DC2 272

Rural West Big Lake - north of Yellowhead Trail and east of 170 Street

Bylaw 10051 (April 14, 1992)

To establish a Site Specific Development Control District to accommodate a waste management facility as defined and regulated by the public health and environmental laws and regulations of Alberta and to allow for ancillary waste processing facilities and other industrial uses with site development regulations to ensure compatibility with surrounding uses.

This DC5 District shall apply to all those lands generally located north of Yellowhead Trail and east of 170 Street, which are shown as Areas 1 and 2 on Appendix 1 attached to this DC5 District (the "Site"), Rural West Big Lake.

a. Area 1 being all that area shown on the attached Appendix 1 as "Area 1".
 
i. Minor Impact Utility Services
ii. Sanitary Landfill Operations (as defined in Section 4.2)
iii. Recycling Depots
iv. Outdoor Participant Recreation Services
v. Recycled Materials Drop-off Centres
b. Area 2 being all that area shown on the attached Appendix 1 as "Area 2".
 
i. Recycled Materials Drop-off Centres
ii. Recycling Depots
iii. General Industrial Uses
iv. Auctioneering Establishments
v. General Contractor Services
vi. Equipment Rentals
vii. Industrial Vehicle Equipment Sales/Rentals
viii. Automotive and Equipment Repair Shops
ix. Temporary Storage
x. Outdoor Participant Recreation Services
xi. Ancillary Uses to Sanitary Landfill Operations
4.1        Development Criteria Common to Areas 1 and 2
a. The maximum height of buildings shall not exceed 18 m excluding chimneys, stacks, towers or overhead cranes.
b. The maximum floor area ratio shall be 1.0.
c. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard.
d. All development shall comply with the Performance Standards for Industrial Development of Section 73 of the Land Use Bylaw as prescribed for the IM District.
e. Detailed landscaping plans for the perimeter of the Site shall be submitted with the initial development permit application for approval by the Development Officer, in compliance with the planting, screening, berming and fencing requirements specified in this DC5 District.
f. The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost for each stage of development, the conditions of the security being that:
 
i. if the landscaping is not completed in accordance with the provision of this District and the landscaping plan, within two growing seasons after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and
ii. the Development Officer shall not release the letter of credit until an inspection of the Site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping
g. Where the landscaping requirements of this DC5 District specify the provision of mature trees, deciduous trees shall be a minimum calliper of 7 cm and coniferous trees a minimum of 3 m in height.
h. Signs shall be allowed in this District as provided for in accordance with Schedule 79H and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.
i. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive of the Land Use Bylaw.
j. The Development Officer may grant relaxations to Sections 50 to 79 of the Land Use Bylaw and the provisions of this District, if in his opinion, such a variance would be in keeping with the general purpose of this District and would not affect the amenities, use and enjoyment of neighbouring properties.
k. Outdoor Participant Recreation Services shall be permitted only after all portions of the Site which may have been used previously for landfill purposes have been reclaimed, and all landfill operations on the Site have ceased permanently. The Development Officer shall only approve those uses which are considered appropriate in relation to the final physical form of the Site and having regard to compatibility with surrounding land uses.
l. No waste shall be permanently placed in Area 2, and only non-hazardous liquid waste and dry waste approved for sanitary landfill deposit in Area 1 shall be processed within Area 2.
m. For the purposes of this DC5 District, Recycled Materials Drop-off Centres shall also include non-municipally owned and operated centres.
4.2         Development Criteria Specific to Sanitary Landfill Operations Within Area 1
a. Sanitary Landfill Operations shall include such activities as the receiving, placement and covering of waste and also include weigh scales; waste storage, compacting and transfer stations; waste sorting and recycling plants; leachate collection and treatment facilities and other such similar uses, all as authorized by regulatory authorities having jurisdiction under the Public Health Act.
b. The sanitary landfill operations shall be located within Area 1 and shall be constructed, operated and reclaimed according to the laws of Alberta applicable thereto. In the event of a conflict between the requirements of this DC5 District and Development Permits issued pursuant thereto and the approvals granted by regulatory agencies having jurisdiction under the Public Health Act or successor legislation, these latter requirements shall govern.
c. The maximum final height of the waste deposit plus any required permanent cover material shall not exceed an elevation of 740 m above sea level ("ASL"), and shall generally conform with the pattern of final contours as indicated on Appendix 2, subject to any modification of the final contours required by regulatory authorities having jurisdiction under the Public Health Act.
d. Development of the sanitary landfill above the 695 m ASL contour line may be phased, in separate cells, substantially in accordance with the proposed phasing of waste cells as shown on Appendix 3 and subject to any phasing modifications required by regulatory authorities having jurisdiction under the Public Health Act. A separate Development Permit application shall be required for each phase of development and shall include detailed landscaping plans for the affected portions of the Site, including final permanent cover of completed waste placement areas, to the satisfaction of the Development Officer.
e. A landscaped yard a minimum of 25 m in width shall be provided adjacent to 170 Street. This landscaped yard may accommodate security fences, screen berms, monitoring wells, subsurface gas trenches, drainage swales and drainage management areas, in general compliance with the location of such features as shown on Appendix 4, to the satisfaction of the Development Officer. The existing 5.0 m to 7.0 m high berm located within this yard shall be retained. The existing tree line and wind break planting within this yard shall be retained where feasible. Additional planting consisting of an equal mix of indigenous deciduous and coniferous trees and shrubs shall be provided within this yard, with a minimum of five mature trees and ten shrubs for each 35 m of lineal frontage. This additional landscaping shall be completed prior to the placement of waste within Cell 2.
f. No waste, above the 691 m ASL contour line, shall be placed within a 100 m setback from the west property line of the Site abutting 170 Street. Within the most easterly 80 m of this setback, a screen berm shall be constructed in substantial compliance with the details shown on Appendix 4, prior to or concurrently with the placement of waste within Cell 1 and Cell 2, in accordance with the phased screen berm construction shown on Appendix 3. Seeding of this screen berm shall be completed within one growing season of final grading of the berm. Landscaping of the berm, substantially in accordance with the Preliminary End Use Master Plan attached as Appendix 6, shall be completed to the satisfaction of the Development Officer within two growing seasons of final grading of the berm.
g. No waste, above the 691 m ASL contour line, shall be placed within a 100 m setback from the south property line of the Site abutting the CNR right-of-way. This setback may accommodate security fences, screen berms, monitoring wells, subsurface gas trenches, drainage swales, drainage management areas, access roads and spur lines, to the satisfaction of the Development Officer. Within the most northerly 60 m of this setback, a screen berm a minimum of 5 m above the 689 m (ASL) contour line shall be constructed in substantial compliance with the screen berm detail shown on Appendix 4. This berm shall be constructed prior to or concurrently with the placement of waste within Cell 1 and seeding of the berm shall be completed within one growing season of final grading of the berm. Landscaping of the berm, substantially in compliance with the Preliminary End Use Master Plan, shall be completed to the satisfaction of the Development Officer, within two growing seasons of final grading of the berm.
h. A landscaped yard, a minimum of 6 m in width shall be provided adjacent to the north property line of the Site. This yard shall be landscaped with three mature deciduous and three coniferous trees for each 35 m of lineal yard. The landscaping shall be completed prior to the placement of waste within Cell 1.
i. No waste shall be placed within Cell 1 within a 50 m setback from the north property line of the Site. This setback may accommodate security fences, screen berms, monitoring wells, subsurface gas trenches, drainage swales, drainage management areas, access roads and spur lines, to the satisfaction of the Development Officer. Within the southerly portion of this setback, a screen berm a minimum of 3 m in height above the 682 m ASL contour line shall be constructed prior to or concurrently with the placement of waste within Cell 1, in accordance with the berm construction details shown on Appendix 5. Seeding of this berm shall be completed within one growing season of final grading of the berm. Landscaping of the berm, substantially in compliance with the Preliminary End Use Master Plan, shall be completed to the satisfaction of the Development Officer, within two growing seasons of final grading of the berm.
j. No waste shall be placed within Cell 1 within a 100 m setback from the northeast property line of the Site abutting the CNR right-of-way (Plan 9201 S). This setback may accommodate security fences, screen berms, monitoring wells, subsurface gas trenches, drainage swales, drainage management areas, access roads and spur lines, to the satisfaction of the Development Officer. The existing tree lines and windbreaks within this setback shall be retained where feasible. Within the southeasterly portion of this setback, a screen berm a minimum of 5 m above the 682 m ASL contour line shall be constructed prior to or concurrently with the placement of waste within Cell 1, substantially in accordance with the screen berm detail shown on Appendix 4. Seeding of this berm shall be completed within one growing season of final grading of the berm. Landscaping of the berm, substantially in compliance with the Preliminary End Use Master Plan, shall be completed to the satisfaction of the Development Officer, within two growing seasons of final grading of the berm.
k. No waste shall be placed within a 10 m setback from the south and southeast property lines of the Site abutting the CBR Cement Plant site. This setback may accommodate security fencing, monitoring wells, subsurface gas trenches, drainage swells, drainage management areas and access roads, to the satisfaction of the Development Officer.
l. Details of temporary screening structures to conceal the view of the active face of waste placement operations from adjoining parcels and public roadways shall be submitted with the Development Permit application for each phase of development, to the satisfaction of the Development Officer.
m. A detailed Final End Use Master Plan for the landfill area shall be submitted for the approval of the Development Officer prior to the issuance of a Development Permit for Cell 3. This Plan shall be substantially in accordance with the Preliminary End Use Master Plan being Appendix 6, subject to modifications as required by regulatory authorities having jurisdiction under the Public Health Act.
n. When each landfill cell has been filled to final contours, a minimum earth cover of 1,000 mm shall be installed. Landscaping of the completed landfill cell, substantially in compliance with the Preliminary End Use Master Plan, shall be completed to the satisfaction of the Development Officer within two growing seasons after the cell has been filled to final contours.
o. Final grading, landscaping and development of the Site in compliance with the Final End Use Master Plan shall be completed within two years of Cell 4 being filled to its final contours.
p. The Development Officer may require that, as a condition of Development Permit approval, the owner enter into an agreement with the City, with appropriate financial security, to provide for the maintenance of the site after all landfill operations on the site have permanently ceased.
q. Any administrative area, offices, temporary storage areas, vehicle maintenance, material recovery centre, recycling depots, and composting, waste processing and waste transfer facilities shall be ancillary to the Minor Impact Utility Services and Sanitary Landfill Operations.
4.3        Development Criteria Specific to Area 2 
a. A landscaped yard a minimum of 4.5 m in width shall be provided adjacent to the property line abutting 170 Street. This yard shall be landscaped with three mature deciduous trees, two coniferous trees and ten shrubs for each 35 m of lineal frontage.
b. All permanent or temporary outside storage areas shall be screened from view from 170 Street and from the abutting parcels to the north through the use of berming, landscaping or screen fencing, to the satisfaction of the Development Officer.
c. Ancillary uses to Sanitary Landfill Operations shall include such (uses) activities as weigh scales, screen construction and storage areas, and such other activities which in the opinion of the Development Officer are compatible with the other uses of Area 2.

Bylaw attachments