INDUSTRIAL LOT COUNT CITY OF EDMONTON OCTOBER 31, 1971
Introduction At the request of the Industrial Development Department, an industrial lot count was established in January, 1969. This count has been carried out annually to determine the amount of vacant serviced industrial land in industrial zones of the city. The report is done to evaluate the yearly additional land requirements needed for industrial expansion. The present lot count has been tabulated as of October 31, 1971, to confoLut with the data cut-off date in the P.L.U.S. program. Due to this change in cut-off date, the evaluation only covers a ten month period (January 1, 1971 to October 31, 1971). The statistics shown in this, the fourth count, also take into consideration additional servicing such as pavement, curbs and major power facilities. The parcels now referred to as "serviced" include water, sewer, power, pavement and curbs. The zoning categories remain the same (41, M2, M3, AGMR1) and the areas covered by the count also remain within the same boundaries - northwest, northeast and southeast. This count also attempts to show city owned vacant land, but it must be noted that not all of the city owned land shown vacant is available for development. Some of this land is being held for city needs such as road expansion and future utility locations. Methodology Initial data were collected from the combined sources of aerial photography, building permit application, architects and assessor's files
2
and a field survey. Subsequent counts have been based on information from Municipal Planning Commissions decisions regarding transfers and subdivisions of parcels, building permits and a field survey. The criteria established for the purpose of these counts are: 1. Parcels enclosed by a permanent wire fence, appearing to be used for storage of heavy equipment, lumber, etc. are considered as no longer vacant at the time of the count. Because of property leasing, this can change the vacancy of the same parcel of land from year to year. However, unless intensive research is carried out each year, it is most difficult to find accurate statistics for these parcels. 2. In several older subdivisions, industrial zoning covers several blocks of 25-33 foot lots. To simplify the calculations for acreage, several contiguous lots are combined and treated as one parcel. In contrast, other areas contain relatively large (20Âą acres) or unsubdivided parcels where development appears to cover only a portion of the parcel. To evaluate vacant land in these instances, parcels of less than 10 acres have been indicated as entirely developed and larger parcels have been estimated in portions of developed or vacant land. 3. Tables show accurate calculation of area in registered subdivisions but show approximate gross rather than net, acreage in large parcels. Replotting and resubdivision of these parcels can change acreage calculations on a yearly count.
3
4. "Serviced" vacant land includes water, sewer, major power lines, pavement and curbs. "Partly serviced" includes one or more of these services. Land which is counted serviced must have all services on one boundary of the parcel. When replotting occurs on a previously serviced vacant parcel of substantial size, very often the serviced acreage becomes much less because of redesign, leaving existing services available only to a small number of parcels. Observations Table 1, "Summary of Total Industrial Land", is a summary of the vacant serviced and partly serviced industrial land in the City of Edmonton; the amount of this land that is owned by the City of Edmonton; and the development that has occurred in the first 10 months of 1971. These data are listed by the areas in which they are located and shown on the attached map. There were approximately 747 acres of serviced and partly serviced industrial land vacant as at October 31, 1971. Of this total, 460 acres are serviced and approximately 120 acres are under the City of Edmonton ownership. Although this land is municipally owned it is not necessarily available for development as there are some 70 acres of serviced and 25 acres of partly serviced committed to freeway proposals, replotting schemes and other municipal purposes. The greater proportion of vacant serviced land appears to be under private ownership being held for future expansion of
4
existing industries, for investment speculation or under leasehold agreement. The amount of land developed during the first 10 months of 1971 was 118 acres Âą. This figure was derived from a field survey of actual development or storage on the site. The parcels that may have been under option to purchase or under building permit applications not yet in effect, have been considered as vacant land. Again, as in previous counts, the most activity is apparent in the southeast sector, followed by the northwest. Although statistics show 32 acres
serviced and vacant in the northeast, it is generally considered
as being unavailable for development at the present time because of replotting and freeway proposals. Table 2, "Tabulation of Vacant and Developed Land", includes detailed lot count data for the previous three reports and is the source for Table 1. These statistics show that after a 10 month period in 1971 the amount of vacant serviced land is considerably less than the previous annual count. This is explained by the inclusion of additional service facilities under the "serviced" category. Several of the parcels listed as "serviced" previously, now become "partly serviced". Table 3, "Tabulation of Serviced and Partly Serviced Vacant Industrial Land By Zone", lists the vacant serviced and partly serviced land by zone, number of parcels and the range in size of the parcels in each subdivision. In the northwest sector the amount of vacant 142 land far exceeds the amount of M1 land vacant, whereas in the southeast area the amount is
5
almost equal in M1 and M2 categories. M3 is again relatively slow in developing. Table 4, "Tabulation of Developed Industrial Land By Zone", shows the rate of development most active in M2 categories with an almost identical amount of M1 development occurring in the southeast area. The amount of land serviced in the first 10 months of 1971, (approximately 30 acres) is slightly less than in 1970 and located entirely in the southeast sector. Summary and Conclusions 1.
There were 747.8Âą acres of vacant industrial land in the three industrial areas of the City of Edmonton as of October 31, 1971. Of this total vacant land, 460 acres had been serviced and 287.8 acres were partially serviced. The City owns 120.4 acres of this land but 40.5 acres of this was only partially serviced. The remainder of the vacant land is privately owned.
2.
New industrial land development from January 1, 1971 to October 31, 1971 used 118 acres. No information is available on how much of this was city owned and how much was privatley owned.
3.
There is a large amount of vacant serviced industrial land in the City of Edmonton but there are no records on how much of this land is "available" for development immediately or in the near future. Further study will be required to ascertain which parcels of industrial land are being held for roadway expansion, investment speculation or future municipal facility development. CITY OF EDMONTON PLANNING DEPARTMENT RESEARCH BRANCH DECEMBER, 1971
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MAJOR INDUSTRIAL AREAS MAPS
-
-;
ED
TABLE 1: SUMMARY OF TOTAL INDUSTRIAL LAND', CITY OF EDMONTON, OCTOBER 31, 1971
Area NORTHWEST SECTOR
Zone
Total Vacant Serviced
2 M1 M2 M3 AGMR1
3 31.8 120.2 14.0 7.0
City Owned Vacant Serviced 12.3 28.5
Total Vacant Partly Serviced
City Owned Vacant Partly Serviced
Developed During January to October 31 4.0 38.0 1.5
7.0
45.0 19.0 10.5
173.0
47.8
74.5
11.9 19.2 27.0
11.5
19.7 17.0
19.7
58.1
11.5
36.7
19.7
6.5
83.7 88.3 44.1 12.8
27.3 28.1 5.7
6.6 42.3 7.0 120.2
3.4 17.4
25.5 29.8 4.8 7.9
Sub-Total
228.9
61.1
176.1
20.8
68.0
TOTAL
460.0
120.4
287.3
40.5
118.0
Sub-Total NORTHEAST SECTOR
M1 M2 M3 AGMR1
Sub-Total SOUTHEAST SECTOR
M1 M2 M3 AGMR1
43.5 5.2 1.3
1. Total vacant land as at October 31, 1971 and industrial land developed during 1971. 2. Appendix A - description of industrial zones, 3. Figures expressed in net serviced acres.
Table 2
TABULATION OF VACANT AND DEVELOPED LAND, CITY OF EDMONTON, JANUARY 1970 - OCTOBER 31, 1971
Vacant Serviced Acres
Area
1970 Serviced in 1970 Acres
Developed in 1970 Acres
January 1971 Vacant Vacant Partly Serviced Serviced Acres Acres
Serviced in 1971 Acres
October 31, 1971 Developed Vacant Vacant Partly in 1971 Serviced Serviced Acres Acres Acres
NORTHWEST Airport Alberta Park Bonaventure Bremner Estate Brown Estate Bronx Dominion Domion Park Hagmann Estate High Park Huff Bremner Sheffield West Sheffield Youngstown
2.4+
1.0 4.0 4.2 8.6 -
1.8 15.5 71.8 17.0 4.5 .6+ 33.0 10.5+ 1.2 4.8 13.0± 6.3 31.5 46.5
296.7t
3.9±
57.6±
258.0±
32.0±
8.2 20.0+ 7.6+ 21.9 3.8±
-
.6+ .8+ .6+ -
8.2 20.0+ 7.0+ 31.2 4.2+ 5.2 4.3+ 4.4+ 1.5+ 2.0±
3.5+ 10.0± .5 -
2.0±
3.7 20.0+ 91.6 18.5± 13.5 _ 32.6
Sub-Total
5.8 16.0+ 10.5 38.0 46.5
1.5+
2.8 4.5+ 21.3 9.0 2.2
5.0+ 2.2 3.0 -
_ _ _
_ 11.4 10.4
-
1.5 19.0 1.2 3.1 4.6 10.7 3.4
1.8 14.0 54.2 4.5 .6+ 31.8 10.5± 1.2 4.8 9.8± 1.6 17.2 31.5
43.5
173.0±
5.0+ 1.5 19.5+ _ _ 16.7 21.3 74.5±
NORTHEAST Balwin Belvedere Braids Industrial Heights Kennedale Mount Lawn North Delton North Eastwood Santa Rosa Wedgewood Sub-Total
4.3+ 5.0+ 1.5+ 2.0+
-
74.3±
-
_ -
6.4 20.0± 7.0+ 11.5+
-
1.9 1.3 2.4 .9± -
:5512.0+
3.5+ 19.7+ 13.5+ -
88.0±
14.0+
6.5+
58.1+
36.7±
15.8 29.0 19.5 95.6 30.7 27.7
7.0t 18.0+ 5.0± -
8.9+
17.2 .3 20.7 1.0+ 11.2 .6+ 1.0+ 10.6 5.4 -
15.8 12.1 19.3 48.2 26.0 16.9
6.7 1.0+ 28.2± 5.0 45.0±
9.0+ 27.5 3.4-1 67.6+ 15.5± -
6.0+ 22.8 5.0 45.0±
11.2 71.3 2.0 3.4+ 56.7 15.5+ -
1.9 4.3+
SOUTHEAST 5.0 23.8 20.0 112.8 30.7 34.3 9.6+ 1.0+ 30.0+ 5.0 49.8
9.0+ 30.1+ -
32.3+
-
4.5+
27.8+
-
-
-
11.8+
16.0+
Sub-Total
364.6+
39.1+
66.0+
342.0±
123.0+
30.0+
68.0+
228.9+
176.1±
TOTAL
735.6+
43.0+
125.6+
688.0+
169.0+
30.0+
118.0±
460.0+
287.3+
Allendale Coronet Coronet Addition Davies Industrial Gainer Industrial Girard Industrial Hazeldean Kenilworth King Edward Pk. Add'n Lambton Park Papaschase Rosedale Strathcona Park N.W. 1/4 24 & S.W. 1/4 25
4.5 .5 22.5 7.8 3.0 14.0
-
1
Table 3 TABULATION OF SERVICED AND PARTLY SERVICED VACANT INDUSTRIAL LAND BY ZONE, CITY OF EDMONTON, OCTOBER 31, 1971 Vacant Serviced Area
M1
Zone M2
M3
Vacant Partly Serviced
AGMR1
No. of Parcels
Range Total in Size Acres
: 7 0
2 4 8 14 1
1.8 .9 2.5-4.0 14.0 .9-4.3 .6-5.5 7.0 54.2 -
City Owned
M1
Zone M2
M3
AGMR1
No. of Parcels
Range in Size
Type of Services
Total City Acres Owned
NORTHWEST Airport Alberta Park Bonaventure
1.8 14.0 17.7 29.5
Bremner Estate Brown Estate Bronx Dominion
4.5 .6 19.5
1 1+ 7 6
1.2+ 4.8 9.8 ' 1.6 13.2 31.5
2± 5 6 1 15 12
12.3
Dominion Park Hagmann Estate nig. Park Huff Bremner Sneffielu West Sheffield Youngstown Sub-Total
31.8
120.2
14.0
7.0
85+
20.0 7.0±
2 1 2 2
4.5
4.5 .6+
.6-2.4 .4-5.5 31.8 .6 1.2'1 .9 4.8 .7-3.5 9.8 1.6 1.6 .9-2.5 17.2 .7-12.5 31.5
.9 11.4 23.5 7.0 4.5 .5+ -
5.0
1 2
5.0 .8
W W/PC
11.5 2.5
1 1 4
11.5 2.5 1.2
WS/1 W P/C/L
1
10.5
PC/L
1.5
-
5.4 -
-
-
-
10.5
5.0 1.5
-
19.5 10.5
-
173.0± 47.8
16.7 10.8 10.6
11 8 1
45.0 19.0 10.5
30
1.4 1.0-10.6 1C.6
W/S W W/S
16.7
-
21.3
-
74.5
-
NORTHEAST Balwin Belvedere Braids Industrial Heights Kennedale Mount Lawn North Delton North Eastwood Santa Rosa Wedgewood
6.4
-
-
11.5 1.9 4.3
3.5 1.5 2.0+
Sub-Total
11.9±
19.2± 27.0+
1.0-3.0 20.0 2.0-4.0 5.0
1 1 4 1 1
6.4 20.0 7.0± 11.5 11.5 1.9 1.9 4.3 4.3 .8 3.5 1.5 1.5 2.0+ 2.0+
15
58.1± 11.5
3.5± 19.7
1 4
3.5 4.8
13.5±
-
19.71' 17.0-1
W/PC/L 3.5-.1" W/S 19.7+ W/S 13.5±
19.7+
36.7+
19.7±
5
SOUTHEAST 4.^ 11.8 Coronet
1.3 3.5 6.3 1.0
Coronet Addition
12.7
Davies Industrial
20.6
6.6 27.6 Gainer Industrial Girard Industrial
26.0
4 1 11
1.1 15.8
Hazeldean Kenilworth Lambton Park Papaschase Rosedale Strathcona Park
15.8
1.2 3.5
3.0+
1 10 4+
1.2 .7 .7
W/S/L W/S/L W
11.2±
4.0 25.0±
20 10± 1
.7-5.0 2.0 25.0
W/S/L W/S W
71.3±
W/S
2.0
7.0
12.1 19.3
14.8
48.2
24.2
.5-16.0 26.0± 1.1 .5-3.0 16.9
14+
.5
11.8+
6 2 1 5+ 4+ 4
1.0-10.0 1.0 22.8 5.0 5.0 1.8-6.0 45.0t 3.5-4.0 2.4-4.0 11.8
25.8 16.5
.5+ 2.0
2
1.0
44.1 12.8±
90±
228.8±
2.3 5.0 21.5
83.7±
88.3
115.5±
220.4
77.3
46.8±
190+
16.2
6.3 S
6.0-1-. 56.7
20.5
23.5
TOTAL
35.0
1.0-6.0 1.3 3.5 .7-2.6 1.0 .5-4.0 1.0-4.0 1.4-10.3 .6-17.6
3.4± 6.0±
N. W. 1/4 Sec. 24 Sub-Total
3 5 1 1 4 1 7 3 6 9
-
20
3.4..1:
.7-18.0
W
56.7
+ 15.5-
3±
2.5-10.0
W
15.5-1-
16.0t
3+
5.0
W/S
16.0±
3.4
6.8 61.1±
460.0+ 120.4±
6.6± 42.3
7.0 120.2t
75±
176.1±
19.6
6.6t 87.3 45.7 147.7±
110rt
287.3±
39.3+
- ABLE 4
TABULATION OF DEVELOPED INDUSTRIAL LAND BY ZONE, CITY OF EDMONTON, JANUARY 1970 - OCTOBER 31, 1971
Area NORTHWEST Airport Alberta Park Bonaventure
M1
DEVELOPED DURING 1970 Zone No. of Range M2 M3 AGMR1 Parcels in Size
2.8 4.5 3.4 16.2 1.7
Brown Estate Dominion
9.0 1.0 1.2 1.0 4.0 4.2 8.6
High Park Huff Bremner Sheffield West Sheffield Youngstown Sub-Total
7.2 44.2 4.5
NORTHEAST Balwin Braids Kennedale Mount Lawn NOrth Eastwood
SOUTHEAST Coronet
1.7
33
.6 .8
1 1
.6
Sub-Total
2 1 2 9 1 2 1 2 1 3 2 8
1
.6
1.4
2.2 1.3 1.0
1.4 4.5 1.7 .8-3.7 1.7 3.8-5.2 1.0 .2- .9 1.0 .5-2.4 1.7-2.3 .8-1.3
Total Acres 2.8 4.5
.6
3 3 2 1
.5- .9 .7 1.0
1 9 2
.5 .9-1.0 .9
1.5 15.0
1.5 2.0 .8-4.0
19.0
1.2
2
.6
1.2
3.1 4.6 10.7 3.4
2 1 7 3
1.5 4.6 .8-4.0 1.2
3.1 4.6 10.7 3.4
4.0 38.0 1.5
22
1.9
1
1.9
1.9
1.3
1 1 1
1.3 2.4 .9
1.3 2.4 .9
1.3
4
.5 20.6 1.9
Gainer Industrial Girard Industrial Irvine Estate Kenilworth 3.0 King Ed. Pk. Addition Lambton Park Papaschase 1.8
2.2 1.0 4.0 4.2 8.6
.6 .8 .6
2.4 .9
2.0
5.2 7.6
11.2
3.6
1 2 5 1 3
.6 .5 1.5-3.0 1.8 1.2
4.8
5 1 4
.8-2.6 .3 2.5-1.7
4.5
1 2 1 1
1.8 2.5-9.7 14.0 5.3 5.3 4.5 4.5
12.2 Strathcona Park N.W.1/4 Sec. 24
.3 2.6
22.5 , 1
5.3
7.8 .3 3.0
6.5 .5-3.0 .3 .4-1.0 2.0 .3 1.3 1.3 1.0 1.0 .6-5.5
4.5 .5
43.5
6 1 8 2 1 2 10 1 _ 6
.3
17.1 1.0 1.0
7.8 .3
1.5
21.3 9.0
4.5 Coronet Addition ilavies, Industrial
Total Acres
1 2 6
4.0
57.6
.6 .8
M1
DEVELOPED DURING 1971 Zone No. of Range M2 M3 AGMR1 Parcels in Size
.6 1.0 10.6 1.8
17.2 .3 20.7 1.4 11.2 .6 1.0 10.6 5.4
Sub-Total
33.4
14.9
1.0 16.7
34
66.0
25.5 32.2 4.8
7.9
50
68.0
TOTAL
40.6
59.7
5.5 19.8
70
125.6
29.5 75.4 6.3
9.2
76
118.0
APPENDIX A
GENERAL SUMMARY OF INDUSTRIAL LAND USE DISTRICTS The following descriptions provide general information on the various zones or classifications which the city applies to guide and regulate the use of land. These condensed descriptions are for general information only and the Zoning Bylaw (Bylaw 2135) and the Land Use Classification Guide (map and schedule of permitted uses and regulations) must be referred to for specific inquiries.
M1 - Industrial District - Basically a light industrial zone for warehouse, storage, servicing and manufacturing purposes that will not cause any external objectionable condition beyond the building housing the operation.
M2 - Industrial District - An industrial zone for warehouse, storage, servicing and manufacturing purposes that will not cause any external objectionable condition beyond the boundary of the site upon which the operation is located.
M3 - Industrial District - A heavy industrial zone for all industrial uses that will not cause any external objectionable condition beyond the boundary of the M-3 Industrial District wherein the site is located.
AGMR1 - Industrial Reserve District - An industrial reserve district for areas which are to be held for future expansion of industry. Certain industrial uses may be allowed when they conform with an approved replotting plan or plan of subdivision or where a plan is under preparation.