draft devon industrial area structure plan

1 WILKES AND ZUZAK (2013)

DEVON INDUSTRIAL AREA STRUCTURE PLAN

Letter of Transmittal To: Leduc County

Subdivision Authority

Subject: Devon Industrial Area Structure Plan On behalf of the owners of the lands covered by this Area Structure Plan; Devon Business Park Ltd., 1098872 Alberta Ltd. and L. Davidson, we hereby submit the subject plan to Leduc County and through them, to the Town of Devon/Leduc County Intermunicipal Development Committee. This plan has been the product of a cooperative planning process involving the land owners, the consultants and elected representatives and administration of both municipalities. The consulting team was composed of:

Gregory F. Wilkes RPP MCIP – Lead – Planning

Harry S. Zuzak P. Eng. – Lead – Engineering

GENIVAR Inc. – Craig T. Suchy P. Eng., Senior Engineering Manager Municipal Infrastructure

Blanchard Environmental Consulting – Jeannie Marie Blanchard BA., EPt and Ian Keir B.Sc., P.Ag.

Thurber Engineering Ltd. Sincerely, Gregory F. Wilkes RPP MCIP Harry S. Zuzak P. Eng.



Table of Contents Part A: Background 1.0 Introduction………………………………………………………………………………………………………….. 7

1.1 Location and County Context ………………………………………………………………………………. 9

2.0 Planning Area Context ……………………………………………………………………………………. 11

2.1 Plan Area, Legal Descriptions and Land Ownership…………………………………………………….. 11

2.2 Existing Land Use …………………………………………………………………………………………… 13

2.3 Edmonton International Airport (EIA) ……………………………………………………………………… 15

2.4.1 General……………………………………………………………………………………………………… 15

2.4.2 Flora…………………………………………………………………………………………………………. 16

2.4.3 Fauna……………………………………………………………………………………………………….. 16

2.4.4 Historical Resources……………………………………………………………………………………….. 16

2.4.5 Topography ………………………………………………………………………………………………… 17

2.4.6 Geology …………………………………………………………………………………………………….. 17

2.4.7 Hydrogeology ………………………………………………………………………………………………. 18

2.4.8 Environmental Site Assessment………………………………………………………………………….. 18

2.4.8.1 SW-35-50-26-W4M……………………………………………………………………………………… 18

2.4.8.2 NW-26-50-26-W4M……………………………………………………………………………………… 19

2.4.8.3 SE-26-50-26-W4M………………………………………………………………………………………. 20

2.4.8.4 NE-26-50-26-W4M…………………………………………………………………………………………. 20

2.4.8.5 SW-26-50-26-W4M ………………………………………………………………………………………… 21

2.5 Transportation Infrastructure ………………………………………………………………..………………... 22



2.6 Energy Infrastructure ……………………………………………………………………..…………………… 22

2.7 Emergency Response Services……………………………………………………………………………….. 24

2.7.1 Fire Services ………………………………………………………………………………………………….. 24

2.7.2 Policing Services ……………………………………………………………………………...……………… 24

2.7.3. Site Safety Policy ……………………………………………………………………………………………..24

3.0 Planning Framework ………………………………………………………………………………………………….. 25

3.1 Enabling Legislation ……………………………………………………………………………………………. 25

3.1.1 Municipal Government Act…………………………………………………………………………………… 25

3.1.2 Land Use Policies …………………………………………………………………………………………..... 25

3.1.3 Alberta Land Stewardship Act: The Land-Use Framework ……………………………………………… 26

3.1.4 Capital Region Board Regulation: The Capital Region Growth Plan …………………………………… 26

3.2 Town of Devon/Leduc County Intermunicipal Development Plan (IDP) …………………………………. 28

3.3 Leduc County Municipal Development Plan ………………………………………………………………… 28

3.4 Leduc County Land Use Bylaw ……………………………………………………………………………….. 29

3.5 Adjacent Area Structure Plans………………………………………………………………………………… 30

4.0 Planning Process……………………………………………………………………………………………………… 30

4.1 Identification of Development Constraints…………………………………………………………………… 30

4.1.1 Natural Constraints…………………………………………………………………………………………… 30

4.1.2 Manmade Constraints………………………………………………………………………………….…….. 30

4.2 Stakeholder Engagement…………………………………………………………………………………….… 31

Part B: The Plan……………………………………………………………………………………………………….……. 32

5.0 Vision Statement………………………………………………………………………………………………………. 32



6.0 Objectives of the Plan……………………………………………………………………………………..………….. 32

6.1 Broad Objectives……………………………………………………………………………………………….. 32

6.2 Broad Policy ………………………………………………………………………………………………………33

6.3 Land Use…………………………………………………………………………………………………… ……34

6.3.1. General Comments……………………………………………………………………………………………34

6.4 Land Use Objectives……………………………………………………………………………………… ……34

6.5 Land Use Policies………………………………………………………………………………………… …….35

6.6 Environment……………………………………………………………………………………………………….35

6.6.1. Environmental Objectives………………………………………………………………………………….. 36

6.6.2. Environmental Policies………………………………………………………………………………………. 36

6.7 Historical……………………………………………………………………………………… …………………37

6.7.1. Historical Policy…………………………………………………………………………………… 37

7.0 Development Concept and Land Uses……………………………………………………………………………. 37

7.1. Site Attributes…………………………………………………………………………………………………….37

7.2. Market Forces……………………………………………………………………………………………………38

7.3. Land Uses………………………………………………………………………………………………….. 38

7.3.1. Industrial (IND)…………………………………………………………………………………………. 40

7.3.2. Service Commercial (CS)………………………………………………………………………………… 42

7.3.3. Mixed Uses……………………………………………………………………………………………………..43

7.3.3.1. Mixed Use Frontage Overlay………………………………………………………………………… 44

7.3.3.2. Mixed Use Overlay Policies…………………………………………………………………………. 44

7.4 Special Study Area…………………………………………………………………………………………… 45



7.5 Low Impact Development………………………………………………………………………………………..45

8.0 Municipal Infrastructure……………………………………………………………………………………………. 46

8.1. Municipal Infrastructure Objectives………………………………………………………………………………… 46

8.2 Water Distribution……………………………………………………………………………………………………… 46

8.3 Sanitary Wastewater………………………………………………………………………………………………… 49

8.4. Municipal Infrastructure Policies…………………………………………………………………………………… 49

8.5 Storm Water Management………………………………………………………………………………………… 52

8.5.1 Strom Water Management Policies……………………………………………………………………………… 52

8.6 Environmental Reserves (ER)………………………………………………………………………………………… 54

8.6.1 Environmental Reserve Policy…………………………………………………………………………………… 54

8.7. Municipal Reserve (MR)……………………………………………………………………………………………… 55

8.7.1.Municipal Reserve Policies…………………………………………………………………………………………… 56

9.0 Utilities……………………………………………………………………………………………………………… 58

9.1 Power and Natural Gas…………………………………………………………………………………… 58

9.1.1. Power Policies……………………………………………………………………………………………… 58

9. 2.1. Natural Gas Policy…………………………………………………………………………………………… 58

10.0 Surface Works……………………………………………………………………………………………………… 58

11.0 Transportation………………………………………………………..……………………………………………… 59

11.1 Circulation, Access and Roadways……………………………………………………………………… 59

11.2 Traffic Impact Assessment…………………………………………………………………………………… 59

11.3 Transportation Policies……………………………………………………………………………………….. 63

11.4. Pedestrian Circulation………………………………………………………………………………………… 63



11.4.1. Pedestrian Circulation Policy…………………………………………………………………………….. 64

Part C: Implementation……………………………………………………………………………………………………. 64

12.0 Development Phasing………………………………………………………………………………………………. 64

12.1 Phase I………………………………………………………………………………………………………….. 65

12.2 Phase II………………………………………………………………………………………………………….. 65

12.3 Phase III………………………………………………………………………………………………………… 65

12.4 Phase IV……………………………………………………………………………………………………….. 66

12.5 Phase V………………………………………………………………………………………………………… 66

13.0 Economic Impact…………………………………………………………………………………………………….. 68

Table of Figures……………………………………………………………………………………………………………. 70

Appendices………………………………………………………………………………………………………………….. 71



Devon Industrial Area Structure Plan Part A: Background 1.0 Introduction Leduc County and the Town of Devon jointly recognized the need for a clearer, more orderly plan for the way that the Town of Devon would grow. The result was the adoption, in 2011, of the Town of Devon/Leduc County Inter-Municipal Development Plan (IDP). The plan provided the foundation for the two municipalities to work in partnership for progressive, planned future land uses along their shared boundaries. A specific objective was to, “Outline a joint approach to industrial development for the Town and the County that facilitates a competitive industrial opportunity for the two municipalities.”1 In order to put the building blocks in place for this to happen an additional objective was included which stated, “Encourage the Town and the County to explore opportunities for reasonable cost-sharing agreements for the provision of infrastructures and servicing, community recreation and open space and required transportation infrastructure.”2 The Devon Industrial Area Structure Plan is a statutory plan which furthers the intention of both Municipalities in creating lots which will house a variety of business and industrial ventures on lands included in the IDP. The IDP stated, “Given the closure of the Imperial Oil Gas Plant and the limited land remaining elsewhere in the community for non-residential uses, opportunities for future non-residential development in this portion of the IDP area are critical for the Town to achieve a more sustainable balance to its overall tax base. Both the Town and County feel that this area is most appropriate for non-residential development in the future, given the planned expansion of the Highway 19 facility through the area.”3 (See Figure 1 – Area Structure Plan)

1 Town of Devon/Leduc County Inter-Municipal Development Plan

2 Ibid

3 Ibid



1.1 Location and County Context The Town of Devon is located at the intersection of Provincial Highways 19 and 60 and is approximately 13 kilometers west of the Queen Elizabeth II Highway, the major north/south highway in Alberta. These transportation assets provide the Town and the adjacent lands in the County with convenient access to Edmonton, the City of Leduc, the Town of Calmar, the City of Spruce Grove and the Acheson Industrial Park to the north, the Nisku Industrial Park and the Edmonton International Airport. The linkages to Queen Elizabeth II Highway also provide convenient access to the northern and southern portions of the Province and beyond. (See Figure 2 – Location Plan)



2.0 Planning Area Context 2.1 Plan Area, Legal Descriptions and Land Ownership The Area Structure Plan lands are bounded by Highway 19 on the south, Range Road 262 on the west and the top of bank of the North Saskatchewan River and top of bank of an adjoining ravine to the north and east. Devon Industrial Area Structure Plan entire area (gross) is 194.9 ha. (482 acres).The net saleable area is estimated to be 73 % percent of the developable lands. The lands have three separate owners. The total size of each individuals land holdings is Devon Business Park Ltd - SW 26 50-26-W4 - 64.7 ha., 1098872 Alberta Ltd. – NW 26 50-26-W4 and Pt SW 35 50-26-W4 - 73.2 ha. and L. Davidson – SE 26 50-26-W4 and Pt NE 26 50-26-W4 - 57.0 ha. (See Figure 3 - Land Ownership)



2.2 Existing Land Use Historically, the ASP lands have been used predominantly for agricultural purposes. Oil and gas activity has played a significant role in this area and has contributed to the economic development of Leduc County. There are active wells and pipelines in the plan area. There is currently a single farm site with one occupied home. (See Figure 4 – Existing Features)



2.3 Edmonton International Airport (EIA) Edmonton International Airport is located directly east of the ASP area. The Airport has enterprising long range plans to develop the land on their property to include hotels and convention centres within a high order business park and a large commercial retail development. It also has plans for a third runway in the future which will affect the alignment of Highway 19. Integrating the Devon Industrial ASP land use concept with the Airport’s future master plan is very important in ensuring appropriate regional land uses. Devon Industrial ASP will ensure that future light and medium land uses will complement EIA’s future plans and, in fact, take advantage of the opportunities created by the additional business associated with the airport. 2.4 Natural Features 2.4.1 General GENIVAR has undertaken a Bio-Physical Overview for the Area Structure Plan Site. “No major limitations for the development based on accepted environmental standards were found. On ground verification of the information from literature showed no significant variation for the typical sites used to describe the lands. No Species at Risk were noted or recorded in the area. Soils information gathered from 10 test points was consistent with that expected from publications and will not provide a barrier to development. Local vegetation did not include any rare or endangered species. No significant risk to wildlife is expected from the habitat altered by site development. Land uses surrounding the site preclude the area from being considered key or critical habitat for the vast majority of species. Suitable planning and construction methodology can assure that the development of the lands can occur in a manner which will provide a minimal footprint and assure minimal impact of the site on the surrounding ecosystems such as the North Saskatchewan River. These should consider sediment control, surface water quality and the inclusion of environmental reservations on pockets of land deemed environmentally sensitive by the County planning documents and bylaws.”4 Development plans will need to follow all applicable Federal, Provincial and Local Legislation, guidelines and by-laws.

4 Genivar, Biophysical Overview – Devon Industrial Park, 2012



2.4.2 Flora The Site is mainly Canola stubble and weed species as indicated Table 2 in Appendix I illustrating the species that were observed during site visits in the project area. The Alberta Conservation Information Management System (ACIMS) showed no rare species located within the project area. Information from the Natural Regions Committee 2006 showed common vegetation in the area is included in Table 1 of Appendix I. The project area lies within a developed area surrounded by residential, industrial and agricultural land uses. A site specific vegetation assessment was done and appears in Table 2 of Appendix I. 2.4.3 Fauna The Fish and Wildlife Management Information System (FWMIS) Database indicated the species in Table 4 of Appendix I. None were noted during field investigations but these species should be specifically sought if follow up investigations are required. A search of the Habitat Suitability Index (HSI) showed that 11% of land in the project Site is highly suitable for Prairie falcon habitat and 25% and 12% is suitable for Sharp tailed grouse and Ferruginous hawk habitat respectively. No evidence of these species was found during the site visit. 2.4.4 Historical Resources As part of the Bio-physical Overview conducted by GENIVAR, a review of the potential for historical or paleontological sites of significance was completed. They found that, “the land cover is agricultural with cultivated crop land use. Over 95% of the Site has been previously cleared and broken for agricultural applications. The site is under Canola crop (Figure 2 of Appendix I).” “The project is not in any areas of First Nations land but is in areas of historical significance. The SW 26-50-26-W4M is assigned an historical resources value (HRV) of 5a which is an area believed to contain an historic resource of archaeological importance. The rest of the site is assigned an HRV of 5p which is an area believed to contain a historic resource of paleontological value. The project does not fall within areas classified as Historical Resource Value.”5 An application for Historical Resources Act Clearance was completed and approved by Alberta Culture in December, 2012. “Historical Resources Act clearance is granted subject to Section 31 of the Resources Act, ‘a person who discovers an historic resource in the course of making an excavation for a purpose other than for the purpose of seeking historic resources shall

5 Ibid



forthwith notify the minister of the discovery’.”6With this clearance, the Area Structure Plan lands are free to develop, so long as developers are vigilant for any evidence of historical activity and follow the directed protocol should any evidence surface. 2.4.5 Topography The topographical character of the lands is gently undulating terrain; the natural grade changes by approximately 16 metres from the lowest area to the highest.7 The topography, combined with other factors, such as soil and vegetation, results in drainage being oriented towards the ravines created by Washout Creek in the west and an unnamed creek to the east. There is no direct drainage of the Area Structure Plan lands into the North Saskatchewan River, though both adjacent receiving creeks do flow into the North Saskatchewan River. 2.4.6 Geology The subsurface conditions generally consisted of a topsoil layer overlying overburden clay, overlying clay till, and overlying bedrock. Claystone, sandstone and siltstone bedrock was encountered below the clay and clay till. Topsoil was encountered at ground surface elevations at all of the test hole locations. The thickness of the topsoil ranged from 175 mm to 300 mm. The topsoil was typically black, silty with rootlets. Clay was encountered underlying the topsoil layer at all of the test holes and extended to depths ranging from 0.8 m to 8.5 m. The clay was typically light brown to dark brown with occasional grey mottling, with varying quantities of sand and silt with trace quantities of oxide stains. Rootlets were encountered in the upper 1.0 m of the clay. Clay till was encountered underlying the clay layer and extended to depths ranging from 3.7 m to 10.4 m. The clay till was typically brown with occasional grey mottling, with varying quantities of sand and silt with trace quantities oxide, coal and gravel and occasional bedrock nodules. Bedrock consisting of sandstone, claystone and siltstone was encountered, either as individual layers or in an interbedded fashion, in all of the test holes at their termination depths. The bedrock formation was brown to grey, with varying quantities of fine to medium grained sand and silt, with occasional trace quantities of coal and oxide. The upper bedrock surface was typically partially weathered. A report by Thurber Engineering Ltd. (2007) regarding SW 26-50-26-W4M is included as Appendix II to the Plan. A report by GENIVAR regarding NW26-50-26-W5M is included as Appendix III to the Plan. There are no constraints for industrial development in the Area Structure Plan area.

6 Application for Historical Resources Act Clearance – Alberta Culture Appendix 10 7 Durrance Projects Ltd., 2007



A Geotechnical Study of lands bordering the ravines on NE26-50-26-W4M and SE26-50-26-W4M was completed by GENIVAR. That study determined that other than a walkway/multi-use trail, a construction set-back of 25 metres should be respected. The report by GENIVAR is included as Appendix IV to the Plan. 2.4.7 Hydrogeology Sloughing and groundwater seepage were monitored in the test holes during and immediately after drilling. The groundwater levels were measured twice at the completion of drilling. The groundwater level in the standpipe piezometers varied from 1.94 m to dry conditions at 14 days following the completion of the drilling program. There are no constraints from a hydrological perspective for land development. A report by Thurber Engineering Ltd. (2007) is included as Appendix II to the Plan. 2.4.8 Environmental Site Assessment In May of 2012 Blanchard Environmental Consulting (BEC) was contracted to undertake a Phase I Environmental Assessment of all the lands comprising the Area Structure Plan area. The following are the findings and the recommendations and the full reports are included in the Plan as Appendices VI, VII, VIII, IX, and X. 2.4.8.1 SW-35-50-26-W4M The subject property has 57.5 ha of land used for agricultural purposes and has an oil and gas lease area as well as a generator and pump. Searches for information with Leduc County, PTMAA, and ELC indicated no records pertaining to the subject property. The ESAR reported two reclamation certificates issued for the quarter section containing the subject property. According to AEW, there have been no water wells located on the subject property. AbaData reported twenty-eight pipelines, seven wells, no facilities and two spills located on the quarter section containing the subject property. During the course of the site inspection, staining was observed near the base of a generator. An oil and gas lease area was located within the eastern portion of the subject property however; BEC did not have access to this area. No stressed vegetation was observed.



Based on a review of the data collected during the course of this phase I environmental site assessment, BEC recommends that a phase II environmental site assessment be conducted in the area of staining near the base of the generator, and near the borders of the current and former oil and gas lease areas.8 This should be addressed at time of subdivision application. 2.4.8.2 NW-26-50-26-W4M 5 EVALUATION OF INFORMATION The subject property has 64.7 ha of land which, at the time of assessment, was used for agricultural purposes and had a farmyard in the west-central area. In addition, three oil and gas lease areas were located on the subject property. The air photo review showed that the subject property was agricultural land with a farmyard and a history of oil and gas development. Surrounding properties showed a history of agriculture and oil and gas development. Oil and gas lease areas have the potential for pits and sumps. The air photos also showed ten tanks located across from the east border of the subject property, which were removed by 1969. Searches for information with Leduc County, PTMAA, and ELC indicated no records pertaining to the subject property. The ESAR reported four reclamation certificates issued for the subject property in 1965 and 1967 and one reclamation certificate application that was declined in 2003 due to insufficient data provided to prove the environmental integrity of the well area. According to AEW, there were two water wells located on the subject property. AbaData reported forty-six pipelines, eight wells, no facilities and two spills located on the subject property. Of the 100 m3 of produced gas that was released in 2010, none was recovered. During the course of the site inspection, areas of low vegetation growth were observed in the farmyard, including near the fuel storage tanks. Three oil and gas lease areas were observed. Also observed during the course of the site inspection was a sprayer containing an unknown fluid in one of the outbuildings; five fueling tanks containing dyed diesel and purple gas with no secondary containment system; four granaries; an empty water tote; and storage containers of various automotive fluids such as gasoline and diesel fuel, windshield washer fluid, transmission fluid and engine oil. As well, hydrocarbon staining was observed on the floor of one of the metal-sided shops. 6 RECOMMENDATIONS Based on a review of the data collected during the course of this phase I environmental site assessment, BEC recommends that a phase II environmental site assessment be conducted. This assessment should concentrate on the area beneath and surrounding the fueling tanks, the areas of low vegetation growth in the farmyard, the boundaries of the oil and gas lease areas,

8 Blanchard Environmental Consulting, May 2012



and along the eastern border across from the former tank area.9 As previously noted, this should be addressed at time of subdivision application. 2.4.8.3 SE-26-50-26-W4M 5 EVALUATION OF INFORMATION The subject property was 64.3. ha. of agricultural land. PTMAA, ELC and Leduc County reported no records pertaining to the subject property. AEW reported no water wells on the property and AbaData reported twenty-one pipelines, three wells, no facilities, and four spills. Of the three produced gas releases; one was reported to have no produced gas recovered and two provided no details as to whether any produced gas was recovered. At the time of inspection, the subject property was found to be agricultural land with a forested area to the east. An area of low vegetation growth was observed in the southwest corner of the subject property. BEC did not observe any wells or signs of oil and gas development during the site inspection. 6 RECOMMENDATIONS Based on a review of the data obtained during the course of this phase I environmental site assessment, BEC recommends that a phase II ESA be conducted at 08-26-50-26-W4M to determine whether there is any residual contamination due to the pipeline releases reported by AbaData, the former oil and gas lease areas on the subject property or near the north border by the former tank area. In addition, the area of low vegetation growth should be tested to determine whether this can be attributed to contamination.10 2.4.8.4 NE-26-50-26-W4M 5 EVALUATION OF INFORMATION The subject property has 24.3. ha. of agricultural land. PTMAA, ELC and Leduc County reported no records pertaining to the subject property. AEW reported no water wells located on the subject property and AbaData reported fifty-four pipelines, six wells, one facility, four spills, and one complaint for the quarter section containing the subject property. Of the four releases, two had substances not fully recovered. At the time of inspection, the subject property was found to be agricultural land with a forested area to the east. Two oil and gas lease areas were observed on the subject property.

9 Ibid



6 RECOMMENDATIONS Based on a review of the data obtained during the course of this phase I environmental site assessment, BEC recommends that a phase II ESA be conducted at 10-26-50-26-W4M to determine whether there is any residual contamination due to the releases reported by AbaData. In addition, the area around the boundaries of the current and former oil and gas lease areas should also be tested.11 As previously noted, this should be addressed at time of subdivision application. 2.4.8.5 SW-26-50-26-W4M The subject property has 64.7 ha of land used for agricultural purposes and had an oil and gas lease in the southwest portion. A review of historical air photos showed the subject property to be agricultural land with a forested area near the west-central border. In addition, the air photos showed a history of oil and gas development on the subject property, including four lease areas. Searches for information with Leduc County, ELC, and PTMMA returned no information pertaining to the subject property. A search of he ESAR found documents indicating four reclamation certificates were issued in 1965 for wells on the property. Documentation also indicated that two applications for reclamation certificates were withdrawn in 1999 due to the discovery of hydrocarbon contamination. In addition, a record of one water well was found, although no water well was observed during the course of the site inspection. AbaData reported sixteen pipelines, eight wells, no facilities and three spills/complaints for this property. During the course of the site inspection, BEC found one oil and gas lease area, however, BEC did not have access to this area. Also found during the course of the site visit was a deforested area, with a windrow of cut down trees, an abandoned building and two granaries. In the northeast portion, an area with six monitoring wells, two unlabelled barrels and two totes of gravel and dirt were found. The vegetation surrounding these wells, barrels and totes was stressed. Based on a review of the data collected during the course of this phase I environmental site assessment, BEC recommends that a phase II environmental site assessment be conducted. Soil and ground water sampling should be conducted in the areas of the current and former oil and gas leases and the monitoring wells.12 As previously noted, this should be addressed at time of subdivision application.

11

Ibid 12

Ibid



2.5 Transportation Infrastructure The Devon industrial lands are located on the CANAMEX Trade Corridor, a NAFTA initiative providing transportation and trade opportunities through a corridor extending from Alaska to Mexico. The corridor follows Highway 16, through Devon on Highway 60 and continues south along Queen Elizabeth II Highway to the United States border. The lands in the Area Structure Plan connect to this route through the use of Highway 19, either traveling a short distance to the west and then south along Highway 60 and Highway 39 to Highway 2 or east along Highway 19 to Highway 2. The Area Structure Plan lands abut Highway 19 which is a designated High Load Corridor by the Government of Alberta. It has convenient links in all directions via the High Load Corridor system accessing key areas including the Peace Country, Calgary and east through Nisku to Fort McMurray. Alberta Transportation is actively acquiring land to widen Highway 19 including installing an all direction interchange at Highway 60. While Highway 19 is currently a two lane highway, AT has been preparing a functional planning study for its upgrading and realignment addressing increased traffic volumes and EIA’s planned expansion for the third runway. Access to Highway 19 is via Range Road 262 and this road provides both east and west vehicle movements. 2.6 Energy Infrastructure Several major oil and gas pipelines transect the plan area. Two operating oil and gas wells are also present in the area. A major electrical transmission line corridor crosses the central portion of the plan area. The considerable amount of energy infrastructure is a major man-made constraint for future uses. The ERCB has established minimum setback distances from for development from high pressure pipelines, existing oil and gas wells and abandoned or decommissioned wells. Those setbacks will be imposed at the subdivision stage in addition to setbacks required by Leduc County. Some lands can only be used for buffering adjacent uses from specific active pipelines. The lands designated as single use set back is identified on Figure 5. (See Figure 5 – Existing Oil and Gas Infrastructure) Final road alignments and lot lines will need to consider active pipelines in the subdivision stage.



2.7 Site Safety and Emergency Response In April 2009, Leduc County transferred its four ambulances and associated medical equipment, and leased its ambulance stations, located in Nisku and Warburg, to Alberta Health Services. All paramedics and emergency medical technicians that work within Leduc County are employed by the Province. County residents can access emergency response services by calling 9-1-1 should there be a need for assistance. It is expected that all businesses in the Area Structure Plan will be proactive about site design to ensure that safe and secure work situations will prevail in each and every case. 2.7.1 Fire Services For fire services, the first responder will be the Devon Fire Department. Leduc County employs a fire fighting service and maintains mutual-aid service agreements with EIA and all local municipalities, including towns, cities and counties. The Devon Industrial Area Structure Plan area will benefit from the nearby presence of fire suppression located at the Edmonton International Airport. An agreement is currently being negotiated between the Town and County regarding the coordination and funding of fire services. 2.7.2 Policing Services Policing services in Leduc County are provided by the Royal Canadian Mounted Police (RCMP), who has detachments stationed in both the Town of Devon and the City of Leduc. Complementary to the service that the RCMP provides, Leduc County employs peace officers. Responsibilities of County peace officers include the protection of local road infrastructure, ensuring road safety, investigating complaints and providing assistance to other emergency services agencies. 2.7.3 Site Safety Policy 2.7.3.1 To prevent crime, a variety of on-site security surveillance methodologies for industrial and commercial developments in the Area Structure Plan area will be encouraged.



2.7.3.2. At the Development Permit stage, Land Owners will be required to demonstrate methods they will utilize to prevent crime through implementing environmental design principles such as increasing natural surveillance through strategically placed glazing, reducing blind spots, lighting and the use of appropriately sized landscape materials and ground cover. 3.0 Planning Framework 3.1 Enabling Legislation 3.1.1 Municipal Government Act The Devon Industrial Area Structure Plan has been prepared pursuant to provisions in the Municipal Government Act (Revised Statutes of Alberta, 2000, Chapter M-26). Section 633(1), Part 17, of the Act (MGA) provides for a municipality to adopt an ASP as a statutory planning document for the purpose of providing a framework for future land use, subdivision, and development within the Plan Area. The Acts reads as follows: 633(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, either generally or with respect to specific parts of the area; (iii) the density of population proposed for the area either generally or with respect to specific parts of the area; (iv) the general location of major transportation routes and public utilities, and

(b) may contain any other matters the council considers necessary. 3.1.2 Land Use Policies Section 622(3), Part 17 of the Municipal Government Act stipulates that every statutory plan must be consistent with the land use policies.



3.1.3 Alberta Land Stewardship Act: The Land-Use Framework The Alberta Land Stewardship Act (ALSA) is the enabling legislation that supports the Land-Use Framework (LUF). Pursuant to 638(1), Part 17 of the Municipal Government Act, all statutory plans must be in compliance with ALSA. The purpose of the Land-Use Framework is to manage growth and sustain Alberta’s growing economy, while providing balance with the social and environmental goals of Albertans. Essentially, the framework provides a blueprint for land-use management and decision-making that will address the needs of Alberta. Leduc County is situated within the North Saskatchewan Planning Region; there is currently no regional plan enacted for this region. However, the formulation of the Devon Industrial Area Structure Plan has taken into account the desired outcomes of the LUF, which include: 1. A healthy economy supported by our land and natural resources 2. Healthy ecosystems 3. People-friendly communities with ample recreational and cultural opportunities The Land-use Framework recognizes that the Capital Region is facing intense growth pressures and that capital infrastructure requirements, information sharing and regional collaboration requires a more detailed planning approach. 3.1.4 Capital Region Board Regulation: The Capital Region Growth Plan The Municipal Government Act, Capital Region Board Regulation (Alberta Regulation 17/2010, MGA) is the enabling legislation that established the Capital Region Board (CRB) and the Capital Region Growth Plan (CRGP). Pursuant to Section 11 of the Capital Region Board Regulation, the objectives of the CRGP are:

a) to promote an integrated and strategic approach to planning for future growth in the Capital Region b) to identify the overall development pattern and key future infrastructure investments that would:



I. best complement existing infrastructure, services and land uses in the Capital Region; and II. maximize the benefits to the Capital Region;

c) to co-ordinate decisions in the Capital Region to sustain economic growth and ensure strong communities and a healthy environment.

According to Sections 17(1) and 18 of the Capital Region Board Regulation, all statutory plans must meet the requirements of CRGP. In the event of a conflict, the CRGP will prevail. According to the CRGP, Appendix 2 (March 2009), Policy II(B)(ii) Priority shall be given to accommodating growth in major employment areas and in locations that meet at least three of the following four criteria:

a.) Existing and proposed multi-mode movement corridors, including transit nodes; b.) Adjacent to existing and proposed major employment areas; c.) Redevelopment and intensification opportunities within existing urban areas; and d.) Locations that utilize existing infrastructure and servicing capacity or logically and efficiently extend that infrastructure.

The Capital Region Growth Plan was adopted by the Alberta Government in March of 2010. To evaluate statutory plans for consistency with the CRGP, the Regional Evaluation Framework (REF) was created (Ministerial Order L:046/10). Pursuant to Section 21(1) of the CRB Regulation, the REF contains:

a) criteria to be used to determine whether a statutory plan must be submitted for approval under section 22(1) b) procedures for submitting statutory plans for approval under section 22(1) c) the criteria and procedures to be followed by the Capital Region Board in evaluating and approving statutory plans.



The Devon Industrial Area Structure Plan has followed the official process described by the CRB regulation and the REF. 3.2 Town of Devon/Leduc County Intermunicipal Development Plan (IDP) This joint initiative has the purpose of providing the foundation for the two municipalities to work together in planning future land uses along their shared boundaries for a projected fifty year time horizon. This statutory plan has received full adoption in 2011 from both the Leduc County Council and the Town of Devon Council and has been accepted by the Capital Region Board. The Scope of the IDP reflects the shared approach to considering how the lands in the vicinity of the Town could be developed in the future through policy that shall guide decision-making, by-law development and future investment in the area. The IDP applies to approximately 2,785 ha of land to the west, south and east of the existing corporate boundaries of the Town of Devon. Because the IDP has been reviewed and accepted by the Capital Region Board and by both municipalities, the IDP is considered to be a fundamental direction document guiding the planning and development of lands within the IDP boundaries. The Area Structure Plan, therefore, must conform to the objectives and policies of the IDP as the primary overarching planning directive. The town’s long term intent is to restrict new industrial development to light industrial/business park uses along the Highway 19 corridor, consistent with the uses established in the Devon Business Park on the north side of Highway 19.(Discussed more fully in 6.4 Land-Use Policies) As far as the servicing intent of the IDP, “The Town has indicated that its historical preference has been for potential industrial lands to be fully serviced…”13 As well, the IDP states, “Interim water and sewer servicing in the IDP area through the use of on-site, private systems may be considered acceptable. The opportunity to service the proposed development in this area through the use of communal or on-site systems may exist. This may present a different development opportunity for certain industrial users over the short term, until urban-standard servicing can be extended into the area.”14 3.3 Leduc County Municipal Development Plan The Municipal Development Plan (MDP) provides the overall planning framework for the County. It outlines the following planning goals:

13

Town of Devon/Leduc County Inter-Municipal Development Plan 14

Ibid



1. Preservation and enhancement of the agricultural community 2. Population growth in desirable areas 3. Rural and alternative lifestyle choices 4. A compatible and harmonious land development pattern 5. Strong and sustained economic growth tax base 6. Efficient and economic provision of municipal services and facilities 7. Protection of significant environmental areas and prevention of land, water, air, noise and visual pollution 8. Mutually beneficial relationships with neighbouring municipalities.

The MDP also provides objectives and specific policies for different land uses (residential, agricultural, etc.), infrastructure (transportation, community services, etc.) and other services or issues (economic development and tourism, heritage conservation). As the MGA requires all statutory plans to be consistent with each other, amendments to the MDP may be required in order to implement this statutory plan. 3.4 Leduc County Land Use Bylaw The Leduc County Land Use Bylaw 7-08 (LUB) was adopted March 2008 and assigns districts to lands within the County. Districts specify the permitted and discretionary uses, as well as other standards or regulations for the land. According to the LUB, this ASP is located within the Agricultural District (AG), which provides for primarily larger agricultural operations, limited residential and other uses that have a secondary role to agriculture. However, in 2011, the adoption of the IDP created an overlay that designated the Area Structure Plan lands for non-residential purposes.



Before development of Area Structure Plan land is undertaken, amendments to the LUB for lands within the plan area may be conducted according to the content of Devon Industrial Area Structure Plan. 3.5 Adjacent Area Structure Plans The Town of Devon has an Area Structure Plan in place defining the development north of Highway 19, west of Range Road 262 and south of Washout Creek. The plan is proposes predominantly residential uses with multi-family development along Highway 19 and low density residential on the northerly portion. A small commercial district has been designated for inclusion within the Plan as well. There are no Area Structure Plan’s in lands within Leduc County adjacent to the Devon Industrial Area Structure Plan. 4.0 Planning Process 4.1 Identification of Development Constraints 4.1.1 Natural Constraints The only natural development constraint is the ravine which forms the easterly boundary of the plan area. Geotechnical studies have established that other than a walkway, there should be a construction set back from the ravine of 25 metres (See Appendix IV). Other than that, there are no other natural constraints to development in the Area Structure Plan lands. 4.1.2 Manmade Constraints The subject lands have been an active part of the petroleum industry which had its origination immediately south of Highway 19 in 1947 with the “blow in” of Leduc #1. Subsequently, oil wells have been drilled in all LSD’s in each parcel of land forming the Area Structure Plan. In some cases on some of the oil well leases more than one well has been drilled. Most of the wells have ceased to be productive and some have either been abandoned or formally decommissioned. There currently exist two producing wells in the Area Structure Plan area. An extensive network of underground pipelines connects the wells to batteries. Many of those have been abandoned and are potentially removable. Bisecting the site are two major gas lines and a water line which will continue to operate for several years. (See Figure 5 – Oil and Gas Infrastructure)



4.2 Stakeholder Engagement The vision expressed in this Area Structure Plan is a product of community members, elected officials, municipal employees and land owners jointly and individually analyzing the most effective ways for Devon to evolve in a sustainable manner. The recognition of the need of a better balance between lands devoted to residential uses and those of employment creation uses, resulting in more industrial development, would assist the community to become much more sustainable. The concept advanced by this Area Structure Plan has its genesis in broad based community discussion, largely through the process of approval of the IDP, as well as, through community interaction by the proponent with groups such as the Devon Chamber of Commerce. Two Open Houses were convened to provide the public with the opportunity to become familiar with the proposals included in the Area Structure Plan and to provide comments and feedback regarding the proposals. The first Open House was held at the Leduc No.1 Museum site. Attended primarily by local County residents, the verbal comments were supportive of the uses proposed in the Area Structure Plan. A total of seventeen people attended from the general public. Additionally, there were representatives from both Leduc County and the Town of Devon. There were no written comments received. The second Open House was held at the Devon Community Centre and was attended by Town residents, some County residents and members of the Devon Town Council. The total of general public attendees was fourteen. Verbal comments had to do with buffering and screening residential areas from the lots in the Area Structure Plan bordering Range Road 262, south of the ravine. There were no written comments received.



Part B: The Plan 5.0 Vision Statement The intent of the Devon Industrial Area Structure Plan is the further development of a healthy Devon and surrounding Leduc County. The inclusion of non-residential lands in the IDP for the purposes of “job creation” and commerce is indicative of the recognition that the Devon region needs to have a balance of homes and places for the residents to work. This is an important cornerstone toward growth of Devon as a sustainable and affordable municipality. As the Area Structure Plan lands are absorbed by the marketplace, jobs will be created, economic spin-off will be felt in Devon and surrounding communities and the tax base of Leduc County and the Town of Devon will be enhanced. The provision of significant numbers of jobs of all types, within walking or biking distance to housing, will move Devon squarely toward confirmed status as a “healthy and sustainable community”. The intent is to attract business from a variety of industrial sectors, thus providing a broader hedge against economic downturns and adding to the long-term economic viability of the Region. 6.0 Objectives of the Plan The following Objectives have been identified for the Area Structure Plan: 6.1 Broad Objectives 6.1.1. To provide the Capital Region with a strategically located industrial development that complements existing infrastructure and residential bases.

6.1.2. To capitalize on the market forces at play in Leduc County by offering a competitive industrial opportunity in the near term. 6.1.3. To integrate the existing residential base in Devon and surrounding Leduc County with “job creation lands” so that a significant contribution is made to living and working in the same community. 6.1.4. To utilize existing infrastructure and servicing capacity in a manner that logically and efficiently extends that infrastructure. 6.1.5. To substantially reflect the intent of the Objectives of the Leduc County Municipal Development Plan.



6.1.6. To create a key component of a healthy community, for the Town of Devon and Leduc County, that facilitates economic sustainability of the community of Devon. 6.1.7. To create a new, competitive industrial land base for Leduc County and Town of Devon. 6.1.8. To improve the tax base for the Town of Devon and Leduc County by adding significant industrial lands. 6.1.9. To capitalize on the existing and proposed multi-mode movement corridors, including facilities such as Highways 19 and 60, the QEII and the expansion of the Edmonton International Airport. 6.1.10. To capitalize on the plans of the Edmonton International Airport in its intent to substantially expand the freight and passenger traffic, thus creating the need for additional support businesses and services. 6.1.11. To locate the “job creation” lands close to residential areas so that walking or biking to work is a realistic possibility. 6.1.12. To provide nearby communities such as Calmar, Thorsby and the City of Leduc with and additional “job-creation” area, thus adding to their economic stability. 6.1.13. To incorporate Low Impact Development principles in the design and implementation of the Area Structure Plan. 6.2. Broad Policies 6.2.1. Utilize the IDP as the key overarching planning directive guiding Area Structure Plan’s on lands within its jurisdiction. This Area Structure Plan will guide the development of lands within its respective plan boundaries.

6.2.2. All industrial and commercial developments in the Area Structure Plan shall comply with landscaping standards in the LUB.

6.2.3. Property owners abutting Highway 19 or Range Road 262 will be required to enhance the landscaping of parking areas facing the roadways.



6.3. Land Use

6.3.1 General Comments

6.3.1.1. The IDP identifies lands as Non-residential Future Growth Node which can accommodate future industrial uses, so long as no nuisance factor is created. Thus, there will be allowed a limited amount of outdoor activity such as loading and storage, though, the preference is for most manufacturing to take place indoors. Land-uses will be chosen and organized to take advantage of natural marketing opportunities such as the proximity to high traffic volumes on Highway 19 and also to capitalize on the demand for lower priced industrial land in the Leduc-Nisku area. 6.3.1.2. Land uses in the plan area will be based on those described in the Leduc County Land-use Bylaw and will conform to the direction provided in the IDP. 6.4 Land Use Objectives 6.4.1. To create land use districts that will attract the types of businesses seeking to locate in the southwest quadrant of the Capital Region. 6.4.2. To capitalize on the proximity to large volumes of drive-by traffic on Highway 19 by adjacently locating businesses that benefit from that kind of exposure. 6.4.3. To create land uses at the south-west corner of the Area Structure Plan that will buffer the near-by residential neighbourhoods of Devon from industrial uses. 6.4.4. To create a Special Study Area in the most northerly portion of the Area Structure Plan , the Terms of Reference for which will be developed in the future. 6.4.5. To create a well-designed, high quality industrial development in accordance with the design principles of the Town of Devon MDP. 6.4.6. To ensure that the uses on all the lands in the Area Structure Plan are defined in ways that ensure flexible implementation in the general realm of light to medium industrial uses.



6.4.6. To ensure that development along Highway 19 and at the entrance to the development off Range Road 262 is reviewed to ensure that presentation to the adjacent street or collector is enhanced by appropriate hard and soft landscape screening. 6.4.7. To ensure that new heavy industrial uses, which have been determined to have a detrimental effect on humans or the environment through the discharge or emission of toxic, noxious or hazardous products beyond the boundaries of the site, will not be considered.

6.5. Land-use Policies 6.5.1. Land uses in the Area Structure Plan will “limit these potential uses to medium and light industrial”.15 6.5.2. Ensure that the residential areas to the west are screened and buffered from the industrial lands by landscaping or aesthetically attractive screening. 6.5.3. Encourage a variety of parcel sizes from a minimum size of one acre to a maximum size of 25 acres to facilitate developer flexibility and to anticipate market variability. 6.5.4. Utilize MR dedication to create a top of bank trail corridor abutting the easterly ravine and a trail corridor adjacent to the storm management pond PUL’s. 6.5.5. Permit the payment of cash in lieu of MR dedication on those individual titles where the amount of MR needed for trail corridor is less than the required amount of dedicated lands. 6.6. Environment While the Area Structure Plan is bounded on two of three sides by natural ravines, the developable lands have no natural features. All lands have been cleared of trees for agricultural purposes. However, as development occurs, several initiatives should be undertaken through the course of development to improve the environmental sensitivity of the built environment.

15

Ibid



6.6.1. Environmental Objectives 6.6.1.1. Minimize the negative impacts on the environment which would arise as a result of pollution including that affecting water, land and air and nuisance including noise and lights. 6.6.1.2. Encourage energy efficiency and green site design and building practices to minimize negative environmental effects 6.6.2. Environmental Policy 6.6.2.1. Promote the use of green buildings and energy efficient technologies such as energy efficient equipment and materials during construction, orientation of buildings to maximize solar gain and build to LEED or BUILT Green standards for building technology. 6.6.2.2. To utilize Low Impact Development principles and methods, that will direct the storm water management design. 6.6.2.3. Encourage recycling of by-products between compatible businesses in the Area Structure Plan. 6.5.2.4 Reduce overall energy consumption through the use of biomass energy sources for onsite or shared heating/cooling systems (district heating) between compatible businesses. 6.6.2.5. Promote water conservation and water recycling for all developers or landowners including rain water harvesting. 6.6.2.6. Encourage developers or landowners to utilize alternative energy sources including solar, wind or geothermal sources. 6.6.2.7. Include, as part of the Development Permit application, a plan which demonstrates mitigation of environmental damage during construction. 6.6.2.8. Developers shall minimize the onsite light pollution through the use of lighting fixtures that direct light downward.



6.6.2.9. Ensure that onsite containment systems shall be used by all developments to minimize seepage of stored liquids or soluble substances into the soil. 6.6.2.10. Ensure that Phase II Environmental Assessments are undertaken at Subdivision stage as per the recommendation of the Environmental Consultant. 6.7. Historical 6.7.1. Historical Policy 6.7.1.1. To ensure that a person who discovers an historic resource in the course of making an excavation for a purpose other than for the purpose of seeking historic resources shall forthwith notify the Minister of Culture of the discovery. 7.0 Development Concept and Land Uses 7.1 Site Attributes The inclusion of non-residential lands in the IDP for the purposes of “job creation” and commerce capitalizes on the close proximity of existing and future residential and industrial areas. A principle for the development of a healthy community is one where lifestyle attributes such as walking to and from work is possible, thereby reducing daily transportation needs and adds to the quality of daily living. From an economic perspective, the impact of literally millions of dollars in salaries being injected into a local economy is a very powerful underpinning of a healthy community. As the new industrial and commercial lots are absorbed and the businesses develop, the addition of dollars to the local economy becomes the reality. A natural attribute of the Area Structure Plan setting includes the ravine on the west side of Range Road 262 created by Washout Creek. It is anticipated that a multi-use trail connection between the residential communities in the Town and job creation areas in the Area Structure Plan, through the ravine, will be constructed. The setting of the ravine is pastoral and absolutely natural, providing a wonderful opportunity to unwind after a day a work while heading for home. Another pedestrian linkage to homes in Devon will exist through the future residential lands west of Range Road 262 and south of Washout Creek. This access is also going to traverse very natural terrain along the top-of-bank extension of multi-use trails through that development.



7.2 Market Forces From a market demand perspective, the absorption of the Area Structure Plan lands is driven by demand from businesses wanting to locate in the vicinity of Nisku Industrial Park but do not want to pay the higher prices that land in the immediate Nisku area commands. Those businesses are, largely, light to medium industrial manufacturing and distribution companies whose typical needs include a small office space, indoor manufacturing or storage and outdoor assembly space or storage and parking. 7.3 Land Uses Because the paramount need for implementation is flexibility, the lands have been clustered around similar potential uses. The cluster types range from medium to light industrial lands to commercial services lands, with clusters of mixed use lands capable of housing businesses which would be categorized as either type. (See Figure 6 – Land Use Plan)



7.3.1. Industrial (IND) The medium to light industrial (IND) lands are located along Range Road 262 north of the Washout Creek ravine and south of the northerly entrance to the Area Structure Plan. The IND use is continues contiguously across the whole of the Area Structure Plan and is intended for light and medium industrial uses having a low to moderate impact on adjacent users. Utilizing a variety of lot sizes, these lands will be attractive to companies undertaking a variety of manufacturing, assembly, logistics and transportation. There also will be strong interest in servicing the needs of the EIA and spin-off technology firms from CANMET. Some types of permitted uses include: Accessory Buildings Auto Equipment Repair Business Office Contractor Service Equipment Sales and Service Gas Bar Manufacturing, Light, Limited indoor Personal and Health Care Recycling Depot Service Station, minor Warehousing and storage



Some of the discretionary uses include: Abattoir Agricultural Processing Ag Support Service Amusement and Entertainment Animal Care Services Asphalt Plant Auctioneering Automotive Sales and Service Broadcast Film Studios Industrial, General Bulk Oil Sales Casinos and Gaming Drinking Establishments Education Services Entertainment, Adult Financial Services Funeral Services Institutional Services Kennel Landscaping Sales and Services Liquor Sales Manufactured Homes Sales and Services Outdoor Storage Park Recreation indoor and outdoor Recycling, oil Restaurant Security Suite Service Station, major Warehousing Sales Wrecking Yard



7.3.2. Service Commercial (CS) While the strongest current demand is for lands that would house businesses characterized as more industrial, there are aspirations of Town of Devon representatives that commercial or business park tenants would find the site appealing. Service Commercial (CS) lands are clustered around the south-westerly entrance to the Area Structure Plan and at the south easterly corner of the Area Structure Plan bordering Highway 19. Both clusters are intended to provide an attractive first impression to visitors either driving by, in the case of the most easterly cluster, or entering the development, at the south access. The purpose of the CS District is to accommodate a range of predominantly service commercial and compatible light industrial uses in planned centres with good visibility and access. These lands meet those criteria. Commercial service businesses will be encouraged to locate along the Highway and around the entrances to the Area Structure Plan lands off Range Road 262 and they are expected to implement more attractive buildings and site development. Some of the types of uses visualized in the CS District include: Accessory Building Accommodation Service Animal Care Service Automotive and Equipment Repair Automotive Sales and Service Business Office Commercial Retail Service Convention Facility Funeral Service Gas Bar Personal Health Care Service Restaurant Warehouse and Storage, Indoor



Additionally, the types of Discretionary Uses visualized in the CS District include: Auctioneering Service Automotive/Equipment Body Repair Childcare Commercial Storage Contractor Service, Limited Drinking Establishment Education Service Manufactured Home Sales and Service Manufacturing, Limited Indoor Outdoor Storage Recreational Vehicle Storage Recycling Depot Security Suite Service Station Minor and Major. 7.3.3. Mixed Use The layout of development is designed to be flexible with the minimum requirement for expensive road construction and servicing. The allocation of land uses, including CS and mixed use, in close proximity to the south east corner of the Area Structure Plan is to ensure that the earliest stages have the maximum chance for speedy absorption. Located on Highway 19 is a Mixed Use cluster permitting uses typically found in either CS or IND districting. There is also a similar “hybrid” cluster along the easterly ravine, providing an opportunity for businesses that might be attracted to that location because of the aesthetics of a site overlooking the natural setting. Businesses purchasing lots within the Mixed Use cluster will be subject to a Mixed Use Frontage Overlay as it relates to the physical presentation of their business to the Highway.



7.3.3.1. Mixed Use Frontage Overlay The purpose of the Mixed Use Frontage Overlay is to facilitate the implementation of a flexible mixed-use cluster through enhanced landscaping, sensitive building design (construction and orientation) and nuisance protection for lots in the mixed use cluster fronting on Highway 19. Municipalities in Alberta have established “Industrial Design Guidelines” to improve visual quality, reduce land use conflicts and increase desirability and fiscal benefits of new industrial parks. By establishing the Mixed Use Frontage Overlay, Leduc County will ensure that when allowing industrial uses adjacent to the highway, as part of a Mixed Use cluster, this will be done in a manner that is aesthetically attractive thus enhancing the general appearance of the overall development. 7.3.3.2. Mixed Use Overlay Policies 7.3.3.2.1 .All new parcels created by subdivision within the mixed use clusters would be subject to comply with the Overlay. 7.3.3.2.2. Buildings will need to provide double-frontages (one façade facing the highway and one façade facing the internal road). Design guidelines for building façades will apply to both façades. 7.3.3.2.3. Front entrances to buildings must be accessed from the front street. 7.3.3.2.4. Landscaping shall be prominent in the site design on the side adjacent to Highway 19. 7.3.3.2.5. On-site parking and loading areas visible from the Highway or the front street shall be landscaped or screened to visually block the view of these areas. 7.3.3.2.6. The use of chain link fencing along the front property line is discouraged. Shrubs, hedges, trees or a combination of these will be utilized to delineate the front property line. 7.3.3.2.7 Outdoor storage areas facing public roadways shall be appropriately screened by using a combination of landscaping, berming or fencing. Chain link fence used as a sole screening method is prohibited.



7.3.3.2.8. On-site storm water impoundment is expected to be designed with the landscaping and used as an amenity as well as a utility. 7.3.3.2.9. Buildings and sites should be designed to minimize impacts experienced on adjacent sites and pubic roadways. Excessive night lighting (flood), dust, dirt, or noise shall be reduced and removed, where possible. In situations in which the nuisances must occur outside, the developer shall take all precautions to minimize nuisance impacts on adjacent properties and roadways. Potential methods include, among others, limiting the hours of operation of heavy machinery or the moving of materials on site. 7.3.3.2.10. All garbage containers must be hidden from public view by either a free standing structure, or significant landscape screening. Garbage containers will not be permitted in the front yard. 7.4 Special Study Area The most northerly portion of the Area Structure Plan lands, with a total of 24 ha, has been designated a Special Study Area for future consideration. While the Special Study, to be undertaken at some future time, will need to respond to the policy direction from Leduc County regarding the Devon-Edmonton RDA, the types of uses and the layout of those uses has yet to be determined. Protecting and buffering the Special Study Area from the industrial and commercial lands to the south will be a berm extending from the end of the easterly ravine, around a storm water facility to Range Road 262. This berm and trail corridor linking Devon Town to the easterly ravine will be located on Municipal Reserve and that reserve will be dedicated at the same time as the lands to the south of the Special Study Area are subdivided. Top-of-bank trail corridor lands within the Special Study Area will be created when the Special Study area plans are completed and subdivision takes place.

7.5 Low Impact Development

Low Impact Development (LID) principles shall be implemented in all aspects of the Area Structure Plan. “Low impact development uses a variety of practical techniques to manage storm water runoff close to its source. LID designs focus on implementing better site design practices and site-specific storm water control options such as green roofs, storm water capture and re-use, and landscape designs that increase the absorption and filtering of rainwater.”16 Policy will direct that a significant

16

Alberta Low Impact Development Partnership



portion of storm water will be retained on each lot. Additionally, where possible, bio-swales will be developed as part of the roadway design. Storm water management facilities will be designed with landscaping vegetation that permits water to flow through, thus filtering particulates and nutrients before the water is released into the ravines.

Lights, light standards, traffic signals and supporting structures shall be coordinated for design consistency and shall be designed utilizing dark skies principles.

8.0 Municipal Infrastructure At the Area Structure Plan level, the alignment of the municipal services and shallow utilities follow the transportation network. Accordingly, changes in the road network will affect the alignment of the services and, possibly, changes in servicing sizes. All services will require a re-examination once development proceeds to the subdivision level. Location and provision of all municipal services within the roadway right-of-ways are intended to be in accordance with the Town of Devon standards. Providing direction to the servicing strategy is a Water and Wastewater Servicing Study carried out for the Town of Devon by AECOM in March of 2012. The study addressed proposed development throughout the IDP area and its impact on the Town, particularly in terms of off-site services and the improvements needed so that the ASP area could be enjoined with the Town’s municipal services. 8.1. Municipal Infrastructure Objectives 8.1.1. To create a development fully serviced at the time of original construction in compliance with Section 8.0 of the IDP. 8.2 Water Distribution As previously noted, the water distribution system parallels the roadway network. The distribution system will consist of 300 mm diameter water mains in the peripheral roadways and 250 mm diameter cross connections. Ultimate completion of the development will result in looped systems throughout.



The previously noted AECOM study addressed several alternatives for the provision of water to the ASP area. The most logical approach appears to be a connection to an existing and proposed residential development in the SE 27-50-26-W4M, this being the most southeast area of the Town of Devon. Associated with the connection would be the provision of a water reservoir in this general area having a storage capacity in the order of 4,000 m3. (See Figure 7 – Future Water Servicing) The water reservoir is intended to serve both the proposed industrial development of this Area Structure Plan and the lands in the Town of Devon to the west in SE 27 50 W4, currently designated for residential through the approved Area Structure Plan for that area. Additionally, it will service the potential industrial development within the IDP south of Highway 19. A cost-sharing analysis will be required and would be a component of future benefitting areas development agreements. A potential location of a water reservoir has been shown on Figure 7.



8.3 Sanitary Wastewater The topography of the site is ideally suited for the servicing of the area structure plan area by gravity. The low collection point of the industrial portion of the ASP is along Range Road 262 mid-way between the north and south boundaries of the NW 26-50-26-W4M. The AECOM study indicated that there were two possibilities of delivering the wastewater to the Town’s treatment plant. One alternative is providing a pumping station at the collection point and pumping south to a collection main through the residential development in the SE 27-50-26-W4M. The other alternative is via a horizontally drilled collection main from the low point to a lift station located in the lower plateau of the North Saskatchewan River. The latter alternative will require further investigation as to possible geotechnical limitations and economic feasibility. (See Figure 8 – Future Sanitary Servicing) 8.4 Municipal Infrastructure Policies 8.4.1. Provide a safe and secure potable water and sanitary sewer network that complies with all Federal, Provincial and Municipal standards. 8.4.2. Provide for full servicing of all sites in the Area Structure Plan. 8.4.3. Size the required infrastructure to accommodate potential development occurring on the non-residential lands in the IDP south of Highway 19. 8.4.4. Potable water will be distributed to each individual lot in accordance with the Town of Devon standards. 8.4.5. Sanitary wastewater will be collected from each individual lot in accordance with the Town of Devon standards.



8.4.6. All Development Permits within the Area Structure Plan will be administered by Leduc County utilizing the Town of Devon standards. 8.4.7. All site specific costs associated with water and sanitary sewer services on private sites within the Area Structure Plan will be at the cost of the land owner or developer. 8.4.8. Water and Sanitary Sewer connections to the Town of Devon system will be extended to the Area Structure Plan lands by the Town of Devon. All costs for extending and sizing the water and sanitary sewer to the Area Structure Plan lands will be borne by the Town of Devon. 8.4.9. The provision of a water reservoir shall be subject to a cost-share analysis as it relates to Devon Industrial Area Structure Plan, residential development in SE 27 50 26 W4 and the IDP lands to the south of Highway 19.



8.5 Storm Water Management A conceptual storm water management system has been integrated into the ASP plan. It will consist of both storm sewers and storm water retention ponds. Three ponds are envisioned, each serving approximately a quarter section of land. They have been located at the lowest elevations of their respective areas. Outlet discharges for the ponds serving the NW and SE quarters will be to the ravine bordering the eastern boundary of the ASP. The pond serving the storm waters of the SW 26 quarter will discharge westerly to a nearby ravine in the SE 27 quarter. Final designs will occur at the time of subdivision and will be in compliance with Alberta Environment Guidelines. (See Figure 9 – Future Storm water Servicing) 8.5.1. Storm Water Management Policy 8.5.1.1. All developments will be designed to reduce the over all run off volume and to improve the quality of the runoff to enhance the effectiveness of the storm water management system. 8.5.1.2. All Development Permit applications will be accompanied by a Storm water Management Plan which facilitates retention for a 1:25 year storm on each individual lot. 8.5.1.3 On-site storm water management systems shall comply with all applicable Federal, Provincial and Municipal standards. 8.5.1.4. All costs associated in construction of storm water management systems within the Area Structure Plan shall be borne by the developer. 8.5.1.5. All costs associated with on-site storm water management shall be borne by the landowner. 8.5.1.6. Developers and landowners are encouraged to utilize green infrastructure when developing their sites including eco roofs, constructed wetlands, bio-swales, landscaped ditches, rainfall harvesting and bio-retention cells.



8.6 Environmental Reserve (ER) The IDP states that lands below the top of bank will be dedicated as Environmental Reserve (ER) at the time of subdivision. This directive applies to lands in SE 26 50 26 W4, NE 26 50 26 W4 and NW 26 50 26 W4. In the case of NE 26 50 26 W4, the ER will extend through the ravine to the top-of-bank on the east side of the ravine. In the case of SE 26 50 26 W4 and NW 26 50 26 W4, the ER dedication will extend to their easterly property lines. Thus, lands in the easterly ravine will be dedicated as part of the subdivision of the Area Structure Plan lands, to the extent that ravine lands are contained in the title. ER dedication in lands bordering the North Saskatchewan River will be determined as part of the Special Study for those lands and done in compliance with the policies existing at the time of the study. In addition to the lands below the top-of-bank being dedicated as ER, a further top-of-bank ER set-back of six metres as per Leduc County policy will be required on all lands within the Area Structure Plan bordering a ravine. “The minimum recommended setback distance for any proposed permanent structures on these two parcels is 25 m from the

crest of the ravine. This setback will provide an adequate buffer between commercial buildings and the slope.”17

8.6.1. Environmental Reserve Policy 8.6.1.1. Environmental Reserve below the top-of-bank will be taken at the time of subdivision of the titled lands within which such environmentally sensitive lands are contained.

17 Geotechnical and Slope Stability Analysis Oct 2012



8.7 Municipal Reserve (MR) The planning legislation in Alberta permits a municipality to require the dedication of up to 10% of the gross developable acreage for parks, schools or open space requirements. Additionally, the municipality may consider a cash contribution in the amount of the value of the lands in lieu of dedication of lands. In the case of the Devon Industrial Area Structure Plan, a combination of lands and cash will be provided to the municipal authority. The IDP states, “A corridor not less than 6.0 metres in width from the top-of-bank shall be designated as Municipal Reserve to provide public access and conservation opportunities.” The lands dedicated within the Area Structure Plan for multi-use trail development adjacent to ravines will measure 19 metres in width. (See Figure 10 Open Space, Trails, Environmental Reserve, Municipal Reserve) The combination of ER and MR will measure a total of 25 metres and will conform to the recommendations in the Geotechnical Report. MR will also be utilized to create a trail corridor from the west side of the lands to the east adjacent to the storm pond PUL located in SW26 50 26 W4. From the storm pond, the trail system will utilize internal roadway sidewalks to the point where they intersect with easterly storm pond access PUL and will utilize that PUL to link with MR dedicated adjacent to that storm pond PUL and from there, connect to the top-of-bank trail system. In the Special Study Area to the north, MR will be dedicated to provide for a buffering berm and trail corridor between the business park/industrial lands to the south and the future uses determined by the Special Study. The buffering lands will be dedicated upon the subdivision of the NW 26 50-26-W4. The MR and berm will extend from Range Road 262 to the easterly ravine.



Owner Highway

19 Required

Range Rd 262

Widening

Internal Roads

Storm Water PUL

Municipal Reserve

Cash in

Lieu

Environmental Reserve

Services Commercial

(CS)

Industrial (IND)

Mixed Use

Special Study Area

Gross Developable

Total Hectares

Devon Business Park SW 26

0.95 0.80 7.14 5.0 0.12 6.31 0 9.7 35.0 6.0 50.7 64.7

1098872 Alberta Ltd.

0 0.60 4.08 3.20 1.17 0 0.35 0 34.9 4.9 24.0 39.8 73.2

L. Davidson

3.7 0 5.16 2.50 3.40 1.92 1.22 10.5 21.2 9.3 41.0 57.0

8.7.1. Municipal Reserve Policy 8.7.1.1. Develop a looping multi-use trail network that links several Town of Devon existing trails to the top of bank ravine systems within the Area Structure Plan utilizing MR and formal roadside walkways. The trail will be built to Town of Devon standards. 8.7.1.2. Lands to house the trail system will be taken by the Municipality at the time of subdivision of the titled lands within which such lands are contained and on a phased basis.



9.0 Utilities 9.1 Power and Natural Gas A major overhead power line is located along the north boundary of the SW and SE quarters, but other than traversing the Area Structure Plan lands, it has little impact. The consumer power franchise is held by Fortis. It is proposed that the ASP area will be served by overhead power with the exception being the lots bordering the arterial or collector roads, where the power will be buried. The Town of Devon owns, operates and distributes its own natural gas and expects to be the provider and distributor of same within this Area Structure Plan area. The franchise holder for natural gas distribution within this part of Leduc County is ATCO, hence appropriate arrangements will need to be concluded as to the provider, distributor and operator. It is intended that natural gas will service all of the development. 9.1.1. Power Policy 9.1.1.1. While it is expected that all lots will be serviced by Fortis, the development authority should encourage the use of alternative energy infrastructure in all developments. 9.1.1.2. Costs of installing and providing utility infrastructure and services within subdivided lots shall be borne by landowner and addressed at the Development Permit stage of the process. 9.2.1. Natural Gas Policy 9.2.1.1 Ensure that all lots are serviced with natural gas from the provider of the area at the time of initial roadway construction. 10.0 Surface Works All surface works inclusive of roads, curb and gutter, sidewalks, etc. would be in accordance with the Town of Devon Engineering Standards and Guidelines.



11.0 Transportation 11.1 Circulation, Access and Roadways Summary The primary access to the development area is from Highway 19 on to Range Road 262. The Area Structure Plan internal roadway configuration provides for two accesses resulting in a crescent pattern, thus facilitating incremental staging of development. The roadways are aligned to take advantage of the topography, hence maximizing the economics of sanitary and storm drainage services. The roadway pattern also lends itself to the provision of various lot sizes. The Area Structure Plan illustrates a direct access to Highway 19 approximately 1 km east of Range Road 262. This access would function as an emergency access only in the early stages of development. The full development of this access would take place post construction of the twinning of Highway 19. Alberta Transportation intends to twin Highway 19 in the future. The intended designation of the four lane highway is one of an “Expressway”. Access from the Area Structure Plan to the twinned highway will be through the use of traffic control lights providing a four-way access to and from Highway 19 to Range Road 262. Ultimately, should Highway 19 be designated a “Freeway”, the light-controlled access will be removed and access from the Area Structure Plan lands will be provided through existing Derrick Drive from the original Highway 19 alignment to the original alignment of Highway 60 and thence through the newly constructed Highway 19 and Highway 60 interchange, which will provide multi access. 11.2 Traffic Impact Assessment GENIVAR was retained to complete a traffic impact assessment (TIA) for a proposed commercial / industrial development within the Devon Industrial Area Structure Plan (ASP) boundaries in Leduc County. “The proposed subdivision encompasses approximately 194.9 hectares in total area. According to the proposed site plan, a total of 20.2 hectares of land will be developed for service commercial purposes and 110.4 hectares of land will be developed for industrial purposes. A total of 24.0 hectares of land which is located adjacent to North Saskatchewan River is designated as a Special Study Area. It should be noted that the land use for the Special Study Area is undetermined at this time and for the purposes of this study, GENIVAR has assigned an arbitrary traffic generating figure. The rest of the land will be dedicated to municipal reserve, environmental reserve, public utilities, and roadways. Three accesses are proposed for the development site. Two accesses will be on to Range Road 262 and the third access will be aligned with the proposed future service road intersection on Highway 19 approximately 1 km east of the Range Road 262



intersection. Primary vehicular access to the development will be obtained via the Highway 19 / Range Road 262 and Highway 19 / Service Road intersections. Alberta Transportation is currently planning to twin Highway 19. According to the Highway 19 twinning preliminary plan, at the west end of the project, both eastbound and westbound lanes will be on a new alignment. It was estimated that the future Highway 19 twinning alignment will intersect with Range Road 262 at approximately 150 m south of the existing Highway 19 /

Range Road 262 intersection. The subdivision will be developed in five phases. Proposed Land Uses

Phase Land Use Net Developable Area (Ha)

Phase I Service Commercial (CS) 9.7

Industrial and Industrial Mixed Use (IND) 8.7

Phase II Industrial and Industrial Mixed Use (IND) 38.7

Phase III Service Commercial (CS) 3.0


Phase IV Service Commercial (CS) 7.5


Phase V Special Study Area 24.0

Total Service Commercial (CS) 20.2


The following conclusions and recommendations were reached:



Highway 19 / Range Road 262 (Before Highway 19 twinning)

An exclusive eastbound left turn lane and an exclusive westbound right turn lane will be warranted at this intersection before Highway 19 is twinned. It is recommended that a westbound acceleration lane be provided for the traffic turning onto Highway 19 from Range Road 262. It should be noted that the exclusive left and right turn lanes at the existing Highway 19 / Range Road 262 intersection would only be required prior to Highway 19 twinning. After Highway 19 is twinned and relocated to the south, the exclusive right and left turn lanes will not be required at the existing Highway / Range Road 262 intersection. Based on the traffic signal warrant analysis, traffic signals will be warranted at this intersection at full build out of Phase I (2018).

Future Highway 19 / Range Road 262 (After Highway 19 Twinning)

It is recommended that an exclusive westbound right turn lane and an exclusive eastbound left turn lane be provided on Highway 19 at the Range Road 262 intersection. An acceleration lane should also be provided for the traffic on the north approach of this intersection that will be turning right onto Highway 19. The design length for the deceleration and acceleration lanes should be designed in accordance with Alberta Transportation’s Highway Geometric Design Guide. An exclusive right turn lane is recommended for the southbound traffic on Range Road 262.

Based on the traffic signal warrant analysis, traffic signals will be warranted at this intersection at full build out of Phase I (2018). This intersection will accommodate the forecasted traffic at the 20 year horizon under signal control.

Highway 19 / Service Road ((After Highway 19 Twinning)

An exclusive westbound right turn lane; westbound acceleration lane; exclusive eastbound left turn lane, and a southbound right turn lane are all recommended at this intersection.



It is recommended that the standard design length for parallel deceleration lanes as presented in Alberta Transportation’s Highway Geometric Design Guide be provided for the eastbound left turn lane. It is recommended that the traffic at this intersection be monitored to determine if and when the left turn lane needs to be upgraded. Based on the traffic signal warrant analysis, traffic signals will not be warranted at the 10 year horizon (2023). However, they will be warranted by the 20 year horizon (2033) when the entire development within the Devon Industrial ASP are is at full build out. This intersection will accommodate the forecasted traffic at the 20 year horizon under signal control.

Range Road 262 / South Access

A Type III left turn lane is recommended for the northbound traffic at the South Access intersection on Range Road 262. Based on the forecasted traffic volumes at this intersection, a right turn lane is recommended on the south approach for the northbound traffic turning off of Range Road 262 at the south access. Traffic signals will not be warranted at the Range Road 262 / South Access intersection at 10 year horizon. However, they will be warranted at this intersection at the 20 year horizon. The forecasted traffic needs to be reviewed when a specific development occurs to identify if the intersection needs to be upgraded to a greater degree of traffic control.

Range Road 262 / North Access

A “Simple Open Throat” intersection treatment (similar to Alberta Transportation’s Type I intersection treatment) as presented in the Transportation Association of Canada (TAC) Geometric Design Guide for Canadian Roads is recommended for the Range Road 262 / North Access intersection. The proposed Range Road 262 / North Access intersection treatment is capable of accommodating the traffic generated by the entire development. All traffic movements will operate at LOS B or better during the AM and PM peak periods.

Traffic signals will not be warranted at this intersection even at the 20 year horizon.



Illumination

Full illumination will be warranted at the intersections with signal control. Delineation lighting is warranted at the Range Road 262 / South Access intersections. Illumination is not warranted at the Range Road 262 / North Access intersection

Sight Distances

The sight distances were checked at the existing Highway 19 / Range Road 262 intersection utilizing Google Earth and Alberta Transportation’s TIMS. The sight distances appear to be adequate at this intersection. The sight distances including decision sight distance and intersection sight distance should be checked at all study intersections in the detailed design stage in accordance with Alberta Transportation’s Highway Geometric Design Guide.”[1]

(See Appendix X – Devon Industrial Area Transportation Impact Assessment, 2013)

11.3. Transportation Policy 11.3.1. All costs associated with the initial construction of roadways, municipal infrastructure and surface works within the Area Structure Plan will be borne by the developer. 11.3.2 All costs associated with upgrading existing Highway 19 with acceleration/deceleration lanes and left-turn lane widening will be borne by developers, including the developer of adjacent residential lands in Devon. 11.4 Pedestrian Circulation Pedestrian circulation within the Plan area would primarily be via sidewalks constructed as part of the roadway cross-section and via a multi-use trail following the easterly ravine utilizing Municipal Reserve adjacent to the six metre top-of-bank development setback. Links to the system in the Town will occur via a cross site connection through MR adjacent to the Storm Pond PUL on the edge of SW and NW of Section 26 and on sidewalks on the connecting street. The Town should, therefore, explore trail



alignments that will cross Washout Creek, thus providing walking and bicycle linkage to the Plan area trails for residents living in the Town of Devon. (See Figure 10 Open Space and Trails) 11.4.1. Pedestrian Circulation Policy 11.4.1.1. Provide space on MR and road-side walkways for the construction of a multi-use trail system adjacent to the easterly ravine and through the Area Structure Plan. Part C: Implementation The Devon Industrial Area Structure Plan, when adopted by bylaw, shall be a statutory document of Leduc County. The protocol established in the IDP directs that the Town of Devon will need to demonstrate concurrence with the plan. All subsequent subdivision and development in the Area Structure Plan area shall conform to the Area Structure Plan as well as to the County’s MDP and LUB. The Devon Industrial Area Structure Plan shall be a bylaw of Leduc County and the formal process outlined in the MGA is required to amend the Plan. The Devon Industrial Area Structure Plan does not supersede, repeal, replace, or otherwise diminish any other statutory plans in effect in the plan area. 12.0 Development Phasing The overall logical development growth pattern within the Area Structure Plan is eastward and northward from the intersection of Range Road 262 and Highway 19 because of accessibility and nearness to municipal infrastructure services of the Town of Devon. The phasing herein outlined is, therefore, a natural progression. While the phases are well defined on the attached figure, at the time of implementation it is expected that there will be flexibility in undertaking development from one phase to another. The primary uses have been identified as Service Commercial (CS), Industrial (IND), Industrial Mixed Use, Municipal Reserve (MR) and Public Utility Lot (PUL). Municipal Reserve dedication, other than for ravine buffering, other buffering, and multi-use trail systems, will be treated as cash-in-lieu. MR dedication will be undertaken as a component of each subdivision. Thus, land as required determined in the Area Structure Plan will be dedicated or the prorate cash-in-lieu will be contributed. Lands not being subdivided will continue to be utilized a productive farmland. Thus, trail corridors which may bisect the site will only be dedicated as the subdivision within which they may fall is approved. As the Area Structure Plan nears completion, alternative arrangements may be negotiated with the land owners to create top of bank trail corridors along the easterly ravine earlier than might have been possible.



Environmental reserves will be dedicated in whole at the time of the first subdivision of each title, with the exception being those environmental reserves adjacent to the Special Study Area. In that case, the ER will be dedicated subsequent to the completion of the Special Study and at the time of the first subdivision of the title under the auspices of the Special Study. (See Figure 11 Phasing Plan) 12.1 Phase 1 The initiation of development in the Area Structure Plan area is highly dependent on the nearest point of accessibility as previously stated and the nearest point of available municipal trunk mains in terms of water and waste water services. The nearest such location will be across Range Road 262 near the southeast corner of the Town of Devon in the SE 27-50-26-W4 as part of a residential development within the quarter section. Phase I would encompass an area along Range Road 262 to the north and along an internal east/west collector roadway paralleling Highway 19 to the east. The area contains approximately 17.1 hectare or marketable, developable land. The land uses within Phase I include both CS and IND and a portion of the Mixed Use cluster adjacent to Highway 19.. 12.2 Phase II Phase II area for development is primarily north of Phase I along Range Road 262 and is served by a minor local north/south collector which ties into Phase I roadways. The area is approximately 42 hectare. The land uses for Phase II are identified as Industrial (IND) and Mixed Use. 12.3 Phase III Phase III is a further expansion eastward of industrial designated land use.. This Phase is served by Range Road 262 as a collector and a north/south internal collector which also ties into Phase I and II roadways. The area within this phase is 28 hectare.



12.4 Phase IV Phase IV is situated largely within the SE 26-50-26-W4 and contains both Service Commercial (CS) along Highway 19 and industrial land uses and a Mixed Use cluster in the interior adjacent to the easterly ravine. The Phase IV area, including a small area of land in the NE of 26, is approximately 47.8 hectare. 12.5 Phase V A total of 24 ha is located adjacent to the North Saskatchewan River and is designated a Special Study Area. The owner of the land will choose when a study will be conducted to establish the ultimate use for these lands. (See Figure 11 – Phasing Plan)



13.0 Economic Impact The economic impact of a development such at that proposed in this Area Structure Plan is a product of the impact of capital construction associated with the implementation of the Area Structure Plan combined with the impact of the jobs created by the businesses locating in the Area Structure Plan and by the purchasing power of the companies themselves. The Traffic Impact assessment, undertaken by Genivar, utilized in its calculations a series of formulae considered to be reliable as it pertains to traffic movements. Those traffic movements are partially based on the calculation of the number of persons employed in the Area Structure Plan. While not shown in the TIA, the modeling identifies a formula of 13 jobs per acre created in Industrial districting and 18 jobs per acre created in Commercial Services districting. The Area Structure Plan contains 272.8 acres of Industrial districting and will create 3,546 jobs. 49.9 acres of CS districting will create 858 jobs. The average salary for a series of positions in the town of Devon typical of those found in Business Park employment is $48,736 per year according to the 2006 census. Thus the annual salaried impact of the Area Structure Plan at final build out amounts to at least $216,582,784 per year. These figures are not empirical but rather represent an order of magnitude estimate of the impact. Not all the money will be spent in Leduc County but an argument could be made that a majority of it will stay in the local vicinity. Using a conservative multiplier of the number times the money will turn over of four implies that the economic impact of the development from this source alone approaches $875 Million annually. Added to this is the construction investment in the physical plant which amounts to a total of approximately $47 million on roads and infrastructure. As well, there will be substantial investment on each site by each business as they build accommodations and fixturing for their businesses. Though very difficult to predict because it is so business specific, a reasonable assumption is that each business will invest as much in their site development as they spent on the actual serviced land. This projects an additional amount of $93,531,000 investment. Using the multiplier of four on this capital investment suggests that a further $562 million will circulate through the economy in this part of the Edmonton region though the course of build out.



Unquantified in the analysis is the annual expenditure of each business through the course of their day to day operations. Suffice it to say that those expenditures will add to the economic impact of this development. While one could argue with the specific assumptions utilized in this analysis, the undeniable fact is that when the Devon Industrial Area Structure Plan is a going concern, the economic impact on this part of Leduc County and the Edmonton Region will be substantial, potentially in the realm of a billion dollars annually and approximately half a billion dollars during build out.



Table of Figures Figure 1 – Area Structure Plan Area………………………………………………………………………………… 8 Figure 2 – Location Plan………………………………………………………………………………………………… 10 Figure 3 – Land Ownership……………………………………………………………………………………………. 12 Figure 4 – Existing Features………………………………………………………………………………………… 14 Figure 5 – Existing Shallow Utilities………………………………………………………………………………… 23 Figure 6 – Land Use Plan……………………………………………………………………………………………… 30 Figure 7 – Future Water Servicing…………………………………………………………………………………… 48 Figure 8 – Sanitary Servicing…………………………………………………………………………………………… 51 Figure 9 – Future Storm Water Servicing…………………………………………………………………………… 53 Figure 10 – Open Space, Trails, Environmental Reserve, Municipal Reserve…………………………………… 57 Figure 11 – Phasing Plan……………………………………………………………………………………………… 67



Appendices Appendix I – Bio-Physical Overview – Devon Business Park, Genivar (2012) Appendix II – Rebus Lands Industrial Subdivision Utilities and Road Structure Investigation, Thurber Engineering Ltd. (2007) Appendix III – Geotechnical Investigation, Genivar (2012) Appendix IV – Geotechnical and Slope Stability Analysis, Genivar (2012) Appendix V – Phase I Environmental Site Assessment SW-35-50-26-W4, Blanchard Environmental Consulting (2012) Appendix VI – Phase I Environmental Site Assessment NW-26-50-26-W4, Blanchard Environmental Consulting (2012) Appendix VII – Phase I Environmental Site Assessment SE-26-50-26-W4, Blanchard Environmental Consulting (2012) Appendix VIII – Phase I Environmental Site Assessment NE-26-50-26-W4, Blanchard Environmental Consulting (2012) Appendix IX – Phase I Environmental Site Assessment SW-26-50-26-W4, Blanchard Environmental Consulting (2012) Appendix X – Transportation Impact Assessment, Genivar (2013) Appendix XI – Underground Utility/Pipeline Status

License #/ Line# Location Company Type Status

Pressure (psi)

High Pressure H2S

Data Source

38675-22 NE26 50-26-

4 NEP SG Operating 500 Yes Yes ERCB

38675-23 NE26 50-26-

4 NEP SG Operating 500 Yes Yes ERCB

206-9 NE26 50-26-

4 NEP SW Abandoned N/A No No ERCB

206-10 NE26 50-26-

4 NEP SW Abandoned N/A No No ERCB



4924-14 NE26 50-26-

4 NEP FG Abandoned N/A No No ERCB

4924-15 NE26 50-26-

4 NEP FG Abandoned N/A No No ERCB

5147-7 NE26 50-26-

5 NEP Unknown Abandoned Unknown Unknown Unknown

Land owner

5856-39 NE26 50-26-


Land owner

13294-3 NE26 50-26-

7 NEP Unknown Discontinued Unknown Unknown Unknown

Land owner

4517-1 NE26 50-26-


Land owner

38675-13 SE26 50-26-

4 NEP SG Operating 500 YES YES ERCB

1829-36 SE26 50-26-

4 ATCO NG Abandoned N/A No No ERCB

1829-60 SE26 50-26-


1829-61 SE26 50-26-

4 ATCO NG Operating 999 Yes No ERCB

1829-63 SE26 50-26-


1829-9 SE26 50-26-


1829-39 SE26 50-26-


3550-1 SE26 50-26-

4 EMBER NG Abandoned N/A No No ERCB

7005-1 SE26 50-26-

4 KEYERA HV Discontinued N/A No No ERCB

7005-2 SE26 50-26-

4 KEYERA HV Discontinued N/A No No ERCB

7005-6 SE26 50-26-

4 KEYERA S Abandoned N/A No No ERCB

16664-1 SE26 50-26-

4 NEP OE Abandoned N/A No Yes ERCB

16664-6 SE26 50-26-

4 NEP OE Abandoned N/A No Yes ERCB

16664-7 SE26 50-26- NEP OE Discontinued N/A No Yes ERCB



4

License #/ Line# Location Company

Type Status Pressure (psi)

High Pressure

H2S Data

Source

16664-2 SW26 50-26-4 NEP OE Abandoned N/A No Yes ERCB

16664-3 SW26 50-26-4 NEP OE Operating 500 Yes Yes ERCB


16664-15 SW26 50-26-4 NEP OE Operating 500 Yes Yes ERCB


7005-1 SW26 50-26-5 KEYERA HV Discontinued N/A No No ERCB

206-10 SW26 50-26-5 NEP SW Abandoned N/A No No ERCB

38675-13 SW26 50-26-5 NEP SG Operating 500 YES YES ERCB

6758-23 SW26 50-26-5 NEP FW Abandoned N/A No Yes ERCB

6758-21 SW26 50-26-5 NEP FW Abandoned N/A No No ERCB


3550-1 SW26 50-26-5 EMBER NG Abandoned N/A No No ERCB

1829-9 SW26 50-26-5 ATCO NG Operating 999 Yes No ERCB

885-12 SW26 50-26-5 IMPERIAL OE Abandoned N/A No No ERCB

5817-2 SW26 50-26-5 KEYERA CO Discontinued N/A No No ERCB

Unknown (S. CRSNG HWY19)

SW26 50-26-5 ATCO

Licsence #/Line#

Location Company Type Status Pressure

(psi) High

Pressure H2S

Data Source

32338-6 NW26 50-26-4 IMPERIAL NG Discontinued N/A No Yes ERCB

47990-1 NW26 50-26-4 NEP NG Operating 999 Yes Yes ERCB

16655-8 NW26 50-26-4 NEP OE Abandoned N/A No No ERCB

6758-7 NW26 50-26-4 NEP FW Abandoned N/A No No ERCB



6758-17 NW26 50-26-4 NEP FW Abandoned N/A No No ERCB

16664-11 NW26 50-26-4 NEP OE Abandoned N/A No Yes ERCB

5147-5 NW26 50-26-4 NEP OE Operating 500 Yes No ERCB

5147-10 NW26 50-26-4 NEP OE Discontinued 276 Yes No ERCB

5147-11 NW26 50-26-4 NEP OE Discontinued N/A No No ERCB



5856-107 NW26 50-26-4 NEP OE Abandoned N/A No No ERCB

5097-144 NW26 50-26-4 NEP NG Abandoned N/A No Yes ERCB

5097-132 NW26 50-26-4 NEP NG Abandoned N/A No Yes ERCB

1829-79 NW26 50-26-4 ATCO NG Discontinued N/A No No ERCB

6782-3 NW26 50-26-4 PLAINS

MDSTRM HV Operating 1408 Yes No ERCB

52867-1 NW26 50-26-4 PLAINS

MDSTRM HV Discontinued N/A No No ERCB

50725-1 NW26 50-26-4 KEYERA HV Discontinued N/A No No ERCB

50726-1 NW26 50-26-4 KEYERA LV Abandoned N/A No No ERCB

50726-2 NW26 50-26-4 KEYERA LV Abandoned N/A No No ERCB

50724-1 NW26 50-26-4 KEYERA HV Abandoned N/A No No ERCB

5956-14 SW35 50-26-4 NEP OE Operating 276 Yes No ERCB



6758-16 SW35 50-26-4 NEP OE Abandoned N/A No No ERCB

















5147-12 SW35 50-26-4 NEP OE Operating 500 Yes No ERCB

2.6.2 Wellheads

License #/Line# Location Company Type Status Depth (m) Set-Back

Data Source

2/10-26-050-26 W4 NE26 50-26-3 Husky Oil Water Abandoned 1521 Required ERCB

2/15-26-050-26 W4 NE26 50-26-3 NEP CR-OIL Suspended 1732 Required ERCB

02-26-050-26 W4 SE26 50-26-3 IMPERIAL CR-OIL Abandoned 1629.2 Required ERCB



Licsence #/Line# Location Company Type Status

Depth (m) Set-Back

Data Source

03-26-050-26 W4 SW26 50-26-3 IMPERIAL CR-OIL Abandoned 1627 Required ERCB

02/03-26-050- SW26 50-26-3 NS CR-OIL Abandoned 1532.8 Required ERCB



26 W4 INDUSTRIES

04-26-050-26 W5 SW26 50-26-3 NEP CR-OIL Abandoned 1622.8 Required ERCB

02/04-26-050-26 W6 SW26 50-26-3 NEP CR-OIL Abandoned 1531.6 Required ERCB

05-26-050-26 W5 SW26 50-26-3 IMPERIAL CR-OIL Abandoned 1619.4 Required ERCB

02/05-26-050-26 W5 SW26 50-26-3

PLAINS MIDSTREM CR-OIL Abandoned 1519.4 Required ERCB

06-26-050-26 W5 SW26 50-26-3 IMPERIAL CR-OIL Abandoned 1631 Required ERCB

02/06-26-050-26 W5 SW26 50-26-3 APACHE Water Abandoned 1528.6 Required ERCB

Licsence #/Line# Location Company Type Status Depth

(m) Set-Back

Data Source

11-26-050-26 W4 NW26 50-

26-4 IMPERIAL Gas Abandoned 1060.7 Yes ERCB

02/11-26-050-26 W4

NW26 50-26-4 IMPERIAL Gas Abandoned 1619.7 Yes ERCB

03/11-26-050-26 W4

NW26 50-26-4 APACHE Water Abandoned 1516.4 Yes ERCB

12-26-050-26 W4 NW26 50-

26-4 IMPERIAL CR-OIL Abandoned 1616.7 Yes ERCB

02/12-26-050-26 W4

NW26 50-26-4

PLAINS MIDSTREAM WATER Abandoned 1506.6 Yes ERCB

13-26-050-26 W4 NW26 50-

26-4 IMPERIAL Gas Abandoned 1629.7 Yes ERCB

02/13-26-050-26 W4

NW26 50-26-4 APACHE Water Abandoned 1506.9 Yes ERCB

14-26-050-26 W4 NW26 50-

26-4 NEP Gas

pump Unknown 1614.5 Yes ERCB



03-35-050-26 SW35 50-

26-4 NEP Gas

pump Unknown 1640 Yes ERCB

04-35-050-26 SW35 50-


02/04-35-050-26 SW35 50-

26-4 IMPERIAL Water Abandoned 1514.9 Yes ERCB

03/04-35-050-26 SW35 50-

26-4 NEP DRL&C Unknown 1190 Yes ERCB

05-35-050-26 SW35 50-


02/05-35-050-26 SW35 50-

26-4 IMPERIAL Water Abandoned 1450.8 Yes ERCB

draft devon industrial area structure plan

Documents

plan area

land use objectives

subject plan

land use policies

landuse framework

land uses

existing land use

leduc county land use