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CITY OF DRUMHELLER
By-law 3-85
Newcastle Area Redevelopment Plan for the City of Drumhe l ler.
WHEREAS, pursuant to Section 65 of the Planning Act 1980 as amended,
Council may, by by-law passed in accordance with Part 6, adopt a plan
to be known as "The Newcastle Area Redevelopment Plan 11 -
WHEREAS, Council by Resolution did authori ze the preparation of
11 The
Newcastle Area Redevelopment Plan" by the Palliser Regional Pl anning
Commission.
NOW THEREFORE, THE COUNCIL OF TH E CITY OF DRUMHELL ER ENACTS AS
FOLLOWS:
l )
This By-l aw may be cited as
11 The Newcastl e Area Redevelopmen t
Pl an 11 -
2)
Council adopts as the Area Redevelopment Plan for those lands
contained within the Plan boundaries, "The Newcastle Area
Redevelopment Plan" in its entirety.
3)
Council adopts as "The Newcastle Area Redevelopment Plan" this
text and accompanying figures.
READ A FIRST TIME this
4th day of
March
1985 .
READ A SECOND TIME thi s 28th day of October
, 1985.
READ A THIRD TIME this
28th day of October
, 1985 .
CITY OF DRUMHELLER
NEWCASTLE AREA REDEVELOPMENT PLAN
Adopted October 28th, 1985
City of Drumheller
By-law 3-85
Newcastle Area Redevelopment Plan for the City of Drumheller.
WHEREAS, pursuant to Section 65 of the Planning Act 1980 as amended,
Council may, by by-law passed in accordance with Part 6, adopt a plan
to be known as "The Newcastle Area Redevelopment Plan".
WHEREAS, Council instructed the Palliser Regional Planning Commission
to arrange the preparation of "The Newcastle Area Redevelopment Plan" .
NOW THEREFORE, THE COUNCIL OF THE CITY OF DRUMHELLER ENACTS AS
FOLLOWS:
l.
This By-law may be cited as "The Newcastle Area Redevelopment
Plan
11
-
2.
Council adopts as the Area Redevelopment Plan for those lands
contained within the Plan boundaries,
11 The Newcastle Area
Redevelopment Plan" in its entirety.
3.
Council adopts as
11 The Newcastle Area Redevelopment Plan
11 this
text and accompanying figures.
READ A FIRST TIME this 4th day of March, 1985.
MAYOR
READ A SECOND TIME this 28th day of October, 1985.
M~~
READ A THIRD TIME and finally passed this 28th day of October, 1985.
,d(/~
MAYOR
I HEREBY CERTIFY THIS TO BE A TRUE AND CORRECT COPY OF BY-LAW 3-85
OF THE CITY OF DRUMHELLER.
Metric Units
NOTE:
Measurements in this bylaw are in metric units.
Conversion to
Imperial units is provided for information only.
METRIC
TO
IMPERIAL
IMPERIAL
TO
METRIC
multiply
by
to obtain
multiply
by
to obtain
metre (m)
3.281
feet
feet
0.3048
metre (m)
metre (m)
1.094
yard
yard
0.9144
metre (m)
metre (m)
0.0394
inch
hectare (ha) 2.471
acre (ac)
acre (ac)
0.4047
hectare (ha)
A.
A. 1.
A.2.
A.3.
A.4.
A. 5.
B.
B. 1.
c.
D.
NEWCASTLE AREA REDEVELOPMENT PLAN
CONTENTS
INTRODUCTION . ......................................... .
Plan Purpose . . . . . . ......
. . . . . . . .
. . . .
Plan Objectives
. . . . . . .
. . . . . . . . . . . ....
Plan Area . . . . . . . . . . . ........
. . .
Plan Implementation and Amendment
. .
. . . . . . . . ...
Plan Interpretation ................ . . . . . . . . . . . . . . . .
BACKGROUND
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
CONCEPT PLAN . ......................................... .
POLICIES
- --- ------------------------------------------
APPENDIX
PAGE
7
7
7
8
8
10
12
13
16
25
\
NEWCASTLE AREA REDEVELOPMENT PLAN
LIST OF FIGURES
Figure 1 -
Plan Area
Figure 2 - Existing Situation
Figure 3 - Squatter Residences:
Ownership & Condition
Figure 4 - Concept Plan
Figure 5 - Servicing Concept
Figure 6 - Concept Plan Development Cost
Figure 7 -
Proposed Reclassification of Land Within The Plan Area
Figure 8 - Cost Estimate of Residential Lot Development
A.
INTRODUCTION
NEWCASTLE
_
area redevelopment
plan
city of drumheller
-
7 -
A.
INTRODUCTION
A.1.
Plan Purpose
is :
The long-term purpose of the Newcastle Area Redevelopment Plan
(a)
to establish a redevelopment strategy for the
plan area that is in conformity to the City of
Drumheller Land Use Bylaw and any other statu-
tory plan affecting the area that is the sub-
ject of the plan;
(b)
to provide an opportunity for existing squatter
residents to obtain fee - simple lots within
the plan area;
(c)
to remove a residential land use from the 1:100
year floodplain of the Red Deer River;
(d)
to remove development constraints from City owned
land allowing this land to be -developed in accor-
dance with the policies established in the City
of Drumheller Master Parks Plan.
A.2.
Plan Objectives
The objectives of the Plan are:
(a)
to describe the proposed land uses for the plan
area and the required changes to the Land Use
Bylaw necessary to bring the Plan and Land Use
Bylaw in conformity with each other;
(b)
to provide a residential development concept
for a portion of land within the plan area;
(c)
to provide a phasing plan for the orderly and
cost efficient extention of existing infrastruc-
ture to service the concept plan;
-
8 -
(d)
to provide a long-term planning strategy through
policy for the accommodation and relocation of
existing squatter residences to the proposed resi-
dential area within the plan's boundaries;
(e)
to establish a process Council may follow to im-
plement policy contained in this plan.
A.3.
Plan Area
The Newcastle Area Redevelopment Plan includes an area of ap-
proximately 15.9 hectares located entirely within the City of Drum-
heller.
The Red Deer River defines the northern and eastern bounda-
ries with the western and southern boundaries provided by 12th Street
West and 2nd Avenue West respectively.
The Plan Area is shown in
Figure 1.
For the purposes of the Plan, these boundaries are considered
approximate and minor variations will not require amendment to it.
A.4.
Plan Implementation and Amendment
The Newcastle Area Redevelopment Plan, passed by bylaw in accor-
dance with Part 6 of the Planning Act shall become a Statutory Plan
of the City of Drumheller.
Future conditions may require amendments to the Plan.
Council,
when considering an amendment, will review the effect of proposal
modifications on this or any adopted Statutory Plan.
The Council
shall ensure that proposed amendments conform with the City of
Drumheller Land Use Bylaw and any other statutory plan affecting the
area.
Pursuant to Part 6 of the Planning Act, the Council shall hold
a public hearing prior to giving the proposed amendment second read-
ing.
Redevelopment
Area
detail below)
(see
,
---
'I
---
-------
,
- --
I
"--------city Lim ls
NEWCASTdL~velopment
area re
-
plan
figure 1
plan area
--- ..
0 drumh
--=______.
·-I
-
10 -
A.5.
Plan Interpretation
In this Plan,
(1)
Pursuant to a resolution in Council, a person or
committee may be authorized to act on behalf of
the council.
In this case where a policy reads;
"to the satisfaction of council" substitute; "to
the satisfaction of the individual or committee
authorized to act on their behalf pursuant to a
resolution of Council.~-
(2)
"Plan" means the Newcastle Area Redevelopment
Plan.
(3)
"Land Use Bylaw" means The City of Drumheller Land
Use Bylaw.
( 4)
"Concept Plan" - a generalized idea of how the
plan area could be developed.
The results from
detailed site analysis for a "tentative plan"
could alter this plan significantly.
(5)
"Council" means the Council of the City of
Drumheller.
(6)
"Tentative plan preparation stage" - that stage of
the land development process in which detailed
site analysis is undertaken; local planning needs
and development philosophy are identified and a
framework for subdivision design or development is
prepared.
(7)
"Tentative plan" is a detailed proposal for devel-
opment of a site and usually forms the basis for
application to subdivide.
(8)
All other words and expressions have the meanings
respectively assigned to them in the Land Use By-
law or the Planning Act.
B.
BACKGROUND
NEWCASTLE
_
area redevelopment
plan
city of drumheller
-
12 -
B.
BACKGROUND
The current settlement pattern within the plan area is the re-
sult of a historical settlement pattern established during the coal
mining days of Drumheller's past.
Often, employees of local coal
mines were permitted to establish residences on mine property without
purchase of the property.
As the boom years of the coal mines came
to a close, and ownership of the land changed, many of these resi-
dences remained.
These are locally known as squatter residences. 1
In some cases, private ownership of the land produced a situa-
tion in which the homeowner paid rent to a property owner.
In other
instances (as in situations where crown land is involved) homeowners
have been offered life estates2 or fee simple3 lots.
The
City of Drumheller recently purchased a number of squatter residences
in order to clear the way for development of an industrial park.
In
the community of Newcastle, the City holds title to approximately
15.9 hectares of land4 containing 22 squatter residences and
accessory buildings.
The squatters pay an annual rent to the City
for use of the property.
1.
For the purposes of this plan, squatter residents are considered
to be residents of the City of Drumheller who retain ownership to
a dwelling unit but do not hold title to the property upon which
the unit is sited.
2.
Life ownership grants ownership only for the duration of a spe-
cific person's lifetime.
3.
Ownership of an estate in fee, simply means the individual's
rights to the land are subject only to restrictions that may be
applied by government for the greater good of the municipality,
province or Dominion.
4.
See Appendix 1 for copy of the Certificate of Title.
-
13 -
B. 1.
Issues
Clearly, a situation where a home owner does not hold title to
the property on which the dwelling is sited creates problems.
The
squatter residents do not have the benefit of many urban ameni-
ties available to other city residents.
In the forefront, is the
lack of municipal utility services.
Potable water is obtained either
through wells or by hauling from a distant municipal source.
Sewage
disposal is inadequate with pit toilets and septic tanks being com-
mon.
Serious health problems remain a possibility through the
improper or inferior handling of these basic utility requirements.
Site problems are augmented by the risk of flooding the resi-
- dences face by being located within the 1:100 year floodplain of the
Red Deer River as established by Alberta Environment.
The land is presently designated "P" Community Service District
under City of Drumheller Land Use Bylaw.
Under this designation,
residential uses are neither permitted nor discretionary.
Conse-
quently, these buildings are considered non-conforming to the bylaw
and are subject to special conditions. 1
Under these conditions,
the home owner is restricted to basic maintenance and upkeep of their
dwelling.
Additions to the residences are prohibited and residences
destroyed by fire are not allowed to rebuild.
Further, Section 78(1)
of the Planning Act prohibits more than one dwelling unit on a lot.
The importance of the squatter issue, over time, will be less-
ened due to the quality of the buildings.
Most of the dwellings are
of wood frame construction nearing the end of their life expectancy.
Fire, abandonment or other mishaps will hasten the removal of these
squatter residences.
This could, however, involve a considerable
1.
See Appendix 2, Section 10 -
Non-Confirming Buildings and Uses;
City of Drumheller Land Use Bylaw No. 23-83.
-
14 -
period of time.
Estate transfers and private sales of the dwellings
have kept the area populated.
Generally, the condition of the homes
is deteriorated and no measures have been undertaken to address
health and environmental hazards.
Further, the City could benefit
from additional recreation land within its boundary.
The Plan area
represents a valuable recreation resource which cannot be fully uti-
lized without removal of the squatter residences.
C.
CONCEPT PLAN
N
EWCASTLE
_
area redevelopment
plan
city of drumheller
-
16 -
C.
CONCEPT PLAN
Figure 2 shows the approximate location of 22 squatter resi-
dences in the plan area.
The internal network of narrow unregistered
roadways is also shown.
Figure 3 provides the ownership and condi-
tion of the residences and assigns an identification number to each
of them.
Figure 4 is a concept plan for subdivision of a portion of
the plan area.
This plan is an extention of existing residential
blocks facing 2nd Avenue and 12th Street West.
The concept plan used
as the basis for a tentative plan of subdivision would create 28 new
residential lots.
Twelve of these newly created lots would accom-
modate squatter residences in situ.
The remaining 16 could be avail-
able to locate the remaining 10 squatter residences located elsewhere
in the plan area.
Vehicular access to these lots is obtained through
an extension of 11th Street West.
The street extention forms a cen-
tral spine through the subdivision intersecting with 12th Street .
West.
All lots have access to this roadway.
For design purposes,
this roadway is defined as a local street providing direct access to
property and handling traffic volumes of less than 1,000 vehicles per
day.
Minimum right-of-way width is 20m. 1
Servicing for the con-
cept plan may be located in the road right-of-way and will result in
a looping of services currently located in 11th and 12th Street West.
A servicing concept plan is shown in Figure 5.
Figure 6 estimates development costs associated with the concept
plan.
More explicit costs and other details may arise as part of the
tentative plan preparation stage.
1.
Additional specifications governing the design and construction
of streets a~d lanes within the plan area should be in accordance
with the City of Drumheller's engineering standards.
..
River
0
BLOCK
1020 L. K.
0
Q;
0
0
N
EWCASTLE
0
_
area redevelopment
z
El
0
plan
:,
0
FIGURE- 2
EXISTING SITUATION
I
&
8'
II
EXISTING RESIDENCE
OD
s
UNREGISTERED ROAD -
I
1'100 VEAR FLOOD
~
,~
~ El
fill
CONTOUR
E:3
6
I
I
'
PLAN
7
I 012
l
I
'
I
1
-
,
10
11
12
"
14
I~
'li
17
ZJ
02A6110l1~
An
m:i
C"I
~
tnc:lt%l ic:J
N
.c
'
-
I
....
'
>
PAWSER REGIONAi.
....
PLANNING COMMISSION
2nd
city of drumheller
'
avenue
I
-
18 -
FIGURE 3
SQUATTER RESIDENCES:
OWNERSHIP & CONDITION
RESIDENCE NO. 1
OWNERSHIP 2
RESIDENCE CONDITION 3
1
M. Polesczuk
poor
2
M. Allard
poor (vacant)
3
P. Lesoway
fair
4
B. Dillman
fair
5
D. Watson
good
6
M. Kostiuk
good
7
s. Ezelyk
good
8
M. Lehne
good
9
M. Winachuk
good
10
A. Malansky
poor
11
A. Malnasky
poor
12
D. Chayerey
fair -
good
13
R. Pitts
poor (vacant)
14
J. Drexler
fair
15
D. Budenski
good
16
A. Horehlad
good (vacant)
17
s. Gill
fair
18
H. LeBlanc
poor - fair
19
R. LeBlanc
poor - fair
20
J. Ringrose
poor
21
J. Ringrose
poor
22
A. Stanger
fair -
good
1.
Identified on Figure 2.
2.
City of Drumheller Building Inspection Department.
3.
(a) poor - delapidated, not worthy of rehabilitation;
(b) fair - deteriorated, needing repairs of a minor
nature;
(c) good - standard, needs little or no repairs.
-
~
~
.... -
Cl)
.c. -
N .....
29
28
27
8 8
10
9
8
23
22
rm
2nd avenue
Red
Deer
D
21
River
.c. -
.....
.....
El
0
N
EWCASTLE
...___- _ area redevelopment
plan
FIGURE- 4
CONCEPT PLAN
PLAN BOUNDARY
EXISTING RESIDENCE
OPEN SPACE
1 - 100 YEAR FLOOD
CONTOUR
'
>
PAWSER REGIONAL
PlANNING COM\1ISSION
E3
OD
~
E3
city of drumheller
I
I ..
I \il--_L_j___J___J_----1-!.}~..-.{
lo\,
a" San.
L-331' S-0.8%
-
C,J
C,J
.... -
Cl)
..c -
N
....
----------
6" Water
----------···----
29
28
27
I I i
26
I :
I
I
I
I
I
I
I
I
I
---------·
a§
10
9
8
23
22
rm
·---- .....
2nd avenue
oeer
0
21
20
.,
/ , -
·-
--...._
\ \ \ \ i
I
//
:
----------
-
C,J
C,J
.... -
Cl)
..c
0
-·
....
.... .
0
N
EWCASTLE
_
area redevelopment
plan
FIGURE- 5
SERVICING CONCEPT
PLAN BOUNDARY
~
EXISTING RESIDENCE
r:::::iD
OPEN SPACE
~\'.!§J
1'100 VEAR FLOOD
CONTOUR
E=3
SANITARY SEWER
E3J
WATER MAIN
E=3
r> PAl.llSER REGIONAi.
-
P\ANNING CO!Wv11SSION
city of drumheller
-
21 -
FIGURE 6
CONCEPT PLAN ESTIMATED DEVELOPMENT COSTsl
ITEM
COST
Sanitary Sewers
$
25,444.00
Water Main
$
52,122.00
Roads (earthgrading & gravel)
$
11,627.60
Contingency 20%
$
17,816.72
SUBTOTAL
$ 107,101.32
Engineering Costs at 10% of Subtotal
$
10,690.00
Survey Costs $15,000
$
15,000.00
TOTAL
$ 132,700.32
1.
Other costs associated with subdivision have
not been included.
Estimates of fill, grading
or legal expenses are examples of costs that
may arise.
SOURCE:
City of Drumheller Engineering Department
-
22 -
In order to assure the new residential development will be in
conformity to the City of Drumheller Land Use Bylaw, reclassification
of a portion of the plan area will be necessary.
Figure 7 shows the
plan area that should be reclassified from "P" Community Service
District to "D-C" Direct Control District. 1
The purpose and in-
tent of this district is to provide for the evolution towards a more
specific type of land use.
Further, this district will allow Council
to exercise discretion with respect to development regulations in the
plan area.
Over time, the area should evolve to an "R-1" Residential
District. 2
Where possible, council decisions concerning develop-
ment should be guided by this district regulation.
1.
D-C Direct Control District regulations are included in Appendix
3 for information only.
2.
R-1 regulations are included in the Appendix 4 for information
only.
R
A
1
p
7
1
I
__ M-1
From=
Community Service ·p·
To=
Direct Control ·o-c·
N
EWCASTLE
_
area redevelopment
plan
figure 7
proposed reclassification of
land within the plan area
'---------------1 cityofdrumheller
D.
PLAN POLICY
N
EWCASTLE
_
area redevelopment
plan
city of drumheller
-
25 -
D.
PLAN POLICY
Adoption of this plan indicates Council's intention to proceed
to the tentative plan preparation stage.
The following policies
shall guide this process.
(1)
Each lot shall assume its proportionate share of
development costs based on its area.
Figure 8
details a cost estimate on a per lot basis based
on a projected development and servicing cost of
$132.700.32.1
These costs are an estimate only
and specific lot prices should be assigned later.
(2)
Other amenities normally associated with residen-
tial land development such as sidewalk, curb and
gutter and street paving may be provided as a
local improvement and charged to the individual
property owner under the terms of the local im-
provement.
The City shall not subsidize such
improvements.
(3)
The City should offer existing squatter residents
within the plan area, first option on the purchase
of available lots.
Exercise of this option
should
be subject to a time period.
Lots remaining after
the expiry date could be made available to other
squatters within the City or to the general public.
(4)
The City should require, upon acceptance of an op-
tion to purchase, an agreement with the purchaser
with respect to the time interval in which the
prospective purchaser must construct a residence,
1.
See Figure 6.
-
26 -
FIGURE 8
COST ESTIMATE OF RESIDENTIAL LOT DEVELOPMENT
PROPORTIONAL SHARE
LOT NUMBER
LOT AREA
OF DEVELOPMENT
COST PER LOT 1
Sq. Feet
Sq. Metres
Dollars
1
6,050.00
562.05
4,416.50
2
5,500.00
510.95
4,015.00
3
5,500.00
510.95
4,105.00
4
5,500.00
510.95
4,015.00
5
5,405.11
502.14
3,945.73
6
5,584.09
518.76
4,076.38
7
11,633.52
1,080.75
8,492.46
8
6,657.95
618.52
4,860.30
9
6,187.50
574.82
4,516.87
10
6,300.00
582.27
4,599.00
11
7,360.00
638.74
5,372.80
12
6,037.50
560.88
4,407.37
13
6,325.00
587.59
4,617.25
14
5,750.00
534.18
4,197.50
15
5,750.00
534.18
4,197.50
16
5,175.00
480.76
3,777.75
17
7,552.84
701.66
5,513.57
18
9,199.43
854.63
6,715.58
19
6,587.50
611.98
Municipal Reserve
20
4,875.00
452,89
3,558.74
21
6,050.00
562.05
4,416.50
22
6,600.00
613.14
4,818.00
23
6,264.20
581.94
4,572.86
24
7,982.39
741. 56
5,827.14
25
9,986.93
927.79
7,290.45
26
6,514.77
605.22
4,755.78
27
4,689.20
435.63
3,423.11
28
4,950.00
459.86
3,613.50
29
4,837.50
449.40
3,531.37
TOTAL
108,217.932 16,742.25 3
132,700.32
1.
Based on a development cost of $132,700.32.
2.
Does not include Lot 19.
3.
Ibid.
,
-
27 -
move their existing home or in some way, transfer
their residency from their existing location to
the new lot.
Penalty for non-compliance should
be specific in this agreement.
(5)
Prior to Tentative Plan preparation, the residen-
tial portion of the Proposed Plan shall be des-
ignated "D-C" Direct Control District and any new
development, moved in buildings, or additions to
existing residences shall conform to the provi-
sion of this District and the Land Use Bylaw.
The remaining portion of Block 1 shall remain
designated "P" Community Service District (see
Figure 6).
(6)
Proposed Lots 1, 6, 12, 14, 16, and 20 do not ac-
commodate existing residences and are below the
1:100 year flood contour of the Red Deer River as
established by Alberta Environment.
Prior to sale
of these lots, their elevations shall be raised
through the addition of fill to the level or ex-
ceeding the level of the 1:100 year flood contour
elevation.1
(7)
Proposed Lots 5, 7, 13, 15, 17, and 18 shall have
registered against their title, an encumbrance that
will permit new development only if the elevation
of the lots are raised by fill to the level or
exceeding the level of the 1:100 year flood con-
tour.
The existing residence shall be allowed
to remain without flood abatement measures.
How-
ever, owners of residents allowed to remain within
the 1:100 year floodplain shall enter into an
agreement registered as a caveat or restrictive
1.
Estimates of average fill requirements range from .5 -
1 metre.
-
28 -
covenant against the title of the property which
shall hold the Municipality harmless from any
damage to or loss of the development caused by
flooding.
(8)
The City shall enter into an encroachment agree-
ment with respect to residence 2 on lot 5.
This
will allow the residence to remain partially
within the road right-of-way.
The terms of this
agreement shall be to the satisfaction of the
City of Drumheller.
(9)
Residence 15 should receive special incentives
for relocation because of its location near the
centre of the road right-of-way off 11th Street
West.
The terms of these incentives shall be to
the satisfaction of the City of Drumheller.
(10)
All existing dwellings accessible to the new
utility services shall be attached to these
services.
The terms of payment for this hookup
shall be borne by the property owner.
(11)
Lot 19R should be designated a Municipal Reserve
lot at the tentative plan preparation stage.
It's purpose is to provide land for the future
development of a playground area accessible to
the homes within the area.
APPENDICES
Appendix 1 - Certificate of Title.
Appe~dix 2 - Section 10, Non-Conforming Buildings and Uses; City of
Drumheller Land Use Bylaw No. 23-83.
Appendix 3 -
"D-C" Direct Control District; City of Drumheller Land
Use Bylaw No. 23-83.
Appendix 4 -
"R-1" Residential District; City of Drumheller Land Use
Bylaw No. 23-83.
Appendix 1 - Certificate of Title.
RENEW,._L
<!lcrtificatc bf· 'ffiitlr
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Cani1da
VALUE s N O T
E S T A B
THIS IS TO CERTIFY that
CITY OF DRUMHELLER
I 5
now .. OW"ner
of an est-H! in fee simple
of ind in
'PLAN 1020 L.K.
BLOCK ONE (1) CONTAINING FORTY FIVE AND SEVEN HUNDREDTHS (45.07) ACRE
MOtU: OR LESS
E.X.CEPTING THEREOUT FIRSTLY ... THE SUBDIVISION ON PLAN 7410123
CQI.A:AINING THREE AND SIXTY FIVE HUNDREDTHS (3.65) ACRES. MORE OR LESS
S~~ONDLY .,,THE SUBDIVISION ON PLAN 7710859 CONTAINING TWO AND
ErQIT:EEN HUNDREDTHS (2.18) ACRES MORE OR LESS
IESERVING UNTO HER MAJESTY ALL MINES AND MINERALS
--
(E½ -
10 -
29 -
20 -
W4TH)
SUBJECT TO TH£ ENCUMBRANCES, LIENS. ESTATES OR INTERESTS NOTIFIED BY MEMORANDUM UNDERWRITTEN OR
E.NOORS£0 HEREON. OR WHICH MAY HEREAFTE.R BE MADE IN THE R.EGISTER .
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IN WITMESS WHEREOF I have hereunto subscribed my n,1me M'd ,1tf.,,ed my ottac, .. ~
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CITY MANAGER --
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CITY OF DRUMHELLER
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Soufh An,.,11 Land R1pi1tration Oinrict
Appendix 2
Section 10, Non-Conforming Buildings and Uses; City of
Drumheller Land Use Bylaw No. 23-83.
10.
Non-Conformin g Bufldfn gs and Uses
(1)
A non-conforming use of land or a non-conforming use of a
building may be contained but ff that use fs dfscontfnued
for a period of six consecutive months or more, any future
use of the land or bufldfng shall conform wfth the
provisions of the Land Use Bylaw then in effect .
(2)
A non-c?nform f ng use of a part of a bufldfng may be
extended throughout the bufldfng but the building, whether
or not it fs a non-conforming bufldfng, shall not be
enlarged or added to and no structural alterations shall be
made thereto or therein.
CJ)
A non-conforming use of part of a lot shall not be extended
or transferred fn whole or fn part to any other part of the
lot and no addftfonal bufldfngs shall be erected upon the
lot whfle the non-conforming use continues.
(4)
A non-conforming bufldfng may continue to be used but the
building shall not be enlarged, added to, rebuilt or struc-
turally altered except:
(al
as may be necessary to make ft a conforming building,
or
(bl
as the Development Officer considers necessary for the
routine maintenance of the bufldfng.
(5)
If a non-confor~fng building 1s da~aged or destroyed to the
extent of more than 75 percent (75i) of the value of the
bufldfng above its foundatfofn, the building shall not be
repaired or rebuilt except fn accordance with the Land Use
Bylaw.
(6)
The use of land or the use of a bufldfng 1s not affected by
reason only of a change of ownership, tenancy or occupancy
of the land or bufldfng.
Appendix 3
"D-C" Direct Control District; City of Drumheller Land
Use Bylaw No. 23-83.
-
96 -
XVII.
D-C -- Direct Control District
The Municipal Planning Commission may permit any use in this
district having regard to:
1.
Conformity of the proposed use with the General Plan
2.
the existing uses of neighboring lands
In addition to the General Land Use Rules the requirements
covering each type of development shall apply where it appears
as a "Permitted Use" elsewhere fn thfs Bylaw.
The purpose and intent of this district is to provide for the
evolution towards a more specific type of land use of areas
which are in a state of transition.
Appendix 4
I.
"R-1" Residential District; City of Drumheller Land Use
Bylaw No. 23-83.
- 50 -
R-1 -- Res1dent1al 01str1ct
A..
Perm! tted Uses
l.
One-fam1 ly dwellings
2.
Pub 11 c parks
3.
Pub 11 c schools
4.
Accessory buildings and uses
5.
Perm1tted signs
8.
Discretionary Uses
1.
Public utility buildings & installations (required to
serve this district)
2.
Public & quasi-public buildings, required to serve this
district
3.
Home occupations
4.
Churches
C.
Minimum Requirements
1.
Site Area:
(al
418 m2 (4,500 sq. ft.) for a one-family dwelling
(bl
Other uses at the discretion of the Municipal
Planning Commission
2.
Lot Width:
(al
12 m (40 ft.) for a one-family dwelling
(b)
Other uses at the discretion of the Municipal
Planning Commission
3.
Front Yard:
(a)
6 m (20 ft.) for a one-family dwelling
(bl
Other uses at the discretion of the Municipal
Planning Commission
4.
Side Yard:
(a)
Not less than 1.5 m (5 ft.)
(b)
On reversed corner lots 3.2 m (10 ft.)
(cl
One 3 m (9.8 ft.) side yard (excluding corner lots)
to provide alternate acc:ess to the rear of building
1n a laneless subdivision
(d)
Accessory Buildings 3.2 m (10 ft.) on street side of
corner lots, on al 1 other sites 1 m (3 ft.)
le)
Other uses at the discretion of the Municipal
Planning Commission
5.
Rear Yard:
la)
7.6 m 125 ft.)
lb)
1 m (J.2 ft.) for accessory bufldlngs
6.
Gross Floor Area:
(a)
93 m 2 (950 sq. ft.) for one-family dwellings
- 51 -
0.
Maximum Limits
l.
Height:
(al
10 . 6 m (35 ft.) for Resfdentfal dwelling
(b)
4. 5 m ( 15 ft. l for accessory buildings
(c)
other uses at the discretion of the Municipal
Planning Commission
2.
Site Coverage:
(al
30'l, of the site area for dwellings
(bl
15'1. of the site area for accessory buildings
(c)
Other uses at the discretion of the Municipal
Planning Commission
E.
Permitted Signs
l.
Not more than two real estate signs advertising the sale
or rent of the site or building.
Maximum sign area
allowable is 0.9 m2 (10 sq. ft.).
2.
On any site for permitted non-residential uses or
buildings not more than one identification sign.
Maximum
sign area allowable is 1.4 m2 ( 15 sq. ft.).
3.
Churches shall be permitted one (1) bulletin sign, not
exceeding 1.1 2 ( 12 sq. ft.).
F.
Parking
Ons1te parking shall be provided according to the following :
1.
One-family dwellings - one (1) parking or garage space
per dwel 1 ing unft
2.
Schools -
Elementary & Junior High- One (ll parking
space per classroom;
- Senior High School - four (4) parking spaces
per ~lass room
3.
Churches -
One (1) parking space per 15 seats
G.
Screening
l.
Garbage and waste material must be stored in weather
proof and animal proof containers.
Garbage and waste
material storage must be screened from public thorough-
fares, excluding lanes.
H.
Design, Character & Appearance of Buildings
1.
Exterior finish to be wood, metal or similar siding,
brick or stucco to the satisfaction of the Development
Officer/Municipal Planning Commission.
The finish of
buildings should complement other structures and natural
site features.
NEWCASTLE AREA REDEVELOPMENT PLAN
COST ESTIMATE FOR:
A.
Pavement and monolithic sidewalk
B.
Pavement and rolled curb and gutter
A.
Pavement and Mono Walk
$105,000
$ 94,000
o.:i-12-lJ
Pavement Structure:
Includes base preparation, 8
11 of pit run gravel,
2" crush gravel and 2" of asphaltic concrete.
Quantities
Length= 1140.0 feet on centre line
=
347.Sm
Width
= ULU 50 Standard
= 10.4m
Area= 347.Sm x 10.4m
= 3613. 7m2
Cost of Pavement Stucture as described use $14.50/m2
Cost= 3613.7m2 x $14.50/m2
=
$52,398:65
Monolithic Sidewalk use $16.00/ft
Total length= Centre line x 2
= 1140.0 1
X 2
= 2280.0 feet
Cost= 2280 x $16.00/ft
= $36,480.00
Other miscellaneous work (ie - Catch basins, swales, etc.)= $5000.00
TOTAL COST OF PAVEMENT AND MONO WALK
10% Engineering
TOTAL COST
$ 52,398.65
36,480.00
5,000 .00
9 ,387 .87
$103,266 . 52
... /2
-2-
B.
Pavement and Curb and Gutter
Pavement from A= $52,398.65
Cost of rolled curb and gutter= $12.00/ft.
2280 ft X $12.00/ft = $27,360.00
TOTAL COST OF PAVEMENT AND CURB AND GUTTER
Miscellaneous
10% Engineering
TOTAL COST
$52,398.65
27,360.00
5,000.00
8,475.87
$93,234.51