Concept Plan

52 Pages·2016·13.96 MB·English

Concept
Plan
PREPARED IN ACCORDANCE WITH
THE PROVISIONS OF THE
MOUNTAIN VIEW COUNTY
WESSEX AREA STRUCTURE PLAN
Final Draft for Public Hearing Purposes
SEPTEMBER 22, 2016
PROJECT TEAM
Rocky Mountain Motorsports Corporation
B&A Planning Group
BeSB GMBH Berlin
Bunt & Associates Engineering
IDEA Group Inc.
Tilke GmbH & Co.
Westhoff Engineering Resources, Inc.
ROCKY MOUNTAIN MOTORSPORTS PARK
Contents
Table of
1.0 Introduction & Purpose 1
2.0 Project Vision 2
3.0 Project Rationale 4
4.0 Area Context 6
5.0 Existing Site Conditions 10
6.0 Development Concept 14
7.0 Community Benefits 18
8.0 Transportation 20
9.0 Utility Servicing 24
10.0 Stormwater Management 27
11.0 Sound Considerations 30
12.0 Architectural Design Considerations 34
13.0 Open Space Considerations 38
14.0 Municipal Policy Framework 39
15.0 Implementation 40
16.0 Community Consultation Summary 46
List
Figure
FIGURE 1: Regional Context 7
FIGURE 2: Inter-municipal Context 8
FIGURE 3: Land Use Context 9
FIGURE 4: Legal Description 11
FIGURE 5: Site Conditions 13
FIGURE 6: Development Concept 15
FIGURE 7: Transportation 21
FIGURE 8: Water & Sanitary Servicing 25
FIGURE 9: Stormwater Management 28
FIGURE 10A: Sound Impact - Scenario 1 31
FIGURE 10B: Sound Impact - Scenario 2 33
FIGURE 11: Boundary Design Guideline 37
FIGURE 12: Proposed Land Use 44
FIGURE 13: Anticipated Development Phasing 45
ROCKYVIEW MOTORSPORTS PARK
1.0 Introduction & Purpose
In accordance with Section of the Mountain View xi. Development Phasing
County Wessex Area Structure Plan Bylaw No. 12/15,
xii. Being comprehensive in scope and cover all
the Rocky Mountain Motorsports Park Concept Plan
lands within the affected Certificates of Title
contemplates the development of a unique master-
xiii. A minimum area; the Concept Plan should cover
planned business development with a recreational
a minimum quarter section
focus that will provide a regionally-significant profile
xiv. Internal subdivision roads being paved at the
and destination for Mountain View County at a
developer’s expense in accordance with County
prominent highway interchange location.
road and infrastructure standards
The proposed development includes a motorsports xv. Provision of water and sewer utilities in
facility and related automotive services, two (2) driver accordance with County standards
training facilities and an automobile-related retail
xvi. Provision that all infrastructure is to be provided
service area. The project is supported by various
at no cost to the County
partnerships and synergies involving various private
xvii. A determination of how Municipal Reserves
automobile (car) clubs, motorcycle clubs and the City
are to be provided through cash-in-lieu or
of Calgary Police Service.
combination of land and cash-in-lieu
xviii. Provision for the creation of a Lot Owner’s
The Concept Plan establishes specific development
Association to ensure maintenance, repair and
expectations regarding how the proposed project will
replacement of amenities on MR lands
be implemented within portions of East ½ Section 12-
30-1-W5M and Lot 2, Plan 931 2585.
The Concept Plan also outlines expectations for
the proposed placement of buildings and related
This Plan has been prepared in accordance with
improvements, an internal road system, enhanced
Section 4.3.3 (h) of the Wessex Area Structure Plan to
landscape design, visual screening & buffering,
address the following considerations:
sensitive lighting, coordinated signage, provision of
parking/loading areas and establishes expectations for
i. Lot configurations
the architectural design and treatment of the proposed
ii. Internal Road Systems
motorsports facility and related uses. It also describes
iii. Municipal Reserve and Open Space lands
a strategy to implement required transportation and
iv. Infrastructure requirements (i.e. stormwater, utility servicing infrastructure that are necessary to
water and waste water servicing, road surfaces) support the development and sets the expectation
for how the project will be implemented in phases
v. Water consumption/availability and impacts on
primarily in accordance with the County’s development
adjacent users
permit process.
vi. Multi-use pathway development
vii. Parcel sizes
For purposes of this Concept Plan, the term
viii. Landscape design, screening and buffering ‘developer’ is intended to refer to the Rocky Mountain
Motorsports Corporation and/or its subsidiaries.
ix. Transitional area(s) between adjacent uses
References to either term herein contained are meant
x. Public consultation plan/approach
to be interchangeable.
CONCEPT PLAN | SEPTEMBER 2016 1
Vision
2.0 Project
The Rocky Mountain Motorsports Park will be a The Rocky Mountain Motorsports Park is ideally-
regional destination that comprised of a unique located, given its’ location within the Wessex area
arrangement of a European-style road course immediately adjacent to the Hwy 2 / Hwy 581
matched with a law enforcement driver training interchange. The site enjoys prominent visibility
facility, a road safety training centre designed to and convenient access to the various regional urban
provide practical driver education and hands-on and rural populations along the Hwy 2 corridor. The
training, an outdoor karting facility, and an area of subject land’s existing topography is perfectly suited
automotive retail and support services. to facilitate an undulating road course track design
that will be driver-friendly and environmentally-
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sensitive. And very few landowners residing around components, particularly the road course and training
the proposed facility will be directly impacted by non- facilities. However, the developer believes the project
agricultural activities. will be more than just a ‘race track’. Instead, it will
be a unique facility that brings together with the
Creating the Rocky Mountain Motorsports Park shared vision and values of multiple stakeholders
provides a unique opportunity to establish a much that promote a common theme of safety, responsible
needed facility for motor enthusiasts across Mountain recreational driving, environmental enhancement,
View County, southern Alberta and western Canada. social interaction and respect for agriculture.
There is strong market demand for the project’s core
CONCEPT PLAN | SEPTEMBER 2016 3
Rationale
3.0 Project
The Rocky Mountain Motorsports Corporation (RMMC) • An area with relatively-few residential building
wishes to establish a new motorsports facility to satisfy sites.
local, regional and provincial demand for a safe venue,
in which both experienced and newer drivers can • A parcel with site-specific conditions that feature
enjoy a widely popular sport and enhance skills of undulating topography that will enhance the road
drivers of all ages and backgrounds. course’s track design and provide a lively ‘driver
experience’.
RMMC has chosen this location for a new motorsports
park facility based on the following key location • Opportunities to accommodate a variety of
considerations: stakeholder interests – including commercial,
recreational and agricultural buffering
• Proximity to regional transportation routes (i.e. considerations.
Hwy 2 and Hwy 581) which facilitate convenient
access to/from various rural and urban and • Opportunity to attract other commercial
populations situated along the Hwy 2 corridor businesses.
without being disruptive to agricultural traffic.
• Opportunity to create a high-profile destination
• A defined area in proximity to an existing highway to enhance opportunities for regional tourism and
interchange within which business development is commerce that will benefit Mountain View County
planned within the Wessex ASP. and The Town of Carstairs.
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CONCEPT PLAN | SEPTEMBER 2016 5
Context
4.0 Area
As illustrated on Figure 1: Regional Context, Figure The recently completed Wessex Area Structure Plan
2: Intermunicipal Context and Figure 3: Land Use (ASP) has established the future land use of the
Context, the Rocky Mountain Motorsports Park is proposal site for “business use”. The majority of the
located directly southeast of the Highway 2 and proposed uses, contemplated by this Concept Plan,
Highway 581 interchange – situated approximately 2 are commercial and regional recreation facilities that fit
miles east of The Town of Carstairs. well within the County’s intended uses for this land.
The surrounding area is characterized by extensive The site is bounded to the north and south by two
agricultural operations generally occurring within un- regional drainage channels – both of which drain to
fragmented quarter sections. The area within a 1 mile the Rosebud River via an unnamed drainage course
buffer surrounding the subject lands includes various and the Sheep Coulee.
agricultural operations (predominantly cultivated
lands) and twelve (12) residential building sites. The Town of Carstairs is situated approximately 2 miles
to the west of the Hwy 2 / Hwy 581 interchange.
The subject lands are presently designated
“Agricultural District” in accordance with the County’s
Land Use Bylaw. Surrounding land uses are also
predominantly designated “Agricultural District”.
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