Municipal Planning Commission. AGENDA April 22, :00 PM Council Chambers Main Floor, City Hall Avenue South

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1 Municipal Planning Commission AGENDA April 22, :00 PM Council Chambers Main Floor, City Hall Avenue South

2 Municipal Planning Commission DATE OF MEETING April 22, 2014 TIME OF MEETING PLACE OF MEETING COMMITTEE MEMBERS MEETING AGENDA 3:00 pm Council Chambers, City Hall Councillor Jeff Coffman Councillor Blaine Hyggen Councillor Rob Miyashiro (Alternate) Member at Large Stephen Neis Member at Large Bruce Thurber Member at Large Kendal Hachkowski Member at Large Ian MacLachlan Member at Large Kevin Brees 1. Welcome Chair 2. Approval of Agenda 3. Adoption of Minutes 3.1. Additions 3.2. Deletions 4. Old Business New Business 5.1. Proposed Amendment to the Legacy Ridge Stage 3 Outline Plan Community Planning Manager: Maureen Gaehring 6. Adjourn meeting

3 Municipal Planning Commission ADOPTION OF MINUTES

4 March 11 th, 2014 MPC Minutes are unavailable at this time.

5 Municipal Planning Commission NEW BUSINESS Item 5.1

6 OFFICE OF: PLANNING & DEVELOPMENT SERVICES Date: April 16, 2014 File No: For submission to the April 22, 2014 Municipal Planning Commission meeting The Chairman and Members of the Municipal Planning Commission RE: Proposed Amendment to the Legacy Ridge Stage 3 Outline Plan Stantec Consulting Ltd., on behalf of Melcor Developments Ltd., has applied to amend the Legacy Ridge Stage 3 Outline Plan. The amendment area contains approximately 2.5 hectares (6.2 acres) of undeveloped land in the south west corner of the Legacy Ridge Stage 3 neighbourhood. Purpose The intent of the Outline Plan amendment is to augment the proposed land use districts through the addition of a R-M (Mixed Density Residential) district which will provide more housing style options and increased density to the neighbourhood. Amendments to an approved outline plan are brought to the Municipal Planning Commission for consideration. Planning Background The purpose of an outline plan is to expand on the policies established in an Area Structure Plan to provide a more detailed planning and engineering framework to guide the phased subdivision and development of a new neighbourhood. The Legacy Ridge neighbourhood is comprised of 3 outline plans involving 2 developers, Avonlea Homes and Melcor Developments. Stage 1 and 2 outline plan areas in the south and central quadrant are nearing development completion. The Legacy Ridge Stage 3 Outline Plan, west of Hardieville, envisioned a variety of residential land use districts to provide a range of housing opportunities as contemplated in the Hardieville/Legacy Ridge/Uplands Area Structure Plan. An interpretive park will be integrated into the Stage 3 Outline Plan to showcase the remaining portions of the Galt No. 6 mine site remnants. The Legacy Ridge Stage 3 Outline Plan provides a logical extension of development from the Stage 1 and 2 Outline Plans, while providing an appropriate interface with the existing community of Hardieville to the east and the Altalink transmission line to the west. Outline Plan Amendment This outline plan amendment is specific to the south west corner of the Stage 3 area (Phase 12). The intent of the amendment is to augment the proposed land use districts through the addition of a R-M (Mixed Density Residential) district which will provide more housing style options and increased density. With this amendment, the outline plan will continue to provide that range of housing opportunities as suggested in the ASP and is consistent with the policies of the City of Lethbridge Integrated Community Sustainability Plan/Municipal Development Plan. Permitted uses in this district include dwellings - townhouse, dwellings - pre-planned two unit, dwellings - two-unit, and dwellings - single detached. The inclusion of the street oriented townhouse product provides the ability to increase the density within the amendment area while providing an additional housing style and price point option to the neighbourhood.

7 2 Included in support of the outline plan amendment application is a revised Table Overview of Land Uses which provides the statistical data for the outline plan area. This proposal would increase the total number of housing units by approximately 7 units in the amendment area, which translates to 432 units from 425 units in the total Stage 3 area. A new Section 6 - Overview of Proposed Land Uses is also been included to provide more statistical information for each of the proposed land use districts. A geotechnical review for slope stability was conducted at the time of the original outline plan which established a safe development setback line for this outline plan stage. Lands below this line will be dedicated as environmental reserve at the time of the subdivision applications. Public Notice The notice of the Municipal Planning Commission meeting to consider this Outline Plan was advertised in the Public Notice section of the April 12, 2014 edition of the Lethbridge Herald. Adjacent property owners were also notified by letter of the proposed plan amendment and invited to attend the Municipal Planning Commission meeting. Recommendation: It is recommended that application , Legacy Ridge Stage 3 Outline Plan Amendment, be approved with the following condition: 1. That future land use bylaw amendment applications and subdivision applications conform with this approval with respect to land use and street pattern to the satisfaction of the Approving Authority. Respectfully submitted, Barry Peat Senior Subdivision Planner

8 3 DATE: April 22, 2014 MOVED BY THAT Application No Legacy Ridge Stage 3 Outline Plan Amendment is approved with the condition that future land use bylaw amendment applications and subdivision applications conform with this approval with respect to land use and street pattern to the satisfaction of the Approving Authority. CHAIRMAN

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10 Melcor Developments Ltd. LEGACY RIDGE STAGE III OUTLINE PLAN BYLAW AMENDMENT Following and attached is a copy of the Amendment dated March 18, 2014 consisting of 6 page(s) including this cover page. This Amendment forms an integral part of the Legacy Ridge Stage III Outline Plan and is to be read in conjunction therewith. However, should points arise which are at variance, this Amendment shall take precedence, unless otherwise clarified by the City of Lethbridge Council. This Amendment provides specific clauses to add, delete or amend in the existing Legacy Ridge Stage III Outline Plan DETAILS OF AMENDMENT The intent of this application is to request consideration and approval of an Outline Plan Amendment for the Legacy Ridge Stage III Outline Plan, (OP) October 2009 by redesignating land uses to bring the Phase 12 area into conformity with the said OP. As per changing market conditions a revised Land Use Concept, Figure 6.1 has been proposed. Affected land use designations in this bylaw amendment include: R-L (Low Density Residential) 2.82 ha (6.97 acres) R-CL (Comprehensively Planned Low Density Residential) 6.9 ha (17.1 acres) R-M (Mixed Density) 0.4 ha (1.0 acres) P-R (Parks & Recreation) 2.1 ha (5.2 acres) NOTES: An additional lane has been identified within the revised area boundary to accommodate driveway access where no front driveways are permitted. There has been a review of R-CL block shell lot yield based on frontages and Melcor s proposed minimum lot widths. Based on this revision 37 units per ha cannot be achieved, and the resulting density is 20 units per ha. R-L units per ha has been changed to 25 units per ha based upon the City s current standard which accounts for a secondary suite option. Several sections throughout the OP make reference to the proposed amendments and their context within this OP area and have been identified below accompanied by textural changes if applicable. 1

11 LEGACY RIDGE STAGE III OUTLINE PLAN INTRODUCTION Third paragraph, last sentence shall now read: REVISE: The community is primarily low-density single-detached housing, but includes medium-density and mixed density sites interspersed throughout the area PURPOSE 2.1 OVERVIEW OF LAND USES REMOVE: REPLACE: Section 2.1 in its entirety Revised Section 2.1 (attached) OVERVIEW OF PROPOSED LAND USES REMOVE: REPLACE: REMOVE: REPLACE: Section 6 Overview of Proposed Land Uses in its entirety. Revised Section 6 Overview of Proposed Land Uses (attached) Figure 6.1 Proposed Land Use Designations Revised Figure 6.1 Proposed Land Use Designations dated March, 2014 (attached). END OF AMENDMENT 2

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16 Municipal Planning Commission NEW BUSINESS Item 5.1.1

17 From: To: Subject: Date: Attachments: Jennifer Watt Alanna Kovacs FW: Responding to the Amendment to existing Legacy Ridge Stage III Outline Plan Tuesday, April 22, :56:07 AM image002.png image003.png image004.png Jennifer Watt Development Services Clerk Phone: (403) Fax: (403) Website: Stay Informed. Follow us on From: Rena Roth Sent: Thursday, April 17, :32 PM To: City of Lethbridge Development Services Subject: Responding to the Amendment to existing Legacy Ridge Stage III Outline Plan We do not agree with the proposed amendment as it impacts us in the following way: There was to be a green strip right behind our property at 605 Marie Van Haarlem Cres N - and we made our purchase based on this premise for future property value. We now will have an obstructed view to the north west. The green strip would make for a nice corridor of foot traffic to access the Wilderness Park versus being on the road that will get busier over time. The school and spectators at the soccer fields would benefit from a green strip where it was originally designated. By increasing residency, the parking now for the sports fields becomes even more congested! The amendment is not satisfactory to us since we will already be tolerating more traffic and the green strip for access makes sense to be accessible to the Wilderness Park. Otherwise you will be having more people dipping down in the coulees from the other green strip areas - NOT being very ecological friendly either. For more information, please contact Rena Roth

18 Presentation to MPC April 22, 2014 Amendment to Legacy Ridge Stage III Outline Plan J. Erin Thibault

19 Presentation to MPC April 22, 2014 My House From 2009 Outline Plan

20 Presentation to MPC April 22, 2014 My House From 2013 Outline Plan

21 Presentation to MPC April 22, 2014

22 Presentation to MPC April 22, 2014

23 Presentation to MPC April 22, 2014 December 2012

24 Presentation to MPC April 22, 2014 Early Autumn 2012 Early Summer 2012

25 Presentation to MPC April 22, 2014 April 15, 2014

26 Presentation to MPC April 22, 2014 Fill level Looking East from Alexander Wilderness Park Road up the natural fall of the coulee

27 Presentation to MPC April 22, 2014

28 Presentation to MPC April 22, 2014 Land Use Bylaw 5700 This is the definitive land use and development document guiding the City of Lethbridge. The following slides refer to Development Standards, General Rules and Application considerations

29 Presentation to MPC April 22, Privacy, Landscaping and Amenity Space The provision of privacy for individual dwelling areas and the avoidance of likely conflict between adjacent land uses shall be resolved through site design considerations such as building placement, visual screening and the adequate buffering and separation of areas designed for active play and play areas.

30 Presentation to MPC April 22, Landscape Plan(s) that show in metric and identify: Overall Layout Planting Plan Elevation Views

31 Presentation to MPC April 22, 2014 If a landscape plan was required, were the principles of followed? The landscape design must respect and improve views from neighboring residential properties. It is important that any development adjacent to residential areas be a friendly neighbor and landscaping, including fencing, should provide buffering and screening where necessary.

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