CITY COUNCIL AGENDA REPORT

Transcription

1 CITY COUNCIL AGENDA REPORT Subject: BYLAW 12/ COMMERCIAL AND INDUSTRIAL SERVICE - LAND USE BYLAW TEXT AMENDMENT Recommendation(s): 1. That Bylaw 12/2012, being amendment 87 to the Land Use Bylaw 9/2005, be read a first time. 2. That Bylaw 12/2012 be read a second time. 3. That unanimous consent be given for consideration of third reading of Bylaw 12/ That Bylaw 12/2012 be read a third and final time. Report Summary: The Commercial and Industrial Land Use District is being amended to add six (6) new land uses while retaining the existing land uses to expand non-residential development opportunities in this district. Legislative History: At the December 5, 2011 Council Meeting, a portion of motion (C ) stated that: That Planning & Development conduct a review of the Commercial & Industrial Business (CIS) district. Report: Background The Future Study Areas Report: Potential Industrial Lands that was prepared by Planning and Development and presented to Council in December 2011, outlined potential statutory document changes that would be needed to facilitate future industrial development. One of the initial recommendations was to review the CIS District and make recommended changes to increase opportunities and flexibility for development on land currently districted CIS. This review identified potential changes to the Land Use Bylaw, but also a concurrent change to the MDP to accomplish this. To address industrial parcel sizes, an amendment to the industrial section of the Municipal Development Plan is proposed in the Council agenda report relating to the Municipal Development Plan (MDP) Amendment Capital Region Board Conformance. City Council Agenda May 7, 2012/Page 1 Central File

2 Industrial Land Districts in St. Albert There are four (4) industrial land use districts in the Land Use Bylaw: Business Park (BP) Business Park (BP2) Direct Control Business Park Transition (BPT) Commercial and Industrial Service (CIS) The Business Park (BP) District was reviewed in September 2011, and a new land use district called Business Park (BP2) Direct Control was developed and was approved by Council on December 19, 2011, with the retention of the Business Park (BP) District. The Business Park Transition (BPT) District was not revised as businesses located in the Business Park Transition (BPT) District provide a transition between the Commercial and Industrial Service (CIS) District and the Business Park (BP2) Direct Control District in Campbell Business Park North. The Commercial and Industrial Service (CIS) District is what has been reviewed for this agenda report (Attachment 2, CIS-Location Map). Comparison to Other Jurisdictions Staff compared St. Albert s Commercial and Industrial Service (CIS) Land Use District to the City of Edmonton s (IL) Light Industrial zone and (IB) Industrial Business zone, City of Leduc s (M-1) Light Industrial District, City of Spruce Grove s (M-1) General Industrial District, and Parkland County s (BI) Business Industrial District. The comparison reviewed the types of land uses, definitions and regulations, including with regard to the target industry sectors identified in the Future Industrial Land Requirements Study. Table 1 shows the proposed land uses and which communities have those proposed land uses. The table also provides definitions for each land use and how the land use would be included in the CIS District. Table 1 - New Land Uses District, Use and Other Communities CIS District, add grocery store. Parkland County, Spruce Grove, City of Leduc permits or has as discretionary (under general retail store) the land use of grocery store in industrial areas. CIS District, add parking lot. This is to address potential parking challenges for multiuse tenant buildings. CIS District, add Farm Vehicle and Equipment Sales and Services. Spruce Grove and the City of Leduc permit this use; in Definition for the Use Existing definition in the Land Use Bylaw will remain unchanged. Grocery Store: means a development used for the retail sale of raw or prepared foods with a floor area less than 4,000 m². Existing definition in the Land Use Bylaw will remain unchanged. Parking Lot: means a development or part thereof which provides for the access, maneuvering and parking of motor vehicles. New definition. Farm and Equipment Sales and Services: means a development used for the retail sale, service and rental of new or used farm vehicles and Proposal for the CIS and Sections in the LUB Add Grocery Store as a discretionary use to the CIS land use district. Add Parking Lot as a discretionary use to the CIS land use district. Note that: LUB Part 6.13 (6) regulates landscaping of a parking lot. Add Farm Vehicle and Equipment Sales and Services as a discretionary use to the CIS land use district. City Council Agenda May 7, 2012/Page 2 Central File

3 District, Use and Other Communities Edmonton the use is discretionary. CIS District, add Industrial, Heavy Vehicle and Equipment Sales and Services. Spruce Grove and the City of Leduc permit this use; in Edmonton the use is discretionary. CIS District, add Funeral Home. Parkland permits this use; in Edmonton and Spruce Grove the use is discretionary. CIS District, delete Medium Industrial and add General Industrial. Medium Industrial is a discretionary use in the CIS district, but the proposal is to delete the definition of Medium Industrial and replace with a definition of General Industrial Definition for the Use equipment, machinery related to the agriculture community; including, but not be limited to, tractors, harvesting or threshing machinery, spraying machinery for agricultural use, grain trucks, and all terrain vehicles, but does not include a farm equipment salvage yard. New definition. Industrial, Heavy Vehicle and Equipment Sales and Services: means a development used for the sale, service and rental of new or used heavy vehicles, machinery or mechanical equipment typically used in building, roadway, pipeline, oilfield and mining construction, manufacturing, assembling and processing operations. Types of vehicles could include but not be limited to heavy duty trucks, dump trucks, vacuum and welding trucks, cargo and flatbed trailers, lifts, and trucks with more than one axle, but does not include industrial heavy vehicle and equipment salvage yard. Existing definition in the Land Use Bylaw will remain unchanged. Funeral Home: means a development used for the arrangement of funerals, the preparation of the deceased for burial, including cremation, and the holding of funeral services, but does not include a religious assembly. Current Medium Industrial: means a development used for manufacturing and warehousing where any actual or potential nuisance factor generated by the development is contained within the boundaries of the site. New definition. Proposal for the CIS and Sections in the LUB Add Industrial, Heavy Vehicle and Equipment Sales and Services as a discretionary use to the CIS land use district. Add Funeral Home as a discretionary use to the CIS land use district. Add General Industrial as a discretionary use to the CIS land use district. Delete Medium Industrial as a definition and use in the Land Use Bylaw and replace with a new name and definition. That being: General Industrial. City Council Agenda May 7, 2012/Page 3 Central File

4 District, Use and Other Communities which is more typical of surrounding jurisdictions. City of Edmonton, City of Spruce Grove, City of Leduc, and Parkland County all use the terminology of General Industrial. Land Use Bylaw, Part 6, 6.19 (4) relates to accessory building for security purposes. Definition for the Use General Industrial: means a development for the processing of raw (transported to the site), semi, or finished material, but excludes removal and extraction for raw materials, automotive wreckers and salvage yards; manufacturing, processing, assembling of goods, products or equipment; the cleaning, servicing, repairing or testing of materials, goods and equipment; the storage, warehousing or transhipping of materials, goods and equipment; distribution of goods, products or equipment to industrial and commercial businesses for their direct use for resale purposes; and the training of personnel in general industrial operations. Where any actual or potential nuisance factor generated by the development is contained within the boundaries of the site. Accessory Use, building for security purposes as per LUB Part 6.19 (4). Regulation states: Notwithstanding section (3), in a commercial or industrial land use district or for a property containing a campground or designed as park under Schedule A of this Bylaw the Development Officer may approve an accessory building for human occupancy for the sole purpose of providing security provided that such use complies with all applicable building code and health standards. Proposal for the CIS and Sections in the LUB Amend LUB Part 6, 6.19 (t) remove medium industrial and replace with general industrial. Keep the same regulation and add: A Phase 1 Environmental Site Assessment (ESA) on industrial site for residential use is required at time of Development Permit application, and further ESA phases may be required depending on each outcome. Bylaw 12/2012 Land Use Bylaw Text Amendment (LUB) The Land Use Bylaw amendment is applicable to the current Commercial and Industrial Service (CIS) District. The request is to permit new discretionary land uses to the district, add new descriptions for the land uses and amend sections of the Land Use Bylaw to coordinate with proposed changes as outlined in Bylaw 12/2012 (Attachment 1). City Council Agenda May 7, 2012/Page 4 Central File

5 To summarize the proposed Land Use Bylaw Changes. New discretionary land uses to the CIS: grocery store parking lot farm vehicle and equipment sales and services industrial, heavy vehicle and equipment sales and services funeral home general industrial (replacing medium industrial) Land uses requiring a definition: farm vehicle and equipment sales and services industrial, heavy vehicle and equipment sales and services general industrial Amend existing regulation: Add to Part 6, 6.19 (4) the need for an environmental assessment on industrial sites where a residential security unit may exist. Delete definition and use: medium industrial (being replaced by general industrial) Various Sections of the Land Use Bylaw Different sections of the Land Use Bylaw are being amended to address the new land uses. Therefore, the amendments are adding in or referencing the proposed new uses. General Housekeeping The following schedules in the Land Use Bylaw require changes. Schedule B, change St. Albert Road to St. Albert Trail and add LeClair Way as a major arterial roadway. Schedule C, Figure 24, change St. Albert Road to St. Albert Trail Schedule E, Figure 29, change St. Albert Road to St. Albert Trail, and update City boundary line and City logo. Schedule F, remove old City logo. Consultation The proposed Land Use Bylaw amendments were circulated to internal departments and external referral agencies including the Chamber of Commerce, SAEDAC, City of Edmonton, Town of Morinville, Parkland County and Sturgeon County. Staff provided notification to landowners and businesses in the CIS District. The mail-out to businesses and property owners was not required; however, staff felt that the proposed new land uses to the CIS District may be of interest to existing businesses and landowners. No concerns were raised from the circulation. Link to Council or Corporate Objectives: A Council priority in land use planning: Goal: necessary decisions are made to support progress of undeveloped and infill areas. Expectation: expedite sound decision making on commercial and light industrial development. City Council Agenda May 7, 2012/Page 5 Central File

6 Financial Implications: No financial implications were identified. Legal Implications: Reviewed - no concerns are identified at this time. Attachments: 1. Bylaw 12/2012, being amendment 87 to the Land Use Bylaw 9/ CIS - Location Map Report Date March 26, 2012 Originating Department Planning and Development Acting City Manager Review Chris Jardine City Council Agenda May 7, 2012/Page 6 Central File

7 Attachment 1 CITY OF ST. ALBERT BYLAW 12/2012 Being Amendment 87 to Land Use Bylaw 9/2005 Related to the Commercial and Industrial Service (CIS) District NOW THEREFORE the Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. Land Use Bylaw 9/2005 is amended by this Bylaw. 2. Part 1, General Regulations, Section 1.6 Definitions is amended as follows: a. the following definition be added after family day home : farm and equipment sales and services means a development used for the retail sale, service and rental of new or used farm vehicles and equipment, machinery related to the agriculture community; including, but not be limited to, tractors, harvesting or threshing machinery, spraying machinery for agricultural use, grain trucks, and all terrain vehicles, but does not include a farm equipment salvage yard; b. the following definition be added after greenhouse and plant nursery : general industrial means a development for the processing of raw (transported to the site), semi, or finished material, but excludes removal and extraction for raw materials, automotive wreckers and salvage yards; manufacturing, processing, assembling of goods, products or equipment; the cleaning, servicing, repairing or testing of materials, goods and equipment; the storage, warehousing or transhipping of materials, goods and equipment; distribution of goods, products or equipment to industrial and commercial businesses for their direct use for resale purposes; and the training of personnel in general industrial operations. Where any actual or potential nuisance factor generated by the development is contained within the boundaries of the site. Accessory Use, building for security purposes as per LUB Part 6.19 (4); c. the following definition be added after indoor recreation service : industrial, heavy vehicle and equipment sales and services means a development used for the sale, service and rental of new or used heavy vehicles, machinery or mechanical equipment typically used in building, roadway, pipeline, oilfield and mining construction, manufacturing, assembling and processing operations. Types of vehicles could include but not be limited to heavy duty trucks, dump trucks, vacuum and welding trucks, cargo and flatbed trailers, lifts, and trucks with more than one axle, but does not include industrial heavy vehicle and equipment salvage yard; d. the definition medium industrial is deleted in its entirety. 3. Part 6, General Regulations, is amended as follows: a. Section 6.19, Prohibited Uses, (1)(t) medium industrial be deleted;

8 Attachment 1 b. Section 6.19, Prohibited Uses, (1) is amended by inserting general industrial after (l) funeral home ; c. Section 6.19, Prohibited Uses, (1) be renumbered accordingly. d. Section 6.19, Prohibited Uses, (4) is amended by adding the following paragraph: A Phase 1 Environmental Site Assessment (ESA) on industrial site for residential use is required at time of Development Permit application, and further ESA phases may be required depending on each outcome. 4. Part 7, Parking Regulations, is amended as follows: a. Section 7.3, On-Site Parking Requirements, (2)(d)Non Residential Use, is amended by inserting farm equipment sales and services following convenience store and industrial heavy vehicle and equipment sales and services following household repair service. b. Section 7.3, On-Site Parking Requirements, (2)(x)Non Residential Use, is amended by deleting medium industrial and inserting general industrial at the beginning. 5. Part 9, Commercial and Industrial Land Use Districts is amended as follows: a. Section 9.4 add to the existing title ; Farm and Equipment Sales and Services; and Industrial, Heavy Vehicle and Equipment Sales and Services. b. Section 9.4, Automotive and Recreation Vehicle Sales and Services; Farm and Equipment Sales and Services; and Industrial, Heavy Vehicle and Equipment Sales and Services, is amended by deleting In a commercial district, any automotive or recreation vehicle sales and service development must and inserting In a commercial and industrial district, any Automotive and Recreation Vehicle Sales and Services; Farm and Equipment Sales and Services; Industrial, Heavy Vehicle and Equipment Sales and Services must. c. Section 9.4, Automotive and Recreation Vehicle Sales and Services; Farm and Equipment Sales and Services; and Industrial, Heavy Vehicle and Equipment Sales and Services, is amended by inserting a new subsection (c) as follows: (c) outdoor display areas shall not be used to satisfy on-site parking area requirements, meaning on-site parking areas and display areas must be separate; d. Subsections 9.4(a) through 9.4(e) be renumbered accordingly. e. Section 9.17, Commercial and Industrial Service (CIS) Land Use District, (4) Discretionary Land Uses, is amended by: i) inserting grocery store after greenhouse and plant nursery ; ii) inserting farm and equipment sales and services after equipment rental ; iii) inserting industrial, heavy vehicle and equipment sales and services after indoor recreation service ; iv) inserting parking lot after outdoor storage ; v) inserting funeral home after fleet service ; vi) inserting general industrial after funeral home ; vii) deleting medium industrial ; viii) all subsections being renumbered accordingly.

9 Attachment 1 6. Schedule B of Land Use Bylaw 9/2005, Major Arterial Roadways is amended by deleting St. Albert Road and inserting St. Albert Trail and inserting LeClair Way after Hogan Road. 7. Schedule C, Figure 24, Billboard Sign Locations; Schedule E, Figure 29, Established Neighbourhoods and Schedule F, Building Heights for Grandin Redevelopment are deleted in their entirely and replaced new Schedules C, E and F as attached to this Bylaw as Schedule A. 8. The Chief Administrative Officer is authorized to consolidate Bylaw 9/2005. READ a first time this day of READ a second time this day of READ a third time this day of SIGNED AND PASSED this day of MAYOR CHIEF LEGISLATIVE OFFICER

10 Schedule A to Bylaw 12/2012 Schedule C to Land Use Bylaw 9/2005 Figure 24 Billboard Sign Locations (BL7/2007) City Limits Villeneuve Rd Giroux Rd Boudreau Rd ST. ALBERT TRAIL Inglewood Dr McKenney Ave BELLEROSE DR Poirier Ave CORRIVEAU AVE VENESS RD St. Anne Street Sturgeon Rd Sir Winston Churchill Ave BOUDREAU RD ST. ALBERT TRAIL Hebert Rd CAMPBELL RD Gervais Rd Roadways where billboards are permitted Other roadways are identified for reference purposes only Not to scale City Limits

11 RAY GIBBON DRIVE CAMPBELL ROAD VENESS ROAD Schedule A to Bylaw 12/2012 Schedule E to Land Use Bylaw 9/2005 STURGEON COUNTY CITY OF St. Albert VILLENEUVE ROAD HOGAN RO AD GIROUX ROAD MCKENNEY AVENUE DAWSON ROAD Lacombe Park Mission ST ALBERT TRAIL PERRON STREET BELLE ROSE DRIVE STURGEON ROAD Braeside CUNNINGHAM ROAD Woodlands BOUDREAU ROAD Forest Lawn P OI RIE R AVENUE CORRIVEAU AVENUE Akinsdale GRANDIN ROAD Sturgeon RAY GIBBON DRIVE STURGEON RIVER Grandin GATE AVENUE GERVAIS ROAD HEBERT ROAD LEVASSEUR ROAD CITY OF EDMONTON Big Lake SIR WINSTON CHURCHILL AVENUE km Infill Development Areas Planning & Development G:\Maps\Infill Guidelines\Infill Guidelines_Low Density\InfillAreas.mxd

12 Schedule A to Bylaw 12/2012 Schedule F Building Heights for Grandin Redevelopment TACHE ST GRANDIN ROAD SIR WINSTON CHURCHILL AVE GLENVIEW GR ALLOWABLE BUILDING HEIGHT 4 Storeys (14 m) 6 Storeys (22 m) 9 Storeys (35 m) Planning & Development Metres Storeys (70 m) GLEN G:\MAPS\LandUseBylaw\Schedule F\Schedule F.mxd

13 CAMPBELL ROAD VENESS ROAD Attachment 2 HIGHWAY 2 STURGEON COUNTY CITY OF St. Albert VILLENEUVE ROAD GIROUX ROAD DAWSON ROAD ST ALBERT TRAIL BEL LEROSE DRIVE MCKENNEY AVENUE PERRON STREET STURGEON ROAD POIRIER AVENUE BOUDREAU ROAD CUNNINGHAM ROAD RAY GIBBON DRIVE Sturgeon River GRANDIN ROAD HEBERT ROAD GERVAIS ROAD LEVASSEUR ROAD Big Lake SIR WINSTON CHURCHILL AVENUE CITY OF EDMONTON G:\MAPS\LandUseBylaw\Text Amendment Maps\CIS Districts 2012\Fig1_LocationMap.mxd km Planning & Development CIS / Commercial & Industrial Service Location Map