notice of the meeting of the municipal planning commission of the

Transcription

NOTICE OF THE MEETING OF THE
MUNICIPAL PLANNING COMMISSION
OF THE TOWN OF OKOTOKS
HELD ON THURSDAY, OCTOBER 15, 2015 AT 7:00 P.M.
IN THE OKOTOKS MUNICIPAL CENTRE
COUNCIL CHAMBER
AGENDA
A
AGENDA
A.1.
A.2.
A.3.
B
Call to Order
Additions and/or Deletions
Adoption
MINUTES OF PREVIOUS MEETING
B.1.
Municipal Planning Commission Minutes September 17, 2015
C
SUBDIVISION APPLICATIONS
None
D
DEVELOPMENT PERMIT APPLICATIONS
D.1.
Development Permit Application 167-15
Applicant/Owner: Foothills School Division / Town of Okotoks
Address/Legal:
69 Okotoks Drive / Block A, Plan 4820AM
Zoning:
PS, Public Service District
Proposal:
Elevation Changes and New Addition (Two Modular
Units)
D.2.
Applicant/Owner: Altrek Industries Ltd. / Robert Rourke
Address/Legal:
6 Fisher Crescent / Lot 2, Block 2, Plan 801 0201
Zoning:
I-2, General Industrial District
Proposal:
Change of Use to Recreation Facility – Private
(Dance Studio)
D.3.
Applicant/Owner: Big Rock Labradoodles / Alana Holst
Address/Legal:
186 Cimarron Park Circle / Lot 73, Block 25, Plan 041 3822
Zoning:
R-1, Residential Single Detached District
Proposal:
Home Occupation - Minor (Dog Breeding)
October 15, 2015 MPC Agenda Package
Page 1
Page 1
D.4.
Applicant/Owner: Tricor Design Group / 1621053 Alberta Ltd.
Address/Legal:
110 Southbank Boulevard / Lot 12, Block 1, Plan 111 0373
Zoning:
I-1S, South Business Industrial District
Proposal:
Car Washing Establishment and Associated Office
with Freestanding and Fascia Signage
E
STATUTORY PLANS AND BYLAWS
None
F
FURTHER BUSINESS
F.1.
G
Social Wellness Framework Presentation
INFORMATION REGARDING DEVELOPMENT MATTERS
G.1.
G.2.
Development Permit Application List
Reports to Council – September 14, 2015
 Chief Administrative Officer’s Report: Development Services –
Wedderburn Land Purchase for Education, Recreational and Cultural
Campus Update
 Bylaw 19-15: First Reading
Reports to Council – September 28, 2015 (Minutes are Unadopted)
 Bylaw 19-15: Second and Third Reading
This item is provided as information.
H
MONTHLY UPDATES
I
ADJOURNMENT
Page 2
Page 2
UNADOPTED MINUTES
OF THE REGULAR MEETING OF THE
MUNICIPAL PLANNING COMMISSION
OF THE TOWN OF OKOTOKS
HELD ON THURSDAY, SEPTEMBER 17, 2015
IN THE OKOTOKS MUNICIPAL CENTRE
COUNCIL CHAMBER
COMMITTEE MEMBERS
Merlin MacNaughton, Vice Chair
Councillor Carrie Fischer
Councillor Ken Heemeryck
Matt Barciak (arrived at 7:09 p.m.)
Greg Bodnarchuk
Claudia Kreplin
ABSENT
Darren Flood
STAFF PRESENT
Wendy Cardiff, Development Planner
Colleen Thome, Development Officer
Karen Humby, Recording Secretary
A
AGENDA
A.1.
Call to Order
Vice Chair MacNaughton called the meeting to order at 6:59 p.m.
A.2.
Additions and/or Deletions
The following item was added to the agenda:
F.2. Special MPC Meeting Date
A.3.
Adoption
15.MPC.77
MOTION:
By C. Kreplin that the agenda be adopted as amended.
Carried Unanimously
M. Barciak absent
Page 3
Unadopted Municipal Planning Commission Minutes – September 17, 2015
B
MINUTES OF PREVIOUS MEETING
B.1.
Municipal Planning Commission Minutes – August 20, 2015
15.MPC.78
MOTION:
Page 2 of 9
By Councillor Fischer that the minutes of the Municipal Planning
Commission held August 20, 2015 be adopted as presented.
Carried Unanimously
M. Barciak absent
C
SUBDIVISION APPLICATIONS
C.1.
Subdivision Application D11-DL20 – “The Parkhouses” Bareland Condominium
Applicant/Owner: Jones Geomatics Ltd. / Lifestyle Homes Inc.
Address/Legal:
11 Drake Landing Heights / Lot 63, Block 21, Plan 121 3633
The Applicant was in attendance. W. Cardiff, Development Planner, reviewed the
report.
15.MPC.79
MOTION:
By Councillor Heemeryck that Subdivision Application Number D11-DL20
for the Parkhouses Bareland Condominium be approved subject to the
following conditions:
1.
2.
3.
The Plan of Bareland Condominium shall be in the form approved
by the Subdivision Authority on September 17, 2015.
Prior to endorsement of the Plan of Bareland Condominium, the
registered owner of the land being subdivided must provide
verification to the Town of the registration of the DP 105-15
Development Agreement.
Prior to endorsement of the Plan of Bareland Condominium, the
registered owner of the land being subdivided must pay or agree to
pay:
a)
any current or outstanding property taxes levied against the
subdivision lands;
b)
any costs incurred by Okotoks for all third party consulting,
accounting, legal, engineering and planning work related to
the subdivision of the lands; and
c)
payment of a property service fee equal to the tax rate(s)
applicable to the lots created by the subdivision multiplied by
the assessed value of the lots, in the event the owner is not
liable, during the year in which the plan of subdivision is
registered, to pay property taxes on the lots created by
registration of the plan of subdivision.
Page 4
4.
Page 3 of 9
Concurrent with the registration of the Plan of Bareland
Condominium, the registered owner of the land being subdivided
must:
a)
grant and register all such plans and agreements as are
required to effectively grant to Okotoks all necessary utility
rights of way, temporary access and/or easements including
but not limited to those required for water, sewerage,
transportation, interim road connections, irrigation, drainage
including overland drainage, fuel, electric power, heat, and
waste management works and undertakings; and
b)
register a Property Service Fee agreement against the units
created by the plan of bareland condominium.
REASONS FOR DECISION
1.
Bareland Condominium Application D11-DL20 complies with the Okotoks
Municipal Development Plan, the Northeast Okotoks Area Structure Plan, the
Okotoks Land Use Bylaw and Development Permit 105-15 approved by Council
on February 23, 2015; and
2.
Subdivision conditions included in this approval ensure compliance of Bareland
Condominium Application D11-DL20 with Town of Okotoks subdivision
development policies, standards and practices.
Carried Unanimously
M. Barciak absent
D
DEVELOPMENT PERMIT APPLICATIONS
D.1.
Applicant/Owner: Arup Datta Architect Ltd. / 1182727 Alberta Inc.
Address/Legal:
100 Stockton Avenue / Lot 1, Block 4, Plan 801 0201
Zoning:
DC, Direct Control District
Proposal:
Elevation and Landscaping Changes
The Applicant was not in attendance. C. Thome, Development Officer, reviewed the
report.
15.MPC.80
MOTION:
By Councillor Fischer that Development Permit Application Number
148-15 for Elevation and Landscaping Changes be approved subject to
the following conditions:
1.
Prior to the release of the Development Permit, the Developer shall:
a)
Submit revised elevations showing the locations of the
proposed trees in relation to the canopies and illuminated
feature pylons; and
Page 5
Page 4 of 9
b)
2.
Provide planting details, tree species and details of
concrete/asphalt remediation for any proposed tree
replacement;
conditions 1a and b above to the satisfaction of the Town.
Development Conditions:
a)
The Developer shall construct the development in
accordance with:
i)
all conditions of this approval;
ii)
the site and revised elevation plans as approved by
the Municipal Planning Commission on
September 17, 2015; and
iii)
any other plans (e.g. tree details) submitted and
approved as a requirement of this approval;
b)
The Developer shall:
i)
paint the existing freestanding sign to match one of
the principal colors on the building;
ii)
maintain a distance of at least 1.0m between any
illuminated feature pylon and any tree well;
iii)
maintain an unobstructed walkway at least 1.0m in
width across the front of the building;
iv)
remediate any concrete and asphalt disturbed in the
course of construction;
v)
within 90 days of a tenant vacating the building,
remove the tenant’s signage or replace it with a blank
panel; and
vi)
remove all existing window signs or apply for sign
permits to allow them to remain;
to the satisfaction of the Development Officer;
c)
Landscaping changes approved under this permit are limited
to replacement of 8 trees along the southwest elevation of
the building in their existing locations. A detailed landscape
plan prepared by a qualified Landscape Architect must be
provided for review and acceptance by the Town prior to any
other landscaping changes;
d)
Illuminated feature pylons are to be used as an architectural
feature only and shall not, in the opinion of the Town, add
significantly to site lighting levels. Illuminated pylons shall
not create direct glare or interfere with driver visibility on
adjacent roadways;
e)
Signs included in this approval are limited to the fascia
signage identified on the approved elevations, amounting to
a maximum of 71.3m² (6.5%) on the southwest (front)
elevation; 18.56m² (1.7%) on the northeast (rear) elevation;
9.28m² (6.1%) on the northwest (side) elevation; and none
on the southeast (side) elevation;
Page 6
f)
g)
Page 5 of 9
Operation of the Computerized Sign (Programmable LED
Reader) shall be subject to the following conditions:
i)
copy shown on the digital display must be static and
remain in place for a minimum of 6 seconds before
switching to new copy. The sign operator is expected
to exercise discretion and display copy for longer
periods as required if the message involves more text;
ii)
the maximum transition time between each digital
copy must not exceed 1.0 second;
iii)
transition between each digital copy must not involve
visible effects including but not limited to action,
motion, fading in and out, dissolving, blinking,
intermittent or flashing light or the illusion of such
effects;
iv)
the display of full-motion video is not allowed at any
time;
v)
the sign must be equipped with ambient light
sensor(s). Brightness levels may not exceed 0.3 footcandles / 3.23 lux above ambient light conditions at
any time;
vi)
copy must not be shown in a manner that requires the
copy to be viewed or read over a series of sequential
copy messages on a single digital display or
sequenced on multiple digital displays;
vii)
the sign must display only a blank black screen in the
event of a malfunction of the display; and
viii) the sign owner is responsible to ensure that all
individuals responsible for programming of sign
content are made aware of, and follow, the
operational conditions of this approval; and
The issuance of a development permit by the Town of
Okotoks does not relieve the permit holder of the
responsibility of complying with all other relevant municipal
bylaws and requirements, nor excuse violation of any
regulation or act, which may affect this project.
Carried Unanimously
Page 7
D.2.
Page 6 of 9
Applicant/Owner: Kids’ Stop Children’s Centre / 1684276 Alberta Ltd.
Address/Legal:
260 – 200 Southridge Drive / Lot 7, Block 1, Plan 051 0758
Zoning:
C-GATE, Gateway Commercial District
Proposal:
Child Care Facility (Day Care) and Outdoor Play Space
The Applicant was in attendance. C. Thome, Development Officer, reviewed the report.
There was discussion regarding the safe conduct route from the premises to the
outdoor play space.
15.MPC.81
MOTION:
By Councillor Heemeryck that Development Permit Application Number
163-15 for a Child Care Facility (Day Care) be approved with variances
subject to the following conditions:
1.
2.
a)
Submit a copy of a playground access plan accepted by the
provincial licensing agency or if not required by the provincial
authority, a proposed plan for review and acceptance of the
Town.
a)
The Developer shall construct the development in
accordance with:
i)
all conditions of this approval; and
ii)
the site plan approved by the Municipal Planning
Commission on September 17, 2015;
b)
i)
install bollards, jersey barriers or similar protection
across the south side of the fenced play area to
protect the space from encroachment by vehicles;
to the satisfaction of the Development Officer; and
c)
The issuance of a development permit by the Town of
Okotoks does not relieve the permit holder of the
responsibility of complying with all other relevant municipal
bylaws and requirements, nor excuse violation of any
regulation or act, which may affect this project.
VARIANCE
The following Section of the Land Use Bylaw is varied pursuant to Section 4.4.1 of the
Land Use Bylaw:
1.
Section 21A [Parking] to permit the removal of 8 parking spaces to accommodate
this development, reducing the available parking to 842 spaces for the overall
site where the minimum required is 939 spaces, for a total site variance of 97
parking spaces.
Carried Unanimously
Page 8
D.3.
Page 7 of 9
Development Permit Application 130-12 Amendment
Applicant/Owner: Rick Balbi Architect Ltd. / 1570560 Alberta Ltd.
Address/Legal:
4 Westland Road / Lot 11, Block 2, Plan 141 3166
Zoning:
C-HWY, Highway Commercial District
Proposal:
Site Plan Amendment
The Applicant was not in attendance. C. Thome, Development Officer, reviewed the
report.
There was discussion regarding on-site parking, as well as the proposed site plan
amendments.
15.MPC.82
MOTION:
By C. Kreplin that the application to amend the approved site plan for
Development Permit Application Number 130-12 by adding stairs, a paved
walkway and a fence opening for pedestrian access from Westland Road
be refused for the following reasons:
1.
The design does not conform to good Planning practice in that the
location and design of the pedestrian link compromise pedestrian
safety:
a)
The pedestrian link connects a commercial development
directly to on-street parking on a roadway with no pedestrian
walkway on the same side of the road;
b)
The presence of a pedestrian access link encourages midblock crossing to and from the existing public sidewalk and
parking on the opposite side of Westland Road; and
c)
The pedestrian access link meets the roadway between
intersections, at the centre of a sharp curve within a bulb,
where driver visibility is significantly compromised by road
design; this effect is exacerbated when there are vehicles
parked on the road;
and further, that the existing stairs and walkway be removed and the site
be restored to conform to the site plan and landscaping plan approved
under DP 130-12 no later than October 16, 2015.
Carried Unanimously
Page 9
Page 8 of 9
E
STATUTORY PLANS AND BYLAWS
E.1.
Bylaw 19-15 – Land Use Bylaw Amendment
Applicant/Owner: 1798089 Alberta Ltd.
Address/Legal:
109 Southbank Boulevard / Lot 5, Block 1, Plan 081 0538
The Applicant was in attendance. W. Cardiff, Development Planner, reviewed the
bylaw.
There was discussion regarding the parking ratios for retail store and retail storewarehouse, designating the site Direct Control District to allow retail store and retail
store-warehouse, as well as the site-specific designation to allow only retail store–
warehouse.
Ryan Sawatsky, representing the Applicant/Owner, addressed questions asked by the
Municipal Planning Commission.
15.MPC.83
MOTION:
By Councillor Fischer that Council be advised that the Municipal Planning
Commission supports a site-specific Land Use Bylaw amendment to add
“retail store-warehouse” as a discretionary use with a parking requirement
of 1/25m² on the lands described as Lot 5, Block 1, Plan 081 0538
(109 Southbank Boulevard) for the following reasons:

The proposed use as described by the applicant involves:

A low density of vehicles travelling to the site;

A low parking demand; and

Cross-parking arrangements with the other building on the
site;
and the Municipal Planning Commission does not support the addition of
“retail store” as a listed use in the I-1S District generally, or on this site
specifically.
Carried
F
FURTHER BUSINESS
F.1.
Discussion on Reports to Council Method of Delivery
W. Cardiff, Development Planner, presented a verbal report regarding the delivery of
the Reports to Council section of the Agenda package. The members indicated they
reference this section, and would prefer to receive a webpage link.
Page 10
F.2.
Page 9 of 9
Special MPC Meeting Date
W. Cardiff, Development Planner, queried members regarding dates for the Code of
Conduct Policy presentation. Councillor Fischer suggested the presentation be held in
November once Commission members for the 2015/2016 year are appointed.
G
INFORMATION REGARDING DEVELOPMENT MATTERS
G.1.
Development Permit Application List
A copy of the Development Permit Application list was provided in the Agenda package.
G.2.
Reports to Council – August 17, 2015 (Minutes are Unadopted)
The following reports, which were presented to Council by Planning Services, were
provided to the Commission for information:
 Chief Administrative Officer’s Report: Development Services – High Pressure Gas
Pipeline Setback
 Town of Okotoks Active Transportation Strategy
 Application for Encroachment Agreement
15.MPC.84
MOTION:
H
By M. Barciak that items G.1 and G.2 be received as information.
Carried Unanimously
MONTHLY UPDATES
C. Thome, Development Officer, introduced Mandy Wong, the new Development
Officer.
I
ADJOURNMENT
15.MPC.85
MOTION:
By M. Barciak that the meeting adjourn at 9:14 p.m.
Carried Unanimously
Merlin MacNaughton, Vice Chair
Karen Humby, Recording Secretary
Page 11
Okotoks MPC
October 15, 2015
Development Permit Application No.:
Applicant/Owner:
Location/Legal:
Land Use Designation:
Proposal:
167-15
Rob Ladd, Foothills School Division / Board of
Foothills School Division No.38 – Percy Pegler
School / Land Owner Town of Okotoks
69 Okotoks Drive
Block A, Plan 4820AM,
Public Service District (PS)
As-Built Elevation Changes and New Addition
(370m2) – two modular units and link to existing
school building
History
In September, 2009 the MPC approved DP 115-09 for the relocation of existing portable
classrooms on the site and changes to the approved elevations.
Context Map
Land Use Map
Page 12
Page 2 – DP 167-15 - 69 Okotoks Drive – Percy Pegler School Addition
Report
This application involves the addition of two portable classrooms and a link to the existing
school, bringing the number of classrooms to 26; and the reconfiguration of parking spaces in
the northwest corner of the school site to conform to current dimensional standards of at least
2.6m wide and 5.8m long where possible within the existing parking lot footprint, resulting in a
parking count of 50 spaces.
North Elevation of Percy Pegler School Portables
Portables to be relocated to Percy Pegler School (Note: only two of them will be moved)
Notice Posting – The school division has scheduled an Open House for October 6, 2015 at
Percy Pegler School. Comments arising from the Open House will be provided at the meeting.
Parking and Loading Facilities – The site plan shows relocation of the bike racks from the public
park space north of the school to a point south of the school building.
In the PS district the minimum parking requirement for an elementary school is 2 spaces per
classroom. At present the school division reports there are 26 classrooms, for which the
parking requirement under the bylaw would be 52 spaces. Under this application, 50 parking
spaces will be delineated, including one handicap space in the northeast corner of the parking
lot with access to the public sidewalk. Because site constraints prevent the development of
additional parking at this time, administration supports the variance of 2 spaces relative to this
application. The layout has been redesigned to maximize the number of parking spaces that
can be accommodated. The site plan also involves a variance to the drive aisle width from 7.0m
to 6.0m due to parking lot size constraints, and an associated change to one-way traffic flow in
the parking lot.
Page 13
Relocation of Buildings – Where a development permit has been granted for the relocation of a
building, the Development Authority shall require a performance security to ensure completion
of the requirements of the permit. In lieu of a performance security Administration is
recommending a plan be submitted limiting the area that is utilized to move the classrooms to
the proposed location and that the school division be responsible for the repair of any damage
as a result of the development, including a maintenance and warranty period of one year from
the date of acceptance of all repairs by the Town.
All requirements of a development permit for a relocated building are to be completed within one
year of the issuance of the development permit.
Landscaping – In the PS District, the boulevard and at least 20% of the site must be
landscaped. The proposal meets bylaw requirements. Tree counts will remain the same. Tree
protection, and remediation of any landscaping disturbed by the placement of the classrooms,
are included in the recommended conditions of approval.
Building Exteriors – The previous approval for the modification of the school and relocation of
existing portables proposed the use of galvanized metal accents to be added to the existing
portables to tie them in with the new design on the school building. The trim was not installed,
and it’s not intended to be used with the portables proposed under this application.
Page 14
Administration supports acceptance of the as-built condition and lack of galvanized trim on the
new units. The existing portables have vertical metal siding and the proposed addition has
vertical metal siding and Hardie panel siding, to be painted to match the existing portables
under this application. A condition is included requiring that any rooftop units including vent
hoods be painted to match the building.
Outdoor Lighting – Lighting is limited to a wall-mounted fixture above the relocated door. A
condition is included requiring that all fixtures be fully shielded and conform to all Land Use
Bylaw requirements and standards for lighting.
Public Service District – The minimum setback in the PS district is 6.0m on all sides. This
application meets all setback requirements.
Summary – The proposal involves additional classroom space to accommodate the growing
demand at the facility. There is a verbal agreement between the Town and the School Division
to allow for staff and parent parking at the Recreation Centre during the day. Considering
existing traffic and parking congestion around the school during peak times, it doesn’t appear
the Town’s parking lot at the recreation is being utilized as much as it could be for day to day
school purposes. Due to site and budget constraints, development of additional parking cannot
be considered on the site at this time.. The school division has also agreed to consider
methods to allow parent drop off on site. Administration also made the school division aware of
Council’s endorsement of the Active Transportation Strategy and recommended that the school
division initiate development of an Active Transportation Strategy for the school. Landscaped
area and tree count will continue to be within the minimum requirements under the bylaw.
Administration supports the application and the variances.
Appeal of the MPC’s decision lies to the Subdivision and Development Appeal Board.
Page 15
Recommendation:
That Development Permit Application Number 167-15 for as-built Elevation Changes and a New
Addition (370m2) – two modular units and link to existing school building - be approved with
variances subject to the following conditions:
1.
2.
Prior to the release of the Development Permit, the developer shall submit a plan
showing the route to be used for moving the classrooms onto the site including but not
limited to:
a)
Removal and replacement of the existing chain link fence;
b)
Protection for the curb and sidewalk;
c)
Fencing to be installed to limit the area to be disturbed;
d)
Tree protection for all trees located within 6.0m of construction activity;
e)
Remediation of all public lands disturbed by the development to pre-construction
condition including the existing pathway and replacement of any damaged turf
with sod; and
f)
Schedule of construction activity;
for review and acceptance by the Town.
a)
The Developer shall construct the development in accordance with:
i)
ii)
the site and elevation plans as approved by the Municipal Planning
Commission on October 15, 2015;
b)
All structural and exterior renovation and all other requirements of this permit
must be completed within one year of the issuance of the development permit;
c)
i)
obtain a Parks Access Permit and call for inspection prior to the
commencement of any work;
ii)
repair all damage as a result of the development, including a maintenance
and warranty period of one year from the date of acceptance of all repairs
by the Town;
iii)
indemnify the municipality against any damages that may occur to public
utilities and facilities as a result of the relocation;
iv)
purchase and install, or pay for the purchase and installation of, all onand off-site directional and regulatory signage proposed or required under
this approval;
v)
finish the addition to match the prior additions in color and paint roof top
apparatus including vent hoods on the existing and proposed additions to
match building color;
vi)
delineate all paved parking spaces with painted lines and sign the
handicapped parking space with a freestanding sign; and
vii)
mark one-way traffic direction in the parking lot with pavement markings
and freestanding signage;
d)
Any new wall-mounted lighting shall be fully shielded and shall conform to all
Land Use Bylaw requirements and standards for lighting;
e)
This approval includes replacement of the freestanding sign on the site with
another non-illuminated sign of the same size and sign type. Should any change
to the size, style or illumination of the sign be proposed, a sign permit will be
required prior to its placement; and
f)
The issuance of a development permit by the Town of Okotoks does not relieve
the permit holder of the responsibility of complying with all other relevant
municipal bylaws and requirements, nor excuse violation of any regulation or act,
which may affect this project.
Page 16
VARIANCE
The following Sections of the Land Use Bylaw are varied pursuant to Section 4.4.1 of the Land
Use Bylaw:
1.
Section 9.3.7 [Minimum Dimensions for Parking Areas] to permit the development with
6.0m wide drive aisles where 7.0m is the minimum standard;
2.
Section 9.10.1 [Relocation of Buildings] to allow the development without the required
performance security; and
3.
Section 28.2.2 [Minimum Parking Required in PS District] to permit the development with
50 parking spaces where the minimum required is 52 parking spaces, a variance of 2
parking spaces.
Section
Section 9.3.7
Minimum
Dimensions for
Parking Areas
9.10.1 (a)
Section 28.2.2
Minimum
Parking
Required in PS
District
LUB
Requirement
Drive Aisle 7.0m
where adjacent
spaces are 90
degrees
Development
Authority shall
require a
performance
security
2 spaces/class
Elementary
52 Spaces
Proposal
Drive Aisles
6.0m wide
None
50 Spaces
Reasons
The drive aisles will be marked for one-way traffic
flow. Traffic flow has functioned reasonably well
within the size constraints of the existing parking lot
footprint to this point.
Applicant is the Foothills School Division. A plan to
limit the area to be disturbed by the move in and a
requirement to rehab and maintain are conditions of
approval
The layout of the existing parking lot will be
redesigned under this application to accommodate
more spaces than previously marked. Due to site
constraints, there is no other area on the site where
more parking spaces could be developed at present.
Attachments:
1. Summary of Proposal and Land Use Bylaw Requirements
2. Site, Floor and Elevation Plans
Prepared by:
Planning Team (mw, wc, ct)
Oct 4, 2015
Page 17
ATTACHMENT #1
DPA 167-15
69 Okotoks Drive
Block A, Plan 4820AM,
Relevant Sections of the Land Use Bylaw:
Section 4.4.0
Section 4.5.0
Section 9.3.0
Section 9.10.1
Section 9.18.0
Sections 9.22.0
Section 28
Section 30
Discretion of the Development Authority
Issuance of Development Permits and Notices
Parking and Loading Facilities
Relocation of Buildings
Building Exteriors
Outdoor Lighting
“School”
“School” – means a place of instruction offering courses of study (and) may include a before
and after school care program and preschool program provided the license holder and operator
of the program is the school authority which owns and operates the school. Included in the
category are public, private and separate schools.
Uses
School
District Use Lists
Discretionary
Minimum Requirements
Setbacks
Landscaping
Parking Spaces
Standard
Minimum required
Dimensions
LUB Requirement
6.0m all sides
The boulevard and 20% of the site
Proposal
6.0m all sides
N/A
2/classroom
52 including 1 handicapped
2.6m x 5.8m
h/c space 4m x 5.8m
50 spaces including
1 h/c
FINISHING MATERIALS PROPOSED
Trim
Faces of building
Flashing
Material
Metal Horizontal Siding
Metal Vertical Siding
Hardie Panel Siding
Metal
Windows
Anodized Aluminum
Steps and Landing
Pressure Treated
Lumber
Color
To match existing
school portables.
To match existing
cladding.
To match existing
windows
Natural
Page 18
Notes:
Verify all dimensions, elevations, and datum; report any
errors and/ or discrepancies to the architect prior to
construction.
All drawings remain the property of the architect.
The design and drawing may not be reproduced without
permission of the architect.
Do not scale Drawings.
This drawing supersedes previous issues
Notes:
Date
(YY-MM-DD)
No. Description
Revisions
Date
(YY-MM-DD)
Issued For
Drawn By
Scale
Project Number
Date (YY-MM-DD)
Project
Drawing Title
505, 237 8 Avenue SE, Calgary, Alberta T2G 5C3
Ph: 403.233.2000 Fax: 403.264.0879
Drawing Number
Page 19
Notes:
construction.
Notes:
MAIN FLOOR ELEVATION: 100 000
Date
(YY-MM-DD)
No. Description
Revisions
Date
(YY-MM-DD)
Issued For
Drawn By
Scale
Project Number
Date (YY-MM-DD)
Project
Drawing Title
Ph: 403.233.2000 Fax: 403.264.0879
Drawing Number
Page 20
Notes:
construction.
EXISTING SITE PHOTOS
Notes:
C
B
A
Date
(YY-MM-DD)
No. Description
Revisions
Date
(YY-MM-DD)
Issued For
A
B
C
Drawn By
Scale
Project Number
Date (YY-MM-DD)
Project
Drawing Title
Ph: 403.233.2000 Fax: 403.264.0879
Drawing Number
Page 21
Okotoks MPC
October 15, 2015
Applicant/Owner:
Location/Legal:
Proposal:
DPA 168-15
Altrek Industries Ltd. / Robert Rourke
6 Fisher Crescent / Lot 2, Block 2, Plan 801 0201
General Industrial District (I-2)
Recreation Facilities - Private (Dance Studio)
History
In September 2003, the MPC conditionally approved DP 162-03 for a 676.48m2 warehouse at
6 Fisher Crescent. The Development Permit was not issued as conditions of approval were not
met and the Development Agreement was never executed. A Building Permit was applied for
and was granted. The building was constructed but the site was not developed in accordance
with the approval and servicing was not installed.
DP 162-03
Context Map
Land Use Map
Page 22
Page 2 – DPA 168-15 – 6 Fisher Crescent – Recreation Facility-Private (Dance Studio)
Report
Considering the Development Permit for the original development was never released and the
site was not serviced - and that the applicant proposes to service and develop the site in
conjunction with this application - a Development Agreement is included as a prior to release
condition to allow for servicing and provide for site development that conforms to the Land Use
Bylaw.
This Development Permit Application is for a change of use to allow the operation of a Dance
Studio in the building and one non-illuminated fascia sign (6.20m²) on the front of the building.
The use fits the definition of a Recreation Facility-Private, which is a discretionary use in the
I-2 District.
Parking and Loading Facilities – Based on the parking ratio of 1/37m2, 20 stalls are required and
20 stalls are proposed. All parking spaces are clear of setbacks. One handicap parking space is
required under the bylaw and safety codes and is proposed. A bike rack is provided on a hard
surface at the northeast corner of the building. Parking space dimensions meet requirements.
The applicant has indicated that the existing overhead doors will not be used and no loading
spaces are required.
Site Plan
Landscaping - The Boulevard and at least 10% of the site are required to be landscaped; details
of total landscaped area and tree count are specified on the site plan. The application proposes
21% of the site to be landscaped. The tree count is based on the total landscaped area and 14
trees are provided where 14 are required based on the ratio of 1/35m2. The breakdown of large
and small trees, coniferous and deciduous trees comply with the LUB.
Page 23
Building Exterior – Finishing will remain the same, Aluminum Siding (Beige) with blue trim and
accents.
Private Vehicle and Pedestrian Facilities – Drive aisles are a minimum of 7.0m wide and parking
spaces are 2.6m by 5.8m with the handicap space being 4m in width and space 10 on the north
end 3.6m to allow for additional maneuvering space. Sidewalks with a width of 1.2m are
proposed between the parking spaces and the building with wheel stops.
Garbage Facilities – All developments are to provide a garbage/recycling facility suitable for the
intended land use. A garbage enclosure large enough to accommodate one bin is shown on the
southwest corner of the site, and is oriented towards the entry for ease of pick-up. The applicant
has indicated that the proposed use does not generate a lot of garbage or recycling so one bin
should be sufficient. There is room to expand the enclosure area if required in the future due to
a change of use. The proposed location projects into the Rear Yard Setback, and in the I-2
district, projections in setbacks are at the discretion of the Development Authority. The
enclosure is proposed to be stained cedar on a concrete pad.
Garbage Enclosure
Lands Subject to Flooding - The site is located within the Flood Fringe of the Sheep River. In
2003 Alberta Environment recommended the main floor of the building be built at an elevation of
1045.19m, however, it was constructed at 1044.73, a difference of 0.46m. Therefore other
methods must be used to flood proof the building. The applicant was advised of this and
examples of methods proposed by other applicants were provided.
Signage – Proposed signage includes one fascia sign (6.20m2) at the front of the building on the
east elevation. The guideline adopted by the Municipal Planning Commission allows for
Page 24
signage on the front of the building with a maximum copy area of 12%, and the proposed
signage will be 4.5% of the building face. The sign is a box sign with no internal lighting.
Proposed Signage
East Elevation
Development Agreement – The standard condition requiring the registered owner of the
property to enter into a development agreement will apply.
Summary –The application is a discretionary use in an I-2 district. The proposal meets all
relevant Land Use Bylaw regulations and is in keeping with the purpose and intent of the I-2
District.
Page 25
Recommendation:
That Development Permit Application Number 168-15 for a change of use from Warehouse to
Recreation Facility – Private and associated Fascia Signage be approved subject to the
following conditions:
1.
2.
a)
Provide a Site Servicing Plan, including among other things any proposed/
required regulatory signage such as stop signs, handicapped parking signs etc.,
in accordance with Section 4.3.9(a) of the LUB;
b)
Provide a detailed Landscaping Plan prepared by a qualified Landscape Architect
in accordance with Sections 3.2.1 and 9.5.0 of the Land Use Bylaw. The
Landscape Plan shall employ water conservation techniques such as grouping of
trees and shrubs in mulched beds, use of xeriscape plants, etc. (Note: the
landscaping plan submitted with the application meets the LUB requirement in
terms of tree count and area); and
c)
provide details of how the building will be flood proofed;
conditions 1a through c above to the satisfaction of the Town;
d)
enter into a Development Agreement, regarding but not limited to:
i)
submission of the necessary performance securities pursuant to Section
4.3.7 of the Land Use Bylaw;
ii)
provision for the installation of off-site services including but not limited to
storm sewage, sanitary sewage, curb replacement, sidewalks and
improvements to adjoining roadways;
iii)
provision for indemnifying the Municipality against any damages that may
occur; and
iv)
recovery of professional costs incurred by the Town associated with this
development.
a)
The Developer shall undertake the development in accordance with:
i)
ii)
the revised site plan and elevation plans accepted by the Municipal
Planning Commission on October 15, 2015; and
iii)
any other plans (Landscaping and Site Servicing Plans) submitted and
approved/accepted as a requirement of this approval;
b)
i)
construct the driveway to the current design standard;
i)
provide vertical face concrete curb between all driving surfaces and
landscaped areas;
ii)
pave all required parking surfaces and associated driving lanes, delineate
all paved parking spaces with painted lines and sign the handicapped
parking space with freestanding signage;
iii)
provide wheel stops in parking spaces that are perpendicular to a
sidewalk that is less than 2.1 m in width; and
iv)
develop the 20 parking spaces and associated drive aisles as shown on
the approved site plan;
c)
The approval includes one non-illuminated fascia sign box on the front of the
building (east elevation), an area of 6.20m2 (4.5% of building face area); and
d)
Page 26
Attachments:
2. DPA 168-15 plan and pictures
Prepared by:
Planning Team (mw)(wc)
October 4, 2015
Page 27
ATTACHMENT #1
DPA 168-15
6 Fisher Crescent
Lot 2, Block 2, Plan 801 0201
Section 4.4.0
Section 4.5.0
Section 9.3.0
Section 9.8.0
Garbage Facilities
Section 9.11.0
Lands Subject to Flooding
Section 10
Sign Regulations
Section 24
Section 30
“Recreation Facility-Private”
Recreation Facility-Private – means any development providing amusement and enjoyment.
Associated administrative offices, instructional classes, household and personal services and
retail sales may be included as accessory uses in this use category. Typical developments
would include, but not be limited to, athletic facilities such as swimming pools, squash, tennis
and racquetball courts and golf courses, or similar recreational facilities and does not include
bowling alleys or adult entertainment uses.
Uses
Recreation Facility - Private
District Use Lists
Discretionary
Front Yard
Side Yards
LUB Requirement
6m (16.69 ft)
(a) street side of corner site: 6m (19.69 ft)
(b) laneless sites: One unobstructed 6m
(16.69ft)
(c) all other: none unless required pursuant to
provincial regulations
6m (19.69)
Boulevard and 10% of the site
Rear Yard
Landscaping % of Site
Number of Trees
Parking Spaces
Standard
Minimum required
20
1/37m2
including 1 h/c space
typical space- 2.6m x 5.8m
h/c space- 4.0m x 5.8m
Maximum Limits
Coverage of Site
Height
Buildings:
Other structures:
Proposal
7.39m
Fisher Crescent: 6m
Adjacent Site: 0m
13.89m
Boulevard and 21.4%
of the site
20 spaces
1 h/c space
LUB Requirement
Not specified
Proposal
29.7%
3 stories
At the discretion of Development Authority
1 story
SIGNAGE
LUB REQUIREMENT
Fascia Signage
Front
20%
MPC Guidelines – 12%
PROPOSAL
4.5%
Page 28
DPA168-15
6 Fisher Crescent
The landscaping requirements for this development in accordance with the Land Use Bylaw 4098 are:
Lot size
Min. Number of trees
required
(1/35m2)
Number of Large trees
(50%)
Number of Coniferous
(1/3)
Number of Deciduous
LUB Requirements
2225.7m2
Boulevard and 10% of the
site
14 Trees
Proposed
7 Trees
7 Trees
Large 3
Small 2
Large 4
Small 5
3
2
4
5
Boulevard and 21%
14 Trees
The detailed landscaping plan to be submitted as a condition of approval will be reviewed for
conformance with the principles of CPTED (Crime Prevention through Environmental Design)
which may result in changes to tree count and/or type at detailed review stage.
Land Use Bylaw 40-98 requirements:
(see Section 9.5.2 for further detail)
The minimum size for deciduous trees shall be:
(i)
(ii)
for small deciduous trees, 50 millimeters caliper except 35 millimeters caliper for
flowering ornamental; and
for large deciduous trees, 85 millimeters caliper;
The minimum size for smaller coniferous trees shall be a height of 2 meters and for large
coniferous trees, a height of 3 meters
Shrubs shall be minimum height of spread of 600 millimetres at the time of planting.
Page 29
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Agenda
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Page 33
Okotoks MPC
October 15, 2015
Applicant/Owner:
Location/Legal:
Proposal:
162-15
Alana Holst
186 Cimarron Park Circle
Lot 73, Block 25, Plan 041 3822
Residential Single Detached District (R-1)
Home Occupation – Minor (Dog Breeding) with
variances
History
The home owner purchased the home at 186 Cimarron Park Circle in May 2014 and has
whelped three litters in the attached garage this year. In June 2015, in response to a complaint
about a business being operated in the home without a license, the home owner applied for a
Business License. A Development Permit is required for the Home Occupation due to
variances to parking spaces arising from use of the garage for the business. On August 17,
2015 the applicant obtained an Animal Fancier License from the Town, which is required when
there are more than three (3) animals on the property over the age of three (3) months. The
Animal Fancier License will allow the home to have up to 10 dogs (over the age of three months
and not applicable to dogs under the age of three months). The Animal Fancier License does
not constitute approval of a dog breeding business.
Context Map
Report
This application is for a Home Occupation – Minor with variances. The business is currently
located in the garage occupying approximately 6.10m2 and preventing the use of one space in
the garage for parking. The homeowner is the only employee of the business and will expect
interested buyers at the residence by appointment only when pups are 6 weeks of age for
viewing and 8 weeks of age to bring home.
Notice Posting – A notice was posted on the site on September 02, 2015 and removed on
September 09, 2015. Two emails were received in response to the posting: one opposed for
reasons of potential disruption and noise as well as having felt obligated to sign a document
indicating agreement with the dog fancier’s license in order to maintain good relations with the
neighbors; the other citing potential for noise and traffic issues, especially given the already
limited parking on the site. Increased demand on limited on-street parking during the evenings
and weekends was also cited as a concern.
Page 34
Page 2 – DPA 162-15 – 186 Cimarron Park Circle – Home Occupation (Minor): Dog Breeding
Land Use Map
Home Occupation - The site is in a laneless subdivision where there is no opportunity to
develop parking spaces in the rear yard. The parking requirement for the residential use in an
R-1 district where there is an attached garage and no lane is four spaces: two in the driveway
and two in the attached garage. As per the Land Use Bylaw a home occupation is permitted to
operate in a garage, provided it does not prevent the continuing use of the garage for its primary
intended purpose of parking vehicles. The business currently utilizes one parking space in the
two car garage for kennels, reducing the parking space count on site from four to three.
Site Plan
Kennels
Page 35
The Applicant has indicated the home business is conducted by one family member, the
applicant, between 9am to 8pm and as needed. Client families are scheduled to visit one at a
time for an hour when pups are 6 weeks of age, and for pick up at 8 weeks of age.
With 4 resident dogs (two in the breeding program), at least one breeding female housed in a
“guardian” home, and average litters of 8, there is potential for 13 dogs +/- in the residence at a
given time, provided only one litter is in the home at any one time. If each breeding female has
two litters per year, there is the potential for operation of the breeding program 48 weeks of the
year.
The homeowner has indicated the business will not expand beyond the current intensity while
operating in this location. Administration is not aware of noise or parking complaints associated
with the operation of the dog breeding business to this point, however two neighbors have
expressed concerns that both could become issues.
A home occupation is permitted if there is no significant potential for noise and odor levels
exceeding that which is normally produced at a dwelling unit in an R-1 District, which is likely to
infringe upon the right of neighboring residents to enjoy the peaceful occupancy of their dwelling
units. The applicant has provided information respecting odor and noise management practices
utilized in the business (see attached email dated September 23, 2015 from the applicant).
Signs – A home occupation may have a fascia sign up to 0.2m2 on the residence or an
accessory building without requirement for any additional permits. No signage is proposed at
this time.
R-1 District – Home Occupations – Minor are a permitted use, and a Development Permit is not
required, however the application requires a variance to on-site parking. The Development
Officer can approve an application for a Home Occupation – Minor, however this application has
been referred to the MPC for a decision due to the proposed variance and concerns expressed
by neighboring residents.
Other Services – Dog grooming services were advertised on the company website until October
6, 2015. The applicant did not include dog grooming services in the Development Permit
Application or in the Business License Application, and she has indicated that the service was
offered temporarily but it didn’t work out so it has been discontinued.
Summary – The home business has been operating since May 2014. The application with the
associated parking variances is opposed by one neighbor and is a concern for another.
Administration supports approval of the application for a dog breeding business with the
variance to parking spaces subject to conditions intended to minimize adverse impacts on
neighboring properties. Dog grooming services are not included in the application and were not
included in the site posting, and are therefore not supported under this application.
Page 36
Recommendation:
That Development Permit Application Number 162-15 for a Home Occupation – Minor (Dog
Breeding) be approved with variances subject to the following conditions:
1.
2.
3.
4.
5.
6.
7.
8.
a.
The Developer shall undertake the development in accordance with:
i.
ii.
the performance standards for Minor Home Occupations of the Land Use
Bylaw.
b.
This approval is limited to the following:
i.
There may be no more than one litter on the premises at any time;
ii.
No more than three (3) clients may visit the dwelling during any period of
24 hours;
iii.
There may be no non-resident employees/assistants or volunteers;
iv.
There may be no client traffic between 10:00 p.m. and 8:00 a.m.;
v.
Vehicles associated with the Home Occupation shall be limited to not
more than one (1) vehicle during any period of 60 consecutive minutes;
This approval is limited to a dog breeding business conducted in accordance with the
conditions of this Development Permit;
This approval does not include dog grooming services. Dog grooming services may not
be offered at the residence unless and until an application is submitted for the use and a
Development Permit has been issued allowing the use;
A minimum of three parking spaces – one in the attached garage and two in the
driveway – must be maintained and available for parking at all times;
The applicant is responsible to manage noise and odors generated by the use to prevent
negative impacts on neighboring properties;
This approval may be revoked at any time should the applicant fail to address
complaints or negative impacts generated by the use within 7 days of receiving notice of
same from the Town or should any of the three remaining on-site parking spaces be
rendered unavailable for parking for any reason;
The use and the variance granted by this approval are granted to the applicant and
current registered owner only and terminate with a transfer of the land; and
The issuance of a development permit by the Town of Okotoks does not relieve the
permit holder of the responsibility of complying with all other relevant municipal bylaws
and requirements, nor excuse violation of any regulation or act, which may affect this
project.
VARIANCE
The following Sections of the Land Use Bylaw are varied pursuant to Section 4.4.1 of the Land
Use Bylaw:
1. Section 9.9.2(b) [Home Occupation Performance Standards] to permit the use of a
garage to operate a home occupation preventing the continuing use of the garage for its
primary intended purpose of parking vehicles; and
2. Section 12.6.2(a) [R-1 District Parking Requirement] to permit the development with 3
parking spaces, where the minimum requirement is 4 parking spaces, a variance of 1
parking space.
Page 37
Section
Section 9.9.2(b)
Performance
Standard Home
Occupations
Section 12.6.2(a)
R-1 District
Parking
Requirement
LUB Requirement
Use of garage may
not prevent the
continuing use of the
garage for its primary
intended purpose of
parking vehicles
4 spaces where
there is an attached
garage and no lane
Proposal
Reasons
Reduction of one
parking space due to
kennels associated
with the business
Three spaces remain available for
parking vehicles on site.
3 spaces: one in the
attached garage and 2
in the driveway
Three spaces remain available for
parking vehicles on site.
Attachments:
1.
2.
3.
4.
Summary of Proposal and Land Use Bylaw Requirements
DPA 162-15
E-Mail (September 23, 2015)
Website Excerpts (October 6, 2015)
Prepared by:
Planning Team (mw)(ct)(wc)
October 5, 2015
Page 38
ATTACHMENT #1
DPA 162-15
186 Cimarron Park Circle
Lot 73, Block 25, Plan 041 3822
Section 4.2.0
Notice Posting Requirements for Applications
Section 4.4.0
Section 4.5.0
Section 9.9.0
Home Occupations
Section 12
Section 30
“Home Occupation”
Home Occupation - means a use of a residential building which is incidental and subordinate to
the principal use of the building and meets the special requirements of this Bylaw; and
(a) Home Occupation – minor means a zero or low impact business
(b) Home Occupation – major means a moderate impact business.
“whelp” is defined by Dictionary.com as: (of a female dog, lion, etc.) to give birth to
(young).
“whelp” is defined by Merriam Webster Dictionary as: (no object) of a female animal: to
give birth.
Uses
Home Occupation – Minor
Parking Spaces
Standard
Minimum required
Dimensions
District Use Lists
Permitted
LUB Requirement
Proposal
4 per single detached dwelling
2.5m x 5.8m residential
Total: 4 spaces
3 spaces
(existing)
2 in driveway
1 in attached garage
Page 39
Section 9.9.0 - Home Occupation Guidelines
Performance Standard
Minor
Outside storage or window display
None
Noise, dust, odours, noxious fumes
Should not exceed that which is
or vibrations
normally produced by a dwelling
unit
Mechanical or electronic equipment
Must not create visible or audible
may be used
interference in radio or television
receivers or cause fluctuations in
voltage off the premises
May operate in a garage
provided it does not prevent the
continuing use of the garage for its
primary intended purpose of
parking vehicles
Hours of operation
9 am – 10 pm
No vehicle traffic between 10pm8:00am
Commercial vehicle associated with
One may be parked on-street near
the HO
the premises up to a maximum of
four consecutive hours
Signage
One flush –mounted sign 0.2m2
(2.15ft2) in area permitted.
Sign can show:
Type of occupation
Business name
Name of occupant or combination
of these.
Can be located on the residence
or accessory building
Shall not be illuminated internally
Should not be intrusive
Number of HO per dwelling unit
Not limited
The principle use on the site must
be the residential character of the
property
All other Municipal, provincial or
Must comply
federal regulations
Delivery and pick up of material or
Maximum of two trips per week
commodities by commercial vehicle.
Major
None
Should not exceed that which is
normally produced by a dwelling unit
Must not create visible or audible
interference in radio or television
receivers or cause fluctuations in
voltage off the premises
provided it does not prevent the
continuing use of the garage for its
primary intended purpose of parking
vehicles
9am-10pm
No vehicle traffic between 10pm8:00am
One may be parked on-street near
the premises up to a maximum of
four consecutive hours
One flush –mounted sign 0.2m2
(2.15ft2) in area permitted.
Sign can show:
Type of occupation
Business name
Name of occupant or combination of
these.
Can be located on the residence or
accessory building
Shall not be illuminated internally
Should not be intrusive
Not limited
The principle use on the site must be
the residential character of the
property
Must comply
Not specified – noted may be greater
than two
Client visitation
Maximum of 3/24 hours
Parking
*in addition to the min requirement of
the district
1 additional on-site parking space
required if two or more clients visit
concurrently & their methods of
transportation are separate motor
vehicles
Maximum 3/hour
No more than 4 vehicles during any
period of 60 consecutive minutes
required if two or more clients visit
concurrently& their methods of
transportation are separate motor
vehicles
None
required per assistant/employee
where the method of transport is a
vehicle
Maximum – 2
Non resident assistants or employee
[exception for employees that do not
visit the site – see (f)]
Classes or instruction
[Exception for events such as
recitals, demonstrations etc. see(h)]
Maximum 4 @ a time
Any > 4
Must be scheduled at least 30min
apart – see except under (h)
Page 40
ATTACHMENT #2
Page 41
Page 42
Page 43
Page 44
Page 45
Page 46
From:
Sent:
To:
Subject:
Attachments:
Alana Holst <[email protected]>
September-23-15 11:19 AM
Mandy Wong
Re: 186 Cimarron Park Circle – Home Occupation (Minor)
garage 1.jpg; garage 2.jpg; garage 3.jpg
September 23, 2015
Dear Ms. Wong,
I am writing in response to your letter and attachment dated September 22, 2015 (above).
I need to clarify some points made in your attachment.
My family and I moved to Okotoks for one reason. There is nothing in your by-laws to prevent
breeding of dogs. I read through your the town's by-laws myself and when I did not find
anything that pertained to or prevented the breeding of dogs, I then phoned and spoke to a by-law
officer who assured me, after checking with her supervisor, that, indeed, there was nothing in the
by-laws that dealt with or prevented dog breeding in the town of Okotoks. She did point out,
which I knew already, that if I wanted to have more than 3 dogs, over the age of 3 months, in our
home, I would require a dog fancier's license. I also asked whether or not I would require a
business license. I was told at that time, no one had ever come forward to say that they were
breeding dogs and that she did not know. She said that she would speak to her supervisor in
respect of that. She phoned me the next day and told me that she did not think that I needed a
business license, as it really fell more under a hobby, being that at that time, I had only ever had
one litter per year. I have been breeding dogs since 2013 and I have been breeding dogs since
we moved to Okotoks in May of 2014. I have had 3 litters this year. Back in May, someone
reported me for operating a business out of my home without a license. I was shocked, as I had
been told that I did not require a license and thought that I was not doing anything wrong. Since
May, I have been working toward getting this business license. I have done everything asked of
me. I have gone around to all my neighbors, letting them know that I breed dogs at my house,
how many dogs I have, etc. I let them know that I had had 3 litters in the time I have been living
here and none of them even knew that, they had never heard anything or experienced anything
unpleasant. They knew we had dogs, simply because they can see them sometimes in our
yard. They even remarked at how our dogs never bark. I explained to them that we are wanting
to move out to an acreage, but for the time that we are in town, I will not be growing my
breeding business and that nothing will change or be any different from anything that had taken
place over the past year. As I said, they did not even know that we had ever had puppies here, so
they were completely unaffected and had no problem signing that form. I was granted the dog
fancier's license.
I have 4 dogs in my home, at this time. A non-breeding shih-tzu, a now retired labradoodle and
two females of breeding age. The one female is moving to a Guardian Home, so I will actually
only have the three dogs living here, one of whom is still of breeding age, for about another year.
Page 47
It took me months to get all the letters signed for the dog fancier's license, because it was
summertime and people were really hard to find at home. I did not just want to leave the letters
with them, because I wanted to meet them and be able to answer all their questions, if they had
any, so, I had to keep at it, until I finally got everyone at home. Once I finally got that fancier's
license, I wanted to get all the docs submitted for the development permit as quickly as
possible. I took photos on a day that our garage was, admittedly, a bomb. We were in the
process of rearranging some things in the house, and selling some things we no longer had need
of and I was refinishing a piece of furniture, but i didn't realize what you were looking for in the
photos. I just thought, like the plan drawing, you just needed to see the physical space of the
kennel and see that the other side of the garage was large enough for a vehicle. My mistake. I
have attached different photos that clearly show my vehicle, parked in my garage and an empty
driveway. My kids can only move their bike jump into the driveway if we are not having anyone
to the home who would need to park there and as such, it is stored off of our driveway. My
husband is not home in this photo, he drives a truck. We only have two vehicles and will only
ever have two vehicles. So, that leaves one parking spot remaining in our driveway for visitors,
who do not come without an appointment and do not come around often. Also, you put a sign
on my lawn in relation to the parking variance application and I did not hear any complaints
from anyone about our driving up local traffic.
As to your paragraph in relation to number of animals. I'm not clear what the issue is. There is
no by-law to prevent me from breeding my dogs. There is no by-law in regard to number of
dogs in a house under the age of 3 months. When you say that I will have 12 dogs at one time,
you are clearly counting the puppies who are under 3 months of age, and that is not
relevant. Also, with the dog fancier's license I am allowed to have up to 10 dogs over the age of
3 months in my home at one time (something that will never happen).
With respect to noise and odor levels, I addressed this issue in my original application for a
business license. Our dogs are fed a strictly raw diet. A raw diet is extremely efficient and
almost completely digested. When a raw fed dog has a bowel movement, the fecal matter is
already composted. It is practically odorless, there is very, very little of it and it is also virtually
weightless. We have a dog run which is turf. The turf contains a product which absorbs
odors. We clean up the dog run daily, sometimes twice per day, which is a lot more than the
average home owner with dogs can say. If the turf were to become smelly, there is a special
cleaner that can be applied to eliminate the odor, as well, from time to time, we will top up the
odor absorbing material in the turf. We are extremely conscientious dog owners and neighbors.
Our dogs are not outdoor dogs. They only go outside to void and then they are brought back in
the house. They are not permitted to bark. If at anytime our dogs develop a barking issue, we
have bark collars at the ready. With respect to puppies. The mother dog eats the puppies fecal
matter for the first four weeks of their life. That only leaves four weeks for us to pick it
up. Puppies produce very little waste, simply for the fact that they are so small. We have never
exceeded our small town garbage can due to any excess waste produced by puppies. We also use
a sonic device with our puppies, in order to keep them from barking. Puppies really only start to
bark and make play noises in the last week that they are here. We are always on top of it, and the
sonic device works very well. Even our neighbor who lives on the side of us where our dog run
is located, did not even know that we had puppies the last time we had puppies. So, we are
clearly doing an excellent job dealing with odor and noise.
Page 48
I hope that I have cleared up the issues brought up in your letter. If there is still anything
unclear, please allow me the chance to explain. My business is very small and very part-time. I
am trying to do everything by the book. I am always thinking about my neighbors and making
sure that we are not doing anything to inconvenience them. We are not putting up signage at our
home and we are such a small contributor to local traffic. I will ensure that all our visitors park
in our driveway and that we do not clog up on street parking.
This business is everything to me. I have poured everything into it. It is my livelihood and my
passion. We will only be living here for a couple of years, until we can save up enough to move
out to an acreage. I will do whatever I have to do to comply with the town and be able to
continue breeding my dogs.
Sincerely,
Alana Holst
Alana Holst
Owner/Breeder
Big Rock Labradoodles
http://www.bigrocklabradoodles.com/
587-585-6245
On 22 September 2015 at 16:17, Mandy Wong <[email protected]> wrote:
Dear Ms. Holst,
Your Development Permit Application was reviewed internally with other municipal
departments on September 16, 2015. At this time, Administration is unable to support a Home
Occupation – Minor for Dog Breeding at 186 Cimarron Park Circle, for the following reasons
indicated in the letter attached.
After reviewing the letter, please let me know how you wish to proceed. If you will be pursuing
the application, please advise Planning Services in writing no later than October 1, 2015.
Thank you.
Page 49
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Page 55
Okotoks MPC
October 15, 2015
Applicant/Owner:
Location/Legal:
Proposal:
165-15
Tricor Design Group / 1621053 Alberta Ltd.
110 Southbank Boulevard
South Business Industrial District (I-1S)
Car Washing Establishment and Associated Office
with Freestanding and Fascia Signage
Report
The application includes a 10-bay self-serve wash and two automatic bays, with a two-storey,
209.22m2 office. Car Washing Establishments and Offices are discretionary uses in the I-1S
District.
Water Use and Sewage Disposal - Industrial Policy 4) of the Municipal Development Plan
(MDP) requires that Industrial uses with a potential for high water usage or potential
groundwater contamination shall have their water use, sewage treatment and any proposed
containment areas evaluated by the Town’s Engineer and any other provincial or federal
agency, as deemed necessary by Council, prior to any development permit being issued. To
address the requirements of the MDP:
1. The Developer has supplied water consumption projections for review by the Town, and the
projections have been deemed by the relevant disciplines to be within acceptable levels for
the intended use. The Developer has also indicated that he would be prepared to pre-install
the necessary infrastructure to enable a recycling system retrofit at some point in the future
if required as a condition of approval. Water conservation measures are strongly
recommended, however Administration believes the Developer is most qualified to
determine what form that may take. The Developer is aware that the Town will be
undertaking rate structure reviews which may involve rate increases to high volume users,
therefore it’s in the Developer’s best interests to design the development for efficient water
use.
2. Under the Sewer Service Bylaw, the Developer is required to submit a report certified by a
Professional Engineer to the satisfaction of the Town prior to connecting to the wastewater
collection system. Requirements relating to that bylaw and relevant safety codes are
Page 56
Page 2 – Development Permit Application 165-15 – 110 Southbank Boulevard
administered by other departments and are not included in the Development Permit
conditions.
Parking and Loading Facilities – Where parking spaces are 45 degrees, the minimum one-way
drive aisle width is 3.6m and the minimum depth of parking spaces is 5.9m with at least 0.5m
between parking spaces and any structures. The applicant proposes one-way circulation,
counter-clockwise around the building. Parking spaces conform to the minimum dimensions,
and drive aisles consistently exceed 3.6m.
The minimum parking requirement for a car washing facility is 1/46m 2 plus 3 stacking spaces
per vehicle entrance, and for offices the standard is 1/37m2, for a total of 33 parking spaces and
9 stacking spaces. Stacking meets the minimum requirement, and a total of 22 parking spaces
are proposed, a variance of 33%. There are two additional vacuum spaces. It’s unusual to
have vehicles associated with the car wash bays utilizing parking on site; if only the two-storey
office portion of the building were considered, the parking requirement would be 6 spaces. The
parking variance is supported considering the nature of the use, and the fact that parking
variances have been granted for other carwash uses in the community for similar reasons,
without apparent adverse effect.
Landscaping – Minimum landscaped area in the I-1S District is the boulevard and 10% of the
site. The applicant proposes a landscaped area of 766.25m2 (17%) and a tree count of 36
where 22 is the minimum required.
Garbage Facilities – A garbage and recycling enclosure is located on the east side of the lot,
oriented for ease of collection.
Building Exteriors – Finishing materials include stucco and brick veneer in shades of brown and
beige. The rooftop apparatus will be concealed within the roofline.
Private Vehicle and Pedestrian Facilities – Road widths are less than 7.0m as required for
private roads in Section 9.20.0, however they conform to the requirements of Section 9.3.7,
Minimum Dimensions for Parking Areas. Drawing DP3 demonstrates that there is a minimum
12m turning radius at all corners for emergency services access. There is one, right-in, right-out
access in the southeast corner of the lot and one all turns access in the northwest corner.
Outdoor Lighting – A Site Lighting Plan is a standard prior to release condition.
Page 57
Retaining Walls – No retaining walls are proposed with this application. There is an existing
retaining wall along the east property line associated with the adjacent development.
Signs – In addition to directional signage under 0.4m2 in sign area, the application includes one
illuminated freestanding box sign 4.27m high with a sign area of 7.35m² where the maximum
allowed is 9m (provided the sign does not project above the height of the principal building), and
9m2 in sign area. The application also includes one illuminated fascia box sign 7.78m2 on the
front (south) elevation (8.6% of wall area) and a matching one on the rear (north) elevation
(6.5% of wall area). It’s expected additional signage will be used to identify self-serve vs.
automatic bays and other features; signage intended to provide guidance, warning or restraint of
persons does not require a sign permit provided the sign area doesn’t exceed 0.4m 2. A
condition is included requiring a sign permit for any additional signage (if applicable) that doesn’t
fit within the LUB sign permit exemption.
I-1S District – A staff amenity space 30m2 in area is provided in front of the building where at
least 10m2 is required. Walkways meet or exceed the district standard of 1.2m wide and are
raised where they cross a drive aisle.
Summary – The use involves one variance, which is supported due to the nature of the use and
the typical limited parking demand observed at other car washing establishments.
Recommendation:
That Development Permit Application Number 165-15 for a Car Washing Establishment with
Associated Freestanding and Fascia Signage be approved subject to the following conditions:
1.
2.
a)
Submit a revised DP1 site plan detailing a minimum tree requirement of 22 based
on “soft” landscaping only;
b)
Submit a revised DP4 flow chart replacing the “right turn only” sign located to the
east of the southeast access with a sign displaying the “no left turns” symbol;
c)
Provide a Site Lighting Plan in accordance with Sections 4.3.9(b), 9.22.0 and 30
of the Land Use Bylaw;
d)
Provide a Development Site Servicing Plan Package, including among other
things any proposed/required regulatory signage such as stop signs,
handicapped parking signs etc., in accordance with Section 4.3.9(a) of the Land
Use Bylaw;
e)
Provide a detailed Landscaping Plan prepared by a qualified Landscape
Architect in accordance with Sections 3.2.1 and 9.5.0 of the Land Use Bylaw.
The Landscape Plan shall employ water conservation techniques such as
grouping of trees and shrubs in mulched beds, use of xeriscape plants, etc.;
conditions 1a through e above to the satisfaction of the Town; and
f)
enter into a Development Agreement, regarding but not limited to:
i)
submission of the necessary performance securities pursuant to Section
4.3.7 of the Land Use Bylaw;
ii)
provision for the installation of off-site services including but not limited to
storm sewage, sanitary sewage, curb replacement, sidewalks and
improvements to adjoining roadways;
iii)
provision for indemnifying the Municipality against any damages that may
occur; and
iv)
recovery of professional costs incurred by the Town associated with this
development.
a)
The Developer shall construct the development in accordance with:
Page 58
i)
ii)
b)
c)
d)
e)
the revised site plan and the elevation plans approved by the Municipal
Planning Commission on October 15, 2015; and
iii)
any other plans (Landscaping, Lighting and Site Servicing Plans)
submitted and approved as a requirement of this approval;
i)
construct boulevard crossings to the standards specified by the Municipal
Engineer;
ii)
screen all rooftop apparatus within the profile of the roof as specified in
the plans;
iii)
provide vertical face concrete curb between all driving surfaces and
landscaped areas; and
iv)
pave all required parking surfaces and associated driving lanes, delineate
all paved parking spaces with painted lines and sign the handicapped
parking space with freestanding signage;
This approval includes one freestanding illuminated box sign 4.27m high with a
sign area of 7.35m2; an illuminated box sign 7.78m2 on the south elevation; and
an illuminated box sign 7.78m2 on the north elevation;
A sign permit is required for any additional signage beyond that approved under
Condition 2c) above unless it conforms to Land Use Bylaw Section 10.3.0, Signs
Not Requiring a Sign Permit; and
VARIANCE
The following Section of the Land Use Bylaw is varied pursuant to Section 4.4.1 of the Land Use
Bylaw:
1.
Section 23A.2.2 [Minimum Parking Required] to permit the development with 22 spaces
where the minimum required is 33 spaces, a variance of 11 parking spaces.
Section
Section
23A.2.2
Parking
Requirement
for Car
Washing
Establishments
and offices
LUB
Requirement
2
1sp/46m
2
& 1/37m + 9
stacking
= 33spaces +
9 stacking
Proposal
Reasons
22 spaces + 9
stacking
The parking required is based on gross floor area and
the majority of the car wash traffic will not be parking
on the site except to use the vacuums. There is
sufficient parking available for the office component of
the building.
Attachments:
2. DPA 165-15
Prepared by:
Planning Team (ct)
Page 59
ATTACHMENT #1
DPA 165-15
Section 4.4.0
Section 4.5.0
Section 9.2.0
Site Servicing
Section 9.3.0
Section 9.5.0
Landscaping
Section 9.8.0
Garbage Facilities
Section 9.18.0
Building Exteriors
Section 9.20.0
Private Vehicle and Pedestrian Facilities
Sections 9.22.0
Outdoor Lighting
Section 10
Sign Regulations
Section 23A
Section 30
“Car Washing Establishment”
“Car Washing Establishment” means a facility for the washing, cleaning, or polishing of motor
vehicles.
“Office” means a building or development primarily used for the provision of professional,
management, administrative and consulting services. Typical uses include the offices of
lawyers, accountants, engineers and architects; offices for real estate, telephone answering,
catalogue, mail order or order sales offices where no stock or merchandise is retained or stored
on the premises except as may be used for display or showroom purposes and similar other like
uses.
Uses
Car Washing Establishment
Setbacks
Landscaping
Parking Spaces
Standard
Minimum required
Dimensions
Maximum Limits
Height (Principal Building)
District Use Lists
Discretionary
LUB Requirement
Front 6.0m
Sides 6.0m street side of a corner site, 1.2m
other
Rear 1.2m
The boulevard and 10% of the site 447.1m2
1 tree/35m2 = 13
Trees: 1/3 deciduous = 4
½ large = 7
1/46m2 + 3 stacking spaces/entrance car
wash, 1/37/m2 office
33 including 1 h/c
2.6m x 5.8m
h/c space 4m x 5.8m
LUB Requirement
4 stories
Proposal
12.37m
11.42m / 1.2m
10.2m
Boulevard & 17%
766.25m2
36 trees; 13
coniferous, 18 large
22 including 1 hc
2 stories
Page 60
DPA 165-15
SIGNAGE
Fascia Signage
Front – South
Rear - North
Freestanding Sign
Height
Sign Area
Setback from PL
Maximum number permitted
GUIDELINE
PROPOSAL
12%
10%
9m (29.53 ft) / principal building
height
9m² (96.88 sq ft)
600mm (1.97 ft)
1 freestanding sign per site
8.6%
6.5%
4.27m high
7.35m2
9.9m
1
The landscaping requirements for this development in accordance with the Land Use Bylaw 4098 are:
LUB Requirements
Proposed
Lot size 4471.05m2
Boulevard and 447.1m2 of Boulevard and 766.25m2
the site
Min. Number of trees
required
(1/35m2)
Number of Large trees
(50%)
Number of Coniferous
(1/3)
Number of Deciduous
13
36
7
18
Large 2
Small 2
Large 5
Small 4
7
6
12
11
The detailed landscaping plan to be submitted as a condition of approval will be reviewed for
conformance with the principles of CPTED (Crime Prevention through Environmental Design)
which may result in changes to tree count and/or type at detailed review stage.
Land Use Bylaw 40-98 requirements:
(see Section 9.5.2 for further detail)
The minimum size for deciduous trees shall be:
(i)
(ii)
for small deciduous trees, 50 millimeters caliper except 35 millimeters caliper for
flowering ornamental; and
for large deciduous trees, 85 millimeters caliper;
The minimum size for smaller coniferous trees shall be a height of 2 meters and for large
coniferous trees, a height of 3 meters
Shrubs shall be minimum height of spread of 600 millimetres at the time of planting.
Page 61
DPA 165-15
FINISHING MATERIALS PROPOSED
Page 62
residential - acreage - innercity renovations - multi-family -
estate - vacation
commercial
#2 0 1 , 4 2 1 6 1 2 t h S t r e e t N E C a l g a r y , A l t a T 2 E 6 K 9
P:403.203.1970
F:403.203.1990
t r ico r @t ri co rd e si gn s. co m w w w. tr ic or d es ig ns .c om
TRICOR DESIGNS LTD. 2010
THE PLANS AND RELATED MATERIALS ARE PROTECTED BY COPYRIGHT AND ARE
THE PROPERTY OF TRICOR DESIGNS LTD. REPRODUCTION OF THESE PLANS, EITHER
IN WHOLE OR IN PART, INCLUDING ANY FORM AND/OR PREPARATION OF DERIVATIVE
WORK, FOR ANY REASON WITHOUT PRIOR WRITTEN PERMISSION IS STRICTLY
PROHIBITED.
THE PURCHASE OF A SET OF CONSTRUCTION DRAWINGS IN NO WAY TRANSFERS
ANY COPYRIGHT OR OTHER OWNERSHIP INTEREST TO THE BUYER, EXCEPT FOR A
LIMITED LICENSE TO USE THIS SET OF DRAWINGS FOR THE CONSTRUCTION OF ONE,
AND ONLY ONE DWELLING.
DRAWINGS ARE NOT TO BE SCALED. ANY ERRORS, OMISSIONS OR DISCREPANCIES
WITH THE DRAWINGS MUST BE REPORTED TO TRICOR DESIGNS LTD. PRIOR TO
CONSTRUCTION. IF THESE ERRORS, OMISSIONS OR DISCREPANCIES ARE NOT
REPORTED TO TRICOR DESIGNS LTD. PRIOR TO CONSTRUCTION THE BUILDER
AND/OR OWNER ARE FULLY RESPONSIBLE.
5 SPACES
ALL WORK IS PERFORMED TO COMPLY TO CURRENT ALBERTA BUILDING CODE, AND
ALL OTHER AUTHORITIES HAVING JURISDICTION.
STAMP:
ONE WAY
ENTRANCE /
EXIT
VACUUM
8.83
5.90
VACUUM
PROJECT:
5.22
1/4 MILE CAR WASH
110 SOUTHBANK BOULEVARD
OKOTOKS, ALBERTA
LOT 12, BLOCK 1, PLAN 111 0373
ONE WAY
PROPOSED COVERAGE CALCULATION:
13.04
CLIENT:
9 SPACES
DIAMOND WASH
1621053 ALBERTA INC.
ONE WAY
8 SPACES
DRAWING SET:
PROPOSED PARKING CALCULATION:
OFFICE 209.22m
5.30
5.90
1.20
12.65
DEVELOPMENT
PERMIT SET
1/37m2
1/46m2
TOTAL 33 STALLS
22 PROVIDED + 2 SHORT TERM VACUUM
PARKING STALLS
DRWN CHK'D
BY:
BY:
RELEASED FOR:
DATE:
(M/D/Y)
SIGN
SITE AREA: 4471.05 SQ. M.
MINIMUM LANDSCAPE AREA REQUIRED
(10% OF SITE AREA)
= 447.10 SQ. M.
THRU LANE
STAGING
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
BUILDING PERMIT
X
X
XX/XX/15
TOTAL SOFT LANDSCAPE AREA PROVIDED
= 766.25 SQ. M.
4.54
AUTOMATIC
WASH
OFFICE
5.90
FREE
STANDING
SIGN
AUTOMATIC
WASH
BIKE
RACK
PAY
STATION
ENTRANCE
PROPOSED CONIFEROUS TREES (QTY.)
=13
15.38
ENTRANCE
ENTRANCE
PAY
STATION
STAGING
THRU LANE
STAGING
X
2.
3.
4.
PROPOSED DECIDUOUS TREES (QTY.)
= 23
STAFF
RESTING
AREA
"hard" landscaping is not
counted.
TOTAL MINIMUM TREES REQUIRED (1 TREE/35 SQ. M.)
766.25 / 35 = 21.89 = 22
= 24
ONE WAY
SIGN
DRWN CHK'D
BY:
BY:
1. SIGN CHANGE BY CITY
TOTAL HARD LANDSCAPE AREA PROVIDED
= 92.73 SQ. M.
11.64
REVISION DESCRIPTION:
1.20
5.
6.
7.
PROPOSED SHRUBS (QTY.)
STAGING
= 49
RIGHT
EXIT
ONLY
RIGHT
ENTRANCE
ONLY
8.
LANDSCAPE
9.
10.
LANDSCAPE
7.16
7.10
TITLE:
BLOCKPLAN /
SITEPLAN
PROPOSED BLOCKPLAN/SITEPLAN
SCALE: 1:200
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
DP1
Page 63
X
DATE:
(M/D/Y)
09/16/15
estate - vacation
commercial
#201, 4216 12th Str eet NE Calgary, Alta T2E 6K 9
P:403.20 3.1970
F:403.203.1990
tr ic or @t r ic or de si gn s .c om ww w .tr ic o rd e sig n s.c o m
PROHIBITED.
STAMP:
ONE WAY
ENTRANCE /
EXIT
VACUUM
VACUUM
PROJECT:
ONE WAY
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
ONE WAY
CLIENT:
DIAMOND WASH
DRAWING SET:
LEGEND
DEVELOPMENT
PERMIT SET
SITE AREA: 4471.05 SQ. M.
MINIMUM LANDSCAPE AREA REQUIRED
(10% OF SITE AREA)
= 447.10 SQ. M.
TOTAL SOFT LANDSCAPE AREA PROVIDED
= 779.70 SQ. M.
TOTAL HARD LANDSCAPE AREA PROVIDED
= 92.73 SQ. M.
DRWN CHK'D
BY:
BY:
RELEASED FOR:
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
X
X
XX/XX/15
BUILDING PERMIT
TOTAL MINIMUM TREES REQUIRED (1 TREE/35 SQ. M.)
= 21
PROPOSED DECIDUOUS TREES (QTY.)
= 27
PROPOSED CONIFEROUS TREES (QTY.)
=10
DRWN CHK'D
BY:
BY:
X
X
2.
3.
4.
PROPOSED SHRUBS (QTY.)
= 49
ENTRANCE
5.
ONE WAY
ENTRANCE
6.
ENTRANCE
7.
8.
9.
EXIT
ENTRANCE
10.
TITLE:
LANDSCAPE PLAN
PROPOSED LANDSCAPE PLAN
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
SCALE: 1:200
DATE:
(M/D/Y)
DP2
Page 64
DATE:
(M/D/Y)
09/16/15
estate - vacation
commercial
#201, 4216 12th S treet NE Calgary, Alta T2E 6 K9
P:403.203.197 0
F :403.203.1990
tr ic or @t r ic or d es ig ns .c om w ww .t ri co r de sig n s. co m
PROHIBITED.
STAMP:
PROJECT:
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
CLIENT:
DIAMOND WASH
DRAWING SET:
DEVELOPMENT
PERMIT SET
DRWN CHK'D
BY:
BY:
RELEASED FOR:
PROPOSED TURNING RADIUS
SHOWING A TURNING RADIUS FOR A FIRETRUCK /
WASTE REMOVAL VEHICLE WITH AN OUTSIDE
RADIUS OF 14.63m (48'-0") WITH AN INSIDE RADIUS
OF 10.47m (34'-4")
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
X
X
XX/XX/15
BUILDING PERMIT
DRWN CHK'D
BY:
BY:
X
X
2.
3.
4.
5.
6.
7.
8.
9.
10.
TITLE:
TURNING RADIUS
PLAN
PROPOSED TURNING RADIUS PLAN
SCALE: 1:200
DATE:
(M/D/Y)
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
DP3
Page 65
DATE:
(M/D/Y)
09/16/15
estate - vacation
commercial
#201, 4216 12th S treet NE Calgary, Alta T2E 6 K9
P:403.203.197 0
F :403.203.1990
tr ic or @t r ic or d es ig ns .c om w ww .t ri co r de sig n s. co m
PROHIBITED.
STAMP:
PROJECT:
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
CLIENT:
DIAMOND WASH
DRAWING SET:
AUTOMATIC WASH
USE RIGHT LANE
DEVELOPMENT
PERMIT SET
SELF SERVE WASH
USE LEFT LANE
DRWN CHK'D
BY:
BY:
RELEASED FOR:
SIGN
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
X
X
XX/XX/15
BUILDING PERMIT
AUTOMATIC WASH
USE RIGHT LANE
DRWN CHK'D
BY:
BY:
SELF SERVE WASH
USE LEFT LANE
X
2.
3.
SIGN
4.
FREE
STANDING
SIGN
5.
6.
Change to a
"no left turn"
symbol
7.
8.
9.
10.
TITLE:
FLOW CHART
PROPOSED STAGING PLAN
SCALE: 1:200
DATE:
(M/D/Y)
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
DP4
Page 66
X
DATE:
(M/D/Y)
09/16/15
estate - vacation
commercial
P:403.203.1970
F:403.203.1990
PROHIBITED.
ROOF PEAK XX.XX
12
4
8.02
12
12
12
7
7
12
4
12
4
4
4.37
7/12 PITCH
7/12 PITCH
7/12 PITCH
12
4
TOW UPPER
2
1.14
12
CAR WASH
WINDOW HT.
1.14
1.14
1.14
4
4/12 PITCH
4/12 PITCH
0.46
0.46
0.46
0.46
2
0.46
CAR WASH
4/12 PITCH
0.46
0.25
STAMP:
0.25
2
TOJ UPPER
2
TOW MAIN
2
WINDOW HT.
2
2
2
2
1.52
1.52
CL
TO. MAIN XX.XX
Wall Area for purposes of sign coverage calculation
1.63
3.20
3.20
1.63
ATF XX.XX
PROJECT:
SOUTH ELEVATION
SCALE: 1:100
MATERIALS LEGEND
1. ROOFING
2. 12" BAND COLOR 1
3. 12" BAND COLOR 2
4. STUCCO COLOR 3
5. BRICK VENEER
6. COLUMN TYPE A
7. PAINTED PRE-ZONE SIGN
8. 12" TRIM COLOR 5
9. CURVED PARAPET
10. WINDOW TYPICAL INSTALLATION
11. COLUMN TYPICAL B
12. OVER HEAD DOOR
13. 12" FASCIA
14. COLUMN TYPE C
15. COLUMN TYPE D
16. COLUMN TYPE E
17. FLAT PARAPET
1
COLOUR LEGEND
STUCCO CAPS: GENERAL PAINT
MATCH CL 2607N WALLABLE
2
STUCCO COLUMNS: GENERAL PAINT
MATCH CLC 1271D END POINT
3
STUCCO FACE: GENERAL PAINT
MATCH CLW 1011W MERE MORTAL
4
FASCIA & SOFFIT: GENTEK ANTIQUE
BROWN
5
WINDOWS: BLACK
6
STONE: CULTURED STONE
CHARDONNAY USED BRICK CB
418018
7
ROOF: WEATHERED IKO SLATE
MANUAL WASH
ENTRANCE DETAIL
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
SCALE: 1:100
CLIENT:
DIAMOND WASH
DRAWING SET:
DEVELOPMENT
PERMIT SET
DRWN CHK'D
BY:
BY:
RELEASED FOR:
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
BUILDING PERMIT
X
X
XX/XX/15
DRWN CHK'D
BY:
BY:
ROOF PEAK XX.XX
X
X
2.
12
12
4
12
7
12
4
3.
4
1.78
4.
1.78
12
12
7/12 PITCH
7/12 PITCH
7/12 PITCH
4
TOW UPPER
4
5.
WINDOW HT.
4
4/12 PITCH
4/12 PITCH
1
4
4
4/12 PITCH
1
5
1
6.
1
TOJ UPPER
3
5
1.52
7.
TOW MAIN
WINDOW HT.
5
5
3
8.
6
3
3
3
3
3
3
0.91
0.91
0.91
0.91
9.
0.91
1
1
TO. MAIN XX.XX
10.
6
6
6
ATF XX.XX
TITLE:
WEST ELEVATION
SCALE: 1:100
MATERIALS LEGEND
1. ROOFING
2. 12" BAND COLOR 1
3. 12" BAND COLOR 2
4. STUCCO COLOR 3
5. BRICK VENEER
6. COLUMN TYPE A
8. 12" TRIM COLOR 5
9. CURVED PARAPET
12. OVER HEAD DOOR
13. 12" FASCIA
14. COLUMN TYPE C
15. COLUMN TYPE D
16. COLUMN TYPE E
17. FLAT PARAPET
1
COLOUR LEGEND
2
3
4
BROWN
5
WINDOWS: BLACK
6
418018
7
DATE:
(M/D/Y)
SOUTH & WEST
ELEVATIONS
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
DP8
Page 67
DATE:
(M/D/Y)
09/16/15
estate - vacation
commercial
P:403.203.1970
F:403.203.1990
PROHIBITED.
ROOF PEAK XX.XX
12
12
4
4
12
4
12
4
7
4
WINDOW HT.
4/12 PITCH
STAMP:
4
0.46
TOW UPPER
4.37
7
4/12 PITCH
0.46
1
CAR WASH
1
1
4
0.46
0.46
TOJ UPPER
TOW MAIN
2
5
3
2
2
2
6
WINDOW HT.
5
3
3
3
TO. MAIN XX.XX
6
ATF XX.XX
PROJECT:
Wall Area for purposes of sign coverage calculation
MATERIALS LEGEND
1. ROOFING
2. 12" BAND COLOR 1
3. 12" BAND COLOR 2
4. STUCCO COLOR 3
5. BRICK VENEER
6. COLUMN TYPE A
8. 12" TRIM COLOR 5
9. CURVED PARAPET
12. OVER HEAD DOOR
13. 12" FASCIA
14. COLUMN TYPE C
15. COLUMN TYPE D
16. COLUMN TYPE E
17. FLAT PARAPET
NORTH ELEVATION
SCALE: 1:100
1
COLOUR LEGEND
2
3
4
BROWN
5
WINDOWS: BLACK
6
418018
7
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
CLIENT:
DIAMOND WASH
DRAWING SET:
DEVELOPMENT
PERMIT SET
DRWN CHK'D
BY:
BY:
RELEASED FOR:
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
BUILDING PERMIT
X
X
XX/XX/15
DRWN CHK'D
BY:
BY:
X
X
2.
ROOF PEAK XX.XX
3.
12
4
12
12
4
1.78
4
4.
5.
12
4
TOW UPPER
7
12
4
WINDOW HT.
7
7
4/12 PITCH
4/12 PITCH
6.
4
0.46
0.46
0.46
4/12 PITCH
4/12 PITCH
4
TOJ UPPER
2
7.
5
TOW MAIN
WINDOW HT.
3
3
3
0.46
0.46
0.46
0.46
5
0.46
5
0.46
8.
2
2
0.46
1
9.
3
6
1
0.46
10.
TO. MAIN XX.XX
6
TITLE:
ATF XX.XX
EAST ELEVATION
SCALE: 1:100
MATERIALS LEGEND
1. ROOFING
2. 12" BAND COLOR 1
3. 12" BAND COLOR 2
4. STUCCO COLOR 3
5. BRICK VENEER
6. COLUMN TYPE A
8. 12" TRIM COLOR 5
9. CURVED PARAPET
12. OVER HEAD DOOR
13. 12" FASCIA
14. COLUMN TYPE C
15. COLUMN TYPE D
16. COLUMN TYPE E
17. FLAT PARAPET
1
COLOUR LEGEND
2
NORTH & EAST
ELEVATIONS
3
4
BROWN
PROJECT #:
15-07272
5
WINDOWS: BLACK
DATE:
SEPT 17, 2015
6
418018
SCALE:
AS SHOWN
7
DATE:
(M/D/Y)
PAGE #:
DP9
Page 68
DATE:
(M/D/Y)
09/16/15
54.86
0.61
0.61
53.64
3.10
11.04
3.23
1.58
34.01
4.57
1.65
3.23
2.29
1.74
7.71
2.29
3.14
6.40
4.57
2.22
5.50
0.91
0.91
6.10
4.57
1.22
6.40
0.91
2.13
0.91
1.22
1.22
5.66
4.57
0.91
2.13
estate - vacation
commercial
P:403.203.1970
F:403.203.1990
1.22
PROHIBITED.
EXT.
LIGHT
EXT.
LIGHT
30x24 P
30x72 P
30x24 P
30x72 P
30x24 P
30x72 P
30x24 P
30x72 P
STAMP:
UP 18R
EXT.
EXT.
EXT.
EXT.
EXT.
EXT.
4/0
SHOWROOM
60x30 P
60x30 P
60x30 P
60x30 P
SLUDGE
CONTAINMENT
4/0
BAY 1
1.52
BAY 2
BAY 3
BAY 4
BAY 5
0.61 0.91
PROJECT:
4.65
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
0.61
CLIENT:
MANUAL WASH
DIAMOND WASH
RAMP DOWN
ENTRANCE
BAY 6
DRAWING SET:
DEVELOPMENT
PERMIT SET
DRWN CHK'D
BY:
BY:
RELEASED FOR:
2/8
0.61 0.91
1.52
EXT.
LIGHT
LUNCH
ROOM
LUNCH
AREA
MECHANICAL
ROOM
BAY 10
BAY 9
BAY 8
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
BUILDING PERMIT
X
X
XX/XX/15
BAY 7
EXIT
0.20
60x30 P
60x30 P
60x30 P
60x30 P
60x30 P
60x30 P
DRWN CHK'D
BY:
BY:
X
X
EXT.
LIGHT
EXT.
LIGHT
EXT.
LIGHT
EXT.
LIGHT
0.20 0.23
2.
1.83
22.86
3.
AUTO-WASH 1
ENTRANCE
EXIT
4.
1.83
5.
0.20
0.20
0.23
6.
0.23
0.20
0.20
7.
0.43
EXIT
AUTO-WASH 2
ENTRANCE
8.
9.
0.20
0.20
48x30 P
48x30 P
10.
LIGHT
0.20
LIGHT
0.23
0.20
0.23
0.43
TITLE:
0.43
1.22
0.46
3.78
0.61
DATE:
(M/D/Y)
2/8
4.65
1.52
4.01
4.93
1.27
0.46
2.62
3.78
3.08
12.19
12.50
5.26
0.46 1.22
1.83
1.83
6.10
1.22
1.22
0.46
1.83
1.83
6.10
18.81
24.69
MAIN FLOOR PLAN
1.22
0.46
2.63
5.50
24.31
0.61
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
54.86
MAIN FLOOR PLAN
SCALE: 1:100
PAGE #:
DP10
Page 69
DATE:
(M/D/Y)
09/16/15
11.04
3.23
4.57
2.29
3.23
2.29
residential - acreage - innercity renovations - multi-family 30x72 P
30x72 P
30x72 P
estate - vacation
commercial
P:403.203.1970
F:403.203.1990
30x72 P
PROHIBITED.
OFFICE
STAMP:
0.46
3.41
4.22
0.46
3.41
11.04
UPPER FLOOR PLAN
PROJECT:
0.46
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
0.46
0.46
CLIENT:
DIAMOND WASH
DRAWING SET:
MECHANICAL TO BE
SCREEN INSIDE
ROOF DESIGN
0.46
DEVELOPMENT
PERMIT SET
DRWN CHK'D
BY:
BY:
RELEASED FOR:
DATE:
(M/D/Y)
0.46
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
BUILDING PERMIT
X
X
XX/XX/15
0.46
0.46
DRWN CHK'D
BY:
BY:
X
X
DATE:
(M/D/Y)
09/16/15
2.
3.
4.
5.
0.46
6.
7.
0.46
8.
9.
10.
0.46
TITLE:
UPPER FLOOR PLAN
& ROOF PLAN
0.46
0.46
ROOF PLAN
SCALE: 1:100
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
DP12
Page 70
3.00
WOOD GATES C/W MECHANISM TO
FASTEN GATES OPEN (PASSING
LINK CHAIN ATTACHED TO
0.30
2.40
0.30
PLAN
DUTY HARDWARE
estate - vacation
commercial
P:403.203.1970
F:403.203.1990
PROHIBITED.
CONC. APRON & PAD TO BE OF
ELEVATION
3.00
STAMP:
BACKGROUND 200mm CONC. BLOCK
WALL TO MATCH
BUILDING
1.80
1.80
DARK BLUE
LETTERS
POST TO BE CLAD IN
STUCCO & STONE
TO MATCH BUILDING
1/4 MILE
CAR WASH
200 x200
POST
CONCRETE
PROJECT:
1/4 MILE CAR WASH
OKOTOKS, ALBERTA
SIGNAGE ELEVATION
3.00
WALL TO MATCH
BUILDING
3.00
ILLUMINATED FREESTANDING SIGN
SCALE: 1:50
CLIENT:
DIAMOND WASH
DRAWING SET:
6.00
DEVELOPMENT
PERMIT SET
DRWN CHK'D
BY:
BY:
RELEASED FOR:
SECTION
SUITABLE
GRAVEL FILL
DESIGN APPROVAL
X
X
XX/XX/15
DEVELOPMENT PERMIT
X
X
08/07/15
BUILDING PERMIT
X
X
XX/XX/15
PLAN
GARBAGE ENCLOSURE DETAIL
SCALE: 1:50
2.
DRWN CHK'D
BY:
BY:
X
3.
4.
5.
6.
7.
8.
9.
10.
TITLE:
SITE DETAILS
PROJECT #:
15-07272
DATE:
SEPT 17, 2015
SCALE:
AS SHOWN
PAGE #:
DATE:
(M/D/Y)
DP14
Page 71
X
DATE:
(M/D/Y)
09/16/15
Page 72
Page 73
Page 74
DPA # Description
165-15 Car Washing Establishment
Automotive Repair and Service Shop,
166-15 Accessory Used Auto Sales
167-15 Two portable classrooms
Change in Use from Warehouse to
168-15 Recreation Facility Private
169-15 Fascia Signage
170-15 Unenclosed Deck
Zoning
I-1S
Lot
12
Block
1
Plan
Address
111 0373 110 Southbank Boulevard
Date Rec'd
7-Aug-15
I-2
PS
6
1
A
801 0201 131 Fisher Street
4820AM 69 Okotoks Drive
14-Sep-15
14-Sep-15
I-2
I-1S
R-1N
2
5
150
2
1
24
801 0201 6 Fisher Crescent
081 0538 109 Southbank Boulevard
051 3523 145 Cimarron Grove Circle
19-Aug-15
2-Oct-15
6-Oct-15
Page 75
REPORTS TO COUNCIL SUMMARY
FOR MUNICIPAL PLANNING COMMISSION INFORMATION
COUNCIL MEETING OF SEPTEMBER 14, 2015
Chief Administrative Officer’s Report: Development Services – Wedderburn Land
Purchase for Education, Recreational and Cultural Campus Update
Issue
On September 2nd, Council of the Municipal District (MD) of Foothills passed a
resolution pursuant to section 72 of the Municipal Government Act, stating that it has no
objection to the Town purchasing lands identified as a portion of NE 33-20-29-W4M
within the MD of Foothills. MD approval is a condition of the purchase and sale
agreement.
Additionally the Town has published requests for proposals to conduct a land survey, to
precisely delineate the boundaries of the property and a phase I environmental
assessment. Once complete, the Town will be in a position to submit an application for
subdivision to the MD.
Bylaw 19-15: First Reading
Issue
The purpose of Bylaw 19-15 is to amend the Land Use Bylaw to allow site specific
discretionary uses of retail stores and retail stores - warehouse on Lot 5, Block 1, Plan
081 0538 (109 Southbank Boulevard) within the South Business Industrial District (I1S). This bylaw is ready for first reading only.
MOTION:
By Councillor Rockley that Bylaw 19-15, a bylaw for the purpose of
amending the Land Use Bylaw to allow site specific discretionary uses of
retail stores and retail stores - warehouse on Lot 5, Block 1, Plan
081 0538 (109 Southbank Boulevard) within the South Business Industrial
District, be read a first time.
Carried Unanimously
Page 76
COUNCIL MEETING OF SEPTEMBER 28, 2015 (Minutes are Unadopted)
Bylaw 19-15: Second and Third Reading
Issue
The purpose of Bylaw 19-15 is to amend the Land Use Bylaw to allow site specific
discretionary uses of “retail stores” and “retail stores - warehouse” on Lot 5, Block 1,
Plan 081 0538 (109 Southbank Boulevard) within the South Business Industrial District
(I-1S). Bylaw 19-15 received first reading on September 14, 2015. Depending on the
outcome of this public hearing, this bylaw is ready for second and third reading.
MOTION:
By Councillor Rockley that Bylaw 19-15, a bylaw for the purpose of
amending the Land Use Bylaw to allow site specific discretionary uses of
“retail stores” and “retail stores - warehouse” on Lot 5, Block 1, Plan
081 0538 (109 Southbank Boulevard) within the South Business Industrial
District, be amended by removing the discretionary use of “retail stores”,
and read a second time.
AMENDING
MOTION:
By Councillor Heemeryck that the motion be amended by adding “that the
floor space for the discretionary uses of “retail stores - warehouse” not
exceed the first floor of the proposed second building”.
Carried Unanimously
MOTION AS
AMENDED: By Councillor Rockley that Bylaw 19-15, a bylaw for the purpose of
amending the Land Use Bylaw to allow site specific discretionary use of
“retail stores - warehouse” that does not exceed the first floor of the
proposed second building, on Lot 5, Block 1, Plan 081 0538 (109
Southbank Boulevard) within the South Business Industrial District, be
read a second time.
Carried Unanimously
MOTION:
By Councillor Fischer that Bylaw 19-15, a bylaw for the purpose of
amending the Land Use Bylaw to allow site specific discretionary use of
“retail stores - warehouse” that does not exceed the first floor of the
proposed second building, on Lot 5, Block 1, Plan 081 0538 (109
Southbank Boulevard) within the South Business Industrial District, be
read a third time and passed.
Carried Unanimously
Page 77

notice of the meeting of the municipal planning commission of the

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