Queens Business Park
Municipally Owned Industrial Land Information Package
PHASE 1A & 1B Updated: October 2012
LAND & ECONOMIC DEVELOPMENT
Queens Business Park OVERVIEW OF BUSINESS PARK...................................................................................................................................3 LOCATION..........................................................................................................................................................................3 DEVELOPMENT FEATURES ..............................................................................................................................................3 INDUSTRIAL AND BUSINESS SERVICES ........................................................................................................................3 COMMERCIAL ....................................................................................................................................................................3 ECO-INDUSTRIAL (PHASE 2)...........................................................................................................................................4 LOT PLANS ...........................................................................................................................................................................4 LOT PRICES........................................................................................................................................................................5 SALES AGREEMENT & TERMS OF PAYMENT ............................................................................................................5 REAL ESTATE AGENTS .....................................................................................................................................................5 ADDITIONAL INFORMATION...........................................................................................................................................5 COMMENCE CONSTRUCTION COMMITTMENT ........................................................................................................6 SITE SERVICES...................................................................................................................................................................7 SERVICES & CONNECTION FEES ....................................................................................................................................7 DEVELOPMENT GUIDELINES.........................................................................................................................................8 PRIMARY DOCUMENTS ....................................................................................................................................................8 APPLICABLE REFERENCE MATERIAL..............................................................................................................................8 DEVELOPMENT & BUILDING PERMITS ..........................................................................................................................8 GENERAL SITE REGULATIONS......................................................................................................................................9 FREQUENTLY ASKED QUESTIONS .............................................................................................................................10 QUICK LINKS ....................................................................................................................................................................11 ECONOMIC DEVELOPMENT SITES: ..............................................................................................................................11 DISCLAIMER ....................................................................................................................................................................12 FURTHER INFORMATION: .............................................................................................................................................12 CONTACT LIST ................................................................................................................................................................13
LAND & ECONOMIC DEVELOPMENT
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Queens Business Park OVERVIEW OF BUSINESS PARK LOCATION Queens is conveniently located west of the QEII and south of Highway 11A, and contains approximately 117 ha (289 acres) of land predominantly slated for light industrial and eco-industrial with some ancillary commercial development.
Hwy 11A
QE2
Queens Business Park
DEVELOPMENT FEATURES The area’s topography consists of generally flat land. Most of the land in the plan area has been used primarily for agricultural purposes with high priority vegetation and trees remaining in municipal reserves and open space (public utility lots). The area features two constructed wetlands at key entrances to the park, creating open green space, attractive frontages and designed to handle the runoff and control the release rates into the storm system. These wetlands are also designed to provide water quality improvements and include fore bays and a complex configuration of deep and shallow marshes to improve retention and contact time.
Queens provides companies a number of unique selling features: Customizable lot boundaries to suit your company’s needs Access to both Highway 11A and the QEII, Visual exposure to QEII’s high volume of traffic Curb and gutter development Opportunity to cluster with similar businesses located in the near-by Burnt Lake Industrial Park and Edgar Industrial Park INDUSTRIAL AND BUSINESS SERVICES The majority of the land within Queens Business Park is zoned as I1 Industrial (Business Services) District for light industrial and business service use. This includes (but is not limited to): oilfield activities, industrial support services, manufacturing, processing, warehousing and distribution. Performance standards apply to regulate the emission of odour, noise, particulate materials, toxic substances or gases, and the production of heat glare. It also requires the orderly and enclosed outdoor storage of goods. COMMERCIAL In addition to the limited commercial uses allowed within the I1 Industrial District zoning, approximately 5 acres of commercial lands are located centrally in Phase 1B at the northeast quadrant of the main arterial roadway access (75th Avenue and Queens Drive) into the business park from Highway 11A. Zoned C4 Commercial (Major Arterial) District, these sites may provide a full range of commercial facilities and services anticipated to be in demand from the daytime population employed within the business park.
LAND & ECONOMIC DEVELOPMENT
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Queens Business Park Purchasing & Development Guidelines ECO-INDUSTRIAL (PHASE 2) An eco-industrial park allows inter-relationships to be identified and promoted through developing cooperative design and operational plans. Considering the common uses and volume of materials produced in a confined area, an industrial park offers potential for companies to work closely together to help recycle or reuse products, pool resources, and reduce environmental impacts through green building standards. An example is the reuse of one company’s by-products by another company. Any development proposal within this area shall be presented in a manner which exemplifies its eco-friendly intent. Land use guidelines for the eco-industrial zoning is under development and will be available at the commencement of Phase 2.
LOT PLANS
Phase 1 contains 103 acres (41.6 ha) zoned for light industrial (I1) and of 4.87 ac (1.97 ha) for commercial (C4) development. Individual lots sizes are shown conceptually, and can be adjusted to accommodate customer needs. Please note this map is the original lot plan. For more updated maps, please visit www.reddeer.ca/land or contact 403.342.8106.
LAND & ECONOMIC DEVELOPMENT
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Queens Business Park Purchasing & Development Guidelines LOT PRICES Lot Type
Cumulative Location Adjustments
Base Price (per acre)
Corner Lot
Highway 11A & 75 Avenue
Hwy QEII
Industrial District (I1)
$300,000
+ 10 to 15%
+ 15%
+ 40%
Commercial District (C4)
$425,000
+ 10 to 15%
+ 15%
N/A
SALES AGREEMENT & TERMS OF PAYMENT All sales agreements are to utilize The City’s standard Industrial Land Sale Agreement (sample available). • Land must be paid for in full prior to possession and prior to The City issuing a building permit. Property taxes will be adjusted between the parties on the date upon which final payment is made. • Payment in full can be made at the time of sale, or on the following payment schedule as per the land sale agreement: 1. 5% deposit payable upon signing of agreement 2. 5% deposit payable on removal of conditions (maximum within 60 days), at which time, all deposits become non-refundable. 3. Balance on Closing (30 days from date of removal of conditions or on delivery of title, whichever is later, plus applicable GST) • A Land Title Transfer will be issued upon request when the land is paid in full. Land Title cannot be transferred until the purchase price is paid in full. A Land Transfer can be issued for mortgage purposes under specific trust conditions.
Note: The purchaser is responsible for paying the GST directly to Revenue Canada. The purchaser must sign an “Undertaking” assuming responsibility for payment. REAL ESTATE AGENTS The City offers a sales commissions to all licensed agents. Any proposals submitted by the buyer must include notification of appointed licensed agent in order for the commission to apply. Structure of commission is: • 5% on the first $100,000 • 3% for $100,001 to $500,000 • 1% for $500,000+ ADDITIONAL INFORMATION • It is the purchaser’s responsibility to investigate the lands, including grade elevations, soil conditions and service connection charges. Engineering construction drawings are available upon request. Footing elevation requirements may apply for developments adjacent to the storm retention ponds. • The City will not provide an environmental report specific for these parcels; however, a Level 1 environmental report is available for the overall Queens Business Park subdivision. If required, The City can provide the standard letter stating that to the best of our knowledge, the lands were previously used for agricultural purposes and are suitable for the proposed industrial development.
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Queens Business Park Purchasing & Development Guidelines COMMENCE CONSTRUCTION COMMITTMENT Please note the development obligations required under the sales agreement. Construction of the project must meet the following obligations: 1. The Buyer must construct an industrial building and accessory structures (excluding fences and parking lots) covering no less than10% of the surface area of the property.* 2. Within 30 months of the agreement date, the Buyer must apply for and obtain a Development Permit to construct the development on the property. 3. Within 36 months of the agreement date, the Buyer must commence construction of the development on the property (excavation, construction and backfilling of all foundations for the development to grade level). 4. Within 48 months of the agreement date, the Buyer must complete construction of the development on the property (to the satisfaction of the Inspections and Licensing Department of The City).
Note: As security for the above commitments, The City will require a “Transfer Back of Land”, which is registerable on Title by The City. If in the event a purchaser is in default of their construction requirements, The City has the right to take possession of the parcel and refund the purchase price, less the deposits and various expenses/penalties, as outlined in The City of Red Deer’s Standard Industrial Land Sale Agreement. * The City reserves the right to relax this requirement.
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Queens Business Park SITE SERVICES SERVICES & CONNECTION FEES Located adjacent to the parcels in the road right of way, the site will be fully serviced with: water sanitary sewer storm sewer gas, and electric The purchaser is responsible for the cost of utility service connections from the nearest point of service. Applicants should consult The City of Red Deer’s Engineering Services and Electric, Light & Power departments for further information and service connection quotes. For municipal utilities, purchaser may be responsible for other development or infrastructure requirements such as asphalt, driveway crossings, oil/grit separators, test manholes, etc. Please consult Engineering Services regarding utility bylaw information, grades, etc. For electrical servicing, purchaser will be responsible for the cost of a 120/208 Volt or 347/600 Volt padmount three phase transformer, primary and secondary cable on property, and metering. For further information, please contact Electric, Light & Power. Purchasers are required to contact other utilities for cost estimates and applications. Purchasers are responsible to confirm final details regarding the location of sidewalks, street lights, fire hydrants, etc with the Queens Business Park. CONTACT INFORMATION: Electric, Light & Power City of Red Deer 403.342.8274 7721 – 40 Ave
LAND & ECONOMIC DEVELOPMENT
Engineering City of Red Deer 403.342.8158 4914 – 48 Ave, 3rd Floor, City Hall
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Queens Business Park Purchasing & Development Guidelines
DEVELOPMENT GUIDELINES PRIMARY DOCUMENTS The land use zonings and the Queens Business Park Neighborhood Area Structure Plan respectively contain the critical information associated with building in Queens Business Park. APPLICABLE REFERENCE MATERIAL While the documents stated above are the guiding principles for the development, proponents should familiarize themselves with the following documents (internet links) as they affect the area: • • •
West QE2 Major Area Structure Plan Engineering Services Development Permit Guidelines Land Use Bylaw – Part 3 General Regulations Applicable to All Districts
Appendix C – Information Contact List is included at the end of this document and includes a listing of telephone numbers, fax numbers, and/or email addresses for the various City Departments and service providers. DEVELOPMENT & BUILDING PERMITS A development permit is required before a building permit can be issued. Applications for a development permit are made to the Inspections and Licensing Department (342-8190) and must be accompanied by six (6) sets of site plans in metric measurements, preferably with one set in color. These plans should include: • a site plan • the architectural treatment of buildings • the provision and architecture of landscaped space • description of all exterior materials • access to roadways and parking layouts; and • proof of ownership or authority to apply for development. Before proceeding with construction, the purchaser must: • pay for the land in full; • arrange for all appropriate services; and • obtain a building permit which requires two (2) sets of working drawings (in metric), complete with Engineer/Architect seal (if required). Please allow a minimum of three (3) weeks for plan review.
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Queens Business Park Purchasing & Development Guidelines GENERAL SITE REGULATIONS Plans for the site development must adhere to the “Land Use Districts” which are available online at http://www.reddeer.ca/The City of Red Deer Land Use Bylaw. The land use districts outline the permitted and discretionary uses allowed in the area, as well as site regulations. If adherence to the regulations outlined prohibits an effective relationship between buildings, structures and open space on the site and adjoining property, the Municipal Planning Commission (MPC) may relax the requirements. In addition to the regulations indicated in the Land Use Districts, buyers should also reference the current City of Red Deer Engineering Services Development Permit Guidelines which can be seen at http://www.reddeer.ca/The City of Red Deer Engineering Development Guidelines. The following guidelines form part of the requirements: •
The offsite storm detention facilities in Queens Business Park have been constructed as permanent wetlands as part of the eco-industrial initiatives in the park, with four bays to address sedimentation removal requirements. Common oil/grit separators will be installed at the main inlets to the storm ponds. The purpose of an oil/grit separator is to capture a large portion of the sedimentation and oils that can be washed into the storm pipe system from the private industrial or commercial lots. By installing these separators, the bulk of the water flowing from Queens Business Park will have contaminants removed, and thereby remove the requirement for a private oil/grit separator on individual lots. Note: The cost of the unit and amortized maintenance will be charged as an additional per acre oil/grit separator levy* to the purchase price. *$6,500/acre.
•
Land adjacent to QE2 and Hwy 11A is designated as a major entry area into The City. Developments on these lands will be subject to increased development and landscaping standards as per the Major Entranceway Bylaw see http://www.reddeer.ca/The City of Red Deer Land Use Bylaw. Please contact Land and Economic Development or The City Landscape Designer for details. Also, MPC shall pay particular attention to the screening of outdoor storage, loading, unloading and other service functions on the site.
•
Depending on the proposed use for the lot, a private oil/grit separator and/or test manhole may still be required as part of the development permit. Note: Some lots adjacent to the pond have been designed to flow directly into the pond and will still require a private oil/grit separator and are exempted from the oil/grit separator levy.
•
Where a parcel is situated on the arterial road, being 75th Avenue, no access will generally be allowed, however, Engineering Services, may allow an application for one mid-block right-in access which may be subject to a joint access agreement to serve several neighboring properties, and construction costs being the responsibility of the applicant.
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Queens Business Park FREQUENTLY ASKED QUESTIONS A. Do I need elevation drawings do make an offer to purchase land? Preliminary site and concept of the proposed development are required. Upon successful purchase of the property, detailed site plans will be required to obtain a development permit. B. When can I start building? Before proceeding with construction, the purchaser must: • pay for the land in full; • arrange for all appropriate services; and • obtain a development permit and a building permit C. What are the landscaping requirements? The Developer is responsible for design and development of the site landscaping in accordance with the requirements of the Land Use Bylaw and Major Entryway Landscaping Standards. D. Is my deposit refundable? The initial deposit is refundable if the Conditions of Sale are not removed within 60 days of the offer date. E. What happens if I need a larger size parcel of land than shown on the plan? The parcels as shown are conceptual only, thus allowing for a variety of parcel sizes. Site boundaries are adjustable to better suit the needs of the purchaser subject to the remainder of the land being marketable. F. When do property taxes commence? Upon closing, the Purchaser will be responsible for payment of the property taxes levied on the lot from the 1st day of the month following the date the lot is paid for in full. G. What types of services are available at the property line or on the lot? The Queens Business Park will be fully serviced with the water, sanitary sewer, storm sewer, gas and electric located adjacent to the parcels in the road right of way. The purchaser is responsible for the cost of utility service connections from the nearest point of service. H. What is the cost of servicing the lot? As a fully serviced business park, offsite levy costs are included in the purchase price of the lot. The purchaser is responsible for the cost of utility service connections from the nearest point of service. I. Who do I contact if I have questions? Land and Economic Development at 403.342.8106 or 403.342.8127
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Queens Business Park QUICK LINKS The City of Red Deer http://www.reddeer.ca Land & Economic Development: http://www.reddeer.ca/Land and Economic Development Land Use Bylaw: http://www.reddeer.ca/Legislative and Administrative Services/Land Use Bylaw Queens Business Park Industrial Area Structure Plan: http://www.reddeer.ca/Land and Economic Development/Queens Business Park City of Red Deer Webmap: http://www.reddeer.ca/Web Map/default.htm ECONOMIC DEVELOPMENT SITES: Red Deer Corridor http://www.reddeercorridor.com Moving to Red Deer http://www.movingtoreddeer.ca/main/default.aspx Central Alberta Access Prosperity http://www.accessprosperity.ca Central Alberta Economic Partnership http://www.centralalberta.ab.ca Alberta-Canada http://www.alberta-canada.com
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Queens Business Park Purchasing & Development Guidelines DISCLAIMER: 1. The City of Red Deer makes no warranties whatsoever regarding the suitability of the development sites for any purpose. Proponents are advised to make all enquiries and consider all information when contemplating the acquisition and development of a vacant parcel of land. 2. While the information in this package and additional information made available to interested parties is believed to be accurate, The City and its consultants do not accept responsibility for the accuracy of the information and accept no liability for any errors or omissions. 3. If proponents regard any portion(s) of their submissions as confidential, this should be clearly noted in the submission. However, The City of Red Deer is subject to the provisions of the Freedom of Information and Protection of Privacy Act (Alberta). While the Act offers some protection for third party business interests, The City cannot guarantee that any information provided can be held in confidence. The City assumes that parties will make themselves aware of the Act.
FURTHER INFORMATION: For further information about lots, or to make an appointment to review planning and technical information at The City of Red Deer Land & Economic Development office, please contact: Joe D’Onofrio, Land Coordinator Land & Economic Development Email: joe.donofrio@reddeer.ca Phone: 403.342.8389 Information Desk Land & Economic Development Email: econdev@reddeer.ca Phone: 403.342.8106
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Queens Business Park CONTACT LIST Department Planning Department Inspections and Licensing Department Emergency Services Department Safety Codes Officer Engineering Services Department Public Works Department Environmental Services Department Electric, Light, and Power Department Land & Economic Development Department Recreation, Parks, and Culture Department Revenue and Assessment Department
Telephone Number 403.342.8190 403.342.8190 403.346.5511
Fax Number 403.342.8200 403.342.8200 403.343.1866
Email Address planning@reddeer.ca inspections@reddeer.ca emsfire@reddeer.ca
403.342.8158 403.342.8238 403.342.8750 403.342.8274 403.342.8106 403.342.8159 403.342.8119
403.342.8211 403.342.7074 403.309.2695 403.341.6806 403.342.8260 403.342.8222 403.342.8199
engineering@reddeer.ca publicworks@reddeer.ca environmentalservices@reddeer.ca elecutil@reddeer.ca econdev@reddeer.ca communityservices@reddeer.ca assessment@reddeer.ca
Utility Services (Gas, Telephone, Television) ATCO Gas • For gas line services to a single 403.357.5200 403.346.8130 www.atcogas.com property or building Telus Communications Inc. • Note: to arrange for a new business 1.888.530.6900 www.telus.com (building) service entrance cable, call OP Engineering Buried Utility Locations – “Call Before You Dig” Alberta One Call 1.800.242.3447
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