MD of Willow Creek council deferred first reading to a by-law adopting an area structure plan for a proposed Granum industrial area structure plan.
Council wants more information including roads, wetlands, and cultural resources, and that an in-person public open house be held.
The decision came at council’s Nov. 17 meeting after presentations from the proponents of the development and the municipal district’s planner.
Noel Winter of Vyefield Enterprises and Sue Paton and Garnet Dawes of ISL Engineering appeared as a delegation.
The land is 284 acres at the east half of 36-10-27-4 adjacent to Granum on the west side of Highway 2.
Winter said they wanted to discuss the area structure plan as a planning document not connected to a rezoning application.
The MD of Willow Creek was considering rezoning and the area structure plan at the same time.
Paton said an area structure plan is important because it supports the strategic goals of the municipality; provides a framework for future development; facilitates logical and orderly development; identifies general uses; manages expectations; provides direction and a process for decision-making; and provides clarity for the municipal district and applicants.
It does not include amendments to the land use by-law, that is rezoning, because it is primarily a guiding document for large areas with significant build-out times; provides a high level framework; provides flexibility to respond to changing markets and development opportunities; avoids repeated amendments; avoids the need to re-do outdated studies in later phases; becomes a living document; and provides readiness for opportunities and facilitates the re-designation process.
The proposed uses of the land would be light industrial; a highway commercial and light industrial mix; interim use, which means temporary industrial and commercial uses that have minimal to no impacts on adjacent land owners in terms of operational nuisance; and open space.
Paton also noted additional information that would be provided during the rezoning and subdivision processes would include servicing capacity; security requirements; site layout; historical resource overview; biophysical impact assessment; geotechnical report; storm water management plan; water and waste-water servicing strategies; traffic impact assessment; Phase 1 environmental site assessment; market study analysis; and ground water impact analysis and soils study.
Paton concluded by summarizing the area structure plan is a guiding document for large areas with significant build-out times; provides a framework for development; provides flexibility; provides a clear and consistent process; avoids redundancy; provides readiness for opportunities; and is similar to the process in areas throughout Alberta.
Coun. John Kroetsch asked who the users were for industrial parks in Coaldale and Vulcan County, which Paton had also worked on, but she responded they don’t know the users yet.
Kroetsch also noted there are a lot of accidents at the interchange of Highways 2 and 519, and said an overpass is needed.
Dawes agreed, but said that is a decision made by Alberta Transportation.
Coun. Earl Hemmaway asked what the occupancy rate is of other such parks, and how fast do they fill?
Paton responded the others are still new, while Dawes added the plans were adopted because developers wanted certainty and a road map for development.
Reeve Maryanne Sandberg asked how this project was received by the community at open houses?
Paton said there was a two-week virtual open house, surveys, and a live session, where concerns were expressed about traffic; use; and impact on the existing area.
Dawes noted all feedback is summarized and part of the area structure plan. All neighbouring property owners were also talked to separately, and there was positive feedback as well as concerns.
“I think this is something very exciting if this goes through,” Coun. John Van Driesten said. “I think this is going to be a new learning for us. I’m looking forward to it.”
Diane Horvath, a planner from the Oldman River Regional Services Commission, discussed her recommendations after reviewing the area structure plan.
Horvath recommended meeting with Alberta Transportation and determining whether a traffic impact assessment is required; a comprehensive process be included making it clear to future developers the expectations of the MD in future development stages, including re-zoning, subdivision, and development; the plan be submitted to Alberta Culture regarding any historic resource concerns; a desktop wetland assessment be done, as there is a wetland in the northeast quarter of the area; and design standards be developed applying to future development to address site coverage, landscaping standards, building heights, lighting and dark sky, and more.
Coun. Ian Sundquist asked where the water would come from for this development.
Dawes responded potable and light water use would come from the Claresholm water treatment plant, the same place Granum gets its water.
Heavy water use would mean a connection with Willow Creek. Vyefield Enterprises owns a water licence for 185 acre feet.
Any heavier use means the industry would be expected to bring its own water.
Coun. Glen Alm asked about fire suppression.
Dawes said long-term there will be a reservoir, but in the interim there would be a fire pond. Eventually that would be turned over to the municipality.
Hemmaway asked if any formal market study had been done for the industrial park.
Winter replied no formal market study had been done, but Vyefield believes one single, large user is needed to make the project work.
This was why they wanted an area structure plan and not rezoning because that is dependent on the user, and they don’t know who that is.
Hemmaway asked if there was a business out there because right now he sees empty buildings in Claresholm and Fort Macleod.
Winter said they were not in discussion with anyone, but do have industry marketing advisors.
“We feel there’s a market for southern Alberta for an agri-tech park,” Winter said.
“We believe this is a logical site, in time, that can attract industrial users,” he later added, noting it is about a 20-year plan.
Kroetsch said the feedback he has heard is a concern a lot of agricultural land is being taken out of production.
“You’d have to have an open house with Granum before you go any further,” Kroetsch said, adding there are unhappy people. “There’s no way they want this.”
Dawes said their request is to do an area structure plan first and not simultaneously with land use and re-zoning.
Otherwise, they would have to guess the land use now. With an area structure plan, they would have a guiding document so if a small portion of land is developed they can deal with the land use then. If re-zoning is done now, the land may have the wrong use for future development.
Horvath said all area structure plans are a guess that speak to site suitability. She added it is unusual not to have studies done to tell residents what the plans are.
“We’re very transparent,” Dawes said. “Don’t hesitate to reach out if you have questions or concerns.”
Council then went into closed session to discuss the matter.
Later on in the meeting, in open session, council decided to defer giving the area structure plan by-law first reading until they receive more information, based on Horvath’s recommendations, and an in-person, open house is held.
