Title
PUBLIC HEARING - 9:30 a.m. (60 mins)
Proposed Amendment to Land Use Bylaw No. 20-2009 to Redistrict Pt. of Plan 142 5416 from "CR - Country Residential" District to "BRR - Bareland Recreational Resort" District (Bylaw No. 2015-01)
Proposed Motion
Upon closing the Public Hearing:
1. That Bylaw No. 2015-01 receive second reading.
Body
Administration Recommendation(s)
Administration recommends that upon closing the public hearing, Council give second reading to Bylaw No. 2015-01, and then defer third reading until the applicant has provided administration with a satisfactory Outline Plan and Traffic Impact Assessment that identifies a main access to the west onto Highway 31.
Purpose
The applicant is requesting an amendment to the Land Use Bylaw to redistrict a portion of Plan 142 5416 (previously known as Lot 1, Block 2, Plan 082 7566) from the "CR - Country Residential" District to the "BRR- Bareland Recreational Resort" District, to accommodate an expansion of the existing Pineridge Golf Course and the associated Bareland Recreation Resort development within the golf course.
Summary
The applicant is proposing the redistricting of a portion of Plan 142 5416 (previously known as Lot 1, Block 2, Plan 082 7566), from the "CR - Country Residential" District to the "BRR- Bareland Recreational Resort" District, to accommodate Phase 3 of the Pineridge Bareland Recreational Resort. Subject to adoption of Bylaw No. 2015-01, the applicant proposes the subdivision and creation of 76 additional condominium units for recreational use. Two open houses were held by the applicant to inform the public of the proposed development. The outline plan submitted in support of this application includes a summary of the public's concerns as well as several background documents. The findings of these documents are summarized in the attached Administrative Report.
Of note, a Traffic Impact Assessment (TIA) completed by D&A Consulting Ltd., dated September 26, 2014, was submitted in support of the application. Through consultation with Parkland County Planning and Engineering Departments, several adjustments were made to the TIA and other associated transportation reports. The applicant is proposing to situate the main access for Phase 3 onto Range Road 55 and not Highway 31 as per previous phases of this development site. The TIA identified the required road alignments for several potential posted speeds. The information provided by the applicant's consultant shows that, should a main access onto Range Road 55 be approved, improvements can be theoretically made to Range Road 55 to accommodate this access location. Finalization of transition speed locations, required road upgrades and dedication would be required as part of a subdivision application. Additional details on required upgrades to the surfacing and ditches, among other aspects of Range Road 55 from Highway 16 to the intersection of 1st Ave (Beach Road/Edmonton Road), would also be required as part of a subdivision application.
The Summer Village of Seba Beach has expressed significant concerns regarding the proposed main access off of Range Road 55. Range Road 55 enters Seba Beach at the intersection of 1st Avenue (Beach Road/Edmonton Road). This roadway has significant condition issues, and the addition of traffic from this development along this road will cause further deterioration (see the Summer Village of Seba Beach correspondence attached).
The access of Range Road 55 at Highway 16 is ultimately slated for closure. A service road will ultimately connect Range Road 55 to west Highway 31 at some point after the intersection closure.
Bylaw 2015-01 has been referred to both Parkland County and Seba Beach Residents. As of the date of this report comments have been received by the Summer Village of Seba Beach, Alberta Transportation, CN Rail and Thirty-Five (35) Adjacent Landowners (see the Administrative Report for summary or complete correspondance is attached). Twelve (12) individuals have requested time to speak at the July 14, 2015 Public Hearing (see Speaker List attached).
The proposed BRR - Bareland Recreational Resort District is a suitable zoning for this location. The information the applicant has provided shows that, should a main access onto Range Road 55 be approved, improvements can be made to Range Road 55 at a reduced speed limit/standard to accommodate this access location. However, administration continues to have concerns regarding additional traffic on Range Road 55 and cannot support the Outline Plan as presented. Administration is of the opinion that the preferred main access location for the development is through the existing “The Meadows” subdivision or through the existing golf course lands to the west onto Highway 31. The Range Road 55 access could then serve as a gated and locked emergency access only. Administration recommends that upon closing the public hearing, Council give second reading of the bylaw, and direct the applicant to alter their Outline Plan and Traffic Impact Assessment to identify a main access to the west onto Highway 31 prior to Bylaw No. 2015-01 receiving third reading.
Financial Impact:
Revenue: $2,500.00 + GST (Land Use Bylaw Amendment Application Fee paid by Applicant)
Alternative Motion(s)
1) Council could close the public hearing and give second reading to Bylaw 2015-01, and defer third reading until the applicant has provided administration with a satisfactory Outline Plan and Traffic Impact Assessment that identifies a main access to the west onto Highway 31; or
2) Council could table the public hearing and request additional information from administration or the applicant; or
3) Upon closing the public hearing, Council could defeat Bylaw 2015-01 at second reading.