Rocky View County. Background Report

Transcription

1 Rocky View County Background Report

2 Conrich Area Structure Plan Background Report Produced By Melissa Ayers for Rocky View County - July 2013 Table of Contents Introduction 1 Policy Context 1 Growth Management Strategy 1 Municipal Development Plan 2 Intermunicipal Context 3 Population 4 Existing Conditions 5 Water And Wastewater 6 Conrich Community Development Strategy 7 Study Area 7 Land Use Concept 8 Infrastructure 9 Potable Water 9 Wastewater 10 Stormwater 10 Transportation 11 Summary 11 ii Rocky View County

3 Introduction The purpose of this report is to provide an overview of the issues affecting the Conrich area to prepare a new area structure plan that will guide future planning and development of the Conrich area. Planning in the Conrich area is currently governed by the Calgary-Chestermere Corridor Area Structure Plan which was adopted in Several factors affecting that area have occurred since that plan was adopted including: A portion of the plan area has been annexed to both Calgary and Chestermere. The Canadian National Railway (CN) moved their Logistics Park to several quarter sections north of the Hamlet of Conrich. A portion of Township Road 250 (McKnight Blvd.) is to be upgraded to four lanes which require additional rights-of-way. Upgrades to Highway 1 are required including two future interchanges and road extensions in order to serve Conrich from the south. The Shepard Regional Drainage initiative by Rocky View County, the City of Calgary and the Town of Chestermere identifies the need to appropriately address stormwater management on a regional scale. Water and wastewater infrastructure are now available in the Conrich area. In order to address the changes to the Conrich area and to determine the feasibility of undertaking a new area structure plan, the County completed the Conrich Community Development Strategy. This strategy defined a wide study area in order to understand the comprehensive planning and infrastructure needs for the Conrich area that resulted from several large development approvals. The infrastructure studies for the Conrich area provide co-ordination and efficiencies between approved developments. These studies were already necessary in light of recent approvals, but were expanded using a logical land use scenario based on those approvals. The land use scenario and the information provided in the infrastructure studies are conceptual only and will not form the boundaries and land use plan yet to be developed for a new area structure plan. Policy Context Lands in Rocky View County receive land use and development guidance from a number of municipal documents. These provide the policy context for the Conrich area. A brief summary of the impacts of these documents is provided below. Growth Management Strategy In 2009, the County completed the Growth Management Strategy to define growth areas within the County. Conrich was identified as a growth area, referred to as a growth node. Growth nodes are to be the focus of population and community amenity features to ensure the development of high quality character developments. Only five growth nodes are identified in the Strategy so that populations are concentrated, communities become complete, and improved infrastructure efficiencies can be realized. The Growth Management Strategy sets a population build-out for each growth node at 10,000. This is the minimum population required to create a live-work-play environment, develop support services such Conrich Area Structure Plan Background Report 1

4 as significant recreational facilities (i.e. indoor swimming pools and/or arenas), and some form of local and regional public transit. Growth nodes such as Conrich are to contain a village center, a well designed public realm, innovative transportation systems that focus on the multi-modal transport, and a diversity of housing options. In 2012, the Reeve s Task Force, a 17 person committee formed to discuss growth issues in the County, produced a public discussion paper to inform the new County Plan that is underway. In that discussion paper, Conrich is presented to the local population as a complete rural community that includes a hamlet core with residential, commercial and public amenities. In addition to serving the local population, the Conrich area was identified as providing regional and national business services, office space, and commercial and industrial development. The proximity to Highway 1 also allows for providing commercial services to the travelling public. Municipal Development Plan Rocky View s Municipal Development Plan was adopted by Council in 1998, but is currently being revised and will be known as the County Plan in the future. Until the County Plan is adopted, the current Municipal Development Plan provides guidance for all Area Structure Plans. The Plan views hamlets as an integral part of the municipal settlement pattern, as they serve as a community focus for rural residents. They also act as service centers with potential to offer a wide range of community facilities for surrounding residents. The Plan supports the development of area structure plans in areas where residential development is the emerging dominant land use and there is on-going growth pressure, which enables them to guide future growth and change in these areas. The Draft County Plan, which will replace the existing Municipal Development Plan, has identified the Conrich area as: a high growth hamlet a regional business centre located at the Hamlet of Conrich an area for highway business along Highway 1 2 Rocky View County

5 Intermunicipal Context The existing Calgary-Chestermere Corridor Area Structure Plan has been significantly reduced by annexations to both the City of Calgary in 2007 and the Town of Chestermere in 2009, as shown in Figure 1: Calgary-Chestermere Corridor Area Structure Plan and Annexation. Annexations to the City of Calgary and the Town of Chestermere were meant to provide a 30 year land supply for those municipalities. It is not expected that annexations to either will occur again in the near future. As a result of those annexations, only a portion of the existing area structure plan remains in Rocky View County, which is one reason why the Conrich area requires an updated plan to guide growth. Figure 1: Calgary-Chestermere Corridor Area Structure Plan and Annexation The Rocky View County/City of Calgary Intermunicipal Development Plan establishes an area of mutual interest to minimize land use conflicts across municipal borders, provide opportunities for collaboration and communication, and outline processes for the resolution of issues that may arise within the plan area. The Intermunicipal Development Plan identifies growth interests of each municipality. The Conrich area is identified as a growth interest for the County. Development in the Conrich area is not anticipated to raise any irresolvable concerns for the City of Calgary. Some topics that the City of Calgary is likely to want addressed through a plan for the Conrich area include: North-south road connections in the area south of Highway 1. Interface treatment along Highway 1 that encourages aesthetics. User-pay charging for amenity use and development. Area-wide drainage impacts and co-ordination of drainage systems. Use and development of Calgary s residual lands east of the Ring Road. Conrich Area Structure Plan Background Report 3

6 Following the annexation with the Town of Chestermere, the Town of Chestermere and the County are in discussions regarding an Intermunicipal Development Plan; however, no plan has been adopted at the time of this report. Development in the Conrich area is not anticipated to raise any irresolvable concerns for the Town of Chestermere. Some topics that the Town of Chestermere is likely to want addressed through a plan for the Conrich area include: Impacts on the Town s soft services such as fire services, policing, and school. The use of the Town s recreational facilities by Rocky View County residents. Increased traffic, specifically increased truck traffic from the Logistics Park. Compatibility of uses and transitions along the border. Economic competition Information sharing between municipalities. Population A census is currently underway for the County; however, it will not be available for analysis for this report. Therefore, census information from 2001 and 2006 has been used to identify past growth rates and future projections. Growth rates in the Conrich area have been one of the highest in the County between 2001 and 2006, as shown in Figure 2: Change in Rocky View County Population ( ), with a growth rate greater than 5.2 per cent. Given the continued high growth rates for Calgary and Chestermere, as well as the re-location of the CN Logistics Park, it is expected that the Conrich area will continue to experience growth pressures for both residential and commercial development. 4 Rocky View County

7 3.5% 2.2% 0.0% -2.0% -5.6% -1.2% -0.4% -0.2% -0.4% -1.6% 0.9% 1.8% 2.3% -0.5% -4.1% 0.0% 4.8% -2.5% -5.2% 1.0% 22.6% 22.6% -9.2% -0.2% 11.2% 11.2% 16.0% 4.8% 5.2% 2.9% 0.0% Conrich Area -0.4% 3.5% 9.0% -0.4% 17.8% -4.8% -0.9% -9.4% 17.8% -0.8% 21.9% 19.6% 19.6% 2.4% -0.9% 3.4% 5.2% TO 29.8% -2.4% 2.6% -4.6% -1.1% -1.0% 29.8% 2.0% 2.6% TO 5.1% 0.9% TO 2.4% NO GROWTH (0.0%) -0.2% TO -2.5% 5.1% -4.1% TO -9.4% Data Source: 2006 Census CSD and DA boundaries, and RNF. Map Projection: NAD 83, UTM Zone 12, Modified Central_Meridian at Created By: Western Region & Northern Territories, Statistics Canada Date: July, 2008 Figure 2: Change in Rocky View County Population ( ) Existing Conditions A variety of land uses are present within the Conrich area, with residential and agricultural uses dominating. The area has a slightly rolling topography with numerous wetland areas. The Hamlet of Conrich is located southeast of the intersection of McKnight Boulevard and Range Road 284. The hamlet encompasses only a small portion of the residential development within the Conrich area. Existing residential development is comprised exclusively of single family dwellings, with the exception of the Prince of Peace senior citizen s housing development. Lot sizes range from a quarter acre, in Cambridge Park (South Conrich) development, to more typical country residential lots of two to 10 acres throughout the hamlet area and in several small clusters throughout the wider area. Business development in the Conrich area prior to the development of the CN Logistics Park was limited to: home-based businesses; a small campground, and Recreation Vehicle storage area adjacent to Highway 1; and, the gas station at McKnight Boulevard and Conrich Road. Remnant lands within the City of Calgary adjacent to Stoney Trail contain a variety of industrial/business uses, including recreational vehicle storage and heavy equipment sales. There are currently two schools and two churches within the study area. The Khalsa School is located within the Hamlet of Conrich and the Chestermere Christian Fellowship Church is located in the vicinity of the hamlet. The Prince of Peace development also has an associated church and school. The Chestermere Recreation Centre located in the Town of Chestermere is a shared facility with Conrich Area Structure Plan Background Report 5

8 Rocky View County. The Chestermere Recreation Centre has: two ice rinks; a curling rink; three ball diamonds; three soccer fields and a lounge. Within the Conrich area, approximately 2,000 acres have been developed or approved for residential purposes and 850 acres, including the 680 acre CN Logistics Park, have policy or land use approval for business uses. In addition to existing development the following policy documents have been approved to guide future redesignation, subdivision and development within portions of the study area: South Conrich Conceptual Scheme Buffalo Hills Conceptual Scheme CN Logistics Park Master Site Development Plan In addition to the developments currently in place or being built, several proposals have been made to the County. These developments have not yet received approval, but will form part of the discussion for the area structure plan. Water and Wastewater The Conrich area is part of a larger regional network of piped infrastructure for both water and wastewater servicing, as shown in Figure 3: Existing Water and Wastewater infrastructure in Rocky View County. Conrich Area Structure Plan Background Report Drinkable water is piped from the Graham Creek Water Treatment Plant south to the Conrich area. Drinkable Wastewater water has infrastructure currently been is allocated part of the to the East Prince Rocky of View Peace Wastewater development Transmission south of Highway Main 1. Wastewater which infrastructure flows from the is part Balzac of the area East north Rocky of View Conrich, Wastewater south Transmission to the Langdon Main Wastewater which flows from the Treatment Balzac area Plan. north Allocation of Conrich, for the south capacity to the of Langdon the wastewater Wastewater transmission Treatment main Plan. has Allocation not yet for the capacity been determined. of the wastewater transmission main has not yet been determined. Clean Water Infrastructure Wastewater Infrastructure Figure 3: Existing Water and Wastewater infrastructure in Rocky View County Figure 3: Existing Water and Wastewater infrastructure in Rocky View County CONRICH COMMUNITY DEVELOPMENT STRATEGY As a result of growth pressures in the Conrich area, the County initiated a Community 6 Rocky Development View CountyStrategy in 2010 to determine what options are possible for future development. With several development approvals, it was significant to identify what

9 Conrich Community Development Strategy As a result of growth pressures in the Conrich area, the County initiated a Community Development Strategy in 2010 to determine what options are possible for future development. With several development approvals, it was significant to identify what opportunities exist for infrastructure coordination in order to achieve efficiencies. Therefore several studies to analyze existing and future infrastructure were commissioned. To maximize the benefit to the County, the study area for the infrastructure studies was expanded beyond the boundaries of existing or approved development to assess the wider area. A conceptual land use scenario was required for lands that were not already developed or approved for development. This scenario was a logical extension of those existing approvals and development, and known infrastructure upgrades such as road widening and interchanges. The rationale for the study area and land use concept and the options of infrastructure efficiencies is provided below. Study Area The study area for the Conrich Community Development Strategy was centered on the Hamlet of Conrich and encompasses 58 quarter sections for a total of approximately 3,755 hectares (9,280 acres), as shown in Figure 4: Conrich Community Development Strategy Study Area. The study area was intended to begin a review of possible land uses and infrastructure requirements for the area. The rationale for the study area includes: the CN Logistics Park due to its influence on the area; existing development, including the Prince of Peace development, and approved development plans (Conceptual Schemes) located south of the hamlet; extension of the study area to border the City of Calgary to the west to address transition and compatibility issues with the City; a south border with the Town of Chestermere to assess transition and co-ordination with these municipalities; and expected infrastructure upgrades to Highway 1 and Township Road 250 (McKnight Blvd.). Conrich Area Structure Plan Background Report 7

10 DEL RAYRD NE RGE RD ST NE RGE RD 282 HWY 1 80 AV NE TWP RD 252 Proposed Conrich ASP CORAL RGE RD 285 LANTZ WAY PLEASANT RANGE PL Proposed Interchange SPRINGS BV NE RGE RD RGE RD 284 ELLIS RD Proposed Road Railway Lines Primary Highway MCKNIGHT BV NE 84 ST TWP RD 250 Secondary Highway TUC Federal Approvals WY NE LAGUNA CALGARY 31 TWP RD MEADOW RIDGE DR TWP RD 245A HILLS CM BUFFALO BUFFALO HILLS WY CN Logistics Park Conrich ASP Boundary Other Municipalities Hamlet of Conrich CALIFORNIA BV NE PARKDR Rocky View Boundary MCKERVEY PL Kilometers 16 AV NE TWP RD INVERLAKE RD 19 LUTHER ROSE BV 20 CHESTERMERE Figure 4: Conrich Community Development Strategy Study Area HWY 1 E/B 23 Printed: Jan 30, 2013 This map is conceptual in nature and has been prepared by Rocky View County. It may not be used, reproduced or relied upon by third parties, except as agreed, or as required by law, or for use by other governmental reviewing agencies. The authors accept no responsibility, and deny any liabilities whatsoever, to any party that modifies this map without express written consent from the authors. The boundaries for a new Conrich Area Structure Plan may differ from the study area shown above. Land Use Concept The following Land Use Concept map, shown in Figure 5, was developed to provide some basic information for possible growth to investigate infrastructure opportunities. The concept is based on existing or known land uses, land subdivision patterns, transportation networks, and servicing. This map provides a broad delineation of uses and is conceptual in nature. A brief overview of the land use concept is as follows: The majority of the areas that are currently agriculture are identified as mixed use to allow for as much flexibility as possible and not to assume how those areas will develop. The blue areas have been identified as industrial because they are already zoned for the CN Logistics Park, which will have impacts on adjacent lands. The yellow areas are identified as residential because most are already zoned as such. This portion of the map includes the Hamlet of Conrich. Existing Rocky View policy supports densification of existing residential prior to expansion of residential to other areas. The red area is already approved for commercial uses in the Buffalo Hills Conceptual Scheme. The boundaries between the different areas are based on the existing or known future transportation network including roads and rail lines. 8 Rocky View County

11 MEADOW RIDGE RD LOGISTICS PARKWAY RGE RD ST. N.E. 1 SUNSHINE RD TWP RD CONRICH: 50 YEAR LAND USE CONCEPT Working Map for Engineering Studies August 2012 LEGEND INDUSTRIAL (distribution & warehousing) CN CALGARY LOGISTICS PARK LANTZ WAY IGHT BLVD. RGE RD ST TWP RD 245 RGE RD PLEASANT RANGE PL RGE RD 283A TWP RD RGE RD TWP RD 245A RGE RD RESIDENTIAL GROWTH AREA MIXED USE STUDY AREA #1 (transitional - residential, institutional, commercial) MIXED USE STUDY AREA #2 (transitional - residential, institutional, commercial, recreational, light business industrial) MIXED USE STUDY AREA #3 ( residential and or business industrial) MIXED USE STUDY AREA #4 (highway frontage commercial, recreational, residential) MIXED USE STUDY AREA #5 (recreation, business, commercial) COMMERCIAL INTERMUNICIPAL STUDY AREA PRINCE OF PEACE (intensification and expansion of existing developmentl) LIMITED DEVELOPMENT POTENTIAL PARK DR TWP RD 244B PROPOSED ROAD 16 AVE. NE. MCKERVEY PL HWY TWP RD 244 TWP RD 243A GARDEN RD 20 ABBEY RD TWP RD 244A HWY 1 HWY 1 E/B 27 INVERLAKE RD PROPOSED INTERCHANGE NOTES Development is not anticipated until the year time horizon in hashed out portions. These areas may experience limited growth in the short-term. Land uses identified on the map are anticipated and unconfirmed land uses only. They are subject to change. SCALE 1:30,000 Information as depicted is subject to change, therefore Rocky View County Printed August, 2012 assumes no responsibility for discrepancies after date of printing Rocky View County Infrastructure Figure 5: Conrich Community Development Strategy Land Use Concept As part of the Conrich Community Development Strategy, four studies were commissioned by the County to understand how infrastructure of existing, approved, and future development could be coordinated with the possibility of identifying efficiencies. The information provided in these studies identifies the existing situation and future opportunities, but does not determine policies for a new Conrich Area Structure Plan. Clean Water Alberta Environment has approved the transfer of a portion of the Western Irrigation District s water license to Rocky View County and a regional water line has been constructed that brings water from the Graham Creek Water Treatment Plant. Rocky View County has entered into an agreement with CN Rail to construct the first phase of the water system to Conrich. This system was constructed by Rocky View County and funded by CN. CN s costs will be recovered through a cost recovery scheme that requires benefitting lands to contribute proportionately to the construction costs. The details of the local distribution system will be established in Water Servicing Studies prepared for individual applications or development areas. Construction of the local distribution system will be undertaken by benefitting developers. Once the water system is operational it will be managed by the County on an ongoing basis. Conrich Area Structure Plan Background Report 9

12 Co-ordination of these local systems is explored in the Conrich Water Distribution Network Study commissioned by the County as part of the Community Development Strategy. This study proposed three key elements (shown in Figure 6: Conrich Community Development Strategy Potable Water Infrastructure at the end of this report) including: A network of water mains ranging in diameter from 250 millimetres to 600 millimetres; Two future reservoir and pump stations with a combined total of approximately 24,000 cubic metres storage and 1,000 kilowatt (1,500 horsepower) pump capacity; Three pressure zones. Wastewater Conrich is part of a larger regional system in Rocky View County consisting of the East Rocky View Wastewater Transmission Main. This system conveys wastewater from the Balzac area to the Langdon Wastewater Treatment Plant. Allocation of the capacity of this line between different areas in Rocky View County, including the Conrich area, has not been determined. The Conrich Wastewater Servicing Plan which forms part of the Community Development Strategy included several conclusions and recommendations (shown in Figure 7 at the end of this report) including: A series of gravity mains are proposed to be installed in the Conrich area to convey wastewater to lateral lift stations to tie into the regional system. At full build-out (Year 2060), the plan area will require an additional six lateral lift stations with force mains. Area residents that currently are on septic field systems should be connected to the regional system once available. Septic fields should be abandoned as per Alberta Environment and Sustainable Resource Development (ESRD) guidelines. Areas where there is existing wastewater infrastructure (Cambridge Estates Area) are proposed to be the first areas for development followed by approved developments (Buffalo Hills, CN). An upgrade to the Langdon Wastewater Treatment Plan will be required to handle peak flows. Stormwater Conrich is part of the Shepard sub-basin which flows to the Bow River Basin. The topography is fairly flat with few defined drainage courses. As in most parts of the County, much of the existing development has adopted rural stormwater management practices, incorporating culverts, ditches, and natural conveyance systems. Regionally, a Shepard Regional Drainage Plan is currently being produced in collaboration with the City of Calgary and the Town of Chestermere. Due to the area s poor drainage the three municipalities have been collaborating on a solution that would benefit the entire sub-basin. The solution would convey stormwater to the Bow River, which is approximately ± 32 kilometres (± 20 miles) south of the Conrich area. A drainage canal to the Bow River would require co-ordination between the three municipalities and significant resources to complete. Any planning in the area should protect drainage routes leading to a drainage ditch to facilitate a potential future connection. Locally, any development, including low density residential areas, has environmental impacts downstream and therefore any future planning or development must consider this, especially in the Conrich area, which is prone to flooding. 10 Rocky View County

13 The Master Drainage Plan, as part of the Community Development Strategy, suggests implementing low impact development techniques with adequately sized wet ponds and/or wetlands that allow for storage and evaporation. Furthermore, development should be located with appropriate setbacks to not adversely affect the existing drainage system. Transportation Existing development approvals in the Conrich area have resulted in upgrades to the transportation network. These upgrades specifically enhance pre-determined haul routes to and from the CN Logistics Park as well as traffic flows resulting from an increase in population to and from Highway 1. Specifically, the Conrich Transportation Network, part of the Community Development Strategy, includes the following upgrades: McKnight Boulevard from the interchange at Stoney Trail to Range Road 284 from a two lane road to a six lane road. The extension of McKnight Boulevard from Range Road 284 to Range Road 283 from a two lane to a four lane road. Range Road 284 from a two lane road to a four lane road between McKnight Boulevard and Country Hills Boulevard. Range Road 285 from a two lane road to a four lane road between Highway 1 and McKnight Boulevard. 96 Avenue from the interchange of Stoney Trail to Range Road 284 from a two lane road to a four lane road. SUMMARY The Conrich area has experienced a significant amount of growth and changes since the adoption of the Calgary-Chestermere Corridor Area Structure Plan in 2004, which warrants the development of a new area structure plan. This growth includes several approved residential and non-residential developments such as the CN Logistics Park and the Buffalo Hills Conceptual Scheme, annexations to the City of Calgary and Town of Chestermere, changes to the transportation network and the introduction of piped servicing. An assessment of existing and approved developments occurred as part of the Conrich Community Development Strategy which identified a conceptual land use scenario and opportunities to coordinate and maximize infrastructure efficiencies. The information from the Community Development Strategy was developed to identify opportunities that will form part of the discussion for the development of a new Conrich Area Structure Plan. Conrich Area Structure Plan Background Report 11

14 Conrich Area Structure Plan Background Report Figure 6: Conrich Community Development Strategy Potable Water Infrastructure Figure 6: Conrich Community Development Strategy Potable Water Infrastructure Rocky View County

15 Conrich Area Structure Plan Background Report Figure Figure 7: Conrich 7: Conrich Community Development Strategy Wastewater Infrastructure 14 Conrich Area Structure Plan Background Report 13

16 Conrich Area Structure Plan Background Report Rocky View County Avenue NE, Calgary, AB T2E 6X6 Phone fax Web