CITY COUNCIL AGENDA REPORT

Transcription

1 CITY COUNCIL AGENDA REPORT Subject: MUNICIPAL DEVELOPMENT PLAN (MDP) AND INTERMUNICIPAL DEVELOPMENT PLAN (IDP) AMENDMENTS FUTURE INDUSTRIAL AND EMPLOYMENT LANDS Recommendation(s): 1. That Bylaw 17/2012, being amendment 11 to the Municipal Development Plan, Bylaw 15/2007 be read a first time. 2. That Bylaw 18/2012, being amendment 5 to the Intermunicipal Development Plan, Bylaw 7/2001 be read a first time. 3. That Bylaw 17/2012 be referred to the Capital Region Board for a decision. 4. That the Public Hearing on Bylaw 17/2012 and Bylaw 18/2012 be adjourned to November 26, Report Summary: The Municipal Development Plan (MDP) and Intermunicipal Development Plan (IDP) are being amended to designate lands as industrial/employment lands and remove any reference to Future Study Areas in accordance with Council s direction. Both plans are being updated as all statutory plans adopted by a municipality must be consistent with each other. Legislative History: On April 30, 2012 Council passed the following motion: (C ) That Council approve Option 2B (as shown on Map 10 of the Future Study Areas Report: Potential Industrial Land - Attachment 3) for designation as future industrial land uses, and propose necessary amendments to the IDP and MDP to reflect that and proceed with the statutory processes for these changes. Report: At the April 30, 2012 Council Meeting, Council directed Administration to proceed with the statutory processes required to implement the approved option for designation of future industrial land uses contained in the Future Study Areas Report: Potential Industrial Land. In response to Council request, Administration is bringing forward the following proposed MDP and IDP amendments: The proposed Bylaw amendments to the MDP and IDP are respectively in Attachments 1 and 2. City Council Agenda September 24, 2012/Page 1 File No.:

2 Bylaw 17/2012 MDP Amendments Map Amendment to the MDP Map 2 of the MDP is being amended to reflect Map 10 of the Future Study Areas Report: Potential Industrial Land. It also changes areas previously designated as potential future study areas to residential land uses in accordance with the Future Study Areas Report: Potential Industrial Land. Text Amendments to the MDP Policy 5.1 Need for an Economic Development Strategy item number (6), ensuring a long-term supply (20 years) of all of its land use categories has been deleted as land supply is now addressed in Policy 5.6. Policy 5.6 Assessment of Industrial Lands (Employment Lands) removes the Future Study Areas requirement and directs the City to monitor the inventory of industrial and employment lands on a biennial basis, identifying opportunities for redevelopment and intensification of employment in established industrial areas, and to develop employment forecasts to anticipate future demand for industrial/employment lands and the need for additional lands. Policy 8.8 Biennial Assessment of Non-Residential Lands (Employment Lands) removes the Future Study Areas requirement, clarifies the approach to monitor and make ongoing adjustments to the supply of unserviced and undeveloped industrial/business park land, as well as the supply of serviced and immediately serviceable industrial land based on market needs, and provides strategic topics that must be included in the biennial assessment report. Policy 8.10 Considerations for Industry and Employment Development allows opportunities for a variety of clustering mixed use businesses which promote efficiencies and increase productivity, and outlines the elements that industries and employment should incorporate. Policy Aesthetics and Standards for Industrial Development will assist in the interpretation and evaluation of development proposals. Section 16, Intermunicipal Planning and Regional Cooperation, Goal, is to be updated in its entirety to reflect that the IDP was rescinded by Sturgeon County in 2010; however, the City of St. Albert maintains and continues to use the IDP as a strong policy and growth management tool to guide St Albert s orderly and efficient urban expansion and to cooperate in the planning of future land uses in the vicinity of its boundaries (fringe areas) respecting the interest of both municipalities and in a manner which does not inhibit or preclude appropriate long term use or unduly interfere with continuation of existing uses. Section 16, Intermunicipal Planning and Regional Cooperation, second Objective is to be updated to reflect that the IDP was rescinded by Sturgeon County in 2010; however, the City of St. Albert will continue to work with Sturgeon County through the St. Albert/Sturgeon County Intermunicipal Affairs Committee. Bylaw 18/2012 IDP Amendments Map Amendment to the IDP Map 4 of the IDP is being amended to reflect consistency with Map 2 of the MDP. Map 10 of the IDP is being amended to reflect the subject amendment and previous amendments to Policy Areas of the IDP document. Text Amendments to the IDP Policy 1.1 Plan Organization introduces the changes on Map 4 and Map 10 from residential to industrial/employment land use designation. City Council Agenda September 24, 2012/Page 2 File No.:

3 Policy Future Industrial and Employment Lands Between Old McKenney Avenue and Meadowview Drive reflects the change on Map 4 from residential to industrial/employment land use designation. Policy 3.5 Mixed Use West reaffirms the intention of previous MDP amendments to repurpose the area on the east side of Carrot Creek between Villeneuve Road as its north boundary and the existing Old McKenney Avenue on its south boundary, to a mixed use configuration with the flexibility of having these lands develop as a compatible mix of commercial, employment land uses, and residential neighbourhoods Policy Area J. Future Industrial and Employment Lands and Policies implements policies for the new industrial/employment lands east of Carrot Creek between Old McKenney Avenue as its north boundary and the existing Meadowview Drive on its south boundary, which is the subject amendment area indicated on Map 2 of the MDP. Implications for Future Residential Development Originally in 2003, the annexed lands (1337 ha) were expected to accommodate an additional population of 29,806 by This would translate into 10,385 dwelling units to be developed on 994 ha. Capital Region Board population projections show a total population of 107,131 for St. Albert by Using the Capital Region Board density targets, which are double that previously seen in St. Albert, and assuming a high-density Transit-Oriented Development (TOD) node (32 ha) is fully developed within the annexed area, the reduced amount of land should be able to accommodate 11,544 dwelling units or an additional 27,990 people. The challenge is that the same number of units are expected to be developed on half as much land (508 ha). Even with one TOD, it may be a challenge to develop neighbourhoods similar to what the St. Albert has today and achieve the required density targets without seriously impacting design features and traffic. Public Consultation (Attachment 4) The proposed amendments were circulated for the required 28 days to internal departments and external referral agencies, including the City of Edmonton and Sturgeon County. In addition, several government agencies, utilities/services providers, SAEDAC and the Chamber of Commerce were also provided notification of the proposed amendment. Affected property owners and adjacent neighbours were also notified of the proposed amendments. Stakeholders were advised of the MDP/IDP amendment process, how they could get involved and have their voice heard in the process. Comments were received from four (4) internal City Departments and ten (10) external stakeholders, and incorporated where possible. The text was adjusted to reflect the purpose of the industrial land use designation to provide opportunities for employment and to ensure consistency between introductory preambles and policies. Internal Comments: Comments were received from: City Manager s Office Planning & Engineering Services Community & Protective Services Business and Tourism Development Much of their input related to how they envision the amendments being implemented after being approved, hence the comments are more applicable to later stages of development. City Council Agenda September 24, 2012/Page 3 File No.:

4 External Comments: A letter was received from Sturgeon County on July 12, The County indicated it does not recognize the IDP or any subsequent amendments to it, but does not have concerns with the proposed amendments to the MDP. A letter was received from the City of Edmonton on July 24, The City indicated it has no objections to the proposed amendments as they reflect current City of St. Albert policy direction and make the MDP and IDP consistent. Other external agencies indicated they have no objections to the proposed amendments subject to the standard conditions that may affect their areas of operation and/or expertise. Five (5) letters were received from property owners, all in opposition to the proposed IDP and MDP amendments. All respondents indicated non-support for industrial land uses and requested their properties remain designated residential. The following is a list of the respective properties they represent: Affected Property Owners 59 City Annex West 2602 TWP RD 540A 63, 64, 65, 74, 75, 76 City Annex West 68, 69, 70, 73 City Annex West, and Meadowview Dr. 71 City Annex West, Meadowview Dr., and 16 Genstar Annex The subject properties for which the owner(s) opposes the proposed redesignation are shown on Map 1 in Attachment 4. Referral to Capital Region Board As this is an amendment to the Municipal Development Plan it must be referred to the Capital Region Board (CRB). The referral to the CRB requires a motion by Council. The Board has 25 days to review the application once it is deemed complete. Staff recommends allowing two (2) months for a decision to be made by the CRB before holding a Public Hearing. However, more time may be required should the CRB require changes. The CRB s decision is required before City Council can make a decision on the amendments to the Municipal Development Plan. Next steps Pending final approval of the MDP/IDP amendments by the Capital Region Board and Council, a number of planning steps are then required before development of the industrial/employment lands could proceed. These include: 1. Conceptual Outline Plan - Internal 2. Area Structure Plan Technical Report and Design Guidelines & Standards 3. Area Structure Plan 4. Redistricting 5. Subdivision Administration suggests that the Council initiate steps one through four listed above. Nonetheless, it should be noted there will be budget implications to pursue those tasks as there are no business cases approved yet. The following illustrates how the work program may proceed: City Council Agenda September 24, 2012/Page 4 File No.:

5 Item Responsibility Timelines 1. Conceptual Outline Plan - Internal* Planning & Engineering Division Area Structure Plan Technical Report and Design Guidelines and Standards* Planning & Engineering Division Area Structure Plan* Planning & Engineering Division Redestricting* Planning & Engineering Division Subdivision Landowner Depends on market demand Note: * denotes subject to funding Link to Council or Corporate Objectives: Goal Build and diversify St. Albert s economy in partnership with the community and key stakeholders. Priority Ensure sufficient amounts of land in a variety of lot sizes in the appropriate location are available for non-residential growth. Financial Implications: There are no financial implications of particular note at this time. Legal Implications: Certain legal implications have been included in the body of this report, for example, the requirement to refer the amendment to the CRB. There are no other legal implications of particular note at this time. Attachments: 1. Bylaw 17/2012, being amendment 11 to the Municipal Development Plan, Bylaw 15/ Bylaw 18/2012, being amendment 5 to the Intermunicipal Development Plan, Bylaw 7/ Map 10, Option 2B from Future Study Areas Report: Potential Industrial Lands 4. Public Consultation Summary Report Date September 7, 2012 Originating Department Planning and Development Prepared by: Marcelo Figueira Approved by: Curtis Cundy City Manager Review Patrick Draper City Council Agenda September 24, 2012/Page 5 File No.:

6 ATTACHMENT 1 CITY OF ST. ALBERT BYLAW 17/2012 Being Amendment 11 to Municipal Development Plan Bylaw 15/2007 The Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. Municipal Development Plan Bylaw 15/2007 is amended by this Bylaw. 2. That Map 2 Future Land Use be deleted and replaced with the Map 2, as attached to this Bylaw. 3. That Section 5, Economic Development, be amended by: a) deleting Policy 5.1(6), ensuring a long-term supply (20 years) of all of its land use categories ; b) Policy 5.6, Future Study Areas being deleted in its entirety and the following inserted: 5.6 Assessment of Future Industrial/Employment Lands To provide the City of St. Albert with the opportunity to respond to changing demands for land that can be used to satisfy commercial and industrial development pressures, as well as provide land for residential development, the City of St. Albert shall: (1) Assess on a biennial basis the inventory of unserviced and undeveloped industrial/business park land available; and the inventory of serviced and available industrial/business park land (See Section 8.8). (2) As part of the biennial assessment, identify the key land uses that can be expected to drive economic growth in the City and, based on that information, develop employment forecasts to anticipate future demand for industrial/employment lands and the need for additional lands. (3) Identify opportunities and facilitate redevelopment and intensification to innovative employment centre concepts such as business parks, high tech campuses and urban village centres in established industrial areas. Future adjustments, either increases or decreases, to the inventory of industrial and employment lands shall be the subject of further examination by the City of St. Albert, in consultation with the landowners, to determine the City s needs based on the aforementioned biennial assessment. Depending upon the land use direction given by Council, following the detailed examination of the biennial assessment, both this Plan and the Intermunicipal BYLAW 17/2012 (Page 1)

7 ATTACHMENT 1 Development Plan may need to be amended to properly reflect Council s directions for future industrial and employment land opportunities. 4. That Section 8, Industrial Development, be amended by: a) Policy 8.8, Future Study Areas being deleted in its entirety and the following be inserted: 8.8 Biennial Assessment of Non-Residential Lands (Employment Lands) The City of St. Albert has identified as a corporate priority the need to balance strong residential growth with continued growth in non-residential assessment. The City of St. Albert s long-term target is to continue to move toward a 20/80 percent nonresidential/residential assessment split. The nonresidential component is comprised of a) commercial (see Section 7.0) and b) industrial which includes business park development. In order to ensure that industrial/ business park development is accommodated within the City, the City of St. Albert should monitor and make ongoing adjustments to the supply of unserviced and undeveloped industrial/business park land, as well as the supply of serviced and immediately serviceable industrial land based on market needs. The City of St. Albert recognizes that for land to be truly available for development of industrial/business parks - the land, utility servicing and the transportation network must be in place. Land alone does not facilitate development. Therefore, the City of St. Albert shall utilize a strategic approach to ensure that the necessary utility servicing, transportation networks, as well as land, are available so that land can be developed. As well, the City of St. Albert shall adopt appropriate incentives and a targeted marketing plan to promote industrial development. This strategic approach shall include a biennial assessment report to Council of the following: (1) the available unserviced and undeveloped industrial land/business park land within the City of St. Albert; (2) the available serviced and available industrial land/business park land within the City of St. Albert; (3) the absorption rate trends of serviced industrial land/business park land within the City of St. Albert to monitor demand; BYLAW 17/2012 (Page 2)

8 ATTACHMENT 1 (4) employment forecasts to anticipate future demand for industrial/employment lands; (5) the transportation network available to serve the serviced industrial/business park land; (6) the financial cost, including funding sources and necessary debt policy, to ensure that the necessary infrastructure to support the servicing (the main trunk line) of a five (5) year supply of serviced industrial/business park land is available for private developers on a cost recovery basis through levies; (7) an examination of the City's standards, policies and practices, including incentives and a marketing plan, that influence serviced industrial/business park lands availability and development; (8) specific recommendations to ensure that utility servicing, land and the necessary transportation network is available including steps, costs and funding sources; and (9) a report outlining the promotional and marketing activities relating to targeted industry sectors and the results of that marketing activity. Depending upon the land use direction given by Council, following the detailed examination of the biennial assessment, both this Plan and the Intermunicipal Development Plan may need to be amended to properly reflect in this Plan and the Intermunicipal Development Plan for future industrial and employment lands opportunities. b) Adding a new Section 8.10, Considerations for Industry and Employment Development, as follows: 8.10 Considerations for Industry and Employment Development The City of St. Albert should support clustering of industrial development which helps to establish partnerships, cooperation and efficiencies between businesses, government and academia. These opportunities to build relationships, share facilities and services, and foster an interchange of ideas and products serve to increase the productivity of the industrial area, and often expedite development in new industrial areas and redevelopment and intensification in existing industrial areas. BYLAW 17/2012 (Page 3)

9 ATTACHMENT 1 Clustering of industrial development may also consist of a mix of companies, organizations and agencies that, by specializing in particular products, services and markets, may become a vehicle for collaboration, and action to identify and advance the local and regional economies. With the intention of establishing a highly sustainable environment, industries and employment opportunities should consider incorporating such elements as, but not limited to, advanced technology, innovative technology, energy efficiency and environmental sustainability. c) Adding a new Section 8.11, Aesthetics and Standards for Industrial Development, as follows: 8.11 Aesthetics and Standards for Industrial Development The City of St. Albert shall consider developing design guidelines and development standards to improve the aesthetics and promote sustainable industrial development and complete communities. The design guidelines and standards will promote the improvement in the appearance and quality of industrial development that remains beneficial to the community by encouraging: (1) Sustainable Site Planning and Design approach to evaluate the location, orientation of buildings, and other improvements, in order to minimize heat island effects and to maximize the use of passive solar energy, natural lighting, natural ventilation and the use of pervious surfaces and walkways, and the use of public transit. (2) Water Efficiency systems and features that utilize innovative cooling and irrigation systems to minimize the use of potable water. Preference should be given to Water Efficient Landscaping that applies high-efficiency irrigation technology, captured rain water, and/or drought tolerant landscaping to reduce potable water consumption for irrigation. (3) Energy Conservation systems to maximize the use of controlled natural lighting and reduce artificial lighting, the building s internal cooling load, and energy use. (4) Materials and Resources management to identify ways to reduce the amount of materials used and waste generated during construction and operation. All products and systems used BYLAW 17/2012 (Page 4)

10 ATTACHMENT 1 should be evaluated for their ability to be recycled when they reach the end of their useful life. Preference should be given to products and systems that provide easy, non-energy intensive separation and recycling. (5) Indoor Environmental Quality management to maximize the use of low-emitting materials with reduced VOC (Volatile organic compound) emission rates. The design guidelines and standards will assist in the interpretation and evaluation of development proposals, and to provide Council, administration and the public with a standard practice in the preparation and evaluation of development applications. 5. That Section 16, Intermunicipal Planning and Regional Cooperation, Goal, be deleted in its entirety and replaced with the following: Goal: The City of St. Albert will continue to maintain mutually beneficial relationships with neighbouring municipalities, authorities and other agencies in the Capital Region. While the City of St. Albert borders Edmonton and Sturgeon County, it has a strong desire to maintain its own identity and remain a separate entity. While Alberta has a strong tradition of local government control that recognizes the diversity across the Province, the Government of Alberta created a regional level of planning to ensure that provincial interests are addressed at a local level. This is particularly important given St. Albert s regional role in providing for residential, commercial and industrial land currently and within the foreseeable future. An Intermunicipal Development Plan (IDP) approved in May 2001 between Sturgeon County and the City of St. Albert ensures orderly and efficient urban expansion, coordination of land uses, transportation, utilities, parks and open space linkages. The IDP was rescinded by Sturgeon County in 2010; however, the City of St. Albert maintains and continues to use the IDP as a strong policy and growth management tool to guide St Albert s orderly and efficient urban expansion. As well it guides the City s cooperation in the planning of future land uses in the vicinity of its boundaries (fringe areas) respecting the interest of both municipalities and in a manner which does not inhibit or preclude appropriate long term use or unduly interfere with continuation of existing uses. As a participating municipality of the Capital Region Board, the City of St. Albert is committed to working cooperatively with other municipalities, and looking at ways of providing municipal services to ratepayers in the most cost-efficient and effective manner. The City of St. Albert already has in place a number of partnerships and mutual aid agreements for providing municipal services. 6. That Section 16, Intermunicipal Planning and Regional Cooperation, second Objective continue to work with Sturgeon County under the terms of the Intermunicipal Development Plan and the St. Albert/Sturgeon County Intermunicipal Affairs Committee, be deleted in its entirety and replaced with the following: continue to work with Sturgeon County through the St. Albert/Sturgeon County Intermunicipal Affairs Committee BYLAW 17/2012 (Page 5)

11 ATTACHMENT 1 7. The Chief Administrative Officer is authorized to consolidate Bylaw 15/2007. 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 BYLAW 17/2012 (Page 6)

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13 ATTACHMENT 2 CITY OF ST. ALBERT BYLAW 18/2012 Being Amendment 5 to Intermunicipal Development Plan Bylaw 7/2001 NOW THEREFORE the Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. Intermunicipal Development Plan Bylaw 7/2001, is amended by this Bylaw. 2. That subsection 1.10, Plan Organization, is amended by deleting the words eleven (11) and inserting the words ten (10). 3. That Section 2, Policy Framework, is amended by: a) deleting Map 4 Proposed Future Land Use Concept and replacing it with a new Map 4 Proposed Future Land Use Concept, as attached to this Bylaw; b) adding a new subsection 2.7.5, to Section 2.7, Industrial/Business Park Development as follows: Future Industrial and Employment Lands Between Old McKenney Avenue and Meadowview Drive The City of St. Albert will consider the future development of industrial uses in the area immediately east of Carrot Creek between Old McKenney Avenue as its north boundary and Meadowview Drive on its south boundary. Refer to Map 4 Proposed Future Land Use Concept. 4. That Section 3, Policy Areas is amended by: a) deleting Map 10 Policy Areas and replacing it with a new Map 10 Policy Areas, as attached to this Bylaw; b) deleting Section 3.5, E. Residential Expansion West in its entirety and replacing it with the following: 3.5 E. Mixed Use West This is the area within the existing corporate limits of St. Albert to the east side of Carrot Creek between Villeneuve Road as its north boundary and the existing Old McKenney Avenue on its south boundary. Carrot Creek provides for the potential development of a north-south multi-purpose greenway within the area. It is envisioned the area would likely develop from south to north as wastewater servicing can logically be provided to the area. The intent of the mixed-use designation is to provide for the flexibility of having these lands develop as a compatible mix of commercial, employment land uses, and residential neighbourhoods at urban densities with a range of housing choice and support amenities such as parks, open space, school sites and retail Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan Integration of a Carrot Creek Greenway in keeping with Policy Carrot Creek Greenway, is an integral part of the preparation of an area structure plan. BYLAW 18/2012 (Page 1)

14 ATTACHMENT Future mixed-use development in this area shall include a compatible mix of commercial, employment land uses, and residential neighbourhoods at urban densities with a range of housing choice and support amenities such as parks, open space, school sites and retail. c) by adding a new Policy Area J. Future Industrial and Employment Lands as follows: 3.10 J. Future Industrial and Employment Lands This is the area within the existing west corporate limits of the City of St. Albert and to the east side of Carrot Creek between Old McKenney Avenue as its north boundary and the existing Meadowview Drive on its south boundary. The intent is to have this area developed to fully serviced employment centers and industrial land uses. Policy Statements Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan The feasibility of providing municipal servicing, or alternative servicing, to this area shall be addressed at the area structure plan stage Integration of a Carrot Creek Greenway in keeping with Policy Carrot Creek Greenway, is an integral part of the preparation of an area structure plan Given the importance of the Big Lake Conservation Natural Area, maintenance of water quality is important, in keeping with Policy Environmental Management Related to Stormwater Drainage. Refer to Policy and Policy There is a need to upgrade Old McKenney Avenue, Meadowview Drive, and Range Road 260 to an arterial standard to accommodate the anticipated additional traffic to the area. Developers of this industrial area shall contribute to the cost of these roadway upgrades as prescribed in relevant City s bylaws. 5. The Chief Administrative Officer is authorized to consolidate Bylaw 7/2001. 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 BYLAW 18/2012 (Page 2)

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17 MAP 10 OPTION 2B CONTIGUOUS LAND FOR INDUSTRIAL PURPOSES (NO POST-ANNEXATION FORMAL/INFORMAL LAND USE COMMITMENTS) Page 43

18 ATTACHMENT 4 PUBLIC CONSULTATION SUMMARY Municipal Development Plan (MDP) and Intermunicipal Development Plan (IDP) Amendments Future Industrial and Employment Lands Internal Comments Comment Internal Circulation City Manager s Office Consider changing the terminology so the amendment areas can be referred to as Employment Lands. Response / Action Terminology has been adjusted combining the land use (industrial) and the intent (employment). Corporate Strategic Services No Comments No response/action required Planning & Engineering Services No intersections or access points within 400m of the interchange. At the time an application is made and engineering drawings become available, ensure they acknowledge the change in road standards to reflect road cross section and sidewalk requirement. Where appropriate, any application for development should consult with Sturgeon County as they re-align Meadowview Drive and review of the impact of the industrial lands. Review Map 2 on MDP to match FSA report. IDP policy (feasibility of servicing), should precede or be developed concurrently with an ASP as there is a risk of delaying the whole ASP process. With respect to MDP policy 5.6, does it involve only the Business & Tourism Development Department or should it be a wider group? With the removal of residential lands will there be a need to modify or change the population projection within the MDP? If there is a change and depending on the magnitude, we may need to augment our transportation and utility long range plans. All development will be required to conform with the Subdivision and Development Regulations, the Land Use Bylaw and the City s Engineering Standards. This is the developer s responsibility. Map 2 on MDP was revised to match FSA report. IDP policy text was revised to request feasibility of servicing be concurrently with the ASP. Business & Tourism Development Department will lead the process and request support from other departments, if required. There is no need to change the population projection within the MDP; however, it may be a challenge to develop neighbourhoods similar to what the St. Albert has today and achieve the required density targets without seriously impacting design features and traffic.

19 Community & Protective Services Consider connectivity and proximity to Lois Hole Centennial Provincial Park when planning the ASP. Consider connectivity to Carrot Creek (trail along Carrot Creek) when planning the ASP Assemble all MR lands (10%) together in one large parcel. Because there is not residential requirement for nearby recreation amenities, clumping the MR provides some economies of scale regarding shared parking, service buildings etc. Consider trail linkages within section J, as they not only serve a recreational purpose, they provide a transportation link to those who might use a trail system to go to work. If land assembly is an issue, would Genstar consider an MR swap from section J to Genstar 17 (below section J)? What is the land use designation to the north and the south? The answer to this question would help us determine how/where park parcels might link and interact. Economic Development Review Map 2 on MDP to match FSA report. Review wording in the preamble of IDP Policy 3.5 to make it consistent with policy IDP policy states that the developer will bear the costs of road upgrades, but is it necessary to have it there or wouldn t it be part of a future ASP process? It is premature to discuss MR dedication and potential land swap since this is an ASP requirement. The MR configuration will conform with the City standards. As noted above, Map 2 on MDP was revised to match FSA report. Text in the preamble of IDP Policy 3.5 was revised to make it consistent with policy IDP policy was retained as standard ASP requirements may change in the future. Internal Comments Comment External Circulation CN Business Development & Real Estate Provided copies of the Property Planning and Development and the Railway Association of the Canada (RAC) and the Federation of Canadian Municipalities (FCM) Proximity Guidelines and Best Practices for new development adjacent to railway facilities ATCO Pipelines The Engineering Department of ATCO Pipelines has no objections to the proposed amendments subject to the standard conditions regarding pipeline rights-of-way. Response / Action Guidelines and Best Practices documents received as information to assist the review of future subdivision and development permit applications. No response/ action required.

20 Fortis Alberta Inc. Approved No objection No response/ action required. Affected Property Owners Five letters received from property owners, all in opposition to the proposed IDP and MDP amendments. Request their properties remain designated residential. Adjacent Municipalities Sturgeon County: The County indicated it does not recognize the IDP but do not have objections to the MDP amendment. City Of Edmonton: Received letter on July 24, 2012 No objections. The subject properties for which the owner(s) opposes the proposed redesignation are shown on Map 1 in Attachment 4 of the Agenda Report. Clarification with respect the MDP and IDP amendment process were sent to property owners upon their request. Once the date for Public Hearing is set, property owners will be notified and will have an opportunity to present their concerns to Council. No response/ action required. The City of St. Albert maintains and continues to use the IDP as a strong policy and growth management tool to guide St Albert s orderly and efficient urban expansion and to cooperate in the planning of future land uses in the vicinity of its boundaries (fringe areas) respecting the interest of both municipalities and in a manner which does not inhibit or preclude appropriate long term use or unduly interfere with continuation of existing uses. No response/ action required.

21 C 10 GENSTAR ANNEX G.A CITY ANN EX WEST 52 CITY ANNEX WEST ;;A UL 10PUL GIROUX ROAD GENSTAR ANNEX 100 FIREHALL NUMBER GENSTAR ANNEX FRAC. N.E. 1/4 SEC C G.A MR 8 18 GEN 56 CITY ANNEX WEST NE TWP RD 540A 62 CITY ANNEX WEST TWP RD 540A 63 CITY ANNEX WEST ;;3 68 CITY ANNEX WEST ;;4 71 CITY ANNEX WEST STALBER;;16 13 GENSTAR ANN EX 71 CITY ANNEX WEST STALBER;;16 57 CITY ANNEX WEST STALBER;;7,OT LOT E 15 GENSTAR ANNEX 1 58 CITY ANNEX WEST STALBER;;8,OT 64 CITY ANNEX WEST ;;1 65 CITY ANNEX WEST ;;2 71 CITY ANNEX WEST STALBER;;16 14 GENSTAR ANNEX 70 CITY ANNEX WEST 69 CITY ;;6 ANNEX WEST ;;5 71 CITY ANNEX WEST STALBER;;16 RAY GIBBON DRIVE MCKENNEY AVENUE LOT E 15 GENSTAR Annex 59 CITY ANNEX WEST ;2; RGE RD 260 C 14 GENSTAR ANNEX 60 CITY ANNEX WEST STALBER;;13, 13A MEADOWVIEW DR MEADOWVIEW DR 61 CITY ANNEX WEST STALBER;; MEADOWVIEW DRIVE PARCEL A 16 GENSTAR ANNEX 75 CITY ANNEX WEST ;;8 71 CITY ANNEX WEST STALBER;;16 76 CITY ANNEX WEST ;;9 71B CITY ANNEX WEST 71A PUL CITY ANNEX WEST PARCEL A 16 GENSTAR ANNEX RAY GIBBON DRIVE MEADOWVIEW DRIVE 74 CITY ANNEX WEST STALBER;;14,14A 73 CITY ANNEX WEST STALBER;;15, 15A 72 CITY ANNEX WEST STALBER;;16A 5 60 CITY ANNEX WEST STALBER;;13, 13A PARCEL B 17 GENSTAR ANNEX LANDOWNER RESPONSE Letter of Opposition 60 CITY ANNEX WEST STALBER;;13, 13A 74 CITY ANNEX WEST STALBER;;14,14A Planning & Development 6 m Big Lake G:\MAPS-City\Northwest Lands\MDP_IDP Amendment2012_FSA to Industrial\FSAtoIndustrial_neighbourhoodresponse.mxd

22 MDP and IDP Bylaws 17/2012 & 18/2012 Future Industrial and Employment Lands Receive & Refer September 24, 2012

23 Purpose of the Amendments (C ) April 30, 2012: That Council approve Option 2B (as shown on Map 10 of the Future Study Areas Report: Potential Industrial Land - Attachment 1) for designation as future industrial land uses, and propose necessary amendments to the IDP and MDP to reflect that and proceed with the statutory processes for these changes 2

24 History of the Process (Recap) C O M P L E T E D September 24, 2012 April 26, Budget July 4, 2011 Phase 1 Study August 15, 2011 December 5, 2011 Phase 2 Study April 30, 2012 WE ARE HERE Motion C : Council requested a Future Industrial Land Study Council approved the budget for the Future Industrial Land Study Identify the need for Future Industrial Land Council direction: To develop options for the location of gross contiguous hectares for Future Industrial Land Uses Recommend potential locations for Future Industrial Land Uses Motion C : Proceed with the statutory processes required to implement the approved option for designation of Future Industrial Land Uses MDP and IDP Bylaws 17/2012 & 18/2012 Future Industrial and Employment Lands 3

25 Bylaw 17/2012 MDP Amendments Remove Future Study Areas Designate future industrial land uses Change text to reflect the new land use designation 4

26 5 MDP Map 2 Future Land Use (proposed)

27 Bylaw 18/2012 IDP Amendments Designate future industrial land uses making maps 4 and 10 consistent with MDP maps Change text to reflect new land use designation 6

28 7 IDP Map 4 (proposed)

29 8 IDP Map 10 (proposed)

30 Next Steps Pending Final approval of the MDP/IDP amendments by CRB and Council: 1. Conceptual Outline Plan - Internal 2. Area Structure Plan Technical Report 3. Area Structure Plan 4. Redistricting 5. Subdivision 9

31 Next Steps Work Program Item Responsibility Timelines 1. Conceptual Outline Plan - Internal* 2. Area Structure Plan Technical Report and Design Guidelines and Standards* 3. Area Structure Plan* 4. Redestricting* 5. Subdivision Landowner Planning & Engineering Division Planning & Engineering Division Planning & Engineering Division Planning & Engineering Division Depends on market demand Note: * denotes subject to funding 10

32 Council Request That Bylaw 17/2012 and Bylaw 18/2012 be read a first time That Bylaw 17/2012 be referred to the Capital Region Board That the Public Hearing on Bylaw 17/2012 and Bylaw 18/2012 be adjourned to November 26,

33 Questions? Future Industrial and Employment Lands MDP Bylaw 17/2012 IDP Bylaw 18/