PAC Minutes – October 16, 2000

The regular meeting of the Town of Grand Bay-Westfield Planning Advisory Committee was held Monday, October 16, 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 OCTOBER 2, 2000
“…it was moved by Mel Steffens and seconded by Bill McCann to accept as presented the October 2, 2000 P.A.C.  Minutes….”
Motion carried.
3.  REGULAR COUNCIL MINUTES OF SEPTEMBER 25, 2000
“…it was moved by Ralph Stevens and seconded by Deputy Mayor Black to receive and file the September 25, 2000 Regular Council Minutes….”
Motion carried.
4. CHAIRMAN’S REMARKS
No remarks.
5. DECLARATION OF CONFLICT OF INTEREST
No Conflict of Interest declared.
6.  DEVELOPMENT OFFICER’S REPORT DATED OCTOBER 10, 2000 RE: REQUEST FOR VARIANCE NIGEL FRENCH – 180/184 RIVER VALLEY DRIVE
A Closed Session discussion was held regarding the above Request for Variance for a change in a Non-Conforming Residential Use to Commercial Use, complete with P-1 signage, requiring variances on the lot width and P-2 signage, to operate A & N  Computer Technology Centre Ltd.
One letter was received from a surrounding property owner stating no objection to this proposal. The Development Officer advised that under the Community Planning Act, P.A.C. has the authority to allow the change in the use back into the renovated Commercial area of the building. He also advised that a letter has been requested from the property owner, verifying that the application is consistent with the owner’s wishes.
The Committee concurred with the Development Officer’s recommendations in his report, however, had concerns regarding sufficient space for parking, due to the width of the curb cut in front of the building, and therefore, wished to include a condition to address this issue.
Present during the Open Session were Applicant, Nigel French and associate.  There was no one present in favor or against this proposal.  Mr. French submitted to the Committee, a letter from the property owner, Myrtle Carrick dated October 16, 2000, granting Mr. French full rights to do any building changes in order to operate A & N Computer Technology Centre Ltd..  When asked about sufficient parking, Mr. French advised there would be no parking allowed in the designated turning spot and that the parking area is 25 feet wide, which would  allow four cars to be parked comfortably.  He also advised that Harrigan Insurance next door has offered additional parking spaces at the back of their building.  His plan is to have a driveway around the building by next spring.  Mr. French did not have a problem with the additional curb cutting requested.
The following motion was then made:
“…moved by Mel Steffens that P.A.C. grant the following variance for the development of Computer Technology Centre to be located at 180 River Valley Drive, NBGIC # 00219121 under the Town’s By-law No. 16, Town of Grand Bay-Westfield Zoning By-law, Division I;
a) under Section 38(1), grant a variance of 9.0 metres, to reduce the minimum width of the lot from 30.0 metres to 21 metres;
b) under Section 70(5), grant a variance to the number of P-2 signs on a lot, to allow a P-2 commercial sign, in addition to the P-2 Kiwanis    sign allowed by the 1995 variance;
subject to:
i) a second sewerage rate applied to the property for commercial use;
ii) curb to be cut if necessary, to allow an entrance at least 30 feet wide in front of the proposed parking spaces by November 16, 2000….”
Motion seconded by Ralph Stevens.  Carried.
The Chairman thanked Mr. French for attending.
7. DEVELOPMENT OFFICER’S REPORT DATED OCTOBER 12, 2000 RE: APPLICATION FOR MUNICIPAL PLAN & ZONING BY-LAW AMENDMENTS – BRIAN & JUDY SILLIPHANT – MITCHELL ROAD
A Closed Session discussion was held regarding the above Application to construct a single family dwelling(s) on reconfigured lots fronting Mitchell Road, requiring a recommendation to Council for Municipal Plan By-law and Zoning By-law Amendment,  variances on the road grade, and recommendation to Council on road development, requiring minimum standards as set out by the  Department of Transportation.
The Development Officer gave an overview regarding the long term plan for the area in question.  He advised that the Department of Transportation is in the process of reviewing earlier studies of the interchange proposed for Route 7/Highland Road,  and that this information must be made available prior to addressing this application.   The Committee concurred with the Development Officer’s recommendations in his report.
Present during the Open Session were the Applicants Brian and Judy Silliphant, William and Lynda Silliphant and their daughter and son-in-law, Amy Joe and Mike Thorne.  They had nothing further to add, however, had strong opinions regarding the fact that they had to incur the cost of being made responsible for upgrading the Mitchell Road to the satisfaction of the Town and for other people to use, along with developing the service road access to Mitchell Road from Highland Road.  It was stated to them that once the upgrade to Mitchell Road is completed to the satisfaction of the Town, the Town would then be responsible for the upkeep.  With regard to the development of the access road, they were advised that this requires Department of Transportation approval, with standards set out by the Province, and that they must make application to the Province to have this addressed.  It was recommended to them that they make application now, to avoid further delay.  A copy of this Application was then given to them by the Development Officer.
The Development Officer then explained to the Silliphants, the process required to achieve the planned development as follows:

  1. reconfiguration of the lots for separate ownership;
  2. Zoning and Municipal Plan By-law amendments to allow development to proceed;
  3. approval by Council (and Department of Transportation) for development of road access;
  4. approval of separate Building Permit Application(s), including Department of Health approval for on site septic system(s).

The Chairman advised the Silliphants that they had two options, (1); to make application under the present Municipal Plan and Zoning By-law to amend the zoning, or (2); wait and allow the application to be addressed at the same time the new Municipal Plan and Zoning By-law is being created, and have their $200.00 Application Fee refunded. The Silliphants asked the timeline involved, and it was stated to them that due to the pending Municipal Plan and Zoning By-law review in Option (2), and the process involved regarding advertising and public hearings in Option (1), it would most likely be next spring, no matter which option they choose.  They  advised the Committee that due to the fact there appears to be little difference in timeline, they would go with Option (2).
The following motion was then made:
“…moved by Bill McCann that P.A.C. recommend the following:
1. recommend to Council to refer the application by Brian & Judy Silliphant for the amendment to the Municipal Plan By-law and Zoning By-law to staff, to be included into the general Municipal Plan By-law and Zoning By-law Review currently in the process of being awarded to a Planning Consulting firm;
2. recommend to Council to have staff refund the Application Fee of $200.00 paid by Brian & Judy Silliphant for the amendment to the Municipal Plan By-law and Zoning By-law;
3.  recommend tabling:
a) Variance Application of road grade;
b) Tentative Approval for development of Mitchell Road including rough grading, sub and fine grading, ditching and culvert and a finished road bed of 10 metres wide;
subject to:
(i) Tentative Approval of Department of Transportation for the development of the extension of the service road connecting Highland Road and Mitchell Road;
(ii) development of said Service Road being conditional upon the ability to accommodate future planned interchange complete with on/off ramps as proposed for Route 7/Highland Road….”
Motion seconded by Deputy Mayor Black.  Motion carried.
The Chairman thanked everyone present for attending.
8.  ITEM TABLED OCTOBER 2, 2000  RE: FIRE PROTECTION SERVICES REVIEW GROUP REPORT
During the discussion, Michael Hare questioned the fact that a flat rate was not an option, as opposed to a tax increase.  The Development Officer advised this would not come under Unconditional Grants and that it is written in the Municipalities Act that the funds must come out the General Ledger Account, as legislated.  It was the consensus of the Committee that individual members submit their recommendations to Council, and not the Committee as a whole.
The following motion was then made:
“…it was moved by Ralph Stevens that individual Committee Members submit their recommendations to Council with regard to Fire Protection Services….”
Motion seconded by Bill McCann.  Carried.
9. ITEM TABLED OCTOBER 2, 2000 MEETING RE: LIST OF CONCERNS TO BE SPECIFICALLY ADDRESSED IN    MUNICIPAL PLAN AND ZONING BY-LAW REVIEW
During the discussion, the Committee concurred with James Evans’ recommendation to have the following items addressed in the Municipal Plan and Zoning By-law review:

  1. Long Term Plan (50 years);
  2. Town to look into purchasing property out of Land for Public Purposes Fund for proper river access.

The following motion was then made:
“…moved by Ralph Stevens that these items be brought forward when doing the Municipal Plan Review….”
Motion seconded by Bill McCann.   Carried.
10. FOR INFORMATION ONLY RE: ASSOCIATION OF MUNICIPAL ADMINISTRATORS OF N.B. SEMINAR “COMMUNITY PLANNING ACT” – FRIDAY, OCTOBER 27th, 2000
Following a brief discussion, the Development Officer advised that he would be attending the above mentioned seminar.
The following motion was then made:
“…moved by Bill McCann to receive and file the above information….”
Motion seconded by Michael Hare.  Carried.
11. ADJOURNMENT
Michael Hare moved to adjourn at 9:30 p.m.

Respectfully submitted,

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