BOARD ORDER: MGB 019/17 FILE: 16/IMD-001 Page 1 of 55 in the MATTER of the Municipal Government Act Being Chapter M-26 of the Re
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BOARD ORDER: MGB 019/17 FILE: 16/IMD-001 IN THE MATTER OF THE Municipal Government Act being Chapter M-26 of the Revised Statutes of Alberta 2000 (Act). AND IN THE MATTER OF AN INTERMUNICIPAL DISPUTE lodged by City of Chestermere against Rocky View County Bylaw C-7468-2015 (Conrich Area Structure Plan) CITATION: City of Chestermere v Rocky View County re C-7468-2015 Conrich Area Structure Plan, 2017 ABMGB 19 BEFORE: Members: D. Thomas, Presiding Officer T. Golden B. Horrocks Case Managers: C. Miller Reade R. Duncan This is a dispute filed with the Municipal Government Board (MGB) after the adoption of Bylaw C-7468-2015 by Rocky View County (Rocky View). The City of Chestermere (Chestermere) has filed a dispute under Section 690 of the Act claiming that portions of the Bylaw has or may have a detrimental effect on it. Upon notice being given to the interested parties, a hearing was held in the City of Calgary, in the Province of Alberta, from September 13 to September 23, 2016. Closing summaries were submitted following the hearing, and the hearing was closed April 19, 2017. 131-M19/17 Page 1 of 55 BOARD ORDER: MGB 019/17 FILE: 16/IMD-001 Table of Contents OVERVIEW ............................................................................................................................................................. 4 TERMS USED IN THIS ORDER .................................................................................................................................. 5 PART A: BACKGROUND TO THE INTERMUNICIPAL DISPUTE? ................................................................................ 6 Figure 1: Chestermere and Conrich Area ......................................................................................................................... 7 Figure 2: Land Use Strategy (taken from Conrich ASP) ..................................................................................................... 8 Figure 3: Phasing Plan (taken from Conrich ASP) .............................................................................................................. 9 PART B: THE MEANING OF DETRIMENT IN S. 690 APPEALS ................................................................................. 10 PART C: ISSUES .................................................................................................................................................... 12 ISSUE 1: DOES THE AGREEMENT BETWEEN CALGARY AND ROCKY VIEW COUNTY DEMONSTRATE GENERAL DETRIMENT? ........................................................................................................................................................ 12 Chestermere’s Position ....................................................................................................................................... 12 Rocky View’s Position ......................................................................................................................................... 13 FINDINGS ................................................................................................................................................................... 13 DECISION AND REASONS ............................................................................................................................................... 13 ISSUE 2(A): IS THERE DETRIMENT TO CHESTERMERE DUE TO THE TRANSPORTATION INFRASTRUCTURE REQUIREMENTS OF THE CONRICH ASP? ............................................................................................................... 13 Chestermere’s Position: ...................................................................................................................................... 13 Rocky View’s Position: ........................................................................................................................................ 15 FINDINGS – ISSUE 2(A) ................................................................................................................................................. 16 DECISION AND REASONS – ISSUE 2(A) ............................................................................................................................ 16 ISSUE 2(B): DOES THE CONRICH ASP’S STRATEGY FOR STORMWATER HAVE A DETRIMENTAL EFFECT ON CHESTERMERE? ................................................................................................................................................... 18 Chestermere’s Position ....................................................................................................................................... 18 Rocky View’s Position: ........................................................................................................................................ 19 FINDINGS – ISSUE 2(B) ................................................................................................................................................. 21 REASONS – ISSUE 2(B) ................................................................................................................................................. 21 ISSUE 2(C): WILL THE CONRICH ASP CAUSE DETRIMENT TO CHESTERMERE BY ALLOWING INCOMPATIBLE OR COMPETING DEVELOPMENT ADJACENT TO HIGHWAY 1? .................................................................................... 22 Chestermere’s Position: ...................................................................................................................................... 22 REMEDY REQUEST: GROWTH MANAGEMENT OVERLAY ....................................................................................................... 23 Figure 4: Proposed Growth Management Overlay ......................................................................................................... 23 Rocky View’s Position: ........................................................................................................................................ 24 FINDINGS – ISSUE 2(C) ................................................................................................................................................. 24 DECISION AND REASONS – ISSUE 2(C) ............................................................................................................................. 25 ISSUE 3: WILL THERE BE DETRIMENTAL ECONOMIC EFFECTS TO CHESTERMERE AS A RESULT OF THE CONRICH ASP? .................................................................................................................................................................... 26 Chestermere’s Position: ...................................................................................................................................... 26 131-M19/17 Page 2 of 55 BOARD ORDER: MGB 019/17 FILE: 16/IMD-001 IMPACTS ON CHESTERMERE’S ECONOMIC DEVELOPMENT ..................................................................................................... 26 RETAIL GAP ANALYSIS ................................................................................................................................................... 27 Rocky View’s Position: ........................................................................................................................................ 29 FINDINGS – ISSUE 3 ..................................................................................................................................................... 31 DECISION AND REASONS – ISSUE 3 ................................................................................................................................. 31 ISSUE 4: WILL THE CONRICH ASP CAUSE DETRIMENT TO CHESTERMERE BY REQUIRING IT TO PAY FOR ADDITIONAL RESOURCES SUCH AS FCSS, LIBRARIES, PARKS AND RECREATION, EMERGENCY POLICE AND FIRE SERVICES? ............................................................................................................................................................ 33 Chestermere’s Position: ...................................................................................................................................... 33 Rocky View’s Position: ........................................................................................................................................ 35 FINDINGS – ISSUE 4 ..................................................................................................................................................... 38 DECISION AND REASONS – ISSUE 4 ................................................................................................................................. 38 ISSUE 5: WITHOUT AN INTERMUNICIPAL OR A REGIONAL PLAN, WILL THERE BE A LACK OF COORDINATION OF PLANS THAT WILL BE DETRIMENTAL TO CHESTERMERE? ..................................................................................... 40 Chestermere’s Position: ...................................................................................................................................... 40 Rocky View’s Position: ........................................................................................................................................ 42 FINDINGS – ISSUE 5 ..................................................................................................................................................... 44 DECISION AND REASONS – ISSUE 5 ................................................................................................................................. 44 LANDOWNER SUBMISSIONS ...............................................................................................................................