PAC Minutes – April 17, 2000

The regular meeting of the Town of Grand Bay-Westfield Planning Advisory Committee was held Monday, April 17, 2000 at 7:00 p.m. in Room “A”.  Chairman, Larry Chapman conducted the meeting and called the meeting to order at 7:02 p.m.
1. RECORD OF ATTENDANCE
All Members were present.
2.  P.A.C. MINUTES OF APRIL 3, 2000
“…it was moved by Mel Steffens and seconded by Bill McCann to accept as presented the April 3, 2000 P.A.C.  Minutes….”
Motion carried.
3. REGULAR COUNCIL MINUTES OF MARCH 27, 2000
“…it was moved by Ralph Stevens and seconded by Michael Hare to receive and file the March 27, 2000 Regular Council Minutes….”
Motion carried.
4. CHAIRMAN’S REMARKS
No remarks.
5. DECLARATION OF CONFLICT OF INTEREST
Chairman, Larry Chapman Declared a Conflict of Interest on Item #8, Re Westfield Country Estates Subdivision.
6.  DEVELOPMENT OFFICER’S REPORT DATED APRIL 11, 2000 RE: REQUEST FOR TEMPORARY USE PERMIT SHIRLEY MYLES/GRAND BAY HOME HARDWARE 277/279 RIVER VALLEY DRIVE
A Closed Session discussion was held regarding the above request made by Grand Bay Home Hardware for a Temporary Use Permit for the erection of a garden centre.  The Development Officer handed out additional information regarding this item.  David informed the Committee that this request has been approved the last four years, and that  upon speaking with the other business owners in the Square, they advised that they are not against the erection of the garden centre, only that it now seems to utilize more parking spaces than before.
There was no representation from Grand Bay Home Hardware during the Open Session.
P.A.C. concurred with the Development Officer’s recommendations, however, wished to add two other conditions with regard to the size and use of the area permitted for the temporary structure and future applications.
The following motion was then made:
“…moved by Mel Steffefns that P.A.C. grant a Temporary Use Permit to Grand Bay Home Hardware for the erection of a temporary structure to be used as a garden cenre to be located at 277/279 River Valley Drive NBGIC No. 00219089, pursuant to Section 5 (2) of the Town’s By-law # 16, Town of Grand Bay-Westfield Zoning By-law, Division I.  Authorization for the development described above (garden centre) is hereby granted for the temporary period of April 18, 2000 expiring September 1, 2000.  At the end of the authorized period, you (Grand Bay Home Hardware) are hereby required to terminate or remove the development hereby authorized.
Subject to the following:
1. a Building Permit Application and payment of $10.00 Permit Fee being received by the Town;
2. the area to be used for the temporary structure is confined to 800 square feet,(4 marked parking spaces) and no structure or product be placed outside that area;
3. any future application to be submitted to the Town of Grand Bay-Westfield two months prior to setting up time….”
Motion seconded by James Evans.  Carried.
7. DEVELOPMENT OFFICER’S REPORT DATD APRIL 13, 2000 RE: REQUEST FOR VARIANCE PATRICIA MORINE – 50 SHANNON ROAD
A discussion was held in Closed Session regarding the above Request for Variance for the sale of an existing lot as a non-compliant building lot not serviced by municipal sewer.  The Development Officer informed the Committee of a Clause in the Town’s Zoning By-law indicating the required set back of 300 feet from a sewerage lagoon.  P.A.C. concurred with the Development Officer’s recommendations.
Present during the Open Session were Applicant, Patricia Morine and Tim McQuade, perspective buyer of lot located at 50 Shannon Road.  Mrs. Morine had nothing to add.  Mr. McQuade was advised of the 300 foot setback required from a sewerage lagoon.
Followinig the discussion, the following motion was made:
“…moved by Bill McCann that P.A.C. grant the following variances for the development of a single family home on an existing non-compliant building lot located at 50 Shannon Road, NBGIC No. 0007222 under the Town’s By-law, Division I, as follows:
1. under section 19 (2)(ii), grant a lot width of 39.62 m reduced from the required 55 m;
2. under Section 19 (2)(b)(ii) grant a lot area of 0.222 ha reduced from the required 0.4 ha;
subject to:
(a)  approval by the Department of Health for a septic system;
(b)  front yard setback of 13 m (43 feet) to maintain 300 foot setback from sewerage lagoon….”
Motion seconded by Ralph Stevens.  Carried.
8. DEVELOPMENT OFFICER’S REPORT DATED APRIL 13, 2000 RE: TENTATIVE SUBDIVISION APPROVAL PANORAMIC ESTATES SUBDIVISION, PHASE 1 PLAN DATED JULY 28, 1999
A Closed Session discussion was held regarding the above Tentative Subdivision Plan for the creation of 10 building lots off of Woolastook Drive.   The Development Officer reviewed with the Committee, Godfrey Associates Ltd. Report dated April 12, 2000 in which they addressed  the previous concerns with regard to storm water related issues for the development.  The Committee concurred with the Development Officer’s recommendations in his Report
Present during the Open Session was Applicant, June Garfield.  There was no one present in favor or against the proposal.  Mrs. Garfield stated that she had nothing further to add.
The following motion was then made:
“…moved by Ralph Stevens that P.A.C.:
1. grant approval of the proposed street names for Tentative Subdivision of lands identified by NBGIC No. 00220913 and 00467001 off Woolastook Drive as referenced on Tentative Subdivision Plan, Panoramic Esates Phase I dated July 28, 1999, as the following:
a) Street “A” to be shown as June Avenue;
b) Street “B” to be shown as Florence Drive.
2. Recommend to Council the acceptance of Land for Public purposes proposed for Phase I, based on design calculations;
3. Recommend to Council the acceptance of the design calculations as presented on drawing titles:  Plan and  Profile June Avenue, and Plan and Profile, Florence Lane, Subdivision Services,  Panoramic Estates deated April 10, 2000.  Along with design summary prepared by ADI Limited, dated April 10, 2000 as meeting development standards for concrete curb and gutter street design, storm sewer and sanitary sewer design to be assumed by the Town prior to Final Subdivison approval;
Subject to:
a) the maximum slope on any roadway embankment shall be 2:1 for stability except when rock is encountered;
b) embankments shaped at a maximum of 2:1 may have to extend on to the proposed building lots in order to maintain the slope;
c) driveway access must be maintained level with the road within the 1 metre area behind the curb to allow for future sidewalks without having to re-shape driveways;
d) during any construction check-dams and  other appropriate measures must be used to prevent and control erosion;
e) if during construction additional room beyond the 1 metre area behind the curb is possible to be created, it should be obtained.
4. Recommend to Council that easements should be obtained as required in the   drainage area east of Woolastook Drive to allow future upgrades or maintenance to ensure the pathway remains adequate to handle present and future flows.
5. Utility Easements for Phase I be reviewed by NB Power and NB Tel and recorded on the Subdivision Plan.
6. Pursuant to Regulations 76-154 under the Clean Environment Act, the Department of the Environment shall approve Plans and Profiles for installation for storm sewers, catch basins and manholes prior to Final Subdivison Approval.
9. ITEM TABLED APRIL 3, 2000 MEETING DEVELOPMENT OFFICER’S REPORT DATED APRIL 12, 2000 RE: TENTATIVE SUBDIVISON APPROVAL – BOB DARLING/WESTFIELD COUNTRY ESTATES SUBDIVISION, PHASE 1, PLAN DATD MARCH 29, 2000
Chairman, Larry Chapman left the meeting room and Vice-Chairman, Ralph Stevens conducted the meeting.during the Closed Session discussion.  It was noted that included in the Development Officer’s Report, was a signed Agreement of Purchase from present owner, Peter Auvinen, as requested.
Chairman, Larry Chapman sat in the seating area.and Vice-Chairman, Ralph Stevens resumed the Chair for the Open Session.  Present during Open Session were Developer, Bob Darling and Surveyor, Ed DeSaulniers.  Mr. Darling stated that he had nothing further to add.
The following two surrounding property owners were present:

  • Ruth Ann Phinney – 17 Country Club Drive   Mrs. Phinney stated that she was not against the proposal but wanted to know how many lots were to be developed, the size of the lots and their value.  Mr. Darling stated that there are 13 lots which run anywhere from one to four acres and range from $19,900.00 to $35,000.00, with the mininum value of the homes being in the area of  $100,000.00 to $110,00.00.
  • Jody Kelly – 16 Country Club Drive.  Ms. Kelly informed the Committee that when she purchased her property there were many convanances, and she is now concerned that these same convenances would not apply to this development, therefore depreciating the value of her property.  Ms. Kelly was informed by the Committee that convenances are put on by the Developer.  Mr. Darling then stated that he would be adhering to the standards of the Town of Grand Bay-Westfield, as set out in the by-laws.  Ms. Kelly also had concerns with regard to further road erosion due to the increase in traffic caused by this new development, as she feels the road receives little maintenance at the present time.

The following motion was then made:
“…moved by Michael Hare that P.A.C.:
1. approve the use of proposed name “Country Club Drive” to be applied to P-  loop design until such time as Future Street “B” extends beyond the proposed development for Tentative Subdivision Plan, Westfield Country Estates, Phase II, Plan dated March 29, 2000.
2. Recommend Tentative Approval be granted for the development of lands identified as NBGIC No. 00227702 for a 13 lot subdivision, based on Tentative Subdivision Plan, Westfield Country Estates, Phase II, dated March 29, 2000, subject to:
a) Tentative Approval by Council for Land for Public Purposes identified by NBGIC No. 30188734, from Phase I of the development (having an  area of 8790 m² and a total lot width/frontage of 3.47 m on a semi-developed roadway) to be exchanged for Lot 24, Block “B” being 4.0 +/- ha, including lands between NBEPC power lines corridor and Milligan Brook.
b) Tentative Approval by Council of Future Street access to Chapman property identified by NBGIC No. 00210773 within Lot 24, Block “B”, to be identified as Future Street “A” and;
c) Tentative Approval by Council of Future Street identified on the Plan accessing lands held by the Westfield Golf Club identified by NBGIC No. 3004335 to be identified as Future Street “B”;
d) Future Street to Lot 19 as shown on Tentative Plan to be consolidated with Lot 19 and shown as such on Subdivision Plan;
e) roadway design to be provided by Developer for maximum 8% road grade and grade and storm water control to meet minimum standards set in the Subdivision By-law with the addition of 10 cm course gravel, 3.2 cm crushed gravel, 5 cm thick base asphalt and 2.5 cm thick top coat asphalt;
f) Utility Easements having been approved by NB Power and NB Tel recorded on the Final Subdivision Plan;
g) nature and porosity of the soil determination by the Department of Health to be recorded on the Subdivision Plan;
h) addition of Key  Plan showing relative position of proposed development to be recorded on the Subdivision Plan;
i) entering into a Developers Agreement setting out the minimum standard of road construction, the P-loop road design prior to Final Subdivision Approval by the Development Officer;
j) Subdivision Approval to be subject to the $15.00 Subdivision Fee as set out in the Village of Westfield Subdivision By-law No. 12 prior to Final Subdivision Approval by the Development Officer….”
Motion seconded by James Evans. Carried.
Chairman, Larry Chapman then resumed the Chair.
10. ADJOURNMENT
Ralph Stevens moved to adjourn at 8:50 p.m.

Respectfully submitted,

Laylia Nice,  Secretary                                    Larry Chapman,  Chairman
Ralph Stevens, Vice-Chairman