TOWN OF INNISFAIL MUNICIPAL PLANNING COMMISSION Meeting April 4, 2017 @ 3:00 pm MPC Members: Councillor Heather Taylor, Councillor Doug Bos, Councillor Patt Churchill, Member Ron King, Member Curtis Hoffman Town Administration: Amy McMurtrie, Development Officer Stuart Fullarton, Recording Secretary 1. CALL TO ORDER 2. ADOPTION OF AGENDA 3. ADOPTION OF PREVIOUS MINUTES Minutes of Municipal Planning Commission Meeting of March 21, 2017 4. ITEMS TO BE DELIBERATED a) Development Permit 17D-018 Expansion of Co-op Gas Bar b) Development Permit 17D-024 Change of Use to Office Building c) Development Permit 17D-026 Oversized detached garage d) Development Permit 17D-027 Tattoo parlor and dwelling above ground level e) Development Permit 17D-028 Home Occupation for a hair salon 5. ADJOURNMENT
TOWN OF INNISFAIL MUNICIPAL PLANNING COMMISSION Minutes of the Municipal Planning Commission (MPC) held on Tuesday, March 21, 2017 at 3:00 p.m. in the Town of Innisfail Council Chambers PRESENT MPC MEMBERS: STAFF: Councillor Heather Taylor Councillor Doug Bos Councillor Gavin Bates Ron King Amy McMurtrie, Development Officer Stuart Fullarton, Recording Secretary 1. CALL TO ORDER Chair Heather Taylor called the meeting to order at 3:00 p.m. 2. ADOPTION OF AGENDA Bos: That the March 21, 2017 agenda be adopted as amended, with the inclusion of an additional item: (4C) 17D-023 - Home Occupation Class 2 MOTION CARRIED 3. ADOPTION OF PREVIOUS MINUTES King: That the minutes from the March 7, 2017 MPC meeting be adopted as presented. MOTION CARRIED 4. ITEMS TO BE DELIBERATED a. Development Permit 17D-017: Home Occupation Class 2 for a Hair Studio Administration presented a development permit for the operation of a hair studio at 5252 41 Street Crescent. Bos: That MPC approve the development permit as presented. MOTION CARRIED b. Development Permit 17D-016: Duplex with Attached Garage Administration presented an application for the construction of a duplex with an attached garage at 6357 58 Avenue. Bates: That MPC approve the application subject to use and conditions conforming to the Land Use Bylaw. MOTION CARRIED c. Development Permit 17D-023: Home Occupation Class 2 for Auto Detailing Administration presented a development permit for the operation of an auto detailing business at 14 Aspen Heights Way. King: That MPC approve the development permit as presented. MOTION CARRIED
5. ADJOURNMENT Bos: That the MPC meeting be adjourned at 3:22 p.m. MOTION CARRIED Stuart Fullarton, Recording Secretary
Town of Innisfail Request for Decision Meeting: Municipal Planning Commission Meeting Meeting Date: April 4, 2017 File No: 17D-018 Proposal: Civic Address: Expansion of an existing gas bar 4303 50 Street Legal Address: Lot 6, Block 1, Plan 952 1286 Designation: Originated By: Highway Commercial (HWY-C) Amy McMurtrie, Development Officer PROPOSAL: Central Alberta Co-op is proposing an expansion of the existing gas bar ay 4303 50 Th street. BACKGROUND: The subject site is designated Highway Commercial (HWY-C). A gas bar is a permitted use in this district in the Town s Land Use Bylaw. The proposed expansion needs a relaxation to the required parking, therefore it is required that Municipal Planning Commission review the application. DISCUSSION AND ANALYSIS: Expansion of the kiosk (adding 1700 sq.ft.) Expansion of the existing pump stations (from 4 pumps to 6) Upgrade of the existing fuel storage tanks Existing 8m high sign to be updated Existing horizontal propane tanks to be removed The expansion of the kiosk involves losing parking stalls. There are 17 proposed parking stalls, 29 stalls if the 12 gas pumps are included. The LUB requires a minimum of 25 parking stalls therefore a relaxation is being requested. A study was done in December of 2012 of the usage of the Co-op Shopping Center Mall parking. Monitoring was done for a 9 days and it was concluded that 41% of the parking stalls were in use. MPC April 4, 2017
Co-op Shopping Centre Parking Monitoring December 2012 Date Time Total Vehicles Parked % Used of Total Available (300) Total Customer Vehicles % Used of Customer Parking (244) Total Staff Vehicles % Used of Staff Parking (56) December 12 Wednesday 2:10 pm 108 36% 87 36% 21 38% December 14 Friday 3:35 pm 115 38% 95 39% 20 36% December 17 Monday 10:35 am 116 39% 89 36% 27 48% 3:45 pm 114 38% 97 40% 17 30% December 19 Wednesday 11:15 am 115 38% 83 34% 32 57% 4:45 pm 122 41% 104 43% 18 32% December 20 Thursday 3:50 pm 145 48% 120 49% 25 45% December 21 Friday 10:30 am 126 42% 96 39% 30 54% 4:45 pm 138 46% 120 49% 18 32% Averages 122 41% 99 41% 23 41% RECOMMENDATION: It is recommended that Municipal Planning Commission approve the application subject to the conditions listed in the attached draft development permit. MPC April 4, 2017
SITE PHOTOS: MPC April 4, 2017
PROPOSED SITE DRAWINGS: MPC April 4, 2017
TOWN OF INNISFAIL 4943 53 Street Innisfail, AB T4G 1A1 Phone: 403.227.3376 Fax: 403.227.4045 Website: www.innisfail.ca DEVELOPMENT PERMIT Development Permit Application # 17D-018 Proposal: Addition to existing gas bar Deemed Use: Permitted Use gas bar Land Use Bylaw Designation: Highway Commercial (HWY-C) Civic Address: 4303 50 Street Legal Description: Lot 6, Block 1, Plan 952 1286 Registered Owner: Central Alberta Co-op LTD. Decision: APPROVED subject to the conditions outlined below 1. The development of the buildings and site improvements shall proceed in substantial accordance with the attached approved plans and drawings. Any modification or changes from the approved plans requires written approval from the Development Authority. 2. Use and development of the subject site shall conform to all other applicable requirements of the Town of Innisfail Land Use Bylaw except where a relaxation has been expressly granted. 3. Submit to the satisfaction of the Development Officer a site drainage plan that directs storm water run-off to Town right of ways. Development Authority Date of Decision: April 4, 2017 Date of Notice: April 11, 2017 Effective Date of Development Permit: April 25, 2017
Town of Innisfail Request for Decision Meeting: Municipal Planning Commission Meeting Meeting Date: April 4, 2017 File No: 17D-024 Proposal: Civic Address: Legal Description: Designation: Originated By: Change of Use Office with Accessory Building 4832 49 Street, Innisfail, AB. Lot 17, Block 40, Plan 3733P CB Central Business District Amy McMurtrie, Development Officer PROPOSAL: The applicant has requested a change of use from a single detached home to an office with an accessory building in the rear yard. BACKGROUND: The subject site is designated Central Business District (CB). Office and administration uses are listed as permitted in this district in the Town s Land Use Bylaw. The application is also requesting 2 sea cans to be placed in the rear yard, therefore it is required that Municipal Planning Commission review the application. The Town of Innifail s Land Use Bylaw No.1470 states: Sea/land shipping containers or similar forms of shipping or cargo containers shall not be permitted on a site in any residential district. DISCUSSION AND ANALYSIS: The applicant owns an electrical contracting company and wishes to move his location to Innisfail. The exterior of the building will not be altered. The interior will require renovations to change the house into an office space. This proposed use also requires extra storage on site. The application has requested to use two 20 by 8 sea cans for a two year period. The applicant is willing to place vinyl siding on the sea cans to make them more ascetically appealing and has proposed 2 options for locations. The applicants number one options is at the east side of the property beside an 3 high picket fence, however he will also consider option two which is at the north west corner of the property beside a 5 high solid wood fence. Administration prefers options one as there is more coverage from existing trees and shrubs and less visual impact from the lane and of the surrounding residential properties. MPC April 4, 2017
RECOMMENDATION: It is recommended that Municipal Planning Commission approve the application subject to the conditions listed in the attached draft development permit. SITE PHOTOS: MPC April 4, 2017
TOWN OF INNISFAIL 4943 53 Street Innisfail, AB T4G 1A1 Phone: 403.227.3376 Fax: 403.227.4045 Website: www.innisfail.ca DEVELOPMENT PERMIT Development Permit Application # 17D-024 Proposal: Change of use Office space with accessory building (sea can) Deemed Use: Discretionary Placement of sea cans Land Use Bylaw Designation: Central Business District (CB) Civic Address: 4832 49 Street Innisfail Legal Description: Lot 17, Block 40, Plan 3733P Registered Owner: Mark Ellingson Decision: APPROVED subject to the conditions outlined below: 1. Use and development of the subject site shall conform to all other applicable requirements of the Town of Innisfail Land Use Bylaw except where a relaxation has been expressly granted. 2. The development of the buildings and site improvements shall proceed in substantial accordance with the attached approved plans and drawings. Any modification or changes from the approved plans requires written approval from the Development Authority. 3. Temporary placements of the sea cans are permitted on site for up to a 2 year period. 4. The sides of the sea cans must be covered with vinyl siding that complement the appearance of the existing residence on the property. 5. Placement of the sea cans must align with option #1 in the attached site plan. 6. Obtain a Building Permit from IDJ Inspections.
Development Authority Date of Decision: April 4, 2017 Date of Notice: April 11, 2017 Effective Date of Development Permit: April 25, 2017 Attachments: 1. Site Plan
Town of Innisfail Request for Decision Meeting: Municipal Planning Commission Meeting Meeting Date: April 4, 2017 File No: 17D-026 Proposal: Civic Address: Construction of 36 x 28 Detached Garage 6056 44 Street Crescent Legal Address: Lot 32, Block 82, Plan 942 2475 Designation: Originated By: Residential Single Family (R-1B) Amy McMurtrie, Development Officer PROPOSAL: Victor Lohman is proposing the construction of a 36 x 28 detached garage which requires a relaxation of the maximum square footage as required by the Land Use Bylaw. BACKGROUND, DISCUSSION AND ANALYSIS: The subject site is located at 6056 44 Street Crescent. The applicant proposes to construct a 36ft x 28 ft detached garage with rear lane access. The proposed garage is 1008 ft 2. The Land Use Bylaw limits the maximum square footage of an accessory building to 728 ft 2. All other requirements of the Land Use Bylaw have been met for an accessory building. Summary of Proposed Development: Standard Bylaw Proposed (Corner Status Parcel, laneless) Minimum Side Yard 1.5 m 1.50 OK Minimum Rear Yard 2.0 m 6.1 m OK Minimum Floor Area 68 m 2 at ground level 94 m 2 Needs Relaxation Dwelling Maximum Building 4.5 m 4.5 m OK Height Maximum Parcel Coverage 40% 28% OK MPC April 4, 2017
RECOMMENDATION: It is recommended that Municipal Planning Commission approve the application subject to the conditions listed in the attached draft development permit. SITE PHOTOS: MPC April 4, 2017
TOWN OF INNISFAIL 4943 53 Street Innisfail, AB T4G 1A1 Phone: 403.227.3376 Fax: 403.227.4045 Website: www.innisfail.ca DEVELOPMENT PERMIT Development Permit Application # 17D-026 Proposal: Construction of a detached garage Deemed Use: Permitted Use Residential Land Use Bylaw Designation: Residential Single Family District (R-1B) Civic Address: 6056 44 Street Crescent Legal Description: Lot 32, Block 82, Plan 942 2475 Registered Owner: Victor Lohman Decision: APPROVED subject to the conditions outlined below 1. Use and development of the subject site shall conform to all other applicable requirements of the Town of Innisfail Land Use Bylaw except where a relaxation has been expressly granted. 2. The development of the buildings and site improvements shall proceed in substantial accordance with the attached approved plans and drawings. Any modification or changes from the approved plans requires written approval from the Development Authority. 3. The exterior siding and roofing materials of the garage must match the appearance of the existing residence on the property. 4. A relaxation to permit a 1008 ft 2 detached garage is approved. 5. All driveways and aprons shall be hard surfaced within one year completion of the garage. 6. Submit to the satisfaction of the Development Officer a site drainage plan that directs storm water run-off to Town right of ways. Development Authority Date of Decision: April 4, 2017 Date of Notice: April 11, 2017 Effective Date of Development Permit: April 25, 2017 Attachments: 1. Site Plan
Town of Innisfail Request for Decision Meeting: Municipal Planning Commission Meeting Meeting Date: April 4, 2017 File No: 17D-027 Proposal: Civic Address: Legal Description: Designation: Originated By: Personal services and dwelling above ground floor 4911 47 Ave, Innisfail, AB. Lot 21, Block 1, Plan 944R CB Central Business District Amy McMurtrie, Development Officer PROPOSAL: The applicant has requested to construct a mixed residential and commercial property on the empty lot at 4913 47 Ave. The application proposes a tattoo parlor on the main floor and a dwelling for the business owner on the second story. BACKGROUND: The subject site is designated Central Business District (CB). Personal services are listed as a permitted use in this district in the Town s Land Use Bylaw. Dwelling above the ground floor is listed as discretionary, therefore it is required that Municipal Planning Commission review the application. No relaxations are required for this request. DISCUSSION AND ANALYSIS: Construction of this project would include: 1700 sq.ft of commercial space at ground level 1700 sq.ft of living space on the second level with a deck off the west side Commercial and residential floors will have separate and distinct entrances 5 parking stalls in the rear of the building having access off the lane Landscaping including existing lilac trees along the north property line and grass in the side yards Tie into water, sanitary and sewer on 47 Ave RECOMMENDATION: It is recommended that Municipal Planning Commission approve the application subject to the conditions listed in the attached draft development permit. MPC April 4, 2017
SITE PHOTOS: MPC April 4, 2017
TOWN OF INNISFAIL 4943 53 Street Innisfail, AB T4G 1A1 Phone: 403.227.3376 Fax: 403.227.4045 Website: www.innisfail.ca DEVELOPMENT PERMIT Development Permit Application # 17D-027 Proposal: Construction mixed commercial/residential building Deemed Use: Permitted Use Commercial building Discretionary Use Residential dwelling on second story Land Use Bylaw Designation: Central Business District (CB) Civic Address: 4911 47 Avenue, Innisfail Legal Description: Lot 21, Block 1, Plan 944R Registered Owner: Maitrayee Tewari Decision: APPROVED subject to the conditions outlined below 1. Use and development of the subject site shall conform to all other applicable requirements of the Town of Innisfail Land Use Bylaw except where a relaxation has been expressly granted. 2. The development of the buildings and site improvements shall proceed in substantial accordance with the attached approved plans and drawings. Any modification or changes from the approved plans requires written approval from the Development Authority. 3. Submit to the satisfaction of the Development Officer a site drainage plan that directs storm water run-off to Town right of ways. 4. A gravel parking area is permitted until such time that the alley is paved. Once the alley is paved, the applicant shall construct a hard surfaced driveway within one year of alley pavement being installed. Development Authority Date of Decision: April 4 2017 Date of Notice: April 11, 2017 Effective Date of Development Permit: April 25, 2017 Attachments: 1. Site Plan: Dated March 22, 2017
Town of Innisfail Request for Decision Meeting: Municipal Planning Commission Meeting Meeting Date: April 4, 2017 File No: 17D-028 Proposal: Civic Address: Home Occupation Class 2 for a hair salon 4216 54 Avenue Legal Address: Lot 57, Block 65, Plan 962 2547 Designation: Originated By: Residential Single Family District (R-1C) Amy McMurtrie, Development Officer PROPOSAL: Darylin Stroh is proposing a Home occupation Class 2 for a hair salon at her residence. BACKGROUND: The subject site is designated Residential Single Family District (R-1C). A Home Occupation Class 2 is a discretionary use in this district in the Town s Land Use Bylaw and therefore requires Municipal Planning Commission review of the application. DISCUSSION AND ANALYSIS: The applicant is proposing to run a hair salon from her home at 4216 54 Avenue. Proposed business hours are from 9 AM to 8 PM Monday through Friday with the occasional weekend. One client will be on site at a time. The maximum number of clients anticipated per day is 5-7. There are 3 parking spaces on-site. The requirement for a detached dwelling is 2 parking spaces; therefore there will be one additional space available for clients to park. Since submittal of this application, the Town has received a complaint from a neighbor. The complaint was that the property at 4216 54 Ave quite frequently had too many vehicles parked in front of the property and that the overflow was ending up in front of the complainants property. Administration has since conducted 3 site visits between the hour of 10am and 4pm and found no issue with street parking. A draft development permit outlining approval conditions is attached. Planning & Development staff are recommending approval of this application as they are of the opinion that the home occupation will not interfere with the amenities or quiet enjoyment of the neighbourhood nor will it generate noise, odor or dust. RECOMMENDATION: It is recommended that Municipal Planning Commission approve the application subject to the conditions listed in the attached draft development permit. MPC April 4, 2017
SITE PHOTOS: MPC April 4, 2017
TOWN OF INNISFAIL 4943 53 Street Innisfail, AB T4G 1A1 Phone: 403.227.3376 Fax: 403.227.4045 www.innisfail.ca DEVELOPMENT PERMIT Development Permit Application # 17D-028 Proposal: Home Occupation Hair Salon Deemed Use: Discretionary use of Home Occupation Class 2 Civic Address: 4216 54 Avenue Land Use Bylaw Designation: Residential Single Family District (R-1C) Legal Description: Lot 57, Block 65, Plan 962 2547 Registered Owner: Darylin Stroh Decision: APPROVED subject to the conditions outlined below 1. The Home Occupation shall proceed in substantial accordance with the attached approved application. Any modification or changes from the approved permit requires written approval from the Development Authority. 2. The business is permitted to operate Monday to Sunday, 9 A.M. to 8 P.M. 3. Use and development of the subject site shall conform to all other applicable requirements of the Town of Innisfail Land Use Bylaw except where a relaxation has been expressly granted. 4. Maintain an annual business license issued by the Town of Innisfail. Development Authority Date of Decision: April 4, 2017 Date of Notice: April 11, 2017 Effective Date of Development Permit: April 25, 2017