South of Wye ARP Project
View the South of Wye ARP Project Phase 1 What We Heard Report.
Based on the input received from Phase 1, we have developed a draft Vision and Guiding Principles for the Project.
Provide your feedback on the draft Vision and Guiding Principles through the Phase 2 online survey available until December 21, 2020.
We look forward to receiving your input!
Strathcona County is kicking off a new statutory planning project. The purpose of this project is to create a new Area Redevelopment Plan (ARP) for Campbelltown Heights, Wye Road Gardens and Ordze Park subdivisions. The project will also update the existing South of Wye Road ARP.
South of Wye ARP Project area
Here are the areas we will be talking about:
Your input is important as we determine the overall vision and future land use concept for the area. Extensive consultation and public engagement opportunities with area landowners, stakeholders and the community will enable input into the process.
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Area Redevelopment Plans take time. Here's what you can expect:
South of Wye ARP Project FAQs:
1. What does an Area Redevelopment Plan do?Permanent link to What does an Area Redevelopment Plan do?
An Area Redevelopment Plan is a statutory plan that provides guidance to landowners who may wish to redevelop their properties in the future. An Area Redevelopment Plan generally outlines acceptable land uses, building forms and densities of development in different areas and the infrastructure required to facilitate such development.
Statutory plans are those plans that must go through public hearing and three readings to be adopted as a bylaw by Council. They include Intermunicipal Development Plans, the Municipal Development Plan, Area Concept Plans, Area Structure Plans, and Area Redevelopment Plans. More information on the planning process.
Why are we undertaking this project?
Residents and stakeholders have had questions regarding the future of Campbelltown Heights, Wye Road Gardens and Ordze Park subdivisions, given their proximity to Sherwood Park and recent development occurring on lands adjacent to the area. Council has directed Administration to undertake this project in order to provide residents and stakeholders an overall plan for the future.
4. Why does the project include an update to the existing South of Wye Road Area Redevelopment Plan?Permanent link to Why does the project include an update to the existing South of Wye Road Area Redevelopment Plan?
The existing South of Wye Road Area Redevelopment Plan was originally completed in 1986 and has since been amended. It will require an update in order to ensure coordination of land use and servicing in the area.
5. What types of technical reports will support this project?Permanent link to What types of technical reports will support this project?
To ensure the plan is both comprehensive and long lasting, the project will include supporting technical reports for the project area including a utilities master plan and a transportation study.
6. Which consulting firm has been hired by the County for the project?Permanent link to Which consulting firm has been hired by the County for the project?
Professional services firm, WSP in Canada, has been retained to work with the County on the project. WSP has partnered with Dialogue Partners who will conduct the public engagement and consultation events.
7. What is the public engagement process for the project?Permanent link to What is the public engagement process for the project?
There will be four phases of public engagement for the project. Learn more about the public engagement process and opportunities to provide input.
When will redevelopment occur?
Redevelopment is driven by landowners and developers over time as landowners choose to undertake potential projects. An ARP will provide a framework for any potential future redevelopment. Public engagement ensures residents and stakeholders have the opportunity to contribute to the creation of that framework.
9. Will the South of Wye ARP Project increase my property tax?Permanent link to Will the South of Wye ARP Project increase my property tax?
Property taxes would not increase as a result of a new Area Redevelopment Plan for the South of Wye ARP Project area. The assessment and taxation of parcels does not change as long as the landowner does not change the land use of the parcel.
Further, if a neighbouring property decided to change their land use, this would also not result in an increase in property taxes to any adjacent properties that decide to keep their existing land use.
Increases in property taxes could occur where landowners decide to change the land use of their property. Another potential factor of increasing property taxes would be a result of increasing assessments over time within the area. For example, if there were a number of properties within the area that sold beyond the current assessment value, then this could result in the potential for increased property taxes for other properties within the area.
10. Will the South of Wye ARP Project affect the zoning of my property?Permanent link to Will the South of Wye ARP Project affect the zoning of my property?
Rezoning is not a part of the South of Wye ARP Project. If the ARP is adopted by Council, and if rezoning is needed for future redevelopment, then rezoning applications would need to be submitted to the County by individual landowners. Any proposal to rezone a parcel in accordance with the ARP would be up to the individual landowner of that subject parcel.
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If you would like further information:
Coordinator, Long Range Planning
Planning and Development Services