NORTH SPRINGBANK GATE - Conceptual Scheme

 
NORTH SPRINGBANK GATE - Conceptual Scheme
NORTH SPRINGBANK GATE
Conceptual Scheme
FEBRUARY 2014
                                             DRAFT

                Submitted by: Brown & Associates Planning Group
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
1.0                   introduction
 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.

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 Figure 1: Conceptual
    Harmony Community Scheme Location                                                                                      Bo
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       Harmony Community
                                                                                                          Range Road 32

                           Springbank
                             Airport
                                                                                               Range Road 32
                                                        Rge Road 33 Rge Road 33

                          Springbank
                            Airport

                      Twp Road 250
                                              North
                                            Springbank
                                             Highway                               Bingham
                                                                                                                                                        City Limits

                                             Business                              Crossing
                                                Area
                     Twp Road 250
                 Highway 1 / Trans Canada     North
                                            Springbank
                                             Highway                               Bingham
                                                                                                                                              City Limits

                                             Calaway
                                             Business                             Commercial
                                                                                   Crossing
                                               Park
                                                Area                                Court
                Highway 1 / Trans Canada
                      Twp Road 245
                                                Elementary
                                                  School
                                             Calaway                              Commercial
                                              Park                                  Court

                     Twp Road 245
                                                Elementary
                                                  School

      Legend:
                Conceptual Scheme Boundary

     Legend:
               Conceptual Scheme Boundary

 1             North Springbank Gate
NORTH SPRINGBANK GATE - Conceptual Scheme
1.1 Background Studies                                    1.3 Site
There have been a number of background studies
prepared in support of this Conceptual Scheme. These
                                                              History
studies have been submitted as supporting information     Known records of ownership
for both the North Springbank ASP amendment and           for the subject quarter section
the North Springbank Gate Conceptual Scheme,              dates back to 1901, with the
and are summarized in Section 12- Background and          lands in ownership of the
Supporting Studies.                                       Canadian Pacific Railway
                                                          Company. These lands were
                                                          only owned by the CPR
1.2 Conceptual Scheme                                     for one year, when the first
                                                          homesteader, Andrew Wallace,
    Purpose & Scope                                       obtained the title for the
                                                          lands. Over time , the land
The Rocky View Municipal Development Plan                 has changed ownership, but
(County Plan) provides strategic growth direction,        has consistently been used for
overall guidance on land use planning, and service        agricultural purposes.
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.

                      		                                      Conceptual Scheme         2
NORTH SPRINGBANK GATE - Conceptual Scheme
2.0          project Area & Description

2.1 Location
The Conceptual Scheme is           This designation is due to the location along a
located within Rocky View          significant transportation corridor (Highway 1) and
County, approximately 4 km         an established highway interchange at Range Road
west of the City of Calgary, and   33. Current land uses on the southern corners of the
adjacent to the Trans-Canada       interchange provide destination commercial and
Highway 1.                         business services, including Calaway Park (Southwest)
                                   and Commercial Court (Southeast). The recently
The lands are bordered on the      approved Bingham Crossing, located at the Northeast
south by Highway 1, on the east    corner of the interchange, will further establish the
by Range Road 33, and on the       area as a major business and commercial zone,
north by Township Road 250.        providing office, retail, and commercial services.

The subject lands are located      The Springbank Airport, located just northwest of
in a Major Business Corridor       the Conceptual Scheme, is a key reason for future
outlined by the Rocky              non-residential development on adjacent lands.
View County 2060 Growth            With the 2009 adoption of the Springbank Airport
Management Strategy, as well       Master Plan, the airport will see significant expansion
as a Highway Business Area         in terms of intensity of development. Increased air
identified in the Municipal        traffic and aviation uses will increase the requirements
Development Plan (County           for additional commercial services in order to meet
Plan). See Figure 2 - Rocky        the needs of airport users and employees. These
View County Growth                 additional services will also offer increased local
Management Strategy and            employment opportunities and serve to enhance the
Figure 3 - County Plan Map.        overall profile and viability of the Highway Business
                                   Area.

3      North Springbank Highway Business Area
NORTH SPRINGBANK GATE - Conceptual Scheme
Figure 2: Rocky View County growth management strategy

Proposed Conceptual Scheme
located in the "Major Business
    Corridor" of the Growth
    Management Strategy

                                                                     Figure 4
                                  Rocky View County Growth Management Strategy
                                                                        August 2013
                                 		                     Conceptual Scheme        4
NORTH SPRINGBANK GATE - Conceptual Scheme
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

5    North Springbank Highway Business Area
NORTH SPRINGBANK GATE - Conceptual Scheme
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
        Springbank
          Airport

       Springbank                                                Twp Road 250
         Airport

                                                                    The Edge
                                                               School for Athletes
                                                                Twp Road 250
                                                                     Society
                                                          (7.89ha/19.5acs)      (5.29ha/13.08acs)

                                                                   The Edge
                                                               School for Athletes

                                                                                                     Rge Road 33
                                                                    Society
                                                         (7.89ha/19.5acs)       (5.29ha/13.08acs)                       Bingham
                                                                                                                        Crossing
                            Mr. & Mrs. Gordon Smith                          Woody's RV
                                                                                                    Rge Road 33

                                   (35.1ha/86.7acs)                              World
                                                                              (6.1ha/15ac)
                                                                                                                        Bingham
                                                                                                                        Crossing
                           Mr. & Mrs. Gordon Smith                           Woody's RV
                                  (35.1ha/86.7acs)                               World
                                                                              (6.1ha/15ac)

                                     Highway 1 / Transcanada

                                           Calaway Park                                                              Commercial Court
                                    Highway 1 / Transcanada

                                          Calaway Park                                                               Commercial Court

   Legend:
             Conceptual Scheme Boundary

                                                                                                                         Figure 2
  Legend:
                                                                                                                   Ownership Map
            Conceptual Scheme Boundary
                                                                                                                           February 2014

                                   		                                                               Conceptual Scheme                      6
                                                                                                                        Figure 2
                                                                                                                   Ownership Map
NORTH SPRINGBANK GATE - Conceptual Scheme
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).

7      North Springbank Highway Business Area
figure 5: Existing land use map

                                                  4                                                  3

 All lands are designated RF (Ranch and Farm District) unless noted otherwise
 Airport District                      AP                         Residential Two District           R2
 Storage and Sales Industrial District I-IS                       Residentail Three District         R3
 General Business Districs             B-2                        Farmstead District                 F
 Recreational Business District        B-4                        Public Service District            PS
 Agricultural Business District        B-5                        Ranch and Farm Two District        RF-2
 Agricultural Holding District         AH                         Direct Control District            DC

         North Springbank Highway Business Area

                                                                                                         Figure 3
                                                                                                Existing Land Use
                                                                                                            February 2014

                                		                                                     Conceptual Scheme                    8
2.4 Adjacent                       Northwest
                                   Springbank Airport consists of a wide range of

    Land Uses                      commercial uses, including flight training, indoor and
                                   outdoor storage, warehousing, offices, and a restaurant.
                                   Associated with the Airport are the Noise Exposure
The majority of land adjacent
                                   Factor (NEF) contours that extend beyond the Airport
to the North Springbank Gate
                                   lands. While they do not directly affect the Conceptual
Conceptual Scheme is currently
                                   Scheme area, lands to the south and east of the airport
used for non-residential
                                   are impacted, affecting the type of future development
purposes. There has been a
                                   that may be appropriate. See Figure 6 - Context Map.
gradual increase in commercial
development on the lands
                                   West
adjacent to the subject site.
                                   Lands to the west of the quarter section are currently
The existing and planned
                                   used for agricultural purposes.
commercial projects along
Range Road 33 at Highway           South
1 are creating a commercial        Calaway Park, the largest outdoor theme park in
destination at this strategic      western Canada, is located directly south and across
intersection.                      Highway 1. The theme park acts as a regional draw to
                                   the area. Also designated on the quarter section is
North
                                   DC20, which is intended to facilitate the development
Adjacent lands to the north
                                   of a Factory Outlet Shopping Centre comprised of
include a church (DC27) and
                                   stores that are predominantly owned or occupied by
country residences (R-2).
                                   product manufacturers or their licensed agents.
The General Business District
(B-2) allows for a wide range      Southeast
of businesses and associated       The Springbank Court Commercial District is a business
uses. The Recreation Business      park with commercial development intended to
District (B-4) allows for a wide   provide services to the travelling public, tourists, and
range of recreational business     the local Springbank community.
uses.
                                   East
The Storage and Sales              The two quarter sections directly to the east of
Industrial District (I-IS)         the Conceptual Scheme will contain the Bingham
accommodates outdoor               Crossing development. The overall project will
storage of vehicles and            include a shopping destination and lifestyle centre,
equipment including RV’s,          providing office, retail, and commercial services. Phase
trailers, farming implements,      1 of Bingham Crossing (DC148) has recently been
self-storage and similar           approved, consisting of significant retail uses along
businesses where temporary         the Highway Edge Zone, a more pedestrian-focused
storage is the primary use.        shopping and socializing area, and a seniors housing
                                   community.

9      North Springbank Highway Business Area
figure 6: context map

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                                                                                      Range Road 32
              25

                   30                 SPRINGBANK
                        35              AIRPORT

                             40       35                        25

                                            30
                                                                     Rge Road 33

                                                  25

                                   Twp Road 250

                                                                                                                                             City Limits
                             Highway 1 / Trans Canada

                                   Twp Road 245

 Legend:
           Conceptual Scheme Boundary                   NEF-Noise Exposure Contours                   Highway 1- Range Road 33
           Existing and Proposed                                                                      Interchange
           Non-Residential

                                                                                                                                       Figure 3
                                                                                                                             Context Map
                                                                                                                                        February 2014

                                           		                                                             Conceptual Scheme                                10
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

11     North Springbank Highway Business Area
View of the Conceptual Scheme area from the northeast

View of the stormwater pond in the southwest corner of the Edge School property

                      		                                    Conceptual Scheme     12
3.0           vision

3.1 Policy                         Business Areas to compliment other businesses,
                                   maximize the use of existing infrastructure, minimize

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

13     North Springbank Highway Business Area
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.

                        		                                       Conceptual Scheme            14
4.0          Future development concept

4.1
Development
Concept
The Future Development
Concept for the North                           Land Use    Area
Springbank Gate Conceptual
Scheme includes two Business/     Highway Oriented         20.4 ha
Commercial Areas, as shown
on Figure 8 - Development
                                  Local Oriented           13.2 ha
Concept Map. The Highway
Oriented Area comprises the
                                  Open Space               4.5 ha
majority of the business uses
and is located adjacent to
Highway 1 and Range Road 33.      Stormwater Ponds         4.1 ha
The remainder of the business
uses will accommodate Local       Roadways/Road Widening   4.2 ha
oriented uses and is located
adjacent to Township Road         Edge School              7.9 ha
250 and the Edge School.
Open Space and stormwater         Totals                   57.3 ha
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:

15     North Springbank Highway Business Area
Twp Road 250
figure 7: DEVELOPMENT CONCEPT map

                                                                   Edge
                                                                  School

                                                         Twp Road 250

                                                                                                Rge Road 33
                                                                                                                        Bingham
                                                                                                                        Crossing
                                                                    Edge
                                                                   School

                                                                                         Rge Road 33
                                                                                                                   Bingham
                                                                                                                   Crossing

                                       Highway 1 / Trans Canada

                                           Calaway Park
                                                                                                                Commercial Court

                                        Highway 1 / Trans Canada

                                             Calaway Park
                                                                                                              Commercial Court

 Legend:
       Conceptual Scheme Boundary                                     Open Space                                Roadway
       Local Oriented Business                                        Stormwater Pond
       Highway Oriented Business                                      Edge School

    Legend:
           Conceptual Scheme Boundary                                 Open Space                              Roadway
           Local Oriented Business                                    Stormwater Pond
           Highway Oriented Business                                  Edge School

                                     		                                                 Conceptual Scheme                          16
4.2 Highway
    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.

17     North Springbank Highway Business Area
4.3 Local
         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.

		       Conceptual Scheme         18
4.4 Open Space & Pathway System
The open space and                 and amenities and provide a more sustainable and
pathway system in North            active transportation option.
Springbank Gate will
promote a walkable and             Local pathways within the Conceptual Scheme will
interconnected development         follow the road network, connecting the various
that complements the               commercial uses throughout the site, and providing
overall existing and future        access to the open space area.
pathway system of the area. A
Conceptual Bicycle Route will      The open space within the North Springbank Gate
be located along the northern      Conceptual Scheme is focused around the naturalized
border of the Conceptual           stormwater pond in the southern portion of the site.
Scheme parallel to Range           The landscape will focus on the natural environment,
Road 250. The route will cross     while maintaining appropriate public access for passive
Range Road 33 and connect to       recreation use.
Bingham Crossing (Figure 8).
                                   Open Space & Pathway System Policies
This Bicycle Route is identified
in the Parks and Open Space
                                   4.4.1   The Conceptual Bicycle Route along Range
Master Plan. By contributing
                                           Road 250 shall be located in conformance with
to the bikeway route, North
                                           the Parks and Open Space Master Plan and will
Springbank Gate will assist in
                                           be constructed in accordance with Rocky View
connecting the regions’ trails
                                           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.

19     North Springbank Highway Business Area
Figure 8: Open Space

                                                     Twp Road 250
                                                                                                                    Connection to
                                                                                                                    Bingham Crossing
                                                     Twp Road 250
                                                                                                                    Connection to
                                                                                                                    Bingham Crossing

                                                               Edge
                                                              School
                                                               Edge
                                                              School

                                                                                                                          Bingham
                                                                                                                          Crossing

                                                                                                    Rge33Road 33
                                                                                                                          Bingham
                                                                                                                          Crossing

                                                                                              Rge Road

                                    Highway 1 / Transcanada

                                    Highway 1 / Transcanada

                                         Calaway Park                                                              Commercial Court

                                         Calaway Park                                                              Commercial Court

 Legend:
       Conceptual Scheme Boundary                                Open Space
 Legend:                                                         Stormwater Pond
       Conceptual Scheme Boundary                                Conceptual
                                                                 Open SpaceBicycle Route
                                                                 Local Pathway
                                                                                                                          Figure 8
                                                                 Stormwater Pond
                                                                 Conceptual Bicycle Route
                                                                 Local Pathway                                         Open Space
                                                                                                                          Figure      8
                                                                                                                           February 2014
                                                                                                                       Open Space
                                                                                                                            February 2014

                              		                                                            Conceptual Scheme                          20
4.5 Phasing
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.

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.

21      North Springbank Highway Business Area
Twp Road 250
Figure 9: PHASE 1

                                                                                Edge
                                                                               School

                                                     Twp Road 250

                                                                                                                                  Bingham
                                                                                                                                  Crossing

                                                                                                            Rge Road 33
                                                                     Edge
                                                                    School

                                                                                                         Bingham
                                                                                                         Crossing

                                                                                        Rge Road 33

                                            Highway 1 / Trans Canada

                                                   Calaway Park                                                                Commercial Co
                                    Highway 1 / Trans Canada

                                         Calaway Park                                                 Commercial Court

  Legend:
           Conceptual Scheme Boundary
           Phase One Woody's RV World

                                                                                                                                     Figur
 Legend:
       Conceptual Scheme Boundary
       Phase One Woody's RV World                                                                                                   Phasin
                                                                                                                                    February 20
                                                                                                            Figure
                                                                                                            Phasing
                                                                                                            February 2014

                              		                                                   Conceptual Scheme                      22
5.0           economics

The North Springbank Gate         • The total optimal development of the Conceptual
Conceptual Scheme will              Scheme could contain up to 280,000 s.f. of
contain a combination of            commercial development, with annual tax revenue
commercial uses that provide        for Rocky View County ranging from $338,000 to
services to the travelling          $784,000.
public and tourists, as well as
the local community. The site     • The first phase of development, Woody’s RV
possesses the key attributes        World, will contain approximately 39,000 s.f. of
to appeal to a wide and             commercial space and generate approximately
significant patronage base          $45,000 in annual property tax revenue.
including the Greater Calgary
population (particularly          • The total net revenue gain collected by the County
northwest and southwest             one year after the development is completely built
sectors), tourists, highway         is approximately $2.3 million.
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:

23     North Springbank Highway Business Area
Figure 10: Net Revenues GAIN - One, Five, and Ten Years after Build-Out

              $25,000,000
                                                                                  $23,000,000
              $20,000,000
Net Revenue

              $15,000,000
                                                          $11,500,000
              $10,000,000

               $5,000,000
                                  $2,300,000
                       0
                            One                    Five                     Ten

                                           Years after Build-out

A major contributing factor to the substantial net         strategic location of Highway
revenue gain to Rocky View County is all on-site           1 and Range Road 33. The
infrastructure serving Phase One will be privately         development is consistent with
owned and operated, resulting in no fiscal impact          both the Rocky View 2060-
for on-site infrastructure. The financial impact on        Growth Management Strategy,
community services will be low because commercial          as well as the County Plan, and
uses have low demand for community services.               will create economic benefits
                                                           to the County in the form of
The commercial uses located on this site will generate     non-residential property taxes.
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

                            		                                Conceptual Scheme         24
6.0           Transportation

6.1 Roadways
North Springbank Gate       6.1.1 Internal Road Network
is located adjacent
to a number of major        To accomodate Phase One of the Conceptual Scheme, a
transportation routes       shared access between Edge School and Woody’s RV World
within Rocky View           is located at the the existing Township Road 250- East Edge
County. The site is         school access. The intent of the private roadway is to provide
bordered to the south       the Woody’s site with a viable access for the foreseeable
by the Trans-Canada         future and to facilitate access to the currently undeveloped
Highway, to the east by     Edge school lands situated between the proposed roadway
Range Road 33, and to       and Range Road 33.
the north by Township
Road 250. Both RR 33        In the short term, no additional improvements, beyond those
and Twp Rd 250 are          proposed as part of Bingham Crossing Phase 1, are required
actively used roadways      to the overall road network on Township Road 250 or Range
that service the multiple   Road 33 to accommodate this condition. If, over time, the
land uses located in the    Edge School lands develop, the all-turns access will continue
area. A Traffic Impact      to operate at this intersection until congestion dictates a
Assessment (TIA)            need for improvement. Any improvements to restrict vehicle
has been prepared           movement at the intersection of Township Road 250- East
in support of this          Edge School will be funded by the developer.
Conceptual Scheme.
                            Ultimately, the main access point for North Springbank Gate
Recommendations
                            will be located at the Mountain View Trail - Township Road
from the TIA provide
                            250 intersection. At full build- out of the Conceptual Scheme
direction on regional
                            area, this intersection will be developed as either a dual-lane
road network
                            roundabout or a signalized intersection
improvements and
internal road sizing.
                            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.

25     North Springbank Highway Business Area
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.

                        		                                       Conceptual Scheme             26
• 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

27     North Springbank Highway Business Area
Figure 11: TRANSPORTATION

                                           View Trail
                                   View Trail
                          MountainMountain

                                                                         Twp Road 250

                                                                         Twp Road 250

                                                                                   Edge
                                                                                  School

                                                                                   Edge
                                                                                  School

                                                                                                                            Bingham

                                                                                                             33 Road 33
                                                                                                                            Crossing

                                                                                                                            Bingham

                                                                                                           Rge
                                                                                           PHASE                            Crossing

                                                                                                    Rge Road
                                                                                             1
                                                                                           PHASE
                                                                                             1

                                                        Highway 1 / Transcanada

                                                        Highway 1 / Transcanada

                                                             Calaway Park                                                 Commercial Court

                                                             Calaway Park                                                 Commercial Court

 Legend:
        Conceptual Scheme Boundary

 Legend:Internal Road Network
        Conceptual Scheme Boundary

        Internal Road Network                                                                                                  Figure 10
                                                                                                                           Transportation
                                                                                                                               Figure
                                                                                                                                  February 10
                                                                                                                                           2014

                                                                                                                           Transportation
                                                                                                                                   February 2014

                                                        		                                         Conceptual Scheme                           28
7.0          servicing & Utilities

7.1 Stormwater Management
A Sub Catchment Master         The SCMDP area currently drains south-west towards
Drainage Plan has been         a culvert crossing the TransCanada Highway. The
undertaken to describe the     majority of surface runoff from the existing ground
drainage system for the        conditions is overland flow across the site in a north-
Conceptual Scheme area. The    east to south-west direction. Edge School currently
drainage system incorporates   manages stormwater onsite with a private stormwater
design elements for storm      facility, and controls discharge through the existing
runoff capture and enhanced    natural drainage course at the south-west edge of their
evaporation and reuse to       property. The existing discharge from Edge School will
manage stormwater in a         be accommodated by the overland drainage plan for
sustainable manner under       the Conceptual Scheme area.
predevelopment volume and
release rate conditions.       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.

29    North Springbank Highway Business Area
Figure 12: Stormwater MAP

                                                        Twp Road 250

                                                       Twp Road 250

                                                                       Edge
                                                                      School

                                                                    Edge
                                                                   School

                                                                                                                Bingham
                                                                                                                Crossing

                                                                                   Rge Road 33Rge Road 33
                                                                                                                 Bingham
                                                                                                                 Crossing

                                       Highway 1 / Transcanada

                                   Highway 1 / Transcanada
                                            Calaway Park                                                     Commercial Court

                                          Calaway Park                                                        Commercial Court

  Legend:
          Conceptual Scheme Boundary                             Catchment One
                                                                 Catchment Two
                                                                 PUL/PARK

Legend:
      Conceptual Scheme Boundary                                 Catchment One
                                                                                                               Figure 11
                                                                 Catchment Two                              STORMWATER
                                                                 PUL/PARK                                          February 2014

                                                                                                                Figure 11
                                                                                                            STORMWATER
                                                                                                                    February 2014
                                   		                                            Conceptual Scheme                                 30
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.

31      North Springbank Highway Business Area
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.

                        		                                       Conceptual Scheme          32
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.

33      North Springbank Highway Business Area
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.

                        		                                       Conceptual Scheme         34
8.0                      public consultation

                                                                                              The public consultation during

     PUBLIC OPEN HOUSE                                                                        the preparation of the North
                                                                                              Springbank Gate Conceptual
                                                                                              Scheme included one open
                   Woody’s RV World                                                           house, association board
                                  North Springbank
                                                                                              meetings, and individual
                                                                                              dialogue with interested
                                                                                              stakeholders.
                                                                               Please join
                                                                               Woody’s
                                                                               RV World       The open house occurred
                                                                               and their      on June 26, 2013 from 5:00-
                                                                               consultants
                                                                               to discuss     9:00pm at the Edge School. An
                   Harmony                                                     the proposed   advertisement was placed in the
                                                    RGE. RD. 33

                  Community                                                    new Woody’s
 RGE. RD. 40

                                                                               RV World       Rocky View Weekly newspaper
                                                                               in North       for the 2 weeks prior to the
                                  Springbank
                                                                               Springbank.
                                    Airport
                                                                                              open house and road-side signs
                                                                               Two question   were located along Range Road
                                                   Woody’s                     and answer
                       TWP. RD. 250
                                                   RV World                    sessions       33, both north and south of
                                                                               will be held   Highway 1. The purpose of this
                                                                  Bingham
                                                                  Crossing
                                                                               starting at
                          HWY 1                                                5:30 pm and    open house was to discuss the
                                                                               7:30 pm.       early concepts of the Concept
                                               Calaway            Commercial
                                                Park                Court
                                                                                              Plan and the vision of Phase 1,
                                                                                              Woody’s RV World, as well as to
                                                                                              obtain feedback from adjacent
                         Wednesday June 26, 2013
                           5:00 pm to 9:00 pm                                                 neighbours. Approximately
                            Edge School Library                                               35 people attended the
                         33055 Township Road 250                                              open house. In addition to
                                                                                              comment sheets, the public
                   For further information please contact Paul Mercer,                        had the opportunity to contact
               B&A Planning Group at 403-692-4535 or pmercer@bapg.ca                          Brown & Associates to discuss
                                                                                              the project further, leading
                                                                                              to a number of individual
                                                                                              conversations.

35               North Springbank Highway Business Area
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.

                      		                                     Conceptual Scheme        36
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.

37     North Springbank Highway Business Area
10.0             interpretation of the plan

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.

                         		                                      Conceptual Scheme         38
11.0               policy review

 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.

 39     North Springbank Highway Business Area
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)
The new Rocky View Municipal Development Plan              advantage of the provincial
(County Plan) was approved on October 1, 2013 and          highway system and should be
includes goals, policies, and actions that provide         located in proximity to highway
strategic growth direction, guidance for land use          intersections and interchanges.
planning, and service delivery policy for the overall      The purpose of a highway
county.                                                    business area is to contribute
                                                           to the County’s fiscal goals,
One of the relevant MDP goals is:                          provide destination commercial
                                                           and business services, provide
     “Increase the County’s business assessment            services to the travelling public,
   base to support the financial sustainability of the     and offer local employment
  County’s operations in order to reduce the reliance      opportunities.
             on the residential tax base.”
                                                           By focusing development
                                                           in these locations and
                                                           encouraging infilling of
Business Development:                                      existing business areas, the
The County Plan identifies a number of business            County provides for orderly
areas and development forms which accommodate a            growth and economic
variety of businesses, and directs the majority of new     efficiencies in the development
commercial and industrial businesses to locate in these    of transportation and
identified business areas.                                 infrastructure systems. It
                                                           maximizes the use of existing
The North Springbank Gate Conceptual Scheme                infrastructure, minimizes land
is located in an identified Highway Business Area.         use conflicts with agriculture
Highway Business Areas are intended to take                uses, and minimizes the
                                                           amount of traffic being drawn
                                                           into rural areas.

                       		                                     Conceptual Scheme          40
11.4 North Springbank
    Area Structure Plan
Adopted in 1999, the North         approval of the Bingham Crossing Conceptual Scheme,
Springbank Area Structure          now support the concept of commercial development
Plan (NSASP) is a statutory        on the North Springbank Gate Conceptual Scheme
plan adopted by Rocky              lands. Accompanying this Conceptual Scheme is an
View County. Following the         amendment to the NSASP in order to accommodate
provisions of the Municipal        business and commercial uses.
Government Act and in
conjunction with the Municipal     The NSASP classifies general business land uses
Development Plan, the NSASP        (Section 5.7) to include stand-alone commercial
provides planning principles       development that may provide goods and services
and a more detailed framework      to the local community, the traveling public, or a
for subsequent subdivision,        recreational market. The NSASP identifies that several
development or redevelopment       parcels of land surrounding the Springbank Airport
of the specified area of land.     are designated for future business usage as a result of
The Plan also has the ability to   the impact from airport operations. Business land use
be amended since it is unable      is also suggested for the area south of the Highway #1
to anticipate and examine          and Range Road 33 interchange. The North Springbank
every future impact, cost, or      Gate Conceptual Scheme provides a non-residential
benefit. Section 1.4 of the        option to an area that is already impacted by both the
NSASP also indicates that          Springbank Airport and the TransCanada Highway.
where land use planning issues     Existing commercial development on the south side of
arise, policies are in place to    the Highway 1-Range Road 33 interchange combined
allow the evaluation of these      with continued airport expansion, support the concept
issues.                            of business development in the Conceptual Scheme
                                   area.
The future land use concept
in the NSASP for the North         The North Springbank Gate Conceptual Scheme is
Springbank Gate Conceptual         located within the Highway #1 Interface identified
Scheme area defines the            in the NSASP. The lands within this area are subject
lands as potential residential     to special provisions in order to maintain the safety
(Section 5.4). However,            of the traveling public and the functional integrity
recent developments in the         of the provincial highway. The Conceptual Scheme
area, including the expansion      will respect these policies through the proposed
of the Springbank Airport          transportation network and appropriate setbacks and
(Springbank Airport Master         landscaping adjacent to the highway.
Plan 2009-2029) and the

41     North Springbank Highway Business Area
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.

                      		                                      Conceptual Scheme        42
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.

43     North Springbank Highway Business Area
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