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1354-01 ASP - Timko Industrial Area (NW 28-18-14-W4M)County of Newell No. 4 By-law No. 1354-01 A By-law of the County of Newell No. 4, in the Province of Alberta, to adopt an Area Structure Plan for a portion of the northwest'/4 of Section 28-18-14-W4, to be known as the Timko Industrial Area Structure Plan. Whereas Council proposes to establish a framework for the orderly subdivision and development of ±30.53 hectares (±75.45 acres) in part of the northwest'/4 of Section 28-18-14-W4 in the County of Newell, located southeast of the Town of Brooks. And Whereas this Plan will identify existing development and will outline the procedures and conditions under which future subdivision and development will be allowed to proceed. And Whereas the Area Structure Plan will establish the County of Newell's planning policies for this area which will be used by the land owners as well as other Government and Municipal agencies and utility companies in the formulation of their plans and priorities for development. !-. . Therefore be it resolved that this By-law receive first reading and that t e necessary Public Hearing be held to hear comments on this Plan. Further be it resolved that this By-law receive second and final reading after the Public Hearing and that this By-law take effect on final passing of the By-law. May 10, 2001 Moved by Councillor Harbinson that By-law 1354-01 receive first reading. Carried. June 21101 Moved by Councillor Baksa that By-law 1354-01 receive second reading. Carried. June 21101 Moved by Councillor Vermeeren that By-law 1354-01 receive third and final reading. Carried. ~.o~ REEV COUNTY ADMINISTRATOR Timko Industrial Area Structure Plan ..--. Timko Industrial Area Structure Plan ,-- ~' TABLE OF CONTENTS Page Nos. °" EXECUTIVE SUMMARY ....................................................................................................................... ES.1 A ^- 1. INTRODUCTION .......................................................... ................................................................1.1 .- 1.1 Purpose of the Plan ............................................. ................................................................1.1 ,.. 1.2 Background to the Area Structure Plan (ASP) ................................................................1.2 ,.. 1.3 The Approval Process ........................................ ................................................................1.2 ,., 1.4 Plan Implementation ........................................... ................................................................1.2 ,_ 1.5 Plan Review and Amendment ........................... ................................................................1.3 1.6 Interpretation ....................................................... ................................................................1.3 1.7 Legislative Framework ........................................ ................................................................1.4 r- .- ......................................................................... 2. THE SITE ................................................................ 2.1 '~ 2.1 ................................................................................................................ Location and Size 2.1 '^ ^ 2.2 Land Ownershi ........................................ p .......................................................................... 2.1 '' 2.3 Site Description ............................ ....................................................................................... 2.2 ~' 2.4 ................................... Existing Land Use ......................................................... ................... 2.3 '' 2.5 Adjacent Land Use .............................................................................................................. 2.3 .- ~^ 3. NAT URAL FEATURES ................................................................................................................. 3.1 .- 3.1 Topography and Drainage ................................................................................................. 3.1 r- 3.2 Soils and Geology ................................................................................................................ 3.1 ,, 3.3 Historical Resources Overview and Impact Assessment .............................................. 3.2 ~, 3.4 Phase I ESA ......................................................................................................................... 3.3 ,,, 3.5 Geotechnical Report ........................................................................................................... 3.3 , 3.6 Ecological Issue Analysis .................................................................................................... 3.4 ~ 3.7 Wildlife .................................................................................................................................. 3.4 .- 4. POLICIES AFFECTING THE PLAN ........................................................................................4.1 "^ 4.1 The County of Newell No. 4 Land Use Bylaw ..................................................... .......... 4.1 .~ 4.2 tY P P ........................................ The Coun of Newell No. 4 Munici al Develo ment Plan 4.2 '" 4.3 Newell-Brooks Intermunici al Develo ment Plan raft .................. 4.3 P P ~ ) ........................ " 4.4 Town of Brooks Land Use Bylaw No. 91/06 .................................................................4.4 '' 4.5 ............................. Town of Brooks Municipal Development Plan ............... ................. .4.4 '' 4.6 Area Structure Plan South-Southeast Sector, Town of Brooks ................................... .4.5 "'~ 4.7 South Industrial Area Structure Plan ............................ ................................................... . 4.5 '' 4.8 Municipal Government Act: Subdivision and Development ..................................... .4.6 Regulation (AR 212/95) .- .- r^ ~ ^~^ (1) x275@ ., ~ Timko Industrial Area Structure Pl an ,-- ~- 5. THE PLAN ....................................................................................................................................... 5.1 ,- 5.1 The Planning Area ............................................................................................................... 5.1 ,- 5.2 Goals and Objectives ..........................................................................................................5.1 ,_ 5.3 Design Concept and Organizing Principles ..................................................................... 5.3 6. LAND USE ....................................................................................................................................... 6.1 6.1 Opportunities and Constraints .......................................................................................... 6.1 6.2 Industrial Development Land Uses ..................................................................................6.2 6.3 The Plan ................................................................................................................................6.8 ,.- 6.4 Municipal Reserve ............................................................................................................... 6.9 ~. 6.5 Site Statistics .......................................................................................................................6. 6.6 Shadow Plan .......................................................................................................................6.1 '" .- 7. TRANSPORTATION .....................................................................................................................7.1 "' ~-. 7.1 Roadways ...........7.1 ................................................................................................................... ~- 7.2 Future Bypass Road .................................................7.2 ........................................................... ,- .-,. 8. SERVICING AND U'I'u.,ITIES ................................................................................................... 8.1 ,.. 8.1 Water Supply and Distribution .......................................................................................... 8.1 ,, 8.2 Sanitary Sewage Collection and Disposal .........................................................................8.1 ,~ 8.3 Stormwater Management ................................................................................................... 8.1 , .~ 8.4 Electrical Service ..................................................................................................................8.2 8.5 Natural Gas .......................................................................................................................... 8.2 8.6 Telephone and Cable .......................................................................................................... 8.2 8.7 Urban Servicing ................................................................................................................... 8.2 .- 9. ........................................................................................................... 9.1 COMMUNITY SERVICES '' 9.1 ......................................................................... Police Services ................................ .............9.1 '' 9.2 ............................................................................................. . Fire Protection ........................ '' 9.3 ...................................................................... Emergency Medical Services ...................... .. 9.1 '' 9.4 ........................................ Solid Waste Services ................................. ...................................9.1 .- 9.5 Other .....................................................................................................................................9.2 .- ~- 10. IMPLEMENTING THE PLAN .................................................................................................10.1 ~- ~ 10.1 Phasing of Development ...............................................................................................,...10.1 -- 10.2 Intermunicipal Referrals ...................................................................................................10.2 .- 10.3 Development Controls .....................................................................................................10.3 .. ., v^ ^ ^r^ ~2~ x2~s@ r-- -"`^ Timko Industrial Area Structure Plan ~- LIST OF APPENDICES ,- `^ Appendix 1 Site Photos `~ Appendix 2 Certificate of Title ,- ,- ,~- .- .- ~- ,,., ,- .- .- .- ... ~- .. .- ,- ~''` .- ,.. ~ ~3~ x2~s@ ~- -'~ Timko Industrial Area Structure Plan r- EXECUTIVE SUMMARY ~, The Timko Industrial Area Structure Plan has been prepared on behalf of the County of Newell No. f,,, 4 with the support of the owners George and Mona Timko. This plan has been prepared to fulfil the ~- requirements of subdivision approval and land use reclassification for the subject site and is intended to be a guide for future development in this area. The plan attempts to outline the logical and Indus- .- r.. trial development plan of the County. This plan looks at existing conditions and constraints to '' development, County and Town standards, industrial lotting configuration, road layout, servicing .- ,.,, and utility issues, the sequence of development, and development guidelines. .- The subject parcel is located southeast of the Town of Brooks within the jurisdiction of the County .- •- ,,~ of Newell No. 4 in the NW'/4 Sec. 28-18-14 W4M and consists of approximately ±30.53 hectares '"~ (±75.45 acres). The properly is located in the urban fringe district between the Town of Brooks and .-- ,., the County, and is presently zoned (I) Industrial District and {UF) Urban Fringe District. The exist- '" ing developments on the site include the Timko homestead and the Agricore bulk fertilizer storage site that runs parallel with the CPR tracks. There is a driveway access to the homestead off Secon- .- .^ dart' Highway 873 and a second access to the Agricore site off the highway. The land is relatively flat "~ with very little vegetation other than around the existing homestead. The site is most]y disturbed .- ,,- from farming practices and animal grazing. ~- ,., This Area Structure Plan was triggered by a subdivision application by the Co-op for a bulk fuel storage lot adjacent to the existing Agricore site. The County of Newell felt that an Area Structure Plan was needed for this area to help guide future development. The development plan proposal .- ,~- included a number of studies on the property such as a Phase 1 ESA, a Historical Resources Over- "~ view, an Ecological Issue Analysis, and a Geotechnical report. Information gathered from the data .. collection and these studies resulted in approximately 40 industrial lots, at full build out, accessed by '~ a central loop road. The lot sizes ranged from 1 acre to 5 acres allowing for a variety of industrial ~ ~"~ ,.. activities. Constraints such as the existing homestead and trees were avoided in the plan to allow .. ,_ ~~ ES.1 x2~s@ ~- '~ Timko Industrial Area Structure Plan r- ~-^ these features to remain as long as possible. Although not achieved in this Area Structure Plan, the ~- issue of extending municipal services was brought to the attention of the County and the Town of ,-, '-- Brooks and may increase discussions and cooperation regarding this issue. For this development "~ area, pump-out tanks and water cisterns will provide the basic services to the proposed industrial ,.. lots and stormwater management will be provided along the road alignments. Community services '" will primarily be provided from the Town of Brooks. .- ^- The Timko Industrial Area Structure Plan attempts to address the major issues regarding the devel- r- opment of the subject site. The plan proposed within this document will provide the County of ~. Newell with a comprehensive rural industrial development area in close proximity to the Town of '' Brooks. .- .. ,,~ .-, .- .~ .- .- ,.- .•- .- ~" .- .- ,, ~~ ES.2 x2~s~ ~'"" Timko Industrial Area Structure Plan ~,.. r r^ r-•, ~- 1. INTRODUCTION ~- 1.1 Purpose of the Plan ,- ,-- This Area Structure Plan has been prepared pursuant to Section 633(1) of the Municipal Govern- '" ment Act (MGA) and is in accordance with the requirements of the County of Newell's Municipal r- ,., Development Plan. ,- The ASP provides a greater level of detail than the County of Newell's MDP, and is intended to act ~-- as a guide for future subdivision and development in the Plan area. In accordance with Section 633(1) of the MGA, a Council of a municipality may, by bylaw, adopt the Plan as a statutory plan. ,- .. '' The purpose of this Plan is to provide for appropriate industrial development of the area, which .-. includes establishing appropriate development standards and phasing. Direction for the ASP was .- ~^ provided by the County of Newell's MDP, and examines and addresses the following land uses: .- a) The proposed land use. '~ b) Impacts to surrounding land uses. ,., c) The development capability of the land. '' d) 'The location of proposed and existing roads and public utilities. .- .- e) Water supply and septic systems. ~- ~ The location of reserves. g) The sequence of development. .- .- ,,,, ~- .. .- ~^ .- . r^ ~ ^`^ 1.1 1t275Qa .- .~ '^ Timko Industrial Area Structure Plan 1.2 Background to the Area Structure Plan (ASP) l-- The purpose of the ASP is: ,~- ,,... To ensure that the review of any subdivision and/or development proposal is conducted on the '' basis of approved policies and guidelines for the Plan area. r- To define a land use strategy that is in conformity with the overall principles of the County of ~^ Newell's MDP. • To conform to the provisions of the MGA and the Subdivision and Development Regulation ,.- .- (AR 212/95 or amendments thereto), as well as other Provincial legislation or Municipal stan- '~ dards. .- ,.. „~ '' 1.3 The Approval Process .- ,~- ~- Under Section 3.1.4 of the County of Newell's MDP, the County requires the preparation and adop- tion of an ASP to provide a framework for subsequent subdivision and development within any area .- ,-. that is experiencing development pressures. r ,., Consultants were retained by the County of Newell to prepare the ASP. Following subsequent ^' reviews, the Plan was presented to County Council as a proposed Bylaw adopting the Plan as the r Timko Industrial Area Structure Plan. '"~ 1.4 Plan Implementation .- '' The Timko Industrial Area Structure Plan, adopted by Bylaw in accordance with Section 633(1) of r- ,., the Municipal Government Act, shall become a statutory document of the County of Newell. .- r '~ M ^ ^~^ 1.2 x25@ ~' Timko Industrial Area Structure Plan Pursuant to Section 692(1) of the Municipal Government Act, Council held a Public Hearing with respect to the proposed Bylaw. The Timko Industrial Area Structure Plan does not supersede, repeal, replace, or regulate or other- ,_„ wise diminish any statutory plan in effect in the Plan area. ^ ,_ 1.5 Plan Review and Amendment ~.. .~- "~ While the Area Structure Plan is designed to establish long-term planning strategies for the Plan ,.. area, changing considerations (e.g. environmental, social, and economic) may require amendments to '' the Plan from time to time. .^ •- ,.-~ ~' Council should periodically review this Plan and amend it if necessary, and shall hold a public hear- ^ ing as required under the Municipal Government Act prior to giving second reading to any pro- .- ,- posed amendment. .- .-. ,,~ 1.6 Interpretation ^ ,- In this Plan: ., .~ ^ a) "Concept Plan" means a land use concept prepared for the Plan area. ^ .. b) "Council" means the Council of the County of Newell No. 4. '" c) "Plan" means the Timko Industrial Area Structure Plan. .- ,., d) "Subdivision Approving Authority" means the Intermunicipal Planning Commission for the ^ County of Newell No. 4 unless amended. e) "Plan for Subdivision" means a detailed proposal for development of the land and forms the .- ~- basis for an application for subdivision. .- ~'` .- ^ ^ M ^ ^r^ 1.3 x2~s@ .- ^ .-. Timko Industrial ,.., Area Structure Plan r- .- '" 1.7 Legislative Framework ,-~ .- 1.7.1 The Municipal Government Act .- The Municipal Government Act, as amended to this date, sets out the requirements for an Area '~ Structure Plan in Section 633(2) as follows: r- .- "An area structure plan ,- a) must describe ,- ,., i) the sequence of development proposed for the area, '^ ii) the land uses proposed for the area, either generally or with respect to specific parts of the area, .•. iii) the density of population proposed for the area either generally or with respect of specific r" parts of the area., and "~ iv) the general location of major transportation routes and public utilities, and ~- ,.. b) may contain any other matters the Council considers necessary." 1.7.2 The Municipal Development Plan The County of Newell Municipal Development Plan, adopted by Council, is a statutory planning '~ document affecting land use within the municipality. .- ~- Pursuant to the County of Newell Municipal Development Plan and its accompanying Land Use '^ Bylaw, the appropriate land uses for the Plan area, designated as I-Industrial District and LI-Light Industrial District when a plan of subdivision is approved and registered, includes the following. ., '' Industrial ~- ~ Specific policies designed to achieve the objectives contained in the Municipal Development Plan '^ are as outlined in that plan and this Area Structure Plan. .- ~.. ~~ 1.4 xz~s@ .- ,~. ,.... Timko Industrial Area Structure Plan r 2. THE SITE '" 2.1 Location and Size ,- ^ '' The site is located southeast of the Town of Brooks just outside of the Town boundary but within ,,,, the jurisdiction of the County of Newell No. 4 (see Figure 1). The area lies within a rural munici- .- pality and, therefore, all subdivisions and development should be rural in nature and in accordance r- with the County's Land Use Bylaw. The uniqueness of this site is its proximity to the Town of ,.- ,- Brooks boundary, placing it within an urban fringe area (see Figure 2). The subject area has the '~ potential to be a future growth area for the Town of Brooks and could ultimately be annexed. This ,.- ,,, Area Structure Plan will attempt to direct growth in this area so as to promote its conversion to '' -~ urban development at any time in the future, but also uphold rural characteristics until such time. .- . r- The majority of the subject site is located in the NW'/4 Sec. 28-18-14 W4M in the County of Newell ^ No. 4 with a small parcel located in the NE'/4 Sec. 28-18-14 W4M totalling approximately ±30.53 ~. hectares (±75.45 acres) (see Figure 3). The site includes the southwest half of the quarter section ^ located south of the Canadian Pacific Railway tracks. r- ^ ~- 2.2 Land Ownership ,, .- .- The site is made up of several parcels of land, the majority of which are owned by George Timko. ''~ The certificates of title are 173 L102, 751 015 813, and 751 015 813. Agricore Cooperative Ltd. owns ^ ~, the parcel to the north of the site and the Certificate of Title is 801 194 473 (see Figure 4). George ^ Timko owns property to the south of the subject site which will be reviewed in a cursory fashion for ~,,, possible impacts and potential future layouts of the road network but is not formally included in the ^ study area. ^ ^ ~^ ^ .- .- ~, ~ 2.1 x2~s@ ^ TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 /"^ .~ .- r -i.- ~ Meal Ptck ng ~ orral A A ~ ~~' ' ',•~~ - i olanl // _ 1 `, ' ~ -. t a ~~ _. _ - \ ._ ^\ ~ ._ ~ J ;a ._ - . - - - ht s. y.~X ~. Dilch . _ - - _ ., } - ~ i ~ -- ~.i- Ditch I~ 7 ~~- { ~t Dil ~ ~ , ~~`` - '- ~ ~r. _ 1i _ ~ ~-_ -r `~ ~ tl,,. ~I,.. ~ - _ Ditch ~I ~ 1' ~-~~,~~~~~~~~,~.~~~~^ ,I,_ - - ' ~ -~. qq 1 r: ale Pa~ ~D ,, . 1 ... ~ _I ~ 1• lvalPr - ~ ~~~~~ - ~/ F, r ~ _ r 1 V' ~r3j ~~~ Fcm tal ~ Brook` ~, ti-~,- ~_ ~ U"cn Fau, ~I 1 r ~~,. I ~ y • ~~ asses 9 ~-_--- -r,~, ~~ . ~, - - - ~~ i e tr ~ _: `~ i ., ~ r- ,. _ ~ ++~ ad... ~ ~'.~ ~ i 1 ! ~a~i f 1 ~ ,~ . ~ 1 D r ~ Oil 1 (`• ., ~... i<~~~~~~~~ ~'1 Ro nc al~ ,,~,. ,_I_'_'^ _~~ 1 ~ Hnrtirullurd Ditch i ,., Station ~` 1 1 cif 'ti' ~ s%s e 1 _I~ 1f.4 - ' ~ - __e • ~~~ I~ ~n Inn _ yr - _- - _ I I . __ - ~iG•~ ~ ~~ ; I,~n~ - ~~ _ ~~, ~iahgn =_- .. - _ - _-_ / .I~~, _ ,1 ~ ~ ._ : _ ~ THAI ~,fbrl ' I•. ~ /.% \ ry ~ / ~ I - - r ~._ ~~ Dam ~ - ~ .' ~ .~'~ I - - ! ~~, ~ - ~ 873 ~s~ _ - ~ _ ~ r _ i i ... - - - ASP Boundary -~-~-~-~- TownofBrooksBoundary ,:eoooo Figure 1 Location Map TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 ~ ~ ~ , ~,~ R! ! i I j rm I ~/ ~~ i ~ - i . i ~ III 1 _~ , ~~ / ~ W ! _ i ° .r. ~` _ - -, ~ ~-~~ ~.~ ~ ~®, s..ia.p. ~ ~ _ ~° ~ °~R.Mdwi•M ~ ~ ®.. - -- Town d fi..ly - --- ~ ~ Golf Caum. .; ~ ..a~,T~nr, ~ ~`FOVKn,Of Brooks ~ ; s RV • tlut f~ht ,® ~, ,4~ ~~ ~~ ~ _~ ~~ Toi.n d fleeolw, - ~ ~ ~ F1~Sion~Yf ~`~ ~ ~ ~, Golf CeuM ~ r --~--~ ~~~~ ~~ ~ ~ ~~ Tarw~dBroob ~ ~: ~ J ° I ffidae.r.d. g~ `!' Oo~CawM / ~, ~ _ P.Yk Ab. INId ~ 1~. 'Town of Brooks I i "~~' '~~\ ''~`'°`~. ,, I - I ~, ~ ~~~ ~ _~~ -~ ~ i \I ~' ` ~ ~~ p~Town_of Brooks I I 1~ ' ~~// ~' La1~~ ~ 1~II vrci~ ~ ~~ SE20 18-1a -i u ~ . 1 .w rx ~/ G ~ Sv2~ _ /I ~~ /~e I ~j~--~ ~ j ~ ~ ~ - /,~+ 1 i ~ i~ ~ ~ ~~~~~ , i°~~ ~ ~' ~ i ~~ i _ ~ a~~, _ ~ ~_ _ _ _- ..-- - - - - i _ ~l ~ " dli ~ ~~C - - _- ~ - ~- _ ~ ~ ~aam ~ i ~i ~ .. i .. - - - ASP Boundary . ~ - - - Town of Bn~oks Boundary ~:~sooo Figure 2 `~~ Context Map TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 LAKE \ -. ~ ~~ ~ ~ i i ~ i I 4 - ~ ~ ~ ® ~` ~ ~~ ~~ - - --LJ 7 I~ 6 ~ I ui N r - J1J - _ - ~ _ - _J ~\~^\ ~`. ~~ ® ~~,2 ~~ V ~ f~~ a ~ \ ~ ® \. \~ 'W a'( ~ \ \ ~ ® / rQ LAKE BROOKS GOLF CLUB i - ~ ~-~~ ~ - -- ,:~; er,_ - - - -- - - - ~~ 1 ~~ ~ T >,~ _...~~ , - - - - ASP Boundary - ~ - - Town of Brooks Boundary ~A 1`1~ 'Irn~ ~~ I ,:saoo Figure 3 Base Plan ® ~~'~ ~ ~~ J~ ~~ .-, ,. ~,.~ Timko Industrial Area Structure Plan .- ,•- r-- ~- 2.3 Site Description .- ~.. The subject site is a triangular shaped parcel bound at the west edge by Secondary Highway 873 (or '' 7 Street E in the Town of Brooks), to the northeast by CPR railway tracks, and the south by the ,,, quarter section line. The topography of the site is relatively flat, ranging in elevation from 755 m ~"' along the west edge to 750 m towards the extreme southeast, a distance of approximately 825 m. For purposes of this document, contour mapping at 1.0 m intervals was included. .- ''^ The original Timko homestead is situated .centrally on the site which includes the main house, a ,,,, smaller dwelling unit, a number of storage sheds, and stables and barns for animals (see Figure 5). ~" To the north of the homestead and running parallel with the railway tracks is the Agricore site which ~- houses the main building and a number of pesticide storage cylinders. An Alberta Wheat Pool grain ... ~- '~ elevator used to exist to the north of the homestead but was destroyed by fire in 1996. The subject site is bound to the west and northeast by the Town of Brooks limits. To the west is a well estab- ,., fished industrial area with industries ranging from warehouses, construction companies, energy and ~"' oilfield services, RV sales and storage, fuel storage and service stations, and government offices such as Ducks Unlimited. In addition to the industries located here, a few remaining homes are located .- .- near the river that runs parallel with the railway tracks. Beyond the northeast boundary of the site ~ and across the railway tracks are Highway 1A and the Town of Brooks Golf Course and Rodeo .- r. Grounds with residential development beyond. To the south of the subject site is the remaining ''~ lands owed by George Timko. This area has two significant features. The first being a nuisance ,,, grounds or the former Town of Brooks landfill which was abandoned in 1969 and the water body ~" constructed by Mr. Timko in the early 1970s for irrigation purposes. The impacts of the land to the south will be discussed further in a later section. ,~- .- ,-- ,^ ,-. .- .- .- 2.2 R275Q r- r- TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 - -- Town of Brooks Boundary i :soao Figure 5 Aerial Photo .. - - ASP Boundary .- r- •- ,~-~ .- .- r ~- .-. ,~- r .- .- .- r .-~" .- r .- .- ., .- .- ,•- .- r i- .^^ i" f..-. r-- Timko Industrial Area Structure Plan 2.4 Existing Land Use The current land use on the Timko property is (UF) Urban Fringe District and the Agricore parcel is currently zoned m Industrial District under the County of Newell No. 4 Land Use Bylaw #1004-90 (see Figure 6). 2.5 Adjacent Land Use The land use on the quarter section to the south of the subject site and the remaining Timko lands is also (UF) Urban Fringe District with a small portion in the southwest corner zoned (LI) Light Industrial District under the County of Newell No. 4 Land Use Bylaw #1004-90. The properties to the west of the site are zoned (M-1) Special Light Industrial District and (M-2) General Light Indus- trial District under the Town of Brooks Land Use Bylaw No. 91/06. The lands to the northeast of the site are zoned (DC) Direct Control District and (P-2) Public Park and Open Space District under the Town of Brooks Land Use Bylaw No. 91 /06. 2.3 R275Q Id TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 a~ w ~~ ~~i ~ z,~ ~~~ _ ~ \ ~ ~ ~ ~ ~' 2 / \ i~ 6 ROdC ~ I ~~ ~ ~,-~ sn ~~ ~° ;~ a~'w TRnNSM-SSiu r~ DC ~ ~, - I ~~ I [:SP[ O .FOI~I=+ Y t ti'., 1 i 1 I U u i u r =_~ ~~ I ASP Boundary - ~ - ~ Town of Brooks Boundary l- 4~ DC ~~ .~~ ~ ~ ~ . ~1 ~ ~W28 7 -1 4 , _ - ~, OF -Urban Fringe District (Newell) I -Industrial District (Newell) DC -Direct Control District (Brooks) M-1 -Special Light Industrial District (Brooks) M-2 -General Light Industrial District (Brooks) P-2 -Public Park 8 Open Space District (Brooks) 5628 lb'-14-4 ~:~oooo Figure 6 Existing Land Use r P'~ r^" ,... ,... ,.,~ Timko Industrial Area Structure Plan r-- ~~-- 3. NATURAL FEATURES ~^ 3.1 Topography and Drainage r- The general topography of the subject site is flat. The range in elevation across the site is approxi- ~' mately 5 metres (16.4 feet). The lowest points occur at the southwest corner of the site near the ,.. small existing water dugout. An Eastern Irrigation District irrigation line extends eastward. into the '' property from Industrial Road to service the Timko lands with irrigation water for farming. This ,,,, water is directed south of the subject site where it is collected in a man-made dammed reservoir. The ~' diversion and collection of this irrigation water was an initiative by Mr. Timko and was acceptable to ., the EID because the Timko property was the last property to be served by this line. .- r- '"~ 3.2 Soils and Geology ,- ~" The soils of the site have a range between class 3T, 4S, 5S, and class 6S. These classifications result in moderate to very severe limitations that have restricted capabilities. The Canadian Land Inventory ~- Soil Capability for Agriculture map indicates that Class 4S, 5S, and 6S soils are primarily situated in the south half of the subject site with Class 3T soils primarily in the north half of the site. A small .~ ~. portion of ~e site and more in the south quarter has been and continues to be farmed. In the past, '' grain and hay have been cultivated, but in recent years it has been alfalfa. According to the Canada Land Inventory under the Agricultural and Rural Development Act, Classi- .- fication 3 states that these soils have moderately severe limitations that restrict the range of crops or .- require special conservation practices. The limitations include one or more of the following prac- tices: timing and ease of tillage; planting and harvesting; choice of crops; and methods of conserva- ,.. tion. Under good management, they are fair to moderately high in productivity for a fair range of '' crops. Subclass T indicates adverse topography, either steepness or the pattern of slopes limits agri- •- ,,~ ,,. cultural uses. ,~ Timko Industrial Area Structure Plan `-- ,~- '' Classification 4 states that soils have severe limitations that restrict the range of crops or require ,,., special conservation practices, or both. The limitations affect the same practices as in Classification ,- 3. The soils are low to fair in productivity for a fair range of crops but may have high productivity for a specially adapted crop. ,~- '"~'~ Classification 5 states that soils have very severe limitations that restrict their capability to producing ,,, perennial forage crops, and improvement practices are feasible. The limitations in this classification are so severe that the soils are not capable of use for sustained production of annual field crops. The soils are capable of producing native or tame species of perennial forage plants, and may be .- ~- improved by the use of farm machinery. The improvement practices may include clearing of bush, '~ cultivation, seeding, fertilizing, or water control. .- '' .-~ Classification 6 states that soils are capable of producing perennial forage crops, and improvement practices are not feasible. The soils provide some sustained grazing for farm animals, but the limita- .- -^ tions are so severe that improvement by use of farm machinery is impractical. The terrain may be .. unsuitable for use of farm machinery, or the soils may not respond to improvement, or the grazing .~ ,. season may be very short. In classes 4-6, the subclass S indicates adverse soil. characteristics due to ~' undesirable structure, low permeability, a restricted rooting zone because of soil characteristics, low ,,, natural fertility, low moisture holding capacity, or salinity. .- ,- 3.3 Historical Resources Overview and Impact Assessment .- '^ The Historical Resources Overview was conducted by Fedirchuk McCullough and Associates Ltd. .. ,... by reviewing records held by the Archaeological Survey of Alberta, and the Historic Sites Services '"~ (see Appendix). A review of biophysical and topographical mapping and a field inspection were also ~. conducted. Based on the information provided in the overview, it was concluded by Alberta. Com- '' munity Development that a Historical Resources Impact Assessment is not required for this parcel .-. and that development may proceed (see Appendix). .- ,,, ~~ 3.2 x2~s~ Timko Industrial Area Structure Plan ,~- ,~- .- .- ,~- r r- .- .- r ., .. .. .- .- ,~ r .~"" ~., .- .- 3.4 Phase I ESA A Phase I Environmental Site Assessment was conducted by UMA Engineering Ltd. in February 2001 to identify potential and actual environmental impairments to the subject property (see Appen- dix). The scope of the investigation included a review of land titles, historical aerial photographs, government and environmental agency records, previous environmental studies, site and surround- ing land inspection, and interviews. The information gathered during the process of the Phase I ESA, indicated that there is a potential for environmental impairment of the subject site. Although there were no reported releases of ferti- lizer or pesticide chemicals into the environment, there is a potential of accumulative contaminants from minor or unreported leaks or spills. Stained ground was observed in areas of the site. Other potential sources of contaminants might be from the railway, the destroyed grain elevator, and the former landfill site located south of the Area Structure Plan site. The recommendation of the Phase I ESA is that a Phase II ESA be conducted which would involve an intrusive site assessment be performed to the subject property prior to the sale of any lands. Description of a Phase II are included in the Appendices submitted under separate cover. 3.5 Geotechnical Report UMA Engineering Ltd., in late January 2001, conducted a geotechnical investigation of the subject site (see separate Appendices). This investigation was to determine the general subsurface conditions within the subject area and using that geotechnical data make recommendations regarding building foundations, utility installations, and pavement surfaces. This testing was done through the drilling of ten boreholes drilled to a depth of 6.6 m (21.7 ft) below the surface, sending samples for labora- tory testing, and installing standpipe piezometers to monitor groundwater level measurements. ~~ 3.3 x2~s@ I ~" ~ Timko Industrial Area Structure Plan ,-- '~ The geotechnical investigation, included in the Appendix, provided geotechnical recommendations for foundations, floor slabs, cement type, septic systems, excavation, backfill, site drainage, and ~- pavement structure. Based on the high groundwater levels, the high moisture content of the soils, ~' and the highly variable stratigraphy, septic fields were not recommended for the development area. ,., Pump-out tanks were recommended as a suitable alternative, provided that the tanks are of suffi- '" cient mass to resist buoyanry. ~"~ It was also recommended within the geotechnical investigation that once the Area Structure Plan has been approved, that site specific geotechnical investigations for each lot be conducted. .- '~ 3.6 Ecological Issue Analysis ,- '' Ursus Ecosystem Management Ltd., during the first week of February 2001, conducted the Ecologi- r- .- cal Issue Analysis (see Appendix). This study involved locating and compiling previous relevant -^ information, field site reconnaissance visits to inspect habitat types and landscape characteristics, assessment of potential for rare plants and vertebrate species, and analysis of ecological issues. ,,. According to the study, the subject land is severely disturbed, has low potential to harbour rare '' plants, and are of low quality of wildlife habitat. The Timko property lies entirely within the Dry .- ,^, Mixedgrass Subregion of the Grassland Natural Region. Extensive livestock grazing, hay cultivation and wetland alteration have had significant impact on native vegetation. There is a limited potential for rare plants to occur on the Timko property because of the scarcity of native vegetation and it is .- r-- stated in this study that there are no rare plant communities occurring on the site. .- ,.. 3.7 Wildlife ,,, According to the Ecological Issue Analysis, it is unlikely that current subregional habit supply and ~" land use would allow viable permanent residency for any of the species mentioned. Due to the prop- , .-. erty's lack of cover, other than near the current occupied residences and native habitat the Timko .- ,.. ~'~ 3.4 8275@ .-. .~ ,_ ~~- r- ~-. Timko Industrial ~„ Area Structure Plan r- F-- property is not part of a wildlife movement route in the area. This Area Structure Plan will attempt ~ to maintain the existing tree stands near the Timko residences. Although not within the study boun- r- ~^ dart', the water body on the Timko property may also be required to be maintained if it is found that wildlife such as migrating birds use the water body. Prior to developing around this man-made water .- ,... body, wildlife officials should be consulted. r- ., ~- .- .- r .- ,-. r- .- .- ., .- .- r- ., r- ,,,., .- .- r, ~~ 3.5 x275@ .- .~ ,~- ,-. ~^ ^ Timko Industrial ,,._. Area Structure Plan ,- ~^ `' 4. POLICIES AFFECTING THE PLAN "' 4.1 The County of Newell No. 4 Land Use. Bylaw ,- '' The County of Newell Land Use Bylaw regulates development on the subject site. The current land ~,,,, uses for the subject site are (UF) Urban Fringe District and rn Industrial District. The (UF) Urban ~' Fringe land use classification permits development that is compatible with the agricultural nature of r- the County and adjoining urban centres. However, it does not permit multiple lots. The land use for .- r- the subject site will be required to be changed with each subdivision application for the area and will ~ be required to follow the land uses put forth by this Area Structure Plan. The land uses for this site ,,, are intended to be primarily industrial in nature. .- ~. The purpose of the m Industrial District is to control industrial development within the County. r- 'T'his district permits automobile sales and service, contractors' yards, farming, lumber yards, machin- '~ ery sales and service, offices, storage and maintenance yards and facilities, warehouses, welding and ~„ repair shops, and well servicing operations. The discretionary uses for this district include accessory ~'" buildings and uses, agricultural processing and storage, auto wreckage and salvage yards, bulk oil and .- fertilizer sales and storage, dwelling unit as accessory use, grain elevator, livestock sales and auction .- yards, manufacturing and fabrication operations, moved-in buildings, Petro chemical processing facilities, railway and accessory buildings and uses, sand, gravel and asphalt operations, trucking and ,.- freight terminals, and other uses of a similar nature as approved by the Municipal Planning Commis- '" sion. Although ammonia storage is a discretionary use under the land use bylaw, the Intermunicipal .- ,., Development Plan (discussed below) does not permit ammonia storage within 1.G km {1.0 miles) of the Town of Brooks boundary. This policy will be recognized in this Area Structure Plan regardless of the statutory state of the IMDP. This district permits minimum lot area of 0.5 hectares (1.24 .- -^ acres). .-. .- ., .- ,., 4.1 xa~s@ Timko Industrial Area Structure Plan The acceptable Industrial District m land uses and the minimum lot sizes for this Area Structure Plan will be discussed in a later section. ,- `~ The (LI) Light Industrial District is also permitted within this plan. The purpose of this land use is ,,_, to control industrial development adjacent to other sensitive land uses, such as country residences, '' and must create little noise, generate low traffic volumes, and not be visually detracting from the sur- rounding area. The permitted uses of this district include enclosed general storage, farming, fertilizer ~-- sales (excluding ammonia), light manufacturing and assembly, public and quasi-public buildings and uses, and veterinary clinics. The discretionary uses include accessory buildings and uses, auto body .- ,,... and paint shops, bulk fuel storage and sales, contractor and builder yards, dwelling unit as an acces- '", sory use, farm service product sale, freight terminals, machinery and equipment sales, service and .- rentals, moved-in buildings, warehouse storage, and other uses of a similar nature as approved by -- the Municipal Planning Commission. The minimum lot area is 0.5 hectares (1.24 acres). ,.- The acceptable Light Industrial District (LI) land uses and the minimum lot sizes for this Area Struc ''^ ture Plan will be discussed in a later section. .- .- -` 4.2 The County of Newell No. 4 Municipal Development Plan .- ^ ^ The County of Newell No. 4 Municipal Development Plan also governs the subject site. This statu- ^ tory document reflects the overall goals and objectives of the County and directs development in a .- ~. logical fashion. The five main goals of the Municipal Development Plan, detailed in this document, '~ are to protect agriculture and agricultural activities, to concentrate settlement patterns, to provide .- ,,, proper planning in intermunicipal fringe areas, and to regulate and control rural residential develop- ^ ment. Although the proposal does not protect the existing agricultural land, the soils in this area ,- have restricted capabilities and severe limitations according to the Canada Land Inventory under the .. --- Agricultural and Rural Development Act. This site is not ideal for agricultural uses due to the close '~ '^ proximity to the Town of Brooks boundary and the location within the Urban Fringe area. In terms ,~- .- r .- ~„ 4.2 ~t2~5@ .- ,~-~ r-- .~ ,,_ ~ Timko Industrial Area Structure Plan .-- ~- .•- of polity, the MDP states that non-agricultural development is best situated in the Urban Fringe r-- area. '~ Concentrated development patterns, rather than piecemeal development, are desired by the County. ,,,., This Area Structure Plan proposes the logical development of the property. The existing Agricore ~" site is the first subdivision within the plan area, and the second subdivision is the proposed Vauxhall .- Co-op bulk fuel storage plan. With these developments and the adjacent industrial land uses, a ~- .- precedent of industrial development has already occurred. .- .- ,.. Section 4 of the MDP reviews Rural Industrial development within the County of Newell. The '' importance of protecting the viability of long term rural industrial uses from incompatible uses is ~, stressed within this document. Polity statements include establishing sound planning guidelines for ~^- .-. new industrial uses, industrial activities which require extensive infrastructure are not appropriate, provisions of fire protection and emergency vehicle access are required, siting appropriate uses in ., r.. the same areas, ensuring that uses are compatible with existing residential activities, and all industrial ''~ development is to comply with appropriate provincial and federal regulations. The Timko Industrial ,,,, Area Structure Plan attempts to meet all policy established within the Municipal Development Plan. 4.3 Newell-Brooks Intermunicipal Development Plan (Draft) ,. The County of Newell and the Town of Brooks negotiated extensively for several years to adopt an ,.. Intermunicipal Development Plan. The IMDP attempted to develop a polity framework that con- '"'' sidered the objectives of both municipalities for development and subdivision within the urban fringe area surrounding the Town. The site of the Timko Industrial Area Structure Plan is shown in ~" the IMDP in Figure 2, as being situated in an area intended for industrial uses within the Rural .- Referral Area (see excerpt in Appendix). The policy for industrial development under this draft •- polity include industrial subdivisions within 1.6 km (1.0 miles) of the boundary of the Town of .- .-. Brooks. They will be required to meet the Town of Brooks' road standards. Industrial activities will .- .- r^ ^ ^r^ 4.3 x2~s@ iI /'^ ~^', /"~ ,., ,~-. Timko Industrial Area Structure Plan ,~- .-. .- A^ be buffered from Primary and Secondary highways in accordance with the building code. Collective '~ servicing used within the 1.6 km (1.0 miles) of the Town of Brooks boundary shall be compatible ,.. with the Town of Brooks servicing standards to ensure ease of connection to the Town's utility '" system, and industrial development adjacent to highways will have a higher standard of development ,,,,, relative to other areas. The Timko Industrial Area Structure Plan attempts to follow the guidelines outlined in the draft Intermunicipal Development Plan. .., .- 4.4 Town of Brooks Land Use Bylaw No. 91/06 ,- ,., Although the subject site falls outside of the jurisdiction of the Town of Brooks Land Use Bylaw ~" No. 91/06, it is important to review such a documentwhere the site is in such close proximity to the Town of Brooks' boundary to ensure compatibility of adjacent uses. To the west of the subject site ,- ~-- ^ is the Town of Brooks industrial area. The land uses immediately west of Secondary Highway 873 are (M-1) Special Light Industrial District and (M-2) General Light Industrial District. The permitted .- ,.. and discretionary uses for these districts include most of the uses outlined in the County of Newell '' industrial districts except for the addition of fitness centres, entertainment facilities, convenience ~„ stores, restaurants and food establishments, personal services establishments and drinking establish- ~" ments, and others as discretionary uses. The significant difference between the adjacent bylaw land use districts is the minimum lot area. The Town of Brooks' minimum lot area for both industrial dis- ., tricts described is 0.05 ha (0.11 ac), whereas the minimum lot area for the County of Newell's Indus- trial districts is 0.5 ha (1.24 ac). The maximum building height in the Town of Brooks bylaw in ^. industrial districts is 11 metres, or 3 storeys. .- .. 4.5 Town of Brooks Municipal Development Plan r- The Town of Brooks Municipal Development Plan was officially adopted on March 22, 2001 and .- r- thus, this Area Structure Plan will consider the implications of this document. This document con- '~ '~ tams policies on industrial growth within the Town of Brooks. These policies and objectives do not ~' ~~ 4.4 tt2~s@ .- Timko Industrial Area Structure Plan r"` r^ ~°- directly affect the subject site, being outside the Town of Brooks boundary, but should be consid- ^ ered. The Town will continue to support industrial development including oil and gas and value- r-. added agricultural uses. Both light and heavy industrial uses occur within the Town's boundary. The '^ primary industrial area is adjacent to the subject site and located in the south area of the Town. The ,- ,._. policies encourage taking advantage of the existing rail tracks and promoting clean industry initia- '' fives. The Town's industrial lands will be fully serviced and in the future be better connected to the .- TransCanada Highway. ^ .- ^ In terms of the possibility of future annexation, the Long Range Land Use Concept Map 1 in the ,.- ,.. MDP indicates that the subject site area is in the direction of future growth. However, the Town ^ indicated that annexation of this area is not in the plans for the near future. The Town of Brooks .- ,,,, has enough industrial land reserve to accommodate future growth. .- ,- 4.6 Area Structure Plan South-Southeast Sector, Town of Brooks ^ ,+ ^ This Area Structure Plan was prepared for G. Timko by Underwood McLellan Ltd. in May 1983 for .- ,., all of the Timko property including the subject site and area north of the CPR tracks. This Area ^ Structure Plan was produced in the anticipation of annexation of this property which has not .- occurred. Because of this annexation issue, this Area Structure Plan has a different focus than the .- ~- one herein which is being produced for the County of Newell No. 4. Issues contained in the South- ^ Southeast Sector ASP were reviewed but will not be addressed within this document due to irrele- .- .. vant and/or out of date information. r- ,,. 4.7 South Industrial Area Structure Plan .. ,, The area of the South Industrial Area Structure Plan is located to the west of the Timko Industrial .- ^ Area Structure Plan and across Secondary Highway 873. Currently, development is concentrated in ^ ~ the north half of the ASP area and primarily consists of industrial and commercial land uses. Most ,- .- .A ~- ~~ 4.5 x~~s@ .- ^ ,-. Timko Industrial Area Structure Plan of the subdivided land to the north is serviced with water, sewer, electricity, and natural gas. This plan provides for the expansion of industrial land uses for the Town of Brooks to the south and ,- then west within the plan area. In keeping with the transportation intentions of this Area Structure Plan, a collector road is indicated to extend east from Industrial Road and into the Timko property ~- ,,,., as indicated in the Timko Industrial Area Structure Plan. The future bypass route is indicated along °°' the legal road allowance along the south edge of the SW'/4 Sec. 28-18-14 W4M. The South Industrial Area Structure Plan located within the Town of Brooks boundary, has further development poten- ,.- '-- tial within its undeveloped lands and is within very close proximity to the Timko lands under the '^ County of Newell's jurisdiction. ~" 4.8 Municipal Government Act: Subdivision and Development Regulation (AR 212/95) ~-. A-- The subject property, like all land in Alberta, is governed by the MGA. In Part 2 of the MGA, .- ,- restrictions around landfill sites are described. The nuisance grounds, or former Town of Brooks '^ landfill site, to the south of the subject site has not been officially closed but is considered inactive. .- ,.., According to the MGA, a subdivision authority must not approve an application of subdivision for a '' school, hospital, food establishment, or residence within 300 metres of the disposal area of an oper- ating or non-operating sanitary landfill. This legislature will limit these uses on the southern portion of the subject site. The disposal area refers to the areas of a parcel that have been used and will not be used again for the placing of waste material. The former Town of Brooks landfill site, according t ,,., to Town officials, was used for the disposal of household waste. .- ,•- ,~- r ,.~. r r~- ~- ~~ 4.G x2~s@ .- ..- .-. ,.. ,~ Timko Industrial Area Structure Plan ~- 5. THE PLAN ,. 5.1 The Planning Area ~- The area referred to throughout this plan as the Timko Industrial Area Structure Plan comprises the .- southwest half of NW'/4 Sec. 28-18-14-4 and a small comer of the NE'/4 Sec. 18-14-4 in the County ,.- of Newell No. 4 just south of the CPR. rail tracks. This site encompasses a number of parcels total- '~ ling approximately ±30.53 hectares (±75.45 acres). These parcels include three owned by George ~,,, Timko and one owned by Agricore. The property is a triangular shape bound to the northeast by the '' Canadian Pacific Railway tracks with the Town of Brooks Golf Course and the Town of Brooks sewage lagoon beyond. The quarter section line bounds the south of the property with undeveloped ,- .- land owned by George Timko extending to the south. The Secondary Highway 873 runs along the ,.~ "^ west boundary of the site with the Town of Brooks industrial development area extending beyond. r- 'The Town of Brooks boundary runs along the western and northeastern edges of the subject site. .- ,,_ 5.2 Goals and Objectives The initiator of this Area Structure Plan is the County of Newell No. 4. The County has initiated this .- plan as a result of a subdivision application made by the Federated Co-operatives Ltd. The Co-op is '~ interested in building a bulk fuel plant near the current Agricore site. With one subdivision already in ~., place, the County wishes to provide a comprehensive plan to guide future industrial development in '' this area. The Area Structure Plan will eliminate fragmented development that has posed problems in the past. Seeing how industrial development is the primary use to the west of the site and the ~- Agricore site is zoned industrial, a continuation of this industrial use is logical. Geotechnical testing .- on the site further strengthened the case for industrial uses due to the groundwater levels and high .- moisture content of the soils, making the area not suitable for septic fields. ._ .- ~-. .- .- ~~i 5.1 xz~s@ .- ~"` Timko Industrial Area Structure Plan ~" As part of the urban fringe area of the Town of Brooks, subdivision and intensification within this r area meets with the long term intentions of both the County and the Town. The road standards and r- ~°-~ average lot sizes match that of the Town of Brooks. If anytime in the future the Town annexes this area, lot depths and road standards match current conditions in Brooks and will ease the annexation ,- transition. This area is also better suited for industrial uses because it rates low as agricultural lands '~ and provides employment opportunities within the County adjacent to the Town of Brooks' Indus- ,,.., trial area, and is in close proximity to the services that Brooks can provide. The objective of the Timko Industrial Area Structure Plan is to provide a comprehensive document ~- to guide development in the subject area. This development plan will respect the current constraints "^ of the site including the landfill setback requirements, one access point into the site, the existing ,., CPR tracks, and the existing Agricore and homestead sites. This proposed industrial development ..~ '' attempts to provide the County of Newell No. 4 with a comprehensively designed industrial area .- that can offer prospective buyers quality industrial lots in close proximity to Brooks. Specific goals ~- of the plan include: ,^. i) To plan an industrial development which encompasses lots ranging in size from 0.4 - 2.0 ha (1.0 ~' - 5.0 ac), achieving the highest design aesthetic and in conformance with existing provincial and .- ,^ municipal policy documents. ''- ii) To act as a guide under which the County may review and evaluate future development or sub- ^ division proposals. .- .- iii) To provide a framework for subsequent subdivision and development proposals. ^ iv) To establish policies which will direct proposed land use, open space, density, location of trans- ^ ,.. portation routes, location and methods of utility servicing, phasing, of development, and other ^ such matters as Council deems necessary. .- ^ .- .- ,•. .- ., .- ,_ ~~~ 5.2 it2~s~ ^ ,~ ~-. ,-- r- r-- ,-- r- .- .- ,.. ,- ,~. .- .-. .- ,... ., .- ., ,., ., .., .- ,.. .- .- Timko Industrial Area Structure Plan 5.3 Design Concept and Organizing Principles The plan has been prepared based upon an industrial lotting scheme. These lots will vary in size to accommodate a variety of industrial uses and permit urban overlay schemes where further subdivi- sions can create smaller lots from larger lots. The road network will form an internal loop road extending from the access point of Industrial Road and allow extensions into the quarter section to the south. This type of layout will allow future growth to the south of the subject site. The major objectives of development are as follows: • To ensure all development is in accordance with current statutory policy and municipal stan- dards. • To provide for industrial land uses in a manner that is sensitive to the existing development and golf course within the Town of Brooks and the environment. • To accommodate and provide access for existing development throughout all development phases. • To provide high quality design and development for the industrial land use within the Plan area. • To encourage high quality industrial development that is compatible with the surrounding development and takes advantage of amenities the area has to offer such as proximity to Secon- dary Highway 873 and the CPR tracks. • To address any significant historic sites in the Plan area. • To ensure that municipal reserve land needs are met. • To establish future road access requirements that will provide for the safe and efficient move- ment of traffic in accordance with the long-term goals of the County of Newell's Public Works Department. • To develop an efficient internal roadway and service road system. • To phase development in a logical and efficient manner. 5.3 8275@ Timko Industrial Area Structure Plan • To accommodate, in the subdivision design, the provision of municipal services in the future when extending existing services is feasible. ,~., To ensure that any subdivision and development plan recognizes the topographical considera- '~' tions and/or constraints, and ensures that natural drainage courses are protected and capable of ,_ accommodating the development runoff considerations. .~ ,~- .- .- .- .- .~ .- ., .-. .-. .- .- r- . .~ .. .-. .- .- .^ ._ ~., ~~ 5.4 Rz~s~ ., .- ,. ,,_, ~~ A''~ Timko Industrial ~,, Area Structure Plan r- ,-. 6. LAND USE ~- '' 6.1 Opportunities and Constraints The Timko Industrial Area Structure Plan site has a number of opportunities and constraints to be considered. Possible constraints could include natural physical restrictions, such as topography or r- ~- environmental reserve, policy limitations at the County, Provincial and possibly Federal level, and .- site specific issues, such as access concerns or existing development or infrastructure limitations. ,., Possible opportunities could include views, roadside exposure for commercial development, loca- '' tion, amenities, etc. The constraints on this property include land use restrictions for an area in the .- southwest corner of the subject site. This area is within a 300 metre zone from the abandoned land- ~- fill site located in the quarter section to the south (see Figure 7). No schools, hospitals, food estab- .-.. '~ lishments, or residences are permitted within this 300 metre area. Given the industrial nature of the .- ,,., proposed development, the restriction of food establishments is possibly the only concern. Another '' constraint is the existing homestead and mature trees that surround it. This development plan will ,,., attempt to avoid the removal of the homestead until a later phase in development or when the r"~ owners see fit. An attempt will also be made to preserve as much of the existing vegetation as pos- .- sible, being the only significant area on the site. The existing Agricore site will be retained and access .- will be provided to the site within the proposed plan. This existing development creates challenges '^ in the layout. Limited access is another constraint for the subject site. Access along Secondary High- ., ,., way 873 is the only possible access for the subject site and it will be provided at one point only to create afour-way intersection with Industrial Road. Discussions with the Town of Brooks have ,,, determined that servicing tie-ins for this development are not an option at this point in time. The ~^ subject site will have rural forms of servicing such aspump-out tanks and cisterns. This constraint will limit the types of uses permitted on the site. For example, uses that require high volumes of .- ~-- water will most likely not locate within this area. .- .- ~~ 6.1 x2~s@ .- TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 \ N~ LAiGE 1 N -~ I i - --~ e I~ N ~: ~ ~ ~ ~ . a ~ ~~` I a ` ' --- ~ ,~, _ _EXI~~thlf~I+OMFS~ ~ ~` ~ ~~ ~ ~ v.,Z ~~~ d ~ t~,~ ._ _ ~ ~~i',q ~ \~ r ~, ~ ,~~~~ ~ FSS ~, +,y ~~ ,~e~eZ` ~ \ ~--- _ J ~,o~, . ~.. ~~~, ~ ~~p~Q~ ~~~ ~~~° ~ { ~ Diu TRANSN- I ;~ _-W (RW 94 GR? ~~) (l ' :.1 T .,.... ~_.. - - - - ASP Boundary - ~ - ~ - Town of Brooks Boundary Abandoned Landfill Setback for schools, hospitals, food establishments, or residences. ~:sooo Figure 7 Constraints Map ., .~ ~^ Timko Industrial Area Structure Plan .~ ,-, .-. ^ The site also has a number of advantages or opportunities. The first opportunity is the site's prox- imity to the Town of Brooks and the Town's industrial area making it a suitable location for Indus- ,-. ~- trial development and employment area. The west side of the subject site fronts onto Secondary `~ Highway 873 also known as 7 Street E, a well travelled access route into the Town of Brooks. Any .~ ,., future development along this western edge will have the advantage of roadside exposure for attract- '' ing business. Development guidelines for properties along this edge will be discussed in a later ~, section. Another advantage of this site is the possibility of railway access. Similar to the Agricore site, ~-- development adjacent to the CPR tracks can request to have access to the rail tracks if required Eor .- their business. Agricore has a siding for loading and access to the main track. This could be an ^ ,- important selling feature for developments that require rail side access. t ,- ,- 6.2 Industrial Development Land Uses ,- The land uses for the subject site will be entirely industrial, falling closely to the Light Industrial (LI) .- ~- and the Industrial m Districts according to the County of Newell's Land Use Bylaw (see Figure 8). ^ The industrial developments permitted will be restricted while rural services are in place. With the ^ ~.. use of cisterns and their limited water capacities, uses with high water consumption will not be per- '' miffed. Until municipal servicing is available to the area, the following land use district descriptions will apply. .. .. "~ Industrial District (I) ^ ^ " The purpose of this district is to provide for industrial development within the County. .. ^ ^ Permitted Uses .- .- .~ Accessory Buildings and Uses ^ ~ Automobile Sales and Service .- ^ ^ ~ 6.2 R275Q .- TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 L.414~. N \\ 11 I \__ - -- _._. I ~i ~ l/l///// ~~ ~ ~ 13ROOKS ti ~ GDI_I - i i ~ ~ ~ ~ CLUB ~~~~ ~ ~ ~ i ~~~ ~~ --~I '~~, iii ~ ~ ~. ! ~~;s ~~~ ~~ ~_, ,_ -- J ~ ~ - --~ ~~ ~_ ~~ ~~ e ~~_ ~ ~~ti,~_~ ,~, ~,~ /q A /. " ~; Ry ` ~- /~ \- al ~ I - - - I I - - \ v/ ~ \ ~ ~ n ~rh ivj~ u~w TRANSM[SSf _ L1Nl.-' W _ kRW`j~9`h GD) I _ _ _ _ /_ - - - _ ~~,~ ~I I I II I ~~ T~~ ~ I I T_ T- - ~ ~ ~ ~ <I T ~ N~ a :ar~rti ... - ASP Boundary - ~ . - Town of Brooks Boundary ~:eooo Figure 8 Concept Plan .~ Timko Industrial Area Structure Plan Contractor's Yards Essential Public Services ,-. Farm Machinery Sales and Service Farm Service Product Sales ,^, Light Manufacturing and Assembly ~" Lumber Yards .~- Machinery Sales and Service •- Manufacturing and Fabrication Operations "~ Modular or Mobile Home Sales ,,,.. Offices Parks and Playgrounds .- ,- Public and Quasi-Public Buildings and Uses ,-, ~- Retail Establishments Recreational Vehicles, Commercial Vehicles, and Commercial Equipment Repair ,... Service, Sales, and Rental '' Service Stations .- ,,, Storage Yard and Building ~' Warehouse Storage/Sales .. Welding and Repair Shops .- ,-- Well Servicing Operations .- ,., Discretionary. Uses .- r ,,,,. Agricultural Processing and Uses -^ Amusement Centre/Arcade Bulk Oil and Fertilizer Sales and Storage .- .- Card Lock Facilities .-- Child Care Facilities r ~~ 6.3 x2~s~ r- Timko Industrial Area Structure Plan Churches Commercial Establishments (No Shopping Centres) ,--~ ~- Dwelling Unit as an Accessory Use '~ Grain Elevator ,-- ,.. Kennels, boarding and breeding uses '' Livestock Sale and Auction Yards ,- ,,,, Private Clubs and Organizations ~- Railway and Accessory Buildings and Uses ,- Sand, Gravel and Asphalt Operations ,- Trans-shipment Operations "~ Trucking and Freight Terminals .-~ ,^, Warehouses ... ~' Wholesale Storage and Sales .- Minimum Lot Area .- ',,, 0.4 hectares or 1.0 acre unless otherwise approved by the Municipal Planning Commission. .- Minimum Yard Requirement .- ,-- Front Side Flankage Rear .- 7.5 metres 3 metres *7.5 metres 3 metres .- ,., *Minimum yard distances from subdivision streets or service roads only. Setbacks from district '' roads shall be in compliance with those in the General Land Use Regulations. .- .- .- ,.~,, .- .- ~~~ 6.4 x2~s@ ,,.1 Timko Industrial Area Structure Plan ,- A- Site Restrictions ,~- ,~- ,.._ (1) Land Uses within District must comply with the requirements of the General Land Use Regula- ""' tions. ,- ,,,,, (2) An Accessory building shall be located at least 1.5 metres from the principal building. ~^' (3) Industrial developments shall be separate, screened and buffered from adjacent land uses and ,~- major transportation corridors. All outdoor storage areas of industrial designated parcels shall ~- be screened. '~ (4) A high standard of building design, signage and landscaping is encouraged for industrial devel- ... ,., opment in proximity to the TransCanada Highway or other primary highways. '" (5) No industrial operation or activity shall emit contaminants or nuisance odours, dust, or noise in excess of the standards prescribed by Provincial legislation. ~.. -- (6) Any industrial operation or activity involving storage, utilization or manufacture, or product as a '^ waste of the primary operation, any material which would decompose by detonation or is con- ,-. sidered flammable, shall be located, conducted and housed in accordance with the regulations prescribed by Provincial legislation. r- Light Industrial District (I) .- ,... The purpose of this district is to provide for industrial development within the County. Uses within '" this district must create little noise, general low traffic volumes, and not be visually detracting from ,., the surrounding area. Such uses shall be sensitive to non-industrial uses. .. Permitted Uses .. ,- '~ Accessory Buildings and Uses ,_ ,.. Automotive Repair Service (excluding auto body painting) '' ^ Automobile Sales and Service .- ,~- ~~ 6.5 x25@ .- •- o^ .+•~ Timko Industrial Area Structure Plan r- r'^ r^ ,-. Car Wash ,~ Commercial Schools ,- r-- Entertainment Establishments ''^ Essential Public Services A, Farm Machinery Sales and Service ^ Farm Service Product Sales ,- Financial Institutions ^ ~- Fertilizer Sales (excluding ammonia) ~' Institutional Use r- ,,. Light Manufacturing and Assembly '' Modular or Mobile Home Sales ..- ^ Offices ~- Public Utilities ~- Public and Quasi-Public Buildings and Uses .~ ,- Retail Establishments '"^ Recreational Vehicles, Commercial Vehicles, and Commercial Equipment Repair .- ,,, Service, Sales, and Rental '' Service Stations ,- Veterinary Clinics .~ ^ ^ Discretionary Uses .. '" Auto body and Paint Shops ,^ Bulk Oil Sales and Storage ~" Card Lock Facilities .- Contractor's Yards ., .- Dwelling Unit as an Accessory Use ^ ,.~ Freight Terminals .- .• ^ ~~' 6.6 xz~s@ ^ - .~. Timko Industrial Area Structure Plan ,- Institutional Use ,~ Laboratories r ~- Liquor Stores r. Mechanical Reproduction and Printing ,- ,.. Machinery and Equipment Sales, Service and Rental '' Parking Areas and Structures .. ,,, Private Clubs and Organizations ^ Social Care Facility ^ Tourist Information Kiosks ,- ,- Warehouse Storage and Sales '~ Workshops for Cabinet Maker, Decorator, Electrician, Upholsterer or other Similar Trades .- ~., '' Minimum Lot Area ,.. .- ~- 0.4 hectares or 1.0 acre unless otherwise approved by the Municipal Planning Commission. ,~- ^ ,.. Minimum Yard Requirement .- .- ~, Front Side Flankage Rear -^ *7.5 metres 3 metres *7.5 metres 3 metres .- ,•- .- *Minimum yard distances from subdivision streets or service roads only. Setbacks from district '~ roads shall be in compliance with those in the General Land Use Regulations. .~ .- '' Main Building Restrictions ^ ^ ^ Maximum Building height 15 metres ^ .-~ Maximum Building size 3,000 metres2 r ~,,, 6.7 R275Q ~- .~. Timko Industrial Area Structure Plan Site Restrictions (1) Land Uses within District must comply with the requirements of the General Land Use Regula- tions. „~, (2) An Accessory building shall be located at least 1.5 metres from the principal building. ~' (3) Industrial developments shall be separate, screened and buffered from adjacent land uses and ,- major transportation corridors. All outdoor storage areas of industrial designated parcels shall -- be screened. ^ (4) A high standard of building design, signage and landscaping is encouraged for industrial devel- .- ,^. opment in proximity to the TransCanada Highway or other primary highways. ''~ (5) No industrial operation or activity shall emit contaminants or nuisance odours, dust, or noise in ^, excess of the standards prescribed by Provincial legislation. ^ ~ (6) Any industrial operation or activity involving storage, utilization or manufacture, or product as a waste of the primary operation, any material which would decompose by detonation or is con- .- sidered flammable, shall be located, conducted and housed in accordance with the regulations '~ prescribed by Provincial legislation. ... 6.3 The Plan ~- The layout for this Area Structure Plan was influenced by the opportunities and constraints for the .. site as well as the intentions of the County of Newell No. 4 (see Figure 9). The sole access point into .- the plan area is situated at the intersection of Industrial Road and Secondary Highway 873, creating a '~ four-way intersection. From this point, the primary collector road extends eastward into the site then ,,., runs parallel with the rail tracks. Adjacent to this road is the newly proposed Co-op site. Access into '" the existing Agricore site will remain off of Secondary Highway 873 until the internal collector road .- is extended to the east frontage of the Agricore site and development density and volumes on SH ,~- r 873 warrant removal of the existing access. .. ,,,~ ^ .~ .- ~~ 6.8 x2~s@ .- .- TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 :~ ~_ ~ - -~ --- -- ~.. --- --T- ~i I • / ~ 4 ; ~~. ~, ~~, i I~~ ~ ~ ~~ ~ ~ BROOKS ~, ~ ~ co~F _~. ~~ ~ ~~ ~~ ~~ ~ ~ CLUB \F ~~ ~~ ` ~ ~\~ ~ ~ ~ I ~ I ~ ~ ~ ~'~~ ~~ I LAKE I --~~ ~ ~- II ~i aoi i s~ '~~. ~ I e I I n + ,4. ~~ ~~~ ~---- _ -L~ ~f - ~ (LIGHT IN~TRIA ~ ~ 'gyp ~ ~ ~ ~I ~_ 2c~± - DISTRI T) ~~ ~~ (ham '~ A~ ~ ~ ~-_~ ~ I `'S~~ ~) \l:-: V~ `.7 \~~~ `~ .. ~~ S `~~ _i~ ~ _ ~ L~ ~ '~• i ~ ~'~ ~ ~ (LIGHT INDUSTRIAI ~~ ~` r,~~,-o~~T ~ ~~'. (iNDUSIRIAL DISrRIGT) ~' iR\J9aa GP>>-- - --- -- - I 1 rtl ` r ' Q ~ .n~•:~~ir~ ~~ - .. - ASP Boundary -. Town of Brooks Boundary Py ~:sooo Figure 9 Future Land Use (INDUSTRIAL D15TRIGT) .- .- ,.. ,~ Timko Industrial Area Structure Plan .. ~- A loop road extends south and then east from the primary collector. Two access points into the .- south quarter section are indicated. These access points can be constructed at a later date if market .- demands the development of this section to south. A temporary cul-de-sac can terminate the collec- '~" for road until future demand warrants further construction of the collector road. .- ~" Roadways in this plan will be constructed to the Town of Brooks standards. Should annexation of ^_ this land ever occur, the Town standards will already be in place. The collector road within the .- development area has a road right-of--way of 22.0 metres with a paved surface of 11.0 metres, and '~ the industrial roads have a road right-of--way of 18.0 metres with a paved surface of 9.5 metres. ,.- .^ '' Lot sizes range from 1 acre to 5 acres with a depth of 65 metres to 145 metres. This range of lot ~,,, sizes offers a variety and flexibility in the plan. One acre was designed as the smallest lot size but "~ further subdivision would permit smaller lots if and when municipal servicing is extended to the ~_ area. Dashed lines on the plan demonstrate how five acre parcels can be re-subdivided into smaller ~. lots with the addition of a cul-de-sac. The five acre parcels can be divided into four 1.2 acre parcels '' (see Figure 10). ,~ ~- 6.4 Municipal Reserve •- Due to the industrial nature of this development, the required 10% municipal reserve will be .- deferred to the quarter section to the south, also owned by George Timko. The quarter section to ,.. the south contains a former Town of Brooks landfill. Most often, closed landfill sites become park "' space because structures are not permitted on these sites. This abandoned landfill site encompasses ~„ an area of approximately 12 acres of land, more than enough to accommodate deferred municipal ~- reserve in the NW'/4 Sec. 28-18-14 W4M. Also situated in the quarter section to the south is a man made water body. In the future, this water body may be retained and become the central feature of a ,- future park in this area. There are a number of opportunities to accommodate the deferred munici- '~ pal reserve in the other property owned by George Timko in the future. r- M ^ ~^ 6.9 x2~s(~ .- TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 1 lot 5 acre parcel road Original Subdivision Lines - Second Subdivision 4 lots 1.2 acre 1.2 acre parcel parcel - - - -,, 1.2 acre 1 ' a cele parcel r p road N.T.S. Figure 10 Subdivision Overlay .- Timko Industrial Area Structure Plan 6.5 Site Statistics The above statistics represent the development at maximum build out including all subdivisions indicated on the plan and area approximations only. The total number of new lots if full build-out is achieved would be +40 industrial lots. 6.6 Shadow Plan The shadow plan shown on Figure 11 indicates how the quarter section to the south of the ASP area could possibly develop in the future. This area is not within the Area Structure Plan boundary but was included to show a continuation of development. The shadow plan shows how development would occur around the man made water body and incorporate both large and small lot sizes. The edge condition around the water body could possibly form an open space park area central to the development. Improvements to the banks of this water body would possibly be required. The aban- doned landfill site could also potentially become park space and future lotting is indicated as backing onto this area. A possible location for the future bypass road is approximately indicated on this shadow plan and should be used for reference purposes only. Modifications to the plan would be required if the bypass road goes in at this location and alignment. 6.10 8275@ TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 = II Il ~-- - -~ ~_- 9 ui N ~~_ S \// , i ~~ ~ /~ \ \ / \ ~l ~J \ - . - - ASP Boundary - ~ - ~ - Town of Brooks Boundary Approximate possible alignment of Future Bypass Road '`10°°° Figure 11 Shadow Plan ,~ ,.. ,~- .- .- ~- .- .- ,•~. .- .- .- .- .- .- r- .~ .- ,- .- ,-, .• .- ,- r- Timko Industrial Area Structure Plan 7. TRANSPORTATION 7.1 Roadways The primary access point into the subject site has been indicated at the intersection of Industrial Road and Secondary Highway 873. This location is where the current driveway for the Timko resi- dence exists. This intersection point is situated approximately halfway between the quarter section lines and would make a logical extension of Industrial Road. From this intersection extends a rural collector road based on Town of Brooks standards with a 22.0 metre right-of--way and an 11.0 metre carriageway that forms the spine road for the development and possibly a connector to the future bypass road should the County require it in the future. This collector road extends in a southeast direction, parallel with the CPR tracks. From this collector road extends an industrial standard road to ultimately link to form a looped system servicing the development area. This industrial standard road will be constructed to the Town of Brooks standards with an 18.0 metre right-of--way and a 9.5 metre carriageway. This road network allows two connections to the south quarter section for future development to expand beyond the limits of this Area Structure Plan. Within the context of this Area Structure Plan, the impact of this new development on significant road improvements, the need for traffic lights, and/or possible intersection improvements, etc., have not been evaluated. As development proceeds, a traffic impact assessment study should be under- taken by a qualified professional licensed in the Province of Alberta, to assess the impact and capa- city level of the surrounding transportation network and new intersection. This requirement will be initiated by the approving authority when deemed necessary. Presently, chip and seal upgrade to Sec- ondary Highway 873 is in progress and an approach agreement with the Town of Brooks to their standards will be required. ~r^ a ^r^ 7.1 x25@ ,•- ~. ,..~ Timko Industrial Area Structure Plan .- r- r- ~- 7.2 Future Bypass Road .^ .- According to the Highway 1 Functional Planning Review, one of the possible location and align- '^ ment options for the future bypass road is to the south of this Area Structure Plan and cutting ,,, through the SW'/+ Sec. 28-18-14 W4M (see excerpt from Highway 1 Functional Planning Review in '' the Appendix). This bypass road option extends southwest from the TransCanada Highway, crosses the CPR tracks, crosses the Timko property in the SW'/+ Sec. 28-18-14 W4M, connects into the legal ~- road allowance at the south of this quarter section, and extends west to connect into Young Road in ^_ the County of Newell. A black striped line on the excerpt drawing indicates the possibility of a link ,.. south of the CPR tracks connecting to Secondary Highway 873 at the intersection of Industrial '" Road. Within this Area Structure Plan, this possible connection could be achieved with minor modi- fications of the main collector road indicated within the plan that runs parallel with the CPR tracks. -- ,-. Depending on the classification of this connector road, the lotting configuration may be required to be changed depending on access. The layout within the Timko Industrial Area Structure Plan allows ,.. for some flexibility in terms of the future interchange location and the bypass road and can be modi- ''~ fled when more information has been released. .- .- ., .- .- .- ,•- •- .-. .- '~' Y^ ^ ^r^ 7.2 x25@ A- .- .- ,~- r- ,... ~ Timko Industrial Area Structure Plan ^ r- ~- ^ 8. SERVICING AND UTILITIES ^ ^ ^ 8.1 Water Supply and Distribution .- ~. ~^ The method of potable water supply in this area is through the use of cisterns, where water is deliv- .1 ered to the businesses on a fee basis. Installation of the water cisterns and the pump out tanks will .- ,- be the responsibility of the individual landowners. .- ^ 8.2 Sanitary Sewage Collection and Disposal .. r- ~_ Sanitary servicing for the site will be through the use of individual pump out tanks for each lot. The .- ~,,,, geotechnical investigation completed by UMA stated that due to the high groundwater table in the ^ area, septic fields could not be recommended. This form of sewage disposal is recognized by Alberta ,,., Environment as being an acceptable method and is utilized throughout the province. .- ^ To properly review future industrial subdivision applications for this area, the municipality may ~^ require the applicant to undertake additional geotechnical studies to enable a better understanding of '~ soil conditions and groundwater levels in each phase. Such studies shall be submitted in conjunction with each subdivision application when necessary. The applicant shall review this matter with the '~ municipality prior to the submission of a subdivision application. ^ ^ 8.3 Stormwater Management .- ^ ~- The drainage of the site will be handled in the road side ditches. The topography of the site is rela- ^ Lively flat and any proposed surface drainage should be routed to the existing pond located in the r ,- southwest quarter of Sec. 28-18-14 W4M to the south of the site. .- .- ~ ^ r- .- "~ \/^ ^ ^r^ 8.1 8275@ .- ., ., ~- ~.- i"'` Timko Industrial Area Structure Plan .~ .- ~'^ In terms of water quality, the use of vegetated roadside ditches within the plan area will capture r- larger particles from the storrnwater runoff. Details of the stormwater management facilities will be .- incorporated in the design of the individual subdivisions through a site grading plan. ,., The developer of each subdivision application shall provide stormwater management and grading plans for each development area as a condition of subdivision approval and before individual devel- ,,, opment permits are issued by the municipality. This plan is to be to the satisfaction of Alberta Envi- ~- ronment and the County of Newell. .- ,-- 8.4 Electrical Service ,.,, Electrical services to the individual businesses will be provided by TransAlta in an easement along ..., '' the front of the industrial lots. ., .-- 8.5 Natural Gas ,, ,., ATCO Gas will provide gas service in an easement at the front of the lots for individual businesses. .- .- ~, 8.6 Telephone and Cable r- Services for telephone will also be provided in this easement at the front of the lots by Telus. Cable A-- will be provided by Monarch Cablesystems for this area. ,. 8.7 Urban Servicing ,,, The close proximity of the Timko property to the Town of Brooks makes it a logical candidate to receive municipal services. The possibility of this has been discussed with the Town of Brooks. '^ .--, There are a number of factors that do not support this extension of services at this time: lack of .- 8.2 R275Q r .~ .- ,,.. ,--~" Timko Industrial Area Structure Plan r-- confirmation on the ultimate TransCanada Highway interchange location, the possibility of a Town .- of Brooks growth study, Town of Brooks policy not to consider servicing outside of Town bounda- r- ries, and this issue being a part of the Intermunicipal Development Plan negotiations. Although not '~ being considered at this time, the possibility of municipal servicing for this area is very probable in ,., the foreseeable future. Currently, the municipal servicing ends at Industrial Road and would have to '' be extended across Secondary Highway 873 to reach the. area described within this Area Structure Plan. Annexation of this area is not being considered at this time. .- An extension of servicing would involve the connection to municipal water and sanitary servicing, ,.. ,... and stormwater management through the use of storm sewer collection systems. .- .... .- .- ~- .~ .- ... .- .- .- ,~ ''~ ~r~ 8.3 x2~s@ .~ .- ~- ,,"` .~- ,- ,-- ., .- ,. .- .- ~.. ,- .- .- .- .- .- r- ,- r .- ., .- ,.-~ .- ~- .~ .-. .- Tiko Industrial Area Structure Plan 9. COMMUNITY SERVICES 9.1 Police Services Policing will be provided from the RCMP detachment located in the Town of Brooks. 9.2 Fire Protection Based on conversations with the Town of Brooks Fire Department, additional fire fighting measures for the Co-op subdivision application will not be required at this point. The existing water body on the SW'/. Sec. 28-18-14 W4M is too far from the development area to be a static water supply for fire fighting purposes. It was indicated by the Town of Brooks Fire Department that upon further development, a water supply in the form of a utility lot and dugout may be required within the first phase of development. As each subdivision application is made, fire protection for the study area should be reviewed to determine the needs at the time. The possibility of extending municipal serv- icingwould eliminate the need for rural fire fighting measures. 9.3 Emergency Medical Services The Palliser Regional Health Authority provides hospital and emergency medical services from its facility within the Town of Brooks. 9.4 Solid Waste Services Solid wastes will be disposed of by the individual business owners to the regional landfill site. All industrial wastes should be dealt with in accordance to provincial and federal legislature. r^ ^ ^ra 9.1 x2~s@ ,.- ^ .~ .~- .• r-/'` Timko Industrial ,^, Area Structure Plan ^ .- r- ^ 9.5 Other .- .- •- Although not achievable in this Area Structure Plan, the County of Newell No. 4 and the Town of '~ Brooks should continue to pursue extending municipal services to this area. If agreements are ,,.. reached, they should be reviewed in a timely manner between the municipalities to ensure service '' levels are maintained and funding arrangements are equitable. .- ^ .-. ,- .- .- .- ,.- .- ~-. .- .- r- .- .- ^ ^ .- .- .- ^ ,.- .- ^ .- r- .- .- .- .- .- .~. .- .- ., ^ ~~ 9.2 xa~s® .- ~- .- .- ~"' r- .. ,- .- .r .- .- .- .- ..-. r r ,- .- .- r .- .- .- .- .- .- .- ...r-.. .- r- Timko Industrial Area Structure Plan 10. IMPLEMENTING THE PLAN 10.1 Phasing of Development The proposed development could potentially span a number of decades into the future to obtain full build-out and, therefore, a phasing plan is needed (see Figure 12). The plan consists of seven phases. The first phase involves the subdivision application of the Vauxhall Co-op site. The existing Agricore site has been included in Phase 1 because it is already constructed but will require some access adjustments. Currently, the Agricore site and the Timko driveway both have access to Secon- dary Highway 873 which will both be required to be closed when the intersection at Secondary Highway 873 and the collector roadway into the development is constructed. Phase 1 will also see the construction of a temporary access or service road from this new intersection point to provide access to Agricore. Phase 2 will see the construction of a portion of the north-south road within the development area. The existing Timko homestead is located within the eastern half of Phase 2 and can remain until the County of Newell or the homeowners see fit. Phase 3 will develop more of the collector road running parallel with the CPR railway tracks. Phases 2 and 3 will open up areas with both Industrial (1) and Light Industrial (I..I) zoning. Phase 4, extends south of Phase 2, and would extend the north-south industrial standard road. Phase 4 and Phase 3 can be developed in the reverse order depending on the intentions at the time. Phase 5, situated at the south boundary of the subject site, would complete the loop road for the develop- ment. In Phase 5, the connector road to the south quarter section, SW'/4 Sec. 28-18-14 W4M, can be constructed at a later time when market demand requires the development of this area. Phase 6 would extend the main collector road to the southeast edge of the property. This collector roadway in this phase could be temporarily terminated with the construction of a temporary cul-de- 10.1 xz~5@ TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 __ { - ., ;/ ~ \ r _ _ _ _ _ _ _ ~- _ - --~ ~ ~ _ ,~ - ~~~~~ ~ ~~ ~\ X ,.~~ ii ~ v -ul~ ~~~1~~.~\\ _ __ _ aGRIGaRE i II • ~~ __- -- 1 I `- 8 iLi ' <n Pha ~ `\ ~ n - - ~>-, ~~ ,~ ~"~ PFr~se 7 ~~~°~ r~s~,~.~~iHesJ ~~ ~ i n~ P ,. J ~" ~ w. /~ ~,/ ~~ I ~ c '~ ~ ~ % ti 2 ~` ` - J ' --~ _~, ~~ / ~~ I ~ ~'y ~ I r `~ ~ -NEt1 WAiERLI ~ / / \ \ ~R, II, ,/~ : ',~ /Phas ~ y, _ _ ,' \ ~~ ~ p S 5 I // \~~Lmi GAN BE 9U IND i ~ I ~ \, ~ I \ I I I ~ `~c, ~ ~ 4 _ ,\ ~ ~ / •y~ ...~ a iEFIPORART ~ \\.~ / ~Y iWaJ ARGUNP E t0 / ~` \ ° Ji RTER 90 dIARLER / - - NV~ ~/ \ \ i _ _ \ "' 'a~ ju~)~~~~~_(RAN ~M [: 3;17^l I_INI~~/~.J _ ~R .~~Jh ril?7 _ _ ~ ~~~ _ ~ ~~ _ ~ ;/. _ _ _ I::,~~ ~ I I~ I I I I ~~ T~~ i ~' ~ I I ~~~ I I I_ I i` ~ ~ - ~ i ~ i- - - - - ~ -- I - - - - ASP Boundary - ~ - ~ - Town of Bn~oks Boundary Development Phase Boundaries '~0°° Figure 12 Phasing Plan Timko Industrial Area Structure Plan ,- ~- ,- ,-. .- '. ,.--~ .- .~. .- .- .- .- .- .- .- .- .- ,.- ..~-1 .- ,~- sac. If and when more industrial lots are required and can no longer be provided within the plan area, this road can be extended into the quarter section to the south. The final phase of development for this Area Structure Plan is Phase 7. Phase 7 is not delineated on the plan as an actual area, but instead, involves the `urban overlay' or re-subdividing the existing large lots into smaller lots. The dashed lines on the plan indicate Phase 7. 10.2 Intermunicipal Referrals For the Plan area, the County shall refer the following. a) All proposed statutory plans and amendments; b) All proposed concept plans, outline plans and amendments; c) All proposed land use bylaw redesignations and amendments; d) All proposed subdivisions; e) All dedication or disposition of environmental, municipal and/or school reserves, public utility lots or road allowances; ~ All discretionary non-residential development applications; g) All general planning studies. Subject to individual agreements or intermunicipal development plans, the above list may be added to or items removed without the need to amend the municipal development plan or this Plan. The County will consider the comments of the responding municipality prior to a decision on any of the above applications. The above applications shall be circulated to the Town of Brooks regardless of the land use district designation of the subject parcel. 1D.2 x2~s® - '^ Timko Industrial Area Structure Plan Unless otherwise agreed to by both municipalities, the responding municipality will have the follow- ing time frame to reply to an intermunicipal circulation: ^ a) Thirty (30) days from the date of circulation for statutory plans, concept plans, outline plans, ,- ,-. and land use bylaw amendments or redesignations; '' b) Twenty-one (21) days from the date of circulation for all other issues. ^ ^ ~-- If a municipality does not reply within the maximum response period for any intermunicipal circula- ^ tion, or does not request an extension to the maximum response period for any intermunicipal circu- ^ .- lation, which extension map be granted at the sole discretion of the County of Newell, it will be '~ assumed that the responding municipality has no comment or objection to the referral. ,- r- .-. 10.3 Development Controls ,- .- .- The development controls for this proposal will follow the County of Newell No. 4 Land Use Bylaw '~ and acknowledge the required minimum setbacks set forth under the Industrial (I) and Light Indus- ^ ,.. trial (LI) Districts. ^ .-~ ,,, Development controls for individual lots shall be prepared by the developer and submitted to the ^ County of Newell prior to a subdivision plan being submitted within the Plan area. These controls .-. will be implemented by the municipality at the time of development approval for each lot. Develop- .- .- ment Approval shall be conditional upon a signed Development Agreement between the County of ^ Newell and the developer for each phase of development contemplated in this Plan. All utilities and .- ,., roads shall be provided by the developer satisfactory to municipal and provincial standards. Devel- ^ opment controls are as follows: .- . ^ Individual pump out tanks and cisterns shall comply with the Provincial standards for such dis- .- ~-. posal and water facilities. Each lot owner shall be responsible for the maintenance, cost, and ^ .. r- ~- ~~ 10.3 x2~s@ .~ ^ ,~. ,- ,- .~ ,- ~- r ,.- .- ., .- .- .. r ,•- ,•- .- ,- ~~ ~- ~- ,~- r- Timko Industrial Area Structure Plan servicing to these systems. These water and disposal facilities shall be the responsibility of the business owner until such time as municipal services may be extended to this area. • Access roads shall be designed in accordance with Town of Brooks standards and shall be approved by the County of Newell's Public Works Department. • The Town of Brooks shall form part of the approving authority for the proposed roadway intersection with Secondary Highway 873. • Installation of underground power, gas, and telephone services shall be completed at the devel- oper's expense to all lots in accordance with the franchised utility company's designs and stan- dards. Shallow utilities shall be located within easements on individual lots satisfactory to the County of Newell. • Landscaping treatments within setback areas and between buildings should provide natural- looking groupings of mixed deciduous and evergreen trees and shrubs. • Commercial loading and servicing areas should not be directly visible from Secondary Highway 873. These facilities should be partially or completely screened from adjacent roads through the use of landscaped berms, fencing, building partitions, or other means of screening to the satis- faction of the Approving Authority. • Where large surface parking areas are directly visible from Secondary Highway 873, a mix of deciduous and evergreen trees should be used within and around the parking area in order to provide all-season visual relief from large areas of asphalt or gravel. • All buildings within the same industrial parcel should have a consistent architectural style. New buildings should be designed and located in a manner sensitive to adjacent existing buildings to avoid piecemeal appearance. • Long continuous building walls or "facades" should be broken up by architectural detailing such as facade and roofline articulation. This is particularly important in the case of larger ware- house types of buildings to provide an attractive built form compatible to Secondary Highway 873 being an entry road into the County of Newell or the Town of Brooks. Rooftop mechanical devices should always be screened. 10.4 R275Q _ ,r-. ,,- ,~- .- .- r- ... .-. .- .- .~. r- .. .~- ,~ .- .- ,~- Timko Industrial Area Structure Plan • Developments backing onto Secondary Highway 873 shall present an attractive side to the road. Details should include high quality finishing materials, attractive signage approved by the Approving Authority, and low maintenance materials that retain a consistent, clean appearance. • On the plan, a 14.0 metre strip of land has been set aside for berming and landscaping to visually screen large parking, loading, and outside storage areas at the discretion of the Approv- ing Authority. • Signage located on the buildings should be consistent in character with the overall architectural style of the building. • There shall be no direct access to Secondary Highway 873 from any of the parcels within the study area. 10.5 x2~s~ ii , .~'~ .-~ i"~ ~ ~~ r r^` .~`~ ~`^ .~- r "~ -- APPENDIX 1 '' Site Photos .. .. ,.. ~~ TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 x ~ .~- - ~= ~, ~~.~e~ E_ t ~ _ '~ ~.a _ _ ~.~~ ~s. _ .. ~.~ .t _ ~„ . _ ~ s., ~~ ~ -- -- .. _ ~ 1 ___ ,~~ ~ _- - ~ _ - - -- - _ __ Looking towards the Timko homestead. -.~-,~ - -. ^~_ ~- _. __ -_ Site Photos Looking east across the site, south of the homestead. TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 ~~ Site Photos Looking east along the Timko driveway. Looking northeast across the site towards the CPR tracks. TIMKO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 Site Photos Looking north along the western edge of the site towards Brooks. Looking northeast towards the Timko homestead. TI M KO INDUSTRIAL AREA STRUCTURE PLAN COUNTY OF NEWELL N0.4 Site Photos Looking towards the Agricore grain elevator. -~+~ ..~s ~,~~~~ ~.:.:: w- ~.. ~. .. ,~- .~. .• .~• ,-. .~ APPENDIX 2 "~ Certificate of Title ,~• ,~• ,~• ,~. ~. ,..,~- ,.. ~ ~outlj S~lt~crt~ ~fanD ~tegt~tratinn ~i~tritt t~< LAMD TITLE (tAX) SEARC!! SEARCH DATE: 17/01/2001 S LINC SHORT LEGAL TITLE NUMBER 0016 245 798 8011435;0 801 194 473 LEGAL DESCRIPTION PLAN 8011435 BLOCK D EXCEPTING THEREDUT ALL MINES AND MINERALS AND THE RIGHT TO WORK THE SAME AREA: 2.55 HECTARES (6.3 ACRESI MORE OR LESS ESTATE: FEE SIMPLE ATS REFERENCE: 4;14; 18;28;NW MUNICIPALITY: TOWN OF BROOKS ------------------------------------------------------------------------------- REGISTERED OWNER(S) REGISTRATION DATE(DMY1 DOCUMENT TYPE VALUE CDNSIDERATION ------------------------------------------------------------------------------- 801 194 473 21/11/1980 3158,178 OWNERS AGRICORE COOPERATIVE LTD.. OF 505-2 ST SW CALGARY ALBERTA T2P 2P5 [DATA UPDATED BY: CHANGE OF NAME 001164019) ------------------------------------------------------------------------------- ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Yl PARTICULARS ------------------------------------------------------------------------------- 741 100 000 29/10/1974 IRRIGATION COUNCIL ORDER THIS PROPERTY IS INCLUDED IN THE EASTERN IRRIGATION DISTRICT 928K9 RESTRICTIVE COVENANT 7301LJ 25/10/1972 IRRIGATION DISTRICT RESOLUTION THE ABOVE LAND FORMS PART OF AN IRRIGABLE UNIT UNDER SEC. 57-3 DF THE IRRIGATION ACT 741 034 885 17/04/1974 UTILITY RIGHT OF WAY GRANTEE - ALGERIA GOVERNMENT TELEPHONES. "PORTIDN DESCRIBED IN NW 1/4" 751 096 839 05/09/1975 UTILITY RIGHT OF WAY GRANTEE - UTILICORP NETWORKS CANADA (ALBERTA) LTD.. (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 0012839491 TOTAL INSTRUMENTS: 005 *END OF SEARCH ~ SRa - J819316 /XLTUMAGI ` m. inn rrrrnrirc goer. e...n~ . m ~..-..~ ~~ ...._ ....... .- '- - - - • SEARCH GATE: 18/01/2001 S LINC SHORT LEGAL TITLE NUMBER 0022 595 708 4;14;16; 28; NW 173L102 ,~- 0022 595 716 4;14;18;28; SW ,., LEGAL DESCRIPTION ~-- FIRST MERIDIAN 4 RANGE 14 TOWNSHIP 18 ,., SECTION 28 THOSE PORTIONS OF THE SOUTHERLY 170 FEET .- OF THE WESTERLY 550 FEET OF THE NORTH WEST 9UARTER WHICH LIES TO THE EAST OF THE ROAD WIDENING DN PLAN 9096HH CONTAINING .837 HECTARES (2.07 ACRES) MORE OR LESS EXCEPTING THE ROAD WIDENING ON PLAN 7510148 '" CONTAINING 0.03 ACRES MORE OR LESS ,., EXCEPTING THEREDUT ALL MINES ANO MINERALS .- AND THE RIGHT TO WORK THE SAME SECOND '~ MERIDIAN 4 RANGE 14 TOWNSHIP 18 SECTION 28 THE NORTHERLY 220 FEET OF THE WESTERLY 550 FEET ~-,.., DF THE SOUTH WEST flUARTER WHICH LIES TO THE EAST DF THE ROAD WIDENING ON PLAN 9096HH '" CONTAINING 1.088 HECTARES 12.69 ACRES) MORE OR LESS EXCEPTING THE ROAD WIDENING ON PLAN 7510148 r CONTAINING 0.04 ACRES MORE OR LESS ,.. EXCEPTING THEREDUT ALL MINES AND MINERALS ,.- AND THE RIGHT TO WORK THE SAME ESTATE: FEE SIMPLE '~ .-, MUNICIPALITY: COUNTY OF NEWELL N0. 4 ~" ------------------------------------------------------------------------------- REGISTERED OWNER(S) ..- REGISTRATION OATE[OMY) DOCUMENT TYPE VALUE CONSIDERATION 173L102 20/09/1972 #750 OWNERS GEORGE TIMKO (SCHOOL TEACHER) r„ AND MONA B TIMKO .- BOTH OF: SCANOIA '' ALBERTA ,.. ,.. AS JOINT TENANTS ,.. .-. .- ,^ ""~ ( CONTINUED ] .~ i- ~• -., ,- ,- ,.. .- ... .- .~ .-. ,., .- .- ... ... .... ,.. ..- .-, ,~- ,.. ,•- .- .~^ ,.- ..- .-- ~~~„~..,..,...~...........~,.~,... ... ....~... ........ r. .. ... . ------------------------------- ENCUMBRANCES, LIENS & INTERESTS PAGE 2 REGISTRATION u 173L102 NUMBER DATE (D/M/Y1 PARTICULARS 6311G0 16/12/1953 UTILITY RIGHT OF WAY GRANTEE - UTILICORP NETWORKS CANADA (ALBERTA) LTD.. AFFECTED LAND: 4;14;18;28;SW 4;14; 18;28; NW AS TO PORTION OR PLAN:RW594 "0.30 OF AN ACRE IN NW 1/4 AND 0.40 OF AN ACRE IN SW 1/4" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 001283949) 741 100 000 29/10/1974 IRRIGATION CDUNCIL ORDER THIS PRDPERTY IS INCLUDED IN THE EASTERN IRRIGATION DISTRICT 891 037 723 01/03/1989 UTILITY RIGHT OF WAY GRANTEE - TRANSALTA UTILITIES CORPORATION. AFFECTED LAND: 4;14; 18;28;SW AS TO PORTION OR PLAN:8910097 TOTAL INSTRUMENTS: 003 *END OF SEARCH * SRS - J828442 /XLTUMAGI .~ 7 _~ -. ,-. ,- ,-. .- ,.. .-. ... •...,.~. .- ^•- „-. .- .... .- .- ,-. .- ,... ..-. ,~-~ .- .- .-. .-, ,... ~ ~outlj ~I~erta ~.an~ ~tegf~tratinn ~i~tritt ~~`~ LAND TITLE (SAX) SEARCA SEARCH DATE: 16/01/2001 S LINC SHORT LEGAL TITLE NUMBER 0022 595 708 4;14; 18;28; NW 173L102 0022 595 716 4;14;1B;28;SW LEGAL DESCRIPTION FIRST MERIDIAN 4 RANGE 14 TOWNSHIP 18 SECTION 28 THOSE PORTIONS OF THE SOUTHERLY 170 FEET OF THE WESTERLY 550 FEET OF THE NORTH WEST QUARTER WHICH LIES TO THE EAST OF THE ROAD WIDENING ON PLAN 9096HH CONTAINING .837 HECTARES (2.07 ACRESI MORE OR LESS EXCEPTING THE ROAD WIOENIN6 ON PLAN 7510148 CONTAINING 0.03 ACRES MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS ANO THE RIGHT TD WORK THE SAME SECOND MERIDIAN 4 RANGE 14 TOWNSHIP 18 SECTION 28 THE NORTHERLY 220 FEET OF THE WESTERLY 550 FEET OF THE SOUTH WEST 9UARTER WHICH LIES TO THE EAST OF THE ROAD WIDENING ON PLAN 9096HH CONTAINING 1.088 HECTARES (2.69 ACRES) MORE OR LESS EXCEPTING THE ROAD WIDENING ON PLAN 7510148 CONTAINING 0.04 ACRES MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS AND THE RIGHT TO WORK THE SAME ESTATE: FEE SIMPLE MUNICIPALITY: COUNTY OF NEWELL N0. 4 REGISTERED OWNER(S) REGISTRATION OATE(DMY1 DOCUMENT TYPE VALUE CONSIDERATION ------------------------------------------------------------------------------- 173L102 20/@9/1972 (750 OWNERS GEORGE TIMKD (SCHOOL TEACHER) AND MONA B TIMKD BOTH OF: SCANDIA ALBERTA AS JOINT TENANTS ( CONTINUED l ,.. .- .- .-. ... .-. .- .-..,..~ r sw ,-~ ,... ~- r r ~- .-- ... ,~- ••- r ~. ,^-~ .~ ~ ............... ~~~ .............~ ... ........ ~..... r.... . ENCUMBRANCES, LIENS & INTERESTS PAGE 2 REGISTRATION u 173L102 NUMBER DATE ID/M/YI PARTICULARS ------------------------------------------------------------------------------- 6311G0 16/12/1953 UTILITY RIGHT OF WAY GRANTEE - UTILICDRP NETWORKS CANADA (ALBERTAI LTD.. AFFECTED LAND: 4;14;18;28;SW 4;14;18;28;NW AS TO PORTION OR PLAN:RW594 "0.30 OF AN ACRE IN NW 1/4 AND 0.40 OF AN ACRE IN SW 1/4" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 0012839491 741 100 000 29/10/1974 IRRIGATION COUNCIL ORDER THIS PROPERTY IS INCLUDED IN THE EASTERN IRRIGATION DISTRICT 891 037 723 01/03/1989 UTILITY RIGHT OF WAY GRANTEE - TRANSALTA UTILITIES CORPORATION. AFFECTED LAND: 4;14; 18;28;SW A5 TD PORTION OR PLAN:8910O97 TOTAL INSTRUMENTS: 003 *END OF SEARCH * 5R~ - J816937 /XLTUMAGl ,-. ,-. ,-. ,- ,.. ,- •~- ... .-. ... ...^ .-. .~ ,•- ... .- .-. ,~- .-. ,.- ,.... .- .- ,.. ..- .., .-. ..-, ,•- .•. .~ .., ~ ~outlj ~Iberta ~anD ~egi~tratf~an ~igtrfct ~~ LAND TITLE (pAX) sEARCR SEARCH DATE: 16/01/2001 S LINC SHORT LEGAL 0023 069 289 4; 14;1B;28;NW 0023 069 297 4;14; 18;26; NE LEGAL DESCRIPTION FIRST MERIDIAN 4 RANGE 14 TOWNSHIP 18 SECTION 28 THAT PORTION OF THE NORTH WEST QUARTER WHICH LIES TO THE SOUTH WEST OF THE RAILWAY ON PLAN RY 11 CONTAINING 28.89 HECTARES (71.47 ACRESI MORE OR LESS EXCEPTING THEREOUT: FIRST THAT PORTION OF THE SOUTH 170 FEET OF THE WEST 550 FEET OF 5AI0 QUARTER SECTION WHICH LIES TD THE EAST OF THE ROAD WIDENING ON PLAN 9096 HH CONTAINING 0.837 HECTARES (2.07 ACRESI MORE OR LESS SECOND PLAN NUMBER HECTARES ACRES ROAD WIDENING 7510148 0.628 1.55 SUBDIVISION 6011435 2.549 6.30 EXCEPTING THEREOUT ALL MINES ANO MINERALS AND THE RIGHT TO WORK THE SAME SECOND MERIDIAN 4 RANGE 14 TOWNSHIP 18 SECTION 28 THAT PORTION OF THE NORTH EAST 9UARTER WHICH LIES TO THE SOUTH WEST OF THE RAILWAY ON PLAN RY 11 CONTAINING 0.182 HECTARES (0.46 ACRESI MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS AND THE RIGHT TO WORK THE SAME ESTATE: FEE SIMPLE MUNICIPALITY: COUNTY OF NEWELL N0. 4 -------------------------------------------------- REGISTEREO OWNER(S) REGISTRATION OATE(OMYI DOCUMENT TYPE VALUE -------------------------------------------------- 751 015 613 25/02/1975 OWNERS GEORGE TIMKO (SCHOOL TEACHER) AND MONA B TIMKO BOTH OF: SCANDIA ALBERTA AS JOINT TENANTS ( CONTINUED 1 TITLE NUMBER 751 015 813 ----------------------- CONSIDERATION SEPARATION -~ ,- ~- ,... ~- r- ,•- A•-...-. ... ,~- ... .r- ,~- .- .- A .~ ,/~. .~'. T /I..'~ .~.'. ~.". .-. ------------------------------- ENCUMBRANCES, LIENS & INTERESTS PAGE 2 REGISTRATION o 751 015 813 NUMBER DATE (D/M/Y1 PARTICULARS ------------------------------------------------------------------------------- 741 100 000 29/10/1974 IRRIGATION COUNCIL ORDER THIS PROPERTY IS INCLUDED IN THE EASTERN IRRIGATION DISTRICT 928KA RESTRICTIVE COVENANT' 5154G0 04/12/1953 UTILITY RIGHT OF WAY GRANTEE - UTILICORP NETWORKS CANADA (ALBERTAI LTD.. AFFECTED LAND: 4;14; 18;28;NW AS TO PORTION OR PLAN:RW594 (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 001283959) 7301LJ 25/10/1972 IRRIGATION DISTRICT RESOLUTION THE ABOVE LAND FORMS PART OF AN IRRIGABLE UNIT UNDER SEC. 57-3 OF THE IRRIGATION ACT 741 034 885 17/04/1974 UTILITY RIGHT OF WAY GRANTEE - ALBERTA GOVERNMENT TELEPHONES. "PORTION AS DESCRIBED" 751 096 839 05!09/1975 UTILITY RIGHT OF WAY GRANTEE - UTILICORP NETWORKS CANADA [ALBERTA) LTD.. AFFECTED LAND: 4;14;18;28; NW "PORTION AS DESCRIBED" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 0012839491 791 081 865 28/05/1979 UTILITY RIGHT OF WAY GRANTEE - UTILICORP NETWORKS CANADA [ALBERTA) LTD.. "PORTION AS DESCRIBED" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 0012839491 901 187 530 19/07/1990 UTILITY RIGHT OF WAY GRANTEE - CANADIAN WESTERN NATURAL GAS COMPANY LIMITED. 941 138 460 30/05/1994 UTILITY RIGHT OF WAY GRANTEE - THE BOARD OF DIRECTORS OF THE EASTERN IRRIGATION DISTRICT. AFFECTED LAND: 4;14;18;28; NW 001 080 114 28/03/2000 CAVEAT RE AGREEMENT CHARGING LAND CAVEATDR - BROOKS SAVINGS AND CREDIT UNION LIMITED. BOX 1137 BROOKS ALBERTA T1R1B9 TOTAL INSTRUMENTS: 010 *END OF SEARCH ~ SRu - J816937 /XLTUMAGl yr n-cwr n n r y. cur v ,°-- ,--~ ,- ,... ,- ,•- ..- .-. .~- r.-. .-, .~. .-. •~- ... .- ... ,.. .., .^ ... .-. .- ,,-. ,.. __ _' ~I r ~outlj ~titerta ~.anD ~egi~tratinn ~igtrict LAN D TITLE (!'AX) sE ARCH SEARCH DATE: 17/01/2001 S LINC SHORT LEGAL TITLE NUMBER 0023 841 570 RY1I;RLY;18 2223 . IEGAI DESCRIPTION PLAN RY11 THE RAILWAY (IN TWP 18 - RGE 14 - W4Ml CONTAINING IN: QUARTER SECTION HECTARES ACRES (MORE DR LESSI SOUTH EAST 13 5.98 14.77 SOUTH WEST 13 1.94 4.80 NORTH WEST 13 4.02 9.94 NORTH EAST 14 4.21 10.39 SOUTH EAST 22 0.182 0.45 NORTH EAST 22 5.73 14.14 NORTH WEST 22 2.77 6.85 SOUTH EAST 28 5.21 12.86 NORTH EAST 28 0.874 2.16 NORTH WEST 28 6.53 16.15 NORTH EAST 29 0.061 0.15 SOUTH EAST 32 5.98 14.77 SOUTH WEST 32 4.97 12.26 EXCEPTING THEREOUT: PLAN NUMBER 9UARTER SECTION HECTARES ACRES (MORE OR LESSI ROADWAY 5118AZ SOUTH EAST 32 0.122 0.303 ROADWAY 172082 SOUTH WEST 32 0.122 0.303 SUBDIVISION 7410044 SOUTH WEST 32 0.198 0.49 SUBDIVISION 7811118 SOUTH WEST 32 0.243 0.60 SUBDIVISION 7811118 SOUTH EAST 32 1.01 2.49 EXCEPTING THER EOUT ALL MINES ANO MINERALS AND THE RIGHT TO WORK THE SAME ATS REFERENCE: 4;14;18;13;S ATS REFERENCE: 4;14;18;13;NW AT5 REFERENCE: 4; 14; 18;14; NE ATS REFERENCE: 4;14;18;22;E ATS REFERENCE: 4;14;18;22;NW ATS REFERENCE: 4;14;18;28;E ATS REFERENCE: 4;14;18;28;NW ATS REFERENCE: 4;14;18;29;NE ATS REFERENCE: 4;14;18;32;S ESTATE: FEE SIMPLE MUNICIPALITY: COUNTY OF NEWELL N0. 4 -------------- ----------------------------------------------------------------- REGISTERED OWNER(Sl REGISTRATION -------------- DATE(DMYI DOCUMENT TYPE ---------------------------- VALUE CONSIDERATION ------------------------------------- Z223 02/02/1898 OWNERS CANADIAN PACIF IC LIMITED. OF ROOM 208, W INDSOR STATION 910 PEEL STREET MONTREAL 9UE8EC H3C 3E4 ( CONTINUED ] IV: 4T {LM nIrW frM l: wuMr NV rr N111YNNr err r[WI 11:10 ~!. J K J A ENCUMBRANCES, LIENS & INTERESTS PAGE 2 REGISTRATION a 2223 ~, NUMBER GATE tD/M/Yl PARTICULARS ------------------------------------------------------------------------------- 741 100 000 29/10/19"/4 iRR1GA-lUN I:UUNGIL UKUtK THIS PROPERTY IS INCLUDED IN THE EASTERN IRRIGATION DISTRICT TOTAL INSTRUMENTS: 001 *END OF SEARCH ~ SRx - J819489 /XLTUMAGI ,- .- ,~- ~.-. ~- ,.. .-. ,- ... .- ,- .,..... .- .- .- .- .- ,-. ••- .- .- .~ ,•- ~-.. ~- ,•- ,•- •-- ... ... ,-