WSP Canada Inc. has applied for amendments to the Bedford Municipal Planning Strategy and Bedford Land Use By-law to redistribute existing development rights and allow for development agreements on Lot BH-1, which would enable a five storey residential multiple-unit development, and Lot BH-2, which would enable a one storey commercial building and single family dwellings, on lands located at the corners of Southgate Drive and the Bedford Highway, Bedford.
The applicant is requesting a development agreement for PID 41119496, (lands at the northwest corner of the intersection of Bedford Highway and Southgate Drive identified as Lot BH-1), to permit a 5 storey multiple unit residential building. The applicant is also requesting to amend an existing development agreement on PIDs 00360560, 00430025, 00430017, 00429977, and 00430058, (lands along Bedford Highway between Southgate Drive and Glenmont Avenue identified as Lot BH-2).
WSP Canada has submitted a revised application for the above properties in response to comments received during the team review. The major change to the application is the withdrawal of the townhouse portion of the request (30 townhouse units accessed from Bedford Highway proposed to be located on Lot BH-2) to be replaced by four (4) single unit detached dwellings that face onto the Bedford Highway but are accessed from Glenmont Avenue and a one storey 16,000 square feet commercial building accessed from Bedford Highway.
Following the June 2019 Public Information Meeting further revisions to the development request were made. The applicant proposes to redistribute the existing density over both sites to allow the requested uses. Under the Bedford South Secondary Municipal Planning Strategy, Lot BH-1 has a total density of 42 persons and Lot 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 Lot BH-1; and to allow the transfer density from Lot BH-2 to Lot BH-1 to ensure no additional density beyond what the existing Agreement allows. All other aspects of the original proposal remain as follows:
• A 5 storey, 73 unit multiple residential building atop a parking podium is proposed to be located on Lot BH-1;
• 101 underground vehicular parking spaces in the multiple unit residential building;
• Access to underground parking of multiple unit residential building located at street level in side slope along Southgate Drive;
• Four single detached unit (accessed from Glenmont Avenue) located on Lot BH-2;
• A one storey, 16,000 square feet commercial building accessed from Bedford Highway on Lot BH-2;
• 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.
A public information meeting (PIM) was held on Wednesday, June 12, 2019 to gather input from the surrounding community.
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.
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. The application has otherwise not been revised or modified since the public information meeting in June 2019.
The proposal was considered by the North West Planning Advisory Committee on March 3, 2021. View the staff presentation and the meeting minutes.
The proposal is now being reviewed in detail by staff, who will prepare a recommendation report. The staff report will be considered by North West Community Council, who will make a recommendation to Regional Council for a decision. 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.