5.6 Heartland Industrial Service Centre Policy Area

Goal:
To strategically locate an industrial service centre at the intersection of Highway 825 / Opal Road and Highway 643 to provide commercial, emergency response and community services to the Plan area.

Intent

There will be a large work force in the Plan area both during the construction and operational phases of Alberta’s Industrial Heartland development. The Industrial Service Centre concept provides a centralized centre for commercial services such as a truck stop with service station, restaurants and other amenities. Given proximity to heavy industry, hotel and motel development should not be allowed. The Industrial Service Centre may also provide an opportunity for Sturgeon County to develop a new Emergency Services Building for fire protection and emergency response at the same location, which could provide a focal point and community centre for the surrounding community.

Objectives

to provide commercial and community services to the Heartland area;
to optimize use of transportation facilities and infrastructure;
to avoid conflicts with servicing land uses; and
to strategically locate a new Emergency Services Building for timely emergency response.

Policies

5.6.1	Heartland Industrial Service Centre	Sturgeon County shall promote and support the concept of developing a Heartland Industrial Service Centre in the location conceptually shown on Map 10 – Future Land Use.
5.6.2	Permitted Land Uses	A special Heartland Industrial Service Centre District shall be created and adopted through the LUB that will permit a range of community uses and emergency services. Motel, hotel and institutional uses, which could increase the residential population near heavy industry, shall not be permitted.
5.6.3	Enhanced Landscaping for Site Development	Given the Industrial Service Centre’s high profile highway location enhanced landscaping, screening of yard storage, attractive signage and higher quality architectural treatments of buildings should be required.
5.6.4	Requirement for a Risk Assessment	Sturgeon County may require applicants to prepare a Risk Assessment as part of the development application process to ensure that proposed land uses are compatible with nearby heavy industrial uses.
5.65	Existing Dwellings	For lands located in the Heartland Industrial Service Centre Policy Area, no new dwellings shall be allowed on previously undeveloped land. Where a dwelling unit existed prior to the date of passing this Bylaw, the dwelling shall be allowed to be upgraded, expanded or rebuilt if destroyed.