Edmonton Zoning Bylaw 12800

970.   SPECIAL AREA EDMONTON ENERGY AND TECHNOLOGY PARK

Bylaw 16942

October 20, 2014

970.1      General Purpose

The purpose of this Section is to designate Edmonton Energy and Technology Park Area Structure Plan as shown on Appendix I to this Section, as a Special Area and to adopt appropriate land use regulations to achieve the principles, objective, and policies of the Edmonton Energy and Technology Park Area Structure Plan, adopted by Bylaw 15093, as amended.

970.2      Application

The designation, location, and boundaries of each underlying Land Use Zone affected or created through Section 970 shall apply as indicated on Appendix I to this Section.

970.3      Land Use Zones Created by Special Area Provisions

Zones, as contained in Section 970.6, 970.7, 970.8, 970.9, and 970.10 have been created in accordance with Section 900 of this Bylaw.

 

Charter Bylaw 18381

May 7, 2018

970.4      Uses

Charter Bylaw 18381

May 7, 2018

For the sole purpose of the special land use zones contained in Section 970.6, 970.7, 970.8, 970.9, 970.10, and 970.11, the following Uses have been created:

  1. Heavy Industrial means activities involved in the manufacturing processing, fabrication, storage, transportation, distribution or wholesaling of the heavy industrial goods and raw materials and in the processing and manufacturing of petrochemicals, which, in the opinion of the Development Officer may emit a significant level of noise, smoke, dust, odour, fumes, flares, vibration, etc and which may require mitigation  with the surrounding land use.

  2. Industrial Logistics means activities involved in storage, transportation, distribution or wholesaling of industrial goods or equipment which do not create an adverse environmental impact beyond its immediate Site and may include the assembly of semi-finished or finished goods or equipment as part of the storage, transportation, distribution or wholesaling of industrial goods or equipment. Typical uses include: intermodal yards and transfer areas; trucking yards, terminals; packaging facilities; courier services, warehouses; City-owned integrated services facilities and palleting facilities.

  3. Industrial Manufacturing means a manufacturing industrial activity which does not create an adverse environmental impact beyond its immediate Site, and may be carried on indoors and/or outdoors and may include but is not limited to the storage, manufacturing, fabricating, dismantling, assembling of semi-finished, or finished goods, products or equipment, food products, distribution, wholesaling, testing, repairing or salvaging of goods and materials, cleaning, servicing, repairing or testing of materials, goods and equipment normally associated with industrial developments .

  4. Laboratories means the use of premises not providing service directly to the public for the provision of analytical, research, or testing services, including biotechnologies and energy and environmental technologies, but does not include photofinishing or photography laboratory.

  5. Light Industrial Business means industrial business uses that conduct their operations such that no nuisance factor is created or apparent outside an enclosed building that would make the use incompatible with adjacent non-industrial uses. Such uses may include but are not limited to the following activities

  1. the cleaning, servicing, repairing or testing of materials, goods and equipment normally associated with industrial or commercial businesses or cleaning, servicing and repairing operations to goods and equipment associated with personal or household use;

  2. the storage or transshipping of materials, goods and equipments; or

  3. the training of personal in general industrial operations.

  1. Research and Development Facilities means premises used for the purpose of conducting research and developing products or services, but does not include retail or wholesale of those products or services. Businesses locating in a building or part thereof are generally used by raw material development and testing firms; processed products development and testing firms; and chemical and biological products development and testing firms.

  2. Specified Industrial Facility means a processing facility for a heavy industrial operation that includes storage tanks, processing equipment, processing ponds, waste or product storage, loading areas, staging areas, and power sub-stations.

970.5      Edmonton Energy and Technology Regulations and Information Requirements

  1. Eco-Industrial Design Plan

An eco-industrial design plan will be required for each development within the Edmonton Energy and Technology Park to address green performance standards and industrial efficiency and ecology. The eco-industrial design plan will provide a detailed description of how the development will incorporate and implement some or all of the following:

Bylaw 16733

July 6, 2015

  1. Construction of high performance Green buildings addressing the following:

  1. water conservation and management;

  2. energy conservation and management;

  3. site environment;

  4. resources and materials;

  5. health and indoor environment;

  6. LEED certification or other third party certification green building rating may waive detailed descriptions of the above elements; and

  7. Green Roofs.

  1. A Statement of confirmation that the applicant has proposed and consulted with neighbouring properties in order to establish shared use agreement to ensure Eco-Industrial Networking between properties to create a corridor for the transhipment of goods and by-products, raw materials through private pipe, rail and/or road above or below the ground for some or all of the following:

  1. waste collection and recycling initiatives;

  2. information business intelligence and technologies;

  3. infrastructure;

  4. joint site access and service lanes;

  5. consolidated logistics areas;

  6. coordinate and share material/resource input and output shipping;

  7. loading facilities;

  8. ground source (geothermal) heat systems;

  9. loading facilities;

  10. options to recover water, specifically rainwater (rooftop, on-lot); stormwater (street, off-lot); grey water; and black water (sanitary);

  11. district energy systems;

  12. parking; or

  13. ecological network.

  1. Landscaping Plan

A "Landscape Plan" shall be submitted as per Section 55 of the Edmonton Zoning Bylaw and shall also include the following:

  1. consistency with recommendations and objectives identified in the applicable Natural Area Management Plan.

  2. the location of new and existing landscape areas. Proposed landscaping shall be integrated with adjacent ecological features and be designed to support ecological network.

  3. arterial or freeway frontages which include additional landscaping.

  4. landscape areas which are connected to those landscaped areas with adjacent parcels, and park and natural areas.

  5. tree trunk  protection from winter snow clearing equipment and designated snow clearing and storage areas.

  6. the planting of native species and use of alternatives to pesticides and herbicides to ensure reduction in the spread of invasive species.

  7. canopy trees along all walking routes.

  8. landscaping is coordinated with the street right-of-way and on adjacent lands to create a seamless transition between public and private space.

  9. tree and shrub plantings located in strategic areas to provide shading, climate protection, and windbreaks.

  10. low water demand plants to reduce or eliminate the need for site watering and improve survivability; and

  11. the following Low Impact Development elements:

  1. perserving natural site features;;

  2. Minimizing and disconnecting impervious areas

  3. permeable paving surfaces and light coloured materials in hard landscaped areas to improve ground water recharge, reduce storm water runoff, and reduce heat radiation;

  4. use of a rain garden is a landscape feature that is planted with native perennial plants used to slow down the stormwater runoff from impervious surfaces and allow it to infiltrate back into the soil;

  5. bio-retention areas;

  6. bioswales; or

  7. or Green Roofs.

  1. that storm water runoff from site and roofs is quality-controlled through the use of best environmental practices in on-site retention, collection, conveyance, and treatment, prior to discharge into receiving watercourses or storm sewers.

  2. that use of natural areas as defining elements of the lot, such as using the buffered edges of watercourse corridors, forest patches or wetlands to delineate rear or side lot lines, to reinforce the role and function of the ecological network in shaping the area’s built form. These edges shall be established through the applicable Natural Area Management Plan.

  3. that green vegetated buffer areas between the edge of protected natural areas and adjacent buildings, parking lots, aisles, and service areas. The dimensioning of these buffered areas must be to the satisfaction of the Development Officer.

  4. that storm water wetlands are incorporated for holding and treatment of storm water runoff.

  5. Determination of Crown bed and shore claims prior to Site clearing or preparation.

  1. Natural Area Management Plan

When an application for a Development Permit is for activity on lands zoned (NA) Natural Area, or is to rezone an identified Natural Area Site to the NA Zone, the Development Officer shall require a Natural Area Management Plan as per Section 14.8 of this Bylaw.

  1. Drainage Servicing Report

An applicant for a Development Permit on a Site in the Petrochemical Precinct shall submit a Site specific drainage servicing report to the satisfaction of the Development Officer in consultation with Drainage Services. The drainage servicing report shall include but not be limited to waste water and storm water discharge rates, quality and quantity and a geotechnical report for the location of any storm water management facilities and outfalls.  The drainage servicing report may, at the discretion of the development officer, include a bird hazard mitigation plan for any planned storm water management facilities.

  1. Risk Management Plan

  1. An applicant for a Development Permit on a Site in or adjacent to the Petrochemical Cluster Precinct shall submit a risk management plan, including a risk assessment plan pertaining to catastrophic events, to the satisfaction of the Development Officer in consultation with the Industrial Planning Unit, Fire Rescue Services & Emergency Response to ensure all Site and building designs within all Edmonton Energy and Technology Park Zones are designed for ease of evacuation and provide protection to building occupants specific to the potential for industrial accidents.

The risk management plan must include the following:

  1. Cumulative effects of multiple risk management sites must be included in all risk assessments undertaken in the plan area where applicable. A cumulative risk analysis refers to the cumulative risk of facilities, pipelines, corridors, dangerous goods roads and dangerous goods rail.

  2. A quantitative risk analysis using accepted risk analysis methods shall be provided.

  3. The risk assessment plan will determine any on-site production, processing, handling, storage, use or disposal of dangerous goods in excess of the quantities identified under the Alberta Fire Code, with reference to small quantity exemptions for Dangerous Goods. The risk assessment plan will also determine the risk of an industrial accident and the potential for additional risk resulting from the cumulative quantities of dangerous goods located at other surrounding facilities.

  1. Notwithstanding 970.5(5)(1), risk management plan may be conducted for and shared by multiple adjoining sites provided development is in conjunction with one another and must include the following information requirements:

  1. Identify the source(s) of risk – a description of the land use. Facilities, activities and operations proposed through sites zoned for heavy industrial zoning or other Edmonton Energy and Technology Park Zoning that allows uses that may generate risk, or existing within 1.5 km of a site proposed for an incompatible use.  Similarly, identify all incompatible uses within 1.5 km. of a site proposed to be designated or zoned for heavy industrial uses.

  2. Identify and assess the potential hazards – hazardous substances, quantities, their use, transportation, storage, and transfer points.

  3. Indicate the likelihood of a catastrophic incident occurring.  Frequency analysis may be based on a historical review of the operation of the facility, other typical examples and/or research on industrial or transportation accidents.  Information sources must be documented.

  4. Describe and analyze the consequences of an incident.  Analysis may include: the type of failure, description of event (e.g., gas release, explosion, fire), scale of event,  area of impact, whether an uncontrolled release may occur, extent of exposure to hazardous materials, the routes through which risk exposure occurs, characterization of harm, the number of people affected, expected property damage, impact on environment, mitigating factors, duration of event. 

  5. Identify information limitation, and the assumptions that were made in the preparation of risk management plan.

  6. Assessment of Risk and proposed risk mitigation measures.  These might include but are not limited to buffers, building design, site layout, operating procedures, evacuation routes, and a description of how such measures will be implemented.

  7. A description of emergency planning and response provisions.

  8. Effective communication plan to inform potentially affected parties about the potential and type of risk and means to deal with it.

  1. Parking Plan

To encourage green development in parking standards applicants for a Development Permit shall submit a parking plan with the following elements to the satisfaction of the Development Officer in consultation with Transportation Services:

  1. required parking shall be based on parking demand objectives, to avoid requiring more parking than is actually needed.  A parking demand assessment may be a requirement of each development application to determine the parking needs of each development.

  2. multi-leveled, structured parking shall be integrated into multi-use buildings, where large parking volumes are unavoidable.

  3. Incorporate Green Parking Lot criteria where feasible.

  1. Transportation Impact Analysis

An applicant for a Development Permit may be required to submit a Transportation Impact Analysis that details the traffic impacts and any related network improvements needed to support the proposed development, at the discretion of the Development Officer, in consultation with Transportation Services.

  1. Design

The Development Officer shall ensure that the following architectural and Site design regulations are incorporated in all developments within Sections 970.6 (EETB) Edmonton Energy and Technology Park Business Park Zone, 970.8 (EETL) Edmonton and Technology Park Logistics Zone, 970.10 (EETM) Edmonton Energy and Technology Park Manufacturing Zone to ensure that the land uses support a pedestrian friendly, aesthetically pleasing and functional environment and reduce the visual impact from Public roadways.

  1. Site Planning and Design

  1. An on-Site system of Walkways must provide direct access and connections to:

  1. primary building entrances;

  2. Walkways from abutting Sites and from perimeter walkways;

  3. parking areas and structures;

  4. site amenities and gathering places;

  5. transit facilities; and

  6. existing trail networks.

  1. Building Design and Architectural Standards

  1. Developments may incorporate visible green technology into facades, such as photovoltaic cells, and/or recycled material.

  2. High quality building materials must be used in buildings located along arterial and freeway frontages, including where any building is adjacent to or facing any residential building

  3. Create visual interest through articulation of building walls adjacent to pedestrian access routes. One or more of the following methods may be used: changes to materials, textures, colours, and patterns, façade modulation; substantial clustered landscape elements, and fenestration providing a sense of transparency.

  4. All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.

Charter Bylaw 18381

May 7, 2018

  1. All mechanical, electrical, pollution control or waste handling equipment Accessory to a building must be screened from view from public rights of way. Such screening may be achieved through landscaping or by using materials identical to, or structurally and visually compatible with, the principal building(s).

  2. At the discretion of the Development Officer, equipment and facilities that are intended to provide educational or aesthetic benefit, such as alternative water treatment facilities, renewable energy devices, innovative recycling systems, etc. may be exempt from this requirements.

  3. Blank walls facing public roadways are not permitted.

  1. Signage

  1. Signs shall comply with the regulations found in Schedule 59G.

  2. Notwithstanding the title of Section 59G.3, regulations for discretionary signs, as well as the regulations for permitted signs, listed shall apply for all permitted Sign Use Classes.

  3. Signs may be designed to reflect an aesthetically pleasing and cohesive approach to complement the architectural green features of all buildings and enhance the unique and identifiable image for the entire zone.

  4. Directional signage shall provide information at critical locations relating to primary tenants, parking lots, loading zones and pick up areas, entrances, exits and amenity areas.

  1. Additional Development Regulations

  1. The applicant for a development within the heliport approach and bird hazard zone as shown on Appendix II shall be required to consult with the Department of National Defence to ensure that the proposed development is consistent with applicable federal regulations regarding, but not limited to, Height and storm water management facilities.

  2. Renewable Energy Devices that are characterized as free standing solar and/or wind turbine structures require a Development Permit and shall comply with the following regulations:

  1. Signs on the device shall be limited to:

  1. Those needed to identify the property, and the owner and warn of any danger; and

  2. Educational signs providing information on the technology and renewable energy usage.

  1. The maximum Height requirement of this Bylaw shall not apply to Renewable Energy Devices as a utility.

Bylaw 17062

July 9, 2015

  1. The minimum distance from the base of any structure, or tower to any property line, habitable structure, business or institutional use shall be equal to 1.2x the total Height of structure to the highest point.

  2. Building mounted micro wind structures shall be Sited so that all parts of the system are located within the yard setbacks or a minimum of 1 m from any property line whichever is greater.

  3. The Development Officer may require that equipment necessary for the monitoring and operation of the Renewable Energy Device be screened from view from any public roadway other than a Lane, and from adjacent Sites if such protections are inconsistent with the character and appearance of surrounding development or the intended visual qualities of this Zone.

  1. If a non-conforming building is damaged or destroyed to the extent of more than 75% of the value of the building above its foundation, a building permit may be issued, within six (6) months of the building being damaged or destroyed, under an existing valid Development Permit in order to allow the building to be repaired or rebuilt in its original form. 

 

970.6 (EETB) Edmonton Energy and Technology Park Business Park Zone

970.7 (EETC) Edmonton Energy and Technology Park Chemical Cluster Zone

970.8 (EETL) Edmonton Energy and Technology Park Logistics Zone

970.9 (EETM) Edmonton Energy and Technology Park Manufacturing Zone

970.10 (EETR) Edmonton Energy and Technology Park Industrial Reserve Zone

970.11 (EETIM) Edmonton Energy and Technology Park Medium Industrial Zone

 

 

Bylaw 16943

October 20, 2014

Bylaw 18097

January 23, 2018

 

Appendix 1 – Special Area Edmonton Energy and Technology Park

 

Bylaw 16942

October 20, 2014

Bylaw 18097

January 23, 2018

 

Appendix II - Special Area Edmonton Energy and Technology Park