1.7 Summary of Issues

An extensive public consultation process was completed in the early part of 2006 by Surgeon County as part of an earlier review of Alberta’s Industrial Heartland ASP.  An Ad Hoc Committee - composed of residents, industry representatives and County Council - was created in September 2006.  The Hudema Consulting team was selected to complete the ASP update based upon terms of reference approved by County Council.  Background information and analysis were completed between September and November 2006.

Issues identified during the consultation process are summarized as follows:

Municipal Plans

Updating the ASP and ensuring consistency among the MDP, ASP and the LUB is the right thing to do, and is urgently required. However, there were issues related to the potential content and direction of the ASP:

• Industry will be allowed to operate safely in close proximity to existing residences.
• The minimum setback distance from industrial facilities to residences should not vary throughout the Plan area.
• If there is a “buffer area” provided outside the heavy industry district, then that area should be restricted to agricultural uses or green belt, but should not restrict the owner’s current land use rights unless the owner is compensated.
• The LUB does not describe the same boundaries as the ASP.  The differences between the two creates uncertainty for property owners.
• Utility corridors and rail corridors could fragment the land.

Municipal Preparation for Major Industrial Construction and Development

Residents were concerned that major industrial construction could begin in less than three years. Sturgeon County must undertake urgent preparations prior to this construction period.  Existing roads cannot support the amount of vehicle traffic (especially buses and heavy transport trucks) that will come into the area. People felt that roads were inadequate for current use.  Other development issues included:

• Rail crossing over Highway 643 creates significant traffic delays that will get worse.
• People want the County to develop sufficient emergency response capability in conjunction with new industrial development and operations.
• There is concern about increased traffic safety issues and increased potential for crimes such as theft and property damage.
• People are not adequately informed about changes as they develop.
• People are concerned about tax increases.

Health and Environmental

The proposed rapid increase in industrial capacity in the area raised concerns about impacts on air, water and soil:

• If industry increases significantly within Alberta’s Industrial Heartland, citizens in the area could be exposed to increased risks to their health.
• Industrial activities could lead to contamination of groundwater, or depression of the groundwater table.
• Industries must be prepared to work together to provide adequate information to people, and first-rate health and safety notification and services to surrounding residents.
• Air quality monitoring in the area is not adequate to ensure protection of citizens.

Other Matters

Current interest in acquiring lands for industrial development in the area has raised concerns about fairness, opportunity, land values and quality of life:

• People in the immediate area were concerned about land values. Their concerns fell into two categories: overall concern that properties in the area will lose value, and concern that some property owners received “the industry price” for their land, while others cannot get that price.
• Stranded properties: Some property owners are surrounded by industry and do not feel they have fair prospects to sell their land.
• People who live near the expanded industrial area feel they are bearing the brunt of the impacts, with little or no benefit.
• People who live near the expanded industrial area are concerned about losing aspects of country living and quality of life that they have enjoyed.