Town of Beaumont Municipal Planning Commission Meeting Thursday, July at 11:00 a.m. Beaumont Town Office Council Chambers ~ AGENDA ~

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1 Town of Beaumont Municipal Planning Commission Meeting Thursday, July at 11:00 a.m. Beaumont Town Office Council Chambers FILE: 0562-M01 ~ AGENDA ~ 1. CALL TO ORDER 2. MODIFICATION TO THE AGENDA 3. MINUTES 4. SUBDIVISION APPLICATION a) SDA Forest Heights Phase 7 Administration Applicant Adjacent Landowners/Interested Party 5. OTHER BUSINESS 6. ADJOURNMENT CIRCULATION LIST: Mike Schwirtz Kerry Hilts Alan Harris Dave Dmytryshyn Eleanor Mohammed Joanne Dargis Aleshia Kwasny Jaclyn Ostrom Ruibin Li Kathy Barnhart Bill McNamara Patrick Shaver, Forest Heights Development Beaumont Ltd. Brenda Peters, Select Engineering Consultants Ltd. The above agenda is subject to additions and/or deletions prior to or at the meeting. /ak M:\ Development, Land Use\ Subdivision Development - General\0562-M01 Municipal Planning Commission\Agenda\2017\MPC Agenda_ doc

2 Municipal Planning Commission Procedures 1. Chair declares the Municipal Planning Commission meeting open. 2. Chair will ask for any modifications to the Agenda. 3. Chair will ask for acceptance of the Minutes from the previous Municipal Planning Commission meeting. 4. Chair will inform the meeting attendees of the meeting process: a. That each application will be considered individually. b. Administration will present each subdivision application as identified on the Agenda. c. Once the application has been presented, the Applicant may wish to speak at this time followed by the Adjacent Landowners or Interested Parties. 5. Chair will request Administration to present first application. 6. Chair invites Applicant to speak followed by the Adjacent Landowners or Interested Parties. 7. Chair will open the floor to questions from the Commission members. 8. Chair will request a motion from a member of the Commission on the recommendations in the Municipal Planning Commission Report and invite the membership to vote on the motion. 9. Chair will proceed to the next application(s) as identified on the Agenda. 10. Chair will identify Other Business. 11. Chair will adjourn the meeting. M:\ Development, Land Use\ Subdivision Development - General\0562-M01 Municipal Planning Commission\Agenda\2017\MPC Agenda_ doc

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7 REPORT TO THE MUNICIPAL PLANNING COMMISSION Report Name: SDA Forest Heights Phase 7 Applicant/Owner: Select Engineering Consultants Ltd. Legal Description: N.E. ¼ Sec W4M Location: South of 47 Avenue, east of 38 Street and west of Range Road 241 Report Date: July 17, 2017 Meeting Date: July 20, 2017 Acceptance Date: June 1, 2017 Expiry Date (60 days): August 1, PURPOSE To consider an application in the Town of Beaumont to subdivide a portion of the Forest Heights Neighbourhood consisting of 2.27 hectares (5.6 acres) to create within the BR Blended Residential District, 36 Single Family Residential Lots and 4 Semi-Detached Residential Lots. 2. RECOMMENDATION Pursuant to Section 654 of the Municipal Government Act, this application is recommended for approval subject to the following conditions: 1. That the subdivision be effected by plan of survey. 2. That the owner/developer pays their proportionate share of the Off-Site Levy for Arterial Roads pursuant to Bylaw as may be amended from time to time. 3. That the owner/developer pays their proportionate share of the Off-Site Levy for Water pursuant to Bylaw as may be amended from time to time. 4. That any outstanding taxes be paid or satisfactory arrangements be made with the Town of Beaumont. 5. That the owner/developer agrees to pay to the Municipality a cost contribution for the proportionate share of the preparation of a Traffic Impact Assessment of the Highway 625 and Range Road 241 Intersection. 6. That the owner/developer acknowledges that the Municipality undertook and completed the construction of the South Sanitary Trunk Main to relieve flooding in the southeast quadrant for the main purpose to store wet weather flows, including the Development Area. The Developer agrees to pay to the Municipality $ per residential lot towards the cost of the South Sanitary Trunk Line that was installed by the Municipality in the S.W. ¼ Sec Such cost contribution shall be paid to the Municipality upon submission for endorsement of a Plan of Subdivision for the Development Area. 7. That easement documents required to service this parcel shall be submitted for concurrent registration at the Land Titles Office. 8. Restrictive Covenants will be registered on the lots that are required to install fencing in accordance with the Town of Beaumont General Design Standards and to the satisfaction of Town Departments. 9. That the owner/developer erect signs indicating Future Road Extension at the south end of 38 Streets and the east end of 46 Avenue in accordance with the Town of Beaumont General Design Standards and to the satisfaction of Town Departments. 1

8 10. That the owner/developer enter into and abide by a Development Agreement with the Town of Beaumont pursuant to Section 655 of the Municipal Government Act (MGA) to address but are not limited to the following: a. Construct roads, pedestrian walkway system, public utilities and to provide security for the proposed subdivision. b. That the owner/developer pay all costs identified in the Development Agreement, including but not limited to, assessment and inspection costs occasioned by this subdivision prior to the endorsement of the plan of subdivision. c. That the owner/developer pays his proportionate share of the Off-Site Levy for Arterial Roads pursuant to Bylaw as may be amended from time to time. d. That the owner/developer pays his proportionate share of the Off-Site Levy for Water pursuant to Bylaw as may be amended from time to time. e. That the owner/developer submit detailed engineering drawings in accordance with the Town of Beaumont General Design Standards and to the satisfaction of Town Departments and affected utility agencies. f. That the owner/developer agrees to pay the Municipality a cost contribution for the proportionate share of the improvements and upgrades allocated to the lands comprising of the Forest Heights neighbourhood in the Traffic Impact Assessment for the intersection located at Highway 625 and Range Road 241. g. That the owner/developer acknowledges that the Municipality undertook and completed the construction of the South Sanitary Trunk Main to relieve flooding in the southeast quadrant for the main purpose to store wet weather flows, including the Development Area. The Developer agrees to pay to the Municipality $ per residential lot towards the cost of the South Sanitary Trunk Line that was installed by the Municipality in the S.W. ¼ Sec Such cost contribution shall be paid to the Municipality upon submission for endorsement of a Plan of Subdivision for the Development Area. h. That the owner/developer agrees that the payment of cost contributions allocated to the Forest Heights neighbourhood will be imposed on future phases of the Forest Heights neighbourhood/subdivision. i. That the owner/developer construct a temporary gravel turnaround on at the east end of 46 Avenue to accommodate snow removal, garbage pickup and fire suppression unless an alternative solution is provided through the detailed engineering design drawings and approved to the satisfaction of Town Departments. j. That the owner/developer erect signs indicating Future Road Extension at the south end of 38 Streets and the east end of 46 Avenue in accordance with the Town of Beaumont General Design Standards and to the satisfaction of Town Departments. 3. BACKGROUND The purpose of this subdivision is to subdivide a portion of the Forest Heights Neighbourhood, consisting of 2.27 hectares (5.6 acres) to create within the BR Blended Residential District, 36 Single Family Residential Lots and 4 Semi-Detached Residential Dwellings. Access to the subject lands would be located off 36 Street and 38 Street. The proposal complies with all Provincial and Municipal plans, Forest Heights Outline Plan, and the Land Use Bylaw. The proposal will address landscaping features, water supply, and sewage disposal as per the detailed design drawing. 2

9 Planning received internal comments that indicated: hydrants are to be accessible which will be dealt with at the engineering drawing stage; and trails connect to the trail system which complies with the Open Space and Trails Master Plan. Planning received external comments that indicated: no records of contaminated sites or landfills associated to this property; Canada Post mail delivery service will be provided by centralized Community Mail Boxes that the developer or Engineer will need to contact Canada Post to determine mailbox locations and expected occupancy timelines; and Shaw will not offer services to these home owners as there is no underground infrastructure to support their connections. AltaGas Utilities Inc., Fortis Alberta, and Telus Communications Inc. had no objections. The proposed density for this subdivision application is 17.6 units per net residential hectare. The Forest Heights Outline Plan states an overall density of 22 units per net residential hectare. The Developer will need to show how they plan to achieve their 22 units per net residential hectare for future phases. 4. ANALYSIS Subdivision Proposal Title Area: Subdivision area: Land Use proposed: Lots proposed: 9.90 ha 2.27 ha Blended Residential 36 Single Family Residential Lots and 4 Semi-Detached Residential Lots Previous Subdivision Applications There have been twelve subdivision approvals for Forest Heights made by the Municipal Planning Commission. Site Characteristics Existing Land Use: Site and surrounding area: Access: Constraints: Topography: Soil Characteristics: Storm Water Collection and Disposal: Flooding or Erosion of Land: Cleared South of 47 Avenue and east of 38 Street 36 Street and 38 Street N/A Flat Loam and Clay West of the subject lands Storm pond designed to accommodate the 1 in 100 year storm event. Erosion control plan will be submitted as per General Design Standards and Development Agreement. Water supply, Sewage Disposal System: As per approved engineer design drawings Solid Waste Disposal: Service will be provided Public Land Dedication There is no Municipal Reserve dedication in Phase 7 of this subdivision. There is a Deferred Reserve of 1.44 ha left owing on title. 3

10 5. REFERRALS/FEEDBACK Agency Comments Alberta Health Services There are no records of contaminated sites or landfills associated with this property. AltaGas Utilities Inc. No objection to the proposed subdivision described in the file mentioned above. Canada Post - Delivery Services Canada Post will provide mail delivery service to the subdivision through centralized Community Mail Boxes (CMB s). These locations will need to be adjacent to planned sidewalks for wheelchair access. Please provide sidewalk and lot plan when available so locations can be discussed and mailbox pads can added to the plan. If the development includes plans for (a) multi-unit building(s) with a common indoor entrance, the developer must supply, install and maintain the mail delivery equipment within these buildings to Canada Post s specifications. Please have developer or Engineer contact Canada Post to determine Mailbox locations or other requirements. Please also provide a project timeline as to when first occupancy is expected so mailbox equipment and service can be planned. Fortis Alberta Please be advised that FortisAlberta has no objections to the proposal and no easements are required at this time, please proceed accordingly. Shaw Cable After completing my review, Shaw has found that this developer has decided not to place Shaw conduits as per our design in near-by Forest Heights Stage 4A & Forest Heights Stage 5. The underground infrastructure does not support our connections and will affect our ability to service this new Phase 7 stage. With no Shaw infrastructure in place, Shaw is not able to offer services to these home owners. Telus Communications Inc. No objections to the current land owner proceeding with this application. Town of Beaumont Administrative Comments Interim Chief Administrative Office No issues, see Fire comments. Community and Protective Services Fire: Hydrants to be accessible, on loop system. Parks/Rec: Trails connected to trail system. Corporate Services Please ensure all applicable fees are collected. Infrastructure Division No objection/comments. Economic Development No comment 4

11 Planning No concerns. It is consistent with the MDP, Outline Plan, and Open Space and Trails Master Plan. I am glad to see they have begun to incorporate a variety of housing types on one street to diversify the streetscape as the BR district intended (semi to single to semi). Public/Adjacent Comments: No comments. 6. CONFORMITY WITH APPLICABLE LEGISLATION AND POLICY a. Alberta Land Stewardship Act: Section relating to resolution of conflicting provisions; if there is a conflict or inconsistency between a Statutory Plan or a Land Use Bylaw and an ALSA regional plan, the ALSA regional plan prevails. b. Provincial Land Use Policies: In compliance c. Municipal Government Act: Section 654 relating to suitability of the land; conformity to other plans. d. Subdivision and Development Regulations: Suitable on the basis of topography, soil, servicing, access, and adjacent uses. e. Capital Region Board Growth Plan: Density Target PGA C E units/net residential hectare. The Forest Heights Outline Plan is planned to achieve 22 units/net residential hectare. f. Municipal Development Plan: Designates area as Residential; Compliant g. Inter-Municipal Development Plan: Circulated to Leduc County h. Strategic Plan : Key Focus Area: Complete Community i. Central Area Redevelopment Plan: Not applicable j. Forest Heights Outline Plan: Designates area as Residential; Compliant k. Land Use Bylaw: Bylaw was amended at the October 28, 2014 Council Meeting to accommodate a redistricting from AR Agricultural Reserve to BR Blended Residential District. l. Open Space and Trails Master Plan: Compliant ak (MPC-Rpt Forest Heights Phase 7) Updated: Enclosed: 1. Application of Subdivision 2. Computation Sheet 3. Location Map 4. Forest Heights Outline Plan 5. Aerial Map 6. Tentative Subdivision Plan 7. Open Space and Trails Master Plan 5

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14 TOWN OF BEAUMONT - SUBDIVISION COMPUTATION SHEET DATE SUBMITTED: OUTLINE PLAN NEIGHBOURHOOD PHASE LEGAL DESCRIPTION LOCATION SUBDIVISION #: DEVELOPER(S) DATE OF APPLICATION FILE NUMBER LAND USE Single Family Semi-Attached Multi-Family Apartment Commercial NUMBER OF HECTARES PERCENT OF TOTAL HECTARES NUMBER OF UNITS DENSITY (NET RESIDENTIAL) PERCENT OF TOTAL UNITS PROJECTED POPULATION Total PUBLIC DEDICATION TOTAL HECTARES PERCENTAGE OF TOTAL HECTARES PUBLIC DEDICATION A. Circulation C. Municipal Reserve Dedication Streets Linkages Arterial Parks Collector - major School Sites Collector - minor Local Total Dedication Lanes Balance Walkways Emergency Access Total Dedication TOTAL HECTARES PERCENTAG E OF TOTAL HECTARES B. Public Utility Lots Stormwater Management Facility Drainage Lots Total Dedication BALANCE DEFERRED TO: Cash in Lieu 5% Additional Reserve can be dedicated if Density is 30 dwelling units or more per hectare of developable land (MGA Section 668) DISTRIBUTION OF 5% EXCESS Uses Hectare Required Parks Schools Hectare Received Percentage of Total Amount Required Account Number Transfer Date Total Used Balance BALANCE DEFERRED TO: DISTRIBUTION OF OTHER LAND Uses Hectare Required Freeways Rapid Transit Hectare Received Percentage of Total Amount Required Account Number Transfer Date Total Used Balance BALANCE DEFERRED TO:

15 RUE MONTALET COLONIALE WAY 44 ST RANGE ROAD 241 RANGE ROAD 244 RANGE ROAD ST RUE EAGLEMONT 57 ST 55 AVE 55 AVE 50 ST 50 AVENUE 50 AVE 43 AVE 66 STREET RANGE ROAD ST 30 AVE 30 AVE HIGHWAY 814 RANGE ROAD 243 HIGHWAY 814 RANGE ROAD 241 RANGE ROAD 244 RANGE ROAD 243 RANGE ROAD 243 RANGE ROAD 242 HIGHWAY 814 HIGHWAY 814 TOWNSHIP ROAD 510 TOWNSHIP ROAD 510 TOWNSHIP ROAD 510 TOWNSHIP ROAD 505 HIGHWAY 625 HIGHWAY 625 HIGHWAY 625 Town of Beaumont Street Beaumont, AB T4X 1A1 Location Map Forest Heights Phase 7 Portion of N.E. 1 4 Sec W4M NORTH May 19, 2017 SDA-17-04

16 42 ST 42 ST 0.12ha 0.06ha 41 ST RGE RD AVE OUTLINE PLAN APPROVED REVISED JUNE 5, 2012 COLONIALE ESTATES 50 (CHARTIER) AVE TWP RD AVE 0.03ha 43 ST 0.07ha 0.02ha Park 0.38ha 47 AVE Park 2.04ha PUL 2.42ha 46 AVE PUL 0.50ha 43 ST TRIOMPHE ESTATES 44 AVE LEGEND DEVELOPMENT CONCEPT 0 FOREST HEIGHTS m SCALE 1:4000 OUTLINE PLAN BOUNDARY TOWN BOUNDARY LOW DENSITY RESIDENTIAL SWING SITE FOREST HEIGHTS OUTLINE PLAN TOWN OF BEAUMONT PARK/MUNICIPAL RESERVE STORMWATER MANAGEMENT FACILITY ARTERIAL ROAD WIDENING (50 AVE) ROAD WIDENING (RGE RD 241) PEDESTRIAN LINKAGE PEDESTRIAN LINKAGE IN ROAD RIGHT OF WAY (ON SIDEWALK) PHASE 7 May 19, 2017

17 50 Ave 49 Ave 49 Ave 35 ST 39 St 38 St 37 St 49 Ave RNG RD St 48 Ave 38A St 39 S t 47 Ave Aerial Map - Forest Heights Phase 7 N A portion of N.E. 1/4 Sec W4M Town of Beaumont Street Beaumont, AB T4X 1A1 May 19, 2017 Forest Heights Phase 7 Boundary SDA Registered Parcels Proposed Subdivision (Unregistered Parcels) Meters

18 AVE 47 AVE 48 AVE TWP RD 505 K BLOCK 2 N.E.1/4 SEC POWER LINE R/W (2945 HW) PUL MR BLOCK MR PUL 24 MR BLOCK BLOCK BLOCK BLOCK MR N.E.1/4 SEC N.E.1/4 SEC LANE AVE Accepted Under SDA ST 36 ST BLOCK 4 BLOCK BLOCK BLOCK SUBDIVISION PLAN FOREST HEIGHTS NEIGHBOURHOOD STAGE 7 MAY 31, RANGE ROAD 241 RANGE ROAD ST 40 ST 38 ST POWER LINE R/W COLONIALE WAY File Name: _02_PS002.DWG Rlashuk Name / Plot Date: May 31, 2017 N.T.S. PART OF: N.E.1/4 SEC 26 TWP 50 RGE 24 W4M NOTES: SUBDIVISION INCLUDES AREA OUTLINED BY AND CONTAINS = 2.27 ha TOTAL COLLECTOR ROAD AREA = 0.21 ha TOTAL LOCAL ROAD AREA = 0.44 ha TOTAL LANE AREA = 0.06 ha TOTAL SINGLE FAMILY RESIDENTIAL AREA TOTAL SEMI DETACHED RESIDENTIAL AREA = 1.44 ha = 0.12 ha TOTAL NO. OF SINGLE FAMILY RESIDENTIAL LOTS = 36 TOTAL NO. OF SEMI DETACHED RESIDENTIAL LOTS = 4 TOTAL NO. OF RESIDENTIAL LOTS = 40 KEY PLAN NOTE: LOT NUMBERS ARE FOR REFERENCE ONLY AND ARE SUBJECT TO CHANGE UPON REGISTRATION. SUBJECT LANDS 0 m SCALE 1:1500

19 Map 10: Strategy Recommendations Forest Heights Phase 7 66 P a g e Beaumont Open Space + Trails Master Plan