Title
Extension of Endorsement Period for Subdivision Application File No. 2010-S-008 (Proposed: Blue Heron Estates), Pt. NW 05-52-27-W4M (Linc No. 34212084) and the South Half of SW 08-52-27-W4M (Linc No. 31964034)
Proposed Motion(s)
That Council approve an extension of the endorsement period regarding Subdivision File No. 2010-S-008 to December 31, 2016 in accordance with Section 657(6) of the Municipal Government Act and Council Policy No. PD-021.
Body
Administration Recommendation(s)
Administration supports the request and suggests a time extension to December 31, 2016 is appropriate in this instance. It is unlikely that construction of this subdivision could commence in 2014 given that a Development Agreement and detailed engineering design for the subdivision and the Range Road 275 and Highway 627 intersection have not yet been completed or finalized respectively. Therefore, the recommended time extension would be for two (2) additional years; allowing construction and completion of the project in 2015 and/or 2016.
Purpose
The Applicant/Developer has requested an extension of the endorsement period for the proposed subdivision as the three (3) annual optional extensions authorized by Administration expired on June 7, 2014. Furthering of the request for extension rests with Council in accordance with Council Policy PD-021.
Summary
The County has received a request to extend the endorsement period for a subdivision proposing sixty-one (61) traditional country residential lots that are each greater than two acres in size. This subdivision application was conditionally approved by the County on June 7, 2010. Three (3) annual one-year extensions were authorized by Administration in accordance with Council Policy PD-021. The last extension expired on June 7, 2014. In accordance with Policy PD-021, additional extensions beyond three years rests with Council.
The extension request letter indicates that the Developers are of the opinion that they are close to finalizing the Range Road 275 and Highway 627 improvements required in support of the subdivision with Alberta Transportation and the County. The extension is required to allow additional time to finalize engineering design of the Range Road 275 improvements and enter into a Development Agreement for construction of the Local improvements. Since the 2010 conditional approval date, the Developers have not satisfied any of the conditions of approval. There have been no changes to any provincial legislation and/or the County's Statutory (MDP) or Land Use Bylaw planning documents which would affect this conditionally approved subdivision application.
Strategic Plan: Allowing this previously conditionally approved subdivision to proceed to construction aligns with Strategic Plan Economic Development Goal 2 - Parkland County will balance economic development with quality of life including taking steps to further promote and foster sustainable development. This also aligns with Strategic Plan Environment Goal 1 - Parkland County will be a respected steward of the environment through encouraging green development and by protecting wetlands and other riparian areas throughout the municipality (dedication of Environmental Reserve within the subdivision). Further, this aligns with Strategic Plan Infrastructure Goal 1 - Parkland County will develop and maintain high-quality infrastructure that will ensure sustainable growth and quality of life (upgraded intersection at Range Road 275 and Highway 627).
Legislative: In accordance with Section 657(6) of the Municipal Government Act, the Council of Parkland County has authority to grant time extension to the one-year subdivision endorsement and registration period. Under authority of Section 203 of the the Municipal Government Act, Council has delegated its authority to grant these extensions to the Chief Administrative Officer or the CAO's delegate) by virtue of the Chief Administrative Officer (CAO) Bylaw. The designate of the CAO refers the extension request to Council for consideration in accordance with Standard 1(f) of Policy PD-021. The CAO designate has previously granted three one-year extensions on the subdivision application with the Developer having not satisfied any of the conditions of approval.
Statutory Plans/Land Use Bylaw: The subject lands are outside of the Capital Region Priority Growth Area. The subdivision of 61 traditional country residential lots on the subject lands remains supported by the policies and regulations of the County's current Municipal Development Plan and Land Use Bylaw respectively. The Developer remains committed to provide the required paved off-site access and internal roads required to serve a multi-parcel residential subdivision. The County and the Developers will continue to liaise with Alberta Transportation to maintain the integrity of Highway 627 while still providing current and future residents with high quality access to the highway system.
Financial Impact:
Revenue: $750.00 Application Fee paid by Applicant/Developer in accordance with current Fees & Charges Schedule.
Non-refendable if Council denies the extension request.
Alternatives:
1. Council could approve the extension request with an expiry deadline other then December 31, 2016.
2. Council could table the extension request and request additional information from Administration and/or the Applicant/Developer.
3. Council could table the extension request pending resolution with Alberta Transportation on the intersection improvements required at Range Road 275 and Highway 627 to support the subdivision.
4. Council could deny the extension request.