Developing a commercial, industrial or multi-family site in Strathcona County, including Sherwood Park, means meeting the County’s own civil engineering requirements, which differ from the City of Edmonton’s. This guide covers the grading, stormwater and servicing steps developers and builders should plan for, using the County’s own bylaws and standards.
The County’s Design and Construction Standards
Civil design in Strathcona County is governed by the Strathcona County Design and Construction Standards. They cover the design and construction of the County’s roads, utility systems, open spaces, trails and landscaping. The County posts the current version on its website, with a 2023 update summary, and issues bulletins that supersede parts of the Standards unless they say otherwise.
Check both the Standards and the current bulletins before design starts. A design built to an outdated version can come back with comments and cost you a review cycle.
A Site Grading Plan comes before construction
Strathcona County’s Surface Drainage and Site Grading Bylaw (Bylaw 32-2017) applies to commercial lots, which the bylaw defines as lots zoned for, containing, or proposed to contain a commercial, industrial or multi-family building. Under the bylaw, the owner must submit a Site Grading Plan to the County for approval. That plan must:
- establish the surface drainage design of the lot, including protection of any watercourses or natural areas
- incorporate a stormwater management system
- comply with the County’s Design and Construction Standards
The bylaw also states that the Site Grading Plan must be approved before any on-site construction. Grading and stormwater design therefore sit on the critical path. They are not something to finish after the building design is done.
Servicing, developer agreements and security
Section 3.14 of the County’s Land Use Bylaw sets out how site servicing and grading are handled. Site servicing, including sewer, water, grading, drainage and stormwater management, must comply with all County and provincial requirements. Several provisions directly affect budget and schedule:
- Developer agreements. The County can require the applicant to enter into a developer agreement to construct, or pay for the construction of, services the development needs.
- Security. The County can require security to make sure servicing, grading and reclamation are completed to County standards. The bylaw sets it at 50% of the County-accepted estimate or a minimum of $10,000.
- Completion notice. The owner must notify the County in writing 14 days before site servicing, grading or reclamation is completed, so the County can inspect.
- Release of security. Security can be released once a Lot Grading Certificate or Final Acceptance Certificate is issued, and record drawings may be required to show the completed work.
In practice, accurate engineering cost estimates and complete record drawings are what get security released on time. Both should be part of the engineering scope from the start.
A practical sequence for a Strathcona County site
- Confirm the applicable standards. Pull the current Design and Construction Standards and bulletins, and confirm whether a developer agreement is likely.
- Design grading and stormwater early. Prepare the Site Grading Plan with the stormwater management system alongside the site layout, not after it.
- Design the servicing connections. Water, sanitary and storm connections should be designed to the County Standards and coordinated with the grading design.
- Prepare cost estimates. These support the security calculation and any developer agreement.
- Review during construction. Field reviews catch grading and servicing issues before they become deficiencies.
- Close out. Give the 14-day completion notice, submit record drawings, and obtain the Lot Grading Certificate or Final Acceptance Certificate to release security.
Common questions
Do I need a grading plan for a commercial site in Sherwood Park?
Yes. Under Strathcona County Bylaw 32-2017, the owner of a commercial lot, which includes commercial, industrial and multi-family sites, must submit a Site Grading Plan for approval, and it must be approved before any on-site construction.
How much security does Strathcona County require for site servicing?
Under section 3.14 of the Land Use Bylaw, security is 50% of the County-accepted estimate for site servicing, grading and reclamation, or a minimum of $10,000.
Are Strathcona County’s standards the same as Edmonton’s?
No. Strathcona County publishes its own Design and Construction Standards and bulletins. A site in Sherwood Park is designed to the County’s Standards, not the City of Edmonton’s.
How Oasis Engineering helps
Oasis Engineering provides civil engineering for developers, builders and landowners around Edmonton. That includes grading and drainage design, stormwater management, and water, sanitary and storm servicing. If you’re planning a commercial, industrial or multi-family site in Strathcona County, contact our team or call (780) 757-8220 to talk through the grading and servicing early.
Requirements in this article come from Strathcona County Bylaw 32-2017, section 3.14 of the Strathcona County Land Use Bylaw, and the County’s Design and Construction Standards page, as published in November 2026. Always confirm current requirements with the County before applying.
