Bylaw 1313-19 Castle Mountain Resort Area Structure Plan
Municipal District of Pincher Creek No. 9, Alberta
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Castle Mountain Resort
Area Structure Plan
Bylaw No. 1313-19
January 2020
© 2020 Oldman River Regional Services Commission
Prepared for the Municipal District of Pincher Creek No. 9
This document is protected by Copyright and Trademark and may not be reproduced or modified in any manner, or for any purpose, except by
written permission of the Oldman River Regional Services Commission. This document has been prepared for the sole use of the Municipality
addressed and the Oldman River Regional Services Commission. This disclaimer is attached to and forms part of the document.
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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Table of Contents
Page
1.0 Introduction ................................................................................................................... 1
1.1
Purpose of the Plan .............................................................................................. 1
1.2
Background of the Plan ........................................................................................ 1
1.3
Regional Site Location .......................................................................................... 1
1.4
Physical and Environmental Conditions ............................................................... 1
1.5
Provincial Legislative Framework ......................................................................... 4
1.6
2002 Plan Status ................................................................................................... 6
1.7
Update Process .................................................................................................... 6
2.0 Plan Vision .................................................................................................................. 7
3.0 Plan Goals ................................................................................................................... 7
4.0 Plan Objectives .......................................................................................................... 7
5.0 Plan Policies ................................................................................................................ 9
5.1
Plan Area .............................................................................................................. 9
5.2
Density and Population Projection ...................................................................... 9
5.3
Environmental .................................................................................................... 12
5.4
Sequence of Development ................................................................................. 13
5.5
Transportation ................................................................................................... 13
5.6
Water Source and Supply ................................................................................... 13
5.7
Wastewater Treatment and Disposal System .................................................... 14
5.8
Solid Waste ........................................................................................................ 15
5.9
Gas Distribution System ..................................................................................... 15
5.10
Electrical ............................................................................................................. 15
5.11
Snow Storage and Run-off Control .................................................................... 15
5.12
Design Parameters ............................................................................................. 16
5.13
Land Use ............................................................................................................. 17
5.14
Architectural Controls (or Design and Development Guidelines) ..................... 19
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
6.0 Plan Implementation .............................................................................................. 21
6.1
Intent and Jurisdiction ....................................................................................... 21
6.2
Government Approvals ...................................................................................... 21
6.3
Municipal Development Plan and Land Use Bylaw Review ............................... 21
6.4
Redesignation Application Referrals .................................................................. 22
6.5
Subdivision ......................................................................................................... 22
6.6
Development ...................................................................................................... 24
6.7
Castle Mountain Resort Master Development Plan .......................................... 24
6.8
Infrastructure Master Plan ................................................................................. 25
6.9
Waiver of Area Structure Plan Policies .............................................................. 25
6.10
Plan Review and Amendment ............................................................................ 26
7.0 Definitions ................................................................................................................ 27
8.0 Appendices
Appendix A - History
Appendix B - Water and Wastewater Utility Infrastructure Systems
Appendix C - Snowmaking and Firefighting Water Use Analysis
Appendix D - Environmental Management Plan
Maps
Map 1 - Regional Site Location ......................................................................................... 2
Map 2 - Castle Wildland and Provincial Parks .................................................................. 3
Map 3 - Area Structure Plan Boundary .......................................................................... 11
Map 4 - Land Use Concept ............................................................................................. 18
Map 5 - Condominium Only Area ................................................................................... 23
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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1.0 Introduction
1.1 Purpose of the Plan
The Castle Mountain Resort Area Structure Plan (ASP) defines a planning and development framework to
guide future growth in the Plan Area. The ASP supports both the Municipal District of Pincher Creek No. 9
(MD) Municipal Development Plan and Land Use Bylaw by adding another layer of detail to this particular
development area. The Castle Mountain Resort ASP considers existing land uses, potential future land
uses, public input, physical and environmental characteristics, infrastructure requirements, and growth
trends on the private land comprising the ASP boundary. The plan outlines a vision statement with goals,
objectives, and policies that promote the vision.
1.2 Background of the Plan
The 2002 Castle Mountain Resort ASP had not been reviewed or updated since its adoption. The role of
the ASP in the processing of subdivision and development applications at the Resort has lacked clarity, as
the needs and aspirations of the landowner and municipality have changed over time. The main objective
of this review is to ensure conformance and compliance of the ASP with prevailing provincial and
municipal policies.
1.3 Regional Site Location
Castle Mountain Resort (CMR or Resort) is located just east of the continental divide along the border
between Alberta and British Columbia. CMR is a part of the Municipal District of Pincher Creek No. 9,
approximately 40 kilometers southwest of the Town of Pincher Creek. The Resort is positioned in the
Westcastle Valley surrounded by Gravenstafel Mountain, Barnaby Ridge and Haig Mountain and is about
25 kilometers northwest of Waterton National Park (See Map 1). As of 2017, Castle Mountain Resort is
bounded on the north by the Castle Provincial Park and on the east, west and south by the Castle Wildland
Provincial Park (See Map 2).
1.4 Physical and Environmental Conditions
Snow
The CMR ski area receives an annual average snowfall of 416 cm at the base of the mountain and 867 cm
at mid mountain. Snow pack is heavily influenced by strong Chinook winds that can be both beneficial and
detrimental to the Resort. Snow management is a major consideration in both on hill and resort core
areas. Packing fresh snow to maintain a consistent ski base is essential. Snow fencing is used to protect
some ski runs that experience snow loss from strong wind conditions.
Because of the desire to maintain high water quality for downstream use, careful attention is paid to snow
plowing and storage. Snow storage areas are located on the west side of the highway, which serves as a
barrier to prevent run-off from directly entering West Castle River.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Heavy snowfall also requires careful attention to building and roof structures, thus many of the newer
buildings have adopted a steeper pitch and use a metal roofing material in response to snow loading
conditions.
Avalanche areas
The risk of avalanches affecting the Resort core and ski slopes is mitigated by trained, skilled staff who
monitor and control snow accumulation. Resort development is concentrated in low risk areas.
Wind
Prevailing winds differ between lower and higher elevations. The higher elevation winds are
predominantly west-southwest while lower elevations experience more south-southwest winds that are
influenced by valley topography. Wind velocity also varies significantly from the exposed slopes on the
upper mountain to the protected areas on the lower slopes and valley floor.
Flood Plain
The 1:100 year flood plain of the West Castle River lies along the east boundary of the Resort. The nearest
resort development is 1 meter above the established flood plain contour.
Forest Conditions
Fire is a constant potential hazard within a forest environment. Although this is an unlikely event during
the winter season, dry spells in the summer pose a threat to the Resort. CMR has installed fire hydrants
throughout the Resort, and is working with the Pincher Creek Emergency Services Commission to enhance
its firefighting readiness. In addition, Alberta Forestry began work on a firebreak south of the Resort in
2000. CMR also participates in both FireSmart and the MD wildfire prevention programs.
Wildlife
CMR is located in a rich and diverse wildlife area. The Westcastle Valley provides habitat for large
mammals including bears, moose, elk, deer and cougars. Numerous small mammals also populate the
area as do a wide range of birds. The Westcastle River provides habitat for Bull and Cutthroat Trout.
1.5 Provincial Legislative Framework
An ASP is a planning document adopted as a municipal bylaw and is intended to provide direction to
Council, landowners, and developers on an area's future land uses. As an ASP is adopted by municipal
bylaw, public input is sought. Section 633 of the Municipal Government Act (MGA) outlines the statutory
contents of an ASP. It describes an ASP as follows:
633(1) For the purpose of providing a framework for subsequent subdivision and development of
an area of land, a council may, by bylaw, adopt an area structure plan.
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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(2) An area structure plan
(a) must describe
(i)
the sequence of development proposed for the area,
(ii)
the land uses proposed for the area, either generally or with respect to specific parts of the
area,
(iii) the density of the population proposed for the area either generally or with respect to
specific parts of the area, and
(iv) the general location of major transportation routes and public utilities,
and
(b) any other matters the council considers necessary.
In addition, section 638 of the MGA requires that all statutory plans adopted by the Municipality be
consistent with one another. This includes consistency in content, policy implementation and method of
amendment. Additional requirements for an ASP that may be included by municipalities consist of but are
not limited to items such as internal subdivision, road standards, access points, right-of-way, municipal
and environmental reserve dedication, developers' obligations, and architectural controls.
The South Saskatchewan Regional Plan (SSRP) came into effect September 1, 2014. The SSRP uses a
cumulative effects management approach to set policy direction for municipalities to achieve
environmental, economic and social outcomes within the South Saskatchewan Region until 2024.
Pursuant to section 13 of the Alberta Land Stewardship Act (ALSA), regional plans are legislative
instruments.
The SSRP has four key parts including the Introduction, Strategic Plan, Implementation Plan and
Regulatory Details Plan. Pursuant to section 15(1) of ALSA, the Regulatory Details of the SSRP are
enforceable as law and bind the Crown, decision makers, local governments and all other persons while
the remaining portions are statements of policy to inform and are not intended to have binding legal
effect. The Regional Plan is guided by the vision, outcomes and intended directions set by the Strategic
Plan portion of the SSRP, while the Implementation Plan establishes the objectives and the strategies that
will be implemented to achieve the regional vision.
In the provincial planning context under the South Saskatchewan Regional Plan, this plan meets the
Implementation Plan subsection 6. Outdoor Recreation and Historic Resources by providing outdoor
recreation and nature-based tourism opportunities and preserving the region's unique cultural and
natural heritage. Under the SSRP, the development meets the Implementation Plan subsection 8.
Community Development by providing municipal and regional recreation opportunities. As provided
(Appendix A) in the area's history, the MD of Pincher Creek has been involved in the development of the
Resort as a local amenity for many decades. This ASP has also considered land use patterns,
transportation, and water as a resource.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
1.6 2002 Plan Status
The 2002 ASP was envisioned to "...outline a sustainable development plan for the community that is
intended to ensure its viability for the next 10 to 20 years." It was completed by Castle Mountain Resort
Incorporated (CMR Inc.) and its consultants. The 2002 plan contained many topics outside the scope of a
land use plan and bordered on a business plan in many respects. The plan also captured many planning
aspects which are strictly the jurisdiction of the Alberta Government and not within the powers of the
municipality to govern.
During the tenure of the 2002 ASP, the MD incorporated CMR related land use districts in the MD of
Pincher Creek Land Use Bylaw (LUB) to govern development at the Resort. It also adopted five
comprehensive siting plans to initiate the planning process for the various phases of development. Having
broached the horizon of the 2002 vision, the MD of Pincher Creek initiated a review of the plan in 2013
through the Oldman River Regional Services Commission. The following plan is the result of that review.
1.7 Update Process
The MD of Pincher Creek No. 9 established council as the steering committee for the ASP review. The
scope of work for the update was outlined with the aid of the Oldman River Regional Services Commission
and began with a questionnaire which was circulated to CMR Inc. and CMR leaseholders. The
questionnaire focused on the community's knowledge of the existing plan and areas where the
respondents felt the plan could be improved. During a working meeting, the questionnaire results and a
list of issues and opportunities were reviewed with the community and CMR Inc. At a second meeting, a
list of potential goals and objectives were presented and reviewed with the leaseholders and CMR Inc.
A Draft ASP was presented for discussion purposes to a group of representatives from the community and
CMR Inc. During the response period, CMR requested a tabling of the ASP pending the preparation of the
Castle Mountain Resort Master Development Plan (CMRMDP). The CMRMDP was reviewed against the
ASP and changes were incorporated where appropriate.
A final draft was then prepared and has resulted in this ASP.
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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2.0 Plan Vision
Castle Mountain Resort is dedicated to providing a year round experience in an aesthetic, family-
oriented friendly atmosphere. The Plan will guide development in a sensitive environment while
fulfilling recreation and tourism needs for Alberta.
3.0 Plan Goals
1.
The Plan will guide development by:
a.
recognizing the development limitations and integration of locational attributes;
b.
providing the parameters for residential accommodation;
c.
providing the parameters for commercial and recreational amenities.
2.
The Plan encourages sustainable development of the resort by:
a.
minimizing effects of resort use and development on adjacent lands;
b.
designing the resort for optimal use of infrastructure and capital improvements;
c.
recognizing water as a valuable resource to be preserved, protected, and used wisely.
4.0 Plan Objectives
The following objectives shall be used as a framework for the policies of this plan and its
implementation.
1.
To ensure the development of a resort master plan is in keeping with this area structure plan and
other municipal planning documents.
2.
To ensure the appropriate size and scale of development of the base area facilities are directly linked
to the capacity, location and scope of the resort attractions.
3.
To ensure that a pedestrian character of open space and connectivity is maintained.
4.
To delineate the required parking among the various resort uses sufficient for day visits and events.
To minimize the potential visual impact associated with large parking lots by proper design and
distribution of the lots.
5.
To minimize potential for pedestrian and vehicular circulation conflicts. The plan will ensure vehicular
circulation and transportation improvements are safe.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
6.
To ensure the Municipal District and provincial agencies are included in any future planning of Castle
Mountain Resort.
7.
To ensure an Environmental Management Plan is in place to address environmental issues relevant
to the location and the use and development of the land.
8.
To outline redesignation, subdivision, and development processes that are transparent in their
intent.
9.
To ensure resort construction that is appropriate for the location through the use of commercial and
residential architectural controls (or design and development guidelines).
10. To ensure there is sufficient infrastructure including water, sewer, storm water management, solid
waste management and gas/electrical.
11. To accommodate a mix of residential housing types and commercial development given the finite
amount of private land.
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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5.0 Plan Policies
In the context of the plan vision, goals and objectives, the following plan policies are to be utilized when
considering any land use development processes.
5.1 Plan Area
Map 3 identifies the legal land descriptions for the Plan Area including portions of Quarter Sections 24
and 25 within Township 4 Range 4 West of the 5th Meridian. The area structure plan boundary contains
approximately 96 acres of private titled land.
5.2 Density and Population Projection
Density
Density at CMR is a function of three components: residential development, commercial development,
and water/sewer capacities. A defined amount of residential dwelling units and commercial patrons
(described below) were used in developing the water and sewer capacities as found in Appendix B. It
should be noted that a change to one of the components will affect the others and will require an ASP
amendment.
Residential Component
Within the residential component, the term 'equivalent dwelling units' is utilized to capture all approvals
related to overnight stays. The definition for equivalent dwelling units includes all single unit dwellings,
multi-unit buildings, staff units, hostel and hotel. For plan purposes, single unit dwellings include all one
unit dwelling types (i.e. single detached residences, manufactured homes, modular homes, prefabricated
homes, caretaker suite, etc.) and all multi-unit buildings include semi-detached, plexes, apartments,
mixed-use residential, and townhouse/rowhouse.
The residential component consists of a maximum of 225 equivalent dwelling units.
Commercial Component
Within the commercial component, CMR has chosen to maintain a comfortable carrying capacity of 2,400
peak daily skier visits. This carrying capacity is referred to as the CMR-CCC. To facilitate the CMR-CCC,
Castle Mountain Resort have chosen to limit uphill capacity, the amount of parking, the amount of
residential accommodation, the type and amount of commercial support facilities, and water/sewer
capacities.
The peak daily usage and average weekly usage over the ski season equates to 100,000 skier visits
annually. The following occupancy assumptions found in Table 5.2 have been prepared to determine the
projected peak density at full build-out of the Resort in accordance with Appendix B, the equivalent
dwelling units, and CMR-CCC.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Table 5.2:
Castle Mountain Resort
Occupancy Rate Assumptions
Season
Time Period
Type of Stay
Number of
Occurrences
Number of
Days
Occupancy
Rate
Winter, ski season*
Mid week
Single family
16
5
25%
Multi-family, hostel and hotel
60%
Weekend
All dwelling units
14
2
75%
Long Weekend
All dwelling units
2
3
90%
Christmas
All dwelling units
1
7
90%
Easter
All dwelling units
1
7
50%
Summer
Weekend
Single family
7 (3)
5 (4)
25%
Multi-family, hostel and hotel
40%
Long Weekend
Single family
3
3
40%
Multi-family, hostel and hotel
25%
Spring / Autumn
Week
Single family
21
7
10%
Multi-family, hostel and hotel
25%
Year round
Caretaker suites
40%
* For purposes of developing user projections, it has been assumed that the Winter, ski season is 128 days in duration,
commencing early December and lasting until mid-April. The Spring and Autumn seasons have been adjusted for the overlap.
Policy 5.2.1
Within the plan boundary and at current build out, CMR is limited to a maximum of 225
equivalent dwelling units and a comfortable carrying capacity of 2,400 peak daily ski visits.
Population Projection
For planning purposes, 3.5 persons per housing unit is used to project future populations. Based on the
persons per housing unit and the permanent units, the population is estimated to be 788 persons. This
estimate does not reflect the fact that the uptake of permanent residency is currently minimal with the
majority of housing units being utilized as second homes in a recreational property context. Further, this
estimate is reduced by the housing units that may be or are allocated to seasonal staff units, the hostel
and a hotel.
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
5.3 Environmental
Environmental Mission Statement
Castle Mountain Resort ASP endeavors to make a positive difference in the region by adopting
environmentally responsible initiatives to minimize the impact on the environment for the development
within the ASP boundary.
Environmental Management Plan
This ASP requires adherence to an Environmental Management Plan. The environmental management
plan will address the following issues:
- dissemination of environmental information and education to all users of the Resort,
contractors and developers,
- methods used to reduce water use including limitations on sprinklers only to re-establish
vegetation disturbed during the development process,
- land clearance and protection of existing trees in keeping with the FireSmart and MD wildfire
prevention programs,
- drainage control (engineering required),
- erosion and sediment control,
- minimize conflict with wildlife,
- land restoration and landscaping,
- methods of protection of water bodies,
- waste management and hazard materials control,
- weed control, and
- solutions to other issues that may be identified given the specific location of each individual
development.
Policy 5.3.1
The Environmental Management Plan (Appendix D) shall be implemented through
subdivision and development approval processes.
Policy 5.3.2
The Environmental Management Plan will be monitored and updated as needed in
cooperation with the MD of Pincher Creek No. 9 Council and government agencies.
Policy 5.3.3
All development will adhere to the approved Environmental Management Plan and shall
submit as part of a development permit a check list of compliance with that plan.
Sustainable Development
In accordance with the CMRMDP, "the ongoing development at CMR will adapt and implement
sustainability best practices. The intent is to ensure that development of all elements of the resort are
environmentally sensitive, designed to maintain the ecological integrity of the setting and to mitigate all
impacted areas."
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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Policy 5.3.4
The ASP supports all measures taken by CMR to incorporate green building objectives,
incorporate soil erosion best practices, utilize renewable energy systems, monitor water
usage, reduce light pollution, manage solid waste and recycling, encourage the installation
of energy efficient mechanical equipment and appliances, and utilize appropriate building
materials for the alpine environment.
5.4 Sequence of Development
It is recognized that build out at CMR has not and may not proceed sequentially. Some areas that have
been built out will be entering into a redevelopment phase while others will be entering into newly
proposed development.
Policy 5.4.1
For the purposes of this plan, the sequence of development will proceed in a cohesive
manner, where services are available and market demand dictates.
5.5 Transportation
The major transportation route to Castle Mountain Resort is Highway 774. This highway has been
upgraded by Alberta Transportation to a full paved surface and remains under the care and control of
Alberta Transportation.
Policy 5.5.1
All approvals for access adjacent to the highway shall be processed through Alberta
Transportation with notification to the Municipality.
Policy 5.5.2
All other roads within the Plan Area excepting Highway 774 are considered internal to the
Resort and are to be managed by the Resort. Maintenance and upgrades to these private
roads shall ensure pedestrian and traffic movements are safely designed.
Policy 5.5.3
Day-use parking lots for a minimum of 850 vehicles is required at build out.
Policy 5.5.4
Parking for a minimum of 10 buses is required with a pick up and loading area designated
in the Resort core.
Policy 5.5.5
Clearly delineated barrier-free (handicapped) parking must be provided in close proximity
to the Resort core and developed in accordance with Alberta Building Code.
5.6 Water Source and Supply
Castle Mountain Resort has a licensed water source with the capability to meet the ASP build out. This
system will in the near future be upgraded to a Municipal water source via Cowley/Beaver Mines.
Policy 5.6.1
The build out design criteria maximum day water demand during ski season is to be 63,500
Imperial gallons/day (290 m³/d). Appendix B, the Mercon Engineering report provides the
detailed analysis.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Firefighting Water Supply
Policy 5.6.2
CMR must ensure Firefighting Water Supply of approximately 800 Imperial gallons/
minute (Igpm) [3640 l/s] for a duration of 1.5 hours. Matrix Solutions Inc. engineering
report (Appendix C) concluded that a fire storage requirement in the order of 72,000 Igal
coupled with the aquifer providing 400 Igpm for firefighting needs is necessary.
Water Treatment
CMR's groundwater well is a deep well and is located away from any source of pollutants, flooding or
direct surface influences. Although treatment of CMR's groundwater supply would not be required,
Mercon Engineering recommends that disinfection, by means of chlorination, be undertaken to ensure
safe, potable water in constructed storage and distribution mains.
Policy 5.6.3
CMR must ensure the continued safety of its potable water system until such time that
the municipal water system becomes the resort's water source.
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). The existing CMR water distribution system consists of 150 mm diameter
mains, complete with fire hydrants, and meets the above design criteria.
Policy 5.6.4
Future extensions to the water distribution system will be designed and constructed to
meet engineering standards of the MD of Pincher Creek.
5.7 Wastewater Treatment and Disposal System
At present, the design capacity of the facultative lagoon is not being fully used during the peak winter
season. The existing wastewater polishing/storage cell has the construction hydraulic capacity to
accommodate all CMR Area Structure Plan development.
Policy 5.7.1
To provide an insurance/safety margin in regards to CMR's wastewater treatment and
disposal facilities, the wastewater flow design criteria used shall be the same as those
previously defined for water supply requirements/demands. Appendix B, the Mercon
Engineering report provides the detailed analysis.
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5.8 Solid Waste
Residential and commercial solid waste is currently disposed of in bear-proof disposal containers. There
are a number of medium sized containers which are sufficient for the current lots.
Policy 5.8.1
As more development occurs the number of containers will increase proportionately. The
locations for additional containers will be determined as they are needed and will be
placed so that they are convenient and visually unobtrusive.
Policy 5.8.2
Additional procedures shall be developed for solid waste produced during construction
projects. These procedures shall be incorporated into the Environmental Management
Plan (Appendix D).
5.9 Gas Distribution System
Castle Mountain Resort has an agreement with Superior Propane regarding the propane tank farm that
services the entire resort. The propane farm was constructed in 2006 to service the existing resort. CMR
will be transitioning to natural gas supplied by Atco Gas.
Policy 5.9.1
All commercial, residential and resort operation lots shall be included in the gas
distribution system.
5.10 Electrical
Fortis Alberta, Inc. provides Castle Mountain Resort electric power.
Policy 5.10.1
Upgrades to the distribution and service system will be completed as necessary and as
development in the resort core continues.
Policy 5.10.2
All electrical servicing is encouraged to be underground.
5.11 Snow Storage and Run-off Control
The majority of spring snow melt and run-off water from rain storms does not flow directly to a water
course, but rather to a ponding area where it percolates into the ground. The ponding areas are located
on the east edge of the CMR property. The gravel road forms a berm which holds the water in these tree
and grass covered areas thus allowing it to percolate through the gravel to join the ground water. There
is one culvert under Highway 774 to prevent flooding and the highway from being washed out. This culvert
does flow in the case of extreme water volumes, which allows the water to flow into the swampy section
of the wetlands on the east side of the highway. The water passing through this culvert has been slowed
down by the flat area of the trees and grasses and the major portion of silt is settled out.
The resort core has most of the snow plowed to the edge of or the south end of the main parking lot. It is
occasionally hauled to the edge of the north parking lot adjacent to the sewage lagoons. This snow melts
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
and percolates into the soil at this site. The grasses and trees in the area also act as retention devices to
slow the movement of surface water.
Policy 5.11.1
All snow storage and run-off control should be addressed in a stormwater management
plan.
Policy 5.11.2
The development of new snow and run-off storage sites or culverts across Highway 774
requires consultation with Alberta Environment, Alberta Transportation, and the MD of
Pincher Creek No.9.
Policy 5.11.3
All erosion damage created by run-off should be evaluated against the stormwater
management plan and remediated, where possible.
5.12 Design Parameters
Since a finite base area exists within the plan boundary, careful consideration of the developable land is
essential. Further base development must be realized in a manner that will not compromise ski terrain
development or the environment. The plan endeavors to ensure that new development and
redevelopment occurs in a way that fulfils this plans vision and is in keeping with the CMRMDP.
Policy 5.12.1
CMR development review committee (or its equivalent) and all approval authorities shall
consider the following design parameters:
a.
respond to the topography with all buildings and site modifications;
b.
acknowledge environmental factors as identified in the Environmental Management
Plan and those found at each particular building site;
c.
create a "village" focal point or resort core, recognizing the linear nature of the
Resort;
d.
create a "sense of arrival" through gateway entrance features by including enhanced
landscaping, vegetative screening, and coordinated entrance and information
signage;
e.
provide underground servicing;
f.
create pedestrian connections/walkways between parking lots, and activity areas as
well as residential areas;
g.
utilize distinctive architecture and finishing materials as defined by the architectural
controls;
h.
build parking areas that consider slope, snow removal, snow storage, snow shedding
from roofs and responsible tree clearing;
i.
promote the pedestrian nature of the village by minimizing vehicle traffic and parking
in the commercial core area;
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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j.
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;
k.
consider weather and climatic impacts related to snow removal, ice build-up,
sheltering of outdoor amenity areas from extreme winds, and solar access into public
areas;
l.
preserve dramatic views and sight lines; and
m. review for utilization of the FireSmart program.
5.13 Land Use
The general land use concept is depicted on Map 4 (Land Use Concept). The purpose of the land use
concept is to show the general relationship of proposed land uses. It is intended to guide future growth
and development within the boundaries of the ASP. The location and size of the land uses shown are
conceptual and general. The exact size and location of a particular land use will be defined at the
subdivision, development, and land use designation stages.
Resort Core Commercial
The resort core is the center of base area development and functions as the service and amenity focal
point within CMR. The amount and type of core area space has a direct relationship to the CMR-CCC.
Policy 5.13.1
The manner in which the resort core is designed and the types of facilities established will
determine the character and ambiance of the Resort. Attention will be paid to the amount
and placement of new construction. To that end, development proposals will be designed
with 360-degree architecture (where appropriate) and siting reviewed within the context
of the visibility from the hill as well as adjacent buildings and structures.
Policy 5.13.2
A design capacity of 2,400 skiers per day will require 2,600 m² (28,000 ft²) of commercial
space. CMR currently has approximately 2,050 m² (22,000 ft²) in place, thus an additional
550 m² (6,000 ft²) of retail, restaurant/bar, or other commercial uses as listed in the land
use bylaw may be developed at current build out.
Policy 5.13.3
Mixed-use housing and caretaker suites are allowed uses in the core.
Policy 5.13.4
Commercial accommodation is envisioned to include hotel and hostel uses.
Policy 5.13.5
The numbers of residential units and commercial accommodation developed under policy
5.13.3 and policy 5.13.4 will coincide with parameters set out in the density section of this
plan.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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Residential Development
The following provides the policy expectations of future housing types and their characteristics:
Policy 5.13.6
The future housing unit mix may include: single detached housing units, two-unit
dwellings, and multi-unit dwellings.
Policy 5.13.7
Architectural controls (or design and development guidelines) will be adopted by CMR
and reviewed by the MD of Pincher Creek to ensure that a standard or quality of
presentation is established throughout the base area.
Policy 5.13.8
The numbers of residential units will coincide with parameters set out in the density
section of this plan.
Policy 5.13.9
The amount of residential infill to be developed will take into account existing and
committed developments.
Policy 5.13.10 Additional staff accommodation may be provided by developing multi-unit buildings and
by encouraging the development of secondary suites into the residential units.
Resort Operations
The following provides the policy expectations of Resort Operations land use and its characteristics:
Policy 5.13.11 Resort Operations land use areas include the waste water treatment area, parking lots,
maintenance facilities, ski operation facilities, propane tank farm, recreation amenity
areas, and recreational vehicle (RV) camping areas.
Policy 5.13.12 The areas north and south of the existing residential development contain undisturbed
vegetation, new development should minimize impacts and the design should
incorporate natural environmental features while utilizing FireSmart guidelines.
Policy 5.13.13 Recreational vehicles provide non-permanent, low cost accommodation for the Resort.
Upon redevelopment of the existing RV area, a new site of 50 stalls may be constructed.
To support the needs of RV users, a central common building may be constructed to
provide restroom, shower, laundry, meeting area, and common kitchen facilities.
5.14 Architectural Controls (or Design and Development Guidelines)
Architectural controls (design and development guidelines) are intended to supplement the requirements
of the Land Use Bylaw by providing a set of rules that ensure consistent quality development will be
attained and to ensure that there will be an appropriate level of housing design compatibility.
Architectural controls may vary to some extent depending on the location within the development area
and may be registered on land titles by the developer.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Typical controls that may be in effect include, but are not limited to, the following:
- diversity in home design,
- incorporation of energy efficiency features,
- roof pitch and materials,
- exterior finishing materials,
- landscaping requirements,
- grading and slope requirements,
- snow management, and
- FireSmart program requirements.
Policy 5.14.1
Architectural Control document(s) shall be submitted to the MD of Pincher Creek for
review and approval prior to registration on title. Where an architectural control conflicts
with provisions of the Land Use Bylaw, the Land Use Bylaw shall prevail.
Policy 5.14.2
Development Applications shall include a letter certified by the Castle Mountain
Development Committee (or its equivalent). This is to insure projects are certified
compliant by the Castle Mountain Development Review Committee prior to being
processed through the MD. To support this process, CMR shall identify the approved
signatory(s) and submit a letter of authorization to the development authority.
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6.0 Plan Implementation
6.1 Intent and Jurisdiction
This Area Structure Plan is intended to present the total build out of the Castle Mountain Resort to a level
that creates an economically sustainable residential development and resort facilities. The Municipal
District of Pincher Creek No. 9 has jurisdiction over the area structure plan, zoning, subdivision,
development and building permit approval processes for the private titled lands in Castle Mountain
Resort.
6.2 Government Approvals
The proposed development described in the Area Structure Plan requires other jurisdictional approvals.
These other jurisdictions are charged with ensuring that provincial regulations are met that will protect
water quality, fisheries and wildlife, and other environmental issues. Castle Mountain Resort will seek and
receive all provincial approvals required for continued operation and development.
Policy 6.2.1
Within CMR's development parameters, the province has not required an Environmental
Impact Assessment (EIA). Prior to approval of any amendment that would increase the
total residential equivalent housing units, resort area boundary or CMR-CCC, Council will
request that Alberta Environment rule on the requirement for an Environmental Impact
Assessment.
Policy 6.2.2
All new applications to the Government of Alberta that would expand the department
license of occupation area, change licensing for water or sewer capacity, change or
improve access to Highway 774, and all environmental applications shall be made known
to the MD of Pincher Creek at the time of application and all resulting decisions by the
government shall be copied to the MD of Pincher Creek. An evaluation of the impact on
the ASP will result.
Policy 6.2.3
All references to a specific government agency, body, or department were accurate at the
time of writing. It is understood that agency, body and department names change from
time to time. All references throughout the Plan shall therefore be considered to be
applicable to the current relevant agency, body, or department.
6.3 Municipal Development Plan and Land Use Bylaw Review
Policy 6.3.1
Upon adoption or amendment of this plan, the MD Administration shall initiate a review
of the Land Use Bylaw and Municipal Development Plan (MDP) in relation to the Area
Structure Plan. Their findings shall be forwarded to the MD of Pincher Creek Council for
consideration.
Policy 6.3.2
The Comprehensive Siting Plans shall be rescinded and the relevant information be
incorporated into the Land Use Bylaw.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Policy 6.3.3
The requirement for CMR architectural control approval letters shall be added to the Land
Use Bylaw as a requirement for all permit applications within the resort.
6.4 Redesignation Application Referrals
Policy 6.4.1
When considering applications for redesignation of lands, the application and relevant
information shall be sent to the following agencies:
a.
utility providers including, but not limited to, phone and electrical;
b.
local authorities:
- Livingstone Range School Division,
- Holy Spirit Roman Catholic Separate Regional Division No. 4,
- Pincher Creek Emergency Services;
c.
provincial government departments:
- Alberta Culture and Tourism,
- Alberta Environment and Parks,
- Alberta Health Services,
- Natural Resources Conservation Board (when appropriate),
- Alberta Transportation (when appropriate);
d.
others that Council may deem appropriate.
Council will consider any responses received within a reasonable period of time.
6.5 Subdivision
Policy 6.5.1
Subdivision applications will be made through the Oldman River Regional Services
Commission on behalf of the MD of Pincher Creek. MD approvals will be in accordance
with Provincial Legislation, the Municipal Development Plan, the Castle Mountain Resort
Area Structure Plan and the MD Land Use Bylaw.
Policy 6.5.2
In accordance with MGA and the MDP municipal reserve policy, the MD of Pincher Creek
will require payment of cash-in-lieu of land as a condition of each subdivision.
Policy 6.5.3
For the area described in Map 5, an application for subdivision to convert leasehold titles
to fee simple titles will only be accepted as a condominium plan in accordance with the
Condominium Property Act, Municipal Government Act, and Land Titles Act.
Policy 6.5.4
The subdivision authority requests that all proposed subdivision applications include
information on the availability of a water supply, sewage disposal system, and storm
water management. In the case of water supply, the calculation shall include number of
units being proposed and the impact on the supply.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
6.6 Development
Policy 6.6.1
A development permit is required for each proposed development at the Resort in
accordance with the Land Use Bylaw.
Policy 6.6.2
A building permit is required for all non-exempt construction in accordance with Alberta
Safety Codes.
Policy 6.6.3
All permanent residential and commercial development shall be serviced to the
satisfaction of the Development Authority and Alberta Environment.
Policy 6.6.4
All resort parking shall be in accordance with the Castle Mountain Resort Comfortable
Carrying Capacity. The layout will be provided according to a resort master 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 and shall take into
consideration: site slopes; snow storage and snow shedding from roofs.
Policy 6.6.5
In addition to the preceding application and approval procedures, the MD will withhold
the approval of any development application that does not demonstrate the architectural
control approval of CMR. This will ensure that any proposed development meets with the
architectural controls of the Resort. To support this process, CMR shall identify the
approved signatory(s) and submit a letter of authorization to the development authority.
Policy 6.6.6
The development authority requests that all proposed development applications include
reporting on the availability of a water supply, sewage disposal system, storm water
management, and solid waste disposal.
Policy 6.6.7
Development Application notification processes will be updated in the Land Use Bylaw to
include a registered Condominium Board.
6.7 Castle Mountain Resort Master Development Plan
Although the Area Structure Plan is the governing land use document for the base area titled lands, there
is a need to coordinate resort business planning including the agreements with the Alberta Government
to this document. The completed Castle Mountain Resort Master Development Plan provides the guiding
vision as the resort development moves forward, but does not constitute an ASP required policy.
Policy 6.7.1
Any changes to the CMRMDP developed by Castle Mountain Resort shall be submitted to
the MD of Pincher Creek for review for compliance with this document and other
Municipal planning documents. The MD upon receipt of the document will produce a
response brief to Castle Mountain Resort outlining recommendations.
Policy 6.7.2
It is expected that the CMRMDP document will utilize this ASP and other provincial and
MD planning documents in its implementation.
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Policy 6.7.3
If the Master Development Plan implementation requires amendment to this document,
Castle Mountain Resort shall apply for the amendment.
6.8 Infrastructure Master Plan
Policy 6.8.1
CMR Inc. is encouraged to complete an Infrastructure Master Plan and to submit a copy
to the Municipal District of Pincher Creek Council. This plan should cover, but is not limited
to, an Asset Management Investment Strategy which should contain the following:
a.
Existing water and sewer infrastructure inventory,
b.
Replacement value of water and sewer infrastructure,
c.
Remaining life of water and sewer infrastructure, and
d.
An implementation plan for maintaining the water and sewer infrastructure systems.
6.9 Waiver of Area Structure Plan Policies
Policy 6.9.1
As allowed for in the Municipal Development Plan and Land Use Bylaw, the Subdivision
Authority or Municipal Planning Commission may approve an application for subdivision
or development approval even though the proposed application does not comply with
the area structure plan if, in its opinion, the proposed application would not:
a.
unduly interfere with the amenities of the neighbourhood; or
b.
materially interfere with or affect the use, enjoyment or value of neighbouring
parcels of land.
Policy 6.9.2
When the Subdivision Authority or Municipal Planning Commission is considering a policy
waiver as allowed for above, the authority shall consider the following:
a.
whether the variance is minor and if it complies with other statutory plans and
bylaws,
b.
the comments of the appropriate persons and agencies received through the referral
process have been considered,
c.
effects on the operations of the municipality's road network,
d.
the professional plans or studies provided by the applicant which support the
proposed need for waiver.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
6.10 Plan Review and Amendment
As the Castle Mountain Resort Area Structure Plan is a bylaw of the Municipality, a formal process as
outlined in the Municipal Government Act is required to amend the Plan.
Policy 6.10.1
The future land use and development outlined in the Castle Mountain Resort Area
Structure Plan is intended to address a long-term time horizon. Periodic review and
occasional amendment of the Castle Mountain Resort Area Structure Plan through public
hearing may be required in accordance with the Municipal Government Act.
Policy 6.10.2
The Castle Mountain Resort Area Structure Plan is flexible enough to allow for review and
amendment every five years or when the Municipality should deem it appropriate.
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7.0 Definitions
For the purposes of this plan, the definitions stated below apply. If a word or term is not defined below,
then the definition in the MGA or the land use bylaw applies.
Alberta Land Stewardship Act (ALSA) - The Alberta Land Stewardship Act, Statutes of Alberta, 2009,
Chapter A-26.8. The Act and its regulation are the legislated legal basis for regional land-use planning in
Alberta, which for the MD of Pincher Creek is the South Saskatchewan Regional Plan.
Area Structure Plan - A statutory plan, adopted by Bylaw, which provides a policy framework for the
evaluation of proposals for redesignation, subdivision and development of a specified area of land in the
Municipality.
Caretaker Suite - As defined in the Municipal District of Pincher Creek Land Use Bylaw.
Castle Mountain Resort (CMR) - For the purposes of this document, Castle Mountain Resort refers to the
development area for Castle Mountain Resort which includes the Castle Mountain Community Association
and Castle Mountain Resort Incorporated.
Castle Mountain Resort Development Review Committee - A CMR committee (or its equivalent)
established to internally review subdivision and development proposals prior to submittal to the MD of
Pincher Creek.
Castle Mountain Resort Master Development Plan (CMRMDP) - A conceptual planning document
representing the preferred development direction for Castle Mountain Resort.
Comfortable Carrying Capacity (CCC) - A ski industry concept referring to the number of skiers/boarders
that a mountain can accommodate per day, in a fashion where guest experiences match their
expectations, while having the least amount of impact on the physical environment.
Condominium - A building or structure where there exists a type of ownership of individual units,
generally in a multi-unit development or project where the owner possesses an interest as a tenant in
common with other owners in accordance with the provisions of the Condominium Property Act.
Condominium Plan - A plan of survey registered at a Land Titles Office prepared in accordance with the
provisions of the Condominium Property Act, Revised Statutes of Alberta 2000, Chapter C-22, as amended.
Council - The Council of the Municipal District of Pincher Creek No. 9.
Day visitors - The number of day visitors is estimated by subtracting the number of overnight onsite stays
from the total number of visitors
Day Lodge - A ski amenity building housing a cafeteria style restaurant, large dining room and restrooms.
The walkout basement beneath the day-lodge houses the ticket office, administrative offices, staff room
and additional guest areas.
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Development Agreement - A contractual agreement completed between the municipality and an
applicant for a development permit or subdivision approval which specifies the roadways, walkways,
public utilities, and other services to be provided by the applicant as a condition of a development permit
or subdivision approval, in accordance with the Municipal Government Act.
Development Authority - The body established by bylaw to act as the Development Authority in
accordance with section 624 of the Municipal Government Act.
Designate ("Redesignate", "redistrict", or "rezone") - The changing of an existing land use district on the
official Land Use Districts Map in the Land Use Bylaw.
FireSmart - A program developed in Alberta by Partners in Protection and the Alberta Government to
educate stakeholders on the risks of developing in the Wildland Urban Interface and methods to reduce
the risk of wildfire to developments. The publication "FireSmart Guidebook for Community Protection"
outlines minimum standards for development in the Wildland Urban Interface.
Goals - Goals are broad statements that define the ultimate condition desired. In this framework, goals
are intended to elaborate upon the fundamental principles of the community vision, and express an ideal.
Some goals will conflict with other goals, which simply means that in the real world, trade-offs are
necessary.
Infrastructure - Public and private utility systems in the Municipality that may include, but are not limited
to, the transportation network, water and sewage disposal systems, and utilities.
Land Use Bylaw - A bylaw of the Municipality passed by Council as a Land Use Bylaw pursuant to the
provisions of the Municipal Government Act and intended to control, and/or regulate the use and
development of land and buildings within the Municipality.
Land Use District - One or more divisions of the Land Use Bylaw establishing permitted and discretionary
uses of land or buildings with attendant regulations.
MD - Refers to the Municipal District of Pincher Creek No. 9, in the Province of Alberta.
Municipal Government Act (MGA) - Refers to the Municipal Government Act, Revised Statutes of Alberta
2000, Chapter M-26 as amended from time to time.
Municipal Development Plan - The Municipal District of Pincher Creek No. 9 Municipal Development Plan
is the principal statutory land use plan for the entire Municipality, adopted by Council, in accordance with
the provisions of the Municipal Government Act.
Municipal Reserve - The land specified to be municipal and school reserve by the Subdivision Authority
pursuant to section 666 of the Municipal Government Act.
Municipality - The Municipal District of Pincher Creek No. 9 and, when the context requires, means the
area contained within the boundaries of the Municipality.
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
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Objectives - Objectives are very similar to goals, except they are more specific, and use terms that indicate
the direction of change that is needed. The increased clarity of the objectives makes it easier to
understand the problems that are addressed, and to set measurable targets for performance.
Plan - Refers to the Castle Mountain Resort Area Structure Plan as adopted by Council and amended from
time to time.
Plan of Subdivision - A plan of survey prepared in accordance with the relevant provisions of the Land
Titles Act for the purpose of effecting subdivision.
Private Utility - A utility service offered to the public by a private utility company or co-op including, but
not limited to, the provision of gas, electricity, water or telephone services.
Qualified Professional - An individual with specialized knowledge recognized by the Municipality and/or
licensed to practice in the Province of Alberta through the Association of Professional Engineers and
Geoscientists of Alberta (APEGA) or the Alberta Land Surveyors' Association (ALSA). Examples of qualified
professionals include, but are not limited to engineers, geologists, hydrologists and surveyors.
Redesignation - Refers to the reclassification by the Municipality of a land use designation in the Land
Use Bylaw applicable to a specific area of the Municipality.
Resort Core - Refers to the central development area containing mainly commercial and amenity
development and is intended to establish the theme character and ambiance of the resort.
Secondary Suite - As defined in the Municipal District of Pincher Creek Land Use Bylaw.
South Saskatchewan Regional Plan (SSRP) - The regional plan and regulations established by order of the
Lieutenant Governor in Council pursuant to the Alberta Land Stewardship Act.
360-Degree Architecture - The full articulation of all building facades. This includes variation in massing,
roof forms, and wall planes, as well as surface articulation. The concept of 360-degree architecture is to
design a building where all sides of the structure have been detailed to be complementary in architecture,
massing, and materials to the primary street elevation or front facade. In other words, the building should
be aesthetically pleasing from all angles.
8.0 Appendix A
History
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
A-1
8.0 Appendix A
History
The Westcastle Ski Area has operated virtually as it exists today for 50 years. It was developed initially by
Castle Mountain Resorts Ltd., a private company owned by Paul Klauss, a Swiss alpinist, and Charlie Virtue,
a Lethbridge lawyer. The facility opened in 1966 with Lift No. 1, the north T-bar on the novice slope, and
Lift No. 3, the long T-bar serving the expert terrain on the east facing slopes of Gravenstafel Ridge.
In 1967, the operation expanded, a second storey was added to the day lodge, and two new T-bars were
constructed. Lift No. 2 was added for the intermediate runs and Lift No. 4 was provided to access the high
alpine bowl.
In 1970, Lift No. 4 was sold to cover expenses. In 1971 Castle Mountain Resort Ltd. went into receivership
and subsequently obtained a loan from the Alberta Opportunity Corporation to consolidate debts, as well
as provide on hill accommodation. Sixteen camper stalls, eight lots and ten chalet sites were developed
and the sewage disposal system was improved.
In 1974, the parking lot was enlarged, the telephone service was completed, and three trails were cut on
the north face of Haig Ridge. In 1975 the Westcastle Ski Area hosted the alpine events of the Alberta
Winter Games.
In 1976, the day lodge was destroyed by fire, and in 1977 Castle Mountain Resort Ltd. declared
bankruptcy. After unsuccessful attempts to sell the property, the Town of Pincher Creek and the Municipal
District of Pincher Creek No. 9 purchased the assets in 1978. Since then, the facility has been operated by
the Westcastle Management Committee, with the ultimate goal of developing a complete ski area with a
diversity of terrain by expanding onto Haig Ridge.
In 1985, The Legislative Assembly of Alberta passed Bill PR 10, the Westcastle Development Authority Act,
incorporating the Westcastle Development Authority (WDA). The mandate of the WDA was as follows:
"...establish, develop, sell, lease, maintain, manage and operate Westcastle Park with all
related facilities including, but not limited to housing, recreation, and commercial
requirements."
The goals of the WDA were to preserve alpine skiing in southern Alberta, and to have a four-season family
recreation area established as Westcastle on a scale large enough to provide significant social and
economic opportunities for southern Albertans.
The site proposed for the development of Westcastle Village was subject to the following planning
documents registered by the Province of Alberta.
1.
A Policy for Resource Management of the Eastern Slopes, (Revised 1984)
2.
The Castle River Sub-Regional Integrated Resource Plan, (1985)
3.
The Westcastle Resort Area Structure Plan, (1987)
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In 1982, Travel Alberta commissioned the preparation of a survey and mapping report for the West Castle
River flood plain and the existing ski area.
In 1985, the Alberta government approved the Castle River Sub-Regional Integrated Resource Plan on June
19, 1985. The plan "applies to public lands within the Castle River Planning Area, and not to any private or
federal lands."
In 1986, Ecosign Mountain Recreation Planners Ltd. were engaged by the Westcastle Development
Authority to complete a study to evaluate the physical and economic feasibility for the private sector
development and operation of a major resort; featuring downhill skiing at the Westcastle Ski Area. The
study concluded that the ski area could comfortably accommodate 3,200 skiers per day.
The Alberta government sold 12.5 hectares (31 acres) of public lands in the West Castle for an expansion
of the ski hill, as well as commercial and residential development. The land is sold for $1,235.50/hectare
($500/acre). Provisions were made in the Agreement for an option to purchase an additional 135 acres
(54.63 hectares). The purchased land included most of the existing base area development at the
Westcastle Ski Area, and the optioned land incorporated the remainder of the river valley which appeared
appropriate for future development.
In March 1989, Vacation Alberta Corporation, a private Albertan company, entered into a three-party
agreement entitled "Memorandum of Understanding" with Alberta Tourism and the WDA. This
agreement stated the priorities of all three parties to complete a proposal for capital funding and
operation of a four-season destination resort at Westcastle.
In April 1989, Stevenson Kellogg Ernst and Whinney completed a market analysis for The Government of
Alberta Department of Tourism, entitled: Potential Market Demand for a Four-Season Resort at
Westcastle. The study concluded that there is a market demand for a phased expansion of the ski area to
3,200 skiers per day, a golf course, hotel accommodation, as well as affordable recreation property.
In July 1989, a "Land Agreement" was completed outlining the terms and conditions under which Vacation
Alberta Corporation may purchase the lands from the WDA. Subsequently, The Lombard North Group
(1980) Ltd. was engaged by the WDA and Vacation Alberta to conduct a preliminary environmental
analysis of the site and prepare the Westcastle Resort Concept Plan.
In March 1991, Golder Associates Ltd. completed for the Province of Alberta, a groundwater investigation
at Westcastle Ski Area, which confirmed the availability of groundwater to supply the resort. The
governments of Alberta and Canada have agreed to provide assistance to complete further studies.
In May 1991, William C. Rutledge Architects Ltd. was commissioned to summarize the information
gathered in previous studies and prepare a Preliminary Master Plan to become the basis of the
Environmental Impact Assessment.
In June 1991, the firm Hardy BBT commenced an Environmental Impact Assessment of the proposed
resort, to evaluate the physical, social, economic and environmental effect of the proposed development.
The issues were identified in consultation with a local advisory committee, which is comprised of
representatives from the Pincher Creek Town Council, the Municipal District No. 9 Council, and The
Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
A-3
Mayors Round Table on the Environment, as well as concerned citizens. The final document was presented
to the Natural Resource Conservation Board (NRCB).
In August 1992, The Preliminary Master Plan was revised to reduce the environmental impact of the
development. The detailed analysis of the Wildlife Management and Hydrological Consultants indicated
that the proposed concept restricted the migration of the ungulates and would require significant
mitigation to justify the relocation of the river. Subsequently, the design was changed, the golf course was
shifted out of the established wildlife corridor, and the access to the ski lift at the base of Haig Ridge was
provided with four pedestrian bridges over the river. The illustrations and text of the Preliminary Master
Plan document have been adjusted and re-issued as The Revised Master Plan.
In 1993, the Natural Resources Conservation Board (NRCB) finds that the ski resort operated by Vacation
Alberta can be expanded only if the rest of the area receives Wildland designation.
Vacation Alberta sues the Alberta government over its failure to designate the West Castle Wildland
Recreation Area, and its subsequent withdrawal of permission to develop the ski resort. They claim that
the Alberta government has no right to unilaterally cancel their project or to revoke the NRCB permission.
The case is settled out of court. West Castle Development Authority purchases an additional 40 hectares
(100 acres) of public land for $1,235.50/hectare ($500/acre). This land adjoins those public lands sold in
1986 and allows further development of the Castle Mountain Resort. (Alberta Wilderness Association
(AWA). Castle - History, 2014. http://albertawilderness .ca/castle-history. February 24, 2015.)
The Westcastle Supporters Association [WSA] a group of avid Castle-men and women created a trust fund
to ensure the solvency of the hill and with the MD's best wishes undertook to operate the mountain. The
first year was a struggle but the second year, 1995, demonstrated the possibility of greater things to come.
The present day groundwater supply well was drilled during this time period and was extensively tested
in February / March 1999. (Water and Wastewater Utility Infrastructure Systems at Castle Mountain
Resort Mercon Engineering, September 2001)
In 1994, Order in Council 812/94 to annex the lands containing Castle Mountain from an Improvement
District governed by the province to the Municipal District of Pincher Creek No.9 took effect on December
31. This process was followed up with the amalgamation of the Improvement District to the MD which
took effect under Order in Council 363/95 January 1, 1996.
In 1995, the Alberta Government rescinds the Planning Act and adopts the Municipal Government Act
under which the municipalities are given more autonomy to plan private lands under Part 17. The
government limited the powers of local government over crown interests through sections 618 and 619.
Following the resignation on April 19, 1995, of four of the twelve members of the Castle River Consultation
Group, on May 11, 1995, the Government of Alberta decides to withdraw its conditional authorization of
the NRCB approval. Thus ending the proposed development and nullifying the NRCB conditions and
recommendations set out in its 1993 decision report.
An investor group incorporated Castle Mountain Resort Inc. and in the summer of 1996 purchased the
resort and its assets from the MD of Pincher Creek. An initial share offering raised enough money to install
a triple chair at the base, buy a second snowcat and most importantly purchase a double chair from
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Castle Mountain Resort Area Structure Plan Bylaw No. 1313-19
Sunshine. There were also plans to open the top of the mountain and quadruple the ski terrain. During
the summer of 1998 this was accomplished. The resulting terrain improvements put Castle on the map of
great places to recreate with some of the best fall-line steeps in North America. CMR also upgraded the
water distribution system with the installation of fire hydrants to provide some firefighting ability. (Water
and Wastewater Utility Infrastructure Systems at Castle Mountain Resort Mercon Engineering, September
2001.)
In June 1999, CMR Inc. was granted approval by Alberta Environment, under the Environmental Protection
and Enhancement Act for the construction, operation and reclamation of a Class 1 wastewater treatment
plant for Castle Mountain Resort. The new wastewater lagoon treatment facility was placed into operation
in mid-December 1999. (Water and Wastewater Utility Infrastructure Systems at Castle Mountain Resort
Mercon Engineering, September 2001.)
In 2000, the Legislative Assembly of Alberta repealed the Westcastle Development Authority Act under Bill
PR 3. The private members bill put forward by MLA Coutts proposed the dissolution of the Authority. Legal
Counsel Doug Evans for the MD provided testimony to the Legislature for the rationale of ending the
municipal control of the ski hill. He reported that the Municipal District and Town of Pincher Creek having
spent $200,000 each had wiped out their funding for the resort and that operations were now under
control of Castle Mountain Resort Inc.
In 2002, the Castle Mountain Resort Area Structure Plan was adopted as Bylaw 1069-02.
In December of 2006, Mount Haig opened adding terrain for intermediate and novice runs. In 2009, the
Province of Alberta adopts the Alberta Land Stewardship Act (ALSA).
In July 2014, as a measure of implementing ALSA, the Province of Alberta adopted the South Saskatchewan
Regional Plan (SSRP) and it came into effect September 1, 2014. During the planning process, the Regional
Advisory Council identifies Castle Mountain Resort as a tourist destination node. The final plan established
a strategic plan and an implementation plan which places Castle Mountain Resort in the Destination
Management Area called Southwest Alberta.
The SSRP replaced the Provincial Land Use Policies and A Policy for Resource Management of the Eastern
Slopes (Revised 1984).
Castle Provincial Park and Castle Wildland Provincial Park were established on February 16, 2017, and are
managed according to Alberta's Provincial Parks Act. The Castle Provincial Park and Castle Wildland
Provincial Park Draft Management Plan was adopted May 2018.
Castle Mountain Resort Inc. with their consultant Brent Harley and Associates Inc. completed a Master
Development Plan in May of 2017. The document in consultation with Alberta Government officials sets
a new vision for the Resort as it looks to the future.
8.0 Appendix B
Water and Wastewater Utility Infrastructure Systems
8.0 Appendix C
Snow Making and Fire Fighting Water Use Analysis
8.0 Appendix D
Environmental Management Plan
Castle Mountain Resort
Environmental Management Plan
Prepared for Castle Mountain Resort Inc.
Prepared by Summit, an Earth Services Company
June 24, 2019
Castle Mountain Resort Environmental Management Plan
Page ii
Table of Contents
1.
Introduction............................................................................................... 1
1.1.
Environmental Management Plan Overview.................................................................... 1
1.2.
EMP Distribution and Environmental Awareness............................................................. 1
2.
Water Management Plan........................................................................... 2
2.1.
Water Sources................................................................................................................. 2
2.2.
Water Conservation Measures ........................................................................................ 2
2.2.1.
Limited Sprinkler Use..................................................................................................................................2
2.2.2.
Water Metering ...........................................................................................................................................2
2.2.3.
Domestic Appliances and Fixtures .............................................................................................................2
3.
Aquatic Habitat Management Plan........................................................... 4
3.1.
Protection of Bed and Banks ........................................................................................... 4
3.2.
Protection of Riparian Areas............................................................................................ 4
3.3.
Maintaining Water Quality................................................................................................ 4
4.
Vegetation Management Plan .................................................................. 6
4.1.
FireSmart Guidelines ....................................................................................................... 6
4.2.
Protection of Native Trees and Vegetation. ..................................................................... 6
4.3.
Control of Weeds and Invasive Plant Species ................................................................. 7
4.3.1.
Preventing the Introduction of Weeds and Invasive Plant Species............................................................7
4.3.2.
Managing Weeds and Invasive Plant Species ...........................................................................................7
5.
Erosion and Sediment Control Management Plan.................................. 8
5.1.
Erosion Control Structures............................................................................................... 8
5.2.
Minimizing Erosion Risk................................................................................................... 9
6.
Construction Reclamation and Monitoring Management Plan............ 10
6.1.
Soil Reclamation............................................................................................................ 10
6.2.
Landscape Reclamation ................................................................................................ 10
6.2.1.
Drainage .................................................................................................................................................. 10
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6.2.2.
Erosion..................................................................................................................................................... 10
6.2.3.
Soil Stability ............................................................................................................................................. 10
6.3.
Revegetation.................................................................................................................. 11
7.
Wildlife Management Plan...................................................................... 12
7.1.
Mitigating Disturbance to Wildlife during Construction................................................... 12
7.1.1.
Habitat Removal and Wildlife Features ................................................................................................... 12
7.1.2.
Sensory Disturbance ............................................................................................................................... 13
7.1.3.
Barriers to Movement and Fragmentation............................................................................................... 13
7.2.
Mitigating Disturbance to Wildlife during Operations ..................................................... 13
7.2.1.
Vehicle Collisions..................................................................................................................................... 13
7.2.2.
Harassment of Wildlife............................................................................................................................. 13
7.2.3.
Wildlife and Waste Management............................................................................................................. 13
8.
Waste Management Plan........................................................................ 14
8.1.
Solid Waste.................................................................................................................... 14
8.1.1.
Facility and Residential Waste ................................................................................................................ 14
8.1.2.
Construction Waste ................................................................................................................................. 14
8.2.
Liquid Waste.................................................................................................................. 15
8.3.
Spill Prevention and Contingency Plans........................................................................ 15
8.3.1.
Spill Prevention........................................................................................................................................ 15
8.3.2.
Spill Contingency..................................................................................................................................... 15
9.
Stormwater and Snowmelt Management Plan...................................... 17
9.1.
Snowmelt Management ................................................................................................. 17
9.2.
Stormwater Management............................................................................................... 17
10.
Legislation, By-laws, Guidelines, and Codes of Practice .................... 18
11.
References .............................................................................................. 19
Attachment 1Environmental Construction and Operations Plan .................. 1
Castle Mountain Resort Environmental Management Plan
Page 1
1.
Introduction
Castle Mountain Resort Inc. (CMR Inc.) endeavors to avoid and minimize negative effects on the environment
through the adoption of environmentally responsible initiatives. CMR Inc. has retained Summit, an Earth Services
Company (Summit) to prepare an Environmental Management Plan (EMP) for development within the resort.
This EMP identifies potential environmental concerns and describes environmental protection measures to
minimize negative effects on the environment during construction and operation under the authority of the Castle
Mountain Resort Area Structure Plan (ASP), per the Municipal District of Pincher Creek No. 9 (MD) Municipal
Development Plan (No. 1062-02) (MD, 2002) and Land Use Bylaw (No. 1289-18) (MD, 2018). The EMP applies to
private lands (the Plan Area) within the ASP.
1.1.
Environmental Management Plan Overview
This EMP contains the following individual management plans that identify environmental sensitivities and guide
mitigation strategies to reduce potential impacts from resort development:
-
Water Management Plan (Section 2)
-
Aquatic Habitat Management Plan (Section 3)
-
Vegetation Management Plan (Section 4)
-
Erosion and Sediment Control Management Plan (Section 5)
-
Construction Reclamation and Monitoring Management Plan (Section 6)
-
Wildlife Management Plan (Section 7)
-
Waste Management Plan (Section 8)
-
Stormwater and Snowmelt Management Plan (Section 9)
This EMP has been prepared to guide environmental mitigation and management during development and should
be read and used in conjunction with other supporting documents, legislation, regulations, and guidelines (Section
10).
Environmental protection measures specific to the scope of work being performed and supported by the EMP will
be developed to address site-specific sensitivities. These measures will be documented in the Environmental
Construction and Operations Plan (ECO Plan) (Attachment 1).
1.2.
EMP Distribution and Environmental Awareness
The EMP will be appended to the ASP and will be publicly accessible on the MD website. Additionally, the EMP
will be appended to Castle Mountain Resort (CMR) Development Guidelines. The CMR Development Guidelines
document applies to all CMR developments (residential, commercial, operational and maintenance) and
considers site drainage, natural vegetation, water conservation, waste management, energy efficiency and
sensory disturbance to wildlife consistent with this EMP.
Along with meeting design guidelines, construction contractors will be responsible for developing and
implementing site-specific/project-specific environmental protection plans as listed in the ECO Plan (Attachment
1) and supported by this EMP. These plans will educate and train onsite personnel to identify, address, and report
environmental concerns.
With the proposed development of CMR and integrating year-round activities, effective communication to visitors
will help to reduce human-wildlife conflict. CMR Inc. may incorporate public advisories into an electronic bulletin
board on their website to inform visitors of any sensitivities in the area, such as closures for wildlife.
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2.
Water Management Plan
CMR Inc. recognizes water as a valuable resource that must be preserved, protected, and used wisely. This
Water Management Plan describes water sources and methods of water conservation that can reduce potential
adverse environmental effects on the local hydrology of the West Castle River Basin.
2.1.
Water Sources
CMR is currently licensed for use of groundwater from the Westcastle buried aquifer channel. Withdrawn water is
filtered and treated with chlorine onsite prior to consumptive distribution. CMR Inc. plans to upgrade the current
domestic water system and add a treated municipal water source via a regional water pipe. Following construction
of the municipal water pipeline to the Plan Area, groundwater is planned to be withdrawn and stored in a
constructed reservoir to be used for snowmaking along with surface water withdrawals from Haig Creek.
A well designated for fire response was completed in 2002 and is able to produce 400 gallons per minute (gpm).
In addition, an auxiliary power plant is available to supply water for a fire that demands a large amount of water
(CMR Inc., 2018).
2.2.
Water Conservation Measures
During the planned expansion of CMR facilities, daily domestic water use is expected to increase with increased
visitation and services. As water demand for CMR increases, conservation of water sources will become
increasingly important. Methods for water conservation may include the following initiatives implemented
individually or in combination, as warranted, to allow for the continuation of activities and reduce potential adverse
environmental effects on the local hydrology of the West Castle River Basin.
2.2.1.
Limited Sprinkler Use
A significant amount of water can be used by sprinklers or irrigation systems during landscaping. CMR Inc.
promotes conservative sprinkler use, limited to revegetation of disturbed areas . Disturbed areas should be
revegetated with native species that are adapted to the regional climate and will have reduced water demands.
2.2.2.
Water Metering
Water metering at both the source and service connection can provide an accurate estimate of consumptive use.
This information can be used to inform more efficient plans and procedures to reduce water use.
Discrepancies between source and service connection estimates can also be used to identify unaccounted water
losses. This information is useful in leak detection and maintenance of water distribution systems. Recovery of
losses can increase water use efficiency by reducing the volume of water required for operation as well as the
cost of operation.
Following connection with the MD-supplied municipal water source, water entering the CMR storage cistern from
the MD source will be metered. Service connection water meters are planned for installation in all buildings to
monitor water use of individual users.
2.2.3.
Domestic Appliances and Fixtures
Water conserving plumbing fixtures and appliances can increase the efficiency and reduce the demand on public
and commercial water uses. Residential and commercial buildings at CMR should be outfitted with the following
water conserving devices with the following minimum standards (CMR Inc., 2017a):
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-
Low flow shower heads with a flow rate of less than 9.8 litres/minute;
-
Lavatory and kitchen faucets with a flow rate of less than 8.3 litres/minute; and,
-
Low consumption toilets with a maximum water use of 6 litres/flush.
By reducing the amount of water extracted from the environment, energy and infrastructure costs are reduced and
is a significant environmental benefit to the West Castle River Basin.
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3.
Aquatic Habitat Management Plan
The CMR Plan Area is located adjacent to the main stem and tributaries to the West Castle River. The West
Castle River and its tributaries provide habitat to sensitive bull trout and westslope cutthroat trout (CMR Inc.,
2002; GoC, 2014). The Plan Area is also adjacent to the West Castle Wetlands Ecological Reserve, a provincially
designated protected area.
Should work be required within or under a waterbody (e.g., watercourses, marshes and open water wetlands),
applicable permits, authorizations, and notifications must be obtained prior to the commencement of construction.
These may include notifications for crossing of a waterbody under the Water Act or permits to conduct fish or
wildlife salvage under the Fisheries Act and Wildlife Act, respectively. No in-stream activity is to occur within the
West Castle River and tributaries restricted activity period (RAP) of September 1 to August 15 (GoA, 2019)
without the written specifications and recommendations of a qualified aquatic environmental specialist (QAES) or
regulatory approval.
This Aquatic Habitat Management Plan identifies mitigation measures to minimize potential environmental effects
to the West Castle River, its tributaries, West Castle Wetlands Ecological Reserve, and any other waterbodies
within or immediately adjacent to the Plan Area.
3.1.
Protection of Bed and Banks
The bed and banks of waterbodies are sensitive to disturbance and should be avoided during construction, where
possible. Construction activities within these sensitive areas can cause erosion of the banks and sedimentation of
the waterbody. Disturbance to or removal of vegetation along watercourses (riparian areas) can negatively affect
aquatic habitat and stability of the bank and bed.
If tree clearing is required within a riparian area, trees should be felled away from the watercourse to avoid
impacts to the bed and banks. All debris and soil should be immediately removed from below the high watermark
of the watercourse.
Following construction activities, disturbed bed and banks should be recontoured as close as possible to
preconstruction conditions.
3.2.
Protection of Riparian Areas
Riparian areas are segments of terrestrial vegetation bordering waterbodies that are beneficial for wildlife, water
quality, aquatic habitat, and channel stability of the associated waterbody. Removal of riparian vegetation may
lead to an increase in water temperatures, resulting in changes to aquatic vegetation and habitat (CMR Inc.,
2002).
To protect riparian areas, the clearing of riparian vegetation should be limited to the area required for safe
construction, and not include storage/stockpile workspaces. Any required clearing should occur immediately
before construction activities. Post-clearing, bank stability should be assessed and reinforced, if necessary, to
prevent slumping and erosion. Erosion control measures (Section 5) should be put in place to limit the
introduction of sediments to the watercourse from the cleared area.
3.3.
Maintaining Water Quality
Protection of waterbody bed and banks and riparian vegetation are important factors in maintaining high water
quality. Should sediments or contaminants be observed migrating into waterbodies within or adjacent to the Plan
Area, erosion control measures (Section 5) and water quality monitoring should be incorporated into site-specific
plans such as watercourse crossing plans and/or environmental protection plans for construction projects.
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Water quality monitoring involves sampling specific water parameters upstream (i.e., a control site) and
downstream of a point source introduction of erosion or contaminants. The frequency and protocol of sampling is
determined based on the duration and magnitude of the impact. Should water quality thresholds be approached
or exceeded, mitigation measures should be implemented immediately, including suspending activities
temporarily until sedimentation or contamination is controlled. Water quality monitoring should continue until the
affected area meets control levels.
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4.
Vegetation Management Plan
The preservation of existing vegetation and the restoration of disturbed areas have both environmental and
aesthetic value to CMR. Areas of existing vegetation protect watercourses and waterbodies (Section 3), increase
soil stability and provide erosion control (Section 5), habitat for wildlife (Section 7), and aesthetic value for visitors
of CMR. The disturbance of vegetated areas during construction activities may result in the introduction and
proliferation of weeds. Introduced weeds must be managed to prevent the inadvertent infestation of the Plan Area
and surrounding areas.
This Vegetation Management Plan describes methods to protect existing vegetation, revegetate disturbed areas,
and manage weeds and invasive species, while incorporating FireSmart guidelines.
4.1.
FireSmart Guidelines
The Pincher Creek Wildfire Mitigation Strategy provides FireSmart recommendations to reduce the threat of
wildfire (Cox, 2016). Landscape Level fuel types consist of coniferous, mixedwood, and deciduous forests, and
cured grass. Community-Level fuel types are predominantly coniferous.
Within the Plan Area, the FireSmart hazard level varies between Low, Moderate, High, and Extreme, depending
on location. In areas of Moderate to High/Extreme Hazard Level, the MD recommends removal and reduction of
fuel (i.e., vegetation) around structures to increase clearance between combustible structures and surrounding
wildland fuels. The clearance area should also be inspected regularly to maintain vegetation growth and fuel load.
The majority of structures within the Plan Area were determined to have an overall FireSmart hazard level of
Extreme for FireSmart Structure and Site hazard classes (Cox, 2016). The following measures are recommended
to reduce the threat of wildfire within the Plan Area:
-
Vegetation management by residents (e.g., removal of firewood piles stored near structure) is
recommended within FireSmart Zones 1 and 2 (0-30 m around structures)
-
Coordinated vegetation management, including thinning, pruning, and removal of dead vegetation, is
recommended within Zones 2 and 3 (10-200 m around structures).
CMR Inc. manages clearing in accordance with FireSmart and MD wildlife prevention programs.
4.2.
Protection of Native Trees and Vegetation.
The protection of native trees and vegetation species are important factors in maintaining the biodiversity of the
Plan Area.
The clearing of trees and vegetation should be minimized during construction and operation activities to the extent
possible and while abiding by FireSmart guidelines for the MD. Trees and vegetation that will not be cleared
during construction should be marked, flagged, and/or roped off to prevent inadvertent damage. Clearing of trees
and vegetation surrounding a construction area to be used for temporary workspace, storage, vehicle travel lanes,
and stockpiling of materials or soil should be minimized to the amount required to safely complete construction
activities. Alteration of surface grades, contours and drainage should be avoided, where possible, to minimize
effects to surrounding vegetation.
Some ecological communities or species are more sensitive to disturbance and have a disproportionately large
effect on the surrounding ecosystem. The Plan Area is within endangered and threatened plant ranges. Sensitive
plant species (i.e., provincially or federally listed species at risk), rare plants, and rare ecological communities
should be avoided with a suitable setback to prevent inadvertent disturbance. Sensitive vegetation and ecological
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communities require implementation of additional protections, including signage and restricted access as
determined by provincial and/or federal legislation.
Should the clearing of trees be required for development or FireSmart initiatives, merchantable timber should be
salvaged, where feasible.
4.3.
Control of Weeds and Invasive Plant Species
Weeds and invasive plant species are undesirable as they provide competition for native vegetation, limiting their
capacity to grow. Weeds and invasive species can be introduced into natural areas during construction and
operation activities through multiple vectors, including construction equipment, foot and vehicle traffic, and
infested soils and building materials. Preventing the introduction of weeds and invasive species is the best
defense as these species are often fast growing and easily dispersed.
Once established, weeds and invasive species should be managed aggressively to prevent spread. Weeds
deemed "noxious" and "prohibited noxious" are required to be controlled and destroyed, respectively, per the
Weed Control Act.
4.3.1.
Preventing the Introduction of Weeds and Invasive Plant Species
Minimizing the risk of introduction of weeds and invasive plant species can be achieved through a number of
preventative measures. During construction, it is important that only clean vehicles and machinery arrive on site.
Entry to the construction site should not be permitted to equipment showing dirt or mud until the equipment can
be cleaned off-site, in a suitable location. Imported soil, granular fill material, and other organic materials (e.g.,
straw) used for construction or operation activities should be thoroughly examined for the presence of weeds.
Weeds and invasive species can also be inadvertently introduced through reseeding. To minimize the risk of
introduction, reseeding should be done using plant species from the natural subregion and should be free of
weeds and invasive species. Use of certified seed that includes weed seed analysis is recommended.
Timely reseeding of disturbed areas is essential to reducing weed infestations. Bare areas will be quickly
colonized by fast growing and easily spread weeds species. Once established, weeds can quickly produce seeds
which can spread to other vulnerable areas or be stored in the soil seed bank. Growth of native vegetation will
reduce the amount of bare areas vulnerable to weed colonization, reducing effort required for weed management
in the future.
4.3.2.
Managing Weeds and Invasive Plant Species
The growth of weeds and invasive plant species should be monitored following construction and periodically
during operation at a frequency deemed reasonable to control weed growth and spread. Should an infestation or
uncontrolled spread of weeds or invasive species be observed, a site-specific weed control program should be
developed and corrective measures (e.g., spraying, picking) should be implemented. All chemical application
should follow the Pesticide (Ministerial) Regulation (GoA, 1997a) and Environmental Code of Practice for
Pesticides (AENV, 2010).
Under the Weed Control Act, if noxious weeds or prohibited noxious weeds (as prescribed by Weed Control
Regulation) are observed at any time, they must be controlled using corrective measures as quickly as possible.
Equipment used in the management of weeds or invasive plant species should be cleaned thoroughly after use to
control inadvertent spread of these species to subsequent locations.
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5.
Erosion and Sediment Control Management Plan
Soil erosion is the process by which soil becomes mobilized sediment by wind or water. The erosion of topsoil
can result in the loss of productivity to an area as topsoil contains the highest concentration of organic material.
Both short-term and long-term increases in suspended sediments in waterbodies can have significant effects to
water quality and affect aquatic life. Deposition of suspended sediments (i.e., sedimentation) may negatively
affect aquatic habitat.
The rate and magnitude of erosion are dependent on a variety of factors including soil type and texture, and can
be expected to increase with slope length, slope gradient, exposure to water and wind, and decreased soil
stability. Preventative and mitigative measures can be used to reduce the susceptibility of soils to erosion.
This Erosion and Sediment Control Management Plan describes control of sediment during and following
construction activities through implementing erosion and sediment control measures and pre-construction
planning to reduce susceptibility and exposure. Project-specific measures and management may be employed in
detailed site-specific plans.
5.1.
Erosion Control Structures
Watercourses and waterbodies are sensitive to the effects of suspended sediments and sedimentation. Riparian
vegetation provides an important natural barrier to sediments and clearing should be avoided within this area.
Natural drainage paths toward watercourses and waterbodies, which are made apparent by erosion gullies,
should be identified and monitored for the introduction of sediments. Obstruction and/or alteration of natural
drainage should be avoided during all construction and operation activities.
If erosion or sedimentation is observed, erosion control structures should be constructed to mitigate the impacts
to watercourses and waterbodies. Erosion control structures should also be installed around areas prone to
erosion, such as soil stockpiles. Examples of erosion control structures include the following:
-
Diversion berms;
-
Silt fencing;
-
Wattles;
-
Rollback;
-
Riprap; and,
-
Settling traps or basins.
Once installed, erosion control structures should be monitored regularly and after extreme weather events for
damage and effectiveness. If damage is observed, erosion control structures should be repaired. If erosion control
structures are observed to be ineffective in stopping erosion, additional erosion control may need to be
implemented until erosion has been controlled.
Should pumps be used for water diversion or to dewater the construction site, the water should be released onto
well vegetated areas or into filter bags to dissipate water energy and minimize the introduction of sediment into
stream channels. The area should be monitored regularly during pump operation for erosion and erosion control
structures should be implemented, as required.
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5.2.
Minimizing Erosion Risk
The removal of vegetation during clearing or grading reduces the stability of soil and increases erosion across the
surface. To reduce the risk of erosion, clearing and grading should be minimized to the area required for
construction. Where possible, the clearing of trees and vegetation surrounding a construction area for temporary
workspace, storage, vehicle travel lanes, and the stockpiling of materials or soil should be minimized to the
amount required to safely complete construction activities to reduce exposure of bare areas. Clearing extra
temporary workspace within riparian areas should be prohibited. If possible, construction should be conducted in
phases to reduce the area required for workspace and stockpiling. Clearing should avoid areas on steep slopes or
with a high degree of exposure, as these areas are prone to erosion. Where clearing and grading is required,
erosion control measures should be implemented.
Cut and fill techniques used for leveling will decrease stability of the soil. Work areas should avoid steep slopes,
where possible, to reduce the extent of cut and fill required to level. If instability is observed, the soil should be
immediately stabilized (e.g., using retention berms, matting).
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6.
Construction Reclamation and Monitoring Management Plan
Reclamation involves returning disturbed soil, landscape, and vegetation properties to former or other productive
uses. Timely reclamation is an important measure in reducing adverse environmental effects caused by erosion,
sediments, and changes to drainage resulting from construction.
This Construction Reclamation and Monitoring Management Plan describes soil management, re-contouring, soil
stability, and revegetation measures to return a disturbed area to a stable condition with a trajectory to land
capability comparable to surrounding vegetation and land uses.
6.1.
Soil Reclamation
Should development areas require soil stripping and/or grading, topsoil should be stripped and stored separately
from subsoil to prevent admixing and a reduction in soil productive capability. Soil piles should be protected with
erosion control measures (Section 5) to prevent loss. During reclamation, subsoil should be replaced first,
followed by topsoil. Following the replacement of topsoil, erosion control measures (Section 5) should be
implemented until revegetation has taken hold to prevent the loss of topsoil.
If areas of compacted soil are identified, compaction should be alleviated and subsoils smoothed prior to the
replacement of topsoil to prevent issues with natural water infiltration.
6.2.
Landscape Reclamation
Post soil reclamation, disturbed areas should be assessed for areas of impaired drainage, erosion, reduced soil
stability, and any other potential concerns and compared to the surrounding landscape.
6.2.1.
Drainage
Development resulting in changes in drainage and contours on the landscape can result in ponding and disruption
of natural flows, potentially affecting offsite habitats (e.g., drying or flooding). Onsite ponding may increase the
difficulty of revegetation and/or the potential for flooding of infrastructure. Drainage patterns and contours should
be adjusted to match conditions adjacent to the disturbed area.
Immediately following construction, the bed and banks of any watercourses should be returned to pre-disturbance
conditions and stabilized, if necessary. Watercourses should not be re-aligned or altered during reclamation. If in-
channel structures (e.g., matting, corduroy) have been constructed, they should be removed before spring break-
up so they do not impede natural drainage patterns.
6.2.2.
Erosion
Disturbed areas are often prone to a greater degree of water and wind erosion due to the removal of onsite
vegetation. Evidence of water erosion includes gullying and/or the presence of depositional fans (alluvial fans or
triangle-shaped sediment deposits) caused by improper drainage. Evidence of wind erosion includes the removal
or piling of soil and abrasive damage to vegetation. Increased erosion can cause the removal of nutrients from the
disturbed site, which can impair revegetation of the site. For mitigation measures, see Section 5.
6.2.3.
Soil Stability
Disturbance to an area may affect soil stability, particularly soil located on a slope. Reduced soil stability can
result in the mass movement of soil through slumping and subsidence, potentially affecting infrastructure and
operability within the area. Unstable soils are more vulnerable to erosion and may cause sedimentation of nearby
watercourses. Bioengineering techniques, including transplanting native shrubs, brush matting, and willow staking
can mitigate problems with soil stability on slopes.
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6.3.
Revegetation
Revegetation should commence as soon as possible following disturbance activities, pending seasonal or
weather conditions. Timely reclamation will minimize the erosion of topsoil and result in more successful
revegetation. Should reclamation be incomplete before frozen conditions, erosion control measures (Section 5)
should be implemented until final contouring and seeding can commence. Where possible, construction should be
planned to be completed with sufficient time to allow seeding of the disturbed area prior to frozen conditions.
Seeding is recommended to be undertaken using a seed mixture of locally sourced native plant species. Seed
mixtures should be free of weeds and undesirable invasive species (Section 4.3.1). Fertilizer and supplemental
watering can be applied depending on nutrient requirements of the soil and plant species. Vehicle and pedestrian
access to reseeded areas should be restricted to prevent disturbance. Seeding should be done at a density
appropriate to the species and should be monitored and supplemented with additional seeding, if necessary.
Seeding of wetlands or riparian areas is not recommended unless otherwise required due to steep slopes and/or
erodible soils.
Monitoring should compare the reclaimed area with adjacent areas using the following parameters:
-
Percent vegetation cover;
-
Plant density;
-
Vegetation type and dominant species;
-
Relative level of erosion; and,
-
Presence of bare areas.
Supplemental seeding may be required if the following is observed:
-
Vegetation cover or density is less than desired (e.g., bare areas);
-
Vegetation cover does not reduce erosion to pre-disturbance conditions;
-
Presence of weed, invasive, or undesirable plant species; and,
-
Excessive wildlife grazing.
All areas seeded should be recorded to maintain records of seed mixes and any additional mitigation measures
implemented.
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7.
Wildlife Management Plan
The Plan Area is located in West Castle Valley and provides habitat for a variety of wildlife, primarily associated
with forested areas and waterbodies. Wildlife with potential to be found within the Plan Area include migratory
birds, raptors, small and large carnivores, furbearers, and ungulates. Sensitive wildlife species (provincially or
federally listed species at risk) identified by the Fish and Wildlife Information Management Tool (FWIMT) (AEP,
2019) include boreal toad, golden eagle, grizzly bear, harlequin duck, long-toed salamander, and red-tailed
chipmunk. The plan area is within a grizzly bear zone and a mountain goat and sheep range. The Plan Area is
adjacent to the West Castle River, which contains sensitive bull trout and westslope cutthroat trout (CMR Inc.,
2002; GoC, 2014). Tributaries to the West Castle River are within the Plan Area.
This Wildlife Management Plan describes methods that protect wildlife habitat and reduce disturbance to wildlife
during construction and operations.
7.1.
Mitigating Disturbance to Wildlife during Construction
Construction activities have the potential to disturb wildlife through habitat removal and fragmentation, sensory
disturbance, and disruption of wildlife movement. Effects to wildlife can be avoided or mitigated for using the
following measures.
7.1.1.
Habitat Removal and Wildlife Features
Construction activities may require the clearing of forested areas which may influence habitat use of large
mammals and birds that require tree cover for foraging, cover from predation, protection from extreme weather,
and nesting. Clearing should be minimized, to the extent possible, to avoid removal of valuable wildlife habitat.
Wildlife features, such as a nest or bear den, may be present in forested areas planned for development.
Provincially, a house, nest or den of prescribed wildlife is protected under the Alberta Wildlife Act. Prescribed
wildlife are included under Schedule 4 of the Alberta Wildlife Regulation (Section 36 (1)) and include birds of prey,
migratory and upland game birds, and non-game animals (GoA, 1997c). A wildlife sweep should be conducted
prior to construction to identify the presence of wildlife and wildlife features. Active wildlife features should be
avoided spatially (i.e., with a defined setback) or temporally (i.e., constructing when feature becomes inactive). If
active wildlife features cannot be avoided, site-specific and species-specific mitigation measures should be
implemented.
Migratory Bird Nesting Period
The active nest of a migratory bird is protected from disturbance, destruction or removal under the federal
Migratory Birds Regulations (Section 6(a)) (GoC, 2018). The inadvertent harming, killing, disturbance or
destruction of breeding birds, nests and eggs are referred to as "incidental take" and have the greatest potential to
occur during construction preparation and vegetation clearing (e.g., timber clearing and mowing).
The Plan Area is located within nesting zone B3 which has a migratory bird nesting period of April 8 to August 24
(ECCC, 2018). If construction is planned during this time, a migratory bird nest sweep should be conducted
immediately prior to construction. Nest sweeps should be conducted at all construction areas (i.e., not just
forested areas) as migratory bird nests are often present on anthropogenic structures and disturbed areas. If
active nests are found, the feature should be avoided using an appropriate species-specific setback until the birds
have fledged.
Castle Mountain Resort Environmental Management Plan
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7.1.2.
Sensory Disturbance
Sensory disturbance, such as the presence of construction personnel, vehicles and equipment, or construction
noise and lights may disturb wildlife in surrounding wildlife habitats. Disturbance of wildlife may displace wildlife
from suitable habitat and disrupt foraging and breeding activities. Disturbance and attractants, such as garbage,
may also result in wildlife conflict and interactions at the construction site. An increase in vehicle traffic during
construction may increase the risk of wildlife mortality.
Mitigation measures will vary depending on the site-specific conditions but should consider vehicle traffic (e.g.,
speed limits, use of multi-passenger vehicles, designated travel areas), noise abatement on equipment, and
human-wildlife interactions (e.g., harassment of wildlife, disposal of garbage). Developments within the Plan Area
are encouraged to design exterior lighting that reduces light pollution.
7.1.3.
Barriers to Movement and Fragmentation
During construction, wildlife movement may be impaired by the erection of structures and fencing. Clearing may
also disrupt connectivity of wildlife habitat through fragmentation, which may affect the movement of wildlife or
cause some habitat patches to be too small for suitable use. Breaks should be constructed into any long linear
barriers to allow for wildlife movement and escape. Development plans should integrate existing clearings and
disturbances, where practical, to limit habitat fragmentation.
7.2.
Mitigating Disturbance to Wildlife during Operations
Operations have the potential to affect wildlife largely through human-wildlife encounters. Impacts to wildlife from
encounters with humans may include vehicle collisions, harassment of wildlife by and exposure to waste
materials. Effects to wildlife should be avoided and can be mitigated using the following measures.
7.2.1.
Vehicle Collisions
Vehicle collisions can be reduced through the implementation of speed controls and signage identifying areas of
high wildlife traffic, such as wildlife trails. When encountering wildlife, drivers should maintain a safe and
appropriate distance and avoid chasing wildlife. If possible, drivers should stop and turn off headlights to allow
stressed wildlife to disperse. Access controls may be used to limit unauthorized vehicle access to sensitive areas
and to manage clearly designated access points in appropriate locations. Recreational off-highway vehicle use is
not permitted within the Plan Area.
7.2.2.
Harassment of Wildlife
Reductions in the harassment of wildlife and the disturbance of wildlife habitat, nests, and dens, can be achieved
through education and avoidance. Access should be controlled within the vicinity of any active wildlife feature,
nest, or den to prevent inadvertent disturbance or destruction. Recreational hunting and firearm use are not
permitted within the Plan Area. Encounters between wildlife and pets can be reduced through pet controls, such
as the requirement for dogs to be on a leash within the Plan Area.
7.2.3.
Wildlife and Waste Management
Food waste and garbage may be an attractant to wildlife and can pose a safety hazard (e.g., increased human-
bear encounters) or nuisance (e.g., pests) to the Plan Area. Waste can also pose a danger to wildlife through
ingestion. Solid waste from both residential and commercial sources should be managed and disposed of using
wildlife-proof containers (Section 8).
Hazardous materials, such as gasoline or other vehicle fluids, may affect wildlife or wildlife habitat. Measures
should be taken to prevent migration of inadvertent spills into wildlife habitat or waterbodies through runoff or
stormwater. Should spills be observed, they should be cleaned up immediately (Section 8).
Castle Mountain Resort Environmental Management Plan
Page 14
8.
Waste Management Plan
Within the Plan Area, wastes are to be handled, stored and disposed of in an environmentally responsible
manner. These include accidental spills of potentially hazardous products.
This Waste Management Plan describes solid and liquid waste storage, removal, and prevention of potentially
hazardous releases into the environment during construction and operations.
8.1.
Solid Waste
Within the Plan Area, solid waste is produced by commercial, residential, and operational and maintenance
facilities, as well as construction activities.
8.1.1.
Facility and Residential Waste
Waste from commercial, operational and maintenance and residential sources are deposited into centrally located
community garbage containers by resort staff, contractors, and visitors where it is picked up and disposed of by
the MD. Garbage is removed regularly from the community garbage containers to the Crowsnest-Pincher Creek
Landfill to prevent overfilling of the community garbage containers. There are currently enough community
garbage containers to accommodate current solid waste levels. Waste receptacles will be added to the Plan Area
as required to accommodate anticipated growth.
Waste is not permitted to be stored or accumulated in a manner that attracts wildlife. Waste receptacles located
outdoors are closed and wildlife-proof to reduce the attraction of bears and nuisance animals. Garbage
receptacles should not be left unsecured in outdoor locations. Maintenance staff are responsible for gathering
loose waste to keep the Plan Area litter-free. Disposal of waste by burning is not permitted within the Plan Area.
Signage is used to identify the locations and correct disposal (e.g., recycling) of solid waste. Receptacles for
cardboard recycling are provided by the Crowsnest-Pincher Creek Landfill and are located next to the centrally
located community garbage containers. Individuals are encouraged to return other recyclables (e.g., tin cans,
plastics, returnable drink containers) to the nearby recycling depot in Pincher Creek.
Some forms of solid waste, such as toxic hazardous wastes (e.g., from construction materials), are not accepted
by the Crowsnest-Pincher Creek Landfill and must be alternatively disposed of (Crowsnest/Pincher Creek Landfill
Association, 2014). These types of waste are rarely found within the Plan Area, and are managed by the
contractor, in the case of development, or CMR Inc. Construction materials and non-household waste are not
acceptable for disposal in the community garbage containers.
8.1.2.
Construction Waste
During construction, contractors are responsible for maintaining a clean work area through daily clean-up of waste
generated by construction activities. Prior to construction, a site-specific waste disposal plan should be created
by the contractor and approved by CMR Inc. to outline the types of wastes being generated, how wastes will be
stored and collected classified and, disposed of, and who is responsible for coordinating waste management
activities. Each construction site will be equipped with adequate garbage receptacles, supplied by the contractor
for solid waste and debris. Non-hazardous waste generated from construction will be disposed of to the
Crowsnest-Pincher Creek landfill. Hazardous wastes will be stored separately from non-hazardous wastes and
will removed by the contractor. Bear-proof containers will be used for food waste. All contractor personnel should
be made aware of and understand their responsibilities for proper waste handling.
Castle Mountain Resort Environmental Management Plan
Page 15
8.2.
Liquid Waste
Wastewater generated within the Plan Area is treated using a lagoon treatment system (Class I wastewater
treatment plant). The treatment system consists of a facultative lagoon and a storage cell, designed to have
sufficient capacity for peak build-out use as facilities within the resort expand and year-round services develop.
Lagoon use is currently highly seasonal and operates at half of maximum capacity during days of peak volume.
The Castle Mountain Resort General Reference Guide lists prohibited substances for wastewater disposal as well
as requests the use of phosphate-free cleaning supplies to be used by residents to limit eutrophication to aquatic
habitat (CMR Inc., 2018).
Effluent generated by the wastewater lagoon is disposed of through irrigation of the mountain to the application
rates permitted. Should generated effluent exceed the amount or depth of irrigation permitted, CMR will explore
additional options for effluent disposal in accordance with applicable approvals and regulations.
8.3.
Spill Prevention and Contingency Plans
During construction and operations at CMR, there is the potential for the accidental release of hazardous
substances. To prevent spills and mitigate their potential impacts to the environment, health and safety, a site-
specific spill prevention and contingency plan should be developed for all construction activities prior to
commencement of work. Spill prevention and contingency plans should be developed for any ongoing operations
that risk an uncontained release of a hazardous substance into the environment. Timely containment, recovery,
and clean-up measures will minimize the potential for adverse environmental and human effects.
8.3.1.
Spill Prevention
To prevent the inadvertent release of a hazardous substance and minimize impacts should a release occur, the
following guidelines should be considered when creating a site-specific plan:
-
All hazardous substances should be stored at least 100 m from any watercourse and waterbody;
-
Secondary containment may be required depending on the location, type, volume and duration of waste
and chemical being stored. Secondary containment should have a capacity of at least 110% the capacity
of all primary containment units to account for potential precipitation;
-
Spill prevention equipment, such as an impervious tarp, should be used during activities that have a high
risk of spills (e.g., refueling, mixing).
-
Contractors should oversee the regular maintenance and cleaning of any equipment that may develop
leaks. Cleaning of equipment and vehicles should not be conducted where drainage has the potential to
impact waterbodies; and,
-
Equipment should be clean and otherwise free of external grease, oil, dirt and vegetation prior to use in
any instream work.
If there is potential for a hazardous substance to be inadvertently released into a watercourse or waterbody,
additional containment structures and berms should be considered.
8.3.2.
Spill Contingency
To minimize impacts of a release of a hazardous substance, the following factors should be considered when
creating a site-specific plan:
-
Safety of on-site personnel and nearby public;
-
Removal of hazards (e.g., ignition sources);
-
On-site availability of spill response and clean-up materials, including sorbent pads, shovels, and a
portable disposal container;
Castle Mountain Resort Environmental Management Plan
Page 16
-
Measures to contain and prevent further spread of the spill;
-
Measures to restrict access to all non-essential vehicles and personnel;
-
Emergency contact information
-
Recovery and disposal of released materials;
-
Requirement of remedial measures;
-
Onsite spill documentation (e.g., product, time, estimated quantity, source, proximity to waterbodies); and,
-
Spill reporting to appropriate regulatory agency, as required.
If there is the potential for a hazardous substance to be inadvertently released into a waterbody (i.e., watercourse
or wetland), additional response and isolation materials should be considered including watercraft and a large spill
containment boom.
Castle Mountain Resort Environmental Management Plan
Page 17
9.
Stormwater and Snowmelt Management Plan
Stormwater and snowmelt runoff from the uphill mountain areas will discharge directly into natural drainages,
including tributaries to West Castle River. Within the Plan Area, the volume and rate of runoff from stormwater
and snowmelt runoff can increase due to development of roadway surfaces, building rooftops and parking lots.
This Stormwater and Snowmelt Management Plan discusses current infrastructure and mitigation measures in
place to reduce the potential for adverse environmental effects within and surrounding the Plan Area.
9.1.
Snowmelt Management
Snow plowing and storage within CMR parking lots have the potential to directly influence water quality within
watercourses due to sanding applied and resultant integration into snow piles. Snow storage areas are located on
the west side of Highway 774, which serves as a barrier to prevent any runoff from directly entering watercourses.
Snow is plowed and stored either at the south end of the main parking lot, or the east end of the north overflow
parking lot. Snowmelt runoff is retained by vegetation adjacent to the snow storage piles and percolates into the
soil. Well-vegetated areas decrease the velocity of snowmelt, allow groundwater infiltration and the settlement of
suspended sediments. These functions mitigate erosion and sedimentation to nearby waterbodies during spring
runoff.
9.2.
Stormwater Management
Efforts are made to protect fish populations and their habitat from the introduction of suspended sediment.
Drainage is managed and maintained within the Plan Area through ditches, culverts, and localized areas of
ponding. Concentrating the flow of stormwater runoff around infrastructure reduces the risk of erosion. Rock-
armored ditches and culverts direct flow through the residential area into a ponding area. Retaining water in the
areas of localized ponding on the eastern edge of the Plan Area allows sediments to settle out of suspension
within the water and for infiltration into groundwater to occur. These measures reduce potential impacts to water
quality that could result from direct drainage to watercourses. The areas of localized ponding are physically
separated from the West Castle River and West Castle Wetlands Ecological Reserve by Highway 774 which
serves as a barrier to surface flow.
A contingency culvert across Highway 774 is in place to prevent the highway from washing out during extreme
weather events. In these events of extreme water volumes, surface water travels through the culvert and drains
into a vegetated area of the wetlands on the east side of the highway.
CMR Inc. strives to maintain existing hydrological patterns, and design drainage and stormwater facilities to
prevent flood damage, erosion, and environmental impacts to the surrounding waterbodies. Any erosion damage
as a result of an extreme weather event or higher than expected precipitation levels will be evaluated against the
adequacy of current stormwater management and re-evaluated, as required.
Castle Mountain Resort Environmental Management Plan
Page 18
10.
Legislation, By-laws, Guidelines, and Codes of Practice
Municipal District of Pincher Creek No. 9
-
Land Use Bylaw 1289-18 (MD, 2002)
-
Municipal Development Plan No. 1062-02 (MD, 2018)
-
Pincher Creek Wildfire Mitigation Strategy (Cox, 2016)
Alberta
-
Code of Practice for Wastewater Systems Using a Wastewater Lagoon (GoA, 2003)
-
Code of Practice for Watercourse Crossings (GoA, 2019)
-
Code of Practice for Waterworks Systems Using High Quality Groundwater (GoA, 2012)
-
Environmental Code of Practice for Pesticides (AENV, 2010)
-
Environmental Quality Guidelines for Alberta Surface Waters (AEP, 2018a)
-
Environmental Protection and Enhancement Act
-
Forest and Prairie Protection Act
-
Historical Resources Act
-
Master Schedule of Standards and Conditions (AEP, 2018b)
-
Pesticide (Ministerial) Regulation (GoA, 1997a)
-
Pesticide Sales, Handling, Use, and Application Regulation (GoA, 1997b)
-
Water Act
-
Weed Control Act
-
Wildlife Act
-
Wildlife Regulations (GoC, 1997c)
Federal
-
Canadian Environmental Quality Guidelines (CCME, 2001)
-
Fisheries Act
-
Measures to Avoid Causing Harm to Fish and Fish Habitat (DFO, 2016)
-
Migratory Birds Convention Act
-
Migratory Birds Regulations (GoA, 2018)
-
Species at Risk Act
Castle Mountain Resort Environmental Management Plan
Page 19
11.
References
AENV (Alberta Environment). 2010. Environmental Code of Practice for Pesticides. May 2012. Available at:
http://www.qp.alberta.ca/documents/codes/PESTICIDE.PDF. Accessed May 2019.
AEP (Alberta Environment and Parks). 2018a. Environmental Quality Guidelines for Alberta Surface Waters.
March 2018. Available at: https://open.alberta.ca/dataset/5298aadb-f5cc-4160-8620-
ad139bb985d8/resource/38ed9bb1-233f-4e28-b344-
808670b20dae/download/environmentalqualitysurfacewaters-mar28-2018.pdf. Accessed May 2019.
AEP. 2018b. Master Schedule of Standards and Conditions. December 2018. Available at:
https://open.alberta.ca/dataset/133e9297-430a-4f29-b5d9-4fea3e0a30c2/resource/aa3e5504-22c8-472d-
8ab5-35b99c07b74a/download/masterschedstandardsconditions-dec18-2018.pdf. Accessed May 2019.
AEP. 2019. Fish and Wildlife Internet Mapping Tool (FWIMT). Available at:
https://maps.alberta.ca/FWIMT_Pub/Viewer/?TermsOfUseRequired=true&Viewer=FWIMT_Pub.
Accessed May 2019.
Alberta Transportation, The City of Calgary, and The City of Edmonton. 2017. Environmental Construction
Operations (ECO) Plan Framework Instructions for Preparing ECO Plans for Alberta Transportation, City
of Calgary and City of Edmonton Construction Projects. January 2017. Available at:
https://open.alberta.ca/dataset/86e76cd8-f3fd-4724-b51b-7a81cc7120d7/resource/de95cbcb-527d-4529-
b69b-1e205c36467d/download/2017ecoplanframework.pdf. Accessed May 2019.
CCME (Canadian Council of Ministers of the Environment). 2001. Canadian Environmental Quality Guidelines.
Available at: http://ceqg-rcqe.ccme.ca/en/index.html. Accessed May 2019.
CMR Inc. (Castle Mountain Resort Inc.). 2002. Castle Mountain Resort Aquatic Habitat Baseline Survey for Haig
Mountain Expansion. August 2002. Prepared by Matrix Solutions Inc. Calgary, AB.
CMR Inc. 2017a. Castle Mountain Resort Development Guidelines. February 28, 2017. Available at:
http://www.skicastle.ca/wp-content/uploads/2018/03/Castle-Development-Guildlines-Final-Issue-revised-
February-28-2017.pdf. Accessed May 2019.
CMR Inc. 2017b. Castle Mountain Resort Development Plan. May 2017. Prepared by Brent Harley and
Associates. Available at: http://www.skicastle.ca/wp-
content/uploads/2017/07/CMRMasterDevelopmentPlanFinal_June232017.pdf. Accessed May 2019.
CMR Inc. 2018. General Reference Guide for Castle Mountain Resort. April 2018. Available at:
http://www.skicastle.ca/wp-content/uploads/2018/04/Castle-Residents-Guide-April-19-2018.pdf. Accessed
May 2019.
Crowsnest/Pincher Creek Landfill Association. 2014. Residential Solid Waste. Available at:
http://www.crowsnestpincherlandfill.com/residential.php. Accessed May 2019.
Cox, Dave. 2016. Pincher Creek Wildlife Mitigation Strategy. November 2016. Prepared by Montane Forest
Management Ltd. Available at:
http://www.pinchercreek.ca/docs/files/PincherCreek_WildfireMitigationStrategy_FINAL_Nov2016.pdf.
Accessed May 2019.
DFO (Department of Fisheries and Oceans Canada). 2018. Measures to avoid causing harm to fish and fish
habitat. December 2018. Available at: http://www.dfo-mpo.gc.ca/pnw-ppe/measures-mesures/measures-
mesures-eng.html. Accessed May 2019.
ECCC (Environment and Climate Change Canada). 2018. General nesting periods of migratory birds. October
2018. Available at: https://www.canada.ca/en/environment-climate-change/services/avoiding-harm-
migratory-birds/general-nesting-periods.html. Accessed May 2019.
Castle Mountain Resort Environmental Management Plan
Page 20
ESRD (Alberta Environment and Sustainable Resource Development). 2010. Recommended land use guidelines
for mountain goat and bighorn sheep ranges in Alberta. October 2010. Available at:
https://open.alberta.ca/dataset/8a40b28d-1f46-4bdb-ac5d-8fb9f3a24c1d/resource/e6471177-95b5-4c45-
877a-48e5d99a4466/download/2010-wildlifelanduse-mountaingoatbighornsheeprange-oct30-2010.pdf.
Accessed May 2019.
GoA (Government of Alberta). 1997a. Pesticide (Ministerial) Regulation 43/1997. With amendments up to and
including Alberta Regulation 110/2018. June 2018. Available at:
http://www.qp.alberta.ca/documents/Regs/1997_043.pdf. Accessed May 2019.
GoA. 1997b. Pesticide Sales, Handling, Use, and Application Regulation 24/1997. With amendments up to and
including Alberta Regulation 109/2018. June 2018. Available at:
http://www.qp.alberta.ca/documents/Regs/1997_024.pdf. Accessed May 2019.
GoA. 1997c. Wildlife Regulation 143/1997. With amendments up to and including Alberta Regulation 161/2018.
April 1, 2019. Available at: http://www.qp.alberta.ca/documents/Regs/1997_143.pdf. Accessed May 2019.
GoA. 2003. Code of Practice for Wastewater Systems Using a Wastewater Lagoon. September 2003. Available
at: http://www.qp.alberta.ca/documents/codes/LAGOON.PDF. Accessed May 2019.
GoA. 2012. Code of Practice for Waterworks Systems Using High Quality Groundwater. June 2012. Available at:
http://www.qp.alberta.ca/documents/codes/GROUNDWATER2.PDF. Accessed May 2019.
GoA. 2019. Code of Practice for Watercourse Crossings. March 2019. Available at:
http://www.qp.alberta.ca/documents/codes/CROSSING.PDF. Accessed May 2019.
GoC (Government of Canada). 2014. Recovery Strategy for the Westslope Cutthroat Trout (Oncorhynchus clarkia
lewisi), Alberta Populations in Canada. 2014. Available at:
https://www.sararegistry.gc.ca/virtual_sara/files/plans/rs_truite_fardee_wstslp_cutthroat_trout_0314_e.pdf
. Accessed May 2019.
GoC. 2018. Migratory Birds Regulation. Last amended on May 30, 2018. Available at: https://laws-
lois.justice.gc.ca/PDF/C.R.C.,_c._1035.pdf. Accessed May 2019.
MD (Municipal District of Pincher Creek No. 9). 2002. Municipal Development Plan No. 1062-02. September
2002. Prepared by Oldman River Regional Services Commission. Available at:
https://mdpinchercreek.ab.ca/getFileByName/Municipal%20Development%20Plan. Accessed May 2019.
MD. 2018. Land Use Bylaw No. 1289-18. November 2018. Prepared by Oldman River Regional Services
Commission. Available at:
https://mdpinchercreek.ab.ca/getFileByName/Land%20Use%20Bylaw%201289-18. Accessed May 2019.
Attachment 1 Environmental Construction and Operations Plan
Environmental Construction and Operations (ECO) Plan
(Adapted from Alberta Transportation Environmental Construction Operations (ECO) Plan Framework)
An ECO plan is compulsory for all developments within Castle Mountain Resort that require a Development
Permit from the Municipal District of Pincher Creek No. 9.
Project: __________________________________________________________________________________
Company: ________________________________________________________________________________
Representative: ____________________________________________________________________________
Castle Mountain Resort Contact: ______________________________________________________________
The following ECO Plan details required documentation and environmental considerations when working within
the Plan Area of CMR. Required lists, descriptions, drawings, permits and protection plans will together form an
ECO Plan and provided to CMR Inc. prior to construction activities. Any items marked "No" require explanation in
the comments section.
Step
Requirement Description
Yes
No
N/A
Environmental Sensitivities and Site Drawings(s)
Schedule
Provide a project schedule. Identify all environmental restricted
activity periods.
Site Sketch
Provide a site sketch showing site topography, vegetation,
drainage, and existing infrastructure.
Environmental
Sensitivities
Identify environmental sensitivities. These should include
consideration of the following:
-
Sensitive species ranges and timing windows;
-
Waterbodies (watercourses and wetlands);
-
Vegetation (including rare plants and weeds);
-
Susceptibility of site to erosion and sedimentation;
-
Wildlife and wildlife habitat;
-
Site contamination;
-
Historical resources; and,
-
Any other relevant environmental factors.
Site Drawing(s)
Site drawings should include the following details:
-
Project location and orientation;
-
Project phases (if applicable);
-
Site set-up and layout;
-
Location of first aid and spill kits;
-
Mitigation measures (e.g., fencing, erosion control);
and,
-
Environmental sensitivities and buffers (e.g., hawk nest,
wetland).
Step
Requirement Description
Yes
No
N/A
Environmental Permits and Approvals
Permits, Approvals,
Authorizations, and
Notifications
Include a list and append copies of all environmental permits,
approvals, authorizations, and notifications (including Codes of
Practice).
Hazardous Materials and Waste Management
Hazardous Materials
List all hazardous materials to be used and stored on site.
Describe handling, containment, storage, and disposal methods
for each hazardous material.
Site-specific Environmental Protection Plans
Aquatic Habitat
Protection Plan
Site-specific Aquatic Habitat Protection Plan, per the Castle
Mountain Environmental Management Plan.
Vegetation Protection
Plan
Site-specific Vegetation Protection Plan (including a Weed
Control Plan, if applicable), per the Castle Mountain
Environmental Management Plan.
Erosion and
Sediment Control
Plan
Site-specific Erosion and Sediment Control Plan, per the Castle
Mountain Environmental Management Plan.
Construction
Reclamation and
Monitoring Plan
Site-specific Construction Reclamation and Monitoring Plan, per
the Castle Mountain Environmental Management Plan.
Wildlife Protection
Plan
Site-specific Wildlife Protection Plan, per the Castle Mountain
Environmental Management Plan.
Waste Disposal Plan
Site-specific Waste Disposal Plan, per the Castle Mountain
Environmental Management Plan.
Spill Prevention and
Contingency Plan
Site-Specific Spill Prevention and Contingency Plan, per the
Castle Mountain Environmental Management Plan.
Implementation of ECO Plan
On-site
Representative
List the names and contact information for all on-site
representatives, including sub-contractors.
Training and
Communication
Detail orientations and procedures that will be used to train on-
site personnel of environmental sensitivities, protection and
response.
Monitoring and
Reporting
Provide monitoring and inspection procedures, as required by
regulations and contractual obligations. Procedures should
include:
-
Location;
-
Monitoring frequency;
-
Reporting requirements; and,
-
Process for addressing deficiencies.
Step
Requirement Description
Yes
No
N/A
Documentation
Describe all documentation and records (e.g., ECO Plan, MSDS
sheets, safety records) that will be kept on-site to be available
for inspection or review.
ECO Plan Review
and Update
List the regular frequency at which the ECO Plan expires and
requires updating. Describe the process for updating the ECO
Plan should scope or activities change.
Comments and Deficiencies:
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
Contractor Responsibilities
All contractors are responsible for protecting the environment. A contractor is responsible for creating and
implementing the ECO Plan, either through their own actions or through sub-contractors. Contractors are
responsible for ensuring all site representatives, including sub-contractors, understand their roles and
responsibilities, and operate in compliance with the ECO Plan. Contractors are responsible for referring to and
understanding all applicable contractual and regulatory requirements, as they pertain to protection of the
environment. In general, Contractors must:
-
Identify potential environmental issues and measures for avoidance and/or mitigation;
-
Implement, monitor, and maintain mitigation measures;
-
Record, report, and correct deficiencies to mitigation measures;
-
Identify and understand all environmental legislation, permits, approvals, authorizations, codes of
practice, notifications, guidelines, standards, policies, and programs applicable to the project;
-
Prepare and update the ECO Plan, as required;
-
Submit copies of the ECO Plan to Castle Mountain Resorts Inc.;
-
Identify on-site personnel responsible for implementing the ECO Plan;
-
Ensure all on-site personnel understand and comply with the ECO Plan;
-
Educate and train on-site personnel in identifying, addressing, and reporting environmental concerns;
-
Review ECO Plan requirements, as applicable, at project kick-off, orientation, pre-construction meetings,
tailgate meetings, etc.; and,
-
Stop work when environmental impacts have occurred or may occur.
Sign-off
The ECO Plan has been completed to the best of our abilities. The undersigned acknowledges and accepts the
responsibilities detailed herein.
Contractor Principal-in-Charge
Name (print)
Date