October 3, A meeting of the Kneehill County Municipal Planning Commission was held on October 3, 2013 commencing at 9:00 a.m.

Transcription

1 A meeting of the Kneehill County Municipal Planning Commission was held on commencing at 9:00 a.m. Present B. Holsworth Councillor/Chairman D. Herman Board Member R. Vickery Board Member B. Painter Councillor/Board Member B. Long Councillor/Board Member J. Brett Director of Planning & Emergency Services T. Traikovski Planning & Development Officer H. Kostrosky Recording Secretary Call to Order B. Holsworth called the meeting to order at 9:00 a.m. Gwen Fox entered the meeting at 9:05 a.m. Adoption of Agenda D. Herman moved to adopt the agenda. Approval of Minutes B. Painter moved to approve the August 22, 2013 minutes. Business Arising There was no business arising from the previous minutes. New Business The following development application were presented by T. Traikovski. Subdivision Application KNE Gwendlyn Fox NW W4 The applicant is proposing to subdivide a 5.21 ha (12.87 acre more or less) farmstead along the western portion (adjacent to Range Road 270) of the subject quarter section. The proposed parcel is located in the furthest west portion of the County approximately 9.6 km (6 miles) from the Village of Acme on Hwy 575 and 3.2 km (2 miles) north on Range Road 270 which is the Kneehill/Mountain View County(s) border road. The existing farmstead is located on the west portion of the quarter section noted above. The farmstead's detached dwelling with attached and detached garages, a quonset, a shop, 2 barns, a few smaller outbuildings, a garden, shelterbelt, & weigh scale and several unkempt livestock pens [in disrepair] are all contained within the proposed acre parcel. This was confirmed by site inspection at the subject property. The applicant wishes to incorporate all of the outbuildings, shelterbelts and include both approaches on the quarter section in this proposal as the second approach to the north will provide easier access to the quonset, shop and barns. There is a natural north/south division on the proposed parcel between the yard site and the buildings to the north by way of a shelterbelt. Page 1 of 12

2 Further, this quarter section has a built-up approach off Township Road 300 and served a Pengrowth Energy well site which is now abandoned. Pending an inspection by our Operations Department, Planning feels that this approach could serve as the main approach to the remainder of the quarter section and alleviate the need to construct another approach along Range Road 270. The remainder of the quarter section is partially cultivated with a low area/slough in the far northwest corner just north and east of the proposed parcel and is generally flat with 2 dugouts, some grazing land and many old livestock pens that were part of a feed lot and feed mill which is currently not in operation and there are no plans to restart the operation. As mentioned earlier, there is an abandoned well site approximately 1200 feet away from the residence. The tentative plan shows the Licensee and well number. The applicant is recommended to contact the Well Licensee (Pengrowth Energy) to ensure it is tested in accordance with (ERCB) Directive 079. This application is for a subdivision, and as such the Municipal Planning Commission (MPC) is Kneehill County's subdivision decision-making authority. As the proposed parcel includes the dwelling and accessory structures the farmstead meets the requirements of the Land Use Bylaw (LUB). The Land Use Bylaw requires that farmsteads be kept as small as possible in order to protect agricultural land [pursuant to MDP policy] and in order to accomplish this the applicant has proposed the best shape to include the garden, yard site, dwelling and accessory structures and to exclude most of the old livestock pens. The applicant is to enter into an agreement for road widening to provide for 5.18 metres (17 feet), by caveat, off the westerly and northerly boundaries of the quarter section as per Section 662 of the Municipal Government Act. The applicant has advised staff that they use a well for the potable water source. The landowner currently uses a septic tank and field for their Private Sewage Treatment System and the RPR shows the field being approximately 5.9 m (19 feet) from the edge of the proposed southern boundary, therefore setbacks appear to be acceptable. No issues or concerns were raised from referrals sent to adjacent landowners. Affected Agencies.- Alberta Transportation No objections providing no new or additional highways access is requested or required in the future. Alberta Health Services No objections providing the current private sewage disposal system serving the existing residence is completely contained within the proposed property boundary lines, and complies with all applicable codes and regulations. Mrs. Fox confirmed that the livestock pens are not active and the road to the abandoned well still exists. Members discussed concerns regarding the access to the remainder of the quarter that is owned by Pengrowth Energy. The applicant is strongly urged to contact Pengrowth to ensure that their approach will remain intact. Page 2 of 12

3 B. Long moved that Subdivision KNE be approved subject to the following conditions: 1. The subdivision to be registered must be in accordance to the tentative plan prepared by Midwest Surveys Inc. File # C TSB submitted with the application. 2. All outstanding taxes are to be paid or satisfactory arrangement for payment thereof, to Kneehill County. 3. The subdivision must be registered by a way suitable to Alberta Land Titles in accordance with the Land Titles Act. 4. Confirmation of compliance with the requirements of the Alberta Private Sewage Disposal regulation and Safety Codes Act for the private sewage disposal system to serve the proposed subdivision. (Water wells and private sewage treatment and disposal systems that meet current code shall be located on the parcel they service.) 5. Concurrent registration of utility easements, rights-of-ways and/or crossing agreements, as required by service providers. 6. Written confirmation that approaches, giving access to the proposed parcel and remainder lands have been built to Kneehill County standards at a location acceptable to the Operations Department, must be submitted to the Kneehill County Planning Department prior to subdivision registration. 7. All services (water, sewer, power etc.) are to be provided by the landowner at their expense. Future landowners should be made aware that Kneehill County is an agricultural area and issues relating to dust, noise and smell may arise from time to time. The County will not be responsible for dust control, as per County policy. If it becomes an issue, the responsibility to pay for dust control would fall to the titled landowner. 8. The applicant must enter into a land purchase agreement to the satisfaction of Kneehill County for acquisition of a 5.18 m (17 ft.) strip of land for future road widening along the westerly boundary Range Road 27-0 and the northerly boundary (Township Road 30-0) of the subject quarter section as shown on the approved sketch. This agreement is to be registered by caveat against the title of the affected parcels. Mrs. Fox left the meeting at 9:15 a.m. Hans Philipsen entered the meeting at 9:15 a.m. Subdivision Application KNE Sandra Close NW W4 An application has been received for the creation of a 1.22 ha (3.01 acre) bare land residential parcel in the northwest portion of Parcel A, Plan 4114 JK containing 15.4 ha (37.95 acres) within quarter section NW W4M. NOTE: This will be the third (3 rd ) parcel created within this quarter section should this application receive approval. Page 3 of 12

4 The proposed parcel is located approximately three (3) miles south of the Town of Linden, Alberta and three (3) miles north of the Town of Acme, Alberta on Highway 806 with direct access off the same. The proposed parcel is covered with grassland and has a flat topography with sandy soil. Presently, the quarter has dual ownership with Mr. George & Ingrid Frede being the owners [as joint tenants] of the larger portion. Mr. & Mrs. Frede s 122 acre (approx.) parcel is mostly cropland with the exception of the coulee which Kneehill Creek flows through essentially bisecting the quarter section. The acre parcel includes a farmstead area in the southwest corner on which the applicant currently resides. This farmstead includes; a 2,465 sq. ft. single family dwelling, a 1,969 sq. ft. metal quonset warehouse, a 911 sq. ft. heritage barn, various smaller outbuildings, small corrals, shelterbelts, a yard area and pasture. NOTE: There is currently an access easement registered on title under Registration # giving the dominant tenement the right to cross the subservient tenements lands. On August 19, 2002, a development permit was issued under DP # for a 2 nd residence (16 x 80 mobile home) and a 28 x 28 vehicular shelter on a temporary basis for compassionate reasons on the subject acre parcel. The site plan submitted with the application indicated that a mobile home and the vehicular shelter were planned to be developed in the same area as the subdivision applied for today (). The application and site plan also indicated that the 2 nd dwelling would be serviced by a well for potable water and a septic field. Access to the parcel was indicated as existing. Subject to a recent site inspection, no evidence of a mobile home or vehicular shelter was seen. However, there still exists a gate leading into this portion of the property as seen in the site inspection photo. Services for future development will be on-site water and a private sewage treatment system. [The Selkirk Phase 3 water line services the quarter section directly to the west (NE W4) and therefore this quarter is considered adjacent to the existing water line]. The quarter section is bisected by Kneehill Creek [as seen in the air photo], which meanders through the middle of the lands and has an ESA Level 3 designation. There are two (2) cultivated areas, one in the north portion consisting of approximately 50 cultivated acres and one in the south portion consisting of approximately 45 cultivated acres. The south portion also includes a well site owned and operated by Sonde Resources Corp. There is an existing dairy farm in operation [Philipsen Dairies Ltd.] directly to the west of the proposed parcel. The main barn is approximately 1200 feet (370 m) from the west property line of the proposed subdivision. Because the proposed lot is the third parcel out, money in lieu of Municipal Reserves at a rate of 10% of the average appraised market value - $ per acre [in this case] is required. If approved as is, the applicant shall pay $ ($ x 3.01 acres) as per Condition # 7. As the Municipal Planning Commission (MPC) is the County's subdivision authority, it is mandated to make the decision on this application. As mentioned above, the proposed subdivision will result in three (3) parcels being subdivided from the quarter. In this case, it does NOT comply with Section 39(2)(f)(i)(ii) & (iii) given that; Page 4 of 12

5 Parcel A, Plan 4114 JK is acres which exceeds the 15 acre maximum allowed pursuant to Section 39 of L.U.B which allows for a maximum of two parcels per quarter provided the existing farmstead parcel is a maximum of 15 acres and the other a maximum of 5 acres OR if the combined size of the proposed residential parcel and the other parcel does not exceed ten (10) acres. Land Use Bylaw Section 39 Notwithstanding Section 39(1)(a) above, the Subdivision Authority may consider the creation of three (3) parcels per agriculture quarter section provided consideration is given to the number of detached dwellings per quarter section and that the specific criteria listed below is met. (f) In addition to the above, the Subdivision Authority may consider subdivision of a third parcel provided one of the following criteria is met: (i) The proposed third parcel is for residential purposes and the combined size of the proposed residential parcel and one other parcel in the quarter section does not exceed ten (10) acres (4.05 hectares) in total; OR (ii) In the case of a quarter section containing an existing farmstead; one (1) parcel shall be a maximum of five (5) acres (2.02 hectares) and the farmstead parcel shall be a maximum of fifteen (15) acres (6.07 hectares); OR (iii) One of the three parcels, either existing or proposed, must not exceed five (5) acres (2.02 hectares) and one of the other two (2) parcels must be a piece of land that is fragmented/separated from the balance of the quarter section by a significant feature, determined by the Subdivision Authority, including but not limited to a public road, railway, body of water or water course; As for the existing dairy operation, a measurement was taken from Kneehill County s mapping and determined the distance to be approximately 370 m or 1200 feet from the newly proposed subdivision. The Application of the Minimum Distance Separation (MDS) for Siting Confined Feeding Operations in Alberta is as follows: The Minimum Distance Separation (MDS) concept is based on the principle that odour will disperse over distance. It is a setback or buffer established between a confined feeding operation and adjacent land uses to minimize odour nuisance. The MDS is measured from the outside walls of neighbouring residences (not property line) to the point closest to the applicant's livestock facility, manure storage facility, catch basin, feeding pen or barn, milking facility or compost area. Facilities associated with the livestock operation, such as feed handling areas, feed storage areas, office, water supply, land on which manure is spread, and grazing areas are not considered to be part of the livestock facility for the purposes of determining the MDS. Odour nuisance is a subjective response. MDS is a tool to establish a buffer between a confined feeding operation or manure storage facility and a neighbouring residence to minimize the effects of odour. MDS is a setback of "nuisance" factors predicated on the dispersion theory. Comparison of MDS values for an expanding operation. Page 5 of 12

6 As an example, using an existing 600 Feeder Hog barn with a Category 1 classification that is expanding to 1800 feeders. Percentage of change is 200%. Values will be based on liquid manure Code of Practice - MDS is 405 metres - base distance of 350 metres, expansion factor of Code of Practice - MDS is 377 metres - base distance of 300 metres, expansion factor of 0.8 Addendum to the 1995 Code - MDS is 424 metres, expansion factor of Code of Practice - MDS is 424 metres, expansion factor of AOPA - Expansion factor determined by NRCB To a large extent the MDS was based on empirical data that has been developed by people with scientific training (engineers and land use planners), applied in several geographic areas in Canada, based on sound scientific principles (dispersion of gases and particulates over distance) and more recent studies that support the concept. If approved, this would be the last subdivision permitted from the subject quarter. The applicant was advised at the time of submission of application that it would be prudent to contact Alberta Transportation in regards to the access of the proposed parcel. The proposed parcel, as shown on the tentative plan, does not exceed the maximum parcel size within an Agriculture district of 2.02 ha (5 acres) for an undeveloped parcel (under Section 39 of the Land Use Bylaw). Response to the referrals letters circulated to adjacent landowners and affected referral agencies received the following responses: Alberta Transportation In a letter dated September 23, 2013 Alberta Transportation states; The proposed subdivision adjoins Highway 806 which is a major highway. The quarter section was previously subdivided and the proposed parcel to not conform to Section 14 of the Subdivision and Development Regulation 43/2002 and is thus subject to Section 15(2). To provide access for a parcel to a road, as required in Section 9 of the Subdivision and Development Regulation 43/2002, a 30 metre wide service road right-of-way parallel to Highway 806 will need to be provided. This right-of-way can be provided as described in Section 15 by caveat or by survey or construct. If one desires to use a Service Road Agreement and Caveat, the templates can be accessed at the following link: Legal access to the parcel needs to be resolved prior to Alberta Transportation granting a waiver. Adjacent Landowner (Philipsen Dairies Ltd.) The basis of the concern is the proximity to the existing dairy operation and how it will affect any possible future expansion of the dairy. EQUS No response Telus No objection B. Holsworth moved that MPC go in camera at 9:30 a.m. Page 6 of 12

7 B. Holsworth moved that MPC rise out of camera at 10:00 a.m. Mr. Philipsen stated that he currently has a permit for 80 cows and if he expanded in the future, he is concerned about the minimum distance separation between his dairy operation and the proposed subdivision. Members discussed that calculations indicate the proposed subdivision would fall within the minimum distance separation setbacks, however the Board cannot base a decision on future action. D. Herman moved that Subdivision KNE be approved subject to the following amended conditions: 1. The subdivision to be registered must be in accordance with the tentative plan (dated September 6, 2013, and prepared by Midwest Surveys Inc., Job # C ) submitted with the application. 2. The subdivision must be registered by a way suitable to Alberta Land Titles in accordance with the Land Titles Act. 3. All outstanding taxes are to be paid or satisfactory arrangement for payment thereof, to Kneehill County. 4. All services (water, sewer, power etc.) are to be provided by the landowner at their expense. Future landowners should be made aware that Kneehill County is an agricultural area and issues relating to dust, noise, and smell may arise from time to time. The County will not be responsible for dust control, as per County policy. If it becomes an issue, the responsibility to pay for dust control would fall to the titled landowner. 5. Water wells and private sewage treatment and disposal systems that meet current code shall be located on the parcel they service. All future site development will require the appropriate development and safety codes permits and approvals. 6. Concurrent registration and transfer of caveats, utility easements, rights-ofways and/or crossing agreements, as required by service providers. 7. As per Section 663 and 666 of the Municipal Government Act, the applicant must provide 10% of the appraised market value ($ per acre x 3.01 acres in this case) of the proposed subdivision in lieu of municipal and/or school reserves. 8. The applicant shall contact Alberta Transportation and work in conjunction with them in order to provide an approved access point for the parcel as required in Section 9 of the Subdivision and Development Regulation 43/2002, a 30 metre wide service road right-of-way parallel to Highway 806 will need to be provided. This right-of-way can be provided as described in Section 15 by caveat or by survey or construct. 9. The maximum number of livestock on parcels that are 20 acres or less is as per Section 58 of Land Use Bylaw The landowners are hereby informed/any future landowners should be informed that as per Kneehill County Water Policies, the subject lands are Page 7 of 12

8 considered adjacent to the County's waterline and as such any future residential development of the site will require the landowners to apply for a water modeling study. If the study finds the development suitable for hooking into the water line, the owner must install a riser at their own cost. Fees for said study and riser as per the County's Master Rates Bylaw. 11. Application for a rural address sign shall be made prior to endorsement. 12. Future landowners should be make aware that Kneehill County is an agricultural area and issues relating to dust, noise and smell may arise from time to time. Mr. Philipsen left the meeting at 10:20 a.m. MPC recessed at 10:21 a.m. and reconvened at 10:36 a.m. Development Application Arlin Strohschein NE W4 The applicant is proposing to place a 2 nd detached dwelling (1520 sq. ft. mobile home) on NE W4M at approximately 120 feet from the easterly property line (Range Road 231) and 370 feet from the northernmost property line and approximately 110 feet to the northwest of the existing 1420 sq. ft. single family dwelling built in The subject parcel is approximately three (3) miles east of Trochu on Highway 585 and three (3) miles north on Range Road 231. As mentioned, there is an existing 1420 sq. ft. single detached dwelling with a detached garage, a hog barn, a hay shed, an older heritage barn, and a large metal quonset warehouse (4000 sq. ft.) on the parcel which is serviced by a private well which both residences are planning to share for their potable water source. As for private sewage, in the applicant s words, He [Matthew] will need his own septic tank, but we will put in a new holding tank and both houses will use the same one with ground pump out. I [Arlin Strohschein] will try and use my current septic tank. The landowner also advises that this 2 nd dwelling application is for the purpose of his son helping with his cattle operation which is planned to be expanded. The landowner further advised the Planning Department that they wish to build a new approach to the proposed mobile home as the shelterbelt acts as a barrier between the two residences and thus would require a second approach in their opinion. An "Additional Dwelling on Parcels Greater than 80 Acres" is a Discretionary Use in the "A" District; as such, the Municipal Planning Commission (MPC) is the Development Authority for this proposal. The proposed development meets the regulations of the "A' district including the minimum setback requirements and the minimum floor area of 800 square feet for detached dwellings. The distance between the two dwellings is wide enough to accommodate the minimum side yard setbacks (25') should subdivision occur in the future. An open discharge serves the existing dwelling, however, a PSTS permit will be required for the new dwelling (Condition # 3). The new system is required to be PSTS compliant (e.g. field, mound etc.) as per Condition # 4 below. Field systems must be a minimum of 1.5 metres from property lines; therefore, it is recommended that the landowner achieve compliance with the Safety Codes Act and Regulations for the newly proposed field. A new rural address is also required for the proposed dwelling and must be applied for prior to or at the time of applying for a building permit. Page 8 of 12

9 The applicant has advised that they prefer to use the existing well for their potable water source. The application was referred to adjacent landowners and affected agencies and to date, there have been no issues or concerns received. The Board noted that a second dwelling would not be required to take a water riser. R. Vickery moved that Development Permit be approved subject to the following amended conditions: 1. The development must conform to the site plan that was submitted with the application. 2. The development must be a minimum of 30.5 m (100 ft.) from the rights-ofway from the County road (RR 231). The side and rear yard setbacks must be a minimum of 7.6 metres (25 ft.) from these property lines. 3. All Safety Codes Permits pertaining to Building, Private Sewage Disposal System, Gas, Electrical, and Plumbing must be applied for prior to any work being performed on site. 4. The proposed development (mobile home) must meet the minimum distance from any existing sewage system(s) as set out in the Safety Codes Act and regulations. The location and type of the proposed new Private Sewage Treatment System serving the dwelling(s) shall conform to provincial standards and requirements. Private sewage treatment and disposal systems that meet current code must be located on the parcel they service. 5. The mobile home and undercarriage shall; a) be C.S.A approved, and have a permanent foundation capable of supporting its maximum anticipated load during all seasons without settlement or other movement. b) be completely screened from view by the foundation or by skirting within 60 days of its placement. The home shall be provided with steps and landings to all entrances within 30 days of its placement. c) require a development permit for any future addition(s) and have a foundation and skirting equivalent to that of the mobile home. 6. The applicant is responsible for ensuring all development is outside utility rightsof-way/the rights-of-ways of pipelines in the area must be observed. 7. The applicant must apply for a rural address for the 2 nd dwelling, at the fee set in the Master Rates Bylaw, prior to or at the time of applying for a Building Permit. 8. This permit is valid for a period of 1 year from the date of issue or the date of an approved decision of the Development Appeal Board. If at the expiry of this period the development or construction has not been commenced or carried out with reasonable diligence this permit shall be invalid. 9. Failure to comply with the conditions of this permit will render it null and void. 10. Written confirmation that approaches giving access to the proposed development and remainder lands have been built to Kneehill County standards Page 9 of 12

10 at a location acceptable to the Operations Department, must be submitted to the Kneehill County Planning Department prior to development. Development Application H Greg Toews SE W4 Greg Toews wishes to continue to operate a Bicycle Repair & Retail Sales business (Cal s Cycle) on the premises of his farmstead. The subject nine (9) acre parcel is approximately three (3) miles east of Linden on Township Road 30-4 with direct access off the same. The parcel contains a 1,563 sq. ft. single family dwelling with attached garage, a 3,200 sq. ft. machine shed, a 1,600 sq. ft. shop, a chicken barn, 2 smaller sheds and the 12,000 sq. ft. building which houses Cal s Cycle retail and repair business. The applicant states on the application form that he contacted Kneehill County offices 4 years ago and advised Staff then that the entire operation was moving from its originally approved location in June of 1986 (DP # ) at SE W4 to its current location in which it now continues to operate. NOTE: Cal s Cycle has been in operation for almost 30 years. The applicant believed that based on the conversation he had with Staff at the time that it was not necessary to provide any new information in regards to the relocation. This oversight led to today s application. The business; Will employ six (6) full-time workers including the owner who lives on site. Be open five (5) days a week (8-9 hrs a day) year round. (Excluding holidays) Will expect to see 10 to 20 Customer visits per day (approx.) Will require utilizing a portion of the property for the storage of bicycles. The applicant intends to move a smaller shed from the old Cal s Cycle location or construct a tent structure on a pre-existing foundation at the subject property. (Periodically, Cal s Cycle take bicycles in on trade, refurbishes them and ships them to Africa). Will use two (2) small entrance signs off of TR 30-4 and advertise by word of mouth and local advertisements. Will sell bicycles, pedal carts, motorized scooters and bicycle-related merchandise. Cal s Cycle also sells trampolines and some exercise equipment. Cal s Cycle will also repair bicycles in the main retail building. A Home Occupation, Major is a Discretionary Use within the Agriculture "A" District, consequently the MPC is the development authority of this proposal. Home Occupation, Major is defined as; an occupation, trade, profession or craft carried on by a resident of a dwelling that is secondary to the residential use of the dwelling and may include the use of accessory buildings. It does not include a bed and breakfast establishment." Home Occupations are meant to be discreet. As per section 35 of the LUB, they shall not include any use or operation which will cause or create a nuisance by way of dust, noise, smell, smoke, or traffic generation; shall be confined to the farmyard site and have limited storage of Page 10 of 12

11 goods and equipment. All adjacent parcels are agricultural and most have farmsteads and the proposed business falls within the definition and characteristics of a home occupation. Consequently, it is recommended that MPC approve this application but impose conditions to ensure the business remains small scale and is not [will never be] detrimental to the neighbouring parcels. The requirements of Section 35 of the LUB, the section that regulates Home Occupations, should be sufficient to ensure this. (Condition # s 4 and 5.) Employees of home occupations are usually limited to 1 or 2 of the residents of the subject dwelling. Mr. Toews (Calvin) indicated that he continues to help with the business; however his sons Greg and Dwight are the main employees with occasional help from time to time from other seasonal employees. Planning recommends that the number of employees should be limited to three (3) of the residents at any given time. It is also recommended that bicycles and bicycle-related accessories, pedal carts and motorized scooters as well as any other accessory items associated with the business, be stored in a neat and tidy manner. Section 35 of the LUB gives MPC the option of issuing a temporary permit (up to one year) for home occupations. However, it is recommended that in place of a time frame, a condition be imposed that allows the MPC to revoke the permit should the home occupation become detrimental to the neighbourhood (Condition # 4). Agricultural buildings are not built according to safety standards and regulations. Consequently, with the change in use there is the need to ensure that the quonset complies with Provincial regulations/requirements - that it is structurally sound, has adequate ventilation and insulation etc. According to the Building Safety Codes Officer an Engineer (P. Eng) may need to confirm that it is structurally sound as well (Condition # 2). No objections or issues were received from referral letters sent to adjacent landowners and agencies. Alberta Transportation have no concerns with the proposal and note that any appeals may be dealt with at the SDAB level. Members noted that Cal's Cycle is an impressive operation that benefits the residents of our County. R. Vickery moved that Development Permit H be approved subject to the following amended conditions: 1. The development must conform to the site plan (dated September 16, 2013) that was submitted with the application. 2. Any building(s) to be used in conjunction with the selling and repairing of bicycles at the subject property must meet Alberta Provincial requirements. Any outstanding Safety Codes Permits pertaining to Building, Private Sewage Disposal System, Gas, Electrical, & Plumbing must be obtained/applied for. 3. This permit shall be revocable at any time by the Municipal Planning Commission if, in its opinion, the use is or has become detrimental to the amenities of the neighbourhood. A home occupation shall not include any use or operation which will cause or create a nuisance by way of dust, noise, smell, smoke, or traffic generation. 4. The home occupation shall be confined to the farmstead site and be subordinate to the principal use of the site for agricultural and residential purposes. Any outside storage must be kept in a neat and tidy manner so as to not create a visual nuisance for those in the area. Page 11 of 12

12 5. A maximum of three (3) employees that reside in the dwelling of the subject parcel and fourteen (14) vehicles related to the business shall be allowed on site at any given time. 6. Any business signs larger than 1.5m² (16 ft²) in size will require an additional development permit as per Land Use Bylaw No Any intensification of use will render the subject permit null and void, and a new permit application and approval will be required. 8. Failure to comply with this permit as issued will render the home occupation permit null and void. 9. This permit is valid for a period of 1 year from the date of issue or the date of an approved decision of the Development Appeal Board. If at the expiry of this period the development or construction has not been commenced or carried out with reasonable diligence this permit shall be invalid. Discussion Items Mr. Brett gave a brief report regarding the reorganization of key administration positions at the County. The County no longer has an Assessment Department, as this duty will now be contracted to Accurate Assessment. Previously, calculations for Municipal Reserves were done in-house. Mr. Brett will approach Accurate Assessment to see if they would be willing to take on this aspect and bring this issue to Council for a decision. Future Meeting Dates The next MPC meeting will tentatively take place on October 24, 2013 at 9:00 a.m. B. Holsworth adjourned the MPC meeting at 11:20 a.m. Chairperson Recording Secretary Page 12 of 12