WEST RAIL OUTLINE PLAN AGRICULTURAL IMPACT ASSESSMENT
Prepared for: Presented by: Date:
Cantiro Select Engineering Consultants Ltd. July 14, 2026
RPT-0265-25024-8.5-AIA-260714
Agricultural Impact Assessment
Table of Contents Table of Contents _____________________________________________________________________________________________ i 1.0
Description of Proposal ____________________________________________________________________________ 1 1.1
2.0
3.0
1.2
Purpose....................................................................................................................................................................1
Location ...................................................................................................................................................................1
Existing Planning Documents ______________________________________________________________________ 4 2.1
Applicable Planning Policies and Regulations .........................................................................................4
3.1
On-Site Physical Resource Inventory ...........................................................................................................6
2.1.1 Municipal Government Act 4 2.1.2 Edmonton Metropolitan Region Growth Plan 4 2.1.3 Municipal Development Plan 4 2.1.4 Sturgeon Valley South Area Structure Plan 4 2.1.5 Sturgeon Valley South Planning Area 1 Neighbourhood Area Structure Plan 5 2.1.6 West Rail Outline Plan 5 2.1.7 Land Use Bylaw 5 Agricultural Viability _______________________________________________________________________________ 6
3.2
3.1.1 Agricultural Capability 6 3.1.2 Slope/Topography 6 3.1.3 Groundwater and Irrigation 6 On-Site Features ..................................................................................................................................................9
4.0
3.2.1 Past Farming Practices 9 3.2.2 Non-Agricultural Land Use On-Site 9 3.2.3 Parcel Size Configuration and Agricultural Accessibility 9 3.2.4 Existing Farm Management 9 3.2.5 Capital Investment in Agriculture 9 3.2.6 Local and Regional Context 9 Potential Impacts on Agriculture _________________________________________________________________ 11
5.0
Mitigation Measures ______________________________________________________________________________ 12
6.0
Conclusion __________________________________________________________________________________________ 13
List of Figures Figure 1: Context Plan ....................................................................................................................................................... 2 Figure 2: Development Concept ................................................................................................................................... 3 Figure 3: AGRASID Soil Polygon Classifications ...................................................................................................... 7 Figure 4: Existing Conditions .......................................................................................................................................... 8
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1.0 Description of Proposal 1.1 Purpose The purpose of this report is to explore the impact of planned urban development for agricultural lands within the proposed West Rail Outline Plan in Sturgeon County. This report is a requirement for new Outline Plans as identified in the Neighbourhood Area Structure Plan/Outline Plan Terms of Reference.
1.2 Location The subject lands are located within River Lot 57 and River Lot 58. These lots are in the northwest portion of Sturgeon Valley South Planning Area 1 (see Figure 1). The site is located east of Sturgeon Road across from the River’s Gate residential neighbourhood. The legal descriptions for the site are listed in the table below.
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#
Legal Description
Owner
1 2
River Lot 57 River Lot 58
Private Owner Private Owner
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Figure 1: Context Plan
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Figure 2: Development Concept
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2.0 Existing Planning Documents 2.1 Applicable Planning Policies and Regulations Various planning documents, including provincial and municipal plans, have informed the Outline Plan and the land use concept. Below is a summary of the statutory documents that informed the planning and are explored from an agricultural lens.
2.1.1
Municipal Government Act The Municipal Government Act (MGA) provides the framework for the preparation of statutory plans that guide development in municipalities. Section 633 of the MGA relates to the creation of Area Structure Plans (ASPs) and provides detail on what needs to be included in the statutory document and planning process. The requirements of the MGA (R.S.A 2000, c. M-26) have been adhered to in the preparation of the Outline Plan.
2.1.2
Edmonton Metropolitan Region Growth Plan The Edmonton Metropolitan Region Board (EMRB), though no longer operating, developed a statutory plan (Growth Plan) for the Edmonton Metropolitan Region that was approved in 2017 and later amended in 2020. This plan provided a 50-year vision for future growth in the region. The Growth Plan set guiding principles for the region which included achieving compact growth to optimize infrastructure, managing growth responsibly, and ensuring wise management of agricultural resources, including the preservation and management of prime agricultural lands. Key factors required to meet those objectives included minimizing fragmentation of agriculture-based land uses and conserving prime agricultural lands within the metropolitan area until urbanization occurs due to growth. The Sturgeon Valley South land area was identified as a special study area and planned for future growth and development.
2.1.3
Municipal Development Plan The Sturgeon County Municipal Development Plan (MDP) provides a long-range vision for growth within Sturgeon County. The Outline Plan area is part of the Sturgeon Valley Residential Mixed Use Core within the Sturgeon Valley Strategic Development Area. This area is planned as a residential community that celebrates the rural roots of the area while providing market responsive housing and connections to nature and commercial nodes. The rural roots of Sturgeon Valley are incorporated into the planning of the area through naturalized landscaping of ponds and trail corridors and by providing connection to natural areas.
2.1.4
Sturgeon Valley South Area Structure Plan The Sturgeon Valley South Area Structure Plan (ASP) was approved in 2021 and guides the development of the plan area in an orderly and phased manner with consideration for agriculture areas. The Outline Plan area is located in Planning Area 1, which is the first
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planning area for development within the Sturgeon Valley South Area. Policies in the ASP ensure that existing agricultural lands should remain agricultural until further planning is approved by Sturgeon County. An Agricultural Impact Assessment was conducted on the ASP area that concluded that development will not unduly impact the overall viability of either the local agricultural community in the County or its surrounding areas.
2.1.5
Sturgeon Valley South Planning Area 1 Neighbourhood Area Structure Plan The Sturgeon Valley South Neighborhood Area Structure Plan (NASP) was approved in August 2025 and provides a general overview of land uses for a well-connected and fully serviced community that honours the rural character and heritage of the area. Current agricultural uses are planned to be supported until the time that development proceeds, with urban agriculture activities supported once the neighbourhood is established.
2.1.6
West Rail Outline Plan The West Rail Outline Plan area consists of 48 ha of land in the northwest portion of the Sturgeon Valley South Planning Area 1 NASP. The development concept shows the planned future land uses for the area (See Figure 2). The proposed use of the land is primarily residential development with supporting land uses including commercial and park. Architectural guidelines have been developed as part of the Outline Plan that aim to celebrate Sturgeon County’s rural character and agricultural roots by creating a unique look and feel for the neighbourhood.
2.1.7
Land Use Bylaw The Land Use Bylaw (LUB) is used to implement the vision of the broader planning documents through regulations for appropriate land uses in specific land districts or zones. The subject lands are currently designated as AG (Agriculture General). The purpose of this district is to accommodate traditional agricultural operations and supportive services that are essential to grow and sustain the agricultural industry. Future districting will adhere to Part 13: Sturgeon Valley South of the Land Use Bylaw and utilize the IND (Integrated Neighbourhood District) or the CMUD (Commercial Mixed-Use District). The IND promotes residential development that is contiguous to avoid fragmentation of agricultural lands.
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3.0 Agricultural Viability 3.1 On-Site Physical Resource Inventory 3.1.1
Agricultural Capability There are some limitations to agricultural productivity based on the land suitability rating given the steep slopes and drainage run-off of the area. According to the Land Suitability Rating System (LSRS) prepared by Agriculture and Agri-Food Canada, the majority of the subject lands are designated as class 2H(6), 5T(2), and 5W(2). The ratings indicate that for approximately 60% of the land area, there are slight limitations for optimal growth due to inadequate heat units. Additionally, 20% of the land has very severe limitations due to soils with excess water limited production capability and 20% of the land has very severe limitations due to steep slopes that can chase water erosion or limit production. This information was confirmed using the Agricultural Region of Alberta Soil Inventory Database (AGRASID) viewer to determine which soil polygons the subject lands are situated in (See Figure 3).
3.1.2
Slope/Topography A Phase 1 Environmental Site Assessment (ESA) was completed by CT & Associates Engineering Inc. (2020) for River Lots 57 and 58. According to the assessment, the land generally slopes gently to the northwest. The land ultimately drains toward the Sturgeon River which is located 300 m to the northwest of the site.
3.1.3
Groundwater and Irrigation The Geotechnical Investigation completed by J.R. Paine & Associates Ltd. (2025) for River Lots 57 and 58 indicated that the water table is low for this area of land with no significant groundwater issues anticipated.
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Figure 3: AGRASID Soil Polygon Classifications
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Figure 4: Existing Conditions
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3.2 On-Site Features 3.2.1
Past Farming Practices From historical aerial imagery, the site appears to have been undeveloped land utilized for agricultural purposes since 1949 or earlier.
3.2.2
Non-Agricultural Land Use On-Site No other land uses were identified for the portion of the land within the Outline Plan area.
3.2.3
Parcel Size Configuration and Agricultural Accessibility The subject lands are rectangular in shape and are approximately 48 ha in size. There is currently access off Sturgeon Road to allow farm equipment and vehicles to enter and exit as needed.
3.2.4
Existing Farm Management The land is currently designated as AG and is anticipated to undergo grading activities in the near future to allow for neighbourhood land development. In accordance with policies in the ASP and NASP, existing agricultural lands will remain agricultural until development is approved by the County. Staged development of the Outline Plan will give consideration for agricultural uses to ensure farming can continue within the Plan area until the land is needed for future development.
3.2.5
Capital Investment in Agriculture This parcel is under private ownership and there is no known investment from the municipality, provincial, or federal government to enhance and maintain the agricultural use of this land.
3.2.6
Local and Regional Context According to Statistics Canada’s 2021 Census of Agriculture, Sturgeon County consists of 404,567 acres (163,722 ha) of agricultural land. The West Rail Outline Plan consists of only 48 ha of land, approximately 0.01% of the total agricultural land in Sturgeon County. The population in Sturgeon County has remained stable in the past 5 years. Sturgeon County had a population of 21,035 in 2025 according to the Alberta Regional Dashboard, a minor increase from 21,022 in 2024 with an annual change of 0.06%. The River’s Gate neighbourhood is northwest of the Outline Plan area and existing residential development is located to the east, including North Point. Sturgeon Valley Golf and Country Club is east of the River Gate’s neighbourhood, located along Sturgeon Road which provides easy access to additional amenities for future residents heading into the City of St. Albert or the City of Edmonton.
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The site is primarily surrounded by residential land uses or by areas planned for future growth due to the two growing municipalities of St. Albert and Edmonton. 127th Street, located along the south border of the Plan area, is planned to be extended from the City of Edmonton to Sturgeon Road, located along the west border, creating a major transportation linkage for the County residents and regional traffic. This major infrastructure within the adjacent right-of-way indicates favourable conditions for land development. The proximity of two large municipalities and the extension of 127th Street make this area appealing for future residential development.
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4.0 Potential Impacts on Agriculture The site is currently being used for agricultural purposes and existing agricultural uses will be supported until planned development moves ahead. Incorporating future urban agricultural practices within the plan area is encouraged and integrated into the planning documents for the area. These urban agricultural uses may include community gardens, fruit trees, private yard gardens, and greenhouses. Sturgeon County in its entirety has a significant amount of agricultural land, with the portion of land within the West Rail Outline Plan area representing only 0.01% of total available agricultural land within the County. Given the substantial amount of agricultural land available in Sturgeon County, the transition of this land from agricultural to residential would not have a significant impact on the overall agricultural productivity of the region.
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5.0 Mitigation Measures The extent of urban development around the Planning Area 1 ASP will eventually make large-scale agriculture in the plan area unsustainable. The following measures may be considered throughout development of the West Rail Outline Plan to minimize impacts to nearby agriculture: •
Encourage integrated urban agriculture systems and programs which are publicly accessible. For example, community gardens to promote agricultural activity after an area has been developed.
•
Utilize stormwater management facilities with an urban road system, including curb and gutters to deal with onsite drainage, as a mitigation measure to limit drainage impacts of development on adjacent lands.
•
Consider continued access for farm machinery to nearby farms when designing upgrades to surrounding arterial roadways.
Public consultation is required as part of the Outline Plan process. Nearby landowners were informed of the proposed land uses and residents had the opportunity to provide feedback on potential impacts of urban development to their operations. A Public Open House was held on April 28, 2026, for the West Rail Outline Plan. Residents were provided two weeks following the Open House to give feedback on the proposed Outline Plan. No formal feedback was received regarding the development’s impact on agriculture. Given the context of the site location and current surrounding urban land use, the impact of development of the West Rail Outline Plan is minimal and additional mitigation measures are not warranted.
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6.0 Conclusion The proposed residential land uses in the West Rail Outline Plan aligns with the planning direction in higher order statutory planning documents. The Outline Plan area land is adjacent to existing neighbourhoods and planned development area. It is also adjacent to the growing municipalities of St. Albert and Edmonton. Converting this land into a residential community will provide opportunity for congruent residential development. The land is easily accessed by current road networks, with future arterial road development planned, and is a suitable location to support future growth and residential development. The impact of the conversion of this land from agricultural purposes to residential is minimal on the overall agricultural production within the County and, given the locational context and considerations, is best utilized to support residential needs within the region. The development of the lands within the West Rail Outline Plan area would not unduly impact the overall viability of the local agricultural community in the County or its surrounding areas.
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