HomeMy WebLinkAboutBylaw 1597 - Badlands Area Structure PlanBYLAW No. 1597
KNEEHILL COUNTY
BADLANDS MOTORSPORTS RESORT AREA STRUCTURE PLAN
A BYLAW OF KNEEHILL COUNTY IN THE PROVINCE OF ALBERTA, TO
ADOPT AN AREA STRUCTURE PLAN FOR THE 425 ACRES NORTH
WEST, SOUTH WEST, NORTH EAST AND SOUTH EAST QUARTERS OF
SECTION 22; TOWNSHIP 27; RANGE 21; WEST OF THE 4TH MERIDIAN.
THIS IS TO BE KNOWN AS THE BADLANDS MOTORSPORTS RESORT
AREA STRUCTURE PLAN.
WHEREAS Council proposes to establish a framework for the orderly
subdivision and development of the 425 Acres North West, South West,
North East and South East Quarters of Section 22; Township 27; Range 21;
West of the 4th Meridian within Kneehill County.
AND WHEREAS this Plan will identify existing development and will outline
the procedures and conditions under which subdivision and development will
be allowed to proceed.
AND WHEREAS the Area Structure Plan will establish the Kneehill County'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.
NOW THEREFORE be it resolved that this Bylaw receive first reading and
that the necessary Public Hearing be held to hear comments on the Plan.
Further be it resolved that this Bylaw receive second and third reading after
the Public Hearing and that this Bylaw take effect on final passing of the
Bylaw.
NOW THEREFORE, the Council of Kneehill County, in the Province of
Alberta, duly assembled and under the powers conferred upon it by the
Municipal Government Act, RSA 2000, Chapter M-26, and amendments
there to, enacts as follows:
That Bylaw 1597 be adopted as the Badlands Motorsports Resort Area
Structure Plan for NW, SW, NE, SE 22-27-21- W4 as attached hereto and
marked as Schedule "A" to this bylaw.
Page 1 of 2 Initials: ,
BYLAW No. 1597
COUNCILLOR WITTSTOCK moved first reading of Bylaw #1597 on March 12,
2013.
CARRIED
COUNCILLOR HOLSWORTH moved second reading of Bylaw #1597 on June
11, 2013.
CARRIED
COUNCILLOR WITTSTOCK moved third reading of Bylaw #1597 on June 25,
2013.
CARRIED
C
Chi9f AAministrative Officer
Page 2 of 2
Badlands Motorsports Resort June
2013
[An innovative recreational resort for motorsport enthusiasts and
families. Badlands Motorsports Resort proposes a self sustaining
community that prides itself on creating a strong sense of belonging
within and around the resort and seamless integration of programs
into the inherently surreal environment. ]
Area Structure Plan
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TABLE OF CONTENTS
1 INTRODUCTION..........................................................................................................................6
1.1 EXECUTIVE SUMMARY………………………………………………………………………………….…………7
1.2 AREA STRUCTURE PLAN OBJECTIVES…………………………………………….................…………9
1.3 PLAN PREPARATION……………………………………..........…………………................………………9
1.4 PLAN INTERPRETATION……………………………………………………………...............……………….9
2 SITE ANALYSIS...........................................................................................................................10
2.1 LOCATION AND LANDSCAPE.......................................................................................10
2.2 GEOLOGY, HYDROLOGY, SOILS AND VEGETATION.....................................................11
2.2.1 Geology……………………………................................………………..………....…………11
2.2.2 Geomorphology.……………………………………………………………........…………………11
2.2.3 Hydrology…………………………………………………………………………….....………………11
2.2.4 Soils…….…………………………………………………………………………………….....…………14
2.2.5 Vegetation…….................………………………………………………………………......……14
2.3 WILDLIFE.....................................................................................................................17
2.3.1 Local Characteristics………………………………….....…………………………………………17
2.3.2 Wildlife Surveys……...…………………………………….....………...………….………………17
2.3.3 Special Status Wildlife…………………………………………........……………………………18
2.4 UTILITIES………………………………........…………………………………………………………………………21
2.5 LAND USE, and ADJACENT DEVELOPMENT.................................................................21
2.5.1 Land Use……………………………………………………........…………………………..…………21
2.5.2 Adjacent Development………………………………………..........………………………..…22
2.6 TRANSPORTATION......................................................................................................23
2.6.1 Existing Road Access…….......……………………………………………………………………23
2.6.2 Proposed Access Road Upgrading …….......…..………………………………………….25
2.6.3 Alternate Access Road Upgrading…………….......…………………………...………….26
2.6.4 Wheatland County Approval to Access Road Upgrading …………….………….28
2.6.5 Alberta Transportation – Highway 9 Connection………………………….………….29
2.7 HISTORICAL CONTEXT…..............................................................................................30
2.8 ENVIRONMENTAL CONSIDERATIONS.........................................................................30
2.8.1 Soil Erosion………………….......…………………………………………………………………….30
2.8.2 Vegetation and Rare Plant Species…….......…..………………………………………….32
2.8.3 Wildlife…….……………………………………………….......……………………………………….33
2.8.4 Wetlands….................……………………………………….......……………………………….33
2.8.5 Aquatic Resources and Fisheries………………….......…………………………………….35
2.9 DESIGN CONSIDERATIONS..........................................................................................35
2.9.1 Setback from Valley Walls and Escarpments...............................................35
2.9.2 Development Within 1:100 Year Floodplain................................................36
2.9.3 Development Near Water............................................................................37
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TABLE OF CONTENTS
3 DESIGN PLAN.............................................................................................................................39
3.1 DEVELOPMENT PLAN.............................................................................................……39
3.2 DEVELOPER’S VISION…………………………................................................…………………….39
3.3 BACKGROUND, PROJECT RATIONALE, AND TARGET MARKET…………………………………39
3.3.1 Background…………………….............................................................................39
3.3.2 Project Rationale……………............................................................................ 40
3.3.3 Target Market………………...............................................................................41
3.4 SITE SELECTION…………………………………………………………………………..........……………………41
3.5 BADLANDS MOTORSPORTS RESORT GOALS, CONFLICTS AND SOLUTIONS…….....…….42
3.5.1 Resort Goal …………………….............................................................................42
3.5.2 Design Conflicts .……………..............................................................................43
3.5.3 Design Solutions ……………..............................................................................43
3.6 MASTERS DEGREE THESIS PROJECT……………………………………………………………………….…44
3.6.1 Design Problem Statement............................................................................44
3.6.2 Project Goals and Objectives ........................................................................44
3.7 DEVELOPMENT PLAN COMPONENTS..…………………........................................……………45
3.8 BADLANDS MOTORSPORTS ROAD COURSE DEVELOPMENT……......................……….… 48
3.8.1 Road Course Introduction .............................................................................48
3.8.2 Use of Facility …...…………….............................................................................48
3.9 BADLANDS MOTORSPORTS PADDOCK COMMERCIAL ZONE………………….....................49
3.9.1 Paddock Zone Introduction............................................................................49
3.9.2 Land Use and Building Types…..............……………...........................................49
3.9.3 Commercial Uses ……………….……………………………………………………………………..50
3.10 BADLANDS MOTORSPORTS RESORT CLUBHOUSE AND RECREATION ZONE...........…52
3.10.1 Resort Concept Introduction.................................................................…….52
3.10.2 Clubhouse Use…………………………………………………..…………………………………….52
3.10.3 Outdoor Recreational Facilities….……………………………………...................…….53
3.10.4 Clubhouse Design………………..................................................................……53
3.10.5 Community Development, Parks, and Open Space Recreational Zone......53
3.11 BADLANDS MOTORSPORTS RESORT RESIDENTIAL ZONE……………………..................…55
3.11.1 Residential Concept Introduction……………………………………………….…………..55
3.11.2 Housing Types……………………………………………………….................................…55
3.11.3 Comprehensive Site Plan………………………………………………...........................56
3.11.4 Residential Community Planning Guides.…………………................................56
3.11.5 Residential Architectural Design Guidelines………..................................... 56
3.12 INFRASTRUCTURE……………………………….....................................................................57
3.12.1 Water Supply………………………………………......................................................57
3.12.2 Water Design Criteria and Requirements………………................................…59
3.12.3 Sanitary Sewer / Wastewater Treatment and Disposal System .................61
3.12.4 Wastewater Treatment Plant..............................................................………63
3.12.5 Stormwater Management...................................................................………66
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TABLE OF CONTENTS
3.12.6 Electrical Power...........................................................................................68
3.12.7 Gas Supply…………........................................................................................68
3.12.8 Telephone and Cable...................................................................................68
3.13 TRANSPORTATION………..............................................................................................68
3.13.1 Access Roads.............................................................................................…68
3.13.2 Roads within Site Plan................................................................................. 69
3.13.3 Traffic Circulation…......................................................................................69
3.14 PARKING…...................................................................................................................70
3.14.1 Road Course Vehicle Parking……..................................................................70
3.14.2 Road Course User’s Support Vehicles Parking.............................................70
3.14.3 Resort Parking…...........................................................................................70
3.14.4 Residential Parking…....................................................................................71
3.14.5 Service Vehicles............................................................................................71
3.14.6 Parking Design Guidelines….........................................................................71
3.15 COMPREHENSIVE SITE PLAN…....................................................................................71
3.15.1Comprehensive Site Plan Requirements…....................................................71
3.16 DESIGN GUIDELINES FOR ARCHITECTURE AND PLANNING…......................................72
3.16.1 Design Guidelines for Architecture and Planning........................................72
3.17 DESIGN GUIDELINES FOR ENVIRONMENTAL PROTECTION…......................................74
3.17.1 Environmental Mission Statement.…...........................................................74
3.17.2 Environmental Fund…..................................................................................74
3.17.3 Environmentally Sensitive Area...................................................................74
3.17.4 Environmental Issues Mitigation…...............................................................75
3.17.5 Environmental and Safety Operations Manual............................................75
3.17.6 Environmental Protection Plan Objectives...................................................75
3.17.7 Sensitive Ecosystems....................................................................................78
3.17.8 Potential Project Related Impacts and Recommendations for Soils............78
3.17.9 Noise Pollution.............................................................................................79
3.17.10 Project Related Pollution...........................................................................80
3.18 POPULATION AND DEMOGRAPHICS…........................................................................80
3.18.1 Road Course and Paddock Use....................................................................80
3.18.2 Non-Motorsports Facility Use......................................................................80
3.18.3 Permanent Residents...................................................................................80
3.18.4 Tourists……...................................................................................................81
3.18.5 Staff and Housing.........................................................................................81
3.18.6 Demographics…............................................................................................81
4 PLAN IMPLEMENTATION………………………………………………………….................................................82
4.1 INTRODUCTION…..………………………………………………………...............................................82
4.2 AREA STRUCTURE PLAN CONDITIONS….………………………...............................................82
4.2.1 Road Access…………………………………………………………………….............................82
4.2.1 Water Supply and Distribution….…………………………………….............................83
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TABLE OF CONTENTS
4.2.3 Environmental Protection and Management …………………………………………….83
4.3 LAND USE BYLAWS………………………………………………………...............................................83
4.3.1 Road Access…………………………………………………………………….............................84
4.3.1 Water Supply and Distribution….…………………………………….............................84
4.3.3 Environmental Protection and Management …………………………………………….84
43.4 Environmental Reserve …………………………………………………………………………….84
4.4 DEVELOPMENT APPLICATION AND PERMITS……………………………………..........................87
4.4.1 Application Approval Requirement………………………………….............................87
4.5 SEQUENCE OF DEVELOPMENT AND PHASING...............................................................88
4.6 POSSIBLE FUTURE DEVELOPMENT………………………………………….....................................88
LIST OF MAPS
MAP 1: Project Location .................................................................................................. …..12
MAP 2: Site Area ................................................................................................................. 13
MAP 3: Dominant Vegetation Communities ....................................................................... 15
MAP 4.1: Transportation Roadways ...................................................................................... 24
MAP 4.2: Proposed Access Road ........................................................................................... 27
MAP 5: Soil Erosion Risks in Project Area ............................................................................ 31
MAP 6: Wetlands ................................................................................................................ 34
MAP 7: Predicted 1:100 Year Flood Plan ............................................................................. 38
MAP 8: Development Plan A ............................................................................................... 46
MAP 9: Development Plan B ................................................................................................ 47
MAP 10: Water Distribution Network ................................................................................... 60
MAP 11: Sanitary Network .................................................................................................... 62
Figure 11.1: Biological Sewage Treatment Conceptual Design ............................ 64
Figure 11.2: Compact Biological Wastewater Treatment Plant ............................. 65
MAP 12: Storm Network ........................................................................................................ 67
MAP 13: Proposed Environmental Reserve Easement .......................................................... 86
Appendix
Specific Control District DC4 Proposed By Bylaw Draft
References
- Biological Impact Assessment
- Acoustic Analysis
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1 INTRODUCTION
Nestled along the Rosebud River Valley in Kneehill County, the Badlands
Motorsports Resort (BMR) site features a unique undulating topography with
flat plateaus, steep escarpments, sparse vegetation, and a flowing river. This
magnificent setting provides the ultimate backdrop for a family recreational
resort geared to motorsports enthusiasts. The development will include
recreational, commercial, and residential components. The emphasis will be
on creating a strong communal identity that includes local communities, and
an appreciation for the natural landscape. Through careful strategic siting of
the roads and buildings, the developer, Badlands Recreation Development
Corp (BRDC), aims to seamlessly integrate the project into the surreal
landscape.
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1.1 EXECUTIVE SUMMARY
The developer’s vision for Badlands Motorsports Resort is a world-class automotive road course, a
full service recreational resort and a residential community.
Since the recent closing of the only road course in Alberta and Saskatchewan, Race City
Motorsports Park, located in the City of Calgary there has left a massive gap in the sport. In recent
years, the demand for rentals and use of the road course had been growing exponentially,
demonstrating a growing interest in motorsports. In January 2008, the City of Calgary announced it
will be terminating Race City’s lease of the land. The road course facility ceased operations in 2011.
Race City’s closure and the rapidly increasing demand for motorsports create an opportune time for
the development of Badlands Motorsports Resort. Badlands Recreational Development
Corporation (BRDC) has already purchased the necessary land, commissioned a preliminary road
course design by noted race track designer, Alan Wilson; obtained an environmental evaluation and
biophysical impact assessment done by EnviroConsult Inc.; and obtained an environmental noise
impact assessment done by ACI Acoustical Consultants Inc.
The plan is to develop a country-club style resort that will feature a European-style road course just
over 6 km in length and a non-spectator driving and instruction facility for amateur motorsports
enthusiasts. The facility will consist of 3 independent courses, which can be connected together to
create a variety of configurations. Each road course will be constructed with adequate
infrastructure so it can be used independently and simultaneously.
The Road course will operate similar to a county club golf course. A wide variety of membership
packages will be available appealing to a full range of incomes and lifestyles. Individuals and
families purchasing a membership in Badlands Motorsports Club (BMC) will be entitled to access
the road course on a regular basis. BMR will provide a safe and enjoyable recreational facility for
passionate performance drivers along with an excellent venue for those seeking to improve their
driving skills. Key elements of this professional instruction will include high-performance driving
techniques, safe driving skills, accident avoidance, and adverse weather driving. In addition to
offering various driving schools and recreational events to our members, Badlands Motorsports
Club will provide driving instruction to non-members and will offer daily rentals of at least one of
the courses allowing multiple groups to use the facility simultaneously.
Research by the developer has shown that the target market for this type of facility has a desire for
other non-motorsports recreational activities and amenities that will attract their whole family to
spend time at the facility. In some ways, amateur recreational motorsports is similar to other
sports such as golf and skiing. Users will want facilities within ready and easy access to the track
that also provide storage for their gear.
To meet these demands, BRDC will provide storage and residential structures available for purchase
by its members. Members purchasing storage units will not have to transport their vehicles, gear
and parts to the Resort each time they come. The residential units will be vacation style
condominiums. Members can bring their families to the Resort to enjoy the driving courses,
instruction and the numerous non-automotive recreational facilities in the surreal natural beauty of
the Rosebud River Valley / Canadian Badlands.
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The developer’s goal is to create a comprehensive world-class resort that will attract regional and
international tourism. The clubhouse and recreational zones are intended to provide amenities and
programs that create and promote a family atmosphere -- a place for the entire family to enjoy. A
place where members and users of the motorsports facilities can retreat to relax, socialize, and
engage in non-motorsports recreational activities.
BRDC is aware of the general public’s negative assumptions concerning Motorsports recreation.
Many perceive the sport to be loud, inconsiderate of the environment and affordable only to a
narrow income bracket. According to the Valley Motorsports Park Public Hearing in Tamworth, New
Hampshire on Wednesday October 6, 2004, the primary local objections were the possible effect
upon wetland areas and noise pollution. In Canada, a road course in the resort community of
Calabogie, Ontario had to overcome significant local opposition, mainly the perception of noise
pollution, before it ultimately was built. It has been well received since its opening in 2006. From
these examples, it is clear that there is a strong negative perception of Motorsports facilities that is
not borne out with actual experience.
Kneehill County has designated the site an environmentally sensitive area. The development of
Badlands Motorsports Resort community will potentially impact the existing environment. BMR
will minimize the risk of environmental impact through careful location, design and operating
procedures. All development plans will be based on preserving and enhancing sensitive ecosystems,
wherever possible. The general habitat, biodiversity and natural environment regimes will be
preserved and enhanced across the entire Badlands Motorsports Resort area.
There is often a misconception that all motorsports facilities cause a large amount of noise
pollution. This negative stereotype is a problem that all motorsports developments face,
regardless of the facility’s use. For a development of this type, the majority of users will be using
street legal automobiles such as Porsches, BMWs and Corvettes. The sound generated by modern
performance cars is much lower than other types of motorsports facilities. It would be counter-
productive for a destination residential family luxury resort to have a lot of noise pollution. BRDC
hired ACI Acoustical Consultants Inc. to conduct an environmental noise impact assessment by
building a 3D digital sound model of the entire site based on the preliminary design concept. The
results of the acoustic modeling indicated noise levels at various receptor locations, such as
residences, surrounding the site to be below normally acceptable sound levels.
The development of Badlands Motorsports Resort offers an opportunity to redefine current trends
and negative perceptions of Motorsports facilities. Protecting environmentally significant features
and exploring environmental and social sustainability is vital to this project. BRDC will develop an
innovative motorsports resort plan that incorporates and protects the natural landscape, mitigates
negative perceptions of Motorsports, provides an alternate vision to the current trends in
motorsports resort development, and is protective of residents and users.
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1.2 AREA STRUCTURE PLAN OBJECTIVES
This document is intended to be an adopted Area Structure Plan (ASP) to guide the development of
Badlands Motorsports Resort (BMR) by the developer and for its rezoning application for the site
into a Direct Control District in accordance with provisions of the Municipal Government Act. BMR
lies within the boundaries of Kneehill County which requires an Area Structure Plan to assist in the
management of land use activities within certain areas of their jurisdiction. Upon the adoption of
this Area Structure Plan, further subdivision and development at BMR will be facilitated. This
document is not intended to provide site-specific development or architectural plans. Those will
follow.
The objectives of the Area Structure Plan are:
• To outline land use and development concepts to achieve economic and environmental
sustainability.
• To show the general location of land uses and required roads and services for the Plan Area.
• To describe the density of the population proposed in the Plan Area.
• To describe the sequence of development in the Plan Area.
1.3 PLAN PREPARATION
The BRDC Board of Directors started preparing this plan in the spring of 2006. They engaged the
following technical advisors to assist them:
• Wilson Motorsports: Road Course designer and operations consultant
• Khuyen Khuong and Roy Kuo (M. Arch candidates): Design and planning
• EnviroConsult Inc.: Environmental Assessment and consultation
• ACI Acoustical Consultants Inc.: Sound modelling
• Kyllo Planning & Development Ltd.: Planning consultation
• Rase Engineering Ltd.: Engineering consulting
1.4 PLAN INTERPRETATION
The policies contained in the Plan are written to ensure a measure of flexibility in response to
changes that may occur as the Plan Area is developed.
In this Plan:
1. “Plan” refers to the Badlands Motorsports Resort Area Structure Plan
2. “Plan Area”, “Site”, and “Site Boundary” refer to the area shown in Map 2 of this plan.
3. “Land Use Bylaw” means the Kneehill County Land Use Bylaw.
4. “Council” refers to the Council of Kneehill County.
5. “Municipal Development Plan” refers to the Kneehill County Municipal Development Plan
Bylaw 1507.
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2 SITE ANALYSIS
2.1.1 LOCATION AND LANDSCAPE CONTEXT
The Badlands Motorsports Resort Area Structure Plan (the “ASP”) applies to the area shown on
Map 1: Project Location. The site is 29km southwest from the Town of Drumheller and 97km
northeast from the City of Calgary. Rosebud hamlet is approximately 3.5km south-west of the site.
The ASP area is located entirely in Kneehill County adjacent to Wheatland County to the west and
also to the south as shown on Map 2: Site Area. Included within the site is an abandoned section
of the Canadian National Railroad which divides the two counties: Kneehill County to the north of
the track and Wheatland to the south. Only road development is currently proposed in Kneehill. To
the west, there is a magnificent green river valley. And to the east, the valley narrows and begins to
form a canyon that demarks the western edge of the Canadian Badlands that extends to Drumheller,
Alberta, and beyond.
The project area contains cultivated fields on the uplands, a coulee system, slopes, and lowland
areas consisting primarily of grasslands and shrublands. Nestled along the Rosebud River Valley, the
site features a flat plateau which is contrasted by steep escarpments, minimal vegetation, and
layered rocks. The valley walls range from moderate grade to very steep, creating a unique
undulating moonscape-like topography that is characteristic of the Badlands Region. The plateau
above the slope is comprised of gentle rolling prairie that is used for agriculture cultivation.
The development site is approximately 425 acres located in Section 22-27-21-W4M. It is comprised
of: NW 158.7 acres
SW 125.0 acres
SE 63.8 acres
NE 78.0 acres
With the exception of the land located in the NE quarter, title to the land is in the name of Badlands
Recreation Development Corp.
Under a Land Purchase and Exchange Agreement, BRDC purchased lands that were subdivided
consisting of approximately 78 acres of the lands in the west portion of the quarter section
(4;21;27;22;NE) divided by the municipal road running through the lands from north to south.
Under the agreement the vendor acquired from BRDC approximately 20 acres of lands that were
subdivided from the southeast corner or the quarter section (4;21;27;22;SE) with the south and
west boundaries being the railroad and the municipal road.
The remainder of the land in Section 22 is not included in the development site and consists of the
land lying in Wheatland County; 2.2 acres in the SE quarter owned by a School Division.
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The Rosebud River runs through the southern and eastern portions of Section 22. The project area
also contains a pumping station, a reclaimed pipeline, and evidence of abandoned fencing near the
river. Land use in the area surrounding the proposed development is largely agricultural. Areas that
are not suitable for agriculture, namely the Rosebud River Valley and associated coulees, slopes,
and ravines, are not developed except for roads, bridges, and the CN Rail line. The Rosebud River
Valley has been identified as regionally significant (Red Deer River Integrated Management Plan,
2000).
2.2 GEOLOGY, HYDROLOGY, SOILS AND VEGETATION
2.2.1 Geology
The project area is located within the Kneehill County in central Alberta. The geologic unit in the
project area is the Horseshoe Canyon Formation (Khc) that is comprised of Tertiary and
Cretaceous geologic materials).
The characteristics of the Horseshoe Canyon Formation are grey, feldespatic, clayed sandstone,
grey bentonitic mudstone, carbonaceous shale, concretionary ironstone beds, scattered coal
and bentonite beds of variable thickness, and minor limestone beds, all mainly nonmarine origin.
2.2.2 Geomorphology
Within the Badlands Motorsports Club project area, glacial till, lacustrine deposits, and some
fluvial and eolian materials cover much of the terrain. Undulating plains and hummocky uplands
also occur. The upland portion of the project area has been cultivated, but the remaining native
prairie and associated soils reflect the interactions of dry, warm climates and topography.
2.2.3 Hydrology
The Rosebud River, which runs along the southern boundary of the project area, drains into the
Red Deer River, which drains to the South Saskatchewan-Nelson River system. The Rosebud
River flows in an easterly direction towards the Red Deer River and the valley is relatively deep
with banks having steeply eroded faces. The river carries spring floodwater and some irrigation
spill waters.
Wetlands are uncommon and usually temporary in the driest parts of this Sub region, but
permanent marshes may occur in areas with higher precipitation and lower evaporation. The
wetland areas are usually associated with landform depressions. Within the project area, there
are six wetlands, and they are discussed in more detail in section 2.8.4.
Bylaw 1597 Badlands Motorsports Resort Area Structure Plan Schedule "A"
MAP 1
Project Location
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Bylaw 1597 Badlands Motorsports Resort Area Structure Plan Schedule "A"
Map 2
Site Area
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Map Source – Google Maps
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2.2.4 Soils
The soils within the site boundary are primarily composed of Dark Brown Chernozemic soils.
Smaller areas may contain Vertisolic and Orthic, Humic, and Luvic Gleysols that are associated
with the wetlands.
Chernozems are a typical prairie soil. Chernozems are generally dry and typically support
vegetation such as tall grasses, but patches of deciduous shrubs and trees grow as well.
Chernozemic soils are highly erodable and subject to washing away during flash floods. This
causes gulley erosion and results in steep gradients combined with the lack of vegetation
growth in the ditches.
Solonetz is also a typical prairie soil and is often found with Chernozems. Solonetzic soils are
most common in areas where the amount of rain is less than the amount of transevaporation
from the soil. As a result, there is low moisture availability and this characteristic coupled with
high pH, limits the development of complete plant cover.
Regosols also occur and are anticipated to have developed along the Rosebud River bank, on
colluvium, and on steep and actively eroding slopes within the project area. Regosols are
confined to the Rosebud River floodplain with some inclined and exposed bedrock. There are
significant eroded Regosolic soils present in the area (Beever and Marciak, 2000).
2.2.5 Vegetation
The combination of poor soils on the valley walls and the semi-arid climate in the valley, does
not allow for much vegetative growth on the valley walls. What little vegetative growth does
exist is limited primarily to grasses. This vegetation reduces erosion by providing cover from
rainfall and wind erosion and by retaining soil with their root systems. Soils that are washed
down the slope onto the valley floor lose their fertility. Native vegetation on the valley floor
consists of grasses with filaments of poplars along the water courses.
2.2.5.1 Dominant Vegetation Communities
The area is comprised of a number of different plant communities, which are influenced by
micro-site conditions created by changes in aspect, moisture availability, disturbance, and
topography. Overall, seven broad vegetation communities and six wetlands were identified as
shown on MAP 3: Dominant Vegetation Communities.
Bylaw 1597 Badlands Motorsports Resort Area Structure Plan Schedule "A"
Map 3
Dominant Vegetation Communities
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Cultivated Crop - There are two cultivated fields within the project area. The fields are used to
produce cereal crops and hay. Both fields are located on the flat upland sites above the river
valley; one is at the highest points in the project area.
Grasslands – Grassland is the dominant vegetation community within the project area.
Grassland communities are found throughout the property, but are primarily associated with
dry slopes and the river valley bottom.
There are at least three different grassland communities in the project area. The most common
community is associated with most of the slopes that are not north-facing and some of the low-
lying areas. This community is dominated by wheat grasses, bluegrasses, June grass, common
grassland forbs, and occasional shrubs. Another community is associated with the large knoll in
the SE quarter section of the property and includes blue grama grass, wheatgrass, and needle-
and thread grass. There is a variation of this community in the SW quarter of the property along
the Rosebud River associated with exposed cliff faces. This area is primarily rock and exposed
soil, characteristic of the Badlands in this region of Alberta, but it also contains sparse cover of
the grass species described and the occasional prickly pear species. The third community is
dominated by crested wheatgrass, an introduced species, and is located in the SE quarter
section between the large knoll and the riparian bench of the Rosebud River. The crested
wheatgrass was most likely introduced during the reclamation of a gas pipeline that passes
through the property along the north side of the Rosebud River, or during agricultural activities.
Shrublands – The shrubland community is common on the property and is associated with the
grassland communities, the low-lying wetland areas, and slopes with increased moisture
availability. The most prevalent shrub community is dominated by buckbrush and rose species.
This community is often associated with round-leaved hawthorn, thorny buffaloberry, or willow
found in the centre of the shrub colony and is found along slopes with higher moisture
availability and in low-lying wetland areas.
Other shrub communities on the property include one dominated by sagebrush found along
south or east-facing slumps, groves of saskatoon, colonies of wolfwillow, and finally a
community that includes a mix of the previously mentioned species, buffaloberry, and bearberry
found along north to northeast-facing slopes.
Tall Shrubs – The tall shrub community is located throughout the property on north to
northeast-facing slopes and in low-lying areas with good moisture availability. There are a few
different communities associated with this type of vegetation class. The dominant tall shrub
communities are characterized by choke cherry. These communities range from a dense canopy
with a few small shrubs in the understory, to stands associated with a high abundance of
saskatoon, and to open canopy stands found at the toe of the coulee slopes with tall buckbrush
and cow parsnip in the understory.
Deciduous Trees – The deciduous tree community is associated with ravines, the toe of slopes,
wetlands, and north to northeast-facing slopes. These sites are associated with increased
moisture availability. The dominant deciduous tree species in these areas is trembling aspen.
Coniferous Trees - The coniferous tree community is exclusively a white spruce community on
north to northwest-facing slopes along a ravine at the northern portion of the property. Some
of the white spruces are associated with drainage channels and erosion events along the slope.
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Riparian Vegetation – The riparian vegetation community occurs along the banks on both sides
of the Rosebud River. This community is differentiated from the surrounding grassland and
deciduous tree community by a topographic bench and riparian species. Species of brome,
willow, buckbrush and some rose dominate the community. There is also a thorny buffaloberry
and wolfwillow shrub community located on the riparian benches.
Directly adjacent to the water’s edge there are a few patches of sedge species, great bulrush,
reed canary grass, and bluejoint. The south bank of the Rosebud River has a slightly higher
moisture regime because it is north-facing and as a result includes species that prefer these
conditions such as water birch and red-osier dogwood.
2.3 WILDLIFE
2.3.1 Local Characteristics
The wildlife component includes an evaluation of habitat characteristics within the project area
and a summarization of incidental observations and signs of wildlife (i.e. raptor nests, dens,
burrows, and droppings) that were recorded during the site visits. Because large tracts of the
project area will not be directly impacted by the development, the wildlife surveys focused
primarily on the areas with the highest anticipated levels of disturbance.
The project area provides important seasonal and year-round habitats for a diverse range of
wildlife species. The various plant communities within the project area support a wide range of
mammalian and avian species. Within the project area, Canada Land Inventory (CLI) (1970)
classifies the lands within the project area as Classes 2 and 2W indicating that this land has only
slight limitations to the production of ungulates and is a winter range on which animals from
surrounding areas depend.
2.3.2 Wildlife Surveys
Reconnaissance-level wildlife surveys were conducted in January 2008. Detailed wildlife surveys
were conducted on July 8th and 9th, 2008 in the areas that are anticipated to be most impacted
by the development. The herpetile survey was conducted in the evening of July8th during calm,
warm conditions. The bird surveys were conducted at 05:00 on July 9th under calm, partly cloudy
conditions. Mammal surveys were conducted using pellet counts in the winter and incidental
surveys during the summer. All sightings and observations of wildlife were noted and recorded.
A list of species observed within the project area is provided in Table 1, shaded boxes indicate
special status species designations in Alberta. In addition to the species noted during the
surveys, numerous species of prairie and riparian migratory birds likely frequent the project
area.
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2.3.3 Special Status Wildlife Species
The results of the ANHIC and FWMIS searches indicate that, although there are no Element
Occurrence Records within the project area, there are several records along the Rosebud River
Valley immediately east and west of the project area. The records are for Prairie Falcon (Falco
mexicanus), Peregrine Falcon (Falco peregrinus), Sprague’s Pipit (Anthus spragueii), and Great
Blue Heron (Ardea herodias). During the wildlife surveys, two of these species (namely Sprague’s
Pipit and Great Blue Heron) were confirmed in the project area, and raptor nests that could
have been associated with the Prairie Falcon and Peregrine Falcon were also observed.
A species designation as “Sensitive” in Alberta means the species is not at risk of extinction or
extirpation, but may require special attention or protection to prevent it from becoming at risk.
A species designation as “May be at Risk” means the species may be at risk of extinction or
extirpation, and is therefore a candidate for detailed risk assessment.
Many of the special status species will not be directly impacted by the development. American
Badgers were observed only in the ravine at the north end of the project area, and this site is
not anticipated to be impacted by the development. Similarly, the wetland- and riparian-
dependant species i.e.) Sora, Great Blue Heron, Common Yellowthroat and Least Flycatcher, will
not be directly impacted because current plans are to leave the wetland and riparian areas as
undisturbed as possible.
Sprague’s Pipit is considered “Sensitive” in Alberta because of the loss of native prairie
grasslands (Alberta Sustainable Resource Development, 2005). This species is found almost
exclusively in native prairie grasslands and to a limited extent in cultivated areas (Prescott,
1997). Although Pipits were observed using the low grasslands within the project area, there is a
very limited amount of good quality habitat for this species. It is therefore unlikely that the
project area supports large numbers of Sprague’s Pipits.
There are several raptor species that use the project area for foraging and nesting. Short-eared
owls are listed as “May Be At Risk” in Alberta and the cause of the population decline is believed
to be linked to loss of habitat (Alberta Sustainable Resource Development, 2005). Similarly,
Northern Harrier populations appear to be declining across their range due to habitat loss and
are classified as “Sensitive” in Alberta (Alberta Sustainable Resource Development, 2005). Both
of these species were observed foraging in the project area on multiple survey days, but no
nesting activity was confirmed. These species are both ground nesters and will likely not use the
project area for nesting if there is disturbance on the site. Both of these species may continue to
use the project area for foraging after the development is completed, but will likely nest in
adjacent un-disturbed habitats.
The unidentified falcon nest that was located during the winter surveys along the Rosebud River
Valley likely belongs to either a Prairie Falcon or a Peregrine Falcon (the nest site was
inaccessible in the summer to make a positive species identification). These species are listed as
“Sensitive” and “Threatened” in Alberta, respectively (Alberta Sustainable Resource
Development, 2005). These species use cliff nest sites, particularly along rivers and streams that
are associated with prairie grasslands and are susceptible to nest disturbance and
environmental contamination (Rowell and Stepnisky, 1997). Because there is no disturbance
anticipated for the Rosebud River Valley, any falcon species nesting in the project area will not
be directly impacted by the development.
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2.4 UTILITIES
There are currently no services on the site, but nearby residences are served by natural gas,
electricity, and buried telephone services. Existing developments in the immediate area utilize a
well and private septic tank and field sewage system. When installed and serviced according to
Alberta Environment and Alberta Municipal Affairs Standards, existing private sewage systems have
created no concerns or problems.
2.5 LAND USE AND ADJACENT DEVELOPMENT
2.5.1 Land Use
From the southern boundary to the Rosebud River, the land is primarily a steep valley wall with
dense vegetation. There is a five acre field, although the topography is too tough to allow
cultivation. This land in the south west quarter of the section (4;21;27;22;SW) lies in Wheatland
County and is not part of the proposed development site. The valley north of the Rosebud
River contains meandering pattern of the creek, native vegetation, rough topography, and low
elevation which preclude any development or cultivation. There is only one raised area of
approximately 12 acres where there is cultivation. Wheat is grown, although the soil quality is
poor. The River valley and the valley walls comprise a very large proportion of the site. Overall
the site is approximately 540 acres; 400 of which are valley or valley wall. There is only 140
acres of prairie on the upper plateau which is used for cultivation. The soil type is poor and the
yield is very low. Other than a residence and a gas well, there has never been in development
within the site boundary. The Kneehill County Land Use Bylaw classifies the Plan area as “A”
Agricultural district.
Husky Gas Well
Within the valley, there is one low producing gas well operated by Husky Oil. This gas well is
located on the lands that BRDC plans to purchase under the Land Purchase and Exchange
Agreement, described under the section 2.1.1 LOCATION AND LANDSCAPE CONTENT on page 10.
Encana Well Site Agreement
BRDC and Encana Corporation entered into a Padsite Agreement on January 9, 2009 where
BRDC agreed to lease a certain portion of their lands located in SE quarter section (8-22-27-21
W4M) for the purpose of drilling three gas wells. BRDC negotiated with Encana to have the pad
site of 4.44 acres located in an area on their lands that would have the least effect on their
proposed motorsport recreational resort facility. In addition to the standard Lessee covenants
contained in Alberta Padsite Agreements, Encana has made special commitments to BRDC to
facilitate the agreement. As a part of the agreement Encana, described as the Operator, makes
the following commitments in relation to the referenced pad site:
1. The Operator shall continue to work with the Landowner to ensure that the visual
impact of the Padsite is as aesthetically pleasing as is reasonably possible taking into
consideration that the Padsite is an industrial site.
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2. The Operator shall install a chain link fence with woven material backing along the
east boundary of the Padsite, such that vehicles travelling on the adjacent municipal
road cannot see the facilities on the Padsite.
3. In the event that oil is encountered, the Operator shall not install a pump jack. A
screw pump will be installed.
4. Wherever possible, tank facilities shall be shrouded in building.
5. The Operator shall meet with the Landowner six to eight (6-8) months prior to the
Landowner’s recreation facility becoming operational to discuss and complete any
reasonable changes to the aesthetics of the Padsite that were implemented in
accordance with clause 1.
6. The Operator shall conduct and immediate rent review upon receipt of a
municipal notice from the Landowner. All the following rent reviews shall be carried in
accordance with the provisions set out in the Alberta Surface Rights Act.
7. All the provisions of this letter are as though the words importing the covenants
and agreements were used in each separate paragraph hereof. Should any
provisions on this letter be illegal or not enforceable, it shall be considered
separate and severable from this letter and its remaining provisions shall remain
in force and are binding upon the parties hereto as though the illegal or unenforceable
provisions had never been included.
8. This letter and everything contained herein shall enure to the benefit and be binding on
the Landowner, their heirs, executors, administrators, successors and assigns and upon
the Operator, its successors and assigns.
Encana presently has three operating gas wells on the designated leased Padsite.
2.5.2 Adjacent Development
3.5 miles west of the site is a hamlet called Rosebud which has a permanent population of less
than 100 people, although it is home to the notable Rosebud Alberta Theatre and School of Arts.
Known as the best little theatre house on the prairies, the school puts on weekly live theatre
performances, attracting hundreds of tourists and neighbouring visitors. Just recently, the
school celebrated its 25th year in operation, toasting the hamlet for promoting creativity and
culture within the rural community. The performances run from mid March to December.
The adjacent land bordering the site is similar to the land use described for the Plan Area. The
adjacent prairie lands are used primarily for agricultural purposes. There are 14 residences
within a 3.5 mile radius.
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2.6 TRANSPORTATION
2.6.1 Existing Road Access
The site is located 4 miles south of Provincial Highway 9 and three miles east of Secondary
Highway 840 as shown on Map 4.1: Transportation Roadways. Provincial Highway 9 is well
serviced and provides the main thoroughfare from Highway 2 to Drumheller, Alberta.
Secondary Highway 840 is also well serviced with surface upgrades recently completed. It
connects Trans Canada Highway 1 to Provincial Highway 9 through the villages of Standard and
Rosebud.
There are three access routes to the Plan area. The shortest and flattest route from a paved
road is by exiting Secondary Highway 840 north of Rosebud onto Township Road 274. The first
two miles are gravel with a solid base that service oil & gas industry vehicles. There is a Road
Allowance that would allow this road to continue one mile and arrive at the NW corner of the
Plan area, but this is incised by a deep coulee. Currently, there is detour route via Range Road
214, to an unnamed un-surfaced road, and then to another un-surfaced route on Range Road
213. This arrives at the NW corner of the Plan Area. This route is entirely within the Wheatland
County.
Access from the North occurs by exiting Highway 9 at Range Road 213, which then turns east
into Township Road 280, then proceeds south on Range Road 212 to arrive at the north east
aspect of the Plan area. These are Kneehill serviced gravel roads, but are narrow and have
steeper grades than the western access route since Range Road 212 extends into the valley floor.
Range Road 212 also acts as the eastern Border of the proposed development site.
Access from the south is via Township Road 271A/272 which exits Highway 840 immediately
south of Rosebud, Alberta. This road is gravel, but well maintained. It connects to Range Road
212 that extends north into the River Valley and enters the property. As the road descends, it
has a steep valley wall on one side and narrows significantly to 7 meters. In the valley, Range
Road 212 crosses the old railway from Wheatland to Kneehill and is the eastern border of the
Plan area. There is a wooden bridge that allows single lane traffic to cross the Rosebud River,
which is within Kneehill.
Within the Plan area, Township Road 274 and 274A is a dirt trail that goes through the property
and connects the River valley to the upper prairie. It can only be used during dry periods, and is
difficult to use without a truck or 4WD vehicle.
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Map 4.1
Transportation Roadways
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2.6.2 Proposed Access Road Upgrading
The Area Structure Plan for the development was submitted to the County of Kneehill in
December of 2009. Council has given the project its support in principle, but advised BRDC that
there were still some matters that we should deal with prior to a rezoning public hearing.
Kneehill management advised that work on the acquisition of land or easement for access road
upgrading should come before the public hearing rezoning.
The initial plan was to have the main road access to the site coming from the west, from
Highway 840 north of Rosebud. This route would require extensive upgrading and new
construction to develop an adequate paved roadway to the development site. After subsequent
evaluation and consideration it was decided that a more suitable road access to the site should
come from the north, from Highway 9.
The proposed road development from Highway 9 to the project site is approximately 5 miles.
Typically a 30 metre wide standard paved road allowance is required to access a development of
this size. The current road allowance is 20.12 metres wide; therefore the additional land
potentially needed for the road allowance is approximately 10 metres wide along the road
boundary and involves 9 quarter sections of land owned by different landowners. The land
required for each ½ mile of road is approximately 2 acres for a total of 20 acres for the 5 miles of
roadway to the site. The cost of upgrading and development of the paved roadway, including
the land acquisition cost, will be completely at the developer’s expense. All lands acquired for
the road development will become property of the province.
BMRC has dealt with the matter of land acquisition and obtained land acquisition rights for the
majority of roadway upgrading, having agreements with two of the registered owners of deeded
lands along 4 miles of the roadway. The agreements are conditional on Badlands Recreational
Development Corp. (BRDC) having the right to obtain approval from Kneehill County to have
their lands, as described in the Area Structure Plan, to be rezoned to allow its recreational
racecourse development.
On behalf of the Province of Alberta, BRDC has an option to a portion of lands to be subdivided
consisting of approximately 16.0 acres of their lands being a strip of land approximately 10
metres wide and 4 miles long along the:
East boundary of Quarter Section : W4;21;28;4 NE 2.0 acres
East boundary of Quarter Section : W4;21;28;4 SE 2.0 acres
North boundary of Quarter Section : W4;21;27;34 NW 2.0 acres
North boundary of Quarter Section : W4;21;27;34 NE 2.0 acres
East boundary of Quarter Section : W4;21;27;34 NE 2.0 acres
East boundary of Quarter Section : W4;21;27;34 SE 2.0 acres
East boundary of Quarter Section : W4;21;28;9 NE 2.0 acres
East boundary of Quarter Section : W4;21;28;9 SE 2.0 acres
BRDC is not planning to purchase any land along the southern-most portion of RR 212 for one
mile of roadway that BRDC is planning to upgrade that goes through Quarter Sections
W4;21;27;27 NE and W4;21;28;27; SE.
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Review of the roadway plan that goes through the above quarter sections shows that
approximately two-thirds of the roadway consists of Road Plan 3548JK, as it descends into a
coulee. The road plan is approximately 30 wide metres in some of this section. BRDC engaged
R.A Silvennoinen Engineering Inc. to visit the site, and the present roadway, to determine if the
proposed road upgrading plan is feasible. Their conclusion is that from an engineering
perspective the access road via the north from Highway 9 appears to be viable despite the
reduced road allowance adjacent to the southern-most portion of the proposed road upgrade
plan. BRDC therefore feels that with proper engineering techniques, including use of retaining
walls, curbs, gutters and drainage systems, the roadway can be upgraded without the
acquisition of any lands in this section of the roadway upgrading plan.
2.6.3 Alternate Access Road Upgrading
Following discussions with Kneehill County and considering the length of our earlier road
proposal, BRDC is investigating a second option - that of extending the access south from
Highway 9 the full four miles to the site. This route would require Badlands to widen Range
Road 213 to the west by 34-feet, involving land within Wheatland County. The legal descriptions
for the prospective properties are:
NE – 9 – 27 – 22 – W4M
SE – 9 – 27 – 22 – W4M
NE – 4 – 27 – 22 – W4M
SE – 4 – 27 – 22 – W4M
SE– 33 – 27 – 21 – W4M
NE –28– 27 – 21 – W4M
SE – 28– 27 – 21 – W4M
The attached plan Map 4.2: Proposed Access Road shows both routes. Once engineering design
and cost estimates have been completed, Badlands will decide which route to construct and
both Kneehill and Wheatland Counties will be advised.
The full extent of the selected route will be maintained by Kneehill County and will be
constructed to the most stringent of Kneehill or Wheatland standards with two paved traveling
lanes within a 30-metre right-of-way. Nearby landowners will benefit from this proposed
upgrade.
Badlands is presently leaning to Option 1 and has arranged with the owners in Wheatland
County for the additional land requirements. If Badlands should decide that Option 2 is a
preferred route, then Badlands will attempt to negotiate purchase any land required from
Wheatland owners. At this date, Badlands has not discussed any purchase arrangements with
Wheatland owners, other than those with which it now has agreements.
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Map 4.2
Proposed Access Road
Proposed Access Road
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2.6.4 Wheatland County Approval to Access Road Upgrading
On January 3, 2012 Wheatland County received correspondence from Kneehill’s Senior Planner
advising that Kneehill County is supportive ‘in principle’ with the Badland Resort development
and insist that road widening is a necessary part of the development. Road widening would
involve acquiring lands from land owners located in both Kneehill and Wheatland County and
Kneehill requested a letter ‘in-principle’ letter of support from Wheatland County Council.
Council was informed that the landowners located in Wheatland County are willing to sell their
land to accommodate the upgrades to the proposed (Option 1) road widening and that the
affected land in Wheatland County would require the approval of Wheatland.
Wheatland Council (by Resolution 12-41) approved “that Wheatland County send a letter of
support ‘in-principle’ regarding the Badlands Motorsport Resort that Wheatland County has no
objections to Wheatland County landowners selling a portion of their land to Kneehill County to
accommodate the proposed access road upgrading and enhance the road network as long as
acquiring the land is not done through expropriation. Further, Wheatland requested that the
access road to the proposed development is upgraded to a non-banned surface.”
On June 12, 2012 Badlands advised Wheatland County of the second option; that being
extending the access , along the Wheatland County boundary, south from Highway 9 the full
four miles to the site. Council reviewed the map illustrating the two proposals (option #1 and
option #2) and their previous resolution (Res. 12-41 – January 10, 2012 CM) and after discussion
approved that further to Res. 12-41, Wheatland County send a letter of support, in principle.
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2.6.5 Alberta Transportation - Highway 9 Connection
The existing connection to Highway 9 will be redesigned to meet the standards and
requirements of Alberta Transportation. The cost of improving the Highway system, including
the connection to Highway 9, will be borne solely by the developer with no cost to the County.
BRDC will engage a qualified transportation engineering firm to assist with the transportation
planning and have them prepare a “Traffic Impact Assessment” (TIA). The TIA will serve as a
valuable tool for analysing traffic generated by the proposed development with new access or
increased use of the existing access. The TIA will include a description of the scope and
intensity of the proposed project, a summary of the projected impacts and the required
measures to ensure that the highway can safely accommodate the proposed development. The
TIA will not provide technical engineering guidelines, but will provide a framework for the
documentation of such reports.
The TIA will help to accomplish the following:
• Forecast the traffic impacts that will created by the proposed development;
• Determine improvements needed to accommodate the proposed development;
• Allocate funds more efficiently;
• Relate land use decisions with traffic conditions;
• Evaluate the number, location, and design of access points;
• Update traffic data (projections);
• Identify needed roadway improvements; and
• Provide a basis for determining the requirement for specific off-site improvements.
During the completion of a TIA, the developer and the traffic consultant will contact Alberta
Infrastructure and Transportation (INFTRA) to discuss whether the department is prepared to
consider a new access(es) and/or a change of use of a particular access. Once confirmed, the
traffic consultant will discuss the project scope with the department, including the study area,
intersections to be studied, and identify the issues and concerns of INFTRA.
It should be noted that signalized intersections are generally not allowed in rural areas on the
provincial highway system, and is considered an absolute last resort for improving an at-grade
intersection. In addition, the department will not accept TIAs with proposed speed limit
reductions on the highway, unless they have agreed to the condition prior to completing the
TIA. The analysis should consider all other possible alternatives prior to recommending signals
and/or speed limit reductions. It should be noted that, when required by the department, a
qualified transportation professional might be required to endorse and stamp the completed
TIA report.
The TIA will summarize the findings of the various analyses conducted, including potential
issues, and clearly outline the recommendations regarding:
• Required intersection improvements;
• Illumination;
• Signalization; and
• Right-of-way requirements.
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2.7 HISTORICAL CONTEXT
There is little history available regarding this property. A thorough environmental assessment
did not reveal any evidence of archaeological sites in the planning area. Portions of the property
have been used for agricultural purposes dating back to the early 1900’s.
The name "Badlands" originated in 1743 when French Canadian explorers, François and Louis
Joseph de la Verendrye, stumbled through the prairies and discovered the dry undulating
landscape. They described the topography, characterized by mesas, buttes, canyons, coulees
and gullies, as "les mauvaises terres” which means bad land. Early French settlers of the area
found this arid land to be unsuitable to farming and thus retained the name “badlands”. They
soon, however, discovered the terrain was rich in coal and fossils. (http://www.zwoje-
scrolls.com/badlands/badlands_en.html)
First Nations people were the first to discover the animal fossils in the area. They believed the
area to be one giant graveyard for these animals. The hoodoos, which were hard-capped
sandstone formations, were believed to be the protectors of the bison’s and ancient animals’
spirits. (http://www.zwoje-scrolls.com/badlands/badlands_en.html)
Horseshoe Canyon, which is 7 miles north of the site, is an area rich with natural history. The
geological layers of Horseshoe Canyon were laid down during the Cretaceous Period about 70
million years ago, when dinosaurs roamed the lush forests and swamps of the region. These
deposit layers can now be seen on the exposed walls of the Horseshoe Canyon.
Excavation of the area may require field inspection by Alberta Culture to determine the need for
an on-site archaeologist.
2.8 ENVIRONMENTAL CONSIDERATIONS
2.8.1 Soil Erosion
There is potential for soil erosion to occur on some of the slopes within the project area and
along the banks of the Rosebud River and natural drainages where a surface layer of soil overlies
bedrock. Map 5: Soil Erosion Risks in the Project Area shows the areas considered to pose a
high, moderate, and low risk of soil erosion within the Badlands Motorsports Resort project area
according to the field survey conducted on January 18, 2008 by EnviroConsult Inc. staff.
These areas were determined from preliminary environmental field observations taking into
consideration slope, vegetation, soil characteristics, current erosion, and the proposed works
within the project area. Areas with a high risk of erosion include places where erosion is
currently evident or areas that are considered to be susceptible to erosion because of the types
of soil present, a lack of or insufficient amount of vegetation cover, and steep slopes. The areas
with a moderate risk of erosion have the potential to erode because they have steep slopes but
are currently vegetated. The remainder of the project area has a low risk of soil erosion,
indicating that preventive and proactive measures are recommended to minimize soil exposure
to erosion factors such as water and wind.
Extensive mitigation strategies to limit the impact of soil erosion are discussed in section 3.17.8.
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Map 5
Soil Erosion Risks in Project Area
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2.8.2 Vegetation and Rare Plant Species
The potential for the occurrence of rare or sensitive plant species as well as rare vegetation
communities in the project area was estimated using the most recent Alberta Natural Heritage
Information Centre Tracking and Watch Lists as well as the General Status of Alberta Wild
Species Report (Alberta Sustainable Resource Development, 2005). Information was also
obtained from the Alberta Natural Heritage Information Centre (ANHIC) regarding the tracked
Element Occurrence Records of species within a 3km radius of the project area.
There were no relevant Element Occurrence Records for rare plant species in the project area or
the surrounding lands (Pers. Comm., John Rintoul, ANHIC, 2007). ANTIC is now Alberta
Conservation Information Management System (ACIMS). The potential for rare plant species to
occur given the numerous native vegetation communities, diverse site conditions, and proximity
to the Rosebud River was moderate. However, a qualitative rare plant survey was conducted in
conjunction with vegetation sampling and no rare plant species were observed in areas that may
be impacted by development.
The property contains a variety of vegetation communities; however, not all of these
communities will be directly affected by the proposed development. Detailed surveys of the
vegetation communities were only conducted in areas that may be impacted by the
development. The vegetation surveys identified 12 plant communities that may be directly
impacted by the development.
Within the Northern Fescue Natural Sub region, agriculture is the dominant land use and
therefore, large tracts of native vegetation are not common. The Rosebud River valley and
coulee systems provide microclimate conditions allowing for the development of native plant
communities that are not frequently found in the sub region because of anthropogenic
disturbances. However, it appears that these communities are common in Alberta and not
considered unique.
The Cultivated Crop vegetation community and the Crested Wheatgrass plant community are
non-native communities and removal of these communities is considered to be positive. The
other grassland communities are native communities which are important to wildlife and
represent areas of low disturbance. For example, the Plains Fescue-Northern Wheatgrass
community is important as winter forage for ungulates. However, given that the proposed
courses will occupy only a small amount of each of these communities, the project related
impacts on grassland vegetation is anticipated to be moderate.
The low shrubland and tall shrub communities will not be significantly impacted by the
development. The low shrubland communities are very common throughout the province and in
the Grassland Natural Region. The tall shrub communities are more restricted in their
distribution within the sub region but are generally not unique within Alberta. Only small
portions of these communities are anticipated to be affected by the development. As a result,
the effect of the proposed development and courses on shrub communities is considered to be
insignificant.
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The impact of the development on the deciduous tree communities is also considered negligible
due to the abundance of other trembling aspen communities in the area. However, there is a
concern with disturbing the tall shrub communities and the deciduous tree communities. These
communities occur in areas with good moisture availability, generally at the toe of slopes or
associated with sections of the coulee system. The project area has potential for runoff and
erosion and removed vegetation would no longer be present to stabilize slopes or uptake excess
overland water runoff. Therefore revegetation as soon as possible following clearing is the best
solution for erosion control.
The coniferous white spruce community located on the northern portion of the property on
north-facing slopes is not very common in the Northern Fescue Natural Sub region. This
community will not be disturbed by the proposed development.
No rare plant species were observed in the portions of the project area that may be disturbed
by the proposed development. The Watch and Tracking list included few plants where the
habitat requirements could be met by the project area. As a result, the potential project-related
impacts on rare plant species are considered to be insignificant.
2.8.3 Wildlife
The project area provides seasonal and year round habitats for a diverse range of wildlife
species. The project area contains several north-south wildlife movement zones that allow
ungulates and small carnivores to access the wetlands and the Rosebud River valley from the
upland areas. During the wildlife surveys, numerous deer and coyotes were observed travelling
over the upland areas and descending into the ravines, wetlands, and river valley. The lowlands
in the project area provide hunting and foraging habitat for mammals and birds, and are an
important winter refugia site for ungulates.
Based on the high wildlife habitat capability of the area and the confirmed presence of special
status species in the project area, several mitigation measures will be implemented in order to
reduce potential project-related impacts associated with wildlife to an acceptable level. This is
discussed in section 3.17.7.
2.8.4 Wetlands
Six wetlands have been identified on the site. Five of these wetlands are located in the low-lying
area that surrounds the large knoll, in the centre of Section 22 as shown on Map 6: Wetlands.
The sixth wetland is located in the bottom of a ravine in the northern portion of the property, in
the NE quarter.
The five wetlands in the low-lying area are sedge meadows dominated by sedge species and
forbs. They are closely associated with the adjacent buckbrush-rose shrub community. Several
other shrubs and trembling aspen stands are also associated with these wetlands. These
wetlands rarely contain open water, but there is potential for surface water to be present in the
spring.
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Map 6
Wetlands
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The sixth wetland, which is located in a ravine, is dominated by willows, reed canary grass and
cattails. This wetland likely has open water during the spring and summer months which it
channels to the Rosebud River.
A Wetland Impact Assessment conducted by EnviroConsult Inc. staff, a Qualified Wetland
Aquatic Environmental Specialist, was done to classify and describe the wetlands. The overall
impact is concluded to be insignificant if the recommended mitigation measures are
implemented as discussed in section 3.17.7.
2.8.5 Aquatic Resources and Fisheries
Rosebud River is part of the Red Deer River Basin and is a Class C water body according to
Alberta Sustainable Resource Development (2006). All Class C water bodies have an annual
restricted-activity period from April 16 to July 16, meaning that any construction activities or
disturbance from the Badlands Motorsports development project that would impact the
Rosebud River would need to take place outside of this restriction period, and under permit.
Although no construction activities are currently being proposed that directly affect the
Rosebud River, indirect forms of disturbance as a result of both the construction and operations
phases of the Badlands Motorsports development need to be considered prior to construction.
2.9 DESIGN CONSIDERATIONS
2.9.1 Setback from valley walls and escarpments
The soils in the region of the Rosebud River valley are poorly consolidated and therefore prone
to erosion. Therefore, Kneehill County has incorporated regulations into the land use bylaw
limiting development near valley walls. The land use bylaw requires setbacks from the toe of
slopes, these being 9m where the slope height is less than 6.1m or 1/3 the slope height where
the slope height exceeds 30.5m.
Setbacks from brink of slopes shall be 12.0m where the slope height is less than 6.1m, two times
the height of the bank where the bank is between 6.1m and 23.0m, or 46.0m where the height
of the bank is greater than 23.0m. These regulations have been implemented for the physical
protection of the developer and legal protection of the county. However, the setbacks can be
altered if approved by the Development Authority based on a geotechnical study that ensures
changes are within acceptable standards with regards to slope stability and rate of erosion.
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2.9.2 Development within 1:100 year floodplain
Because a large portion of the Plan area is in the valley bottom, it may be subject to some
degree of flooding. The Land Use Bylaw in Kneehill County stipulates that no new development
or the expansion of existing development shall be allowed within the 1:100 year flood plain of
any watercourse or water body as determined by Alberta Environment. Temporary or seasonal
structures may be permitted within the 1:100 year flood plain with an approved site plan
subject to conditions of the development permit. Notwithstanding the above, the Municipal
Planning Commission shall as a condition of Development Permit, require that a caveat be
registered against the certificate of title of the subject lands to ensure the Municipality is not
held responsible for loss or damage caused by possible flooding and/or erosion. The caveat shall
be written to the satisfaction of the County. Hydrological studies may be required at the
development/subdivision state to determine the flood zone.
BRDC engaged R.A Silvennoinen Engineering Inc. (RASE) to prepare a map to show the 100-year
flood levels for the Rosebud River in the vicinity of the proposed Badlands Motorsport Resort.
The following paragraphs detail the information RASE reviewed and used for the purpose of
developing a preliminary estimate of the 100 year flood levels.
Available mapping from Environment Canada as well as Alberta Infrastructure were researched
and some mapping has been dropped from their supply and even the older mapping did not
provide any information for the Badlands Motorsport Resort and Rosebud River areas. This
included a visit to Map Town in Calgary where there was no available mapping for this purpose.
Alberta Infrastructure has a new flood plain calculation method incorporated but this has not
been done for the Rosebud River yet and calculations and extensive research would have to be
done to obtain new estimates of 100-year flood levels for the Rosebud River. This was deemed
as an unreasonable amount of work at this stage of the proposed project. In short, Alberta
Infrastructure does not have any information for us.
Reports on major floods in the area were also researched (1992 Drumheller for instance).
However, there did not appear to be any documentation on how severe the flooding was on the
Rosebud River at those times. In fact, there was no mention of the Rosebud River and whether
there were any flooding problems there. It is possible there was limited flooding however even
that would be speculation.
Current mapping of the proposed motorsports facility is based on aerial mapping which has
limited accuracy. Therefore, it is limited accuracy that we could expect for any mapping at this
point in time. More accurate survey information would be required to provide mapping of any
kind for construction development. This would be a substantial expenditure.
Critical infrastructure is normally built above a 100-year flood plain such as railroad beds and
bridge abutments and decks.
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Therefore considering the effort required for detailed analysis, it was not considered
worthwhile to do detailed storm water design at this point of the proposed project. This is
normally done prior to final design. Hence, we used the existing infrastructure that we knew
about – a road bridge and railway bed and interpolation/extrapolation to draw out a predicted
100-year storm flood plain level. This appeared to be the best and most reasonable alternative
at this point of the development.
In conclusion, taking into account all of the above factors and known information at this time,
we produced the best estimate that we could for the information readily available at this point
in time without getting into rigorous (and costly) analysis of storm waters.
Development Permit Applications for parcels in the 1:100 year floodplain as shown on Map 7:
Predicted 1:100 Year Flood Plan shall be accompanied by the following information
requirements:
(i) Elevation of the site as prepared by a qualified surveyor or engineer;
(ii) Proposed elevation of main floor of residential buildings as prepared by a qualified
surveyor or engineer;
(iii) Statement and/or analysis which demonstrates the suitability of the development to
the site as compared to other locations on the parcel.
2.9.3 Development near water
The County of Kneehill Land Use bylaw does not allow any development within 125 feet (38.1m)
of a river, lake, stream, or other permanent body of water. However, this setback may be
reduced if supported by a report from a qualified engineer.
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Predicted 1:100 Year Flood Plan
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3 DESIGN PLAN
3.1 DEVELOPMENT PLAN
The purpose of the Badlands Motorsports Resort Area Structure Plan is to create a document
that will set out the principles under which the property will be developed.
The plan outlines the projected recreational uses, amenities, commercial uses, community uses,
provisions for open space and parks, housing types, infrastructure requirements, transportation
links, parking, design guidelines, and projected population and demographics.
The Badlands Motorsports Resort Plan presents a comprehensive approach based on the
principles and objectives required to implement the developer's vision for the property. The
plan will form the basis of the application for rezoning the site to a 'Direct Control District' to
ensure a level of quality, accountability and certainty for all those involved.
3.2 DEVELOPER’S VISION
The developer’s vision for Badlands Motorsports Resort is a world class automotive road course,
full service recreational resort and residential community. Layout of the entire project will be
designed to preserve and enhance the existing natural features and vegetation wherever
possible.
3.3 BACKGROUND, PROJECT RATIONALE, AND TARGET MARKET
3.3.1 Background
Currently in Alberta and Saskatchewan there is no motorsports road course. Race City
Motorsports Park, which was located in the City of Calgary, has closed. Race City Motorsports
Park was originally created as a spectator event facility but is was primarily used as a rental
facility that caters to owners of performance streetcars, but was ill suited for recreational
drivers. A large portion of the track was lined with concrete walls and there were multiple areas
with no safe run-off area. Consequently, many potential clients didn’t want to use the site and
those that did had to use caution or risk major damage. In addition, the facility did not provide
amenities such as sanitary bathrooms, restaurants, and adequate spaces for social events.
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3.3.2 Project Rationale
Despite the noted issues with Race City Motorsports Park, the demand for rentals and use of the
road course was exponentially increasing; indicating a growing interest in motorsports activities.
The road course was completely booked for every calendar date in 2010 immediately when it
began accepting bookings in November 2009. There are no other road course race tracks in
Alberta or Saskatchewan. The nearest similar venues are in Mission, B.C. and Gimli, Manitoba.
In January 2008, it was announced that the City of Calgary would terminate Race City’s lease of
the land and the road course facility would no longer be operational in 2010 (Logan, 2008). A
new facility is now required to meet the needs of the entire Province, and it should be designed
from the outset to meet or exceed the needs of the target market.
Due to the rapidly increasing demand for motorsports and the upcoming closure of this road
course facility, it is an opportune time for the development of Badlands Motorsports Resort.
BRDC has already purchased the necessary land, commissioned a preliminary road course design
by the notable race track designer, Alan Wilson, and obtained environmental and sound
assessments done by EnviroConsult Inc. and ACI Acoustical Consultants Inc., respectively.
3.3.3 Target Market
Our research has shown the target market for the use of a road course facility is males primarily
in the 30 to 60 year age range, who own high performance street automobiles such as Porsches,
BMWs, Corvettes, and Ferrari’s. They wish to have a facility where they can safely use their
investments in a legal manner. The target market rarely competes in competitive racing and the
usage is primarily recreational and for driver training purposes.
Therefore the plan is to develop a country-club style resort that will feature a European-style
road course, which is just over 6 km in length, and a non-spectator driving and instruction
facility for amateur motorsports enthusiasts.
BMR will not only provide a safe and enjoyable recreational facility for passionate performance
drivers, but with high quality professional instruction, it will also provide an excellent venue for
those seeking to improve their driver skill. Key elements of this instruction will include high-
performance driving techniques, safe driving skills, accident avoidance, and adverse weather
driving. A large spectator venue is not required or planned. However, rooftop observational
decks in the paddock buildings, clubhouse, and grass berms will allow for ample viewing areas.
Research done by BRDC has shown that the target market using this type of facility, based on
evidence from similar new developments across North America, has a desire for other non-
motorsports recreational activities and amenities that will attract their whole family to spend
time at the facility. In some ways, amateur recreational motorsports and driver education is
similar to other sports such as golf and skiing. And having a full service resort, clubhouse,
extensive recreational uses, and scenic geography is as beneficial to this type of development as
it would be for any world class golf or skiing resort. And similar to those equivalent
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developments, the users will want facilities that would allow them to be close to their chosen
sport on a regular basis and for storage of their gear.
This concept of a resort built around a road course was first conceptualized in North America in
the late 1990’s. Since that time, multiple facilities that follow a very similar model have opened
or are in the planning and construction stages.
To meet these demands, BRDC will create storage and residential structures that will be
available for purchase by its members. The storage facilities will be available to members to
store their vehicles, gear, and parts to obviate the need for transport. The residential units will
be vacation style condominiums, which will permit members to bring their families to the Resort
to enjoy, not only the driving courses, but also the non-automotive recreational facilities, and
the beautiful natural topography of the Rosebud River Valley / Canadian Badlands.
3.4 SITE SELECTION
There are many reasons why the site was selected for this type of development. The land of the
proposed development site has very unique topography. There is an upper plateau, embankment
of various grades and a lower river valley. To the west, there is a spectacular green river valley.
Immediately at the eastern edge of the site, the valley narrows and starts to form a canyon that
demarks the western edge of the Canadian Badlands that extends to Drumheller, Alberta. The
entire northern ridge in the middle of the site allows for gorgeous views of the river valley and
canyon. The significant elevations changes allow for a very interesting, unique, and exciting
course layout.
The geographical location lends itself perfectly to the concept of creating a world class
destination resort. In addition, the distance from the closest major urban area, Calgary, is ideal in
that it is far enough that individuals would want to stay for prolonged periods, yet it is still close
enough that they could come only for the day if required.
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3.5 BADLANDS MOTORSPORTS RESORT GOALS, CONFLICTS AND SOLUTIONS
3.5.1 Resort Goals
BRDC’s Board’s extensive research has identified the following resort priorities:
1. To develop and maintain the resort as a world class destination by:
A. Recognizing development limitations and integration of locational attributes.
B. Building a world-class automobile road course that will bring international recognition.
C. Developing a world class resort destination that will significantly increase tourism to
the region.
D. Providing extensive amenities which are desired by users.
E. Developing sufficient on-site accommodation to develop and enhance tourism.
F. Creating a community that has a distinct identity with a quality environmental and
architectural style.
2. To establish sustainable development that will ensure the long term stability of resort
operations by:
A. Minimizing debt obligations.
B. Developing sufficient resort housing to finance infrastructure and capital,
improvements which are critical for economic stability and long-term viability of the
resort.
C. Attracting a high volume of users to the resort. In addition to creating services to
meet the needs of its regular members, attracting out of province and foreign tourists
is essential.
D. Designing the resort for optimal use of infrastructure and capital improvements.
3. To co-operate with other interest groups in the vicinity by:
A. Avoiding interference with access to adjacent areas.
B. Encouraging and promoting managed use of natural resources.
C. Limiting development to that required for long term sustainability.
D. Maintaining the primary function as a recreational facility.
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3.5.2 Design Conflicts
The developer’s research process also revealed concerns relating to the environmental impact
that a large-scale development would have. Thus, two conflicting positions have emerged that
influenced the proposed Area Structure Plan:
1. Economic and recreational benefits associated with improved and expanded resort facilities.
Versus:
2. Preservation of wilderness areas and limited resort development.
3.5.3 Design Solutions
In recognition of these conflicting positions, BRDC proposes a development will resolve these
issues by ensuring the following principles and objectives are adhered to:
A. A least-disturbance policy will be followed to ensure very little of the natural
topography is disturbed.
B. Appropriate environmental planning throughout the resort development will essentially
enhance both the environmental and developmental conditions.
C. No residential or commercial development will be done in the river valley area of the
site.
D. The river valley will only be used for recreational purposes, including a portion of the
road course and other non-motorsports activities.
E. A network of paths, sidewalks and trails that links the residential and recreational
components, provides access to parks and open green space areas, and encourages
walking and cycling will be designed which will create a variety of recreational
opportunities.
F. A Landscape Management Plan will provide strategies to integrate the natural
environment with development.
G. Much of the recreational area will be open to the public, so that local residents and
tourists will be able to realize the natural beauty of the river valley and canyon which
are currently not accessible due to privately ownership.
H. Encourage neighbourhood involvement in ongoing environmental protection and
management.
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3.6 MASTERS DEGREE THESIS PROJECT, UNIVERSITY OF CALGARY, FACULTY OF
ENVIRONMENTAL DESIGN:
Due to the uniqueness of the project, the developer approached the University of Calgary to
enquire about having the project the basis for a thesis by one or more architecture students in
the Masters of Architecture Program at the University of Calgary. Fortunately the project was
accepted and was the basis of a one year thesis conducted by two architecture students, with
multiple University and Private Practice architects acting as advisors to the project. The Masters
Degree Thesis Project (MDTP) was completed in January, 2009.
3.6.1 Design Problem Statement
BRDC is aware of the negative assumptions the general public has on Motorsports recreation.
Many perceive the sport to be loud, inconsiderate of the environment and its resources, and
only affordable to a narrow income bracket. The Badlands Motorsports Resort development
offers an opportunity to redefine current trends and negative perceptions of Motorsports
facilities. The exploration of environmental and social sustainability is vital to this project.
Khuyen Khuong and Roy Kuo (M.Arch. candidates) developed an innovative motorsports resort
design to incorporate and respect the natural landscape, mitigate negative perceptions of
Motorsports, and provide alternate vision to current trends in motorsports resort development.
3.6.2 Project Goals and Objectives
GOAL: Developing a self-sustaining motorsports resort design that appeals to a broad
population and is integrated with the community and environment.
OBJECTIVES:
1) Design connectivity between people and programs within the Badlands Motorsports
Resort:
• Built form (Club House, Residential Units).
• Integration of motorsports facility with the rest of the community.
• Social spaces within buildings and community.
2) Design connectivity between resort and surrounding communities:
• Assisting the re-zoning process and permitting process.
• Developing social programs within the resort which incorporate other communities
(i.e. supporting or integrating the Rosebud Theatre into the resort design plan).
• Access.
• Impact (social, environmental, visual).
• Interpretive trail network and other recreational activities
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Incorporation of natural and historical topography of Badlands into conceptual
design:
• Energy efficient, blue-green systems incorporated into built form & community.
• Framing views.
• Environmental recreational activities like hiking trails, & horseback riding trails.
• Use of natural domestic vegetation.
Each objective will incorporate 2 major components:
1) Architectural scale
2) Community scale.
3.7 DEVELOPMENT PLAN COMPONENTS
The overall development plan as shown on Map 7: Development Plan A, and Map 8:
Development Plan B is comprised of 4 integral components, which are both geographically and
functionally independent:
1. Badlands Motorsports Road Course
2. Badlands Motorsports Paddock Commercial Zone
3. Badlands Motorsports Resort Clubhouse and Recreation Zone
4. Badlands Motorsports Residential Zone
The Badlands Motorsports Road Course and Paddock Commercial Zone comprise a distinct
entity from the rest of the development. This area will required to be completely fenced in to
ensure no wildlife or unauthorized persons enter this area. The zone will only be accessible
during business hours and there will be security measures in place to ensure no unauthorized
access occurs after business hours.
The Clubhouse and Recreation Zone and the Residential Zone will not be fenced off, which will
allow continuous access to the residential, clubhouse area, recreational activities and park
spaces. Wildlife would be free to roam these areas of the development at all times, as there will
be no motorsports activities occurring in this area.
Each component will be described separately in detail.
Bylaw 1597 Badlands Motorsports Resort Area Structure Plan Schedule "A"
Map 8
Development Plan A
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Map 9
Development Plan B
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3.8 BADLANDS MOTORSPORTS ROAD COURSE DEVELOPMENT
3.8.1 Road Course Introduction
Badlands Motorsports Resort Development Corp. will create an “Alan Wilson” designed
automotive road course to attract Motorsports enthusiasts and tourists worldwide. The design
of the road course will be sensitive to the surrounding environment and utilize many of the
unique features into the course design. The course will consist of 3 independent courses as
shown on Map 7, which can be connected together to create a variety of configurations. The
three courses will be on the upper plateau (Top Course), within the valley (Valley Course) and be
integrated into the embankment (Mountain course). The mountain course will be very unique
as the significant elevation changes will provide enthusiasts with a course that is extremely
exciting, challenging, and unlike any other existing road course in North America. Each road
course will be constructed with adequate infrastructure so it can be used independently and
simultaneously.
The Road course will operate similar to a country club golf course whereby members have the
right to use the facilities within club rules. Individuals will be able to purchase a membership to
the Badlands Motorsports Club (BMC). As members, they will be entitled to access the road
course on a regular basis. There will be a variety of membership packages available to support a
wide range of demographics. Each membership package will offer a specific amount of usage of
the facility per year, with the highest level of membership offering unlimited access to at least
one of the road courses for every day of the operating season.
In addition to offering various driving schools and recreational events to our members, Badlands
Motorsports Club will also provide driving instruction to non-members and will rent one of the
road courses to various amateur motorsports clubs on a daily basis, while ensuring that at least
one of the courses will be available to the private members at all times. This will allow multiple
groups (members and non-members) to simultaneously use the facility on any given day.
Therefore, many enthusiasts of all demographics will be able to use and enjoy the facility as
their budget permits.
In addition to the three connected Road courses, there will be a large paved area in the paddock
of approximately 12 acres. Portions of this paved area can be sectioned off so that slower speed
motorsports activities will also occur in these areas. This would include introductory driver
education, winter driver education, and autocross events.
3.8.2 Use of Facility
Proposed used of the facility may include:
• High performance driver education
• Recreational High Performance Driving events
• Safe driver instruction schools
• Teen Driving instruction
• Motorcycle training
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• Safe driving and accident avoidance training
• Winter driving school
• Solo sprint non-contact time trials
• Autocross Solo II events
• Amateur club level racing
• Manufacturer testing and product development
• Automotive journalist demonstrations and testing
• Automotive dealer test drives
3.9 BADLANDS MOTORSPORTS PADDOCK COMMERCIAL ZONE
3.9.1 Paddock Zone Introduction
The commercial and industrial zone development will be located within the Badlands
Motorsports Club road course paddock area. This area will provide services to Badlands
Motorsports Resort residents, local-area residents, tourists, and Badlands Motorsports Club
road course members and rental groups
3.9.2. Land Use and Building Types
The paddock commercial zone will be the main area of commercial development and will
function as the service and amenity focal point for the users of the Badlands Motorsports Road
Course. The amount and type of core area space has a direct relationship to the projected
number of users of the road course per day. Commercial uses that are complementary to the
motorsports enthusiast and tourist experience will need to be developed. The manner in which
the resort core is designed and the types of facilities established will determine the character
and ambiance of the resort.
The proposed Design is to have two building types in the paddock area. The larger 2 to 3 story
building(s) will be located along the main straight of the Top Road Course. This will host all of
the proposed operational requirements, personal, food/retail, and commercial uses listed below.
It is proposed that portions of this multi-use building will be leased or sold as commercial
condominium units to vendors, retailers, automotive sales/service companies, automotive
dealers or manufacturers.
The second building type will be one story garage condominiums that will be located along the
north, west, and east side of the paddock. These will be primarily for storage of vehicles and
equipment for members of the Motorsports Club. They will be available for sale to individual
members of the club for their own personal use. Multiple units could be combined to make
larger individual units depending on the needs of each client.
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3.9.3 Commercial Uses
Proposed commercial uses of this area will include:
OPERATIONAL REQUIREMENTS:
• Race Control Tower
• Driver training classrooms
• Administration offices
• EMT Station and Nurse Room
• Vehicle tech safety Inspection site
• Security
• Timing / Scoreboard
• Video screens displaying areas of the track for spectators
• Welcome and security center
• Registration office
• Instructors lounge
• Meeting rooms
• Theatre/presentation area
FOOD/RETAIL:
• Fast food:
- Food court / Cafeteria style
- Possible Franchises (Subway/Tim Hortons/etc.)
- Outdoor/rooftop patio
- Vending machines
• Merchandise:
- Convenience store
- Souvenir shop
PERSONAL SERVICES:
• Washrooms
• Storage Lockers with showers
• Day care
• Children’s play area / Recreational Arcade
• Financial services (Bank machine)
COMMERCIAL:
• Parts sales:
- Tuning shops with stores to display/sell performance parts
- On site installation/modification/race prep
- Safety equipment sales/rentals
• Car sales:
- Exotic/Specialty car showroom
- Track only car sales
• Track Car rentals:
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SERVICE:
• Car wash
• Gas station
- Unattended card lock facility for street and race fuel
- Attendant on duty for non-member sales when feasible
• Air and water
• Towing
• Service center / Tire sales and service
• General repairs.
- Tire changing service for race tire install
- Maintenance sales and service (oil changes/brake line flush/brake
pad install
- Valet prep so car inspected and track ready on arrival to facility
STORAGE:
• Parts Lockers for daily rentals:
- Storage of tires/jacks/tools
• Parts Lockers for daily long-term/member rentals/ownership:
- Storage of race tires on site
• Car storage:
- Storage of track cars on site
- Valet service for pick up and delivery to Calgary of stored cars
INDUSTRY:
• Maintenance offices
• Maintenance storage
PARKING:
• Spectator
• Competitors
• RVs
• Race Trailers
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3.10 BADLANDS MOTORSPORTS RESORT CLUBHOUSE AND RECREATION ZONE
3.10.1 Resort Concept Introduction
The developer’s goal is to create a comprehensive world-class resort that will attract tourism
both regionally and internationally. In addition, it is intended to develop amenities and
programs that create and promote a family atmosphere; a place where there will be activities
for the entire family to enjoy. This will serve not only the tourism market, but the club
members and users who may want to live or stay on the site for both short-term and long-
term stays.
The clubhouse and recreational zones are to provide services and amenities to the entire
family throughout their stay at the resort. In addition, it will allow for members and user’s of
the motorsports facilities a retreat to relax, socialize, and do other non-motorsports
recreational activities.
It is proposed that much of the clubhouse and recreational facilities will be open to the public.
A small proportion of the facility will only be accessible by club members. Many of the
services would be provided free or at discounted rates to club members, but non-club
members would have the ability to purchase the same level of amenities.
The clubhouse will also manage a proposed hotel-style condominium to be built adjacent to
the clubhouse comprising apartment style residential units. Club members will be able to
purchase these for their own use, but have the option of placing each unit into a rental pool,
which the clubhouse will manage as a full-service hotel. These residential structures will be
described in more detail in section 3.11.
3.10.2 Clubhouse use
The following commercial services and amenities could be included in the clubhouse space:
• High end restaurants & dining facilities
• Lounge / pub
• Patio or observation areas for viewing the road course and river
valley
• Sports/ billiards bar
• Conference rooms / meeting facilities
• Banquet rooms
• Business Centre
• Arcades & amusement facilities
• Children’s activity center / play area / education
• Day care services
• Tourist information centre
• Library
• Theatre for live performances and film
• Pro Shop
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• Poker Room
• Luxury Spa and Salon
• Daycare
• Gym
• Locker Facilities
• Squash courts
• Indoor pool
• Sauna
• Steam room
• Jacuzzi
• Financial services (i.e. bank machine)
• Administrative offices
3.10.3 Outdoor Recreational Facilities
The following commercial services and amenities could be included near or adjacent to the
clubhouse area:
• Tennis courts
• Volleyball court
• Basketball Court
• Playground
• Picnic area
• Putting Green
• Driving range
NOTE: Some services and amenities in the clubhouse and paddock may overlap. It anticipated
that the paddock area will focus primarily on the members/guests/renting groups during their
participation in the motorsports activities of the facility. The clubhouse area is planned to focus
on members those who want to relax and escape from the racing environment, or towards their
guests and family members who are not actively participating in motorsports.
3.10.4 Clubhouse Design
It is proposed that the clubhouse will be an upscale modern design, featuring unique
architecture that fits in with the environment. The current plan is for it to be situated on the
southern most point of the upper plateau near the river bank. The location will emphasize the
breathtaking views of both the Rosebud River Valley and Canyon and allow an excellent view of
the road course from many locations within of the building. The final plans and design will be
based on the Masters Degree Project.
3.10.5 Community Development, Parks, and Open Space Recreational Zone
In keeping with the resort theme, BRDC will use the natural topography of the entire site to
create environmentally protected community recreational use.
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3.10.5.1. Community Development
The development will provide a fully developed trail and sidewalk network linking areas within
the larger community. Outdoor recreation and activity will be encouraged. The plan will
provide walking and biking paths appropriate to the areas they are accessing. The preservation
and enhancement of open space within the site is a primary focus. Viewing platforms that allow
people to enjoy the magnificent vistas will be established as part of the trail networks.
Additional dedicated parkland includes natural open space.
3.10.5.2 Parks and Open Space
Due to the evolving nature of open space during the development process, the following are
specific open space objectives to be utilized during planning and development of Badlands
Motorsports Resort’s green space. Natural open space will encompass significant sensitive
ecosystem areas. The locations of natural open space will optimize greenway connections to
adjacent lands and parks. Badlands Motorsports Resort’s diverse topography and demographic
population will be served by a significant greenway and trail system. The trail system will
encourage walking and, where possible, cycling.
3.10.5.2.1 Development Guidelines:
• A significant multi-use trail system will be designed to accommodate walking,
bicycling and servicing users.
• Retention of interesting or significant landscape features will be a prime trail
design consideration.
• Trail surfacing may be granular, asphalt or concrete depending on location and
usage.
• The Park development within open space areas will be limited to the following
improvements:
-Trails/ access roads.
-Viewing platforms.
- Creek/ drainage enhancement
- Interpretative signage.
• The facilities are to be designed to minimize construction and long term impacts
to the existing landforms and vegetation.
• A wide range of users will be accommodated.
• Maintenance and service access will be provided.
• Construction materials will be durable and locally sourced.
3.10.5.2.1 Water Buffers
Significant green belt corridors are being provided for habitat protection along the
various watercourses throughout the property.
3.10.5.2.2 Greenways (Wildlife Corridors)
The layout and enhancement of all open spaces will consider the importance of
wildlife corridors for seamless movement of animals and birds.
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3.10.5.3 Recreational Activities
Proposed activities offered that may be available on the site:
• Hiking.
• Mountain Biking.
• Horseback riding.
• GPS adventure tours
• Outdoor Survival tours.
• Orienteering.
3.11 BADLANDS MOTORSPORTS RESORT RESIDENTIAL ZONE
3.11.1 Residential Concept Introduction
The Badlands Motorsports Resort will provide member’s residences and tourist accommodation
for visitors who are either taking a Motorsports holiday or just visiting the Canadian Badlands.
The accommodations will feature a variety of unit types that will allow for a combination of
suites and rooms. The units will be connected to the Clubhouse by walking trails. The buildings
will fit into the environment and compliment and blend with the natural features of the site.
Condominium units will be offered to members to purchase. All owners will be offered the
opportunity to place their condo in a rental pool for revenue purposes. This will allow owners to
receive a return on their investment while ensuring their units are well-maintained at all times.
The rentals will be managed by the clubhouse operations as a hotel concept for
vacationers/tour groups
3.11.2 Housing Types
The following provides a brief description of future housing types, characteristics and
expectations:
• At Badlands Motorsports Resort, initially there are two proposed housing types:
apartment style suites and attached town homes. These are to be individually owned,
but may be rented when not owner occupied.
• The apartment style condominium units are planned to be adjacent to the clubhouse,
and are expected to entail the majority of the units which will be managed as hotel-type
accommodation for short term stays. The attached town homes are proposed to be
located along the Northern Bank and allow for spectacular views of the Rosebud River
Valley, Canyon, and Road course.
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3.11.3 Comprehensive Site Plan
The topographic constraints of Badlands Motorsports Resort make it difficult to provide the
detailed survey information in this planning stage of the development. As the phases of
Badlands Motorsports Resort proceed, more detailed environmental information will provide
the data necessary to design the preferred locations of roads, lots, building envelopes and
environmental protection.
Details of the Comprehensive Site Plan are discussed in more depth in section 3.15.
3.11.4 Residential Community Planning Guidelines
The following are proposed guidelines that will be followed for the Comprehensive Site Plan:
• Numbers of units will coincide with and complement the number of drivers the road courses
and number of guests the resort can accommodate per day.
• Minimum Setbacks:
o Setbacks for all uses shall be established for each parcel on the comprehensive site
plan, and shall address stability
• The minimum separation between buildings/structures on the same parcel as well as those
on adjacent parcels will be defined.
• All fences and landscaping will be designed as part of site plan. Soft landscaping such as
hedges or plantings may be utilized on side and front lot boundaries.
• Trees outside of the building envelope will be preserved wherever possible and use native
plants will be used in boulevard landscaping.
• Meandering sidewalks or trails, where practical, shall provide pedestrian access along
boulevards and encourage pedestrian activity and linkages to public amenity areas.
• Vehicle traffic areas shall be kept to minimum allowable widths, but will be able to
accommodate emergency and service vehicles.
• Adequate parking to service the needs of visitors will be provided.
• Parking areas will be able accommodate at least two vehicles and/or recreational vehicles.
• All public areas will be lighted for security.
3.11.5 Residential Architectural Design Guidelines:
The following are proposed guidelines that will be followed for the Housing architectural design:
• Architectural design guidelines and will be maintained to ensure that a high standard and
quality presentation is established throughout the resort area.
• The provision of privacy in residential areas and the avoidance of potential conflict between
adjacent land uses shall be resolved through site design considerations such as building
placement, window locations, visual screening and the adequate buffering and separation of
potentially incompatible areas, as per Alberta Building Code.
• A very high standard of construction will be maintained throughout to fit with the overall
resort theme.
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• Indigenous materials such as native rock, wood, and glass to integrate buildings with the
surroundings will be utilized. .
• Durable building materials will be used throughout.
• Energy efficient, blue-green systems will be incorporated into built form & community.
• Special design consideration shall be given to the potential noise impacts of facing an
automotive road course.
• Key viewscape corridors will be identified and enhanced.
• All Town homes will have frontage along the Top Course of the Badlands Motorsports Club.
• Each unit is proposed to be optimally situated along the bank to provide breathtaking views
of the river valley, Canyon, and road course.
• Up to three story structures are planned with a garage/storage on the main floor and living
areas on the top two floors.
• One bedroom/one car garage, two bedroom/two car garage, and three bedroom/three car
garage units are planned.
• Garages may be customized as showcase garages with high-end finishing’s, cabinetry, tiled
flooring, and glass garage doors to showcase the owners vehicles.
• Rooftop terraces to provide an observational deck of the entire track and river valley may be
offered.
• Adjacent to the clubhouse will be one or two apartment style condominium units. These
will be one or two bedroom apartments with underground parking.
• These units will consist of the majority of the rental units that will act as a hotel operated by
the clubhouse.
3.12 INFRASTRUCTURE
3.12.1 Water Supply
Badlands Recreational Development Corp. has made an application to the Aqua Seven Water
Services Commission to provide potable water to the resort. The Commission has agreed to
supply the water required for the resort, however it is not presently possible to hook up to a
Kneehill waterline without it being extended to the site.
The Commission was set up to find a solution to regional water shortages while accommodating
population growth and economic development. It pumps water from the Red Deer River, treats
it in the Town of Drumheller and delivers it, via pipeline, to communities in the southern aspect
of Kneehill County including Acme, Carbon, Linden, Beiseker, Irricana, and the M.D. of
Rockyview.
Badlands Motorsport Water Feasibility Study
BRDC made a Non Adjacent Water Modeling Application and paid the required fee for the
County to undertake a water study to determine what lines need to be placed in the ground to
the development site and their approximate cost. The County engaged TNT Canada
Consultants Inc. (TNTCC) to provide a water feasibility study: which would identify the water
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system requirements and a preliminary cost estimate for servicing a new development south of
the County located in SE, SW, NW of Section 22, TWP 27 RRT 21.
Water Demand Criteria
TNTCC has used the following Criteria’s:
• 60 Condo’s (2 residential/condo; 125 Townhouses(2.5 resident/Townhouse);
• Commercial and recreational components (offices, club house, paddock area, food retail,
car wash);
• Water Usage per day per capita: 360L;
• Total Capacity Population: 1400;
• Maximum Daily Demand Factor: 2.5;
• Fire Protection Commercial: 270 L/sec for 1 hour.
Water Demand Analysis
TNTCC has used some guidelines form Alberta Environment for the following results:
• Total Average Daily Demand: 504 cubic meter/day
• Water Supply Requirement: 16.5 L/s or 1386 cubic meter/ day
• Reservoir Storage: 1300 cubic meter
Water Supply Analysis
TNTCC is assuming that the Aqua Seven Water Services Commission (ASWSC) has enough flow
and pressure to supply the required development.
Proposed Waterline System
The proposed waterline will come south from Kirkpatrick for an approximate distance of 24 km
to the development site and will include:
1. A pressure reducing station required at tie-in to the present ASWSC line to reduce
pressure to 170psi;
2. Due to a high change in elevation, an approximate 7,000m of pipe must be rated to
300psi (i.e. HDPE DR 7.3) and the rest rated to 200 psi (i.e. HDPE DR09):
3. A minimum of a 150mm pipe diameter is required to ensure proper flow;
4. The waterline for the most part can be directional drilled;
5. Some of the areas need a site visit to ensure if construction is feasible.
Preliminary Cost Estimate
The proposed water supply system will include an Above Ground Reservoir and a Pumphouse,
including the necessary pumping equipment. The cost for the system will be approximately 6.2
million. The newly placed lines are to deliver water to this multi-lot development and all the
costs shall be borne by the developer. The County will become the owner of, and be
responsible for the future maintenance and upgrades of the distribution line. BRDC will own
and be responsible for the waterlines on their side of the riser only. All distribution lines will be
built to County standards. The County will assume the responsibility of dealing with a
contractor or assume the role of the contractor for the waterline installation. It should be
noted that other options may be explored (i.e. a different route for the waterline may be that it
will go all the way south before turning east, instead of following the proposed road access
route proposed by the feasibility study).
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3.12.2 Water Design Criteria and Requirements
Design is to be based upon current Alberta Environment Standards for Potable Water. In the
final build-out of the site the water system will be looped for fire protection purposes. The
water distribution system is shown on Map 10: Water Distribution Network.
The water requirements/design criteria for BMR development will be defined using the resort
Total Carrying Capacity as discussed in section 3.18. For the residential development, design
criteria of 2.5 people per housing unit and an average 55% occupancy/usage factor over the
road course season will be used.
A. Proposed BMR Water Requirements:
Alberta Environment’s “Standards and Guidelines for Municipal Waterworks, Wastewater and
Storm Drainage Systems” note that “water supply should be designed for at least 110% of the
projected maximum daily design flow”. Any water supply source should be capable of meeting
the resort’s maximum day water requirements. The water system for domestic consumption
purposes will be designed to supply a projection of 1,400 people.
B. Fire fighting Water Supply
Design of the piped water system will include sufficient storage for fire-fighting purposes in an
underground reservoir and includes standby fire pumps for firefighting. The Insurer’s Advisory
Organization recommends the ability to flow at approximately 800 Igpm (3640 l/s) for a duration
of 1.5 hours. This would equate to a fire storage requirement in the order of 72,000 Igal.
C. Water Distribution System
Typically, a water distribution system is designed to supply and deliver peak hourly water
demands or maximum day demand plus fire flows, whichever is greater. Further, the
distribution system is designed to handle normal operating pressures between 350 kPa and 550
kPa (50 to 80 psi) under a condition of maximum hourly design flows. Water mains designed to
carry fire flows should have a minimum inside diameter of 150 mm (6 inches).
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Map 10
Water Distribution Network
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3.12.3 Sanitary Sewer / Wastewater Treatment and Disposal System
Design standards used for wastewater disposal are the current Alberta Environment Standards
and Provincial Standards. Only sanitary waste water will be collected in this system. The water
distribution system is shown on Map 11: Sanitary Network.
The system will be a gravity-based piped system consisting of manholes and PVC pipe sized for
the population to be served and the anticipated water demand.
Due to the nature of the project, it was determined that a wastewater lagoon would not be
favourable due to aesthetic reasons. A wastewater package plant will be utilized to avoid using
extensive land, to avoid odours associated with a wastewater lagoon and for appearance
reasons. A package plant with rotating biological contactor, screens etc. would be totally
enclosed in the controlled environment of a building.
Ultimate build-out for the site with maximum attendance at events is estimated to be 1100
people. Sizing of the plant can be done for the entire build-out or in stages depending on the
phasing of the development of the site.
Disposal of the effluent is to be a combination of a new marshland and/or irrigation system
located above the 100-year flood elevation. An irrigation system is to be approved by Alberta
Environment. There is adequate room at the site for both due to the low density of dwellings
and buildings. Solid waste from the plant is to be transported to a sanitary landfill.
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MAP 11
Sanitary Network
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3.12.4 Wastewater Treatment Plant
A wastewater treatment plant (WWTP) will be required to service the development. Badlands
Recreation Development Corp. engaged the services of A & T Engineering Services to produce
the conceptual design of the sewage treatment system as shown on Figure 11.1: Biological
Sewage Treatment Plant Conceptual Design and the wastewater treatment plant as shown on
Figure 11.2: Compact Biological Wastewater Treatment Plant. The intent is to acquire a
modular membrane bioreactor packaged plant from a wastewater technology company. The
plant will have a robust wastewater treatment process with inherent features designed to
reduce maintenance and provide reliable and efficient wastewater for the development.
Membrane bioreactor systems are proven and ideally suited for land development sites, golf
courses, resorts, small municipalities and industrial projects. Because of their modular design
these types of treatment plants can be easily expanded to meet growing needs of the limited
supply of potable water to support communities and industries, the increased cost of water and
wastewater treatment, and stricter environmental regulations.
BRDC is committed to ensuring the highest water quality standards are met and the wastewater
treatment plant will be a tertiary treatment plant designed to meet and exceed the quality
requirements currently being formulated by the Province. These standards are among the most
stringent in North America and require leading edge technology. The wastewater treatment
plant will use best available, demonstrated technology. Approval and licensing of a wastewater
treatment plant is done under the auspices of the Alberta Environmental Protection and
Enhancement Act. The approval will be issued by Alberta Environment based on the submission
of a complete application, Process and Instrumentation Drawing, a Process Flow Diagram and a
detailed description of the various components. BRDC will obtain a letter of intent from Alberta
Environment to approve a permit for the WWTP and it shall be provided to the Kneehill County.
BRDC will enter into development agreements for construction of the wastewater and sewage
treatment plant. BMR will bear the full cost of operation and maintenance of the plant.
The sanitary sewage system for the Badlands Resort development shall be designed to
adequately and efficiently serve the ultimate development of the area. The location, size and
general standards of the sanitary sewage system shall conform to the latest edition of the
Standards and Guidelines for Municipal Waterworks, Wastewater and Storm Drainage Systems
(January 2006) and to the Kneehill County engineering design guidelines. Protection of the
Rosebud River water quality will be high priority.
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Figure 11.1: Biological Sewage Treatment Conceptual Design
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Figure 11.2: Compact Biological Wastewater Treatment Plant
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3.12.5 Stormwater Management
BMR has engaged Rase Engineering Ltd. to develop a Conceptual Stormwater Management
Plan, as shown on Map 12: Storm Network, which includes information necessary to evaluate
the environmental characteristics of the project site, the potential impacts of all proposed
development of the site on the water resources, and the effectiveness and acceptability of the
measures proposed for managing stormwater generated at the project site.
Design standards used for storm water disposal conform to the current Alberta Environment
Standards and Provincial Standards.
Most of the project area has minimal impact on the local environment consisting of access roads
and residential housing.
In the vicinity of the condo/hotel and garages there are more substantial expanses of paving and
a piped sewer system will be designed to handle the run-off from storms. In the vicinity of the
garages, where there is a potential of oil spills, there will be a skimming manhole to allow
interception of any oil spills. The water from these paved lots will be directed toward a storm
water pond for storage and irrigation purposes. However, due to the low precipitation in the
area, it is anticipated that the storm water pond will become a marsh land and evaporation will
dispose of the runoff. At the homes located at the ridge areas, land is to be sloped away from
the ridge in order to reduce long-term erosion of the gullies and land formations.
Storm water runoff from the road course will be minimal and will be handled by gently sloped
swales and ditches along the road course. Spills of oil and fluids from vehicles on the road
course are likely to be less than a regular highway. This is due to road course standards
whereby any spills result in stoppages in use of the course and are cleaned up immediately upon
occurring. Slippery spills/fluids are not acceptable on road courses for safety reasons.
Furthermore, road course vehicles are inspected regularly before going on the course for any
fluid leaks. Vehicles with leaks are not allowed on the course. Hence, the occurrence of fluid
leaks on the road course will be less than public highways resulting in less contamination of
storm water and ground water.
During construction, Best Management Practices will be used to control runoff and
erosion/sedimentation with minimal stripping of vegetation, straw bales, ditches, silt fences and
other means as deemed necessary in order to prevent any contaminated runoff from the site
into local water ways.
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Map 12
Storm Network
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3.12.6 Electrical Power
Fortis Alberta will provide electrical power from Rosebud, AB. The power lines to the site will be
above ground. At the site boundary, all electrical lines will be buried and supply all structures on
the site via underground lines.
3.12.7 Gas Supply
Rosebud Gas Co-op Ltd. will provide all natural gas requirements to the site via an underground
pipeline.
3.12.8 Telephone and Cable
Shaw or Telus will provide telephone, High Speed internet and television cable to the site via
underground lines.
3.13 TRANSPORTATION
3.13.1 Access Roads
There are three access routes to the Plan area. The shortest and flattest route from a paved
road is by exiting Secondary Highway 840 north of Rosebud onto Township Road 274. The first
two miles are gravel with a solid base that service oil & gas industry vehicles. There is a Road
Allowance that would allow this road to continue one mile and arrive at the NW corner of the
Plan area, but this is incised by a deep coulee. Currently, there is detour route via Range Road
214, to an unnamed un-surfaced road, and then to another un-surfaced route on Range Road
213. This arrives at the NW corner of the Plan Area. This route is entirely within the Wheatland
County. This road would need to be significantly upgraded and paved before this road could
serve as a secondary access road for users of the road course, service vehicles, and transport
vehicles. There are no immediate plans for upgrading this road, but there may be in the future
as it has the potential for being a secondary access route to the site.
A second access road enters the project from the south via Township Road 271A/272, which is in
Wheatland County and connects to Highway 840 immediately south of Rosebud. This road is
gravel and well maintained. It connects to Range Road 212 that extends north into the River
Valley. As the road descends, it has a steep valley wall on one side and narrows significantly to 7
meters. In the valley, Range Road 212 crosses the old railway from Wheatland to Kneehill and is
the eastern border of the Plan area. There is a wooden bridge that allows single lane traffic to
cross the Rosebud River, which is within Kneehill. As Range Road 212 descends into the valley,
the road would have to be widened and safety measures employed to allow two lane traffic. No
large vehicles, trailers, service vehicles would enter from this route and it is anticipated that the
traffic volume on this road would be low. There are no plans to upgrade this access route and
use of it will be discouraged.
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Access from the North occurs by exiting Highway 9 at Range Road 213 which goes south for 2
miles then turns east into Township Road 280 for 1 mile, then turns south on Range Road 212 to
arrive at the north east aspect of the Plan area. These are currently Kneehill serviced gravel
roads, but are narrow and have steeper grades than the western access route since Range Road
212 extends into the valley floor. Range Road 212 also acts as the eastern Border of the
proposed development site.
Within the Plan area, Township Road 274 and 274A is a dirt trail that traverses through the
property and connects the River valley to the upper prairie. It can only be used during dry
periods, and is difficult to use without a truck or 4WD vehicle.
The initial plan was to have the main road access to the site coming from the west, from
Highway 840 north of Rosebud. This route would require extensive upgrading and new
construction to develop an adequate paved roadway to the development site. After subsequent
evaluation and consideration it was decided that a more suitable road access to the site should
come from the north from, Highway 9, as discussed above in Section 2.6 Transportation – page
28.
3.13.2 Roads within the site plan
Existing Township Road 274 and 274A would be within the site area. Public access to these
roads would be maintained at all times. Paving would be required to allow users of the facility
to access the areas of the development within the Valley.
Range Road 213 along the western boundary of the site would also have to be paved once the
clubhouse and residential condos are completed to allow access to these buildings.
A new paved private road would have to be constructed that would follow along the northern
ridge to allow access from the clubhouse to the residential condos along the ridge. The road
could connect Range Road 213 to Township Road 274A. The connection would have to go under
the proposed Mountain Road Course via a tunnel or over via a bridge.
There is an existing private road that exits Range Road 212 and provides access to the Husky Oil
surface gas well. If this gas well remains operational, the road to the well will have to provide
24 hour access. The road may have to be slightly reconfigured to fit in with the development,
but the accessibility of the road will not change.
3.13.3 Traffic and Circulation
A. Traffic
Traffic within BMR will be greatest on weekends, long weekends and holidays. Traffic will be
heaviest in the morning when the greatest numbers of drivers arrive for the day. There is a
second peak in the later afternoon when the remaining drivers arrive for the later sessions. This
peak is usually lower than the morning peak.
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The maximum amount of traffic will be ultimately determined by the maximum number of
drivers the road course can accommodate. This is discussed in more detail in section 3.18.
B. Circulation
New private roadways will be developed within the proposed resort core to provide circulation
through the new residential development, clubhouse, recreational facilities and parking lots.
Circulation within the residential areas of the resort will be light as it will be limited primarily to
members who own their own residential unit, or guests of the recreational facilities.
3.14 PARKING
All resort parking shall be in accordance with the Badlands Motorsports Resort Carrying Capacity
as discussed in section 3.18. The total number of parking spaces will be provided according to a
master parking plan and shall include all public and private parking areas. There are five distinct
types of parking requirements which will be addressed.
3.14.1 Road Course vehicle parking
As discussed in section 3.18, it is estimated that up to 400 vehicles could use the Road Courses
per day. There must be enough space in the paddock areas of the Road Courses to
accommodate these vehicles, although, it is estimated that only half of the total vehicles per day
would be in the paddock areas at one time.
Many members of the resort will wish to store their Road Course vehicles on site. There will be
ample space available in the paddock garages that will be both sold as subdivided
condominiums or leased on a yearly basis. In additional, members who purchase residential
condominiums will be able to store their vehicles in their attached garages.
3.14.2 Road Course User’s support vehicles parking
Because many members will be storing their Road Course vehicles on site, there must be
accommodations that will support parking for their vehicles used as transportation to and from
the facility. In addition, it is estimated that approximately 10% of Road Course vehicles will be
towed on trailers, so there should be parking available in the paddocks that could support up to
50 truck and race trailer combinations.
3.14.3 Resort parking
It is anticipated that many visitors to the resort will only be using the Clubhouse and other
recreational activities. There must be ample parking space in the clubhouse zone to
accommodate these users.
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3.14.4 Residential parking
Each residential town home should have a 2 to 3 car garage. In addition, driveways for each
condominium should be able to support at least 2 additional vehicles. Each apartment style
condominium unit should have one to two underground parking stalls.
3.14.5 Service vehicles
Adequate parking for staff as well as service vehicles such as ambulances, tow trucks, and
maintenance vehicles will need to be accommodated in the paddock commercial zone.
3.14.6 Parking design guidelines
The following are proposed guidelines that will be followed for the Parking design plan:
• Parking lots for the paddock area and clubhouse area should be within reasonable walking
distance to the amenities they service to encourage use of the resort facilities.
• Car parking for residential and commercial areas are to be visually screened from sidewalks
and residences, and prevented from dominating the streetscape.
• In the resort clubhouse area and cluster housing developments, parking lots should be broken
into smaller areas with landscape dividers or other elements.
• Access driveways should be designed to use a minimum of paving. Desirable materials include
brick, concrete pavers, concrete, exposed aggregate, asphalt, or combinations of the above to
complement the building material requirements and natural environment.
• Free-standing parkades will not be allowed except where they form a basement in the
clubhouse centre or in a cluster housing development.
• Convenient parking for seasonal access to homes is required.
• Tree buffers will be maintained wherever possible.
• Allowances for snow ploughing and storage are necessary.
3.15 COMPREHENSIVE SITE PLAN
A comprehensive site plan will be supplied for the development permitting stage.
3.15.1 Comprehensive Site Plan Requirements:
A. A comprehensive site plan shall be provided for the purposes of a subdivision and/or
development of land in this district to assist authorities in the approval of orderly and
aesthetic resort development. This will form the basis of the permitting application stage.
B. The comprehensive site plan shall show:
i. The proposed site location relative to adjoining properties/sites for both reference
purposes and to assist in the evaluation of the spatial relationships between buildings.
ii. The intended parcel dimensions and development footprint of all proposed buildings.
iii. The type of dwelling and number of residential units.
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iv. All setback dimensions from parcel boundaries including: buildings, decks, patios,
landings, eave overhangs, fireplaces, stairs and retaining walls.
v. Landscaping.
vi. All parking and loading/unloading areas.
vii. All refuse storage areas.
vii. Other information as deemed necessary by the County.
3.16 DESIGN GUIDELINES FOR ARCHITECTURE AND PLANNING
BMR wishes to ensure that new development occurs in a way that fulfils the BMR community
vision. Thus it is essential to establish development objectives and design parameters to assist in
accomplishing this goal.
The detailed design guidelines form a series of recommendations for public spaces including road
corridors, streetscapes and multi-family and commercial building form and character. The design
of the new residential area, road course and resort proposes to preserve and augment the
character of the landscape.
The plan is intended to give a conceptual picture of how the lands may be developed, provided
that the necessary environmental and planning studies are satisfactorily completed and the
necessary approvals are in place.
The Badlands Motorsports Resort Development design guidelines are intended to create controls
to ensure that the development:
• is constructed to high standards;
• meets or exceeds the environmental goals of this plan;
• creates a distinctive neighbourhood;
• utilizes a high standard of landscaping;
• creates a unique visual presence identifying the Badlands Motorsports Resort.
3.16.1 Design Guidelines for Architecture and Planning
To meet the developers overall objectives, the following standards must be applied:
A. Resort theme:
• The resort theme should be evident in the design elements of each building on each site.
• A “village” focal point or resort core will be created, recognizing the linear nature of
resort.
• Creation of a “sense of arrival” through gateway entrance features and include:
o Significant attention on landscape features
o Vegetative screening
o Coordinated entrance and information signage
• Response to the topography with all buildings and site modifications.
• Pedestrian connections/walkways will be created between parking lots, activity areas,
and residential areas.
• Promotion of the pedestrian nature of the village by minimizing vehicle traffic and open
parking in the core area.
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• Buildings shall be sited and oriented to provide usable space for entertaining, utilities,
storage, recreational areas and views.
• Unsightly storage and utility areas or kiosks shall be screened. Refuse containers, in
particular, must be enclosed and fully screened from the main streets and from other
buildings.
• Accessibility from indoor areas, ability to capture sunlight and summer breezes, aural
and visual privacy, and safety shall be considered when providing outdoor private or
semi-private space.
• Dramatic views and sight lines will be preserved and enhanced.
B. Appearance:
• The exterior cladding and appearance of buildings should result in architectural integrity
and visual harmony.
• Utilize distinctive architecture and finishing materials such as:
o Stone
o Heavy timbers
o Materials and colours that are selected to be compatible and reflect the
surrounding natural landscape, textures and colours
o Desirable materials include stone walls, stained wood, cedar, fibre–cement
roof tiles in ‘natural colours’, metal roofs in natural colours, natural slate,
river rock and timber detailing.
• In order to foster a safer, more community-oriented environment, tall fences that
extend forward of the front building face are not encouraged.
• If a fence is necessary for child safety, privacy or noise control, a partially voided,
articulated fence in combination with planting and natural materials in keeping with
the environment and the building, is encouraged.
• Low rock walls and hedges are encouraged.
C. Weather induced requirements:
Weather induced requirements to be addressed within the resort core include:
• Delineation and protection of pedestrian corridors
• Sheltering and shading building masses
• Sheltering outdoor amenity areas from extreme winds
• Materials will also be required to be of good quality suitable for climatic conditions
and the desired neighbourhood image.
D. Energy Conservation requirements:
• Siting and orientation of buildings in a manner that will increase the energy efficiency
and subsequently reduce the cost required for heating, cooling and lighting is
encouraged;
• Openings on the west sides of the building to catch the westerly summer breezes and
on the opposite side of the building to assist in cross ventilation are encouraged.
• Higher openings or roof ventilation designed to expel summer heat is encouraged.
E. Environmental Protection requirements:
• Avoid sensitive ecological areas.
• Preserve wildlife corridors.
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• Minimize lighting and noise generation to decrease potential for wildlife/human
conflict and wildlife habitat impact.
• Environmental requirements are discussed in more detail in Section 3.17.
The development or subdivision authority may adopt additional guidelines as a further basis on
which to evaluate the comprehensive site plan.
3.17 DESIGN GUIDELINES FOR ENVIRONMENTAL PROTECTION
Development and management of the resort will be guided by an Environmental Management Plan that
addresses environmental issues relevant to the location and operation of the facilities.
3.17.1 Environmental Mission Statement
Badlands Motorsports Development Corp wishes to make a positive difference in the region by
adopting environmentally responsible initiatives to minimize the impact on the environment
and to be a leader in environmental responsibility for all area users.
3.17.2 Environmental Fund
Badlands Motorsports Resort intends to create an Environmental Fund. This Fund will be used
to study, plan and mitigate the environmental impacts of all use and users in the region.
Funding will be based on membership yearly dues. Each year the Environmental Management
Committee will review potential projects and recommend projects to the Board of Directors for
consideration.
3.17.3 Environmentally Sensitive Area
Kneehill County has designated the site an environmentally sensitive area. The development of
a community such as Badlands Motorsports Resort will have potential impact on the existing
environment. Whenever people enter the natural environment, there is some impact. When the
number of people increases and when facilities are constructed, that impact is elevated.
Severity of impact depends upon several factors including facility location, facility design and
facility operation.
BMR will minimize the risk of environmental impact through careful location, design and
operating procedures. All development plans must be based upon the purpose of preserving
and enhancing sensitive ecosystems wherever possible, and will preserve or enhance general
habitat, biodiversity and natural environment regimes across the entire Badlands Motorsports
Resort area.
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3.17.4 Environmental Issues Mitigation
As a resource user, BMR recognizes and accepts its responsibility to design, construct and
operate its facilities in a manner that maintains the potential for environmental impacts at an
acceptable level.
BMR will also work co-operatively with relevant Government agencies including Alberta
Environment and Alberta Sustainable Resource Development to ensure an ongoing mechanism
to detect and respond to potential issues as they arise.
3.17.5 Environmental and Safety Operations Manual
BMR will prepare an Environmental and Safety Operations Manual that outlines standards and
procedures to minimize any environmental impacts from resort facilities and operations as well
as to provide a high level of public and employee safety. The manual will be intended for many
purposes including orientation and training of employees. As a reference resource, the manual
will be modified and improved whenever knowledge and experience demonstrates that there is
a better way of doing things. BMR will require all employees to comply with the measures
outlined in the Environmental and Safety Operations Manual. Employees will be strongly
encouraged to report any situations that pose a threat to the environment or to personal safety
that are not covered in the manual and to make recommendations to improve such situations.
3.17.6 Environmental Protection Plan Objectives
The overall objective of the plan is to minimize impact, enhance natural features and to
integrate the project into the surrounding natural environment.
The objectives of these design guidelines are intended to ensure that:
• Environmentally sensitive areas are preserved and enhanced.
• General habitat, biodiversity values and natural environment regimes are preserved
and enhanced where possible.
• That riparian values are preserved and enhanced, and that the slope instability and
erosion are minimized especially in areas adjacent to water bodies.
• The impact of road course construction and maintenance on the surrounding
environment is controlled to acceptable levels.
• Retention of sensitive ecosystems is maximized.
• Large areas of open space are protected which will allow for significant vegetation,
wildlife and habitat protection.
• Wetlands are retained and protected (“no net loss of wetlands”).
• All potential impacts during and post construction and mitigated.
• The development enhances the natural features of the site.
• Post development stewardship of the parks, open space areas, environmentally
sensitive areas is promoted.
• A Sediment and Erosion Control Plan is adopted which implements EnviroConsult
Inc.’s management guidelines to mitigate impacts during and post construction.
• A Comprehensive Stormwater Management Plan is adopted to control peak and low
flows.
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3.17.7 Sensitive Ecosystems
A. Riparian Areas
No development is planned in or adjacent to Riparian areas. There shall be no potential
hazard, to the riparian area, of leachates from pesticides, herbicides, fertilizers or landscape
materials (e.g. bark mulch, gravel).
B. Vegetation and Plants
Every effort should be made to preserve veteran trees, shrubs and plants, where practical
and safe, and to identify these in a conspicuous manner so that the public may be made
aware of their present and future value, and the reason for their preservation.
C. Wildlife Habitat
The project area provides seasonal and year round habitat for a diverse range of wildlife
species. Given the current concept plans and the proposed activities for the motorsports
resort, there is potential for wildlife-related impacts to occur and a full Biophysical Impact
Assessment (BIA) has been undertaken. The BIA outlines the project-related impacts of the
proposed development and includes mitigation measures to minimize these impacts to an
acceptable level.
Based on the high wildlife habitat capability of the area and the confirmed presence of
special status species in the project area, several mitigation measures will be implemented
in order to reduce potential project-related impacts associated with wildlife to an
acceptable level.
Allowing for the continuous movement of wildlife through the project area between key
habitat patches is an important factor. The existing wildlife movement zones within the
project area provide a passageway for wildlife from the upland areas into the riparian,
lowland, and river valley habitats in the project area. Disturbances to these movement
zones and associated vegetative cover will be avoided as much as possible throughout all
phases of the project. The road courses will be securely fenced in to protect the public and
wildlife from the road course activities and will be patrolled at all times when use is
occurring.
Because the facility will be operational on a limited basis in the winter, when many species
rely on the ravines and lowland areas for food and cover, the impact on local area wildlife is
decreased. Also, because the proposed road courses will operate primarily during daylight
hours, impacts on wildlife will be greatly reduced. A speed limit of 30km/hr is proposed
within the project area outside of the enclosed road course and construction activities will
be limited to daylight hours to allow wildlife to move through the area during their
nocturnal activities. During the operations phase, speed limits and wildlife signs shall
remain in place, and a plan to minimize human traffic through the heavily used wildlife
habitats shall be implemented. A recreational trail system and environmental education
program is proposed to discourage off-trail use and to minimize disturbance to wildlife.
The riparian communities containing abundant aquatic vegetation at the centre of the
project area are a significant resource for wildlife and warrant special protection. This area
contains sensitive habitat that can be easily disturbed by human activity. Therefore,
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development activities will be set back a minimum of 10 meters from the riparian zone.
Based on current concept plans, the proposed road courses will avoid direct disturbance of
the wetlands.
The Rosebud River banks and riparian areas associated with them shall remain undisturbed.
The aspen stands in these areas support numerous songbird and raptor species. Any
pathways leading to sensitive areas (i.e. the North ravine and the Rosebud River valley) will
be in the form of a raised boardwalk to protect the underlying vegetation, to reduce
erosion, and avoid off-trail use. All recreational trails associated with the motorsports resort
will be clearly marked to discourage off-trail activities. Visitors and residents will be
educated about the value of the area as a grassland ecosystem and the importance of the
site to local area wildlife. Interpretive signage will be implemented that is beneficial and will
add value to the visitor’s experience.
Stripping and grading within the project area will result in some loss of existing habitats as
well as sensory disturbance to wildlife using the lands in the project area. During the
construction period, wildlife may experience temporary sensory disturbance and will likely
move away from the zone of influence into adjacent areas and habitats. However, most are
anticipated to return to the site after construction has been completed and are likely to
adapt to the new conditions and/or adopt new movement patterns. Stripping and grading
will be restricted to non-sensitive periods i.e. the fall and winter, to protect breeding birds in
the project area.
The storage of garbage in wildlife-proof containers and the avoidance of herbicide- or
pesticide-use in the project area because of the presence of local populations of
insectivorous species such as swallows and flycatchers will be mandated.
D. Wetlands
A Wetland Impact Assessment conducted by an EnviroConsult Inc. staff, a Qualified Wetland
Aquatic Environmental Specialist, was done to classify and describe the wetlands and to
subsequently ensure all mitigation measures to reduce the impact of the proposed project
on the wetlands are undertaken.
The proposed development and courses have been designed to avoid all six wetlands within
the project area. Five of the wetlands along the river valley bottom will be in proximity to
the proposed Valley Course. As a result, the following mitigation measures will be followed
to reduce the potential impacts of this proposed course on the wetlands.
First, stripping, grading and any construction will occur outside the sensitive breeding
periods for waterfowl and herpetiles. During stripping and grading, silt fencing and other
fencing will be used to minimize the accumulation of sediments in the wetlands and to
prevent the inadvertent disturbance of wetland and associated upland vegetation.
The river valley bottom collects runoff from the upland areas and the wetlands accumulate
and store this runoff. There is the potential that creating a course around the wetlands may
cause changes in drainage patterns which would alter and impact the wetlands. To avoid the
potential impact of changing drainage patterns a detailed hydrological assessment will be
done to identify any problems and ensure that appropriate mitigation measures are taken
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to reduce potential impacts on drainage and runoff allowing the wetlands to continue to
function.
Given that the mitigation measures are followed, the potential project-related impacts on
the wetlands is anticipated to be local in extent, minor in magnitude, and short-term in
duration, and insignificant.
E. Fisheries and Aquatic Resources
The Rosebud River is part of the Red Deer River Basin and is a Class C water body according
to Alberta Sustainable Resource Development (2006). All Class C water bodies have an
annual restricted activity period from April 16 to July 16 to protect spring spawning fish
species. Any construction activities or disturbance from the development project that has
potential to impact the Rosebud River would need to take place outside of this restriction
period, and under permit. However, no construction activities are currently being proposed
that will directly disturb the Rosebud River. A planned access road for the proposed
development is setback a minimum of 10m from the river.
A detailed fisheries and aquatic resources survey for the project area was not deemed
necessary as there is no plans that would have any significant impact on the Rosebud River.
However, if plans change to include disturbances to the Rosebud River Valley and associated
riparian and riverine habitats, fisheries and aquatic resources data will be collected in order
to outline and address potential project-related impacts.
3.17.8 Potential Project-Related Impacts and Recommendations for Soils
There is potential for soil erosion to occur on some of the slopes within the project area and
along the banks of the Rosebud River and natural drainages where a surface layer of soil overlies
bedrock. Erosion control measures will be required because of the steepness of the slopes, the
potential for flash flooding along the coulees, the thin soils, and the lack of vegetative cover in
some areas.
Sections of the project area are located in a topographic low and may erode during heavy rain
events. Where heavy rain events have potential to cause erosion problems on steep slopes,
temporary erosion and sediment control structures (i.e. silt fences or berms) will be constructed
prior to clearing and grading. Also, permanent structures such as naturally vegetated ditch
swales, cross slope berms, gabion baskets, and/or retaining walls will be placed along the
roadway and construction areas to slow down runoff and trap sediments before they enter the
Rosebud River.
The Chernozemic soils associated with the majority of the project area are thin and susceptible
to mixing with subsoils. Stripping of topsoils may be challenging, as there is a lack of textural
change between the A and B horizons. Because of the existing disturbance from agricultural
practices, the lack of a natural soil profile will make stripping to a colour change difficult.
Therefore, stripping will be based on a predetermined depth of less than 10 cm. As well, all
topsoils will be stripped and stockpiled for later use during restoration and landscaping.
Removed topsoil will be stockpiled away from any riparian areas and the steeper slopes of the
Rosebud River and natural drainages. To reduce wind erosion, the location of topsoil piles will
need to be considered. They shall take on an elongated “cigar” shape and be aligned according
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to the prevailing wind direction. The wind direction in the Drumheller area is from the N-NW in
summer and from the W-SW in winter (NAVCANADA, 2008). If topsoil piles cannot be used
immediately, they will be stabilized with a tackifier, and fenced. The contractor will suspend
topsoil and subsoil handling activities during high wind events if particles are becoming airborne
and wind erosion is becoming a problem.
Revegetation of disturbed sites, and in particular, the slopes that are most susceptible to
erosion, will take place as soon as possible following disturbance. The contractor will undertake
concurrent stabilization and revegetation of any disturbed slopes during the course of the
construction process, rather than wait until the end of construction to revegetate the project
area.
Considering construction activities will involve the appropriate topsoil handling techniques and
prompt re-vegetation will occur throughout the construction process to stabilize disturbed
slopes, potential project-related impacts associated with terrain and topsoil handling are
predicted to be local in extent, medium-term in duration, and minor in magnitude. Since terrain
and soils are not population based and erosion control measures will be implemented to control
soil erosion and topsoil loss, the potential project-related impacts are considered to be
insignificant.
3.17.9 Noise pollution
There is often a misconception that all motorsports facilities cause a large amount of noise
pollution. The negative stereotype is a problem that all motorsports developments face,
regardless of the use of the facility. For a development of this type, the majority of users will be
using street legal automobiles such as Porsches, BMWs and Corvettes. The sound generated by
modern performance cars is much lower than other types of motorsports facilities such as drag
strips and oval stock car racing tracks.
In order to maintain the resort as a destination luxury resort with facilities and residences for
the entire family, it would be counter-intuitive if the area had a lot of noise pollution. BRDC
hired ACI Acoustical Consultants Inc. to conduct an environmental noise impact assessment by
building a 3D digital sound model of the entire site based on the preliminary design concept by
Alan Wilson and projected demographics of both number and type of vehicles using the site.
This has been submitted as an appendix.
The purpose of the study was to generate a computer noise model of the Road Course and
determine the relative impact on the nearby residential receptors that are not part of the
concept plan.
The results of the noise modeling indicated noise levels at various surrounding receptor
locations which were below the permissible sound level (PSL) of 50 dBA LeqDay. The highest
noise level modeled (at the closest receptor 0.25 miles east) was 37.7 dBA. This would likely
audible, but still well below the guideline PSL. At the village of Rosebud, the projected noise
level is 19.7 dBA which would likely be inaudible. As such, no additional noise mitigation is
required based on the typical maximum weekend course usage data. The Environmental Noise
Impact Assessment for BRDC is a reference.
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3.17.10 Project Related Pollution
The nature of the resort operations of a recreational motorsports Road Course places it at risk
for potential environmental pollution such as oil spills, oil waste disposal for car service, vehicle
tire disposal, and gasoline spills. Best Management Practices will be followed as per the
proposed Environmental and Safety Operations Manual to ensure a management plan for any
potential hazard will be planned and carried out in compliance with legislation, policies, and
regulations to ensure it has no impact on the environment.
3.18 POPULATION AND DEMOGRAPHICS
3.18.1 Road Course and Paddock Use
One main goal of the project is to meet and exceed the regional demands for road course use.
The multiple configuration courses will allow BMR resort to greatly increase road course
availability compared current options in Western Canada. The Badlands Resort Operating Plan
outlines proposed operations of the road course and the number of users it could accommodate
per day. This allows for estimating the daily Carrying Capacity of the entire resort. Based on
the size of the road courses, they could support approximately 100 drivers at one time. It is
estimated that there could be up to four groups of drivers at the resort per day: Two in the
morning/early afternoon and two in the late afternoon/evening. Therefore the road courses
could handle up to 400 drivers on one day. It is expected that only half of these drivers would
be at the facility at one time. However, to cover all scenarios, it will be assumed that this is the
maximum number of drivers at the facility at one time.
3.18.2 Non-motorsports Facility Use
It is expected that each driver could have, on average, two other guests which may use the
paddock, clubhouse, and recreational facilities. These could be friends, colleagues, or family
members. Therefore, the total amount of guests that could be at the resort at one time could
be up to 1200. It is expected, however, on regular days of operation that the actual number of
guests at the resort at one time will be much less than this. It is estimated, when the resort is at
full capacity, that there could be up to 200 employees at the resort at one time. Therefore, the
Total Carrying Capacity of the resort should be approximately 1400 people per day.
3.18.3 Permanent Residents
It is expected that a significant number of members will wish to purchase vacation residences at
the resort. BRDC has planned that 125 town homes (2 or 3 bedrooms) and 60 apartment
condominiums will be constructed to meet this demand. It is expected that each town home
will have an average of 2.5 occupants and each apartment will have an average of 2 occupants.
This allows for approximately 433 occupants residing at BMR. Because these are
vacation/second residences, it is expected during peak days that the vacancy rate by the
members will be approximately 55%.
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3.18.4 Tourists
To ensure its long-term viability, BMR must attract a high volume of users to the resort. In
addition to creating services to meet the needs of its regular members, attracting out of
province and foreign tourists is essential. Commercial overnight accommodation in various
forms is one of the mechanisms by which BMR will achieve this goal. To accommodate overnight
resort visitors in accordance with projected targets from researching other developments in
North America, the resort should provide between 50 to 75 beds. Assuming that a significant
proportion of condominium owners place their unit into the rental pool which will be managed
by the resort, this requirement should be easily met by renting out the vacant apartment and
town home condominiums.
3.18.5 Staff and Housing
It is expected that a large proportion of the staff will come from Kneehill and Wheatland
counties. The Town of Drumheller, which is 29 kilometres from the resort, will also provide a
significant amount of labour. Some specialized staff will be required from the City of Calgary
which is 97 kilometres from the resort. Therefore, the majority of staff is not expected to live on
site. However, some staff housing will be made available as part of the apartment
condominiums, based on need. If required, BMR will also provide a shuttle service for its staff to
use to and from work. This could take workers to a variety of key locations such as Drumheller,
Rosebud, Three Hills, Strathmore, and Calgary.
BMR will evaluate the feasible of creating a common staff pool that could provide services not
only to the resort but also to the surrounding community such as the Rosebud Theatre. The
plan would be devised to benefit the surrounding communities and to promote increased
regional tourism and to not hinder current regional staffing concerns.
3.18.6 Demographics
The target demographic for the users of the recreational activities of the resort and residents
will be wide. Adults ranging in age from 18 to 70 years old are expected to use the road course.
It is expected that the largest market will be in the 25 to 55 age group. Many of these users may
have young children accompany them. Middle and Upper income families are the most likely to
purchase condominiums within the resort.
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4 PLAN IMPLEMENTATION
4.1 INTRODUCTION
It is acknowledged that Badlands Motorsports Resort is a substantial initiative for the region and
a departure from the typical development applications received by Kneehill County. For such a
development to be properly designed, well managed and efficiently accomplished, a clear
process must be established to ensure that critical elements are not overlooked.
This Implementation program will detail the proposed process to assure the required
investigations are completed, reviewed and approved prior to development being commenced.
It lays out the various investigations and plans that will be conditions of one level of approval
prior to applications for subsequent approvals being submitted. This system of granting broad-
level conditional approvals and then advancing to more detail will ensure that Kneehill County
receives essential information for decisions at each approval step. It will also allow the
proponent to proceed with the necessary investigations upon having the assurance of
conditional support based on broader level study.
Some of the initiatives will involve discussions and approvals with Wheatland County and some
will require coordination of joint approvals. It is apparent that an understanding between the
two Counties will need to be established at the outset.
4.2 AREA STRUCTURE PLAN CONDITIONS
Following Third Reading of the Badlands Motorsports Resort Area Structure Plan Bylaw and prior
to applying for Land Use approvals, Badlands Recreation Development Corporation will
complete the following investigations and submit them to Kneehill County and/or Wheatland
County for ratification. If any aspect of the program is found not practical, alternatives will be
sought.
4.2.1 Road Access
BRDC plans to have the main access road come from the north, from Highway 9, by upgrading
an existing route of approximately 5 miles to the project site. The additional land needed for the
road allowance is approximately 10 metres wide along the road boundary and involves 9 quarter
sections of land owned by different landowners. The land required for each ½ mile of road is
approximately 2 acres for a total of 20 acres for the 5 miles of roadway to the site. The cost of
upgrading and development of the paved roadway, including the land acquisition cost, will be
completely at the developer’s expense. All lands acquired for the road development will
become property of the province. Upon approval of the ASP and rezoning, the following will be
commenced:
A. Completion of a Traffic Impact Assessment meeting the requirements of Alberta
Transportation and the two Counties. This Assessment will establish design parameters for
access to the site.
B. Selection of the route with ratification by Kneehill and Wheatland Counties.
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C. Preliminary engineering design in accordance with County standards.
D. Purchase by the proponent of right-of-way for the access road from adjacent landowners.
4.2.2 Water Supply and Distribution
Badlands Recreational Development Corp. has made an application to the Aqua Seven Water
Services Commission to provide potable water to the resort. After the ASP is approved by
Council and the rezoning by-law is enacted, the proponent will:
A. Make the formal request to Kneehill County to apply to the Commission for sufficient water
supply to meet the needs of the Resort.
B. Approach Wheatland County about potential connections to the Hamlet of Rosebud.
C. Prepare preliminary engineering of the off-site water system from the supply connection to
the site in accordance with Commission standards.
D. Prepare preliminary engineering for the on-site storage, pumping and distribution system.
E. Prepare a construction budget for these systems.
4.2.3 Environmental Protection and Management
Environmental matters will be ongoing for Badlands Motorsports Resort. Environmental
programs will be reviewed and approved by the respective County at each stage of investigation,
planning, design and development after which the process will move to more detailed work.
Upon approval of the ASP, the proponent will:
A. Review more recent environmental studies and plans, including the Environmentally
Significant Areas Provincial Update conducted by Fiera Biological Consulting Ltd., and amend
the recommended program as necessary.
B. Meet with Kneehill and Wheatland County staff to identify important environmental
matters and establish strategies to deal with those.
C. Prepare mapping of the 1:100 year flood level for the Rosebud River.
D. Investigate the presence of Historical and Archaeological Resources on the site.
4.3 LAND USE BYLAWS
A Direct Control District (DCD) will be created for Badlands Motorsports Resort. The DCD will
outline the densities, uses and setback requirements, allowing flexibility for the different uses
proposed in the resort plan. Development agreements between the landowner and the county will
be placed on the title of the Lands concurrently with final approval of the zoning bylaw. A draft of
the proposed bylaw is an appendix to the ASP.
The development agreement between the County and the Land Owner will give assurances to the
municipality that the landowner will provide the services and amenities in the agreed upon time
frame.
The residential condominiums, garage condominiums, and part of the commercial space in the
paddock zone will be subdivided into individual condominium units to the respective purchaser.
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4.3.1 Road Access
Once the Land Use has been approved, the proponent will:
A. Design the access road in accordance with Alberta Transportation and Kneehill standards
and submit the plans for review.
B. Once the design has been accepted, apply to Kneehill County for a Development Permit.
4.3.2 Water Supply and Distribution
Redesignation of the site for Direct Control District Land Use will provide for:
A. Receipt of the final approval of supply from the Aqua Seven Water Services Commission.
B. Completion of engineering designs for the supply line.
C. Purchase right-of-way for the supply line.
D. Review of the design by Aqua Seven Water Services Commission.
E. Application for a Development Permit for the supply line.
F. Completion of the on-site storage, pumping and distribution system.
G. Review of the design by Kneehill Public Works.
H. If Wheatland County approves, provision for a connection to Rosebud.
I. Application to Kneehill County for a Development Permit for the on-site system.
4.3.3 Environmental Protection and Management
When Land Use is confirmed, the proponent will commence work on the various environmental
protection strategies and mitigation measures, including:
A. Floodplain protection plan.
B. Historical and archaeological resources protection plan.
C. Erosion control plan.
D. Weed control plan.
E. Vegetation protection plan.
F. Wildlife habitat protection and movement plan.
G. Air quality monitoring and remediation plan.
H. Surface water monitoring and protection plan.
I. Ground water monitoring and protection plan.
J. Noise monitoring and abatement plan.
4.3.4 Environmental Reserve
The Municipal Government Act (MGA) identifies the different type of reserve land that the County can
require an owner to provide at the time of subdivision of a parcel. Reserve lands are generally classified
into three types: environmental reserve; municipal reserve, and school reserve. The required reserve
land will be identified as part of the review of BRDC’s subdivision application, and how those reserves
will be allocated will be identified as a condition of the subdivision approval.
As outlined in Section 666 of the Act, portions of a parcel may be designated municipal reserve or school
reserve. Lands designated as municipal reserve are typically used for public parks, sports fields, or for
other public recreation purposes. As the name implies, school reserves are lands set aside for use by
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public school authorities for school facilities. The total area of lands to be designated as municipal or
school reserve as part of a subdivision of a parcel can not exceed 10% of the original parcel area, less
any lands to be designated for environmental reserve
As outlined in Section 664 of the Act, portions of a parcel may be designated environmental reserve if
they consist of the following: a) a swamp, gully, ravine, coulee or natural drainage course; b) land that is
subject to flooding or is, in the opinion of the County, unstable; or c) a strip of land, not less than 6
metres in width, abutting the bed and shore of any lake, river, stream or other body of water for the
purpose of preventing pollution, or providing public access to and beside the bed and shore.
The use of municipal environmental reserve lands is statutorily limited to being used as a public park or
must otherwise be left in its “natural state”. Public access may be permitted or limited, the latter of is
more likely where the nature of the lands have a level of increased liability for the municipality. What
constitutes the “natural state” is not defined in the MGA nor has it attracted judicial scrutiny. It is
reasonable to conclude that the municipal use of the lands is significantly curtailed by the MGA, insofar
as any significant alteration of the natural flora and fauna or a use that alters the natural landscape in
the area at the time of the environmental reserve dedication may be open to challenge.
Environmental Reserve Easement Alternative to Environmental Reserve
An alternative to transferring title to environmentally sensitive lands identified by the County is the
Environmental Reserve Easement. This tool is a voluntary alternative to an environmental reserve and
is not as narrowly construed as the environmental reserve, insofar as its stated purpose is “for the
protection and enhancement of the environment”. The Environmental Reserve Easement must also
require that the easement lands “remain in a natural state” as if it were owned by the County
Section 664 of the Act provides the opportunity for an area of a parcel to be designated as an
environmental easement instead of reserve land, subject to the agreement of the County. An
environmental reserve easement is an easement that is registered on the title of a parcel of land in
favour of the County for the purpose of the protection and enhancement of the environment. If BRDC,
the owner of a parcel of land that is the subject of a proposed subdivision, and the County agree that
any or all of the land that is to be taken as environmental reserve is instead to be the subject of an
environmental reserve easement for the protection and enhancement of the environment, an easement
may be registered against the land in favour of the County at a land titles office.
BRDC’s position is that, due to the nature of the proposed development, school reserves are not
required but a portion of the required dedication may be provided as a public park. The remaining
dedication is proposed to be met by “cash-in-lieu”. In place of environmental reserve dedication, BRDC
proposes to register an Environmental Reserve Easement, as shown on Map 12: Proposed
Environmental Reserve Easement
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MAP 13
Proposed Environmental Reserve Easement
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4.4 DEVELOPMENT APPLICATION AND PERMITS
Following the rezoning application and creation of a Direct Control District, BRDC will commence
development of the project. The Comprehensive Site Plan will form the basis for development
permits required to begin construction of the project.
4.4.1 Application Approval Requirements
A. Kneehill County has jurisdiction over the Plan, zoning, subdivision, development and building
permit approval processes for the titled lands in Badlands Motorsports Resort.
B. Prior to the implementation of each phase of the Area Structure Plan, a Specific Development
Agreement between Badlands Motorsports Resort and the Municipal Authority will detail
infrastructure design and specification, location and size of commercial and residential units,
architectural requirements and other details.
C. Subdivision applications will be made in accordance to the Direct Control District regulations
and the County Land Use Bylaw’s.
D. A development permit is required for each proposed development at the resort in
accordance with the Land Use Bylaw.
E. A building permit would be required for all non-exempt construction in accordance with
County requirements and Alberta Safety Codes.
F. All permanent residential and commercial development shall be serviced to the satisfaction of
the Development Authority and Alberta Environment.
G. All resort parking shall be in accordance with the Badlands Motorsports Resort carrying
capacity. The total number of parking spaces will be provided according to a master parking
plan and shall include all public and private parking areas. The design and construction of all
parking areas will be provided to the satisfaction of the Development Authority
H. In addition to the preceding application and approval procedures, the County would be
requested to withhold approval of any development that did not demonstrate the
architectural control approval of BMR. This would help ensure that any proposed
development met with the architectural control guidelines of the Resort.
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4.5 SEQUENCE OF DEVELOPMENT AND PHASING
Market conditions, financing and access to services will determine the phasing of Badlands
Motorsports Resort. The quality of services and amenities shall be consistent throughout all
development phases of Badlands Motorsports Resort. It is anticipated that the completion of all
phases of development will take two to four years.
Currently it is anticipated that the road course and associated facilities will be established in the
first two years. Construction will begin on the Top Course and paddock. Ideally, the Mountain and
Valley Courses will be completed at the same time. However, since they may take longer to
complete, it is possible that the Top Course could be completed and the facility operational up to a
year before the later two courses are completed and operational.
It is anticipated that the Clubhouse and Resort Recreational development will commence at the
same time as the Top Course and Paddock, however, depending on demand, these could be
phased-in one to two years after the Top Course is operational. Attached housing will commence
at the same time as the Clubhouse and recreational areas. The residential housing may be
completed in stages depending on demand and available resources.
4.6 POSSIBLE FUTURE DEVELOPMENT
Further detached and attached housing may commence along the south bank of the Rosebud River
in Wheatland County as the market allows if additional future land acquisition is obtainable and
deemed feasible. Additional motorsports activities and paddock areas could be developed on land
to the north of the Plan Area if additional land acquisition is obtainable and deemed feasible
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Appendix
Specific Control District DC4 Proposed Bylaw –Draft
1
DRAFT
AMENDMENT to KNEEHILL COUNTY
LAND USE BYLAW 1564
BY THE ADDITION OF
PART VI, SECTION 31 (8)
SPECIFIC DIRECT CONTROL DISTRICT DC4
TO PROVIDE FOR THE DEVELOPMENT
of the
BADLANDS MOTORSPORTS RESORT
PROPOSED BY
BADLANDS RECREATION DEVELOPMENT CORP.
OCTOBER, 2012
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“(8) Specific Direct Control District DC4__
DC3 Location: 172.193 hectares ( 425.5 acres) in Section 22-27-21-W4M lying
north of the Rosebud River and west of Range Road 212
(1) Purpose
To accommodate a comprehensive motorsports resort as described in the
Badlands Motorsports Resort Area Structure Plan and including driving
courses, maintenance and servicing facilities, recreational services,
residential uses, park areas, conservation areas and other uses as
deemed appropriate by Council
(2) Permitted Uses
Those uses as generally described in the Badlands Motorsports Resort
Area Structure Plan or as approved by Council or its delegate, including:
• Alcohol Sales (Bylaw (#________)
• Automotive and Equipment Repair
• Automotive and Recreational Vehicle Sales
• Business Support Services
• Car Wash
Commercial Recreation and Entertainment Facility
Convenience Retail
Country Recreational Lodge
Daytime Child Care
Detached Dwellings
Drive-in Food Services
Drive-thru Vehicle Service
Driving Tracks
Duplex Dwellings
Gas Bars
General Retail
Government Services
Health Services
Hotel and Motels
Indoor Participant Recreation
Major and Minor Eating and Drinking Establishments
Minor Amusement Establishments
Multi-Attached Dwellings
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Personal Service Shops
Professional and Financial Offices
Recreation Areas
Storage Facilities
Utility and Service Facilities
Vehicle Maintenance Facilities
Accessory Buildings and Uses
Wastewater and Sewage Treatment Plant
(3) Discretionary Uses
Other uses as determined by Council as being appropriate for the subject
site
(4) Development Standards
Those standards described in the Badlands Motorsports Resort Area
Structure Plan or as approved by Council or its delegate
(5) Maximum Number of Lots
The number of fee-simple or bareland condominium lots that may be
determined by Council or its delegate as being appropriate for the subject
site based on detailed site and servicing analyses and development
agreement
(6) Minimum Parcel Size
The minimum parcel size will be determined by Council or its delegate as
being appropriate based on detailed site and servicing analyses and
development agreement
Bylaw 1597 Badlands Motorsports Resort Area Structure Plan Schedule "A"