Rural Industrial

Lands within the Rural Industrial category are suitable for light and heavy industrial uses and storage facilities. These lands have rural servicing, and are not expected to be required for urban growth as the Region grows to 1 million residents. The category is represented on the Regional Land Use Map attached to this Plan as Exhibit 2 as Rural Commercial/Industrial, and industrial areas will be designated through more detailed planning.

Objectives

11-1         Promote economic development by designating suitable areas for rural industrial development

11-2         Encourage rural industrial development to cluster in industrial parks to provide for the efficient development of rural infrastructure and community services.

11-3         Minimize conflicts between rural industrial development and other regional land uses

Policies

11.01       Delineation of Rural Commercial and Rural Industrial Areas on the Regional Land Use Map.The lands designated as Rural Commercial/Industrial on the Regional Land Use Map attached to this Plan as Exhibit 2 should be delineated into Rural Industrial areas and Rural Commercial areas through more detailed planning.

11.02       Designation of Rural Industrial Areas. Rural Industrial development shall be sited in areas designated as Rural Commercial/Industrial on the Regional Land Use Map attached to this Plan as Exhibit 2, and in areas that have been identified as suitable for Rural Industrial development through the detailed planning referenced in Policy 11.01.

11.03       Designation of Rural Industrial Land Use Classifications. Concept Plans and other detailed planning developed for rural industrial areas shall be required to differentiate areas between three types of industrial land use areas:

a.   Business Districts, which include:

1.   mixed use light industry, storage and associated business development where the potential conflict with adjacent land uses is minimal and location adjacent to major highways for exposure is important;

2.   small and medium-sized, value-added manufacturing and service industries;

3.   fully landscaped sites, screened loading areas, an absence of outdoor storage of raw materials and an overall quality of site development that is superior to light or heavy industrial areas; and

4.   a buffer or transitional area between more intensive industrial uses and incompatible uses, such as residential areas.

b.   Light Industrial Districts, which include:

1.   developments that have moderate potential for conflicts with adjacent land uses and are less dependent on exposure to high traffic areas;

2.   a variety of industrial uses, including but not limited to manufacturing, assembly and repair, warehousing, wholesale distribution, and limited retailing as an accessory use.

3.   limited outdoor storage of raw materials subject to screening to the satisfaction of Corman Park and an overall quality of site development that is superior to heavy industrial areas; and

4.   buffers or transitional areas between more intensive uses and incompatible uses, such as residential areas.

c.   Heavy Industrial Districts, which include:

1.   developments with a high potential for conflicts with adjacent land uses, that are not dependent on exposure to high traffic areas;

2.   land uses and processes that may potentially create land use conflicts with regard to noise, vibration, dust, smoke, aesthetics or odour; and

3.   the outdoor storage of raw and processed materials, subject to the provision of screening to the satisfaction of the RM.

11.04       Industrial Parks. Industrial uses shall be restricted to industrial parks except where it can be clearly demonstrated to the satisfaction of the RM that an industrial use has specific location requirements that limit its location to a specific alternate site.

11.05       Contract Zoning. In considering proposals to rezone property for site specific industrial uses, Council may require the rezoning to be undertaken according with the provisions of Section 69 of the Act.

11.06       Industrial Development Adjacent to Urban Areas. New industrial development shall not be located adjacent to the boundary of an urban municipality unless the proposal:

a.   is compatible with current and planned urban land uses within the adjacent urban municipality;

b.   will not place pressure on the adjacent urban municipality to develop, expand or upgrade services and infrastructure without an agreement for servicing and infrastructure costs between the urban municipality and the RM; and

c.   is referred to the adjacent urban municipality for review in accordance with the policies of this Plan.

11.07       Buffered Uses in Industrial Parks. Planning for proposed industrial parks shall ensure that industries with a high potential for land use conflicts are located to provide for buffering from non-industrial uses of land through:

a.   distance separation and landscaping,

b.   visual buffers from potentially impacted properties, and/or

c.   siting of uses with less impacts (e.g., arterial commercial, light industrial, business district) near roadways and other potential areas of conflict.

11.08       Hazardous Industries. Industries using hazardous materials or producing waste dangerous goods as defined by The Environmental Management and Protection Act, 2002 may be considered subject to providing clear evidence of compliance with The National Fire Code, The Hazardous Substances and Waste Dangerous Goods Regulations, and any other applicable codes, standards and provincial and federal approvals.

11.09       Urban Servicing in Rural Industrial Areas. Uses requiring urban servicing in Rural Industrial areas shall require servicing agreements with the relevant urban municipality.

11.10       Location Criteria. Industrial developments shall be directed to locations where:

a.   existing roads and infrastructure are sufficient to support the development or the costs of extending roads and infrastructure are minimized;

b.   impacts to existing roadways and additional costs of maintenance are minimized

c.   lands are not prone to natural hazards;

d.   lands do not have unique historical or archaeological significance;

e.   lands do not have significant wildlife habitat;

f.    lands do not have high-quality recreational resources;

g.   surface and groundwater resources will not be impacted;

h.   drainage considerations can be mitigated;

i.    land use conflicts are minimized;

j.    lands are outside the separation distances detailed in Policies 7.07 and 7.09; and

k.   any other costs to the RM associated with the development are minimized.

11.11       Agricultural Subdivisions in Rural Industrial Areas. Lands designated as “Rural Industrial” on the Regional Land Use Map attached to this Plan as Exhibit 2 may be subdivided to permit:

a.   the establishment of up to two (2) discretionary uses per quarter section (64.8 hectares, or 160 acres) or one (1) discretionary use per 32.4 hectare (80 acre) parcel, subject to Council approval;

b.   the establishment of up to two (2) agricultural residential building sites per quarter section (64.8 hectares, or 160 acres) or one (1) agricultural residential building site per 32.4 hectare (80 acre) parcel, subject to rezoning to an appropriate district; or

c.   a combination thereof to a maximum of two (2) building sites per quarter section (64.8 hectares, or 160 acres) or one (1) building sites per 32.4 hectare (80 acre) parcel.