Application by W.M. Fares Architects, on behalf of Perry Lake Developments, for a site specific amendment to the River-Lakes Secondary Planning Strategy (SPS) under the Municipal Planning Strategy (MPS) for Planning Districts 14 and 17 (Shubenacadie Lakes), to enable a residential development at the south end of Ingram Drive and west of Highway 102, Fall River, known as Opportunity Site C (PID 40844375, 40551277, 00472910, 00472902 and 40551558).
The applicant wishes to develop a mixed residential development on a 30-acre (12.8 ha) property, known as Opportunity Site C, located at the south end of Fall River Village. The proposed development consists of:
- 22 townhouses fronting on an extension of Ingram Drive;
- Two 3-storey, 60-unit buildings at the end of an extension of Ingram Drive;
- 142 dwelling units at a density of 4.7 units per gross acre;
- Retention of 60% of the site as open space; and
- Retention of most of the MacDonald Sports Park Connector Trail on the property with the remainder rerouted to connect to Cobequid Road and Ingram Drive.
The current policies allow Council to consider development of the subject property by development agreement subject to the following criteria:
- Maximum gross density is limited to 4 units per acre;
- Maximum number of permitted multiple unit dwellings is 3;
- Maximum storeys per multiple unit building is 3;
- Maximum number of units per multiple unit building is 40;
- Minimum of 60% of the site is retained as open space;
- Maximum of 4,000 sq. ft. of local commercial uses and maximum 10,000 sq. ft. self storage facility;
- Controls on lighting;
- Provision of a connector trail to the MacDonald Sports Park;
- Direct vehicular access to the Cobequid Road; and
- Transportation and Phosphorus Net Loading Assessment studies verifying:
- the proposed development can occur without exacerbating local traffic problems; and
- all phosphorus can be retained on-site in a post development environment.
Most features of the proposed residential development can already be considered through existing policies; however, there are some components that require changes to the River-Lakes Secondary Plan (SPS) under the MPS for Planning Districts 14 and 17. The applicant is requesting the following policy changes to enable the proposed development:
- Eliminate the requirement for direct vehicular access to the Cobequid Road;
- Increase in density from 4 units per gross acre to 5 units per gross acre (this represents a transfer of permitted commercial density to residential density within the proposed development); and
- Increase the permitted number of units from 40 to 60 per multiple unit building for a total of 120 multiple dwelling units.
Previous Proposal (Municipal Case 20672)
In 2016, the applicant submitted a proposal to enter into a development agreement to permit three multiple unit residential dwellings (a total of 116 residential units), a commercial building, and a self storage facility at Site C. Through the review of this application, staff became aware a technical challenge. Planning policy requires a vehicular connection to Cobequid Road; however, Canadian National Rail did not grant permission to cross the rail line at grade, which was required to achieve the connection. As a result, the application was cancelled and never presented to the community or Council.
The vehicular connection to Cobequid Road was intended for commercial uses at Site C. Since this vehicular connection cannot be achieved, the applicant submitted a new application to remove that criteria from policy, and allow additional residential density instead of commercial uses at Site C.
On February 27, 2018, Regional Council initiated the planning process following consideration of an initiation report presented by staff. Regional Council’s decision to initiate the proposal allows staff to carry the proposal through the planning process and engage with the community.
A public information meeting was held on Wednesday June 13, 2018. A summary of the meeting notes from the public meeting can be found below.
Future steps include completing a detailed review of the proposal, preparing a report with a recommendation from staff and draft development agreement, and forwarding the report to Regional Council and North West Community Council for a public hearing and decision.
Documents Submitted for Evaluation
The applicant has submitted plans in support of the application. These materials are also available for review at the Planning Services office in Dartmouth at 40 Alderney Drive, Dartmouth.
On-Site Sewage Disposal System Details
Traffic Impact Statement
Summary of Public Information Meeting Notes
Additional materials to come.
*The documents submitted may be revised upon a complete review of the proposal and consultation with the community. Revisions will be uploaded on the website as they are received.