On June 13, 2023, Rocky View County Council directed Administration to prepare amendments to Land Use Bylaw C-8000-2020 for the consideration of Council at a public hearing no later than October 31, 2023.
On June 13, 2023, Rocky View County Council directed Administration to prepare amendments to Land Use Bylaw C-8000-2020 for the consideration of Council at a public hearing no later than October 31, 2023, based on the following principles:
- Remove the ability to redesignate to the Business, Live-Work District.
- Add regulations to the district that prevent further subdivision of existing Business, Live-Work district parcels.
- Explore specific land use exceptions that would allow existing residential or agricultural properties on Sunshine Road or Range Road 282 (south of Glenmore and on the east side of Range Road 282) to transition to Business-Live-Work District the same or similar as neighbouring properties.
Although included within the Land Use Bylaw, uses in the Business, Live-Work district have significantly exceeded the Land Use Bylaw rules and regulation for the district. In many cases, the flexibility afforded to applicants for Development Permits issued within Business, Live-Work district, has eroded the primary agricultural and residential nature of application sites, with resulting impacts on the character of the surrounding areas.
The recommended bylaw amendments which will be presented to Council on October 31, 2023, aim to better protect the integrity and character of the agricultural and residential areas within the County, and to guide Industrial-Medium or Outdoor Storage uses currently locating within the Business, Live-Work Parcel to more suitable business and commercial areas guided by County policy.
Please see below responses to some questions you may have:
- I currently have an approved Business, Live-Work parcel, what impacts do these proposed land use bylaw changes have on my land and business?
- All parcels which currently have the Business, Live-Work designation will remain with the current rules and regulations of the district in full force and effect as per Land Use Bylaw C-8000-2020.
- However, no further subdivision of the parcel will be allowed.
- All parcels which currently have a Development Permit in a Business, Live-Work district will remain with the current conditions and requirements of the issued Development Permit.
- I currently own a parcel next to an existing Business, Live-Work parcel, what are my options if I want to redesignate my parcel to Business, Live-Work?
- Council will be considering specific land use exceptions for properties along Sunshine Road and the East Side of Range Road 282, south of Glenmore, for these properties to be given the ability to apply for a Land Use Redesignation to the Business, Live-Work district, as contained within Land Use Bylaw C-8000-2020.
- The maps included below show the properties along Sunshine Road, and the East Side of Range Road 282, south of Glenmore who currently have the Business, Live-Work parcels, and which parcels Council will be considering granting the ability to apply for the Business, Live-Work district.
- I currently own a parcel along Sunshine Road, along the East Side of Range Road 282 south of Glenmore or adjacent to one of the above-mentioned parcel areas, or would like to apply for the Business, Live-Work district on a parcel that is not identified in the attached maps and would like to comment on these proposed amendments, what are my options?
- As an affected party, you are invited to attend the public hearing of Council on Oct 31, 2023, at Rocky View County Hall and speak to the proposed amendments, or send a letter expressing your support or concerns to legislativeservices@rockyview.ca
- What are the proposed Land Use Bylaw Amendments in relation to the Business, Live-Work district?
AMENDMENT #1
THAT Section 394 of Bylaw C-8000-2020, which presently reads:
PURPOSE: The purpose and intent of this district is to provide for a combination of residential and light industrial or commercial activity on a single parcel, with residential as the primary use. The parcel shall be located in the Central East Rocky View Region in locations where adjacent development is industrial or commercial in nature.
Be replaced with:
PURPOSE: The purpose and intent of this district is to provide for a combination of residential and light industrial or commercial activity on a single parcel, with residential as the primary use. The parcel shall be located in the Central East Rocky View Region in locations where adjacent development is industrial or commercial in nature.
a) Redesignation of parcels to this District shall not be approved upon amending Bylaw X-XXXX-XXXX coming into full force and effect.
b) All parcels having this land use designation on the date of adoption of amending Bylaw X-XXXX-XXXX remain in full force and effect; however, this land use district is no longer available for any redesignation applications subsequent to that date.
AMENDMENT #2
THAT Section 396 of Bylaw C-8000-2020, which presently reads:
a) 1.0 ha (2.47 ac)
b) The minimum size of parcels designated with the letter “p” is the number indicated on the Land Use Map
Be replaced with:
a) The minimum parcel size is the area of that parcel at the time of adoption of Bylaw X-XXXX-XXXX.
AMENDMENT #3 (If Council considers specific land use exceptions for properties along Sunshine Road and the East Side of Range Road 282, south of Glenmore, for these properties to be given the ability to apply for a Land Use Redesignation to the Business, Live-Work district, as contained within Land Use Bylaw C-8000-2020.
THAT Section 394 of Bylaw C-8000-2020, which presently reads:
PURPOSE: The purpose and intent of this district is to provide for a combination of residential and light industrial or commercial activity on a single parcel, with residential as the primary use. The parcel shall be located in the Central East Rocky View Region in locations where adjacent development is industrial or commercial in nature.
Be replaced with:
PURPOSE: The purpose and intent of this district is to provide for a combination of residential and light industrial or commercial activity on a single parcel, with
residential as the primary use. The parcel shall be located in the Central East Rocky View Region in locations where adjacent development is industrial or commercial in nature.
a) Redesignation of parcels to this District shall not be approved upon amending Bylaw
X-XXXX-XXXX coming into full force and effect excluding all parcels along Sunshine Road and along the East Side of Range Rd 282 and South of Glenmore Trail.
b) All parcels having this land use designation on the date of adoption of amending Bylaw X-XXXX-XXXX remain in full force and effect; however, this land use district is no longer available for any redesignation applications subsequent to that date.
If you have any questions or concerns, please do not hesitate to contact Planning & Development at development@rockyview.ca, or please call 403.520.8158
On June 13, 2023, Rocky View County Council directed Administration to prepare amendments to the County Plan and Land Use Bylaw C-8000-2020 for the consideration of Council at a public hearing no later than October 31, 2023, based on the following principles:
- Remove the ability to redesignate to the Special, Future Urban Development District.
- Policy direction to explore interim land use compatibility with existing and future uses within the surrounding areas.
- A requirement for interim uses to align with relevant statutory and non-statutory plans, policies, and standards, to consider potential infrastructure impacts on County, Provincial, and other municipalities and to be removed from the lands when required without significant remediation.
- Limitations on subdivision for interim land use areas prior to being supported be an area structure plan.
- confirmation that residential and/or business land uses outside of an adopted area structure plan shall be considered permanent uses and should be assessed as such.
The existing S-FUD district has been reviewed against the Regional Growth Plan and the MDP, and there is no support for allowing interim uses prior to the build-out of growth areas. Similarly, many of the County’s area structure plans (ASPs) do not anticipate or accommodate the establishment of interim uses prior to the implementation of comprehensive subdivision and development plans.
The S-FUD district is also redundant, as the uses allowed for within S-FUD are also allowed within several other business districts within the LUB. Considering the lack of support within regional and municipal statutory planning policy for interim uses, and the issues observed with ambiguity and duplication in the current S-FUD district, Administration recommends that amendments be made to the Land Use Bylaw to remove the district.
Please see below responses to some questions you may have:
- I currently have an approved Special, Future Urban Development District, what impacts do these proposed land use bylaw changes have on my land and business?
- All parcels which currently have a Special, Future Urban District designation will remain with the current rules and regulations of the district in full force and effect as per Land Use Bylaw C-8000-2020.
- If subdivision of the parcel is proposed, it must be supported by an area structure plan, and the proposal will be explored by Administration.
- All parcels which currently have a Development Permit in a Special, Future Urban district will remain with the current conditions and requirements of the issued Development Permit.
- I currently own a Special, Future Urban district parcel or would like to redesignate my land to Special, Future Urban district and would like to comment on these proposed amendments, what are my options?
- As an affected party, you are invited to attend the public hearing of Council on Oct 31, 2023, at Rocky View County Hall and speak to the proposed amendments, or send a letter expressing your support or concerns to legislativeservices@rockyview.ca.
- What are the proposed County Plan and Land Use Bylaw Amendments in relation to the Special, Future Urban district?
Amendment #1
THAT a new section be inserted into Section 28.0 (Area Structure Plan Preparation and Amendment) of Bylaw X-XXXX-XXXX as follows:
Interim Land Uses
Area structure plans commonly have policies to phase development areas according to factors such as servicing and transportation infrastructure capacity and improvements. Therefore, some lands within approved area structure plans can take many years to build out completely in accordance with their intended land use.
In some area structure plans, it may be appropriate to allow for low impact temporary uses on lands prior to their development as comprehensively planned residential, business, or institutional areas. These interim land uses usually have no permanent structures associated with them and have limited servicing requirements. Consequently, they can be easily removed from the land at the time of the planned final use of the site being implemented.
28.7 Upon preparation, review, or amendment of an area structure plan, the provision of interim land uses within the area structure plan shall be explored, subject to the following considerations:
a)the compatibility of the interim land use with existing and future uses within the surrounding area;
b) alignment with relevant statutory and non-statutory plans, policies and standards;
c) potential impacts upon the infrastructure of the County, Province, and other agencies and municipalities;
d) the ability of the use to be removed from the lands when required, without significant remediation efforts; and
e) limitations on subdivision for interim land use areas during the period prior to implementation of comprehensive development as supported by the area structure plan.
28.8 Redesignation applications proposing interim residential and/or business land uses outside of an adopted area structure plan or local plan shall not be supported. The uses shall instead be considered to be permanent and assessed as such against the policies of this Plan.
Amendment #2
THAT a new definition be inserted into Appendix B (Definitions) of the Bylaw X-XXXX-XXXX as follows:
INTERIM LAND USE means a use which is transitional in nature, providing the potential to utilize land for commercial gain or community benefit, prior to its planned comprehensive development for residential, business, or institutional uses. The land use redesignation approval for an interim land use under the Land Use Bylaw is permanent, but the associated development permits approved are temporary. Typical interim land uses have limited impacts on infrastructure and can be easily removed from the land upon comprehensive development taking place.
Amendment #3
THAT Sections 28.0 (Area Structure Plan Preparation and Amendment) of Bylaw X-XXXX-XXXX be renumbered and formatted accordingly.
LAND USE BYLAW AMENDMENTS
Amendment #1
THAT Section 460 of Bylaw C-8000-2020, which presently reads:
PURPOSE: To provide a limited range of temporary uses that can easily be removed when land is developed to an urban standard while protecting lands for future urban development by restricting premature subdivision and development, while accommodating agricultural uses.
Be replaced with:
PURPOSE: To provide a limited range of temporary uses that can easily be removed when land is developed to an urban standard, while protecting lands for future urban development by restricting premature subdivision and development, and while accommodating agricultural uses.
a) Redesignation of parcels to this District shall not be approved upon amending Bylaw
Bylaw X-XXXX-XXXX coming into full force and effect.
b) All parcels having this land use designation on the date of adoption of Bylaw X-XXXX-XXXX remain in full force and effect; however, this land use district is no longer available for any redesignation applications subsequent to that date.
Amendment #2
THAT Section 462, which presently reads:
a) An un-subdivided Quarter Section.
b) The portion created and the portion remaining after registration of a First Parcel Out subdivision.
c) If a parcel is not an un-subdivided Quarter Section or First Parcel Out at the time it has been re designated SFUD, the minimum area of a parcel is the area of that parcel at the tie of such designation.
Be replaced with:
a) The minimum parcel size is the area of that parcel at the time of adoption of Bylaw X-XXXX-XXXX.
Administration has been directed to bring these proposed amendments forward for Council consideration at a public hearing on October 31, 2023.
If you have any questions or concerns, please do not hesitate to contact Planning & Development at development@rockyview.ca, or please call 403.520.8158
On June 13, 2023, Rocky View County Council directed Administration to prepare amendments to Land Use Bylaw C-8000-2020 for the consideration of Council at a public hearing no later than October 31, 2023, based on the following principles:
- Remove the Special Function Business use from all districts that currently allow the use.
- Explore strategies, policies, and locational criteria within the current Municipal Development Plan review project to promote agri-tourism and agri-business opportunities for small-scale rural businesses.
- Continue to consider renewal of development permits for existing Special Function Businesses until policy direction is confirmed within the forthcoming Municipal Development Plan on rural business opportunities within the County.
Although included within the Land Use Bylaw (LUB), Special Function Businesses (SFB) promote uses that have limited support within the Regional Growth Plan or Municipal Development Plan (MDP) and have encouraged the dispersed location of business uses outside of approved area structure plans.
Administration recommends that the ability to apply for a new SFB development permit be removed and that the current MDP review project be the appropriate avenue to set policy guiding the location and form of future SFB opportunities on residential or agricultural parcels. This would allow LUB amendments to the SFB use be made to implement new policies following the adoption of the new MDP in 2025.
The recommended bylaw amendments which will be presented to Council on October 31, 2023, aim to better protect the integrity and character of the agricultural and residential areas within the County, and guide the location and form of future SFB’s.
Please see below responses to some questions you may have:
- I currently have an approved Special Function Business development permit; what impacts do these proposed land use bylaw changes have on my permit and business?
- All current Development Permits for Special Function Businesses and associated conditions of the permit will remain in full force and effect.
- My development permit for a Special Function business requires a renewal, how will the County assess my renewal application?
- Administration is recommending all active SFB permits may be renewed to a date no later than Dec 31, 2026, to allow for the new MDP to be adopted and to set a direction for the continuation of these types of operations.
- I currently have a Special Function business development permit, would like to apply for a Special Function Business use in the future or are an affected party and would like to comment on these proposed amendments, what are my options?
- As an affected party, you are invited to attend the public hearing of Council on Oct 31, 2023, at Rocky View County Hall and speak to the proposed amendments, or send a letter expressing your support or concerns to legislativeservices@rockyview.ca.
- What are the proposed Land Use Bylaw Amendments in relation to the Business, Live-Work district?
LAND USE BYLAW AMENDMENTS
Amendment #1
THAT Section 154-156 of Bylaw C-8000-2020, which presently reads:
154 Special Function Business General Requirements:
a) May only be located on a parcel for 15 cumulative days in a calendar year, excluding the time used to erect or dismantle any temporary structures.
155 Special Function Business Site Requirements:
a) The maximum area of a Special Function Business shall not exceed 400.0 m2(4305.56 ft2) or 1% of the parcel area, whichever is less.
156 Special Function Business Development Permit Requirements:
a) A Development Permit application will respond to Section 154 and 155, and
b) A Development Permit for a special function business shall not exceed three (3) years.
Be replaced with:
154 Special Function Business General Requirements:
a) May only be located on a parcel for 15 cumulative days in a calendar year, excluding the time used to erect or dismantle any temporary structures.
155 Special Function Business Site Requirements:
a) The maximum area of a Special Function Business shall not exceed 400.0 m2(4305.56 ft2) or 1% of the parcel area, whichever is less.
156 Special Function Business Development Permit Requirements:
a) A Development Permit application will respond to Section 154 and 155, and
b) A Development Permit for a special function business shall not exceed three (3) years.
157 Special Function Business Development Permit Allowances:
a) A Development Permit application proposing this use shall not be approved upon amending Bylaw X-XXXX-XXXX coming into full force and effect.
b) All active Development Permits having this use on the date of adoption of amending Bylaw X-XXXX-XXXX remain in full force and effect, and may be renewed to a date no later than Dec 31, 2026.
Amendment #2
THAT Bylaw C-8000-2020 be renumbered and formatted accordingly.
If you have any questions or concerns, please do not hesitate to contact Planning & Development at development@rockyview.ca, or please call 403.520.8158
There are several ways to get involved in this project.