North Conrich Salt Transload Facility & Storage Depot

NORTH CONRICH SALT TRANSLOAD FACILITY & STORAGE DEPOT

A MASTER SITE DEVELOPMENT PLAN to support applications for Land Use Amendment & Development Permit

DRAFT FOR CIRCULATION CIRCULATION DRAFT | December 2015

Prepared for NSC Minerals Ltd. Prepared by B&A Planning Group

NORTH CONRICH SALT TRANSLOAD FACILITY & STORAGE DEPOT A MASTER SITE DEVELOPMENT PLAN to support applications for Land Use Amendment & Development Permit

CIRCULATION DRAFT | December 2015

Prepared for NSC Minerals Ltd. 251 Midpark Blvd SE Calgary, AB T2X 1S3 (403) 873-0322

Prepared by B&A Planning Group #600 940 - 6th Ave SW Calgary, AB T2P 3T1 (403) 269-4733 NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP

TABLE OF CONTENTS

1.0 INTRODUCTION 01

2.0 PROJECT VISION & RATIONALE 02

3.0 AREA CONTEXT 03

4.0 SITE CONDITIONS 07

5.0 MUNICIPAL POLICY CONTEXT 12

6.0 DEVELOPMENT CONCEPT 17

7.0 TRANSPORTATION 21

8.0 UTILITY SERVICING 24

9.0 STORMWATER MANAGEMENT 28

10.0 EMERGENCY RESPONSE 32

11.0 SITE DESIGN CONSIDERATIONS 33

12.0 IMPLEMENTATION 35

13.0 COMMUNITY CONSULTATION 39

14.0 CONCLUSION 40 NSC MINERALS LTD. | DECEMBER 2015

LIST OF FIGURES

FIGURE 1: REGIONAL CONTEXT 04

FIGURE 2: CONRICH AREA CONTEXT 05

FIGURE 3: EXISTING LAND USE 06

FIGURE 4: EXISTING CONDITIONS 08

FIGURE 5: DEVELOPMENT CONCEPT 18

FIGURE 6: TRANSPORTATION 22

FIGURE 7: WATER SERVICING 26

FIGURE 8: WASTEWATER SERVICING 27

FIGURE 9: STORMWATER MANAGEMENT 29

FIGURE 10: PROPOSED LAND USE 36

FIGURE 11: DEVELOPMENT PHASING 38 NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 01

01 INTRODUCTION

In accordance with Section 14.19 of the Rocky View County Municipal Development Plan Bylaw C-7280-2013 (The County Plan), this Master Site Development Plan (MSDP) contemplates a unique business development opportunity to be implemented directly adjacent to the Three Hills Subdivision main railway line owned and operated by CN Railway. The MSDP proposes the development of a Salt Transload Facility & Storage Depot within the north Conrich area.

The MSDP establishes specific development expectations regarding how the proposed Transload Facility & Storage Depot will be implemented within the ± 13 ha (± 33 ac) parcel legally described as Pt. SE 14-25-28-W4M.

This MSDP addresses the proposed placement of buildings and related improvements, landscaping, lighting, signage, parking/loading areas and establishes expectations for the overall architectural design and treatment of the proposed Salt Transload Facility & Storage Depot. The MSDP also describes a strategy to implement required transportation and utility servicing infrastructure necessary to support the project and provides expectation for how the project will be completed by the developer in accordance with the County’s development process.

For purposes of this MSDP, the term ‘developer’ is intended to refer to NSC Minerals Ltd., who is the proponent for this project. References to either term herein stated are meant to be interchangeable.

Example of an Existing NSC Salt Transload Facility & Storage Depot - Fort Saskatchewan, AB NSC MINERALS LTD. | DECEMBER 2015 02

02 PROJECT VISION & RATIONALE

The proposed development will include an industrial facility that consists of a series of domed enclosures and associated accessory buildings (and related equipment) purposefully installed to receive salt (sodium chloride) transported to the site via the CN main line. The rail cars will be brought onto the site via a spur line, and the salt will be off-loaded into the domes via an enclosed belt conveyance system. Subsequently, it will be weighed and placed onto trucks for transport to industrial users. The salt will be used to service a variety of industrial purposes, primarily highway maintenance contractors, operating across the Calgary Region and throughout southern Alberta.

The north Conrich Salt Transload Facility & Storage Depot will take advantage of proximity to the Calgary Logistics Park at Conrich. The existing intermodal facility has created opportunities for regional business development that rely on supply chain logistics to facilitate distribution of materials and commodities brought into the local market via rail. This Transload Facility & Storage Depot will provide a regional ‘break of bulk’ service that will enable the local distribution of a useful commodity (salt).

The proposed Salt Transload Facility and Storage Depot will be a limited service industrial development that does not require connection with the County’s potable water and wastewater utility systems. Notwithstanding, the facility will be provided with stand-alone water and sanitary service and will include a stormwater management system designed in accordance with all applicable engineering standards and requirements.

All buildings and related equipment will consider a contextually-appropriate size, scale and architectural treatment that reflect the rural character of the surrounding area. The site will be appropriate landscaped and attention will be paid to limit negative impacts to existing adjacent building sites.

The north Conrich Salt Transload Facility & Storage Depot will not compete with the distribution warehousing development that is taking hold within the north Conrich area, but instead will complement the operations of the existing Calgary Logistics Park railway operations. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 03

03 SITE CONTEXT

As illustrated by Figure 1: Regional Context and Figure 2: Conrich Area Context, the subject lands are located in the north Conrich area approximately two (2) miles south of Highway 564 (Country Hills Blvd), two miles north of Twp Rd 250 (McKnight Blvd) and one (1) mile west of Highway 791.

As illustrated by Figure 3: Existing Land Use, the subject lands are currently designated Ranch & Farm District (RF) and intended for agricultural land uses. The lands immediately adjacent to the site are characterized by predominantly un- subdivided lands that sustain crop-based agricultural pursuits. In general terms, the surrounding area is sparsely populated and contains relatively few residential building sites.

The Calgary Logistics Park (CLP) at Conrich is located ½ mile to the west and the subject lands are bounded to the north by the main line of the CN Railway. The CLP is a nationally-significant intermodal facility with significant railway operations. Since CN commenced operations within CLP in 2013, the rural character of the area has been impacted primarily due to noise and light arising from the scale and intensity of railway operations. NSC MINERALS LTD. | DECEMBER 2015 04

FIGURE 1: REGIONAL CONTEXT

CROSSFIELD BOTTREL MADDEN

BEISEKER ROCKY VIEW COUNTY

IRRICANA

AIRDRIE

COCHRANE RAIL LINE LAKE

AIRDRIE AIRPORT

BALZAC KATHYRN KEOMA

COCHRANE RAIL LINE

DELACOUR CALGARY LOGISTICS DALROY PARK SPRINGBANK YYC AIRPORT INTERNATIONAL AIRPORT PROPOSED SALT TRANSLOAD FACILITY CONRICH & STORAGE DEPOT CITY OF CALGARY

CHESTERMERE

JANET

BRAGG CREEK LANGDON

INDUS

DALEMEAD

Subject Lands

Conrich ASP Boundary

NSC Minerals Ltd. Regional Context Conrich Salt Storage Depot November 2015 NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 05

FIGURE 2: CONRICH AREA CONTEXT

COUNTRY HILLS BLVD HWY 564

19 20 21 22 23 24 19 CH RD RD 282 RD 281 NR I RGE RGE CO

18 17 16 15 14 13 18 RD 285 RGE TWP RD 252 SUBJECT SITE 7 8 9 10 11 12 7 Calgary

CALGARY Logistics Park

Pleasant

Place HWY 791

6 5 4 3 2 1 6 84ST

McKNIGHT Gas Plus TWP RD 250

Khalsa School CONRICH

31 32 33 34 35 36 31

Meadow Ridge TWP RD 245 Estates

Cambridge Buﬀalo Park Hills

30 29 28 27 26 25 30 STONEY TRAIL STONEY TRANSCANADA HWY 1 INVERLAKE RD

Prince of Peace

19 20 23 24 19 CALGARY CHESTERMERE

NSC Minerals Subject Site Hamlet of Conrich

ASP Boundary CN Railway NSC MINERALS LTD. | DECEMBER 2015 06

FIGURE 3: EXISTING LAND USE

Note: All lands are designated RF unless noted otherwise.

NSC Minerals Subject Site The subject site is currently designated as RF Calgary Logistics Park NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 07

04 SITE CONDITIONS

As illustrated by Figure 4: Existing Site Conditions, the subject lands include a triangular-shaped parcel containing ± 13 ha (± 33 ac) legally described as Pt. SE 14-25-28-W4M.

Existing Access

The parcel is accessed from Twp Rd 250 and Hwy 564 via Rge Rd 281 – a municipal grid road with a gravel surface. The site is also accessed from Highway 791 via Twp Rd 252 – a municipal grid road with a gravel surface. The parcel is bound to the north and northwest by the CN railway main line.

Existing Improvements

The lands contain two single family dwellings and a variety of accessory buildings (barn, machine shop and various storage sheds) within the west-central portion of the site. Each dwelling is serviced by individual groundwater wells and private sewage treatment systems. Each dwelling is accessed via individual approaches from Twp Rd 252.

Topography

Topography within the site is generally flat with a gentle slope from northwest to southeast. The property drains predominantly towards Twp Rd 252 wherein surface flows are intended to discharge onto the lands to the south via an existing ditch culvert crossing. Field investigation conducted to support this MSDP indicates this existing culvert has been plugged due to an overgrowth of vegetation. A portion of the site drains towards the northeast into the ditch parallel to Rge Rd 281. NSC MINERALS LTD. | DECEMBER 2015 08

FIGURE 4: EXISTING CONDITIONS

1 CANADIAN NATIONAL RAILWAY

7 RGE RD 281

5 PIPELINE R/W GAS PIPELINE R/W 4 6

PIPELINE R/W 1 2 CANADIAN NATIONAL3 RAILWAY GAS LINE R/W RISER SITE 6 VALVE SITE

TWP 7RD 252 Current Access RGE RD 281 5 PIPELINE R/W GAS PIPELINE R/W 4 6

PIPELINE R/W

2 3 GAS LINE R/W RISER SITE 6 VALVE SITE

TWP RD 252 Current Access

140.31

Conceptual Scheme Area Gas Pipeline R/W Riser Site (ATCO Pipelines)

Pipeline R/W Valve Site (Canadian Western Natural Gas Company Ltd.) Note: No Sour Gas pipelines on site. 1 CN Railway Surface Flow Direction 2 Residential Dwelling 1 5 Storage Sheds 3 Residential Dwelling 2 6 Mature trees and hedgerow 4 Machine Shop 7 Vehicle Storage Area

140.31

Conceptual Scheme Area Gas Pipeline R/W Riser Site (ATCO Pipelines)

Existing Vegetation

Vegetation within the site includes a mix of natural prairie grasses and cultivated lands (Timothy Hay). A number of mature tree stands and hedgerows are situated within proximity to the residential building sites and along the property boundaries facing Twp Rd 252 and the rail right-of-way.

A Biophysical Impact Assessment was prepared to support this MSDP. The report concludes that the potential for the site to contain any rare plants is low. It is noted that the developer intends to retain as much of the existing mature tree stands and hedgerows in order to maintain visual buffers for adjacent properties.

Wildlife & Habitat

According to the Biophysical Impact Assessment, the site is home to typical prairie wildlife habitat in a rural and occupied setting. The non-cultivated lands around the homes and buildings provide limited habitat to ground squirrels and their predators (i.e., owls, hawks, badgers). According to the Biophysical Impact Assessment prepared to support this MSDP, the site includes potential for several wildlife species including Swainson’s hawk, northern harrier and Canadian toad. It is noted that an ECO Plan will be prepared at the development permit stage to identify the relevant/applicable migratory bird / bird of prey timing windows, and if actually encountered within the site, a strategy will be implemented to establish and appropriate setbacks and/or restrictions of construction activities to mitigate impacts accordingly.

Wetlands & Hydrology

According to the Biophysical Impact Assessment, there are three (3) wetland sites identified within the site. While not visible at the time of report preparation, the Alberta Merged Wetland Inventory identifies three (3) small wetlands within the cultivated land that covers the southeast portion of the development footprint. A historical review to 2002 indicates these wetlands have been dry since at least that time. A review of the hydrogeological and geotechnical investigations reveals that in the area of the property containing the three (3) wetlands, top soil ranges from 25-35 cm followed by clay till NSC MINERALS LTD. | DECEMBER 2015 10

and bedrock at approximately 20 m depth. The groundwater well on the property shows the static water level at 9.45 m. It is noted that the proposed design of all new improvements contemplated by this MSDP will be implemented to avoid the three (3) existing wetlands.

Geotechnical Considerations

A preliminary Geotechnical Evaluation was prepared to support this MSDP. A number of hand-auger test holes were installed within the property, each to a depth of 450 mm. The results of this testing indicates that topsoil overburden within the site appears to vary from 250 mm to 355 mm and consists generally of silty and sandy clay till with trace gravel. Groundwater seepage was not encountered in any of the test holes. Groundwater well records of wells drilled within the subject lands and surrounding properties indicates the depth of groundwater varies from 4.6 m to 15.2 m.

It is noted that a detailed geotechnical investigation will be conducted prior to detailed design to determine the specific subsurface stratigraphy, groundwater conditions and engineering properties of soils at the proposed structure locations. The information collected during the detailed geotechnical investigation will be used to develop recommendations for geotechnical elements of the project including foundations, retaining walls, roadways, rail sidings, etc.

Gas Pipelines

According to the Phase 1 Environmental Site Assessment prepared in support of this MSDP, the site contains two (2) natural gas (sweet) distribution pipelines contained within existing utility rights-of-way.

A riser/valve site associated with the natural gas distribution line is located directly to the west of the subject lands.

The pipelines and associated infrastructure within this MSDP area do not present constraints for this proposed development. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 11

Historical & Archaeological Considerations

The subject lands are not known to contain any significant archaeological resources. An application for a clearance has been submitted to the Province of Alberta under the Historical Resource Act.

Potential Site Contamination

According to the Phase 1 Environmental Site Assessment, the MSDP area holds potential for site contamination due to the lengthy history of past farm/residential activities that has occurred within the site. This includes, but is not necessarily limited to, the potential presence of ACMs, LBP, PCB, halocarbon and UFFI at the site and the presence of buses, vehicles and tires located on-site during the report preparation.

Preparation of a Phase 2 Environmental Site Assessment is recommended at the time of site redevelopment to confirm the identified potential site issues and identify appropriate disposal requirements for the demolition materials. All items requiring disposal, such as fridges, barrels, and potentially impacted soils are required to be disposed of at an approved disposal facility. NSC MINERALS LTD. | DECEMBER 2015 12

05 MUNICIPAL POLICY CONTEXT

The County Plan, 2013 (Municipal Development Plan)

Map 1 – Managing Growth of the County’s Municipal Development Plan notionally identifies the area including the subject lands as a Regional Business Centre. A regional business centre is defined as a large area of commercial and industrial development which provides regional & national business services as well as local & regional employment opportunities. Regional business centres make a significant contribution in achieving the County’s fiscal goals and are expected to include the following characteristics:

• existing businesses;

• an efficient road connection to the provincial highway network;

• significant scale and scope of operations;

• infrastructure with the potential to service the proposed development;

• potential of multiple transportation options (road, rail, or air); and

• regulated by existing statutory policy, and/or identified in annexation agreements.

CN has recently constructed the Calgary Logistics Park at Conrich, as a state-of-the-art, nationally-significant intermodal rail facility with co-locate distribution warehousing.

The proposed location for this transload facility and storage depot in proximity to the intermodal yard is consistent with the County Plan’s Regional Business Centre policy considerations. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 13

Return to Table of Contents

COUNTY PLAN - MAP 1: MANAGING GROWTH MAP 1 - MANAGING GROWTH

Madden CROSSFIELD Bottrel Return to Table of Contents

22 72 BEISEKER

MAP 1 - MANAGING GROWTH 2

IRRICANA

Madden Bottrel CROSSFIELD AIRDRIE

Cochrane22 Lake 72 BEISEKER

Cochrane North 2 Balzac Balzac 1A West East IRRICANA Kathyrn Keoma 9 COCHRANE BearspawAIRDRIE Cochrane Lake

Cochrane North Balzac Balzac 1A West East Delacour Kathyrn Keoma 9 Dalroy COCHRANE BearspawHarmony 1 North Springbank Delacour Conrich Subject Dalroy Harmony 1 Site North Springbank Conrich Central Springbank CHESTERMERE Central Springbank CALGARY 1 CALGARY CHESTERMERE 8 1 8 Elbow Valley Elbow Valley

Greater Bragg Creek Langdon Greater Bragg Creek Langdon Bragg Creek

Indus Bragg Creek 22X

Dalemead Indus 22X

0 4.5 9 13.5 18 Dalemead Kilometres

Residential0 4.5 Co 9mmuni13.5ties 18 Future Urban Growth Areas Kilometres Hamlet - Full Service Calgary Growth Area (Rocky View County / Calgary Intermunicipal Development Plan) Hamlet - Growth as per the adopted plan

Small Hamlet General Legend ResidentialCountry Residential C(Areao Structuremmuni Plan) ties Highway Future Urban Growth Areas Rocky View Boundary

Business Areas City/Town/Village Hamlet - Full Service Calgary Growth Area Regional Business Centre (Rocky View County / Calgary Intermunicipal Development Plan) HighwayHamlet Business Area - Growth as per the adopted plan

Hamlet Business Area Small Hamlet General Legend

Country Residential (Area Structure Plan) Highway

Rocky View Boundary 26 | Rocky View County Business Areas City/Town/Village

Regional Business Centre

Highway Business Area

Hamlet Business Area

26 | Rocky View County NSC MINERALS LTD. | DECEMBER 2015 14

The Conrich Area Structure Plan, 2015 (1st Reading Draft)

Rocky View County is currently preparing the Conrich Area Structure Plan (CASP) to establish a comprehensive land use strategy intended to accommodate business development opportunities in proximity to the Calgary Logistics Park. The CASP directs the development of a Regional Business Centre within the Conrich area and proposes that approximately one half of the ASP area should be appropriate for industrial and commercial uses. It is noted that the subject lands are located within an area of the CASP considered appropriate for the type of industrial development proposed by this MSDP.

The CASP establishes the following industrial development objectives:

• Support the development of well-designed industrial areas.

• Provide for the growth of local and regional employment opportunities.

• Support the development of industries associated with the provincial and regional economic base such as construction, manufacturing, transportation, warehousing, distribution logistics, and oil and gas services.

• Promote financial sustainability by increasing the County’s business assessment base.

The proposed north Conrich Salt Transload Facility & Storage Depot will support and implement these stated CASP development objectives.

This MSDP has been prepared to demonstrate overall consistency with the various policy provisions included in the DRAFT CASP, specifically the Industrial, Transportation, Utility Services, Stormwater and Solid Waste sections. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 15

D-5 Page 36 of 118 LAND USE CONCEPT FROM CONRICH AREA STRUCTURE PLAN (1ST READING)

Map 5: Land Use Strategy RGE RD 285 RGE RD 282

TWP RD 252 RD CONRICH

ASP Boundary Subject Future Policy Area Site Residential-Form to be Calgary determined Country Residential

Pleasant Place Institutional/Residential

Institutional

84 ST Industrial

¾Ë Heavy Industrial Twp Rd 250 TWP RD 250 Industrial Transition Highway Business Transition Highway Business Highway Business/Industrial STONEY TRAIL STONEY Long Term Development Area ¾Ë Emergency Services McKervy Place Transportation and Utility Corridor Twp Rd 244A CN Railway INVERLAKE RD

HWY 1

00.511.520.25 Calgary Chestermere Km This map is conceptual in nature. No measurements or area calculations should be taken from this map. ± AGENDA Page 321 NSC MINERALS LTD. | DECEMBER 2015 16

Interim Policy Review Considerations (pending adoption of the Conrich ASP)

It is noted that the County Plan establishes that business development should be approved within areas that have adopted area structure plans. It is acknowledged that this MSDP includes lands that are not (yet) included within the boundaries of an adopted ASP.

Notwithstanding, the County Plan includes policies that enable consideration of a proposal for business development subject to the following:

Policy 14.21 indicates that applications to redesignate land for business uses outside of a business area shall provide a rationale that justifies why the proposed development cannot be located in a business area (e.g. requirement for unique infrastructure at the proposed location); and

Policy 14.22 indicates that proposals for business development outside of a business area should:

a) be limited in size, scale, intensity, and scope;

b) have direct and safe access to a paved County road or a Provincial highway;

c) provide a traffic impact and intersection assessment; and

d) minimize adverse impacts on existing residential, business or agricultural uses.

The development proposed by this MSDP is consistent with these County Plan policy provisions. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 17

06 DEVELOPMENT CONCEPT

As illustrated by Figure 5: Development Concept, the general nature of the proposed north Conrich Salt Transload & Storage Facility is described in the following sections.

Site Improvements

The facility is expected to include the following components:

• A rail siding with a 50 car capacity (25 loads full and 25 loads empty) designed and constructed in accordance with CN and Transport Canada standards;

• A rail car unloading pit with associated conveyors;

• Two (2) 20,000 tonne capacity enclosed storage domes;

• One (1) scalehouse and an office administration building (with a water cistern and sanitary pump-out tank);

• An equipment storage shed (re-purpose of the existing shop already developed within the parcel);

• An internal access and distribution system involving a private ‘one-way’ gravel driveway with an access from Twp Rd 252 and an exit onto Rge Rd 281;

• A privately owned and operated stormwater management facility;

• Security fencing and gated access points; and

• Limited ‘dark sky’ compliant lighting fixtures (only if required for security purposes);

The developer will finalize the specific layout of the proposed facility and provide a more detailed site plan at the development permit stage. It is noted that, aside from the one (1) existing accessory building proposed to be retained and re-purposed, all other existing site improvements are expected to be removed from the site. NSC MINERALS LTD. | DECEMBER 2015 18

FIGURE 5: DEVELOPMENT CONCEPT

UPGRADED

TO BE CLOSED OR CLOSED BE TO

RANGE ROAD 281 ROAD RANGE PUBLIC CROSSING PUBLIC RGE RD 281 RD RGE

20.12

SITE EXIT EXISTING WETLAND

EXISTING

WETLAND

±470m PROPOSED MAIN TRACK REALIGNMENT TRACK MAIN PROPOSED ±470m 14 CARS CLEAR CARS 14 FACILITY PROPOSED STORMWATER MANAGEMENT

EXISTING

WETLAND 12 CARS CLEAR CARS 12

FENCING DOME

OFFICE/PARKING

SCALE

252 DR PWT DR 252

BRIDGED/PROTECTED

PIPELINES TO BE TO PIPELINES PIT

MAIN TRACK MAIN

DOME

EXISTING EXISTING

GAS PIPELINE R/W PIPELINE GAS

PIPELINE R/W PIPELINE RETAINED

SHOP TO BE TO SHOP

EXISTING

13 CARS CLEAR CARS 13

ENTRANCE SITE

CANADIAN NATIONAL RAILWAY NATIONAL CANADIAN

GAS FACILITIES GAS EXISTING NATURAL EXISTING

NSC Minerals Subject Site

TO BE CLOSED (TBC) CLOSED BE TO

MILE 114.33 MILE

TOWNSHIP RD 252 RD TOWNSHIP PUBLIC CROSSING PUBLIC NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 19

Operational Considerations

The developer expects to operate the Salt Transload Facility and Storage Depot in accordance with the following general operational considerations:

• All rail side off-loading, handling and storage of salt will occur within covered conveyors and enclosures;

• The salt storage facilities will be designed with primary and secondary containment in order to minimize (if not eliminate) potential for off-site impacts;

• The developer will install groundwater monitoring devices at key locations along the perimeter of the MSDP area. Annual testing of water quality will be conducted by the developer and the results will be shared with Rocky View County (and other stakeholders) as required;

• The developer expects to operate the facility Mondays through Fridays, with occasional operations on Saturdays during peak season (winter months);

• Hours of operations will typically be between 7:00 AM and 7:00 PM. During peak seasons, operations may be extended;

• The facility is expected to employ 6 – 8 permanent on-site staff who will be expected to drive to the site from private residences;

• Truck drivers contracted to NSC Minerals will typically arrive and depart the site within 1 hour of scheduled hours of operation;

• An office trailer for on-site staff will be located within the site. The facility will have sufficient capacity and services to support the administrative and permanent staff requirements; and

• All activities within the site will adhere to the Rocky View County Noise Control Bylaw (C-5772-2003) and the Unsightly Premises Bylaw (C-5775-2003).

The developer will finalize the operational considerations at the development permit stage. NSC MINERALS LTD. | DECEMBER 2015 20

Truck Traffic

The facility is expected to accommodate ±80 Super B-Train truck movements per day (40 inbound and 40 outbound). A Traffic Impact Assessment was prepared to support this MSDP. The report’s conclusions and recommendations for roadway improvements are described in Section 7.0 of this plan.

Railway Siding

The Salt Transload Facility and Storage Depot will rely on access to CN’s main railway line. A rail siding will be constructed by the developer in accordance with all applicable Federal, Provincial and Municipal Engineering requirements. The developer will be required to consult with the Canadian Transport Agency, CN and Rocky View County Engineering Services to secure all necessary approvals.

Pipeline Crossings

The alignment of the rail siding will require two (2) crossings over the existing pipelines that have been installed parallel to the rail ROW. The developer will be required to consult with the owner/operators of the affected pipelines to secure approval for the rail siding crossings and install bridge protection to ensure the facilities are not compromised, to the satisfaction of the owner/operator. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 21

07 TRANSPORTATION

Regional Access

The north Conrich Salt Transload & Storage Facility will service customers within the City of Calgary, across the Calgary Region and within southern Alberta. As such, efficient and convenience access to regional roadways is important for this facility.

As illustrated by Figure 6: Transportation, regional access to and from the facility will be provided from Highways 564 and 791. Highway 564 is a paved two-lane undivided highway with a 10 m surface and environmental capacity of 12,000 vehicles per day. Highway 791 is a gravel two-lane undivided highway with a 10 m surface and environmental capacity of 12,000 vehicles per day. Both roadways are under the jurisdiction of Alberta Transportation and maintained in good condition.

Local Access

Local access to the facility will be provided via Twp Rd 252. This road includes an 8 m surface with a gravel surface treatment. This road is under the jurisdiction of Rocky View County and is classified as a Regional Moderate Volume road. The roadway is maintained in good condition.

On-Site Access

Access to the facility will be provided via an approach from Twp Rd 252. Traffic will exit the facility via an approach onto Rge Rd 281. Both access points are expected to be gated during non-business hours. All access improvements required within the site (including approaches to and from adjacent public roadways) will be provided by the developer. NSC MINERALS LTD. | DECEMBER 2015 22

FIGURE 6: TRANSPORTATION

HWY 564 HWY 564 COUNTRY HILLS BLVD CH RD RD 282 RD 281 NR I HWY 791 RGE RGE CO RD 285

RGE TWP RD 252 TWP RD 252 CALGARY HWY 791 84ST

McKNIGHT CONRICH TWP RD 250 STONEY TRAIL STONEY TRANSCANADA HWY 1 INVERLAKE RD

CALGARY CHESTERMERE

NSC Minerals Subject Site Hamlet of Conrich Main Transportation Access Route Gravel Road

ASP Boundary CN Railway Paved Road NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 23

Anticipated Vehicle Trip Generation

During peak operation, the facility is expected to generate approximately 80 Super B Train truck movements (40 inbound and 40 outbound). Additionally, the site will employ approximately 8 staff whom will be expected to travel to and from the site on a daily basis.

Traffic Impact Assessment

A traffic impact assessment was prepared to support this MSDP. The study considered the existing background conditions of the surrounding regional road network and factored the proposed traffic expected to be generated by the proposed facility and the potential for impacts resulting from same on the surrounding regional road network.

The TIA concluded that the existing roads and intersections within the study area are expected to operate within acceptable capacity parameters. As such, no improvements to regional roadways are required to support the facility.

Notwithstanding Section 14.22(b) of the County Plan, upgrades from gravel to pavement are not contemplated given that Highway 791 is also finished with a gravel surface treatment.

The TIA prepared in support of this MSDP application may require update at the development permit stage to confirm potential road improvement requirements. Alberta Transportation and Rocky View County Engineering Services will be consulted further.

Transportation Off-Site Levy Bylaw

Because no subdivision is being considered to facilitate this proposed development, the developer will be required to provide the Rocky View County Transportation Off- Site Levy Bylaw at the development permit stage. NSC MINERALS LTD. | DECEMBER 2015 24

08 UTILITY SERVICING

As illustrated by Figure 7: Water Servicing, the north Conrich Salt Transload & Storage Facility will be a limited service industrial development which does not rely on connections with the East Rocky View Waste Water Treatment Line or the East Rocky View Potable Water System. As such, the developer does not require an extension of the existing network of municipal utility servicing infrastructure (water & wastewater) to the site. Likewise, the developer will not be required to provide contribution to the County’s Water and Wastewater Off-site Levy Bylaw. Instead, all required water and wastewater utilities will be provided by the developer via stand-alone systems.

The developer is prepared to enter into a deferred servicing agreement with RVC to establish expectations for future servicing requirements.

A Utility Servicing Design Assessment report was prepared to support this MSDP with conclusions and recommendations described in the following sections.

Potable Water Supply

Potable water will be supplied to the site via a trucked-in delivery service. The developer will manage a contract with an approved commercial water supplier.

On site water storage will be provided by a cistern with electrical pump for distribution as required.

Fire Suppression

Fire water supply will be incorporated into the stormwater pond design, based on applicable Alberta code(s) and local requirements. If required, the developer will install a separate fire pond and/or water storage tank specifically for fire-fighting purposes.

Wastewater Storage and Disposal

Wastewater will be contained by holding tank(s). Disposal of waste water will be contracted by the developer to approved commercial septic disposal contractor (tank truck). NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 25

Electrical

Electrical services required to operate the facility generally include; power to the plant rail car unloading system; truck loading system; localized lighting for operations and maintenance purposes and; office trailer outlets and heating.

A power demand load has not been prepared in support of this MSDP; however based on the requirements of similar facilities operated by the NSC Minerals Ltd, an electrical service of 600V – 3 Phase service is anticipated. Existing electrical supply for this level of service is located ± 4.5 km west of the proposed development (east of, and parallel to, Rge Rd 284). Fortis Alberta is expected to provide the necessary transmission line from the existing service to the NSC Minerals Ltd. site through contract with the developer.

Telecommunications

Conventional telephone and computer utility service infrastructure will not be required for this development. This service will be provided by the developer via wireless data services.

Natural Gas

Natural gas service will not be required to service this development. The heating requirements for the employee occupied facilities will be provided by electrical power in accordance with electrical service to be provided to the site by Fortis.

Waste Management

Refuse disposal will be provided by the developer via a contract with an approved waste management contractor. The proposed development is not expected to generate a significant amount of waste beyond the typical waste flow generation of a basic industrial storage site. NSC MINERALS LTD. | DECEMBER 2015 26

FIGURE 7: WATER SERVICING

COUNTRY HILLS BLVD HWY 564 CH RD RD 281 RD 282 NR I RGE RGE CO

RD 285 Note: RGE TWP RD 252 Connection to Future Loop RVC Municipal Connection Water System to Balzac not required for this development CALGARY

Future Pump Station HWY 791 & Reservoir 84ST

McKNIGHT CONRICH TWP RD 250

Existing Conrich Pump Station & Reservoir

Future Pump Station

STONEY TRAIL STONEY & Reservoir TRANSCANADA HWY 1 INVERLAKE RD

CALGARY CHESTERMERE

NSC Minerals Subject Site Hamlet of Conrich Pump Station & Reservoir: Transmission Main: Feeder Main: Existing Existing Existing ASP Boundary Future Policy Area Future Future Future

Source: Conrich ASP 1st Reading Draft NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 27

FIGURE 8: WASTEWATER SERVICING

COUNTRY HILLS BLVD HWY 564 CH RD RD 281 RD 282 NR I RGE RGE CO

RD 285 AREA Note: RGE 9 TWP RD 252 Connection to RVC Municipal AREA Wastewater System 9 not required for this development AREA CALGARY 2

AREA AREA HWY 791 1 8 84ST AREA

McKNIGHT CONRICH 3 TWP RD 250

AREA 6

AREA AREA

STONEY TRAIL STONEY 7 TRANSCANADA HWY 1 4 INVERLAKE RD

AREA 5

CALGARY CHESTERMERE

NSC Minerals Subject Site Hamlet of Conrich Sanitary Catchment Area Lift Station Gravity Main: Forcemain: Existing Existing Existing ASP Boundary Future Policy Area Transmission Main Lift Station Proposed Proposed Proposed

Source: Conrich ASP 1st Reading Draft NSC MINERALS LTD. | DECEMBER 2015 28

09 STORMWATER MANAGEMENT

Existing Regional Drainage

As illustrated by Figure 9: Stormwater Management, The MSDP area is located in a sub-basin of the Rosebud Watershed. In general, the flow within the sub-basin is to the southeast towards the WID canal – which conveys flows to the north and northeast eventually discharges to the Red Deer River. Off-site flows drain towards the site from the northwest via a series of existing drainage paths and along Rge Rd 282. The off- site drainage area is bound by Highway 564 to the north which diverts flows to the east away from the site. In addition, the overall topography is hummocky and thus the drainage area is bound by natural ridges. The area contributing to off-site drainage flows is ± 465 ha.

Existing surface flows are discharged from the site to the south through a culvert crossing Twp Rd 252. The flow is then conveyed east through the roadway ditch to a culvert crossing Rge Rd 281, then through a series of drainage paths to the southeast. The flow proceeds to a small pond/dugout located in a property adjacent to Highway 791, which discharges to the southeast towards a culvert crossing Highway 791. The flow is then conveyed to the southeast where it discharges into a WID canal.

Rocky View County has established a unit area release rate (UARR) of 0.8 L/s/ha that was developed for the Shepard Regional Drainage Plan (SRDP) and the Cooperative Stormwater Management Initiative (CSMI). This UARR has subsequently been included as a requirement of the Conrich Master Drainage Plan. Development within the MSDP must respect these established UARR rates.

Stormwater Management Plan

A Stormwater Management Plan was prepared to support this MSDP. The strategies that this SWMP will implement are illustrated in Figure 9 and described as follows:

• Maintain the current on-site drainage pattern wherever possible and practical;

• Develop a new stormwater management facility (SWMF) within the southeast portion of the site, and

• Accommodate a ‘net-zero’ increase in discharge flow, discharge volume, and pollutant loading. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 29

FIGURE 9: STORMWATER MANAGEMENT

COUNTRY HILLS BLVD HWY 564

CH RD OFF-SITE

NR I DRAINAGE AREA

CO = 465ha RD 285 RD 282 LOW POINT RGE TWP RD 252 RGE HIGH POINT

HIGH POINT HWY 791 CALGARY

RD 281 WH CANAL RGE

DUGOUT 84ST

McKNIGHT CONRICH TWP RD 250

EXISTING BRIDGE

STONEY TRAIL STONEY TRANSCANADA HWY 1 INVERLAKE RD

CALGARY CHESTERMERE

NSC Minerals Subject Site Hamlet of Conrich

ASP Boundary Future Policy Area

Emergency Spill Route

to regional Conceptual Scheme Area On-Site Flow Ditch Inlet Structure water Proposed Fencing Oﬀ-Site Flow Ditch Proposed Stormwater discharge Proposed Culvert Management Facility Existing Culvert Existing Wetlands NSC MINERALS LTD. | DECEMBER 2015 30

On-Site Drainage Management

The areas containing the salt storage domes, internal access roads, related accessory buildings and equipment, and railway sidings will be graded such that the surface flow will be directed to a SWMF to be constructed within the southeast portion of the site. All drainage will be accommodated via a system of ditches and overland conveyance swales. The existing low-lying area in the northeast portion of the site will be re-graded to direct surface flows towards the proposed SWMF.

Stormwater Management Facility (SWMF)

The SWMF will be constructed by the developer within the southeast corner of the site. The SWMF will collect runoff from the entire MSDP area, and will be sized to collect 100% of the runoff volume generated therein. It is expected that the SWMF will be a wet pond with 1.0 m of active storage, 0.6 m of freeboard, 5:1 side slopes and will have a footprint of ± 0.75 ha (±1.9 ac).

The SWMF will include an outlet structure that will discharge, in an emergency condition, to the existing ditch along Twp Rd 252. In this instance, this emergency spill will flow to the existing culvert crossing under Twp Rd 252 and subsequently be discharged into the existing regional drainage course that eventually discharges to the WID canal.

Potential to accommodate access for fire suppression purposes will be considered at the detail design stage. If required, the developer will provide a conveniently accessible dry hydrant and hook-up.

As part of the development permit process, the developer may be required to address minor ditch re-grading along Twp Rd 252 and to remove the vegetation and debris that is currently blocking the existing culvert crossing. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 31

Regional Drainage Management

It is noted that the SWMF will be designed to accommodate a continuous volume and release of surface drainage to exit the site so as to maintain existing ‘pre-development’ stormwater conditions.

SWMF Ownership, Operation & Maintenance

All stormwater management facilities within the MSDP area will be owned, operated and maintained by the developer. The developer will contract the operation and maintenance of the facilities to an approved stormwater management operator. A stormwater facility management and operation plan will be provided by the developer at the development permit stage.

All stormwater facilities will be protected by overland drainage utility rights-of-way and associated easements – which will include references to Rocky View County’s rights to access the site and maintain the facilities should emergency circumstances warrant.

Existing Wetlands

As discussed in Section 4 of this MSDP, the location and design of the proposed SWMF and related stormwater management infrastructure will be constructed to avoid disturbance to the existing wetlands within the MSDP area. As such, the development proposed within the site is not expected to trigger an application for wetland disturbance under the Provincial Water Act, and as such, this development will be consistent with the Provincial Wetland Policy. NSC MINERALS LTD. | DECEMBER 2015 32

10 EMERGENCY RESPONSE

The nature of industrial activities anticipated within this MSDP involves the handling and storage a material commodity (salt) that is not considered a hazardous material. As such, there is no requirement for an exceptional level of emergency response within the MSDP area.

Fire Response

Primary fire response will be provided via the Chestermere Fire Station and/or the City of Calgary Westwinds Station. Secondary fire response will be provided by the Rocky View County Fire Station in Balzac.

All buildings will be designed in accordance with the Alberta Building Code.

Ambulance Response

Ambulance response will be provided via EMS Stations in the cities of Airdrie, Chestermere, and Calgary.

Police Response

Police response will be provided via the RCMP Detachments in Chestermere and/or Strathmore in accordance with the Provincial Police Service Agreement. Rocky View Community Peace Officers will also provide bylaw enforcement.

Emergency Response Plan

The developer will provide an Emergency Response Plan at the development permit stage. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 33

11 SITE DESIGN CONSIDERATIONS

Site Plan and Building Configuration

The preliminary configuration all buildings and related accessory structures within the MSDP area is generally illustrated on Figure 5: Development Concept. The final orientation and configuration of buildings will be confirmed at the development permit stage in accordance with a detailed site plan to be submitted by the developer.

All buildings within the MSDP area will respect the prescribed building height and yard setbacks in accordance with the provisions of the County’s Land Use Bylaw.

The design of all buildings will respect the local rural / agricultural setting. The use of building materials which reflect a palette of the dominant colour of the site’s existing ambient vegetation will be encouraged.

Landscaping

Wherever possible and practical, the developer will maintain the existing mature tree stands and hedgerows already established within the MSDP area. The location and orientation of much of this existing vegetation provides visual screening and buffering within the western portion of the site.

Additionally, the developer acknowledges the prescribed 10% landscaping requirement required within the site by the County’s Land Use Bylaw. The developer will provide a landscaping plan at the development permit stage.

Lighting

The developer does not expect to provide any lighting within the site. However, if required for security purposes, the use of dark sky compliant light fixtures shall be mandatory within the site. Again, only if required, the developer will provide a lighting plan at the development permit stage. NSC MINERALS LTD. | DECEMBER 2015 34

Screening & Buffering

Additional landscaping elements, if required, are expected to be provided in the form of landscaped berms which will be strategically located along certain locations along the perimeter of the site to provide buffering for adjacent occupied dwellings.

Agricultural Boundary Design Guidelines

The County is presently preparing Agricultural Boundary Design Guidelines intended to promote a smooth transition and compatible development at the interface between agricultural land and non-agricultural land across the County However, at the time of preparing this DRAFT MSDP, it is noted that these guidelines remain in DRAFT and have not yet been adopted by the County.

Notwithstanding, the developer expects the final site plan to be submitted at the development permit stage will illustrate various design techniques that will ensure this development respects adjacent agricultural lands in accordance with the general the intent of the Agricultural Boundary Design Guidelines such as:

• Landscaped berms along the periphery of the site;

• Wherever possible and practical, maintaining existing mature tree stands and hedgerows;

• Siting of the stormwater management facility at a prominent location in the southeast portion of the site facing adjacent agricultural lands. NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 35

12 IMPLEMENTATION

As defined by the Rocky View County Municipal Development Plan, a Master Site Development Plan (MSDP) is intended to be applied to development scenarios affecting lands that will undergo minimal subdivision and are expected to be implemented primarily via the County’s development permit process.

Subdivision Process

There is no subdivision anticipated by this MSDP.

Municipal Reserve (MR)

As there is not subdivision anticipated, the developer will not be required to dedicate municipal reserves (MR) in support of this MSDP.

Land Use Amendment (Zoning) Process

The subject land is currently designated Ranch & Farm District (RF) which is intended to accommodate a variety of agricultural land uses.

As illustrated by Figure 9: Proposed Land Use, the lands are expected to be designated Industrial – Industrial Storage District (I-IS) in accordance with the Rocky View County Land Use Bylaw C-4841-97. An application for land use amendment will be submitted concurrent with this MSDP. NSC MINERALS LTD. | DECEMBER 2015 36

FIGURE 10: PROPOSED LAND USE

SE 14 25-28-W4M

AH RF to I-IS SE 14 25-28-W4M Title: 131 318 565 +1 ±13.299 ha (±32.66 ac)

NE 11 25-28-W4M

NSC Minerals Subject Site NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 37

Development Permit Process

Implementation of the proposed north Conrich Salt Transload Facility and Storage Depot will be facilitated via the development permit process. The County’s approval of an application for development permit will be considered at such time an appropriate land use designation is provided by Council for the site. The developer will finalize the site plan, building elevations, access plan, servicing plan, landscaping plan, and provide all other supporting information at the development permit stage.

The Rocky View County development authority will establish approval conditions considered necessary to implement the project within the site which may required the developer to provide updates to the various technical reports submitted in support of this MSDP. Additionally, approval conditions may require further approvals from all relevant Provincial and/or Federal jurisdictions.

Development Agreement Process

If it’s determined that any public infrastructure will require improvements in support of the development permit approval conditions, the developer will be required to enter into a Development Agreement in accordance with the terms and provision of the Rocky View County Servicing Standards.

Community Recreation Fund

The developer acknowledges the County’s desire to foster the unique recreational and cultural characteristics of Rocky View’s diverse communities. As such, the developer is prepared to consider participating in the County’s community recreation funding process and is prepared to voluntarily contribute to same at the development permit stage.

Development Phasing

As illustrated by Figure 10: Development Phasing, the developer expects to construct the facility in a single phase to be implemented in accordance with the terms of a development permit application and a development agreement process. Multiple phasing may be considered subject to the terms of the development permit. NSC MINERALS LTD. | DECEMBER 2015 38

FIGURE 11: DEVELOPMENT PHASING

NSC Minerals Subject Site NORTH CONRICH SALT TRANSLOAD FACILITY STORAGE DEPOT | MSDP 39

13 COMMUNITY CONSULTATION

The developer hosted a Community meeting held on October 26th, 2015. Invitation was provided to all landowners within ± 1.6 km from the MSDP area.

Approximately 20 people attended the open house provided by the developer and an informal presentation was provided that explained the project’s motivation and objectives. The presentation also included a general description of how the developer proposes to develop the subject lands in accordance with the details described by this MSDP.

The developer expects to continue to engage with local landowners and area stakeholders as the MSDP and Land Use Amendment application continues to unfold via the County’s application process. NSC MINERALS LTD. | DECEMBER 2015 40

14 CONCLUSION

The north Conrich Transload Facility and Salt Storage Dome will support the County’s expressed intentions to establish the Conrich area as a Regional Business Centre. The development concept proposed by this MSDP is consistent with the County Plan’s Regional Business Centre policy considerations.

The DRAFT Conrich Area Structure Plan (CASP) establishes a comprehensive land use strategy intended to accommodate business development opportunities in proximity to the Calgary Logistics Park. The CASP establishes the following industrial development objectives:

• Support the development of well-designed industrial areas.

• Provide for the growth of local and regional employment opportunities.

• Promote financial sustainability by increasing the County’s business assessment base.

The development concept proposed by this MSDP is consistent with the Conrich ASP’s general industrial development land use strategy.

NORTH CONRICH SALT TRANSLOAD FACILITY & STORAGE DEPOT MASTER SITE DEVELOPMENT PLAN