March 3, 2021 North West Planning Advisory Committee (Special)

Date:

Time: 7:00 p.m.

Location: Virtual Meeting

Agenda

1. CALL TO ORDER

2. APPROVAL OF MINUTES – February 3, 2021

3. APPROVAL OF THE ORDER OF BUSINESS 

4. CALL FOR DECLARATION OF CONFLICT OF INTERESTS

5. CONSIDERATION OF DEFERRED BUSINESS – NONE

6. CORRESPONDENCE, PETITIONS & DELEGATIONS
6.1 Correspondence
6.2 Petitions 

7. REPORTS
7.1 STAFF
7.1.1
Case 22547: Application by ZZap Consulting Inc. on behalf of Ramar Construction Ltd. for amendments to the Municipal Planning Strategies for Beaver Bank, Hammonds Plains and Upper Sackville and Planning District 1 & 3 (St Margarets Bay) and corresponding Land Use By-laws to enable the development of three commercial buildings at 445 Winslow Drive (PID 41277765); Lot 4B Winslow Drive (PID 41277773); and, Lot 3 Winslow Drive (PID 41249681), Upper Tantallon. [PDF]

The properties that comprise the site are zoned R-1 under the Beaver Bank, Hammonds Plains and Upper Sackville Land Use By-law (LUB) and are designated Residential under the Beaver Bank, Hammonds Plains and Upper Sackville Municipal Planning Strategy (MPS). The properties are undeveloped and under current regulations may only be developed with single unit dwellings. 

There are no policies within the MPS to enable consideration of commercial uses on the site, however because the site is located at the edge of the plan area, abutting the Planning District 1 & 3 Plan Area, the applicant is seeking a plan area boundary realignment to enable development as per the MU-1 (Mixed Use 1) zone of the Planning District 1 & 3 LUB, which is the zoning applied to properties that abut the site to the west. 

The major aspects of the proposal are:
• Three commercial buildings on separate lots developed as per the MU-1 zone standards;
• Accessed via driveways off Winslow Drive; and
• Onsite water and sanitary.

A virtual public information meeting was held on December 9, 2020 to provide information to local residents and solicit feedback on the proposal.

In preparing the recommendation to North West Community Council, the Committee is being asked to assess potential impact on the community. The following is before the Committee: 
• The scope and appropriateness of the proposed planning approach (a plan area realignment vs different planning tools, such as: the application of a different zone, or a development agreement);
• The specific types of commercial uses that would be appropriate for the site circumstances; and
• The compatibility and impact on adjacent development.

The following is before the Committee:
Traffic Impact Study [PDF]
Applicant Letter [PDF]
Site Plan [PDF]
Initiation Report [PDF]
• Minutes from the Virtual Public Information Meeting – December 9, 2020 [PDF] 

https://www.halifax.ca/business/planning-development/applications/case-22547-winslow-drive-upper-tantallon

Information at the above link will be updated as required. For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office. 

7.1.2 Case 21946: Application by WSP Canada Inc. 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 Site BH-1, which would enable a five-storey residential multiple-unit development, and Site BH-2, which would enable a one storey commercial building and 5 single family dwellings, on lands located at the corners of Southgate Drive and the Bedford Highway, Bedford. [PDF]

WSP Canada Inc. is applying for amendments to the BSSMPS and amendments to an existing development agreement for the subject lands. 

The major aspects of the proposal are:
• a five storey, 73-unit apartment development on site BH-1; 
• to amend an existing development agreement to permit a one storey, 16,000 square foot commercial building and five single unit dwellings on site BH-2;
• to redistribute the existing density over both sites to allow the requested uses; 
• reallocating the overall density between the two sites requires MPS amendments to add residential uses to the permitted uses and increase density on site BH-1; and 
• redistribute density from site BH-2 to BH-1 to ensure no additional density beyond what the existing Agreement allows.

In preparing the recommendation to North West Community Council, the Committee is being asked to assess potential impact on the community. The following is before the Committee: 
• Garbage enclosure at rear of proposed commercial;
• Number of Visitor/surface parking spaces at multi-storey; and
• Traffic issues on Southgate Drive, including bus stops, driveway alignment, traffic volumes.

The following is before the Committee:
Revised Submission Part One - April 23, 2019 [PDF]
Revised Submission Part Two - April 23, 2019 [PDF]
• Minutes from the Virtual Public Information Meeting – January 20, 2021 [PDF]

https://www.halifax.ca/business/planning-development/applications/case-21946-beford-hwy-glenmont-ave-bedford

Information at the above link will be updated as required. For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.

7.1.3 Case 20507: Sunrose Land Use Consulting, on behalf of United Gulf Developments LTD, is applying to amend their development agreement to allow for the construction of 214 residential units and one commercial parcel over 3 phases, prior to completing the road connection from Moirs Mill Road to Hammonds Plains Rd.

The phases of development are:
• Pre- Phase 1: 7 units on Baha Court
• Phase 1: 77 units and the development of 1 commercial parcel on a new road that would connect Moirs Mill Road and Nine Mile Drive.
• Phase 2: 70 units and to connect Richardson Drive to Nine Mile Drive. 
• Phase 3: 60 units on 2 new roads.

Staff held an in-person Public Information Meeting in September of 2017 and then, due to revisions in the application, held a second virtual engagement session in December and January of 2020/21.  

In preparing the recommendation to North West Community Council, the Committee is being asked to assess potential impact on the community. The following is before the Committee: 
• Phasing of the approved Development Agreement;
• Changes to the traffic circulation in this area;
• Allowing more development on the site prior to constructing the road connection from Moirs Mill to Hammonds Plains Road.

The following is before the Committee:
Public Information Meeting minutes of September 18, 2017 [PDF]
Results of Shape your City survey [PDF]
Forum comments from Shape your City [PDF]
FAQ from virtual engagement [PDF]
Paper Mill Lake Traffic Impact Study [PDF]
Proposed Site Plan [PDF]

https://www.halifax.ca/business/planning-development/applications/case-20507-papermill-lake-bedford-0

Information at the above link will be updated as required. For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.

8. DATE OF NEXT MEETING – April 7, 2021

9. ADJOURNMENT
____________________________________________________________________________

INFORMATION ITEMS - NONE