Bylaw C-1369 Adopted September 25, Planning and Development Department

Transcription

1 Bylaw C- Adopted September, 0 Planning and Development Department

2 CITY OF GRAND PRAIRI BYLAW C- A Bylaw to adopt the Railside Business Park Outline Plan TH MUNICIPAL COUNCIL OF TH CITY OF GRAND PRAIRI, IN TH PROVINC OF ALBRTA, DY ASSMBLD, CTS AS FOLLOWS:. This Bylaw shall be called the Railside Business Park Outline Plan Bylaw.. The Railside Business Park Outline Plan, attached as Appendix A, is adopted as an Area Structure Plan for part of the Southeast ¼ of Section ---WM, pursuant to Section of the Municipal Government Act, RSA 000, Chapter M-.. This Bylaw shall take effect on the date it is passed. RAD a first time this th day of September, 0. RAD a second time this th day of September, 0. B. Given (signed Mayor S. Walker (signed Acting Corporate Services Director RAD a third time and finally passed this th day of September, 0. B. Given (signed Mayor S. Walker (signed Acting Corporate Services Director

3 TABL OF CONTNTS.0 INTRODUCTION.... Purpose of Plan.... Plan Area Location.... Ownership and Dispositions.... Policy and Regulatory Context.... Site Characteristics....0 DVLOPMNT PLAN.... Plan Objectives.... Development Concept....0 INFRASTRUCTUR.... Transportation Network.... Water Distribution.... Sanitary Sewer.... Stormwater Management.... Shallow Utilities and Other Services....0 IMPLMNTATION.... Phasing.... Proposed Zoning... LIST OF MAPS Map Map Map Map Map Map Map Map Map Location Plan xisting Conditions Topography Development Concept Transportation Water System Sanitary System Storm System Phasing

4 Railside Business Park Outline Plan.0 INTRODUCTION. Purpose of Plan The Railside Business Park Outline Plan (OP has been prepared on behalf of the owners of the subject property to provide a detailed framework for the future industrial development of lands in west Grande Prairie. This OP has been prepared in accordance with Policy. of the City s Municipal Development Plan (MDP. As required by this policy, the Plan addresses the following: MDP compliance Physical features and development constraints; Future land use and development concept, including tentative lot layout; Proposed transportation network, including the approximate alignment of future arterial, collector and local roads; Disposition of Municipal Reserve (MR; Proposed water, sanitary sewer, and storm sewer servicing for the area; and Intended phasing of development.. Plan Area Location This OP applies to. ha (. ac of land, legally described as S ¼ of Section ---WM. The site is bounded to the north and east by existing or developing industrial parks, to the east by Street, and to the south by the Rail line, as illustrated on Map. The Plan area is located south of the Centre West Business Park and west of the Richmond Industrial Park. The balance of the adjacent lands to the west and south are in agricultural production.. Ownership and Dispositions The subject land is privately owned and was previously subdivided for road widening on the east boundary. There are no encumbrances on title that affect the future development of the subject lands.. Policy and Regulatory Context This OP has been prepared in accordance with the requirements of the MDP. Specifically, the subject lands are identified as Industrial on the MDP Future Land Use map. In addition, this Plan is consistent with MDP Policy., which states: The City of Grande Prairie Page

5 Railside Business Park Outline Plan Industrial development, to the extent possible, will occur in an orderly manner extending from existing development as per an approved ASP, with existing serviced lands being developed prior to new unserviced areas. This OP is also guided by the policies and development concept contained in the West Industrial Area Structure Plan (ASP Bylaw C-. This OP conforms to the provisions of the West Industrial ASP. The Plan area is currently designated as Urban Reserve (UR in the City s Land Use Bylaw (LUB C-0. The subject lands will be rezoned prior to subdivision and development approval as detailed in Section., so the designation matches the land uses proposed in this OP.. Site Characteristics As illustrated on Map, the Plan area is presently in agricultural production. The Canada Land Inventory rates local soils as comprised mainly of Class, with limitations due to adverse climate. Map shows that the Plan area is relatively flat. The Plan area slopes to the northeast. levations in the Plan area range from m in the southwest corner of the site to m on the east side adjacent to Street (0.% slope. There are no buildings in the Plan area at present. In addition, a review of records from the Alberta nergy Regulator indicate that there are no sour gas facilities or abandoned wells located in the Plan area. An abandoned well is located on the adjacent land to the west. The City of Grande Prairie Page

6 Railside Business Park Outline Plan.0 DVLOPMNT PLAN. Plan Objectives This OP is intended to achieve the following objectives:. To provide an overall framework for future industrial development in the westerly portion of Grande Prairie that is compatible with development located on, or proposed for, adjacent lands;. To provide opportunities for future rail-side development;. To develop a safe and efficient transportation network that meets the needs of passenger vehicles, trucks, pedestrians, and public transit; and. To develop an efficient municipal servicing and phasing system for the Plan area.. Development Concept The proposed land use concept for this OP is illustrated on Map, and a summary of land uses is provided in Table. The net developable area is approximately. ha (. ac. Table - Land Use Summary Land Use Total Area (ha Total Area (ac Percent of Total Net Developable Area General Industrial...0 Roads... Rail Siding.0.. Public Utility Lot Stormwater Management Sanitary Sewer Municipal Reserve The predominant use in the Plan area is industrial development in accordance with the West Industrial ASP and the General Industrial (IG District of the LUB. Proposed development would be of a similar character to the development that is present in Centre West Business and Richmond Industrial Parks. It is intended that the lots backing on to the Rail line have access to rail service. As a result, land has been set aside in this OP to accommodate a rail spur parallel with the main line. Lot access to this rail spur would be accommodated by way of cross-lot access easements that would be registered on the subject titles. The detailed design of the spur shall be undertaken in accordance with CN standards and guidelines. The City of Grande Prairie Page

7 Railside Business Park Outline Plan MR in the amount of. ha (. ac is available from the Plan area for the provision of future parks and open space. Given that the future use of the subject land is proposed for nonresidential development, the majority of MR owing will be dedicated to the City as cash-in-lieu of land at the time of subdivision. MR in parcel form is to be provided by way of:. A 0. ha (0. ac park space located adjacent to the westerly stormwater retention pond; and. Two ( m-wide corridors totaling 0. ha (0. ac abutting the stormwater retention ponds to accommodate a proposed trail connection between the existing Street trail and proposed trail corridors to the west. The City of Grande Prairie Page

8 Railside Business Park Outline Plan.0 INFRASTRUCTUR. Transportation Network As illustrated in Map, direct arterial access to the Plan area is provided by Street, a fourlane divided roadway, to the east at Avenue. Major collector access to the Railside Business Park area is provided via the future Avenue, which extends east-west through the Plan area and provides future access to the lands to the west. Additional access is provided through the extension of Street from the north, which provides a connection to the Centre West Business Park. Access to the subject site, as well as the land to the west, is currently provided by a private road that connects to Street and runs parallel to the rail line. It is intended that this access be eliminated at the time of Phase development after which access to the lands to the west would be accommodated on Avenue. The balance of the Plan area is to be served by local roads. Turnarounds will be provided at the end of and A Avenues until such time as roads are constructed on the adjacent lands to the west. Pedestrians are to be accommodated by sidewalks provided along all internal roads within the Plan area. The local/minor collector roads will have a modified local road cross-section to incorporate a sidewalk. Pedestrian connectivity is also provided by a proposed trail corridor adjacent to the stormwater retention ponds that connects future trails to the west with the existing Street trail. Public transit service will be provided within the Plan area along collector roads as demand warrants. No provision has been made for a crossing of the Rail line.. Water Distribution The proposed looped water system for the Plan area is illustrated in Map. Generally there will be two ( feeds into the Plan area, one 0 mm main that ties into an existing 0 mm main in the Richmond Industrial Park to the east and a 0 mm from Centre West to the north. Two ( 0 mm connections are also proposed in order to provide future water service to the lands to the west. Additional information pertaining to the water distribution/fire system is outlined in the detailed Water Servicing Design Report, which will be submitted separately. The City of Grande Prairie Page

9 Railside Business Park Outline Plan. Sanitary Sewer The internal configuration of proposed gravity mains is illustrated in Map. The Plan area will be served by a gravity system of sanitary sewer mains connecting to the existing Street Sanitary Trunk system. Additional information pertaining to the proposed sanitary system is outlined in the detailed Sanitary Servicing Design Report, which will be submitted separately.. Stormwater Management Stormwater management for the Plan area is to be accommodated as illustrated in Map. Stormwater flows within the Plan area will be managed by the development of a linear stormwater retention pond proposed to be located along the north boundary of the development site, adjacent to an existing linear pond to the north. This facility will be designed to accommodate the :00 year storm event in accordance with City requirements. Further, due to the proximity of the Railside development to the airport, this stormwater retention facility will be constructed as a dry pond as not to attract birds to the area. Local stormwater runoff is proposed to be collected by a series of stormwater mains. Onsite surface water will be directed to the storm pond via Public Utility Lots (P and streets proposed in the Plan area. All lands required to accommodate the storm pond will be designated as P. Additional information pertaining to the Stormwater Management will be outlined in the detailed Stormwater Design Report, which will be submitted separately.. Shallow Utilities and Other Services All shallow utilities (natural gas, power, telephone are to be extended into the Plan area as required. Any existing overhead power lines located within or adjacent to the Plan area will be installed underground at the developer s expense. Otherwise, the developer should obtain Council approval if they wish to leave the adjacent power lines above ground. The Railside Business Park will be serviced in future by community mailboxes. It is intended that a mailbox pullout area be developed as part of Phase that will serve the entire development. The City of Grande Prairie Page

10 Railside Business Park Outline Plan.0 IMPLMNTATION. Phasing A tentative phasing plan is illustrated in Map. It is intended that development of the Plan area begin at the east portion of the Plan area to take advantage of the existing road and servicing infrastructure, and proceed to the west as market conditions warrant.. Proposed Zoning Proposed zoning for the Plan area is General Industrial (IG under the LUB. An application to rezone subject lands will be submitted prior to subdivision approval. The City of Grande Prairie Page

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C LOT (0 (0 0 (0 0 0A 0B A AVNU 00 LOT B (0 0 A 0 0 A STRT B A 0 0 (0 0 A B B 0 TR B A LOT AU A B D A TR AV B A A (0 C 0 00 P 0 0 B B 0. LOT AU AV. 0 CNR T LOT 0 0 ROAD LOT LOT LOT B RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI Site Location Grande Prairie Municipal Boundary MAP LOCATION PLAN Scale :0, m Bylaw C- September, 0

12 (0 0 (0 0 (0 0 AV P 0 0 C. /00 ( NY ( NY SURFAC DRAIG (0 0 (0 0 STRT P 0 P ( 0 O.C. /00 ROAD PLAN STRT AVNU 0 S.W. / SC. --- S.. / SC. --- CADIAN TIOL RAIL ST. 0 LGND Plan Boundary RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI J:\Public\Logos\Helix-ng.jpg HORZ : m MAP XISTING CONDITIONS Bylaw C- September, 0

13 (0 0 (0 0 (0 0 AV (0 0 P 0 0 C. /00 ( NY ( NY SURFAC DRAIG (0 0 P 0 P ( 0 O.C. /00 S.. / SC. --- ROAD PLAN STRT 0 AVNU S.W. / SC. --- CADIAN TIOL RAIL ST. 0 S.. / SC. --- LGND Plan Boundary Contour line and levation RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI Contour line interval 0.m Direction of Flow MAP TOPOGRAPHY HORZ : m Bylaw C- September, 0

14 (0 0 (0 0 (0 0 AV P 0 0 APPROACH LIGHTING AND UNDRGROUND CABL N../ SC.--- APPROACH LIGHTING AND UNDRGROUND CABL ( NY ( NY MIDDL MARKR SIT SURFAC DRAIG (0 0 (0 0 STRT P 0 P ( 0 0 S../ SC.--- ST. 0 CADIAN TIOL RAIL STRT S../ SC LGND GNRAL INDUSTRIAL TNTATIV LOTTING STORMWATR MAGMNT/PUBLIC LOT RAIL SIDING MUNICIPAL RSRV Plan Boundary RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI MAP DVLOPMNT CONCPT HORZ : m Bylaw C- September, 0

15 APPROACH LIGHTING AND UNDRGROUND CABL (0 0 (0 0 (0 0 AV (0 0 P 0 0 N../ SC.--- ( NY MIDDL MARKR SIT P APPROACH LIGHTING AND UNDRGROUND CABL ( NY SURFAC DRAIG (0 0 0 P ( 0 STRT A AVNU AVNU 0 STRT S../ SC.--- ST. AVNU CADIAN TIOL RAIL STRT 0 S../ SC LGND ARTRIAL MAJOR COLLCTOR LOCAL/ MINOR COLLCTOR RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI POTNTIAL TRANSIT ROUT MAP Plan Boundary TRANSPORTATION HORZ : m Bylaw C- September, 0

16 0. APPROACH LIGHTING AND (0 0 0 ST 0 (0 ST (0 0 PIPLIN (0 0 (0 0 (0 0 (0 0 (0 0 ST. 0 0 N../ SC.--- (0 0 ST (0 0 (0 0 (0 0 AV (0 0 P 0 0 C. /00 UNDRGROUND CABL N../ SC.--- APPROACH LIGHTING AND UNDRGROUND CABL ( NY ( NY MIDDL MARKR SIT SURFAC DRAIG (0 0 P 0 P ( 0 O.C. /00 0 S../ SC.--- ST. 0 CADIAN TIOL RAIL S../ SC.--- LGND PROPOSD WATR MAIN XISTING WATR MAIN J:\Public\Logos\Helix-ng.jpg HORZ : RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI 00m MAP WATR SYSTM Bylaw C- September, 0

17 0. CO APPROACH LIGHTING AND UNDRGROUND CABL CO CO (0 0 0 ST 0 (0 ST (0 0 PIPLIN (0 0 (0 0 (0 0 (0 0 (0 0 ST. 0 0 N../ SC.--- (0 0 ST (0 0 (0 0 (0 0 AV (0 0 P 0 0 N../ SC.--- ( NY MIDDL MARKR SIT P C. /00 APPROACH LIGHTING AND UNDRGROUND CABL ( NY SURFAC DRAIG (0 0 0 P ( 0 O.C. /00 0 S../ SC.--- ST. 0 CADIAN TIOL RAIL S../ SC.--- LGND PROPOSD SANITARY MAIN XISTING SANITARY MAIN HORZ : RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI 00m MAP SANITARY SYSTM Bylaw C- September, 0

18 0. APPROACH LIGHTING AND UNDRGROUND CABL (0 0 0 ST 0 (0 ST (0 0 PIPLIN (0 0 (0 0 (0 0 (0 0 (0 0 ST. 0 0 N../ SC.--- (0 0 ST (0 0 (0 0 (0 0 AV (0 0 P 0 0 C. /00 N../ SC.--- APPROACH LIGHTING AND UNDRGROUND CABL ( NY ( NY MIDDL MARKR SIT PROPOSD STORM POND SURFAC DRAIG (0 0 P 0 XISTING STORM POND PROPOSD STORM POND P ( 0 O.C. /00 0 S../ SC.--- ST. 0 CADIAN TIOL RAIL S../ SC.--- LGND PROPOSD STORM MAIN XISTING STORM MAIN HORZ : RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI 00m MAP STORM SYSTM Bylaw C- September, 0

19 0. APPROACH LIGHTING AND UNDRGROUND CABL (0 0 0 ST 0 (0 ST (0 0 PIPLIN (0 0 (0 0 (0 0 (0 0 (0 0 ST. 0 0 N../ SC.--- (0 0 ST (0 0 (0 0 (0 0 AV (0 0 P 0 0 C. /00 N../ SC.--- APPROACH LIGHTING AND UNDRGROUND CABL ( NY ( NY MIDDL MARKR SIT SURFAC DRAIG (0 0 P 0 P ( 0 O.C. /00 0 S../ SC.--- ST. CADIAN TIOL RAIL 0 S../ SC.--- LGND DVLOPMNT PHAS HORZ : RAILSID BUSINSS PARK OUTLIN PLAN CITY OF GRAND PRAIRI 00m MAP PHASING Bylaw C- September, 0