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:
- 3 single unit dwellings at the end of Ingram Drive;
- 19 townhouses fronting on a private shared driveway off Ingram Drive;
- 3, 40-unit, multiple unit dwellings at the end of a private share driveway off 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 connecting Canterbury Lane Park to the end of 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 access to the Cobequid Road and the trail connection requirements across the rail line to MacDonald Sports Park;
- Increase the 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
- Remove the allowance for commercial uses at the subject property;
The Development Plans (provided below) outline the development proposal in detail, and include information related to proposed buildings, parking locations, driveway access, landscaping, traffic and servicing.
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. Since the public meeting in 2018, the applicant and the developer have been exploring ways to address some of the concerns of the community.
A revised application package has been submitted and can be viewed below. Additional information is necessary to proceed through the planning process. Given that the public has not been engaged in this file for over a year and the previous submission received considerable public attention, planning staff intend to hold another public meeting or open house upon receipt of a complete revised application. All community members who attended the last meeting will be notified of any future meetings for this case. Information on any future meetings will also be posted on this webpage.
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 and studies required by municipal staff to properly evaluate the application. The documents are also available for review at the Planning Applications office in Downtown Dartmouth.
On-Site Sewage Disposal System Details
Traffic Impact Statement
Summary of Public Information Meeting Notes
Drainage Letter and Report
Traffic Impact Statement Letter and Report
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.