Title
PUBLIC HEARING - 9:30 a.m. (30 mins.)
Proposed Land Use Bylaw amendment No. 31-2012 to rezone the West 1/2 NE 10-53-26-W4M in Zone 2 Acheson from Business Industrial to Medium Industrial
Proposed Motions
1) That Bylaw No. 31-2012 receive second reading.
2) That Bylaw No. 31-2012 receive third and final reading.
Body
Administration Recommendation
Administration supports proposed Bylaw No. 31-2012 to redistrict a portion of NE-10-53-26-W4M from BI Business Industrial to MI - Medium Industrial.
Purpose
The Applicant has requested the redistricting in order facilitate the development of a module fabrication facility on conditionally approved Lot 333 Block 1 (Subdivision File 07-S-119S).
Summary
The subject lands have a conditionally approved multi-parcel industrial subdivision application known as Parkland Industrial Estates (Phase 3C). The portion to be redistricted is Lot 333 Block 1 as identified in the attached Subdivision Plan. These lands are currently districted BI - Business Industrial under Land Use Bylaw No. 20-2009. The purpose of the BI district is to accommodate lower intensity industrial uses which may have outdoor storage and work activities, but does not create any nuisance outside of the building. The purpose of the MI district is to provide industrial uses which may require outdoor storage or activities and a nuisance factor, but the nuisance factor is not to extend beyond the boundaries of the parcel. General Industrial Manufacturing / Processing, the use for which a module fabrication business would be classified under the Land Use Bylaw, is a discretionary use in the BI district, whereas it is a permitted use under the MI district. The development of a module fabrication facility is therefore more appropriately categorized under the MI district.
The BI district requires a higher level of landscaping than the MI district, as it is generally located along highways and County main roads. The subject land is not visible from a highway and fronts onto Parkland Avenue (Township Road 531A). Parkland Avenue is being protected as a future four (4) lane arterial roadway but is currently classified as a minor collector. Adjacent lands west, southwest, and south all maintain frontage onto Parkland Avenue and are also districted MI as shown on the attached Key Plan.
The Applicant has submitted a Preliminary Tentative Plan (attached) in support of their redistricting application to show how the proposed development on the parcel can accommodate the parking, landscaping, and setback requirements under the MI district in the Land Use Bylaw. The proposed shop may partially encroach within the 100.0 metre setback of a well site situated on the property, however, the finalization of the shops location can be dealt with at the development permit stage. If the operator of the well site has no concerns, they may allow a partial encroachment into the setback area.
Strategic Plan/Policy/Legal/Staff Implications (As Required)
Pursuant to Policy PD-033-P1 the Manager of Planning and Development has waived the requirement for pre-consultation with adjacent landowners. All transportation, servicing, as well as other engineering and planning requirements have been reviewed, completed, and approved under the subdivision application (File 07-S-119S). The subject lands are part of Stage 2 Commercial/ Industrial under the Acheson Industrial Area Structure Plan, and Industrial / Commercial under Parkland County's Municipal Development Plan.
Financial Impact:
Cost: N/A
Source of Funding: N/A
Alternative Motions
1) Council could choose to table Bylaw No. 31-2012 and ask for additional information.
2) Council could defeat Bylaw No. 31-2012.