OUTDOOR STORAGE/RECREATIONAL VEHICLES

Transcription

1 OUTDOOR STORAGE/RECREATIONAL VEHICLES On October 6 th, 2009, Council approved amendments to the Municipal Development Plan and Land Use Bylaw for outdoor storage. These amendments include criteria for land use redesignation applications, and new regulations for subdivision and Development Permits for outdoor storage. The Bylaws with the amendments have been attached and a summary is provided below. Municipal Development Plan (MDP) Amendments Section 6.6 of the MDP was added to the MDP to provide criteria for land use redesignation. The criteria include: Access to an outdoor storage facility must be from a paved road that meets Municipal standards. If the road is not paved, pavement of the road will be a condition of approval; A Traffic Impact Analysis (TIA) must be completed to determine if any upgrades to the public road system are required; Access must be from a Rocky View County road; Visibility of the outdoor storage facility must be mitigated for highways and adjacent or proximal residents; A management plan for the handling of any waste should be provided; and Utilization of any natural features for screening is encouraged, such as existing landscaping, topography, or existing structures. Land Use Bylaw (LUB) Amendments Several amendments were made to the LUB that include a restructuring of the outdoor storage land use district, new and amended definitions, and new landscaping and screening regulations. These amendments include: All sales and service uses were removed from the Industrial Storage and Sales (I-SS) district. Therefore, the name of the district was changed to Industrial Industrial Storage (I-IS) and the purpose and intent of the district was changed to reflect that the district is for temporary storage as the primary use; Dump stations are required for RV storage; The maximum height of a fence was increased to 3.0 metres. Fencing must be setback from the property line in order to accommodate any landscaping; A minimum of 10% of the site must be landscaped; The minimum number of trees for a site must be coniferous. Additional deciduous trees are allowed, but they are in addition to the minimum number required; and, Recreational vehicle storage now includes other recreational vehicles, such as motorcycles, ATV s, boats, snowmobiles, etc. 1 of 5

2 A. PART ONE: OPERATIVE AND INTERPRETATIVE CLAUSES, SECTION 7 AND 8: SECTION 8.1 Definitions OUTDOOR PARTICIPANT RECREATION SERVICES means development providing facilities for sports and active recreation conducted outdoors. Typical facilities would include golf courses, driving ranges, ski hills, ski jumps, sports fields, outdoor tennis courts, unenclosed ice surfaces or rinks, athletic fields, boating facilities, campgrounds, tourist, Scout/Guide camps, religious outdoor retreat camps and parks; OUTDOOR STORAGE, RECREATIONAL VEHICLE means an industrial area of land set aside or otherwise defined for the outdoor storage of vehicle, recreation and vehicle, motor sport; OUTDOOR STORAGE, TRUCK TRAILER means an industrial area of land set aside or otherwise defined for the outdoor storage of truck trailers; SCREENING means a fence, earth berm, trees, hedge, or established shelterbelt used to visually and/or physically separate areas or functions; SHELTERBELT means a planting made up of one or more rows of trees or shrubs planted in such a manner as to provide shelter from the wind and to protect soil from erosion; VEHICLE, MOTOR SPORT means a vehicle used for personal recreation as in a boat, seadoo, skidoo, motorcycle, quad or similar type vehicle; B. PART THREE: GENERAL REGULATIONS SECTION 25 Design, Character and Appearance Of Buildings and Structures Visual Impacts and Screening To the satisfaction of the County, the following shall be enclosed from view or screened to soften the visual impact on adjacent or proximal sites, roadways, and public thoroughfares: (c) (d) (e) (f) (g) (h) Screening All heating, ventilating, and air conditioning (HVAC) apparatus on the roof, with the exception of solar power; Outside storage areas; Exterior work areas; Garbage, waste, and waste handling and collection areas; Wrecked or damaged motor vehicles; Outdoor service areas, including any loading and vehicular service areas, that are visible from an adjacent residential property or from a public road other than a lane; Bulk outdoor storage, including but not limited to auto wrecking, lumber yards, pipe storage, vehicle storage and similar uses; and The parking or storage of large trucks, tractor-trailers, and heavy industrial equipment Any screening shall be maintained to provide effective screening to reduce the visual impact, from the ground to a height of 3.00 m (9.84 ft) Fencing of 50 m length or more, where adjacent to residential areas or a public road, should be enhanced to provide visual interest through the addition of landscaping, offsetting, a variety of screening materials or be architecturally designed, to the discretion of the County The entire perimeter of any bulk outdoor storage or mini-storage area shall be fenced or walled for security purposes. The location of the fencing shall be around the storage area and should not be on the property boundary in order to provide space for landscaping. 2 of 5

3 SECTION All outdoor storage or mini-storage areas screened with hard materials, such as fencing or walls, shall incorporate the following landscaping in order to soften the screening. Where this section conflicts with any other sections of this Bylaw, this section will take precedence: (c) (d) (e) All required landscaping trees should be coniferous; All required landscaping shall occur at the perimeter of the storage area, within the subject property, but located outside of any fencing or similar structure; Shrubs and deciduous trees may also be incorporated to create clusters around the coniferous trees; If adjacent to a residential district or a public road, or visible from a public road, additional landscaping may be required on those sides adjacent to a residential district, public road, or visible from a public road, to the satisfaction of the County; and, If an established shelterbelt can provide sufficient screening through all seasons, it may be considered in lieu of coniferous trees as stated in Parking And Loading 30.3 Development Standards Vehicle, Motor and Vehicle, Recreation Parking and Loading Every off-street parking or loading area required by this Bylaw to accommodate 3 or more vehicles, motor or vehicles, recreation: (c) Shall, if required in a Development Permit, clearly delineate individual parking stalls, manoeuvring aisles, entrances, and exits with pavement markings, signs, and/or other physical means; Shall be designed to allow forward entry to and exit from the property on which the parking or loading area is located; Shall restrict surface drainage, directly or through such means as determined in a Development Permit, with no surface drainage flowing overland except within the boundaries of the site; and (d) Shall be constructed with surface grades not exceeding 6% Where a parking or loading area is associated with a commercial or industrial development, and the development property abuts property with any residential, public, or institutional zoning, or abuts an adjacent road right-of-way, the parking or loading area shall have a landscaped screen (as defined in this Bylaw) of length, thickness, and height sufficient to provide appropriate interruption of view Every off-street parking or loading area required by this Bylaw to accommodate 50 or more vehicles, motor at-grade shall, where required by the Development Authority, incorporate landscaped open space within the interior of the parking or loading area. Such landscaping will be arranged so that it provides visual relief and breaks up large areas of parking into smaller cells Every off-street parking or loading area, and access thereto, shall, if required by the Development Authority, have fencing, curbs, or secured wheel stops to prevent vehicles, motor or vehicles, recreation from encroaching upon property lines and required landscaping Every off-street parking or loading area which is illuminated shall have all lighting positioned in such a manner that ambient light falling onto abutting properties is minimized Disabled parking shall be located as close to a main building entrance as possible. 3 of 5

4 SECTION 35. SECTION Any trash storage or collection area co-existing with any parking or loading area: (c) Shall be clearly delineated as separate and in addition to required parking and loading spaces; Shall be located such that collection vehicles can gain access without undue interference with the operation of the parking or loading area; Shall have a fenced or landscaped screen (as defined in this Bylaw) of length, thickness, and height sufficient to provide substantial interruption of view from ground elevation to a height of 1.85 m (6.07 ft.) All required loading spaces shall be accessible in such a way that a truck is not required to back up on a public roadway to park the truck in the loading space Loading bays shall be located in such a manner so as to not impede the efficient flow of traffic and pedestrian movement and to minimize impacts on adjacent land uses A minimum 9.00 m (29.53 ft) driveway is required in front of stalls for outdoor storage of any vehicles or loading doors for mini-storage. Sign Regulations No more than two freestanding signs shall be permitted on-site for each outdoor storage, recreation vehicle and mini-storage facility. Business Development 31.7 All outdoor storage, recreational vehicle, and mini-storage development shall be accessed by a paved road that meets or exceeds County standards, up to the property line where user access to the outdoor storage site is gained. C. PART FOUR: LAND USE DISTRICTS SECTION Purpose and Intent Industrial Industrial Storage (I-IS) The purpose and intent of this district is to accommodate the outdoor storage of vehicles and equipment including RV s, trailers, farming implements, self-storage and similar businesses where temporary storage is the primary use. A high standard of visual quality will be applied to these developments, including landscaping and screening, and consideration is given for visual impacts to adjacent land uses Minimum and Maximum Requirements Parcel Size: 70.8 Other Requirements (c) The minimum parcel size shall be 1.62 hectares (4.00 acres); The maximum area shall be 8.09 hectares (20.00 acres) or a size that is satisfactory to the County. A Development Authority may require a greater building setback for the proposed development which, in the opinion of a Development Authority, may interfere with the amenity of adjacent sites; A Development Authority may require an environmental impact assessment where there is uncertainty as to potential impacts of potential significant risk from the proposed development; No vehicle storage shall be located in the front yard setback; 4 of 5

5 (d) (e) (f) (g) (h) There shall be no storage of hazardous materials or goods on site; No overnight or long term camping shall be allowed on site; There shall be no storage for the salvage of, or for derelict vehicles and equipment, used building or domestic products and similar discarded or recyclable materials; All outdoor storage, recreation vehicle sites shall have a dump station; A minimum of 10% of the lands shall be landscaped in accordance with a landscape plan. 5 of 5

6 Development Permit Checklist The following information must be included with your application. Without it, your application will be considered incomplete, and will not be processed until it has been supplied. APPLICATION FEE See Development Permit Fee Schedule. CURRENT COPY OF THE CERTIFICATE OF TITLE INCLUDING NON-FINANCIAL CAVEATS AND COVENANTS REGISTERED ON THE TITLE Searched within 30 days prior to the application, the copy of the title may be obtained from any Provincial Registry Office. SITE PLAN OF THE PROPOSED DEVELOPMENT Showing all dimensions and setbacks refer to the example in this package. Please show all slopes steeper than 15% APPLICATION FORM(S) The form is to be completed in full and signed by the registered owner of the land and/or the person authorized to act on their behalf (if any). AUTHORIZATION FROM REGISTERED OWNER Provided either by signing the Development Permit Application or an attached letter from owner giving authorization. AFFIDAVIT, LETTER, AND/OR COMPANY SEAL An affidavit or Company Seal is required when the registered owner shown on the title of the property is listed as a Company. If you do not have a Company Seal, have an affidavit Commissioned, granting you authorization to legally act on behalf of the Company. If you have a Company Seal, please affix said seal to every place that your signature is required, including the Letter of Authorization. COVER LETTER A cover letter, detailing the nature of the business or tenancy, must accompany all Home Based Businesses or Tenancy applications. A cover letter for all other development permit applications will be requested when deemed necessary. OTHER DOCUMENTATION All other required documents specific to the Development Permit in question, must accompany the application. To determine what other documents will be required, please speak to a planning representative or review the requirements on Additional items may be requested upon receipt and after review of the application, depending on the nature of the application. Development Permit Checklist 1 of 2

7 FOR OFFICE USE ONLY PARCEL INFORMATION AND LAND USE MAPS LAND USE DESIGNATION PROPOSED DEVELOPMENT AIR PHOTO CONCEPT PLAN/ASP INFO. Which one? Print off any relevant sections of the ASP/Cp's in regards to the above PRE-APPLICATION MEETING/AIMTRAC NOTES If applicable, provide a copy of any notes if a pre-app meeting was held before application was received Road Type Bylaw Proposed Front Yard Setback Minimum Side Yard Setback Minimum Rear Yard Setback Minimum Height Maximum Principal Building Size ADMINISTRATION MUST VERIFY APPLICATION IS COMPLETE AND ACCURATE Comments Staff Signature Development Permit Checklist 2 of 2

8 FOR OFFICE USE ONLY Fee Submitted File Number APPLICATION FOR OUTDOOR STORAGE/RECREATIONAL VEHICLES Date of Receipt Receipt # Owner/Name of Business Address of Business Postal Code Telephone (B) (H) Fax 1. PROPERTY INFORMATION Size of parcel Has the Traffic Impact Assessment been completed? YES/NO Public access road surface type Gravel Paved Chip sealed Maintenance of road County City of Calgary Other 2. OPERATION Type of storage? (e.g. R.V.'s, mini storage, boats etc.) Number of vehicle stalls? Number of mini storage units 3. SITE PLAN Please submit a detailed drawing of the site showing: a. Manoeuvring aisles, entrances and exits b. Screening (i.e. fences, berms, landscaping) c. Setbacks from property lines d. Location of any buildings or structures. e. Location of dump station 4. ADDITIONAL INFORMATION Signature of Applicant Date:

9 FOR OFFICE USE ONLY Fee Submitted File Number APPLICATION FOR A DEVELOPMENT PERMIT Date of Receipt Receipt # Name of Applicant Mailing Address Postal Code Telephone (B) (H) Fax For Agents please supply Business/Agency/ Organization Name Registered Owner (if not applicant) Mailing Address Postal Code Telephone (B) (H) Fax 1. LEGAL DESCRIPTION OF LAND a) All / part of the ¼ Section Township Range West of Meridian b) Being all / parts of Lot Block Registered Plan Number c) Municipal Address d) Existing Land Use Designation Parcel Size Division 2. APPLICATION FOR 3. ADDITIONAL INFORMATION a) Are there any oil or gas wells on or within 100 metres of the subject property(s)? Yes No b) Is the proposed parcel within 1.5 kilometres of a sour gas facility? Yes No (Sour Gas facility means well, pipeline or plant) c) Is there an abandoned oil or gas well or pipeline on the property? Yes No d) Does the site have direct access to a developed Municipal Road? Yes No 4. REGISTERED OWNER OR PERSON ACTING ON HIS BEHALF I (Full Name in Block Capitals) hereby certify that I am the registered owner and that the information given on this form is full and complete and is, to the best of my knowledge, a true statement of the facts relating to this application. I am authorized to act on the owner s behalf Affix Corporate Seal here if owner is listed as a named or numbered company Applicant s Signature Date Owner s Signature Date Development Permit Application Page 1 of 2

10 5. RIGHT OF ENTRY I hereby authorize Rocky View County to enter the above parcel(s) of land for purposes of investigation and enforcement related to this Development Permit application. Applicant s/owner's Signature Please note that all information provided by the Applicant to the County that is associated with the application, including technical studies, will be treated as public information in the course of the municipality s consideration of the development permit application, pursuant to the Municipal Government Act, R.S.A 2000 Chapter M-26, the Land Use Bylaw and relevant statutory plans. By providing this information, you (Owner/Applicant) are deemed to consent to its public release. Information provided will only be directed to the Public Information Office, Rocky View Point, Rocky View County, AB, T4A 0X2; Phone: I,, hereby consent to the public release and disclosure of all information contained within this application and supporting documentation as part of the development process. Signature Date Development Permit Application Page 2 of 2

11 LETTER OF AUTHORIZATION I, (We) being the owner (s) of Lot Block Plan Legal: NW/NE/SE/SW Section Township Range W M give permission to act on my (our) behalf in applying for a Development Permit for the above subject property. Signature Signature Date