Report for City Council November 19, 2001 Meeting

APPROVED

As to Form ______CITY SOLICITOR

Bylaw 12913

A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw Amendment No. 64

WHEREAS a portion of S 23-52-24-W4, located west of 50 Street and north of Roper Road, Roper Industrial, Edmonton, Alberta, are specified on the Zoning Map as (AGI) Industrial Reserve Zone; and

WHEREAS an application was made to rezone the above described property to (DC2) Site Specific Development Control Provision and (A) Metropolitan Recreation Zone;

NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act, S.A. 1994, c. M-26.1, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:

1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as a portions of S 23-52-24-W4, located west of 50 and north of Roper Road, Roper Industrial, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule “A”, from (AGI) Industrial Reserve Zone to (DC2) Site Specific Development Control Provision and (A) Metropolitan Recreation Zone.

2. The uses and regulations of the aforementioned DC2 Provision are annexed hereto as Schedule "B". 2/15

3. The sketch plan annexed hereto as Schedule "A" and the uses and regulations of the DC2 Provision shown on Schedule "B" annexed hereto are hereby incorporated into the Zoning Bylaw, being Part IV to Bylaw 12800, as amended, The Edmonton Zoning Bylaw.

READ a first time this day of , A. D. 2001; READ a second time this day of , A. D. 2001; READ a third time this day of , A. D. 2001; SIGNED and PASSED this day of , A. D. 2001.

THE CITY OF EDMONTON

______MAYOR

______CITY CLERK 3/15 SCHEDULE “A”

BYLAW 12913

IM IB IM AGI AGI IM

IH IB IH IB

A r e a DC2 IM A r e a (404) IB E B AGI A r e a IB IM D A r e a A r e a IM D A r e a A D A AGI AP IM A r e a IB C PU PU IM IH IB IB IB IB IB AP AGI AGI IS IB IB IB PU IB IB A IM

N A G I t o D C 2 A G I t o A F o o t p r i n t o f E x i s t i n g B u i l d i n g s 4/15 SCHEDULE “B”

(DC2) Site Specific Development Control Provision

1. General Purpose

To provide for industrial businesses in Areas A, B and C that carry out their operations such that no nuisance factor is created nor apparent outside an enclosed building; and, to provide for medium industrial uses in Areas D and E, including manufacturing, processing, assembly, distribution, service and repair uses, that carry out a portion of their operation outdoors or require outdoor storage areas in a manner such that any associated nuisance factors should not extend beyond the boundaries of the site. Additionally, industrial business uses within Areas B and C, and medium industrial uses within Area E, shall comply with environmental regulations requiring site remediation and/or monitoring.

2. Area of Application

This Provision shall apply to a portion of SW and SE 23-52-24-W4M as shown on Schedule “A” appended to the Bylaw adopting this DC2 Provision.

Generally, the site area is located west of 50 Street, north of Roper Road on the former Alberta Transportation yards.

3. Uses

3.1. Industrial Business Areas A, B and C

(a) Auctioneering Establishments, provided that all equipment and goods to be auctioned are stored and displayed within an enclosed building (b) Automotive and Minor Recreational Vehicle Sales/Rentals (c) Broadcasting and Motion Picture Studios (d) Business Support Services (e) Commercial Schools (f) Convenience Retail Stores (g) Convenience Vehicle Rentals (h) Drive-in Food Services (i) Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building (j) Automotive and Equipment Repair Shops (k) Flea Markets 5/15

(l) Fleet Services (m) Funeral Cremation and Interment Services (n) Funeral Services (o) Gas Bars (p) General Industrial Uses (q) Health Services (r) Indoor Participant Recreation Services (s) Limited Contractor Services (t) Minor Alcohol Sales (u) Minor Amusement Establishments (v) Minor and Major Service Stations (w) Mobile Catering Food Services (x) Outdoor Participant Recreation Services (y) Personal Services Shops (z) Private Clubs (aa) Professional, Financial and Office Support Services (bb) Rapid Drive-through Vehicle Services (cc) Recycled Materials Drop-off Centres (dd) Recycling Depots (ee) Restaurants, not to exceed 200 occupants (ff) Specialty Food Services (gg) Vehicle and Equipment Sales/Rentals (hh) Veterinary Services (ii) Warehouse Sales (jj) Fascia Off-premises Signs (kk) Fascia On-premises Signs (ll) Freestanding Off-premises Signs (mm) Freestanding On-premises Signs (nn) Projecting On-premises Signs (oo) Roof On-premises Signs (pp) Temporary On-premises Signs

3.2 Medium Industrial Areas D and E

(a) Animal Hospitals and Shelters (b) Auctioneering Establishments (c) Automotive & Equipment Repair Shops (d) Equipment Rentals (e) Flea Markets (f) Fleet Services (g) General Contractor Services (h) General Industrial Uses 6/15

(i) Recycled Materials Drop-off Centre (j) Recycling Depots (k) Temporary Storage (l) Vehicle & Equipment Sales/Rentals (m) Fascia Off-premises Signs (n) Fascia Off-premises Signs (o) Fascia On-premises Signs (p) Freestanding Off-premises Signs (q) Freestanding On-premises Signs (r) Projecting On-premises Signs (s) Roof Off-premises Signs (t) Roof On-premises Signs (u) Temporary On-premises Signs

4. Development Criteria

4.1 The following regulations shall apply to all uses within Areas A, B and C:

(a) The development regulations concerning industrial business uses outlined in Sections 410.4 and 410.5 of the Zoning Bylaw shall apply.

(b) Signs shall comply with the regulations found in Schedule 59F.

The following additional regulations shall apply to all uses within Areas B and C:

(c) All Development Permits within Areas B and C shall be in accordance with the Environmental Management Plan prepared by AMEC Consultants Ltd., dated October 2001, and appended to this Provision, and shall be to the satisfaction of the Development Officer in consultation with Alberta Environmental Protection and the Capital Health Authority.

4.2 The following regulations shall apply to all uses within Areas D and E:

(a) The development regulations concerning medium industrial uses outlined in Section 420.4 of the Zoning Bylaw shall apply.

(b) Signs shall comply with the regulations found in Schedule 59G.

The following additional regulations shall apply to all uses within Area E:

(c) All Development Permits within Area E shall be in accordance with the Environmental Management Plan prepared by AMEC Consultants Ltd., 7/15

dated October 2001, and appended to this Provision, and shall be to the satisfaction of the Development Officer in consultation with Alberta Environmental Protection and the Capital Health Authority.

(d) Sealed asphalt paving or building foundations shall cover Area E at all times. The sealed asphalt paving or foundations shall be maintained in reasonable condition and no activities which involve permanently removing the sealed pavement or foundations shall be allowed without a re-evaluation of the Environmental Management Plan prepared by AMEC Consultants Ltd., dated October 2001, and appended to this Provision, and shall be to the satisfaction of the Development Officer in consultation with Alberta Environmental Protection and the Capital Health Authority. 8/15

ENVIRONMENTAL MANAGEMENT PLAN 6312 - 50 STREET EDMONTON, ALBERTA

Submitted To:

WORTHINGTON PROPERTIES INC. Edmonton, Alberta

Submitted By:

AMEC EARTH & ENVIRONMENTAL LIMITED Edmonton, Alberta

October 2001

File No. EE25266 9/15 Worthington Properties Inc. Environmental Management Plan,- 6312 - 50 Street Edmonton, Alberta October 2001

TABLE OF CONTENTS PAGE

1.0 INTRODUCTION ...... 1 2.0 ENVIRONMENTAL ISSUES ...... 1 2.1 POTENTIAL ASBESTOS CONTAINING MATERIALS, LEAD-BASED PAINT AND POLYCHLORINATED BIPHENYLS ...... 1

2.2 ONSITE HYDROCARBON CONTAMINATION ...... 1

2.3 ONSITE AND OFFSITE SALT CONTAMINATION ...... 2

2.3.1 Onsite Environmental Management - Construction Phase ...... 2

2.3.2 Onsite Environmental Management - Post-Construction Monitoring ...... 3

2.3.3 Reporting ...... 4

2.3.4 Offsite Environmental Management ...... 5

3.0 CONCLUSIONS ...... 6

4.0 REPORT LIMITATIONS ...... 6

CAProgram Files\Adobe~Acrobat 4.0\Acrobat\plug_jns\OpenAll\Transform\temp\EMP(revision 2).doc Page ii Worthington Properties Inc. Environmental 10/15 Management Plan; 6312 - 50 Street Edmonton, Alberta October 2001

1.0 INTRODUCTION

AMEC Earth and Environmental Limited (AMEC) is pleased to provide this Environmental Management Plan (EMP) for the property located at 6312 - 50th Street in Edmonton, Alberta ("the site"). The EMP includes both onsite and offsite issues. It is AMEC's understanding that Worthington Properties Inc. (Worthington) intends to develop the site for commercial business operations.

The site is approximately 36.4 hectares in size and is zoned IM (Medium Industrial) and IB (Industrial Business). The adjacent properties include industrial, residential and vacant, undeveloped lands. There are 15 buildings on the site, which were most recently occupied by Alberta Transportation and were used for maintenance of road maintenance and construction equipment and supplies.

2.0 ENVIRONMENTAL ISSUES

The environmental issues that have been identified include:

1. Potential asbestos-containing materials, lead-based paint and polychlorinated biphenyls (PCBs) in buildings onsite.

2. Onsite hydrocarbon contamination originating from hydraulic oil storage tanks associated with hydraulic hoists.

3. Onsite hydrocarbons impacted soils originating from former underground storage tanks.

4. Salt contamination resulting in: (a) onsite soil and groundwater impacts; and (b) offsite soil and groundwater impacts.

2.1 POTENTIAL ASBESTOS CONTAINING MATERIALS, LEAD-BASED PAINT AND POLYCHLORINATED BIPHENYLS

The potential exists for these materials to be present in the existing buildings onsite. It is recommended that a hazardous materials survey of the building interiors be undertaken and remedial measures be implemented if appropriate.

2.2 ONSITE HYDROCARBON CONTAMINATION

Onsite hydrocarbon contamination originates from two sources: the former underground fuel storage tanks associated with the service station (decommissioned); and the hydraulic oil associated with the hydraulic hoists located in the Storage and Repair Shop and in the Sign, Carpentry and Paint Shop.

CAProgram Files\AdoWAcrobat 4.0\Acrobat\plug_ins\OpenAll\Transform\temp\EMP(revision 2).doc Page 1 Worthington Properties Inc. 11/15 Environmental Management Plan; 6312 - 50 Street Edmonton, Alberta October 2001

Soils located under the footprint of buildings and impacted by hydraulic oil may be left in-situ with appropriate risk management methods in place until such time in the future as the building is removed. A monitoring program consisting of three to five monitoring wells located around the perimeter of the impacted area may be utilized to ensure that offsite migration of contaminants is not occurring.

2.3 ONSITE AND OFFSITE SALT CONTAMINATION

Salt contamination on the site originates from two sources: historical onsite salt storage and handling practices and ongoing offsite salt/sand storage and handling southeast of the property at an adjacent City of Edmonton road maintenance facility. Runoff from this facility impacts the site on an ongoing basis.

Based on the site environmental information generated to date, the potential receptors associated with salt contamination consist of:

• Onsite vegetation related to landscaping or potential landscaping as part of site development; • Offsite vegetation in areas where depth of groundwater is within the root zone of the existing vegetation; and • Offsite discharge of groundwater into Mill Creek and downstream receptors.

Onsite groundwater users are not a potential concern as potable water for the site and surrounding properties is obtained from the City of Edmonton municipal water supply system.

2.3.1 Onsite Environmental Management - Construction Phase

Soil Management

The proposed development of the site is for commercial/light industrial business. This will result in approximately 90% of the site being covered in either concrete or asphalt pavement.

Some salt impacted soils may require relocation during construction. While not representing a potential environmental risk to human receptors, these soils may not be suitable for use as general purpose fills or on residential sites, and should be either disposed offsite at an appropriate facility or reused onsite beneath concrete/asphalt pavement structures.

C \Program FilesMobe\Acrobat 4 OkAcrobat\plug ins\OpenAll\Transform\temp\EMP(revision 2).doc Page 2 Worthington Properties Inc. Environmental 12/15 Management Plan-, 6312 - 50 Street Edmonton, Alberta October 2001

Underground Services

It is recommended that any underground services and concrete that could be negatively impacted by corrosion be separated from salt impacted soils. It is recommended that a synthetic liner is installed around any such steel services and the appropriate concrete type is used in these areas.

Landscaping Areas

It is recommended that soils underlying any proposed landscaping in salt-impacted areas be excavated and replaced to a depth of 1.5 m or to the base of the surficial clay soils, whichever is deeper. The proposed landscaping should consist of salt-tolerant shallow rooted species.

2.3.2 Onsite Environmental Management - Post-Construction Monitoring

Three post-construction monitoring programs are recommended for incorporation into the EMP, these being:

• Down-gradient groundwater monitoring at the property line; • Pavement structure assessment monitoring; and • Underground services maintenance.

Groundwater Monitoring

AMEC recommends that a down-gradient groundwater-monitoring program be implemented following site development to monitor long-term groundwater quality trends for the site. Groundwater monitoring should be completed in surficial clay tills. It is recommended that the number of monitoring locations be determined after completion of site redevelopment in the event that soils impacted by salts are relocated within the property.

However, the minimum number of groundwater monitoring locations recommended based on current conditions is six, along the south and east property lines adjacent to the southeast former of the site and in the northeast of the site downgradient of the impacted area. It is proposed that twice-yearly annual groundwater monitoring be conducted until a significant trend in improving groundwater quality is observed, at which time monitoring frequency may be reduced.

Pavement Structure Assessment

The primary feature of environmental management onsite is the placement of a low-permeability barrier at surface (concrete/asphalt paving) which will significantly reduce the potential to mobilize salts in the vadose zone. To ensure that the integrity of the pavement structure is properly maintained, AIVIEC recommends that annual pavement structure inspections be completed.

CAProgram FilesMobe\Acrobat 4.0\Acrobat\plug_ins\OpenAll~Transform\temp\EMP(revision 2).doc Page 3 Worthington Properties Inc. Environmental 13/15 Management Plan; 6312 - 50 Street Edmonton, Alberta October 2001

The inspections will be directed at providing the necessary due diligence documentation of the pavement conditions and identifying any areas of structural disturbance requiring repair to ensure that the low permeability barrier is effective.

Underground Structure Maintenance

All site work involving underground services will be monitored by an environmental professional and will be summarized in an annual report.

2.3.3 Reporting

An integral component of the proposed environmental management plan will be the implementation of a regulatory reporting to include annual summary and individual incident reports. The annual report will detail the results of the proposed monitoring programs presenting the results of site inspection observations, analytical testing and receptor risk assessment. In addition, recommendations will be presented for EMP modifications considered necessary to maintain receptor protection requirements.

Individual incident reports will be submitted on an as required basis to notify local regulators of potential receptor exposures resulting from reaches in the EMP receptor protection systems. Annual reports will be submitted to Alberta Environment and to the Capital Health Authority.

Groundwater Monitoring

The specifics of the groundwater monitoring events will be presented in the annual report, with specific information to include:

• Water levels within individual monitoring wells; • Groundwater flow contour map; • Results of water quality analyses with comparison to the applicable regulatory criteria; and • Conclusions regarding water quality compliance and recommendations for future groundwater management actions.

Paving Structure Assessment

The results of the semi-annual paving structure assessment will be presented in the annual report to include an overall evaluation of the pavement performance, detail any areas which underwent repair work during the monitoring period, and provide recommendations for future actions to ensure that the pavement structure integrity is maintained.

CAProgram Files\AdobekAcrobat 4.0\Acrobat\plug_ins\OpenAll\Transform\temp\EMP(revision 2).doc Page 4 Worthington Properties Inc. 14/15 Environmental Management Plan; 6312 - 50 Street Edmonton, Alberta October 2001

Underground Services Maintenance

The information that is provided in this report will include:

• Details regarding the nature of the work undertaken; • Disposition of any soils excavated during the completion of the work; • Confirmation that utilities potentially subject to corrosion were protected upon completion of the work; and • Summary of the site inspection observations, soil management actions and final restoration of site conditions.

2.3.4 Offsite Environmental Management

The existing information has identified that salt-impacted runoff originating from a salt/sand pile at the City of Edmonton Maintenance yard located at the southeast corner of the site has been draining onto the site. The recommended EMP for salt contamination originating from offsite sources and impacting the subject site includes confirmation of the areal extent of the potential salt plume; monitoring and reducing ecological risks associated with the contamination; and implementing a long-term management program. Human receptors are not a concern as potable water is provided by the City of Edmonton municipal water supply system.

In order to obtain confirmation of the extent of the salt plume an EM survey was completed along with confirmatory shallow soil sampling to 1.5 m below grade in depth. Groundwatermonitoring wells should be selected for long-term monitoring of groundwater quality. The most likely ecological risk associated with the ongoing presence of the adjacent sand/salt pile is impact to Mill Creek, either through surficial runoff or through discharge of impacted groundwater into the creek. This could be controlled somewhat by regrading and diversion of surface runoff and groundwater flow-through. The extent and location of the contaminant plume will determine the degree of ecological risk.

Drainage controls should be implemented on the subject site along portions of the south and east property lines proximal to the City's sand/salt pile. These could include grading to minimize runoff onto the site and installation of a cut-off trench incorporating an impermeable barrier and weeping tile drainage system, as well as installation of an impermeable surface barrier (concrete/asphalt paving) to prevent infiltration into the subsoil.

Subsequent to these observations regarding offsite saline drainage from the City of Edmonton maintenance yard, the relevant portion of the city yard appears to have been paved and bermed. However, this does not preclude the recommendations noted above with regard to implementation of drainage controls in the southeast portion of the site.

CAProgram Files\Adobe\Acrobat 4.0~Acrobat\plug_jns\OpenA[I\Transform\temp\EMP(revision 2).doc Page 5 Worthington Properties Inc. 15/15 Environmental Management Plan; 6312 - 50 Street Edmonton, Alberta October 2001

3.0 CONCLUSIONS

The management techniques proposed in this environmental management plan include the following:

• A hazardous materials survey of building interiors and removal or control of potential impacts; • Removal of hydrocarbon and/or salt impacted soils where practical; • Initiation of control measures to prevent future impacts where possible (drainage controls, impermeable barriers, replacement of salt-impacted soils in landscaped areas); • Long-term monitoring programs to maintain an audit of subsurface conditions where impacted materials have been left in-situ; • Periodic site inspections to document site conditions; and • A reporting program which would detail the results of the proposed monitoring programs, present the results of the site inspection observations, and provide recommendations for EMP modifications considered necessary to maintain compliance with receptor protection requirements.

4.0 REPORT LIMITATIONS

This report has been prepared for the exclusive use of Worthington Properties Inc. and authorized users for specific application to this project site. Any use which a third party makes of this report, of any reliance or decisions to be based on it, are the responsibility of such third parties.

5.0 CLOSURE

We trust that the above information meets with your present requirements. Should you have any questions or comments, please contact the undersigned at your convenience.

Yours truly,

AMEC Earth and Environmental Limited

Reviewed by:

Janet R. Louden, B.Sc. Silvan Zorzut, A.Sc.T, CESA Environmental Scientist Senior Environmental Site Assessor

C \Program Files\Adobe\Acrobat4.0\Acrobat\plug_ins\OpenAll\Transform\temp\EMP(revision 2).doc Page 6 ATTACHMENT 2 BYLAW 12913 FILE: ZB/01-0040 FILE: OP/01-0002 ROPER INDUSTRIAL

DESCRIPTION: AMENDMENT TO THE SOUTHEAST INDUSTRIAL AREA OUTLINE PLAN, from Heavy Industrial Development and High Standard Industrial Development to Medium Industrial Development and Proposed Recreation Areas, Facilities or Natural Areas; ROPER INDUSTRIAL

ZONING BYLAW AMENDMENT from (AGI) Industrial Reserve Zone to (DC2) Site Specific Direct Control Provision and (A) Metropolitan Recreation Zone; ROPER INDUSTRIAL

LOCATION: Generally located west of 50 Street, east of Mill Creek and the CN Rail-line, north of Roper Road LEGAL DESCRIPTION: Portions of SW and SE 23-52-24/W4M

APPLICANT: Worthington Properties c/o Marshall Hundert MH Project Planning Ltd. 631 Wotherspoon Close Edmonton AB T6M 2K2

OWNER: Her Majesty The Queen in Right of Alberta, and The City of Edmonton

ACCEPTANCE OF APPLICATION: May 7, 2001

EXISTING DEVELOPMENT: Medium industrial buildings and associated yards (former Alberta Transportation lands) and undeveloped natural area (City owned lands abutting Mill Creek) ______PLANNING AND DEVELOPMENT DEPARTMENT’S RECOMMENDATION: That the amendment to the Southeast Industrial Area Outline Plan be APPROVED.

That Bylaw 12913 to amend the Zoning Bylaw from (AGI) Industrial Reserve Zone to (DC2) Site Specific Development Control Provision and (A) Metropolitan Recreation Zone be APPROVED.

1 BYLAW 12913 FILE: ZB/01-0040 FILE: OP/01-0002 ROPER INDUSTRIAL

DISCUSSION

1. The Applications

This report concerns an application to amend the Southeast Industrial Area Outline Plan and a rezoning application.

The first application (OP/01-0002) proposes to further amend the Southeast Industrial Area Outline Plan, as applied to this site, from Heavy Industrial Development and High Standard Industrial Development to Medium Industrial Development and Proposed Recreation Areas, Facilities or Natural Areas. The major purpose of the amendment is to facilitate the medium industrial redevelopment of the main yard area and large industrial buildings at the former site of the Province of Alberta’s Transportation yard.

A small area (1.0 ha approximately) around Mill Creek to the west of the former Transportation yards is owned by the City of Edmonton and is proposed to be re- designated to Proposed Recreation Areas, Facilities or Natural Areas in the Outline Plan. This Mill Creek ravine area forms a part of an approved combined major stormwater management facility and regional recreation facility along Mill Creek, north of Roper Road.

The Outline Plan amendment application also proposes two transportation-related changes. The first application is, to delete a designated Secondary Level Arterial Road that was planned to connect 75 Street to Roper Road via an alignment across the CN rail- line and traversing the western part of the former Transportation yard. This roadway has neither been dedicated nor constructed. And the second change is to add an alternative walkway/bikeway route to connect 75 Street and Mill Creek on an alignment near the CN rail-line.

The rezoning application (ZB/01-0040) proposes to rezone the existing (AGI) Industrial Reserve Zone to (DC2) Site Specific Direct Control Provision for the entire former Transportation yard site and to (A) Metropolitan Recreation Zone for the smaller City- owned area near Mill Creek. The proposed DC2 Provision is based on the (IB) Industrial Business Zone, with added environmental remediation regulations, for that part of the site fronting 50 Street, and for the greater balance of the interior site it is based on the (IM) Medium Industrial Zone, also with added environmental remediation regulations.

2. Site and Surrounding Area

The former Alberta Transportation yard site contains a number of large industrial buildings that are mostly unoccupied. The smaller City-owned portion of the affected lands is an isolated natural area along both sides of Mill Creek, to the west of the former Alberta Transportation yards.

Abutting to the north of the former Alberta Transportation yards is a large vacant former industrial pipe yard owned by IPSCO (and formerly leased by Shaw Pipe, now relocated to a new site north of Whitemud Drive, east of 34 Street). The IPSCO site is zoned (IB) Industrial Business fronting 50 Street (although not developed for that zoning) and (IH) Heavy Industrial for the large interior former pipe-yard site, which also contains a large, abandoned industrial building.

Across 50 Street, to the north-east of the former Alberta Transportation yards is the intensively developed Capital Business Park, zoned (IM) Medium Industrial, and to the south of this development is a large vacant property zoned IB and (AGI) Industrial Reserve. Southeast of the former Alberta Transportation yards, on the east side of 50 Street, is the large City-owned property recently intended for a possible micro-chip plant site and zoned (IS) Special Industrial.

West of 50 Street, to the south of and adjacent to the former Alberta Transportation main yard area is the mostly developed Roper Industrial area, including several City-owned developed and vacant properties, zoned IB and IM. To the south and southwest of the western part of the former Alberta Transportation yards is the Mill Creek area, owned by the City and approved for a major stormwater management facility and a regional recreation facility. South of Roper Road is the newly developing Roper Industrial Park, zoned IB. To the west and northwest of the former Alberta Transportation yards is the CN rail-line and beyond that is a mix of older and intensively developed medium industrial operations fronting 75 Street and zoned AGI, IM and IB, and including the large vacant western yard area and plant site of the former IPSCO heavy industrial operation.

View of site looking west from 50 Street.

ANALYSIS

1. Compliance with Approved Plans and Land Use Compatibility

The proposed Outline Plan amendments and the proposed rezoning as they apply to the former Alberta Transportation yards conform to the Municipal Development Plan (MDP) which designates these lands as “Business and Employment Area”. Additionally, the proposed Outline Plan amendment conforms to Map 2 of the MDP which designates a “Heavy industrial Area” node to the north, centred on the IPSCO property, in that the proposed medium industrial development of the former Alberta Transportation yards provides a transitional use and enhanced compatibility between the heavy industrial to the north and the lighter industrial business uses to the south along Roper Road.

The proposals are also consistent with the principles of the Southeast Industrial Area Outline Plan to provide for Medium Industrial Development at this site interposed between Heavy Industrial Development to the north and High Standard Industrial Development to the south. Further, in that this subject site provides for medium industrial development at an interior location, away from arterial frontage, the proposed amendments implement another main principle of the Outline Plan.

The proposed Outline Plan re-designation of the small area of City-owned Mill Creek property, to Proposed Recreation Areas, Facilities or Natural Features, and its proposed rezoning to (A) Metropolitan Recreation, are also in conformance with the principles of the Southeast Industrial Area Outline Plan to recognize and protect Mill Creek and its associated ravine area. The incorporation of this small area as a part of the approved combined stormwater management facility and regional recreation facility along Mill Creek integrates the two objectives of protecting Mill Creek’s environmental qualities and augmenting its natural drainage function.

The deletion of the once-planned (in 1975) Secondary Level Arterial Road connecting 75 Street to Roper Road is consistent with contemporary general planning principles to avoid unnecessary road crossings of rail-lines. Additionally, with the southeast industrial area’s development in the last twenty-five years as more dependent on truck traffic (and less dependent as originally planned on rail traffic) it is now more desirable to route truck traffic directly to the major arterials (i.e., 50 Street and 75 Street) and then the Whitemud Drive, rather than to cross through the interior of industrial areas.

2. Transportation and Utilities

The Transportation and Streets Department and all other affected City Departments and private agencies have no outstanding concerns regarding these applications.

The Transportation and Streets Department supports the deletion of the Secondary Level Arterial Roadway in the Outline Plan due to the Transportation Master Plan’s requirement to reduce accesses and intersections along the major 75 Street arterial. The Department also requires the addition of a bikeway/walkway option to connect the Mill Creek area to 75 Street along an alignment south of the CN rail-line because a bikeway crossing over or under the CNR is uncertain.

The Drainage Services Branch reports that permanent sanitary and storm servicing is available for the former Alberta Transportation lands.

3. Environmental Assessment

Phase 1, 2 and 3 environmental assessments and soil remediation were undertaken for the former Alberta Transportation yards between June and October, 2001. This resulted in extensive clean-up of contaminated soils and also pointed to the need for on-going environmental management. Accordingly, in place of the originally proposed IB and IM rezoning applications a DC2 Provision was prepared, based on combined IB and IM zones with specific environmental regulations. These regulations require that any future land development for three identified sub-areas shall conform to the Environmental Management Plan prepared by AMEC environmental consultants and must be to the satisfaction of Alberta Environmental Protection and Capital Health.

4. Surrounding Property Owners’ Concerns

No phone calls or letters were received by the Planning and Development Department in response to its August 13, 2001 pre-notification letter sent to over 600 landowners in the surrounding industrial area.

A Public Meeting held on September 17, 2001 was attended by two industrial landowner representatives and two members of the public concerned with development issues outside the boundaries of the areas affected by the two applications.

JUSTIFICATION

The Planning and Development Department recommends that the proposed amendment to the Southeast Industrial Outline Plan and to the Zoning Bylaw under Bylaw 12913 be APPROVED on the basis that they conform to the City of Edmonton MDP; are consistent with the planning principles of the Southeast Industrial Area Outline Plan; are compatible with the on-going development of medium industrial and continued heavy industrial development; are compatible with protection and enhancement of the Mill Creek ravine system; and satisfy roadway requirements and other technical standards for the development of serviced industrial land in southeast Edmonton.

ATTACHMENT

2a Maps

Written by: James Seltz Approved by: Larry Benowski Planning and Development Department October 15, 2001

6 ATTACHMENT 2a

12913_Attachment2a.pdf 2 12913_page2.pdf 3 12913_page3.pdf 4 12913_page4.pdf