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North Conrich Salt Transload Facility & Storage Depot

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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 RD 282 281 CH I RD RD NR RGE RGE CO 18 285 17 16 15 14 13 18 RD 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.
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