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Town of Chestermere Bylaw 019-09

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Town of Chestermere Bylaw 019-09 TOWN OF CHESTERMERE BYLAW 019-09 BEING A BYLAW TO AMEND MOUNTAIN VIEW PARK CONCEPTUAL SCHEME (BYLAW C-6474-207, ADOPTED BY MUNICIPAL DISTRICT OF ROCKY VIEW NO. 44, AND ANNEXED TO THE TOWN OF CHESERMERE) WHEREAS pursuant to the provisions of the municipal Government Act, Chapter M-26, revised Statutes of Alberta 2000, and amendments thereto, the Council of the Town of Chestermere in the Province of Alberta (hereinafter called the Council) has adopted Bylaw No. C-6474-207, which was adopted by Municipal District of Rocky View No. 44 and annexed to the Town of Chestermere) WHEREAS the Council deems it desirable that Mountain View Park Conceptual Scheme (Bylaw No. C-6474-207), be amended; and NOWTHEREFORE the Council hereby enacts as follows: 1. The Mountain View Park Conceptual Scheme Amendment being Schedule “A” attached hereto and forming part of this Bylaw. 2. This Bylaw comes into full force and takes effect on the date of third and final reading. FIRST READING, PASSED THIS 17 DAY OF AUGUST , 2009. SECOND READING, PASSED THIS 15 DAY OF MARCH , 2010 THIRD READING, PASSED THIS 15 DAY OF MARCH , 2010. _________________________________________ MAYOR _________________________________________ CHIEF ADMINISTRATIVE OFFICER T:\Planning\Land Use Bylaw Amendment Requests\2009\Bylaw 019-09 Mountain View Conceptual Scheme Amendment\Public hearing\BYLAW-PUBLIC HEARING MAR 2010.doc Bylaw 029-07 Page 2 of 18 SCHEDULE A Amendments to Mountain View Park Conceptual Scheme 1. Adjustments to the Conceptual Study Area The original Conceptual Planning Scheme study area was estimated to contain approximately 404 hectares or 998 acres. Homburg-Centron Teamworks has completed more detailed survey work and using the latest assessment information which has resulted in amendments to the amount of land contained within the study area. It is therefore recommended that Table 4-1 be amended as follows: Land Titles: Title No. Description Hectares Acres Undivided Interest NW ¼ 13-24-28-W4M 64.928 160.44 Undivided Interest NE ¼ 13-24-28-W4M 64.965 160.53 Undivided Interest SE ¼ 13-24-28-W4M 55.491 137.12 Undivided Interest Part NE ¼ 14-24-28-W4M 41.386 102.26 Undivided Interest Part NW ¼ 14-24-28-W4M 23.394 57.80 in Block 1, Plan Part NE ¼ 14-24-28-W4M 890876 Road right of way to be closed 0.39 0.96 Road r.o.w. to remain open 0.799 1.98 Total Area Controlled by Homburg-Centron Teamworks 251.35 621.09 Lands controlled by other Owners: Title No. Description Hectares Acres 921191586 Part NW ¼ 14-24-28-W4M 7.485 18.50 Plan 833 LK Part NW ¼ 14-24-28-W4M 4.415 10.91 041013436 8910894 Part NE ¼ 13-24-28-W4M 4.048 10.00 041038905 031019115+2 Part SW ¼ 14-24-28 W4M 41.996 103.77 and Part SE ¼ 14-24-28 W4M 175Q122 Part SE ¼ 14-24-28-W4M 10.995 27.07 891137200 SW ¼ 13-24-28 W4M 63.124 155.98 8916059 Part SE ¼ 13-24-28-W4M 6.604 16.32 Existing road right-of-way 2.74 6.78 T:\Planning\Land Use Bylaw Amendment Requests\2009\Bylaw 019-09 Mountain View Conceptual Scheme Amendment\Public hearing\BYLAW-PUBLIC HEARING MAR 2010.doc Bylaw 029-07 Page 3 of 18 Total Area Controlled by other Owners 141.41 349.33 Total Conceptual Scheme Study Area 392.76 970.42 2. Alberta Transportation Functional Studies for Highways 791/1 and Highway 1/1A Alberta Transportation finalized the technical analysis on the Highway 791/Highway 1 interchange and has retained McElhanney Consulting Services Ltd. to complete a functional study for the Highway 1/1A intersection. The Highway 791/1 technical analysis results in the loss of 2.91 hectares (7.19 ac) of Homburg-Centron Teamworks’ property and a further 1.97 hectares (4.88 ac) out of the holding of 6.60 hectares (16.32 ac) located on the northwest corner of the proposed interchange. For the Highway 1/1A long term improvements McElhanney Consulting Services Ltd. has prepared 6 options for further consideration. Homburg-Centron Teamworks has, in the redesign for the 251.35 hectare (621.09 ac) Chestermere Business Park and Bayfield project, selected the alternative requiring the greatest amount of land. If approved by Alberta Transportation, this option will consume 11.70 hectares (28.91 ac) of Homburg-Centron Teamworks’ property, the entire 7.49 hectare (18.50 ac) parcel at the southeast corner of the interchange, 0.08 hectares (0.19 acs) of the municipal yard site, and a further 13.30 hectares (32.86 ac) from title 031019115+2. Alberta Transportation has indicated that the property acquisition and improvements related to Highway 1/1A are beyond their 10 year timeline and, therefore, some of this affected property may be able to be used in the medium term for interim uses. Nevertheless, all this property will be lost to long term development. It is therefore recommended that Table 6-2, which illustrates Proposed Long Term Development Statistics be amended as follows: Proposed Use Hectares Acres Percentage Total Study Area 392.76 970.42 100.00% Existing Road Rights of way 2.74 6.78 0.70% Highway 1/1A Widening 32.57 80.48 8.29% Highway 791/1 Widening 4.88 12.05 1.24% Rocky View County Utility 1.48 3.66 0.38% Total Gross Developable Area 351.09 867.45 89.39% Industrial 150.61 372.17 42.90% Residential 74.76 184.74 21.30% Commercial 26.48 65.42 7.54% T:\Planning\Land Use Bylaw Amendment Requests\2009\Bylaw 019-09 Mountain View Conceptual Scheme Amendment\Public hearing\BYLAW-PUBLIC HEARING MAR 2010.doc Bylaw 029-07 Page 4 of 18 Church 3.76 9.29 1.07% Storm Ponds 6.80 16.80 1.94% Proposed Internal Roadways 53.57 132.28 15.25% Municipal Reserve 35.11 86.75 10.00% The Traffic Impact Assessment completed by ISL Engineering and Land Services for Homburg- Centron Teamworks 251.35 hectare (621.09 ac) holding, along with the other potential development within the Conceptual Planning Scheme, indicates that with 2 left hand turn lanes and a traffic signal on Highway 1A, just west of the Highway 1 overpass, Homburg-Centron Teamworks will be able to develop 50% of the industrial space, 50% of the permanent commercial and 100% of the residential lands. Any further development will require improvements at the Highway 791 and Highway 1 interchange. As well, any development of interim commercial uses within the future Highway 1/1A right-of-way will result in a corresponding loss in the timing of permanent development, at least until improvements are completed at the Highway 791/1 interchange. 3. Storm Water Management Strategy The original storm water management strategy illustrated a series of storm water retention ponds which would collect the storm water via underground pipes, from the commercial and residential development, and from a mixture of pipes and ditches from the business park development. The storm water was then to be pumped via a force main to the WID irrigation system at a point north of McElroy slough. Figure 7-4 illustrated the storm water sub-basin boundaries and policies 7.4.1 through 7.4.6, together with policy 7.8.3, stipulated what needed to be done by the developers at the various land use stages. The area devoted to proposed storm water retention ponds consisted of 12.37 hectares (30.56 ac), or 3.15% of the total 393 hectares (970 ac). The WID has established stringent conditions for accepting the stormwater from urban types of development which would necessitate off-peak discharges and higher than normal levels of treatment. Therefore, traditional subdivision design would dictate that another 7% of the total developable area, or 28 hectares (69 ac), be devoted to storm water retention ponds. Therefore, the approved Conceptual Planning Scheme was deficient in land required to effectively handle the storm water. In addition, large pumps and utility rights of way had to be obtained from private landowners to direct the storm water to McElroy slough and the WID’s works. Homburg-Centron Teamworks, in conjunction with Stantec Consulting Ltd., have developed a storm water management strategy that incorporates enhanced landscaping and bio-retention on commercial, business park and residential developments. The SWM Plan integrates a wetland restoration area as part of the storm water retention pond system, allows for additional lands to T:\Planning\Land Use Bylaw Amendment Requests\2009\Bylaw 019-09 Mountain View Conceptual Scheme Amendment\Public hearing\BYLAW-PUBLIC HEARING MAR 2010.doc Bylaw 029-07 Page 5 of 18 be able to drain into the system and, at the same time, provides for stored storm water to be pumped back to Chestermere Business Park and Bayfield to be used for irrigation on parks, playfields and school grounds. The storm water management system will include a variety of ‘Low Impact Development’ techniques that may include ‘bio-swales’, rain gardens, micro-lot detention, rain harvesting, plant material ‘hydro-zoning’ and permeable pavements in contextually appropriate situations. To accomplish this storm water management design Homburg-Centron Teamworks has purchased 64.75 hectares (160 ac) to the east of Highway 791 in Rocky View County. The intent is to design a SWM system that reduces reliance on pumps and utility rights-of-way to direct drainage to McElroy slough and the WID drainage system. The Homburg-Centron Teamworks concept provides a more environmentally responsible storm water management strategy that will accommodate additional development in the Rocky View County in the future, while providing for the irrigation and wetland compensation strategy for the Chestermere Business Park and Bayfield development.
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