MUNICIPAL PLANNING COMMISSION AGENDA June 20, :30 AM

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1 Page MUNICIPAL PLANNING COMMISSION AGENDA June 20, :30 AM 1.0 CALL TO ORDER 2.0 APPROVAL OF AGENDA 2.1 Additional Agenda Items 3.0 CONFIRMATION OF THE MINUTES Minutes of the Municipal Planning Commission meeting of June 6, BUSINESS FROM THE MINUTES 5.0 DEVELOPMENT APPLICATIONS Block 2, Plan , NE (Division 3) application for a side yard and front yard setback relaxation for an existing accessory building (Quonset) and a front yard setback relaxation for an existing accessory building (barn) Lot 4, Block 1, Plan , NE (Division 5) application for warehousing and storage to accommodate a self-storage facility SW (Division 5) application for an Intensive Recreation Facility to accommodate the construction and operation of a riding arena with stables for horse boarding and training Block A, Plan 2809ET, SW (Division 5) application to locate a Communication Tower (Hamlet of Benalto). 6.0 SUBDIVISION APPLICATIONS Lot 15, Block 10, Plan , SE (Division 2) application to subdivide a 0.34-hectare (0.85 acre) parcel to create one new lot (Gasoline Alley West) NE (Division 1) application to amend the size of a conditionally approved subdivision from 7.69 hectares to 8.45 hectares to accommodate location of the septic system and minimize loss of agricultural land. 7.0 ADJOURNMENT Page 1 of 56

2 MINUTES OF THE MUNICIPAL PLANNING COMMISSION Tuesday, June 6, 2017 Red Deer County Council Chambers, Red Deer County Centre Present: Absent: Chairman Councillor P.J.R. Massier, Mayor J.J. Wood (attended via phone), Councillors D.B. Church, C.R. Huelsman and R.R. Lorenz. Councillors J.M. Bota and C. Moore. Staff Present: County Manager C. Herzberg, Assistant County Manager R. Henderson, Planning and Development Services Director D. Dittrick, Operations Services Director M. Campbell and Development Services Planning Administration T. Miller, D. Bedford, J. Hardes and F. Joynt and Legislative Services Administration N. Lougheed and L. Thompson. 1.0 CALL TO ORDER Chairman Councillor P.J.R. Massier called the meeting to order at 9:30 a.m. 2.0 AGENDA MPC Moved by Councillor C.R. Huelsman to approve the agenda as submitted. CARRIED UNANIMOUSLY 3.0 APPROVAL OF THE MINUTES MPC Moved by Councillor D.B. Church to approve the minutes of the May 23, 2017, meeting as submitted. CARRIED UNANIMOUSLY 5.0 DEVELOPMENT APPLICATIONS 5.1 Rick and Rhonda Slack Unit 43, Plan , NE (Division 5) 0.01 Acres Condominium Resort Residential District R-7 Requesting approval for a side and a front yard setback relaxation for an existing Park Model. The property is located west of the Gleniffer Reservoir within the Gleniffer Resort. MPC Moved by Councillor R.R. Lorenz to approve the application for a 1.26-metre (4.13 ) front yard setback relaxation and a 0.34-meter (1.11 ) side yard setback relaxation for an existing Park Model on Unit 43, Plan , NE , subject to the decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.2 Jamie and Jason Aitchison Lot 1, Block 1, Plan 4062RS, NW (Division 2) 4.8 Acres Country Residential District R-1 Requesting approval to construct an accessory building within the front yard. Minutes of the Municipal Planning Commission meeting of June... Page 2 of 56

3 Minutes of the Municipal Planning Commission, June 6, 2017 Page 2 The property is located east of the City of Red Deer within the Hawk Hills subdivision on Rge Rd 270. MPC Moved by Councillor D.B. Church to approve the application to construct a m2 (1,512 ft2) accessory building within the front yard on Lot 1, Block 1, Plan 4062RS, NW , subject to the following conditions being met to the satisfaction of the Development Officer: 1. A development permit shall not be issued and construction of the development shall not proceed until all conditions, except those conditions of a continuing nature, have been met or fulfilled. 2. The proposed development shall be undertaken and completed in accordance with the approved plans and construction drawings including the site layout and building elevations as submitted by the Applicant. 3. Once the permit is issued, the Applicant is to provide any revised drawings clearly indicating any changes to the approved drawing set, if applicable. 4. The subject development shall not alter the existing drainage where water drains onto neighbouring properties. It will be the developer s responsibility to provide corrective drainage structures, including retaining walls, to divert water from neighbouring properties. 5. The Development shall be attractive in appearance, shall complement existing buildings located on adjacent parcels, and shall be constructed of materials that comply with the Safety Codes Act. 6. The proposed constructed addition shall be similar to, and complement, the principal building in exterior material colour and appearance. 7. The exterior of the building shall be completed within one year from the issuance of the development permit. 8. Failure to comply with the aforementioned conditions will result in Development Permit revocation and the issuance of a stop order pursuant to the Municipal Government Act. 9. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 6.0 SUBDIVISION APPLICATIONS 6.1 Richard Fritze Pt SW (Division 1) 6.95 Acres Agricultural District Ag Requesting approval to subdivide a 1.21-hectare (3-acre) parcel from a 2.81-hectare (6.95-acre) parcel. The property is located approximately 13 miles northeast of the Village of Delburne east of Rge Rd 224 on Hwy 21. Persons present who spoke to this application: Kevin Vennard, Bemoco, on behalf of applicant. MPC Moved by Councillor R.R. Lorenz to deny the application to subdivide 1.21 hectares (3 acres) from 2.81 hectares (6.95 acres) on Pt SW as the subdivision does not meet the requirements of the Subdivision and Development Regulations, Section 1(1)(j) which defines an unsubdivided quarters section as a parcel of land that has been created pursuant to Minutes of the Municipal Planning Commission meeting of June... Page 3 of 56

4 Minutes of the Municipal Planning Commission, June 6, 2017 Page 3 Section 86(2)(d) of the Planning Act 1980 on or before July 6, 1988, or pursuant to Section 29.1 of the Subdivision Regulation (AR 132/78), from a quarter section, lake lot, river lot or settlement lot if the parcel of land constitutes more than half of the area that was constituted by the quarter section, lake lot, river lot or settlement; pursuant to the Municipal Development Plan, the application requires an Area Structure Plan prior to subdividing lands not considered as a first parcel subdivision; and the application does not meet the intent of a farmstead removal. CARRIED Councillors Church, Huelsman, Lorenz and Massier in favor Mayor Wood opposed 6.2 Christopher and Sandra Wyntjes Lot 2, Block 1, Plan , NW (Division 6) 3.01 Acres Country Residential District R-1 Requesting approval to subdivide a 0.61-hectare (1.51-acre) parcel to create one new residential lot. The property is located directly northwest of the Town of Sylvan Lake within the Kayton Estates subdivision. MPC Moved by Councillor D.B. Church to deny the application to subdivide 0.61 hectares (1.51 acres) from Lot 2, Block 1, Plan , NW as the application is not in accordance with the Red Deer County/Town of Sylvan Lake Intermunicipal Development Plan which requires adoption of an Area Structure Plan or Area Redevelopment Plan prior to further subdivision of existing country residential lots; and is not in accordance with the Municipal Development Plan that requires the adoption of an Area Redevelopment Plan prior to subdividing existing Country Residential lots that are not located within an existing Area Structure Plan. CARRIED UNANIMOUSLY 7.0 ADJOURNMENT MPC Moved by Councillor C.R. Huelsman that the Municipal Planning Commission meeting of June 6, 2017, be adjourned. TIME: 9:56 a.m. CARRIED UNANIMOUSLY Chairman Legislative Services Manager Minutes of the Municipal Planning Commission meeting of June... Page 4 of 56

5 Date: June 20, 2017 June 20, 2017 Report No. 5.1 ADMINISTRATION REPORT Memo To: From: Municipal Planning Commission Planning & Development Services Subject: NE W4M / Block 2, Plan / 3.74 Hectares (9.24 Acres) / Agricultural District (AG) / Division 3 / File Number RPR PURPOSE To consider a front yard relaxation of 1.12 meters (3.67 feet) from 46 meters (150 feet) to meters ( feet), and a side yard relaxation of 5.86 meters (19.22 feet) from 7.5 meters (25 feet) to 1.64 meters (5.38 feet) for an existing accessory building (quonset), and a front yard relaxation of meters (45 feet) for the accessory building (barn) on Block 2, Plan within the NE W4M, zoned Agricultural District (AG). 2.0 SUMMARY On May 25, 2017, a Real Property Report (RPR) was submitted for compliance. The surveyor s report revealed that the accessory buildings (Quonset & barn) do not comply with the Red Deer County Land Use Bylaw 2006/6. The front yard setback for the Quonset requires a 3% relaxation; from 46 meters to meters. The side yard setback requires a 79% relaxation; from 7.5 meters to 1.64 meters. The accessory building was constructed in 1985 after the issuance of a Development Permit. The south side yard along the property boundary is well screened from the neighboring parcel by a shelterbelt of evergreens. The front yard setback for the barn requires a 30% relaxation; from 46 meters to meters. The subject parcel is accessed via Range Road 265, approximately 7 miles east of the Town of Penhold. The surrounding parcels are primarily agricultural in use. The application was referred to internal and external agencies, as well as adjacent landowners for comments and concerns. To date, no concerns have been received by Planning and Development Services. 3.0 ALTERNATIVES a) Approve the application for a front yard relaxation of 1.12 meters and a side yard relaxation of 5.86 meters for an existing accessory building (Quonset) and a front yard relaxation of Block 2, Plan , NE (Division 3) applica... Page 5 of 56

6 13.72 meters for an existing accessory building (barn), on Block 2, Plan within the NE W4M, subject to the following conditions being met to the satisfaction of the Development Officer: 1) The decision being advertised in a local paper and no appeal against said decision being successful. b) Postpone the application stating reasons; or c) Deny the application, stating reasons. 4.0 RECOMMENDATIONS Approve the application for a front yard relaxation of 1.12 meters (3.67 ) and a side yard relaxation of 5.86 meters (19.22 ) for an existing accessory building (Quonset) and a front yard relaxation of meters (45 ) for an existing accessory building (barn) on Block 2, Plan within the NE W4M, subject to the conditions listed in #3 Alternatives (a). Prepared by: Connie Sloan Development Officer Reviewed by: Dave Dittrick Director of Planning & Development Services Reviewed by: Ric Henderson Assistant County Manager Block 2, Plan , NE (Division 3) applica... Page 6 of 56

7 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER May 31, 2017 «Owner» «Address1»«Address2»«Address3» «City», «Province» «PostalCode» File: RPR Legal Description: Block 2, Plan within NE Landowner/Applicant: Brown, Ian at RR 265 Subject: Relaxation to the front and side yard setbacks of an Existing Accessory Building As an adjacent landowner, this letter is being sent to inform you that Red Deer County has received a development permit application for a relaxation to the front and side yard setbacks of an accessory building (Quonset) on the above noted property which is zoned Agricultural District (AG). Red Deer County appreciates your feedback at this time. If you have any comments or concerns regarding this proposal, please submit them in writing by quoting File: RPR , prior to June 19, Your comments will be included with the administration report when this application is considered by Red Deer County Municipal Planning Commission. Please note: Red Deer County Administration is not able to respond, on an individual basis to feedback received. Should you require further information or clarification on this application, please contact our office between 8:30 am - 4:30 pm Monday to Friday at Municipal Planning Commission (MPC) is an open meeting to the public and you are welcome to attend. Sincerely, Red Deer County Connie Sloan Development Officer referrals@rdcounty.ca Block 2, Plan , NE (Division 3) applica... Page 7 of 56

8 APPLICATION DETAILS: Purpose of Application: The existing accessory building (Quonset) requires a relaxation to the front yard setback from the required 46 meters (150 feet) to meters ( feet) or 3%, and; A relaxation to the side yard setback from the required 7.5 meters (25 feet) to 1.64 meters (5.38 feet) or 79%. Proposed Land Use / Lot Description: The subject property is zoned agricultural and is 3.74 hectares (9.24 acres) in size. The parcel contains a detached dwelling, detached garage, barn, corral, various outbuildings and the Quonset. The yard site is screened on all sides of the property except the boundary abutting Range Road 265. The property is accessed via Range Road 265. Surrounding Land Use / Environmental Considerations: Surrounding lands are primarily agricultural in use. The Quonset is well screened from the closest neighbor to the south. The subject property is not within an Area Structure Plan nor is it within an Environmentally Significant Area. Statutory Document Information: The Land Use Bylaw requires relaxations of 30% or greater to be considered by the Municipal Planning Commission. Block 2, Plan , NE (Division 3) applica... Page 8 of 56

9 SCHEDULE B LAND LOCATION MAP Block 2, Plan , NE (Division 3) applica... Page 9 of 56

10 SCHEDULE C LAND LOCATION AERIAL MAPS Block 2, Plan , NE (Division 3) applica... Page 10 of 56

11 SCHEDULE D SITE PLAN Block 2, Plan , NE (Division 3) applica... Page 11 of 56

12 SCHEDULE E SITE PHOTO Block 2, Plan , NE (Division 3) applica... Page 12 of 56

13 Date: June 20, 2017 June 20, 2017 Report No. 5.2 ADMINISTRATION REPORT Memo To: From: Municipal Planning Commission Planning & Development Services Subject: NE W5M / Lot 4 Block 1 Plan / 3.5 Hectares (8.65 Acres) / Agricultural District / Division 5 / File Number D PURPOSE To consider a discretionary use development permit application for Warehousing and Storage limited to Self-Storage on Lot 4, Block 1, Plan within the NE W5, zoned Agricultural District. 2.0 SUMMARY The subject parcel is approximately 5 km (3.1 miles) east of Spruce View and 6 km (3.7 miles) south of the Hamlet of Markerville. Access to the parcel is via Range Road 24 immediately north of Highway 54. The Applicant is proposing to develop a Self-Storage Facility on the subject parcel consisting of 3.5 hectares (8.65 acres). The surrounding parcels are zoned Agricultural District. The facility will consist of 40 to 124 sea-can storage units, to be painted and lined up as per the included site plan. The Applicant anticipates approximately 3 vehicle trips per week. The Applicant is proposing one 1.39 m² (15 ft ²) directional sign to be placed at the junction of Highway 54 and Range Road 24, if consent is provided by landowner. As per the Land Use Bylaw, Section 81.1 j) a directional sign with an area less than 1.4 m² (15 ft²) is permitted. Development permit applications for self-storage within an Agricultural District shall be considered in conjunction with the regulations of a home business major. There is an existing mobile home located within the North West portion of the parcel. Section 52.5 of the Land Use Bylaw indicates that the business shall be operated by the permanent resident(s) of the principal dwelling, and may employ no more than four (4) nonresident on-site employees (condition #8). The Red Deer County Development Engineer stated a Storm Water Drainage Plan is required (condition # 13). The Red Deer County Safety Codes Officer stated the sea cans, when grouped together should not exceed 20 units in a cluster (an area of approximately 600m 2 ). A 9-meter separation distance must be provided between the clusters of twenty (20). The Applicant has amended the site plan to reflect the Safety Codes requirement. Lot 4, Block 1, Plan , NE (Division 5) a... Page 13 of 56

14 The application was referred to internal and external agencies, as well as adjacent landowners for comments. To date, one letter of concern have been received and is attached to this report. The letter identified the following concerns: o There is not an occupied residence on the subject property, therefore, a safety concern for neighbouring residents. o Increased traffic creating the potential for increased vandalism and theft. o Presently the property is unsightly and potentially an attraction for criminal activity. 3.0 ALTERNATIVES a) Approve the application subject to conditions. Approve the discretionary use development permit application for Warehousing and Storage limited to self-storage on Lot 4, Block 1, Plan within the NE W5, zoned Agricultural District, subject to the following conditions being met to the satisfaction of the Development Officer: 1. A development permit shall not be issued and construction of the development shall not proceed until all conditions, except those conditions of a continuing nature, have been met or fulfilled. 2. The Warehousing and Storage limited to self-storage shall be considered temporary and will expire five (5) years from the date of the issuance of a Development Permit. 3. The proposed development shall be undertaken and completed in accordance with the attached conceptual plans and with the detailed plans (site layout, landscaping, storm water management), which are to be prepared pursuant to the conceptual plans and comply with the County s Design Guidelines & General Construction Specifications. 4. The Development shall be attractive in appearance, shall complement existing buildings located on adjacent parcels, and shall be constructed of materials that comply with the Safety Codes Act. 5. Any storage of materials or goods related to the business must be located within the principal dwelling and/or accessory structure and no outdoor storage is permitted. 6. There shall be no storage of vehicles, trailers, recreational vehicles, boats, snowmobiles or all-terrain/wheeled vehicles. 7. The approved use shall not create a nuisance nor adversely affect the amenities of the district. 8. The business shall be operated by the permanent resident(s) of the principal dwelling, and may employ no more than four (4) non-resident on-site employees. 9. The self-storage vehicle trips shall be restricted to Monday to Saturday between the hours of 7:00 a.m. and 10:00 p.m., Sundays and Statutory Holidays between the hours of 10:00 a.m. and 6:00 p.m. 10. Nuisance: noise, vibration, smoke, dust, odours, heat, glare, electrical or radio disturbance detectable beyond the property boundary shall not be produced by the home business. At all times, the privacy and enjoyment of adjacent residences shall be preserved and the amenities of the neighborhood maintained. 11. The Applicant shall submit a landscape plan in conformity with Section 54 of Land Use Bylaw 2006/6, and to the satisfaction of the Development Officer. 12. The Applicant shall submit a screening plan to the County for approval by the Development Officer, prior to issuance of a development permit. The screening plan must be completed within one (1) year from the date of issuance of the development permit. 13. The Applicant must enter into a Development Agreement, pursuant to s. 650 of the Municipal Government Act with the County, where there are residences located on the roads accessing the site, dust control must be provided for by the Applicant in front of those residences on an annual basis and to the satisfaction of Red Deer County. The form and content of the Agreement must be acceptable to the County. Lot 4, Block 1, Plan , NE (Division 5) a... Page 14 of 56

15 14. The Applicant shall submit to the County for approval, a Storm Management Plan to the satisfaction of the Red Deer County Development Engineer. 15. The parcel shall include an occupied dwelling. 16. The applicant shall arrange for and pass a fire inspection through the Red Deer County Fire Department prior to occupancy of the building. All costs associated for same shall be at the applicant s expense. 17. There shall be a maximum of 124 sea-can storage units. Painting of the exterior of the units, to complement the entire site, shall be at the discretion of the Development Officer. 18. The Developer must enter into a Development Agreement, pursuant to s. 650 of the Municipal Government Act with the County, where the applicant is responsible for any road damages as a result of the approved development and will be repaired at their cost; and where there are residences located on the roads accessing the site, dust control must be provided for by the Applicant in front of those residences on an annual basis and to the satisfaction of Red Deer County. The form and content of the Agreement must be acceptable to the County and shall be registered by way of Caveat upon the Title at the full expense of the landowner. 19. Failure to comply with the aforementioned conditions will result in Development Permit revocation and the issuance of a stop order pursuant to the Municipal Government Act. 20. The decision being advertised in a local paper and no appeal against said decision being successful. Notes: a. It is the responsibility of the Applicant to ensure they obtain Building, Gas, Plumbing and Electrical Permits from the County Safety Codes department. Please call for more information. b. The purpose of the Agricultural District is to provide landowners with the right to farm and those agricultural activities in the District have precedence. c. The Applicant is responsible for obtaining a roadside development permit from Alberta Transportation as required under the Public Highways Development Act. d. Approval for all proposed freestanding signs must be applied for separately. e. The Applicant is responsible for ensuring the subject development shall not disturb, affect or alter conditions of all utilities and appurtenances, drainage and/or access rights of way, as they exist, over, under, or through the lands. f. The Applicant is responsible for ensuring all development is outside active utility rights of way. g. The Applicant is responsible for making suitable arrangements with the utility companies for provision of services and/or necessary easements. h. The Applicant is responsible for ensuring the yard and buildings be maintained in a neat, tenantable fashion, and all landscaped areas must be kept trimmed and properly maintained, free of prohibited noxious weeds and noxious weeds. i. Any contamination of environment as a result of the applicant s activities shall be remediated by the landowner and shall be responsible for any costs associated. j. The granting of this Permit and compliance with the requirements of this permit and the Land Use Bylaw, does not exempt the applicant from conforming with any other by-law or Act administered by any other agencies or levels of government that may affect the proposed project. k. Nothing in this approval or the Land Use Bylaw, exempts the Applicant from obtaining a development permit as required by the Land Use Bylaw or from obtaining any other permit, license or other authorization required by the Land Use Bylaw or any other bylaw. l. In addition to the provisions and requirements of this approval and the Land Use Bylaw, the applicant is also required to comply with all federal, provincial and other municipal legislation. OR: Lot 4, Block 1, Plan , NE (Division 5) a... Page 15 of 56

16 b) Postpone the application stating reasons; or c) Deny the application, stating reasons. 3.0 RECOMMENDATIONS Approve the discretionary use development permit application for Warehousing and Storage limited to self-storage on Lot 4, Block 1, Plan within the NE W5, zoned Agricultural District subject to the conditions listed in Alternative 3.a). Prepared by: Connie Sloan Development Officer Reviewed by: Dave Dittrick Director of Planning & Development Services Reviewed by: Ric Henderson Assistant County Manager Lot 4, Block 1, Plan , NE (Division 5) a... Page 16 of 56

17 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER May 31, 2017 File: D Legal Description: Lot 4, Block 1, Plan within NE Landowner/Applicant: Brink, K & T Subject: Discretionary Use Self-Storage Facility This letter is being sent to inform you that Red Deer County has received a development permit application for the development of a self-storage facility which is a discretionary use within the Agricultural District (AG). Warehousing and Storage limited to self-storage means storage facilities for rent or lease of space to individuals usually for storing of household goods or to small businesses usually storing excess inventory or archived records. All development permit applications for self-storage within the Agricultural Districts shall be considered in conjunction with the regulations for a Home Business Major. (Regulations for Home Business-Major include hours of operation, dust control etc.). Red Deer County appreciates your feedback at this time. If you have any comments or concerns regarding this proposal, please submit them in writing by quoting File: D , prior to June 19, Your comments will be included with the administration report when this application is considered by Red Deer County Municipal Planning Commission. Please note: Red Deer County Administration is not able to respond, on an individual basis to feedback received. Should you require further information or clarification on this application, please contact our office between 8:30 am - 4:30 pm Monday to Friday at Municipal Planning Commission (MPC) is an open meeting to the public and you are welcome to attend. Sincerely, Red Deer County Connie Sloan Development Officer referrals@rdcounty.ca Lot 4, Block 1, Plan , NE (Division 5) a... Page 17 of 56

18 SCHEDULE A APPLICATION DETAILS: Purpose of Application: The Applicant is proposing to develop a self-storage facility comprised of 124 units to be rented and/or leased to the general public. Proposed Land Use / Lot Description: The property is zoned Agricultural District (AG) and is approximately 3.5 hectares (8.65 acres) in size. The subject property is accessed via RR 24 which is a gravel standard road. An AltaLink Easement follows the south boundary of the parcel. No development is permitted in this right-of-way. Surrounding Land Use / Environmental Considerations: Surrounding land use is primarily agricultural. The subject property is not within an Area Structure Plan nor is it within an Environmentally Significant Area. Statutory Document Information: Section of the Land Use Bylaw 2006/6 designates Warehousing & Storage limited to Self Storage as a discretionary use, therefore, this application must be considered by the Municipal Planning Commission. Lot 4, Block 1, Plan , NE (Division 5) a... Page 18 of 56

19 SCHEDULE B LAND LOCATION MAP Lot 4, Block 1, Plan , NE (Division 5) a... Page 19 of 56

20 SCHEDULE C LAND LOCATION AERIAL MAPS Lot 4, Block 1, Plan , NE (Division 5) a... Page 20 of 56

21 SCHEDULE D SITE PLAN Lot 4, Block 1, Plan , NE (Division 5) a... Page 21 of 56

22 Lot 4, Block 1, Plan , NE (Division 5) a... Page 22 of 56

23 SCHEDULE E LETTER OF CONCERN Lot 4, Block 1, Plan , NE (Division 5) a... Page 23 of 56

24 Lot 4, Block 1, Plan , NE (Division 5) a... Page 24 of 56

25 Date: June 20, 2017 June 20, 2017 Report No. 5.3 ADMINISTRATION REPORT Memo To: From: Subject: Municipal Planning Commission Planning & Development Services SW W5M / 55 Hectares (136 Acres) / Agricultural District / Division 5 / File Number D PURPOSE To consider a discretionary use development permit application for an Intensive Recreation Facility, to accommodate stables and a riding arena, on SW W5M 2.0 SUMMARY The subject 55 hectare (136 acre) parcel is zoned Agricultural District (AG). The parcel contains two existing dwellings as well as various out buildings. The parcel is accessed from Sand Road via Range Road 24 and Township Road 374. The Applicant is proposing to board horses, up to a maximum of 20 horses. The Applicant is proposing to construct an 892 m² (9600 ft²) indoor riding facility. The facility will be operated by two residential employees and one non-residential employee. The surrounding parcels are zoned Agricultural District. The property is not within an Area Structure Plan nor is it within an Environmentally Significant Area. The Land Use Bylaw 2006/6 defines Intensive Recreation as lands used primarily for recreational uses, for profit or not, which generally utilize developed tracts of land and which generally require buildings, facilities or structures. Examples of such uses include an equestrian sports field, a riding arena and a sports field with viewing stands or bleachers. This application was referred to internal and external agencies, as well as adjacent landowners for comments and concerns. To date, three letters of concern have been received and are attached to this report (Schedule E). Concerns are as follows: o Increased Traffic on Twp. Road 374, RR 24, and Sand Road. o Inappropriate use of Agricultural Land. o Environmental Impact (Manure disposal). o Air Strip south of the subject parcel. o Lack of monitoring if facility boards more than 20 horses. Red Deer County Operations Director commented dust control may be required along Range Road 24 and on the short section of Sand Road leading to the proposed development s access. (see condition 11) SW (Division 5) application for an Intensive Rec... Page 25 of 56

26 3.0 ALTERNATIVES a) Approve the application subject to conditions. Approve the discretionary use development permit application for an Intensive Recreation Facility, to accommodate stables and a riding arena on SW W5M 1) A development permit shall not be issued and construction of the development shall not proceed until all conditions, except those conditions of a continuing nature, have been met or fulfilled. 2) The proposed development shall be undertaken and completed in accordance with the plans submitted on May 11, ) There shall be no more than four (4) clients or customers on site during a 24 hour period. 4) There shall be no more than twenty (20) horses being boarded onsite at any given time. 5) The facility shall provide three (3) parking spaces for customers. 6) There shall be adequate on-site parking or storage space provided for all business vehicles. 7) Any permitted vehicles shall be parked indoors or outdoors in a location that is generally not visible from a public road or adjacent property. 8) Except for on a permitted driveway, no parking shall be permitted in a front yard. 9) The facility shall be operated by the permanent resident(s) of the principal dwelling and may employ no more than four (4) non-resident on-site employees; 10) The facility shall have no more than four (4) business vehicles used in conjunction with the business, parked and maintained on the site. 11) Through coordination with Red Deer County, the Applicant shall provide dust control to the satisfaction of the County. 12) The approved use shall not create a nuisance nor adversely affect the amenities of the district. 13) Once all improvements are constructed, the Applicant shall arrange for and pass a fire inspection through the Red Deer County Fire Department within 30 days of occupancy of the building. All costs associated for same shall be at the applicant s expense. 14) Outdoor Storage shall be located in the rear of the building and shall be screened to the satisfaction of the Development Authority. 15) The facility may have one sign in conformance with the signage requirements of Section 81.1(c) of the Land Use Bylaw 2006/6. 16) The decision being advertised in a local paper and no appeal against said decision being successful. Notes: a) The Applicant is required to obtain Safety Codes Permits. It is the responsibility of the Applicant to ensure they obtain Building, Gas, Plumbing and Electrical Permits from the County Safety Codes department. Please be aware that these permits are required for your project in accordance with the Safety Codes Act of Alberta. Please note that a refundable security deposit may be required as part of the Building Permit application. Please call for more information. b) Land Use Bylaw does not exempt any person from the requirements of, or excuse or authorize the violation of any regulation, by-law, or act administered by this or any other agencies or levels of government that may affect the proposed project. SW (Division 5) application for an Intensive Rec... Page 26 of 56

27 c) The Applicant for a residential development permit in the Agricultural District is hereby notified that the purpose of the Agricultural District is to provide landowners with the right to farm and those agricultural activities in the District have precedence. d) Approval for all proposed freestanding signs must be applied for separately. e) In compliance with the Municipal Development Plan, permanent structures shall be located outside the 1:100 year flood plain of any body of water. f) The Applicant is responsible for ensuring the yard and buildings be maintained in a neat, tenantable fashion, and all landscaped areas must be kept trimmed and properly maintained, free of prohibited noxious weeds and noxious weeds. g) All facilities must be cleaned on a daily basis in accordance with the Safety Codes Act. h) The granting of this Permit and compliance with the requirements of this permit and the Land Use Bylaw, does not exempt the applicant from conforming with any other by-law or Act administered by any other agencies or levels of government that may affect the proposed project. i) Nothing in this approval or the Land Use Bylaw, exempts the Applicant from obtaining a development permit as required by the Land Use Bylaw or from obtaining any other permit, license or other authorization required by the Land Use Bylaw or any other bylaw. j) In addition to the provisions and requirements of this approval and the Land Use Bylaw, the applicant is also required to comply with all federal, provincial and other municipal legislation. OR: b) Postpone the application stating reasons; or c) Deny the application, stating reasons. 4.0 RECOMMENDATIONS Approve the discretionary use development permit application for an Intensive Recreation Facility, to accommodate stables and a riding arena on SW W5M subject to the conditions listed in #3 Alternatives (a). Prepared by: Julie Hardes Development Officer Reviewed by: Dave Dittrick Director of Planning & Development Services Reviewed by: Ric Henderson Assistant County Manager SW (Division 5) application for an Intensive Rec... Page 27 of 56

28 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER May 17, 2017 File: D Dear Landowner: Legal Description: Landowner/Applicant: Subject: SW W5M Hall, Marty & Susan Intensive Recreation (Riding Arena and Boarding Facility) As an adjacent landowner, this letter is being sent to inform you that Red Deer County has received a development permit application for a discretionary use Intensive Recreation facility to accommodate a riding arena and boarding of horses on SW W5M. The subject 55 hectare (136 acre) parcel is zoned Agricultural District (AG). Red Deer County appreciates your feedback at this time. If you have any comments or concerns regarding this proposal, please submit them in writing by quoting File: D , prior to June 9, Your comments will be included with the administration report when this application is considered by Red Deer County Municipal Planning Commission. Please note: Red Deer County Administration is not able to respond, on an individual basis to feedback received. Should you require further information or clarification on this application, please contact our office between 8:30 am - 4:30 pm Monday to Friday at Municipal Planning Commission (MPC) is an open meeting to the public and you are welcome to attend. Sincerely, Red Deer County Treena Miller, Current Planning Manager referrals@rdcounty.ca SW (Division 5) application for an Intensive Rec... Page 28 of 56

29 APPLICATION DETAILS: Purpose of Application: The purpose of this application is to consider an Intensive Recreation Facility to accommodate a riding arena and boarding of horses on SW W5M. Proposed Land Use / Lot Description: The subject 55 hectare (136 acre) parcel is zoned Agricultural District (AG). The parcel contains two existing dwellings as well as various out buildings. The parcel is accessed from Sand Road via Range Road 24 and Township Road 374. The Applicant is proposing to board horses, up to a maximum of 20 horses. The Applicant is proposing to construct an 892 m² (9600 ft²) indoor riding facility. The facility will be operated by two residential employees and one non-residential employee. Surrounding Land Use / Environmental Considerations: The surrounding parcels are zoned Agricultural District (AG). Statutory Document Information: The property is not within an Area Structure Plan nor is it within an Environmentally Significant Area. SW (Division 5) application for an Intensive Rec... Page 29 of 56

30 SCHEDULE B LAND LOCATION MAP SW (Division 5) application for an Intensive Rec... Page 30 of 56

31 SCHEDULE C LAND LOCATION AERIAL MAPS SW (Division 5) application for an Intensive Rec... Page 31 of 56

32 SCHEDULE D SITE PLAN SW (Division 5) application for an Intensive Rec... Page 32 of 56

33 SCHEDULE E REFERRAL COMMENTS SW (Division 5) application for an Intensive Rec... Page 33 of 56

34 SW (Division 5) application for an Intensive Rec... Page 34 of 56

35 SW (Division 5) application for an Intensive Rec... Page 35 of 56

36 SW (Division 5) application for an Intensive Rec... Page 36 of 56

37 June 20, 2017 Report No. 5.4 ADMINISTRATION REPORT Date: June 20, 2017 Memo To: From: Subject: Municipal Planning Commission Planning & Development Services SW W5M / Block A Plan 2809ET / 1.18 Hectares (2.92 Acres) / Direct Control District #7 / Division 5 / File No. D PURPOSE To consider a discretionary use development permit application for a communication tower to be located on Block A, Plan 2809ET, within the SW W5M. 2.0 SUMMARY The subject parcel is zoned Public Services within Direct Control District #7 (Benalto). The Applicant is proposing to move an existing 28.8 meters (96 feet) Self-Support Telecommunications Tower to the proposed location which is within the former Benalto School property. Access to the premises will be 49 th Street, using the existing approach. The parcel is within the Benalto Area Redevelopment Plan and is zoned for Park/Open Space. The proposed placement will be located approximately 83 meters (275 feet) north of the existing location; the current customers internet service will not be affected by the relocation of the tower. The Applicant has consulted with adjacent landowners and will be planting a tree between the school and 51 st Street to deflect the eye from the tower. The Applicant has stated anti climb shields, 10 feet in height, will be installed and painted to complement the existing building on site. The Application meets the setback requirements of Section 42 (Communication Towers) of the Land Use Bylaw 2006/6. Industry Canada is responsible for regulating radio communication in Canada and for authorizing the location of radio communication facilities, including communication towers. In making its decision regarding the communication tower and related facilities, Industry Canada considers the input provided by Red Deer County s Land Use Authority, compliance with Transport Canada s painting and lighting requirements for aeronautical safety, Health Canada s safety guidelines respecting limits of exposing to radio frequency fields, and an environmental assessment may be required in order to comply with the Canadian Environmental Assessment Act. This application was referred to internal and external agencies, as well as adjacent landowners for comments and concerns. To date, no concerns have been received by Planning and Development Services. Block A, Plan 2809ET, SW (Division 5) applicatio... Page 37 of 56

38 3.0 ALTERNATIVES a) Approve the application subject to conditions. Approve the discretionary use development permit application to locate a 28.8-metre (96 ) high communication tower on Block A, Plan 2809ET, within the SW W5M, zoned Public Services within Direct Control District #7, subject to the following conditions being met to the satisfaction of the Development Officer: 1. A development permit shall not be issued and construction of the development shall not proceed until all conditions, except those conditions of a continuing nature, have been met or fulfilled. 2. The proposed development shall be undertaken and completed in accordance with the attached conceptual plans, which are to be prepared pursuant to the conceptual plans and comply with the County s Design Guidelines & General Construction Specifications. 3. Once the permit is issued, the applicant is to provide any revised drawings clearly indicating any changes to the approved drawing set, if applicable. 4. The subject development shall not alter the existing drainage where water drains onto neighbouring properties. It will be the developer s responsibility to provide corrective drainage structures, including retaining walls, to divert water from neighbouring properties. 5. The approved use shall not create a nuisance nor adversely affect the amenities of the district. 6. The Communication Tower shall be fenced, with suitable protective anti-climb fencing, to the satisfaction of Red Deer County. 7. The applicant shall plant a tree of at least 1.5 meters (5 feet) in height to provide screening of the tower. The applicant is to maintain the tree for a period of two years. 8. Any contamination of the environment resulting from the Applicant s activities shall be remediated at the Applicant s cost. 9. Failure to comply with the aforementioned conditions will result in Development Permit revocation and the issuance of a stop order pursuant to the Municipal Government Act. 10. The decision being advertised in a local paper and no appeal against said decision being successful. Notes: a. It is the responsibility of the Applicant to ensure they obtain Building, Gas, Plumbing and Electrical Permits from the County Safety Codes department. Please call for more information. b. The Applicant is responsible for obtaining a roadside development permit from Alberta Transportation as required under the Public Highways Development Act. c. The Applicant is responsible for ensuring the subject development shall not disturb, affect or alter conditions of all utilities and appurtenances, drainage and/or access rights of way, as they exist, over, under, or through the Lands. d. The Applicant is responsible for ensuring all development is outside active utility rights of way. e. The Applicant is responsible for making suitable arrangements with the utility companies for provision of services and/or necessary easements. f. A two (2) meter separation shall be provided between the water table and the lowest landscape grade of the building. g. The granting of this Permit and compliance with the requirements of this permit and the Land Use Bylaw, does not exempt the applicant from conforming with any other by-law or Act administered by any other agencies or levels of government that may affect the proposed project. h. Nothing in this approval or the Land Use Bylaw, exempts the applicant from obtaining a development permit as required by the Land Use Bylaw or from obtaining any other Block A, Plan 2809ET, SW (Division 5) applicatio... Page 38 of 56

39 permit, license or other authorization required by the Land Use Bylaw or any other bylaw. i. In addition to the provisions and requirements of this approval and the Land Use Bylaw, the applicant is also required to comply with all federal, provincial and other municipal legislation. OR: b) Postpone the application stating reasons; or c) Deny the application, stating reasons. 4.0 RECOMMENDATIONS Approve the discretionary use development permit application for a communication tower to be located on Block A, Plan 2809ET, within the SW W5M subject to the conditions listed in #3 Alternatives (a). Prepared by: Julie Hardes Development Officer Reviewed by: Dave Dittrick Director of Planning & Development Services Reviewed by: Ric Henderson Assistant County Manager Block A, Plan 2809ET, SW (Division 5) applicatio... Page 39 of 56

40 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER May 30, 2017 «Owner» «Address1»«Address2»«Address3» «Province» File: D Dear Landowner: Legal Description: Landowner/Applicant: Subject: Block A, Plan 2809ET, within the SW W5M Beacon Broadband Inc Communication Tower As an adjacent landowner, this letter is being sent to inform you that Red Deer County has received a discretionary use development permit application for a communication tower to be located on Block A, Plan 2809ET, within the SW W5M. The subject parcel is zoned Public Services within Direct Control District #7 (Benalto). Red Deer County appreciates your feedback at this time. If you have any comments or concerns regarding this proposal, please submit them in writing by quoting File: D , prior to June 14, Your comments will be included with the administration report when this application is considered by Red Deer County Municipal Planning Commission. Please note: Red Deer County Administration is not able to respond, on an individual basis to feedback received. Should you require further information or clarification on this application, please contact our office between 8:30 am - 4:30 pm Monday to Friday at Municipal Planning Commission (MPC) is an open meeting to the public and you are welcome to attend. Sincerely, Red Deer County Julie Hardes Development Officer referrals@rdcounty.ca Block A, Plan 2809ET, SW (Division 5) applicatio... Page 40 of 56

41 APPLICATION DETAILS: Purpose of Application: To consider a discretionary use development permit application for a communication tower on Block A, Plan 2809ET, within the SW W5M zoned as DCD#7. Proposed Land Use / Lot Description: The Applicant is proposing to move an existing 28.8 m (96 ft.) Self-Support Telecommunications Tower to the proposed location which is within the Benalto School property. The proposed placement will be located approximately 275 feet north of the existing location, the current customers internet service will not be affected by the proposed placement. The applicant has stated anti climb shields of 10 feet in height will be installed and painted to complement the existing building on site. Access to the premises will be 49 th Street, using the existing approach. Industry Canada is responsible for regulating radio communication in Canada and for authorizing the location of radio communication facilities, including communication towers. In making its decision regarding the communication tower and related facilities, Industry Canada considers the input provided by Red Deer County s Land Use Authority, compliance with Transport Canada s painting and lighting requirements for aeronautical safety, health Canada s safety guidelines respecting limits of exposing to radio frequency fields, and an environmental assessment may be required in order to comply with the Canadian Environmental Assessment Act. Surrounding Land Use / Environmental Considerations: The parcel is located within Benalto and is not within the Environmentally Significant Area. Surrounding parcels are zoned Direct Control District #7. Statutory Document Information: The Applicant shall meet the requirements of Section 42, Communication Towers, of the Land Use Bylaw 2006/6. Block A, Plan 2809ET, SW (Division 5) applicatio... Page 41 of 56

42 SCHEDULE B LAND LOCATION MAP Block A, Plan 2809ET, SW (Division 5) applicatio... Page 42 of 56

43 SCHEDULE C LAND LOCATION AERIAL MAPS Block A, Plan 2809ET, SW (Division 5) applicatio... Page 43 of 56

44 SCHEDULE D SITE PLAN Block A, Plan 2809ET, SW (Division 5) applicatio... Page 44 of 56

45 June 20, 2017 Report No. 6.1 ADMINISTRATION REPORT Date: June 20, 2017 Memo To: From: Municipal Planning Commission Planning & Development Services Subject: SE W4M / Lot 15, Block 10, Plan / 1.72 Hectares (4.25Acres) / Direct Control District #9 / Division 2/ File No. S PURPOSE To consider the subdivision of 0.34 hectares (0.85 acres) from 1.72 hectares (4.25 acres) within Lot 15, Block 10 Plan , zoned Direct Control District # SUMMARY The property is zoned as Direct Control District # 9. The district is to be read in conjunction with the Gasoline Alley West Urban Design Plan and the Gasoline Alley West Area Structure Plan. The parcel is zoned Commercial. The surrounding lands are primarily used for commercial uses. The parcel is located south of the existing Ledcor site and east of the extended stay hotel which is currently under construction. Access to the property will be from Memorial Parkway via Laura Avenue. The proposed subdivision is within County Growth Area as established within the Red Deer County and City of Red Deer Intermunicipal Development Plan. The proposed subdivision is within the Gasoline Alley West Area Structure Plan and the Gasoline Alley West Urban Design Plan. The off-sites for the subject parcel have been paid. This application was referred to internal and external agencies, as well as adjacent landowners for comments and concerns. To date, no concerns have been received by Planning and Development Services. Red Deer County Land Management requires that a turnaround bulb be built and registered to County standards on the east end of Memorial Parkway to accommodate road maintenance and vehicle turn around. Red Deer County Development Engineer provided the following comments: Memorial Parkway is to be extended to the east property line of this parcel. This road is to be constructed to Red Deer County Specifications. Sanitary mains and water mains are to be extended to the east property line of this parcel within the Memorial Parkway ROW. Water and sanitary services must be provided to the created parcel. It is recommended that there be a legal access provide to the created parcel. This access is to be constructed to Red Deer County Specifications and be located off of Memorial Parkway upon development. Lot 15, Block 10, Plan , SE (Division 2)... Page 45 of 56

46 3.0 ALTERNATIVES: 3.1 Grant approval for the subdivision. In considering this application, it is deemed that the subdivision as proposed complies with the Municipal Government Act, the Municipal Development Plan, the Red Deer County and City of Red Deer Intermunicipal Development Plan, the Gasoline Alley West Urban Design Plan, the Gasoline Alley West Area Structure Plan and the Land Use Bylaw; that it is suitable for the intended purposes; and that it will not negatively impact adjacent land uses. Consideration has been given to topography, soil characteristics, access, the use of adjacent lands and the availability and adequacy of water supply, sewage disposal, solid waste disposal and storm water management. Therefore, it is recommended that this application to subdivide 0.34 hectares (0.85 acres) from 1.72 hectares (4.25 acres) within Lot 15, Block 10, Plan , SE in order to create one (1) new lot be approved subject to the following conditions: a) Subdivision to be effected by Plan of Survey or Descriptive Plan. b) Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. c) The Applicant shall extend Memorial Parkway to the east with a turnaround bulb to be constructed to Red Deer County Specifications. d) The Applicant shall provide preliminary drawings outlining legal access to the proposed parcel off of Memorial Parkway. e) The Applicant shall extend the sanitary mains and water mains to the east of this parcel within the Memorial Parkway ROW to the satisfaction of Red Deer County. f) Water and sanitary services shall be provided to the created parcel. g) The Developer must enter into a Development Agreement, pursuant to s. 650 of the Municipal Government Act with the County. The form and content of the Agreement must be acceptable to the County and shall be registered by way of Caveat upon the Title at the full expense of the landowner (applicable fees apply) (This pertains to the construction of Memorial Parkway and services). Notes: OR: It is the responsibility of the Applicant to adhere to all road bans in accordance with Bylaw 2011/38. Please provide a digital copy of Plan of Survey or of Descriptive Plan in AutoCAD format, either by disk or send directly to gis@rdcounty.ca The developer is responsible for making suitable arrangements with Canada Post for postal service to the new lot(s). Pursuant to Section 663 of the Municipal Government Act, municipal reserves are not required. All off-site levies and transportation contributions owing on this property have been paid in full. Lot 15, Block 10, Plan , SE (Division 2)... Page 46 of 56

47 3.2 Postpone the application pending further information; or 3.3 Deny, stating reasons. 4.0 RECOMMENDATIONS: Approve the subdivision subject to the conditions listed in #3.1. Prepared by Julie Hardes Development Officer Reviewed by Dave Dittrick Director of Planning & Development Services Reviewed by Ric Henderson Assistant County Manager Lot 15, Block 10, Plan , SE (Division 2)... Page 47 of 56

48 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER May 17, 2017 «Owner» «Address1»«Address2»«Address3» «City», «Province» «PostalCode» File: S Dear Landowner: RE: Subdivision SE , Lot 15, Block 10, Plan As an adjacent landowner, this letter is being sent to inform you that Red Deer County has received a subdivision application for the subdivision of hectares (0.847 acres) from 1.72 hectares (4.25 acres) on Lot 15, Block 10, Plan on part of the SE W4M, zoned Direct Control District #9 (DCD-9). Red Deer County appreciates your feedback at this time. If you have any comments or concerns regarding this proposal, please submit them in writing by quoting File: S , prior to June 16, Your comments will be included with the administration report when this application is considered by Red Deer County Municipal Planning Commission. Please note: Red Deer County Administration is not able to respond, on an individual basis to feedback received. Should you require further information or clarification on this application, please contact our office between 8:30 am - 4:30 pm Monday to Friday at Municipal Planning Commission (MPC) is an open meeting to the public and you are welcome to attend. Sincerely, Red Deer County Treena Miller Current Planning Manager referrals@rdcounty.ca Lot 15, Block 10, Plan , SE (Division 2)... Page 48 of 56

49 APPLICATION DETAILS: Purpose of Application: To consider an application for the subdivision of hectares (0.847 acres) from 1.72 hectares (4.25 acres) on Lot 15, Block 10, Plan on part of the SE , zoned Direct Control District #9 (DCD-9). Proposed Land Use / Lot Description: Access to the property will be from Memorial Parkway via Laura Avenue. The property is zoned as Direct Control District # 9. The district is to be read in conjunction with the Gasoline Alley West Urban Design Plan and the Gasoline Alley West Area Structure Plan. Within the Gasoline Alley West Urban Design plan the parcel is identified a General Commercial (C2). Surrounding Land Use / Environmental Considerations: The surrounding lands are primarily used for commercial uses. The parcel is located south of the existing Ledcor Site and east of the extended stay hotel which is currently under construction. Statutory Document Information: The proposed subdivision is within the boundary of the Red Deer County and City of Red Deer Intermunicipal Development Plan and located within the County Growth Area. The proposed subdivision is also within the Gasoline Alley West Structure Plan and the Gasoline Alley West Design Plan. Lot 15, Block 10, Plan , SE (Division 2)... Page 49 of 56

50 SCHEDULE B LAND LOCATION AERIAL MAP Lot 15, Block 10, Plan , SE (Division 2)... Page 50 of 56

51 SCHEDULE C LAND LOCATION AERIAL MAPS Lot 15, Block 10, Plan , SE (Division 2)... Page 51 of 56

52 SCHEDULE D SITE PLAN Lot 15, Block 10, Plan , SE (Division 2)... Page 52 of 56

53 June 20, 2017 Report No. 6.2 ADMINISTRATION REPORT Date: June 20, 2017 Memo To: From: Municipal Planning Commission Planning & Development Services Subject: NE W4M / 64.7 Hectares (160.0 Acres) / AG District / Division 1 / File No. S PURPOSE To consider a change to the size of a conditionally approved subdivision from 7.69 hectares (19.2 acres) to 8.45 hectares (20.89 aces) within the NE W4M, zoned Agricultural District (AG). 2.0 SUMMARY This application was conditionally approved by the Municipal Planning Commission on April 11, The Applicant is proposing a change to the size of an approved subdivision from 7.69 hectares (19.2 acres) to 8.45 hectares (20.89 acres) in order to meet the setbacks required for the septic system. This is approximately a 10% change in parcel size. If the Municipal Planning Commission objects to the proposed shape of the subdivision the Applicant is willing to square off the property lines. The Applicant has proposed the new property lines to accommodate the septic system and to minimize the loss of Agricultural land. Land Use Bylaw 2006/6, Section 15.12, indicates that Administration review of a conditionally approved subdivision that has not been endorsed that varies greater than 5% and up to 10% from the original approval for parcel size will have to be considered and approved by the Subdivision Approving Authority. 3.0 ALTERNATIVES: 3.1 Grant approval for the change to the size of a conditionally approved subdivision from 7.69 hectares (19.2 acres) to 8.45 hectares (20.89 aces) within the NE W4M, zoned Agricultural District (AG), subject to the conditions listed on the original approval. 3.2 If MPC objects to the proposed shape, the Applicant is willing to square off property lines of this proposed subdivision. OR: 3.3 Refer decision on the application pending further information; or NE (Division 1) application to amend the size o... Page 53 of 56

54 3.4 Deny, stating reasons. 4.0 RECOMMENDATIONS: Approve the change to the size of a conditionally approved subdivision from 7.69 hectares (19.2 acres) to 8.45 hectares (20.89 aces) within the NE W4M, zoned Agricultural District (AG), as per Alternative 3.1. Prepared by Francoise Joynt Development Officer Reviewed by Dave Dittrick Director of Planning & Development Services Reviewed by Ric Henderson Assistant County Manager NE (Division 1) application to amend the size o... Page 54 of 56

55 SCHEDULE A OLD SITE PLAN NE (Division 1) application to amend the size o... Page 55 of 56

56 SCHEDULE B (CONTINUED) NEW SITE PLAN NE (Division 1) application to amend the size o... Page 56 of 56