April 1, 2014 Municipal Planning Commission

Transcription

1 April 1, 2014 Municipal Planning Commission Tuesday, April 01, 2014 Start time 10:00 AM County of Grande Prairie No. 1 Community Services Building, Avenue, Clairmont, AB AGENDA 1. CALL TO ORDER 2. ATTENDANCE 3. APPROVAL OF AGENDA 4. MINUTES APPROVAL 4.1. MPC MARCH 11, 2014 MINUTES Donna Mann Summary: Minutes from the March 11, 2014 Municipal Planning Commission meeting attached for approval. 5. SUBDIVISION APPLICATIONS 5.1. PT. NE W6M / FILE NO. PLSUB Nick Lapp Summary: BLK / T-CORP / RURAL RESIDENTIAL, RURAL RESIDENTIAL MIXED, MEDIUM DENSITY RESIDENTIAL / HIGH DENSITY RESIDENTIAL 5.2. PT. NE W6M / FILE NO. PLSUB Baily Nagy Summary: BLK / GRACE STORRIE / FARMSTEAD SEPARATION 5.3. PT. NE W6M / FILE NO. PLSUB Summary: BLK / ROBERT KAUT / COUNTRY RESIDENTIAL Matthew Konwlalchuk 5.4. PT. NW W6M / FILE NO. PLSUB Summary: BLK / ROBERT KAUT / COUNTRY RESIDENTIAL Matthew Konowalchuk Page 1 of 85

2 5.5. PT. NW W6M / FILE NO. PLSUB Matthew Konowalchuk Summary: BLK / ROGER & SUSAN STIERLE / LIGHT INDUSTRIAL 5.6. PT. SE W6M / FILE NO. PLSUB Matthew Konowalchuk Summary: BLK / MERVYN & NORA CASSITY / COUNTRY RESIDENTIAL 6. DEVELOPMENT PERMIT APPLICATIONS 7. INFORMATION ITEMS 7.1. KEITH JANZEN APPEAL Nick Lapp Summary: Keith Janzen Development Permit Appeal - April 8, ADJOURNMENT Page 2 of 85

3 Issue Summary Report 4.1. MPC MARCH 11, 2014 MINUTES # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Donna Mann Section : MINUTES APPROVAL Meeting Date : 2014/04/01 10:00 Executive Summary Minutes from the March 11, 2014 Municipal Planning Commission meeting attached for approval. Background. Alternatives. Recommendation. Page 3 of 85

4 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes MUNICIPAL PLANNING COMMISSION MEETING COUNTY OF GRANDE PRAIRIE NO. 1 IN THE PROVINCE OF ALBERTA COMMUNITY SERVICES BUILDING TUESDAY, March 11, 2014 MINUTES 1. CALL TO ORDER Meeting was called to order at 10:00 pm. 2. ATTENDANCE PRESENT CHAIRMAN COUNCILLORS Leanne Beaupre Corey Beck Harold Bulford Daryl Beeston Richard Harpe Brock Smith Peter Harris Bob Marshall Ross Sutherland MANAGER OF PUBLIC WORKS Herb Pfau ACTING PLANNING MANAGER Nick Lapp PLANNER Matthew Konowalchuk PLANNER Cate Porterfield PLANNER Baily Nagy RECORDING SECRETARY Donna Mann 3. ADOPTION OF AGENDA 4. MINUTES APPROVAL MOVED BY H. BULFORD to approve the Agenda for the March 11, 2014 Municipal Planning Commission. MOTION CARRIED MOVED BY P. HARRIS that the minutes of the February 25, 2014 Municipal Planning Commission meeting be adopted. 5. SUBDIVISION APPLICATIONS Item 5.1 Pt NW W6M / BLK / Elizabeth Jones / Farmstead Separation / File No. PLSUB Bruce Beairsto from Beairsto Lehners Ketchum and Elizabeth Jones were present to represent the application. Baily Nagy presented the subdivision application to subdivide one lot of 4.57 ha (11.29 ac) from part of NW W6M to facilitate a farmstead separation. MOVED BY H. BULFORD that the application to subdivide one lot of 4.57 ha (11.29 ac) from part of NW W6M to facilitate a farmstead separation, be approved subject to the following conditions: Page 4 of 85

5 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 2 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, 2014 a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) no objections were received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) Applicant to provide an access approach into the proposed parcel to the satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3) Applicant to provide 5.03 metres road of widening, by caveat, off the north and west boundaries of the quarter section as per Section 662 of the Municipal Government Act. 4) All existing sewage disposal systems must be upgraded to comply with the current Alberta Private Systems Standard of Practice. The system must be permitted with an Alberta Labour, Authorized Accredited Agency, and have a satisfactory inspection report showing it meets the Regulations, at the applicant s expense. MOTION CARRIED Item 5.2 Pt NW W6M / Focus Surveys / Edward & Eveline Grams / Farmstead Separation/ File No. PLSUB Heather Roberts from Focus Surveys and Edward and Eveline Grams were present to represent the application. Baily Nagy presented the subdivision application to subdivide one lot of ha (26.16 ac) from part of NW W6M to facilitate a farmstead separation. Staff recommended approval subject to the following conditions: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) no objections were received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. Page 5 of 85

6 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 3 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, ) Applicant to provide an access approach into the proposed parcel and provide an access approach to the balance of the quarter section to satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3) Applicant to provide 5.03 metres road widening, by caveat, off the north and west boundaries of the quarter section as per Section 662 of the Municipal Government Act. 4) All existing sewage disposal systems must be upgraded to comply with the current Alberta Private Systems Standard of Practice. The system must be permitted with an Alberta Labour, Authorized Accredited Agency, and have a satisfactory inspection report showing it meets the Regulations, at the applicant s expense. MOVED BY B. MARSHALL that the subdivision application to subdivide one lot of ha (26.16 ac) from part of NW W6M to facilitate a farmstead separation, be approved subject to the following conditions: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) no objections were received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) Applicant to provide an access approach into the proposed parcel and provide an access approach to the balance of the quarter section to satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3) Applicant to provide 5.03 metres road widening, by caveat, off the north and west boundaries of the quarter section as per Section 662 of the Municipal Government Act. MOTION CARRIED Item 5.3 Pt NW W6M / BLK / Gregory Bruce Beairsto from Beairsto Lehners Ketchum and Christopher Balderston were present to represent the application. Page 6 of 85

7 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 4 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, 2014 Balderston / Rural Industrial Direct Control / File No. PLSUB Matthew Konowalchuk presented the subdivision application to subdivide one lot of 9.26 ha (22.88 ac) from part of NW W6M for Rural Industrial - Direct Control use. Staff recommended approval based on the following conditions: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) notwithstanding objections received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) Applicant to provide a joint access approach into the proposed lot and balance to the satisfaction of the County of Grande Prairie No. 1 and in accordance with the Rural Servicing Standards for the Subdivision and Road Construction, prior to final endorsement of the subdivision. 3) Applicant to provide 5.03 metres road widening, by survey, off of the west boundary of the quarter section as per Section 662 of the Municipal Government Act. 4) Applicant entering into a developer s agreement with the County of Grande Prairie No. 1 for the provision of road improvements including gravel along Range Road 55 from the existing gravel to the point of access of the proposed lot and offsite levies. As per Section 655 of the Municipal Government Act, the road improvement fee to apply. 5) A caveat is to be placed on title stating the development of a school, hospital, food establishment or residence is not permitted within the existing or future 300m set back of the Working Area of the Aquatera Lagoon. The Working Area, is described as the site within the parcel currently being used or will be used for the processing of wastewater. Aquatera and the applicant shall agree on the caveat prior to final endorsement of this subdivision. MOVED BY D. BEESTON that the application to subdivide one lot of 9.26 ha (22.88 ac) from part of NW W6M for Rural Industrial - Direct Control use, be approved subject to the following conditions: Page 7 of 85

8 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 5 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, 2014 a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) notwithstanding objections received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) Applicant to provide a joint access approach into the proposed lot and balance to the satisfaction of the County of Grande Prairie No. 1 and in accordance with the Rural Servicing Standards for the Subdivision and Road Construction, prior to final endorsement of the subdivision. 3) Applicant to provide 5.03 metres road widening, by caveat, off of the west boundary of the quarter section as per Section 662 of the Municipal Government Act. 4) Applicant entering into a developer s agreement with the County of Grande Prairie No. 1 for the provision of road improvements including gravel along Range Road 55 from the existing gravel to the point of access of the proposed lot and offsite levies. As per Section 655 of the Municipal Government Act, the road improvement fee to apply. 5) A caveat is to be placed on title stating the development of a school, hospital, food establishment or residence is not permitted within the existing or future 300m set back of the Working Area of the Aquatera Lagoon. The Working Area, is described as the site within the parcel currently being used or will be used for the processing of wastewater. Aquatera and the applicant shall agree on the caveat prior to final endorsement of this subdivision. 6) Model process documentation, provided by the applicant, is to be placed on the new title by caveat. MOTION CARRIED Item 5.4 Lots 11A & 12A, Block 1, Plan ; Pt NW W6M / BLK / Verne & Vivanne Merriman and Jason & Bruce Beairsto from Beairsto Lehners Ketchum and Jason and Jacqueline Fitzgerald were present to represent the application. Matthew Konowalchuk presented the subdivision application for a residential boundary adjustment of ac (0.021 ha) from Lot 11A, Block 1, Plan 022 Page 8 of 85

9 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 6 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, 2014 Jacqueline Fitzgerald / Boundary Adjustment-Country Residential / File No. PLSUB ; NW W6M to Lot 12A, Block 1, Plan ; NW W6M to accommodate a boundary adjustment for country residential use. Staff recommended approval subject to the following conditions: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) no objections were received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) The portion of fence belonging to Lot 12A, Block 1, Plan shall be removed within the road right-of-way to the satisfaction of the County of Grande No. 1 prior to final endorsement of this subdivision. MOVED BY B. SMITH that the application to subdivide for a residential boundary adjustment of ac (0.021 ha) from Lot 11A, Block 1, Plan ; NW W6M to Lot 12A, Block 1, Plan ; NW W6M to accommodate a boundary adjustment for country residential use, be approved subject to the following conditions: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) no objections were received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) The portion of gate and power line belonging to Lot 12A, Block 1, Plan shall be removed from within the road right-of-way upon the request of the Public Works Department. All related costs to be the responsibility of the landowner(s). Notification of the same is to be placed on the title of the lot prior to final endorsement. AMENDMENT BY H. BULFORD that the application to subdivide use, be approved subject to the following conditions: Page 9 of 85

10 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 7 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, 2014 a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulations provided all conditions are attached, and b) no objections were received from adjacent landowners. The approval is subject to: 1) All outstanding taxes to be paid in full. 2) The portion of the gate and power line belonging to Lot 12A, Block 1, Plan shall be removed from within the road right-ofway upon the request of the Public Works Department. All related costs to be the responsibility of the landowner(s). Notification of the same is to be placed on the title of the lot prior to final endorsement. 3) The landowner shall erect a sign on the gate indicating a buried cable is located under the driveway within the right-of-way. 6.DEVELOPMENT PERMIT APPLICATIONS Item 6.1 Lot 13, Plan ; Pt SE W6M / Laurent Richer / Accessory Building Personal Use / File No. PLDEV MOTION CARRIED Larry Richer was present to represent the application. Cate Porterfield presented the development permit application for an Accessory Building for personal use. MOVED BY R. SUTHERLAND that the application for an Accessory Building for personal use, be approved based on the following conditions: 1) The site is developed as per the site plan submitted. 2) The development conforms to the district requirements of the Country Residential (CR-2) District. 3) The applicant obtaining Safety Codes Permits to ensure the development complies with the Alberta Fire Code and Alberta Building Code. The applicant shall work with the County Planning and Development Department and the County Fire Department to ensure compliance with all Codes. 4) This building is for personal uses only; no business activity will be permitted. MOTION CARRIED Page 10 of 85

11 Appendix 1 for 4.1.: MPC March 11, 2014 Minutes 8 Page MUNICIPAL PLANNING COMMISSION MEETING March 11, 2014 Adjournment MOTION BY P. HARRIS that the meeting be adjourned. MOTION CARRIED The meeting adjourned at 11:08 am. CHAIRMAN RECORDING SECRETARY Page 11 of 85

12 Issue Summary Report 5.1. PT. NE W6M / FILE NO. PLSUB # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Nick Lapp Section : SUBDIVISION APPLICATIONS Meeting Date : 2014/04/01 10:00 Executive Summary BLK / T-CORP / RURAL RESIDENTIAL, RURAL RESIDENTIAL MIXED, MEDIUM DENSITY RESIDENTIAL / HIGH DENSITY RESIDENTIAL Page 12 of 85

13 Appendix 1 for 5.1.: PLSUB Summary SUBDIVISION APPLICATION FILE NO.: LANDOWNERS: APPLICANT: LEGAL DESCRIPTION: PLSUB T-Corp Companies Beairsto, Lehners, Ketchum 101, Ave Grande Prairie, AB T8V 6B5 NE W6M: located within the Hamlet of adjacent to Range Road 55 and Township Road 730. Clairmont, PROPOSAL: COMMENTS: Application to subdivide 446 lots ranging in size from part of NE W6M. The portion of land is currently zoned as Rural Residential (RR-1), Rural Residential Mixed (RR-3), Medium Density Residential (MDR), and High Density Residential (HDR) Districts. COUNTY STAFF: In considering this application, the subdivision authority must consider the following information in accordance with Section 7 of the Subdivision and Development Regulations: 1) Topography: The applicant describes the topography as mixed generally sloping to the south. 2) Soil Characteristics: a) Subsurface characteristics i) Susceptibility to slumping or subsidence: No issues identified. ii) Depth to water table: Greater than 6 metres. iii) Suitability for on-site sewage disposal system: The proposed development is to be serviced with municipal piped sewer. Page 13 of 85

14 Appendix 1 for 5.1.: PLSUB Summary File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M 3) Storm Water collection and disposal: No issues identified. The Developer has provided comprehensive and detailed storm water management designs and reports for the development. These are currently under review and will require approval through the Development Agreement process. 4) Potential for flooding, subsidence or erosion of land: No issues identified. 5) Accessibility to a Road: Access to be provided via internal subdivision roads that will be required to be constructed by the Developer. 6) Availability and adequacy of water supply: The proposed subdivision is to be serviced by municipal piped water. The Developer has provided comprehensive and detailed storm water system design reports for the development. These are currently under review by the County and Aquatera and will require approval through the Development Agreement process before development of the site can proceed. 7) Availability and adequacy of sewage disposal: a) Report prepared by a qualified individual: Beairsto Lehners Ketchum Engineering b) Proposed method of sewage disposal: Municipal Piped System c) Suitability and viability of proposed method: The Developer has provided comprehensive and detailed sanitary sewer design reports for the development. These are currently under review and will require approval through the Development Agreement process before development of the site can proceed. 8) Availability and adequacy of solid waste disposal: Deemed adequate. Page 14 of 85

15 Appendix 1 for 5.1.: PLSUB Summary File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M 9) Use of the land in the vicinity of the application: Land uses in the area consist of agricultural, country residential, and rural residential uses. 10) Other matters: Municipal reserve not dedicated in land form is to be deferred to the balance of the quarter section. Transportation Levies for Zone 1 are applicable with this application. County Public Works: The Developer will be required to construct infrastructure and improvements according to approved engineering designs. COMMENTING AGENCIES: No concerns, subject to standard comments: ATCO Pipelines, ATCO Electric, ATCO Gas, Alberta Health Services, Canada Post, AER, Transport Canada, Aquatera: Subdivision approval should be subject to the Developer providing services in accordance with an outline Plan and Water & Sewer Design Reports being reviewed and approved by Aquatera. Adjacent Landowners: see attached RECOMMEND: Approval, based on: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulation provided all conditions are attached, and b) not-withstanding objections received from adjacent landowners. Page 15 of 85

16 Appendix 1 for 5.1.: PLSUB Summary File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M The approval is subject to: 1. All outstanding taxes to be paid in full. 2. Applicant to provide an access into the proposed parcels to the satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3. Easements or rights of way being registered against the land for the provision of gas and power in the name of the County of Grande Prairie. The developer is responsible for making suitable arrangements with the utility companies for the provision of services. Where the utility company requires use of the easement, the utility company shall provide to the County a general release form signed by the affected landowner agreeing to the proposed use of the easement. 4. Applicant entering into a developer s agreement with the County of Grande Prairie No. 1 for the provision of municipal services, road improvements including asphalt paving of Range Road 55 south from the intersection at TWP Road 730 to the first access point of the proposed subdivision, offsite levies, and construction of a berm on the west, north, and east perimeter around the proposed development to the satisfaction of the County of Grande Prairie. As per Bylaw 2702, the road improvement levy for Zone 1 to apply. 5. Municipal reserve not provided in land form to be deferred to the balance of the quarter section. 6. Applicant to provide 5.03 metres road widening by survey off of the north and east boundaries of the quarter section as per Section 662 of the Municipal Government Act. Page 16 of 85

17 Appendix 1 for 5.1.: PLSUB Summary File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M 7. Applicant to provide 15 metre corner cutoffs by survey at both the proposed entrance to the subdivision from TWP Road 730 and at the existing intersection of Range Road 55 and TWP Road Applicant to provide a 10 metre corner cutoff by survey at the proposed south east entrance to the subdivision from Range Road 55. Page 17 of 85

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24 Issue Summary Report 5.2. PT. NE W6M / FILE NO. PLSUB # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Baily Nagy Section : SUBDIVISION APPLICATIONS Meeting Date : 2014/04/01 10:00 Executive Summary BLK / GRACE STORRIE / FARMSTEAD SEPARATION Page 24 of 85

25 Appendix 1 for 5.2.: PLSUB SUBDIVISION APPLICATION FILE NO.: LANDOWNERS: APPLICANT: LEGAL DESCRIPTION: PROPOSAL: PLSUB Storrie, Grace Beairsto, Lehners, Ketchum 101, Ave Grande Prairie, AB T8V 6B5 Pt. NE W6M: located approximately 6.5 miles east of Beaverlodge, adjacent to Range Road 111. Application to subdivide one lot of 5.42 ha (13.36 ac) from part of NE W6M to facilitate a farmstead separation. COMMENTS: COUNTY STAFF: In considering this application, the subdivision authority must consider the following information in accordance with Section 7 of the Subdivision and Development Regulations: 1) Topography: The applicant describes the topography as mixed with tree stands, brush, and a creek. 2) Soil Characteristics: a) Subsurface characteristics i) Susceptibility to slumping or subsidence: No issues identified. ii) Depth to water table: No information provided. iii) Suitability for on-site sewage disposal system: Deemed adequate. 3) Storm Water collection and disposal: No issues identified. 4) Potential for flooding, subsidence or erosion of land: No issues identified. 5) Accessibility to a Road: Access exists via Range Road ) Availability and adequacy of water supply: Deemed adequate. 7) Availability and adequacy of sewage disposal: Page 25 of 85

26 Appendix 1 for 5.2.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M a) Report prepared by a qualified individual: No report provided. b) Proposed method of sewage disposal: Existing systems. c) Suitability and viability of proposed method: Deemed adequate. 8) Availability and adequacy of solid waste disposal: Deemed adequate. 9) Use of the land in the vicinity of the application: Land uses in the area consist of mainly agriculture with country residential (CR-5) pockets. 10) Other matters: none identified. County Public Works: 5.03 metres of road widening is required on the east boundary of the quarter section. Currently, there is no access to the balance however there is an access to the lease site that could be used as an access to the balance and an agreement will need to be established with the leaseholder. The access approach to the proposed lot is to County standard. COMMENTING AGENCIES: No concerns, subject to standard comments: ATCO Electric, Alberta Energy Regulator, and ATCO Gas. ATCO Pipelines:. existing Right-of Way or other land rights shall be carried forward and registered on any newly created lots. ATCO Electric:. will require a 15m powerline R/W. RECOMMEND: Approval, based on: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulation provided all conditions are attached, and b) no objections have been received from adjacent landowners. The approval is subject to: Page 26 of 85

27 Appendix 1 for 5.2.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M 1. All outstanding taxes to be paid in full. 2. Applicant to provide an access approach into the balance to the satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3. Applicant to provide 5.03 metres road of widening, by caveat, off the east boundary of the quarter section as per Section 662 of the Municipal Government Act. 4. Easements or rights of way being registered against the land for the provision of gas and power in the name of the County of Grande Prairie. The developer is responsible for making suitable arrangements with the utility companies for the provision of services. Where the utility company requires use of the easement, the utility company shall provide to the County a general release form signed by the affected landowner agreeing to the proposed use of the easement. 5. The maximum lot area of 4.0 hectares for country residential uses, as stipulated in the County Land Use Bylaw, is waived to accommodate this subdivision. Page 27 of 85

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34 Issue Summary Report 5.3. PT. NE W6M / FILE NO. PLSUB # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Matthew Konwlalchuk Section : SUBDIVISION APPLICATIONS Meeting Date : 2014/04/01 10:00 Executive Summary BLK / ROBERT KAUT / COUNTRY RESIDENTIAL Page 34 of 85

35 Appendix 1 for 5.3.: PLSUB SUBDIVISION APPLICATION FILE NO.: LANDOWNERS: APPLICANT: LEGAL DESCRIPTION: PROPOSAL: PLSUB Kaut, Robert Beairsto, Lehners, Ketchum 101, Ave Grande Prairie, AB T8V 6B5 Pt. NE W6M: located approximately a ½ mile west of the Hamlet of Clairmont, adjacent to Range Road 64 and a ½ mile north of Township Road 722. Application to subdivide one lot of 4.04 ha (10 ac) from part of NE W6M for a country residential use. The portion of land is currently zoned as County Residential (CR-5) District. COMMENTS: COUNTY STAFF: In considering this application, the subdivision authority must consider the following information in accordance with Section 7 of the Subdivision and Development Regulations: 1) Topography: The applicant describes the topography as flat characteristic of open field. 2) Soil Characteristics: a) Subsurface characteristics i) Susceptibility to slumping or subsidence: No issues identified. ii) Depth to water table: No information provided. iii) Suitability for on-site sewage disposal system: Model Process documentation provided by the applicant confirms that the site is suitable. 3) Storm Water collection and disposal: See comments below 4) Potential for flooding, subsidence or erosion of land: A low area has been identified in the northwest corner of the proposed site, and a wet area is located in the east and northeast quarter sections from the proposed parcel (see attached drainage map). 5) Accessibility to a Road: Range Road 64 is along the east boundary of Page 35 of 85

36 Appendix 1 for 5.3.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M the proposed lot, while a suitable access is not located within the right-of-way. In order for the application to be consistent with the Subdivision and Development Regulations; Range Road 64 should be graveled to County standard at the owner s expense. Further, direct access from Range Road 64 onto Highway 43X East, (when constructed) will be removed and vehicular traffic will be rerouted east to Range Road 63. (see attached by Alberta Transportation: comments provided for application located on south adjacent quarter section, while comments still applicable for the above noted application). 6) Availability and adequacy of water supply: Deemed adequate. 7) Availability and adequacy of sewage disposal: a) Report prepared by a qualified individual: Report provided by Perfection Backhoe Services Ltd. b) Proposed method of sewage disposal: Proposed Pumpout. c) Suitability and viability of proposed method: Model Process documentation completed by Perfection Backhoe Services Ltd and provided by the applicant confirms that the site is suitable for the proposed method of sewage disposal. 8) Availability and adequacy of solid waste disposal: Deemed adequate. 9) Use of the land in the vicinity of the application: Land uses in the area consist of agricultural with pockets of country residential throughout the surrounding area. As such, no land use conflicts have been identified with the proposed application and the surrounding land uses. COUNTY PUBLIC WORKS: An access approach into the proposed parcel is required to County standard. In addition, the developer is required to provide gravel along Range Road 64, as no suitable access is present within the right-of-way. Road widening along Range Road 64 is request. The application has been circulated to adjacent landowners and our office did not receive any comments. COMMENTING AGENCIES: NO CONCERNS, SUBJECT TO STANDARD COMMENTS: ATCO Gas, ATCO Electric, ATCO Pipelines and Alberta Energy Regulator Page 36 of 85

37 Appendix 1 for 5.3.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NE W6M ALBERTA TRANSPORTATION: (See attached comments in summary package - comments provided for application located on south adjacent quarter section, while comments still applicable for the above noted application). CITY OF GRANDE PRAIRIE:(see attached comments in summary package) ALBERTA ENVIRONMENT: (see attached comments in summary package). RECOMMEND: Approval, based on: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulation provided all conditions are attached, and b) no objections have been received from adjacent landowners. The approval is subject to: 1. All outstanding taxes to be paid in full. 2. Applicant to provide an access approach into the proposed parcel to the satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3. Applicant to provide 5.03 metres road widening, by caveat, off of the east boundary of the quarter section as per Section 662 of the Municipal Government Act. 4. Applicant entering into a developer s agreement with the County of Grande Prairie No. 1 to gravel along Range Road 64 from Township Road 722 to the point of access onto the proposed lot to the satisfaction of the County of Grande Prairie No. 1 prior to the final endorsement of this subdivision. 5. The maximum lot area of 4.0 hectares for country residential uses, as stipulated in the County Land Use Bylaw, is waived to accommodate this subdivision. Page 37 of 85

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43 Appendix 1 for 5.3.: PLSUB Wet Area RGE RD 64 Proposed Parcel Low Area \ Page 43 of 85

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47 Issue Summary Report 5.4. PT. NW W6M / FILE NO. PLSUB # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Matthew Konowalchuk Section : SUBDIVISION APPLICATIONS Meeting Date : 2014/04/01 10:00 Executive Summary BLK / ROBERT KAUT / COUNTRY RESIDENTIAL Page 47 of 85

48 Appendix 1 for 5.4.: PLSUB SUBDIVISION APPLICATION FILE NO.: LANDOWNERS: APPLICANT: LEGAL DESCRIPTION: PROPOSAL: PLSUB Kaut, Robert Beairsto, Lehners, Ketchum 101, Ave Grande Prairie, AB T8V 6B5 Pt. NW W6M: located approximately 2 miles west from the Hamlet of Clairmont, adjacent to Range Road 70 and a ½ mile nort of Township Road 722. Application to subdivide one lot of 4.04 ha (10 ac) from part of NW W6M for a country residential use. The portion of land is currently zoned as County Residential (CR-5) District. COMMENTS: COUNTY STAFF: In considering this application, the subdivision authority must consider the following information in accordance with Section 7 of the Subdivision and Development Regulations: 1) Topography: The applicant describes the topography as flat characteristic of open field. 2) Soil Characteristics: a) Subsurface characteristics i) Susceptibility to slumping or subsidence: No issues identified. ii) Depth to water table: No information provided. iii) Suitability for on-site sewage disposal system: Model Process documentation provided by the applicant confirms that the site is suitable. 3) Storm Water collection and disposal: No issues identified. 4) Potential for flooding, subsidence or erosion of land: No issues identified. 5) Accessibility to a Road: Access to the proposed lot shall be along Range Road 70. Page 48 of 85

49 Appendix 1 for 5.4.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NW W6M 6) Availability and adequacy of water supply: Deemed adequate. 7) Availability and adequacy of sewage disposal: a) Report prepared by a qualified individual: Report provided by Perfection Backhoe Services Ltd. b) Proposed method of sewage disposal: Proposed Pumpout. c) Suitability and viability of proposed method: Model Process documentation completed by Perfection Backhoe Services Ltd and provided by the applicant confirms that the site is suitable for the proposed method of sewage disposal. 8) Availability and adequacy of solid waste disposal: Deemed adequate. 9) Use of the land in the vicinity of the application: Land uses in the area consist of agricultural with pockets of country residential throughout the surrounding area. As such, no land use conflicts have been identified with the proposed application and the surrounding land uses. COUNTY PUBLIC WORKS: Access onto the proposed parcel is required to County standard and road widening along Range Road 70 is requested. The application has been circulated to adjacent landowners and no comments were received by our office. COMMENTING AGENCIES: NO CONCERNS, SUBJECT TO STANDARD COMMENTS: ATCO Pipelines, Alberta Energy Regulator and Canada Post. CITY OF GRANDE PRAIRIE: (see attached comments in summary package). ALBERTA ENVIRONMENT: (see attached comments on summary package). RECOMMEND: Approval, based on: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulation provided all conditions are attached, and Page 49 of 85

50 Appendix 1 for 5.4.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NW W6M b) no objections have been received from adjacent landowners. The approval is subject to: 1. All outstanding taxes to be paid in full. 2. Applicant to provide an access approach into the proposed parcel to the satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3. Applicant to provide 5.03 metres road widening, by caveat, off of the west boundary of the quarter section as per Section 662 of the Municipal Government Act. 4. The maximum lot area of 4.0 hectares for country residential uses, as stipulated in the County Land Use Bylaw, is waived to accommodate this subdivision. Page 50 of 85

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58 Issue Summary Report 5.5. PT. NW W6M / FILE NO. PLSUB # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Matthew Konowalchuk Section : SUBDIVISION APPLICATIONS Meeting Date : 2014/04/01 10:00 Executive Summary BLK / ROGER & SUSAN STIERLE / LIGHT INDUSTRIAL Page 58 of 85

59 Appendix 1 for 5.5.: PLSUB SUBDIVISION APPLICATION FILE NO.: LANDOWNERS: APPLICANT: LEGAL DESCRIPTION: PROPOSAL: PLSUB Stierle, Roger & Susan Beairsto, Lehners, Ketchum 101, Ave Grande Prairie, AB T8V 6B5 Pt. NW W6M: located approximately 2 ½ miles west from the City of Grande Prairie, adjacent to Highway 43 and Range Road 72. Application to subdivide one lot of 1.85 ha (4.57 ac) of part of NW W6M for industrial use. The portion of land is currently zoned as a Rural Light Industrial (RM-1) District. COMMENTS: COUNTY STAFF: In considering this application, the subdivision authority must consider the following information in accordance with Section 7 of the Subdivision and Development Regulations: 1) Topography: The applicant describes the topography as flat characteristic of open field with some brush. 2) Soil Characteristics: a) Subsurface characteristics i) Susceptibility to slumping or subsidence: No issues identified. ii) Depth to water table: No information provided iii) Suitability for on-site sewage disposal system: Not applicable. 3) Storm Water collection and disposal: The applicant has indicated an unnamed creek is present within with the quarter section, while no issues have been identified. 4) Potential for flooding, subsidence or erosion of land: No issues identified. 5) Accessibility to a Road: Primary access from the parcel of interest is from the highway service road along the north boundary of the quarter section. Further, access shall be routed onto Highway 43 from Range Road 71 or Range Road 72A (Dimsdale Road). Page 59 of 85

60 Appendix 1 for 5.5.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NW W6M 6) Availability and adequacy of water supply: Not applicable 7) Availability and adequacy of sewage disposal: a) Report prepared by a qualified individual: No report provided. b) Proposed method of sewage disposal: Not applicable. c) Suitability and viability of proposed method: Not applicable. 8) Availability and adequacy of solid waste disposal: Deemed adequate. 9) Use of the land in the vicinity of the application: Land uses in the area consist of agricultural uses with multi lot residential subdivisions along the north side of Highway 43. In addition, the surrounding area consists of country residential uses. As the proposed applicant is situated adjacent the area identified as future industrial / commercial land (indicated in the Municipal Development Plan and Inter-municipal Development Plan); no land use conflicts have been identified with the proposed parcel and the surrounding land uses. 10) Alberta Transportation has indicated lands along the north boundary of the above noted quarter section will be acquired to accommodate upgrades along Highway 43. At the time Highway 43 receives upgrades the current service road along the north boundary will be removed and access onto the proposed site will be relocated by a future access road along the north boundary of the proposed lot as indicated on Schedule A submitted by Alberta Transportation (see attached Schedule A map and comments) As such, Alberta Transportation is willing to accept the dedication of a service road right-of away at the time of upgrades to Highway 43. COUNTY PUBLIC WORKS: Access onto the proposed lot is required to County standard and road widening along Range Road 72 is requested. The application has been circulated to adjacent landowners and no comments were received by our office. COMMENTING AGENCIES: NO CONCERNS, SUBJECT TO STANDARD COMMENTS: Aquatera, ATCO Gas, ATCO Electric, Alberta Health Services and Canada Post. CITY OF GRANDE PRAIRIE: Appears to be in accordance with IDP. Page 60 of 85

61 Appendix 1 for 5.5.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NW W6M ALBERTA TRANSPORTATION: (see submitted map and comments in summary package). NAV CANADA: No objections (see thorough comments submitted). ATCO PIPELINES: ATCO Pipelines existing right(s)-of-way, board orders, or other land rights shall be carried forward in kind; and registered on any newly created lots. RECOMMEND: Approval, based on: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulation provided all conditions are attached, and b) no objections have been received from adjacent landowners. The approval is subject to: 1. All outstanding taxes to be paid in full. 2. Applicant to provide 5.03 metres road widening, by caveat, off of the west boundary of the quarter section as per Section 662 of the Municipal Government Act. 3. Easements or rights of way being registered against the land for the provision of gas and power in the name of the County of Grande Prairie. The developer is responsible for making suitable arrangements with the utility companies for the provision of services. Where the utility company requires use of the easement, the utility company shall provide to the County a general release form signed by the affected landowner agreeing to the proposed use of the easement. 4. Applicant entering into a developer s agreement with the County of Grande Prairie No. 1 for the provision of road improvements and offsite levies. As per Bylaw 2702, the road improvement levy for Zone 3 to apply. Page 61 of 85

62 Appendix 1 for 5.5.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. NW W6M 5. As per the requirements of Alberta Transportation, the applicant is to dedicate a 30m wide service road, by caveat, as highlighted on attached Schedule A should Highway 43 receive future upgrades. Page 62 of 85

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72 Issue Summary Report 5.6. PT. SE W6M / FILE NO. PLSUB # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Matthew Konowalchuk Section : SUBDIVISION APPLICATIONS Meeting Date : 2014/04/01 10:00 Executive Summary BLK / MERVYN & NORA CASSITY / COUNTRY RESIDENTIAL Page 72 of 85

73 Appendix 1 for 5.6.: PLSUB SUBDIVISION APPLICATION FILE NO.: LANDOWNERS: APPLICANT: LEGAL DESCRIPTION: PROPOSAL: PLSUB Cassity, Mervyn & Nora Beairsto, Lehners, Ketchum 101, Ave Grande Prairie, AB T8V 6B5 Pt. SE W6M: located approximately 3 miles west of the Town of Wembley, adjacent to Highway 43 and Range Road 90. Application to subdivide one lot of 4.12 ha (10.19 ac) from part of SE W6M for a country residential use. The portion of land is currently zoned as a County Residential (CR-5) District. COMMENTS: COUNTY STAFF: In considering this application, the subdivision authority must consider the following information in accordance with Section 7 of the Subdivision and Development Regulations: 1) Topography: The applicant describes the topography as flat characteristic of open field with some brush. 2) Soil Characteristics: a) Subsurface characteristics i) Susceptibility to slumping or subsidence: No issues identified. ii) Depth to water table: No information provided. iii) Suitability for on-site sewage disposal system: Deemed adequate. Storm Water collection and disposal: A drainage channel runs along the east boundary of the quarter section. The boundaries of the proposed subdivision do not bisect the noted channel, therefore no issues identified. 3) Potential for flooding, subsidence or erosion of land: See comments above. 4) Accessibility to a Road: The proposed parcel shall obtain access onto Highway 43 via an existing driveway though the balance. The access Page 73 of 85

74 Appendix 1 for 5.6.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. SE W6M shall be co-utilized with the balance. 5) Availability and adequacy of water supply: Deemed adequate. 6) Availability and adequacy of sewage disposal: a) Report prepared by a qualified individual: No report provided. b) Proposed method of sewage disposal: The landowner is required to obtain a permit for the proposed pumpout. c) Suitability and viability of proposed method: Deemed adequate. 7) Availability and adequacy of solid waste disposal: Deemed adequate. 8) Use of the land in the vicinity of the application: Land uses in the area consist of agricultural with country residential uses in the surrounding area. Further, an existing farmsite is located within the proposed boundaries, as such the application would not change the nature of the area and no land use conflicts have been identified. 9) A single approach provides access to the existing farmsite within the proposed parcel and the balance. The applicant requests the proposed parcel and balance continue to co-utilize the above noted access road. Administration is concerned with supporting a proposed application with no direct access to a public right-of-way. Administration is also concerned, if the existing driveway were included within the proposed subdivision; would sever a portion of the balance from the majority of the quarter section s balance (see attached map within summary package). In order to be consist with the Subdivision and Development Regulations; an easement agreement for joint access must be put in place to ensure continued driveway use is available for the proposed lot and balance. Application has been circulated to adjacent landowners and no comments were received by our office. COUNTY PUBLIC WORKS: Access to the balance is required to County standard. COMMENTING AGENCIES: ALBERTA TRANSPORTATION: (see comments attached in summary package). Page 74 of 85

75 Appendix 1 for 5.6.: PLSUB File Number: PLSUB Subdivision Application Legal Description: Pt. SE W6M NO CONCERNS, SUBJECT TO STANDARD COMMENTS: ATCO Pipelines, ATCO Electric, Alberta Energy Regulators and Alberta Health Services. RECOMMEND: Approval, based on: a) the premise that the parcel of land to be created is suitable for the proposed use and fulfills the criteria identified in Section 7 of the Subdivision and Development Regulation provided all conditions are attached, and b) no objections have been received from adjacent landowners. The approval is subject to: 1. All outstanding taxes to be paid in full. 2. Applicant to provide an access approach into the balance to the satisfaction of the County of Grande Prairie and in accordance with Rural Servicing Standards for Subdivisions and Road Construction, prior to final endorsement of the subdivision. 3. Applicant to register an easement agreement for joint access on titles of the balance and the proposed lot. 4. All existing sewage disposal systems must be upgraded to comply with the current Alberta Private Systems Standard of Practice. The system must be permitted with an Alberta Labour, Authorized Accredited Agency, and have a satisfactory inspection report showing it meets the Regulations, at the applicant s expense. 5. Municipal reserve to be provided by way of cash-in-lieu in the amount of $1, (based on a subdivision of 10 acres the total acres owing would be 1 acre based on $1, per acre). 6. The maximum lot area of 4.0 hectares for country residential uses, as stipulated in the County Land Use Bylaw, is waived to accommodate this subdivision. Page 75 of 85

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83 Issue Summary Report 7.1. KEITH JANZEN APPEAL # Meeting : April 1, 2014 Municipal Planning Commission Meeting Type : Municipal Planning Commission Presenter : Nick Lapp Section : INFORMATION ITEMS Meeting Date : 2014/04/01 10:00 Executive Summary Keith Janzen Development Permit Appeal - April 8, Page 83 of 85

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