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PRESENT:Councillor Ron Cooper, Chair
STAFF:Mr. Roger Wells, Planner
3. APPROVAL OF THE ORDER OF BUSINESS AND APPROVAL OF ADDITIONS AND DELETIONS
8.1 Application for Development Agreement: Commercial Retail Building on Lands Adjacent to Micmac Mall, Dartmouth
Mr. Roger Wells, Planner, with the aid of overheads and schematic drawings, presented the staff report.
Councillor Cunningham asked if staff had compared the height of the proposed building with that of the Kent Building Supplies. In response, Community Council was advised the proposed height of the Chapter/Future Shop building is approximately six feet lower than that of the Kent store.
Councillor Cunningham asked if there were plans to thicken vegetation beside the Chapters building, In response, Community Council was advised that as part of the development agreement staff is asking that prior to installation of any landscaping, a detailed landscaping plan be provided by the developer to show location, species, size etc. He stated this will be reviewed by the manager of parks and natural services who will visit the site and, after the site visit, may have the authority to request additional landscaping.
Councilor Cunningham asked what would be the pedestrian access from the mall. In response, Community Council was advised there was not a dedicated pedestrian link that would link up to the Chapters/Future Shop. He stated the developer is investigating a means of providing pedestrian access.
In response to Councillor Cunningham regarding truck traffic, Mr. Wells advised the development agreement specifically stipulates that anything larger than a cube van has to use the main route into the Micmac Mall. He advised vehicular traffic will increase; however, it has been indicated that the existing street network and the intersections can handle the increased traffic for both this and the Kent development.
Councillor Schofield clarified that if Future Shop goes out of business another retail operation could be located in the building. Mr. Wells verified that drinking establishments are strictly forbidden, by policy, on this piece of property. On further question, Mr. Wells advised the land is zoned C-3 and there is as-of-right commercial capability - if the requirements of the land use by-law are met in terms of lot coverage and parking, etc., it is conceivable that there could be addition to the existing mall.
In response to Councillor Schofield, Mr. Wells advised staff is satisfied with environmental protection measures that have been put in place for the site. He stated that ultimately the storm water from the site will end up in Lake Micmac through the settling pond. He stated the development agreement is dealing with runoff and sediment control at the source.
Mr. John Sheppard, Environmental Services, noted, with regard to the Chapters/Future Shop proposal the most effective approach is to deal with the runoff at the site rather than rely on the settling ponds. He stated what is proposed in this development is consistent with what was used for the development of the Kent Building Supplies.
Councillor Schofield expressed concerns with regards to truck traffic.
Councillor Sarto noted that it had been indicated in the reports that residential traffic will increase 2-6% and asked how many vehicles would this equate to. In response, Mr. Wells advised this would be an increase of approximately 10,000 vehicles per day noting the increases would still be within the design specifications of a two lane collector street.
In response to Councillor Sarto, Mr. Wells advised Micmac Boulevard is a major collector. Creighton Avenue, Woodland and Albro Lake Road acting as a minor collectors. The Councillor referenced truck traffic delivering building materials and received clarification that the truck would come from the Circumferential Highway to Micmac Blvd, into the first driveway of Micmac Blvd, across the front of the mall to either the Chapter/Future Shop or Kent Building Supplies. Exiting would be by way of the same route.
Speakers in Favour
Mr. Peter Connors, Architect, referencing a site plan advised the buffer area parallelling Horizon Court against the back of the building has been worked through in detail. He stated what is seen in the plans is exactly what will be delivered through the development agreement. He stated the materials used in construction of the building will be brick and block. With the aid of an overhead presentation, Mr. Conrad presented a visual picture of the finished facility indicating finishes used on the walls, ceiling and floors.
Mr. Lewis McKay, Forest Road, Creighton Park, stated he feels the development will benefit the area by providing additional jobs. He stated he is impressed with the amount of care and effort that has gone into the project by the planners and developers to make this as environmentally friendly as possible. He stated the development will help improve real estate values by making the immediate area more attractive for people moving to the area as well as adding to the tax base.
Ms. Barbara Martin, Horizon Village, spoke in favour of the development but expressed concerns with regards to traffic.
Mr. Jim Mahon, Charm Diamond Centres, spoke in favour as it is felt that this addition will enhance the mall.
Mr. Lawrence Gardiner stated development is needed to provide employment.
Mr. Bruce Hanna, Blenus Travel, stated the development will help the stores in the mall experience growth.
Speakers in Opposition
Ms. Judy Morrison, 10 Brookdale Crescent, submitted a petition containing 74 signatures, stating the residents of Brookdale Cres., Edenbank Terrace and Empress Court are concerned that the development will increase traffic flows and before there is additional development, traffic concerns need to be addressed.
MOVED by Councillors Hetherington and Greenough that the petition be referred to staff to be addressed in conjunction with the traffic study. MOTION PUT AND PASSED.
Councillor Cunningham suggested traffic staff contact himself and Ms. Morrison.
MOVED by Councillors Hetherington and Greenough that the public hearing be closed. MOTION PUT AND PASSED.
MOVED by Councillors Greenough and Cunningham that the Harbour East Community Council approve the Development Agreement included as Attachment 1 of the Staff Report dated January 19, 1998; and that the development agreement be signed within 120 days, or any extension thereof granted by the Community Council on request of the applicant, from the date of final approval of said Agreement by the Community Council and any other bodies as necessary, whichever approval is later, including applicable appeal periods. Otherwise this approval shall be void and obligations arising hereunder shall be at an end. MOTION PUT AND PASSED.
16. NEXT MEETING
MOVED by Councillors Schofield and Greenough that the meeting be adjourned. MOTION PUT AND PASSED.
ASSISTANT MUNICIPAL CLERK