Title
Tranquil Waters Developer Proposal for Off-Site Road (Range Road 24) Costs Required under Conditional Subdivision Approval (File No. 2011-S-017), S.W. 21-52-2-W5M
Proposed Motion(s)
That Council direct Administration to impose through the Development Agreement under Subdivision File 2011-S-017, the requirement for the Developer to provide a financial contribution for the future upgrade of Range Road 24 to an 8.0 metre wide asphalt surface standard from Township Road 524 to the south approach limit with proposed Lot 1 in S.W. 21-52-2-W5M. The required payment being one third (1/3) the total cost to upgrade Range Road 24 to an 8.0 metre asphalt standard shall be determined upon completion and submission of a detailed cost estimate and preliminary design prepared by the Developer's Consulting Engineer to the satisfaction of the Manager of the County's Engineering Services. The detailed cost estimate shall include a two percent (2%) per year inflation factor for a ten (10) year period.
Body
Administration Recommendation(s)
Administration does not often support reducing policy requirements to allow developers to defer the requirement to front end the off-site pavement to pavement grid road improvements, however in this instance there are several extenuating factors. Range Road 24 deadends at Jackfish Lake and therefore doesn't serve through traffic. Most country residential developments generate a yield of 35 - 45 lots per quarter section and the related traffic associated with that number of residences. Tranquil Waters development was initially proposed to be a 30 - 40 unit bareland condominium project. After community consultation and in response to concerns expressed, the developer reduced the proposed number of lots to only ten, and provided additional reserve lands, resulting in nearly 50 acres of ERE, ER and MR dedication, which constitutes about 50 half the land area of the subdivision. With the over dedication of conservation land, the significantly reduced number of lots, and the unlikelihood that the neighbouring properties will be developed in the near future, upgrading of Range Road 24 to support a 10 lot subdivision is not feasible and is difficult to justify for the low traffic volumes expected.
Purpose
Resolution is required by Council so that Administration and the Developer may finalize a Development Agreement regarding Subdivision File 2011-S-017.
Summary
In March of 2012, the Municipal Government Board issued a conditional approval regarding Subdivision File 2011-S-017 for a ten (10) lot traditional country residential development within SW 21-52-2-W5M (Tranquil Waters). Condition #13 of the approval requires that the Developer and County enter into a Development Agreement regarding, but not limited to, the requirement to upgrade and asphalt surface approximately 1200 metres of Range Road 24. The improvements are south of Township Road 524 to the south limit of the approach to proposed Lot 1 based on the most current tentative plan. The Developer states that the cost to undertake the off-site road improvements to Range Road 24 are in excess of $475,000.00, as described within the submitted Roadway Assessment. In the opinion of the Developer, these improvements cannot be reasonably front-ended by the conditionally approved ten (10) lots. Furthermore, potential benefiting lands for which recoveries may be considered are already developed (Bergman Estates and Lakecrest) or are under an agricultural restricted zoning (SE 20-52-2-W5M). Recoveries cannot therefore be anticipated to be recovered in a reasonable timeframe. It should also be noted that during the subdivision process, the Developer reduced the number of lots from 45 to 10 to help address community concerns and to increase the amount of land (ER / ERE / MR) to nearly 50 ac to be dedicated for environmental and community uses.
Therefore, the Developer is requesting that Council waive the requirement to front end all the off-site costs of upgrading the Range Road, and consider a contribution proportionate to Tranquil Waters part of the long term benefiting area. All other conditions under the conditional approval, including the requirement to asphalt surface the local internal subdivision road, are not being debated by the Developer.
Strategic Plan/Policy/Legal/Staff Implications
The request is inconsistent with Policy 3.4, 10.8 and 10.12 under Municipal Development Plan Bylaw 37-2007.
Policy 3.4 - Infrastructure Improvements Paid For: New Multi-parcel residential subdivisions shall be required to provide and pay for infrastructure and servicing improvements, including paving of internal subdivision roads and off-site access roads to the closest paved County or provincial road (pavement to pavement).
Policy 10.8 - Cost of Improvements: Developers shall be required to construct or pay for the construction of improvements necessary to provide access and to extend municipal services to a new development that meets County standards.
Policy 10.12 - Paved Roads: All off-site access and local roads required to serve a Multi-parcel residential or industrial subdivision shall be paved to the satisfaction of Parkland County.
Financial Impact:
Current Cost: N/A
Future Cost: Future cost of the upgrade to Tranquil Waters and other benefiting developers will be determined by a detailed cost estimate and preliminary design to be undertaken by Tranquil Waters.
Source of Funding:
Other
This request will likely require other developers, or possibly the County, in the future to undertake the improvements to Range Road 24 consistent with County standards. The County must also account for any financial contribution received under a Development Agreement separately, as monies received may only be used for the future upgrade of Range Road 24 and not transferred or used for any other project. The County should anticipate more requests from existing ratepayers, potential requests from future ratepayers of the new subdivision, and other Jackfish Lake users to surface this portion of Range Road 24 if it is not completed as part of the off-site improvements for Subdivision File 2011-S-017. Range Road 24 is not identified for upgrading/surfacing within the County's current Road Program. Other developers may also request deferral and / or reduction of their obligation to front end pavement to pavement infrastructure as part of their development agreement obligations.