Goldfinch ASP brings light and heavy industry to Carseland area

By Sharon McLeay Times Contributor

The Nov. 6 Wheatland County public hearing for the Goldfinch Area Structure Plan (ASP) covered more details about the types of industrial activity allowed under the ASP.
Wheatland County council asked staff to develop an industrial growth plan for the Carseland area and senior planner Colton Nickel said the ASP was to provide a comprehensive, contiguous and logical growth plan for commercial and industrial growth in the area, while being sensitive to adjacent landowners’ needs and protecting natural areas.
“It is quite a large area. Staff does not expect it to be fully developed out into fully industrial land,” said Nickel. “We anticipate that much of that area will continue to be farmed, but by having a large ASP in place, you can minimize future large residential development taking place that would inhibit more industrial growth.”
He said part of the reason such a large area was designated was because inquiries have been made for industrial complexes which need a very large setback parameter.
Sue Paton, planner for ISL Engineering, presented the details they considered while developing the plan.
“It is important to note what this does and doesn’t do. This sets forth a vision for future growth and builds on the strengths of the existing uses in the area, fosters economic development, establishes clarity for future development and protects existing uses in sensitive areas,” she said. “What it does not do is present land use for those specific parcels. It becomes part of the process as development occurs.”
Some area residents at the open houses were concerned it would interfere with personal planning decisions for their properties that are situated in the ASP. Paton said country residential and agricultural land would retain their designations until they were re-designated for industrial uses.
Paton said the area boundary was determined by existing industrial development in the area and boundaries were set to provide for adequate growth. She said the area provided constraints to other kinds of development.
The fact the area is close to good transportation corridors is thought to provide potential for economic and employment development. Mitigation strategies would be used to lessen potential impacts on the natural areas in the ASP.
Paton said three types of industrial development are addressed in the ASP. The light industrial was defined as manufacturing, processing, fabricating, assembly, warehousing, storage and distribution of material that wouldn’t have extensive outdoor storage or adverse environmental, community impacts or safety concerns. Heavy industrial would include manufacturing, extraction, processing fabricating and distribution of materials that do contain objectionable or dangerous conditions beyond the boundaries of the site. Examples were oil refineries, resource extraction and processing, manufacturing and rendering facilities. Mixed industrial would be light industrial, agricultural-based companies and commercial development.
She said the industrial uses may impact country residential parcels, but deemed that mitigation strategies will lessen the impacts of the industrial development.
There may be some road realignment to accommodate industry needs, as long as it didn’t affect landowners and adhere to county and Alberta Transportation guidelines. There were some areas that could accommodate community needs as well.
Ratepayer George Zachary asked about existing country residential property missing from the plan. Staff said they would reconfirm that all country residential properties were listed on the plan. Alan Parkin, Wheatland County chief administrative officer, said it was pertinent to look at where residences in the area were located, due to the nature of industrial development, and suggested a residential map with zoning should be added into the area ASP.
Zachary also asked about details of development levies along Highway 24 and the north range road in the restricted areas.
“The offsite levy encompasses not only this area structure plan but areas east of Carseland as well. There will be a separate bylaw, notification and public hearing process for that. They will also have to hold an open house,” said Nickel. “There will be a full public process and council would have to give support to that levy. The adoption of this ASP does not mean that levy would be adopted by council.”
It was clarified that the levy would only be applied when the land was developed. Zachary said he felt restricted land should have different levies than non-restricted parcels. Reeve Amber Link said that could be considered by council at a later date.
Council approved second reading and wanted the residential map added to the ASP prior to third reading.