The next step has been taken towards paving the way for further development of Sundre’s southwest industrial area.
During the May 27 meeting, council approved an area structure plan bylaw that provides a policy framework for future redesignation, subdivision and development. However, no gravel extraction operations will be permitted on the approximately 160 acres.
Dillon Consulting prepared the area structure plan on behalf of Rolling Mix Concrete, which owns the bulk of the land involved, although a private owner also holds less than four acres.
Initially given first reading last December with a public hearing set in February, council at the time decided to recess the process to allow administration an opportunity to further review the plan in response to correspondence received from Mountain View County.
The subsequent discussions revolved primarily around concerns the county had about servicing, economic impact and timing of adoption, said Mike Marko, Sundre’s manager of planning and development.
Those issues have since been addressed throughout the course of meetings with county counterparts and the plan has been slightly revised to reflect those discussions, said Marko.
The plan does not intend to address the timing of any specific developments. Developers and the land’s owners would instead drive such initiatives, he said.
Council heard the document aligns with the municipality’s policies and plans, including the intermunicipal development plan, municipal development plan, as well as strategic plan.
The area structure plan will be implemented through the subdivision and redesignation process in seven phases. Future subdivision applications will include the development of internal roads and lots built to full urban standards, including municipal sewer, water, gas and other utilities.
Future redesignation applications will be under industrial land use zoning as per the existing land use bylaw, supporting light to general industries and limited commercial uses that are compatible with the area.
Until such a time as water and sewer trunk lines are extended to the area from the approved subdivision to the north, the first phase will offer the flexibility to proceed with an interim on-site private sewer and water solution such as a pump-out tank and cistern.
Additionally, the plan requires developers to be responsible for the construction and payment of all roads and services associated with subdivision development, including payment of off-site levies and special assessments for any off-site transportation and servicing upgrades necessary to facilitate the development.
Concluding his presentation, Marko said administration was seeking a council motion to approve the bylaw.
Mayor Terry Leslie inquired whether there had been any others, aside from the county, who expressed concerns or opposition to the area structure plan, to which Marko said there had not.
Patricia Maloney, a senior planner with Dillon Consulting, said the land had initially been purchased by Rolling Mix Concrete about 10 years ago with the intent of eventually developing a gravel extraction operation.
“When this was annexed into the town, it was made clear to them that natural resource extraction isn’t allowed within the town boundaries,” said Maloney.
“So to provide some kind of benefit to both Rolling Mix and the town, it was determined that an industrial park would be an appropriate use for this location, primarily because it has industrial to the west and north, open space — so far — to the south and the east,” she said, adding that in 2009 the quarter section had also been identified for future industrial use by both the town and Mountain View County.
Additionally, she recognized that flood mapping and flood issues are paramount to the town, and added the land involved is outside of the flood fringe.
“We understand that the province is doing mapping. There is wording in this document that should the flood mapping then encroach on this quarter section, that future development will respect that flood plain, and either not develop, or develop to provincial standards and guidelines.”
And until such a time as trunk lines are extended, proposed high water use development will only be considered as permitted or discretionary, she said.
“They can’t be approved until piped services are there — things like distilleries, breweries, cheese factories, truck washes, and operations that use a lot of water would not be allowed in that first phase, or until the piped services are there.”
In summarizing her presentation, Maloney said Dillon Consulting supports the suggested wording revisions to the area structure plan as presented by Marko.
Council unanimously carried the bylaw’s final reading.
