HomeMy Public PortalAbout2023-04-06_Bonny Lea Farm DA_Public Hearing Package.pdf MUNICIPALITY OF THE
DISTRICT OF CHESTER
A G E N D A
PUBLIC HEARING
Consideration of Development Agreement to facilitate the construction of a 313 sq foot 4-bedroom small options
home and 2 identified future development sites at 725 HWY 14, Windsor Road (60141835).
6 April 2023, 8:45 a.m.
Municipal Council Chambers, 151 King Street, Chester
1. CALL TO ORDER (CHAIR)
a. The Agenda
b. General Rules of Conduct
c. Council’s decision governed by Chester Municipal Planning Strategy
2. COMMENTS BY MUNICIPAL SOLICITOR
3. OVERVIEW BY PLANNER
a. Location and nature of proposal
b. Municipal Planning Strategy policy analysis
c. Summary of Advertisements and Meetings related to the draft development agreement
d. Recommendations
i. Draft Development Agreement
4. PRESENTATION BY DEVELOPER
a. N/A. Developer available to answer questions
5. COMMENTS BY THE PUBLIC ON THE PROPOSAL
6. CLOSING REMARKS (CHAIR)
7. DECISION OF COUNCIL / DEFERMENT OF DECISION
REQUEST FOR DECISION
REPORT TO: Council
MEETING DATE: 2023-04-06
DEPARTMENT: Community Development & Recreation
SUBJECT: Bonny Lea Farm – Development Agreement
to facilitate the construction of a 4-bedroom small
options home and 2 identified future development
sites
ORIGIN: Motion # 2022-52
Date: February 15, 2023 Prepared by: Emily Statton, Planner
Date: February 15, 2023 Reviewed by: Garth Sturtevant, Senior Planner
Date: Authorized by:
APPLICANT Dean Dumaresq on behalf of Bonny Lea Farm
PROPOSAL Development Agreement to facilitate the construction of a 4-bedroom
small options home and 2 identified future development sites
LOCATION 725 HWY 14, Windsor Road (PID 60141835) as shown on attached Site
Plan
LOT SIZE 68 acres
DESIGNATION Settlement
ZONE Mixed Use (MU)
SURROUNDING USES 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.
Request for Direction Page 2
Bonny Lea Farm Development Agreement March 30, 2023
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
Recommendation
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 2 identified
future development sites.
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).
Request for Direction Page 3
Bonny Lea Farm Development Agreement March 30, 2023
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 2 Existing structures on site, close to the new structure location Figure 3 existing structures near the new structure location
Request for Direction Page 4
Bonny Lea Farm Development Agreement March 30, 2023
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 Bylaw allows 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
façades 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
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.)
Figure 4 Google maps aerial view of property
Request for Direction Page 5
Bonny Lea Farm Development Agreement March 30, 2023
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 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
The applicant has identified the appetite to begin construction/break ground early spring 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
Figure 5 View of the to-be-demolished tennis court. Site of
proposed new structure.
Request for Direction Page 6
Bonny Lea Farm Development Agreement March 30, 2023
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 façade, and building material to be used. The structure is anticipated to be primarily vinyl and match
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 E1) 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),
Request for Direction Page 7
Bonny Lea Farm Development Agreement March 30, 2023
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, Ac c ess 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)
4.16.1 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 pr oviding 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
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
MPS Policy Policy Text Analysis
Figure 6 View of entrance HWY 14
Request for Direction Page 8
Bonny Lea Farm Development Agreement March 30, 2023
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 Municipal
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.
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
Request for Direction Page 9
Bonny Lea Farm Development Agreement March 30, 2023
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.
Proof of plans/intention of mitigation is
to be provided prior to a development
permit being approved/authorized.
A-25 h) inadequate separations from watercourses,
water bodies or wetlands from the ocean
shoreline; or
Nova Scotia 1:10,000 topographic data
base shows a waterbody/watercourse
(manmade pond for fire protection)
near the site or requiring a buffer,
approx. 200m in distance.
Request for Direction Page 10
Bonny Lea Farm Development Agreement March 30, 2023
Public Works advises this policy is N/A
as they have confirmed there are no
water bodies in close proximity and the
development appears to be 20m higher
in elevation than the nearest waterbody.
A-25 i) proximity to places of known or potential
archaeological significance as indicated by the
Province.
Points towards to satisfy the policy.
Reached out to province- awaiting
response stating there are no known
signs of archaeological significance in
the surrounding area. Staff don’t see
anything that leads to closely located
archaeology.
A-27 Developments that require a development
agreement shall:
a) maintain a vegetated setback between all
main structures and any watercourses or water
bodies; including
(i) maintenance of a vegetated buffer of twenty
(20) min depth from the mean high-water mark
of a watercourse or water body;
(ii) retention, replanting and maintenance of the
vegetated buffer, in tree cover and understory
vegetation to at least 75% of the linear water
body frontage of the buffer, and not as a
maintained, mowed lawn;
(iii) allowance of a 3.5 m-wide opening in the
vegetated buffer for access to watercourses and
water bodies by means of docks, decks and
pathways;
(iv) allowance of minor accessory structures shall
be permitted within the vegetative buffer so
identified.
Not in close proximity to any
waterbodies so N/A.
N/A
N/A
N/A
All existing and proposed accessory
structures are identified in Schedule A.
No watercourses, waterbodies or
wetlands in close proximity requiring
setbacks, buffers or vegetated setbacks
are present on the site.
Request for Direction Page 11
Bonny Lea Farm Development Agreement March 30, 2023
A-27 b) include infrastructure designed to improve
stormwater quality and reduce peak stormwater
flows from the site;
Public Works advises the proposed
plans appear to be sufficiently
addressed by Schedule C.
Appears adequate to mitigate any
additional flows.
A-27 c) meet or exceed the Land Use By-law’s
stormwater standards and watercourse buffers
for comparable developments;
Project Engineer confirms the
Stormwater Management Plan meets or
exceeds the Stormwater Standard
contained in the Land Use By-law
(Schedule C).
Public Works advises no significant
impact as a result of this development;
not anticipated that the site’s
stormwater drainage will adversely
affect the recommended drilled ‘open
bedrock well’ significantly.
A-27 d) maintain all steep slopes, wetlands and areas
prone to flooding in an undisturbed state.
Stormwater Management Plan meets or
exceeds the standard of the Land Use
By-law, no issues with flooding are
anticipated.
Public Works advises this policy as N/A.
9.7.2 Commercial, Industrial, Institutional Development Agreements
A-28 When considering commercial, industrial, or
institutional developments by development
agreement, Council shall be satisfied that:
a) the development will not create undue traffic
hazards, traffic congestion, or pedestrian
hazards;
The property has 3 access
points/driveways. This development will
use address 725 HWY 14, Windsor
Road.
The traffic in and out of the new small-
options home will remain the similar to
the current flow. The applicant has
confirmed via statement that the new
structure will not create undue traffic
hazards, traffic congestion, or
pedestrian hazards.
A-28 b) the development will not generate emissions
that unduly reduce the development potential
The new building is creating 4 new
rooms for residents. Exact calculations
Request for Direction Page 12
Bonny Lea Farm Development Agreement March 30, 2023
and value of properties in the vicinity has been
minimized;
on emissions from the new structure
have not been provided, however, the
addition is in keeping with similar
existing institutional uses, is intended to
be a residential living environment and
therefore is not anticipated to result in
any substantial increase in emissions,
particularly that would limit
development potential on surrounding
properties.
A-28 c) for large-scale wind generation facilities:
(i) the sound level generated by the
installation shall not exceed the ambient sound
level by more than 30dB(a) measured to the
nearest property line, under any normal
operating condition, and any application for a
development agreement must include sufficient
information to determine that the installation
meets this standard;
(ii) there shall be no illumination.
N/A
A-28 d) the development is separated from adjacent
properties not in commercial or industrial use,
and screening is used in order to minimize
impact on the abutting uses;
Mature vegetation/wooded area
provide separation between the
institutional use and nearby residential
dwellings. The lot area is 68 acres and
all structures are clustered in the east
portion of the property, leaving ample
distance for buffers along property
lines. This vegetated buffer area will
remain in place and will not be
disrupted by the addition.
A-28 e) all structures use durable building material, so
their appearance complements the established
character;
Elevation drawings show structure
keeping with similar façade as existing
structures on site.
Intention to use a vinyl and/or wood
horizontal siding.
A-28 f) all necessary permits have been issued or
Council is satisfied that the required permits will
be issued;
No issues anticipated.
Request for Direction Page 13
Bonny Lea Farm Development Agreement March 30, 2023
A-28 g) development shall not increase traffic volume
so as to have an undue negative effect on
properties served by a residential street;
The new building is intended to be used
as a care residence with 24/7 medical
staff. The traffic in and out of the facility
will remain the same as current flow.
Staff and visitors of residents will be
accessing the site, no increases in traffic
volume is expected as confirmed by the
applicant.
A-28 h) the applicant demonstrates that the
development can be appropriately serviced in a
cost-effective manner;
Will be using existing services that are
provided/used by the existing structures
surrounding. A new on-site septic
system will be installed.
A-28 i) a satisfactory parking calculation has been
stipulated;
parking area total: 84 spots (13 of
which are barrier free spaces)
existing structure(s) total: 4064.85 sq.
m. (43 753.73sq. ft.)
new structure total: 313 sq. m. ( sq. ft.)
LUB: 4.16 Parking requirements
4.16.1 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 large enough for
84 parking spaces, while the
development requires 87.5 spaces as
per 4.16.1 calculations. This is deemed
satisfactory by Staff as the new structure
is providing 15 parking spots, while only
requiring 6.2(7) total parking spots.
After a site visit conducted by staff there
looks to be ample over-flow location
options for traffic on the property. The
new structure will be provided parking
spots for visitors and staff and will be
required to maintain all parking existing
and proposed parking spots.
Request for Direction Page 14
Bonny Lea Farm Development Agreement March 30, 2023
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.
A-28 j) the applicant demonstrates that sewage
disposal and any demands on the drinking
water source will not negatively impact the
quality and quantity of water resources; and
The existing development is serviced by
on-site septic and water systems. The
addition is not anticipated to cause any
need to upgrade as it will have its own
septic system. An increase capacity has
been anticipated by the applicant. The
slope and sand filter sewage disposal
was deemed acceptable by PW staff.
The applicant has provided a
Notification Receipt from Nova Scotia
Environment.
A-28 k) driveways, parking areas, and areas used for
open storage shall be surfaced with stable
materials to prevent erosion and to prevent dust
from blowing onto adjacent properties.
The current driveway/parking area is
asphalt and is to be resurfaced with
fresh asphalt. Schedule B identifies
these areas.
Public Information Meeting
The Public Information Meeting was advertised in the Progress Bulletin, on municipal social media pages
& website and on office doors. The meeting was held on January 10th, 2023, at 6:00pm onsite at the
Bonny Lea Farms Gymnasium. There were 10 members of the public in attendance as well as staff, the
applicant, Bonny Lea staff members and a Councilor. Comments were all in favour of the proposal and are
summarized below:
Questions for staff:
• Details on timeline of DA process and when work can begin on site
o Standard process takes 4-6 months to be completed.
• Inquiry about the 2 identified future development site and how that process works
o Details are not negotiated yet for DA but will likely include minimum setbacks from
property lines which allows flexibility for Bonny Lea during design and finalization of
plans (specific locations to be confirmed at development permit application and must
conform with terms of DA).
Questions for Bonny Lea staff:
Request for Direction Page 15
Bonny Lea Farm Development Agreement March 30, 2023
• Who will the new home support?
• What is the approval process for the (similar) project in Village of Chester?
o Different regulations in Chester Village, the existing site at Bonnie Lee is all on one lot and
therefore the overall size is now at a point that requires a Development Agr eement. The
project in Chester Village is permitted “as-of-right” meaning that it only requires a
Development Permit and does not require the same level of public meetings and input.
Municipal Planning Advisory Committee Meeting
The Municipal Planning Advisory Committee meeting was advertised in the Progress Bulletin, on
municipal social media pages & website and on office doors. The meeting was held on February 15 th,
2023, at 6:00pm in Council Chambers (151 King Street, Chester). There were 8 committee members in
attendance and the motion was made and voted unanimously in favour of Staff’s recommendation to
recommend that Municipal Council to enter into a Development Agreement with Bonny Lea Farm to
facilitate the development of a 313 square metre structure and 2 identified future development sites.
Options
1. That Municipal Council enter into a Development Agreement with Bonny Lea Farm (South Shore
Community Service Association) to facilitate the development of a 313 square metre structure and
2 identified future development sites.
2. That Municipal Council give notice of intent to enter into a Development Agreement with Bonny
lea Farm, pending additional information or research.
3. That Municipal Council deny the request for a Development Agreement from Bonny Lea Farm for
the purpose of constructing a 313 square metre structure and 2 identified future development
sites.
DEVELOPMENT AGREEMENT/MPS/LUB
AMENDMENT APPLICATION
Community Development Department
PO Box 369, 186 Central Street
Chester, NS B0J 1J0
E-mail: planning@chester.ca
Phone: 902-275-2599
Fax: 902-275-2598
APPLICATION TYPE:
Development Agreement
Amendment to Existing
Development Agreement
Amendment(s) to the Municipal Planning Strategy, Municipal
Land Use By-law, Village of Chester Secondary Planning Strategy or
Village of Chester Land Use By-law
Office Use
CIVIC ADDRESS OR LOCATION OF THE PROPERTY: Application #:
PID #:
ZONE:
Civic Street Name Community Electoral District:
Receipt #:
Property Owner:
Name
Applicant:
Name
Phone Phone
Email Email
Mailing Address Mailing Address
Postal Code Postal Code
The Applicant Property Owner Correspondence to? Applicant
is… Contractor Property Owner
Agent for Owner Other (please specify)
Design Professional
Other please specify
PROPOSED USE:
Provide a brief
description of the
proposed
development
SITE
INFORMATION: Lot Area: ________ Lot Frontage: ______ Lot Depth: _____
BUILDING
INFORMATION: Number of buildings: Existing _____ + Proposed _____ = Total _____
Total gross floor area of proposed use: ________
Maximum Height of Building(s): ________
MINIMUM
SETBACKS:
Existing Building Proposed Building
Front Yard Front Yard
Rear Yard Rear Yard
Side Yard(s) Side Yard(s)
Flankage Yard Flankage Yard
PARKING:
Number of Proposed Parking Spaces:
Type of Proposed Parking:
Surface _______ Off-site ______
Underground _____ Other ______
ZONE
INFORMATION: Current Zone: ________ Proposed Zone: ________
SERVICING
INFORMATION:
Sewer:
Municipal (connected)
Municipal (proposed)
On-Site (existing)
On-site (proposed)
Other (please specify)
Water:
Municipal (connected)
Municipal (proposed)
On-Site (existing)
On-site (proposed)
Other (please specify)
FEES: No work on the file will begin until the application fee and advertising deposit are submitted with a
complete Application Form.
400.00 Development Agreement Application Fee + $500.00 Advertising deposit
500.00 Municipal Planning Strategy/Secondary
Planning Strategy Amendment (may also
include LUB amendments)
500.00 Advertising deposit
300.00 Land Use By-law Amendment + $500.00 Advertising deposit
100.00 Non-substantial Amendment to
Development Agreement
500.00 Advertising deposit
OWNER/APPLICANT CERTIFICATION:
I hereby certify that I am the owner of the land on which this development is proposed ,
or am making this application with the consent of the owner . (Please check which is applicable)
Signature: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Print Name: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _
Date: YYYY / MM / DD
SUBMISSIONS MATERIALS CHECKLIST
The following shall be submitted in support of an application for a Development Agreement or when
amendments to the Municipal Planning Strategy (MPS) and/or Land Use By-law (LUB) are requested.
Depending on the specific proposal, some items may not be required, or additional items not listed may be
requested (ie. Traffic impact study, sun/shadow study, etc.). This information is required to document how
the proposal will meet the intent of the Municipal Planning Strategy.
Before applying, it is strongly encouraged to meet with Planning staff to discuss the proposal and ensure
that required information is submitted. EMAIL: planning@chester.ca or PHONE 902-275-2599 to arrange a
meeting with staff.
SUPPORTING
DOCUMENTS:
DESCRIPTION INCLUDED Y/N
Cover Letter A cover letter to provide an overview of the proposal, including any
relevant information to be considered
Yes No
Application Fee Payment of the applicable Application Fee and Advertising Deposit Yes No
Site Plan The Site Plan will become a part of the signed Development
Agreement and must include the following:
The plan shall be based on a recent survey or location
certificate ensuring accurate property boundaries
A scale (preferably metric)
Identify and include dimensions for any proposed streets,
existing or proposed rights-of-way, and easements.
Location, dimension of existing and proposed lots
Location of structures, existing and proposed, including
setback distances from property lines, building dimensions,
number of floors, gross floor area, number of units per floor
and total number of units and any other relevant information
Identify the use(s) for each building or room as applicable,
building entrances, balconies, service entrances, outdoor
storage areas and paved areas
Location of parking spaces proposed to serve the
development, including dimensions.
Any existing or proposed pedestrian infrastructure such as
trails, patios, decks, etc.
Identify proposed phasing of the development including unit
numbers and boundaries for each phase.
North Arrow
The date the plan was prepared, including any revisions
Yes No
Building Elevation Plans Building elevations plans for all sides of every proposed structure.
The elevation drawing shall identify all significant architectural
features including: design, materials, balconies, eaves and any
other relevant details.
Yes No
Floor Plan Floor plan for every floor of all proposed structures. The plans
shall include labels for the use of each room with dimensions.
Yes No
Landscaping Plan Identify proposed vegetation and existing vegetation to be
retained. Identify existing or proposed screening such as fencing,
Yes No
berms, retaining walls etc. Include details on the type and size of
plantings or propose a standard such as “providing an effective
visual barrier below 10 ft and during all seasons when viewed from
adjacent properties”.
Lighting Plan Location and purpose for all exterior lighting fixtures, in addition
to the anticipated impact on adjacent properties.
Yes No
Stormwater
Management Plan(s)
Plan(s) confirming the Pre-development flows on the site as well
as a Post Development Plan to confirm flows once the project is
complete. This plan should also include information on stormwater
management features proposed during construction.
Yes No
Proposed Signage
Details
Location, dimensions, and design details for any proposed signage,
temporary or permanent that is proposed as part of the
development.
Yes No
PLEASE NOTE: When making application for a development agreement, MPS amendment or LUB amendment,
it is recommended to also meet and discuss the proposal with:
Municipal Building Official (902-275-3080 building@chester.ca),
Municipal Development Officer (902-275-2599 development@chester.ca) and/or
Municipal Engineer (902-275-1312 publicworks@chester.ca).
This will help avoid delays in obtaining any other required permits or approvals.
Non-refundable application fee, payable at the time of application. Advertising deposit covers the cost of advertising required
public meetings. The deposit is refundable if the request is withdrawn and an unused amount remains.
Personal Dignity & Worth through Productive LivingBonny
Empowering people with disabilities since 1973
Planning, Development & Building
Municipality of the District of Chester
186 Central St.
Chester NS BOJ 1J0
October 31, 2022
Attention: Garth Sturtevant
Re: Bonny Lea Farm Development Agreement Application — Fee Waiver Request
On behalf of the participants, Board and staff of Bonny Lea Farm we would like request that the
Municipality of the District of Chester waive the Development Agreement application fee and
advertising deposit for our new small option home to be located on Bonny Lea Farm's Windsor Road
property.
Sincerely,
Karen Lake
Executive Director
Bonny Lea Farm
5 Collicutt Road I PO Box 560 1 Chester, NS I BOJ 1J0
902-275-5622
COLLICUTT ROAD
N. Middle River Rd
Approximate
tree line
ROUTE 14
BONNY LEA FARM SITE
Approx. 68 acres
See
Drawing 101
N
N
P r o p e r t y L in e
P ro p e rt y L i n e
P r o p e r t y L i n e
P
r
o
p
e
r
t
y
L
i
n
e
P
r
o
p
e
r
t
y
L
i
n
e
See
Drawing 101
Potential future
devlepement
Approx 3500sf
PROPOSED NEW HOME
CONSTRUCTION IN
SPRING 2023
Potential future
devlepement
Approx 3500sf
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWING IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
KEY PLAN
26 Oct 2022 1 Development Agreement
1" = 100'-0"
100
EXISING PROPERTY
PLAN
Bonny Lea Farm
Author
September 28, 2022
1" = 100'-0"1 Key Plan
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
CDHGF B
A
F
A
G
E
AA
AE
12 4
12
6
12
12
2
A610
A
10
'
-
0
"
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
2 3 4 5
CEILING BEYOND
SCREENED IN
PORCH
61
C D
AAAAAAFFFF
A A A A
D C
6
A603
12
10
12
10
12
10
12
10
12
8
1
A610
A
GUARDRAIL
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWINGS IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
26 Oct 2022 1 Development Agreement
1/4" = 1'-0"
A202
Elevations
Bonny Lea Farm
Author
07 Sept 2022
1/4" = 1'-0"2 North Elevation
1/4" = 1'-0"1 WEST
1
THIS DEVELOPMENT AGREEMENT made in duplicate this day of , A.D. 2023
BETWEEN:
SOUTH SHORE COMMUNITY SERVICE ASSOCIATION of the Municipality of the District of
Chester in the Province of Nova Scotia, a body corporate having its head office in the community
of East Chester and in the province of Nova Scotia, hereinafter called the “DEVELOPER(S)”
OF THE FIRST PART
-AND –
MUNICIPALITY OF THE DISTRICT OF CHESTER, a duly incorporated municipal body, hereinafter
called the “MUNICIPALITY”
OF THE SECOND PART
WHEREAS the DEVELOPER(S) intends to develop property(s) within the bounds of the MUNICIPALITY
identified as PID number 60141835 described in Schedule “A” attached hereto;
AND WHEREAS the DEVELOPER(S) has applied to the MUNICIPALITY for a Development Agreement to use
the lands described in Schedule “A” attached hereto (Development Agreement Area), to construct a 4-
bedroom small options home and 2 identified sites for future development, hereinafter referred to as the
Proposed Development;
AND WHEREAS the Site Plan attached hereto as Schedule “B” dated AUGUST 23, 2022 depicts the layout
and project area of the Proposed Development;
AND WHEREAS the Site Plan attached hereto as Schedule “C” dated OCTOBER 26, 2022 depicts the layout
and project area of the Proposed Development;
AND WHEREAS the Site Plan attached hereto as Schedule “D” dated October 26, 2022 depicts the
stormwater management plan of the Proposed Development;
AND WHEREAS the Site Plan attached hereto as Schedule “E” dated OCTOBER 26, 2022 depicts the
elevation drawings of the Proposed Development;
2
AND WHEREAS the property(s) described in Schedule “A” are situated in an area which is both designated
Settlement on the Generalized Future Land Use Designation Map of the Municipal Planning Strategy and
Mixed-use Zone (MU) Zone on the Zoning Map of the Land Use By-law;
AND WHEREAS the Council of the MUNICIPALITY, by resolution passed at the meeting on the day of
, A.D. 2023, approved the execution of this agreement by the parties hereto;
NOW THEREFORE THIS AGREEMENT WITNESSETH that in consideration of the foregoing recitals and for
other goods and valuable consideration the parties hereto agree as follows:
1. DEFINITIONS
The words and phrases defined in Part 1 shall apply to this Agreement. When interpreting words or
phrases not defined in Part 1 of this Agreement, the Definitions section of the Chester Municipal Land
Use By-law shall apply. Terms and phrases undefined in Part 1 of this Agreement and in the Definitions
section of the Land Use By-law shall carry their customary meaning.
1.1 ADDITION means, the expansion to the existing structures on the lot with the addition of a new
structure;
1.2 LAND USE BY LAW means, the Chester Municipal Land Use By-law;
1.3 PROPOSED DEVELOPMENT means, the 313 square metre structural 4-bedroom small options
home as shown on Schedule “B”;
1.4 FUTURE DEVELOPMENT SITES means, the 650 square metre identified future development sites.
2. GENERAL REQUIREMENTS AND ADMINISTRATION
2.1 The MUNICIPALITY hereby agrees that Development Permits may be issued to the DEVELOPER(S)
for the Proposed Development subject to Part 2.2, Part 2.3 and the terms and conditions of this
Development Agreement;
2.2 This agreement governs the property described in Schedule “A”;
2.3 Nothing in this Agreement shall exempt the DEVELOPER(S) from complying with Federal,
Provincial and Municipal laws, by-laws and regulations in force within the MUNICIPALITY,
including the Building By-law, or from obtaining any Federal, Provincial or Municipal license,
permission, permit, authority or approval required thereunder including any permission required
under the Fire Prevention Act and the Environment Act;
2.4 The development can demonstrate adequate access for emergency vehicles, solid waste
collection, as well as approval by the authority having jurisdiction for access to any public street
and approval by the authority having jurisdiction for sewage disposal that the development can
be adequately served by a sewage disposal system.
3. USE OF LAND
3.1 The DEVELOPER(S) undertakes to ensure that the use of the lands described in Schedule “A”
attached hereto shall be limited to:
3
3.1.1. Construction, occupancy, and operation of structures devoted to an Institutional use up to
5027.85 square metres in total floor area, not including accessory structures. This shall be
comprised of:
3.1.1.1. Continued occupancy and operation of existing “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” for institutional use including but not limited to: care
residence, vocational programs & social enterprises for onsite living, enhanced
supports, gymnasium, industrial work area/shop, office space, and other similar
features as shown on Schedule “C”;
3.1.1.2. Construction of an additional structure (313 square metres) to the existing
campus lot (NEW HOME) as shown on Schedule “B”;
3.1.1.3. Construction of identified future development up to 650 square metres, in
addition to the existing campus lot as shown on Schedule “C”;
3.1.1.4. Maintenance of associated driveways, drainage works, and landscaping elements
as shown on Schedule “B”.
4. PERIOD OF CONSTRUCTION
The DEVELOPER(S) undertake to ensure:
4.1 that construction work on the property shall not begin earlier than 7:00 a.m. and shall not
continue past 9:00p.m.
4.2 that any future developments on site must follow 4.1.
4.3 that that once construction is commenced, it will be proceeded with expeditiously so as to be
completed within a reasonable time period.
5. STRUCTURES
The DEVELOPER(S) undertake to ensure:
5.1 STRUCTURES, GENERAL:
5.1.1. that all new or relocated structures, not shown on Schedule “B” be located a minimum of
ten (10) metres from all property lines.
5.1.2. that development on the site shall conform to the submitted Stormwater Management
Plan Schedule “D”. The plan has been prepared by a qualified person and reviewed by
Municipal Infrastructure and Operations and deemed acceptable to the MUNICIPALITY. The
DEVELOPER(S) shall ensure that the construction, maintenance, and operation of
Stormwater Management features on the site adheres to Schedule “D”.
5.1.3. The development shall not generate emissions such as dust, noise, radiation, odours,
liquids, or light to the air, water, or ground so as to create a recognized health or safety
hazard or to create a nuisance to adjacent uses.
5.1.4. The DEVELOPER(S) undertakes to ensure that all accessory structures shall comply with the
Land Use By-law.
5.2 FUTURE DEVELOPMENT SITES
4
5.2.1. that an additional two structures similar to the proposed development are permitted on the
property.
5.2.2. that future institutional structures up to 650 square metres total, to be permitted via
development permit.
5.2.3. that future structures shall be located a minimum of 10 metres from a property line.
5.2.4. that future structure envelopes may be located within 1.5 metres of any other structure.
5.2.5. That building details will be required at Development Permit stage prior to receiving a
permit.
5.2.6. That each future structure includes an increase in the total number of parking spaces to
ensure the entire site remains in compliance with Part 7.
6. ROADS AND ACCESS
6.1 The development is served by a Provincial Public Road (Route 14). The site is served by existing
driveways and no new road entrances are proposed.
6.2 New road entrances must be approved by the appropriate Provincial authority granted.
6.3 Resurfacing & repositioning internal driveways, parking areas and travel lanes shall follow details
shown on Schedule “B”.
7. PARKING AND SCREENING
The DEVELOPER(S) undertakes to ensure:
7.1 That existing structure’s parking spaces be maintained and stay intact at 84 parking spots as identified
on the site.
7.2 For any future development sites, a minimum of one (1) parking space for every fifty (50) square
metres of floor area, excluding washrooms and storage areas be maintained on the site.
7.3 Continued screening of parking areas, loading areas and any outside storage from adjacent
properties and from the street.
7.3.1. Existing vegetation within three (3) metres of a side or rear property line shall be
maintained or if disturbed, shall be replaced with an opaque fence of at least two (2) metres
in height.
8. ILLUMINATION
The DEVELOPER(S) undertakes to ensure that all outdoor lighting fixtures use the lowest wattage
consistent with safety, use fixtures that reduce or eliminate glare and use fixtures that do not project
glare or direct illumination onto adjacent properties.
9. SIGNS
The DEVELOPER(S) undertakes to ensure that all permanent exterior advertising or project
identification signs shall comply with the Land Use By-law.
10. OPERATION AND MAINTENANCE
10.1 The DEVELOPER(S) undertakes to ensure that all structures are maintained in good repair and in
a tidy and useable state;
5
10.2 The DEVELOPER(S) undertakes to ensure that all access roads, service roads, driveways, parking
areas and any areas used for open storage of equipment or stock shall be surfaced with stable
materials to prevent dust from blowing onto adjacent properties and to prevent erosion.
11. FIRE PREVENTION
The DEVELOPER(S) undertakes to ensure:
11.1 That adequate access to water for fire protection purposes is maintained through the existing
fire protection system, including the pond located on site;
11.2 That existing driveway access, parking and turning area for fire vehicles shall be maintained.
12. LIABILITY
12.1 The DEVELOPER(S) undertakes to indemnify and save harmless the MUNICIPALITY from any
claims, damages, expenses or costs arising out of, or in connection with, or incurred with respect
to anything required to be done by the DEVELOPER(S) in accordance with this Agreement;
12.2 The indemnity above does not cover acts of negligence or misconduct on the part of the
MUNICIPALITY.
13. CHANGES AND ALTERATIONS
13.1 That all matters in this Agreement not specified in Sub-clause 13.2 below, are substantial matters
which shall not be changed or altered except by amendment to this Agreement in accordance
with the relevant statutes; and
13.2 That the following matters are not substantial matters and may be changed or altered without
amendment to this Agreement but with the written consent of the Council of the MUNICIPALITY
provided that the Council of the MUNICIPALITY determines that the changes do not significantly
alter the intended effect of this aspect of the agreement:
13.2.1. The precise location and placement of travelled ways and parking locations, subject to
necessary approval by the appropriate Provincial authority granted. Such changes shall not
result in the total number of parking spaces being reduced beyond the requirements of Part
7 of this Agreement.
13.2.2. The precise location of future structures subject to section 5.1 (setbacks), will require a
submission of a revised site plan.
14. TERMINATION OF AGREEMENT
14.1 That this Agreement shall be in effect until discharged by resolution of the Council of the
MUNICIPALITY in accordance with the relevant statutes; whereupon the Land Use By-law shall
apply to the lands described in Schedule “A”;
14.2 That should the DEVELOPER breach any of the terms outlined in this Agreement, the
MUNICIPALITY may pursue any remedy specified by the Municipal Government Act, specifically
Section 264;
14.3 That the Council of the MUNICIPALITY may discharge this Development Agreement if the
development described herein has not been commenced within twenty-four (24) months of the
date of this Agreement;
6
14.4 That the Council of the MUNICIPALITY may discharge this Development Agreement if the use
described herein is discontinued for a period of no less than twenty-four (24) months;
14.5 That the Council of the MUNICIPALITY retains the option of discharging this development
agreement should any fact provided to the MUNICIPALITY by the DEVELOPER(S) or its agents
constitutes a material misrepresentation of the facts upon which this Agreement is based; and
14.6 That the Council of the MUNICIPALITY may discharge this Agreement if the DEVELOPER(S) breach
any terms of the Agreement and the DEVELOPER(S) have not proceeded to remedy any such
breach in a timely fashion to the satisfaction of the MUNICIPALITY within ninety (90) days of
written notice from the MUNICIPALITY.
15. APPLICATION OF LAND USE BY-LAW
That without restricting the generality of the foregoing any aspect of any development on the
property not specified above is subject to the requirements of the Land Use By-law.
16. EFFECT
16.1 That, in accordance with Section 229 of the Municipal Government Act, this Agreement shall
continue to apply to the property until discharged by Council of the MUNICIPALITY;
16.2 That this Agreement shall enure to the benefit of, and be binding upon the MUNICIPALITY and
its successors, and assigns and shall enure to the benefit of and be binding upon the
DEVELOPER(S), its heirs, executors, administrators, and assigns, the owner or owners from time
to time of the property described in Schedule “A”, until discharged by the Council;
16.3 The provisions of this Agreement are severable from one another and the invalidity or
unenforceability of one provision shall not affect the validity or enforceability of any other
provision.
17. OWNERSHIP
The DEVELOPER(S) hereby certifies by the signatures affixed below that SOUTH SHORE COMMUNITY
SERVICE ASSOCIATION is the sole owner of the properties identified as PID number(s) 60141835 as
described in the attached Schedule “A”. The DEVELOPER(S) further certifies that they have not
disposed of any interest in the property and there are no judgements, mortgages or other liens or
encumbrances except as disclosed by registered title affecting the property in addition to those
described herein.
7
IN WITNESS WHEREOF the parties to this Agreement have hereunto set their hands and seals on the
day and year first above written.
IN THE PRESENCE OF: BONNY LEA FARM
Signature:
Per:
Print Name:
Print Name:
WITNESS
Signature:
Per:
Print Name:
Print Name:
WITNESS
Signature:
Per:
Print Name:
Print Name:
WITNESS
Signature:
Per:
Print Name:
Print Name:
WITNESS
MUNICIPALITY OF THE DISTRICT OF CHESTER
Per:
ALLEN B. WEBBER, Warden
Signature:
Per:
Print Name:
PAMELA MYRA, Municipal Clerk
WITNESS
8
PROVINCE OF NOVA SCOTIA
COUNTY OF LUNENBURG,
ON THIS this day of , 2023, before me, the subscriber personally came and
appeared________________________________________, a subscribing witness to the
foregoing Indenture, who having been by me duly sworn, made oath and said SOUTH SHORE
COMMUNITY SERVICE ASSOCIATION one of the parties thereto, duly executed the same in
h_____ presence by affixing thereto its corporate seal identified by the signature of -
________________________ its ________________________ and ________________________
its ________________________, duly authorized officers in that regard.
A BARRISTER/COMMISSIONER OF THE SUPREME
COURT OF NOVA SCOTIA
PROVINCE OF NOVA SCOTIA
COUNTY OF LUNENBURG,
ON THIS this day of , A.D. 2023, before me, the subscriber personally came
and appeared________________________________________, a subscribing witness to the
foregoing Indenture, who having been by me duly sworn, made oath and said that the
MUNICIPALITY OF THE DISTRICT OF CHESTER, one of the parties thereto, duly executed in
h_____ presence by affixing thereto its corporate seal identified by the signature of Allen B.
Webber, its Warden and Pamela Myra, Municipal Clerk., duly authorized officers in that regard.
A BARRISTER/COMMISSIONER OF THE SUPREME
COURT OF NOVA SCOTIA
9
SCHEDULE “A”
Legal Description - DEVELOPMENT AGREEMENT AREA
SOUTH SHORE COMMUNITY SERVICE ASSOCIATION
All that certain lot, pieces or parcel of land situate, lying and being at Windsor Road, in the County of
Lunenburg, Province of Nova Scotia, conveyed by Percy Cooney et al to Bonita Church by Deed bearing
date the 2nd day of April, A.D., 1962, duly recorded at the Office of the Registry of Deeds, Chester, N.S.,
on April 17, 1962, in Book 27 at Page 521 under No. 994, and therein described as follows:
“ALL that certain piece or parcel of land situate, lying and on the West side of the said Windsor
Road, so-called, in the County of Lunenburg, aforesaid, bounded and described as follows:
“ALL that certain piece or parcel of land situate, lying and on the West side of the said Windsor
Road, so-called, in the County of Lunenburg, aforesaid, bounded and described as follows: On the East
by the aforesaid Windsor Road: on the South by Stephen Corkum’s land; on the West by the Eastern
branch of Middle River, and the Middle River Road, so-called; and on the North by land of David
Hawboldt and land of Prescot Collicut, and contain ninety (90) acres, more or less, and being the
homestead of the late Patrick Cooney of Windsor Road, aforesaid.
Being the lands conveyed to the said Percy Cooney and Alma Mary Cooney, deceased, by Deed
dated 17th day of June, A.D., 1908, and recorded at the Registry of Deeds, Chester, N.S., in Book 12 at
Page 560 under No. 394. The Last Will and Testament of the said Alma Mary Cooney being recorded at
the Registry of Deeds, in Chester, N.S., in Book 27 at Page 162 under No. 299.”
SAVE AND EXCEPTING THEREFROM HOWEVER that certain lot, piece or parcel of land and premises
described as follows:
BEGINNING at any iron post (with aluminum cap) set on the western boundary of Trunk Highway
Number Fourteen (50 feet from centre line) at a point located Three Hundred feet (300’) from the
Northeastern corner of lands now or formerly of Stephen Corkum;
THENCE on a bearing North Eighty-three degrees Fifty minutes West (IM 83 degree 50’ W) in a line
parallel with the Northern bound of said lands now or formerly of Stephen Corkum a distance of Seven
Hundred feet (700’) to an iron post (with aluminum cap);
THENCE continuing the same course in a straight line to the Eastern branch of the Middle River;
THENCE Southwardly along the various courses of the said Eastern branch of the Middle River to the
Northern bound of said lands now or formerly of Stephen Corkum;
THENCE South Eighty-three degrees Fifty minutes East (S 85degree50’ E) along the aforesaid Northern
bound of lands now or formerly of Stephen Corkum to an iron post (with aluminum cap);
THENCE continuing the same course along the Northern bound of said lands now or formerly of Stephen
Corkum a distance of Seven Hundred feet (700’) to the Western boundary of the Reserve of Trunk
Highway Number Fourteen a distance of Three Hundred feet (300’) to the place of beginning.
All bearings by the Magnet of 8 May, 1972.
RESERVING from the above described lands under conveyance all Rights-Of-Way of the Nova Scotia Light
& Power Company Limited and the Power Commission of Nova Scotia crossing the said lands and
premises.
W
W W W W W WW
W
W
W
W
W
W
W
W
WW
SSSS
SSSS
SS
SS
SS
SS
SS
SS
SSSS
SSSS
S
S
S
S
S
S
S
S
ELCELC
ELC
ELC
ELC
ELC
ELC
ELC
ELC
ELC
W
W
W
W
W
W
W
W
WW
WW
WW
2 7 5 ' - 0 "
280' - 0"
2 8 5 ' - 0 "
275' - 0"
275' - 0"
275' - 0"
280' - 0"
285' - 0"
2 8 0 ' - 0 "
2 8 5 ' - 0 "
290' - 0"
290' - 0"
WW
SSSS
ELCELC
PUBLIC
ACCESS
PARKING
PUBLIC
ENTRANCE
RESIDENT ENTRANCE
GARDEN
MAINTENANCE
GARAGE
RED
BARN
BARK BARN OLD
BARK
BARN
SHED
VEG.
GARDEN
ROUGH
AREA
ROUGH
AREA
ROUGH
AREA
ROUGH
AREA
EDGE OF LAWN
EDGE OF
LAWN
EDGE OF LAWNEXISTING GRAVEL DRIVEWAY
EXISTING
GRAVEL
WOODED AREA
WOODED
AREA
WOODED AREA
WOODED AREA
APPROX. LOCATION
UNDERGROUND ELECTRICAL
APPROX. SEPTIC MOUND
TOP OF
SEPTIC
COVERS
APPROX. SEPTIC MOUND
PAVED DRIVEWAY
HEATPUMPS
GENERATOR REINFORCED CONCRETE
PAD TO SUIT GENERATOR
E X I S T I N G A S P H A L T P A T H
PROPANE TANK
PROVIDE BOLLARDS AS
REQUIRED MIN. 4
PATHWAY
EXISTING ASPHALT PATHWAY
EXISTING
GRAVEL
SHED
EXISTING LAMP POLE
TO BE DEMOLISHED
EXISTING
LAMP POLE
DOUGLAS & BONITA
CHURCH HOUSE
MAINTENANCE
OFFICE
SHED
ATTACHED SHED
SHED
A S P H A L T S U R F A C E RAMP
STEPS
STEPS
DECK
WALKWAY
STEPS
STEPS
RA
M
P
STEPS
APPROX.
SEPTIC TANK
3 PIPE SEPTIC
DISPOSAL FIELD
APPROX. LOCATION
EXISTING BONNY LEA FARM SIGN
TENNIS COURT TO BE REMOVED
APPROX. LOCATION
OF EXISTING TREE
TO REMAIN
EXISTING SHED TO
BE DEMOLISHED
REDI-ROCK
RETAINING WALL
REDI-ROCK RETAINING WALL
PATIO
PATIO
BOLLARDS
10' - 0"6' - 6"10' - 0"9' - 0"
HOUSE MAIN FLOOR
ELEVATION = 292'
LOWER LEVEL = 280'
+291.5
+286.5
+290
+291.5
+287
+288
+290
6'
-
6
"
10
'
-
0
"
9'
-
0
"
9'
-
0
"
20' - 0"
+278
REDI-ROCK
RETAINING WALL
+279.5
+279.5
CISTERN OVERFLOW VALVE PIPE (SEE CIVIL)
+285
+289
+290
+291
U/G WATER SUPPLY TO WALL -
SEE MECH AND CIVIL
EXISTING TREES
PROPOSED SEPTIC (SEE CIVIL)
SLOPING SAND FILTER (SEE CIVIL)
SWALE
SWALE
SWALE
P.F. ALUMINUM
FENCE MIN. 42" TALL
P.F. ALUMINUM
FENCE MIN. 42" TALL
GATE
GATE
4" PVC FOOTING DRAIN
SITE LEGEND:
APPROX. LOCATION OF WATERLINE
APPROX. LOCATION OF SEPTIC LINE
APPROX. LOCATION OF UNDERGROUND ELECTRICAL
APPROX. LOCATION OF POWER POLE
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED
WITHOUT EXPRESSED WRITTEN
APPROVAL. THE CONTRACTOR SHALL
VERIFY ALL LEVELS AND DIMENSIONS ON
SITE AND REPORT ALL DISCREPANCIES
TO THE ARCHITECT BEFORE BEGINNING
WORK. DO NOT SCALE DRAWING. USE
FIGURED DIMENSIONS ONLY. THE
CONTRACTOR SHALL BE RESPONSIBLE
FOR ANY CHANGES MADE TO THE
DRAWINGS WITHOUT THE ARCHITECT'S
APPROVAL. READ THIS DRAWING IN
CONJUNCTION WITH CONTRACT
DRAWINGS AND SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWINGS IS NOTE
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
23 AUG 2022 1 For Tender
As indicated
A001
Proposed Site Plan
Bonny Lea Farm
Author
August 2022
1" = 20'-0"1 Site Plan - Proposed
N
COLLICUTT ROAD
N. Middle River Rd
A
p
p
r
o
x
i
m
a
t
e
t
r
e
e
l
i
n
e
ROUTE 14
BONNY LEA FARM SITE
Approx. 68 acres
See
Drawing 101
N
N
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWING IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
KEY PLAN
26 Oct 2022 1 Development Agreement
1" = 100'-0"
100
EXISING PROPERTY
PLAN
Bonny Lea Farm
Author
September 28, 2022
1" = 100'-0"1 Key Plan
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWINGS IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
26 Oct 2022 1 Development Agreement
C102
Storm Water Plan
Bonny Lea Farm
Author
07 Sept 2022
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
C D HGFB
G
A A
H
H
E
G
A E
12
12
12
12
12
6
12
4
2
A610
4' HIGH PICKET FENCE INCLUDING 2 GATES
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
23456 1
A A
B B A A
12
8
12
8
H GUARD RAIL
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWINGS IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
26 Oct 2022 1 Development Agreement
1/4" = 1'-0"
A201
Elevations
Bonny Lea Farm
Author
07 Sept 2022
1/4" = 1'-0"1 South Elevation
1/4" = 1'-0"2 East Elevation
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
CDHGF B
A
F
A
G
E
AA
AE
12 4
12
6
12
12
2
A610
A
10
'
-
0
"
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
2 3 4 5
CEILING BEYOND
SCREENED IN
PORCH
61
C D
AAAAAAFFFF
A A A A
D C
6
A603
12
10
12
10
12
10
12
10
12
8
1
A610
A
GUARDRAIL
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWINGS IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
26 Oct 2022 1 Development Agreement
1/4" = 1'-0"
A202
Elevations
Bonny Lea Farm
Author
07 Sept 2022
1/4" = 1'-0"2 North Elevation
1/4" = 1'-0"1 WEST
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
2 3 4 5
3
A301
2
A301
61
A501
2
6
A603
FAUX BEAM 3 2X8s
CLAD W/ 1" PINE
RIDGE VENT
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
CD 1
A301F B
A501
1
4'
-
0
1
/
2
"
AE
A602
9
SUSPENDED CEILING
MOD BIT UNDER SHINGLES
(TYP. FOR CHESTER FLIP)
V-JOINTED
PINE -CLEAR
COAT MIN 3
COATS
RIDGE VENT
Level 1
292' -0"
T.O. Wall
300' -3"
Basement Plan
280' -0"
CDH
1
A301
G F B
4'
-
0
"
10
'
-
3
"
AE
SUSPENDED
CEILING
SUSPENDED
CEILING
2
A609
SCREENS
DURADECK
V-JOINTED PINE -
CLEAR COAT MIN 3
COATS
V-JOINTED PINE SOFFIT (TYPICAL ALL COVERED PORCHES)
A609
3 Sim
V-JOINTED PINE SOFFIT
(TYPICAL ALL COVERED
PORCHES)
SCALE:
DATE:
DRAWN BY:
Project Number
GENERAL NOTES
THIS DRAWING IS THE PROPERTY OF SP
DUMARESQ ARCHITECT LTD. AND MAY
NOT BE USED OR REPRODUCED WITHOUT
EXPRESSED WRITTEN APPROVAL. THE
CONTRACTOR SHALL VERIFY ALL LEVELS
AND DIMENSIONS ON SITE AND REPORT
ALL DISCREPANCIES TO THE ARCHITECT
BEFORE BEGINNING WORK. DO NOT
SCALE DRAWING. USE FIGURED
DIMENSIONS ONLY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY
CHANGES MADE TO THE DRAWINGS
WITHOUT THE ARCHITECT'S APPROVAL.
READ THIS DRAWING IN CONJUNCTION
WITH CONTRACT DRAWINGS AND
SPECIFICATIONS.
REVIEWED BY:
IF DIMENSION DOES
NOT MEASURE 1"
DRAWINGS IS NOT
PRINTED TO SCALE
1"
DATE #ISSUE
PROJECT TITLE
SHEET TITLE
26 Oct 2022 1 Development Agreement
1/4" = 1'-0"
A301
Building Sections
Bonny Lea Farm
Author
07 Sept 2022
1/4" = 1'-0"1 Building Section 1
1/4" = 1'-0"3 Building Section 3
1/4" = 1'-0"2 Building Section 2
MUNICIPALITY OF THE
DISTRICT OF CHESTER
PUBLIC HEARING REPORT
REPORT TO: Municipal Council
SUBMITTED BY: Emily Statton Planner
DATE: 06 April 2023
SUBJECT: 2022-52 MOVED by Councillor Church, SECONDED by Councillor Assaff that Council direct
staff to prepare a draft Development Agreement for Bonny Lea Farm for a 4-bedroom small
option structure and 2 identified future development sites on the 68-acre campus lot (PID
60141835) at 5 Collicutt Road, waive the application fees, and hold a Public Information
Meeting on the proposal.
Councillor Veinotte did not participate in the discussion/voting.
Councillors Assaff, Connors, Church, Wells, Deputy Warden Shatford, and Warden Webber
voted in favour. MOTION CARRIED.
2023-074 MOVED by Councillor Wells, SECONDED by Councillor Assaff that the Committee
of the Whole recommend to Council to enter into a Development Agreement with Bonny Lea
Farm (South Shore Community Service Association) to facilitate the development of a 313
square metre structure and two identified future development sites, and further, schedule a
date for the public hearing. ALL IN FAVOUR. MOTION CARRIED.
2023-075 MOVED by Councillor Church, SECONDED by Councillor Wells that the Committee
of the Whole recommend to Council that a Public Hearing be held on Thursday, March 23,
2023 beginning at 8:45 a.m. consider the matter to enter into a Development Agreement with
Bonny Lea Farm (South Shore Community Service Association) to facilitate the development
of a 313 square metre structure and two identified future development sites. ALL IN FAVOUR.
MOTION CARRIED.
(A) DETAILS OF DEVELOPMENT AGREEMENT
Request from: Letter of request submitted by Dean Dumaresq of SP Dumaresq Architect LTD on behalf of Bonny Lea
Farm (South Shore Community Service Association) requesting a Development Agreement to facilitate the
construction of a 4-bedroom small options home and 2 identified future development sites dated October 30, 2022.
Council discussed the request at a meeting held December 08, 2022, and directed staff to prepare a draft
development agreement and related staff report.
On March 02, 2023 Council considered a the draft development agreement.
Request date: October 30, 022 per the date of the letter from Bonny Lea Farm requesting a development agreement.
Nature of development agreement:
Be it enacted by the Council of the Municipality of Chester as Follows:
• Enter into a development agreement with Bonny Lea Farm to facilitate the construction of a 4-
bedroom small options home and 2 identified future development sites.
Purpose of development agreement:
The development agreement is enabled by the Land Use By -Law zone standards; The mixed use zone allows
institutional uses with a gross floor area of 2000m2, or more, by development agreement. The site has 11 existing
structures. With the proposed additional structure, the total gross floor area will exceed that 2000m2.
(B) MEETIN G DAT ES
• 08 December 2022 – Request to Council from Bonny Lean Farm considered. Staff report presented
preliminary details of the proposal and requested direction from Council to proceed with a draft
development agreement & related staff report.
• 10 January 2023 – Public Information Meeting held at Bonny Lea Farm Gymnasium (725 HWY 14,
Windsor Road)
• 15 February 2023 – Municipal Planning Advisory Committee Meeting held
• 02 March 2023 – Council considered the staff report & MPAC recommendation, and gave 1st
Reading to the draft development agreement
• 06 April 2023 – Public Hearing held
(C) DOCUMENT ATION Reports:
• 08 December 2022- Staff Report: Request from Bonny Lea Farm to enter into Development
Agreement
• 15 February 2023 – Staff Report: Development Agreement and Policy Analysis
• 02 March 2023 – Staff Report: Updated for Council 1 st Reading
• 06 April 2023 – Report prepared for Public Hearing
Advertisements (Progress Bulletin):
• 04 January 2022: Notice of Public Information Meeting
• 08 February 2023: Notice of Municipal Area Advisory Committee Meeting
• 23 March 2023: Notice of Public Hearing (1st Notice)
• 29 March 2023: Notice of Public Hearing (2nd Notice)
Other notifications:
• 15 March 2023 – Notice of Public Hearing Mailed to:
o Municipality of the District of Lunenburg
o Municipality of Kings
• 15 March 2023 – Neighbour Notification Package sent to 14 properties (all those within 30m of a
property proposed for development agreement)
• 22 March 2023 – signs posted at entrance to 725 HWY 14, Windsor Road
• Copies of all Progress Bulletin Advertisements posted on Municipal Website and Municipal Office
doors
• Social Media postings
Fees paid: The applicant requested the advertising and application fees be waived as they are a Non -for Profit
Organization. Council made a motion to approve this request.
(D) WRITTEN SUBMISSIONS RECEIVED