Northern Lights Upgrader Project Land Use€¦ · Northern Lights Upgrader Project 06-010.600...

Suite 208 4207 – 98 Street Edmonton AB Canada T6E 5R7 Tel: 780.496.9048 Fax: 780.496.9049 Email: [email protected] www.mems.ca

Northern Lights Upgrader Project Land Use

Prepared for: Synenco Energy Inc.

Prepared by: Millennium EMS Solutions Ltd.

#208, 4207 – 98 St Edmonton, AB T6E 5R7

September 17, 2006 File # 06-010.600

Northern Lights Upgrader Project 06-010.600 September 2006

Millennium EMS Solutions Ltd. Page i

Table of Contents Page

Table of Contents..................................................................................................................... i List of Tables........................................................................................................................... ii List of Figures.......................................................................................................................... ii

1.0 INTRODUCTION.........................................................................................................1 1.1 Final Terms of Reference........................................................................................1

2.0 ASSESSMENT APPROACH.......................................................................................3 2.1 Study Areas .............................................................................................................3 2.2 Analytical Approach.................................................................................................3

3.0 LAND USE OBJECTIVES AND PLANNING PARAMETERS .....................................5 3.1 Municipal Development Plan (Bylaw 818/96) ..........................................................5 3.2 Land Use Bylaw 819/96...........................................................................................6 3.3 Sturgeon County: Alberta’s Industrial Heartland Area Structure Plan ....................8 3.4 Provincial and Federal Requirements ...................................................................13

4.0 BASELINE CONDITIONS .........................................................................................14 4.1 Local Study Area ...................................................................................................14 4.2 Regional Study Area..............................................................................................14

4.2.1 Residential Land Use.....................................................................................16 4.2.2 Agricultural Land Use ....................................................................................17 4.2.3 Industrial Land Use........................................................................................17 4.2.4 Recreational...................................................................................................17

5.0 IMPACT ASSESSMENT ...........................................................................................18 5.1 Application Case....................................................................................................18

5.1.1 Land Use Management .................................................................................18 5.1.2 Residential Areas...........................................................................................18 5.1.3 Agricultural Areas ..........................................................................................19 5.1.4 Recreational Areas ........................................................................................19 5.1.5 Industrial Facilities .........................................................................................19

5.2 Mitigation Plans .....................................................................................................20 5.4 Summary ...............................................................................................................20 5.5 Cumulative Effects Assessment ............................................................................20 5.6 Follow-up and Monitoring ......................................................................................21

6.0 REFERENCES..........................................................................................................21


Millennium EMS Solutions Ltd. Page ii

List of Tables Page

Table 3.1.1: Municipal Considerations for Planning an Industrial Development ....................5 Table 3.2.1: Land Use Districts within the LSA1.....................................................................6 Table 3.3.1: Heavy Industrial Policy Area Guidelines for Heavy Industrial Activities .........10 Table 3.3.2: Development Framework Summary for Sturgeon County................................11

List of Figures Page

Figure 2.1.1: Location of LSA and RSA ..................................................................................4 Figure 3.2.1: Land Use Districts ..............................................................................................7 Figure 3.3.1: Policy Areas .......................................................................................................9 Figure 4.1.1: Baseline Land Use within the LSA...................................................................15 Figure 4.2.1: Baseline Land Use within the RSA ..................................................................16


Millennium EMS Solutions Ltd. Page 1

1.0 Introduction The Northern Lights Partnership (the NLP), comprising Synenco Energy Inc. (Synenco) and SinoCanada Petroleum Corporation (SinoCanada), is applying to Alberta Environment (AENV) and the Alberta Energy and Utilities Board (AEUB) for an approval to construct and operate a stand alone bitumen upgrader. An assessment of landuse is required with the application. The NLP retained JDEL Associates Ltd. (JDEL) in association with Millennium EMS Solutions Ltd. (MEMS) to complete the land use baseline and impact assessment to meet the requirements as outlined in the Terms of Reference (TOR) issued by AENV for the Environmental Impact Assessment (EIA).

Land use refers to human use of land and resources. Land use includes both consumptive and non-consumptive uses of land and renewable and non-renewable resources on, in or below the land. Land use also includes non-consumptive uses of water (e.g., recreational uses) and consumptive use of resources in water (e.g., fishing), but not use of the water itself (which is addressed separately in Volume 4, CR # 8 Surface Water. Subsequent references to “land use” in this section include these uses of resources and water, unless otherwise noted. For the purposes of this assessment, land use includes local and regional land use management, residential land use, agricultural activities, recreation uses and other industrial uses.

The Project may affect land use directly (i.e., direct interaction between the Project and land uses or institutions) or indirectly (i.e., affecting a land use by affecting the biophysical environment upon which that use depends). Both types of potential effects are considered in the assessment as appropriate.

1.1 Final Terms of Reference

Section 4.8 (a through c) of the TOR issued by AENV on September 1, 2006 specifies the scope of issues and potential effects related to land use to be addressed in the EIA. Table 1.1 indicates where these requirements are addressed in the report.



Table 1.1: Final Terms of Reference Concordance Table (Land Use) TOR No.

Information Requirements Reference Section in Consultant Report

4.8 Land Use and Reclamation

Review current land and water use issues and identify the anticipated changes in nature, location and duration of land and water use as a result of the Project. Discuss:

CR # 4 (Land Use)

a) conformity with land use objectives and planning parameters for the Sturgeon County, Alberta’s Industrial Heartland Area Structure Plan; Heavy Industrial Policy Area, and the Planning Framework;

CR # 4 (Land Use), Section 3.0

b) potential project impact on local and regional land use management, residential areas, agricultural activities, areas with native vegetation, wildlife habitat, recreation uses, and other industrial uses in the region;

CR # 4 (Land Use) CR # 6 (Vegetation) CR #7 (Wildlife)

c) mitigation plans to minimize these effects.

CR # 4 (Land Use), Section 5.3



2.0 Assessment Approach 2.1 Study Areas

The local study area (LSA) is delineated as those lands owned by Synenco on behalf of the NLP, which is approximately 650 ha (Figure 2.1.1). The regional study area (RSA) for land use encompasses Sturgeon County’s portion of the AIH area, which is approximately 10,300 ha (Figure 2.1.1).

2.2 Analytical Approach

The potential effects of the Project on surrounding land uses were determined based on accordance with the following regulatory documents:

1. Sturgeon County, Alberta’s Industrial Heartland Area Structure Plan (Bylaw 900/00); 2. Sturgeon County, Municipal Development Plan (Bylaw 818/96); and 3. Sturgeon County, Land Use Bylaw (Bylaw 819/96).

Assessment of the Project effects on local and regional land use management, residential areas, agricultural activities, recreation uses and other industrial uses in the region involved:

• Collection of baseline information through literature reviews and previous land use assessments;

• Review of area land use objectives and planning parameters including legislation, bylaws, policies and plans; and

• Determination of project effects and identification of mitigation plans to minimize these effects.

Assessment of the Project effects on areas with native vegetation and wildlife habitat is included in Volume 3, CR # 6 Vegetation and CR # 7 Wildlife, respectively.

For the purpose of the assessment of the effects on land use, a significant adverse effect is one that results in non-conformance with the applicable land use management framework.

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3.0 Land Use Objectives and Planning Parameters Industrial activity in Sturgeon County is regulated by a number of governing bodies and associated legislation. These regulations, bylaws, policies and plans are discussed in the following subsections.

3.1 Municipal Development Plan (Bylaw 818/96)

One of the goals in the Sturgeon County Municipal Development Plan (MDP) is to encourage and provide for continued business and industrial growth. The factors to be considered when developing an industrial project are listed in Table 3.1.1. A description of Project activities and outcomes in response to the factors are also highlighted in the Table.

Table 3.1.1: Municipal Considerations for Planning an Industrial Development

Factor For Consideration Project Description

Industrial developments are required to comply with the provisions the Alberta Industrial Heartland Area Structure Plan (Bylaw 900/00) well as Sturgeon County’s Land Use Bylaw.

Conformance with these documents demonstrated in Section 3.3 and 3.2 of this report.

Demonstrate, to the satisfaction of the County, that an isolated site, as opposed to an industrial park site, is required.

An isolated site was chosen within the Industrial Heartland as it was developed to accommodate heavy industry such as petrochemical processing or oil and gas refining (Sturgeon County 2001).

Avoid, to the extent possible, locating on better agricultural lands.

The Project will be developed upon lands designated as Class 3, 4 and O by the Canada Land Inventory (CLI) Soil Capability for Agriculture. This means the land has moderately severe to severe limitations related to crops.

Locate adjacent to, or near, a major transportation route such as a primary or secondary highway.

The Project is located adjacent to Highway 38 and Secondary Highway 643.

Be compatible with adjacent land uses. The Project is located within the Industrial Heartland, which was developed for industrial use.

Require minimal on-site municipal services, improvements and public amenities.

Municipal services are discussed in Volume 2, Part B.



Factor For Consideration Project Description

Demonstrate to the municipality’s satisfaction that on-site water and sewage disposal capacity is available.

Municipal services are discussed in Volume 2, Part B.

Heavy industrial developments will be directed to the area districted Heavy Industrial by the Land Use Bylaw.

The Project will be located within the Industrial – Heavy District.

3.2 Land Use Bylaw 819/96

The purpose of Bylaw 819/96 is to regulate and control the use and development of land and buildings within the Sturgeon County. The LSA is located within the Industrial-Heavy District Zone. The RSA encompasses three Land Use Districts (Table 3.2.1), including 5084 ha within the Industrial – Heavy District, 4132 ha within the Agriculture District and 1065 ha within the Agriculture – Nature Conservation District (Figure 3.2.1).

Table 3.2.1: Land Use Districts within the LSA1

District Objective

Industrial – Heavy The purpose of this district is to provide for large scale major industrial uses that, due to their appearance, noise, odour, risk of toxic emissions or fire and explosion hazards are incompatible with residential and other land uses.

Agricultural The purpose of this district is to accommodate agricultural land uses while having regard for the rural, agricultural character of the area.

Agricultural-Natural Conservation

The general purpose of this district is to protect unique natural areas and environmentally sensitive areas and to provide for the development of recreational uses in accordance with the policies set out in the Municipal Development Plan.

Notes: 1. From Salloum & Associates Ltd. 2006.

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3.3 Sturgeon County: Alberta’s Industrial Heartland Area Structure Plan

The Alberta Industrial Heartland Association (AIHA) was established in 1998 with intergovernmental and industry cooperation to develop and promote the Alberta Industrial Heartland region as a global leader in processing, manufacturing and eco-industrial development (Sturgeon County 2001). Sturgeon County is one of four municipal partners of the AIHA. The AIH encompasses a 194 km2 area including portions of Sturgeon County, the City of Fort Saskatchewan, Strathcona County and Lamont County. Municipal partners developed an Area Structure Plan (ASP) specific to their municipality to ensure the purpose of the overall AIH ASP was achieved (Sturgeon County 2001).

The Sturgeon County ASP was developed to provide guidance for the future growth of industrial development in the County. Sturgeon County incorporated the land use policies from Sturgeon County’s MDP as the basis for proposed land uses within the AIH. There are three policy areas identified in the Sturgeon County ASP, including the Environmental Policy Area – North Saskatchewan River, Agriculture Policy Area and Heavy Industrial Policy Area (Figure 3.3.1).

The Heavy Industrial Policy Guidelines and the Environmental Policy Guidelines– North Saskatchewan River apply to the Project. The Heavy Industrial Policy Guidelines are presented in Table 3.3.1 along with the measures implemented by the NLP to meet these considerations. The Environmental Policy Guidelines only apply to lands located along the North Saskatchewan River (the NSR). The Environmental Policy Guidelines recommend establishment and maintenance of a 50-metre setback from the top of the river valley to maintain integrity of the valley’s edge and to accommodate public access. At this time, the intake structure location has not been finalized and therefore a comparison to the Environmental Policy Guidelines is not included.

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Table 3.3.1: Heavy Industrial Policy Area Guidelines for Heavy Industrial Activities

Policy Guideline Project Consideration Comply with all municipal, provincial and federal approvals, including the preparation of EAs.

Project activities will comply with all municipal, provincial and federal approvals, as and where applicable including Municipal Development Plan Bylaw 818/96, Land Use Bylaw 819/96, the Environmental Protection and Enhancement Act (EPEA) and its associated regulations and Codes of Practice (COP), the Water Act and its associated regulations and Codes of Practice (COP), EUB directives and policy requirements, the Fisheries Act and its associated regulations and the Navigable Waters Protection Act and its associated regulations.

Develop poor land and retain good agricultural land as a buffer. Ensure Canadian Land Inventory Classes 1 & 2 lands are conserved. Prepare a conservation and reclamation plan as required by provincial regulatory agencies.

The Project is located on CLI Class 3, 4 and O lands; there are no CLI Class 1 or 2 lands located within the LSA. A conservation and reclamation plan has been prepared as specified in the Terms of Reference and is included Section E.6 and CR # 5 Soils and Terrain.

Comply with AENV and EUB regulations, approval conditions, COPs and standards and guidelines pertaining to surface water quality, deepwell disposal, discharge to the NSR and airshed maintenance.

Project activities will comply as and where applicable, with AENV and EUB regulations, approval conditions, Codes of Practice and standards and guidelines relating to surface water, groundwater, and air quality. The EAs for air, surface water and groundwater are included in Volumes 3 and 4, CR #1 Air, CR #8 Surface Water and CR # 9 Hydrogeology.

Comply with AENV requirements related to air separation units, cogeneration power units and EUB requirements related to noise, power transmission and pipelines.

The Project will comply, as and where applicable, with the requirements set by AENV and EUB related to air separation units, power generation units, noise, power transmission and pipelines. Information related to the above is presented in Volume 2, Part B, and Volume 3, CR # 3 Noise.

Establish and maintain buffer around facility. Prepare a landscape management plan for the buffer so it can accommodate low risk activities.

A buffer of 457 m from residences will be maintained (pursuant to Bylaw 819/96, Section 6.21.7). See also Volume 2, Part C for additional information on landscaping commitments.

Explore methods of sharing infrastructure with other industrial facilities and agricultural activities in the area.

Methods of sharing infrastructure are discussed in Volume 2, Part B.

Consider existing agricultural uses and river accesses when accessing the

There are safety and security issues that need to be addressed by the NLP. It is not anticipated that the Project



Policy Guideline Project Consideration NSR. would block access to the River Valley, however any

infrastructure located within the River Valley would be secured (i.e., fenced) appropriately.

Prepare an Emergency Response Plan The Emergency Response Plan for the Project is presented in Volume 2, Appendix 5.

The planning framework provided in the ASP assists prospective industrial parties in identifying and assessing potential sites and can be used to help guide proponents through the detailed preparation of material necessary to support regulatory applications. The planning criteria and considerations relevant to the Project are summarized in Table 3.3.2.

Table 3.3.2: Development Framework Summary for Sturgeon County Performance Criteria Project Details Public Considerations Access to river valley There are safety and security issues that need to be

addressed by the NLP. It is not anticipated that the Project would block access to the River Valley, however any infrastructure located within the River Valley would be secured (i.e., fenced) appropriately.

Flexible zoning for interim use Flexible zoning is not required for this Project. Internal buffers (lights, noise, visual) Information relating to light, noise and visual buffers is

provided in Volume 2, Parts B and C. Preservation and/or integration of agricultural lands

The NLP will consider maintaining current agricultural lands on undeveloped portions of the Project lands.

Corridors for transportation and pipelines The NLP will work with pipeline and utility owners, as well as other stakeholders, to develop appropriate corridors. See Volume 2, Part B for additional information.

Greenbelt along river The NLP will conform to the conditions set for the Environmental Policy Area by the ASP (Section 3.3).

Common definitions of terms and zones The PDA is located within lands zoned Industrial – Heavy and as such this is not applicable to this Project.

Protection of natural features Impact on natural features will be mitigated as discussed in the Consultant Reports located within Volumes 3 and 4.

Resource Composite Considerations Existing transportation Infrastructure Hydrology Pipelines and wellsites Vegetation

The location for the Project was determined with consideration of resources as discussed in Volume 2, Part B and CR # 5 Soils and Terrain, CR # 6 Vegetation and CR # 8 Surface Water.



Performance Criteria Project Details Soils Municipal Considerations Noise bylaw The noise impact assessment was evaluated using

applicable regulations and guidelines. This information is discussed in Volume 3, CR # 3 Noise.

Watercourse setbacks A setback will be maintained between the Project and the NSR top of bank.

Permitted uses The Project is located in the Heavy Industrial Policy Area of the Sturgeon County Alberta’s Industrial Heartland Area Structure Plan (Bylaw 900/00). The intent of the Heavy Industrial Policy Area is to accommodate heavy industry such as petrochemical processing or oil and gas refining (Sturgeon County 2001).

Discretionary Uses Not applicable. Local requirements Project activities will be conducted as and where

applicable, in accordance with Sturgeon County Land Use Bylaw 819/96 and the Municipal Development Plan Bylaw 818/96.

ILO setbacks Not applicable. Subdivision standards Not applicable. Intersection spacing Not applicable. Development standards The Project will be developed in accordance with

Sturgeon County Land Use Bylaw 819/96 and the Municipal Development Plan Bylaw 818/96 as and where applicable.

Buffers A buffer of 457 m from residences will be maintained (pursuant to Bylaw 819/96, Section 6.21.7).

Servicing standards Servicing standards are discussed in Volume 2, Part B.

Non-conforming uses Not applicable. Municipal EIA requirements An EIA for the Project is required by provincial

legislation, the EPEA. Sturgeon County will have the opportunity to review the EIA once it is filed with AENV and the EUB.

Emergency Preparedness The emergency response plan (ERP) is discussed in Volume 2, Part B (Synenco’s corporate ERP is provided in Volume 2, Appendix 5).

Eco-Industrial Considerations Maintenance of ecological functions Lowering of overall level of material use Reduction of toxic and hazardous materials Use of renewable and re-usable resources

The purpose of eco-industrial planning is to create an industrial development that collaborates in managing environmental and resource issues to obtain enhanced environmental and economic performance



Performance Criteria Project Details rather than non-renewable and disposable resources Waste prevention as an underlying design criterion Diversification of industries, businesses, materials, products and services within the capacity of natural systems Creation of infrastructure for cycling of waste materials Encourage products and services which have no undue environmental impact

(Sturgeon County 2001). Information regarding waste management is discussed in Volume 2, Part B. Information relating to the eco-industrial integration that is currently contemplated under the Agrium MOU is provided in Volume 2, Part A (Sections A.1.1 and A.3.1).

Provincial Considerations Airshed The airshed is discussed in Volume 3, CR # 1 Air. Surface Water Surface water is discussed in Volume 4, CR # 8

Surface Water. Groundwater Groundwater is discussed in Volume 4, CR # 9

Hydrogeology EUB Pipeline setbacks EUB pipeline setbacks are considered in the site

planning process. Construction requirements associated with the existing pipelines are discussed in Volume 2, Part B.

Energy and Utility Board Noise Standards Noise is discussed in Volume 3, CR #3 Noise.

Federal Considerations Fisheries and Oceans Canada (DFO) DFO will be consulted, if required, regarding the

construction of a water intake in the NSR. National Energy Board Not applicable. Environment Canada Copies of the Application will be provided to AENV

who will provide copies to the applicable federal departments including Environment Canada.

Canadian Transportation Agency Not applicable. Canadian Environmental Assessment Agency (CEA Agency)

Copies of the Application will be provided to AENV who will provide copies to the applicable federal departments including the CEA Agency.

3.4 Provincial and Federal Requirements

The Project must also comply with the regulations of provincial and federal government departments. Provincial and federal requirements are addressed throughout the Application and the EIA. Please refer to the Regulatory Framework included within Volume 2, Part A, Section 4.



4.0 Baseline Conditions Baseline conditions are limited to a description of local and regional land use management as it relates to residential areas, agricultural development, recreation uses and other industrial uses. Native vegetation and wildlife habitat are assessed in Volume 3, CR # 6 Vegetation and CR # 7 Wildlife.

4.1 Local Study Area

The PDA is zoned Industrial-Heavy which is shown in Figure 3.2.1and located within the Heavy Industrial Policy Area which is shown in Figure 3.3.1. Current uses of the land are predominately residential, agricultural and industrial. These uses are shown in Figure 4.1.1.

There are four residences located within the LSA. Most of the LSA is used for agricultural purposes including crop and hay production and cattle pasturing. Some land still maintains native vegetation and it provides wildlife habitat. Refer to Volume 3, CR # 6 and CR # 7 for information related to vegetation and wildlife within the PDA.

Oil and gas activity exists on approximately 21 ha of the 650 ha LSA. There are ten oil and gas facilities located within the LSA, three of which are active (IHS Energy Inc. 2006). There are eight high pressure pipeline rights of way and numerous low pressure natural gas pipeline rights of way (Coronado Gas Co-op Ltd.) located throughout the LSA. The location of the oil and gas facilities and pipelines are shown in Figure 4.1.1.

Two municipal roadways, Township Road 214 and Victoria Trail, traverse the LSA. A portion of Township Road 214 will be removed prior to Project construction and a turnaround will be constructed. Highway 38 is located along the northern LSA boundary and Secondary Highway 643 is located along the western LSA boundary of Section 32. In addition, the transmission line which follows Township Road 214 will be rerouted west along the inside of the berm maintaining electrical transmission. The roadways and transmission line are shown in Figure 4.1.1.

4.2 Regional Study Area

The majority of the land in the RSA can be characterized as agricultural with a cluster of heavy industrial uses. Highway 38, Secondary Highway 643 and the Canadian National Rail line provide access to this area. Most of the land is privately owned and used for mixed agricultural purposes. Features of environmental interest within the RSA include the NSR, which is located immediately south of the Project and the Redwater River, which flows into the NSR northeast of the Project. The RSA land use is shown in Figure 4.2.1.

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4.2.1 Residential Land Use

There is no land within the RSA that is zoned for residential use. However, there are many single family dwellings associated with farms located throughout the RSA. There are no population centres located within the RSA, but the Town of Redwater is located approximately 4 km north of the northern RSA boundary.

4.2.2 Agricultural Land Use

There are 4132 ha of land located within the RSA zoned for agriculture. These lands are shown in Figure 4.2.1. In addition, agriculture also exists on lands zoned for agriculture – natural area and heavy industrial use. Agriculture is a permitted use on these lands.

4.2.3 Industrial Land Use

The RSA consists of 5084 ha of land zoned for heavy industrial use (Sturgeon County 2006). There is an extensive amount of oil and gas facilities within the RSA east of the PDA and a lesser amount of activity in the southern portion. Most of these facilities have been abandoned.

There are three heavy industrial facilities located within the RSA. Agrium Inc.’s Redwater Fertilizer Production operation is located south of the Project at Sections 20, 29, N ½ 17, portion of SW 28, and E ½ 30–056-21 W4M. The facility produces nitrogen and phosphate for fertilizer. Degussa Canada Inc.’s hydrogen peroxide operation is located southwest of the Project within the S ½ of 12-056-22 W4M. The facility produces hydrogen peroxide. Provident/Williams fractionation facility is located southwest of the Project within Section 01 and SE 12-056-22 W4M. The facility fractionates natural gas liquids into base components (propane, ethane and butane). The Access Trim Blend Facility is located southwest of the Project site within SE 18, S ½ of SW 17, N ½ 7, portion of SW and SE 7, and portion of NW 6-056-21 W4M. The Trim Blend facility will accept and trim bitumen/synthetic blend from heavy oil producers in Northeast Alberta so the blend meets downstream pipelines specifications for density and viscosity.

4.2.4 Recreational

There is no recreational land located within the RSA.



5.0 Impact Assessment 5.1 Application Case

This subsection deals with the assessment of the Project effects on local and regional land use management, residential areas, agricultural activities, recreation uses, and other industrial uses in the region.

5.1.1 Land Use Management

The Project is located within the Industrial – Heavy District. As per Section 3.0, Project design has considered the guidelines and objectives of the Sturgeon County MDP, Sturgeon County Land Use Bylaw 819/96 and the AIH ASP. As the Project will comply with the applicable land use management framework, there are no predicted effects on land use management.

5.1.2 Residential Areas

There are four residences located within the LSA. These residences currently lease their land from Synenco (on behalf of the NLP) and are expected to be vacated in October 2007.

There are no urban centres within the RSA. There are single dwellings (i.e. a house that stands alone) associated with farms located throughout the RSA. Sturgeon County bylaw 900/00 indicates that for lands designated as Industrial-Heavy, existing residences will be permitted to remain and can be replaced if destroyed, but no new residential subdivisions, new developments or residences will be permitted in the area. The Agriculture Policy Area is located around the Heavy Industrial Policy Area and is intended to allow for significant spatial separation between the heavy industry within the AIH and those activities that surround it. Sturgeon County Bylaw 900/00 indicates that for lands designated as the Agriculture Policy area, existing residences will be permitted to remain and can be replaced if destroyed, but no new residential subdivisions, new developments or residences will be permitted in the area.

Although the Project is compatible with existing land use zoning, a basic incompatibility between heavy industrial developments and residential developments has developed and resulted in an AIHA initiative referred to as the Voluntary Land Purchase Program. More information and specific details regarding this incompatibility are discussed in Volume 2, E.13 and Volume 4, CR # 12 Socio Economic.

The potential effects of the Project on residences and dwellings are detailed in Volume 3, CR #1 Air Quality, CR #2 Human Health, CR # 3 Noise, CR #5 Soils and Terrain, CR #6 Vegetation, CR #7 Wildlife; Volume 4, CR #8 Surface Water, CR #9 Hydrogeology, CR #10 Aquatic Resources, CR #11 Historical and Palaeontological Resources, CR #12 Socio-



Economic Impact Assessment and CR #13 Traffic Impact Assessment and their relevant sections within Volume 2, Part E.

The Project is not anticipated to affect current or future residential land use.

5.1.3 Agricultural Areas

Agricultural activity is currently ongoing within the majority of the LSA. Agriculture is a permitted activity within the Industrial – Heavy District. Approximately 396 ha of land will be removed from agricultural use to construct the Project, leaving 254 ha available for continued agricultural use within the 650 ha LSA. This will cause a loss of approximately 60 % of agricultural land from the LSA. However, this land is owned by Synenco, on behalf of the NLP, and zoned for industrial use. In the areas that will not be developed, the NLP will likely lease these areas for agricultural use.

Agriculture occurs extensively throughout the RSA. Approximately 4 % of agricultural land from the RSA will be lost in the long-term as a result of construction and operation of the Project. However, this loss is considered to be reversible as the NLP has developed a conservation and reclamation plan to reclaim the Project footprint to a condition suitable for agricultural land use upon decommissioning. The extent of this impact will be local and will occur continuously for an extended period of time. The magnitude will be low. It has a negative contribution in that will be temporarily lost. The probability of occurrence is high, as agricultural land use will certainly be lost. Overall, the residual effect is not considered to be significant. Impact on agriculture land with regard to soil acidification is discussed in Volume 2, E.5 and Volume 3, CR # 5. Impact on land fragmentation for agricultural use is discussed in Volume 2, E.13 and Volume 4, CR #12.

5.1.4 Recreational Areas

There are no recreational areas located within the LSA and RSA of the Project. The Redwater Sandhills Natural Area is located on the northeast boundary of the RSA.

5.1.5 Industrial Facilities

There are ten oil and gas facilities located within the LSA, of which three are active (IHS Energy Inc. 2006). Two active facilities are not located on the PDA and will remain operational. However, a regulator station operated by the Town of Redwater is located on the PDA and will be repositioned maintaining service. One abandoned wellsite is located on the PDA; however, at this time it will remain in place. A corridor of high pressure oil and gas pipelines traverses the PDA and will be re-routed west along the Project boundary prior to Project construction. In addition, two low pressure natural gas pipelines (Coronado Gas Co-op Ltd.) will be re-routed or removed prior to Project construction, but service to local residences will be maintained. Since, all industrial facilities currently located within the LSA



will remain active, there will be no impact on industrial facilities. Project construction will not impact other industrial facilities within the RSA.

5.2 Mitigation Plans

Mitigation plans are discussed for each discipline (air, light, noise, soils, aesthetics, and hydrogeology) in the Consultant Reports Volumes 3 and 4. More specifically with respect to land use, the following plans will be implemented.

• Visual and noise berms will be constructed to reduce light trespass, improve aesthetics and reduce noise.

• Project will be reclaimed to an agricultural land use similar to pre-disturbance conditions following decommissioning and equivalent land capability will be achieved.

• A buffer of 457 m from residences will be maintained (pursuant to Bylaw 819/96, Section 6.21.7).

• Lands not required for development will be leased for continued agricultural purposes.

• Compliance with development requirements of Industrial-Heavy zoned lands will be ensured.

• The NLP will continue to address land use-related issues through ongoing community and stakeholder engagement.

5.4 Summary

Overall, the Project will conform to land use policies administered by Sturgeon County and no land use conflicts are anticipated to occur. Agricultural land use will be lost on 254 ha following Project construction. However, this land is owned by Synenco on behalf of the NLP and the land will eventually return to agricultural use upon reclamation, resulting in a non-significant residual effect. There are no recreational areas located within the LSA and RSA of the Project. Industrial facilities currently located within the LSA will remain active. Therefore, the Project is not anticipated to adversely impact current land use within the LSA or RSA.

5.5 Cumulative Effects Assessment

Based on the summary of residual effects on land use and the lack of conflict of the Project with other land uses and that proposed activity is consistent with zoning of the land, there are no cumulative effects. Cumulative effects with regard to other disciplines are discussed in Volume 3, CR #1, CR #2, CR # 3, CR #5, CR #6; CR #7, Volume 4, CR #8, CR #9, CR #10, CR #11; CR #12 and CR #13 and their relevant sections within Volume 2, Part E.



5.6 Follow-up and Monitoring

There are no proposed monitoring programs unique to land use.

6.0 References IHS Energy Inc. 2006. http://energy.ihs.com/solutions/regions/canada. Accessed July 7, 2006.

Salloum & Associates Ltd. 2006. Sturgeon County Land Use Bylaw No. 819/96. Sturgeon County. Morinville, AB. 148 pp.

Sturgeon County. 1996. Municipal Development Plan Bylaw 818/96. Sturgeon County. Morinville, Alberta. 35 pp.

Sturgeon County. 2001. Sturgeon County Alberta’s Industrial Heartland Area Structure Plan. Sturgeon County. Morinville, AB. 32 pp.

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