During our discussions with our neighbours, several topics were highlighted or required further information. As a result these issues have been more thoroughly addressed.
- Scale of development: the current proposal area has been significantly scaled down. The updated proposed development is approximately 62 acres in size. This is half the size of the previous submission.
- Increase in traffic: in response to community input, roundabouts have been proposed rather than traffic lights. Discussions with Alberta Transportation and the County have been initiated with the objective of using roundabouts rather than the previously proposed traffic lights. The ultimate decision on where and how many roundabouts will be used will be up to the County and Alberta Transportation. Roundabouts will allow a constant free flow of traffic through them, and will not increase travel time waiting for lights to change. The project will gain access from the Highway 1/Range Road 33 interchange. Range Road 33, between Highway 1 and Township Road 250, will be upgraded to 4 lanes, and there will only be right-in/right-out turns into and out of the project. Township Road 250 will also be upgraded to 4 lanes between Range Road 33 and the most easterly access (i.e. a roundabout) to the project. Using special design features, signage and visual cues, traffic from the project will be directed back to the Highway 1/Range Road 33 interchange.
- Water supply: Water will be provided by a regional provider that currently services land both north and south of Highway 1. Bingham Crossing already has an allocation approved by the Utility (CalAlta) and Alberta Environment for phase 1. In addition there is an agreement in place with Bordeaux Development to provide water to the balance of the project if an when it is approved for future development.
- Wastewater: Sanitary sewer will be provided by a collection, treatment and disposal system that will both service the project as well as have the potential to become a regional service provider. Sanitary sewer could be expanded to service schools (i.e. middle and high schools) in the Springbank area that currently truck effluent to the Town of Cochrane.
- Planning process: Area Structure Plans are adopted based on the information and input received during their preparation. All ASPs are designed to be amended to reflect changes over time. The NSASP makes specific reference to the need for the Plan to change including:
"the development of the Plan lands will vary as the locational factors and the site suitability of the lands to support and sustain a proposed land use are evaluated by different proponents for development."
"it is expected that with periodic review and amendment, the Future Land Use Plan Concept will remain current"
Since the NSASP was adopted in 1999 there have been three changes (one every three years or so) to the land use map. Similar to these previous amendments, an amendment to the NSASP to accommodate Bingham would require one Figure change and some minor text changes.
However, before Council reviews this amendment we are currently going above and beyond the required County planning process and are diligently connecting with all known stakeholders in the area on an ongoing basis to discuss the proposed revision.
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