Attention to: DJ Sigmundson CAO R.M of St. Clements
SUBDIVISION REPORT Date: June 15, 2017
File Number: S17-2716 – Grauman
Address: Heritage Dr. and Ashfield Road S. Municipality: R.M of St. Clements
Legal Description: Lot 6/7, Blk. 2, Plan1792
Roll Number: 245000
Report Prepared by: Kate Moir, M.E.M., Community Planner Report Circulated for Comment to:
Mb Hydro, Centra Gas, Bell MTS/, Office of Drinking Water -Sustainable Development, Highway Planning and Design Branch, Manitoba Agriculture Food and Rural
Development, Lord Selkirk School Division, WSP, WMPS-MIT, R.M. of St. Clements, Canada Post, IMR, and WLTO.
1. Proposal Overview
Current Site Area: ~15.06 ac. Current Use of Site: Residential Proposed Number of New Lots: 1 Proposed Use of Site: Residential
2. Development Plan Compliance………..In Compliance Development Plan By-law No. 190-08
Land Use Designation: “AR” - Agricultural Restricted Applicable Policy Number(s):
5. Any subdivision in Agriculture Restricted areas provided for under these policies are subject to the following site criteria:
a. All services can be provided with reasonable efficiency and without undue cost to the municipality and that the configuration of the lots does not increase the difficultly for the municipality to provide wastewater sewer services in the future.
b. The site should not be subject to flooding or other natural hazards, such as erosion, and should have adequate surface drainage.
c. The site be adjacent to and have direct frontage and access on a developed public allweather road.
d. Unserviced lots shall be of such dimension as to accommodate future proper functioning of a septic field or other approved method of individual on-site disposal of domestic effluent.
e. The lot size should be generally 4 acres in order to preserve the character of the area
f. In compliance with Bulk Table requirements within the respective Zoning By-law.
6. Subdivisions shall be linked to the transportation network and facilities by a road in such a manner that it least interferes with through traffic on provincial roads and highways.
3. Secondary Plan Compliance……….. Not Applicable 4. Zoning By-Law Compliance
Zoning By-law No. 5/2002
Land Use Zoning: “AR” - Agriculture Restricted Applicable Table: Agricultural
− Site Area Required: 4 ac.
Proposed Lot 1 = 10 ac.; Proposed Lot 2 = 5.06 ac. ac.
In Compliance − Site Width Required: 198 ft.
Proposed Lot 1 = ~308.1; Proposed Lot 2 = ~308.1 ft.
5. Proposed Servicing and Infrastructure − Wastewater Services - Septic Field
Requirements: As per MR 83/2003 Onsite Wastewater Management Regulation
− Drinking Water Requirements - Individual Well
Requirements: As per Manitoba Conservation Water Stewardship − Road Standards - Provincial Road/Municipal Road
Requirements: As per the Municipality, Culvert (Driveway) access permit to be obtained through RM. Standard permit requirements for access, change of use, development of land, and placement of structures within Highway Control Areas as per the Highways Protection Act.
− Drainage - Natural
Requirements: Must meet provincial and municipal requirements. 6. Circulation to Government Agencies
− Manitoba Agriculture, Farming and Rural Development (MAFRD) Comments: No Concerns
− Manitoba Indigenous and Municipal Relations (IMR) Comments: No Comments Received
− Manitoba Infrastructure and Transportation (MIT)
Comments: Do not object to the approval of this subdivision. Approval is conditional upon the applicant/owner obtaining a permit from the Highway Traffic Board for new access onto the PTH 59 service road (Heritage Drive).
Contact: Jeff DiNella, Senior Development Review Technologist, Ph: (204) 945-1801
− Manitoba Sustainable Development - Compliance and Enforcement (SDCE) Comments: No Concerns
− Manitoba Sustainable Development - Water Stewardship (SDWS) Comments: No Comments Received.
− R.M. of St. Clements
Comments: Along with any requirements provided by commenting agencies, Administration for the RM of St. Clements has the following requirements:
1. Taxes on the lands to be subdivided for the current year and any arrears have been paid; and
− Natural Resources Canada (NRCAN) Comments: No Comments Received − Office of Drinking Water (ODW)
Comments: No Direct Regulatory Involvement for Servicing by Individual Wells
− Water Management, Planning and Standards (WMPS-MIT) Comments: No Comments Received
− Winnipeg Land Titles Office (WLTO)
Comments: Land Titles will require a three parcel plan of survey as follows: Parcel A - Proposed 1 on the sketch, Parcel B and C - Proposed Lot 2 on the sketch (this includes the small triangle north of Highway 59) Contact: Georgina Phillips, Manager Survey Operations,
Ph: (204) 945-2283 - WSP Group (WSP)
Comments: A grading plan be prepared to indicate positive drainage on the proposed property, to the satisfaction of the R.M. of St. Clements, and to ensure that the proposed property does not drain onto, or impede drainage from neighbouring properties.
Contact: Michael Matview, C.E.T. 7. Circulation to Utilities and Other Services
− Manitoba Hydro (Mb Hydro) and Centra Gas
Comments: MB Hydro will require easements. Centra Gas does not require easements.
Contact: Daniel Akerstream,[email protected], Ph: (204) 360-4850
− Shaw/MTS
Comments: 5 m Easement Required. The Plan of Easement, if required, is prepared at the Developer's expense. If there are any facilities which require removal or relocation as a result of subdivision, the costs will be at the expense of the developer.
Contact: Grace Bushi, Access Provisioning- Ph: (204) 958-1959 − Canada Post
Comments: No Comments Received − School Division
Comments: No Comments Received
8. Analysis
This proposal is generally in keeping with the intent of the Development Plan and the Zoning By-law. The proposal is in keeping with the surrounding area, with
existing access off of Heritage Road and Ashfield Road. There appears to be ample room for development of the proposed lot 2 to avoid building within the highway control area.
9. Options
Under Section 125(1) of The Planning Act, 'where the council of a municipality receives an application pursuant to Section 124(2), it shall, after considering the application, by resolution
(a) reject or refuse to approve the application for subdivision; or
(b) approve the application for subdivision, without conditions or with conditions as set out in Section 135.
10. Recommendations and Conditions
Based on the analysis, above, our office recommends approval of the application. Should Council wish to approve the application, our office recommends the following conditions be placed:
1. Applicant / owner submits confirmation in writing from the Chief Administrative Officer of the Municipality that:
a. taxes on the land to be subdivided for the current year, plus any arrears have been paid or arrangements satisfactory to Council have been made; and
b. development levies to be paid as per By-law 14-2009.
2. Applicant / owner obtains a parcel plan of survey prepared by a Manitoba Land Surveyor, with Parcels A (as proposed); Parcels B and C (as proposed and this includes the small triangle north Highway 59).
3. Applicant / owner provides a digital copy of the plan of survey to the R.M. of St. Clements.
4. Applicant / owner submit a grading plan for review and approval by the municipality.
5. Applicant / owner obtains:
a. Joint easement agreement for existing and/or future Mb Hydro facilities associated with the subdivision;
b. If required, a plan of easement prepared by a Manitoba Land Surveyor as required by The Real Property Act.
6. Applicant / owner obtains:
a. 5 metre easement agreement for existing and/or future MTS facilities associated with the subdivision;
b. If required, a plan of easement prepared by a Manitoba Land Surveyor as required by The Real Property Act.
7. Applicant / owner obtains a permit from the Highway Traffic Board for new access onto the PTH 59 service road (Heritage Drive).
