Red Deer County

Southeast QE 2/42 Interchange Local Area Structure Plan

Red Deer County Planning & Development Services

Bylaw No. 2017/21

Adopted: DATE, 2017

TABLE OF CONTENTS

1.0 INTRODUCTION 4 1.1 Purpose 4 2.0 SITE CONTEXT 4 2.1 Location 4 2.2 Site Characteristics 5 3.0 POLICY CONTEXT 7 3.1 Municipal Government Act 7 3.2 Red Deer County Municipal Development Plan 7 3.3 District 2 & 24 Major Area Structure Plan 8 3.4 Economic Development Strategy 8 4.0 GENERAL PRINCIPLES 8 5.0 LAND USE CONCEPT 8 6.0 POLICY DIRECTION 10 6.1 General Policies 10 6.2 Commercial 10 6.3 Light Industrial 10 6.4 Medium Industrial 11 6.5 Water, Waste Water & Stormwater Drainage 11 6.6 Franchise/ Shallow Utilities 13 6.7 Transportation 13 6.8 Municipal and Environmental Reserves 14 6.9 Oil & Gas Infrastructure 14 6.10 Public Utilities/ Horn Hill Waste Management Facility 14 7.0 IMPLEMENTATION 14 7.1 Interpretation 15 7.2 Phasing 15 7.3 Pre-Development Review 15 7.4 Plan Amendments 15 7.5 LASP Plan Review 16 7.6 Financial/Budgetary Considerations 16

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List of Figures Figure 1.0 Location Map 4 Figure 2.0 Plan Area 17 Figure 3.0 Topography 18 Figure 4.0 Existing Land Use Districts 19 Figure 5.0 Oil & Gas Facilities 20 Figure 6.0 Existing Drainage 21 Figure 7.0 Electrical Facilities 22 Figure 8.0 Future Land Use Concept 23 Figure 9.0 Transportation Network 24 Figure 10.0 Phasing 25

Tables Land Use Summary 9

Appendices Stormwater Master Plan 26 Highway Transportation Master Plan 27

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1.0 INTRODUCTION

1.1 Purpose The purpose of the Southeast QE 2/42 Interchange Local Area Structure Plan is to provide a general land use planning framework for the subdivision and development of NE & NW 33-36- 27-W4M including the first phase of development that involves the creation of a large commercial area located adjacent to Highway 42, directly south of the first major intersection east of Highway 2.

2.0 SITE CONTEXT

2.1 Location The plan area, as indicated in Figure 1.0, is roughly 118 ha in size and is located approximately 9.5 km south of the City of Red Deer and 2.8 km east of Penhold, south and east of the Highway QE 2 and 42 interchange. For a closer look at the plan area itself, please see Figure 2.0.

Plan Area

Figure 1.0: Location Map

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2.2 Site Characteristics

Topography The topography of the entire plan area is generally flat with an area of higher ground located in the center. The land slopes away from the highest ground to the east, south and west. The difference in elevation between the highest and lowest areas is approximately 15m. The lands within the Phase 1 area slope gently to the northwest and northeast (see Figure 3.0).

There are a few low lying areas which may tend to collect surface drainage water throughout the plan area including a manmade storm pond located in the far southeast corner of NE 33-36-27- W4M. There does not appear to be any low lying wet areas within the region of Phase 1.

Soils Based on the information provided by Alberta Agriculture and Forestry Department, soils within the area are described as a mix of well drained orthic black chernozem and some poorly drained orthic humic gleysol soils. The majority of the soils have a Land Suitability Rating of 3(H)(8)-5W2 which translates loosely to roughly 80% Class 3 soils and 20% Class 5. In general Class 3 soils are suitable for agriculture with limitations while Class 5 soils present additional limitations resulting in reduced agricultural capabilities.

Vegetation The majority of the lands have been cleared and are used primarily for agriculture. Very little natural vegetation remains with the exception of some dense treed areas within the existing two residential yard sites and a small shelter belt on the southern edge of NW 33-36-27-W4M.

Existing Land Uses The subject land is comprised of four titled parcels including the two parcels owned by the County, one of which contains the Horn Hill Waste Transfer Site. The adjacent County owned parcel is currently vacant. There is a road right of way on the north boundary of these two lands which provides access to both parcels. The rest of the quarter section is cultivated land with the exception of the 30 acre parcel located in the NW ¼ which is largely undeveloped and includes an uninhabited dwelling.

The majority of the lands are currently zoned Agriculture (Ag) with the exception of Lot 4PUL Block 1 Plan 1620725 and Lot 1 Block 1 Plan 0625861 located within the southeast portion of NE-33-36-27-W4M which are zoned Public Utility (PU) (see Figure 4.0).

Oil and Gas There are two well sites within the Plan area both of which are currently considered suspended. One site is located in the southwest corner of the west quarter section and the other is located adjacent to Highway 42 in the northern part of the east quarter (Figure 5.0).

There is also a natural gas pipe line, operated by Crossroads Gas Co-op Ltd., that is located approximately 40 meters, parallel to the southern plan area boundary.

Transportation The major roads that provide access to the plan area include a service road that runs parallel to western and northern boundary of NW 33-36-27-W4M, Highway 42 and Highway 791 that turns into Range Road 273 continuing north at the intersection of Hwy 791 and Hwy 42. 5 Southeast QE 2/42 Interchange Local Area Structure Plan

Currently there are two major access points as indicated in Figure 2.0 as well as a County road right of way located directly adjacent to the Horn Hill site and the adjacent County owned parcel within NE 33-36-27-W4M.

During preliminary discussions with Alberta Transportation it was suggested that a 30m road right of way may be required on both sides of Highway 42 for any lands adjacent to it; while Highway 791 will require 10m expansion of the existing road right of way. Alberta Transportation also has a minimum development setback requirement from the road right of way which must be also adhered to for any development proposed adjacent to any highway rights-of-way.

Access and intersection treatments for Phase 1 in particular will require a Traffic Impact Assessment (TIA) which must be reviewed and approved by Alberta Transportation. The TIA is required in order to ensure the intersection and any proposed access points onto the highways will be able to accommodate the traffic generated by future land uses. Future staged improvements will be undertaken in accordance with the Highway Transportation Master Plan (see appendices), as approved by Alberta Transportation.

Water and Waste Water The Plan area, which includes the two developed residential properties, and the Horn Hill site, is not currently serviced by piped municipal water or waste water systems.

Water The Alberta Government Water Well Information Database indicates that four water wells have been drilled within the plan area since 1946. The data indicates that groundwater has been found within the area; however, the quality and quantity (volume units per minute). Information provided by sources at Red Deer County indicates that both the volume and quality of water at the Horn Hill waste transfer site is characterized as being rather poor.

Waste Water The closest available piped waste water system is the South Red Deer Regional Waste Water line which is located 3.2 km directly north along Township Road 372. The system currently collects waste water from the communities of Olds, Innisfail, Penhold, Springbrook as well as Gasoline Alley East and West and sends it to the City of Red Deer sewage treatment facility for treatment. It is expected that in the long term a connection will need to be made to the regional waste water line in order to service the area in accordance with municipal standards.

Stormwater Stormwater drainage flows naturally from the highest to the lowest points within the subject property. The only onsite stormwater infrastructure is a stormwater pond located on County property, directly south of the waste transfer facility. The stormwater pond was designed to be able to contain more storm water than required for the Horn Hill site; therefore, it will likely be utilized as part of the overall stormwater management system that will be required as area continues to develop (Figure 6.0).

Shallow Utilities Shallow utilities such as gas and telecommunications are present in the area and are currently serving the two existing residential properties as well as the Horn Hill facility.

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A large 25KV electrical transmission line runs parallel to Hwy 42 on the north side of the highway eventually splitting off onto another line that runs down the west side of Hwy 791 which provides electricity to the Horn Hill waste transfer site (Figure 7.0).

A 8KV line also runs underneath Hwy 2 leading into NW 33-36-27-W4M.

3.0 POLICY CONTEXT

3.1 Municipal Government Act

The Municipal Government Act is the legislative framework under which all municipalities operate within Alberta. Section 633 of The Municipal Government Act, outlines the purpose and the content of an Area Structure Plan as stated in the following subsections:

(1) For the purpose of providing a framework for subsequent subdivision and development of an area of land, a council may by bylaw adopt an area structure plan.

(2) An area structure plan

(a) must describe i. the sequence of development proposed for the area, ii. the land uses proposed for the area iii. the density of population proposed for the area either generally or with respect to specific parts of the area, and iv. the general location of major transportation routes and public utilities

and

(b) may contain any other matters the council considers necessary.

The Southeast QE 2/42 Interchange Local Area Structure Plan is to be adopted as a statutory plan and has been developed in accordance with Section 633 of the Municipal Government Act.

3.2 Red Deer County Municipal Development Plan

The Municipal Development Plan (MDP) is the primary planning policy document for use at the municipal level. It is intended to provide a framework for the future growth and development of Red Deer County.

The Municipal Development Plan requires Local or Major Area Structure Plans (ASP), to be prepared in accordance with Section 633 of The Municipal Government Act. A Local ASP provides a site-specific detailed planning framework for smaller land bases.

The Southeast QE 2/42 Interchange LASP adheres to the direction provided by the Municipal Development Plan which currently directs industrial and commercial development to this area.

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3.3 District 2 & 42 Major Area Structure Plan

The District 2 & 42 Major Area Structure Plan (MASP) provides a high level planning framework for the development of ten quarter sections situated along the Highway 2 & 42 interchange. The plan envisions the area to be developed as a highway commercial and industrial node with a focus on light and medium industrial uses including value added agricultural industrial developments.

3.4 Economic Development Strategy

The Red Deer County Economic Development Strategy which was adopted by County Council in January, 2017, recognizes the importance of the Highway QE 2 & 42 intersection area from an economic perspective not only for the opportunities to develop commercial businesses that serve the travelling public but also as an area that could initiate the development of innovative startups, research and development and various types of manufacturing given its location relative to major transportation corridors.

4.0 GENERAL PRINCIPLES

Red Deer County identifies within its Municipal Development Plan, general principles that are to be used when considering developments with the County. Those broad principles which are relevant and provided guidance for this Plan are summarized as follows:

1. Allow for the development of a variety of land uses; 2. Minimize the impact of development on adjacent lands; 3. Ensure appropriate transitioning between land uses; and 4. Ensure safe, efficient and effective municipal infrastructure (i.e. roads, sanitary sewer, water, & stormwater facilities). 5. Conserve important environmental areas, natural areas and retain open space where possible; 6. Promote energy efficiency through building design and infrastructure

5.0 LAND USE CONCEPT

The overall Land Use Concept for the plan area, which identifies the land use pattern for the lands within the Plan area, is illustrated in Figure 8.0. The boundaries between the commercial, light industrial and medium industrial areas are subject to minor changes depending on the needs of a particular development. Any major changes to the land use boundaries, however, will require an amendment to this LASP prior to the consideration of an associated subdivision application.

Commercial The Commercial area, totaling approximately 26 ha (64.2 acres) is located along the entire length of the northern boundary of plan area adjacent to Highway 42. This area is intended primarily for the development of commercial land uses that serve the travelling public and will be zoned C-3 (Highway Commercial). The first phase of development, approximately 8.1 ha (20 acres) within each quarter section, is intended to allow for the development of a major commercial truck stop and supporting businesses.

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Light Industrial The Light Industrial area, totaling approximately 25.7 ha (63.5 acres) is intended primarily for the development light industrial uses in accordance with the BSI (Business Service Industrial) district.

Medium Industrial The Medium Industrial area, totaling approximately 33.9 ha (83.8 acres) is intended primarily for the development of medium industrial uses in accordance with the MI (Medium Industrial) District.

Public Utility Approximately 16.4 ha (40.5 acres) of the plan area is designated as Public Utility. These two areas are intended for stormwater management facilities as well public and private utility services such recycling depots and waste management facilities including facilities that may utilize waste materials to create energy, fuels or useable products.

LAND USE SUMMARY TABLE Area (ha) GDA (%) Gross Area Gross Developable Area (GDA) = Area – Environmental Reserves 118 100%

Industrial Light Industrial 25.7 21.7% Medium Industrial 33.9 28.8%

Commercial Commercial 26.0 22.0%

Public Utility Stormwater Management Facilities 4.0 3.4% Waste Management 12.4 10.6%

Reserves MR (to be provided as cash-in-lieu) 0 0

Infrastructure Roadways / Utilities 15.0 12.7% Alberta Transportation additional right of way 1.0 0.8%

Population/Employment Projections The Southeast QE 2/42 Interchange LASP does not include a residential land use component. The two existing acreages will likely be redeveloped at some point in the future to allow for commercial development. In terms of employee numbers; however, the County projects that roughly 1,500 to 2,000 employees could potentially be employed within the plan area at full build out based on employment data gathered from similar developments within the County on a per hectare basis.

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6.0 Policy Direction

6.1 General Policies

6.1.1 A historical review of any lands proposed to be developed must be performed, as per the Historical Resources Act, prior to any land disturbance in order to identify any possible historic resource concerns.

6.1.2 Prior to the approval of any subdivision a stormwater management plan, prepared by a qualified professional engineer, must be provided and approved for the subdivision area.

6.1.3 All developments shall adhere to the Landscaping standards included in the Red Deer County Land Use Bylaw 2006 as amended from time to time. Developments adjacent to Highway 2 and Highway 42 shall adhere to the design standards included in the Highway 2/2A Design Study.

6.1.4 All developments are encouraged to obtain Leadership in Energy and Environmental Design (LEED) certification, or equivalent, in an effort reduce carbon emissions by reducing building footprint, considering building orientation, implementing district heating and cooling, utilizing energy efficient materials, using landscaping techniques to enhance environmental performance, etc.

6.2 Commercial Goal: To allow for the development of high quality, well designed commercial developments that primarily serve the travelling public and support local industrial development.

Objectives: To direct commercial developments to areas adjacent to Highway 42.

Policies: 6.2.1 Commercial uses primarily catering to the travelling public such as truck stops, gas stations and restaurants shall be directed to locate within the Commercial land use area in accordance with Figure 8.0.

6.2.2 Subdivided lands within the Commercial land use area shall be redistricted Highway Commercial or a similar district in accordance with the Red Deer County Land Use Bylaw as amended from time to time.

6.3 Light Industrial Goal: To allow for the development of high quality, well designed light industrial developments that incorporate natural features wherever possible and are sensitive to adjacent non-industrial land uses.

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Objectives: To locate light industrial uses within appropriate locations within the plan area.

To reduce negative impacts on adjacent land uses.

Policies: 6.3.1 Light industrial uses such as those uses not requiring outdoor storage shall be located within the Light Industrial land use in accordance with Figure 8.0.

6.3.2 Where Light Industrial land uses abut Commercial land uses landscaping, distance buffering, and any nuisance mitigating strategies and methods may be required to in order to reduce potential negative impacts on neighbouring properties.

6.3.3 Light Industrial uses that are visible along the QE 2 corridor shall have high quality design and landscaping.

6.4 Medium Industrial Goal: To allow for the development of quality industrial land uses within a highly visible and important transportation corridor.

Objectives: To locate medium industrial uses within appropriate locations within the plan area.

To ensure adjacent non-industrial land use are not negatively impacted by industrial activities.

Policies: 6.4.1 Any industrial uses that involve manufacturing, assembly, processing, major product distribution

6.4.2 Landscaping, buffers, and any nuisance mitigating strategies and methods shall be required to reduce potential negative impacts on non-industrial uses.

6.4.3 Innovative companies to advance research and development of renewable energy and resources using agricultural products or byproducts, or other sources, are encouraged to locate here as their test bed for commercially viable and marketable products.

6.5 Water, Waste Water and Stormwater Drainage Goal: For all developments to be serviced by safe, efficient and secure water and water systems and to ensure that stormwater drainage is adequately managed so as to not cause harm to properties within and outside of the plan area.

Objectives: To ensure all developments have adequate access to potable water.

To reduce the demands on ground water sources as well as municipal water servicing once it becomes available.

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To ensure that all developments are adequately serviced by provincially and municipally approved waste water systems.

To ensure that any onsite interim waste water systems do not cause negative impact onsite and offsite developments or lands.

To prevent all developments from being negatively impacted from overland stormwater

Policies: 6.5.1 Municipal utility services which includes water, waste water and storm sewer will eventually be required in order to develop the area in its entirety in accordance with the development concept. However, given the extremely high cost of extending the County will allow at least the first phase of development to occur utilizing onsite ground water and waste water services as well as onsite stormwater containment.

Water

6.5.2 Water may be supplied from groundwater sources subject to provincial approval via onsite licensed wells until such time as piped municipal water services become available.

6.5.3 All developments shall connect to a municipal water servicing system once it has been constructed and it is possible for developments to connect to the system.

6.5.4 Funding for municipal off-site infrastructure to support water infrastructure within the LASP area shall be paid for via developer offsite levy contributions.

Waste Water

6.5.5 Developments may be initially be serviced via provincially approved on site waste water systems until such time as the County develops an extension line from the South Red Deer Region Wastewater System to the service the Plan area with a piped municipal wastewater system.

6.5.6 The County shall review all proposed developments within each phase to determine the point at which a connection to the South Red Deer Regional Wastewater system is necessary and/or economically feasible.

6.5.7 All developments shall connect to a municipal waste water servicing system once it has been constructed and it is possible for developments to connect to the system.

6.5.8 Funding for municipal off-site infrastructure to supply waste water systems to the LASP area shall be paid for via offsite levy contributions.

Stormwater Drainage

6.5.9 All developments shall adhere to and be designed in accordance with the LASP Stormwater Master Plan.

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6.5.10 Stormwater management facilities within the initial first phase of development shall be designed to contain overland runoff and to release stormwater as per the Stormwater Master Plan.

6.5.11 Existing natural drainage courses and wetlands shall be conserved whenever possible and may be used in conjunction with stormwater management facilities.

6.5.12 Funding for municipal off-site infrastructure to supply stormwater drainage systems to the LASP area shall be paid for via offsite levy contributions.

6.6 Franchise/Shallow Utilities Goal: For all developments to be adequately serviced by franchise utilities such as electricity, natural gas and telecommunications.

Objectives: To ensure right of ways are provided to allow for the placement of franchise utilities.

To ensure all new developments are adequately serviced by franchise utilities.

Policies: 6.6.1 For the purposes of this Plan shallow or franchise utilities consists of natural gas for heating, electricity, telephone or telecommunications.

6.6.2 All lots shall be fully serviced by franchise/shallow utilities.

6.6.3 Cost to any alterations and/or appurtenances required to any existing pipelines in order to accommodate a proposed development shall be the responsibility of the developer(s).

6.6.4 Upgrades or improvements necessary to implement this plan, including acquisition of land, may be required for the purposes of utilities.

6.6.5 All developments shall adhere to oil and gas pipelines and facilities setback requirements and/or standards where an act and/or regulation as applicable having jurisdiction over it.

6.6.6 Alternative energy sources, such as solar, wind, and other types of renewable resources, will be encouraged and may be used exclusively or as a supplement to any conventional energy sources.

6.7 Transportation Goal: To allow for the development of a transportation network that is efficient, effective and safe.

Objectives: To ensure that the transportation network meets the needs of area residents, business owners and the travelling public.

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Policies: 6.7.1 All roads within the Plan area, including any required improvements to existing accesses and access roads, shall be developed in accordance with the Highway Transportation Master Plan.

6.7.2 All collector and arterial roadways shall generally adhere to the alignments as indicated in Figure 9.0.

6.7.3 All roads within the Plan shall be designed and constructed in accordance with County rural road standards (no curb and gutter).

6.7.4 Funding for Highway infrastructure upgrades to support transportation infrastructure within the LASP area shall be paid for via developer offsite levy contributions.

6.8 Municipal and Environmental Reserves

6.8.1 Municipal reserves (MR) and environmental reserve (ER) dedications shall be addressed at the time of subdivision in accordance with Part 17 of the Municipal Government Act.

6.8.2 Municipal Reserve (MR) shall be dedicated in the form of cash-in-lieu to the County.

6.8.3 If Municipal Reserves are to be dedicated in the form of cash-in-lieu, a market value appraisal shall be provided. The value of the MR dedication shall be the value that is determined to be the greater of the two appraisals: a. An appraisal from a certified professional appraiser; and b. A market value appraisal as determined by the County.

6.8.4 Environmental Reserves shall be required in accordance with the Municipal Government Act and the Red Deer County Municipal Development Plan.

6.9 Oil and Gas Infrastructure

6.9.1 All setback requirements from oil and gas infrastructure (i.e. operating and abandoned oil and gas wells, pipelines, etc.) must be confirmed with the Provincial department having jurisdiction.

6.10 Public Utilities/Horn Hill Waste Management Facility

6.10.1 The County shall encourage developments that are capable of converting solid waste into useable energy or products.

7.0 Implementation

The Southeast QE 2/42 Interchange Local Area Structure Plan will be administered by County Administration with general direction as approved by Council. Any major departure from the intent of this Plan shall be subject to a review of this document and will require public

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consultation to ensure that the community is well informed and that they the opportunity to shape their community’s future development.

7.1 Interpretation Where the words “may”, “should”, “shall” are used in the Southeast QE 2/42 Interchange Local Area Structure Plan they are to be interpreted as follows:

“May” policies indicate support in principle with the required level of compliance to be determined by the applicable authority.

“Should” policies mean compliance in principle is required but subject to the discretion of the applicable authority.

“Shall” policies are mandatory and must be complied with.

Council and Administration of Red Deer County shall endeavor to achieve the goals and objectives of the Southeast QE 2/42 Interchange Local Area Structure Plan through the implementation of the Plan’s policies in all applicable planning, subdivision and development processes.

7.2 Phasing The various phases of development within the LASP will occur in accordance with the phasing plan as indicated within Figure 10.0. The phasing of development may vary, however, in order to accommodate market trends, etc. Future phases to follow logical progression from access points and municipal services when they become available. The phasing of all developments shall occur in a fiscally responsible manner based on the logical extension of existing services. In addition, each proposed phase of development shall not prejudice the further subdivision and development of any subsequent phases of development or the development of the surrounding lands.

7.3 Pre-Development Review Prior to any application (i.e. subdivision, Land Use Bylaw amendment, development) being received, the County strongly recommends that the applicant/developer meet with planning staff prior to the acceptance of the application. At this time, staff can explain the procedure and other requirements that may be required and provide feedback on the initial proposal.

7.4 Plan Amendments Provided that the intent of the Plan is adhered to, minor adjustments to the boundaries of the various land uses may be made without an amendment to the Plan. Any major changes to this Plan, as determined by the County; however, will require an amendment in accordance with the Municipal Government Act.

Where an amendment to this Local Area Structure Plan is requested, the applicant will be required to submit the supporting information necessary to evaluate the amendment to the satisfaction of the County.

The County shall continue to ensure that appropriate stakeholders and the general public are provided with the opportunity to provide input into all future amendments to the Plan. .

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Consistency between this Local Area Structure Plan and other Council-approved policy documents, must be achieved in practice.

7.5 LASP Plan Review

From time to time, the Southeast QE 2/42 Interchange LASP may require updating in order to reflect the changing market conditions or general municipal policy direction. The Plan should be reviewed every five (5) to seven (7) years or soon thereafter to ensure consistency with the County’s policies and changing needs and aspirations of the community.

Once adopted, the Southeast QE 2/42 Interchange LASP will be incorporated into the planning process for any proposed development. Any amendment(s) to this Plan shall follow the process and requirements of the approving authority and the Municipal Government Act.

7.6 Financial/Budgetary Considerations

The Plan includes policies that may require municipal funding to achieve successful implementation. In accordance with the Municipal Government Act, the Plan does not commit County Council to any future funding decisions. The funding for any future capital projects shall be considered along with other funding priorities, during the County’s budget process.

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Appendix A – Stormwater Master Plan

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Appendix B – Highway Transportation Master Plan

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