VULCAN COUNTY Vulcan County Council AGENDA Municipal Planning Commission Meeting December 15, 2010 Council Chambers Administration Building 102 Centre Street, Vulcan, Alberta Page 1. Call to Order a) Call to order 2. Adoption of Agenda and Emergent Issues a) December 15, 2010 2-5 6-14 15-28 29-33 3. Adoption of Minutes a) Minutes of the December 1, 2010 Municipal Planning Commission meeting. 4. Subdivisions a) Subdivision - 2010-0-279 - Vacant Parcel - SE 17-15-24 W4. 5. Action Items a) Greengate Power - Tower height approval - SW 23-14-22 W4. b) Lake McGregor Campground Development Proposal 6. Private Deliberations 7. Adjournment Page 1 of 33
VULCAN COUNTY MINUTES Municipal Planning Commission Meeting December 1, 2010 Council Chambers Administration Building 102 Centre Street, Vulcan, Alberta Present: Gordon Nelson, Chair Roy Lucas Rick Geschwendt Merle Wyatt Rod Ruark, Vice Chair Doug McIntyre Derrick Annable Rod Ruark Absent: Also Present: Larry Baran, County Administrator Perry Neufeld, ORRSC Heather Ferguson, Development Officer Deb Hartung, Administrative Coordinator Call to Order Chair Nelson called the Municipal Planning Commission meeting to order at 9:00 am.. Adoption of Agenda and Emergent Issues MTN. 2010-12-01 MOVED BY MEMBER WYATT that the agenda is approved with the following additions: Lafarge Development CARRIED UNANIMOUSLY. Page 1 of 4 #3a) - Minutes of the December 1, 2010 Municipal Planning Commission meeting. Page 2 of 33
Municipal Planning Commission Minutes December 01, 2010. Adoption of Minutes Minutes of the November 22, 2010 Municipal Planning Commission meeting. MTN. 2010-12-02 MOVED BY MEMBER ANNABLE that the minutes of the November 22, 2010 meeting are adopted with the following corrections: MTN. 2010-11-39 was made by Member Geschwendt MTN. 2010-11-41 change Member Donovan to Member Lucas MTN. 2010-11-42 change Member Donovan to Member Lucas Subdivisions CARRIED UNANIMOUSLY. Subdivision 2010-0-270 - Farmstead E1/2 12-14-24 W4 MTN. 2010-12-03 MOVED BY MEMBER ANNABLE that the Subdivision 2010-0- 270 to subdivide a 8.75 (3.541 hectare) farmstead parcel from two previously subdivided quarter sections E 12-14-24 W4 is approved with the following conditions: 1. That all outstanding property taxes shall be paid to the Vulcan County. 2. Relocation of the proposed north property line to a minimum distance of 7.62 meters (25 feet) from the northernmost edge of the existing dugout. 3. That a 20-metre wide service road shall be, dedicated by caveat, located perpendicular to and across the frontage portion of the parcel to be created lying within the NE of 12, to comply with Section 15(2) of the Subdivision and Development Regulation. The applicant should contact Alberta Transportation to finalize this condition. 4. That the final plan of subdivision be registered as proposed. CARRIED UNANIMOUSLY. Information Items Development Permit 69-2010 - Lake McGregor Estates - Garage - SW 16-16-21 W4, Lot 11, Block 1, Plan 0012103 MTN. 2010-12-04 MOVED BY MEMBER LUCAS that Development Permit 69-2010 for the a garage on SW 16-16-21 W4, Lot 11, Block 1, Plan 0012103 Lake McGregor Estates is accepted as information. CARRIED UNANIMOUSLY. Page 2 of 4 #3a) - Minutes of the December 1, 2010 Municipal Planning Commission meeting. Page 3 of 33
Municipal Planning Commission Minutes December 01, 2010. Letter - Solar Farm - SW 16-16-25 W4 and reply from Green Foot Print Energy Inc. MTN. 2010-12-05 MOVED BY MEMBER that the letter from Darrell and Linda Smith expressing their concerns with the proposed Solar Farm on the SW 16-16-25 W4 by Green Footprint Energy Inc. and the reply from Green Footprint Energy Inc. stating the answers to the Smith's concerns are accepted as information. CARRIED UNANIMOUSLY. Development Permits Development Permit 06-2010 Lafarge Aggregates MTN. 2010-12-06 MOVED BY MEMBER WYATT that the Development Permit 06-2010 from Lafarge Aggregates is granted a three month extension until March 1, 2011 to comply with the conditions of the development permit. Skylight Stop Order MTN. 2010-12-07 Subdivisions Subdivision 2010-0-127 CARRIED UNANIMOUSLY. MOVED BY MEMBER ANNABLE that the stop work order on Development Permit 27-2010 for the Skylight Hutterian Brethren on the SE 23-16-23 W4 is lifted as of this date. CARRIED UNANIMOUSLY. MTN. 2010-12-08 MOVED BY MEMBER MCINTYRE that Subdivision 2010-0-127 is approved because condition two (2) stated below has been completed to the satisfaction of Vulcan County. Reduction in parcel size to modify north property line (South) to 25 ft. from nearest building and remove cultivated area and relocate west property line (east) to remove existing dugout. CARRIED UNANIMOUSLY. Page 3 of 4 #3a) - Minutes of the December 1, 2010 Municipal Planning Commission meeting. Page 4 of 33
Municipal Planning Commission Minutes December 01, 2010. Private Deliberations Chair Nelson moved the Municipal Planning Commission into Private Deliberations at 9:13 am. Adjournment Chair Nelson adjourned the Municipal Planning Commission meeting at 9:29 am. Gord Nelson, Chair Larry Baran, County Administrator Page 4 of 4 #3a) - Minutes of the December 1, 2010 Municipal Planning Commission meeting. Page 5 of 33
#4a) - Subdivision - 2010-0-279 - Vacant Parcel - SE 17-15-24 W4. Page 6 of 33
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#4a) - Subdivision - 2010-0-279 - Vacant Parcel - SE 17-15-24 W4. SE 17-15-24-W4 Proposed Subdivision (3 acres) Page 14 of 33
#5a) - Greengate Power - Tower height approval - SW 23-14-22 W4. Page 15 of 33
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402 m 282 m 522 m m 366 402 m #5a) - Greengate Power - Tower height approval - SW 23-14-22 W4. SW 23-14-22-W4 - Greengate Wind Tower Page 19 of 33
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Lake McGregor Campground Proposal John Wollersheim and a group of like minded individuals propose to lease the existing Lake McGregor Recreation Area for fifty years or such other term as is agreeable. We plan to assemble a group who have the expertise and are willing to commit to the long term required to transform this area into a first class public recreation facility. A public facility will always be a fundamental part of our plans. This development as envisioned will take place over a considerable period of time, certainly ten years or more. Following are some of the key features we propose to put in place. We would develop a sheltered marina with docks for short and long term use. The lack of a sheltered all weather boat launch facility is currently a significant hazard to boaters using the lake. In the event of a sudden storm which is not uncommon in this area, our facility would provide a sheltered area for docking as well as a secure location from which emergency rescue could be launched. A rescue craft could be securely stored at this facility and would greatly expedite response and rescue. The existing boat ramps would remain in place and will remain free to the public. A walk out dock / break water will be installed along the south side of the existing boat ramps. This will greatly expedite the loading and unloading of boats and passengers.. A storage facility will be created which will allow patrons to leave their boats and recreational vehicles on site thereby reducing highway congestion. On-site storage will be a major attraction to sail boats as the rigging would not have to be set up and dismantled after each use. Lake McGregor would become a permanent home to many. We envision the development of an off-lake sand lined beach, picnic and swimming area which with landscaping and trees will provide shelter from the wind. This facility will not only be appealing to the users but should significantly reduce the hazard which presently has swimmers sharing the same areas as motor boats and jet skis. A key concept involves diverting water around existing canal drop structures approximately two kilometers upstream and running a pipeline adjacent to or within the canal. This water would have approximately twenty five feet of head and would be used to create features such as fountains, ponds and waterfalls. The water flow would make possible a constant water level in the beach / swimming area as well as to help maintain water quality in the facility without the need for pumping. We plan to develop a source of potable water and a sewage system. A system linked by pipelines to the village of Milo is among the options being considered. We propose to provide electricity to some of the existing campsites as demand and economics allow. Full service sites will be an early priority. All sites will be available by the day, week, month or for the season. Also being considered is the development of sites for semi-permanent accommodation up to and including park model homes. #5b) - Lake McGregor Campground Development Proposal Page 29 of 33
An on site tree nursery of several thousand trees of various species is key to our long term enhancement plans. We feel that the area will never achieve its potential without the implementation of a tree planting program. An office / store which would sell fire wood, fishing licenses, camping supplies and boat gas is in the plans. Currently there is no gas available with the closest being in Vulcan. The development of an off-lake water ski facility suitable for competition and training is among considerations as is a small golf facility and / or driving range and perhaps a small BMX course. Existing wetlands would be carefully preserved and enhanced where possible while the addition of pathways, footbridges, and benches would provide access for birdwatchers and nature lovers alike. A dark sky initiative would be implemented in order to preserve the area as a great location to enjoy the night sky. Our preliminary cost / revenue projections indicate that the economics of this development will be a significant challenge. However we believe that with careful planning, the phasing of improvements and the close cooperation of all levels of government, it will be possible to create a site which will provide tremendous recreational opportunities and value for all. Before our plans become too advanced we need the input of all affected government agencies to assure that our improvements will work in conjunction with all plans and constraints affecting the area. We welcome input from all parties. I am available anytime to answer your questions or to address any concerns you may have. Suggestions are most welcome. I can be reached by phone at (403)850-2158 or by e-mail at wollerj@hotmail.com John Wollersheim #5b) - Lake McGregor Campground Development Proposal Page 30 of 33
Lake McGregor Campground Development Impacts to Albertans The development of the Lake McGregor Recreation Area will have a significant impact on the surrounding area. The nature of the area as a public facility will not change. It is expected that the envisioned swimming / beach / picnic facility will be a feature attraction. This development will create recreational opportunities for a wide range of users. The proximity of this site to Calgary assures that if a good facility is available it will attract users. The most significant impact will be felt by the immediate area and the village of Milo in particular. The increased number of users will create demand for local services. Construction will take place over a decade or more. It is anticipated that a significant number of jobs both during construction and for ongoing operations will be created. The local economy will benefit. Business opportunities will be created. Sale and repair of watercraft, rental of boats, sailing schools, and various lessons and camps are among several that come to mind. Construction equipment, sand, gravel, and numerous services will be required throughout construction. Ongoing maintenance and operations will create a significant number of permanent jobs. Ultimately this development will not only bring people and families to the area but will provide jobs and business opportunities right here at home. Because the development will much improve access and egress to and from the lake particularly under adverse weather conditions, the safety and comfort of all users of the lake will be enhanced. Having a marina facility will greatly assist aquatic rescues when they are required. Having electricity to sites, bathroom facilities with flush toilets, hot showers and laundry facilities will be significant enhancements. The on-site storage facility we envision will reduce the movement of recreational vehicles and boats on highways which some weekends can be quite significant. This will not only reduce the waste of hauling these items from home to recreational facilities but will help to make Lake McGregor a regular destination. This development will go a long way to righting the environmental neglect this area has suffered over the last ninety years. It will be a beautiful area for the public to use and enjoy. It is our hope that in the future this development may allow some of our resident snowbirds to find their summer paradise right here at home. As an environmentally conscious development we are committed to develop this site in a manner which promotes plant life, wild life and community. #5b) - Lake McGregor Campground Development Proposal Page 31 of 33
Lake McGregor Development - Share Structure A company Lake McGregor Developments will be created which will have three classes of shares. Class A preferred shares will be issued to John Wollersheim and one or two other persons who will function as operating partners. These shares will have voting rights but no par value and will not be eligible for dividends. The purpose of these shares is to expedite management and to streamline decisions. Class B shares will be offered to parties who have expertise in fields which are important to the development. These parties will be eligible to purchase a minimum of 20 and a maximum of 400 shares for $50 each. Holders of these shares shall hereafter be referred to as partners. Class B shares are full equity, will be eligible for dividends and have the same voting rights as Class A shares. Class C common shares will be one of our principal sources of funds to finance this development. They will be offered for sale at $100 per share. These shares will entitle the holder to share in the ownership of the venture, will be eligible for dividends but have no voting rights. These shareholders will be entitled to priority for site bookings, discounts for sites and other benefits. It is anticipated that cash flow will not be sufficient to pay dividends for several years at least. Until cash flow is sufficient, dividends will be paid via the issuing of Class C shares in the amount of one tenth of a share per year for each Class B or Class C share held. At least partial payment for all parts of our planned development will be via the issue of Class C shares whenever possible. Another source of revenue will be the sale of leases for sites for recreational vehicles and cabins. A limited number may be presold and these will probably come with the additional perk of providing the owner with priority to trade up to new sites as they are developed. Cabin site leases would likely be five to fifty year terms while sites for rv s would range from one month to five years. On site storage will be available by the week, month, or year. The development will be structured as a public / private partnership. It is hoped that local groups like the Milo Lions Club or perhaps the town of Milo or the County of Vulcan may choose to take an ownership position as partial payment for any inputs they may be in a position to provide. At the point in time where the company generates cash flow in excess of the dividends to shareholders, it is proposed that excess cash will be shared between investors and the province on a fifty / fifty basis. With this structure the development would be well positioned to encourage the help and cooperation from all levels of government. A board of directors will be appointed to consult on various issues, to provide oversight of management and to liaise with various levels of government. At least one director would be from the province, one director would be from the County of Vulcan and one #5b) - Lake McGregor Campground Development Proposal Page 32 of 33
from the town of Milo. All business involving arms-length parties will be subject to the oversight of the board of directors. #5b) - Lake McGregor Campground Development Proposal Page 33 of 33