MUNICIPAL PLANNING COMMISSION

MUNICIPAL PLANNING COMMISSION
AGENDA
May 28, 2015
8:45 A.M. - TOWN OFFICE – Downstairs Meeting Room
_______________________________________________________________________
1. Call to Order
2. Additions to the Agenda
3. Approval of Agenda
4. Confirmation of the May 21, 2015 MPC Meeting Minutes
5. Business Arising from the Minutes
6. Development Application: 2870-2015
Applicant: Sylvain Hotte
Legal: Plan 7722835, Block 6, Lot 33
Municipal: 6104 – Spruce Close
Proposed Development: Mobile Home
8. Adjournment
MINUTES OF THE MUNICIPAL PLANNING COMMISSION MEETING
May 21, 2015
Present:
Councillors Al Campbell, Darcy Bachman, Sean Nolls and Will Brown, Contract Development Officer Dave
Dittrick, and Planning & Development Clerk Angela Stormoen
1.
Call to Order: Chairman Al Campbell called the meeting to order at 8:48 am.
2.
Approval of Agenda/Additions
Moved by Councillor Darcy Bachman to accept the Agenda as presented.
MOTION CARRIED
Unanimous
3.
Confirmation of the April 28, 2015 MPC Meeting Minutes
Moved by Councillor Sean Nolls that the Minutes of the April 28, 2015 MPC meeting be approved as
presented.
MOTION CARRIED
Unanimous
4.
Business Arising
None.
5.
Development Application: 2854-2015
Applicant: Priority Permits Ltd.
Legal: Lot 3, Block 3, Plan 3175TR
Municipal: 6710 – 50 Avenue
Proposed Development: Freestanding Sign and Drive-thru Signage
Planning & Development Officer Dave Dittrick reviewed the report as follows:
General:
The applicant is proposing to construct one 12.0 m (39' 6") freestanding sign as well as drive through
signage on their property. The McDonald's restaurant will be located immediately west of the Tim
Hortons, adjacent to the service road fronting onto Highway 12. The signage will be at a height greater
than Tim Hortons' and Wal-Mart. Administration has concerns with the scale of the sign, however it is
not uncommon to see staggered heights of signs, and McDonald's signs are prominent in other
municipalities.
The City of Lacombe allows a maximum height of 10m and an area of 30 square meters. The City of Red
Deer allows a maximum height of 9m and an area of 12 square meters.
Staff has assessed this application against the provisions outlined in the Town of Stettler
Land Use Bylaw.
Section 68.2.3 of the Land Use Bylaw states that the area of a freestanding sign shall not exceed 0.2
square metres in area for each metre in street frontage to a maximum of 10.0 square metres. The
"golden arches" measures 13' wide and 10' high, or 12 square metres. The applicant is seeking a 20%
variance of the bylaw.
Municipal Planning Commission Meeting
May 21, 2015
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1 of 3
Section 68.2.4 of the Land Use Bylaw states that the maximum height of freestanding signs shall be 9.0
metres. The applicant is seeking a 25% variance of the bylaw.
Alternatives:

Not grant the variance requests, and require the applicant to install the sign based on our
bylaw requirements.
Recommendation:
That the Municipal Planning Commission consider approval of this application subject to the following
conditions:
1. That drive-thru signage and one freestanding sign with a height variance of 25% to 12 metres and an
area variance of 20% to 12 square metres is permitted to be located on the property.
Discussion
Councillor Sean Nolls questioned what the height difference is compared to the Land Use Bylaw. Contract
Development Officer Dave Dittrick confirmed the height difference would be 2 meters.
Councillor Darcy Bachman questioned if the height would cause any problems. Contract Development
Officer mentioned as long as the signs along that corridor of hi-way are at staggered heights it shouldn’t be
a problem.
Councillor Sean Nolls mentioned as long as the sign is not purposely blocking another sign.
Councillor Darcy Bachman made a motion to accept the application as presented.
5.
Applicant: Wells Furniture
Legal: Lot 1&2, Block 58, Plan 3049
Municipal: 4720 – 52 Street
Proposed Development: R2 to DC (Direct Control) to Accommodate the Development of a Playschool to
a Maximum of 21 Students
Planning & Development Officer Dave Dittrick reviewed the report as follows:
General:
The applicant is proposing to convert a single detached dwelling located at 4720- 52 Street to a playschool
to be occupied by the Sharebear Playschool Society. The applicant has a "letter of agreement" from the
three neighbouring properties owners as support for her application.
Administration does not believe that a playschool with occupancy of 21 children is an appropriate use
within a residential area. The applicant has been insistent that the playschool be located close to the
Stettler schools. Administration contends that the Playschool should be located in the west-end commercial,
downtown, or downtown (east) transitional land use district. Administration notes that several property
owners on the block have already approached the Town, opposing this proposed use.
The Residential General R2 District does not accommodate playschools, therefore a land use bylaw
amendment is required. If the Municipal Planning Commission deems it may be appropriate to locate the
playschool at this site (or for that matter have a public hearing respecting this matter to gauge public
acceptance), then Administration will bring forward an amending bylaw creating a Direct Control land use
district, whereby Council will directly control the use of the property and be able to place strict regulations
relating to it.
Municipal Planning Commission Meeting
May 21, 2015
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The Municipal Government Act allows municipalities to adopt Direct Control land use districts. Direct Control
districts are used to manage special, one-of-a-kind land use situations. These zones have unique
characteristics and have regulations created for the circumstances.
Administration has not officially "accepted" the application. This matter is being brought before the
Municipal Planning Commission for advice. Any decisions on this matter will be made by the full Council.
Alternatives:

N/A
Recommendation:
That the Municipal Planning Commission provides advice to Administration with respect to this matter.
Discussion
Councillor Al Campbell questioned how many neighbourhood approvals would be required surrounding the
proposed development property. Contract Development Officer mentioned since it is a corner lot it would
require approval from the four surrounding blocks.
Councillor Darcy Bachman mentioned the concern would be the volume of traffic multiple times through
the day and that it is zoned residential for the use of dwellings not businesses.
Councillor Sean Nolls made a motion to support Daycares only in the Commercial Transitional Zoning
areas.
MOTION CARRIED
UNANIMOUS
Adjournment:
The meeting adjourned at 9:00 a.m. on a Motion by Councillor Will Brown.
Municipal Planning Commission Meeting
May 21, 2015
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3 of 3
Request For Decision
Issue:
Development Permit Application: 2870-2015
Applicant: Sylvain Hotte
Legal: Plan 7722835 Block 6 Lot 33
Civic: 6104 – Spruce Close
Proposed Development: Mobile Home > 8 Years of Age and Deck
Recommendation:
That the Municipal Planning Commission consider approval of this application subject to
the following conditions:
1. The owner/applicant must comply with all the provisions of the Town of Stettler
Land Use Bylaw 2060-15.
2. Compliance with the provisions of Land Use Bylaw does not exempt the
owner/applicant from compliance with any provincial, federal, or other municipal
legislation;
3. The owner/applicant must ensure the proposed development (Mobile Home) shall be
located in accordance with the approved plan;
4. The owner/applicant shall ensure that all water, sanitary, and storm connections are
approved by the Town of Stettler’s Director of Operational Services.
5. That the owner/applicant to ensure that the following works are undertaken within
two months of development approval: replace outside doors; replace broken
windows; remove and replace all siding; and install new rubber roof.
IMPLICATIONS OF RECOMMENDATION
General:
The applicant is proposing to move a 1979 Mobile Home onto a lot on Spruce Close.
Renovations to be done on the outside include:
-
Replace outside doors.
Replace broken windows.
Remove and replace all siding
Install new rubber roof.
New deck to both doors.
The applicant has stated he is taking one month off his job to complete the required tasks.
Legislation and Policy:
Staff has assessed this application against the provisions outlined in the Town of Stettler
Land Use Bylaw.
The manufactured home is considered to be a discretionary use within the Mobile Home
Subdivision Land Use District.
The application is being referred to the Municipal Planning Commission due to the age of
the structure being moved in; and whether the Municipal Planning Commission deems it
appropriate to approve this application.
Other Comments:
The mobile home was moved in without the necessary approvals. If approved, the
application will be subject to advertising and potential appeal from neighbouring
landowners
Alternatives:
Defeat the application, stating reasons.
Author:
Dave Dittrick, Contract Development Officer
Neighborhood (Spruce Close)
Location of proposed
Mobile Home
Previous Trailer
May 22, 2015
Bylaw Pictures 2013
Proposed Mobile Home Prior to Renovations
May 26, 2015