Officer h.L(q.d.(ao, IffiTOWNOF
TOWN OF IRRICANA Northeast lndustrial Area Structure Plan Iable of Contents i
Table of Contents
1.O lntroduction 1,
7.7 Overview L 7.2 Legislative and Policy Context...... 3 1.2.7 AlbertaMunicipalGovernmentAct..,...... 3 7.2.2 Town of lrricana Municipal Development P|an...... 3 1.2.3 Town of lrricana Land Use 8y1aw...... 4 2.0 Plan Area and Characteristics 5 2.7 Plan Area and Context 5
2.2 BiophysicalAssessment...... ,..,,..,.. t.trr!.rrrrrrrr.'4.. 5 2.3 Phase I Environmental Site Assessment. 6 2.4 Historical Resources 9 2.5 Existing Deve1opment,..,.,...... 9 2.5.1 wastewater Lagoon 9 2.s.2 Communications Tower 11 2.6 Surrounding Land Use and lnfrastructure...,,.,.,., 11 2.6.1 Regional Water Services..,.... 11 2.6.2 Rail lnfrastructure t1 3.0 Land Use Concept and Policies 12 3.7 Plan Objectives 12 3.2 Proposed Land Use and Layout ...... 12 3.3 Public Utility Area...... t5 15 3.3.2 Po1icies...,...... 15
3.4 I ndustrial Area ...... 15
3.4.1. l ntent...... ,...... 15 3.4.2 Po1icies...... 15 3,5 Municipal Reserve Area ...... L5 3.5.1 L6 3.5.2 16
3.6 Envi ronmental Protectio n t6 15 3.6.2 Policies...... 16 4.A Transportation Network and Policies l8
4.1.1 I ntent...... 18
f o,r,/t'r uf Itrrcllr.t Table of Contents ii
4.1.2 Policies. 18 4.2 Pathway Network,...... ,..... 19 4.2.7 1ntent..,...... 19 4.2.2 Policies...... 19
5.0 lnfrastructure and Servicing Policies 20 5.7 General Po1icies...,...... ,... ,',20 5.1.1 lntent... ,,.24 5.1.2 Policies. 20 5,2 Stormwater Management. 20 5.2.1 Policies. 20 5.3 Sanitary Servicing 2T 5.3,1 Policies.,...... 2L 5.4 Wastewater Lagoon,....,,, 24 5.4.1 Policies. 24 5.5 Water Distribution ,,... ..24 5.5.1 Policies.,..,... 24
5.O lmplementation and Phasing 25 6.7 Plan Phasing ...... 25 6.1.1 Policies.....,.. ,...... 2s 6.2 Plan Amendments...... 25
Fisures
Figure 1: Plan Area and Location Plan ,2 Figure 2: Biophysical Assessment...... , .7 Figure 3: Areas of Potential Concern. .8
Figure 4: Development Constraints..., 10
l*,;rr,tfifrrr til.! Li.) lntroduction L
7.O lntroduction
I.t Overview
The Northeast lrricana Area Structure Plan (NE ASP) provides a policy guide and framework for the orderly development of 57.63 ha of land located in the northeast corner of the Town of lrricana (the Town), as shown in Figure 1. The land within the Plan Area is owned by the Town and is fully located within its municipal boundaries.
The NE ASP area will provide land for future industrial development, supporting local economic growth and employment in addition to diversifying the Town's tax base. Land use in the Plan Area will consist of light industrial uses, municipal reserve land, pub'lic utility land, and a currently existing wastewater treatment lagoon.
The Town's current wastewater treatment lagoon is located within the Plan Area, and the NE ASP land use concept includes room for potential lagoon expansion or modification. A communications tower is located in the northeast corner of the Plan Area on land leased from the Town by a private communications company. The remaining Plan Area is currently leased as pasture.
This ASP is a Statutory Plan, adhering to the requirements of Section 533 of the Municipal Government Act. The NE ASP describes the land uses, location of transportation routes and utilities, density of population, and sequence of development in the area.
i.,;rr';r t:i i,If. i,t.r \JI n CITY.OF./ .t AIRDRIE I Fttn AREA
crwoF 1l CALGARY CITYOF CHESTERMERE
PLAN AREA
I RD 274 I
ol
T o= ICANA
P RO 273 $ tl J rowN BouNDARY
TOV\,N OF IRRICANA EXISTING LE6AL A LOT LINES NE INDUSTRIAL A5P ffio**onu-
t^rac!{)!r) ro\9{ InRrc^d^ L()CATION PT-AN '- l\Y t}rr rtr oLLLo^ !:(rr\r,"'N.,ria::ru_ rstr., rt6rr^r.ir(ni! 6r(nrr FIGiIRF 1 i.^R,'{!r^^ c' o.!rr!r"r ( or, rrirr rtSr ,rrn I 1. IRRICANA I )t t.t.('}Nr' l ;t lrrtroclr.r,.tior 3 7.2 Legislative and Policy Context lmplementation of this ASP is governed by provincial and municipal legislation, regulations and policies. The NE ASP is a statutory document, prepared in accordance wlth Section 633 of the Municipal Government,Act. Development in the ASP area must also comply with the policies outlined in lmagine lrricana 2039, the Town of lrricana Municipal Development Plan (MDP). The plan will be implemented through the regulations of the Town of lrricana Land Use Bylaw. 7.2,1 Alberta Municipal Government Act This ASP has been developed in accordance with Section 633 of lhe Municipal Government Act. Section 533 states that: 633 (1) For the puryose of providing a fromework for subsequent subdivision and development of an areo of land, o council may by bylow adopt an area structure plon. (2) An orea structure plan (a) must describe (i) the sequence of development proposed for the area, (ii) the land uses proposed for the area, either generolly or with respect tospecific ports of the area, (iii) the density of population proposed for the area either generally or with respectto specific parts of the aree, and (iv) the general locotion of major tronsportation routes and public utilities,and (b) may contoin ony other moTers the council considers necessory. 1.2.2 Town of lrricana Municipal Development Plan The policies of the N E ASP shall be consistent with the policies of the Town's MDP, adopted in 2009. The Future Land Use Map in the MDP identifies the Plan Area as an area for future business industrial growth. Many of the policy objectives of the Town's MDP relate to the NE ASP. Section 6.6 of the MDP, "Business lndustrial Development" states: "The Business lndustrial area will facilitate the development of a broad range of business activities that include commercialand industrialactivities. lt is anticipated that the range of businesses that could locate in these areas may involve light industrial activities and process or address a market place not restricted to localgoods and services. Light industrial land uses that require extensive outside storage or larger site areas will be accommodated within this area. All business industrial developments in the Plan Area must conform to the planning principles set out in this MDP and the Town lond Use Bylaw, and are encouraged to locate in areas indicated on Map 9. " Specific policies guiding business industrial developments in the MDP are as follows: o Section S.S.l Location Business lndustrial Land Use is considered an appropriate land use within areas identified as 'Business lndustrial'on Map 9. i .i.r,,;' .rj l:!ti.ilr,i t' lntrorluction 4 a Section 6.6.2 Business lndustrial Expansion The expansion of Business lndustrial areas beyond the area identified on Map 9 and into adjacent commercial areas shall require a plan amendment. a Section 6.5.3 Transition Zones All Business lndustrial development shall be separated, screened and buffered from adjacent non-industrial land use and roads in accordance with the provisions of the Land Use Bylaw. a Section 5.3 Economic Development This section includes the policy to "Ensure an adequate supply of residential, commercial, and industrial land". This ASP will provide a supply of light industrial land to support local economic development and growth for the Town. 1.2,3 Town of lrricana Land Use Bylaw Development in the ASP area shall comply with the Town of lrricana Land Use Bylaw. By following the guidelines and policies outlined in this ASP and the provisions of Land Use Bylaw, development in the Plan Area should minimize potential negative impacts to the surroundingareas. Land use in the Plan Area will consist of Light lndustrial (l-t) District and Park, School and Recreation {PSR}District: r The purpose of the Light lndustrial {l-L} District is to provide a range of light industrial uses which carry on a portion of their operation outdoors, and may require outdoor storage. r The lands designated Park, School and Recreation (PSR) District will provide space for the Lagoon and other Municipal uses, as well as green space and buffer areas to minimize potential visual and auditory impacts of industrialuses. I t )!1r.i (>i li','iL,t, :.t i'l.riL ,,\r r,,i .ll(l i l!,ir.r, ll,,'i,ti,: ! 5 2.0 Plan Area and Characteristics 2.1 Plan Area and Context The Plan Area {Figure 1) consists of approximately 57.63 hectares of land in the northeast corner of the Town, legally described as SE 28 27-26-W4, and owned by the Town of lrricana. lt is bordered to the east by Highway 9, to the south by Township Road 274, to the west by Pioneer Acres, a museum and events facility, and by pasture land to the north. The Town's residential and commercial core is located southwest of the site. The lrricana campground and baseball diamonds are closest to the ASP boundary, approximately 450 m to the southwest. Other area land uses include a Rocky View County waste transfer site, located west of the ASP boundary, beyond neighboring Pioneer Acres. The Town purchased the Plan Area in 1996 to develop an expanded wastewater lagoon, which is located in the southern portion of the Plan Area. The Town has leased land in the northeast corner of the Plan Area for a communications tower, with a gravel access road parallel to Highway 9. The south side of the wastewater lagoon has been used by the Town and community groups for vehicle, equipment, and materials storage, as well as firefighting training. The remainder of the parcel, primarily to the north, has been leased for cattle grazing since that time. 2.2 BiophysicalAssessment Dillon Consulting Limited (Dillon) completed a desktop biophysical assessment in July 2017 to identify significant environmental features to be considered for future development to align with the environmental objectives of the Town's MDP. The purpose of the desktop biophysical assessment is to characterize the existing biophysical resources located within the ASP boundary and evaluate the significance of these resources. The desktop biophysical assessment also recommends appropriate mitigation measures and considerations to limit or prevent adverse effects to those biophysical resources potentially resulting from future development, while abiding by applicable Provincial and Federal policies, plans, and legislation. Key findings from the desktop biophysical assessment are summarized below. Key environmental features identified through the desktop biophysicalassessment are indicated in Figure 2, r Review of publically-available historical aerial images show that land use has remained consistent from Octobe r 2A02 until August 20L5, with the exception of a small property within the Town boundary to the southwest of the ASP boundary, bordering Township Road 274 and the lrricana campground. This property appears to have been cleared of vegetation and graded from a previous land use of cultivation and pasture, though there appears to be no development I ,,.riir.)i lr;it rl I i: Itt.in Are.r lrxi (.hai.icteriitic: 6 beyond the grading and clearing besides an access road leading through the middle of the property. a Development within the ASP boundary may impact wildlife species and habitat that supports wildlife species. Proposed developments within this area should follow the considerations outlined in the various Federal and Provincial regulations and legislation as outlined. This biophysical desktop assessment has determined where key environmental features are located with respect to the ASP boundary, though more thorough investigations should be completed prior to development, A detailed biophysical assessment involving verification of the environmental features identified in this assessment should be completed. ln particular, species- specific surveys should be conducted following the Sensitive Species lnventory Guidelines (Alberta Government 2013) to determine potentialspecies presence that may impact development setback d istances. z.J Phase I Environmental Site Assessment Dillon completed a Phase I Environmental Site Assessment (ESA) in preparing this ASP in July, 2017. The Phase I ESA included a records review, interviews with individuals knowledgeable about the site, and a site visit. The objective of the ESA was to assess whether the Plan Area is or may be subject to actual or potential sources of conta mination. The ESA identified some areas where current and historicalactivities may have contributed to contaminated soils and/or groundwater. These areas of potential contamination include: o The wastewater lagoon located in the southwest portion of the Plan Area may be a source of odours and groundwater contamination. r Gas wells located at6-28-027-26-W4M (west-northwest)and 4-27-27-26W4M (east-southeast) are a potential source of hydrocarbon contamination. r Some locations on the south side of the Plan Area may have hydrocarbon contaminated surface soil due to improper storage of contaminated materials. r Historical activities, including use of pesticides, may have had an impact on soils and groundwater in the area. Figure 3 highlights these areas of potential concern. All areas of potential concern identified in the Phase I ESA are contained within the public utility area for the wastewater lagoon and the Town's uses. Should any future amendments to this ASP allow for subdivision and development in this public utility area, a Phase ll ESA is recommended on any of the above listed areas of potential concern to determine if contaminants exist on-site that exceed applicable guidelines. ',.t1,'.;;'t :i! itair. t;tizi I eil' I tr 1i 3 C' TOT'VN OFIRRICANA !l o.o" AREA aouNDARY LACOONS CULTIVATED LEGAL LINf]WORK EXISTINC DISTUIiBANCF PASTURf NE INDUSTRIAL ASF - WITLAND TREES BIOPHYS'CAL ASSESSMENT DAT IROVIDEO BY aoNsul-tr{c LrMdrn, tsir DrclTALc!osf ,sEoavF [nnTt5lAP Cf O6RAPtrtCj, ( fi {:t ArR0Ua r5 dlrr,\ J5CS. A[t i' rrAP!rN0 rr ROORTD. r6{. rGP. ,€ wrFtoro, rxo rla or! 0tt1t LoHvrrlr 2 /aar cn€^rEo 3t: 6Q9 {AP (r{EckfD SYi DG6 riAP Pior€Cr.oN: DILI.ON.it.t { I I ti!( . 'n. Itilar Orf! oAta d t ,or, I APEC 1 . TOWN OF IRRICANA WASTEWATER LAGOON MAY BE A SOURCE OF ODOURS AND GROUNDWATER CONTAMINATION APEC 4. GROUNO SURFACE STAINING IN LOCATION OF ABANDONED VECHICLE INDICATES POSSIBLE HYDROCARBON CONTAMINATION IN SURFACE SOIL APEC 5 - IMPROPER STOMGE OF MATERIALS THAT CAN CONTAMINATE SOIL AND GROUNDWATER SUCH AS CONTAMINATED SOILS, TREATED RAIL TIES, AND OLD DRUMS APEC 6 - HISTORICAL RECORD OF POSSIBLE CONTAMINATING ACTIVITIES {ie. FIREFIGHTING TRAINING) APEC 7 . POTENTIAL FOR PESTICIDE IMPACTS IN SOILS AND GROUNDWATER DUE TO USE OF PESTICIDES HISTORICALLY ON-SITE ctt I (9= APEC ? APFCS 4 & 6 TOVT'N OF IRRICANA PUN AREA AOUNDARY E! rnrc: trt :: APEC I ; apEc 7 NE INDUSTRIAL ASP EI APECS 4 6 6 LEGAL LINEWORX AREAS c)F POTENTIAL ENVIRONM€NTAL CONCERN DATA PROVIOEO AY IHE IOWN OF IRRI'^XA, OITLON CON'UtTI!6LIMIIEO. C5RI. DI6''ALGIOA€ 6EO'Y€. EARffSre c€OGR$HrC3, aHES AIAOUS D5, U90a u9G5, n€X, GlrutprN6, rCN. t6p, swls5roPo, AND Tr€ c15 u5Ea^EROGRrO, .oMUiltft tj 2 7.tr 50 rm m M BY: 6Q' scaLr 1:4,5@ MAP'.REATEO aHECX€O nY: o6G 4 {i&, rR(r)l(llotr- 4^o ltrr rf! rr{ DILITON'')).i:i, tl\( lr^rus: oflAar o4r€: ocr tot, '':.i Pl.rn Alt,:.r nrrrl {lh.rr,lcteri:fics 9 2.4 Historical Resources The Alberta Culture and Tourism Historic Resources Management Branch has granted Historical Resources Act approval for the activities described in a Statement of Justification submitted on July 28, 2017. The Statement of Justification described a light industrial development consisting of large lot industrial parcels, including the existing lagoon within the development. According to the approval, "a person who discovers an historic resource in the course of making an excavation for a purpose other than for the purpose of seeking historic resources shall forthwith notify the Minister of the discovery." An assessment of archaeological resources prepared by Lifeways of Canada found that "The proposed Project will impact lands with limited potential for significant historic resources. As such, Historical Resources Act Approval is recommended for the lrricana NE ASP Development" and that "The Project lands have no Historic Resource Values listings in the most recent Listing of Historic Resources (April 2017) maintained by Alberta Culture and Tourism (ACT). No known Historic structures are listed within the proposed Project lands, The two known sites, EhPj -7 and EiPj - 2 are listed as HRV [Historic Resource Valuel 0 sites with no further concerns." 2.s Existing Development 2,5,1 Wastewater Lagoon The wastewater lagoon in the south of the Plan Area serves the Town of lrricana. The following is a summary of relevant provincial requirements: n The Alberta Subdivision and Development Regulation subsection 12(3) requires that no school, hospital, food establishment, or residential use be located within 300 m of a wastewater lagoon without written consent of the Deputy Minister of Environment and Sustainable Resource Development, r The Alberta Code of Practice for Wastewater Systems Using a Wastewater Lagoon requires a setback distance of at least 30 m between the lagoon and all watercourses, public roads, railway lines, or waterwells. ln the case of any discrepancy between the summary provided here and any Provincial or Federal regulations and standards for the operation of a wastewater lagoon, Provincial or Federal regulations shallprevail. Figure 4 illustrates the required lagoon setback for these uses. l,tttrr r rlf Ir'ric.rilr / ct) I= I TOVI'N OF IRRICANA trt PUN ARA AOUNDARY I 5IT€ DEVELOPilENT CONSTUIffi NE INDUSTRIAL AsP DE\,ELOPMENT CONSTRAINTS MP OMWING INFO'MIION: oaTA tsROVrOEO Av n[ rOWN OF TUTCANA, OTLLON coNsuLrrN( usrT{o, Lsra, uctt&GlosE, Gtof Yr., L^Rrrirr^R cLo6RAr{c5, cNLS'ARAU5 DS. rs0a FIGURE 4 uscs, aLioGtuo, rGB, rcp, swts5rorc.^r:x,6Lr&Prxo, AilD r!€ Grs 2 MAE CREAIID 3V: AS 9Cit-E r:4,54t MP CIIEC(c D BY: OCC nrucNrA DII-trONr' MP PROJEC'ION: ;,*t;l r' , l)lln z\rt,i .llil Clt,:itJ{. I rtri\tic j 11 2,5.2 Communications Tower A communications company currently leases land from the Town for a communications tower in the northeast corner of the Plan Area. This company was consulted in the development of this ASP. Suitable access to the communications tower site shall be maintained through the development of the Plan Area 2.6 Surrounding Land Use and lnfrastructure 2,6.7 Regional Water Services There is a water pipeline along the west boundary of the site, outside of the Plan Area, operated by the Aqua 7 Regional Water Commission, which provides water to the Town. 2.6.2 Rail lnfrastructure The site is bounded immediately to the west by an abandoned rail right-of-way, owned by Alberta Trail Net, a non-profit organization. An active CN Rail Line (Three Hills Subdivision) exists further to the west, approximately 100 m from the Plan Area boundary, The Three Hills Subdivision is a secondary main line. itttvn c:f li r'ic;rrt.r l -:,r,i , r,. ' r'{,:!ir lrrl i',rlr, r',. ]/ 3.4 Land Use Concept and Policies i.r Plan Objectives The NE ASP will provide opportunities for locally based employment and business development for the Town. This plan supports the goals and objectives of other Town planning documents, including the Town's MDP. The plan provides a framework for the development and provision of serviced and unserviced light industrial lots that will respond to market demand. Objectives of this ASP are as follows: 1) Protect land for the continued operation of the wastewater lagoon. 2l Develop an industrial park that will provide local employment and support a non-residential tax base. 3) Minimize negative impacts of industrial development on the Town and adjacent land uses. Development in the Plan Area should be complementary to surrounding land uses and will mitigate potential negative impacts where possible. lndustrial uses will be buffered from surrounding areas utilizing green space and screening. The plan will also protect existing land uses in the Plan Area, including the existing wastewater lagoon in the south portion of the Plan Area, and a telecommunications tower in the northeast of the Plan Area. , 3.2 Proposed Land Use and Layout Land use in the NE ASP area will consist primarily of light industrial uses. Development in the Plan Area is constrained by a required setback from a wastewater lagoon located in the south portion of the Plan Area. Alberta Subdivision Regulation setback requirements from wastewater treatment facilities do not include industrial uses. Therefore, the site provides a suitable location for industrial uses. The site's proximity to Highway 9, to the east of the site, also contributes to its suitability for light industrial land use. The Plan Area is located within the "Business lndustrial" area identified by the Town'sMDP. The southwest portion of the Plan Area includes a 21.20 ha public utility area, which accommodates the Town's wastewater lagoon. Land adjacent to the lagoon is also currently used by the Town for municipal materials storage and cornmunity uses. The Plan Area proposes 10.1 ha of park, pathway and green space area which will provide buffering between area industrial uses and the surrounding area, while providing additional green spaces for the Town. 13 lr;,,Vr:,;' iri,: !:j I L,ttt(i l-l r1t l r.ttr r.'-;tl rrtrl !'rrlir'ii's 15 3.3 Public Utility Area 3.3.1 lntent To ensure that the public utility area surrounding the Town's wastewater lagoon, in the southwest portion of the Plan Area, continues to serve the Town, while ensuring compliance with the Alberta Subdivision and Development Regulation and minimizing potential impacts on surrounding uses, 3.3,2 Policies a) Surrounding development shall not impede or negatively impact the operations of the Town of lrricana wastewater lagoon located in the public utilityarea, b) ln compliance with Alberta's Subdivision and Development Regulation, no school, hospita[, food establishment, or residence shall be developed within 300 m of the wastewaterlagoon, c) The public utility land surrounding the lagoon area may be used by the Town for storage and municipal operations at the Town's discretion. d) When the Town approaches a population of 1,500 the Town will install the aeration system to expand the capacity and extend the life of the lagoon system. e) At such time as the lagoon is not sufficient to accommodate the needs of the Town of lrricana, either through capacity or technology, the Town will seek another sanitary sewer syst6m solution and reclaim the site of the existing lagoon for additional industrialdevelopment, i.4 lndustrial Area 3.4.1 lntent To create a functional and flexible light industrialarea that is sensitive to surrounding land uses and supports the Town's economic development objectives. lncreased availability of light industrial land will create employment opportunities and encourage residents to both live and work in lrricana. 3.4.2 Policies a) Prior to any development occurring, the lands identified as light industrial on the land use concept shallbe redesignated to the appropriate land use district (Light lndustrial l-L District contained in the Town of lrricana's Land Use Bylaw) and all development shall comply with the rules of that district. b) Parcel size will be determined at the subdivision phase, to accommodate a variety of industry market requirements. c) Any activities with the potential to adversely impact neighbouring areas by way of noise, odours, dust, outdoor lighting, or other emissions should be located in the interior of the Plan Area where feasible. d) Outdoor storage areas shall be screened with vegetation orfencing. I r:,.,,: ,,i i;, ri,t,r i i,ji r.: ,i \:'t-(jit1 r.ftl .ll1i lr'11l, l:.' 16 \ e) The first phase of the park may be developed as an un-serviced light industrial park. Potable water will be trucked in and stored on-site, and sanitary services shall be provided by either pump out tank or septic field. f) lf the industrial sites are to be serviced by septic fields, they must have the appropriate engineering studies completed to comply with the Province of Alberta Private Sewage Systems Standard of Practice 2015. g) All uses shall be low water users until water servicing is available to the Plan Area^ h) Off-site levies may apply to all development within thisarea. 3.s Municipal Reserve Area 3.s.7 lntent To provide a transition area between industrial development and surrounding properties, to provide outdoor amenity space for residents, and to protect environmental features. 3.s.2 Policies a) Municipal Reserve land shall be dedicated at the time of subdivision. b) Municipal Reserve shall be dedicated in accordance with the Land Use Concept, c) Municipal Reserve land will provide buffers between industrial uses and surrounding properties or roadways. d) lndustrial development may be required to contribute to the development of the Municipal Reserve, pathways and landscaping. e) The Municipal Reserve area shall be designated as PSR (Public Park, School and Recreation District) in accordance with the Town of lrricana Land Use Bylaw. Development in this area shall be consistent with the guidelines of the Public Park, School, and RecreationDistrict. s.6 Environmental Protection 3.6.1 lntent As described in the biophysical assessment summary {Section 2.2), the area contains small ephemeral or temporary potential wetlands, as well as two treed areas that could provide potential species habitat. The policies below are intended to ensure the retention and protection of key environmental features, such as wetlands or treed areas in the Plan Area, if identified. 3,6.2 Policies a) A detailed biophysical assessment involving verification of the environmental features identified in this assessment should be completed by the land owner prior to development of the key areas identified in Figure 3 to determine if any regulatory approvals are required. Costs of such investigations may be transferred to future tenants or land owners. !,i.,\/t: rri Jr,ti trr I ;.:. 1trtal iJii, Cr:rr-"'pl ,r'iil P{.:lri,i,1 1} b) lf the method of managing the wetlands is to protect them in situ, the province will determine a setback area and the wetland and setback may be dedicated as EnvironmentalReserveland. i,1.i,r: 11i it t t;. t' l,. I l.rrt ;itr.'rlihr)ri ljI'i,.,vitrf!(,.irr(i l)ri)liiir.'r 1,8 4.0 Transportation Network and Policies The proposed road network has been developed to allow for safe and efficient traffic circulation through the Plan Area and appropriate connectivity to the Town and Highway 9. Access to the Plan Area will be provided from the south off Township Road 274. Direct access from Highway 9, which borders the Plan Area to the east, is not permitted by Alberta Transportation. The primary road system has been identified in this ASP. Public access (the east site access) to the Plan Area will be via Township Road 274, approximately 200 m west of Highway 9. A Transportation lmpact Assessment was completed in the preparation of this ASP. No intersection improvements are required for the east site access. An additional access point will be included to the west of the wastewater lagoon, along the Plan Area's western boundary. This road will provide a secondary point of access for emergency services, as well as the Town's access to the wastewater lagoon. This access point will not be a public roadway. 4.1.1 lntent To provide the direction for the development of a safe and efficient internal road system with connectivity to the Town and the major Provincial transportation network. ' 4,t.2 Policies a) For all lots that are adjacent to Highway 9, all buildings shall be constructed a minimum of 70 m from the centre of Highway 9. b) The primary access road for the industrial park will access off Township Road 274 and shall be a minimum of 200 m from the intersection of Township Road 274 and Highway 9 to provide appropriate spacing and stacking distance fortraffic. c) All internal roads shall be built to the lndustrial Roadway Standards outlined in the City of Calgary Roads Construction Standard Specifications and the Design Guidelines for Subdivision Servicing. '; r t.,t,.:,ti lt i ti,lt].r 4 0 Transportation Network and Policies 19 4.2 Pathway Network A portion of Municipal Reserve lands in the Plan Area will be used to provide opportunities to extend the Town's pathway network, promote recreational uses, and improve access for pedestrians and cyclists. The Municipal Reserve area in the northwest of the Plan Area is a potentially suitable location for local pathway connections. 4.2.1 lntent To integrate the Plan Area with the Town's existing pathway network and enhance opportunities for local recreation. 4.2,2 Policies a) Municipal Reserve parcels within the Plan Area should connect to local and regional pedestrian pathways, and cycling pathway systems, where feasible. l'rJwn of lfririn.l !rlfi,i',liitr l ,r:. tit,:'.,,.;r,r1,;1,,g ),.,t, r., 20 5.4 lnfrastructure and Servicing Policies There is currently no water servicing in the Plan Area, although there is wastewater servicing access. Phase I of the NE ASP will be unserviced, with water and wastewater services to be introduced in subsequent phases of development. s,t General Policies 5.7.7 lntent To ensure full piped water, wastewater, and stormwater management services to the Plan Area in an efficient manner, while allowing for unserviced development in initial development phases. s.t.z Policies a) The costs of servicing new developments with utilities {including water, power and wastewater), roadways and other infrastructure shall be borne by the developer, These charges and levies will be in accordance with servicing agreements associated with each development as a condition of subdivision approval in accordance with Section 655 of lhe MunicipalGovernmentAct. b) The Town will prepare an Off-Site Levy Bylaw to collect monies to be used to install piped water .and sanitary services and the access road to the area. c) lf the first developer in the area determines that they require water and sanitary services, they may pay for the installation of the deep services, and the Town will create an Endeavour to Recover Agreement for all future developers to enter into, which will require late comer developers to pay the first developer a proportion of the cost of the infrastructure installation. d) Late comer payments will be paid as a condition of the development permitapproval. e) All developers shall sign a Deferred Servicing Agreement with the Town to ensure that at the time the park is fully serviced with water and sanitary sewer, all developments will tie into the piped system. s.2 Stormwater Management The Plan Area is located in the Rosebud sub-watershed basin within the Red Deer River Basin. Crossfield Creek, a tributary to the Rosebud River, flows adjacent to the Plan Area. Drainage from the Plan Area will flow to the north of the site to a 1.3 ha stormwater retention pond located in the north of the P[an Area. Ultimately, drainage from the Plan Area will flow into Crossfield Creek. 5.2,1 Policies a) The Town will provide the land for the storm pond and require contributions from each developer for the construction of the storm pond. ' ,.r','li 1!'r(.rtl.l i 'lr I .li ,"tr.l,' ttrr: ;, r,i,.t ll: P rlt. ,r , I t b) For Phase 1 of developmentr stormwater may flow overland or through open ditches. Future phases of the development will require drainage to be collected and transferred by conventional pipe and overland drainage routes towards a stormwater management pond located in the northwest portion of the Plan Area. s.3 Sanitary Servicing The NE ASP is proposed initially as an unserviced industrial park - no piped sewer system will be available. ln future development phases, wastewater generated in the Plan Area will be conveyed to the Town's wastewater lagoon located within the Plan Area. The NE ASP servicing concept is illustrated in Figure 7. s.s.1 Policies a) The first phase of development will not be required to tie into the piped treated sanitary sewage collection system. Low water users will be required to install their own pump out tanks or septic fields. b) At the time a piped sanitary sewage treatment system is required, the Town will construct the deep services using funds collected from the Off-Site Levy Bylaw and development will be required to tie in based on the Deferred ServicingAgreement. c) Notwithstanding clause a) above, should the developer determine that piped servicing is required, and should the developer engineer, design and pay for the installation of the deep services, the Town will develop an Endeavour to Recover Agreement to allow the developer to recoup some of the financial expenditure from future development that ties into the infrastructure. d) ln future, treated effluent or grey water from the Town's wastewater lagoon may be used for irrigation of public green spaces, provided the water quality meets Provincialguidelines. e) Stormwater may be used for irrigation of public green spaces, provided the water quality meets Provincial guidelines. i :rrr,rl {)l lt ::' .irr,r tLtt/a S.c.tO l5r0 Frt 28 LOt R'tty x7-6w.4fl. ' F1JH 07r n0?. n.E4 ELCCK I Plrrrt I tl rg4l i ItzqPg$EnuilE fuyt a PLlt{ {w | ! ,\ [ F i\ F & fr E I ql nq/t0 FL tigil tSat F5 FILt. Municipal Reserve I'tp,0.3 ?. r-t A.tT1D0. ta:3 n!tEe0.00 8tofl(2 Lagoon Expansion Flail 001 l0 It 3?r.4{'{0' I 6EE rt OETAIL I .A' ID 6t Lot t ELSCta t .T Lagoon ,[iEt r&{ttrr ils s o # rt 3 r ? LOT I rr :i fl.OCK 1 €.t.r4 :?r$.:rrli F ! P[A]\ 0lt 0tr)E a iiit.;14 1g;,Us. asuftf 1.4 el Fd.t. ?1e{0 ilku lr,f !2!{,atr ttr.o.r e. SEE tl.€. 1 gac,?I.?7.16 /4 W.4*t. DETAII '8' tr lLt AtrEA. lru'{ i\ilrLtr.rir,,tri{l i'.rvi( illA i:)oliil't\ 24 s.4 Wastewater Lagoon The service population for the wastewater lagoon, located in the Plan Area, is 1,500 based on an assumed daily per capita wastewater volume of 60 gallons. The current Town population is L,2L6 {2016 Federal Cerisus). The system will need to be expanded, replaced or modified to support future population growth beyond the system's current capacity. An aerated lagoon system would provide wastewater capacity for a population of 3,000 while limiting additional land requirements. Full details on wastewater treatment options can be found in the 2007 Town of lrricana lnfrastructure Study (BSEl, 2OO7l. Based on a conservative estimated annual population increase of approximately 2% per year, the current lagoon will provide capacity for the Town for approximately 40 years if an aeration system were installed as described in the 2007 Town of lrricana lnfrastructure Study {BSEl, 2007}. 5.4.1 Policies a) At such time that the Town needs to expand the capacity of the current lagoon, an aerated lagoon system should be installed, as described in the 2007 Town of lrricana lnfrastructure Study {BSEI, 2OO7l. b) Should the Town require additional expansion to the lagoon beyond 3,000 persons capacity in the future, the Town may consider: i) Joining or participating in the formation of a regional wastewater servicescommission. i;) lnstallation of a new wastewater lagoon in an alternate location. s.s Water Distribution The NE ASP is proposed initially as an unserviced industrial park - no piped water will be available for the early phases. ln future phases, potable water may be supplied to the NE ASP through a connection to the Town's existing water supply. s.s.l Policies a) lnitial development (Phase 1) should be limited to uses with minimal water requirements, as water and wastewater will be trucked in and out of the development. b) At the time piped water is determined to be appropriate for the site, a water source solution will be selected and engineered, and paid for by either: i) Funds collected through an Off-Site Levy by the Town. ii) By a specific developer, who will then collect payment from future developers through an Endeavour to Recover Agreement. 1 1,.r;.: :i it I 1,.;t,, r ',; implentertt.rliott ;iitti Ph;,isittg 25 6.0 lmplementation and Phasing 6.t Plan Phasing The NE ASP has been prepared as an economic development initiative of the Town, and all land in the Plan Area is owned by the Town 6.7,t Policies a) Development phasing in the Plan Area will generally follow the sequence with Phase 1 being constructed on a L to Z-year demand horizon. b) Should market demand shift or infrastructure be constructed, the development may occur in a different order. 6.2 Plan Amendments Amendments to the NE ASP may be required occasionally to adapt to changing circumstances, Any amendments to this ASP will be made in accordance with the process outlined inthe Municipal Government Act. Proposed amendments shall be consistent with the intent of the NE ASP. I ,.r'.,vll tJf li'! li .ti r !