2020-06-15_Agenda Packet--Dossier de l'ordre du jourCity of Saint John
Common Council Meeting
AGENDA
Monday, June 15, 2020
6:15 pm
Meeting Conducted by Electronic Participation
Si vous avez besoin des services en francais pour une reunion de Conseil communal, veuillez contacter le
bureau du greffier communal au 658-2862.
Pages
1. Call to Order
2. Approval of Minutes
3. Approval of Agenda
4. Disclosures of Conflict of Interest
5. Consent Agenda
6. Members Comments
7. Proclamation
8. Delegations / Presentations
9. Public Hearings - 6:30 p.m.
9.1 Proposed Section 59 Amendment with PAC report recommending amendment 1-65
and Staff Presentation - 10-36 Arlington Crescent
9.2 Proposed Municipal Plan and Zoning Bylaw Amendment with PAC report 66-135
recommending Approval and Staff Presentation - 251-361 Riverview Drive
10. Consideration of By-laws
10.1 Zoning Bylaw Amendment with Section 59 Conditions - 191 Red Head Road 136-138
11. Submissions by Council Members
12. Business Matters - Municipal Officers
13. Committee Reports
14. Consideration of Issues Separated from Consent Agenda
15. General Correspondence
16. Supplemental Agenda
17. Committee of the Whole
18. Adjournment
K
May 22, 2020
His Worship Mayor Don Darling and
Members of Common Council
Your Worship and Councillors:
SUBJECT: Section 59 Amendment
10-36 Arlington Crescent
On April 20, 2020, Common Council referred the above matter to the Planning
Advisory Committee (Committee) for a report and recommendation. The
Committee considered the attached report at its May 20, 2020 meeting via a
virtual WebEx meeting.
The City of saint John
Staff presented the application, noting that the purpose of the application in
amending the 2008 resolution would permit the proposal to be considered and
require authorization from the City regarding servicing capacity prior to
development of adjacent lands. Staff also presented a letter of support from the
property owner affected by the recommendation, Timberstone Developments Inc.
The applicant, Mr. John Rocca, was in attendance and stated that he had read
the staff report and was in support of the application. Mr. Rocca was joined by
Mr. Andrew Toole. In response to questions from the Committee Mr. Rocca
noted:
- The decision to pursue 89 units was based on market demand and the
desire to not build taller than third storeys above the parking level.
- All parking would be provided underground and there are 101 spaces
currently planned. Regarding visitor parking, Mr. Rocca noted it was an
issue were currently working through and may explore an agreement with
the adjacent landowner. He noted that no formal discussions had yet
occurred but would pursue these discussions subsequent to the
development approval process. There are a variety of options including
purchasing more land.
Page 1 of 3
048367 N.B. Inc. 10-36 Arlington Crescent May 22, 2020
Mr. Toole noted in response to concern around water pressure that there was
currently adequate pressure and quantity and that the detailed design would
further confirm this.
One resident was in attendance.
Ms. Mariam Civi, resident of Arlington Crescent noted that side and front yards
would have little space in terms of lawn and would there be an outdoor space for
pet owners. Mr. Rocca responded that the building was u -shaped on top of the
parking garage podium and there would be an outdoor courtyard space for
outdoor gathering.
The Committee requested that the visitor parking issue be dealt with prior to the
development going forward. Staff responded that the Zoning By-law does not
require visitor parking; however, staff could work with the applicant to acquire
greater understanding where visitor parking would be provided and how it will be
dealt with. The Committee agreed not to apply a condition; however, wished it be
known for the record that Common Council should consider visitor parking and
the potential of additional units exacerbating this issue as part of their approval.
RECOMMENDATION:
That Common Council adopt the following resolution:
THAT WHEREAS Common Council of the City of Saint John on the 28th day of
April, 2008 adopted a resolution pursuant to s. 39 of the Community Planning
Act, c. C-12 R.S.N.B. 1973 (the "Act"), imposing terms and conditions upon the
development of land identified at the time by PID No. 55165781, 55173918 and
55159925 (the "Lands"); and
WHEREAS the aforesaid resolution anticipated both commercial and residential
development of the Lands; and
WHEREAS only a portion of the Lands have been developed in accordance with
the April 28, 2008 resolution; and
WHEREAS a proposal for the development of a part of the yet undeveloped
portion has been submitted to the City; and
WHEREAS accommodation of the proposal referred to in the immediately
preceding recital will require amendment of the April 28, 2008 resolution;
NOW THEREFORE BE IT RESOLVED THAT the resolution adopted by
Common Council of The City of Saint John, pursuant to s. 39 of the Act, on the
Page 2 of 3
2
048367 N.B. Inc. 10-36 Arlington Crescent May 22, 2020
28th day of April, 2008 with respect to land identified therein by PID 55165781 is
hereby amended, pursuant to the provisions of Section 59 of the Community
Planning Act, SNB 2017, c 19:
By adding the following:
"c) the area of land known as Civic No. 10-36 Arlington Court currently identified
by PID Nos. 5197594, 55197602, 55197610, 55197628, 55197636, 55197644,
55197651, 55197669, 55197677, 55197685, 55197693 and 55197701 and
comprising approximately 5,119 square metres (which area forms part of the
Lands subject to the Common Council resolution of April 28, 2008) shall be
subject to the following conditions:
i. The land shall be developed to a maximum of 89 residential units unless the
developer has first obtained the City's written opinion that its municipal
infrastructure including, but without limiting the generality of the foregoing, storm
and sanitary services as well as water services, has adequate capacity to
accommodate a stipulated number of additional residential units;
ii. That the development and use of the parcel of land be in accordance with
detailed building elevation and site plans, prepared by the proponent and subject
to the approval of the Development Officer, illustrating the design and location of
buildings and structures, garbage enclosures, outdoor storage, driveway
accesses, vehicle and bicycle parking, loading areas, landscaping, amenity
spaces, signs, exterior lighting, and other such site features; and
iii. That the above elevation and site plans be attached to the permit application
for the development of the parcel of land.
d) any and all development of the area of land currently identified by PID Nos.
55190201, 55197719, 55197727, 55197735, 55197743, 55197750, 55197768,
55197776, 55197909, 55197917, 55197925, 55197933, 55197941, 55197958,
55197966, 55197974, 55197982, 55197990, 55198063, 55198071, 55198089,
55198097, 55212088, 55212096, 55212104, 55212112 and 55219349 is subject
to the condition that prior to the commencement of any such development, the
developer must obtain the City's written opinion that its municipal infrastructure
including, but without limiting the generality of the foregoing, storm and sanitary
services as well as water service, has adequate capacity to accommodate such
proposed development."
Respectfully submitted,
Alexandra Weaver Crawford
Chair
Page 3 of 3
3
The City of Sint John
Date: May 15, 2020
To: Planning Advisory Committee
From: Growth & Community Planning
Growth & Community Development Services
Meeting: May 20, 2020
SUBJECT
Applicant: 048367 N.B. Inc.
Landowner: Timberstone Developments Inc.
Location: 10-36 Arlington Crescent and surrounding land
PIDs: 55197594, 55197602, 55197610, 55197628, 55197636,
55197644, 55197651, 55197669, 55197677, 55197685,
55197693,55197701;55190201,55197719,55197727,
55197735, 55197743, 55197750, 55197768, 55197776,
55197909, 55197917, 55197925, 55197933, 55197941,
55197958, 55197966, 55197974, 55197982, 55197990,
55198063, 55198071, 55198089, 55198097, 55212088,
55212096, 55212104, 55212112, 55219349
Plan Designation: Stable Residential
Existing Zoning: Mid -Rise Residential (RM)
Application Type: Section 59 Amendment
Jurisdiction: Common Council has requested the views of the Planning
Advisory Committee concerning proposed amendments to the
Section 59 conditions of the subject property. Council will consider
Page 1 of 8
4
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
the Committee recommendation at a public hearing on Monday,
June 15, 2020.
EXECUTIVE SUMMARY
This application is to enable the development of a 5 storey, 89 -unit apartment building within
Phase 1 of the Arlington Crescent subdivision by amending a 2008 Common Council resolution
that provided for a larger 9.2 -hectare proposal of residential and commercial lands. Staff are
supportive of amending the resolution to add greater flexibility and enable the proposed
development. While the Municipal Plan and Zoning By-law can accommodate this application,
due to sanitary sewer limitations on University Avenue, staff recommend a number of conditions
to ensure that the subject site and future proposals in the surrounding lands can be adequately
serviced. In addition, prior to building permit application a number of variances will be required,
which will be considered by the Development Officer.
RECOMMENDATION
That Common Council adopt the following resolution:
THAT WHEREAS Common Council of the City of Saint John on the 28th day of April,
2008 adopted a resolution pursuant to s. 39 of the Community Planning Act, c. C-12
R.S.N.B. 1973 (the "Act"), imposing terms and conditions upon the development of land
identified at the time by PID No. 55165781, 55173918 and 55159925 (the "Lands"); and
WHEREAS the aforesaid resolution anticipated both commercial and residential
development of the Lands; and
WHEREAS only a portion of the Lands have been developed in accordance with the
April 28, 2008 resolution; and
WHEREAS a proposal for the development of a part of the yet undeveloped portion has
been submitted to the City; and
WHEREAS accommodation of the proposal referred to in the immediately preceding
recital will require amendment of the April 28, 2008 resolution;
NOW THEREFORE BE IT RESOLVED THAT the resolution adopted by Common
Council of The City of Saint John, pursuant to s. 39 of the Act, on the 28th day of April,
2008 with respect to land identified therein by PID 55165781 is hereby amended,
pursuant to the provisions of Section 59 of the Community Planning Act, SNB 2017, c
19:
Page 2 of 8
5
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
By adding the following:
"c) the area of land known as Civic No. 10-36 Arlington Court currently identified by PID
Nos. 5197594, 55197602, 55197610, 55197628, 55197636, 55197644, 55197651,
55197669, 55197677, 55197685, 55197693 and 55197701 and comprising
approximately 5,119 square metres (which area forms part of the Lands subject to the
Common Council resolution of April 28, 2008) shall be subject to the following
conditions:
The land shall be developed to a maximum of 89 residential units unless the
developer has first obtained the City's written opinion that its municipal infrastructure
including, but without limiting the generality of the foregoing, storm and sanitary
services as well as water services, has adequate capacity to accommodate a
stipulated number of additional residential units;"
That the development and use of the parcel of land be in accordance with detailed
building elevation and site plans, prepared by the proponent and subject to the
approval of the Development Officer, illustrating the design and location of buildings
and structures, garbage enclosures, outdoor storage, driveway accesses, vehicle
and bicycle parking, loading areas, landscaping, amenity spaces, signs, exterior
lighting, and other such site features; and
iii. That the above elevation and site plans be attached to the permit application for the
development of the parcel of land.
d) any and all development of the area of land currently identified by PID Nos.
55190201, 55197719, 55197727, 55197735, 55197743, 55197750, 55197768,
55197776, 55197909, 55197917, 55197925, 55197933, 55197941, 55197958,
55197966, 55197974, 55197982, 55197990, 55198063, 55198071, 55198089,
55198097, 55212088, 55212096, 55212104, 55212112 and 55219349 is subject to the
condition that prior to the commencement of any such development, the developer must
obtain the City's written opinion that its municipal infrastructure including, but without
limiting the generality of the foregoing, storm and sanitary services as well as water
service, has adequate capacity to accommodate such proposed development."
DECISION HISTORY
On April 27 & May 4, 2009, Common Council rescinded a 2002 resolution regarding dealing
with a proposed subdivision plan for a public street. This resolution also authorized the filing of a
subdivision plan to create a public street of 675 square metres, PID 55197446, and amended
the resolution of April 28, 2008 regarding improvements on this parcel of land. The resolution
also authorized the Solicitor or his designate to petition the Provincial Government to remove
Page 3 of 8
6
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
from the terms and conditions contained in the will of the late James Tucker the land of the
same parcel identified above and to permit usage as a public street.
On April 28, 2008, Common Council (see Attachment 3):
- Gave third reading and approved an application by Caliber Consulting Ltd. to rezone 9.2
hectares of property located at 1060 Sandy Point Road to permit a commercial and
residential development;
- Resolved pursuant to Section 39 (now 59) of the Community Planning Act to subject the
commercial portion of the property (2.06 hectares) to a number of conditions and the
residential portion of the property (7.14 hectares) to a condition regarding consultation
respecting any blasting on site.
- Assented to create a new public street; and,
- Authorized the preparation of a Section 101 agreement between the City and Caliber
Consulting Ltd. regarding improvements to the adjacent City owned parkland property on
University Avenue, PID No. 00469486. This agreement was never finalized.
Prior to 2008, a similar residential proposal was enabled through a rezoning and Municipal Plan
amendment, which also included a garden centre off Sandy Point Road. Concern was raised
during this time by the neighbouring Canadian Blood Services property and as a result a
blasting condition was included in the approval.
ANALYSIS
Proposal
The application is an amendment to a Common Council April 28, 2008 resolution regarding 9.2
hectares of residential and commercial land in the Arlington Crescent neighbourhood. The
application applies specifically to a 0.5 -hectare portion of undeveloped lands for the purposes of
enabling "the Proposal." The Proposal is a 5 storey 89 -unit multiple dwelling located on
southwest side of Arlington Crescent. The building's bottom two storeys contain a mixture of
dwelling units and indoor parking, making full use of the slope on Arlington Crescent. An exterior
courtyard area is provided on the base of the parking structure on the third floor. Amenity space
consists of balconies attached to each unit with a gym and common room provided within the
building. The main pedestrian entrance and lobby is accessed at the foot of Arlington Crescent.
In exchange for the amenity of indoor parking, the proposal occupies a larger percentage of the
property and as a result requires a number of variances.
Site and Neighbourhood
The 0.5 -hectare site is located off the southwest side of Arlington Crescent. Site preparation
work was done in 2009, including rock breaking, clearing, grading, and installation of utility
boxes. The site is located 100 metres perpendicular to existing dwellings off Arlington Crescent.
The built out portion of the Arlington Crescent neighbourhood is situated on a small plateau and
slopes up an average of 8% from the site. Phase 1 of the subdivision is in a state of semi -
completion, consisting of 14 townhouse/semi-detached dwelling units and a 24 -unit
condominium at the northern end, which backs onto a garden centre. The subsequent phase
Page 4 of 8
7
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
has yet to be subdivided but in concept consisted of the completion of the Arlington Crescent
street right-of-way and further residential development. Together these lands make up 7.14
hectares of residentially zoned land. Further to the north, between Sandy Point Road and
University Avenue are located 2.06 hectares of vacant commercial and high density residential
lands. All together, the lands comprise 9.2 hectares that were subject to the April 28, 2008
Common Council resolution (See Attachment 3).
Arlington Crescent is serviced by University Avenue, an arterial street to the northeast. The site
and neighbourhood are buffered from University Avenue by a treed parcel of land, entrusted to
the City of Saint John as park land. To the southeast, the site abuts a future phase, which
terminates in a gravelled turnaround area. According to Provincial mapping, Alder Brook runs
through the northwest portion of the site and therefore the Proposal will require a Wetland and
Watercourse alteration permit. A blood bank is immediately adjacent to the south of the site and
the hospital and university complex is located on a higher plateau to the east. University Avenue
features a variety of housing forms including single family, row, and multi -unit residential.
Municipal Development Plan
Schedule A of the Municipal Plan identifies the site within a Primary Corridor and on the edge of
the UNBSJ Plateau / Regional Hospital Primary Centre. Schedule B of the Municipal Plan
designates the area as Stable Residential. These neighbourhoods have the potential to
accommodate additional development and feature a variety of densities and housing forms. The
proposal is compatible with the following City Structure and Land Use Goals of the Plan:
• Offers a compact development on a vacant property to revitalize an existing
neighbourhood;
• Uses the land efficiently to provide additional housing choice without compromising the
character of the neighbourhood;
• High quality built form and design; and,
• Proximity of the Proposal to the UNBSJ Plateau / Regional Hospital Primary Centre and
a Low to Medium Density Residential Intensification Area further offers opportunity to
mix land uses within walking distance of each other.
Policy LU -88 of the Plan outlines requirements with which the Proposal shall adhere (See
Attachment 2). Overall the Proposal is compatible with the immediate area and the land use will
make a positive contribution to the neighbourhood.
The April 28, 2008 resolution included a condition that any blasting be in accordance with a
program developed with representatives of Canadian Blood Services. No additional blasting is
anticipated as a result of this development, as intensive site preparation work has already been
completed.
Policy MS -20 of the Plan states that new development is contingent upon wastewater collection
system capacity. These servicing considerations are addressed below.
Page 5 of 8
8
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
Servicing and Infrastructure
From 2008 to 2012, development approvals in the Arlington Crescent Phases 1 & 2 subdivision
consisted of 52 single family townhouse units, one 32 unit building and one 24 unit building. To
date, an overall 38 units have been constructed and 70 units remain undeveloped. The newly
proposed 89 -unit multiple dwelling proposal results in similar sanitary sewer flows to what was
approved by Saint John Water in 2008 and 2012. Due to similar sanitary sewer flows exiting the
Arlington Crescent development previously being approved in 2008 & 2012, the proposal can be
serviced but only in exchange for temporarily restricting development on the undeveloped
surrounding land (the 70 units remaining in Phases 1 & 2 consisted of 38 townhouse units and
one 32 unit building) until excess flow capacity availability is determined.
It is therefore recommended that a condition be placed on all future development within Arlington
Crescent Phase 1, 2 and 3 that requires written authorization from Saint John Water prior to
development. This applies both to the subject area of the Proposal and surrounding lands. While
the Proposal currently consists of 89 units, the applicant has indicated interest in pursuing a 97 -
unit option that would place an additional 8 units on the second floor.
It should be noted that there are no permits currently being processed for the undeveloped lots
and no development activity has occurred since 2012. Once Saint John Water completes their
detailed analysis, which is currently underway, on the downstream sanitary sewer system and
excess flow capacity availability is determined, additional development in the neighbourhood can
once more be considered, subject to authorization from Saint John Water. Within the broader
context of University Avenue, while there have been recent improvements to the sanitary sewer
system, additional improvements may be required. The analysis currently underway will
determine if upgrades are required and if capital work needs to be done. This condition is an
interim condition until sanitary flow capacity availability is determined and necessary upgrades
are implemented if required and would exclusively effect Timberstone Developments Inc. (TDI),
who is in agreement with the restriction.
Zoning By-law
The subject site is zoned RM (Mid -Rise Residential), which is the most appropriate zone for the
Proposal. The RM Zone accommodates a range of serviced medium density residential
development in various forms including townhouses, apartments, and condominiums.
To enable the Proposal, a number of variances from RM Zone Standards are required. These
are outlined below and would be subject to Development Officer review at the time of Building
Permit.
Page 6 of 8
9
Requirement
Proposal
Comment
1
Minimum Lot
Required:
Lot Area:
The proposal makes efficient use of the lot and
Area
topography by containing all tenant and visitor
12,920 m2
5,112 m2
parking within two floors of the building,
therefore reducing the size of lot required, but
requiring added density. The topography of the
land helps with mitigating density, as there is a
Page 6 of 8
9
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
Conclusion
The application will enable a proposed apartment building to make use of an area of the City
that has been vacant for over a decade. Conditions from the previous 2008 are recommended
Page 7 of 8
10
grade differential of approximately 10 metres
from the bottom end of the property to the top.
The proposal is adjacent to undeveloped
parkland, a parking lot, and vacant land,
providing adequate buffers without negative
impacts. The Municipal Plan encourages
additional density in this area and the variance
is reasonable for the development of the parcel.
2
Minimum
Required:
Proposed:
The proposal is capable of maintaining a 5
Front Yard
metre landscaped front yard, which is generally
6 m
5 m
in keeping with the neighbourhood character.
There is no existing development to reference
southwest of Arlington Crescent to align to and
this variance represents a reasonable one to
accommodate the footprint of the building.
3
Minimum
Required:
Proposed:
A reduction in the rear yard setback is required
Rear
to accommodate the footprint of the building and
Yard
6 m
2.82 m
topography of the land, which slopes down
towards the adjacent blood bank, thereby
reducing the amount of excavation required in
the front yard.
4
Maximum
Required:
Proposed:
The Zoning By-law defines building height as
Building
the vertical distance from average grade. From
Height
14 m
17.6 m
top of the hill, the building appears as a three
storey building (12.8 m) and meets the By-law
standard. At the bottom of the hill, the height is
19.7 metres. The proposal takes advantage of
the slope of Arlington Crescent, making the
average grade 17.6 metres, here measured
from the midpoint of the front and rear elevation
drawings. The variance of approximately 1
storey is supportable as it is only for a portion of
the building. The highest point of the building will
be buffered by and adjacent to park land while
the lowest point at three storeys is capable of
providing adequate transition to any future
subdivision.
5
Maximum
Required:
Proposed:
This variance is reasonable given the provision
Lot
of indoor parking and exceedance of amenity
Occupancy
50%
72%
space within the proposal.
Conclusion
The application will enable a proposed apartment building to make use of an area of the City
that has been vacant for over a decade. Conditions from the previous 2008 are recommended
Page 7 of 8
10
048367 N.B. Inc. 10-36 Arlington Crescent May 15, 2020
to be modified to enable greater flexibility to consider the Proposal while formally recognizing
servicing constraints and that any additional units within the neighbourhood will require
authorization prior to development.
ALTERNATIVES AND OTHER CONSIDERATIONS
No alternatives are proposed.
ENGAGEMENT
Proponent
A public meeting was initially planned by the developer but later was cancelled due to the state
of emergency declared in New Brunswick, causing social distancing measures to be put into
effect. A postcard was mailed to neighbours on May 15th, 2020.
Public
In accordance with the Committee's Rules of Procedure, notification of the proposal was sent to
landowners within 100 metres of the subject property on May 8, 2020.
The rezoning was posted on the City of Saint John website on May 26, 2020.
APPROVALS AND CONTACT
Author
I Manager
I Commissioner
Andrew Reid, MCIP, RPP
I Ken Melanson , BA, MCIP, RPP
I Jacqueline Hamilton, MCIP, RPP
Contact:
Telephone:
Email:
Application:
APPENDIX
Andrew Reid
(506) 658-4447
Andy. Reid@saintjohn.ca
20-14
Map 1: Site Location
Map 2: Future Land Use
Map 3: Zoning
Map 4: Aerial Photography
Attachment 1: Site Photography
Attachment 2: Municipal Plan Policy Review
Attachment 3: 2008 Council Resolution and Report
Proponent Submission 1: Rendering
Proponent Submission 2: Site Plan
Proponent Submission 3: Elevation Plan
Proponent Submission 4: Floor Plan
Page 8 of 8
11
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Attachment 2 — Municipal Plan Review
Policy LU -87
Intend that the areas designated Stable
The Proposal is compatible with the Municipal Plan
Residential will evolve over time from a land use
goals and suitable as an additional housing form
and built -form perspective but that new and
prepared for development but has remained vacant
redeveloped land uses are to reinforce the
over the past decade. The land use is desirable for
predominant community character and make a
this area, consistent with past proposals, and will
positive contribution to the neighbourhood.
make a positive contribution to the neighbourhood
Policy LU -88
Criteria
Response
a. The proposed land use is desirable and
The proposal makes use of property that is
contributes positively to the neighbourhood;
prepared for development but has remained vacant
over the past decade. The land use is desirable for
this area, consistent with past proposals, and will
make a positive contribution to the neighbourhood
while utilizing existing infrastructure.
b. The proposal is compatible with surrounding
The neighbourhood contains a variety of residential
land uses;
and commercial land uses of various intensities.
The proposal is compatible with these surrounding
land uses. As the previous proposal completed
much of the site preparation, no blasting is
anticipated. Rock breaking to facilitate excavation in
certain areas may be required where rock did not
fracture properly.
c. The development is in a location where all
The development is located in close proximity to the
necessary water and wastewater services, parks
University/Hospital cluster which provides amenities
and recreation services, schools, public transit
and employment. Transit services are available on
and other community facilities and protective
University Avenue and protective services are
services can readily and adequately be
provided;
nearby. The development is capable of being
serviced; however, there are limitations on further
development due to existing sanitary sewer
capacity constraints off University Avenue. As a
result, it is recommended that any additional units
to the already approved 89 require authorization
from Saint John Water. This applies both to the
remaining Timberstone Development Inc. lands and
any alterations to the Proposal.
d. Site design features that address such
The proposal will be required to conform to all
matters as safe access, buffering and
access, buffering, and landscaping requirements as
landscaping, site grading and stormwater
per the Zoning By-law. Grading and stormwater
management are incorporated;
management policies must be met prior to issuance
of a Building permit.
17
Attachment 2 — Municipal Plan Review
e. A high quality exterior building design is
The proposal conforms to the General Urban
provided that is consistent with the Urban
Design Principles of the Municipal Plan. The
Design Principles in the Municipal Plan; and
proposal appears to have high quality finishes and
already approved vacant lots. As a result, a
landscaping and contains other attractive features
condition is being recommended to restrict
such as underground parking and an interior
development of these lots until capacity is available.
courtyard area.
f. The proposal is on a property identified as a
The proposal is situated off University Avenue,
Corridor on the City Structure map (Schedule A)
which is identified as a Primary Corridor on
or does not detract from the City's intention to
Schedule A of the Municipal Plan.
direct the majority of new residential
development to the Primary Centres, Local
Centres, and Intensification Areas.
Policy MS -20
Make the approval of new development
Saint John Water has determined sufficient capacity
contingent upon available reserve capacity in
for the proposal; however, this approval will affect
the City's wastewater collection system and
already approved vacant lots. As a result, a
treatment facilities.
condition is being recommended to restrict
development of these lots until capacity is available.
iF:3
"RESOiLTED thalt pursuant to the provisions of Section 39 of the
Community Planning Act:
(a) commercial development occurring on the proposed "B-2" portion of Lot O8 -
as PID No. 55165781, be subject to the following conditions.
(i) The following land uses shaH be prohibited: a beverage room, club or lounge,
a gasoline bar, car sales lot or a mobile home or travel trailer sales iot, a repaiir
garage or
service stait�ion, a car wash aind/or truck wash, or an office or parking area for a
tax�i business;
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Reid, Andy (Planning)
From: John Paquet <jpaquet@peaqua.com>
Sent: May 19, 2020 9:26 AM
To: Reid, Andy (Planning)
Cc: David Cole
Subject: RE: Arlington Crescent Development - Timberstone Developments Inc.
Good Morning Andy,
David Cole (Timberstone) and I understand the recommendations that you put forth in the letter you sent me via
email. And he agrees to move forward with all recommendations but forth in the letter and understand that no
development can be done in the subdivision until changes are made with the water.
Hope this will do,
Thanks
John
From: Reid, Andy (Planning) <andy.reid@saintjohn.ca>
Sent: May 15, 2020 3:21 PM
To: John Paquet <jpaquet@peaqua.com>
Subject: RE: Arlington Crescent Development - Timberstone Developments Inc.
• ..
t-iefkncottittiefi!57d-CrUTr-C,,=-
Vefore the 201h, that would .e appreciated.
Have a nice weekend,
EVA
From: John Paquet <ji.p.2.q1p.. cainn>
Sent: May 14, 2020 2:32 PM
To: Reid, Andy (Planning) <a.im.d.�r..ireiid. s�iilm�ucalhimo��>
Subject: Re: Arlington Crescent Development - Timberstone Developments Inc.
Yes I can do that.
John Paquet
On May 14, 2020, at 2:30 PM, Reid, Andy (Planning) <a.imdy..iriid.L.@ int ..oIl n.ca> wrote:
091
We would like to have something in writing to the effect that Timberstone Developments Inc. is in
support of this approach. If I send you a copy of the report tomorrow are you able to provide something
before May 20tH.
From: John Paquet <p.p.2.q1p.. cainn>
Sent: May 14, 2020 11:28 AM
To: Reid, Andy (Planning)<a.im.d.y..ir�ii�.s2iiim��calhimo��>
Subject: RE: Arlington Crescent Development - Timberstone Developments Inc.
Thank you for the update.
From: Reid, Andy (Planning) <a.im.d.Y..ir2ii�e� �iiim�ijcalhim...��>
Sent: Thursday, May 14, 2020 10:40 AM
To: John Paquet <p.I 2.q. . ?. .q I�...�caixn>
Cc: Crawford, Barb <Ibairlb..cirawfoird.. .s�ii.im..i lrn � >
Subject: Arlington Crescent Development - Timberstone Developments Inc.
representativeI wanted to advise you, as the identified •e a DevelopmentDavid
Cole, that you should be •regarding
in the
application review process.
comprisingThe application would enable Mr. Rocca to proceed and his development to be considered for the
subject lands Civic No. 10-36 Arlington Court identified by PID Nos. 5197594, 55197602, 55197610,
55197628, 55197636, 55197644, 55197651, 55197669, 55197677, 55197685, 55197693 and 551977
and ••
below,As I mentioned accomplish
accomplished•• provide
development•• by
is currently conducting monitoring and analysis of pipe capacity and we are not aware yet of what
potential upgradesbeyond
approved•
me should you have any questions. The Committee meeting is scheduled for May 201h and ,, Council
Public Hearing June 15
31
Reid, Andy (Planning)
From: Bev Gaston <bexkoaston@ygmai|zom>
Sant: May 14,2O2O1O:37AM
To: Reid, Andy (P|anning)
Subject: Re: Automatic reply: Development ofapartment units 1O'36Arlington Cres
Thank you for your reply, looks like ugreat project uolonguowater supply is not effected.
We support the project if water supply is not effected.
Bev & Linda Gaston
Sent from my iPhone
(]nMay l4.2O2O ut9:l4AM, Reid Andy wrote:
Good morning Ms. Gaston,
If you have any further questions, please do not hesitate to let me know. Your correspondence will be
included tothe Advisory Committee and Council. If you would like to indicate your position please let
me know.
The Planning Advisory Meeting isscheduled for May 2U1hand the public hearing held byCommon
Council ianot until June 151h
Andrew Reid, RPP, MC|P
Planner
Growth& Community Development
|OthFloor, City Hall
e:
p: 506-658-4447
From: Bev Gaston
Sent: May 13, 2020 6:22 PM
Reid, Andy (Planning)
From: onestop
Sent: May 14, 2020 8:53 AM
To: Reid, Andy (Planning)
Subject: FW: Development of apartment units 10-36 Arlington Cres
Paula Hawkins
One Stop Development Shop
Permitting & Inspection Services
10th floor — City Hall
Saint John, NB E2L 41_1
(506)658-2911
paula.hawkins@saintjohn.ca
onestop@saintjohn.ca
-----Original Message -----
From: Bev Gaston <bev.k.gaston@gmail.com>
Sent: May 13, 2020 6:01 PM
To: onestop <onestop@saintjohn.ca>
Subject: Development of apartment units 10-36 Arlington Cres
Planning Advisory Committee
City of Saint John
Growth & Community Development Services.
We live at 130 Arlington Crescent Condo 19.
We have the following concerns with this development which we need answered before we can support it:
We are concerned about water pressure to our building at times we experience a drop in pressure and would want
assurances this would not get greater with this 89 unit apartment project going on line.
The changes required to lot size front and rear , how will this effect closeness to the road and is there sufficient parking
for 89 units ?
Is there a land usage change required for this project from (residential home , town house , Condo ) To multi unit
apartments? and how will this effect the zoning of the rest of the vacant land around Arlington Cres?
We require answers to these issues to support this project.
Bev & Linda Gaston
130 Arlington Cres
Saint John.
Phone 506-476-4318
Or via this e-mail
093
Reid, Andy (Planning)
From: onestop
Sent: May 14, 2020 8:53 AM
To: Reid, Andy (Planning)
Subject: FW: Proposed Section 59 Amendment and Variance Application 10 - 36 Arlington Cres
One Stop Development Shop
Permitting & Inspection Services
101h floor — City Hall
Saint John, NB E2L 4LI
(506)658-2911
Daula.hawkins@saintiohn.ca
onestop@saintiohn.ca
From: Inblax@gmail.com <Inblax@gmail.com>
Sent: May 13, 2020 10:39 PM
To: onestop <onestop@saintjohn.ca>
Subject: Proposed Section 59 Amendment and Variance Application 10 - 36 Arlington Cres
Planning Advisory Committee
c/o City of Saint John
Growth & Community Development Services
P.O. Box 1971, Saint John, NB, E2L 41-1
Re: Proposed Section 59 Amendment and Variance Application 10 — 36 Arlington Cres.
To Whom it Concern,
I support the above mentioned Variance Application. The only concern I have is adequate parking for the residents. I
would assume half of the units would have two vehicles and I am hoping the developer takes that into consideration
when planning the size of their parking lot outside of what appears to be an underground parking garage. The reason
why I bring this to your attention is because there is an apartment building at the top of Arlington Cres and they have
more cars then parking spaces, to alleviate the issue, tenants/owners park their vehicles on the street or the vacant land
near the building. It's currently not an issue at that building, however it would be an issue with the proposed Arlington
Place, especially in the winter months.
As mentioned, I do support this development and I hope the developer ensures there is enough off-street parking for all
of the tenants and their guest.
Regards
Dave Arsenault
160 Arlington Cres
Saint John, NB E2K OG2
Reid, Andy (Planning)
From: Nicholas Plourde <nc256522@dal.ca>
Sent: May 14, 2020 9:30 AM
To: onestop; Reid, Andy (Planning)
Cc: depippomonique@gmail.com
Subject: Arlington Apartment Development Questions/Comments
im
As an owner on Arlington Crescent, I have a few questions for the committee about the new proposed
apartment complex:
1. Has water pressure and septic/sewer been investigated and is it sustainable with this many new
residences?
2. How much parking will be available? Does every unit have an assigned parking spot and how much
guest parking will be available for residences?
3. Who is the builder/owner of this building?
4. Will these units be converted to condominiums or remain as apartments? ie. what is the intention of
this project? What is the targeted demographic for this complex?
5. What is the time frame for this project?
6. Will there be blasting involved for construction? Who will be responsible for surrounding blasting
damage, if any?
7. Has an evaluation been done with respect to flooding the market with too many units during uncertain
times? Wouldn't want a white elephant sitting down the street from us.
8. Will this be the only apartment development on the street or are there additional plans to add more
on Arlington Crescent?
Andy, in addition, can I please get the committee meeting information for Wednesday May 20?
Thanks,
Nick
W
Reid, Andy (Planning)
From: onestop
Sent: May 19, 2020 8:14 AM
To: Melanson, Ken; Reid, Andy (Planning)
Cc: Burgess, Aimee
Subject: FW: Comments on Proposed Section 59 Amendment and Variance Application 10 - 37
Arlington Crescent
Paula Hawkins
One Stop Development Shop
Permitting & Inspection Services
10th floor — City Hall
Saint John, NB E2L 41_1
(506)658-2911
paula.hawkins@saintjohn.ca
onestop@saintjohn.ca
-----Original Message -----
From: Rodgie Hernandez <rodgie_h@yahoo.ca>
Sent: May 16, 2020 6:44 PM
To: onestop <onestop@saintjohn.ca>
Subject: Comments on Proposed Section 59 Amendment and Variance Application 10 - 37 Arlington Crescent
Planner,
Concerns about the proposed multi -residential dwelling:
Since the location of the building will rise on the entrance part of the community, I am hoping that parking on the
streets will not be allowed for tenants, visitors and any other related parkings concerning the said dwelling.
During the construction process, we the existing property owners are hoping that we will not be affected of any such
kind of obstruction during the said construction.
Assurance that the safety and quietness of the community will remain and maintained during and after the
construction.
Thank You.
01.1
111111111[q�%)Jjjjjj IIIIIIIIIIIIIIIIIIIII111111111 MMM 1111111O1111111Ojjjjfljjjj IIIIIIIIIHIIIIIIIIp�' III -
•
17M
June 15, 2020
Growth & Community Planning Team 6
Growth & Community Development Services SAINIJOHN
The application is a Section 59 amendment to enable a
proposed 5 storey, 89 -unit multi -residential building off
Arlington Crescent in Millidgeville I
37
2020-06-08
1
2020-06-08
0
2020-06-08
39
2020-06-08
.m
esidential designati
Jes and housing f r4ftxAll ,
r JOHN
Policy LU -88
Land Use - Desirable residential land use and positive contribution to the
neighbourhood.
Compatibility with surrounding land uses and can be accommodated by the
Mid -Rise Residential Zone
Servicing — Necessary wastewater can be provided up to 89 units,
development in close proximity to transit, schools, and major employers
Site Design Features—All landscaping and stormwater management must be
incorporated
11 High Quality Exterior Design — Building is consistent with urban design
principles, features indoor parking and amenity space
Location — Proposal is located off a Primary Corridor (University Avenue).
10
41
JOHN
2020-06-08
5
collection system capacity is
ions imposed on,,,
g lands to enable treproposal
r JOHN
JI'JOHN
WA
2020-06-08
2
Amend the April 28, 2008 Common Council resolution
by adding conditions (c) and (d). I
(c) i. The subject site at 10-36 Arlington Crescent be
developed to a maximum of 89 units unless the
developer receives written opinion that servicing capacity
can accommodate additional units; ii. The development
is in accordance with a detailed site plans; and, iii. The
site plans are attached to the permit application.
receives @written DDiDiDD regarding servicing capacity.
13 60-1
�
Detailed analysis iscurrently underway onsanitary sewer
system and flow capacity availability
� Once results are known, planning may begin on
improvements toincrease service inthe area
14
The conditions proposed inthis report will enable the
proposal to move forward in the interim of any
improvements
43
2020-06-08
7
- A letter was mailed to neighbours within 100 metres
notifying them • the proposal and • to participate •
May 8, 2020. 5 Letters were received, 3 in favor and
• indicating opposition. I
• -• •
OEM VATITZ-3-30 E ZZY-1 IR VI -I I al , 11ragV41D. I .
Committee noted concern regarding the provision
of adequate visitor parking, but otherwise supported the
proposal.
15
(P-1
SAINT JOHN
- An open house to be held by the proponent was called
off due to Covid-19.
- The proponent canvassed the neighbourhood with
postcards • May 15, 2020.
16
M
GO -1
SAINI'JOHN
2020-06-08
- The proposal was advertised on the City's website on
May
M
Pursuant to the provisions of Section 59 of the
Community Planning Act, impose the proposed
conditions contained on Page 3 of the Staff report with
this rezoning.
17 60-1
SAINT JOHN
Pursuant to the provisions of Section 59 of the
Community Planning Act, impose the proposed
conditions contained on Page 3 of the Staff report with
this rezoning.
18
45
GO -1
SAINI'JOHN
2020-06-08
9
19 60.1
SAINIJOHN
m
2020-06-08
10
PROPOSED SECTION 59 AMENDMENT
RE: 10-36 ARLINGTON CRESCENT AND
SURROUNDING LANDS
Public Notice is hereby given that the Common
Council of The City of Saint John intends to
consider amending Section 39 conditions at its
meeting to be held via web conference on
Monday, June 15, 2020, at 6:30 p.m. by:
Amending the Section 59 conditions imposed on
the 28th of April, 2008, located at 10-36 Arlington
Crescent and surrounding area, also identified as
PID Nos. 55197594, 55197602, 55197610,
55197628, 55197636, 55197644, 55197651,
55197669, 55197677, 55197685, 55197693,
55197701;55190201,55197719,55197727,
55197735, 55197743, 55197750, 55197768,
55197776, 55197909, 55197917, 55197925,
55197933, 55197941, 55197958, 55197966,
55197974, 55197982, 55197990, 55198063,
55198071, 55198089, 55198097, 55212088,
55212096, 55212104, 55212112, and 55219349,
to permit a revised proposal.
PROJET DE MODIFICATION DE L'ARTICLE 59
OBJET: 10-36, CROISSANT D'ARLINGTON ET
LES TERRES ENVIRONNANTES
Par les presentes, un avis public est donne par
lequel le conseil communal de The City of Saint
John indique son intention de modifier les
conditions de I'article 39 suivante a I'Arrete de
zonage de The City of Saint John, par conference
Web Ie lundi 15 juin 2020 a 18 h 30 :
Modification des conditions imposees en vertu de
I'article 59, 28 avril 2008, de la propriete situee au
10-36, Croissant D'arlington et les terres
environnantes, et portant le NID 55197594,
55197602, 55197610, 55197628, 55197636,
55197644, 55197651, 55197669, 55197677,
55197685,55197693,55197701;55190201,
55197719, 55197727, 55197735, 55197743,
55197750, 55197768, 55197776, 55197909,
55197917, 55197925, 55197933, 55197941,
55197958,55197966,55197974,55197982,
55197990, 55198063, 55198071, 55198089,
55198097, 55212088, 55212096, 55212104,
55212112, and 55219349, pour permettre la
presentation d'une proposition revisee.
REASON FOR CHANGE:
To amend existing Section 39 conditions to enable
the construction of a multiple dwelling unit at 10-36
Arlington Crescent.
For details on how to participate in the Public
Hearing, to inspect the amendment, or to
register to participate, please contact the Office
of the Common Clerk at
CommonClerk@saintjohn.ca.
Saint John Common Council meetings can be
viewed online at
https://www.youtube.com/user/saintjohnweb.
Written objections to the amendment may be sent
to the undersigned at City Hall or via email at
CommonClerk@saintjohn.ca.
If you require French services for a Common
Council meeting, please contact the office of the
Common Clerk.
Jonathan Taylor, Common Clerk
(506) 658-2862
RAISON DE LA MODIFICATION:
Modifier les conditions existantes de I'article 39
povur permettre la construction d'un immeuble a
Iogements multiples au 10-36, croissant Arlington.
Pour savoir comment participer a I'audition
publique, inspecter la modification ou de vous
inscrire pour participer, veuillez communiquer
avec le bureau du greffier commun a
I'adresse CommonClerk@saintjohn.ca.
Les reunions du conseil communal de Saint
John peuvent etre consultees en ligne
A https://www.youtube.com/user/saintjohnweb.
Veuillez faire part de vos objections au projet de
modification par ecrit au soussigne a I'hotel de ville
ou par courriel a I'adresse
CommonClerk@saintjohn.ca.
Si vous avez besoin des services en frangais pour
une reunion de Conseil Communal, veuillez
contacter le bureau du greffier communal.
Jonathan Taylor, Greffier communal
(506) 658-2862
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May 22, 2020
His Worship Mayor Don Darling and
Members of Common Council
Your Worship and Councillors:
SUBJECT: Municipal Plan Amendment and Rezoning
251-361 Riverview Drive
On April 20, 2020 Common Council referred the above matter to the Planning
Advisory Committee for a report and recommendation. The Committee
considered the attached report at its May 20, 2020 meeting.
The City of Saint john
Mr. Richard Turner, representing the developer, appeared before the Committee
via telephone conference, and was in agreement with the Staff recommendation.
Mr. Bill Shannon, the developer, also appeared before the Committee and
expressed agreement with the Staff recommendation.
Mr. Brian Irving, of Develop Saint John, appeared before the Committee, via web
conference, and agreed with Staff recommendation, noting the developer has
completed similar projects on the City's West side and that these units will be
relatively affordable.
A letter from an area resident, Ruth Palmer Connell, expressing objections to the
development was read into the record. The letter noted concerns with access,
slope stability and impacts on the view to the Harbour.
Mr. Turner reappeared before the Committee and noted the one storey design
along Riverview Drive, attempts to retain the view to the Harbour from areas to
the south. He also noted slope stability was not a concern given the underlying
ledge on the site.
No other persons appeared before the Committee and one letter was received
regarding the application
Page 1 of 3
66
Hughes Surveys and Consultants 251-361 Riverview Drive May 22, 2020
Staff responded to questions from the Committee, related to the area currently
zoned as Park (P) noting these lands were never developed as a park nor
designated as Lands for Public Purposes. Staff also noted the application was
circulated to the City's Fire Department and the New Brunswick Department of
Environment and Local Government who expressed no concerns with the
proposed development.
Upon considering the Staff report, comments made by the applicant and the
letter received, the Committee adopted the Staff Recommendation.
RECOMMENDATION:
That Common Council re -designate, on Schedule A of the Municipal
Development Plan, a parcel of land with an area of approximately 2734
square metres, located at 251-361 Riverview Drive, also identified as
portions of PID Nos. 55226054, 00415992, 55147540, 55206411 (an
undeveloped portion of the New Brunswick Route 1 right-of-way), and an
undeveloped portion of Algonquin Place, from Park and Natural Area to
Stable Area
2. That Common Council re -designate on Schedule B of the Municipal
Development Plan, a parcel of land with an area of approximately 2734
square metres, located at 251-361 Riverview Drive, also identified as
portions of PID Nos. 55226054, 00415992, 55147540, 55206411 (an
undeveloped portion of the New Brunswick Route 1 right-of-way), and an
undeveloped portion of Algonquin Place, from Park and Natural Area to
Stable Residential.
3. That Common Council rezone a parcel of land having an area of
approximately 2594 square metres, located at 251-361 Riverview Drive,
also identified as PID Numbers 00415992, 00393975, and 55147540,
from Two -Unit Residential (R2) to Low -Rise Residential (RL).
4. That Common Council rezone a parcel of land having an area of
approximately 675 square metres, located at 251-361 Riverview Drive,
also identified as PID Numbers 55226047, and 55226054, from Park (P)
to Low -Rise Residential (RL).
5. That Common Council rezone a parcel of land having an area of
approximately 1345 square metres, located at 251-361 Riverview Drive,
also identified as an undeveloped portion of Algonquin Place and a
portion of PID 55206411 (an undeveloped portion of the New Brunswick
Route 1 right-of-way), currently unzoned to Low -Rise Residential (RL).
Page 2 of 3
67
Hughes Surveys and Consultants 251-361 Riverview Drive May 22, 2020
6. That Common Council, pursuant to the provisions of Section 59 of the
Community Planning Act, impose the following conditions on the parcel of
land having an area of approximately 4614 square metres, located at
251-361 Riverview Drive, also identified as PID Numbers 00415992,
00393975, 55147540, 55226047, 55226054, a portion of PID 55206411
(an undeveloped portion of the New Brunswick Route 1 right-of-way) and
an undeveloped portion of Algonquin Place:
(a) The development and use of the parcel of land be in accordance
with detailed building elevation and site plans, prepared by the
proponent and subject to the approval of the Development Officer,
illustrating the design and location of buildings and structures,
garbage enclosures, outdoor storage, driveway accesses, vehicle
and bicycle parking, loading areas, landscaping, amenity spaces,
signs, exterior lighting, and other such site features; and
(b) The above elevation and site plans be attached to the building
permit application for the development of the parcel of land.
Respectfully submitted,
Alexandra Weaver Crawford
Chair
Page 3 of 3
68
The City of Sint Jolm
Date: May 15, 2020
To: Planning Advisory Committee
From: Growth & Community Planning
Growth & Community Development Services
Meeting:
SUBJECT
Applicant:
Landowner:
Location:
.O
May 20, 2020
Existing Plan Designation:
Proposed Plan Designation:
Hughes Surveys and Consultants Inc.
W & S Holdings Ltd, City of Saint John, and the New
Brunswick Highway Corporation
251-361 Riverview Drive
00415992, 00393975, 55147540, 55226047, 55226054,
55206411 (portion), and an undeveloped portion of
Algonquin Place
Park and Natural Areas and Stable Residential.
Stable Residential
Existing Zoning: Two -Unit Residential (R2), Park (P) and Unzoned
Proposed Zoning: Low -Rise Residential (RL)
Application Type: Municipal Plan Amendment and Rezoning
Jurisdiction: The Community Planning Act authorizes the Planning
Advisory Committee to give its views to Common Council
concerning proposed amendments to the Municipal
Development Plan and Zoning By-law. Common Council
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Hughes Surveys and Consultants 251-361 Riverview Drive May 15, 2020
will consider the Committee recommendation at a public
hearing on Monday, June 15, 2020.
EXECUTIVE SUMMARY
The applicant is proposing a development of the site at 251-361 Riverview Drive, which would
involve the construction of eleven townhouse units. A Municipal Plan Amendment is required to
re -designate a portion of the site from Park and Natural Area to Stable Residential. A rezoning
is also required to rezone the site from Two -Unit Residential (R2), Park (P) and an un -zoned
area to Low -Rise Residential (RL).
Staff recommend approval of the Municipal Plan Amendment and Rezoning as it conforms to
the intent of the Municipal Plan and surrounding neighbourhood context.
RECOMMENDATION
That Common Council re -designate, on Schedule A of the Municipal Development Plan,
a parcel of land with an area of approximately 2734 square metres, located at 251-361
Riverview Drive, also identified as portions of PID Nos. 55226054, 00415992, 55147540,
55206411 (an undeveloped portion of the New Brunswick Route 1 right-of-way), and an
undeveloped portion of Algonquin Place, from Park and Natural Area to Stable Area
2. That Common Council re -designate on Schedule B of the Municipal Development Plan,
a parcel of land with an area of approximately 2734 square metres, located at 251-361
Riverview Drive, also identified as portions of PID Nos. 55226054, 00415992, 55147540,
55206411 (an undeveloped portion of the New Brunswick Route 1 right-of-way), and an
undeveloped portion of Algonquin Place, from Park and Natural Area to Stable
Residential.
3. That Common Council rezone a parcel of land having an area of approximately 2594
square metres, located at 251-361 Riverview Drive, also identified as PID Numbers
00415992, 00393975, and 55147540, from Two -Unit Residential (R2) to Low -Rise
Residential (RL).
4. That Common Council rezone a parcel of land having an area of approximately 675
square metres, located at 251-361 Riverview Drive, also identified as PID Numbers
55226047, and 55226054, from Park (P) to Low -Rise Residential (RL).
5. That Common Council rezone a parcel of land having an area of approximately 1345
square metres, located at 251-361 Riverview Drive, also identified as an undeveloped
portion of Algonquin Place and a portion of PID 55206411 (an undeveloped portion of
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Hughes Surveys and Consultants 251-361 Riverview Drive May 15, 2020
the New Brunswick Route 1 right-of-way), currently unzoned to Low -Rise Residential
(RL).
6. That Common Council, pursuant to the provisions of Section 59 of the Community
Planning Act, impose the following conditions on the parcel of land having an area of
approximately 4614 square metres, located at 251-361 Riverview Drive, also identified
as PID Numbers 00415992, 00393975, 55147540, 55226047, 55226054, a portion of
PID 55206411 (an undeveloped portion of the New Brunswick Route 1 right-of-way) and
an undeveloped portion of Algonquin Place:
(a) The development and use of the parcel of land be in accordance with detailed
building elevation and site plans, prepared by the proponent and subject to the
approval of the Development Officer, illustrating the design and location of
buildings and structures, garbage enclosures, outdoor storage, driveway
accesses, vehicle and bicycle parking, loading areas, landscaping, amenity
spaces, signs, exterior lighting, and other such site features; and
(b) The above elevation and site plans be attached to the building permit application
for the development of the parcel of land.
DECISION HISTORY
On October 10, 2006 Common Council denied an application to rezone a 2770 square metre
portion of the site (PI Ds 55147540, 55147540 and 00415992) from "Park (P)" Park to "R-2" One
and Two Family Residential. The basis for the denial was a Staff recommendation related to the
lack of sanitary sewer infrastructure serving the site.
ANALYSIS
Proposal
The applicant is proposing to construct an 11 -unit townhouse development on the site, which
would include three buildings (two-four unit buildings and one -three unit building). The
townhouse units would front onto Riverview Drive and a private driveway would provide access
to the rear of the units and site.
Site and Neighbourhood
The site totals 4614 square metres and is located on the northwest area of Riverview Drive on
the Harbour side of the Throughway. The site includes land owned by the developer along with
two City -owned parcels and a portion of a Public Street (Algonquin Place). The City -owned
lands and Public Street are subject to a purchase and sale agreement, with the portion of
Algonquin Place subject to a street closure process. The site also includes a parcel of land
currently owned by the Province (New Brunswick Highway Corporation) that is subject to an
agreement of purchase and sale between the developer and the Province. The site has
approximately 130 metres of frontage on Riverview Drive. Current zoning of the site is mixed
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Hughes Surveys and Consultants 251-361 Riverview Drive May 15, 2020
with portions having Park (P) and Two -Unit Residential (R2) zoning along with unzoned portions
(Algonquin Place and Provincial lands). A steep bank is located along the northern edge of the
property adjacent to Saint John Harbour.
Most of the lots on Riverview Drive contain large, older dwellings and many of those overlooking
the Saint John Harbour have water access traditionally and presently used for fishing and
boating access. A mix of dwelling types including single unit, two -unit and multiple unit dwellings
are found along the street. Lands along Riverview Drive are zoned Two -Unit Residential (R2)
with a large area along the western portion of the street zoned Park (P).
Municipal Development Plan and Rezoning
Municipal Plan
A 2734 square metre portion of the site is currently designated as Park and Natural Area on
Schedule B of the Municipal Plan. This area, at the rear of the site, adjacent to Saint John
Harbour, has this designation due to its adjacency to the Harbour. This area includes portions of
three parcels of land (PIDs 55226054, 00415992, and 55147540), an undeveloped portion of
the New Brunswick Route 1 right-of-way (PID 55206411) and an undeveloped portion of
Algonquin Place.
The area currently designated as Park and Natural Area includes portions of the site to be
developed with buildings and the site access. This requires a re -designation to Stable
Residential. An analysis of the proposal with respect to the relevant policies of the Municipal
Pan is provided in Attachment 2. Key findings of this assessment are summarized as follows:
• The proposed re -designation along with the site and building design of the proposed
development is consistent with the surrounding neighbourhood context, which has
residential development along the north side of Riverview Drive adjacent to the Saint
John Harbour.
Development of the site is infill of a vacant parcel of land that makes use of existing
municipal services, a key direction established in the Municipal Plan. The development
connects to new sanitary sewer infrastructure installed in this area in conjunction with
the Harbour Cleanup project. This eliminates servicing issues associated with the
previous development application for the site.
There is a minimum vertical separation of approximately 12 metres between the water
and developed portions of the site. The proposed development is within an area where
development is permitted in accordance with the Provincial Coastal Areas Policy as it is
30 metres inland of the Higher High Water Large Tide (HHWLT). The site is also at an
elevation that is at least 6 metres higher than 2018 and 2019 flood levels and above sea
rise elevations assessed in the City's Climate Change Plan.
Building construction will be setback from the bank of the watercourse, which provides
an undeveloped, landscaped area adjacent to the watercourse. This provides an open
space area for habitat and a linkage along the Harbour.
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Hughes Surveys and Consultants 251-361 Riverview Drive May 15, 2020
From the above summary and the analysis of conformance with the Municipal Plan Policies
(Attachment 2), Staff are of the opinion that the proposed development achieves the intent of
the Municipal Plan. This is based on the proposed development respecting the intent of the Plan
through providing an undeveloped area adjacent to the watercourse. This area contains a steep
slope and will remain in its undeveloped state. In addition, the development proposal was
circulated to the Provincial Department of Environment and Local Government and no Provincial
approvals are required. The site and building design of the proposal also compliments the
surrounding neighbourhood context.
Rezoning
A rezoning to Low -Rise Residential (RL) is required to permit the proposed townhouse units.
The Low -Rise Residential (RL) zone permits a maximum of six townhouse units per lot, which
would allow for the three and four -unit buildings, which are proposed to be on three separate
lots. The immediate area along Riverview Drive includes single unit, two -unit and multiple
dwellings of older housing stock. The proposed townhouses provide an additional housing form
in the neighbourhood, enabling increased housing choice in an area that is close to central
areas of the City and amenities.
The proposed development meets the Zoning By-law standards for parking, access and
landscaping and generally meets the requirements of the Low -Rise Residential (RL) zone.
Variances, to be processed through the Development Officer Variance process, are required
from the zone standards to:
• Reduce the minimum front yard of the central building from 6 metres to between 2.16
metres and 2.7 metres, and the front yard for the northeast building from 6 metres to
between 1 metre and 3.73 metres. Staff note this variance is within the built form
context of the surrounding neighbourhood as buildings along Riverview Drive have front
setbacks of this magnitude or less.
• Reduce the side yard of the southwest building from 2 metres to between 1.5 metres
and 2 metres. As with the front yard setback variance, this reduction in side yard
setback is within the context of the surrounding neighbourhood.
• Reduce the lot depth for a portion of the site from 30 metres to between 28.2 metres
and 30 metres. Staff note this is reasonable given the configuration of the site.
Given the development's general conformance with the Zoning By-law standards, Staff
recommend approval of the rezoning to Low -Rise Residential (RL). Staff recognize a previous
application to accommodate residential development was not recommended and subsequently
denied by Common Council in 2006. The 2006 application occurred at a time when this area
was not serviced by the City's sanitary sewer collection system, as it currently is with the
completion of the Harbour Clean Up project. An additional item raised during the 2006 rezoning
process was the extension of Harbour Passage through this area. Staff note that since 2006 the
City has completed the Trails and Bikeway Master Plan, which designates Riverview Drive as a
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Hughes Surveys and Consultants 251-361 Riverview Drive May 15, 2020
proposed Neighbourhood Route. Staff note the topography of the site and area, combined with
multiple property owners and an existing built form, which includes many main buildings,
accessory buildings and docks constructed in close proximity to the water, present constraints
to a waterfront trail along the water's edge. As a result, the Master Plan designates Riverview
Drive as an on street, Neighbourhood Route for active transportation providing the desired
linkage to the waterfront.
Recommended Section 59 Conditions
A standard Section 59 Condition is recommended requiring that site and building plans be
prepared by the proponent and submitted with the building permit application to demonstrate
conformance with the proposal evaluated through the rezoning application and with the
standards of the Zoning by-law.
Subdivision Considerations
The subdivision of the site into three separate lots for the three -townhouse buildings is an
administrative subdivision, processed at the Development Officer level. No Lands for Public
Purposes or money in lieu of Land for Public Purposes is required, as the consolidation of five
separate parcels, former street right-of-way and Provincial lands into three parcels, combined
with the creation of individual part lots for the townhouse units do not create any new lots
requiring Lands for Public Purposes.
The proposed plans meet the standards of the Subdivision By-law. Staff note that a Local
Government Services Easement is required for an existing storm sewer located on the site and
the necessary easement documentation can be prepared in conjunction with the transfer of the
City -owned land and portion of Algonquin Crescent.
Conclusion
An eleven -unit townhouse development is proposed for the site. The required Municipal Plan
Amendment and Rezoning can be supported as the proposal meets the intent of the Municipal
Plan and fits within the existing neighbourhood context. A review of the proposed development
with respect to past flooding and projected sea level rise elevations did not identify any
concerns with the proposed development. A standard Section 59 condition requiring detailed
site and building elevation plans the building permit stage is recommended.
ALTERNATIVES AND OTHER CONSIDERATIONS
No alternate considerations are recommended for this application.
ENGAGEMENT
Public
In accordance with the Committee's Rules of Procedure, notification of the proposal was sent to
landowners within 100 metres of the subject property on May 8, 2020. The Public Presentation
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Hughes Surveys and Consultants 251-361 Riverview Drive May 15, 2020
for the Municipal Plan Amendment was posted on the City's website on February 26, 2020. The
rezoning is scheduled for posting on the City of Saint John website beginning on May 22, 2020.
APPROVALS AND CONTACT
Author
Manager
Commissioner
Mark Reade, P.Eng., MCIP,
RPP
Ken Melanson , P.Eng., MCIP, RPP
Jacqueline Hamilton, MCIP, RPP
Contact: Mark Reade
Telephone: (506) 721-0736
Email: Mark. Reade@saintjohn.ca
Application: 20-017
APPENDIX
Map 1: Site Location
Map 2: Future Land Use
Map 3: Zoning
Map 4: Aerial Photography
Map 5: Topography
Attachment 1: Site Photography
Attachment 2: Municipal Plan Policy Review
Submission 1: Site Plan
Submission 2: Elevation Plan
Page 7 of 7
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Attachment 2: Municipal Plan Policy Review — 251-361 Riverview Drive
Policv/Policies and Subject Area I Staff Comment
Policy LU -4
Not consider changing the designation of
lands on the Future Land Use map (Schedule
B) through a Municipal Plan amendment,
unless the proposal:
a. Is consistent with the general intent
of the Municipal Plan and further
advances the City Structure;
b. Is necessary by virtue of a lack of
supply of quality land already
designated in the Municipal Plan to
accommodate the development;
c. Enhances the community and the
quality of life offered to residents of
the City;
d. Efficiently uses available
infrastructure;
e. Does not negatively impact the use
and enjoyment of adjacent lands
and neighbourhoods;
Is an appropriate use within the
land use designation being sought
for the property, and the proposal is
consistent with the specific policies
regulating development in the
designation; and
g. Adequately addresses and
mitigates any significant
environmental impacts.
Stable Residential Policies
Policy LU -86 Create the Stable Residential
designation on the Future Land Use map
(Schedule B). Within the Stable Residential
designation, housing of almost every form
and density may be found and both the
existing neighbourhood context and
compatibility with the Municipal Plan goals
will determine suitability of new proposals.
Other compatible uses that may be found in
the Stable Residential designation include
convenience stores, home occupations,
Policy LU -4
The change in designation from Parks and
Natural Areas seeks to expand the
developable area of the site, a portion of
which is currently designated Stable
Residential. This approach is consistent with
the surrounding neighbourhood context,
which has residential development along the
north side of Riverview Drive adjacent to the
Saint John Harbour.
Staff note the development site is serviced
and the proposed 11 -townhouse units are not
expected to have a significant impact to
adjacent residential properties or the
surrounding neighbourhood.
The proposal also represents infill
development of a vacant, serviced site.
While the site is located adjacent to Saint
John Harbour, there is a marked elevation
difference from the portion of the site where
the townhouse units will be developed and
the water's edge, with the developed portions
of the site being a minimum of 12 metres
higher than the water. In addition, the New
Brunswick Department of Environment and
Local Government notes a Watercourse and
Wetland Alteration Permit is not required.
Stable Residential Policies
Staff note that while townhouse units are not
currently found on this section of Riverview
Drive, this area does not contain one
homogeneous housing type, but instead a
mix of single -unit, two unit and multiple unit
dwellings. Staff also note the density of the
proposed development is comparable to
other housing forms and lot configurations
found within the neighbourhood.
E:ic3
Attachment 2: Municipal Plan Policy Review — 251-361 Riverview Drive
parks, and community facilities that are
permitted in the designation without
amendment to the Municipal Plan.
Policy LU -87 Intend that the areas
designated Stable Residential will evolve
over time from a land use and built -form
perspective but that new and redeveloped
land uses are to reinforce the predominant
community character and make a positive
contribution to the neighbourhood.
Policy LU -88 Ensure that significant new
development and redevelopment in areas
designated Stable Residential shall generally
be permitted only through a rezoning process
where compliance is demonstrated with the
following requirements:
a. The proposed land use is desirable and
contributes positively to the neighbourhood;
b. The proposal is compatible with
surrounding land uses;
c. The development is in a location where all
necessary water and wastewater services,
parks and recreation services, schools, public
transit and other community facilities and
protective services can readily and
adequately be provided;
d. Site design features that address such
matters as safe access, buffering and
landscaping, site grading and storm water
management are incorporated;
e. A high quality exterior building design is
provided that is consistent with the Urban
Design Principles in the Municipal Plan; and
f. The proposal is on a property identified as
a Corridor on the City Structure map
(Schedule A) or does not detract from the
City's intention to direct the majority
of new residential development to the
Primary Centres, Local Centres, and
Intensification Areas.
The development of the proposed townhouse
dwellings is subject to a rezoning process,
which would result in the site being rezoned
to Low -Rise Residential (RL).
Staff note further residential development in
the neighbourhood is desirable and the level
of density is comparable to that currently
found in the neighbourhood.
The area's servicing has been improved with
completion of the City's Harbour Clean-up
Project which improved the sanitary sewer
collection system. Riverview Drive is
designated as a Neighbourhood Active
Transportation Route in the City's Trails and
Bikeways Master Plan.
Section 59 conditions are recommended to
ensure the constructed project conforms to
the plans approved through the Municipal
Plan Amendment and Rezoning process,
The project is proposing townhouse units as
a built form. Given the small scope of the
project (11 -units) and the recent focus on
multiple unit residential projects in the
Primary Centres and Intensification Areas,
Staff are of the opinion the project will not
detract from the focus of the Municipal Plan
in directing development to the Primary
Centres and Intensification Areas.
E:i!
Attachment 2: Municipal Plan Policy Review — 251-361 Riverview Drive
Re -designation of Park and Natural Areas I Redesigiation of Park and Natural Areas
Policy LU -110 Create the Park and Natural
Areas designation on the Future Land Use
map (Schedule B). Council intends that the
Park and Natural Areas designation will
permit a range of conservation and
appropriate recreational land uses permitted
in the City's major regional and community
parks, environmentally sensitive or
significant areas, lands that are located
adjacent to watercourses, lands adjacent to
the City's coastlines, estuarine areas,
significant archaeological and geological
sites, historic sites, designated heritage
places and cemeteries. Council may permit
commercial recreation uses in the Park and
Natural Areas designation subject to
appropriate standards in the Zoning Bylaw.
Council may permit wind and solar
energy development in the Park and Natural
Areas designation outside of the
Primary Development Area, subject to federal
and provincial environmental approvals,
conditions, and standards in the Zoning By-
law. When reviewing an application for re-
zoning, refer back to Policy LU -95.
Policy LU -112 Regulate land use in and near
environmentally sensitive or significant lands
as well as lands adjacent to the City's
watercourses and coastlines through
appropriate regulation in the City's Zoning
Bylaw, and is at a minimum consistent with
Provincial standards.
Urban Design
Policy UD -9 Ensure all development
proposals generally conform to the following
General Urban Design Principles:
a. That new development respect and
reinforce the existing and planned context in
which it is located through appropriate
setbacks, landscaping, buildings, entrances,
building massing, architectural style and
building materials. Specifically, the built -form
of new development shall be designed to
A portion of the site is currently designated as
Park and Natural Area in the Municipal Plan
as it is coastal land located along the edge of
Saint John Harbour. While the site is located
adjacent to Saint John Harbour, there is a
marked elevation difference from the portion
of the site where the townhouse units will be
developed and the waters edge, with the
developed portions of the site being a
minimum of 12 metres higher than the water.
In addition, the New Brunswick Department
of Environment and Local Government
(NBDELG) notes a Watercourse and Wetland
Alteration Permit is not required.
The proposed development is within an area
where development is permitted (30 metres
inland of the Higher High Water Large Tide
HHWLT) under the New Brunswick Coastal
Areas Protection Policy. NBDELG notes that
proper construction practices such as the
prohibition of the operation of heavy
machinery below the ordinary high water
mark, proper material and equipment
storage, and the removal of any debris or
construction material from coastal lands will
be required.
Planning Staff note the development is
located above an elevation of 12 metres
geodetic and that this is over 6 metres above
the 2018 (5.73 metre) and 2019 (5.5 metre)
peak flood levels. Projections completed for
the City's Climate Change Plan provide an
upper level projection for sea level rise of
between 6.6 metres and 6.8 metres aeodetic.
Urban Design
The proposed design of the development
aligns with the criteria established in Policies
UD -9 and UD -10 of the Municipal Plan
through the following design elements:
E:16'7
• Building entrances, which face
Riverview Drive.
• A building design that responds to the
sloping topography of the site through
incorporation of walkout basements.
Attachment 2: Municipal Plan Policy Review — 251-361 Riverview Drive
achieve the following objectives for specific
areas of the City:
i. In Stable Areas, as identified on the City
Structure map (Schedule A), new
development will be designed to respect and
reinforce the physical character of the
established neighbourhood, as set out in
Policy UD -10;
b. Locating building entrances facing the
public street;
c. Designing sites to incorporate existing
natural features and topography;
d. Designing sites to protect, create and/or
enhance important view corridors to the
water or landmark sites or buildings
e. Incorporating innovations in built form,
aesthetics and building function to encourage
high quality contemporary design that will
form the next generation of heritage;
f. Where appropriate and desirable,
encouraging active pedestrian -oriented uses
and a high level of transparency at grade to
reinforce and help animate the public realm;
g. Designing sites, buildings and adjacent
public spaces as complete concepts with
integrated functions;
h. Using quality, durable building materials
and a consistent level of design and detail for
all elements of the building;
i. Designing for visual interest by
incorporating well -articulated building
facades, landscaping, local history, public art
and/or culture into sites and buildings;
j. Directing high-rise buildings to appropriate
areas and ensuring their design is sensitive
to the neighbourhood and/or heritage context;
k. Encouraging sustainability in design by:
i. Utilizing reused, recycled, renewable or
local building materials where possible;
These provide a two-storey elevation
at the rear of the building.
A single -storey elevation along the
Riverview Drive frontage, which
compliments the existing one and two
storey buildings found along
Riverview Drive.
Using materials and a residential
building design which is similar to that
found along Riverview Drive.
Providing vehicular access for the
majority of units through a rear lane,
which mitigates the impact on the
Public Realm.
The proposed subdivision also responds to
the established pattern of lots on Riverview
Drive, in particular the long and narrow
waterfront lots on along the north side of the
street. The proposed front and side setbacks
are also consistent with the context of the
surrounding neighbourhood.
E:11.1
Attachment 2: Municipal Plan Policy Review — 251-361 Riverview Drive
ii. Using green building or neighbourhood
standards;
iii. Designing for energy efficiency and
alternative sources of energy;
iv. Designing for water conservation and
on-site storm water management;
v. Promoting the conservation and
adaptive re -use of existing buildings and
designing sites to retain mature trees;
vi. Designing sites and buildings to work
with, rather than against, the natural
environment by designing according to the
topography, hydrology, ecology and
natural drainage patterns of the site and
taking advantage of passive solar gain
and natural light; and
vii. Using native vegetation for
landscaping where appropriate.
I. Designing sites and buildings according to
the Crime Prevention through Environment
Design (CPTED) principles to promote safety
and security, in balance with other urban
design goals; and
m. Locating and screening parking and
loading facilities so they are generally
not visible from the street, particularly in
Centres and Neighbourhood
Intensification Areas;
n. Limit surface parking between the front of
a building and the public street or sidewalk;
o. Design safe and direct access to buildings
for pedestrians, cyclists and transit users by
providing walkways from the public street,
transit stops, and parking areas to main
building entrances and including bike parking
and end -of -trip facilities, where appropriate,
and mid -block connections where possible;
p. Design sites and building accesses that
are barrier -free, convenient and have clear
signage; and
E:Yl
Attachment 2: Municipal Plan Policy Review — 251-361 Riverview Drive
q. Generally locating surface parking, outdoor
storage, loading and other service areas at
the rear or side of the property and buffering
or screening these functions from adjacent
properties and the public realm.
Policy UD -10 Ensure that new development
and redevelopment in Stable Areas is
designed to respect and reinforce the
physical character and uses of the
surrounding neighbourhood, having regard
for:
a. The local pattern of lots, streets and
blocks;
b. The size and configuration of lots;
c. Nearby building types;
d. The height, scale and massing of nearby
buildings;
e. The setback of buildings from the street;
f. The pattern of rear and side yard setbacks;
g. Sensitive integration with and
enhancement of adjacent heritage properties;
and
h. Building materials, which contribute to the
successful integration of the development
into its context.
Natural Environment and Storm water
Natural Environment and Storm water
Management
Management
Policy NE -22 Enhance natural areas within
The site design conforms to Policy NE -22 by
the City by:
providing an undeveloped area at the rear of
a. Protecting and limiting development in
the site adjacent to Saint John Harbour. This
environmentally sensitive areas including
provides an open space area for habitat and
significant habitat areas, open spaces and
a linkage along the Harbour. This area is
areas with rich biodiversity;
proposed to remain in its undeveloped state
given the steep topography.
b. Minimizing the fragmentation of
significant natural areas by limiting
development in rural areas and linking natural
areas, wherever possible, to maintain wildlife
habitat and natural corridors; and
C. Carefully analyzing and mitigating the
impacts of resource uses on adjacent natural
areas when considering development
applications.
E:1:3
-41
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R. Palmer Connor
May 2020
To: Planning Advisory Committee
City of Saint John, N.B.
My name is Ruth Palmer Connor and I own the property
located at 370 Riverview Drive, West Saint John, N.B. I am writing this letter
to state my opposition to the proposed development of the property at 251 -
361 Riverview Drive, Saint John, N.B.
Before beginning, I would like to acknowledge the professionalism shown to
me by the personnel of Onestop Planning. Despite being forced to work from
their homes due to Covid 19, all who I had contact with were very quick at
returning my calls and answering many of my questions put to them. Tip of
the hat, in particular, to Mr. Mark Reade, Mr. Brian Irving, and Brenda who so
kindly redirected my calls.
Also I would like to thank Mr. W. Shannon for contacting me recently to offer
some details to me concerning his project as well as taking the time to listen
to my concerns. Thank you for the appreciated consideration Mr. Shannon.
At this time, I would like to reinforce that my opposition is from the business
concern(s) of a citizen and not personal towards any individual(s).
To try to make this letter as short as possible I will itemize my concerns as
briefly as possible. If anyone requires further clarification please feel free to
contact me.
1- My family has lived at the above named property since 1969 and I have
been the sole owner for close to 20 years. A great place to grow up.
A few years after moving in, some of our side yard was expropriated and
construction of the Saint John Thruway began. Not great news but at least
we still had our unobstructed view of the St. John River flowing under the
021
Harbour Bridge. My parents ( as well as myself when I became owner) took
comfort in having this view for a lifetime as we were told that the parcels of
land to the right side of this development were zoned as park land and that
only the lot that already had a housing unit on it could be redeveloped as
residential.
Perhaps this is no longer true, but this is what was explained to us at the
time.
I have been told that my claim to fight for my view has no merit unless it
directly affects my bottom dollar. I say again, ( as I did a few years ago
when another individual made a development proposal for the same parcel of
land). It will take money from my property investment in such that as soon as
am no longer able to list my property as having a waterfront view, it will
make it that much more difficult to get an asking /selling price that I would
be able to get with that same view. Just as any developer would expect to
be able to list, ask, and probably get a higher selling price for offering the
same view that I have been paying property tax towards for 20 years, as well
as living in and contributing to the neighbourhood.
What makes this even more disheartening to me as a property owner in Saint
John is the fact that over the last few years other changes have taken away
from my little sanctuary in our busy world;
The elimination of tolls on the Harbour Bridge has virtually
made what little side yard I have left unusable due to the noise from the
increased volume of traffic at all times of day. Without the tolls, drivers no
longer need to slow down to deposit coins or tolls. Many speed across the
bridge and then continue to increase their speed as they move up the
highway. Often conversations on decks must stop because the noise makes
it inaudible.
Many years ago. my family bought and placed several trees along our
property line to block highway noise, as no sound wall was ever built to show
respect to residents living near by. However those trees are no match for
today's increased traffic and speeding engine noises and semi truck brakes.
My
Along with increased noise with this traffic comes the increased amount of
garbage, debris, and pollution that falls off or is thrown out of vehicles as
they drive past, and lands down the slopes of the side of the highway.
Years ago, every spring, summer students would pick up this garbage and
weed whack the grass. This has not happened in years. I have made phone
calls to those responsible for highway maintenance but received no help.
I do not think that it is acceptable for myself or my neighbours to have to sit
in our yards and look at pollution on the other side of the rusting chain link
fence.
It is not only pollution that comes off these trucks but often snow plows
drive by so quickly that piles of snow come flying over guard rails, rolling into
our yards, and even making contact with our side house walls. Just this
winter, pieces of asphalt came over from a passing plow almost hitting me as
shovelled the city street that is in my front yard.
You ask what this has to do with land development. Here it is. Many people
in the last few years have commented on my property, the wonderful
waterview, but then end with the comment, " we couldn't stand that highway
noise." And that is before they hear the increased noise coming from the
ever expanding industrial sites, such as Ocean Steel and the Irving Pulp Mill,
just across the river, or the noise from the AGM plant.
The one saving grace that keeps me here at my Saint John residence is my
great view from my deck. I have worked my whole life in Saint John and
have contributed to my city as a law abiding, tax paying citizen. I hope that
my city can see that it is time to ensure that it has a responsibility to all its
citizens not just those in business.
Before closing, I would like to bring some other thoughts to the table for your
consideration;
2- 251- 361 Riverview drive offers a great vantage point of several key
Saint John attractions such as the world famous Reversing Falls Rapids
where one can see and hear this phenomenon as it meets the tides of the
harbour. It also allows visitors to gaze under the bridge to our newly built
Fort Latour, as well as Fort Howe. It allows one to gaze at the million year
0191
old rock formations along the Reversing Falls cliff that helped our city gain
the wonderful award of being granted the Unesco Stonehammer Geo -park
claim. It also allows one to see the area that heritage fishing stories were
talked about along with folklore of Glooscap and our First Nations people.
This is an area that Marathon By The Sea runners are often sent giving them
a great up and close view of one of our best tourist attractions... the Saint
John River. I do believe that it would be beneficial for our city planners to
think of developing this as a place for all Saint Johners to enjoy especially
since we seem to be losing more and more green space, particilarily on the
West Side of the city. This could be a great tourist photographic spot.
3- My final reasons for opposing developing this whole parcel of land is from
safety and ecological reasoning. The pounding of the St. John River as it
careens to the harbour each day certainly takes a toll on the stability of the
riverbank under this land. As a person who has lived here for 50 + years,
can attest to how some of my neighbours yardline has slipped down the
embankment and there have also been other documented landslides over the
years.
Another safety feature to ponder is the fact that Riverview Drive is a dead
end street with only one way out. A few years ago, a large sink whole opened
right at the entrance of the road leading into the projected development site.
A car was swallowed up by this hole and there was no way out for residents
living below this section of road, nor was there any way in for Emergency
vehicles , potentially putting the lives of some of the streets residents at
risk. I bring this up because again just recently a garage fire erupted a little
further down Riverview Drive, and residents living beyond the fire were
again put at risk of not being able to drive out safely.
apologize for the length of this letter, but I believe that I needed to at least
voice some of my concerns to those who read this. I guess after living in this
area for 50 odd years I have a lot vested in my neighbourhood. I believe it
would be remiss of me to at least not share my thoughts with the committee.
ZL'!
Thank you in advance for your consideration of my views and for allowing me
this platform to express my concerns. Stay safe, Stay Strong, and Be Well.
Sincerely,
Ruth Palmer Connor
370 Riverview Place, Saint John, N.B.
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HUC3HES
SURVEYORS. - ENGINLERS
HUGHES SURVEYS & CONSULTANTS INC.
NB I„F1,ND SURVEYORS, CONSULTING ENGINEERS
January 29, 2020 Our file Y 15-044
Mr. Mark Reade, MCIP
Growth & Development Services
City of Saint John
10"' Floor, City Hall
Saint John, NB
Re: Applications for Wand S Holdings, Riverview Drive Development:
1. Street Closure and Acquisition;
2. Municipal Plan Amendment, Rezoning and Associated Approvals.
Dear Mark,
Please find enclosed the fallowing material with respect to the above noted development:
1. +General. Application Form;
2. Council Application Form for Municipal Plan and rezoning approvals;
3. Subdivision Application Fonn;
4. Variance Application Form;
5. Copy of Preliminary Site Plan
6, Copy of site layout with existing contours;
7. Copy of front and rear elevation of a sample unit;
8. Plan of Survey of portion of Algonquin Street to be closed and acquired by the developer;
9. Plan of Survey of easement to be reserved by City of Saint John;
10. Accepted agreement to purchase a strip of land from. Dept. of Transportation and
Infrastructure,
1.1. - Plan of land being acquired from Dept of Transportation & Infrastructure
Details of the proposal are outlined in the applications. Once you have reviewed the enclosed
material if you have any questions, please do not hesitate to contact me. A digital submission to
Onestop has been forwarded and payment of the required fees will be paid as soon as you confine
the amount.
Yours truly,
HUGHES SURVEYS & CONSULTANTS LTD.
Richard. Turner
Encl.
575 CROWN STREET, SAINT JOHN, N13 EM 5E9 (506) 634-1717 FAX (506) 634-0759
` E111
LOCATION
CIVIC ADDRESS: Riverview Drive
PID #:
00415992, 00393975, 55147540, 55226047, 55226054,
an undeveloped portion of Algonquin Place and portion
of 55206411
Uj
tn
HERITAGE AREA: Y / N INTENSIFICATION AREA:
Y / N FLOOD RISK AREA: Y / N APPROVED GRADING PLAN: Y / N
APPLICATION #:
DATE RECEIVED:
RECEIVED BY:
APPLI��;+UThes Surveys & Consultants Inc. on
Ughes
EMAIL RHONE
behalf of W and S Holdings Ltd.
rick.turner@hughessurveys.com (506)634-171' 7
0 .
MAILING ADDRESS
POSTALCODE
575 Crown Street, Saint John, NB E2L 5E9
CONTRACTOR /DEVELOPER
EMAIL PHONE
W and S Holdings Ltd,
z
MAI LI NG ADDRESS
POSTAL CODE
c/o Hughes Surveys & Consultants Inc,, 575 Crown Street, Saint Jahn, NB E2L 5E9
"
OWNER
EMAIL PHONE
W and S Holdings Ltd., The City of Saint Jahn and New Brunswick Highway Corporation
MAILING ADDRESS
POSTAL CODE
c/o Hughes Surveys & Consultants Inc., 575 Crown Street, Saint John, NB E2L 5E9
PRESENT USE: Vacant land
PROPOSED USE: Townhouse development
BUILDING '
PLANNING tNFRASTRUCTURE ; HERIITAGE!
"
INTERIOR RENOVATION NEW CONSTRUCTION
]VARIANCE STREET EXCAVATION HERITAGE DEVELOPMENT
EXTERIOR RENOVATION ACCESSORY BLDG
PLANNING LETTER HERITAGESIGN
ADDIT&ON ElPOOL
PACAPPLICATIONDRAINAGE Cj HERITAGE INFILL
' 44
DECK F� DEMOLITION
`COUNCIL APF' WATER & SEWERAGE HERITAGE DEMO
rw a
ur
T
CHANGE OF USE SIGN
SUBDIVISION OTHER OTHER
FJ
MINIMUM STANDARDS E) OTHER
MOTHER - Closure of a portion an undeveloped city street - Algonquin Place
Details of the proposal for Jewa Amnej at J?kWVi+r W DWM, a Development Proposal by
0
W and S Holdings Ltd.. are included on Attachment "A° appended to this application.
Ln
Uj
Uj
111 consent to the City of Saint John sending to me commercial electronic messages, from time to time, regarding City initiatives and incentives.
GeneralCollection 57aateanent
This i iforaaation is heing colleetead in order fin- the City elf Sarno John to deliroet' ern eristiw
pro„rani /'sen,iee: the eollecrion is linrr"ted to that rt,hlch is necessary'to cde/Aer the prograin /
senie"e. Urade_er required to do so by lax, the City ofrSaiirt John 1+^ dl nor share your persomd
injrrni{ iwn trah any third parry r4711n)Yal yolr!” c xpi'a.}".%' b' msent.
The legal awhor'ity,foi collecting this inf n-ination is to he fyioad in and
the Right to hilorniation ami Protection of Privm.y Act. For firther- inlorniation or, gtrc tions
regarding the eolleetion Orf personal bifor inerr'ion, phrase eontact the Access &- Priwyacy O ficer.-
Ciay 11(111 Bathinaq
81h Floor- 1S Market Square
Saint John, NR E2L 11;8
conirnanr"dcr"1"&r rrrrnrr,ihn_r<a
(506) 658-2862
d, the undersigned, hereby apply for the permit(s) or approvai(s), indicated
above for the work described on plans, submissions and forms herewith
submitted. This application includes Ott relevant documentation necessary for
the applied for permit(s) or approval(s), d agree to comply with the plans,
specifications and further agree to comply with all relevant City By laws and
conditions imposed.
dughes Surveys & Consultants Inc. on behalf W & S Holdings Ltd.
of W & S Holdings Ltd,,- RichardTurner William Shannon
AiD,0 cant Nome / # Owners Authorization t
d Applicant Signalur
,January 29, 2020
Date
Ttlu^':ayd A
Owners
January 29, 2020
Date
Council Applic*fion
0840P out Shop Qhqr ) (� i", " '/ �� "i ;,, , , '' ' (,M1/r,,11, � t"
)V C N '3
IVIC ADDRES
S, .... V APPLICATION # FES PAID N
TYPE OF APPLICATION
. . ..... .................. . ......... .. . ......... . ...
C] Land for Public Purposes Non -Conforming Use Satisfactory Servicing
Release Service Fee: $200 Service Fee: $200,
Service Fep: $300
Section 39 Amendment Zoning IBy-law Amendment X Zoning By-law Arnenicliment with
Service Fee: $2,500 Service Fee, $2,500 a Municipal Plan Amendment
service Fee: $3,500
.... . ......... . .. . . . . ...... . ........ .............. . ... . ..... . .
. ...... ----------------- – -----------
PT4
Where applicable, indicate the changes to existing Section 39 conditions, zoning, or Municipal Plan designation being requested,
Attach site plans, buiWing elevations, floor plans, and other documentation to fully describe the application. The submission of a
preliminary proposal and a, Pre -Application, Meeting is encouraged prior to seeking approval. Please contact the One -Stop
Development Shop at (5 6) 658-2911 for further information,
LOCATIOW The development is located on the north side of Riverview Drpve. The development comprises of PID's
00415992, 00,39 975, 55147540, 55226047, 55226054, an undeveloped portion of Algonquin Place and portion of
55206411, The rt i resent)
_y s e _� vacant
TL99 - ... ..... . ..... . . . . . ............ ........ ... .................... . .. . .
W6, VO S A—L D-letails on the proposal are outline on Attachment "A" submitted as an attachment to the General
Application form,
ENCUMBRANCES
Describe any easements, restrictive covenants, and other encumbrances affecting the land,
There , us an easement to be re,servedl in favour of the City of Saint John over property, proposed to be transferred to the
developer Upon approval of the project. The easement is shown on a plan iriclliuded in this subrTilssion,
U111dwsroltPWAId
As of the date of this application, 1, the undersigned, am the registered owner of the land described in this application or the
authorized agent thereof, and I have examined the contents of this appdcation ancd hereby certify that the information submitted with
the application is correct insofar as I have knowledge of these facts, and I hereby authorize the applicant to represent this matter and
to provide any additional information, that Will be necessary for this appHcatiom
Hughes Surveys & Consultants Inc on Behalf of
W and S HoldingslacTurner
-See Owners Authoriz'aiio,n,,,on'G'ener,aI Application
Registered Owner or Authorized Agent Additional Registered Owner
29 X929
Date Date
The unforrnation contained in this application and any d=lnlontatiOn, including plans, drawings, reports, and studies, provided in
support of this application will become pail. of the public record,
Forin 20101/201
081"''1 . . .. . ... '�.:Oeflt
I .1 I '+ I tihINT IOHN
("3,ROWTH & COMM(RflTY DEVELOPMENT SERVICES
CITY OF SAINT JOHN
CIVIC ADDRESS
Rrliversviilew Drive
various
Various
APPLICATION;FEE
I
PAID
Y
N
ou )ro
pr9perties)
TYPE OF APPLICATION
E] Instrument X Tier 1 Subdivision
Documents requiring Development
Officer endorsement for registraVon
Service Fee: $50
Lot boundary adjustments,
consolidations, and new lots along an
existing street
Service Fee: $250 plus $50 per new
building lot
Tier 2 Subdivision
Subdivisions involving the construction
of a street
Service Fee: $500 plus $100 per new
building lot
DETAILED DESCRIPTION OF APPLICATION
Attach the instrument or tentative subdivision plan, whichever is applicable, and any additional documentation to fully describe the
application. Tentative subdivision plans must adhere to the requirements of Section 49 of the Community Planning Act of New
Brunswick. In the case of a Tier 2 Subdivision, the submission of a preliminary proposal and a Pre -Application Meeting with City staff
is encouraged prior to seeking approval. Please contact the One -Stop Development Shop at (506) 658-2911 for further information.
LOCATION: The development is located on the north side of Riverview Drive. The development comprises of PID's
00415992, 00393975, 55147540, 55226047, 55226054, an undeveloped portion of Algonquin Place and portion of
55206411. The property is_�resently vacant.
PROPOSAL: Details on the proposal are outline on Attachment "A" submitted as an attachment to the General
Application form.
ENCUMBRANCES
Describe any easements, restrictive covenants, and other encumbrances affecting the land.
There is an easement to be reserved in favour of the City of Saint John over property proposed to be transferred to the
developer upon approval of the project. The easement is shown on a plan included in this submission,
As of the date of this application, 1, the undersigned, am the registered owner of the land described in this application or the
authorized agent thereof, and I have examined the contents of this application and hereby certify that the information submitted with
the application is correct insofar as I have knowledge of these facts, and I hereby authorize the applicant to represent this matter and
to provide any additional information that will be necessary for this application.
Hughes Surveys & Consultants Inc. on behalf of
VV,,and-$ Hoid�ngs Ltd Richard Turner
See Owners Au rization on' �aApplication
Registered Owner or Authorized Agent Additional Registered Owner
January 29, 2020
Date
ME
The information contained in this application and any documentation, including plans, drawings, reports, and studies, provided in
support of this application will become part of the public record.
Subc!Msion ApDficaVon Form
MIN
Variance Application
GROKI'l-I & CON�t\AUN1-Y DEVELOPMEN F SERACES
01'Y OF SANTJ04 IN
Riverview
ow Drive PAID �YN
[CIVIC ADDRESS (Various
t!
r�
D 00 r les,
an�ousi
TYPE OF APPLICATION
Tier 1 Variance
Variances not greater than 25% of a
numeric standard
Service Fee: $50 plus $10 per
additional variance
X Tier 2 Variance
Variances greater than 25% of a
numeric standard
Service Fee: $100 plus $20 per
additional variance
X PAC Variance
Variances considered by the Planning
Advisory Committee
Service Fee: $300 plus $60 per
additional variance
DETAILED DESCRIPTION OF APPLICATION
Attach site plans, building elevations, floor plans, and other documentation to fully describe the application.
LOCATION: The development is located on the north side of Riverview Drive. The development comprises of PID's
00415992, 00393975, 55147540, 55226047, 55,226054, an undeveloped portion of Algonquin Place and portion of
55206411 . The property isprestltll.vacant.
VARIANCES and/or APPROVALS REQUESTED - Note that we have identified the following variances will be
required to carry out the development. Upon planning staff reviewing the application and plans other variancesor
approvals may be identified. Once the review is completed please advise our office as to the application fee amount.
1 - Front yard setback;
2 - Side yard Setback;
3 - Such other variances as may be determined by planning staffs review.
4 - Land for Public Purposes considerations if required.
SUBMISSION DOCUMENTS TO REVIEW VARIANCE APPLICATION:
1 - Site Plan of the proposed development;
2 - Front elevation plan (Sample from a similar project);
3 - Rear elevation plan (Sample from a similar pr9ject.
ENCUMBRANCES
Describe any easements, restrictive covenants, and other encumbrances affecting the land.
There is an easement to be reserved in favour of the City of Saint John over property proposed to be transferred to the
developer upon approval of the pr9ject. The easement is shown on a plan included in this submission.
AUTHORIZATION
As of the date of this application, 1, the undersigned, am the registered owner of the land described in this application or the authorized agent thereof,
and I have examined the contents of this application and hereby certify that the information submitted with the application is correct insofar as I have
knowledge of these facts, and I hereby authorize the applicant to represent this matter and to proOde any additional information that will be
necessary for this application.
Hughes Surveys & Consultants Inc. on behalf of
W&SHolding Ltd. Rchar rner
See S uthon� 0 -5 General Application
oK
Registered Owner or Authorized Agent Additional Registered Owner
January 29, 2020
Date Date
The information contained in this application and any documentation, including plans, drawings, reports, and studies, provided in
support of this application will become part of the public record.
Variance Appkatlon Form 20/01/2017
i § F-11
Attachment "A"toCity General Application Form.
Development Proposal bvVVand 5Holdings Ltd.
Townhouse Development otRiverview Drive,
Saint John, NB,
The nature uf this request is to present a proposal for approval which includes properties assembled and
others to be acquired adjacent to our client's property with a gna[mfdeveloping atownhouse project.
A proposed development plan is provided for your consideration along with an elevation plan showing
the front elevation ofone ofthe proposed buildings. The development will consist ofathree-unit
building and 2 ' four -unit buildings. Each building will be constructed on a separate lot and each
townhouse unit will be established on a separate Part Lot sothey can besold separately. Shared access
ways will be established overthe various Part Lots and will be defined with right of way limits once as -
built conditions are able to be defined,
Build -out time is estimated at approximately 3 years although this is dependent on market conditions.
The development at build out will see approximate sale values totalling nearly two million dollars,
Development of units aWg the existing street is desirable from a fiscal management standpoint as it
will utilize infrastructure already in place (street and services), Recently municipal services were
upgraded inRiverview Drive and are available toconnect to,
The development consists of various parcels now owned by VV and S Holdings or in the process of being
acquired through conditional purchase and sale agreements. The land presently owned byour client
drops off quickly toward the river and moving the proposed units closer to Riverview Drive is desirable
therefore arrangements have been put in place to acquire land from the Department of Transportation
and Infrastructure toaccommodate the development. Thearea being acquired is in excess tothat
required for highway Vrstreet purposes.
As well a portion of an undeveloped street known as Algonquin Place is proposed to be closed and
acquired from the City ofSaint John along with two other city owned lots. An easement will be reserved
by the city over a portion of Algonquin Place to protect a storm sewer line at that location. Land along
this part ofthe river comprises mfsteep bedrock conditions. Access tathe river from the development is
not practical.
The approvals sought include closure of an undeveloped street, an amendment to the Municipal Plan,
rezoning from Park and 2 -unit Residential to Low -Rise Residential for all properties included in the
development plan. Subdivision and variance applications are also aspects of the approvals sought.
Respectfully submitted
Hughes Sur-veyq.& Consultants Inc,
Richard Turner
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NOTE
1 . Urections are N. B. Crid azimuths derived from G.P.S, observations
on N.B. Mon's. 4067 and 20146. (NAD83 CSRS Adjusted Values)
2. Al document and plain reference refer to the Registry Office for the
County of Saint John
3. Feld survey completed on June 2, 2016,
4. All computations performed and coordinates shown on this plan
are based on New Brunswick Stereographic Double Projection and
the NAD83(CSRS) Ellipsoid as realized by Service New Brunswick
Adjusted coordinate survey monuments.
0 e1P
mz
A 0
N
4007 /yt09
0 %'a
181 Z 95 q
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0 0 61 �v
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see File 12 Na. 9
Lot 14
\<
PID 55147540
w& S Hngs 0 2 1
viol
xv
242553
Reg. 2107—Q7 -3Q0
09 e,
PID 003939753°
see File 12 No. 9 oc,
Lot 14
0'
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New Brunswick Grid Co—Ordinate Values
Dimension Table
STA
x
y RMKS
PT—Fr
DISTANCE
AZUJTH
85
2 532 822.137
7 362 012.416 CALC. PT,
181-4007
2.13
4l' -b5 10"
180
2 532 815,925
7 362 005.287 CALC. PT.
4002-182
5.55
41* 03' 40"
181
2 532 795.470
7 362 032.040 CALC. PT.
2221-183
0.22
41' 03' 40"
182
2 532 809338
7 362 030.936 CALC. PT.
55-2221
2.57
131* 05, 10"
183
2 5,32 824:217
7 362 010.894 CALC. PT.
2221
2 532 824.073
7 362 010,728 CALC, PT,
4002
2 532 805.694
7 362 026.753 CALC. PT.
4007
2.532 796.870
7 362 034-446 CALC. PT.
4067
2 529 793.690
7 360 155.788 N.B. Mon.
20146
2 533 174.765
7 362 412.193 N.B. Mon.
Scale Factor
Applied 1.000038
Plan Of S u rvey
Showing Easement to be reserved
for Municipal Services,
City of Saint John,
Saint John County, New Brunswick.
Certified Correct
HUGHES SURVEYS & CONSULTANTS INC.
B
Surveyed by July 27, 2016
Date
New Brunswick Land Surveyor #
10 0 10 20 30 40
No,
1:500
rnetroS:
4
Dwg. No. Disk No,
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Y15-044
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BNew �kouveau
runswick
C A N A D A
File No. 71- W- 1165
Department ofTransportation and Infrastructure
Property Services Branch
PO Box 6000
Fredericton, NB E313 5H I
December 20, 2019
Mr. Rick Turner
Hughes Surveys & Consultants Inc.
575 Crown Street
Saint John, NB E2L 5139
Subject. Request to acquire a portion of the New Brunswick Highway Corporation
property with PID 55206411, City of Saint John, Saint John County, N.B.
Dear Mr. Turner:
The Department of Transportation and Infrastructure has completed its surplus lands review to
determine if a portion of the New Brunswick Highway Corporation property with PID 55206411
(the subject property as shown on the submitted site plan dated December 13, 2017) is surplus to
the Department's needs. This property is part of the highway right-of-way of Route I located in
the City of Saint John, Saint John County.
The review has determined that the three portions (approx. 834 square nictres) of PID 55206411
have tentatively been identified as surplus. Therefore, Property Services Branch is prepared to
recommend to the Minister that the portions of PID 55206411 be declared surplus and that they
be conveyed to your client under the following, conditions:
That your client bears the costs associated with the preparation of a legal survey
(Subdivision Plan) to determine the portions of PID 55206411 to be conveyed to your
client. The subject property is owned by the New Brunswick Highway Corporation;
therefore, the subdivision plan your company will prepare will show the parcels that are
to be conveyed to your client to be subdivided from the New Brunswick Highway
Corporation property with PID 55206411, The Plan will be used by our Department to
transfer the parcels from the New Brunswick Highway Corporation to the Department of
Transportation and Infi-astructure, which in turn will be conveyed to your client by deed
from our Department;
Transportation and Infrastructure I Transports et Infrastructure
RO,Box /C.P.6000 Fredericton New Bronswick I NOUVeft-Brunswick E385H1 Canada www,gnb,ca
? * 125
New Nouveau
That your client is responsible for all survey, legal, registration, and approval fees
associated with this conveyance;
'That your client agrees to pay $11-36 per square metre (plus HST);
'That your client acquires title to the requisite parcels adjacent to the subject property to
complete the development project, specifically PIDs 55226054, 55226047, and 00000003
`Algonquin Place'(a municipal street).
If you agree with the above-mentioned conditions, please indicate by checking the appropriate
box on the attached form and returning a signed copy to my attention. Your client should contact
their solicitor who will be better able to estimate the potential costs of the transaction.
A response is required by January 30, 2020; if we do not receive a reply by that date we will
assume you have no further interest in acquiring the subject portion of'property,
Please note that this transaction will require government approval.
If you have any questions regarding this matter, you can contact 111c at (506) 462-5976.
Sincerely,
Peter Belding
Propexly Agent
/ns
MM
Transportation and Infrastructure / Transports at hifrastructure
P.O. Box / C.P.6000 Fredericton New Brunswick / Nouveau -Brunswick E3B 5HI Canada wvvw.9nb.ca
& 126
File 71-W-1 165
Mr. Rick Turner
Hughes Surveys & Consultants Inc.
575 Crown Street
Saint John NB E2L 5E9
Acting on behalf of'
Mr. Bill Shannon
W Holding-, Ltd.
871 Anderson Drive
Saint John NB
E2M 4G2
Department of Transportation and Infrastructure
Property Services Branch
P.0, Box 6000
Fredericton NB BSB 5141
Telephone # 506-462-5976
Fax 4 506-444-5653
Attention Peter Belding:
Subject: Reque.vt to acquire portion of N8HCprqpert.Y with PID 55206411, City
of Saint John, Saint John County, N.B.
Y1 have read and understand the future potential costs to rare in relation to the
above mentioned request and lavish NB DTI to continue with the above noted
I have read and understand the future potential costs to me in relation to the
above mentioned request and I do not wish NB DTI to continue with the above
notcd
Mr, Bill Shannon
WAN
PROPOSED MUNICIPAL PLAN AMENDMENT
AND ZONING BY-LAW AMENDMENT
RE: 251-361 RIVERVIEW DRIVE
Public Notice is hereby given that the Common
Council of The City of Saint John intends to
consider amending The City of Saint John Zoning
By-law at its meeting to be held via web
conference on Monday, June 15, 2020 at 6:30
p.m., by:
(a) Re -designate on Schedule A of the Municipal
Development Plan, a parcel of land with an
area of approximately 2734 square metres,
located at 251-361 Riverview Drive, also
identified as portions of PID Nos. 55226054,
00415992, 55147540, 55206411 (an
undeveloped portion of the New Brunswick
Route 1 right-of-way), and an undeveloped
portion of Algonquin Place, from Park and
Natural Area to Stable Area as illustrated on
Map 1 below;
(b) Re -designate, on Schedule B of the Plan, the
same parcel of land, from Park and Natural
Area to Stable Residential.
PROJETS DE MODIFICATION DU PLAN
MUNICIPAL ET DE L'ARRETE DE ZONAGE
OBJET: 251-361, PROMENADE RIVERVIEW
Par les presentes, un avis public est donne par
lequel le conseil communal de The City of Saint
John indique son intention d'etudier la modification
suivante a I'Arrete de zonage de The City of Saint
John, par conference Web le lundi 15 juin 2020 a
18h30:
(a) Modifier la designation, a I'annexe A du plan,
des parcelles de terrain d'une superficie
d'environ 2734 metres carres, situee au 251-
361, promenade Riverview, et portant des
parties de NIDs 55226054, 00415992,
55147540, 55206411 (une partie non
developpee de 1'emprise routiere de la route 1
du Nouveau -Brunswick), et une partie non
developpee de la place Algonquin, de la faire
passer de parc ou aire naturelle a secteur
stable, comme Ie montre la carte 1 ci-dessous;
(b) Modifier la designation, a I'annexe B du plan,
des parcelles de terrain precitee, afin de la
faire passer de parc ou aire naturelle a
secteur residentiel stable.
MAP 1 / CARTE 1
i
(c) Rezoning a parcel of land having an area of
approximately 2594 square metres, located at
251-361 Riverview Drive, also identified as PID
Nos. 00415992, 00393975, and 55147540,
from Two -Unit Residential (R2) to Low -Rise
(c) Rezonage d'une parcelle de terrain d'une
superficie d'environ 2594 metres carres, situee
au 251-361, promanade Riverview, egalement
identifiee comme des NIDs 00415992,
00393975, et 55147540, de zone residentielle
`104%7
,f
f"
�5T
2U
(c) Rezonage d'une parcelle de terrain d'une
superficie d'environ 2594 metres carres, situee
au 251-361, promanade Riverview, egalement
identifiee comme des NIDs 00415992,
00393975, et 55147540, de zone residentielle
`104%7
Residential (RL) as illustrated on Map 2
below;
(d) Rezoning a parcel of land having an area of
approximately 675 square metres, located at
251-361 Riverview Drive, also identified as
PID Nos. 55226047, and 55226054 from Park
(P) to Low -Rise Residential (RL), as
illustrated on Map 2 below, and
(e) Rezoning a parcel of land having an area of
approximately 1345 square metres, located at
251-361 Riverview Drive, also identified as an
undeveloped portion of Algonquin Place and a
portion of PID 55206411 (an undeveloped
portion of the New Brunswick Route 1 right-of-
way), from being unzoned to Low -Rise
Residential (RL) as illustrated on Map 2
below.
bifamiliale (R2) a zone residentielle —
immeubles d'habitation bas (RL), comme le
montre la carte 2 ci-dessous;
(d) Rezonage d'une parcelle de terrain d'une
superficie d'environ 675 metres carres, situee
au 251-361, promanade Riverview, egalement
identifiee comme des NIDs 55226047, et
55226054, de zone de pares (P) a zone
residentielle — immeubles d'habitation bas
(RL), comme le montre la carte 2 ci-dessous; et
(e) Rezonage d'une parcelle de terrain d'une
superficie d'environ 1345 metres carres, situee
au 251-361, promanade Riverview, egalement
identifiee comme une partie non developpee de
la place Algonquin et une partie de NID
55206411 (une partie non developpee de
1'emprise routiere de la route 1 du Nouveau -
Brunswick), d'etre non zone a zone
residentielle — immeubles d'habitation bas
(RL), comme Ie montre la carte 2 ci-dessous.
MAP 2 / CARTE 2
REASON FOR CHANGE:
RAISON DE LA MODIFICATION:
To permit a residential development. Pour construire un developpement residentiel.
`[till
For details on how to participate in the Public
Hearing, to inspect the amendment, or to register to
participate please contact the Office of the
Common Clerk at comm Mirk@iu.trlhu:..
Saint John Council meetings can be viewed online
at Ih.ttps..//wy..u.tjr�lhuw.
Written objections to the amendment may be sent
to the undersigned at City Hall or via email at
commonclerk@saintjohn.ca.
If you require French services for a Common
Council meeting, please contact the office of the
Common Clerk.
Jonathan Taylor, Common Clerk
(506) 658-2862
Pour savoir comment participer a I'audition
publique, inspecter la modification ou de vous
inscrire pour participer, veuillez communiquer avec
Ie bureau du greffier commun a
I'adresse cry.mmg.0 glg.irk. saiu�tiolhu�.ca.
Les reunions du Conseil de Saint John peuvent
etre consultees en ligne
a lhttDs://www.voutube.com/useir/saiuitiolhuiweb.
Veuillez faire part de vos objections au projet de
modification par ecrit au soussigne a I'hotel de ville
ou par courriel a I'adresse
commonclg.irk.@saiu�tiohu�.ca.
Si vous avez besoin des services en frangais pour
une reunion de Conseil Communal, veuillez
contacter le bureau du greffier communal.
Jonathan Taylor, Greffier communal
(506) 658-2862
131
BY-LAW NUMBER C.P. 106-
A LAW TO AMEND THE
MUNICIPAL PLAN BY-LAW
Be it enacted by The City of Saint
John in Common Council convened, as
follows:
The Municipal Plan By-law of The
City of Saint John enacted on the 30th day
of January, A.D. 2012 is amended by:
1 Amending Schedule A — City
Structure, by redesignating a parcel of
land with an area of approximately
2734 square metres, located at 251-
361 Riverview Drive also identified as
portions of PID Nos. 55226054,
00415992, 55147540, 55206411 (an
undeveloped portion of the New
Brunswick Route 1 right-of-way), and
a portion of Algonquin Place and,
from Park and Natural Area to Stable
Area classification;
2 Amending Schedule B — Future
Land Use, by redesignating the same
parcel of land from Park and Natural
Area to Stable Residential
classification;
- all as shown on the plans attached hereto
and forming part of this by-law.
IN WITNESS WHEREOF The City of
Saint John has caused the Corporate
Common Seal of the said City to be affixed
to this by-law the * day of *, A.D. 2020
and signed by:
Mayor
ARRETE N° C.P. 106-
ARRETE MODIFIANT L'ARRETE
RELATIF AU PLAN MUNICIPAL
Lors d'une r6union du conseii
communal, The City of Saint John a 6dict6
cc qui suit:
L'arr&6 concernant le plan
municipal de The City of Saint John
d6cr&6 le 30 janvier 2012 est modifi6 par:
1 la modification de 1'annexe A —
Structure de la municipalit6, afin de faire
passer is d6signation d'une parcelle de
terrain dune superficie d'environ 2734
metres carr6s, situ6e au 251-361,
promanade Riverview, et portant des
parties de NIDs 55226054, 00415992,
55147540, 55206411, (une partie non
d6velopp6e de 1'emprise routi6re de la
route 1 du Nouveau -Brunswick), et une
partie non d6velopp6e de is place
Algonquin, de pare et aire naturelle a
secteur stable;
2 la modification de Fannexe B —
Utilisation future des sols, afin de faire
passer la d6signation de la parcelle de
terrain pr6cit6e de pare et aire naturelle a
secteur residentiel stable;
- toutes les modifications soot indiqu6es sur
les plans ci joints et font partie du pr6sent
arr&6.
EN FOI DE QUOI, The City of Saint John
a fait apposer son sceau communal sur le
pr6sent arret6 le 2020, avec les
signatures suivantes:
Common Clerk/Greffier communal
First Reading - Premiere lecture
Second Reading - Deuxieme lecture
Third Reading - Troisieme lecture
BY-LAW NUMBER C.P. 111- ARRETE No C.P. 111-
A LAW TO AMEND ARRETE MODIFIANT L'ARRETE DE
THE ZONING BY-LAW ZONAGE DE THE CITY OF SAINT
OF THE CITY OF SAINT JOHN JOHN
Be it enacted by The City of Saint Lors dune r6union du conseil
John in Common Council convened, as communal, The City of Saint John a
follows: d6cr&6 cc qui suit :
The Zoning By-law of The City of L'arr&6 sur le zonage de The City
Saint John enacted on the fifteenth day of of Saint John, d6cr&6 le quinze (15)
December, A.D. 2014, is amended by: d6cembre 2014, est modifi6 par:
1. Amending Schedule "A", the Zoning
Map of The City of Saint John, by re-
zoning a parcel of land having an area
of approximately 2594 square metres
located at 251-361 Riverview Drive,
also identified as PID Nos. 00415992,
00393975, and 55147540, from Two -
Unit Residential (R2) to Low -Rise
Residential (RL).
2. Amending Schedule "A", the Zoning
Map of The City of Saint John, by re-
zoning a parcel of land having an area
of approximately 675 square metres,
located at 251-361 Riverview Drive,
also identified as PID Nos. 55226047,
and 55226054 from Park (P) to Low -
Rise Residential (RL).
3. Amending Schedule "A", the Zoning
Map of The City of Saint John, by re-
zoning parcels of land having an area
of approximately 1345 square metres,
located at 251-361 Riverview Drive,
also identified as an undeveloped
portion of Algonquin Place and a
portion of PID 55206411 (an
undeveloped portion of the New
Brunswick Route 1 right-of-way), from
being unzoned to Low -Rise Residential
(RL).
- all as shown on the plan attached hereto
and forming part of this by-law.
IN WITNESS WHEREOF The City of
Saint John has caused the Corporate
Common Seal of the said City to be affixed
to this by-law the * day of *, A.D. 2020
and signed by:
1. La modification de 1'annexe «A», Carte
de zonage de The City of Saint John,
permettant de modifier la d6signation
pour une parcelle de terrain d'une
superficie d'environ 2594 metres
carr6, situ6e au 251-361, promanade
Riverview, et portant les NIDs
00415992, 00393975, et 55147540 de
zone r6sidentielle bifamiliale (R2) A
zone r6sidentielle — imineubles
d'habitation has (RL).
2. La modification de 1'annexe «A», Carte
de zonage de The City of Saint John,
permettant de modifier la d6signation
pour des parcelles de terrain d'une
superficie d'environ 675 metres carr6,
situ6e au 251-361, promanade
Riverview, et portant les NIDs
55226047, et 55226054, de zone de
pares (P) a zone r6sidentielle —
immeubles d'habitation has (RL).
3. La modification de 1'annexe «A», Carte
de zonage de The City of Saint John,
permettant de modifier la d6signation
pour des parcelles de terrain d'une
superficie d'environ 1345 metres
carr6, situ6e au 251-361, promanade
Riverview, aussi d6finie com me une
partie non d6velopp6e de la place
Algonquin et une partie de NID
55206411 (une partie non d6velopp6e
de 1'emprise routi6re de la route 1 du
Nouveau -Brunswick), d'etre non zone
A zone r6sidentielle — imineubles
d'habitation has (RL).
- toutes les modifications soot indiqu6es sur
le plan ci joint et font partie du pr6sent
arr&6.
EN FOI DE QUOI, The City of Saint John
a fait apposer son sceau communal sur le
pr6sent arr&6 le 2020,
avec les signatures suivantes :
Mayor/Maire
Common Clerk/Greffier communal
First Reading -
Premiere lecture
Second Reading -
Deuxieme lecture
Third Reading -
Troisieme lecture
A LAW TO AMEND
THE ZONING BY-LAW
OF THE CITY OF SAINT JOHN
Be it enacted by The City of Saint
John in Common Council convened, as
follows:
The Zoning By-law of The City of
Saint John enacted on the fifteenth day of
December, A.D. 2014, is amended by:
Amending Schedule "A", the Zoning
Map of The City of Saint John, by re-
zoning a parcel of land having an area
of approximately 6,574 square metres,
located at 191 Red Head Road, also
identified as being PID No. 00344929,
from Rural Residential (RR) to Rural
General Commercial (CRG) pursuant to
a resolution adopted by Common
Council under Section 59 of the
Community Planning Act.
- all as shown on the plan attached hereto
and forming part of this by-law.
IN WITNESS WHEREOF The City of Saint
John has caused the Corporate Common
Seal of the said City to be affixed to this by-
law the * day of *, A.D. 2020 and signed
by:
Mayor/Maire
ARRETE MODIFIANT L'ARRETE DE
ZONAGE DE THE CITY OF SAINT JOHN
Lors d'une reunion du conseil
communal, The City of Saint John a
decrete ce qui suit :
L'arr6t6 sur le zonage de The City
of Saint John, decrete le quinze (15)
decembre 2014, est modifie par:
La modification de I'annexe «A», Plan de
zonage de The City of Saint John,
permettant de modifier la designation pour
une parcelle de terrain d'une superficie
d'environ 6 574 m6tres carres, situee au
191, chemin Red Head, et portant le NID
00344929, de zone residentielle rurale
(RR) a zone commerciale generale rurale
(Rural General Commercial (CRG)
conformement a une resolution adoptee
par le conseil municipal en vertu de I'article
59 de la Loi sur I'urbanisme.
- toutes les modifications sont indiquees
sur le plan ci joint et font partie du present
arrete.
EN FOI DE QUOI, The City of Saint John a
fait apposer son sceau communal sur le
present arrete le 2020,
avec les signatures suivantes
Common Clerk/Greffier communal
First Reading - June 8, 2020 Premi6re lecture - le 8 juin 2020
Second Reading - June 8, 2020 Deuxi6me lecture - le 8 juin 2020
Third Reading - Troisieme lecture -
Amending Schedule "A" of the Zoning By -Law of The City of Saint John
ModifiantAnnexe «A» de I'Arrete de zonage de The City of Saint John
FROM / DE
Rural Residential RR
Zone residentielle rurale
TO / A
Rural General Commercial
CRG Zone Commerciale
generale rurale
Pursuant to a Resolution under Section 59 of the Community Planning Act
• Conformement a une resolution adoptee par le Conseil municipal en vertu
de ['article 59 de la Loi sur I'urbanisme
Applicant: Sandor Torok
Location: 191 Red Head Road
PID(s)/NIP(s): 00344929
Considered by P.A.C./considers par le C.C.U.: May 20 mai, 2020
Enacted by Council/Approuve par le Conseil:
Section 59 Conditions —191 Red Head Road
That Common Council, pursuant to the provisions of Section 59 of the Community Planning Act
impose the following condition upon the development and use of the parcel of land having an
area of approximately 6574 square metres, located at 191 Red Head Road, also identified as PID
Number 00344929:
(a) the parcel of land will be restricted to the following uses as identified in the Rural General
Commercial (CRG) Zone of the City of Saint John Zoning By-law:
• An artist or craftsperson studio;
• Bed and breakfast;
• Dwelling unit, subject to paragraph 11.11(3)(b) of the Zoning Bylaw;
• Home occupation, subject to section 9.9 of the Zoning By-law;
• Secondary suite, subject to section 9.13 of the Zoning By-law;
• Supportive housing, subject to section 9.14 of the Zoning By-law;
• Vehicles sales, incidental, with a maximum of five vehicles on the lot at any one time;
(b) only one of the above land uses mentioned in 2(a) can be established on the site, in addition
to a residential dwelling, at any one time.
`191:3