Item No Regional Council November 8, 2016

Transcription

1 P.O. Box 1749 Halifax, Nova Scotia B3J 3A5 Canada Itm No Rgional Council Novmb 8, 2016 TO: Mayo Savag and Mmbs of Halifax Rgional Council SUBMITTED BY: Jacqus Dubé, Chif Administativ Offic DATE: Sptmb 30, 2016 Jan Fas, Acting Dputy Chif Administativ Offic SUBJECT: Extnsion of Cntal Wat Svics along Fall Riv Road ORIGIN Jun 21, 2016, Itm MOVED by Councillo Rankin, scondd by Councillo Kastn THAT Halifax Rgional Council: Submit th svn pojcts dscibd blow, totaling $66.05 million, fo cost-shad funding appoval und th Clan Wat & Wastwat Fund (CWWF); Submit th 16 poposd tansit pojcts dscibd blow, totaling $58.21 million, fo cost-shad funding appoval und th Public Tansit Infastuctu Fund (PTIF); and Dict staff to submit applications and undtak ncssay advocacy wok to scu funds. Rqust th Mayo and staff to advocat with th Povinc and Fdal Govnmnt fo th quitabl distibution of Building Canada Funds pojcts acoss th povinc, including in HRM. MOTION PUT AND PASSED. May 24, 2016, Itm 15.4 MOVED by Councillo Dalympl, scondd by Councillo Hndsb THAT Halifax Rgional Council qust a staff pot on xtnding th Wat Svic Bounday along th Fall Riv Road fom th Windso Junction Road to Highway 2 including PID and futh along Highway 2 fom th Fall Riv Road to th Highway 102 ovpass. MOTION PUT AND PASSED. RECOMMENDATION ON PAGE 2

2 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 LEGISLATIVE AUTHORITY Halifax Rgional Municipality Chat (HRM Chat), Pat VIII, Planning & Dvlopmnt Halifax Rgional Municipality Chat (HRM Chat), Pat III, Sction 74, Municipality and villag svics agmnts, which nabls HRM to nt into agmnts with th Povinc o Govnmnt of Canada to povid o administ municipal svics. RECOMMENDATION It is commndd that Rgional Council: 1. Authoiz a sol souc awad and imbusmnt of an amount up to $800,000 to th Halifax Rgional Wat Commission fo th pliminay and dtaild dsign and cost stimation fo cntal wat svics to th Fall Riv Villag Cnt Dsignation (Map 1 & 2 ); 2. Initiat th pocss fo amnding th Rgional Subdivision By-law to consid xpanding th Wat Svic Aa bounday to th Fall Riv Villag Cnt (Map 2); and 3. Dict staff to consult with popty owns along th poposd wat main out on a potntial Local Impovmnt Chags (LIC) By-law fo both phas 1a and 1b (Map 2). BACKGROUND Th Rgional Plan dsignats Fall Riv as a Rual Commut Cnt. Th majoity of sidnts and businsss in th Riv-Laks Plan aa (Map 1) civ wat fom pivat wlls with th xcption of Sobys, locatd in th Fall Riv Cnt. A potion of th nighbouhood south of th Fall Riv Road is within th Wat Svic Aa bounday and som sidnts cuntly civ cntal wat svic (Map 2). Th potntial xtnsion of wat svics along Fall Riv Road has bn viwd ov th past sval yas. Building on this histoy, in May 2016, Rgional Council qustd a staff pot to viw th cost and fasibility of xtnding wat svics to this aa. In Jun 21, Council also includd th poposd wat svic xtnsion in th list of pojcts fo cost-shad funding appoval und th Fdal Clan Wat & Wastwat Fund. Th following sctions viw th planning contxt, histoy and funding commitmnts concning th poposd wat svic xtnsion pojct. Planning Contxt Rgional Plan Th Rgional Plan idntifis locations svicd with cntal pipd wat and on-sit sw as Wat Svic Aas. Extnsions to th cntal wat systm a not pmittd outsid th Wat Svic Aa. Gnally spaking, th Rgional Plan discouags xtnsions to th Wat Svic Aa bounday as th a sufficint lands availabl within th svic bounday to accommodat gowth. Th Rgional Plan, howv, nabls Council to consid stablishing nw Wat Svic Aas (Policy SU-13) o th xpansion of xisting Wat Svic Aas (Policy SU-14), und ctain conditions, including idntifid poblms with th xisting on-sit wat supply. Community Plan Th Fall Riv Rual Commut Cnt is includd in th Riv-laks Sconday Planning Statgy, which suppots th gowth of low dnsity dvlopmnt though th povision of xpss bus tansit and cntal wat. Th sconday planning pocss is taking plac in two phass. In Phas I, th pocss focusd on th dvlopmnt of dtaild gulations to suppot dsid community fom in th Riv-Laks Villag Cnt Dsignation. Th Villag Cnt is intndd to b a mting plac fo popl fom th suounding aa and visitos (Map 1). Phas II is intndd to addss th maining aa and flct th

3 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 sults of th watshd and tanspotation studis and a poposd infastuctu mast plan fo th aa. Th poptis locatd along th poposd wat main xtnsions, phas 1a along Fall Riv Road and phas 1b along Highway 2 (Map 2), a pdominantly zond fo low dnsity singl unit dwllings, commcial and institutional uss. Within th Villag Cnt, a mix of uss a pmittd. Th Sconday Plan also allows fo th considation of townhous dvlopmnts and low-is multipl-unit dwllings anging fom th to ight units p ac within spcific zons and on idntifid altnativ housing oppotunity sits. Existing Uss Within Planning Disticts 14/17, most sttlmnt is scattd along th xisting highway and oad systm. Howv, in Fall Riv a mo uban pattn is slowly dvloping. Nw subdivisions hav catd a small villag-styl cnt at th Fall Riv Road and Highway #2 intsction. Th vast majoity of th sidntial units consist of low dnsity singl unit dwllings (91%), with a small pcntag of housing as smi-dtachd (4.2%), apatmnts (2.7) and mobils (2.0%). Appoximatly 272 pacls font th poposd wat main fo phas 1a (Map 2). In addition to th singl unit dwllings, th a sval small to mdium scal commcial businsss. At th cnt of th Fall Riv villag, th intsction of Fall Riv Road and Highway 2, th is th Sobys Shopping Cnt Plaza, Tim Hotons, Shopps ug Mat, Fall Riv Wllnss Cnt and Wilsons Gas station. In addition to sidntial and commcial uss na o within th villag cnt th a sval chuchs, th schools, a fi station and a community cation cnt. Histoy In Octob 2007, Rgional Council appovd in pincipl a Community Vision and Action Plan fo th Fall Riv Gowth Cnt. In Mach 2009, th Fall Riv-Shubnacadi Laks Watshd Study was compltd which xamind th nvionmntal capability of lands within th watshd to accommodat dvlopmnt in tms of gound and sufac wats and soils. It also xamind a ang of futu gowth scnaios, altnativs fo wat and wastwat svicing, and managmnt statgis fo allviating th impacts of gowth. Th Shubnacadi Laks Watshd Study indicatd that goundwat conditions a limitd and th civing wats of Lak Thomas and Fltchs Lak a naing th thshold of dsiabl wat quality objctivs fo th Shubnacadi Laks. A numb of gound wat constaint aas na th Villag Cnt w idntifid (Map 3). In Januay 2010, th Fall Riv Tanspotation Study was compltd which assssd th xisting oad/highway ntwok and dscibs infastuctu impovmnts that would b quid und altnativ futu gowth scnaios. On Mach 1, 2011 Rgional Council considd an infomation pot on th xtnsion of municipal wat svic to th Godon R. Snow Rcation Cnt. Th nw combind Godon R. Snow Community Cnt and Fi Station 45 is locatd on Fall Riv Road, adjacnt to Lak Thomas. Th facility povids taditional fi and scu svics, svs as a local mgncy cption cnt and povids spac fo cation pogamming. Th facility opnd in Fbuay of 2009 and th oiginal wat supply systm fo th building consistd of potabl and non-potabl systms to svic diffnt functions within th building. Howv, th facility has also bn dsignd to accommodat a potntial futu cntal (pipd) wat supply hook-up. Th 2011 infomation pot also idntifid oth xisting institutional uss and sidnts locatd in o na th Villag Cnt that hav, o a xpctd to hav, wat quality and quantity issus. Ths includ Lockviw High School, Ash L Jffson School and th Gog P. Vani Junio High School. At th tim, staff conductd pliminay discussions with Halifax Rgional School Boad staff and a psntativ of Scotia Laning. Both acknowldgd that th supply of cntal wat to thi spctiv

4 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 schools would b bnficial and w willing to paticipat in a pocss to dtmin fasibility and potntial financial oppotunitis. In Januay 2013, Rgional Council adoptd th Riv-Laks Sconday Planning Statgy, which focusd on th dvlopmnt of dtaild gulations and policis fo th Villag Cnt (Map 2). A scond phas is intndd to focus on options fo futu sidntial gowth thoughout th maind of th Riv-Laks Sconday Plan Aa on th basis of th findings of Shubnacadi Laks Watshd Study and Fall Riv/Wavly/Wllington Tanspotation Study. Fdal and Povincial Funding In Sping 2016, th fdal govnmnt announcd Phas 1 of its long tm infastuctu plan. Funding stams includd public tansit, wat & wastwat, affodabl housing, and potcting infastuctu fom th ffcts of climat chang. Th poposd Fall Riv wat svic xtnsion was ligibl fo th Clan Wat & Wastwat Fund (CWWF) catgoy. Und this pogam, cost shaing is 50% Fdal, 25% Povincial and 25% Municipal. On Jun 21, 2016, Council appovd a list of pojcts to submit to th CWWF catgoy fo funding considation. Svn pojcts, totaling $66.05 million w submittd, including th poposd Fall Riv wat svic xtnsion. Fo mo infomation, plas s th staff pot at th following link. On August 16, 2016, th Pim Minist and Pmi announcd th infastuctu funding agmnt fo Nova Scotia, including a list of all pojcts appovd fo funding. Th two oth lvls of govnmnt hav confimd funding of th Fall Riv cntal wat svic xtnsion pojct though th CWWF pogam; 50% fom Fdal ($3,962,870) and 25% fom th Povinc ($1,981,435). Th dadlin fo civing th funding and implmnting th pojct is Mach 31, DISCUSSION Pio to th actual constuction of th wat systm, two lgislativ lmnts a quid to nabl th Fall Riv Villag Cnt aa to civ cntal wat svic: 1. Amndmnts to th Rgional Subdivision By-law to xtnd th Wat Svic Aa bounday to includ Fall Riv Road and th Villag Cnt; and 2. Amndmnts to th Local Impovmnt Chag By-law to allocat costs of svicing among popty owns. Th following sctions viw th poposd wat svic bounday xtnsion within th contxt of th Rgional Plan and pocss fo stablishing local impovmnt chags. Extnsion of th Wat Svic bounday Rgional Plan Whil th Rgional Plan gnally discouags th xtnsion of uban infastuctu into ual aas, it cognizs that xpansions to th Wat Svic Aa bounday may b appopiat in ctain cicumstancs including vidnc of wat quality o quantity poblms. (Attachmnt A) Sinc th appoval of th Rgional Plan in 2006, a Community Vision and Action Plan, a Watshd Study, a Tanspotation Study and a Sconday Planning Statgy viw hav bn compltd fo th Riv Laks Plan Aa. As statd in th application fo fdal and povincial funding, goundwat soucs a notoiously poo in th aa suounding Fall Riv. As notd in th Backgound sction of this pot, poposals to xpand th Wat Svic Aa bounday may b considd though policis SU-13 and SU-14 of th Rgional Plan (Appndix A). Ths policis consid th financial ability of HRM to absob any costs latd to th xpansion, th pfomanc of th

5 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 wat distibution systm, wat quality o quantity issus, and nvionmntal concns. Staff advis that th poposd Wat Svic Aa bounday xtnsion is consistnt with ths Rgional Plan policy citia bcaus th poposal has civd Fdal and Povincial Funding suppot and sponds to known wat quantity and quality issus. Planning Disticts 14/17 Municipal and Riv-Laks Sconday Planning Statgis Planning Disticts 14/17 (Shubnacadi Laks) and th Riv Laks Sconday Statgy and lvant studis anticipat that a gat dal of nw dvlopmnt will occu ov tim without th bnfit of cntal municipal wat. Th Sconday Plan indicats that if wat svics is not povidd that it is impotant in aas wh contamination is possibl and wh th xtnsion of cntal municipal wat svics would b costly, that altnativ wat soucs b ncouagd. Such altnativs may includ ainwat collction and cistn stoag facilitis. (Policy 7, Appndix C). Poposals to xpand cntal wat svic hav lagly bn a spons to spcific poblms of gound wat contamination o inadquat supply. If a wid xtnsion of th wat svic bounday is considd, th Sconday Plan indicats that it is impotant to ovall futu dvlopmnt and th safty of aa sidnts that any nw o xpandd cntal wat systms b sizd to povid fo th installation of fi hydants. In addition, futu systms should also b dsignd so that tunk wat lins a loopd o joind to xisting systms whv possibl. (Policy 8, Appndix C) Poposd phas 1a and 1b of th Fall Riv wat xtnsion pojct (Map 2) a consistnt with policis 7, 8, RL-11 and RL-13 (Appndix C) and of th Planning Disticts ( Shubnacadi Laks) Municipal Planning Statgy and th Riv Laks Sconday Plan. Th a alady signs of wat contamination and wat quantity constaints in th aa. In addition, th xtnsion of cntal wat svics would suppot th sidntial dnsity, altnativ housing and mix of uss that a ncouagd by th Fall Riv Villag Cnt Dsignation. Phas 2 of th Sconday Plan pocss is intndd to dvlop an ovall infastuctu plan fo th wid gion. Consquntly, a clos xamination of dvlopmnt pssu and infastuctu impacts is quid fo th wid gion if futu xtnsion of th wat svic bounday is contmplatd byond th Villag Cnt Dsignation. Financing th Pojct Estimatd costs As a pliminay spons to Council s spcific motion in 2009, Halifax Wat stimatd that th cost of xtnding a wat main along Fall Riv Road, fom Windso Junction Road to Lak Thomas iv (Highway 2), is in th od of $6 million. In 2015, th pojct was stimatd at $7.6 million. This includd an xtnsion along Lockviw Road to svic th Ashly Jffson and Lockviw schools and an xtnsion fom Lockviw Road to Fall Riv Road, along MacPhson Road (s Map 2). As wll, a connction fom th xisting wat main on Ingam oad to poposd Fall Riv Road is includd in phas 1a and must tavs pivat popty to connct with xisting wat mains. Halifax Wat is suppotiv of phas 1a and both Halifax Wat and HRM staff suggst that phas 1b (Map 2) b considd and possibly implmntd dpnding on th dtaild dsigns, pojct costs, public consultation and timfam constaints. Th abov cost stimats a basd on a limitd svic aa within th Fall Riv Villag Cnt and do not tak into account th implications fo th potntial supply of cntal wat to th lag Fall Riv aa. Th findings and conclusions of a wat/ infastuctu mast plan will povid th big pictu oppotunitis and constaints fo th gat Fall Riv aa and will nabl Council to povid diction gading th amount of gowth, dsid community fom and th xtnt of lands that might b considd fo cntal wat svic. Onc this diction is dtmind, staff can pocd with a dtaild fasibility study to dfin an ultimat wat svic bounday, quid pip sizs, associatd infastuctu, and dtaild cost stimats. Halifax Wat and HRM staff commnd pocding to dtail dsign and having th consultant ppa a dtaild cost stimat. Halifax Wat is in gnal agmnt with th valu of th pojct (Phas 1 only)

6 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 as indicatd in th application fo Fdal funding via th Infastuctu Canada Clan Wat and Wastwat Fund. Subjct to futu Council diction, Phas 2 would involv a comphnsiv Wat Mast Plan with spcific boundais that would indicat th infastuctu quid to fully sv th Fall Riv community with wat and fi potction. A numb of factos will impact th cost of th pojct including th location of th wat main with spct to th tavlld ight-of-way and th amount of ock ncountd. A dtaild dsign study fo both phas 1a and b (Map 2) would giv Council and sidnts a btt stimat of th costs and th xtnt of svicing possibl. Local Impovmnt Chags (LIC) An ngining assssmnt and pliminay dsign ppad fo Halifax Wat will povid stimats of th cost of poviding pipd wat svics fo phas 1a and 1b ( Map 2). As Rgional Council has not budgtd funds to financ this pojct, popty owns would b sponsibl fo coving th cost of this pojct, lss any xtnal funds that may b availabl. A Local Impovmnt Chag (LIC) would b applid to sv two puposs: to cov Municipal costs fom popty owns, and to allocat thos costs among thos includd in th pojct. Bfo an LIC Bylaw is adoptd, th Municipality conducts public infomation mtings and suvys popty owns to gaug suppot fo a poposd pojct, including whth thy a willing to ba th stimatd cost. Th suvy sults hlp guid Rgional Council in its dcision on whth to adopt an LIC By-law. Th amount of xtnal funding und th CWWF will gatly duc th costs to popty owns. Typically, on public infomation mting is hld to gaug public suppot in advanc of submitting an application fo funding, and anoth mting is hld if/whn funding is appovd. In this cas, as funding commitmnts hav alady bn mad, staff advis that only on public infomation mting is ndd to psnt th pojct limits and costs. Futu Mast Planning As notd in pcding sctions, th Riv Laks Sconday Planning pocss dividd th planning pocss into two phass. Phas on focussd on th Fall Riv Villag Cnt Dsignation and Phas two is intndd to viw wid gional infastuctu and nvionmntal issus, including th dvlopmnt of an infastuctu mast plan. Rgading cntal wat svics, Halifax Wat is suppotiv of futu mast planning, which is ndd to dtmin th infastuctu quid to fully sv th Fall Riv community with wat and fi potction svics. Thfo, in ppaing dtaild dsigns fo th poposd wat svic xtnsion, it is impotant that th systm b sizd and dsignd to accommodat futu mast planning wok and potntial boad wat svic xtnsions. It will not, howv, b possibl to complt a dtaild infastuctu mast plan and mt th dadlins of th CWWF. Rath, th pliminay dsign will includ hydaulic modlling of vaious dvlopmnt scnaios to nsu that th wat systm that is installd dos not limit svicing of th boad aa at a futu dat. It is xpctd that pliminay dsign must b compltd by mid-januay, Schdul As mntiond in th backgound sction of this pot, th pojct must b compltd by Mach 31, In od to mt this dadlin Halifax Wat has advisd that constuction should stat no lat than May 1, 2017, which in tun quis th final dsign to b statd in Fbuay, It is xpctd that th hydaulic modlling fo dvlopmnt scnaios as wll as th public mting will b compltd pio to ppaing LIC By-law amndmnts and finalizing th xtnt of th Wat Svic Aa bounday xtnsion fo Council s considation in Januay o Fbuay In od to mt funding latd dadlins, it is citical that Halifax Wat stat th pliminay dsign in Novmb, Conclusion Th poposd xpansion of th Wat Svic bounday is consistnt with th Rgional Plan, which nabls wat svics to b xtndd to communitis that a xpincing wat quantity/quality issus.

7 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 Th Riv Laks Sconday Planning Statgy also anticipats th xtnsion of cntal wat svics. In addition, two oth lvls of govnmnt hav confimd 75% funding to th pojct though th fdal and povincial infastuctu funding pogam; 50% fdal ($3,962,870), 25% povincial ($1,981,435). As statd in th Riv Laks Sconday Plan and in th funding poposal, lying on local goundwat supply is an impdimnt to poviding th mix of commcial and low to mdium dnsity sidntial uss that a quid to suppot a vibant Fall Riv Villag Cnt. Th poposd pojct would povid both cntal wat as wll as fi potction flows to th Villag Cnt. Thfo, staff commnd that Rgional Council dict staff to pocd with a dtaild dsign and cost stimats fo xtnding wat svics into th Fall Riv Villag Cnt (s map 2). Staff also commnds that Council initiat th pocsss fo amnding th Rgional Subdivision By-law to xtnd th Wat Svic Aa Bounday (Map 2) and consulting affcting popty owns on options fo wat xtnsion and a potntial Local Impovmnt Chag (LIC) By-law. FINANCIAL IMPLICATIONS Th stimatd $7.6 million cost of th wat xtnsion pojct will b covd (75%) by Fdal and Povincial funding and (25%) by a Local Impovmnt Chag (LIC). Th two oth lvls of govnmnt hav confimd funding of th Fall Riv wat svic xtnsion pojct though th CWWF pogam. A dtaild dsign of th wat main is quid to stimat constuction and LIC costs and ppa fo pojct constuction. Th dtaild dsign is stimatd to cost btwn $500,000 and $800,000. Th pliminay dsign may idntify that an incmntal cost is ndd to ovsiz th poposd wat main in od to accommodat potntial futu gowth. If this is th cas, Council will nd to consid th appopiatnss of paying a potion of th capital costs fom th gnal at on bhalf of sidnts who may connct in th futu. This will b addssd whn th pot is bought to Council to initiat amndmnts to By-law L-100, Local Impovmnt Chags. Dtails of th funding plan, including whth th is a municipal contibution to accommodat gowth, cannot b finalizd until at last a pliminay dsign has bn caid out which valuats vaious gowth scnaios. In th vnt that Council dcids not to pocd with th pojct, pogam funding that has bn spnt on dsign will nd to b fundd by th municipality. This cost (up to $800,000) would dictly o indictly (.g. though svs) impact th gnal tax at. Th HRM costs associatd with considing xpansions to th Wat Svic Aa Bounday and nw Local Impovmnt Chags (LIC) can b accommodatd within th poposd 2016/17 opating budgt fo Planning and Dvlopmnt. RISK CONSIDERATION Th Fdal Infastuctu pogam quis pojcts to b compltd by Mach 31, As a significant amount of wok is ndd bfo constuction can bgin, th is a isk that th pojct could hav difficulty in mting th infastuctu pogam dadlin. Financial isks associatd with pojct costs bing high than xpctd may b mitigatd by ducing pojct limits, contingnt upon th Fdal and Povincial Govnmnts appoving th chang in pojct scop. In addition th Municipality may also mitigat scalating costs by aging to contibut funds on bhalf of sidnts who may connct in th futu.

8 Wat Svic Extnsion in Fall Riv Community Council Rpot Novmb 8, 2016 COMMUNITY ENGAGEMENT Th community ngagmnt pocss is consistnt with th intnt of th HRM Community Engagmnt Statgy. An initial public mting must b hld concning th poposd amndmnt to th Rgional Subdivision By-law to xpand th Wat Svic Aa bounday. Suvys a also snt to affctd sidnts concning potntial Local Impovmnt Chags (LIC). In addition, a public haing must b hld by Rgional Council bfo considing th appoval of any amndmnts to th Rgional Subdivision By-law to xpand th Wat Svic Aa bounday. ENVIRONMENTAL IMPLICATIONS No additional concns hav bn idntifid byond thos aisd in this pot. ALTERNATIVES Rgional Council may: 1. Dict staff to ppa a wat svicing mast plan fo th Fall Riv aa pio to ppaing dtaild pojct dsign and cost stimats, o considing Wat Svic A bounday xtnsions o Local Impovmnt Chags fo phas 1a, and b.(map 2) This option is not commndd sinc th Fdal Infastuctu Funding quis pojcts to b compltd by Mach 31, Dict staff to not pocd with th wat xtnsion pojct. This would ntail dclining th Fdal and Povincial funds allocatd to th pojct. ATTACHMENTS Map 1 Map 2 Map 3 Map 4 Riv-Laks Plan Aa and Fall Riv Villag Cnt Dsignation Existing Wat Svic Bounday and Poposd Wat Main Extnsion phas 1a,b Fall Riv, Riv-Laks Goundwat Constaint Aas Planning Disticts 14/17 & Riv Laks zons and dsignation Attachmnt A Excpts fom lvant Rgional Plan Policis Octob 2014 Attachmnt B Excpts of Watshd Study commndations Mach 2009 Attachmnt C Excpts of Riv-Laks Sconday Planning Statgy 2014 A copy of this pot can b obtaind onlin at thn choos th appopiat Community Council and mting dat, o by contacting th Offic of th Municipal Clk at , o Fax Rpot Ppad by: Maia Jacobs, Plann 2, Rgional and Community Planning Rpot Appovd by: Pt Duncan, Manag Infastuctu Planning, Rpot Appovd by: Bob Bjk, Dicto and Chif Plann, Planning & Dvlopmnt,

9 Philip Hny Av Pin Ki n gs R d Duck Lak Tuck Lak WELLINGTON Bavbank Lak Kinsa c Station Highway 2 Blmo Book St Fltchs Lak Holland Pp Pond Danny Tinity Lan Nlson Pond Kinsac Lak Piggo tt Av Confd A Lak Abdn Lizad Lak ation Av High How Av FALL RIVER Highway 102 Batt Lak Kals Oaks Mill Lak Soldi Lak Duck Lak Susan S t o kil D Olay Rivndal Bav Pond WINDSOR JUNCTION Ashla Windg a t Richadson Fost Av Fall Riv Ingam Py Lak Thid Lak Th Mil Lak R Scond Lak Th Mil Lak d Lak Thomas Muddy Pond Willis Lak Littl Soldi Lak Rv Lak Spiggs Lak Sky Pond Rivsid Highway 101 Pinc Raymond Kay St Fist Lak St Cavali Fist Lak Cobquid Rocky Lak LAKEVIEW Rocky Lak Powd Mill Lak Wavly Lak William Highway 18 Rolling Hills ± Map 1 - Riv-laks Sconday Planning Aa Riv-laks Plan Aa km Th Villag Cnt Dsignation Th accuacy of any psntation on this plan is not guaantd. 29 Sptmb 2016 T:\wok\planning\SER_Goup\SER_Pojcts\SER_16-006\Maps_Plans\ (AKT)

10 Ash L Jffson Elmntay ls D u Gl Shanno n n ca in Ka Av D p in kd Na n c y C Bav Pond u J so in d Ma Sn ow D C t l i v t S t R ob i ll R L a k y sl a n M R a C a nt b u y L a n P D A v D n La o n a m P Py Lak at s f d C o N wp ot a y 1 02 H igh w Willis Lak C in C t o i l d np ff o h S D v t v t A Mudd y P ond uc h O ld au O L a n a v La k Willia m W in l C i a a Lan a g tt Co tl an m i K Scond La k Th Mil La k q ui d R d C ob d R y l s ak on y Fa W ll Ha B olt Map 2 - Poposd Fall Riv Road Wat Extnsion Phas's 1a & 1b Wat Svic Aa Potntial Wat Svic Bounday Extntion Phas 1a Phas 1b Existing Wat Mains 29 Sptmb 2016 Scond La k Ch v ga W t ay t Thid Lak W v y C A st La k Thoma s n La w o od co Fo C h als l ns Li n cg M u i In g Ro b x Co in Josl y n D a o s ay n ls o Wi od hw Co an La 8 11 fx H L x in g to n A v hw ig d oa R i v H 8 11 hw ig H h i Ru d lls nr ti o d As d S Fa nc in d g in D c Co n co lo R i v n ty Ric h n a d D s o n h t s t C t pp n Lo g Fa ll T ay Ath u Jo s ph a c t W Ta m a G B lu H ill Th om as d sr R ola n d k Mill Lak Oa an L ll Snow Cnt ld D ll Mi S o m An o y C t Sobys on in s ob ph H o T M tzl C w i n i ng Ivin P l fc l ub J a m i s on D ld D Mc Gogs P Vani J. High School an Ac hiba ol H igh w a nat ha D sm al i Al u a ay 2 Cl nd T Way v Lockviw HS y d d d d as n ct Hi ch B Ma s C A b H Sa Hny Av Wa n v ol WAVER LEY ood an la v ha Philip Dund Cl H C aml Av ns mo y ldo n inc ac K a t Kinsac Lak LUCASV ILLE K Co t ch w s Du D un LOWERBSA CKVILLE g a a lln ty y Cl n W ay LAKEV IEW High St. Andws Lak WINDSOR JUNC TION Av F l S t A n d on Av Jam s A Co nf da ti How Av ok s Gnock FALL RIVER MIDDLE SACKVILLE n to s Ct C w kv i nd B Lo c Fltch s La k FLETCHE RS LAKE Sa KINS AC Ringlin g Ct o b K v in os a don Clb ation g K a n Av P ig Fall Riv Cnto t t A v km Th accuacy of any psntation on this plan is not guaantd. T:\wok\planning\SER_Goup\SER_Pojcts\SER_16-006\Maps_Plans\ (AKT)

11 2 T:\w T Shubnacadi Gand Lak ± Bav Bank Highway 102 Soldi Lak Highway Fall R iv Bav Bank Windso Junction Coss Windso Glndal Junction Bicntnnial Hwy Cobquid Bicntnnial H wy Rocky Lak Lak William Map 3 - Fall Riv/Riv-laks Goundwat Constaint Aas Goundwat Constaint Aas Study Aa Popty Bounday Lak km Th accuacy of any psntation on this plan is not guaantd. 6 Sptmb 2016 Cas SER_ T:\wok\planning\SER_Goup\SER_Pojcts\SER_16-006\Maps_Plans\ (AKT)

12 Kinsac Lak Dungay Cl Windso Junction Logan Lan Duat Av Dunsmo Hunts Fanklin Lan Mtzl Ct Book Cox Lan P-2 Cdawood Glncain Av Thid Lak Abdn H dda s Way C t Map 4 - Zoning Fall Riv Phas 1a Phas 1b Gog C-2 Cofts Cl Jackson Matyn Flynn Av Altniativ Housing Oppotunity Sits St. Andws Lak Richadso n Planning Disticts 14 & 17 (Shubnacadi Laks) Land Us By-Law Fost Av Alpin Caml Cs Achibald Rgn cy Ct Hampt o n Ct H itag Ct Talism an High Athu Josph Snow Ro binson C-2 Tamaack Zon R-1a C-2 P-2 VG VC - CDD Ivin Pl Lxington Concod Av Joslyn Bonny Viw Shannon Av Holyood Cl Maanatha C-2 Kldonan Way Aman Ingam da Cs Bnaiah Ct Kals Cuvli Ct R-1a C-2 R-1a Py Lak Twining Lincolnshi Anold Somst Ct Pinnacl Ct Jamison Fall Riv D D R-1a Cantbuy Lan Kinclavn Roland R-1a Blu Hill R-1a H oo b Lockviw R-1a Cona d Mcph son Tho mas in L an Lak Thomas Whittington Ct Singl Unit Dwlling Sububan Rsidntial Rual Rsidntial Community Commcial Community Facility Villag Gatway Villag Main Stt Villag Co Comphnsiv Dvlopmnt Distict C-2 C-1 C-2 CC CC C-2 CC CC Fltch D Cs CC P-2 C-1 VC-CDD How Mill Lan Lak Thomas A v Bch Hill Hmlock ± VG Jams Av VG m This map is an unofficial poduction of a potion of th Zoning Map fo th plan aa indicatd. Th accuacy of any psntation on this plan is not guaantd. VG VG VG 29 Sptmb 2016 Cas T:\wok\planning\SER_Goup\SER_Pojcts\SER_16-006\Maps_Plans\ (HK)

13 Excpts of lvant Rgional Plan Policis: Attachmnt A SU-13 HRM may consid stablishing nw Wat Svic Aas, subjct to th financial ability of HRM to absob any latd costs, povidd a wastwat managmnt plan is also considd in accodanc with Policy SU-20, if: (a) th aa is within a Rual Commut, Rual Rsouc o Agicultual cnt and it has bn dtmind though a sconday planning pocss that nw gowth is to b ncouagd in this aa; (b) an Opn Spac Dsign dvlopmnt is poposd within a Rual Commut, Rual Rsouc o Agicultual cnt pusuant to Policy S-16 [daling with Enfild and Dutch Sttlmnt] (c) th lands a adjacnt to an xisting Wat Svic Aa and an Opn Spac Dsign dvlopmnt is poposd within an Uban Rsv dsignation pusuant to Policis IM-18 and S-16; o (d) a study has bn ppad by a qualifid pson vifying that th is a wat quality o quantity poblm in an xisting community that cannot asonably b ctifid by an altnativ mans. SU-14 HRM may consid xpanding xisting Wat Svic Aas to xisting communitis, subjct to th financial ability of HRM to absob any costs latd to th xpansion, if: (a) th lands a in poximity to a tunk wat main plannd o constuctd by th Wat Commission to impov th pfomanc of th wat distibution systm; (b) a study has bn ppad by a qualifid pson vifying that th is a wat quality o quantity poblm that cannot asonably b ctifid by an altnativ mans; o (c) th a nvionmntal concns latd to th long-tm intgity of onsit swag disposal systms and a wastwat managmnt plan is also considd in accodanc with Policy SU-20.

14 Attachmnt B Excpts of lvant Fall Riv Shubnacadi Laks Watshd Study (2009) commndations: R-3: HRM should consid xtnding cntal wat svics to th Fall-Riv Commcial Distict. Givn th obsvd constaints to goundwat capacity in th Fall-Riv aa, it is commndd that HRM consid xtnding cntal wat svics to th Fall-Riv Commcial Distict. R-4: If cntal wat svics cannot b xtndd to th Fall-Riv Commcial Distict, futh study of goundwat soucs is quid bfo allowing dvlopmnt to pocd. Th xisting data xamind in th Goundwat Rsouc Study implis that th is ov-abstaction of th bdock aquif in intnsivly dvlopd aas btwn Wavly and Wllington. Futh assssmnt is waantd bfo any futh goundwat-souc dvlopmnt pocds in ths aas. Th study stongly commnds long tm monitoing of aquifs, wat budgt dvlopmnt and th dvlopmnt of a gional goundwat modl as ky stps to btt assssing th chag potntial, aquif stoag potntial and allowabl abstaction ats fo th dvlopmnt aas. In th intim piod btwn ths studis, no nw additional dvlopmnt should b appovd unlss it can b dmonstatd that th nw dvlopmnt will not futh dtioat th goundwat supplis. R-5: Th pfd scnaio in th Fall-Riv Gowth Cnt is th Opn Spac Subdivision (modat goundwat constaints applid). Givn th low costs associatd with clustd onsit wastwat tatmnt, th sit dsign flxibility affodd by Opn Spac Subdivision pocsss, th quimnt fo goundwat assssmnt attibutd though th RMPS, th pfd dvlopmnt pattn is th Opn Spac Subdivision (Modat Goundwat Constaints). : A potntial pfd location fo futu dvlopmnt in th Gowth Cnt is th southwstn xtnt of th undvlopd potion of th Cnt, givn xisting goundwat and soils constaints. As discussd in Appndix C and D, th thin ovbudn ock land in th nothn potion of th Gowth Cnt may b an aa of aquif vulnability. Th nothast gion of this undvlopd aa is locatd upgadint fom xisting goundwat uss and may caus poblms. Th southwstn xtnt of th undvlopd potion of th watshd in th Fall Riv Gowth Cnt would b th pfd location fo futu dvlopmnt fom an cological and goundwat soucs pspctiv. This may hav implications fo Gand Lak and Kinsac Lak that w not considd as pat of this study, and futh study would b quid bfo th study tam could commnd that dvlopmnt b concntatd in this aa. This should b xplod futh if HRM pusus th Opn Spac Subdivision Scnaio. R-7: HRM should consid xtnding cntal wat svics to th Fall-Riv Gowth Cnt. Givn th cunt constaints to goundwat capacity in th Fall-Riv aa, it is commndd that HRM consid xtnding cntal wat svics to th Fall-Riv Commcial Distict. R-8: If cntal wat svics cannot b xtndd to th Fall-Riv Gowth Cnt, futh study of goundwat soucs is quid bfo allowing dvlopmnt to pocd. If cntal wat svics cannot b xtndd, th data xamind in th Goundwat Rsouc Study implis vidnc of long-tm goundwat dawdown in th watshd with littl capacity fo futh dvlopmnt of without affcting xisting goundwat supplis. Futh assssmnt is waantd bfo any futh goundwat-souc dvlopmnt pocds, paticulaly in aas of th watshd that a situatd immdiatly upgadint of communitis with individual on-sitwlls. Th study stongly commnds long tm monitoing of aquifs, wat budgt dvlopmnt and th dvlopmnt of a gional goundwat modl as ky stps to btt assssing th chag potntial, aquif stoag potntial and allowabl abstaction ats fo th dvlopmnt aas. In th intim piod btwn ths studis, no nw additional dvlopmnt should b appovd unlss it can b dmonstatd th is aquif capacity to suppot futh goundwat-basd dvlopmnt.

15 Attachmnt C Rlvant Policis fom Planning Disticts and Riv-Laks Sconday Planning Statgy Wat Supply Lag potions of th Plan Aa a undlain with ith gold baing ock fomations o pyitic slats. Wlls dilld into ths bdock typs can b contaminatd by unaccptabl lvls of asnic o sulfids and ducd Ph, spctivly. Whil most wlls in th Plan Aa do not ncount ths poblms, concntations of contaminatd wlls hav ld to th xtnsion of municipal wat svics in som aas such as Wavly. It can b xpctd that much nw dvlopmnt will occu without th bnfit of cntal municipal wat. It is impotant in aas wh contamination is possibl and wh th xtnsion of cntal municipal wat svics would b costly, that altnativ wat soucs b ncouagd. Such altnativs may includ ainwat collction and cistn stoag facilitis. P-7 It shall b th intntion of Council, in coopation with th Dpatmnts of Public Halth and th Envionmnt, to idntify and infom futu sidnts of potntial aas of gound wat contamination and to ncouag th us of altnativ wat soucs in such aas. Futhmo, it shall b th intntion of Council to ncouag th Povinc to stablish a pogam fo th idntification of aas pon to wll wat contamination. Th xpansion of municipal sponsibility fo th povision of cntal wat svic has lagly bn a spons to spcific poblms of gound wat contamination o inadquat supply. It is impotant to ovall futu dvlopmnt and th safty of aa sidnts that any nw o xpandd cntal wat systms b sizd so as to povid fo th installation of fi hydants. In addition, futu systms should also b dsignd so that tunk wat lins a loopd o joind to xisting systms whv possibl. This will nsu that any bak in th systm will affct as fw uss as possibl. P-8 In considing nw o xpandd cntal municipal wat distibution systms, it shall b th intntion of Council to povid fo sufficint fi flows and th looping of tunk wat lins whv possibl. It is th intnt of Council that cntal municipal wat svics will only b pmittd within dsignatd Wat Svic Disticts. Council may, howv, consid th xpansion of xisting Wat Svic Disticts o th stablishmnt of nw ons whn satisfid that all ngining, financial, and planning concns hav bn poply addssd. P-8(a) It shall b th intntion of Council to stablish Wat Svic Disticts fo thos aas to which cntal municipal wat svics only hav o may b xtndd in th futu, as shown on th Wat Svic Distict Map (Map 5). It shall b th policy of Council that th xtnsion of cntal municipal wat svics shall not b pmittd outsid of dsignatd Wat Svic Disticts. It shall futh b th policy of Council that within th Wat Svic Disticts, cntal municipal wat svics shall b povidd to all subdivisions adjacnt to xisting municipal wat svics and which popos to povid a nw o xtndd public stt o highway. P-8(b) Notwithstanding Policy P-8(a), Council may consid amnding this planning statgy and th Municipal Subdivision By-law to pmit th xpansion of xisting o th stablishmnt of nw Wat Svic Disticts. Whn considing nw o xpandd Wat Svic Disticts, pioity shall b givn to: (1) aas idntifid as xpincing poblms latd to insufficint quality and/o poo quality of xisting soucs of wat supply; (2) xisting communitis within a asonabl distanc of th cntal wat supply systm wh th is a dmonstatd nd and conditional upon th availability of wat supply capacity; and (3) aas which would povid looping of xisting infastuctu thby nhancing liability of th wat systm in th local aa. In addition to th pioity citia outlind abov, it shall also b th policy of Council whn considing th stablishmnt of nw o xpandd Wat Svic Disticts, to hav gad to th following: (a) th ngining and financial implications of such xtnsions as idntifid by th Mast Infastuctu Plan, Implmntation Plan, and Financial Plan caid out pusuant to Municipal Svics Gnal Spcifications;

16 (b) th potntial scal of such dvlopmnt and th ffcts which this may hav on xisting and futu lvls of svics, as wll as th dvlopmnt pattn which is dsid and dmd appopiat within this plan aa as wll as th lag Municipality; and (c) nvionmntal considations latd to th long tm intgity of on-sit swag disposal systms as wll as natual wat dainag systms. (C-Ma 28/94;M-Ap 15/94) Riv Laks Sconday Planning Statgy Rsidntial and Commcial Dvlopmnt Within th Villag Mainstt Zon of th Riv-laks Villag Cnt Dsignation, low scal multipl-unit housing and townhous dvlopmnts mayb considd though th povisions of a dvlopmnt agmnt. In od to nsu that ths dvlopmnts fit in with th dsid community fom of a ual villag cnt, dnsity shall b limitd to th units p ac. Povisions will b stablishd to allow fo th dvlopmnt of a commcial componnt on th fist floo of any low-is multipl-unit dwlling. This is in kping with th dsi to cat an attactiv pdstian-ointd Villag Cnt. In od to pvnt impact on civing wats and to maintain th ual chaact of th Riv-laks Villag Cnt Dsignation, quimnts shall also b stablishd to tain a minimum of 50% of th pvious sufac of th sit fo goundwat infiltation and to tain th natual vgtation on stp slops. RL-11 Within th Villag Mainstt Zon of th Riv-laks Villag Cnt Dsignation, HRM shall consid pmitting low scal multipl-unit dwllings o townhouss though th povisions of a dvlopmnt agmnt. Sit B Fall Riv Villag Noth Rsidntial Oppotunity Sit Sit B is situatd at th noth-nd of Fall Riv Villag, unning paalll with th Fall Riv Road. It is a 46 ac sit that was onc th sit of th Old Ca Fam. It has a natual landscap with olling hills, low lying aas and matu vgtation. Ths fatus off an oppotunity to offst th diffncs in scals of dvlopmnt if it is dsignd to fit into th natual landscap. Th Classic Consvation (RC-Jun 25/14;E-Oct 18/14) Dsign appoach also offs th oppotunity to psv th nvionmntal and cultual assts of th sit and to minimiz impact on th civing nvionmnt. Rsidnts fom Fall Riv Villag hav concns about th potntial fo taffic impact should a oad connction b stablishd fom th Fall Riv Road to Fall Riv Villag ov this sit. Th a also concns about th loss of pivacy and asthtic impact of multipl-unit housing if not situatd in such a mann so as to minimiz impact on th suounding low dnsity sidntial aa. In od to pvnt a high concntation of multipl-unit buildings at this location, a maximum of th multipl-unit buildings with a maximum of 40 units p building shall b considd fo dvlopmnt on this sit. Council will also consid th dvlopmnt of townhouss, singl unit dwllings, two unit dwllings o singl unit dwllings to fom pat of this dvlopmnt in od to mt a ang of housing nds. Ovall dnsity on this sit shall b limitd to 4 units p ac subjct to th submission of studis to vify that th dvlopmnt can tak plac without advsly affcting th oad systms, suounding nighbouhoods and civing wats of Lak Thomas and that th a adquat soils and wat to svic th dvlopmnt. Multipl-unit buildings and associatd paking will b situatd clos to th Fall Riv Road and paking lots fo th multipl unit buildings will b kpt out of th viw of Fall Riv Road and any low dnsity sidntial uss though th us of siting and buffing. Th dvlopmnt will hav to confom to th achitctual quimnts stablishd und th Land Us By-law and th hight of all buildings shall b limitd to a maximum of th stois. Th dvlopmnt shall also b dsignd to minimiz th impact of taffic flow on th suounding low dnsity sidntial dvlopmnt. RL-13 HRM shall consid pmitting low scal multipl-unit dwllings townhouss, singl unit dwllings o two unit dwllings on Sit B though th povisions of a dvlopmnt agmnt. Th dvlopmnt shall b dsignd as a Classic Consvation (RC-Jun 25/14;E-Oct 18/14) Dvlopmnt pusuant to Policy S-17 (RC-Jun 25/14;E-Oct 18/14) of th Rgional Plan to offst th bulk and appaanc of altnat building foms on suounding low dnsity sidntial dvlopmnt and to psv th cultual and nvionmntal assts of this sit. In considing such an agmnt, Council shall hav gad to th povisions of Policy S-17 (RC-Jun 25/14;E-Oct 18/14) of th Rgional Plan.