agricultural impact assessment - beaumont, ab

ELANAgricultural Impact Assessment

Project Number: 2013-117Client: DREAM Unlimited Corp.

Prepared by: Invistec Consulting LTD

May 2017

ii| ELAN Agricultural Impact Assessment

TABLE OF CONTENTS

1.0 INTRODUCTION................................................................................................... 11.1 LOCATION............................................................................................................ 11.2 DESCRIPTION OF PROPOSAL............................................................................. 3

2.0 PLANNING AND CONTEXTUAL FACTORS......................................................... 42.1 PLANNING POLICIES AND REGULATIONS......................................................... 42.2 EXISTING CONDITIONS....................................................................................... 102.3 ON-SITE FEATURES............................................................................................... 142.4 OFF-SITE FEATURES.............................................................................................. 17

3.0 AGRICULTURAL VIABILITY................................................................................. 20

4.0 POTENTIAL IMPACTS ON AGRICULTURE.......................................................... 22

5.0 ALTERNATIVE LOCATION ANALYSIS................................................................ 23

6.0 MITIGATION MEASURES.................................................................................... 24

7.0 CONCLUSIONS.................................................................................................. 26

8.0 SOURCES............................................................................................................ 27

iii| ELAN Agricultural Impact Assessment

LIST OF FIGURES Figure 1 Location Plan............................................................................................. 1 Figure 2 Proposed Land Use Plan.......................................................................... 2 Figure 3 Agricultural Land Suitability Ratings....................................................... 5 Figure 4 Beaumont MDP Land Use Concept........................................................ 7 Figure 5 Geographic Coverage of the Seven Priority Agriculture Areas.......... 9 Figure 6 Existing Topography and Surface Drainage......................................... 12 Figure 7 Super Wetland Concept........................................................................ 13 Figure 8 Air Photo of Inventory.............................................................................. 15 Figure 9 Surrounding Land Uses............................................................................. 18 Figure 10 Proposed Staging Plan............................................................................ 21

1| ELAN Agricultural Impact Assessment

1.0 INTRODUCTION

Invistec Consulting Ltd. has been retained by Dream Development to prepare an Agricultural Impact Assessment to determine the agricultural impacts of the Elan Area Structure Plan (ASP). This study will review the surrounding land uses, review the potential for agricultural conflict, and describe if the change in land uses will impact the local agricultural community.

1.1 LOCATION The Elan ASP is located in the western part of the Town of Beaumont and consists of approximately 525 hectares of land. It is bounded by Highway 625 to the south, Range Road 243 to the East, Range Road 244 to the west, and Township Road 510 to the north.

TOWNSHIP ROAD 510

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TOWN OF BEAUMONT BOUNDARYPLAN AREA

FIGURE 1: LOCATION PLAN


FIGURE 2: PROPOSED LANDUSE PLAN

ELAN AREA STRUCTURE PLANAGRICULTURE IMPACT ASSESSMENT

May, 2017

Legend:

COMMERCIAL

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1.2 DESCRIPTION OF PROPOSAL

The proposed land use concept for the Elan ASP is planned to accommodate residential, commercial, community commercial, business park, private recreation, institutional, and related uses, including parks, stormwater management facilities, and environmental reserves. These land uses are generally consistent with the Town’s new Municipal Development Plan: Our Complete Community.

The land uses around the ASP are designated future residential uses to the north (Beaumont’s Municipal Development Plan and Leduc County’s North Major ASP), developed or planned for residential, commercial and related uses to the east (existing Town of Beaumont via approved Outline Plans), agricultural uses to the south, and residential and related uses to the west (East Vistas ASP). The agricultural lands that could be impacted by this ASP would be those lands south of the Plan Area.


2.0 PLANNING AND CONTEXTUAL FACTORS The Elan ASP was prepared in consideration of existing planning policies, regulations, and contextual factors. This includes a policy review from an agricultural perspective, reviewing the on-site physical resources, and analyzing the on-site and off-site features.

2.1 PLANNING POLICIES AND REGULATIONS The Elan ASP was prepared in accordance with the Edmonton Metropolitan Region Growth Plan, the Town of Beaumont’s Municipal Development Plan – Our Complete Community, and the Leduc County Agricultural Strategy from an agricultural perspective.

Edmonton Metropolitan Region Growth Plan

EDMONTON METROPOLITAN REGION GROWTH PLAN ELAN ASP

6.1 Identify and conserve an adequate supply of prime agricultural lands to provide a secure local food source for future generationsPolicy 6.1.1 - Use Schedule 11 to identify prime agricultural lands, until the land evaluation and site assessment is completed.

Policy 6.1.3 - In the metropolitan area, prime agricultural lands identified through the land evaluation and site assessment tool shall be conserved for agricultural purposes for as long as possible, recognizing that these lands will urbanize over time to accommodate growth.

The Elan ASP used Schedule 11 to identify that the Plan Area was located on Class 2 Soils, which are designated as prime soils.

These lands were recently annexed by the Town of Beaumont to accommodate the rapid growth they have experienced. The Town of Beaumont’s Municipal Development Plan has identified these lands for future residential, commercial, business park, community commercial, and private recreation. These designations correspond with the proposed land use concept in the Elan ASP.

6.2 Minimize the fragmentation and conversion of prime agricultural lands for non-agricultural usesPolicy 6.2.4 - In metropolitan area, the fragmentation and conversion of prime agricultural lands for non-agricultural uses will only be considered when the proposed development meets all of the following criteria:a) the lands are contiguous with built-up urban areas and/or planning areas;b) the lands are required to accommodate municipal employment and population projections in accordance with Schedule 1;

a) The Elan ASP provides a contiguous built-up urban area west of the Town of Beaumont. The lands west of the Plan Area are incorporated within the East Vistas ASP. The Elan ASP will connect these built-up and planned areas into a larger corridor that extends to the Nisku Industrial Business Park. b) The Plan Area was annexed by the Town of Beaumont to accommodate its rapid growth. The Plan Area also includes a business park, commercial,


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Town of Beaumont’s Municipal Development Plan: Our Complete Community

c) if residential uses are proposed, the lands are within a proposed statutory plan in conformance with the applicable minimum greenfield density identified in Schedule 6;d) an agricultural impact assessment has been completed to identify the potential adverse impacts of the proposed development on agricultural lands and existing agricultural operations on-site and off-site in the surrounding area; ande) mitigation measures recommended through an agricultural impact assessment are incorporated in the planning and design of the proposed development to minimize potential adverse impacts on agricultural lands and active agricultural operations on-site and off-site in the surrounding area from near neighbour impacts of urban growth.

and community commercial area to provide the Town with land to meet its employment projections.c) The residential uses in the Elan ASP conform to the minimum greenfield density as identified in Schedule 6 (35 du/nrdh). The Elan ASP proposes 35 du/nrdh.d) This agricultural impact assessment was completed to identify potential adverse impacts on agricultural lands. e) A Private Recreation area was identified to support agricultural uses in the Elan ASP. This agricultural use will continue until the landowner proposes a different use. Mitigation measures were incorporated around the use by providing greenways along the north and east of the land use to act as buffers between urban land uses. Additional mitigation measures are recommended within this report.

TOWN OF BEAUMONT MUNICIPAL DEVELOPMENT PLAN ELAN ASP

4.0 Responsible DevelopmentPolicy 4.1.17 - The premature fragmentation and development of agricultural land shall be prevented through the preparation of Area Structure Plans that provide for logical staging and phasing of development of the greenfield areas as shown on Map 5 - Metropolitan Structure Components.

Policy 4.1.19 - Within the Future Residential area, the fragmentation and conversion of prime agricultural lands for non-agricultural uses will only be considered when all of the following criteria are met:a) lands are contiguous with built up

The Elan ASP covers a large area, requiring multiple stages prior to ultimate build out. The staging process has been designed to allow the proponents to develop their land immediately, and allow the remaining land owners the continued use of their lands. These lands are not farmer owned and operated, allowing current processes to continue undisturbed.

a) The Elan ASP provides a contiguous built-up urban area within the Town of Beaumont boundaries. b) The Plan Area was annexed by the Town of Beaumont to accommodate its rapid growth and corresponds to


Beaumont MDP Land Use ConceptFigure 4

Plan Boundary


Leduc County’s Agricultural StrategyAlthough the Elan ASP is currently within the Town of Beaumont, its previous jurisdiction was Leduc County prior to the annexation. Leduc County had completed an Agricultural Strategy in 2016, which included these lands.

urban areas and/or planned areas;b) the development proposal is required to conform to the employment and population projections in accordance specified in Schedule 1 of the Edmonton Metropolitan Region Growth Plan;c) lands proposed for residential uses are identified within an Area Structure Plan that conforms with the minimum greenfield density of 35 dwelling units per net residential hectare;d) mitigation measures recommended through the Agricultural Impact Assessment conducted by a qualified professional are incorporated in the planning and design of the proposed development to minimize any identified potential adverse impacts

the Town’s MDP that calls for business park, commercial, and community commercial areas to provide the Town with land to meet its employment projections.c) The residential uses in the Elan ASP conform to the minimum greenfield density as identified in Schedule 6 (35 du/nrdh). The Elan ASP proposes 35 du/nrdh.d) This agricultural impact assessment was completed to identify potential adverse impacts on agricultural lands. e) A Private Recreation area was identified to support agricultural uses in the Elan ASP. This agricultural use will continue until the landowner proposes a different use. Mitigation measures were incorporated around the use by providing greenways along the north and east of the land use to act as buffers between urban land uses. Additional mitigation measures are recommended within this report.

LEDUC COUNTY AGRICULTURAL STRATEGY ELAN ASP

5.3 Principle 2 Leduc County should protect long term priority agriculture areas. The designation of these areas shall be done on a comprehensive and systematic basis considering land suitability, contextual factors, and the protection of large contiguous areas by reducing and managing conflicting land uses.Policy 5.3.1 - Leduc County should establish firm long term boundaries for priority agriculture areas - this will provide certainty for agriculture - as shown on Figure 1 in the Appendix.

Figure 1 indicates that the lands in the Elan ASP are outside any of the priority areas identified. According to the strategy, lands outside of these areas should have a higher density of use to


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2.2 EXISTING CONDITIONS Agricultural CapabilityThe Plan Area’s agricultural soil capability was analyzed through two documents: the Edmonton Metropolitan Region Growth Plan and the Leduc County Agricultural Strategy.

Edmonton Metropolitan Region Growth PlanA crop specialist at the Alberta Agriculture and Forestry identified soils for the Edmonton Metropolitan Region Growth Plan. The soils in the Elan ASP were classified as Class 2 Soils (Prime), meaning these lands have moderate limitations that restrict the range of crops or require moderate conservation practices1. Under the Growth Plan, prime soils located in the Metropolitan Area should be retained as long as possible, while avoiding fragmentation. However, the Town of Beaumont had identified these lands as lands suitable for future growth and annexed them from Leduc County in 2017. Further, existing planning policies for the region (Town of Beaumont MDP - Our Complete Community, and the 2004 North Major ASP) have also designated these lands for residential/future residential development, while adjacent lands to the west are planned for estate residential (East Vistas ASP). Without the Elan ASP, these lands would be left fragmented by the surrounding development.

The Leduc County Agricultural Strategy In 2016, Leduc County conducted its own agricultural strategy for the lands in the County. The lands within the Elan ASP were part of this strategy, as they had not been successfully annexed by the Town of Beaumont at that time. The Agricultural Strategy analyzed the lands with a refined criteria2: - the quality of the land - the fact that there will continue to be development pressure and the extent of fragmentation already occurring in a given region - the existence of intensive livestock operations and what they require in order to ensure they can continue to operate

These boundaries should be enshrined in the new Municipal Development Plan and future area structure plans where appropriate. Outside these areas, higher density of use should be required and encouraged to reduce future development pressure on lands in the priority agriculture areas. The small holdings/country residential area east of Beaumont can be developed for small holdings agriculture and country residential. Additional prioritization within this area would be accomplished, where necessary, via a formal impact assessment process which is described in Appendix 2.

reduce future development pressure on lands in the priority agriculture areas. The ASP supports higher density development through a variety of land uses.

1 Government of Alberta, Statistics and Data Development Section. “C.L.I. Class Rating Definitions”. www1.agric.gov.ab.ca. 2017. Web. 2 Sereon, Toma & Bouma Management Consultants, and Stantec Consulting Ltd. Leduc County Agricultural Strategy. 2016


- any special environmental considerations that are already in place; and - the fact that just because farmers may need to grow does not mean they necessarily want to be landlords.

Using these criteria, sub-areas were created for the entire county, and the Leduc County Agricultural Strategy did not identify the Elan ASP area as a priority area in the County. For lands outside the priority areas, the Agricultural Strategy states that these lands should be developed with a higher density of use to reduce the pressures of future developments on other priority agriculture areas.

The lands within the East Vistas ASP and the Town of Beaumont were also categorized outside of the priority area, while areas to the north and south were within the Priority Area D – North Central Agriculture. Priority Area D discourage development as they contain high quality soil intended for large scale cropping operations. However, as these lands are located between the City of Edmonton, the Town of Beaumont, and the Nisku Business Park, this portion of Area D will likely get developed in the future due to its designation as residential in the North Major ASP and the Town of Beaumont MDP, and the fragmentation of agricultural lands that has already begun to happen.

Drainage, Topography, Flood Control, and Irrigation ImprovementsThe study of the existing and proposed drainage and flood control was conducted as part of the Elan ASP in a Neighbourhood Servicing Report and a Stormwater Management System Analysis completed by Invistec Consulting Ltd. and Sameng Inc. respectively.

The existing drainage patterns generally see surface drainage flow from the four corners of the Plan Area towards the north central area in the flood plain. This is supported by the existing topography of the Plan Area. While the area is predominately flat throughout the central part of the Plan Area, elevated portions exist in the southwest, southeast, and northwest corners. As the Plan Area is bounded by 4 major roads (Township Road 510, Highway 625, Range Road 244, and Range Road 243), on-site drainage is contained on site, until it reaches Leblanc Canal, which discharges into Irvine Creek. The topography has a sloping grade away from Highway 625, towards Township Road 510. Areas south of the Township Road 510 and around the Leblanc Drainage Canal are known for flooding during spring runoff due to Irvine Creek backs up, further reducing the longterm viability of agricultural uses in these areas.

The Leblanc Drainage Canal is the primary outlet for the drainage system of the Town of Beaumont, as well as other lands west of the Town. The canal is known for frequently flooding surrounding lands due to maintenance issues, restrictions to the channel at certain points, and increased discharge from the Town of Beaumont. Further development would increase the capacity of Leblanc Canal, and would increase the risks of flooding further downstream3. In order to improve the canal to reduce the frequent flooding, it was recommended that storage ponds should be located along northern edge of the Elan ASP, along Leblanc Canal, to control local drainage, as well as provide overflow controls for the canal. These constructed wetlands/storage ponds would be able to control local drainage, and mitigate flooding downstream in all portions of the Leblanc Canal and Irvine Creek. As the Leduc County Agricultural Strategy indicated, the lands north currently contain high quality soil 3 Sameng Inc. Elan Neighbourhood Stormwater Management System. 2014.


*This plan is conceptual and to be used for illustrative purposes only

DEEP MARSH ZONESHALLOW MARSH ZONENATIVE UPLAND SEED ZONERIPARIAN PLANTING BEDUPLAND PLANTING BEDVIEWING DECK

OPEN WATER ZONE PRIMARY TRAILSECONDARY TRAILCONNECTION

FIGURE 7: SUPER WETLAND CONCEPT


suitable for agriculture. Through mitigating downstream flooding as proposed in the Elan ASP, these lands will have improved flood control.

Currently, agricultural lands rely on surface irrigation methods, requiring landowners to implement irrigation improvements such as swales and border dykes. Hydrogeological maps of the area indicate regional groundwater generally flowing west towards the North Saskatchewan River. As a result, any development of the lands in Elan would not negatively affect the existing agricultural domestic supply for water. Staging for the Elan ASP is generally east to west, providing agricultural development with access to groundwater for irrigation if required. Further, lands in the East Vistas ASP are currently being developed for residential uses, and would no longer require water for irrigation purposes. 2.3 ON-SITE FEATURES Historic and Existing Land UsesA Geotechnical Evaluation and Phase I ESA was completed for the lands by CT & Associates Engineering Inc., which included a review of past farming practices, improvements, and existing uses. The table4 below describes this information for each quarter section.

NW – 33Existing Features:Farmyard with dugouts

History:Mid 1970’s – Farmyard constructed

NE – 33Existing Features:Cheyenne Nursery with dugoutsLeblanc Drainage Canal

History:1960 – Creek straightened into drainage ditchLate 1990’s – Nursery commenced

SW – 33Existing Features:Beaumont Agricultural Society FairgroundsFarmyard

History:1950 – Farmyard in the southeastEarly 2000’s – Fairgrounds/equestrian facility constructed

SE – 33Existing Features:FarmyardU/G High Pressure Natural Gas

History:1950 – Farmyard

NW – 28Existing Features:Farmyard with processing operation

History:1950 – FarmyardEarly 1980’s – Construction of large buildings south of farmyard

NE – 28Existing Features:Farmyard with dugoutRV Storage Yard

History:1950 – Farmyard with expansions in the 1970’s and 1980’sLate 2000’s – RV storage yard south of farmyard

SW – 28Existing Features:Two farmyards, one containing an Elk FarmCommunication Tower Array

History:1950 – Farmyard in the central-southEarly 1960’s – Tower array installedEarly 2000’s – New farmyard in the southwest

SE – 28Existing Features:Four farmyards/acreages

History:1970 – Two farmyards in the southwestLate 1990’s – New Farmyard on the east sideEarly 2000’s – Acreage in the central-south

4 CT & Associates Engineering Inc. Beaumont Lands ASP Summary. 2014.


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FIGURE 8 - AIR PHOTO OFINVENTORY

May, 2017Scale: NTS

ELAN AREA STRUCTURE PLANAGRICULTURAL IMPACT ASSESSMENT

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The existing agricultural production consists primarily of cereal crops, while other agricultural uses include an equestrian facility/fairground, an elk farm, and the Cheyenne tree nursery. A number of non-agricultural uses are found within the Plan Area that could cause conflicts with existing and potential on-site agriculture. These uses include the RV storage yard, the communication tower, the high pressure underground natural gas line, and public utility lots in the area. These other agricultural and non-agricultural uses contribute to a lower suitability for agricultural lands due to the nature of the uses. For example, livestock cause physical impacts to the soil structure, such as treading, grazing, or digging, and can introduce chemical and biological impacts through their manure and urine5.

The Plan Area is bounded by major roadways, as well as Township Road 505 bisecting the plan east-west, ensuring that accessibility for farm machinery can be maintained without limiting the farming efficiency for the parcels. All the parcels currently have direct access to a major roadway, which would not change through the proposal of the Elan ASP.

Existing Farm ManagementThe majority of the agricultural lands in the Plan Area are farm development leases, which include on-site residences for the lessee, while one farm is owner-operated. Below is a table breaking down the agricultural lands, farm management, and size of parcel.

Lot Farm Management SizeNW-33-50-24-4 Leased 55.3 ha

Lot 1, Plan 8621006 Leased 8.5 ha

NE-33-50-24-4 Owned 63.8 ha

SW-33-50-24-4 (West) Leased 32.4 ha

SW-33-50-24-4 (East) Owned 28.9 ha

SW-33-50-24-4 (Southeast) Owned 2.71 ha

SE-33-50-24-4 (West) Leased 62.5 ha

SE-33-50-24-4 (Southeast) Leased 1.4 ha

NW-28-50-24-4 (North) Owned 17.0 ha

NW-28-50-24-4 (South) Leased 47.7 ha

NE-28-50-24-4 (West) Leased 32.0 ha

NE-28-50-24-4 (East) Leased 32.0 ha

SW-28-50-24-4 Leased 63.9 ha

SE-33-50-24-4 (North) Leased 32.4 ha

SE-33-50-24-4 (West) Leased 8.1 ha

Lot A, Plan 514RS Leased 8.1 ha

Lot B, Plan 3416RS Leased 4.4 ha

Lot C, Plan 3416RS Leased 6.1 ha

Lot D, Plan 3416RS Leased 2.8 ha

Lot R, Plan 3416RS Leased 1.6 ha5 Whitmore, A.P. “Impact Of Livestock On Soil”. Agriculture.de. 2017. Web.

Current UseAgricultural

Residential

Tree Nursery

Agricultural

Private Recreation

Residential

Agricultural

Residential

Agricultural

Agricultural

Agricultural

Residential/Storage

Elk Farm

Agricultural

Residential

Residential

Residential

Residential

Residential

Residential


Capital Investment in AgricultureThe majority of the existing infrastructure in the Plan Area consists of the development of the individual farmyards. The NW quarter of section 28 is the only property with major investments as large buildings intended for a processing operation were constructed in the early 1980’s. These lands are also located in one of the latter stages of development, allowing the continued use of the land for agricultural purposes.

Local and Regional ContextThe lands in the Elan ASP are currently zoned as AG – Agricultural under the Town of Beaumont’s Land Use Bylaw. The purpose of this zone is to provide for larger agricultural operations, while providing for limited residential uses. However, the Town of Beaumont’s proposed Municipal Development Plan designates these lands as future residential, commercial, community commercial, business park, and private recreation. In the surrounding regional agricultural sector, the only lands designated for agriculture are the lands to the south. As previously mentioned, the lands to the east is the Town of Beaumont, west is the East Vistas ASP, and to the north is both the North Major ASP and Town of Beaumont’s Municipal Development Plan that both designate the lands as future residential.

The current agricultural uses do not contribute to the regional agricultural context as indicated in the Leduc County Agricultural Strategy. Agricultural uses such as the equestrian facility, elk farm, and tree nursery are isolated uses that are dissimilar to agricultural productions occurring to the north or south, resulting in the lands not being deemed a priority area. The Town of Beaumont has also purchased lands for development purposes, further supporting non-agricultural uses in the area.

2.4 OFF-SITE FEATURES Surrounding Land Use TypesThe majority of the lands within 1km of the Plan Area are currently zoned for agricultural uses (11 quarter sections), with one quarter section zoned for a variety of residential uses. These agricultural lands are all located in Leduc County, except for three quarter sections located in the Town of Beaumont. However, of the surrounding agricultural lands, all but 3 designated for future residential, except for one quarter section designated for business park and light industrial. This means that the agricultural use lands ultimately are intended to transition to non-agricultural uses. To the east is the Town of Beaumont, which has designated immediately adjacent lands as established residential, commercial, light industrial, institutional, and parks and open space. The intensity of lands in the Town of Beaumont varies from estate residential to high density residential, depending on the neighbourhood itself. The residential lands in Leduc County are zoned for Residential Urban 3 and Urban Commercial 3, both intended for higher density development. The remaining surrounding agricultural lands are minimally developed. However, plans have been approved to develop these agricultural lands in the future to higher intensity uses including medium density residential, institutional, and commercial uses.

Existing and Potential Constraints to On-Site AgricultureThe largest existing constraints to on-site agriculture are the existing surrounding


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EAST VISTAS LASP AREA (Primarily Residential)NORTH MAJOR ASP (Future Residential)

PLAN AREA (Primarily Residential, Elan ASP and Town of Beaumont MDP)

TOWN OF BEAUMONT BOUNDARY (Existing Development)UNPLANNED AGRICULTURAL LANDS (Existing Agricultural)


developments, the growing pressures from the Town and the immediate need for non-residential development. Directly east of the lands is the Town of Beaumont, who annexed the lands to help support its rapid growth. As the Town of Beaumont’s population is growing, the growing pressures for new public facilities, such as schools, increases. Without new ASPs, such as Elan, existing public facilities become over capacitated, and children will begin to be bussed to nearby facilities. Discussions with the three school boards have revealed the immediate demand for public facilities in the Town, but the lack of land for new school sites has been an obstacle in receiving funding for the school. The demand for these facilities, the land’s location adjacent to existing development in the Town of Beaumont, and the lack of priority soils present these lands as a logical extension of the Town.

Potential constraints to on-site agriculture would be the on-site and off-site development occurring, future infrastructure upgrades, and ownership changes due to anticipated development. The Town of Beaumont and the East Vistas neighbourhood are both developing east and west of these lands leading to fragmentation of agricultural lands. The Plan Area is bounded by major roadways on each side, with future development requiring infrastructural upgrades of highways and range roads. Land ownership within the Plan Area will begin to change as owners anticipate development, leading to a reduction of agricultural activities on-site. The resulting construction of these neighbourhoods (off-site and on-site) and infrastructural upgrades, and reduced agricultural activities could deter other landowners from pursuing further agricultural activities.

Availability of Agricultural ServicesThe Elan ASP contains the private recreation lands, owned and operated by The Beaumont and District Agricultural Society (BADAS). BADAS is a not for profit community development group that aims to build capital reserves to continue investing in agricultural, recreational, and cultural opportunities for the Beaumont area. They provide services and facilities to the community, as well as provide resources and support to local groups. This group is the sole agricultural support service available within the Plan boundaries, and the Elan ASP allows for their continued operation through a private recreation designation. Other support services would be provided by the Town of Beaumont for the annexed agricultural lands, as well as Leduc County for agricultural lands beyond the Town’s boundaries.


3.0 AGRICULTURAL VIABILITY According to Leduc County’s Agricultural Strategy, these lands are not located in an agricultural priority area. Lands outside of priority areas are intended to be developed at higher densities in order to alleviate pressures on agriculturally viable lands. The Agricultural Strategy’s analysis considered a variety of factors, such as the quality of the land, the pressures of fragmentation, livestock operations, environmental considerations, and social characteristics to determine the viability of the lands, in determining agricultural operations of the lands.

Existing on-site agricultural operations are already fragmented. The predominant land use in the Plan Area is residential uses, especially in the southeast, while agricultural uses are concentrated in the central four quarter sections. This is a result of the land ownership of the land where the majority of the farmlands are leased out for agricultural operations.

These lands were also recently annexed by the Town of Beaumont, with the purpose of non-agricultural uses. Beaumont is one of the fastest growing municipalities in Canada and requires land to meet the increased development pressures from both the public and private sectors. These lands will also help the Town diversify its tax base to better deliver services to its residents. Currently, the Town’s Municipal Development Plan is being updated to include the annexed lands in order to support their anticipated future development. Development of these lands will also help solve problems, such as seasonal flooding. Seasonal flooding affects the northern portions of the Elan Plan annually, reducing the viability of agricultural operations. Flooding will be continually exacerbated as the Town develops. New neighbourhoods will increase the amount of water discharged into Leblanc Canal, overloading the existing system.

Existing agricultural lands around the Elan ASP would not be impacted by the proposed development. Lands to the west and north are already planned for future residential development, with an ASP already in place to the lands to the west. The lands to the north are separated from the Plan Area by Township Road 510, while the lands to the south are separated by Highway 625. Further, the land uses proposed in the north include mitigation measures to ensure groundwater and stormwater quality and quantity are maintained to pre-development levels. Constructed wetlands are planned along Township Road 510 to mitigate flooding downstream of Leblanc Canal. Land uses along the north and south property line do not contain any medium or heavy industrial uses, thus mitigating any effects to water or soil quality. Further, the commercial and business park uses along the south property line are also anticipated to be developed in Phase 7 and 8, the last two phases of the ASP. This will minimize any restrictions or factors that could impact the viability of neighbouring agricultural operations.


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FIGURE 10: PROPOSED STAGING PLANPLAN AREAPHASE BOUNDARY

GENERAL DIRECTION OF DEVELOPMENTPROPOSED PHASING1


4.0 POTENTIAL IMPACTS ON AGRICULTURE The Elan ASP encompasses approximately 525 ha of land, all of which is currently zoned for agricultural lands. Under Leduc County’s Agricultural Strategy, the Plan Area is outside of the priority agriculture areas, meaning that these lands did not meet the criteria for high quality agricultural lands. As these lands are bounded by major roadways, an appropriate buffer is already established from the Priority Area D – North Central Agriculture lands. These roadways were designed to contain stormwater within the section, unless otherwise connected through a culvert. Stormwater quality will be maintained through LeBlanc Canal, as this is a major drainage ditch that connects to Irvine Creek and Saunders Lake. The Elan ASP proposes residential, commercial, and business park uses adjacent to existing agricultural production. However, these uses would not affect ground water or soils, thus minimizing impacts on agricultural operations. These uses also would not limit the ability to change the types of farming operations, both within the plan area and beyond.

Existing agricultural operations would also be permitted to continue their operations within the Plan Area should they so desire. Area Structure Plans provide a framework for the area and describe proposed land uses, however an approved ASP does not compel landowners to rezone or subdivide their lands to conform to the land use concept until they are prepared to do so. Existing operations are grandfathered and subject to their current zoning regulations, and may remain in perpetuity even as the surrounding neighbourhood develops.

Alternatively, the proximity of urban population provides a number of positive impacts to agricultural operations. The developed plan would provide a greater urban population immediately adjacent to agricultural lands, which has the potential to provide a positive impact to agriculture by increasing the customer base for direct farm sales at local farmers markets. Secondly, urban centres are able to provide a labour pool for agricultural operations during peak periods, such as during harvesting. The number of part time opportunities for students in the summer is limited within the Town of Beaumont, and opportunities for employment nearby would be beneficial for the local economy. Finally, the business park and commercial uses in the Elan ASP provide off-season and off-farm employment opportunities. This will provide additional income and different opportunities to learn new skills that would not be available from exclusively working on the farm.

These lands were annexed by the Town of Beaumont, and approved by the Province of Alberta, with the intent to use them for future development, and to attract industrial and commercial development within its boundaries. These lands would not have been approved by the Province for residential growth had they been high quality agricultural lands. The Plan Area is surrounded by non-agricultural uses, through zoned lands or planned lands. Its location currently leaves it as a fragmented and isolated piece of unplanned agricultural land. The Town has also designated these lands for residential, private recreation, commercial, community commercial, and business park uses in their Municipal Development Plan. These uses would not have been selected for these lands if poised an impact on the adjacent agricultural lands.


5.0 ALTERNATIVE LOCATION ANALYSIS The Plan Area is located on lands immediately adjacent to the Town of Beaumont in lands that are not within priority agriculture areas in the Leduc County Agricultural Strategy. These lands were annexed by the Town to accommodate the growth of their residential, commercial, and industrial tax bases. The lands surrounding the Town are all located in Priority Area D – North Central Agriculture, which contain high quality soil where development should be discouraged. This leaves the location of the Elan ASP as the most logical location for growth, as it would connect the Town of Beaumont to the East Vistas ASP and the Nisku Industrial Park.

The Elan ASP is also located between two developing areas: the Town of Beaumont and the East Vistas neighbourhood. Non-agricultural uses would provide contiguous development with the surrounding areas. These lands are also designated for future development under the Town’s Municipal Development Plan, and are surrounded by existing or future non-agricultural uses to the east, west, and north. The Plan Area is a logical extension of the Town, making it most suitable for development.


6.0 MITIGATION MEASURES The following mitigation measures are recommended for the Elan ASP that could minimize the impacts of development on off-site agricultural operations:

Buffers to the agricultural lands to the southThe lands surrounding the Plan Area to the north, east, and west are intended for non-agricultural uses. The lands to the south are the only lands intended for long-term agricultural use. An appropriate buffer should be used to separate the uses of the Elan ASP and these agricultural lands. The Elan ASP is bounded by Highway 625 to the south. This highway is a major roadway in the area, and is anticipated to be expanded by Alberta Transportation to maintain its efficiency. The existing right of way of Highway 625 is approximately 40m. If future upgrades and expansions are to occur, it would increase this buffer, providing addition mitigation measures and reducing potential impact.

Land UsesThe transition of land uses is an important factor that affects the degree of impact caused on non-agricultural lands. The lands adjacent to the southern agricultural lands are planned to be designated for commercial and business park uses. These uses are not intended for medium or heavy industrial uses, thus reducing impacts to groundwater or soil quality. Secondly, a private recreation is retained in the land use concept as private recreation lands for BADAS. The BADAS land is an equestrian facility and fairground that also acts as a support service for local organizations. Mitigation measures were planned to provide their land with appropriate buffers internally in the plan such as bounding their land with greenways and collector roadways. Further, buffers between new development and existing agricultural operations, such as greenways, should be implemented to allow development to occur in conjunction with agricultural practices.

Low Impact Development TechniquesLeblanc Canal is a major environmental feature of the Plan Area, as it provides stormwater drainage for the Town of Beaumont, and discharges into Irvine Creek. This drainage ditch provides water for current agricultural operations to the north, a resource they rely on. However, the existing topography has shown that it also can cause flooding, which can be harmful to crops. In order to mitigate the flooding, constructed wetlands are planned on the norther boundary to retain the water in the event of flooding. Both of these features have been designed to retain the pre-development flows in a post-development setting. Other low impact development techniques are also incorporated in the plan area, through the use of bioswales and the use of naturalized stormwater facilities.

StagingThe Elan ASP covers approximately 525 hectares of land, which will unlikely be developed simultaneously. Staging should be incorporated to mitigate any restrictions or impacts on neighbouring agricultural operations. Development should be focused adjacent to planned and/or developing areas. The initial phases of the ASP are residential and commercial uses along the northern portion of the Plan Area. The lands east and west of these quarter sections are also in the process of being developed, providing continuous development. The southern half of the Plan Area contains the business park uses and has been planned for


the final phases of the ASP. Planning these uses for later phases was intended to ensure the viability agricultural operations in the surrounding area.

These recommendations have all been considered in the development of the Elan ASP. Appropriate buffers are pre-existing conditions, land uses have been chosen that are most compatible with adjacent agricultural uses internally and externally, and environmental features that are vital to agricultural operations are retained and preserved.


7.0 CONCLUSIONS The development of these lands would not negatively impact the local agricultural community and overall agricultural viability of the area. Although the Edmonton Metropolitan Region identified these soils as Class 2 Prime, Leduc County did not identify them as priority agricultural lands. The analysis conducted to determine alternative locations revealed that these were the best lands for future development, as all other surrounding land around the Town of Beaumont are within the Priority Area D – North Central Agricultural area, which are high quality soils. The history behind these lands, and the adjacent land uses also does not support these lands for agricultural lands. Leduc County had incorporated these lands in the North Major Area Structure Plan and designated them as a Future Residential Area. The lands were then annexed by the Town of Beaumont with the intention to use then for non-agricultural uses, as seen in their Municipal Development Plan: Our Complete Community, and the surrounding lands to the north, east, and west are all planned lands for non-agricultural uses. Changes in land ownership have already begun, in anticipation of developing these lands. The Town of Beaumont purchased lands in the Plan Area with the intent to develop them for non-agricultural uses. Finally, the development of these lands could support the viability of other agricultural lands by providing a larger, denser urban centre to support its local markets, provide off-season employment opportunities, and provide an increased labour force during harvesting. Therefore, the use of these lands would not result in a substantial loss to the local agricultural community.


8.0 SOURCES CT & Associates Engineering Inc. Beaumont Lands ASP Summary. 2014.

Government of Alberta, Statistics and Data Development Section. “C.L.I. Class Rating Definitions”. www1.agric.gov.ab.ca. 2017. Web.

Sameng Inc. Elan Neighbourhood Stormwater Management System. 2014.

Sereon, Toma & Bouma Management Consultants, and Stantec Consulting Ltd. Leduc County Agricultural Strategy. 2016

Whitmore, A.P. “Impact Of Livestock On Soil”. Agriculture.de. 2017. Web.

agricultural impact assessment - beaumont, ab

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