Application by GFC Management Lt. to amend the Municipal Planning Strategy (MPS) and Land Use By-law (LUB) for Planning Districts 14 and 17 [Shubenacadie Lakes] to enable the development of 4 - 5 story multiple unit dwellings for seniors at the former Carr Farm situated at 1109, 1075 and 1085 Fall River Road, Fall River.
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The Developer is proposing to develop 4 – 5 story multiple unit dwellings at the top of the former Carr Farm Site and on the two adjacent properties at 1075 and 1085 Fall River Road. The proposed number of units per building is 100 for a total of 400 units in the four buildings altogether. The buildings would be situated between Cummings Drive and the Fall River Road as outlined on Map 3 – Proposed Site Plan below.
The subject properties are within the Residential Designation under the Municipal Planning Strategy for Planning Districts 14 and 17 and is zoned R-1b [Suburban Residential] under the Land Use By-law for Planning Districts 14 and 17. One of the properties –the largest parcel situated at 1109 Fall River Road – was identified as an opportunity site for residential development where a mix of housing types would be permitted through the provisions of a development agreement up to a maximum of 4 units per acre. The Policy for this development will permit a maximum of three multiple unit buildings with a maximum of 40 units per building. The height of all buildings is limited to 3 storeys in height.
In order to allow the proposed development, the applicant will need an amendment to the planning documents to:
- Increase the permitted density from 4 to 8 units per acre;
- Increase the maximum number of storeys per building from 3 to 5 storeys;
- Increase the maximum number of units per multiple unit building from 40 units to 100 units;
- Increase the number of permitted multiple unit dwellings from 3 to 4 buildings;
- Include the two smaller sites situated at 1075 and 1085 Fall River Road as part of the Residential Opportunity Site where this form of development may be considered through the provisions of a development agreement.
On January 24, 2017 Regional Council initiated the Planning process following consideration of an initiation report presented by staff.
On March 22, 2017 an Open House/ Public Information Meeting[s] was held at the Gordon R Snow Centre at 1359 Fall River Road, in Fall River. During the open houses a presentation was given by the Developer and HRM Staff.
The Public Information Sessions were well attended with 160 participants at the afternoon session and 110 participants at the evening session. In addition, 112 written submissions were received from members of the public during the public information meetings and after on comment forms prepared by HRM staff and in emails and letters.
The Staff Report to Regional Council on the public feedback received from these public information sessions and a recommendation on the proposed development is in preparation and will be tabled with Regional Council in the future.