Case 20401 - Bedford West, Bedford

Request

This process originally started as an application by Clayton Developments Limited on behalf of a variety of property owners to initiate a process to amend the Bedford and Halifax Municipal Planning Strategy [MPS] and the Bedford West Secondary Planning Strategy to enable development of Bedford West Sub Area 10, Kearney Lake Road, Bedford and Halifax.

Background
In 2006, Regional Council approved the Bedford West Secondary Planning Strategy [Bedford West SPS] which provided guidance for the development of a new community on the west side of the Bicentennial Highway [Highway 102] in the vicinity of the Hammonds Plains and Larry Uteck Boulevard. The goal of the strategy is to enable quality residential and commercial development which is cost effective for the municipality to service. The Bedford West area will house a significant portion of HRM’s urban growth over a twenty-five year period. The Bedford West SPS includes objectives and policies pertaining to environmental protection, municipal services and land use.

The Bedford West SPS is divided into 12 Sub Areas [see map below]. Development agreements [legal contracts] have been previously approved for Sub Areas 2,3,4,5, 7, 8, 9.

When approved, the Bedford West SPS did not include detailed policies to enable development in Sub Area 10, 11 or 12 [Map 3]. The exclusion of these sub areas was intentional as these lands were not part of the core holdings of the majority land holder in the Bedford West area and outside the area where detailed study had been completed. The SPS identifies that a future planning process is to consider the need for amendments to the SPS to enable development of Sub Area 10. Lands in Sub Area 10 currently have multiple zones regulating their development including Residential Reserve [RR] and Institutional [SI] zones under the Bedford Land Use By-law [LUB] and Urban Settlement [US] zone under the Halifax Mainland LUB. The RR and US Zones allow for single unit dwellings on large lots [5 acres minimum] with large road frontages [360 feet minimum]. The SI zone permits institutional uses such as schools and churches.

Proposal

View the site in Google Maps

The process will evaluate current policies and determine the need for new policies and related reference materials prior to development occurring. Topics for discussion will include, but not be limited to, land use and the creation of a community concept plan [which will guide land use], density of development, and transportation [access points and roads].

The subject area is approximately 31.1 ha [76.8 acres] with approximately 1.3 km feet of street frontage on Kearney Lake Road.

During the review process, staff identified an error in the existing Halifax Mainland Land Use By-law with regards to provisions of the US (Urban Settlement) Zone, specifically as it relates to the development of R-2 uses in Sub Area 11. As part of the final staff report on the Sub Area 10 proposal, staff propose to identify a correction to the Land Use By-law which would remedy this issue. For more information on this, please consult the final staff report (when available) or contact the planner (information at the bottom of the page).

Process

/media/70410This process will follow the Municipal Planning Strategy Amendment and Land Use By-law Amendment Process. While the original request was made by several land owners in the area, the Municipality is responsible for the creation of land use policies under the Municipal Planning Strategies and Secondary Planning Strategies.

Status

Regional Council initiated the process at its meeting on October 2, 2016 following consideration of an initiation report  presented by staff. In order to obtain community feedback on potential policy changes for this Sub Area, a Public Participation Meeting was held on Thursday March 23,2017. Copies of meeting notes will be attached to any future staff report. Staff are currently reviewing the request and are considering the need for new policies for this area of land. Subsequent to this review, staff will draft a staff report and any new policies required for this sub areas. The report will then be forwarded to Halifax and West Community Council  for a recommendation and then to Regional Council for a public hearing and decision. Please note that the applicant has changed to Clayton Developments Limited on behalf of a variety of the property owners.

Development considerations for Sub Area 10 have evolved from the original submission (below). Challenging site topography and grades have led to multiple unit dwellings and limited commercial development being proposed on the site rather than a mix of  lower density units such as singles, semi-detached or townhouse and multiple unit dwellings as originally proposed . Single unit, semi-detached and townhouse dwellings would have  required significant grade alteration and significant disturbance to much of the site. The clustering of multiple unit dwellings will limit disturbance and maintain much more natural vegetation on the site.

The potential changes to the planning documents and development rules for Bedford West Sub Area 10 are highlighted below:

•    The division of undeveloped areas of Sub Area 10 in to three distinct neighbourhoods: Sub Area 10 East, Quarry Lands, and Sub Area 10 West (see Map below)
o    Sub Area 10 East:    PID#’s 40092421, 40915688, 00339572, 00339564, 00339556 and 40379257
o    Sub Area 10 Quarry: PID 00289223
o    Sub Area 10 West:   PID#’s 00289157, 40420762, 00289173, 00289181, 00289207

•    The creation of three development agreements, one for each neighbourhood;

•    The creation of three multiple unit dwelling clusters, one cluster for each neighbourhood. Clusters are envisioned to contain a minimum of three multiple unit dwellings. Building heights are proposed at up to a maximum of 12 storeys.

•    Limited neighbourhood ground level neighbourhood commercial land uses are proposed for the Quarry lands

•    The creation of a boulevard pathway (multiple use trail) parallel to Kearney Lake Road from Highway 102 to Hogan Court to connect all the neighbourhoods with each other and to other areas of Bedford West and existing developed areas at the eastern end of Kearney Lake Road;

•    Limitations to the number of units that can be built until traffic upgrades happen at Kearney Lake Road and Highway 102 interchange (exact number to be determined by NSTIR (Nova Scotia Transportation and Infrastructure Removal));

•    Potential realignment of Highway 102 to improve the road alignment near Kearney Lake Road Exit.

•    Base sewer capacity and design populations are proposed at 28.5 persons per acre (ppa) for undeveloped lands (75.5 acres) for a total of 2151 persons. This is based on the combined average of the original assumptions (2006) for the sub area which allotted combined residential (20 ppa) to 54.13 acres and commercial assumptions (50 ppa) to 21.37 acres.

•    An additional 601 persons or 267 multiple unit dwelling are proposed for the Sub Area 10 Quarry lands. These units are proposed to be transferred from Bedford West Sub Area 6 (the total number of units is still within the total enabled by existing policy for Bedford West as a whole).

•    The total population is proposed as 2752 persons or  a maximum of 1223 multiple unit dwelling units.

•    Existing developed land uses to the west of Hogan Court will remain in place and changes are not proposed to the (Residential Reserve (RR) Zone, Institutional (SI) Zone and Urban Settlement (US) Zones.

•    Draft policy will require each development will have regard to the following  principles:
a.    Creating neighbourhood bicycle/pedestrian connections which ensure comfort, safety and visibility;
b.    Establishing well defined clusters through siting and access/parking controls;
c.    Ensuring well designed and appropriately scaled buildings;
d.    Environmental and sustainable features;
e.    Provision of amenities such as public and private amenity space; and
f.    Promotion of safety and security.

More detail on proposed policy provisions for a development agreement can be found in draft policy highlights (below).

A conceptual birds eye view of the site is provided for reference below. Please note that the birds eye view is highly conceptual and does not fully implement the draft policies. Further improvements to building design and layout will be required. Building clustering on the western side of the site will increase the continuity of green space, minimize above ground parking and require the buildings to be further clustered together. 

A commitment was made at the original Public Information Meeting (PIM) to hold an additional meeting once the proposal was more developed.  Due to public health concerns related to COVID-19, an in-person public meeting will not be held, instead public engagement will be done via phone, email and the municipal website. Notices will be sent out to residents of the area to seek comment. 

Staff are currently seeking comment on the potential changes to the planning documents and development rules for Bedford West Sub Area 10.  This consultation will end on August 30, 2020. At which time staff will complete a final review of proposed policies, make recommendations and finalize the staff report to be presented to Regional Council.

Neighbourhoods of Bedford West Sub Area 10
Draft Development Agreement Policy
Conceptual Birds Eye View (see note above)

Questions or comments can be received at the email, phone number and address at the bottom of this page.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by municipal staff to properly evaluate the application. The relevant documents are linked below. These documents may also be  provided  by email or regular mail by making this request to the planner listed below. 

Application Letter 
Application Letter -Update
Topo Map of Site
Concept Plan
Servicing Review

Related Documents
Generalized Future Land Use Map
Zoning Map
Sub Areas of Bedford West Map (Map 3)