NORTH SPRINGBANK GATE - Conceptual Scheme

NORTH SPRINGBANK GATE - Conceptual Scheme

NORTH SPRINGBANK GATE - Conceptual Scheme

NORTH SPRINGBANK GATE Conceptual Scheme FEBRUARY 2014 Submitted by: Brown & Associates Planning Group DRAFT

NORTH SPRINGBANK GATE - Conceptual Scheme

Table of Contents 1.0 Introduction . 1 1.1 Background Studies 2 1.2 Conceptual Scheme Purpose & Scope 2 1.3 Site History 2 2.0 Project Area & Description . 3 2.1 Location 3 2.2 Ownership 6 2.3 Current Land Uses 7 2.4 Adjacent Land Uses 9 2.5 Physical Land Features 11 3.0 The Concept . 13 3.1 Policy Influence 13 3.2 Design 14 4.0 Land Use Plan . 15 4.1 Development Concept 15 4.2 Highway Oriented Business Area 17 4.3 Local Oriented Business Area 18 4.4 Open Space & Pathway System 19 5.0 Economics . 21 6.0 Transportation . 23 7.0 Servicing & Utilities . 25 7.1 Stormwater Management 25 7.2 Domestic Water Supply 28 7.3 Sanitary Servicing 29 7.4 Shallow Utilities 30 7.5 Fire Suppression Services 30 8.0 Public Consultation . 31 9.0 Implementation . 32 9.1 North Springbank Area Structure Plan Amendment 32 9.2 Conceptual Scheme 32 9.3 Land Use Redesignation 33 9.4 Master Site Development Plan 33

NORTH SPRINGBANK GATE - Conceptual Scheme

10.0 Interpretation of the Plan . 34 10.1 Map Interpretation 34 10.2 Policy interpretation 34 11.0 Policy Review . 35 11.1 Rocky View 2060 - Growth Management Strategy 35 11.2 Inter-municipal Development Plan 36 11.3 The Municipal Development Plan (County Plan) 36 11.4 North Springbank Area Structure Plan 37 11.5 Economic Development Strategy 38 11.6 Springbank Airport Master Plan 39 11.7 Parks & Open Space Master Plan 39 11.8 Rocky View Amenity Study 40 11.9 Commercial, office and Industrial Guidelines 40 11.10 Summary 42 12.0 Background & Supporting Studies . 43 12.1 Historical Resource Impact Assessment 43 12.2 Phase 1 Environmental Site Assessment (ESA) 44 12.3 Geotechnical Evaluation 44 12.4 Preliminary Engineering 45 12.5 Subcatchment Master Drainage Plan 46 12.6 Commercial Market Opportunity & Positioning Study 47 12.7 Fiscal Impact Analysis of Conceptual Scheme 47 12.7 Transportation Impact Assessment 48 Figures 1. Conceptual Scheme Location 1 2. Rocky View County Growth Management Strategy 4 3. County Plan 5 4. Ownership 6 5. Existing Land Use 8 6. Context 10 7. Development Concept 16 8. Open Space 20 9. Phase One 22 10. Net Revenues - One, Five and Ten Years after Build-out 24 11. Transportation 28 12. Stormwater 30

NORTH SPRINGBANK GATE - Conceptual Scheme

1 North Springbank Gate This Conceptual Scheme is intended to provide a comprehensive land use plan with policy guidance for the future land use redesignation and subdivision of lands legally described as NE 33-24-3-W5M in Rocky View County. See Figure 1 - Conceptual Scheme Location. The North Springbank Gate Conceptual Scheme covers approximately 57 hectares and provides a comprehensive planning framework for future development on the referred lands. It addresses planning and development issues such as general land uses, servicing (stormwater management, water servicing, and sanitary sewers), open spaces and trail networks, and transportation provision.

This Conceptual Scheme is in conjunction with the application for the North Springbank Area Structure Plan amendment. Figure 1: Conceptual Scheme Location Springbank Airport Harmony Community Elementary School Commercial Court Highway 1 / Trans Canada Rge Road 33 Twp Road 250 Twp Road 245 Range Road 32 Bow River City Limits Bingham Crossing Calaway Park North Springbank Highway Business Area Legend: Conceptual Scheme Boundary Springbank Airport Harmony Community Elementary School Commercial Court Highway 1 / Trans Canada Rge Road 33 Twp Road 250 Twp Road 245 Range Road 32 Bow River City Limits Bingham Crossing Calaway Park North Springbank Highway Business Area Legend: Conceptual Scheme Boundary 1.0 introduction

NORTH SPRINGBANK GATE - Conceptual Scheme

Conceptual Scheme 2 1.3 Site History Known records of ownership for the subject quarter section dates back to 1901, with the lands in ownership of the Canadian Pacific Railway Company. These lands were only owned by the CPR for one year, when the first homesteader, Andrew Wallace, obtained the title for the lands. Over time , the land has changed ownership, but has consistently been used for agricultural purposes. 1.1 Background Studies There have been a number of background studies prepared in support of this Conceptual Scheme. These studies have been submitted as supporting information for both the North Springbank ASP amendment and the North Springbank Gate Conceptual Scheme, and are summarized in Section 12- Background and Supporting Studies.

1.2 Conceptual Scheme Purpose & Scope The Rocky View Municipal Development Plan (County Plan) provides strategic growth direction, overall guidance on land use planning, and service delivery policy. The County Plan outlines key planning documents that are required to guide land use decision-making, and allows Council to direct applicants to create a Conceptual Scheme. A Conceptual Scheme is adopted through bylaw and provides detailed land use direction, subdivision design, development guidance, and any other elements identified by Council.

The objective of the North Springbank Gate Conceptual Scheme is to establish the policies and guidelines for a comprehensive land use framework for the NE 33-24-3-W5M quarter section. It will accommodate future development that is consistent with the Rocky View County Municipal Development Plan and the surrounding Highway Business Area. This plan will guide an amendment to the North Springbank Area Structure Plan as well as the redesignation of the plan area.

NORTH SPRINGBANK GATE - Conceptual Scheme

3 North Springbank Highway Business Area 2.1 Location The Conceptual Scheme is located within Rocky View County, approximately 4 km west of the City of Calgary, and adjacent to the Trans-Canada Highway 1. The lands are bordered on the south by Highway 1, on the east by Range Road 33, and on the north by Township Road 250. The subject lands are located in a Major Business Corridor outlined by the Rocky View County 2060 Growth Management Strategy, as well as a Highway Business Area identified in the Municipal Development Plan (County Plan). See Figure 2 - Rocky View County Growth Management Strategy and Figure 3 - County Plan Map. This designation is due to the location along a significant transportation corridor (Highway 1) and an established highway interchange at Range Road 33. Current land uses on the southern corners of the interchange provide destination commercial and business services, including Calaway Park (Southwest) and Commercial Court (Southeast). The recently approved Bingham Crossing, located at the Northeast corner of the interchange, will further establish the area as a major business and commercial zone, providing office, retail, and commercial services. The Springbank Airport, located just northwest of the Conceptual Scheme, is a key reason for future non-residential development on adjacent lands. With the 2009 adoption of the Springbank Airport Master Plan, the airport will see significant expansion in terms of intensity of development. Increased air traffic and aviation uses will increase the requirements for additional commercial services in order to meet the needs of airport users and employees. These additional services will also offer increased local employment opportunities and serve to enhance the overall profile and viability of the Highway Business Area.

2.0 projectArea&Description

NORTH SPRINGBANK GATE - Conceptual Scheme

Conceptual Scheme 4 Figure 2: Rocky View County growth management strategy Figure 4 Rocky View County Growth Management Strategy August 2013 Proposed Conceptual Scheme located in the "Major Business Corridor" of the Growth Management Strategy

NORTH SPRINGBANK GATE - Conceptual Scheme

5 North Springbank Highway Business Area figure 3: county plan map Proposed Conceptual Scheme located in the "Highway Business Area" of the County Plan Figure 5 Proposed County Plan August 2013

NORTH SPRINGBANK GATE - Conceptual Scheme

Conceptual Scheme 6 2.2 Ownership The subject quarter section has been subdivided into three parcels: a lot proposed for development of Woody’s RV World, a lot designated for Edge School, and the balance of the quarter section remaining in ownership of Mr. and Mrs Gordon Smith (Figure 4 - Ownership map). figure 4: ownership map Legend: Springbank Airport Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 2 Ownership Map Mr. & Mrs. Gordon Smith Woody's RV World (6.1ha/15ac) (35.1ha/86.7acs) (5.29ha/13.08acs) (7.89ha/19.5acs) The Edge School for Athletes Society Legend: Springbank Airport Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 2 Ownership Map February 2014 Mr. & Mrs. Gordon Smith Woody's RV World (6.1ha/15ac) (35.1ha/86.7acs) (5.29ha/13.08acs) (7.89ha/19.5acs) The Edge School for Athletes Society

NORTH SPRINGBANK GATE - Conceptual Scheme

7 North Springbank Highway Business Area 2.3 Current Land Uses The plan area includes one quarter section containing two land use designations. The Public Services district in the northeast corner of the quarter contains the Edge School. The remaining lands are designated as Ranch and Farm District and are currently used for agricultural purposes (Figure 5 - Existing Land Use Map).

Conceptual Scheme 8 figure 5: Existing land use map 4 3 North Springbank Highway Business Area Figure 3 Existing Land Use February 2014 Airport District AP Storage and Sales Industrial District I-IS General Business Districs B-2 Recreational Business District B-4 Agricultural Business District B-5 Agricultural Holding District AH Residential Two District R2 Residentail Three District R3 Farmstead District F Public Service District PS Ranch and Farm Two District RF-2 Direct Control District DC All lands are designated RF (Ranch and Farm District) unless noted otherwise

9 North Springbank Highway Business Area Northwest Springbank Airport consists of a wide range of commercial uses, including flight training, indoor and outdoor storage, warehousing, offices, and a restaurant. Associated with the Airport are the Noise Exposure Factor (NEF) contours that extend beyond the Airport lands. While they do not directly affect the Conceptual Scheme area, lands to the south and east of the airport are impacted, affecting the type of future development that may be appropriate. See Figure 6 - Context Map. West Lands to the west of the quarter section are currently used for agricultural purposes.

South Calaway Park, the largest outdoor theme park in western Canada, is located directly south and across Highway 1. The theme park acts as a regional draw to the area. Also designated on the quarter section is DC20, which is intended to facilitate the development of a Factory Outlet Shopping Centre comprised of stores that are predominantly owned or occupied by product manufacturers or their licensed agents. Southeast The Springbank Court Commercial District is a business park with commercial development intended to provide services to the travelling public, tourists, and the local Springbank community.

East The two quarter sections directly to the east of the Conceptual Scheme will contain the Bingham Crossing development. The overall project will include a shopping destination and lifestyle centre, providing office, retail, and commercial services. Phase 1 of Bingham Crossing (DC148) has recently been approved, consisting of significant retail uses along the Highway Edge Zone, a more pedestrian-focused shopping and socializing area, and a seniors housing community. 2.4 Adjacent Land Uses The majority of land adjacent to the North Springbank Gate Conceptual Scheme is currently used for non-residential purposes. There has been a gradual increase in commercial development on the lands adjacent to the subject site. The existing and planned commercial projects along Range Road 33 at Highway 1 are creating a commercial destination at this strategic intersection.

North Adjacent lands to the north include a church (DC27) and country residences (R-2). The General Business District (B-2) allows for a wide range of businesses and associated uses. The Recreation Business District (B-4) allows for a wide range of recreational business uses. The Storage and Sales Industrial District (I-IS) accommodates outdoor storage of vehicles and equipment including RV’s, trailers, farming implements, self-storage and similar businesses where temporary storage is the primary use.

Conceptual Scheme 10 figure 6: context map 35 25 40 30 25 Highway 1 / Trans Canada Rge Road 33 Twp Road 250 Twp Road 245 Range Road 32 Bow River SPRINGBANK AIRPORT City Limits 25 30 35 Legend: Conceptual Scheme Boundary Figure 3 Context Map February 2014 Existing and Proposed Non-Residential Highway 1- Range Road 33 Interchange NEF-Noise Exposure Contours

11 North Springbank Highway Business Area 2.5 Physical Land Features The North Springbank Gate Conceptual Scheme area is approximately 57 ha and has a relatively flat topography. The site is part of an undulating regional topography generally sloping in a west by southwest direction. There is a high point in the northern portion of the lands owned by Woody’s RV World. Groundwater flows are generally in a west by south-west direction and the subject quarter section is well drained. The storm detention pond in the southwest corner of the Edge School property is intended to manage surface water run-off from the school property only. Lands to the east and northeast are vacant agricultural lands.

Historically, the subject lands and surrounding areas were used for agricultural purposes until the late 1960’s. With commercial development in the area gradually increasing, and development of the Edge School on the subject site, future use of the land for farming or ranching purposes is now impractical. View from Highway 1 - southeast section of the Conceptual Scheme

Conceptual Scheme 12 View of the stormwater pond in the southwest corner of the Edge School property View of the Conceptual Scheme area from the northeast

13 North Springbank Highway Business Area 3.1 Policy Influence The subject lands, comprising one quarter section, are located at the northwest corner of the intersection of Highway 1 and Range Road 33. They are legally described as the NE-33-24-3-W5M, and form part of the Highway Business Area, located in North Springbank, which is identified on Map 1– Managing Growth, of the County Plan. This Conceptual Scheme takes its lead from County Plan Policies 14.2 and 14.3 to direct business development to locate in identified Business Areas. The Policies also encourage the infilling or intensification of existing Business Areas to compliment other businesses, maximize the use of existing infrastructure, minimize land use conflicts with agricultural uses and minimize the amount of traffic being drawn into rural areas. The North Springbank Gate Conceptual Scheme is located within a Highway Business Area which is intended to take advantage of the Provincial Highway System. It is: • located along an interchange with the Provincial Highway Network • specifically created to accommodate land uses consistent with the purpose of a Highway Business Area • encompasses a limited development area within the northwest quadrant of the interchange • planned in a comprehensive manner Given the strategic direction and policy conformance requirements of the County Plan, the County Plan is a key factor influencing the North Springbank Gate Conceptual Scheme design.

3.0 vision

Conceptual Scheme 14 3.2 Design The Conceptual Scheme is based on the creation of a highway-oriented, outdoor activity related commercial/retail development. With the strategic location on-route to Banff, Canmore, and Kananaskis Country, the intention is a development that includes a strong mix of outdoor oriented retail and supporting commercial uses that cater to the travelling public and the convenience needs of the local community. Uses could include apparel, sporting and recreation equipment, healthy lifestyle speciality retail, hospitality, accomodation, food/beverage functions, and other related services. Commercial, and hospitality uses will help support and be complimentary to the activities of the Edge School and Springbank Airport. While the local oriented uses will cater to the surrounding local community.

The Conceptual Scheme has the opportunity to enhance the lifestyle and sports appeal of the Springbank community while offering employment opportunities and providing local and destination commercial and business services. The North Springbank Gate Conceptual Scheme is based upon the site’s characteristics within Rocky View and the larger Calgary region: • the site is strategically located as the commercial and service epicentre for Springbank • the site is well positioned to serve local residents, regional commuters, tourists, and the adjacent Springbank Airport workforce, users and visitors • the site’s proximity to the Rocky Mountains, the Edge School, and community recreation facilities provides opportunities for commercial uses that cater to “outdoor lifestyle” choices • the site’s “gateway” location lends itself to tourist, food/beverage functions, and hotel land uses Taking into account all of the factors listed in this section, the North Springbank Gate Conceptual Scheme will act as a destination centre for the community and as the regional stopping point for travellers and outdoor enthusiasts. This combination of development components will identify this strategic site as a gateway to Springbank and greater Calgary.

15 North Springbank Highway Business Area 4.1 Development Concept The Future Development Concept for the North Springbank Gate Conceptual Scheme includes two Business/ Commercial Areas, as shown on Figure 8 - Development Concept Map. The Highway Oriented Area comprises the majority of the business uses and is located adjacent to Highway 1 and Range Road 33. The remainder of the business uses will accommodate Local oriented uses and is located adjacent to Township Road 250 and the Edge School. Open Space and stormwater ponds are a component of the Conceptual Scheme. The Edge School is an existing use within the Conceptual Scheme boundary.

A summary of the land uses contained in the Conceptual Scheme and their areas is as follows: Land Use Area Highway Oriented 20.4 ha Local Oriented 13.2 ha Open Space 4.5 ha Stormwater Ponds 4.1 ha Roadways/Road Widening 4.2 ha Edge School 7.9 ha Totals 57.3 ha 4.0 Future development concept

Conceptual Scheme 16 figure 7: DEVELOPMENT CONCEPT map Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Trans Canada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Local Oriented Business Highway Oriented Business Open Space Stormwater Pond Edge School Roadway Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Trans Canada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Local Oriented Business Highway Oriented Business Open Space Stormwater Pond Edge School Roadway

17 North Springbank Highway Business Area 4.2Highway Oriented Business Area The Highway Oriented area will allow for development adjacent to Highway 1 and Range Road 33. The development will provide services to the travelling public and tourists, and includes business uses that require a high degree of visibility and ease of access to a major transportation route. Uses could include a combination of medium to large sized retailers, offices, restaurants, services, accommodation, and automotive and RV dealerships. The Highway Business Area is a high profile business area and represents a “gateway” development to Springbank and western Rocky View County.

Conceptual Scheme 18 4.3Local Oriented Business Area The Local Oriented area is located north of the Highway Business Area, adjacent to Township Road 250 and the Edge School. The Local Oriented area will accommodate small to medium sized commercial business that are oriented towards serving the Springbank community. The area will provide a combination of shops, restaurants, services, offices, entertainment, accommodation and government services.

19 North Springbank Highway Business Area 4.4 Open Space & Pathway System and amenities and provide a more sustainable and active transportation option. Local pathways within the Conceptual Scheme will follow the road network, connecting the various commercial uses throughout the site, and providing access to the open space area. The open space within the North Springbank Gate Conceptual Scheme is focused around the naturalized stormwater pond in the southern portion of the site. The landscape will focus on the natural environment, while maintaining appropriate public access for passive recreation use.

Open Space & Pathway System Policies 4.4.1 The Conceptual Bicycle Route along Range Road 250 shall be located in conformance with the Parks and Open Space Master Plan and will be constructed in accordance with Rocky View County’s Servicing Standards. 4.4.2 The Conceptual Bicycle Route shall be developed in phases that correspond with the phasing of the development. 4.4.2 The local pathways within the Conceptual Scheme shall be constructed by the developer, in accordance with Rocky View County’s Servicing Standards.

4.4.3 The open space in the south portion of the site shall be focused on a natural landscape and will be maintained by the developer for passive recreational use. The open space and pathway system in North Springbank Gate will promote a walkable and interconnected development that complements the overall existing and future pathway system of the area. A Conceptual Bicycle Route will be located along the northern border of the Conceptual Scheme parallel to Range Road 250. The route will cross Range Road 33 and connect to Bingham Crossing (Figure 8). This Bicycle Route is identified in the Parks and Open Space Master Plan. By contributing to the bikeway route, North Springbank Gate will assist in connecting the regions’ trails

Conceptual Scheme 20 Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 8 Open Space February 2014 Open Space Stormwater Pond Conceptual Bicycle Route Local Pathway Connection to Bingham Crossing Figure 8: Open Space Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 8 Open Space February 2014 Open Space Stormwater Pond Conceptual Bicycle Route Local Pathway Connection to Bingham Crossing

21 North Springbank Highway Business Area 4.5 Phasing PHASING Policies 4.5.1 Phase One of North Springbank Gate should be consistent with Figure 9. 4.5.2 A Master Site Development Plan shall be completed and adopted by the County for each phase of development within the North Springbank Gate Conceptual Scheme prior to the approval of a Development Permit or subdivision application. North Springbank Gate is anticipated to be developed in phases. Phase One of the Conceptual Scheme will consist of Woody’s RV World, located on the site currently owned by the company (Figure 9). Additional phases will be introduced as the landowner and any future development interest deem appropriate.

Conceptual Scheme 22 Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Trans Canada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure Phasing February 2014 Phase One Woody's RV World Figure 9: PHASE 1 Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Trans Canada Commercial Co Bingham Crossing Twp Road 250 Rge Road 33 Figur Phasin February 20 Phase One Woody's RV World

23 North Springbank Highway Business Area The North Springbank Gate Conceptual Scheme will contain a combination of commercial uses that provide services to the travelling public and tourists, as well as the local community. The site possesses the key attributes to appeal to a wide and significant patronage base including the Greater Calgary population (particularly northwest and southwest sectors), tourists, highway commuters, Springbank Airport users and employees, and most importantly, local Springbank residents. These uses will have significant economic benefit to Rocky View County through additional tax revenue, spending dollars retained in the County, and the creation of local jobs for Rocky View residents.

Based on findings in the Fiscal Impact Analysis by InfraCycle Fiscal Solutions, the Conceptual Scheme is anticipated to have the following fiscal results: • The total optimal development of the Conceptual Scheme could contain up to 280,000 s.f. of commercial development, with annual tax revenue for Rocky View County ranging from $338,000 to $784,000. • The first phase of development, Woody’s RV World, will contain approximately 39,000 s.f. of commercial space and generate approximately $45,000 in annual property tax revenue. • The total net revenue gain collected by the County one year after the development is completely built is approximately $2.3 million.

5.0 economics

Conceptual Scheme 24 One Five Ten Figure 10: Net Revenues GAIN - One, Five, and Ten Years after Build-Out A major contributing factor to the substantial net revenue gain to Rocky View County is all on-site infrastructure serving Phase One will be privately owned and operated, resulting in no fiscal impact for on-site infrastructure. The financial impact on community services will be low because commercial uses have low demand for community services. The commercial uses located on this site will generate employment opportunities for Rocky View residents, particularly for the Springbank community. Overall, the commercial uses in this Conceptual Scheme support the County’s economic growth strategy by providing concentrated development at the strategic location of Highway 1 and Range Road 33. The development is consistent with both the Rocky View 2060- Growth Management Strategy, as well as the County Plan, and will create economic benefits to the County in the form of non-residential property taxes. $5,000,000 $15,000,000 $10,000,000 $25,000,000 $20,000,000 Net Revenue Years after Build-out $2,300,000 $11,500,000 $23,000,000

25 North Springbank Highway Business Area 6.0 Transportation 6.1 Roadways North Springbank Gate is located adjacent to a number of major transportation routes within Rocky View County. The site is bordered to the south by the Trans-Canada Highway, to the east by Range Road 33, and to the north by Township Road 250. Both RR 33 and Twp Rd 250 are actively used roadways that service the multiple land uses located in the area. A Traffic Impact Assessment (TIA) has been prepared in support of this Conceptual Scheme. Recommendations from the TIA provide direction on regional road network improvements and internal road sizing. 6.1.1 Internal Road Network To accomodate Phase One of the Conceptual Scheme, a shared access between Edge School and Woody’s RV World is located at the the existing Township Road 250- East Edge school access. The intent of the private roadway is to provide the Woody’s site with a viable access for the foreseeable future and to facilitate access to the currently undeveloped Edge school lands situated between the proposed roadway and Range Road 33.

In the short term, no additional improvements, beyond those proposed as part of Bingham Crossing Phase 1, are required to the overall road network on Township Road 250 or Range Road 33 to accommodate this condition. If, over time, the Edge School lands develop, the all-turns access will continue to operate at this intersection until congestion dictates a need for improvement. Any improvements to restrict vehicle movement at the intersection of Township Road 250- East Edge School will be funded by the developer. Ultimately, the main access point for North Springbank Gate will be located at the Mountain View Trail - Township Road 250 intersection. At full build- out of the Conceptual Scheme area, this intersection will be developed as either a dual-lane roundabout or a signalized intersection The main road through the Conceptual Scheme will run north-south and will intersect with an east-west road that will connect to Phase One. Internal roadways will increase connectivity between these two main thoroughfares. The internal road network is shown in Figure 11.

Conceptual Scheme 26 6.1.2 Regional Road Network The North Springbank Gate Conceptual Scheme is well served by an established network of regional roads. Highway 1 is a four lane divided primary highway that has an access point at Range Road 33. Range Road 33 is a north-south paved two lane roadway north of Highway 1 and a four lane paved roadway south of Highway 1. Township Road 250 is an east-west paved 2-lane rural roadway. Since the Conceptual Scheme will be developed in phases, the impacts to surrounding road infrastructure and the need for improvements will vary with time. Additionally, by 2015 Phase 1 of Bingham Crossing is expected to be complete and the resultant road network upgrades are expected: • Highway 1/ RR 33 North Junction: This location will be developed as a single land roundabout • Highway 1/ RR 33 South Junction: This location will be developed as a dual lane roundabout located at the ultimate interchange intersection location. The existing ramps will temporarily remain at their existing locations pending ultimate reconstruction of the interchange.

• RR 33/ Twp Rd 250: This location will be developed as a single lane roundabout These 2015 background road network upgrades will accommodate the first phase of development within the North Springbank Gate Conceptual Scheme, Woody’s RV World. No further improvements are required beyond the addition of an unsignalized access at the current East Edge School access off of Township Road 250. At full build out, the conceptual plan area may include retail, restaurant, grocery, office, and accommodation uses that will increase peak trips in the area. The site generated traffic will result in a new access into the site off of Twp Rd 250 and the following improvements to the surrounding road network would be required: • RR 33/ Highway 1 North and South Junctions: The intersection will need to be developed as a full signalized intersection with dual left turn lanes. • RR 33/ Township Road 250: The intersection will require dual northbound left turn lanes, dual westbound left turn lanes, and right turn lanes all approaches. The eastbound Twp 250 to southbound RR 33 movement will need to have a free movement.

27 North Springbank Highway Business Area • Mountain View Trail/ Twp 250: The intersection will require dual westbound left turn bays and a continuous free northbound right movement. A two-lane roundabout is also able to accommodate traffic volumes. • Bingham Access 2/ Twp 250: The intersection will require a dual lane roundabout • Highway 563/ Highway 1 South junction: Requires signalization The timing of the noted improvement will be determined as development proceeds in the area. Given the long time frame assessed, up to a 2035 analysis, it will be appropriate to review the longer term intersection design needs at future stages of development when the actual rate of background traffic growth can be more accurately assessed. Road network improvement requirements will be based on updates to the Transportation Impact Assessment (TIA) submitted with future redesignation, development permit, or subdivision applications.

ROADWAYS Policies 6.1.2.1 Access to North Springbank Gate shall be generally as shown in the Conceptual Scheme. 6.1.2.2 All external roads shall be constructed and maintained in accordance with Rocky View County’s Servicing Standards at the developer’s expense. 6.1.2.3 All roads within North Springbank Gate shall be fully accessible to the public and shall be designed according to Rocky View standards, with the exception of the East Edge School- Woody`s RV World access, . 6.1.2.4 The East-Edge School- Woody`s RV World access will be developed as a private road and all associated costs and maintenance will be developer funded, agreed upon in an access easement between the two landowners.

6.1.2.5 An update to the TIA shall be provided with all future redesignation applications, and with each subdivision or development permit application

Conceptual Scheme 28 Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 10 Transportation February 2014 Mountain View Trail PHASE 1 Internal Road Network Figure 11: TRANSPORTATION Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 10 Transportation February 2014 Mountain View Trail PHASE 1 Internal Road Network

29 North Springbank Highway Business Area 7.1 Stormwater Management The SCMDP area currently drains south-west towards a culvert crossing the TransCanada Highway. The majority of surface runoff from the existing ground conditions is overland flow across the site in a north- east to south-west direction. Edge School currently manages stormwater onsite with a private stormwater facility, and controls discharge through the existing natural drainage course at the south-west edge of their property. The existing discharge from Edge School will be accommodated by the overland drainage plan for the Conceptual Scheme area.

Stormwater ponds will be used within the Conceptual Scheme in order to retain the accumulation of stormwater runoff from the development, while discharging at a controlled release rate. The volume of stormwater within the ponds is reduced by strategies such as: • Low Impact Development Strategies • Supplying non-potable water reuse for commercial application within the development • Irrigating landscaping and other pervious surfaces • Wetting of impervious surfaces The Conceptual Scheme area has been separated into two catchment areas. Catchment One represents the first phase of development Catchment Two represents the remaining Conceptual Scheme area. A Sub Catchment Master Drainage Plan has been undertaken to describe the drainage system for the Conceptual Scheme area. The drainage system incorporates design elements for storm runoff capture and enhanced evaporation and reuse to manage stormwater in a sustainable manner under predevelopment volume and release rate conditions. 7.0 servicing & Utilities

Conceptual Scheme 30 Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 11 STORMWATER February 2014 Catchment One Catchment Two PUL/PARK Figure 12: Stormwater MAP Legend: Edge School Conceptual Scheme Boundary Calaway Park Highway 1 / Transcanada Commercial Court Bingham Crossing Twp Road 250 Rge Road 33 Figure 11 STORMWATER February 2014 Catchment One Catchment Two PUL/PARK

31 North Springbank Highway Business Area Ultimately, two ponds (in addition to the Edge School stormwater pond) will service the Conceptual Scheme area, connected through a common Public Utility Lot (PUL). • Catchment One will have a stormwater pond with an area of approximately 0.53 ha, located within the first phase of development. Stormwater runoff will be conveyed to the pond through overland drainage and discharge from the stormwater pond will flow into the adjacent lands to the west of the parcel. The Phase 1 pond will later be incorporated into the main stormwater facility, which will service the remainder of the Conceptual Scheme area.

• Catchment Two will have a stormwater pond approximately 3.7 ha in size, and will serve the stormwater catchment needs of the entire Conceptual Scheme area. An overland drainage system will be incorporated into the design of future planning phases in order to eliminate the necessity for storm sewers, manholes, catchbasins, etc. For each phase of development, further detailed stormwater analysis will be required, as per Rocky View County Servicing Standards. Stormwater Management Policies 7.1.1 Stormwater ponds shall be used in order to retain and control the accumulation of stormwater runoff from the development.

7.1.2 Phase 1 shall have a pond on site that manages the stormwater runoff for the Phase 1 development. Stormwater shall be conveyed to the pond through overland drainage. 7.1.3 Development after Phase 1 will require the construction of a stormwater facility that serves the stormwater needs of the remaining Conceptual Scheme area. 7.1.4 The ponds in Catchment 1 and Catchment 2 shall be connected by pipe or surface connection with controlled outflow. 7.1.5 The volume of stormwater within the ponds should be reduced through LID strategies, supplying non-potable water reuse for commercial application within the development, irrigating landscaping and other pervious surfaces, and wetting of impervious surfaces.

7.1.6 All phases of development will require a stormwater management report as per Rocky View County Servicing Standards.

Conceptual Scheme 32 7.2 Domestic Water Supply As per Rocky View County policy, the preferred source of potable water is piped water from a piped supplier. At full build-out of North Springbank Gate, the use of piped water is a viable option through Calalta Waterworks Ltd system or the Harmony system. Phase One, Woody’s RV World, is currently in the process of obtaining a water licence from Calalta Waterworks Ltd, which will provide piped potable water to the development. DOMESTIC WATER SUPPLY POLICIES 7.2.1 At full build-out, potable water will be supplied through a piped water system to the Conceptual Scheme area.

33 North Springbank Highway Business Area 7.3 Sanitary Servicing At full build out, the North Springbank Gate Conceptual Scheme will require a connection to a regional or decentralized system. Currently there is an absence of regional or decentralized wastewater servicing in the conceptual scheme area. The first phase of development will rely on the use of a sewage holding tank with a private on-site pump and haul system until connection to a regional or decentralized piped system is available. In preparation for future regional piped servicing, the pump and haul system will be configured with an option to provide for a tie into a future system without causing significant impact to the site. sanitary servicing Policies: 7.3.1 The first phase of development shall use a sewage holding tank and pump and haul system, which is the responsibility of the developer, for sanitary servicing needs until a connection to a regional or decentralized system becomes available. 7.3.2 The mechanical layout of the Phase 1 pump and haul system shall be configured to allow for a tie into a future piped system without significant impact to the site. 7.3.3 The remainder of development in the North Springbank Gate Conceptual Scheme shall connect to a regional or decentralized system.

Conceptual Scheme 34 7.4 Shallow Utilities Shallow Utilities, including natural gas, electricity, power, and telecommunications infrastructure will be provided by the respective utility companies, at the expense of the developers. The services will be extended into the Conceptual Scheme area on a phased basis at the time of development. Shallow utility connections will tie into existing infrastructure in the area. Detailed design for shallow utilities will occur within the subdivision and development permit stage for each phase of development in the North Springbank Gate Conceptual Scheme.

Shallow Utilities will be underground throughout the servicing area and will be located within easements on private property or within road right-of-way subject to Rocky View County approval. Shallow Utility Policies: 7.4.1 All shallow utilities and associated infrastructure will be provided at the expense of the developers. 7.4.2 Detailed design for shallow utilities will occur within the subdivision/ development permit stage for each phase of development. 7.5 Fire Suppression Servicing At the time of development of lands, the developer will be responsible to ensure that the appropriate number of Fire Hydrants, building sprinkler systems as well as the water systems with the necessary level of Fire Flow are installed on the lands in accordance with the requirements of the then current Rocky View County Fire Hydrant Water Suppression Bylaw, Alberta Fire Code, Alberta Building Code, and the County’s Servicing Standards.

Fire Suppression Servicing Policies: 7.5.1 The developer is responsible to ensure that the appropriate fire suppression systems are installed in accordance with the Rocky View County Fire Hydrant Water Suppression Bylaw, Alberta Fire Code, Alberta Building Code, and the County’s Servicing Standards.

35 North Springbank Highway Business Area The public consultation during the preparation of the North Springbank Gate Conceptual Scheme included one open house, association board meetings, and individual dialogue with interested stakeholders. The open house occurred on June 26, 2013 from 5:00- 9:00pm at the Edge School. An advertisement was placed in the Rocky View Weekly newspaper for the 2 weeks prior to the open house and road-side signs were located along Range Road 33, both north and south of Highway 1. The purpose of this open house was to discuss the early concepts of the Concept Plan and the vision of Phase 1, Woody’s RV World, as well as to obtain feedback from adjacent neighbours. Approximately 35 people attended the open house. In addition to comment sheets, the public had the opportunity to contact Brown & Associates to discuss the project further, leading to a number of individual conversations.

Bingham Crossing HWY 1 RGE. RD. 40 TWP. RD. 250 RGE. RD. 33 Springbank Airport Harmony Community Calaway Park Commercial Court PUBLIC OPEN HOUSE Woody’s RV World North Springbank Please join Woody’s RV World and their consultants to discuss the proposed new Woody’s RV World in North Springbank. Two question and answer sessions will be held starting at 5:30 pm and 7:30 pm. Wednesday June 26, 2013 5:00 pm to 9:00 pm Edge School Library 33055 Township Road 250 For further information please contact Paul Mercer, B&A Planning Group at 403-692-4535 or pmercer@bapg.ca Woody’s RV World 8.0 public consultation

Conceptual Scheme 36 9.0 implementation The provisions of the North Springbank Gate Conceptual Scheme will be implemented through: • An Amendment to the North Springbank Area Structure Plan • Adoption of the North Springbank Gate Conceptual Scheme • Land Use Redesignation to accommodate specific business uses • A Master Site Development Plan to define the site design and appearance of individual phases 9.1 North Springbank Area Structure Plan Amendment An application to amend the North Sprinbank Area Structure Plan (NSASP) has been submitted in conjunction with this Conceptual Scheme. The proposed amendment will alter the Land Use Map to permit non-residential, highway business uses on the Conceptual Scheme lands.

9.2 Conceptual Scheme The adoption of this document, the North Springbank Gate Conceptual Scheme, by Rocky View County Council by bylaw is required. The Conceptual Scheme provides a comprehensive land use plan and policy guidelines for the subject quarter section.

37 North Springbank Highway Business Area 9.3 Land Use Redesignation A Land Use Redesignation application is required for each phase of development. An appropriate Land Use District(s) will be determined, outlining the provisions applied to those particular lands. An application for the first phase of development, the Woody’s RV World site, has been prepared. The application proposes the redesignation of the Woody’s RV lands to 9 Direct Control (DC) district. This district will accommodate the specific business uses on the Woody’s RV World site. Any development beyond this first phase will require additional land use applications.

9.4 Master Site Development Plan A Master Site Development Plan (MSDP) will accompany each Land Use Redesignation application on the Conceptual Scheme lands. This non-statutory plan provides design guidance, such as building placement, landscaping, lighting, parking, and architectural treatment, for each phase of development. A MSDP for Phase 1, Woody’s RV World, accompanies the associated Land Use Redesignation application.

Conceptual Scheme 38 10.1 Map Interpretation The boundaries or locations of any symbols shown on a figure or map are approximate and shall be interpreted as such. 10.2 Policy Interpretation Where “shall” is used in a policy, the policy and the actions it requires are considered mandatory. Where “should”, “may”, or “encouraged” are used in a policy, the policy and action are considered optional, but the general intent is compliance. 10.0 interpretation of the plan

39 North Springbank Highway Business Area 11.1 Rocky View 2060-Growth Management Strategy Completed in 2008, Rocky View 2060 provides a framework that incorporates high- level and longer-term strategies for managing the municipality’s growth over the next 50 years. It is designed to direct where and how development would be most desirable and allow for a more definitive and predictable growth pattern. Taking into account relevant planning frameworks such as the Provincial Land Use Framework and the Calgary Regional Partnership’s regional plan, the Growth Management Strategy proposes a land-use vision for Rocky View that is based on the principles of sustainability, Smart Growth, and triple-bottom- line decision making. It is intended to direct more detailed municipal statutory plans and decisions regarding land-use and development.

As community insight and values indicated, the land-use vision portrayed in the Growth Management Strategy supports substantial nodal growth and targeted development in focused areas throughout Rocky view. The Strategy anticipates expansion of Rocky View’s business community, and with the goal of diversifying the tax base, expanded highway commercial development is expected in nodes along strategic highway corridors. Development in these areas is intended to be non- contiguous and nodal in design, focused around interchanges and highway access points.

The North Springbank Gate Conceptual Scheme is located within the identified Highway 1 Major Business Corridor, west of the City of Calgary. Commercial development along this corridor will support Rocky View’s goal of diversifying the tax base. The Major Business Corridor has significant locational advantages, including high visibility, access to regional markets, proximity to Springbank Airport, and the occurrence of existing and expanding commercial development. By concentrating development into the focused area of Highway 1 and Range Road 33, fragmentation of agricultural land is mitigated and a commercial centre at the interchange of Range Road 33 is established.

11.0 policy review

Conceptual Scheme 40 11.2 Inter-municipal Development Plan The Rocky View County/City of Calgary Intermunicipal Development Plan (IDP) is intended to identify areas of mutual interest, minimize land use conflicts across municipal borders, and provide opportunities for collaboration and communication. The North Springbank Gate Conceptual Scheme is located within the Notification Zone of the IDP. The Notification Zone does not require detailed joint planning but it provides The City of Calgary with the opportunity to comment on land use policies and applications circulated from Rocky View County.

11.3 The Municipal Development Plan (County Plan) advantage of the provincial highway system and should be located in proximity to highway intersections and interchanges. The purpose of a highway business area is to contribute to the County’s fiscal goals, provide destination commercial and business services, provide services to the travelling public, and offer local employment opportunities. By focusing development in these locations and encouraging infilling of existing business areas, the County provides for orderly growth and economic efficiencies in the development of transportation and infrastructure systems. It maximizes the use of existing infrastructure, minimizes land use conflicts with agriculture uses, and minimizes the amount of traffic being drawn into rural areas.

The new Rocky View Municipal Development Plan (County Plan) was approved on October 1, 2013 and includes goals, policies, and actions that provide strategic growth direction, guidance for land use planning, and service delivery policy for the overall county. One of the relevant MDP goals is: “Increase the County’s business assessment base to support the financial sustainability of the County’s operations in order to reduce the reliance on the residential tax base.” Business Development: The County Plan identifies a number of business areas and development forms which accommodate a variety of businesses, and directs the majority of new commercial and industrial businesses to locate in these identified business areas.

The North Springbank Gate Conceptual Scheme is located in an identified Highway Business Area. Highway Business Areas are intended to take

41 North Springbank Highway Business Area 11.4 North Springbank Area Structure Plan approval of the Bingham Crossing Conceptual Scheme, now support the concept of commercial development on the North Springbank Gate Conceptual Scheme lands. Accompanying this Conceptual Scheme is an amendment to the NSASP in order to accommodate business and commercial uses. The NSASP classifies general business land uses (Section 5.7) to include stand-alone commercial development that may provide goods and services to the local community, the traveling public, or a recreational market. The NSASP identifies that several parcels of land surrounding the Springbank Airport are designated for future business usage as a result of the impact from airport operations. Business land use is also suggested for the area south of the Highway #1 and Range Road 33 interchange. The North Springbank Gate Conceptual Scheme provides a non-residential option to an area that is already impacted by both the Springbank Airport and the TransCanada Highway. Existing commercial development on the south side of the Highway 1-Range Road 33 interchange combined with continued airport expansion, support the concept of business development in the Conceptual Scheme area.

The North Springbank Gate Conceptual Scheme is located within the Highway #1 Interface identified in the NSASP. The lands within this area are subject to special provisions in order to maintain the safety of the traveling public and the functional integrity of the provincial highway. The Conceptual Scheme will respect these policies through the proposed transportation network and appropriate setbacks and landscaping adjacent to the highway. Adopted in 1999, the North Springbank Area Structure Plan (NSASP) is a statutory plan adopted by Rocky View County. Following the provisions of the Municipal Government Act and in conjunction with the Municipal Development Plan, the NSASP provides planning principles and a more detailed framework for subsequent subdivision, development or redevelopment of the specified area of land. The Plan also has the ability to be amended since it is unable to anticipate and examine every future impact, cost, or benefit. Section 1.4 of the NSASP also indicates that where land use planning issues arise, policies are in place to allow the evaluation of these issues.

The future land use concept in the NSASP for the North Springbank Gate Conceptual Scheme area defines the lands as potential residential (Section 5.4). However, recent developments in the area, including the expansion of the Springbank Airport (Springbank Airport Master Plan 2009-2029) and the

Conceptual Scheme 42 11.5 Economic Development Strategy Updated in 2003, the Economic Development Strategy is a general reference document that is meant to guide and facilitate growth. The purpose includes identifying and summarizing how efforts of the entire Rocky View County will be directed to meet long- term economic development goals and objectives. Relevant to the North Springbank Gate Conceptual Scheme, the Springbank Airport and surrounding areas is identified as a general area of growth. The Strategy notes that the airport is a primary draw and the proximity to the City of Calgary, Town of Cochrane, and Highway 1 all support business development in the area. Other opportunities identified in the Strategy are to develop strategic land along highway corridors and businesses requiring highway exposure. Business Parks in select locations with good highway exposure hold tremendous opportunity, and tourism in the form of hotels, restaurants, and retail also have good growth potential.

The North Springbank Gate Conceptual Scheme has a diversity of businesses that will complement both the airport uses as well as surrounding business development. In addition to Woody’s RV World, accompanying Highway-oriented businesses could be located in the Conceptual Scheme area, including, but not limited to, offices, grocery stores, restaurants, and automotive services. Local commercial uses could also be located in the Conceptual Scheme area, including such uses as retail stores, markets, and hotel accommodation.

43 North Springbank Highway Business Area 11.6 Springbank Airport Master Plan 2009-2029 The Springbank Airport Master Plan guides the development of the airport over the next 20 years. The Plan states that continued growth is expected in aircraft movements and the development of land for airport related businesses. Land development initiatives around the airport suggest that the area surrounding it is undergoing a transition; lands that have historically been used for agricultural purposes are being converted to various urban uses. The Springbank Airport may ultimately be located within a much more urban setting. Airport growth is expected to include an additional runway, air-side facilities, and a small amount of ground-side commercial uses. The development of lands in the North Springbank Gate Conceptual Scheme will be complementary to these uses, providing supporting services to employees and passengers. Restaurants, retail shops, and hotels will supplement airport commercial uses and offer a practical service area to support the proposed airport growth. 11.7 Parks and Open Space Master Plan The Master Plan, adopted in 2011, provides the County with guidance on developing an interconnected system of parks and open spaces that meet the needs of the community. The Conceptual Scheme is located within the Elbow River Ranch Lands Region. Section 5.2 of the Plan notes that the Springbank area should focus on outdoor recreational amenities, connecting trails, and creating gathering spaces within the community for expanded community programs and services. The Plan identifies a ‘Conceptual Bicycle Route’ along Range Road 250, which is the northern border of the Conceptual Scheme. The trail will be constructed as part of the overall trail network system and will complement existing and future pathway systems. Interior pathways throughout the Conceptual Scheme area will follow the road network.

Conceptual Scheme 44 11.8 Rocky View Amenity Study The objective of the Amenity Study was to identify existing amenity services and requirements in Rocky View for new and existing forms of development. Phase One, completed in 2009, provides an inventory of existing amenity services as well as a comparative analysis of similar nodal size municipalities in order to recommend targets for amenities based on population thresholds. These targets will support the creation of complete communities identified in the Growth Management Strategy and ensure Rocky View residents will have access to the appropriate level of services. The study inventoried the following amenity services: • Parks and Open Space • Recreation • Family and Community Support Services • Culture, Art, and Heritage • Civic/Institutional • Emergency and Protective Services • Water and Recycling • Public Transit and Mobility The Springbank area was found to have numerous amenities within a concentrated area and most of the recommended amenities have been met or exceeded to support a core in Springbank. Moving forward, the “focus for this core should be placed on outdoor recreational amenities, connecting trails and creating these existing spaces as gathering spaces within the community for expanded community programs and services”. This objective is also identified in the Parks and Open Space Master Plan. The North Springbank Gate Conceptual Scheme adheres to this objective by connecting to the overall trail network system for the area and providing additional interior pathways throughout the Conceptual Scheme area.

45 North Springbank Highway Business Area 11.9 Commercial, Office and Industrial Guidelines Rocky View County adopted the Commercial, Office and Industrial Guidelines in 2010. By providing a common set of design guidelines, the intent was to raise development standards for non-residential uses and create attractive, cohesive and recognizable business landscapes. These guidelines apply to all proposed commercial development in Rocky View and site planning documents, such as Conceptual Schemes, will consider these guidelines at the site level.

The guidelines help to achieve the design principles that are outlined in the document. Each guideline is evaluated on whether or not the principal has been achieved. A checklist is provided with the guidelines and the number of guidelines that achieve a principle is added up. The ‘score’ is not a grade but a measure of the site design and whether the applicant needs to consider additional options. Phase One, Woody’s RV World adheres to these guidelines through: 1. Site Layout: a. The existing site naturally contours from the northeast corner and slopes towards the southwest with the lowest point being the south corner of the site. Conceptual site planning is working with this existing contours to minimize grading on site during construction.

b. Building placement is envisioned to be located as close as possible to the site entry with space allocated for public parking adjacent to the front entry. c. Lower levels on the site are envisioned to be for trailer inventory that will minimize their visual impact from Highway 33 and Township Road 250. d. Pedestrian pathways are envisioned within the site which will have the ability to connect to future regional pathways at the site entry. 2. Site Essentials: a. Landscaping is a critical part of the overall concept for the project through its’ correlation to what the ‘RV experience’ is. Therefore landscaping design will incorporate a variety of planting material that will include for seasonal change and how the site will appear throughout all four seasons of the year. b. Landscaping design will incorporate indigenous species as part of the overall landscape design to minimize on irrigation dependence.

Conceptual Scheme 46 c. Stormwater design has been discussed and the site is looking at having a storm water retention pond on the lowest level of the site. We are also looking at utilizing this area as a water feature on site as part of the landscape design. d. Parking and inventory lot design will incorporate landscaping elements to assist in breaking up the parking fields and allowing for stormwater capture where possible within the landscaping beds. 3. Building Design: a. The building design is envisioned to capture the ‘RV experience’ through its’ incorporation of natural materials and ties to nature. Tied to this concept is an underlying foundation of a facility scaled to the pedestrian. Therefore building massing will be developed around the pedestrian scale.

b. Creating a facility that exemplifies an association with the outdoors, nature and the ‘camping experience’ A theme of tying back to nature through materials, forms, and colours will be prominent in the building development. In addition to the general guidelines, special planning areas require further considerations, including Highway Development and Local Commercial, which directly relate to this Conceptual Scheme. The Conceptual Scheme is adjacent to Highway 1 and will also provide a local commercial amenity, thus, it will follow the Guidelines laid out in each respective section.

11.10 Summary The North Springbank Gate Conceptual Scheme supports the policy direction of Rocky View County and contributes to the County’s fiscal goals of diversifying the tax base. In recent years, the County has created strategies and plans that support more economic development in strategic locations. The 2003 Economic Development Strategy recognized the Springbank Airport and surrounding lands as areas of growth, with opportunities to develop along highway corridors. The Growth Management Strategy, created in 2008, identifies the Highway 1 Major Business Corridor, of which the Conceptual Scheme lands are a part of. Further, the newly approved County Plan identified the Conceptual Scheme lands as being located in a Highway Business Area, with the purpose of providing commercial and business services and offering local employment opportunities. With projected growth on the Airport lands and current or approved commercial uses on the adjacent corners of Range Road 33 and Highway 1, the North Springbank Gate Conceptual Scheme will further contribute to the economic sustainability of Rocky View County and specifically, the North Springbank community.

47 North Springbank Highway Business Area Several studies have been undertaken in support of this Conceptual Scheme. The complete copies of each study have been submitted to the Rocky View County as part of the Conceptual Scheme and the North Springbank Area Structure Plan Amendment application. A summary of each study is provided below. 12.1 Historical Resource Impact Assessment Bison Historical Services Ltd. A Historical Resource Impact Assessment was completed by Bison Historical Services in order to determine any high archaeological potential within the development area. This includes historic period structures, cultural materials, or events that have occurred on the land. Although the project area occurs in lands that are in a high archaeological resource sensitivity zone, a comprehensive investigation was completed and found that no known previously recorded historical resource sites were within or adjacent to the proposed project area and no cultural materials were identified. The one Historical Period farm site was of limited significance. Historical Resources Act Approval was administered by Alberta culture on August 8th. 2013.

12.0 background studies

Conceptual Scheme 48 12.2 Phase 1 Environmental Site Assessment (ESA) GTECH Earth Sciences Corp. A Phase 1 Environmental Site Assessment was conducted by GTECH Earth Sciences Corp. The purpose of the study was to reduce the uncertainty concerning potential past or present environmental impacts to soil and groundwater quality on or near the subject property. Historically, the subject quarter section and surrounding areas have been used for agricultural purposes with gradual commercial development on nearby lands, including the Edge School located on the subject site. At the time of the study, up-gradient lands were vacant and used for agricultural purposes. All items of interest/concern pertaining to the subject quarter section and adjacent lands identified in the historical documentation review were satisfactorily mitigated during the site visit and interview conducted. No new evidence of contamination or threat to the property was identified. The report recommends no further environmental study for soil and groundwater quality is warranted at this time.

12.3 Geotechnical Evaluation McIntosh Lalani Engineering Ltd. The objective of this evaluation was to assess the general subsurface soil conditions in order to assess the geotechnical potential for development on the subject area and provide geotechnical construction guidelines for the proposed development. The report concluded that there are no geotechnical constraints on the land for the intended uses of the proposed development.

49 North Springbank Highway Business Area 12.4 Preliminary Engineering Sweetcroft Engineering Consultants Ltd. Sweetcroft Engineering Consultant Ltd. has prepared a servicing strategy report. This report covers the following areas: • Shallow Utility Considerations: There are no registered right-of-ways for pipelines or natural gas transmission pipelines or facilities through the subject quarter section. Shallow utilities will be underground throughout the servicing area and will be located within easements on private property or within road right-of-way subject to Rocky View County Approval.

• Interim Potable Water Considerations: For the Woody’s RV World site only,the following potable water options have been considered: piped water supply, private water well servicing, and hauled water with cistern. For the interim and ultimate build-out, the preferred option is a piped water system. • Interim Sanitary Considerations: Sanitary servicing of Woody’s RV World site is deemed suitable by a private on-site pump and haul system until ultimate piped servicing is available. The pump and haul system should be configured with an option to provide for a tie into a future system. • Fire Suppression Considerations: Regional water servicing for the Woody’s RV World site is unavailable for the interim conditions. However, full build-out of the Conceptual Scheme planning area requires a piped water system.

• Water and Sanitary Servicing Considerations for Ultimate Build Out: Ultimate Build out water servicing options include utilization of groundwater sources and expansion of existing and near future water systems. The area also does not currently have regional sanitary servicing. Ultimate Build-out servicing options for the area include the use of connecting to decentralized wastewater treatment systems.

Conceptual Scheme 50 12.5 Subcatchment Master Drainage Plan Westhoff Engineering Resources Inc. Westhoff Engineering Resources, Inc. prepared a Subcatchment Master Drainage Plan for the Conceptual Scheme area. The plan describes the drainage system and the accommodation of storm water runoff for the Conceptual Scheme. Specifically, the drainage system incorporates design elements for storm runoff capture, enhanced evaporation, and reuse to manage stormwater in a sustainable manner under predevelopment volume and release rate conditions. Stormwater ponds are designed to retain stormwater, provide treated stormwater for the irrigation of surrounding park areas and absorbent landscaping within the development, as well as service enhanced evaporation systems where necessary. Ultimately two ponds will service the Project Area, connected through a common Public Utility Lot (PUL). The first pond will be created to service the Woody’s RV World site, which will later be incorporated into the main stormwater facility servicing the entire Conceptual Scheme area. Further reduction of stormwater runoff is identified through Best Management Practices (BMPs) and Low Impact Development (LID). Overall, the management system for stormwater as presented in this report can effectively handle the runoff from the drainage areas for the development.

51 North Springbank Highway Business Area 12.6 Commercial Market Opportunity & Positioning Study Global Retail Strategies Inc. The purpose of this study was to determine and rationalize the required commercial floorspace demand and format for the subject quarter section. It evaluated the existing and planned commercial infrastructure of the Springbank and west Calgary market as well as conducted a commercial supply and market potential analysis pertaining to retail and related entertainment/leisure. Recommendations from the report note there is an opportunity to develop a more intimate ‘meeting point in Springbank’ with a collection of restaurants, conveniences, retail, and a hotel. An ‘outdoor lifestyle’ retail precinct targeting local and commuting outdoor enthusiasts would work well with the overall development in the Conceptual Scheme and within the community fabric of Springbank. 12.7 Fiscal Impact Analysis of Conceptual Scheme InfraCycle Fiscal Solutions The purpose of the Fiscal Impact Analysis was to assess the net fiscal cost and financial benefit from the development of the Conceptual Scheme, to Rocky View County. The data used to complete the fiscal analysis was derived from the Rocky View County 2012 Audited Financial Statements, Rocky View County staff, and the Department of Finance. The outcomes of the fiscal analysis demonstrates evidence of the project’s “Financial Stability and Sustainability” strengths. Overall, Woody’s RV World and the development of the adjacent lands will produce a significant “net financial gain” to Rocky View County.

Conceptual Scheme 52 12.7 Transportation Impact Assessment Bunt & Associates Engineering (Alberta) Ltd. The intent of the Transportation Impact Assessment was to review the transportation network impacts of the Woody’s RV World site alone, as well as the inclusion of the possible conceptual scheme land uses for the remainder of the quarter section. The analysis took into account the short-term time horizon of Phase 1 development at the 2015 horizon year, a mid-term horizon with Phase 2 & 3 development on site at 2018 & 2020 horizon years, and a long-term horizon (2035) with full build out of the site. The analysis confirmed that development of the Woody’s site alone could be supported by the surrounding road network up to the 2035 time horizon. The build out of the remainder of the quarter section would trigger the need to twin Range Road 33 and implement the Stage 2 approved CastleGlenn interchange design. Further studies on intersection design would be appropriate at later stages of development when the actual rate of background traffic growth can be more accurately assessed.

N o r t h S p r i n g b a n k HighwayBusinessArea Conceptual Scheme NE 33-24-3-W5M

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