Mac's Beaumont Re Issued for DP Letter April 8-16

Friday, 08 April, 2016 Town of Beaumont Development and Building Approvals 5600 49 Street Beaumont, Alberta T4X 1A1

Development Planner: Joanne Dargis Re: Proposed Mac’s/Circle K Development, Beaumont Dear Joanne Dargis, Further to your letter dated January 27, 2016 and email regarding French Village Design Comments dated March 11, 2016, please see the following itemized response along with revised drawings.

Letter dated January 27, 2016:

Public Engagement: -

Please refer to attached residents comment response letter prepared by Mac’s.

Technical Review: -

As per Municipal Development Plan 8.3.5.b and c.

-8.3.5.b – The proposed development is located adjacent to a major collector or arterial roadway as permitted by 8.3.5.b. (50 Street) and a portion of the pedestrian open space system.

Please note: 1. The site plan is designed such that all parking and traffic is located away from the residential area.

2. A 1.8 meter high existing wood fence is retained in order to screen our development from the residential area.

-8.3.5.c – Our team has been coordinating and working along with the Town of Beaumont to meet the French Village Design Guidelines.

-

South property setback.

-As per discussion with the Town, we agreed that 50th street is considered the front of the property, therefore the rear of the building requires minimum 3.3 meters setback from the south property line.

-

The proximity of the proposed pumps to existing residential development.

-Please refer to attached letter prepared by GHD.

Closure: -

We have provided (included with this submission) a revised site plan (site circulation), elevations, landscape plan, CPTED report prepared by Liahona Security Consortium Inc. and Transportation Impact Assessment prepared by Bunt & Associates.

Email dated March 11, 2016 – French Village Design Comments: 

“That the front building projection that is a lighter coloured be a more subdued colour or that colour is incorporated elsewhere into the building design. It doesn’t complement the building as it is the only area that colour is used. Alternative is to have it the same colour as the rear projection.”

-As per Circle K corporate standards, the front building projection is to be a lighter color and cannot be incorporated elsewhere into the building design.



“That the front and rear roof projections remain as they conceal the roof top equipment (RTU) from front and rear views.”

-We have provided a roof screen at the East and West elevation, refer to attached Roof Plan A2.1 & Elevations drawing A3.0.



“Roofline is weak on FVG. Colour is TBD, so perhaps may be able to incorporate a deep, dark blue into the “mansard” replication, aluminum trim/flashing.”

-Roofline on FVG color is Charcoal as per Circle K corporate standards.



“Colours are subdued ~ remove red stripe as it does not highlight trim, moldings, etc. Use colour from front projection to highlight areas (see note above)” -The red stripe is part of the Circle K corporate design standards.



“Removal of lighting from rear of building OR use of downward facing lighting so as not to shine into adjacent properties. This will be considered further as part of the CPTED review. Lighting fixture design to shall meet French Village design and complement building. Fixture design to be approved.”

-We will provide downward facing lighting to ensure to lighting illumination within our property and lighting fixture to meet French Village Design. Please refer to attached CPTED report.



“Incorporate muntin bars throughout window panes and doors. Enhance door.”

-We have added muntin bars at the top of the windows and doors. Muntin bars throughout window panes and doors will interfere visual contact to the outside gas bar dispensers.



“Remove signage on east elevation as it faces residential properties.”

-Signage on east elevation has been removed, refer to elevation drawing A3.0.



“Revise signage to be channel lettering or use of front lit signage rather than backlit.”

-Backlit signage will be low voltage as per Circle K corporate standards.

We hope that the information our team has provided for you will be sufficient for the approval of the Development Permit. Please do not hesitate to contact us if you have additional concerns. We are available by phone and e-mail to resolve any outstanding issues.

Thank you for your time.

Regards, Tommy Nham

The Tarjan Group Architecture Interior Design 1417 Kensington Road NW Calgary, Alberta T2N 3R1 Phone: (403) 265-3100 Ext: 25 Fax: (403) 237-7486 tommy@tarjangroup.com

Residents comment response letter – page 1 of 5

Residents comment response letter 1. Do we own the property? Property is under contract and will be purchased upon receiving an approved DP. 2. Why do we not put the convenience store on the other side of the road? We have done our due diligence and surveyed the area and have found this location the best commercial zoned parcel of property for our development.

3. What has the town approved? A DP application has been submitted for the town’s review. At this point nothing has been approved by the town of Beaumont.

4. Are we closing the other store? At this time we have no intentions of closing the other Mac’s store within Beaumont.

5. There are 5 gas stations in Beaumont we do not need another one. With the completion of our due diligence we have determined that the town of Beaumont has the population to support our development.

6. People indicated that they wanted to be compensated for their loss in property value because of the gas bar. The proximity of properties to the 50th Street roadway, the commercial development on the west side of 50th Street, and the commercial property to be developed by Mac’s are already factors taken into account in the valuing of residential properties in the Coloniale Estates subdivision. The rights of the existing landowner and future landowners (in this case, Mac’s) need to be respected in terms of development of this parcel of land as per the commercial zoning permitted and discretionary uses. Review of the zoning uses reveals that a xx,xxx sq.ft., two storey development would be an existing permitted use. Mac’s is proposing a 4,351 sq.ft., single storey permitted convenience store development, with a gas bar (discretionary use) at the northwest corner of the property, furthest from residential properties. It does not appear reasonable or fair for the property owner of the commercial property to compensate owners of nearby residential properties.

7. There were contamination concerns. Mac’s constructs their gas bars to standards that meet and exceed regulatory requirements, and are equipped with secondary containment of underground fuel storage and piping systems, sump containers around all connections/joints and under dispensers, continuous automatic fuel inventory management systems, and liquid sensing alarm/warning systems. Mac’s has a proven track record that newly constructed gas bar developments with the above environmental protection systems results in sites that have no residual contamination at the end-of-life of the gas bar. At sites where a potential release may occur, the containment systems minimize the impacts and the warning systems result in prompt attention to rectify any equipment-related issues. In reference to the Beaumont property, specifically, this land is underlain by very tight deposits of till and clay, which would act as a very effective natural barrier in addition to the fuel containment systems. At old sites that Mac’s owns that have had gas bars for decades, with equipment that did not have the same containment and alarm systems, Macs has always responded to and addressed its environmental and legal obligations to meet and typically exceed regulatory requirements and best practices in the industry.

Residents comment response letter – page 2 of 5

8. Concerns with the smell coming from a gas station. In the last 25 years, Mac’s has only received one complaint about gasoline odours and Mac’s addressed and corrected the issue. In accordance with the Alberta Fire Code, the top of the vent stacks will be at a minimum of 3.5 metres (11.5 feet) above grade, and will be located on the northern boundary of the property.

Truck deliveries are only 2, and sometimes 3, times in any given week. The proximity of exhaust fumes from 50th Street vehicle traffic and other commercial developments in the area is already present in the neighbourhood.

9. Concerns with what security will be on site.

10. Concerns with traffic congestion and safety of children and all the kids walking along Coloniale Way. We can install speed bumps which can slow traffic down on our site along with installing a stop sign just before entering onto Coloniale Way. Development of the property for commercial purposes will require that vehicles enter and exit the property regardless as to whether or not there is a gas bar. Mac’s experience is that the gas bar is more of a convenience for its patrons, than an actual draw. That is, their customers are would be stopping for the convenience store offerings and getting gas. The gas bar is not the primary draw. The few additional vehicles that may come from the gas bar addition to the site would be minimal relative to the vehicle trips from the Coloniale Estate residents and the 50th Street traffic. The Mac's Gas Bar would not be drawing customers from outside of the community.

11. There was a question on whether we do vapor mitigation. Gas stations in Canada are not required to have vapour mitigation systems for vehicle refueling (known as Stage 2 vapour recovery), as people might be familiar with in the United States. Starting in 1998, new vehicles sold in Canada have been required to have on-board refueling vapour recovery (ORVR) systems to capture gasoline vapours during fueling activities. In 2001, regulations came into effect to limit the dispensing flow rate to no more than 38 litres per minute to ensure that the ORVR systems can effectively capture the gasoline vapours. In Alberta, there are no requirements to install Stage 1 vapour recovery systems, so gas bars, tanker trucks and distribution terminals don’t have the equipment and connections for Stage 1 vapour recovery.

12. There was questions and comments on pollution prevention. See answers to questions 8 and 12.

13. Concerns about site plan and if it is the best one for the site. Site plan has been devised to allow the best circulation for our customers and their safety taking into consideration the approved access/egress points.

14. What requirements do we have to meet for the installation of the gas bar? Mac’s designs, constructs and operates its gas bars in compliance with the Alberta Fire Code, which includes requirements to address fire prevention safety, spill prevention, prevention of environmental impact, prevention of the public’s health and safety and the safe handling and transport of fuel.

Mac’s also includes any municipal bylaw requirements in its design and construction.

Residents comment response letter – page 3 of 5 15. Comment that gas bars should not be within 300 meters of a residential development based on studies. Mac’s designs and constructs its gas bars as per the Alberta Fire Code, which sets distances from onsite and offsite buildings and developments. There is no requirement for a 300 metre offset to any other property or zoning. The existing gas station on the west side of 50th Street is less than 75 metres from nearby residential properties. Mac’s environmental consultant, GHD Limited, has reviewed available studies and articles to provide a scientific understanding and more complete understanding of what the studies and articles indicate.

GHD’s detailed review is available upon request. However, to summarize GHD’s review, the articles and studies GHD reviewed that referenced distances from gas bars to residential developments made claims that were not supported by the research that the studies referenced. In one article, the author stated that there are potential cancer risks for casual receptors within the 300-metres perimeter despite his estimates falling within the USEPA’s acceptable cancer risk range. In other words, the actual conclusion should have been that there are no risks to these receptors. In another article, the concentrations of vapours at the gas station perimeter were measured and predicted to not exceed even the most sensitive health-based screening level for lifetime residential exposure from the European Union. North America limits for residential receptors are orders of magnitude higher and other studies show no cancer risks at those levels. Therefore, data from the study that was referenced in this second article do not support the claims made.

16. What have we done with the landscaping and layout of the property to help crime prevention?

See answers to questions 14 and 32.

17. What is being done to slow traffic coming off 50th street onto the property? See answers to questions 11 and 14.

18. The timing is not ideal for most residents. They prefer another meeting after the holidays where more people could be present. Residents are being provided the opportunity to voice any concerns, questions or comments regarding the development and will have an official opportunity when the development permit is circulated for public opinion. The timing of the recent meeting was based on conversations and schedules with Town and Macs personnel.

19. Why can’t the gas station be built somewhere else? We have done our due diligence and surveyed the area and have found this location the best commercial zoned parcel of property for our development.

20. Can the site be rezoned so it doesn’t allow commercial? Yes the site can be rezoned for a different use by submitting a rezoning application to the Town of Beaumont.

21. What will happen to the existing Mattamy Homes on west portion of the land? Our plan would be to subdivide the property and sell off the portion which houses the existing Mattamy Homes building. It would be the decision of the potential buyer as to what their intentions would be for the building and property. {What appetite would Mac’s have to donate this building and the eastern portion of the property to the Town for some community use? Would that be a compromise that Mac’s would consider? It would be an interesting selling point to get more residential buy-in to ensure that this property doesn’t become a future office building or other commercial permitted use. And Mac’s could always give the building away to some community use under the provision that it be moved from the property at no cost to Macs.}

Residents comment response letter – page 4 of 5

22. Will the land be purchased if the DP is not approved for gas bar and only for convenience store?

We would not consider building only a convenience store. We want to offer our customers a “one stop” experience and a convenience store only would not allow us to accomplish this.

23. Why the DP notification was only sent to 25 people? The DP notification was sent to 25 people based on recommendations from the town of Beaumont.

24. Some residents mentioned that when they were buying their property, they were told by their real estate agent that the adjacent land will become a park. But with a gas station, the property value of adjacent lands will decrease. Will there be any compensation if DP is approved? ?

Mac’s is not able to comment on what residents were or were not told by real estate agents.

25. Will there be a T.I.A. done? If so, residents would like to see the study. We have requested a 3rd party company to quote on completing a TIA. Once this is complete and submitted to the town of Beaumont it will be available for viewing by residents.

26. How does the proposed development ensure the safety of the children? See answer to question 11.

27. Does the proposed development meet the Alberta Environmental Health & Safety guidelines?

See answer to questions 8 and 15.

28. What measures would be taken to deal with contaminants that might result from the gas tanks? See answer to question 8.

29. Has there been any consideration for security? How will you deal with unwanted people on the site that might jeopardize the safety of others? In large major centres like Edmonton there is a latent element of crime in many areas. In such areas, well-lit convenience stores commonly serve as safe havens during late night hours for individuals who are threatened by these criminal elements. The situation in Beaumont differs from the situation in major centres where convenience stores sometimes draw crime away from the nearby surroundings.

As for the general statement that convenience stores attract criminal activity, I would like to direct you to this recent article from the Globe and Mail for a different perspective: http://www.theglobeandmail.com/life/home-and-garden/real-estate/cornerstores-mean-solid-neighbourhoods/article14310188/

30. Has there been a consideration for “crime prevention design” when doing the site layout? For example through the use of landscaping to prevent any blind spots. A CPTED Consulting report will be completed and recommendations will be adhered to.

Residents comment response letter – page 5 of 5

31. If the bylaw permits removal of some of the parking stalls, residents would prefer to keep as much of the existing trees as possible. We will work with the town of Beaumont and ensure all landscaping requirements in municipal bylaws are achieved, with an intent to balance the landscaping with safety, security and aesthetic objectives.

32. Hours of operation aren’t compatible with a residential area. The benefit of a store open 24 hours is you can shop there whenever you want. For many customers, needing something from a convenience store doesn’t fall between the hours of 8 AM – 11 PM. Those that work shift work welcome the ability to stop at a convenience store to purchase fuel, coffee, snacks, health & beauty products or the use of an ABM. 33. Lighting issues 34. Where will the filling trucks turn? They will need to turn right onto Coloniale Way after offloading their fuel. This will mean that these trucks will be driving through a residential area on a regular basis. Noise, pollution and road damage concerns. In the warm spring and summer months there are vehicles parked along Coloniale Way, both sides of the road. How will the trucks turn then? Fueling trucks will enter the site from 50 St and will have no reason to enter the residential area as they will be turning left onto Coloniale Way. Mac’s has the ability to instruct fuel deliveries to avoid busy times in the area so not to interfere with vehicles parked on Coloniale Way.

15183121StNW 22m 1970s 127StNW &152Ave NW 60m 1970s&1980s

1Gir oux R d 23m late 1980s

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9628153AV ENW 75m 1970s

134101 18Ave 34m 1980-1990

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12415102Ave NW 28m 1s tFloorCommer cial,2nd &3r d FloorApar tments 1960s-1980s

9375215StNW 55m 1990s

156061 1 1Ave NW 108m 1946-1960

9625174StNW 26m 1990s 1890487Ave NW 21m 1990s

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1032534Ave NW >100m 1970-1990

56101 1 1StNW 75m 1945-1960,1970-1985

4950Calgar y Tr ail NW 100m 2005

5830104STNW 43m 1960s-1970s

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988482Ave NW 5m 1980s

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965563Ave 38m 1946-1970

101 10Kings way NW 82m 1930s

5003101Ave NW 87m 1946-1970

854582Ave NW 33m 1960-1980

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167Ave/ 59AStNW 29m 20002009

4945101Ave NW 140m 1946-1970

1 1230107Ave NW 23m 1970s

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1370450StNW >100m 1970s

109041 1 1Ave NW 45m 1900s-1970s

12206Stony P lain R d NW 40m 2003

9431149StNW 31m 1946-1970 6023109StNW 27m 1950s1960s

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5174167Ave NW 44m 2010s

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129251 18Ave NW 29m 1946-1970

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1643887Ave 64m 1964-1980 1705695Ave NW 41m 1999

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17761100Ave NW 94m 1980s

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1671391StNW 30m 1980s1990s

13215127StNW 43m 1946-1980

1 1404Gr oatR d NW 37m 1950s

15710Stony P lain R d NW 3m 1946-1980

9804153Ave NW 51m 1980s&1990s

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23263W ye R d >100m 2010s

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10R idgemontW ay #1 10 36m 20002010

433350StNW 19.

16m 1990s

431066StNW 104m 1970s

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296723Ave NW 1 19m 2010-2015

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1 147417Ave SW 38m 20102015

Sour ce:ESR I Topogr aphic Basemap,Accessed 2016

LEGEND 0

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Kilometer s

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MAC' SCO NV ENIENCESTO R E/GASSTATIO NLO CATIO N

Site addr ess

SHELL CO NV ENIENCESTO R E/GASSTATIO NLO CATION Distance tonear es tr esidential pr oper ty ESSO CO NV ENIENCESTO R E/GASSTATIO NLOCATIO N

GISFile:Q : \GIS\P R O JECTS\11102000s\11102007\Layouts\MEMO 001\1110200700( MEMO 001) GISO T002. mxd

Appr oximate community developmentdate

MAC’ SCO NV ENIENCESTO R ESINC. V AR IO U SMAC' S,SHELL,ANDESSO LO CATIO NS EDMO NTO N, ALBER TA

1 1 10200700

P R O X IMITY O FGASBAR STO R ESIDENTIAL P R O P ER TIES

FIGU R E1

Apr8,2016

Table 1 Proximity of Gas Bars to Residential Properties Various Mac's, Shell, and Esso Locations Edmonton, Alberta

Approximate Community Development Date 1930s

Esso

10110 Kingsway NW

1950s

Mac's

11404 Groat Rd. NW

37

1946-1960

Esso

15606 111 Ave. NW

108

1950s, 1960s

Mac's

6023 109 St. NW

27

1960s

Esso

9515 149 St.

17

1946-1970

Esso

13410 97 St. NW

11

1946-1970

Esso

9655 63 Ave.

38

1946-1970

Esso

5003 101 Ave. NW

87

1946-1970

Shell

4945 101 Ave. NW

140

1946-1970

Shell

12925 118 Ave. NW

29

1946-1970

Shell

9431 149 St. NW

31

1945-1960, 1970-1985

Shell

5610 111 St. NW

75

1950-1970

Shell

11230 107 Ave. NW

23

1950-1970

Esso

10904 111 Ave. NW

45

1960s, 1970s

Esso

10863 82 Ave. NW

6.5

1960s, 1970s

Shell

5830 104 St. NW

43

1970s

Esso

13704 50 St. NW

>100

1970s

Esso

9628 153 Ave. NW

75

1970s

Esso

4310 66 St. NW

104

1970s

Mac's

6009 Mill Woods Rd. S NW

27

1970s

Mac's

15183 121 St. NW

22

1970s

Shell

975 Broadmoor Blvd.

57

1970s

Shell

9330 144 Ave. NW

23

1980s

Esso

17761 100 Ave. NW

94

1980s

Esso

9884 82 Ave. NW

5

1980s

Mac's

14703 40 Ave. NW

36

1980s

Mac's

1 Giroux Rd.

23

1946-1980

Shell

13215 127 St. NW

43

1960-1980

Shell

8545 82 Ave. NW

33

1946-1980

Esso

15710 Stpny Plain Rd. NW

3

1960-1980

Esso

12415 102 Ave. NW

28

1964-1980

Esso

16438 87 Ave.

64

1970s, 1980s

Shell

127 St. NW & 152 Ave. NW

1970-1990

Shell

10325 34 Ave. NW

1980-1990

Esso

13410 118 Ave.

1980s, 1990s

Mac's

16713 91 St. NW

30

Pre-1990 Average

1980s, 1990s

Shell

9804 153 Ave. NW

51

46.0

1990s

Mac's

8179 1S9, 7639 Winterburn Rd. NW

51

1990s

Mac's

9625 174 St. NW

26

1990s

Mac's

18904 87 Ave. NW

21

1990s

Mac's

4333 50 St. NW

19

1990s Average

1999

Shell

17056 95 Ave. NW

41

31.6

2000s

Mac's

10 Ridgemont Way #110

36

2003

Shell

12206 Stony Plain Rd. NW

40

2000s Average

2005

Esso

4950 Calgary Trail NW

100

58.7

2010s

Mac's

11474 17 Ave. SW

38

2010s

Mac's

2967 23 Ave. NW

100

2010s

Shell

5174 167 Ave. NW

44

2010s

Shell

23263 Wye Rd.

100

2010s

Mac's

9375 215 St. NW

55

2010s Average

2010s

Mac's

16610 59A St. NW

29

61.0

GHD 11102007 MEMO 001

Company

Address (Edmonton, AB)

Page 1 of 1

Approximate Distance to Nearest Residential Property (m) 82

Average Distance to Nearest Residential Property (m)

60 >100 34