Council amends Land Use Bylaw for RV and mini-storage site

Miriam Ostermann
Times Associate Editor

 

The absence of an area structure plan and conceptual scheme for lands annexed in 2010 had council amend the Land Use Bylaw by introducing a district overlay to accommodate the issuance of a development permit for an RV and mini storage area – an action accompanied with a degree of limitations keeping future development in the forefront.
While the Municipal Development Plan (MDP) foresees lands located between Wildflower Road to the east and the town boundary to the west undergoing development for highway commercial development, the reclassification of a 4.2- acre property located at the corner of HWY 1 and Range Road 254 currently lacks consistency with the MDP.
The plan clearly communicates that no reclassification or development to the annexed lands take place until the creation of an Area Structure Plan (ASP) or the adoption of a Conceptual Scheme. Therefore, designating lands for highway commercial development, which the applicant had requested, is posing a concern. However, administration was in support of reclassifying the land, which is currently zoned Agriculture General District, if certain requirements and a permit with a five-year expiry date be considered under a proposed Overlay District – supplementing or modifying the arrangements of the parent district.
“I can see this being there for 10 or 15 years, but you never know we could have someone buy those quarter sections and decide that they’re going to do something major,” said Werner Fischer, director of planning and development for the Town of Strathmore. “The overlay, as proposed, allows us to deal with pertinent issues, and allows the development to proceed. [It] also proposes that all of those uses will be discretionary uses rather than permitted uses.
“This allows us to do two things. It gives us a little more flexibility in adding relevant conditions to the developing permit. It also enables us to issue a development permit for a limited period of time.”
Administration proposed eight considerations for council’s rumination on June 17. Such considerations included: the RV and mini-storage proposal shall not require water or sewer services; will be used for discretionary uses – such as mini or self storage, outdoor storage, signs, and accessory buildings and uses; may be considered a temporary or transitional use until services are available; and if future subdivision is proposed, then off-site levies, boundary conditions, reserves and related matters will be considered.
Council was assured that the permit would be subject to a time limit of five years, after which a review will be conducted to re-issue the permit for the same or alternate time period with or without conditions.
During the regular council meeting, some councillors were concerned about the aesthetics of the proposed development as well as oil and gasoline leaks.
“My only concern is that it is along the highway and it is so high profile,” said Councillor Denise Peterson. “I just think that adding to the stellar view coming in from Strathmore in the west would be good, so doing something different would be useful. And this looks good.”
Staff did acknowledge the issue, and will ensure that the site will be developed in an attractive manner. A 6.4 metre area on the front of the property line will be landscaped, while the trees at the west end will be maintained. Placing the RVs in front of the mini-storage, or sea cans, was also proposed.
Fischer also commented on the two most common problems: rodents and spills. However, he mentioned it is addressed when the development permit is issued and the details hashed out.
With the absence of Councillor Steve Grajczyk, who left due to a conflict of interest, Councillor Rocky Blokland, and Councillor Bob Sobol, town council approved second and third reading for the Land Use Bylaw amendment.