TOWN OF BLACKFALDS REGULAR COUNCIL MEETING REQUEST FOR DECISION MEETING DATE: August 23, 2016 ORIGINATED BY: SUBJECT: TERRY TOPOLNITSKY PLANNING & DEVELOPMENT MGR Proposed Subdivision S-03-16 To subdivide part of NE1/4 22-39-27 W4M BACKGROUND: WSP Canada Inc. on behalf of Spire Blackfalds Property Corporation has made a subdivision application for Pt NE1/4 Sec 22-39-27 W4M to subdivide the land so as to develop a commercial parcel on the easterly portion of the property bordering Hwy 2 A. This property is designated as C-2 Highway Commercial District in accordance with Land Use Bylaw 1198/16. DISCUSSION: WSP is requesting approval of a subdivision of 5.52ha (4.47ha as a commercial parcel and 0.75ha as a road allowance) parcel for the subject site in order to develop portion of the land that is presently zoned. Administration, the Developers and their representatives have been working together to accommodate all parties so that this parcel may be developed in the near future. Spire/Elkay is looking at having another party take an option on the commercial parcel so as to be able to market the future development of a future shopping complex. WSP is working on the servicing plans and on the new access points at Highway 2 A and the new Broadway Ave extension to the future East/West connector with Administration, our Engineers and Alberta Transportation. Notification has been sent to all adjacent property owners just to the north and to all properties along the east boundary of the subject subdivision. One objection has been received - attached. Notification has been sent to all affected agencies and the following comments were received: ATCO Gas no objections subject to conditions ATCO Pipelines no objection subject to conditions Alberta Transportation no objections subject to conditions Fortis Alberta no objections Lacombe County no objections NRDRWSC no objections subject to conditions Alberta Environment awaiting response - note condition 6 ERCB Abandoned Well Location Town Departments No objections As this application will be in accordance with all approvals of agencies concerned, Administration is recommending that Council support the subdivision. Within the MSP this proposal is part of the orderly planning for growth of the Town.
TOWN OF BLACKFALDS REGULAR COUNCIL MEETING REQUEST FOR DECISION FINANCIAL IMPLICATIONS: No implications to the 2016 budget for the Town approved by the Council, however there will be some capital implications for the 2017/2018 budgets due to the future servicing and road construction ADMINISTRATION RECOMMENDATION: Recommends that Council approves the subdivision subject to the following: 1. That pursuant to Section 85 of the Land Titles Act, the subdivision, as shown on the Tentative Plan of Subdivision, is registered by Plan of Survey. 2. That pursuant to Section 654(1)(d) of the Municipal Government Act, all outstanding property taxes are to be paid, or some other arrangement, satisfactory to the Town of Blackfalds, for payment thereof be made. 3. That pursuant to Section 655(1) of the Municipal Government Act, that the owner/developer register utility easement right of way as per the requirements of the Town of Blackfalds and/or utility companies concurrent with or prior to registering the subdivisions Plan of Survey 4. That any subdivision takes in consideration the conditions set by the Utility companies and Alberta Transportation. 5. That an easement or utility right of way be provided for the storm to drain to the storm pond to the south 6. That the developer provide approval from Alberta Environment and Parks that they accept the proposed subdivision and will allow the developer to complete this phase of development 7. That the developer enters into a Development Agreement with the Town concerning the servicing and development of the subdivision, including but not limited to the following items a) Temporary access to the project site b) Broadway Avenue upgrades, extension and new intersection c) Highway 2A intersection development d) Trail system to be developed ALTERNATIVES: A) That the Town Council does not approve the subdivision as proposed.
TOWN OF BLACKFALDS REGULAR COUNCIL MEETING REQUEST FOR DECISION B) That Council refers this item to administration for further information. Attachments: Subdivision plans Agency comments Approvals: Acting CAO Sean Barnes Department Director/Author
Office of the Operations Manager #401, 4920-51 Street Telephone 403/340-5166 Central Region Red Deer, Alberta Fax 403/340-4876 August 12 th, 2016 File: Blackfalds (Sub) Town File: S-03-16 Town of Blackfalds Box 220, 5018 Waghorn Street Blackfalds, AB T0M 0J0 Sent via email to: terry@blackfalds.com Attention: Terry Topolnitsky, Planning and Development Manager RE: PROPOSED SUBDIVISION (SPIRE BLACKFALDS PROPERTY CORPORATION) PT. NE 22-39-27-W4 HIGHWAY 2A & BROADWAY AVENUE, BLACKFALDS CROSSING Considering the nature of the proposal, in lieu of an Area Structure Plan endorsed by Alberta Transportation as required under Section 14 of the Subdivision and Development Regulation (SDR), Alberta Transportation is willing to approve the variance by the Subdivision Authority (SA) of the requirements of Section 14 and 15 if the Subdivision Authority required the applicant to provide a Traffic Impact Assessment (TIA) that is acceptable to Alberta Transportation. The TIA that was prepared for Blackfalds Crossing has not been accepted by Alberta Transportation and requires revisions. The revised TIA shall be reviewed and endorsed by Alberta Transportation as part of subdivision approval. Please note that a Roadside Development Permit is required from Alberta Transportation for the construction of the Highway 2A and re-aligned Broadway Avenue intersection. The Town of Blackfalds would be responsible for arranging all required intersectional improvements to accommodate the proposed development. It also appears that a road closure application may be required to facilitate the Broadway Avenue re-alignment. If you have any questions, please contact me at 403-340-7179. Thank you for the referral and opportunity to comment. Sincerely, Sandy Choi Development & Planning SC/sc M:\DS\CR\RD OPS\JOINT.DEV\Town-City\Blackfalds\SUB\NE 22-39-27-4\Blackfalds Crossing\12August2016 Letter.doc
Beth Hergert Land Department FortisAlberta Inc. 320-17 Ave SW Calgary, AB T2S 2V1 Phone# 587-775-6223 Cell# www.fortisalberta.com Email: beth.hergert@fortisalberta.com August 9, 2016 Town of Blackfalds 5018 Waghorn Street PO Box 220 Blackfalds, Alberta T0M 0J0 Attention: Terry Topolnitsky RE: FortisAlberta Condition for Subdivision Approval FortisAlberta Reference No.: 320032085 MD File No.: S-03-16 Location/Legal Description: Ptn NE 22-39-27-W4 Customer Name: Spire Blackfalds Property Corporation Thank you for contacting FortisAlberta regarding the above application for subdivision. We have reviewed the plan and determined that no easement is required by FortisAlberta at this time. FortisAlberta is the Distribution Wire Service Provider for this area. The developer can arrange installation of electrical services for this subdivision through FortisAlberta. Please have the developer contact 310-WIRE (310-9473) to make application for electrical services. Please contact FortisAlberta land services at landserv@fortisalberta.com or by calling (403) 514-4783 for any questions. Sincerely, Beth Hergert RE: 320032085
SENT VIA EMAIL: terry@blackfalds.com Our File 47/011 (16) Your File S-03-16 August 11, 2016 Town of Blackfalds Box 220, 5016 Waghorn Street Blackfalds, AB T0M 0J0 Attention: Terry Topolnitsky, Planning & Development Manager Proposed: Subdivide Ptn of NE ¼ -22-39-27-W4M Owners: Spire Blackfalds Property Corporation Applicant: WSP Canada Inc. Dear Mr. Topolnitsky: Thank you for referring the proposed subdivision to the NRDRWSC. The Commission s engineering services department has the following comments: In accordance with the terms of the utility right of way registered as 042505400 on title for above property and adjacent utility right of way plan 0628021 the Commission has the following conditions: If grade changes over the R/W are contemplated the applicant/owner is required to submit a grading plan to the Commission for approval No permanent structures are permitted within the right of way. Paving over the right of way is permitted. Road authority to enter into an agreement with regards to proposed roadway located north of the commercial property. Fencing within the R/W on the NE corner of the parcel will be considered. The applicant/owner shall submit an application for crossing agreement for the fence for consideration by the Commission. Commission operators shall have free and clear access to the waterline right of way which may require maintenance gates on either end of the R/W. The applicant shall submit the site plan for Commission approval. North Red Deer Regional Water Services Commission 5432 56 th Avenue Lacombe, Alberta T4L 1E9 Phone: (403) 782-1253 Fax: (403) 782-5655
Should you have any questions, do not hesitate to contact: Jordan Thompson, CET, PMP, Engineering Services Manager, at: 403-782-1268 or E: jthompson@lacombe.ca Yours truly, Michael Minchin, CLGM, CPA, CMA Administrator NORTH RED DEER RIVER WATER SERVICES COMMISSION North Red Deer Regional Water Services Commission 5432 56 th Avenue Lacombe, Alberta T4L 1E9 Phone: (403) 782-1253 Fax: (403) 782-5655