WSP Canada Inc. has applied for amendments to the Bedford Municipal Planning Strategy and Bedford Land Use By-law to redistribute existing development rights between two sites along the Bedford Highway – 33 Southgate Drive (identified as Block BH-1) and the lands between Southgate Drive and Glenmont Avenue (identified as Block BH-2).
The applicant is requesting to partially discharge an existing development agreement (Case 00492) and enter into a new development agreement on Block BH-1 (33 Southgate Drive). The existing agreement applied to Block BH-1 permits the site to be developed as a commercial building and the applicant is asking instead to be allowed to build a 6-storey apartment building.
The applicant is also requesting to discharge the existing development agreement (Case 00762) and enter into a new development agreement on Block BH-2 (PIDs 00360560, 00430025, 00430017, 00429977, and 00430058). The existing agreement permits one apartment building with a maximum of 44 units, one 16,000 square foot commercial building, 12 townhouse units, and one single unit dwelling. The applicant is requesting the new development agreement permit one 16,000 square foot commercial building and four new single-unit dwellings in addition to one existing single-unit dwelling.
The applicant proposes to redistribute the existing density between both Blocks to allow the requested uses. Under the Bedford South Secondary Municipal Planning Strategy, Block BH-1 has a total density of 42 persons and Block BH-2 has a total density of 228 persons. Reallocating the overall density between the two sites requires amendments to the Municipal Planning Strategy to add residential uses to the permitted uses and increase density on Block BH-1, and to allow the transfer density from Block BH-2 to Block BH-1 to ensure no additional density beyond what the existing Agreement allows. The major aspects of the proposal are as follows:
• Block BH-1:
- A 6-storey, 73-unit apartment building atop a parking podium;
- A minimum of 1 parking space per dwelling unit, plus a minimum of 3 visitor parking spaces; and
- Access to underground parking located at street level along Southgate Drive.
• Block BH-2
- Four new single-detached units (accessed from Glenmont Avenue) and one existing single-unit dwelling on Glenmont Avenue;
- A one-storey, 16,000 square feet commercial building accessed from Bedford Highway;
- Surface parking for the commercial building
- Watercourse buffering as per the Bedford Land Use By-law requirements.
The Development Plans (provided below) outline the development proposal in detail, and include information related to proposed site development, proposed building design, traffic impact statement and preliminary servicing schematics.
This application is being considered under the municipal planning strategy amendment process. This process will include a public consultation (public information meeting) and a public hearing.
June 21, 2022
Staff are conducting a detailed review of the proposal with all information received through public consultation. Negotiations are taking place between the applicant and municipal staff as they continue their analysis of the proposal, drafting of the development agreement and new Municipal Planning Strategy Policies, and writing a staff recommendation report.
The staff report will be considered by Regional Council. Before any consideration to approve this matter, Regional Council must hold a public hearing. A public hearing provides an additional opportunity for public comment. Public hearings are a formal process and the procedures for the meetings are found in Administrative Order One.
March 3, 2021
The proposal was considered by the North West Planning Advisory Committee on March 3, 2021. View the staff presentation and the meeting minutes.
January 20, 2021
A virtual call-in public information meeting was hosted by the North West Planning Advisory Committee on Wednesday, January 20, 2021. View the minutes from this meeting. Municipal planning staff and the applicant prepared a presentation document to assist in following the meeting. View the presentation. This second Public Information Meeting was held because revisions were made to the proposed Municipal Planning Strategy amendment.
January 29, 2020
Regional Council began the Municipal Planning Strategy amendment process at its meeting on January 29, 2020 following consideration of an initiation report submitted by staff. This means Council is willing to consider the proposal following staff review and public consultation, but no decision on the proposal has been made.
June 12, 2019
A public information meeting (PIM) was held on Wednesday, June 12, 2019 to gather input from the surrounding community.
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 but may also be alternatively provided either by email or regular mail by making this request to the planner listed below.
For further information, please contact: