Municipal Planning Commission

AGENDA

September 9, 2014

3:00 PM

Council Chambers Main Floor, City Hall

910 – 4 Avenue South

Municipal Planning Commission

DATE OF MEETING September 9, 2014 TIME OF MEETING 3:00 pm PLACE OF MEETING Council Chambers, City Hall COMMITTEE MEMBERS

Councillor – Jeff CoffmanCouncillor – Blaine Hyggen Councillor – Rob Miyashiro Councillor – Bridget Mearns (Alternate) Member at Large – Stephen Neis Member at Large – Bruce Thurber Member at Large – Kendal Hachkowski Member at Large – Ian MacLachlan Member at Large – Kevin Brees

MEETING AGENDA 1. Welcome – Chair 2. Approval of Agenda

3. Adoption of Minutes 3.1. Additions 3.2. Deletions 4. Old Business 5. New Business 5.1. Blackwolf Stage 2 Outline Plan,

Presented by Jason Price, Senior Subdivision Planner

5.2 Gold Canyon Estates Outline Plan Presented by Jason Price, Senior Subdivision Planner

6. Adjourn meeting

 

Municipal Planning Commission

ADOPTION OF MINUTES

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MINUTES of a Regular Meeting of the MUNICIPAL PLANNING COMMISSION (MPC) held on Tuesday, August 12, 2014 at 3:00 p.m. with the following in attendance: CHAIRMAN: R. Miyashiro Councillor MEMBERS: B. Hyggen Councillor

K. Hachkowski Member at Large I. MacLachlan Member at Large

B. Thurber Member at Large OTHERS: M. Gaehring Community Planning Manager J. Price Senior Subdivision Planner

T. Boylan Community Planners W. Smith Recording Secretary

ABSENT: J. Coffman Councillor

K. Brees Member at Large S. Neis Member at Large

____________________________________________________________________________________ K. HACHKOWSKI:

THAT Rob Miyashiro be appointed Acting Chairman of the Municipal Planning Commission for the August 12, 2014

-------------------------CARRIED ____________________________________________________________________________________

I. MACLACHLAN:

THAT the minutes of the meeting of the Municipal Planning Commission (MPC) held on July 29, 2014 be approved.

-------------------------CARRIED __________________________________________________________________________________

DEVELOPMENT APPLICATIONS: Re: Comprehensive Site Plan - “Eco-Park North” Kelham & Associates Inc., on behalf of PRISM Income Fund GP Inc., has applied for approval of a Comprehensive Site Plan (CSP) for the Eco-Park North, 1231 and 1401 28 Street North, in accordance with the Land Use Bylaw 5700. Land Use District is (UI) Urban Innovation. Tyson Boylan, Community Planner, outlined the following information: Plan area is currently within the UI Urban Innovation district of Land Use Bylaw 5700 which defines its

purpose as “to allow the comprehensive development of a site which may or may not feature a mixture of complementary land uses to create an environment not possible using another land use district in this bylaw”

Prior to any Development Permits being issued, the site must have a Comprehensive Site Plan that has been approved by MPC

Within the Integrated Community Sustainability Plan/Municipal Development Plan (ICSP/MDP) the site is shown as an existing “Predominately Industrial Area” along with the surrounding industrial park

Site will allow for a mixture of retail and office uses Provides site and building design requirements to promote enhanced storm water management,

pedestrian connectivity, landscaping, sustainability and design techniques which would not be possible under other land use districts

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Land uses that are proposed are complimentary to both the adjacent industrial park and residential neighbourhood and will provide an enhanced buffer between the existing industrial and residential uses

Notice of MPC meeting was advertised August 2, 2014. Adjacent property owners were also notified by letter of the proposed plan and invited to attend the MPC meeting. Received 1 response and phone calls with inquiries

Planning and Development Departments recommends that MPC approves the Eco Park North Comprehensive Site Plan

Applicant’s Presentation: Rob Sanderson, PRISM Income Fund GP Inc., advised as follows: Land previously used for agricultural purposes Land was rezoned from Industrial General (I-G) to Urban Innovation (U-I) in November, 2009 Purpose of rezoning was to allow modern planning principles to bring new services to area Parcel was acquired by the PRISM Group in 2012 and have worked closely with the City of

Lethbridge to ensure acceptable and appropriate land uses Key Objectives are:

Provide a blend of retail and office land in North Lethbridge Connect 29 Street North and expand 30 Street North Improve retail service for the Churchill Industrial Park and residential communities west of 28

Street North Create a pedestrian-friendly environment Permit the development of new suburban office space Employ Low Impact Development strategies, including storm water management

Retail/Office Land Uses: Take advantage of the high visibility off 28 Street North 12 Acres of retail/office will be subdivided into four parcels with the centre area be subdivided

again into five acre parcels Mixed-use development will be comprised of one storey retail and two – three storey office

buildings with main floor retail and gas bar and car wash Will serve a great catchment area and be designed for both pedestrian and auto users Employ architectural controls to ensure attractive landscaping and the use of modern building

materials as well as the use of renewable energy sources Sufficient parking ratio with potentially underground parking Offices will form horseshoe pattern along the north, east and south boundaries and will create a

buffer between the existing light industrial uses and the retail lands Private sites will require storm management facilities on-site Different On-Site Storm Management Techniques are:

Trapped lows Storm water management dry or wet ponds Underground storage tanks Rain gardens and bio swales Roof-top storage

Other Presentations: There was no response to the Chairman’s three calls for anyone else wishing to speak. Questions: Mr. Boylan and Mr. Sanderson responded to questions regarding:

Phone feedback on application Proposed 28 Street widening (Green area) will be northbound lanes in future

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Proposed Retail (Pink area) will have setbacks Retail/Commercial be built right up to setback fringe Permitted Uses General practice for arterial road expansion Reasons for City not owning proposed 28 Street widening parcel originally City being consistent with expansion of roads “Dry Ponds” intention to be both park and storm water retention Changes to the CSP or zoning will take place in future as construction takes place 14 Avenue and 28 Street North will be pedestrian friendly Relocation of trees Right of Way provision is same distance as other parcels on street

The following motion was presented:

K HACHKOWSKI: THAT THE Eco Park North Comprehensive Site Plan is approved by the Municipal Planning Commission as: The presented Comprehensive Site Plan is consistent with the policies of the Urban Innovation (UI)

district in Land Use Bylaw 5700 The presented Comprehensive Site Plan is consistent with the policies of the Integrated Community

Sustainability Plan/Municipal Development Plan Applications for subdivision and development within the plan area can begin under the guidance of

the Comprehensive Site Plan

-------------------------CARRIED ____________________________________________________________________________________

PROPOSED AMENDMENT TO THE OUTLINE PLAN – “ SOUTH GATE OUTLINE PLAN”: File No: 2014-0015, Martin Geomatic Consultants Ltd., on behalf of Domenic Land Developments Corp., has applied to amend the existing South Gate Outline Plan. The amendment area contains less than 2 hectares (4.94 acres) of undeveloped land that is located south of the future extension of Southgate Blvd., east of 43 Street and north of Sixmile Crescent South. Senior Subdivision Officer’s Presentation: Jason Price, Senior Subdivision Planner presented the amended South Gate Outline Plan which is for approximately 2 hectares (4.94 acres) of undeveloped land that is located south of the future extension of Southgate Blvd., east of 43 Street and north of Sixmile Crescent South. The intent of the Outline Plan amendment is to update the land use concept for the neighbourhood to reflect current market conditions and to modify the road alignment in the area of the proposed amendment. The amendment is the first step to the closing of a portion of the existing 43 Street South (with traffic to be accommodated on the new road built by the developer), a rezoning application and subsequent subdivision application. The purpose of an outline plan is to expand on policies established in an Area Structure Plan (ASP) to guide the phased subdivision and development of a new neighbourhood. The South Gate Outline Plan amendment has been prepared in accordance with the policies and objectives outlined in the Integrated Community Sustainability Plan/Municipal Development Plan (ICSP/MDP) and the South Gate Area Structure Plan. The outline plan amendment is specific to the 2 hectare area identified above. No changes are proposed for the existing neighbourhood to the south and west of this location. Changes from the original Outline

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Plan include the replacement of an R-75 (Medium Density Residential) district with low density residential and changes to the approved road alignment to accommodate the change in building form. The outline plan amendment will continue to provide that range of housing opportunities as suggested in the ASP and is consistent with the policies of the ICSP/MDP. Housing types in the neighbourhood will include townhouse dwellings, pre-planned two unit dwellings, two unit dwellings and single detached dwellings. In support of the outline plan amendment application is a revised Land Use Allocation Statistics Table which provides statistical data for the outline plan area. Proposed changes will result in a slight decrease in density for the neighbourhood to 11.7 units per hectare (down from 12.0 units per hectare) and a total of 1809 dwelling units (down from 1856 dwelling units). The revised road system will accommodate the proposed low density residential building form. Notice of MPC meeting was advertised August 2, 2014. Adjacent property owners were also notified by letter of the proposed plan amendment and invited to attend the MPC meeting. Additional notification to the public is required with the future road closure, rezoning and subdivision. In conclusion, Mr. Price recommended that application 2014-0015, South Gate Outline Plan Amendment, be approved with the following condition:

1. That future land use bylaw amendment applications and subdivision applications conform with this approval with respect to land use and street pattern to the satisfaction of the Approving Authority.

Applicant’s Presentation: There was no one present to represent the Applicant. Other Presentations: There was no response to the Chairman’s three calls for anyone else wishing to speak. Questions: Mr. Price responded to questions regarding:

Range of housing will change with proposed change in density The following motion was presented:

B. THURBER: THAT Application Number 2014-0015 “South Gate Outline Plan Amendment” is APPROVED with the condition that future land use bylaw amendment applications and subdivision applications conform with this approval with respect to land use and street pattern to the satisfaction of the Approving Authority.

-------------------------CARRIED

____________________________________________________________________________________

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Maureen Gaehring, Community Planning Manager, requested approval that no further amendments to the South Gate Outline Plan shall be allowed until the Southeast Area Structure Plan is adopted. Questions: Ms. Gaehring and Mr. Buzunis, Urban Construction Manager, responded to questions regarding:

Risk of over scheduling if approved The following motion was presented:

B. HYGGEN: THAT subsequent to the 2014 South Gate Outline Plan Amendment, no further amendments to the South Gate Outline Plan shall be allowed until the Southeast Area Structure Plan is adopted or December 1, 2015.

-------------------------CARRIED

____________________________________________________________________________________ PROPOSED AMENDMENT TO THE OUTLINE PLAN – “ RIVERSTONE OUTLINE PLAN”: File No: 2014-0030, Stantec Consulting Ltd., on behalf of the City of Lethbridge Real Estate and Land Department, has applied to amend the existing RiverStone Outline Plan. The amendment area contains approximately 16 hectares (40 acres) of undeveloped land that is located in the southwest corner of the RiverStone neighbourhood (Phases 17, 21, & 22) Senior Subdivision Officer’s Presentation: Jason Price, Senior Subdivision Planner presented the amended RiverStone Outline Plan which is for approximately 16 hectares (40 acres) of undeveloped land that is located in the southwest corner of the RiverStone neighbourhood. The intent of the Outline Plan amendment is to update the land use concept for the neighbourhood, modify the road alignment between Phases 21 and 22 and add a storm water management facility (dry pond). That portion of 40 Avenue West that runs through the amendment area has already been closed through the road closure process by City Council. The process for rezoning the lands and a subsequent subdivision application are still pending. The purpose of an outline plan is to expand on policies established in an Area Structure Plan (ASP) to guide the phased subdivision and development of a new neighbourhood. The RiverStone Outline Plan amendment has been prepared in accordance with the policies and objectives outlined in the Integrated Community Sustainability Plan/Municipal Development Plan (ICSP/MDP) and the Mountain Heights/Riverstone/River Bend Area. The outline plan amendment is specific to the undeveloped land located in Phases 17, 21, & 22 of the RiverStone neighbourhood. No changes are proposed for the existing neighbourhood. Changes from the previous Outline Plan amendment include the replacement of the medium density residential site in Phase 22 with a reconfigured storm water management facility and a neighbourhood park area to be developed as a dog park. The outline plan amendment will continue to provide that range of housing opportunities as suggested in the ASP and is consistent with the policies of the ICSP/MDP. Housing types in the neighbourhood will include single detached dwellings. In support of the outline plan amendment application is a revised Land Use Summary and Statistics (Amendment Area Only) Table which provides statistical data for the outline plan amendment area. Proposed changes will result in a slight decrease in density for the amendment area to 15.1 units per

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hectare (down from 15.5 units per hectare) and a total of 246 dwelling units (down from 252 dwelling units). The revised road system is a new connecting road between Phases 21 & 22. The portion of 40 Avenue West was closed by City Council on July 7, 2014. Notice of MPC meeting was advertised August 2, 2014. Adjacent property owners were also notified by letter of the proposed plan amendment and invited to attend the MPC meeting. Additional notification to the public is required with the future rezoning and subdivision processes. In conclusion, Mr. Price recommended that application 2014-0030, RiverStone Outline Plan Amendment, be approved with the following condition:

1. That future land use bylaw amendment applications and subdivision applications conform with this approval with respect to land use and street pattern to the satisfaction of the Approving Authority.

Applicant’s Presentation: Michael Kelly, City of Lethbridge Real Estate and Land Department, advised he had nothing to add but was available to answer any questions from the Commission Other Presentations: There was no response to the Chairman’s three calls for anyone else wishing to speak. Questions: Mr. Price responded to questions regarding:

Advantages for replacing medium density with single detached residential Fenced Dog Park/Storm Pond pilot project for other developments

The following motion was presented:

K. HACHKOWSKI: THAT Application Number 2014-0030 “RiverStone Outline Plan Amendment” is APPROVED with the condition that future land use bylaw amendment applications and subdivision applications conform with this approval with respect to land use and street pattern to the satisfaction of the Approving Authority.

-------------------------CARRIED

____________________________________________________________________________________ B. THURBER:

THAT this meeting of the Municipal Planning Commission be adjourned.

-------------------------CARRIED

CHAIRMAN SECRETARY

 

Municipal Planning Commission

NEW BUSINESS Item 5.1

OFFICE OF: PLANNING & DEVELOPMENT SERVICES

Date: August 27, 2014 For submission to the September 9, 2014

Municipal Planning Commission meeting

The Chairman and Members of the Municipal Planning Commission RE: Proposed Outline Plan - “BlackWolf Stage 2” Stantec Consulting Ltd., on behalf of the City of Lethbridge Real Estate and Land Development Department, has applied for approval of an Outline Plan for a new neighbourhood in north Lethbridge called BlackWolf Stage 2. Purpose The purpose of an outline plan is to provide a detailed planning and engineering framework to guide the phased subdivision of lots, construction of roads and municipal services and ultimately the development of a new neighbourhood. Planning Background The Blackwolf Stage 2 Outline Plan has being prepared in accordance with the policies and objectives outlined in Integrated Community Sustainability Plan/Municipal Development Plan (ICSP/MDP) and the Hardieville/Legacy Ridge/Uplands Area Structure Plan. Outline Plan Brief Included in support of the outline plan application is the outline plan brief. This report provides a detailed planning and engineering framework to guide the phased subdivision of lots, construction of roads and municipal services and ultimately the development of a new neighbourhood. This document will show detailed land use and density information, transportation patterns and road classification, underground utilities and storm water management, parks systems, transit, policy compliance with statutory documents and numerous technical studies. The brief was previously before the Municipal Planning Commission at the mid-point in the process in February 2014. This Outline Plan, comprising of 59.8 hectares, envisions development of the North Regional Park (29 hectares), with the remainder of the plan area developed for residential land uses of varying densities and storm water management facilities. At full build out, this neighbourhood is anticipated to house 1440 residents in 577 housing units. The Outline Plan addresses the following policies of the Integrated Community Sustainability Plan/Municipal Development Plan: Section 6.2.1: Lethbridge has a Range of Housing that Meets Everyone’s Needs: Policy # 2: “Integrate a range of housing types throughout the City”) The proposed plan could offer single detached, semi-detached, townhouse, apartment and secondary suite opportunities. Section 6.2.3: Everyone in Lethbridge has Opportunities for Personal Development and Social Well Being: Policy #3: “Encourage and provide opportunities for health living”) The Regional Park will provide both passive and active recreational activities for all ages.

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Section 6.4.3: Lethbridge is a Walkable, Bicycle Friendly City: Policy # 2: “Develop and maintain a sidewalk and pathway network that encourages safe, efficient and comfortable movement options for all residents” Section 6.4.4: Lethbridge is Expanding in a Responsible Manner: Policy # 1: “Discourage non-contiguous growth and expansion of the built environment within the City”) This outline plan is a logical extension of Blackwolf Stage 1, Uplands and Hardieville neighbourhood. Policy # 5 “Encourage and promote growth patterns that maximize the use of existing infrastructure and services in order to avoid delay the construction of new infrastructure”) Blackwolf Stage 2 will connect to existing infrastructure in the area. Section 6.4.5: Lethbridge is a Planned City that Exhibits Quality Urban Design: Policy # 9: “Encourage and promote the creation of city and neighbourhood focal points that provide opportunities for community gathering”) The Regional Park which forms part of this Outline Plan is anticipated to be a gathering site for the Lethbridge community. Section 6.4.6 -“Lethbridge has a Diverse Parks and Open Space System”- Policy # 3: “Develop parks to encourage community gathering”.) The North Regional Park will respond to the needs of a current and future generation of residents. Policy # 4: “Plan and design the Open Space System to efficiently manage water”) The storm water management plan for Blackwolf Stage 2, incorporates storm ponds as part of the open space system in the Regional Park and at key community access points along the north boundary. Section 6.5.2 Lethbridge Conserves its Natural Resources: Water Quality Policies: Policy #1: “Develop programs and practices that encourage water conservation and overall water quality”) The Regional Park and the parks areas of the Blackwolf neighbourhood will be irrigated with irrigation water from the St. Mary Irrigation District. The water will also be utilized to recharge wet ponds and provide circulation which will enhance water quality. Recent amendments to the Hardieville/Legacy Ridge/Uplands Area Structure Plan set out more specific direction for the BlackWolf Outline Plan. Among the ASP’s objectives that are applicable to the BlackWolf Outline Plan are:

• Accelerating residential growth in this area of Lethbridge • Providing a site for a regional park • Ensuring that new development is compatible with existing neighbourhood development

In summary, the BlackWolf Outline Plan addresses these ASP objectives in the following manner:

• The development of the Stage 2 area will contribute to the ongoing successful growth of north Lethbridge

• A site for the north Regional Park site has been allocated in the Outline Plan • The Outline Plan is consistent with the development plans for BlackWolf Stage 1; moreover, it

reflects the general residential character of recently developed neighbourhoods in the Uplands and Legacy Ridge communities

Road access to the neighbourhood is provided from the existing 13 Street North and Uplands Boulevard on the west and east boundaries respectively, and 44 Avenue North which is a future arterial roadway adjacent to the plan’s north boundary. The notice of the Municipal Planning Commission meeting to consider this Outline Plan was advertised in the Public Notice section of the August 30, 2014 edition of the Lethbridge Herald and residents were

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notified by mail on August 27, 2014. Neighboring property owners were invited to a public open house by the developer in January of 2014. Recommendation: It is recommended that application 2014-0036, BlackWolf Stage 2 Outline Plan, be approved with the following condition: 1. That future land use bylaw amendment applications and subdivision applications conform with this

approval with respect to land use and street pattern to the satisfaction of the Approving Authority. Respectfully submitted,

Jason Price Senior Subdivision Planner

 

Municipal Planning Commission

NEW BUSINESS Item 5.2

OFFICE OF: PLANNING & DEVELOPMENT SERVICES

Date: August 27, 2014 For submission to the September 9, 2014

Municipal Planning Commission meeting

The Chairman and Members of the Municipal Planning Commission RE: Proposed Outline Plan - “Gold Canyon Estates” Hasegawa Consulting Professional Engineers, on behalf of Nasa Holdings Inc., has applied for approval of an Outline Plan for a new neighbourhood in south Lethbridge called Gold Canyon Estates. Purpose The purpose of an outline plan is to provide a detailed planning and engineering framework to guide the phased subdivision of lots, construction of roads and municipal services and ultimately the development of a new neighbourhood. Planning Background The Gold Canyon Estates Outline Plan has been prepared in accordance with the policies and objectives outlined in Integrated Community Sustainability Plan/Municipal Development Plan (ICSP/MDP) and the Southeast Lethbridge Urbanization Plan. Outline Plan Brief Included in support of the outline plan application is the outline plan brief. This report provides a detailed planning and engineering framework to guide the phased subdivision of lots, construction of roads and municipal services and ultimately the development of a new neighbourhood. This document shows detailed land use and density information, transportation patterns and road classification, underground utilities and storm water management, parks systems, policy compliance with statutory documents and numerous technical studies. The brief was previously before the Municipal Planning Commission at the mid-point in the process in February 2014. This Outline Plan, comprising of 34.05 hectares, contains 8.89 hectares of developable land (roads, open space, storm ponds and low density residential) with the remainder of the plan area being designated as environmental reserve. At full build out, this neighbourhood is anticipated to house 116 residents in 40 housing units. The Outline Plan addresses the following policies of the Integrated Community Sustainability Plan/Municipal Development Plan: Section 6.2.1: Lethbridge has a Range of Housing that Meets Everyone’s Needs: Policy # 2: “Integrate a range of housing types throughout the City”) The proposed plan proposes country estate residential lots for single detached dwellings. This is in keeping with the adjacent uses. Section 6.4.3: Lethbridge is a Walkable, Bicycle Friendly City: Policy # 2: “Develop and maintain a sidewalk and pathway network that encourages safe, efficient and comfortable movement options for all residents” The proposed neighbourhood will have sidewalks and pathway access to the river valley.

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Section 6.4.4: Lethbridge is Expanding in a Responsible Manner: Policy # 1: “Discourage non-contiguous growth and expansion of the built environment within the City”) This outline plan is a logical extension of the Sandstone neighbourhood. Policy # 5 “Encourage and promote growth patterns that maximize the use of existing infrastructure and services in order to avoid delay the construction of new infrastructure”) With the exception of a new lift station, Gold Canyon Estates will connect to existing infrastructure in the area. Section 6.5.1: Lethbridge’s River Valley is the Primary Open Space System: Policy # 7: “Create a continuous pathway throughout and along the top of river valley” The proposed plan provides two local walkways which will connect with a future perimeter pathway around the development into the river valley system. In the absence of an Area Structure Plan, the Southeast Lethbridge Urbanization Plan sets out more specific direction for the Gold Canyon Estates Outline Plan. Among the goals that are applicable to the Gold Canyon Estates Outline Plan are: Section 3.3 Planning Goals: Land Use Goals

• Harmonize new development with existing land uses; • Provide compatibility between various land uses; • Accommodate an orderly transition from rural to urban uses; • Protect private property from natural hazards.

Transportation Goals

• Maintain current high service levels for automobile mobility; Storm Water Management Goals

• Improve quality of storm water before it is released into the river; • Provide public safety and property protection from storm water flooding.

Natural Areas Goals

• Recognize the biophysical uniqueness of Six Mile Coulee and ensure that the health and future of the natural systems of the coulee are maintained and enhanced;

• Integrate wildlife into the urban environment. Neighbourhood Character Goals

• Design complete neighbourhoods with themes that complement community values; • Create neighbourhoods that the residents can relate to; • Encourage a safe and pleasant walking environment in residential areas; • Ensure appropriate inclusion of and connections to natural areas.

Road access to the neighbourhood is provided from the existing Sandstone Road South to the east and connects to Mayor Magrath Drive South via 48 Avenue. The notice of the Municipal Planning Commission meeting to consider this Outline Plan was advertised in the Public Notice section of the August 30, 2014 edition of the Lethbridge Herald and residents were notified by mail on August 27, 2014. Neighbouring property owners were previously invited to a public open house by the developer in January of 2014.

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Recommendation: It is recommended that application 2014-0037, Gold Canyon Estates Outline Plan, be approved with the following condition: 1. That future land use bylaw amendment applications and subdivision applications conform with this

approval with respect to land use and street pattern to the satisfaction of the Approving Authority. Respectfully submitted,

Jason Price Senior Subdivision Planner