MUNICIPAL PLANNING COMMISSION AGENDA June 12, :30 AM

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1 Page MUNICIPAL PLANNING COMMISSION AGENDA June 12, :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 May 22, BUSINESS FROM THE MINUTES 5.0 DEVELOPMENT APPLICATIONS Pt SW (Division 2) application to expand an existing RV Storage site to accommodate an additional 360 recreational vehicle units. 6.0 SUBDIVISION APPLICATIONS SE (Division 3) - application to subdivide a 2.44-hectare (6.02-acre) parcel and an 11.1-hectare (27.4-acre) parcel to create two new lots for future commercial and light to medium industrial uses SW (Division 1) application to subdivide an 11.7-hectare (28.9-acre) parcel containing a farmstead NW (Division 6) application for a boundary adjustment (subdivision and consolidation) for C of T and C of T to reconfigure the parcels. 7.0 ADJOURNMENT Page 1 of 59

2 MINUTES OF THE MUNICIPAL PLANNING COMMISSION Tuesday, May 22, 2018 Red Deer County Council Chambers, Red Deer County Centre Present: Chairman Councillor P.J.R. Massier, Mayor J.J. Wood, Councillors J.M. Bota, D.J. Depalme, C.R. Huelsman, R. R. Lorenz and C. Moore. Staff Present: County Manager C. Herzberg, Assistant County Manager R. Henderson, Planning and Development Services Director D. Dittrick, Corporate Services Director H. Surkan, Operations Services Director M. Campbell, Community and Planning Services Director D. Brand, Development and Planning Administration T. Miller, D. Bedford, J. Hardes, F. Joynt, T. March and C. Sloan and Legislative Services Administration N. Lougheed and M. Duley. 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. Moore to approve the agenda as submitted. CARRIED UNANIMOUSLY 3.0 APPROVAL OF THE MINUTES MPC Moved by Councillor J.M. Bota to approve the minutes of the May 8, 2018, meeting, as submitted. CARRIED UNANIMOUSLY 5.0 DEVELOPMENT APPLICATIONS 5.1 McWhan Drilling Consultants Ltd. Lot 25, Block 2, Plan 4485AP, NW (Division 1) Residential Low Density District R-3 Requesting approval to locate a manufactured home. The property is located within the Hamlet of Lousana along Twp Rd 364 and 11 Street. MPC Moved by Mayor J.J. Wood to approve the application to locate a manufactured home on Lot 25, Block 2, Plan 4485AP, NW , subject to the following conditions being met to the satisfaction of the Development Officer: 1. 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. 2. Where the development permit is issued for the placement of a manufactured home, all exterior work, including any painting or skirting, shall be completed within one year of the date of issue. 3. The subject development shall not alter the existing drainage where water drains onto neighbouring properties. It will be the developer s responsibility to Minutes of the Municipal Planning Commission meeting of May 22, Page 2 of 59

3 Minutes of the Municipal Planning Commission, May 22, 2018 Page 2 provide corrective drainage structures, including retaining walls, to divert water from neighbouring properties. 4. The applicant is to provide any revised construction drawings clearly indicating any changes to the approved drawing set, if applicable. 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 Code Act. 6. 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. 7. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.2 Charles and Ellen Wardell Unit 9, Plan , NE (Division 5) Condominium Resort Residential District R-7 Requesting approval of a front yard setback relaxation for the construction of a cottage. The property is located on the north side of the Gleniffer Reservoir on the west side of Rge Rd 30 in Gleniffer Lake Resort. MPC Moved by Councillor R.R. Lorenz to approve the application for a 1.4-metre (5 1 ) front yard setback relaxation for the location of a proposed 91.7 m² (987 ft²) cottage on Unit 9, Plan , NE , 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 including the site layout and structure 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 exterior of the building including any skirting or painting, shall be completed within one year from the issuance of the development permit. 7. 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. 8. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.3 Gary and Iris White SW (Division 4) 160 Acres Agricultural District Ag Requesting approval to locate a second dwelling (manufactured home). Minutes of the Municipal Planning Commission meeting of May 22, Page 3 of 59

4 Minutes of the Municipal Planning Commission, May 22, 2018 Page 3 The property is located approximately 10 miles southeast of the Town of Innisfail on Rge Rd 270 south of Twp Rd 352. MPC Moved by Councillor C.R. Huelsman to approve the application to locate a second dwelling (manufactured home) on SW , subject to the following conditions being met to the satisfaction of the Development Officer: 1. A development permit shall not be issued and 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 including the site plan and elevations, as submitted by the Applicant. 3. 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. 4. Once the permit is issued, the applicant is to provide any revised drawings clearly indicating any changes to the approved drawing set, if applicable. 5. Confirmation that an application has been submitted to Red Deer County for Rural/Civic addressing for any new development, including second dwellings. The civic address for the existing dwelling is subject to change as each dwelling shall have a separate address. 6. 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. 7. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.4 David and Colleen Hardy NE (Division 1) 160 Acres Agricultural District Ag Requesting approval to locate a park model. The property is located approximately 8 miles east of the City of Red Deer on Rge Rd 260 north of Twp Rd 372. MPC Moved by Mayor J.J. Wood to approve the application to locate a park model on NE , 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 Applicants. 3. Where the development permit is issued for the construction of a building, the exterior of the building, including painting, shall be completed within one year of the date of issue. 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. Minutes of the Municipal Planning Commission meeting of May 22, Page 4 of 59

5 Minutes of the Municipal Planning Commission, May 22, 2018 Page 4 5. The applicant is to provide any revised construction drawings clearly indicating any changes to the approved drawing set, if applicable. 6. The Applicant is required to obtain an access application to the satisfaction of the Development Engineer. 7. 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. 8. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.5 Dennis and Ann Carney Unit 125, Plan , SW (Division 1) Condominium Resort Residential District R-7 Requesting approval of rear yard setback relaxation for a proposed deck. The property is located on the west side of Pine Lake within the Whispering Pines Golf and Country Club development. MPC Moved by Mayor J.J. Wood to approve the application for a 0.91-metre (3 ) rear yard setback relaxation for the location of a proposed deck on Unit 125, Plan , SW , 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 Applicants. 3. Where the development permit is issued for the construction of a building, the exterior of the building, including painting, shall be completed within one year of the date of issue. 4. An accessory building is limited to one maximum 10 m2 (110ft2) shed and shall be no more than 4.5 metres (15 feet) in height. 5. 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. 6. The applicant is to provide any revised construction drawings clearly indicating any changes to the approved drawing set, if applicable. 7. 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. 8. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.6 Grizzly Energy Holdings Ltd. SW (Division 5) 70 Acres Agricultural District Ag Requesting approval for a Home Business Major (Oilfield Service). Minutes of the Municipal Planning Commission meeting of May 22, Page 5 of 59

6 Minutes of the Municipal Planning Commission, May 22, 2018 Page 5 The property is located approximately 2 miles west of the Town of Sylvan Lake on Rge Rd 22 south of Hwy 11. MPC Moved by Councillor R.R. Lorenz to approve the application for a Home Business Major (Oilfield Service) on SW , subject to the following conditions being met to the satisfaction of the Development Officer: 1. The Home Business Major shall be considered temporary and will expire five (5) years from the date of the issuance of a Development Permit. 2. The Home Business may not commence operation until both the dwelling and accessory building have been erected and have passed final inspection by Red Deer County s Safety Codes Officer(s). 3. 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. 4. Any interior or exterior alterations, additions or renovations to accommodate a home business, or to accommodate some other residential function in the principal dwelling so that some of the existing space may be used for the home business, may be allowed as long as such alterations, additions, or renovations comply with the Land Use Bylaw, the Safety Codes Act and any applicable bylaws of Red Deer County. 5. Except for emergency situations, all home business vehicle trips shall be restricted to: Monday to Saturday between the hours of 7:00 a.m. and 10:00 p.m., and Sundays and Statutory Holidays between the hours of 10:00 a.m. and 6:00 p.m. 6. In addition to the required number of residential parking spaces, the major home business shall provide three (3) spaces. 7. There shall be adequate on-site parking or storage space provided for all home business vehicles. 8. Any permitted heavy vehicles shall be parked indoors or outdoors in a location that is generally not visible from a public road or adjacent property. 9. Except for on a permitted driveway, no parking shall be permitted in a front yard. 10. The home business shall not occupy more than 30 percent of the gross floor area of the principal dwelling plus the area of accessory structures. 11. The home business shall be operated by the permanent residents of the principal dwelling and may employ no more than four (4) non-resident on-site employees. 12. The applicant shall receive Alberta Transportation approval and satisfy all requirements as required under the Public Highways Development Act. 13. The major home business shall have no more than four (4) home business vehicles used in conjunction with the home business, parked and maintained on the site. 14. The applicant shall arrange for and pass a fire inspection through the Red Deer County Fire Department prior to occupancy of the buildings. All costs associated for same shall be at the applicant s expense. 15. All outdoor storage shall be screened to the satisfaction of the Development Officer. 16. The approved use shall not create a nuisance nor adversely affect the amenities of the district. Minutes of the Municipal Planning Commission meeting of May 22, Page 6 of 59

7 Minutes of the Municipal Planning Commission, May 22, 2018 Page The Developer must submit an application to construct an access to the Development Engineer. The access shall be constructed as per the approval and in accordance with the County s Design Guidelines and Construction Specifications. 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 (applicable fees apply). 19. The home business may have one sign in conformance with the signage requirements of Section 81.1(c) of the Land Use Bylaw 2006/ 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. 21. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 5.7 Tansley Associates Environmental Sciences Inc. Lot 1, Block 1, Plan , NE (Division 4) 10 Acres Agricultural District Ag Requesting approval for a Home Business Major (Storage and Distribution of Oil & Gas products and equipment). The property is located approximately 4 miles northeast of the Town of Bowden on Rge Rd 285 north of Hwy 11. MPC Moved by Councillor C.R. Huelsman to approve the application for a Home Business Major (Storage and Distribution of Oil & Gas products and equipment) on Lot 1, Block 1, Plan , NE , subject to the following conditions being met to the satisfaction of the Development Officer: 1. The Home Business Major shall be considered temporary and will expire five (5) years from the date of the issuance of a Development Permit. 2. 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. 3. Any interior or exterior alterations additions or renovations to accommodate a home business, or to accommodate some other residential function in the principal dwelling so that some of the existing space may be used for the home business, may be allowed as long as such alterations, additions, or renovations comply with the Land Use Bylaw, the Safety Codes Act and any applicable bylaws of Red Deer County. 4. Except for emergency situations, all home business vehicle trips shall be restricted to: Monday to Saturday between the hours of 7:00 a.m. and 10:00 p.m., and Sundays and Statutory Holidays between the hours of 10:00 a.m. and 6:00 p.m. Minutes of the Municipal Planning Commission meeting of May 22, Page 7 of 59

8 Minutes of the Municipal Planning Commission, May 22, 2018 Page 7 5. In addition to the required number of residential parking spaces, the major home business shall provide three (3) spaces. 6. There shall be adequate on-site parking or storage space provided for all home business vehicles. 7. Any permitted heavy 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 home business shall not occupy more than 30 percent of the gross floor area of the principal dwelling plus the area of accessory structures. 10. The home business shall be operated by the permanent residents of the principal dwelling and may employ no more than four (4) non-resident on-site employees. 11. The major home business shall have no more than four (4) home business vehicles used in conjunction with the home business, parked and maintained on the site. 12. The applicant shall arrange for and pass a fire inspection through the Red Deer County Fire Department prior to occupancy of the buildings. All costs associated for same shall be at the applicant s expense. 13. All outdoor storage shall be screened to the satisfaction of the Development Officer. 14. The approved use shall not create a nuisance nor adversely affect the amenities of the district. 15. The Developer must submit an application to construct an access to the Development Engineer. The access shall be constructed as per the approval and in accordance with the County s Design Guidelines and Construction Specifications. 16. 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 (applicable fees apply). 17. The home business may have one sign in conformance with the signage requirements of Section 81.1(c) of the Land Use Bylaw 2006/ 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. 19. The decision being advertised in a local paper and no appeal against said decision being successful. CARRIED UNANIMOUSLY 6.0 SUBDIVISION APPLICATIONS Alberta Ltd. Lot 11, Block 1, Plan , NE (Division 6) 3.09 Acres Country Residential District R-1 Requesting approval to subdivide 0.59 hectares (1.45 acres) to be consolidated with the remainder of NE Minutes of the Municipal Planning Commission meeting of May 22, Page 8 of 59

9 Minutes of the Municipal Planning Commission, May 22, 2018 Page 8 The property is located approximately 4 miles west of the City of Red Deer on Rge Rd 284 north of Hwy 11within Harvey Heights. MPC Moved by Mayor J.J. Wood that, in considering this application, it is deemed that the subdivision as proposed complies with the Municipal Government Act, the Municipal Development 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, the application to subdivide 0.59 hectares (1.45 acres) from Lot 11, Block 1, Plan , NE to be consolidated with the remainder of NE is approved, subject to the following conditions: 1. Subdivision and consolidation to be effected by Plan of Survey or Descriptive Plan. 2. Submission of a plan by an Alberta certified surveyor confirming the location of the buildings and water wells relative to the new property lines. The existing water wells shall be fully contained within the newly created property lines. 3. Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. 4. The Applicant shall ensure there is adequate physical access to the new parcel and to the balance of lands. Whenever Red Deer County requires an existing road access to be upgraded, a caveat will be registered on title to ensure that prior to development of the property, the road access will be brought up to County standards. CARRIED Mayor Wood, Councillors Bota, Depalme, Huelsman, Lorenz and Massier in favor Councillor Moore opposed 6.2 W.D. and C.P. Dewitt SE (Division 5) 140 Acres Agricultural District Ag Requesting approval to subdivide a 4.10 hectares (10.12 acres) to be consolidated with the adjacent C of T to create a hectare (30.02-acre) parcel. The property is located approximately 9 miles northwest of the Hamlet of Spruce View at the intersection of Twp Rd 374 and Rge Rd 32. MPC Moved by Councillor R.R. Lorenz that, in considering this application, it is deemed that the subdivision as proposed complies with the Municipal Government Act, the Municipal Development 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, the application to subdivide 4.10 hectares (10.12 acres) from SE to be consolidated with the adjacent parcel, C of T , containing 8.05 hectares (19.9 acres) is approved, subject to the following conditions: 1. Subdivision and consolidation to be effected by Plan of Survey or Descriptive Plan. 2. Submission of a plan by an Alberta certified surveyor confirming the location of the buildings and water well relative to the new property lines. Upon receipt of a Real Property Report from an Alberta Land Surveyor, any existing Minutes of the Municipal Planning Commission meeting of May 22, Page 9 of 59

10 Minutes of the Municipal Planning Commission, May 22, 2018 Page 9 buildings shall be deemed to be in compliance with the current land use bylaw requirements; the existing water well shall be fully contained within the newly created property lines. 3. Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. 4. The Applicant shall ensure there is adequate physical access to the new parcel and to the balance of lands. Whenever Red Deer County requires an existing road access to be upgraded, a caveat will be registered on title to ensure that prior to development of the property, the road access will be brought up to County standards. 5. A drainage plan is required ensuring that the proposed properties do not contribute or receive any drainage from any other property. Drainage easements may be required for this situation. 6. Confirmation shall be provided by a licensed Safety Codes Officer that the existing septic system conforms to the Alberta Private Sewage Systems Standard of Practice, as amended from time to time, which includes that it is fully contained within the newly created property lines. 7. The dedication, by way of an agreement, registered as a caveat on the land title, indicating a 5.2-meter widening along the entire eastern boundary of the quarter section and the existing and proposed subdivision, abutting Rge Rd 32; and a 5.2-meter widening along the entire southern boundary of the quarter section, including the existing and proposed subdivision, along Twp Rd 374 for possible future road widening purposes, in favor of Red Deer County. CARRIED UNANIMOUSLY 6.3 Douglas Shields SW (Division 3) Acres Agricultural District Ag Requesting approval to subdivide a 3.42-hectare (8.45-acre) parcel containing a farmstead. The property is located directly east of the Town of Penhold, directly north of Hwy 42 and west of Hwy 2. MPC Moved by Councillor D.J. Depalme that, in considering this application, it is deemed that the subdivision as proposed complies with the Municipal Government Act, the Municipal Development Plan, the District 2 & 42 Area Structure Plan, the proposed Junction 42 Local 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, the application to subdivide 3.42 hectares (8.45 acres) from SW is approved, subject to the following conditions: 1. Subdivision to be effected by Plan of Survey. 2. Upon receipt of a Real Property Report from an Alberta Land Surveyor, any existing buildings shall be deemed to be in compliance with the current land use bylaw requirements; the existing water well shall be fully contained within the newly created property lines. 3. Submission of a plan by an Alberta certified surveyor confirming the location of the buildings and water well relative to the new property lines. Minutes of the Municipal Planning Commission meeting of May 22, Page 10 of 59

11 Minutes of the Municipal Planning Commission, May 22, 2018 Page Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. 5. The Applicant shall ensure there is adequate physical access to the new parcel and to the balance of lands. An Access Easement shall be registered on title until such time as the internal subdivision road is constructed. 6. Confirmation shall be provided by a licensed Safety Codes Officer that the existing septic system conforms to the Alberta Private Sewage Systems Standard of Practice 2015, as amended from time to time, which includes that it is fully contained within the newly created property lines. CARRIED UNANIMOUSLY Alberta Ltd. Lot 1, Block 3, Plan , NE (Division 2) 8.25 Acres Business Service Industrial District BSI Requesting approval to subdivide a 2.02-hectare (4.99-acre) parcel to create two business service industrial lots. The property is located within Gasoline Alley West, south of Twp Rd 374 on McKenzie Drive. MPC Moved by Councillor J.M. Bota that, in considering this application, it is deemed that the subdivision as proposed complies with the Municipal Government Act, the Municipal Development Plan, the Gasoline Alley West Major 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, the application to subdivide 2.02 hectares (4.99 acres) from Lot 1, Block 3, Plan , NE is approved, subject to the following conditions: 1. Subdivision to be effected by Plan of Survey. 2. Upon receipt of a Real Property Report from an Alberta Land Surveyor, any existing buildings shall be deemed to be in compliance with the current land use bylaw requirements; the existing water well shall be fully contained within the newly created property lines. 3. Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. 4. The Applicant shall provide confirmation that suitable arrangements have been made with utility companies for provision of services and/or necessary easements (i.e. power, gas and telephone). 5. The dedication, by way of an agreement for road widening or future construction, registered as a caveat on the land title, indicating a 5.2 metre widening along the north and east boundary of the property (Lot 1) for possible future road widening purposes in favour of Red Deer County. 6. A drainage plan is required to ensure that the proposed properties do not contribute or receive any drainage from any other property. 7. Sanitary and water services shall be provided to all parcels. These services are to be separate and constructed to Red Deer County Specifications. CARRIED UNANIMOUSLY Minutes of the Municipal Planning Commission meeting of May 22, Page 11 of 59

12 Minutes of the Municipal Planning Commission, May 22, 2018 Page ADJOURNMENT MPC Moved by Councillor C. Moore that the Municipal Planning Commission meeting of May 22, 2018, be adjourned. TIME: 10:16 a.m. CARRIED UNANIMOUSLY Chairman Legislative Services Manager Minutes of the Municipal Planning Commission meeting of May 22, Page 12 of 59

13 June 12, Report 5.1 ADMINISTRATION REPORT Date: June 12, 2018 Memo To: Municipal Planning Commission From: Planning & Development Services Subject: Pt. SW / 32.4 Hectares (80 Acres) /AG District / Division 2 / File Number D PURPOSE To consider a discretionary use development permit application to expand an existing Recreational Vehicle Storage site to accommodate an additional 360 recreational vehicle units on Pt. SW , zoned Agricultural District. 2.0 HISTORY In 2006, the Applicant received approval for a landscaping business and tree farm. On September 29, 2008, the Development Authority approved the application for a recreation vehicle storage facility on 2.75 acres on the subject 80-acre parcel with an expiration date of September 29, In 2015, the landowners made application for an expansion to the Recreational Vehicle Storage Facility to bring the site into compliance as the storage facility expanded between 2008 and The 2015 development permit was granted allowing the applicant to store up to 649 units. Currently the site has 640 recreational vehicle units and with the proposed addition of 360, it will bring the total number of units to SUMMARY On March 19, 2018, Planning and Development received an application to add an additional 360 recreational vehicle units to the existing Recreational Vehicle Storage Facility. The subject property is located adjacent to the City of Red Deer; approximately 500 metres south of Highway 595. Access to the parcel is provided via Range Road 272. This 80-acre parcel also contains a single detached dwelling, a mobile home (office to the landscaping business and tree farm) and a large shop. The Applicant requested the report be pulled from the April 24, 2018, agenda to further work with Administration to try to achieve a positive recommendation. Pt SW (Division 2) application to expand an existing RV Sto... Page 13 of 59

14 Since this time, the Applicant and their Engineer have worked with Administration to make some revisions to their application as follows: In the original application, the Applicant was requesting a relaxation from 20 meters (66 feet) to 11 meters (36 feet) from Range Road 272. This has now been revised. The proposed expansion will meet the required setback of 20 meters adjacent to Range Road 272. The Applicant has further indicated that 22 units will be removed from the original site in order to comply with the required setback from Range Road 272. The development of the second site will be accessed via a second access which is located to the south of the expansion area. An emergency access (using knock down bollards) will also be added between the two sites for emergency purposes only. This will allow emergency vehicles to gain access to either site. The stormponds will be surrounded by chain link fence to provide additional safety measures. The land is partly screened from the road by large trees and a berm. Additional landscaping will be added along the south boundary of the property. Some replacement of the existing trees and berming along Range Road 272 will be required. In accordance with the Land Use Bylaw, Section 61B.2 e); a four (4) inch minimum gravel base shall be provided for the area to be used for storage. The Applicant has indicated that out of the 32.4 ha (80 acre) site, 21.9 ha (54 acres) was originally used for cultivated land. The remaining land containing 10.4 ha (25.7 acres) was deemed too low to be useable and was left in its natural state. Therefore, only 21.9 ha (54 acres) was farmable and with this application proposing the development of 4.5 ha (11.1 acres), only 13.9% of the usable (cultivated) agricultural land is being developed. The Applicant has further indicated that a portion of area that was being used for tree farming will be used partly for the proposed expansion while the remaining land from the tree farm will be reverted back to cultivated land. The proposed development is intended as a temporary use and the development permit, if approved, will expire in 5 years. The property is located within the City of Red Deer and Red Deer County Intermunicipal Development Plan and within the City s Growth Area. The Joint Planning Committee has noted that the application is not inconsistent with the policies of the Intermunicipal Development Plan but does advise that the objective is, to maintain the City s Growth Area in a relatively undeveloped state until it is annexed, in order to allow orderly urbanization to proceed. However, the proposal is not capital intensive and does not involve the subdivision of land. Therefore, future subdivision and development for urban type uses is not jeopardized. As per section 3 of the Red Deer County Municipal Development Plan, agriculture is the County s primary industry and mainstay of its history, rural character, and culture. The protection of agricultural operations and minimizing the conversion of agricultural lands to non-agricultural uses is a priority. The Land Use Bylaw 2006/6 indicates that the purpose of the Agricultural District is to accommodate and support an evolving agricultural industry and associated rural lifestyles. A similar development was approved by the Municipal Planning Commission in 2017 for the storage of 750 Recreation Vehicles on the adjacent property to the north of this site (SW ). This parcel also contains 80 acres. Pt SW (Division 2) application to expand an existing RV Sto... Page 14 of 59

15 4.0 REFERRAL COMMENTS This application was referred to internal and external agencies for comments and concerns. The Joint Planning Committee recommends that a Traffic Impact Analysis (TIA) be completed and to take into account the potential impact of the proposed development on the City s intersection at 30 th Avenue and 19 th Street and the City s Engineering Services department be given the opportunity to review and comment on the TIA. The TIA should also include the impacts of the other proposed RV storage (Planned for the north of the existing RV storage site) within the TIA s analysis due to its proximity between the subject site and the intersection. Red Deer County s Fire Inspector has advised that the storage area should be arranged in such a way that there is a clear space of 6 meters between stored products and uncontrolled grass or weeds. Where the total storage area exceeds 6,000 m², the access route required shall be connected with a public thoroughfare in at least two locations. Fire Department access route, including gates, shall be of adequate width and design and in a location that readily permits the entry of fire department vehicles. Any access route, gateway or clear space shall be maintained and kept free of obstructions and piles of snow and also accessible to firefighters and their equipment at all times. Red Deer County Development Engineer has requested that the Applicant provide a detailed Storm Water Drainage Plan, including Storm Water Management calculations, as well as a Traffic Impact Analysis to assess the impacts of the subject development on Range Road 272. Improvements to the road and access may be required, as determined by the Traffic Impact Analysis. Alberta Transportation has indicated that they have no objections in principle as the proposed development is not within the development control zone of a provincial highway (300 meters from provincial right-of-way or within 800 meters of the centerline of a highway and public road intersection). Alberta Transportation also indicated that 19 th Street and Range Road 272 intersection is under the direction, management and control of the City of Red Deer. The proposed development s impact on the highway system is indirect, as the land use approval should ensure ongoing development approvals consider the impacts and provide mitigation on transportation corridors. ATCO Gas existing right-of way or other land rights shall be carried forward and registered on any newly created lots. Work of any nature (grading, paving, stockpiling, landscaping, berms, etc.) affecting the surface of ATCO Gas right-of-way must first receive prior written consent from ATCO Gas. ATCO Gas must be contacted if there any changes to the lines (i.e. lowering, relocating, altering, etc.). This application was also referred to adjacent landowners for comments; to date, one letter of concern has been received by the Planning and Development Services Department. The letter has been provided within Schedule E of this report. Concerns have been expressed by an adjacent landowner with regard to large amounts of water runoff. The landowner has indicated that runoff drains onto their property creating new wetlands, making it difficult for cows and calves within the pasture. Water also drains into the ditch adjacent to Range Road 272, running south and back onto this quarter section. The Applicant will be required as a condition of approval to provide a Storm Water Management Plan; this is to ensure that the proposed development does not change the existing natural flow rates or drainage routes as a result of the development. Pt SW (Division 2) application to expand an existing RV Sto... Page 15 of 59

16 5.0 ALTERNATIVES a) Approve the discretionary use development permit application to expand an existing Recreational Vehicle Storage site to accommodate an additional 360 Recreational Vehicle Units on Pt. SW , 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 proposed development shall be undertaken and completed in accordance with the attached conceptual plans and with the detailed plans, which are to be prepared pursuant to the conceptual plans and comply with the County s Design Guidelines & General Construction Specifications. 3) 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. 4) The applicant shall provide a Letter of Credit (LOC) (only an auto renewable LOC will be accepted), for landscaping of the site, in accordance with the approved landscape plan, which is equal to 100% of the estimated landscaping cost. Upon completion of landscaping, the LOC may be reduced at the request of the applicant to 15% of the estimated landscaping cost. The LOC will be retained by the County for a two-year maintenance period, after which should no further works be required by the County, the remainder of the LOC will be released back to the applicant. 5) The Applicant shall submit a Storm Water Drainage Plan, including Storm Water Management calculations, to the satisfaction of the Development Engineer. 6) A Traffic Impact Analysis is required to the satisfaction of Red Deer County and the City of Red Deer. The Applicant may be required to upgrade the road to conform to Red Deer County Standards. 7) The Applicant shall submit to the County for approval, construction drawings in compliance with the County s Design Guidelines & General Construction Specifications. 8) Once the permit is issued, the applicant is to provide any revised drawings clearly indicating any changes to the approved drawing set, if applicable. 9) 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. 10) Subsequent to development completion, the applicant must provide one set of 'as-built' drawings confirming the proposed recreation vehicle and storage unit location, site work and drainage provisions are in accordance with the approved plans and drawings. 11) The applicant shall arrange for and pass a fire inspection through the Red Deer County Fire Department prior to occupancy of the site. All costs associated with the inspection shall be at the applicant s expense. 12) Fire department access route, including gates, shall be of adequate width and design and in a location that readily permits the entry of fire department vehicles. Any access route, gateway or clear space shall be maintained and kept free of obstructions and piles of snow and also accessible to firefighters and their equipment at all times. 13) 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. 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). 14) The Developer must enter into a Deferred Servicing Agreement with and to the satisfaction of the County. Pt SW (Division 2) application to expand an existing RV Sto... Page 16 of 59

17 15) The approved use shall not create a nuisance nor adversely affect the amenities of the district. 16) The warehousing and storage to accommodate storage of recreational vehicles and self-storage units shall be considered a temporary use and will expire five (5) years from the date of issuance of a Development Permit. 17) The Applicant is responsible for removing top soil and providing 4 minimum gravel base for the areas of storage to the satisfaction of Red Deer County. 18) There shall be no pumping or washing on site. 19) Reclamation of the site must be executed once the recreational vehicle storage facility is discontinued. 20) The Applicant shall submit a screening plan to the County for approval by the Development Officer, prior to issuance of a development permit. The plan must address berming and fencing. The screening plan must be completed within one (1) year from the date of issuance of the development permit. 21) The Applicant shall provide a revised site plan to the satisfaction of Red Deer County addressing the access routes throughout the development to allow for accessibility for firefighters and their equipment at all times. 22) 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. 23) 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. 24) 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) ATCO Gas existing right-of way or other land rights shall be carried forward and registered on any newly created lots. c) Work of any natures (grading, paving, stockpiling, landscaping, berms, etc.) affecting the surface of ATCO Gas right-of-way must first receive prior written consent from ATCO Gas. d) If any changes to the lines) lowering, relocating, altering, etc., ATCO Gas must be contacted. e) Concerns have been expressed by an adjacent landowner with regards to large amounts of water runoff. The landowner has indicated that runoff drains into their property (NW ) creating new wetlands, making it difficult for cows and calves within the pasture. Water also drains into the ditch adjacent to Range Road 272, running south and back onto this quarter section. (Letter has been included with this report). f) 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. g) The Applicant is responsible for ensuring all development is outside active utility rights of way. h) The Applicant is responsible for making suitable arrangements with the utility companies for provision of services and/or necessary easements. Pt SW (Division 2) application to expand an existing RV Sto... Page 17 of 59

18 i) 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. 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: b) Postpone the application stating reasons; or c) Deny the application, stating reasons. 6.0 RECOMMENDATIONS Approve the discretionary use development permit application to expand an existing Recreational Vehicle Storage site to accommodate an additional 360 Recreational Vehicle Units on Pt. SW , subject to the conditions listed in #3 Alternatives (a). Prepared by: Denise Bedford Senior Development Officer Reviewed by: Dave Dittrick Director of Planning & Development Services Reviewed by: Curtis Herzberg County Manager Pt SW (Division 2) application to expand an existing RV Sto... Page 18 of 59

19 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER March 23, 2018 «Owner» «Address1»«Address2»«Address3» «Province» File: D Dear Landowner: Legal Description: South Half of SW (80 Acres) Landowner/Applicant: Stantec Consulting (on behalf of Alberta Ltd.) Subject: Recreational Vehicle Storage Major (Expansion) As an adjacent landowner, this letter is being sent to inform you that Red Deer County has received a development permit application to expand an existing Recreational Vehicle Storage facility. The subject 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 April 12, 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 Denise Bedford Senior Development Officer referrals@rdcounty.ca Pt SW (Division 2) application to expand an existing RV Sto... Page 19 of 59

20 APPLICATION DETAILS: Purpose of Application: The applicant is proposing to expand an existing recreational vehicle storage facility located on the south half of SW The proposed expansion is located within the southern portion of this parcel. Proposed Land Use / Lot Description: This parcel is zoned as Agricultural land and will remain as such. Recreational Vehicle Storage is considered a discretionary use which requires the approval of the Municipal Planning Commission. In 2008, a Development Permit was issued for a Home Business Major (RV Storage) which is located in the northern portion of this 80 acre parcel. The new proposed expansion will be adjacent the southern boundary of this land. A tree farm is also located on this property. Surrounding Land Use / Environmental Considerations: The subject parcel is located adjacent to the City of Red Deer, south of Highway #595 (approximately 1.5 miles). Access to the site is via to Range Road 272 (30 th Avenue). Statutory Document Information: In accordance with the Intermunicipal Development Plan (City of Red Deer/Red Deer County), this application will be referred to the Joint Planning Committee for comments. The Land Use Bylaw 2006/6 Section 61B.2 Recreational Vehicle Storage Major outlines the requirements for the discretionary use. Pt SW (Division 2) application to expand an existing RV Sto... Page 20 of 59

21 SCHEDULE B LAND LOCATION MAP Pt SW (Division 2) application to expand an existing RV Sto... Page 21 of 59

22 SCHEDULE C LAND LOCATION AERIAL MAPS PROPOSED EXPANSION SITE Pt SW (Division 2) application to expand an existing RV Sto... Page 22 of 59

23 SCHEDULE D SITE PLAN PROPOSED EMERGENCY ACCESS (WITH BOLLARDS) Pt SW (Division 2) application to expand an existing RV Sto... Page 23 of 59

24 Pt SW (Division 2) application to expand an existing RV Sto... Page 24 of 59

25 PERCENTAGES OF CULTIVATED & UNCULTIVATED LAND Pt SW (Division 2) application to expand an existing RV Sto... Page 25 of 59

26 SCHEDULE E ADJACENT LANDOWNER CONCERN Pt SW (Division 2) application to expand an existing RV Sto... Page 26 of 59

27 SCHEDULE F PHOTOS Pt SW (Division 2) application to expand an existing RV Sto... Page 27 of 59

28 SCHEDULE F PHOTOS Pt SW (Division 2) application to expand an existing RV Sto... Page 28 of 59

29 June 12, 2018 Report 6.1 ADMINISTRATION REPORT Date: June 12, 2018 Memo To: Municipal Planning Commission From: Planning & Development Services Subject: SE / 64.7 Hectares (160 Acres) / Agricultural District / Division 3 / File No. S PURPOSE To consider the subdivision of two parcels consisting of 2.44 ha (6.02 acres) and 11.1 hectares (27.4 acres) respectively from 64.7 hectares (160 acres) within the SE , zoned Agricultural District. 2.0 SUMMARY The proposed subdivision of these two lots is to make way for future commercial and light to medium industrial uses in accordance with the Junction 42 Local Area Structure Plan which includes the first phase of development to create a commercial core area adjacent to Highway 42, directly north of the QE2 Highway intersection. This land also forms part of the District 2 & 42 Major Area Structure Plan and is also identified within the Intermunicipal Development Plan between the Town of Penhold and Red Deer County. The Intermunicipal Development Plan identifies this parcel as the County s growth area. Access to the parcel is via the Highway 2 service road south from Highway 42. The majority of the surrounding lands are mainly used for Agricultural purposes. Two parcels further to the west are located within the Town of Penhold and have been developed for industrial uses. This quarter section is not located within an Environmentally Significant Area. This application was referred to internal and external agencies, as well as adjacent landowners for comments and concerns. To date, the following comments have been received by Planning and Development Services. Alberta Transportation has indicated they have no objections to the proposal as submitted and are prepared to grant a variance. Legal and physical access to the proposed parcels are available via the local road. Consideration should be given to the site suitability as Alberta Transportation would prefer to see a 20.0 meter building setback from the edge of Highway 2 Service Road right-of-way boundary. Alberta Transportation does not recommend drainage rights-of-way paralleling the highway or service road to allow for the future option of Highway 42 multi-laning or interchange improvements. SE (Division 3) - application to subdivide a 2.44-hectare ( Page 29 of 59

30 Red Deer County requires a 5.2 meter road widening acquisition along the south and east boundary of the quarter section. The Town of Penhold has no concerns with respect to the proposed subdivision application. The Red Deer County Development Engineer indicated that it is recommended that this application adhere to the current Red Deer County Planning and Development Guidelines and any other guidelines required by all referred agencies. Upon receipt of any engineering component, for this subdivision, a detailed engineering review is recommended. 3.0 SUITABILITY CHECKLIST PROPOSED LOT 3.1 Consistent with Municipal Development Plan Policy: First parcel out of an unsubdivided ¼ section N/A The parcel contains a farmstead No Fragmented parcel N/A The parcel contains a suitable building site N/A Legal and year round physical access is sufficient to meet the needs of the proposed use Yes Along a designated rural residential collector road Yes The parcel can be serviced on-site as per provincial regulations Yes 4.0 ALTERNATIVES: 4.1 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 District 2 & 42 Major Area Structure Plan, the Junction 42 Local 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 2.44 ha (6.02 acres) and 11.1 hectares (27.4 acres) respectively from 64.7 hectares (160 acres) within the SE , be approved subject to the following conditions: a) Bylaw No. 2018/18 (Junction 42 Local Area Structure Plan) be adopted. b) Subdivision to be effected by Plan of Survey. c) Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. d) The Applicant shall ensure there is adequate physical access to the new parcels and to the balance of the lands. Whenever Red Deer County requires an existing road access to be upgraded, a caveat will be registered on title to ensure that prior to development of the property, the road access will be brought up to County standards. e) The Applicant shall provide confirmation that suitable arrangements have been made with utility companies for provision of services and/or necessary easements (i.e. power, gas and telephone). f) The dedication, by way of an agreement for road widening or future construction, registered as a caveat on the land title, indicating a 5.2 metre widening along the south SE (Division 3) - application to subdivide a 2.44-hectare ( Page 30 of 59

31 and east boundaries (Road Plan ) of the quarter section for possible future road widening purposes in favour of Red Deer County. g) Reserves shall be deferred to the remainder of the quarter section, pursuant to Section 669 of the Municipal Government Act. Notes: 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 utility companies for provision of all services and/or necessary easements for utility rights-of-way. Please be advised as the applicant, it is your responsibility to contact a service provider regarding telecommunication services to ensure servicing can be provided to the approved subdivision. OR: 4.2 Postpone the application pending further information; or 4.3 Deny, stating reasons. 5.0 RECOMMENDATIONS: Approve the subdivision subject to the conditions listed in #4.1. Prepared by Denise Bedford Senior Development Officer Reviewed by Treena Miller Current Planning Manager Reviewed by Curtis Herzberg County Manager SE (Division 3) - application to subdivide a 2.44-hectare ( Page 31 of 59

32 SCHEDULE A REFERRAL LETTER April 20, 2018 File: S «Owner» «Address1»«Address2»«Address3» «City», «Province» «Postal» Dear Landowner: RE: SUBDIVISION SE 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 two parcels (acreage removals) consisting of 11.1 ha (27.4 acres) and 2.44 ha (6.02 acres) from the SE , 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: S , prior to May 20, Your comments will be included with the administration report when this application is considered by the 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 Denise Bedford Senior Development Officer referrals@rdcounty.ca SE (Division 3) - application to subdivide a 2.44-hectare ( Page 32 of 59

33 APPLICATION DETAILS: Purpose of Application: To subdivide two parcels (acreage removals) from the SE Proposed Land Use / Lot Description: This land is located adjacent to the intersection of Highway QE 2 and Highway 42. Future land use is proposed to be light industrial and medium industrial as per the proposed Junction 42 Local Area Structure Plan The subdivision shall be in accordance with the proposed Junction 42 Local Area Structure Plan. Surrounding Land Use / Environmental Considerations: Surrounding lands are mainly agricultural lands. The Town of Penhold is located approximately 2 kms west of this land. Statutory Document Information: The parcel is located within the District 2 & 42 Major Area Structure Plan. This parcel is also identified within the Intermunicipal Development Plan (Town of Penhold/Red Deer County) and is located within the County growth area. SE (Division 3) - application to subdivide a 2.44-hectare ( Page 33 of 59

34 SCHEDULE B LAND LOCATION MAP SE (Division 3) - application to subdivide a 2.44-hectare ( Page 34 of 59

35 SCHEDULE C LAND LOCATION AERIAL MAPS SE (Division 3) - application to subdivide a 2.44-hectare ( Page 35 of 59

36 SCHEDULE D SITE PLAN SE (Division 3) - application to subdivide a 2.44-hectare ( Page 36 of 59

37 SCHEDULE E PHOTOS SE (Division 3) - application to subdivide a 2.44-hectare ( Page 37 of 59

38 SE (Division 3) - application to subdivide a 2.44-hectare ( Page 38 of 59

39 June 12, 2018 Report 6.2 ADMINISTRATION REPORT Date: June 12, 2018 Memo To: Municipal Planning Commission From: Planning & Development Services Subject: SW / 64.7 Hectares (160 Acres) / Agricultural Zoning / Division 1 / File No. S PURPOSE To consider the subdivision of 11.7 hectares (28.9 acres) from 64.7 hectares (160 acres) within the SW , zoned Agricultural District 2.0 SUMMARY The proposed subdivision would be considered the first parcel to be subdivided from the quarter section. The proposed subdivision contains two dwellings (mobile home and single family dwelling), sewage lagoon, and two small outdoor private riding arenas. The Applicant stated the current owners of the quarter section are proposing the large parcel in order to continue raising and training appaloosas. The area south of the homestead is a hay field to be used in conjunction with the horse business. The eastern boundary follows the existing fence line and crop line. Access to the property is from Range Road 254. Surrounding lands are zoned as Agricultural District and are used for agricultural purposes. The proposed subdivision is not located with an Intermunicipal Development Plan, an Area Structure Plan or an Environmentally Significant Area. Red Deer County Land Management requires 5.2 meter road widening acquisition along the entire western boundary (Range Road 254) of the quarter section and the proposed subdivision. Red Deer County Development Engineer commented a drainage plan is required to ensure that the proposed properties do not contribute or receive any drainage from any other property. Alberta Transportation commented legal and physical access to the proposed lot and remnant is available via the local road system being Range Road 254. The direct highway access on the remnant title may remain on a temporary basis for agricultural use only. 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. SW (Division 1) application to subdivide an 11.7-hectare (28... Page 39 of 59

40 3.0 SUITABILITY CHECKLIST PROPOSED LOT 3.1 Consistent with Municipal Development Plan Policy: First parcel out of an unsubdivided ¼ section Yes The parcel contains a farmstead Yes Fragmented parcel No The parcel contains a suitable building site Yes Legal and year round physical access is sufficient to meet the needs of the proposed use Yes Adjacent to or near quarter section boundaries without jeopardizing agricultural operations on the quarter section Yes Where possible, in close proximity to existing residential parcels or farmsteads on adjacent quarter sections No Along a designated rural residential collector road Yes Respects natural capital and optimizes the use of these assets No The parcel can be serviced on-site as per provincial regulations Condition of approval 4.0 ALTERNATIVES: 4.1 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, 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 11.7 hectares (28.9 acres) from 64.7 hectares (160 acres) within the SW in order to create one new lot be approved subject to the following conditions: a) Subdivision to be effected by Plan of Survey or Descriptive Plan. b) Submission of a plan by an Alberta certified surveyor confirming the location of the buildings and water well relative to the new property lines. c) Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. d) The Applicant shall ensure there is adequate physical access to the new parcel and to the balance of lands. Whenever Red Deer County requires an existing road access to be upgraded, a caveat will be registered on title to ensure that prior to development of the property, the road access will be brought up to County standards. e) Confirmation shall be provided by a licensed Safety Codes Officer that the existing septic system conforms to the Alberta Private Sewage Systems Standard of Practice as amended from time to time, which includes that it is fully contained within the newly created property lines. f) A drainage plan is required to ensure that the proposed property does not contribute or receive any drainage from any other property. A drainage easement may be required for this situation. g) The dedication, by way of an agreement for road widening or future construction, registered as a caveat on the land title, indicating a 5.2 metre widening along the SW (Division 1) application to subdivide an 11.7-hectare (28... Page 40 of 59

41 Notes: OR: western boundary (Range Road 254) of the quarter section for possible future road widening purposes in favour of Red Deer County. 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 utility companies for provision of all services and/or necessary easements for utility rights-of-way. Pursuant to Section 663 of the Municipal Government Act, municipal reserves are not required. 4.2 Postpone the application pending further information; or 4.3 Deny, stating reasons. 5.0 RECOMMENDATIONS: Approve the subdivision subject to the conditions listed in #4.1. Prepared by Julie Hardes Development Officer Reviewed by Dave Dittrick Director of Planning & Development Services Reviewed by Curtis Herzberg County Manager SW (Division 1) application to subdivide an 11.7-hectare (28... Page 41 of 59

42 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER April 10, 2018 File: S «Owner» «Address1»«Address2»«Address3» «City», «Province» «Postal» Dear Landowner: RE: SUBDIVISION, SW 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 11.7 hectares (28.9 acres) from the SW , 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: S , prior to May 10, Your comments will be included with the administration report when this application is considered by the 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 Katie Lamboo, Planning & Development Support Assistant For: Julie Hardes, Development Officer referrals@rdcounty.ca SW (Division 1) application to subdivide an 11.7-hectare (28... Page 42 of 59

43 APPLICATION DETAILS: Purpose of Application: To consider the subdivision of 11.7 hectares (28.9 acres) from 63.5 hectares ( acres) of Agricultural District land on SW Proposed Land Use / Lot Description: The proposed subdivision would be considered the first parcel to be subdivided from the quarter section. The proposed subdivision contains two dwellings (mobile home and single family dwelling), sewage lagoon, and two small outdoor private riding arenas. Access to the property is from Range Road 254. Surrounding Land Use / Environmental Considerations: Surrounding lands are zoned as Agricultural District and are used for agricultural purposes. Statutory Document Information: The proposed subdivision is not located with an Intermunicipal Development Plan, an Area Structure Plan, or an Environmentally Significant Area. The proposed subdivision shall comply with the criteria set out within the Municipal Development Plan. SW (Division 1) application to subdivide an 11.7-hectare (28... Page 43 of 59

44 SCHEDULE B LAND LOCATION MAP SCHEDULE C SW (Division 1) application to subdivide an 11.7-hectare (28... Page 44 of 59

45 LAND LOCATION AERIAL MAPS SW (Division 1) application to subdivide an 11.7-hectare (28... Page 45 of 59

46 SCHEDULE D SITE PLAN SW (Division 1) application to subdivide an 11.7-hectare (28... Page 46 of 59

47 June 12, 2018 Report 6.3 ADMINISTRATION REPORT Date: June 12, 2018 Memo To: Municipal Planning Commission From: Subject: Planning & Development Services NW / Agricultural District / Division 6 / File Number S PURPOSE To consider an application for a subdivision and consolidation to re-configure the parcels known as C of T and C of T , within NW , zoned Agricultural District (AG). 2.0 SUMMARY The subject parcels are located along Highway 11A with the west boundary abutting Range Road 283. The existing large parcel, running east and west, within the north portion of the quarter section, is hectares (72.73 acres) in size. The existing parcel in the southeast part of the quarter section is hectares (31.57 acres) in size. The proposed subdivision and consolidation will reconfigure the parcels so that the larger parcel will run north and south to create a 32.5 hectare (80.3 acre) parcel with the access to the newly created north-south parcel via the service road (RR 283). The proposed west parcel (remainder) of 13 hectare (32.1 acres) will continue to be accessed via Range Road 283. The property is located approximately 0.5 kilometers northeast of the Poplar Ridge multi-lot residential neighborhood. The land is generally flat and does not contain any water bodies, buildings, or dwellings. It does contain an oil/gas lease site in the northeast corner. No new parcels will be created. Surrounding parcels are agricultural and residential in use. The Red Deer County Development Engineer has recommended that there be legal access to both parcels; all accesses are to be constructed to Red Deer County Standards and approved by Alberta Transportation as required. The Development Engineer also indicated that a drainage plan may be required, to ensure that the proposed properties do not contribute or receive any drainage from any other property. A drainage easement may be required for this situation. NW (Division 6) application for a boundary adjustment (subd... Page 47 of 59

48 Land Management Department has indicated that a 5.2-meter road widening acquisition is required along the entire western boundary of the subject property abutting Range Road 283. This application was referred to internal and external agencies as well as adjacent landowners. To date the following has been provided: o Alberta Transportation advises that the subdivision does not comply with Section 14 of the Subdivision and Development Regulations, however, Alberta Transportation is prepared to grant a variance in accordance with Section 16 of the Subdivision and Development Regulations. If approved, Alberta Transportation requires the following: Existing direct highway approach to proposed Lot 2, Block 3 may remain on a temporary basis for oilfield access only; no other use is permitted. Agricultural and/or residential access to proposed Lot 2, Block 3 must be obtained via the rear Service Road (Plan ). Legal and physical access to proposed Lot 1, Block 3 is to be via the local and rear service road as determined by Red Deer County. The existing lot (C of T No ) is to be cancelled and consolidated with proposed Lot 2, Block 3. The Waiver of Section 14 is based on continued agricultural use of proposed Lot 1, Block 3, as well as Lot 2, Block 3. Future changes to the land use and the creation of additional subdivided parcels or additional development may require alternative internal road dedications. (Detailed letter from AB Transportation attached). The proposed subdivision and consolidation is located in the City of Red Deer Growth Area within the County/City Intermunicipal Development Plan. The Joint Planning Committee provided the following: The proposed subdivision and consolidation meets the requirements of policies in place within the Intermunicipal Development Plan as no new parcels are being created and the use will remain as agricultural. 3.0 SUITABILITY CHECKLIST PROPOSED LOT 3.1 Consistent with Municipal Development Plan Policy: First parcel out of an unsubdivided ¼ section No The parcel contains a farmstead No Fragmented parcel No The parcels contain a suitable building site Yes Legal and year round physical access is sufficient to meet the needs of the proposed use No Adjacent to or near quarter section boundaries without jeopardizing agricultural operations on the quarter section Yes Where possible, in close proximity to existing residential parcels or farmsteads on adjacent quarter sections Yes Along a designated rural residential collector road Yes Respects natural capital and optimizes the use of these assets Yes 4.0 ALTERNATIVES: 4.1 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, 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 NW (Division 6) application for a boundary adjustment (subd... Page 48 of 59

49 OR: management. Consideration has been given to topography, soil characteristics, accesses, 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 and consolidate to reconfigure the parcels known as C of T and C of T , within NW , is approved, subject to the following conditions: a) Subdivision to be effected by Plan of Survey or Descriptive Plan. b) Upon receipt of a Real Property Report from an Alberta Land Surveyor, any existing buildings shall be deemed to be in compliance with the current land use bylaw requirements. c) Confirmation that potable water is available for each of the newly created parcels shall be provided to Red Deer County. d) Payment of all outstanding property taxes or satisfactory arrangements to be made for payment to Red Deer County. e) The Applicant shall ensure there is adequate physical and legal access to both parcels. Any new accesses are to be constructed to Red Deer County and Alberta Transportation specifications, and be approved by the County and Alberta Transportation. f) A drainage plan is required to ensure that the proposed properties do not contribute or receive any drainage from any other property. Drainage easements may be required for this situation. g) The dedication is required, by way of an agreement, for road widening or future construction, along the entire western boundary of the part of the quarter section being subdivided and which abuts Range Road 283, and said agreement is to be registered as a caveat on the land title(s). Notes: 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 utility companies for provision of all services and/or necessary easements for utility rights-of-way. Applicant shall contact ATCO Fas at to discuss requirements. Pursuant to Section 663 of the Municipal Government Act, municipal reserves are not required. 4.2 Postpone the application pending further information; or 4.3 Deny the application, stating reasons. NW (Division 6) application for a boundary adjustment (subd... Page 49 of 59

50 5.0 RECOMMENDATIONS: Approve the subdivision application, subject to the conditions listed in 4.1. Prepared by Connie Sloan Development Officer Reviewed by Dave Dittrick Director of Planning & Development Services Reviewed by Curtis Herzberg County Manager NW (Division 6) application for a boundary adjustment (subd... Page 50 of 59

51 SCHEDULE A ADJACENT LANDOWNER REFERRAL LETTER March 14, 2018 «Owner» «Address1»«Address2»«Address3» «City», «Province» «PostalCode» File: S Legal Description: NW and SW Landowner/Applicant: Century Livestock (1989) Ltd. Subject: Consolidation of Quarter Sections As an adjacent landowner, this letter is being sent to inform you that Red Deer County has received a subdivision application for a reconfiguration of parcels. The subject 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: S , prior to April 13, Your comments will be included with the administration report when this application is considered by the 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 NW (Division 6) application for a boundary adjustment (subd... Page 51 of 59

52 APPLICATION DETAILS: Purpose of Application: The Applicant is proposing to adjust a property boundary to reconfigure the parcels so that all parcels have access to a County or Provincial road. The proposal is for the east west parcel on the north half of the quarter section to be divided at the approximate center; and Along the east side of the quarter section, remove the boundary between the north part and the south part. This boundary adjustment will provide access from Highway 11A to the consolidated northeast southeast portions. The northwest portion has an existing access from Range Road 283. Proposed Land Use / Lot Description: The proposed lands will remain primarily agricultural in use. The boundary adjustment will result in the largest parcel being the north east and south east portion with the northwest portion to be the smaller parcel. The proposed west portion will be 14.1 hectares (34.7 acres) in size; the proposed north-south portion along the east boundary will be 31.4 hectares (77.7 acres) in size and will be accessed via Highway 11A. Surrounding Land Use / Environmental Considerations: Surrounding land use is primarily agricultural with some residential parcels. The subject property is approximately ½ kilometer northeast of Poplar Ridge multilot residential neighborhood. The land is generally flat and does not contain any water bodies, buildings or dwellings. It does contain an oil/gas lease site along the east boundary. No new parcels will be created. Statutory Document Information: The subject property is within the Collaborative area of the City/County Intermunicipal Development Plan, but is not within an Area Structure Plan. NW (Division 6) application for a boundary adjustment (subd... Page 52 of 59

53 SCHEDULE B LAND LOCATION MAP NW (Division 6) application for a boundary adjustment (subd... Page 53 of 59

54 SCHEDULE C LAND LOCATION AERIAL MAPS EXISTING NW (Division 6) application for a boundary adjustment (subd... Page 54 of 59

55 SCHEDULE D LAND LOCATION AERIAL MAP - PROPOSED NW (Division 6) application for a boundary adjustment (subd... Page 55 of 59

56 SCHEDULE E SITE PLAN NW (Division 6) application for a boundary adjustment (subd... Page 56 of 59

57 SCHEDULE F 2M CONTOUR MAP NW (Division 6) application for a boundary adjustment (subd... Page 57 of 59