PAC Minutes – November 18, 2002

The regular meeting of the Grand Bay-Westfield Planning Advisory Committee was held Monday, November 18, 2002 in Room “A”, 609 River Valley Drive.   Chairman, Larry Chapman conducted the meeting and called the meeting to order at 7:03 p.m.
1. RECORD OF ATTENDANCE
All Members were present with the exception of Michael Hare.
2. PLANNING ADVISORY COMMITTEE MINUTES OF NOVEMBER 4, 2002
“…moved by Ralph Stevens to accept as amended the November 4, 2002 Planning Advisory Committee Minutes….”
Motion seconded by James Evans.  Carried.
3. REGULAR COUNCIL MINUTES OF OCTOBER 28, 2002
“…moved by Mel Steffens to receive and file the Regular Council Minutes of October 28, 2002….”
Motion seconded by Ralph Stevens.  Carried.
4.  CHAIRMAN’S REMARKS

  • The Chairman requested the following letter be added to Item No. 5:

5(b) –  Letter received from Steve and Cherie English dated November 18, 2002  Re:  Tentative Subdivision Plans – Panoramic Estates Phase 2 & 3.
“…moved by Mel Steffens to add the above mentioned letter to the Agenda as Item No. 5(b)….”
Motion seconded by Cllr. Little.  Carried.
5.  DECLARATION OF CONFLICT OF INTEREST
No conflict declared.
6.  MEMO FROM DEVELOPMENT OFFICER DATED NOVEMBER 14, 2002  RE:  ITEM TABLED NOVEMBER 4, 2002 – TENTATIVE SUBDIVISION PLANS, PANORAMIC ESTATES PHASE 2 & 3
(A)     LETTER FROM JODY BLAKELY DATED NOVEMBER 4, 2002
(B)     LETTER FROM STEVE & CHERIE ENGLISH DATED NOVEMBER 18, 2002
During the Closed Session, the Development Officer reported that in his November 14, 2002 Memo, he has included two new conditions in an attempt to protect the property owners below the proposed subdivision, as follows:

  • Water Supply Assessment;
  • Blasting.

The Members concurred with the Development Officer’s  recommendations, however, wished to have the following concerns  brought to Council’s attention:

  • the temporary turn around on June Avenue and Florence Drive;
  • the compacting of the new fill and sheer capacity of the fill;
  • time frame for completion.

Applicant, June Garfield and Gerry Roberts of Kierstead Quigley & Roberts were present during the Open Session.
Mr. Roberts gave presentation and advised the Committee of the following:

  • he reviewed cross section of three locations prepared by ADI depicting elevation shots from the centre line of proposed June Avenue down to the property lines, allowing a 2% grade from the curb up to the house, with a minimum setback from the street of 25 ft., with the ground sloping away at 2% from the house, with the back slope running until there is natural ground;
  • they propose two lines of silt fencing in straw bales and check dams to handle any run off from the hill to be done as soon as possible,  until such time they can get in and properly maintain the banks;
  • the slope is to be hydroseeded in the spring;
  • with reference to the English’s letter regarding the 13½% grade, Mr. Roberts stated that this is no different than similar subdivisions in the Town and that the question of grade was dealt with when Phase 1 was done and would be impossible to change now;
  • during construction, as well as using the existing fill, additional fill will need to be brought in and compacted and properly build the back bank to maintain any run off;
  • no construction to be done this winter;
  • regarding turn around on Garfield Drive, it is one that is readily accepted by the Province;
  • the turn around on June Avenue could be located on the lower side, with the possibility of using Lot 8 as part of the next phase of the subdivision.

Applicant, June Garfield advised the Committee of the following:

  • the fill that exists there now is only temporary and will be used when construction of the homes begin;
  • she assured that clean up of the new phase will be done properly;
  • no blasting will be done, only a rock chipper will be used;
  • trees will be cleared away.

The following surrounding property owners gave presentations regarding their concerns, as referenced in their letters to the  Committee dated November 18, 2002:

  • Cherie English – 135 Woolastook Drive
  • Jeff MacGovern – 141 Woolastook Drive

The following motion was then made:
1.  “…moved by James Evans that the Planning Advisory Committee grant the following request for variance to the Town’s Subdivision By-law, Village of Grand Bay By-law No. 6, for  the  development  of  public  streets  within  the  proposed
Tentative Subdivision Plan, Panoramic Estates Subdivision, Phase 2, dated September 19, 2002 as prepared by Kierstead Quigley and Roberts Ltd., PID No. 00220913: a) under section 4(c), grant a variance of 5.5 % to the maximum grade of a street to be increased from 8 % to 13.5 % for a portion of 160 m ±….”
2. “…move that the Planning Advisory Committee grant approval of the following proposed street names for tentative subdivision of lands identified by PID No. 00220913 as referenced on Tentative Subdivision Plan, Panoramic Estates, Phase 2 dated September 19, 2002 and on Tentative Subdivision Plan, Panoramic Estates, Phase 3 dated September 20, 2002 as prepared by Kierstead Quigley and Roberts Ltd.:
a.) the continuation of June Avenue;
b.) the continuation of Florence Drive;
c.)  new street intersecting with Florence Drive to be named Garfield Street subject to confirmation by NB911 Emergency Services….”
3. “…move that the Planning Advisory Committee recommend to Council the acceptance of $267.30 as Money in Lieu of Land for Public      Purposes for proposed Phase 2 & 3, Panoramic Estates Subdivision based on proposed design calculations under payment received by the Town under Phase 1;
subject to:
a) the Final Subdivision Plan showing remnant lot PID No. 00467001 as part of the Public Street….”
4. “…move that the Planning Advisory Committee recommend to Council the acceptance of the preliminary design calculations as presented on drawing titles:  Plan and Profile June Avenue, Subdivision Services, Panoramic Estates dated October 22, 2002 and Panoramic Estates Cross Sections Station 0+104, Station 0+168, Station 0+234:
subject to:
a) street design to be completed by professional Engineer, and reviewed to the satisfaction of the Town Engineer prior to completion of Developer’s Subdivision Agreement and approval of Final Subdivision Plan, meeting development standards for concrete curb and gutter street design, storm sewer and sanitary sewer design to be assumed by the Town;
b) the maximum slope on any roadway embankment (right-of-way) beyond the 1 m level space behind the curb, shall be 2H:1V for stability, except when rock is encountered;
c) subject to (b), positive sloped embankments shall be provided with a maximum positive slope of 2H:1V from the top of curb to extend to the proposed building lots, providing for top of concrete foundation walls to be a minimum of 750 mm above finished centre line road grade at a minimum 7.5 m set back from street line for future residential construction;
d) driveway accesses must maintain a 1 metre area behind the curb to allow for future sidewalks (without having to re-shape driveways);
e) during any construction of roadways, sanitary and storm sewers, check-dams and other appropriate measures must be used to prevent and control erosion and debris from entering active infrastructure;
f) slope stabilization for slopes greater than 15 % grade shall be designed by professional Engineer, and reviewed to the satisfaction of the Town Engineer prior to completion of Developer’s Subdivision Agreement and approval of Final Subdivision Plan;
g) subject to section 49 (2)(g) of the Community Planning Act, a Water Supply Assessment shall be completed by a qualified hydrologist or qualified professional engineer subject to guidelines provided by the Rural Planning District Commission, to determine the availability and nature of the domestic water supply, prior to completion of Developer’s Subdivision Agreement and approval of Final Subdivision Plan;
h) no blasting is to occur in the construction of the subdivision without a comprehensive pre-blast survey being conducted to the approval of Council;
i) utility easements for Phase 2 and Phase 3 shall be reviewed by NB Power and NB Tel and recorded on the Final Subdivision Plan;
j) pursuant to Water Quality Regulation # 82-126, under the Clean Environment Act, the Department of the Environment and Local Government shall approve plans & profiles for installation of storm sewers, catch basins and manholes prior to Final Subdivision Approval….”
Motion seconded by Ralph Stevens.  Carried.
9.  MEMO FROM DEVELOPMENT OFFICER DATED NOVEMBER 14, 2002  RE:  ITEM TABLED NOVEMBER 4, 2002 – APPLICATION FOR VARIANCE – PAUL GORDON – 207-217 RIVER VALLEY DRIVE
During the Closed Session, the Development Officer reported that subsequent to his recommendations contained in his November 14, 2002 memo, the Applicant has met with the Department of Public Safety and NB Power, and it was determined that the refill station cannot be located on the north-west corner of the property, as it would be 15 ft. from a power line.
Applicant, Paul Gordon was present during the Open Session and advised the Committee of the following:

  • the neighbours concerns were taken into consideration;
  • he is back to square one as the propane tank cannot be located next to a power line;
  • the only location is as originally proposed in front of the lot, however, not as close to the road as previously depicted;
  • he is proposing to erect a hedge to hide the view on the Grove Street side.

The Committee had concerns, in that the hedge be erected in such a way that it does not create a public safety issue and obstruct line of vision.
The following motion was then made:
“…moved by Ralph Stevens that the Planing Advisory Committee grant the following requests for variance to the Town’s Zoning By-law, Town of Grand Bay-Westfield By-law No. 16, Division 1, for the construction of a 2000 US water gallon vertical propane filling station, PID No. 00218628:
a) under Section 42(a), grant a variance of 1.9 m to reduce the maximum height of an accessory structure from 4.5 m to 6.4 m:
b) under Section 42(b), grant a variance to locate the structure at the front of the lot, in front of the main buildings, a minimum of 3.05 m from the property line on Grove Street and a minimum of 6.0 m from the property line on River Valley Drive;
subject to:
i) approvals granted by the Department of Public Safety meeting Provincial Regulations and CSA Code Requirements;
ii) submission to the Town of approved Site Plans from the Province locating the structure for Building Permit purposes….”
Motion seconded by Mel Steffens.  Carried.
8. FOR INFORMATION ONLY: RE:  THE SUSTAINABLE COMMUNITY
“…moved by Ralph Stevens to receive and file information Re:  The Sustainable Community….”
Motion seconded by Cllr. Little.  Carried.
9. ADJOURNMENT
Ralph Stevens moved to adjourn at 9:04 p.m.
Motion seconded by James Evans.  Carried.

Respectfully submitted,

Laylia Nice,                                                              Larry Chapman,
P.A.C. Secretary                                                      P.A.C. Chairman