LEDUC COUNTY NORTH MAJOR AREA STRUCTURE PLAN Prepared by: Parkland Community Planning Services October 12, 2004 [Consolidated – April 2017] North Major Area Structure Plan Office Consolidation Bylaws Amending Bylaw 14-04 North Major Area Structure Plan Bylaw Date 10-05 May 3, 2005 Added “religious assembly” to Business Park uses 25-05 November 28, 2006 Special Study Area removed 17-09 September 28, 2010 To accommodate the East Vistas LASP 41-11 May 15, 2012 To accommodate the Crossroads ASP 38-15 April 11, 2017 To accommodate the Royal Cubera LASP NOTE: Anyone using this consolidation is advised that the amendments have been included for convenience only and that the original Land Use Bylaw and the original amending Bylaws should be consulted for all purposes of interpreting and applying the Bylaws. LEDUC COUNTY NORTH MAJOR AREA STRUCTURE PLAN 1.0 INTRODUCTION: PLAN BACKGROUND AND PURPOSES ........................................ 4 1.1 Regional Context ................................................................................................ 4 1.2 Plan Area ............................................................................................................ 4 1.3 Plan Impetus and Purposes ................................................................................ 4 2.0 VISION AND GOALS ..................................................................................................... 4 2.1 Vision for the Plan Area ...................................................................................... 4 2.2 Goals .................................................................................................................. 5 3.0 PLAN AREA CONTEXT – PLANNING FACTORS ........................................................ 6 3.1 Land Use ............................................................................................................ 6 3.2 Natural Features ................................................................................................. 6 3.3 Groundwater ....................................................................................................... 6 3.4 Transportation Infrastructure ............................................................................... 6 3.5 Utilities ................................................................................................................ 7 3.6 Energy Infrastructure .......................................................................................... 7 3.7 Community Services ........................................................................................... 7 3.8 Plans and Regulations ........................................................................................ 7 3.9 Soil Ratings ......................................................................................................... 8 4.0 PLANNING FRAMEWORK ............................................................................................ 8 4.1 Enabling Legislation ............................................................................................ 8 4.2 Leduc County - Municipal Development Plan ...................................................... 8 4.3 Leduc County – Highway No. 2 Industrial Area Structure Plan ...........................11 4.4 Leduc County – Adjacent Area Structure Plans .................................................11 4.5 Leduc County Land Use Bylaw ..........................................................................11 4.6 Strathcona County .............................................................................................12 4.7 Parkland County ................................................................................................12 4.8 Town of Beaumont .............................................................................................12 4.9 City of Edmonton ...............................................................................................13 4.10 Edmonton International Airport Vicinity Protection Area (AR 63/81) ...................14 4.11 Edmonton-Devon Restricted Development Area Regulation (AR 286/74) ..........14 4.12 Highway 2 Corridor Design Guidelines ...............................................................14 5.0 PLANNING PROCESS AND CONSULTATION ............................................................15 5.1 Planning Process ...............................................................................................15 5.2 Pre-Draft Plan Input ...........................................................................................16 5.3 Draft Area Structure Plan Input ..........................................................................16 6.0 Land Use Strategy and Land Use Allocation Policies...............................................16 6.1 Key Elements .....................................................................................................17 6.2 Land Use Strategy .............................................................................................17 6.3 Commercial Area ...............................................................................................18 6.4 Business Industrial Area ....................................................................................19 1 Consolidated - April 2017 6.5 Business Park Area ...........................................................................................19 6.6 Urban Growth Area ............................................................................................20 6.7 Residential Estate Area......................................................................................20 6.8 Country Residential Area ...................................................................................21 6.9 Future Residential Area .....................................................................................21 6.10 Recreation and Conservation Open Space Area ................................................22 6.11 Agricultural Area ................................................................................................22 6.12 Special Study Area ............................................................................................23 7.0 GENERAL POLICIES ...................................................................................................23 7.1 Economic Development .....................................................................................23 7.2 Residential Development ...................................................................................25 7.3 Sensitive Features and Environmental Protection ..............................................28 7.4 Open Space .......................................................................................................29 7.5 Agriculture and Agricultural Land .......................................................................31 7.6 Groundwater ......................................................................................................32 7.7 Utility Services ...................................................................................................32 7.8 Transportation ....................................................................................................35 7.9 Energy and Communication Corridors ...............................................................37 7.10 Community Services ..........................................................................................37 8.0 ADMINISTRATION AND IMPLEMENTATION POLICIES .............................................38 8.1 Authority of the Plan ...........................................................................................38 8.2 Consistency Among Plans .................................................................................39 8.3 Implementation through the Land Use Bylaw .....................................................40 8.4 Implementation through Local Area Structure Plans and Outline Plans ..............40 8.5 Intermunicipal Coordination ...............................................................................42 8.6 Monitoring ..........................................................................................................43 8.7 Plan Amendment ...............................................................................................43 8.8 Plan Repeal .......................................................................................................44 MAPS Plan Area Existing Land Use Planning Factors Planning Framework Farmland Assessment Ratings Land Use Strategy Utilities AMENDMENTS Bylaw 10-05 Bylaw 25-05 Bylaw 17-09 Bylaw 41-11 Bylaw 38-15 2 Consolidated - April 2017 3 Consolidated - April 2017 1.0 INTRODUCTION: PLAN BACKGROUND AND PURPOSES 1.1 Regional Context The Calgary – Edmonton corridor is one of the fastest growing regions in Canada. As shownon Map 1, the plan area straddles the Highway 2 Corridor. It is also adjacent to the Nisku Business Park area and is in near proximity to the Edmonton International Airport. The western boundary of the plan area is the very scenic and regionally significant North Saskatchewan River Valley. 1.2 Plan Area The Leduc County North Major Area Structure Plan area contains approximately 8,290 ha (32 square miles). As shown on Map 1 the plan area includes: (a) a two mile wide strip of land along the south boundary of the City of Edmonton, between the North Saskatchewan River and Strathcona County, and (b) a block of land containing 1,100 ha (4.25 sections) west of the Town of Beaumont.