July 4, 2018 North West Planning Advisory Committee

Agenda

1. CALL TO ORDER

2. APPROVAL OF MINUTES – June 6, 2018

3. APPROVAL OF THE ORDER OF BUSINESS AND APPROVAL OF ADDITIONS AND DELETIONS

4. BUSINESS ARISING OUT OF THE MINUTES
5. CALL FOR DECLARATION OF CONFLICT OF INTERESTS
6. CONSIDERATION OF DEFERRED BUSINESS – NONE

7. CORRESPONDENCE, PETITIONS & DELEGATIONS
7.1 Correspondence
7.2 Petitions

8. INFORMATION ITEMS BROUGHT FORWARD – NONE

9. REPORTS/DISCUSSION
9.1 STAFF
9.1.1 Case 20634: WM Fares on behalf of Old Fashioned Woodworkers Developments Ltd. is applying to rezone lands at 130 and 148 Mann St from Heavy Industrial (IHI) Zone to C&D Materials Transfer (CD-1) Zone – Jennifer Chapman, Planner III

This application was previously heard by the North West Planning Advisory Committee on Dec 6, 2017, with a request to rezone the land to Construction and Demolition Processing Facilities (CD-2) Zone. At that time NWPAC recommended refusing the request based on concerns about protection of the watercourses, lot size and the lack of impermeable liner. The applicant is now requesting a less intense use with the CD-1 Zone in response to these concerns. 

In preparing the recommendation to North West Community Council, staff are requesting that the Committee advise whether the revised proposal complies with the policies of the Bedford Municipal Planning Strategy in consideration of the following:
• Change in use
• Buffering and screening
• Site design
• Potential environmental impacts, if any

The following is before the Committee:
• Environmental Management Plan
• PIM Presentation
• Site Plan

For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.

9.1.2 Case 21406: Application by TEAL Architects + Planners for a development agreement to enable a residential and commercial mixed-use development at 216 Cobequid Road, (northwest corner of the intersection of Cobequid Road and Glendale Drive) Lower Sackville– Darrell Joudrey, Planner II
This proposed mixed-use development will reinforce the Lower Sackville town center, contribute to the Urban Local Growth Centre goals and provide housing in a contemporary form for the local population. The major aspects of the proposal are:
• Four storey mixed use building with 10,575 square feet building footprint;
• 36 residential units: 24 one-bedroom, 6 one-bedroom and den, 6 two-bedroom and den;
• About 2900 square feet ground floor commercial;
• 32 residential parking spaces underground; 8 commercial spaces at ground level;
• Driveway access at Cobequid Road and ramp to underground parking is screened from existing residential development by a fence;
• About 1165 square feet common indoor amenity space;
• 18 bicycle parking spaces underground; 2 bicycle parking spaces at grade; and
• Cantilevered balconies proposed on all elevations of the building except elevation facing existing residential on Malik Court.

This application may be considered under the Sackville Municipal Planning Strategy Policy CC-6, notwithstanding Policy CC-2, within the Community Commercial Designation, Council may consider the expansion of existing multiple unit dwellings and the development of new multiple unit dwellings according to the development agreement provisions of the Planning Act. Policy CC-6 is subject to Implementation Policy IM-13 of the Sackville MPS that is applicable to all development agreement requests.

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:
• Perceived traffic volume increase on Cobequid Road and Glendale Drive/Avenue;
• Safety of visibility/sight lines when exiting Malik Court onto Cobequid Road;
• Proposed building perceived as overwhelming scale for site in terms of abutting residential at Malik Court;
• Shadowing of abutting residential backyards due proposed building;
• Loss of privacy due separation distance and height of proposed building for abutting residents on Malik Court;
• Compounding of existing community parking issues at Malik Court; and
• Impacts on adjacent properties and quality of mitigation of impacts through effective urban design and landscape treatment.

The following is before the Committee:
• Application and Policy Review
• Site Plan
• Parking Level
• Ground Floor Commercial
• Residential Floors 2 - 4
• Building Elevations 
• Traffic Impact Statement
Post-PIM Update
• Traffic Impact Statement - updated
• Shadow Study and Cross Section
• HRM Site Distance Review
• Summary Notes from the Public Information Meeting

For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.

10. ADDED ITEMS

11. DATE OF NEXT MEETING – August 1, 2018 at 7:00 p.m., BMO Centre Boardroom, 61 Gary Martin Drive, Bedford

12. ADJOURNMENT 

INFORMATION ITEMS – NONE