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WAM Development Group WAM Industrial Park Local Area Structure Plan

Prepared by: UMA Engineering Ltd. 17007 - 107 Avenue Edmonton, AB T 780-486-7000 F 780-486-7070 www.uma.aecom.com E527-003-00-01-4.6.1 January 2008


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BY-LAW NO. 40-07

OF LEDUC COUNTY

IN THE PROVINCE OF ALBERTA

A BYLAW OF LEDUC COUNTY TO ADOPT THE WAM INDUSTRIAL PARK LOCAL AREA STRUCTURE PLAN. WHEREAS The Council of Leduc County deems it to be in the public interest to adopt the WAM Industrial Park Local Area Structure Plan; NOW THEREFORE, THE COUNCIL OF LEDUC COUNTY, DULY ASSEMBLED, ENACTS AS FOLLOWS: That the WAM Industrial Park Local Area Structure Plan, being Schedule "A" attached and forming part of this Bylaw, be adopted. This Bylaw shall take effect on the date of the third reading. Read a first time this 28th day of August, A.D., 2007.

SEAL COUNTY MANAGER

Read a second time this 29th day of January, A.D., 2008. Read a third time this 29th day of January, A.D., 2008.

SEAL


BY-LAW NO. 41-07

OF LEDUC COUNTY

IN THE PROVINCE OF ALBERTA

A BYLAW OF LEDUC COUNTY TO AMEND THE LEDUC COUNTY LAND USE BYLAW NO.

1665-83. WHEREAS The Council of Leduc County deems it to be in the public interest to amend the Leduc County Land Use Bylaw No. 1665-83; NOW THEREFORE, THE COUNCIL OF LEDUC COUNTY, DULY ASSEMBLED, ENACTS AS FOLLOWS:

1)

That those lands described as Part of El'2 8-51-24-W4th, Part of Wl'2 9-51-24足

W4th, Lot B, Plan 1295 TR; Lot B, Plan 607 NY; Lot A, Plan 73 NY; and Block A,

Plan 6442 NY; be redistricted from Agricultural (AG) to Industrial (IND) and

Business Park (BP); and

2)

that the Industrial (IND) and Business Park (BP) District Regulations. attached as

Schedule "A" forming part of this Bylaw.

This Bylaw shall take effect on the date of the third reading. Read a first time this 28th day of August, A.D., 2007.

~-2-~ EVE

SEAL

-~~~

COUNTY MANAGER

Read a second time this 29th day of January, AD., 2008. Read a third time this 29th day of January, AD., 2008.

SEAL COUNTY MANAGER


WAM Development Group. January 2008

Disclaimer This Report (the “Report”) has been prepared by UMA Engineering Ltd. (“UMA”) for the benefit of WAM Development Group (“Client”) in accordance with UMA’s agreement with Client (the “Agreement”), and is subject to the budgetary, time and other constraints set forth in the Agreement. The information and data contained in the Report, including without limitation the results of any inspections, sampling, testing and analyses and any conclusions or recommendations of UMA (the “Information”), represent UMA’s professional judgement in light of the knowledge and information available to it at the time of preparation of the Report (including any information provided to it by Client, which UMA has assumed to be accurate). UMA makes no guarantees or warranties whatsoever, whether express or implied, with respect to the Report, the Information or any part thereof and UMA shall not, by the act of preparing or issuing the Report and the Information, be deemed to have represented that the Report or the Information is accurate, exhaustive, complete or applicable to any specific use. Except as required by law, the Report and the Information are to be treated as confidential and, unless otherwise agreed to by UMA and Client, may be used and relied upon only by Client and its officers and employees, subject to the foregoing limitations. UMA accepts no responsibility, and denies any liability whatsoever, to parties other than Client who may obtain access to the Report or the Information for any injury, loss or damage suffered by such parties arising from their use of, reliance upon, or decisions or actions based on the Report or any of the Information unless those parties, prior to using or relying on the Report or the Information, have obtained the express written consent of UMA and Client to use and rely on the Report and the Information, and signed a Reliance Letter in a form provided or agreed to by UMA. "© 2006 UMA ENGINEERING LTD. ALL RIGHTS RESERVED THIS DOCUMENT IS PROTECTED BY COPYRIGHT LAW AND MAY NOT BE REPRODUCED IN ANY MANNER, OR FOR ANY PURPOSE, EXCEPT BY WRITTEN PERMISSION OF UMA ENGINEERING LTD."


Table of Contents 1.0

Introduction .................................................................................................................................... 1

1.1 1.2 1.3 2.0

Statutory Compliance .................................................................................................................... 2

2.1 2.2 2.3 2.4 2.5 3.0

Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) ......................... 9 Nisku Spine Road .................................................................................................. 9 41 Avenue SW Right-of-Way Requirements ......................................................... 9 Local Road Network ............................................................................................ 10 Existing Business Access .................................................................................... 10

Utility Servicing ............................................................................................................................ 11

6.1 6.2 6.3 6.4 7.0

Introduction ............................................................................................................ 7 Proposed Development Concept .......................................................................... 7

Transportation ................................................................................................................................ 9

5.1 5.2 5.3 5.4 5.5 6.0

Topography and Vegetation .................................................................................. 4 Present Land Use .................................................................................................. 4 Surrounding Land Use .......................................................................................... 5 Existing Land Use, Soils and Features ................................................................. 5 Wetland Site Assessment...................................................................................... 5 Municipal and Environmental Reserves ................................................................ 5 Tentative Plan of Subdivision ................................................................................ 6

Development Concept ................................................................................................................... 7

4.1 4.2 5.0

Municipal Development Plan ................................................................................. 2 Leduc County North Major Area Structure Plan .................................................... 2 Leduc County Land Use Bylaw ............................................................................. 2 Edmonton International Airport Vicinity Protection Area Regulations (AVPA)....... 2 Ownership ............................................................................................................. 2

Site Conditions ............................................................................................................................... 4

3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.0

Purpose ................................................................................................................. 1 Background ........................................................................................................... 1 Location ................................................................................................................. 1

Water ................................................................................................................... 11 Sanitary Sewer Service ....................................................................................... 11 Stormwater Management Facilities (SWMF) ....................................................... 11 Shallow Utilities ................................................................................................... 12

Development Staging .................................................................................................................. 13

7.1

Proposed Subdivision Staging ............................................................................ 13

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List of Appendices Appendix A Land Use Statistic

List of Tables Table 1 – Land Ownership Table .................................................................................................................. 3

List of Figures Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Figure 9 Figure 10

Context Plan Leduc County North Major Area Structure Plan Land Ownership Existing Site Features Development Concept Transportation Network Water Distribution System Sanitary Sewer Servicing System Stormwater Servicing System Development Staging

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1.0 Introduction 1.1

Purpose

The purpose of this WAM Industrial Park Local Area Structure Plan (LASP) is to describe a land use framework and development objectives for industrial development on approximately 317 hectares of land in Leduc County. This LASP is intended to define more specifically the Plan area and pattern of development for industrial uses generally prescribed by the approved Leduc County North Major ASP in terms of land use, pattern of development, location of major roads and utilities, servicing and sequence of development. Once adopted and passed through bylaw, further applications for redistricting, subdivision and development permit applications, will be guided by the LASP, which is required to be consistent with the Municipal Development Plan and Land Use Bylaw. 1.2

Background

The proximity of lands within the WAM Industrial Park to major transportation nodes such as, the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) corridor, Anthony Henday Drive, the International Airport and the Canadian Pacific Railways line creates a tremendous opportunity for industrial businesses to locate in proximity to a key hub in the Edmonton region’s transportation network. 1.3

Location

WAM Industrial Park is located in Leduc County immediately adjacent to the south boundary of the City of Edmonton. 41 Avenue SW, which forms the north boundary of the Plan area, is the boundary between the City of Edmonton and Leduc County. Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) creates the west boundary and areas to the east and south are primarily rural farmland (see Figure 1).

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2.0 Statutory Compliance 2.1

Municipal Development Plan

The Municipal Development Plan (MDP) adopted in 1999 describes planning objectives and policies for a range of topics including Industrial and Commercial development. Map 2, Land Use Concept of the MDP highlights the Plan area for “uses as in the North Major ASP�. 2.2

Leduc County North Major Area Structure Plan

The proposed Plan area is included in the Leduc County North Major Area Structure Plan (ASP) Bylaw 14-04 approved by Leduc County on October 12, 2004. The ASP provided a long-range land use strategy for the plan area and established goals and policies to guide land use change and community development within the plan area. On November 28, 2006 an amendment to the ASP, Bylaw 2505, was approved to re-designate the commercial area east of the Spine Road to a mix of Business Industrial and Business Park. This proposed LASP is in conformance with the Leduc County North Major ASP for a combination of Business Park and Business Industrial land uses. Since the North Major ASP was adopted, a Canadian Pacific Railways Intermodal Yard has been approved north of the Plan area in the City of Edmonton. . 2.3

Leduc County Land Use Bylaw

Leduc County Land Use Bylaw No. 1665-83 currently specifies a range of permitted and discretionary land districts as well as standards, regulations and other provisions to administer the use, development and subdivision of land within each district. The majority of the Plan area is designated agricultural and the existing businesses are designated IND-DC. Leduc County currently has a draft May 2006 Land Use Bylaw under consideration. Future land use redistricting will need to conform to the industrial districts in the approved Bylaw at the time of submission. 2.4

Edmonton International Airport Vicinity Protection Area Regulations (AVPA)

In 1981, the Provincial Government adopted the Edmonton International Airport Vicinity Protection Area Regulation (AR 63/81) to regulate development on lands in the vicinity of the airport. The AVPA regulation allows a variety of industrial and commercial activities, but depending on the use may apply acoustical conditions on buildings within the NEF 25-30 and the NEF 30-35 areas. The North Major ASP states that the land use strategy proposed is consistent with the proposed AVPA Regulations. 2.5

Ownership

Land owners included in the Plan area are identified on Figure 3 and listed in Table 1.

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Table 1 – Land Ownership Table

Legal Description 1

Lot 2 Block 1

COT #

Owner

Acres (ac)

Hectares (ha)

012 106 297

Hart River Holdings Ltd.

9.85

3.987

992 375 462

Ledcor Properties Inc.

60.00

24.30

Plan 8420145 2

Lot 1 Block 1 Plan 8420145

3

Parcel A, Plan 1400MC

022 336 125

Regent Holding Corp.

28.61

11.57

4

SW8 51-24-4

052 236 347

Finning International Inc.

108.95

44.02

5

NE8 51-24-4

062 162 954

1227397 AB Ltd

80.00

31.817

6

NE8 51-24-4

062 162 955

1227397 AB Ltd

80.00

32.40

7

SE8 51-24-4

062 162 956

1227397 AB Ltd

80.00

32.40

8

Lot B, Plan 1295TR

072 281 746

1227397 AB Ltd

40.03

16.20

9

Lot A, Plan 1295TR

032 501 041

1080874 AB Ltd

40.03

16.20

10

NW9 51-24-4

062 378 503

1227397 AB Ltd

120.00

48.00

11

NW9 51-24-4

062 378 506

1227397 AB Ltd

40.00

16.00

12

Lot A, Plan 73NY

062 378 505

1227397 AB Ltd

40.00

16.00

13

Lot B, Plan 607NY

062 378 504

1227397 AB Ltd

19.99

8.09

14

SW9 51-24-4

962 110 809

Joni Kim Carriere

26.17

10.59

15

Lot 1, Plan 9321583

072 342 405

1227397 AB Ltd

2.05

0.83

16

Right-of-Way Plan 5301MC

Her Majesty the Queen in Right of Canada

1.44

0.58

8.75

3.54

785.87

316.524

114I199

Road Allowance TOTAL

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3.0 Site Conditions 3.1

Topography and Vegetation

The Plan area is relatively flat but gently sloping to the west. The land naturally drains from east to west into minor low areas. Site contours and elevations throughout WAM Industrial Park vary from approximately 696 in the northwest Plan area to 706 in the southeast Plan area. Small pockets of domestic trees and shrubs are scattered in the farmsteads. (see Figure 4). 3.2

Present Land Use

The majority of the central and eastern Plan area is currently cleared and has been used primarily for agricultural purposes in the past. Due to multiple land ownership, several homes and associated farm buildings currently exist in the Plan area. In anticipation of this proposed development several of these parcels have recently come under a single ownership and existing buildings will be removed as development proceeds. A feedlot operation is located south of 41 Avenue SW and west of Range Road 244 southwest and 101 Street. Dismantling and demolition of the feedlot is underway and the feedlot will be completely removed as development proceeds. Approximately 80 hectare on the west side of the plan area directly east of Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) contains three established industrial businesses, Hart River Holdings Ltd., Ledcor Properties Inc. and Regent Holdings Corporation. Finning International Inc. owns the fourth southernmost parcel and has not declared future plans for their site at this time. Access to these businesses is currently provided from a service road that runs parallel to the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail). These businesses were previously approved under then Highway 2 Industrial Area Structure Plan. The Highway 2 Area Structure Plan was repealed with the approval of the North Major ASP and as a result we are incorporating these businesses in our LASP area. We are not proposing any changes to these existing land uses. Two oil and gas Transmission pipelines that run diagonally from northwest to southeast in the NW-9-5124-4 and turn north through the NE-8-51-24-4 will be retained in their existing locations. A back beam marker site exists in the north central plan area. NAV CANADA, a private sector, non profit capital corporation owns and operates the back beam marker site. NAV CANADA coordinates the safe and efficient movement of air traffic in Canada and international airspace assigned to Canadian control. Through its coast to coast operations NAV CANADA provides air traffic control flight information, weather briefing, aeronautical information, airport advisory services, and electrical aids to navigation. The site within the Plan area contains a non-directional beacon (NDB) which must remain on the centre line of the approach to the Edmonton International Airport. NAV Canada and Transport Canada have no objections to this proposal but development details must be referred to them in the future. Once the Nisku Spine Road is constructed direct access to individual sites south of 41 Avenue S.W. (including the NDB site) will not be allowed. Alternative access agreements may be required in the short term to facilitate access to the NDB. NAV Canada has also stated that it may be possible to relocate the NDB to a location outside the Plan area in the future. Costs and financial obligations related to the relocation would be determined when a new location for the NDB was confirmed.

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3.3

Surrounding Land Use

41 Avenue SW, located on the north boundary of the WAM Industrial Park, provides a clear delineation between the City of Edmonton and Leduc County and will ultimately be part of the major regional transportation facility. Alberta Infrastructure and Transportation is concluding a functional planning study for the interchanges at 41 Avenue SW and Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail). This study should be completed in the spring of 2008 and the construction of the interchange is tentatively scheduled for completion in 2012. The lands north of 41 Avenue SW in the City of Edmonton are currently approved under the Ellerslie Area Structure Plan (ASP), Bylaw 14266 and Industrial (Special Area). The lands immediately north of 41 Avenue SW in the City of Edmonton that are actively moving forward in the development process include an Inter-modal yard for Canadian Pacific Rail, an institutional campus for NAIT as well as a new Neighbourhood Structure Plan, Ellerslie Neighbourhood III, for primarily residential land uses. The Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) is located on the west boundary of the Plan area. In order to maintain a high quality appearance along this major entrance route to the City of Edmonton, highly visible developments adjacent to Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) are governed by the Highway 2 Corridor Landscape Design Guidelines. The Queen Elizabeth II Business Park Local Area Structure Plan currently proposed south of the Plan area is being reviewed concurrently with this LASP. The Queen Elizabeth II Business Park LASP proposes industrial land use. Lands further east and southeast are currently agricultural in nature. 3.4

Existing Land Use, Soils and Features

The soil in the Plan area generally consists of black loam, covering a clay base. A stripping permit was issued by Leduc County in the summer of 2007 for 71 hectares of the Plan area and stripping was completed I for Stage 1 in the fall of 2007. The existing business operations will continue in the western Plan area along Queen Elizabeth II Highway (Gateway Boulevard/Calgary Trail). 3.5

Wetland Site Assessment

A wetland assessment was completed by Spencer Environmental Management Services Ltd. for the entire Plan area in the spring of 2007. Twenty scattered wetland sites, mostly minimal in size were identified. Public Lands did not claim any of the wetlands and a package outlining WAM’s proposal for compensation for those wetlands being removed has been submitted to Alberta Environment for review. 3.6

Municipal and Environmental Reserves

The Leduc County Parks and Open Spaces Master Plan outlines the County’s criteria for dedication of Municipal and Environmental Reserve. The use of Municipal Reserve proposed in the LASP to provide a greenway buffer between the WAM Industrial Park and future residential land uses identified in the North Leduc Major ASP beyond Plan boundary to the east is considered an acceptable municipal reserve use. The buffer strip will contain a landscape berm and provide pedestrian connections between the industrial and the future residential development. Additional Municipal Reserve designated in the east plan area expands the buffer area and will be developed as a recreational amenity for the area. (see section 4.2) The small under dedication or shortfall of Municipal Reserve in land will be paid as cash in lieu to Leduc County on a stage by stage subdivision basis and or deferred to the remainder of the parcel subject to RPT1-E527-003-00-01-4.6.1-WAMINDUSTRIALLASP-080104.DOC WAM DEVELOPMENT GROUP. NISKU INDUSTRIAL DEVELOPMENT

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subdivision. The plan area does not contain any land that could be designated as Environmental Reserve by the municipality. 3.7

Tentative Plan of Subdivision

The proposed pattern of subdivision within the plan area is illustrated on Figure 5. The existing business parcels adjacent to the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) will continue to exist as they are currently registered. A conceptual pattern of subdivision is illustrated for the remaining Plan area. The owners will commit to allow the municipality to secure through a combination of purchase and dedication the Nisku Spine Road Right of Way concurrent with the first subdivision approval.

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4.0 Development Concept 4.1

Introduction

The Development Concept proposed for the Plan area is illustrated on Figure 5. The diversity and flexibility proposed by the WAM Industrial Park LASP will enhance the strong industrial base already existing in Leduc County and ensure its success into the future. The land uses proposed in this LASP are in conformance with the approved North Major ASP which currently contemplates a mix of business industrial and business park uses in the Plan area. As discussed previously, since the approval of the North Major ASP an intermodal yard has been announced on Canadian Pacific Railway lands north of 41 Avenue SW in the west central Plan area. 4.2

Proposed Development Concept

Primary access into the WAM Industrial Park is provided by the proposed Nisku Spine Road. The proposed Nisku Spine Road runs south through the Plan area and creates two distinct modules on the east and west. Designated access points from the Nisku Spine Road will be minimized but local road layout and parcel sizes within the development modules may be subject to modification. Front yard setback to the Nisku Spine Road may be 6 m or less. Parcel size flexibility is required to address the range of potential market demands created by the exceptional location and large undeveloped area of land in the WAM Industrial Park. Internal roads will be developed with a rural cross section. The North Major ASP currently provides for a range of general industrial uses and envisions a business industrial area that contains a mix of commercial, and light industrial land uses. The eastern boundary of the existing businesses creates a natural boundary line in the Plan area and provides a suitable transition into the business industrial land uses proposed in the central Plan area. The existing businesses are presently districted Industrial District (IND-DC) under the existing Land Use Bylaw No. 1665-83. The west central Plan area is designated for Business Industrial land use which is compatible with the existing Industrial District- IND-DC) This central plan area would be districted Industrial District to accommodate a range of compatible light industrial and commercial uses that have a low to moderate impact on adjacent land uses. Parcels in this western area may be consolidated to address market demands for large parcels. The Plan area east of the Nisku Spine Road is proposed as Business Park District which allows for development, within a park like setting, of light industrial businesses operated in such a way as to create no disturbance outside of the enclosed buildings and be compatible with non industrial development. Warehousing and storage may be considered. The light industrial nature of the business park designation provides a compatible transition to the country residential land uses currently approved east of the Plan area in the North Major Area Structure Plan. These sites would be developed under a Business Park District (BP), or Industrial District (IND). Parcels may be consolidated to create a range of sizes. To take advantage of the natural topography of the Plan area, Stormwater Management Facilities are identified in the northwest and north central Plan area. The exact design and configuration of these Stormwater Management Facilities will be determined in consensus with Leduc County.

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A 30 m municipal reserve strip along the east boundary will be utilized to construct a berm adjacent to the future country residential land use and create a buffer. This municipal reserve strip will widen at the north end along 41 Avenue to 45 m to accommodate a separation of land uses between existing residential and future business industrial. This strip provides the “greenway buffer� identified in the North Major ASP between the business park uses proposed in the WAM Industrial Park and future residential land uses proposed to the east. Additional municipal reserve is designated west of the buffer strip in the east plan area. Two large contoured mounds will be developed on this municipal reserve site to provide a landscaped amenity for the industrial area and recreational opportunities for future residential areas to the east.

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5.0 Transportation 5.1

Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail)

The Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) is located adjacent to the western boundary of the Plan area. In order to maintain a high quality appearance along this major entrance route to the City of Edmonton, highly visible developments adjacent to Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) are governed by the Highway 2 Corridor Landscape Design Guidelines. The existing businesses along the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) are currently accessed by a service road that parallels the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail). There is no direct access from the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) to the existing businesses in the Plan area now and there will be no direct access in the future. Two future access points are provided through the LASP area to the existing businesses so they can have safe and direct access to the Nisku Spine Road in the future. 5.2

Nisku Spine Road

Primary access into the Plan area is provided in the north central Plan area from the 41 Avenue SW arterial and by the proposed Nisku Spine Road arterial which is intended to be a rural cross section. The future Nisku Spine Road is identified on the City of Edmonton’s Ellerslie ASP to the north as it extends from 41 Avenue SW north and eventually becomes Parsons Road (see Figure 6). With the cooperation of Leduc County, the Nisku Spine Road alignment through the Plan area has recently been realigned slightly and deviates from the Functional Planning Study approved by Leduc County Council in June 2006. The proposed Nisku Spine Road runs south through the central Plan area and creates two distinct modules on the east and west. Nisku Spine Road is currently proposed as a 60 m wide, six lane arterial roadway. The first all-directional access point is proposed at a minimum of 400 m south along the Nisku Spine Road. The second access is located at a minimum of 600 m further south and the third access is split on the property line at the south boundary. Direct access to parcels from the Nisku Spine Road will not be allowed. At the discretion of Leduc County, right in-right out access to the Nisku Spine Road may be considered. The intersection of the Nisku Spine Road at 41 Avenue SW will be an all-directional access. The location and viability of the all-directional access proposed further east along 41 Avenue SW will need to be justified through a Transportation Impact Assessment and coordinated with the City of Edmonton. Additional right in/right out access points may also be approved by Leduc County with justification from the TIA. The Off-site Levy Bylaw approved by Council in January 2008 requires that participating land owners pay their proportionate share for the Nisku Spine Road to Leduc County. Developers will be required to design and grade the ultimate Nisku Spine Road cross section but will only be required to construct the first two lanes. As traffic counts dictate, Leduc County will be responsible to construct the ultimate Nisku Spine Road cross section with contributions from the Off-site Levy Bylaw. 5.3

41 Avenue SW Right-of-Way Requirements

Alberta Infrastructure and Transportation is conducting a Functional Planning Study to determine the status and requirements of the interchange at 41 Avenue SW and Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) to 50 Street. In agreement with Leduc County and the City of Edmonton, a 15 m strip is now currently required for future arterial road widening in the Plan area along the south RPT1-E527-003-00-01-4.6.1-WAMINDUSTRIALLASP-080104.DOC WAM DEVELOPMENT GROUP. NISKU INDUSTRIAL DEVELOPMENT

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boundary of the existing 41 Avenue SW road allowance. Additional rights of way requirements over and above those currently agreed to between Leduc County and the City of Edmonton are illustrated on Figure 6.The south boundary of this additional variable width right of way in the western Plan area was provided by the City of Edmonton. This redefined right of way edge creates the north boundary of the LASP’s western SWMF. The land required for the additional road right-of-way north of the SWMF will be obtained through road right-of-way dedication at the subdivision stage of development. After the 41 Ave SW upgrades are complete access to NAV Canada’s non directional beacon (NDB) will not be allowed south from 41 Ave. SW. Agreements will be required to provide access to the NDB from within the Plan area in the future. 5.4

Local Road Network

Figure 6 illustrates the general alignment of proposed local roads based on a rural cross section that will provide access to industrial land use parcels. The local road network will allow for direct access to all land parcels. Local roads are subject to change with the detailed subdivisions. Direct access from the Nisku Spine Road will not be allowed. Right in Right out access from the Spine Road may be allowed at the discretion of Leduc County. 5.5

Existing Business Access

Access to existing businesses included in the western LASP area are currently provided from a service road that parallels Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail). The service road will continue to provide some access to the frontage businesses but it will eventually dead end when the 41 Avenue interchange is developed. No access is currently allowed from Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) to the existing businesses and no direct access will be provided in the future. Two access points are extended west from the proposed Nisku Spine Road to the boundary of the existing businesses to ensure future access to the Nisku Spine Road. Arrangements must be made to ensure both interim and long term access is provided to all existing businesses within the Plan area as development proceeds with 41 avenue and WAM industrial.

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6.0 Utility Servicing 6.1

Water

The potable water main service will be extended from both the current service to the west and the service area found to the south of the proposed site. Water servicing will be provided to each lot and include a fire hydrant network along the roadway for fire protection. The water main will also be available for servicing the future residential to the east of the site (Figure 7). 6.2

Sanitary Sewer Service

Each lot will have full sanitary service. The sanitary network can be configured to tie into the South East Regional Trunk Line (SERT) upstream of the Nisku meter station. The SERT connection may be made by easement through the north of the Finning lands, or alternatively by a connection along 41 Avenue SW as determined by final detailed design. The SERT line is located to the northwest of the site running parallel to the Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) (Figure 8). Tie-in to the SERT line would be coordinated with all other developments (current and future) in the area. The sanitary system on the site would be designed for maximum capacity for the proposed 317 hectare Industrial Development; however it could also be oversized to account for future residential developments to the east of the site upon consultation with the County. 6.3

Stormwater Management Facilities (SWMF)

The drainage on the site is generally from the southeast to the northwest. Two stormwater management facilities proposed in the Plan area will contain and collect all onsite storm drainage. An approximately 7.53 hectare SWMF is proposed in the northwest Plan area south of 41 Avenue. Alberta Infrastructure and Transportation is currently conducting a Functional Planning Study to determine the status and requirements of the interchange at 41 Avenue SW and Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail). A variable 41 Avenue right of way width, provided by the City of Edmonton, creates the north boundary of the SWMF. This variable RW is over and above the 15 m widening currently agreed to between Leduc County and the City of Edmonton south of 41 Avenue The additional right of way is required for future interchange development. This land required for road right-of-way within the proposed Local Area Structure Plan will be obtained through subdivision dedication in the future, opportunities exist to expand the SWMF into the future Plan area. Another 3.17 hectare SWMF is proposed in the north central Plan area south of 41 Avenue and east of the Nisku Spine Road. Both SWMF’s will be developed as constructed wetlands to improve the water quality of the runoff before it is discharged into the Blackmud Creek and North Saskatchewan River. The constructed wetland landscaping concept will be designed to deter migratory birds from settling in the SWMF’s. (Figure 9). Areas east and west of the Nisku Spine Road will be developed as a rural cross-section with ditches. The storm drainage system will be designed to flow through the ditches to the SWMF sedimentation ponds. The Nisku Spine Road will be designed and developed with rural cross section with ditches.

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6.4

Shallow Utilities

Shallow utilities, such as street lighting, natural gas, power, telephone and cable TV, are available for extension into the Plan area from adjacent lands. Gas, power, telephone and cable TV lines will be located within the road right-of-way or through easements on private land, providing service to all lots.

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7.0 Development Staging 7.1

Proposed Subdivision Staging

The Plan area is proposed to be subdivided into five stages. The actual staging sequence may vary depending on market conditions and development constraints. The proposed staging is illustrated on Figure 10. Stages will be initiated by detailed subdivision applications to Leduc County. The applications will be reviewed by Leduc County administration and circulated to relevant agencies with respect to the planned development concept outlined by this LASP. Subdivision approvals will be granted by the Subdivision Authority.

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Appendix A Land Use Statistic

RPT1-E527-003-00-01-4.6.1-WAMINDUSTRIALLASP-080104.DOC WAM DEVELOPMENT GROUP. NISKU INDUSTRIAL DEVELOPMENT


Land Use Statistics Use Gross Area Nisku Spine Road (60.0m) 41 Avenue SW Road Widening Hart River Holdings Ledcor Regent Holdings Subtotal Gross Developable Area

Hectares 315.88

%

10.18 3.00 3.99 24.29 11.57 44.12 97.15 218.73

Other Uses Municipal Reserve - Buffer Stormwater Management Facility Circulation Pipeline and Airport Beacon Business Industrial Business Park Subtotal- Other Uses

18.50 10.69 14.66 3.20 92.39 79.29

8.5% 4.9% 6.7% 1.5% 42.2% 36.3%

218.73

100.0%

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Units

%



WAM LASP