Loading...
HomeMy Public PortalAbout2023-03-02_COW_Website Agenda Package.pdfPage 1 of 1 (Cover Pages) COMM ITTEE OF THE WHOLE AGENDA Thursday, March 2, 2023 Livestreamed via YouTube at www.youtube.com/modcvideo 151 King Street, Chester, NS 1. MEETING CALLED TO ORDER 2. APPROVAL OF AGENDA/ORDER OF BUSINESS 3. PUBLIC INPUT SESSION (15 minutes) 4. MINUTES OF PREVIOUS MEETING 4.1 February 16, 2023. 5. PUBLIC PRESENTATIONS/APPOINTMENTS 6. MATTERS ARISING 6.1 Request for Decision prepared February 15, 2023 - Community Development & Recreation - Bonny Lea Farm Development Agreement. 7. CORRESPONDENCE 7.1 Bayswater Beach videos sent to Councillor Veinotte. 8. BY-LAWS AND POLICIES 9. NEW BUSINESS 9.1 Budget - Staff Presentation. 10. IN CAMERA 10.1 In Camera as per Section 22(2)(a) of the Municipal Government Act - Acquisition, sale, lease, and security of municipal property - Aspotogan. 10.2 In Camera as per Section 22(2)(c) of the Municipal Government Act - Personnel 11. ADJOURNMENT 41 MUNICIPALITY OF THE DISTRICT OF CHESTER Minutes of COMMITTEE OF THE WHOLE Council Chambers 151 King Street, Chester, NS Livestreamed at www.youtube.com/modcvideo On Thursday, February 16, 2023 at 8:45 a.m. CALLED TO ORDER Warden Webber called the meeting to order at 8:50 a.m. Present: District 1 – Councillor Andre Veinotte District 2 – Deputy Warden Floyd Shatford District 3 – Councillor Derek Wells District 4 – Warden Allen Webber District 5 – Councillor Abdella Assaff District 6 – Councillor Tina Connors District 7 – Councillor Sharon Church Staff: Tara Maguire, Deputy CAO Pamela Myra, Municipal Clerk Matthew Blair, Director of Infrastructure & Operations Tim Topping, Director of Financial & Information Services Fred Whynot, Director of Public Works Chad Haughn, Director of Community Development & Recreation Jody Conrad, Community Schools Coordinator Solicitor: Samuel Lamey Public: There were no members of the public in the gallery. Regrets: Dan McDougall, CAO APPROVAL OF AGENDA AND ORDER OF BUSINESS 2023-052 MOVED by Deputy Warden Shatford, SECONDED by Councillor Church the February 16, 2023 Agenda and Order of Business for the Committee of the Whole be approved as amended. ALL IN FAVOUR. MOTION CARRIED. Committee of the Whole (continued) February 16, 2023 590 PUBLIC INPUT SESSION (15 minutes) MINUTES OF PREVIOUS MEETING 4.1 Committee of the Whole – December 15, 2022 – Warden Webber. 2023-053 MOVED by Councillor Church, SECONDED by Councillor Assaff that the minutes of Committee of the Whole of December 15, 2022 be approved as circulated. ALL IN FAVOUR. MOTION CARRIED. PUBLIC PRESENTATIONS/APPOINTMENTS 5.1 Community Wheels - Leslie Taylor. Leslie Taylor of Community Wheels was present to review the information provided. Ms. Taylor reviewed the information provided, noting that they have been in operation for 15 years. She reviewed the fleet changes over those years, noting that there are now four vehicles. The requests have also expanded to appointments outside of the area, which is why there was a need for a smaller vehicle used to take one to two people to appointments. Ms. Taylor also noted that the fleet will be increasing by two new vehicles that will be paid for by the federal and provincial governments. The bus is coming up to 12 years old and will soon need to be retired, but they have a capital campaign and grants for those instances. She outlined the staffing, ridership, and challenges to come. It was also noted that during COVID they did not see a downturn in ridership as people still needed to get to appointments. There are issues with rising costs, lack of drivers, insurance, wages, fuel, and repairs. Their goal is to continue to have a ridership that can pay what they can for as long as they can. Their average donation in January was $3 but they hope to see that get back up to $6 or $8. The request to Council is increased operational support, from $10,000 to $11,500. Members of Council thanked Ms. Taylor for her service to the residents. It was agreed to refer the request to the budget process. Ms. Taylor answered questions regarding payments, effects of COVID, subsidization of public transit, charter licence, and fair assistance. Committee of the Whole (continued) February 16, 2023 591 Council thanked Ms. Taylor for her presentation. 5.2 Chester Playhouse - Susan Crocker vice chair and Kirk McCullough board member and construction lead. Susan Crocker and Kirk McCullough were present to review the project of rebuilding the Playhouse, from a restoration to the replacement of the building after the fire as included in the material provided. They reviewed the following to Council:  The Playhouse without Walls program with 41 performances in different venues throughout the Municipality.  The completion schedule.  The sophistication of systems within the building and the construction.  Donations of time, money, and services.  Project cost of $4.2 Million.  Previous commitment of Council of $200,000.  Funding partners from the provincial and federal governments.  Community asset for year-round performing.  The upgraded design of the facility.  Inclusive programming.  Soft launch. Warden Webber thanked Ms. Crocker and Mr. McCullough for their time and their work on the Playhouse rebuilding project. Ms. Crocker outlined what the soft launch/opening would entail, i.e., information bookings to test the space and work with sound and lighting. The community artists will help with that. Ms. Crocker indicated that there is no further need for public fundraising for the rebuild. They will continue to rely on donors for annual operating costs, but the campaign has exceeded their objectives. As well, people have stayed with them and programming revenues are covering direct operating costs. The rest is donations and grants. People understand it is a public/private partnership. Members of Council thanked Ms. Crocker, Mr. McCullough, and the board members for their work, outreach, and time. It was also noted that this Council recognizes importance of arts in Committee of the Whole (continued) February 16, 2023 592 community, which was shown in the $200,000 donation. Council will discuss how to provide support in an ongoing basis. MATTERS ARISING 6.1 Quarter 3 Updates: a. Infrastructure & Operations Department - Quarter 3 Update. Matthew Blair, Director of Infrastructure & Operations presented the Quarter 3 Update, commenting on:  Solid Waste Statistics.  Cell 3b Construction delay.  Leachate treatment design to come in March with tender to be released in April.  Buildings and Structures.  Vehicles and Equipment - the compactor was delivered in January in four sections and was assembled on-site. It is functioning and working exactly as it should be.  Staffing.  CFC removal.  Asbestos sampling passed inspection.  Household Hazardous Waste training completed by two staff. The SWANA convention was attended by two staff.  Public Works Statistics.  Active Transportation - sidewalks. Thy are waiting for some input from First Nations, NS Power, and there are the increased construction costs discussed last week.  Rapid rectangular signs.  Speed radar signs.  J-Class roads - awaiting response by end of March.  Roads - snow and ice control. Only two significant snow events.  Wastewater Treatment Plants upgrades and maintenance. Wastewater study.  Mill Cove fire protection.  Bridges - Gold River Bridge and Station Bridge.  Wild Rose Accessible Washrooms.  Parade Square Gazebo lighting has been adjusted.  As a result of the accessibility audit staff are working on new building options.  Trails.  Traffic impact study - a Request for Decision will go to Council next week asking for letter to Minister of DOTIR for an update on their traffic calming policy.  Community wells. Committee of the Whole (continued) February 16, 2023 593  Asset management.  J class road matrix.  Asset management - ESRI and GIS workflows are ready for beta testing.  Completed Projects and Active Projects. The Director answered questions with regard to:  Community wells - one per district after determining the best options.  New building - no plans but options on possible locations and possible partnerships.  Waste from HRM - there is no contract but staff will be looking to formalize that over the next few months.  Roads that the Municipality salts/sands.  Open space and trail service upgrades/maintenance. A break was held from 10:16 a.m. to 10:33 a.m. b. Financial & Information Services Department - Quarter 3 Update. Present was Tim Topping, Director of Financial & Information Services was present to review Quarters 2 and 3 and the year-to-date financial projections, commenting on:  Achievements: o Investment activities. o 2022/23 Financial Forecast - expected surplus $1,160,285. o Incomes and expenditures. o Transfers from Reserve (revenue). 6.2 Request for Decision prepared February 1, 2023 - Corporate & Strategic Management - 2021-2024 Strategic Priorities Chart Update. Present was Jonathan Meakin, Strategic Initiatives Coordinator who recapped the 2021-2024 Strategic Priorities Chart updates as outlined in the Request for Decision. Questions were asked and answered with regard to:  Rights of way in the Commons area.  Unopened roads no longer used by the province that provide access to the water in the Village. It was suggested that an inventory of what is out there would be a good step so Council can decide what to do with them.  Landfill financial model and planning scenarios - this will come to Council in an upcoming presentation. Committee of the Whole (continued) February 16, 2023 594  Short term rentals - it was noted that Council gave direction to staff to prepare some options and that will be before Council in June or July.  The Haughn Property - the one-year agreement will be up in March. This will come back to Council once staff has contacted Mr. Hutton.  Capital projects on sidewalks - it was suggested that the Hubbards and Chester Basin sidewalks should be added to the priorities.  Fire Services Contract - this will come to Council again.  Central sewer improvement on catchment area and capacity for Chester Basin.  Discussion regarding improvement capacity of Commons Road and possible use of the unopened rights of way.  Potential growth areas and upcoming growth study.  Airbnb and short-term accommodations - it was noted that there may be something soon as there will be a discussion on events levy soon.  Enviro toilets installation - the procurement process is underway. 2023-054 MOVED by Councillor Assaff, SECONDED by Councillor Church that the Committee of the Whole recommend to Council to approve the 2021-2024 Priorities Chart, updated February 2023, as the current summary of actions that will advance priority areas and outcomes established by Council in the Municipality of the District of Chester 2021-2024 Strategic Priorities Framework. ALL IN FAVOUR. MOTION CARRIED. 6.3 Request for Decision - Corporate & Strategic Management - Wastewater Development Charges. The Deputy CAO indicated that she and the Director of Financial & Information Services, Director of Infrastructure & Operations, and the Director of Public Works have been working on this item. She reviewed the background in the information provided. The next step is looking at a capital development charge; it will not cover the entire cost, but it will offset it. A lengthy discussion was held regarding when to apply charges, a capital charge for each system, and the service area where the charge would be levied. Councillor Assaff noted that property owners on the Western Shore system have been paying sewer taxes even though they may own vacant land. He suggested that since they have been paying those taxes for years and now are paying 0.3 of an EDU, they should not be charged a development fee as well. Following further discussion, he suggested that the property owner could be given an exemption for the amount they have been paying. Committee of the Whole (continued) February 16, 2023 595 Councillor Veinotte disagreed, indicating that the EDU rate is used to run the system to and operate it, we can’t reach back into the pot of money and say it is being used for development. It was noted that if there were to be a change the by-law would need to be rewritten. It is not clear how many EDUs can be attributed to a lot - it could be a one-unit dwelling or a ten-unit dwelling. Clarification of what .3 of an EDU gives the property owner as of right and subject to a municipal engineer. The Deputy CAO indicated that staff are looking to Council as to what to put in the by-law (sewer) when charges apply, how to deal with those paying a .3 of an EDU, and what to set the charge at. Councillor Veinotte referred to the HRM model, the first connection is $6,000 and every additional connection is $3,500. Councillor Wells agreed. Discussion continued on the Western Shore sewer circumstance and comparison to the waste collection rate applied to vacant lots - will they also be eligible for a credit or exemption when they construct a home. Councillor Church commented that it should be paid. Councillor Connors commented that she was not off the page yet in terms of credit and thinking about individual situations. Councillor Assaff noted that when he was first elected to Council he asked what the charge was for and he was told it was a guaranteed right to hook up. He is not saying to not charge anything, but there should be value in what they have already paid and they should have a credit. Councillor Veinotte commented that .3 of an EDU is not a retainer to hook up one day. The purpose of the .3 EDU is because it cost money to operate a sewer and there is a line in front of that property and it costs money to operate - it is all about operating the system that we have. Warden Webber suggested $6,000 for the main hookup and $3,500 for each additional connections (commercial) and $5,000 if the owner already paying an EDU for the first one. A break was held from 11:47 a.m. to 11:57 a.m. Committee of the Whole (continued) February 16, 2023 596 6.4 Discussion/follow-up from Council - February 9, 2023 - concern about using freezers/ appliances as garbage boxes. There was a lengthy discussion regarding the matter of residents using freezers/appliances being used as garbage boxes. Councillor Wells and Councillor Veinotte indicated that they would like something done as they could be dangerous. Deputy Warden Shatford indicated that he did not want anything done about the use as it would affect the entire municipality. The concern is that there would have to be standards for all garbage boxes. It was noted that there may already be some groundwork done regarding garbage box standards. It was also noted that this is one complaint, but it is more complicated than that. There hasn’t been an issue until now. Discussion on changing the by-law, mandating acceptable receptacles, and prohibiting others. It doesn’t seem to be as much of an issue in some areas. Councillor Wells indicated that he took a drive after the presentation last week and saw some of the examples discussed - they are not very pleasant to look at. He feels they are both dangerous and unsightly. It was noted that “unsightly” is not a by-law but if it is dangerous, it is covered under the MGA. Following a lengthy discussion, the following motion resulted: 2023-055 MOVED by Councillor Wells, SECONDED by Councillor Veinotte that the Committee of the Whole recommend to Council to direct staff to develop a by-law disallowing appliances to be used at the side of the road for garbage storage. A RECORDED VOTE WAS REQUESTED:  IN FAVOUR - Councillor Wells and Councillor Veinotte.  AGAINST - Councillor Assaff, Councillor Church, Deputy Warden Shatford, Warden Webber, and Councillor Connors. THE MOTION WAS DEFEATED. Warden Webber suggested that an article be placed in an upcoming newsletter. Committee of the Whole (continued) February 16, 2023 597 CORRESPONDENCE There were no items of Correspondence. BY-LAWS AND POLICIES There were no by-laws or policies for consideration. NEW BUSINESS 9.1 Mill Cove Fire Protection. This was deferred to another meeting. 9.2 REMO Budget Approval. 2023-056 MOVED by Deputy Warden Shatford, SECONDED by Councillor Assaff that the Committee of the Whole recommend to Council to approve the 2023/24 Regional Emergency Management Budget in the amount of $171,800.00, with the Municipality of the District of Chester’s portion to be $51,676.71. ALL IN FAVOUR. MOTION APPROVED. IN CAMERA 10.1 In Camera as per Section 22(2)(e) of the Municipal government Act - Contracts. This was deferred to an upcoming meeting. ADJOURNMENT 2023-057 MOVED by Deputy Warden Shatford, SECONDED by Councillor Church, the meeting adjourn. ALL IN FAVOUR. MOTION CARRIED. (12:16 p.m.) ___________________________ ___________________________ Allen Webber Pamela Myra Warden Municipal Clerk NOTE: The recorded version of this meeting is available at www.youtube.com/modcvideo. Bonny Lea Farm Development Agreement February 0"1, 2023 �MCIPALITY OF REQUEST FOR DECISION REPORT TO: Committee of the Whole MEETING DATE: 2023-03-02 DEPARTMENT: Community Development & Recreation SUBJECT: Bonny Lea Farm — Development Agreement ORIGIN: [motion#/strategic priority reference/etc. Date: February 15, 2023 Prepared by: Date: February 15, 2023 Reviewed by: Date: February 24, 2023 Authorized by: Emily Statton, Planner Garth Sturtevant, Senior Planner Dan McDougall, CAO APPLICANT Dean Dumaresq on behalf of Bonny Lea Farm PROPOSAL LOCATION LOT SIZE DESIGNATION ZONE SURROUNDING USES Development Agreement to facilitate the construction of a 4 -bedroom small options home and 2 identified future development sites 725 HWY 14, Windsor Road (PID 60141835) as shown on attached Site Plan 68 acres 1 Settlement Mixed Use (MU) i Vacant land on the backside (west), General Basic to the north, Mixed Use -industrial to the east, residential uses to the south NEIGHBOUR NOTIFICATION None to date. Public Information Meeting was held On January 10, 2023. There were 10 members of the public in attendance plus staff and the applicant. If Council gives the draft document first reading, property owners within 30 m (98 ft) of the subject property will receive direct mail notice of the Public Hearing and a notice will be posted at the site. Has Legal review been completed? X Yes No N/A RECOMMENDED MOTION That Municipal Council give notice of intent to enter into a Development Agreement with Bonny Lea Farm to facilitate the development of a 313 square metre 4 -bedroom small options home, and further, that Council set a date for a Public Hearing. BACKGROUND By letter dated October 30, 2022 to the Council of the Municipality of District of Chester (MOC), by Dean Dumaresq of Bonny Lea Farm (hereafter referred to as the "Developer"), requested that Council consider entering into a Development Agreement to enable the development of an addition to the existing structures located at 5 Collicutt Road, Chester/725 HWY 14, Windsor Road (PID: 60141835). Figure 1: entrance of Bonny Lea Farm The site has existing institutionally used structures. The site has multiple buildings on the lot; "S.S.W.A.P", "Admin" building, "New Bark Barn", "Maintenance Garage", "Douglas & Bonita Church House", "Douglas & Bonita House Shed", "Mrs. Grace McClung House", "Mrs. Anne Grant Flinn House", & "Residential Training Unit". These structures are used as care residence(s), vocational programs & social enterprises for onsite living, enhanced supports, gymnasium, industrial work area/shop, office space, etc.. The proposed new structure will be used as a care residence, similar to some of the existing "Houses". Refer to Figure 2 & 3 below for reference to some existing structures on site. Figure 3 Existing structures on site, close to the new structure location Figure 3 existing structures near the new structure location SUBJECT PROPERTY The subject property is zoned Mixed Use (MU), while the surrounding uses include institutional uses, single dwelling residential uses and vacant land. The property is serviced by multiple entrances, however new structure will be accessed via the existing driveway; 725 HWY 14, Windsor Road. The property has multiple civic addresses and NSTIR approved entrances. There are eleven (11) existing structures on the 68 -acre property that covers approximately 4000 sq. m in total floor area. The Land Use By/awallows development of institutional uses in the Mixed -Use Zone of up to 2000 sq. m. The proposed new structure will trigger a development agreement, as the total gross floor area of the entire lot exceeds 2000 sq. m. DISCUSSION The proposed use for the new structure is intended to be the same as the current use on the property: institutional. The addition is to be constructed to have similar/matching facades to existing structures as shown in Schedule D; intended to conform with the surrounding structures. The property boarders the General Basic zone to the north. Surrounding properties include Industrial uses (South Shore Concrete Products, Wood Sharps Limited, Municipal Request for C)irccation Era Err Develope ertFr3reerr7rant FeIb daffy 2"I, 202.3 Groups quarry, RCMP). To the north-east of the site are existing residential dwellings, these homes are buffered by mature vegetated screening. After conducting a site visit it is noted that the property is surrounded by mature vegetation in all directions along the property boundary. There are several existing accessory structures on the site in addition to garbage bins and storage sheds shown on Schedule B. Accessory structures are regulated by the Land Use By-law. In addition, all new structures shall be located a minimum of ten (10) metres from all property boundaries is included in the Development Agreement. The proposed structure will have 24 -hour medical staff on site to care for residents and there will be increase in employees and hours of operations (usually 7:30 a.m.-4:00 p.m.). CONSIDERATIONS Use of Land There is a tennis court shown on Schedule "A" outlined in a dotted line. This, the related accessory shed and the "old bark barn" are to be removed in anticipation of the new structure. The existing area is shown in Figure 5 is to be demolished. The identified future development sites have been included in this Development Agreement as Bonny Lea Farm is planning for the future of their site and anticipated growth. The 2 (two) proposed future development sites are intended to keep in the same nature as the proposed new structure. The total gross proposed new structure. floor area for the lot has already been exceeded, any additional structure on the site would require an amendment to the Development Agreement. This process is the same as a (regular) Development Agreement. Because of this, the applicant has decided to request including these future plans within this Development Agreement. The Development Agreement will allow future structures u to 650 sq m, however it will require many details at the time of a development permit. Things like setbacks from property lines and other structures, building details and parking requirements will be required, on top of the 'regular' requirements for a development permit. Construction Timelines Figure 5 View of the to -be -demolished tennis court Site of The applicant has identified the appetite to begin construction/break ground early spring 2023. for Dire it efa li trrtt Development gretertnt Fef..rruery• 21, 2023 Site Plans (setbacks, parking, landscaping, accessory structures) Schedule A site plan(s) 1) Current site plan 2) Site plan with existing structures and proposed new structure 3) Trucking turning/access Schedule B calculation of total floor area coverage for all structures on the lot Schedule C stormwater management plan 1) landscaping & hardscaping 2) grading plan 3) storm calculations Schedule D elevation drawings of proposed structure 1) South & East 2) West & North 3) Building sections Schedule E floor of proposed structure 1) Main level 2) Basement level The site plans (Schedule A) were created by SP Dumaresq Architects LTD, which outlines the proposed new structure in relation to the existing structures, parking areas, property boundaries and accessory buildings (sheds). The dotted lines on "A2" are where the existing tennis court and related shed & "old bark barn" are located. These are intended to be removed prior to the new structure being built. The building footprints plan (Schedule B) created by SP Dumaresq Architects LTD outlines existing structures and a table recording the floor area for each structure, including the proposed new structure. The stormwater management plan (Schedule C) created ABLE Engineering and Land Surveying Services (ABLE) in conjunction with SP Dumaresq Architects LTD has been reviewed by the Public Works Department and no areas of concern have been raised. "C1" identified landscape & hardscape elements including parking/permeable surfaces. "C2" identifies grading for the proposed new structure. "C3" identifies the storm water calculations for pre & post storm events. The elevation drawings/renderings (Schedule D) were created by SP Dumaresq Architects LTD, illustrating the facade, and building material to be used. The structure is anticipated to be primarily vinyl and match Request for CJ rccation cEe 2 Era Err Develope ertFr3reerr7rant FeIb daffy 21, 202.3 the existing structures architecture and design. "D1" shows the basement & ground level public entrance (both south & east elevations). "D2" shows the west & north elevations and "D3" are section drawings. The floor plans (Schedule E) were also created by SP Dumaresq Architects LTD, illustrating the technical aspects and details of both levels of the proposed new structure. The main floor (Shown in El) has 4 residential rooms each with their own bathroom (one room for bariatric), kitchen, communal dining & living room, spa room, laundry room, mudroom, elevator to downstairs as well as a stairwell. The basement level provides a multi -purpose room, storage, mechanical rooms, laundry room, washroom(s), family room, medical and an office/nursing room for staff. The bottom level is intended to be used for public visits. Institutional Use The current use is institutional, and the addition is intended to be used as institutional as well, with a 4 - room small options home. There will be no change in use required for this proposal. Roads, Access and Parking Access to the new structure is from Highway 14 and will be for staff and visitors. As noted above, the property is accessible by 3 entrances, however the main driveway used will be 725 HWY 14, Windsor Road. The applicant has provided plans identifying truck turning radius diagrams for entering & exiting the new structure. The applicant has provided a parking assessment of the existing parking lots. Policy A-24 in 9.7.2 in the MPS, refers to a parking calculation. This calculation is described in the LUB 4.16 below: 4.16 Parking requirements (LUB) 416.1 Where a development permit is required, the minimum requirement for on -site parking shall be one space for every dwelling unit and one space for every fifty (50) m2 of nonresidential floor area. The parking area(s) are calculated to be large enough for 84 total parking spots, 13 of those to be barrier free (for both the existing and proposed structures. As the structures are considered institutional, the development requires 87.5 (88) spaces as per 4.16.1 calculations for the floor area of the existing structures and the new proposed structure. Staff conducted a site visit and identified a possible over -flow location option for parking on the property. The new structure will be providing parking spots for visitors and staff, as the 4 bedrooms will be occupied by those who stay onsite and do not use independent vehicular transportation. This building is proposed to have 15 parking spots, while only Figure 6 View of entrance HWY 14 Pac requiring 6.2(7) total parking spots as per 4.16.1 calculations. This number of parking spots is deemed satisfactory by Staff. Parking spots for the 2 future development sites are not included in this calculation. They will be required to meet the 4.16.1 calculation at time of a development permit application for the structure. POLICY ANALYSIS 9.7.1 General Development Agreement Policies A-24 When reviewing development agreements, Council shall be satisfied that: a) the development agreement conforms to the intent of the Municipal Planning Strategy and to the intent of any relevant Secondary Planning Strategies; Yes A-24 b) the development agreement conforms to relevant Municipal By-laws; Yes A-24 c) the applicable Public Participation Program has been followed and residents' opinions have been carefully considered; and Ongoing throughout approval process and Public Hearing. A-24 d) the development agreement is in the best interest of the Municipality. Yes. A-25 When considering development agreements, Council shall be confident the proposal is not premature or inappropriate due to: a) the financial ability of the Municipality to absorb costs related to development; No issues anticipated, the site is not serviced by Municipal Sewer or Roads. A-25 b) the availability and capacity of Municipa services; No issues anticipated, the site is not serviced by Municipal Sewer or Roads. Public Works advises there is no water or sewer service available at this time therefore this is N/A. ril l Yi ,)k' t r?'Y1 ii 1.721. A-25 c) the adequacy of the site conditions for on -site services; Deemed adequate with existing structures. Plans show intention of installing on -site septic for new structure. No issues anticipated. A-25 d) the adequacy of stormwater drainage and its effects on water quality; Public Works advises the stormwater management plan adequately addresses the handling of additional storm water on the site resulting from the development. This development will not have any impact on this system. Project engineer confirms the stormwater management plan will satisfy the stormwater standard contained in the Land Use By-law. A-25 e) inadequate access to schools, parks, emergency services, commercial properties and other local facilities; Distance to the nearest Fire Dept (Chester Village) is 6.4 km, EHS (Chester Village) is 6.4 km and RCMP (Exit 8) is 600m. Deemed satisfied by staff. A-25 f) a lack of street connections, sidewalks, paved shoulders, walkways or footpaths; Existing structure provides adequate street connections. No new driveway entrances, streets, walkways, or other connections are anticipated due to this proposal. The existing driveway entrance is to be upgraded/designed as shown in Schedule A. Public Works advises the street is an NSTIR owned and maintained. street/shoulder. There are no sidewalks or MOC footpaths at this location. A-25 g) a poor supply of on -site water for domestic uses or for firefighting; The Chief of Chester Fire conducted a site visit and concluded that the existing fire pond behind the farm (manmade) is not accessible via vehicle as the travel way is over -grown. The applicant is to work with the Fire Chief to resolve this and provide access as discussed.