WAM Industrial Park Local Area Structure Plan with Amendments
Total Page：16
File Type：pdf, Size：1020Kb
(Consolidation including Bylaw 04-16 March 22, 2016) 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 WAM Industrial Park - Local Area Structure Plan Office Consolidation – March 22, 2016 Bylaws Amending WAM Industrial Park - LASP Bylaw No. Date 04-16 March 22, 2016 Maps 5 – 10 Replaced with Dec. 17, 2015 Version of Maps 5 - 10 NOTE: Anyone using this consolidation is advised that the amendment has been included for convenience only and that the original WAM Industrial Park LASP and the original amending Bylaws should be consulted for all purposes of interpreting and applying the Bylaws. 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 "An 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 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 Purpose ................................................................................................................. 1 1.2 Background ........................................................................................................... 1 1.3 Location ................................................................................................................. 1 2.0 Statutory Compliance .................................................................................................................... 2 2.1 Municipal Development Plan ................................................................................. 2 2.2 Leduc County North Major Area Structure Plan .................................................... 2 2.3 Leduc County Land Use Bylaw ............................................................................. 2 2.4 Edmonton International Airport Vicinity Protection Area Regulations (AVPA) ....... 2 2.5 Ownership ............................................................................................................. 2 3.0 Site Conditions ............................................................................................................................... 4 3.1 Topography and Vegetation .................................................................................. 4 3.2 Present Land Use .................................................................................................. 4 3.3 Surrounding Land Use .......................................................................................... 5 3.4 Existing Land Use, Soils and Features ................................................................. 5 3.5 Wetland Site Assessment...................................................................................... 5 3.6 Municipal and Environmental Reserves ................................................................ 5 3.7 Tentative Plan of Subdivision ................................................................................ 6 4.0 Development Concept ................................................................................................................... 7 4.1 Introduction ............................................................................................................ 7 4.2 Proposed Development Concept .......................................................................... 7 5.0 Transportation ................................................................................................................................ 9 5.1 Queen Elizabeth II Highway (Gateway Boulevard/ Calgary Trail) ......................... 9 5.2 Nisku Spine Road .................................................................................................. 9 5.3 41 Avenue SW Right-of-Way Requirements ......................................................... 9 5.4 Local Road Network ............................................................................................ 10 5.5 Existing Business Access .................................................................................... 10 6.0 Utility Servicing ............................................................................................................................ 11 6.1 Water ................................................................................................................... 11 6.2 Sanitary Sewer Service ....................................................................................... 11 6.3 Stormwater Management Facilities (SWMF) ....................................................... 11 6.4 Shallow Utilities ................................................................................................... 12 7.0 Development Staging .................................................................................................................. 13 7.1 Proposed Subdivision Staging ............................................................................ 13 RPT1-E527-003-00-01-4.6.1-WAMINDUSTRIALLASP-080104.DOC i WAM DEVELOPMENT GROUP. NISKU INDUSTRIAL DEVELOPMENT List of Appendices Appendix A Land Use Statistic List of Tables Table 1 – Land Ownership Table .................................................................................................................. 3 List of Figures Figure 1 Context Plan Figure 2 Leduc County North Major Area Structure Plan Figure 3 Land Ownership Figure 4 Existing Site Features Figure 5 Development Concept Figure 6 Transportation Network Figure 7 Water Distribution System Figure 8 Sanitary Sewer Servicing System Figure 9 Stormwater Servicing System Figure 10 Development Staging RPT1-E527-003-00-01-4.6.1-WAMINDUSTRIALLASP-080104.DOC ii WAM DEVELOPMENT GROUP. NISKU INDUSTRIAL DEVELOPMENT 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