APPROVED
As to Form ___________________
CITY SOLICITOR
Bylaw 12920
A Bylaw to amend Bylaw 12800, as amended,
The Edmonton Zoning Bylaw
Amendment No. 68
WHEREAS Block B, Plan 5035 NY, located at 12221 – 17 Street NE, Clover Bar Industrial,
Edmonton, Alberta, is specified on the Zoning Map as (IM) Medium Industrial Zone; and
WHEREAS an application was made to rezone the above described property to (IH) Heavy
Industrial Zone;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal
Government Act, S.A. 1994, c. M-26.1, as amended, the Municipal Council of the City of Edmonton duly
assembled enacts as follows:
1.
The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended
by rezoning the lands legally described as Block B, Plan 5035 NY, located at 12221 – 17 Street NE,
Clover Bar Industrial, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as
Schedule “A”, from (IM) Medium Industrial Zone to (IH) Heavy Industrial Zone.
READ a first time this
day of
, A. D. 2001;
READ a second time this
day of
, A. D. 2001;
READ a third time this
day of
, A. D. 2001;
SIGNED and PASSED this
day of
, A. D. 2001.
THE CITY OF EDMONTON
_______________________________________
MAYOR
_______________________________________
CITY CLERK
2/2
SCHEDULE “A”
BYLAW 12920
IM
IH
IH
IM
IH
IM
IH
IM to IH
N
ATTACHMENT 2
BYLAW 12920
FILE: ZB/01-0069
CLOVER BAR
INDUSTRIAL
DESCRIPTION:
ZONING BYLAW AMENDMENT from (IM) Medium Industrial
Zone to (IH) Heavy Industrial Zone; CLOVER BAR INDUSTRIAL
LOCATION:
Located at 12221 – 17 Street NE
LEGAL
DESCRIPTION:
Block B, Plan 5035 NY
APPLICANT:
Lafarge Canada Inc.
c/o William Gowdy
Hemmera Envirochem Inc.
Suite 405 4999 – 98 Avenue
Edmonton AB T6B 2X3
OWNER:
The Warren Paving & Materials Group Limited
ACCEPTANCE OF
APPLICATION:
August 2, 2001
EXISTING
DEVELOPMENT:
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:
Asphalt manufacturing plant
_______________________________________________________
That Bylaw 12920 to amend the Zoning Bylaw from (IM) Medium
Industrial Zone to (IH) Heavy Industrial Zone be APPROVED.
1
BYLAW 12920
FILE: ZB/01-0069
CLOVER BAR INDUSTRIAL
DISCUSSION
1.
The Application
This application is to amend the Zoning Bylaw from (IM) Medium Industrial Zone to (IH)
Heavy Industrial Zone. The applicant’s stated purpose in making this application is to
remove an existing old asphalt manufacturing plant from the site and replace it with a
new asphalt plant. The existing asphalt plant is a non-conforming use in the current IM
Zone. The replacement asphalt plant requires an IH Zone to be a conforming use because
of the off-site impacts (odour, noise) produced by asphalt manufacturing plants. The IH
zone provides for industrial uses that due to their appearance, noise, odour and possible
risk hazards produce an off-site impact.
2.
Site and Surrounding Area
Currently on the site is an existing heavy industrial asphalt plant operated by Wells
Construction Ltd.
Across the Canadian National Railway to the north is the office for Lafarge Construction
Materials and Wells Construction Ltd. zoned (IM) Medium Industrial. To the east and
south of the site across the Canadian Pacific Railway are lands zoned IM and IH
consisting of developed medium and heavy industrial uses with associated rail spur-lines
to both the Canadian Pacific and Canadian National Railways. Across 17 Street NE, to
the west of the site, are vacant and developed lands zoned IH consisting of the Lafarge
Construction facility and the CN Clover Bar Rail Yard.
View of site looking northeast from 17 Street N.E.
2
BYLAW 12920
FILE: ZB/01-0069
CLOVER BAR
INDUSTRIAL
ANALYSIS
1.
Compliance with Approved Plans and Land Use Compatibility
The proposed rezoning application conforms to the Plan Edmonton Municipal
Development Plan (MDP) which designates the subject asphalt plant site as “Business
and Employment”. MDP Map 2 designates the site as part of a “Heavy Industrial” node.
The proposal also conforms to the Yellowhead Corridor ASP which designates the site
and surrounding area for “Heavy Industry”.
The proposed rezoning to IH is compatible to the mix of vacant and developed IM and IH
zoned medium and heavy industrial operations in the surrounding area.
2.
Transportation and Utilities
The Transportation and Streets Department and other affected departments and utility
agencies have no outstanding concerns regarding this application. Permanent sanitary
sewers, storm sewer systems and water mains are available to service the site.
3.
Environmental Site Assessment
Phase 1 and 2 environmental site assessments were completed for this site as part of
rezoning application process. These assessments identified contaminated soils around the
existing asphalt plant which have new been remediated to the satisfaction of Provincial
and regional environmental agencies.
4.
Surrounding Property Owners’ Concerns
No concerns regarding the proposed rezoning have been received from the surrounding
property owners in response to the Planning and Development Department’s letter of prenotification for this application. The adjacent municipality, Strathcona County, reported
no concerns with the proposed rezoning.
3
BYLAW 12920
FILE: ZB/01-0069
CLOVER BAR INDUSTRIAL
JUSTIFICATION
The Planning and Development Department recommends that Bylaw 12920 be APPROVED on
the basis that it conforms to the Plan Edmonton MDP and the Yellowhead Corridor ASP, is
compatible with the surrounding land uses and satisfies environmental and servicing
requirements.
ATTACHMENT
2a
Maps
Written by: James Seltz
Approved by: Larry Benowski
Planning and Development Department
October 29, 2001
4
ATTACHMENT 2a
12920_Attachment2a.pdf
2
12920_page2.pdf