Aurora Greenhouse Expansion Concept Summary of Supporting Studies by IBI Group
Table of Contents Introduction... 1 1 Stormwater Management... 1 2 Water Usage... 2 2.1 Water Supply... 2 2.2 Wastewater... 2 3 Phasing... 2 3.1 Existing Facility... 2 3.2 Phase 1... 3 3.3 Phase 2... 3 4 Traffic Impact Assessment... 3 4.1 Site Access and Driveway... 3 5 Landscaping and Lighting... 3 5.1 Landscaping... 3 5.2 Lighting... 4 i
Introduction The Concept Summary provides high level information on how the subject land will accommodate the proposed expansion of a Federally licensed and regulated marijuana production facility by addressing: (1) Stormwater management, (2) Water usage, (3) Phasing and size of the expansion, (4) Traffic impact and (5) Landscaping and lighting. Technical studies are currently underway and upon completion submitted to Mountain View County by October 12 th, 2016. These studies include a Traffic Impact Assessment, Stormwater Management Plan, Servicing Strategy (potable water, process water, waste water and fire capacity), and Landscaping and Lighting Plan. The technical reports will support and inform the Land Use re-designation. Client: Aurora Cannabis Inc. Location: NE 20-30-4-W5 in Mountain View County, immediately south of Twp Rd. 304, east of Cremona. Site Area: 38.97 hectares (+/- 96.29 acres). 1 Stormwater Management A Stormwater Management Plan is being prepared that will address overland water flows for the subject lands, and will assess the neighbouring lands that drain naturally into and through the subject site. The study will identify stormwater management solutions for both the subject lands and the adjacent lands. The study will identify mitigation measures to ensure that the natural drainage of the lands is maintained and/or re-established when and where required. Currently the natural drainage course of the lands located to the west of the subject site is impeded by two barriers. The first barrier is a berm that was constructed at the time of the initial construction of the existing facility, and includes a dugout that is used for irrigation purposes. The second barrier is the constructed access road to the existing facility. These barriers have resulted in a few acres of land to the west of the existing facility, to be intermittently under water, as there is no natural drainage course. In order to recover the drainage course for these lands, the berm will be reshaped and culverts will be installed under the existing access road. The study will identify how the subject site and the neighbouring lands will deal with the stormwater and will include recommendations that will meet current design standards, taking into consideration the natural environment. The location of the proposed greenhouse expansion may interrupt the natural drainage course of the lands south of the subject site. The study will identify how this natural drainage course will be incorporated into the landscape and ensure that the natural drainage of the south lands will not be impacted. The proposed project is unique in that it will harvest all precipitation that falls (rain and snow) directly on the roof and store this runoff in a lined and covered storage pond. The collected water will be used for greenhouse irrigation. The study will address how additional runoff from the surrounding parking lot, driveways and immediate site area will be addressed. Upon completion the stormwater management plan will: Comply with Statutory Plan policies, Model the subject site and upstream adjacent lands to meet Mountain View County standards including maximum release rate, maximum annual release volume, and release quality.
Propose design guidelines to manage runoff from the development land and upstream contributing lands, Identify the spillways and check the capacity of existing culverts that service this development land and its upstream adjacent lands. 2 Water Usage 2.1 Water Supply Aurora has a license to divert water from a groundwater well and it is anticipated that this well will continue to serve as the source for potable water. With strict water conservation low-flow plumbing fixtures, the re-capturing of transpiration water in the plant-growing process and by utilizing the stormwater collection and existing well license, it is projected that this development can be selfsufficient. The only demand for potable water will be for employee use (washrooms and canteen). The construction of a storm pond is planned, which will capture and re-use all precipitation from the greenhouse roof. The expected water demands will not exceed the existing well license. During a particularly dry season, if the demand for water is in excess of the permitted usage of the existing well license, additional water will be brought in by truck. 2.2 Wastewater The wastewater assessment will include the following: A desktop review of the existing sanitary system for capacity and quality, Identification of the wastewater release rate and quantity from the proposed development and calculation of the new load from the development including sanitary sewage and wastewater from the proposed greenhouse operation, An estimate of the additional capacity requirement for the new development, based on the desktop and soil data review, Recommendation of a treatment and disposal system which meets the development demand and effluent quality guidelines established by Alberta Environment and Parks (AEP), the County, and the Alberta Safety Codes Act, in the case that the existing system capacity and/or treatment efficiency do not meet the requirements. The establishment of parameters and standards for the proposed new system addition, through collaboration with AEP and the County. Recommendations for the 2 to 3% of the annual water consumption from the greenhouse irrigation system will be disposed of through the use of irrigation around the perimeter of the building in summer months, and the sanitary system during the winter months. The report will identify how the process water and any by product will be dealt with to meet Provincial requirements. 3 Phasing 3.1 Existing Facility The existing facility is located on the central west edge of the site and is 5,110 sq. m. (55,000 sq. ft.) and employs 75 full time employees. Access to the site is gained from Township Road 304 on
the east side of the site. The facility uses traditional growing methods and makes use of an existing storm pond. The greenhouse expansion is expected to include a total of 61,171 sq. m (658,438 sq. ft.) comprised of greenhouse and support services. The expansion will be constructed in two phases. Upon full build out the facility will employ approximately 200 full time employees. 3.2 Phase 1 Phase 1 of the expansion when completed will contain approximately 24,192 sq. m. (260,400 sq. ft.), including greenhouse and support services including washrooms, staff facilities, office, storage and shipping. 3.3 Phase 2 Phase 2 of the expansion will contain approximately 36,979 sq. m. (398,038 sq. ft.). 4 Traffic Impact Assessment A Traffic Impact Assessment (TIA) is currently being prepared that will assess the potential impacts of traffic changes caused by the proposed development on Township Road 304, and will identify applicable improvements that will be needed to mitigate impacts. Depending on the traffic volumes, roadway classification and design vehicles, the road network improvements may include widening, addition of left or right turn lanes, change in traffic control, etc. Traffic counts at three intersections are currently being conducted for the AM and PM peak periods. The TIA will also address the hours of operation, the times that the facility is in operation with employees present, the number of shipments to and from the facility for delivery of fertilizers, packing materials, etc. and courier movements to and from the facility. In addition a parking analysis will be conducted to ensure that the facility meets parking requirements for employees and visitors to the facility. 4.1 Site Access and Driveway The site is currently accessed and will continue to be accessed from Township Road 304 which is an undivided road. The existing private driveway is located at the west property line and is opposite a private driveway north of Twp. Road 304 that provides access to Block 1, Plan 981 0081. The existing private driveway to the facility will be widened to accommodate two-way traffic as per County Roadway Design Standards. The asphalt pavement of the existing private driveway to the facility will be analyzed and upgraded as needed. The appropriate driveway setback from Twp. Road 304 will be integrated into the redevelopment and the approach constructed according to the County s Policy 4005. Any existing culverts will be checked for size, type and cover against the County s guidelines. Appropriate traffic control signage and a security gate will be installed on the property straddling the driveway. Design of approach will adhere to Mountain View County Procedure # 4009-02 and Policy 4005. 5 Landscaping and Lighting 5.1 Landscaping The Landscape Plan will address environmental challenges and opportunities that Aurora will encounter during the process of obtaining the Development Permit for the expansion project.
When completed, the Landscape Plan will: Study and describe the existing vegetation on the development site, including plant species inventory, descriptions of existing vegetation communities and identification of rare plant species. Existing vegetation will be preserved where possible. Provide a report suggesting a seed mix suitable for revegetating plant communities disturbed by the project, and recommend the appropriate shrub and tree species for disturbed areas based on the study results. Only native, non-invasive plants (trees and shrubs) will be recommended for restoration and aesthetic purposes Provide a Weed Control Management Plan Provide strategy to protect the environmental stability of pond/wetland area. This will include measures to protect the existing wetland (pond) area and increase the extent and quality of wetland and riparian habitats. Present planting selection and planting schedule that meets the Mountain View county requirements for natural areas. For example, the utilization of native large caliper trees to create screening for the farm lands that are directly impacted by the facility. Prepare a Landscape Plan that will include the use of natural landscaped mounds along the western edge of the facility for visual screening purposes; Achieve a durable near-native landscape that is as self-sustaining as possible including strategies for managing controlled weed species. 5.2 Lighting Lighting on the site will be minimal and will be located for security and safety purposes in correlation with Federal regulations for licensed marijuana producers. To ensure that there is minimal impact (light pollution) from the site lighting, Dark Sky Policies will be followed for all lighting that is located outside of the greenhouse within the fenced site. These policies indicate that all outdoor lighting will have shields on the sides to direct the light towards the ground and prevent it from projecting off the site.