Agenda Item No.: L.1.j.
Bylaw 13785
Bylaw 13785 – To amend the Zoning Bylaw from (IM) Medium Industrial Zone to (IH)
Heavy Industrial Zone and (A) Metropolitan Recreation Zone; located north of
Yellowhead Trail and east of 17 Street NE, Cloverbar
Purpose
The purpose of this Bylaw is to amend the
Zoning Bylaw as it applies to this site from
IM to IH and A. The proposed amendment
will allow heavy industrial development on
the upland area of the site and will protect
environmental areas within the site’s ravine
areas.
Readings
Bylaw 13785 is ready for first reading only.
Second and third reading are to be withheld
pending the dedication of two
Environmental Reserve parcels from the
affected lands to the City of Edmonton
through the registration of an associated
subdivision pursuant to the Municipal
Government Act.
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Advertising and Signing
This Bylaw has been advertised in the
Edmonton Journal on Friday, August 6,
2004, and Sunday, August 15, 2004. The
Bylaw can be signed and thereby passed
following third reading.
Position of Department
The Planning and Development Department
supports this Bylaw.
Report Summary

The proposed rezoning applies to a 53 ha
site in the Cloverbar Industrial area and
was initiated to accommodate the
immediate development of a petroleum
products storage facility (“tank farm”)
within a portion of the vacant upland
area of the site. Approval of this
application will fulfill a condition of a
Routing:
Delegation:
Written By:
July 19, 2004
File: 2004PDP449
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Public Hearing, City Council
P. Arendt
J. Seltz
Planning and Development Department
(Page 1 of 2)
sale agreement between the owner and
the developer of the tank farm.
The site is located 0.8 km north of
Yellowhead Trail on 17 Street NE, and
is bisected by a north-south ravine and
by two east-west railway lines. A
portion of the ravine was filled to
accommodate the rail crossings at a time
when the site was within Strathcona
County. The two remnant portions of
the ravine are connected by an
underground culvert to accommodate
stormwater flows through the ravine.
Required environmental studies
submitted in support of this application
confirmed that portions of the ravine are
contaminated with hydrocarbons and
metals that exceed the criteria for
parkland. Rather than have the owner
remove the contamination and risk
substantial disturbance to the ravine,
Administration has agreed to adopt a risk
management approach whereby the City
will accept ownership of the ravine (in
two parts), monitor the affected area, and
take the measures necessary to ensure
that no new contamination occurs. The
contamination is expected to dissipate
over time, providing no new
contamination occurs.
Any future remediation of the ravine
(e.g. soil excavations) will be according
to provincial legislation and applicable
principles of environmental law.
A subdivision affecting the same site
was approved on June 10, 2004.
Registration of this subdivision will
create and transfer two Environmental
Reserve parcels (the ravine portions of
L
1
j
Bylaw 13785 – To amend the Zoning Bylaw from (IM) Medium Industrial Zone to (IH)
Heavy Industrial Zone and (A) Metropolitan Recreation Zone; located north of
Yellowhead Trail and east of 17 Street NE, Cloverbar
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the site) to the City. Other conditions of
the approval require that:
 a fenced, upland setback (relative to
the ravine top-of-bank) is provided
to the City;
 easements necessary to legally
access the ravine and to
accommodate, access and maintain
the existing on-site drainage
infrastructure are provided to the
City;
 the site is serviced to City standards
(inclusive of ensuring that overland
stormwater flows do not enter the
ravine) and all assessments are paid;
and
 a geotechnical assessment is
submitted and approved to identify
measures necessary (including
building setbacks) to be implemented
at the Development Permit stage to
ensure ravine bank stability.
The Planning and Development
Department recommends that second
and third readings of Bylaw 13785 be
withheld pending the dedication of the
two Environmental Reserve parcels, as
this is a key element to addressing onsite contamination.
The proposed rezoning conforms to the
Municipal Development Plan, the North
Saskatchewan River Valley and Ravine
System Area Redevelopment Plan and to
the Yellowhead Corridor Area Structure
Plan.
All affected Civic Departments and
private utility agencies, the Capital
Health Authority, and Alberta

Environment have no outstanding
concerns regarding this application.
No responses were received by the
Planning and Development Department
in response to its letter of prenotification sent to the surrounding
landowners regarding this application.
Background Information Attached
1. Bylaw 13785
2. Planning and Development
Department’s report
These attachments are one electronic document.
(Page 2 of 2)