AREA STRUCTURE PLAN SW W4M CAMROSE COUNTY BYLAW ## JULY 2017(REVISED) PREPARED BY: AUSTROM CONSULTING &VICINIA PLANNING & ENGAGEMENT INC.

Transcription

1 AREA STRUCTURE PLAN SW W4M CAMROSE COUNTY BYLAW ## JULY 2017(REVISED) PREPARED BY: AUSTROM CONSULTING &VICINIA PLANNING & ENGAGEMENT INC.

2 Table of Contents 1. Purpose Policy Context Provincial Policy Municipal Development Plan Land Use Bylaw Additional Municipal Policies Location Existing Site Conditions Proposed Land Use concept Transportation and Access Environmental Impact Municipal Services Safety and Health Standards Public Consultation & Mitigation of Landowner Concerns Implementation P a g e

3 1. Purpose The purpose of this Area Structure Plan (ASP) is to provide a general framework for future land use and to assist with future land use redesignation and subdivision applications within the 16 hectare (40 acre) parcel of land. This ASP offers future landowners valuable guidance regarding the possibilities for future development on the subject lands. At the same time, the ASP serves the County and its residents by providing a policy framework to guide the preparation of land use redesignation and development in accordance with the principles of good planning and in conformance with the Camrose County Municipal Development Plan (MDP) and the Camrose County Land Use Bylaw (LUB). 2. Policy Context 2.1. Provincial Policy The purpose of an Area Structure Plan is to provide a statutory framework, pursuant to the Municipal Government Act (MGA). Section 633 of the MGA enables municipalities to adopt Area Structure Plans as a statutory plans, which provide a framework for future land use patterns, subdivision and development. ASPs are to provide the following guidance, at a more detail level than the MDP for an area of a municipality Municipal Development Plan Camrose County Municipal Development Plan (MDP) indicates the vision for the County is: A community where people embrace their rural roots, maintain viable agricultural lands, preserve natural areas, and build a growing economy. The Municipal Development Plan requires the preparation of an Area Structure Plan in accordance with the following policies: An ASP or outline plan shall be required for all commercial and industrial developments An ASP or Outline Plan shall be required for all commercial, industrial, recreation proposals or other development proposals, located outside the existing growth centers or existing hamlets All development proposals, ASPs and Outline Plans shall be in compliance with the County s MDP, LUB and other regulatory standards. Additional Municipal Development Plan policies that apply to the proposed industrial development are as follows: Non-agricultural uses shall respect the natural effects of existing agricultural operations, including the production of any noises and odours, traffic movements, and their hours of operation To create a range of commercial and trade opportunities. 2 P a g e

4 7.2.3 To ensure economic development occurs adjacent to compatible development and along transportation corridors To attract businesses and industries to Camrose County To create employment opportunities for the local population The County shall work closely with the provincial and federal agencies, as well as private Industries to ensure commercial, industrial, and tourism opportunities develop Commercial or industrial development that is not located in the growth centres should be located adjacent to existing commercial/ industrial development and/or along transportation corridors Commercial and industrial uses in rural areas do not need to be serviced by piped communal or municipal water and sewer, but servicing that meets the County s standards shall be required, and IDP and ASP requirements may apply Land Use Bylaw Within the Camrose County Land Use Bylaw the site is currently designated, General Agricultural District A Additional Municipal Policies The City/Camrose County Intermunicipal Development Plan does not apply to this proposal as the subject parcel is located 1 mile (1.6 kilometres) outside of the City/Camrose County IDP plan boundaries. 3 P a g e

5 3. Location The Wild Rose Co-op ASP is located within Camrose County at SW W4M. The quarter section is located on Highway 834; 0.8 kilometers (1/2 mile) south of Highway 26 and 2.4 kilometers (1.5 miles) north of Highway 13. In the 1990 s, Highway 834 was converted from a local County road by Camrose County in co-operation with Alberta Transportation to provide a highway connection between Highways 13 and Highway 26. This development occurred to provide access for trucks travelling to and from the Legacy Junction, an Alberta Wheat Pool (now Richardson Pioneer) Inland Grain Terminal and Agro Center located at the junction of Highways 13 and 834. Agricultural related industrial developments have been built over the last 20 years at the Junction of Highway 13 and and 834 and a few kilometers south on Highway 53. Cargill has also developed a Canola Crushing Plant approximately 4.5 kilometers (3 miles) east. This region on the east of the City of Camrose, within Camrose County, has become an Agricultural Service Industry area, servicing a large area in the Province. Figure 1: Plan Area Location 3.1. Existing Site Conditions The physical features characterizing the Plan area are shown in Figure 2. The Plan Area is relatively flat with a low lying slough like area running north to south through the quarter section. Trees are located within the low lying area. With the exception of the original farm site and the low lying area, the proposed development site has traditionally been farmed and is currently utilized for crop production. Utilizing the soil classification guide, the majority of the parcel is classified as Number 2 soil. 4 P a g e

6 There is an existing farm approach on Highway 834 that provides access for the current landowner to farm the land. Figure 2: Existing Conditions All lands directly adjacent to the site are currently designated General Agricultural, as per the County s Land Use Bylaw (Figure 3). Within the Agricultural District, immediately west of the proposed development there are two residential properties. There is also a ¼ section, with multi-lot country residential subdivisions, located north east of the planned Wild Rose Co-Op Agro Center. To limit the noise from the site the all development will be located a minimum of 75 meters from Highway 834. The hours of operation will be daylight hours, with the majority of the traffic entering the site during the traditional seeding season, late April to June. Trucks will also deliver fertilizer, chemical and seed to the site prior to the seeding season, with an estimated maximum of one to two trucks arriving per day. The Wild Rose Co-op will employ approximately 7 full-time employees that will work from the site year round. During the summer months the number of employees may reach a maximum of 15. It is anticipated that the site will initially provide full crop input services to between 25 to 50 Co-op members. Based on this customer base, 50 to 75 trucks will be entering the site daily during the seeding season. The plan is to grow the customer base overtime. Although the number of trucks entering the site will increase overtime, the long-term plan is for blended fertilizer to be delivered directly to farms 5 P a g e

7 from the Federated Co-op central blending facilities that have been constructed in Saskatchewan and will be developed in Alberta. Figure 3: Adjacent Uses 4. Proposed Land Use concept The proposed land use concept requires the site to be redesignated from General Agricultural to The Rural Commercial and Industrial under the land use bylaw (Figure 4). The planned Wild Rose Co-Op Agro Centre will require a maximum of 13 hectares (approximately 33 acres) for servicing agricultural members with crop inputs, agricultural equipment and related services. The remainder of the quarter section will be utilized for test plots and farming. To ensure there is sufficient land for the planned development, including the approach from Highway 834 and any setbacks from the highway and the low lying area to the east, the Wild Rose Co-op is requesting that 13 hectacres (approximately 33 acres) be redesignated. 6 P a g e

8 Figure 4: Land Use Concept The preliminary site design, as indicated in Figure 6, includes the use of approximately 20 acres of land for: 1. Sales office, approximately 3000 square feet. 2. Heated Garage/Shop, equivalent of a 2.5 car garage. 3. Chemical Storage Shed, approximately 50 feet by 200 feet. 4. Fertilizer Blender and Storage Bin storage at this time ( Bins) and Blender. Shed may be added in the future (up to 5000 MT). 5. Grain and Fertilizer Bins, Augers, and other Grain Handling Equipment Storage yard. The exact location of the proposed buildings will be dependent on a geotechnical analysis of the site to ensure the soil conditions are appropriate for the planned structures. The remainder of the Plan Area will be utilized for test plots and farming. There will be no anhydrous storage or facilities for anhydrous on the site. The details of the site design will be finalized prior to submitting a development permit application. The development of the site will commence in the fall of 2017, with the construction of the Chemical Storage Shed. The balance of the development will occur in P a g e

9 Figure 6: Preliminary Site Design 4.1. Transportation and Access The proposed plan will utilize Highway 834 as its primary access. The number of daily trips to the site will vary seasonally, with the peak occurring in the months of May, June and July. The approach to the site will be located at the south boundary of the site, utilizing the joint access that exists with the ¼ section to the south. The Wild Rose Co-op with will work with Alberta Transportation to ensure the required upgrades to Highway 834 to the provide access to the parcel are constructed. All internal road development will be on private property. These roads will be built to a standard required to handle truck traffic and to ensure safe vehicle movement on site. As a requirement of this development, the existing approach and driveway to the old farm site will be removed. 4.2 Environmental Impact The impact on the environment of the proposed development will be minimal. The Wild Rose Co-op will be building a state of the art facility with the latest in technology and including energy efficient systems and operating equipment. In addition, with the construction of the proposed developments on the site a large dugout will be developed to ensure there will be no increase in water drainage from the site. 4.3 Municipal Services Municipal services are not required for the proposed development. Water and sanitary sewage will be provided via a well and septic system, with the appropriate field to handle the required sewage. Alternatively, if the well capacity is not sufficient for the proposed development a cistern will be utilized and potable water will be hauled to the site. 8 P a g e

10 High speed internet and telephone service will be secured through service providers that service the area. Natural gas will be provided by the Ankerton Gas Co-op Ltd. and three phase power will be provided to the site through the Battle River Power Co-op. Residential power is currently available on site, but the line along Highway 834 will have to be upgraded to three phase power. The natural gas requirements will be similar to a residential property, so there should not be any requirements to upgrade service to the site. The site development will be designed to contain storm water runoff, to ensure compliance with existing regulations. The planned dugout on the site will be utilized to provide a water source for fire protection. The Wild Rose Co-op will work with the Camrose Fire Department and the County Regional Fire Chief to ensure that appropriate facilities are developed for fire protection. A private contractor will be utilized for solid waste management services, including waste bins, hauling and disposal at the Regional Landfill. The Wild Rose Co-op will also ensure that appropriate recycling facilities are developed on site to minimize the amount of solid waste entering the landfills. 4.4 Safety and Health Standards The Wild Rose Co-op will ensure that all safety and health standards are met, if not exceeded, not only to protect their workers, but to ensure the adjacent landowners are safe. As a fertilizer handling facility, the project will be built and operated under the standards established through the Canadian Fertilizer Act. All Chemical Storage will be managed and handled under the Chemical Warehouse Standards. In addition, the Wild Rose Co-op will not have any anhydrous storage or facilities related to anhydrous on the site. 5 Public Consultation & Mitigation of Landowner Concerns In preparing this ASP, Wild Rose Co-op is working with area landowners to mitigate potential concerns. An Open House will be held on May 18, Notices inviting area landowners to the Open House were sent out to all landowners within 0.8 km (1/2 mile) of the site. The Wild Rose Co-op will work with the adjacent landowners to ensure that their concerns with the proposed development are minimized. Access to the site will be restricted to daylight hours to ensure that the noise from truck traffic on Highway 834 related to the Agro Center does not occur during normal sleeping hours as to minimize the impact on adjacent properties. Subject to the final approval of Alberta Transportation, the access to the site will be located at the south boundary of the site to minimize the impact on adjacent properties. The approach onto Highway 834 will be paved and the area in front of the office buildings will be paved. The Wild Rose Co-op will ensure that the appropriate dust control applied to gravel access to minimize the impact of dust on adjacent properties. The Wild Rose Co-op takes pride in the development of all of their sites throughout East Central Alberta and this site will be developed in the same manner. The developed portion of the site will be fenced and trees will be planted to ensure there is a buffer between the site and adjacent properties. As per the Land Use Bylaw RCI district, all development on the site will be a minimum of 75 meters from Highway 834. All storage areas for solid waste, recycling, etc. will be screened and on site storage of all chemical, fertilizer, etc. will be within the buildings and structures to be built on the site. Due to the nature of the chemicals, fertilizer, equipment, etc. there will be little or no smell emanating from the 9 P a g e

11 site. The exterior lighting on the site will also be installed to minimize the light pollution emanating from the site. 6 Implementation The Wild Rose Co-Op has submitted a revised application to Camrose County to redesignate the 13 hectare parcel from Agricultural to Rural Commercial and Industrial designation. No subdivision will be required based on the intended development of the site. The redistricting will allow for the development permit application to be submitted upon finalization of the site design. 10 P a g e