Title
5:00 p.m. Public Hearing - Bylaw 2026-33 - Commercial Redistricting at NE-10-53-3-W5M
Proposed Motions
1. That Bylaw 2026-33 receive second reading.
2. That Bylaw 2026-33 receive third reading.
Body
Recommendation by Administration
Administration supports the proposed motions.
Purpose
The Land Use Bylaw amendment proposes to redistrict a portion of NE-10-53-3-W5M on the southwest corner of Range Road 32 (Duffield Road) and Highway 16 from AG - Agriculture General District to C - Commercial District.
Summary
Bylaw 2026-33 proposes a map amendment to the County’s Land Use Bylaw to allow for the development of future commercial land uses. The application’s letter of intent and public engagement materials identifies these uses as including, but not limited to, a Vehicle Service Station (Truck Rest Stop). A commercial use at this location could include opportunity for a combination of commercial uses that serve surrounding communities and the travelling public as well as opportunity for business industrial uses on a discretionary basis. The potential for larger scale commercial and business industrial uses is limited based on site size, access, and lack of municipal servicing.
The proposed redistricting is compatible with surrounding land uses including the existing vehicle service station (Shell gas station and convenience store) on the parcel to the northeast.
Application Technical Studies
The applicant submitted the following technical studies to create a complete application:
• Transportation Impact Assessment
• Desktop Biophysical Assessment
Both studies were reviewed by County subject matter experts for their feedback. Additional technical design work will be undertaken as a part of any future Development Permit application.
Public Engagement
The applicant conducted pre-application public engagement in Spring 2025, including a Public Open House on April 23rd, 2025 at Westland Park Community Hall and online engagement that was open until May 7th, 2025. Six (6) members of the public attended the Open House and one (1) resident email was received. A Public Engagement Summary was submitted as a part of the application and is part of this Council package. The County sent out formal landowner notification letters within 800m of the subject lands on August 5, 2025, with the comment period remaining open until September 19, 2025. The County received one (1) landowner response. Engagement feedback included general support for commercial uses at this location, and concerns regarding traffic safety at the intersection of Range Road 32 and Highway 16, site drainage, and contamination from commercial vehicles.
Referral Agency and Internal Department Comments
The County received formal comments from the following referral agencies and internal departments:
Alberta Transportation and Economic Corridors: Accepted the recommendations of the applicant’s Transportation Impact Assessment (TIA). A Roadside Development Permit will be required at the County Development Permit application stage.
Land Development Engineering: Accepted the recommendations of the applicant’s TIA with no conditions required at this stage. Additional technical design work will be undertaken at the Development Permit application stage.
Environment Services: Reviewed the Desktop Biophysical Assessment and did not identify any conditions required at this time. Recognized a natural drainage course on the west portion of the site and laid out requirements for working near that drainage that will be addressed at the Development Permit application stage.
No other agencies or departments had concerns.
Strategic Plan:
Alignment with 2026-2029 Council Strategic Plan:
D1: Advance community economic development by attracting new investment and promoting the community’s unique assets to strengthen long-term economic growth.
D3: Strengthen Parkland County’s economy by supporting small business growth and providing meaningful experiences that showcases the County’s natural and cultural assets.
Proposed Bylaw 2026-33 is consistent with the policies of the County’s Municipal Development Plan Bylaw 2024-22 and the regulations of the County’s Land Use Bylaw 2025-12.
Financial Impact:
Cost: 0.00
Source of Funding: N/A