Berwick lets three land plans move on

BY NANCY KELLY

Kings County Register

Rezoning applications dominated discussion at the December 4 meeting of Berwick’s Planning Advisory Committee.

The first item of business was an application by Larsen Packers Limited to rezone lands adjacent to the plant at 312 Main Street from Industrial Heavy M-2 to Residential Single Family R-1.

Town planning consultant Chris Millier saw no issues with “the straightforward” application.

“Over time, the building situated on this property has or hasn’t been tied to Larsen’s operations,” said Millier. The structure is currently being used as a residential property. Larsen’s has filed the zoning application pursuant to its plan to sever and sell it as such.

All committee members were in favour of the rezoning and recommended the application be considered for first reading at the next council meeting.

Ron Smith lot looking at two-fer

The committee also reviewed an application by Viking Ventures to enter into a development agreement for the proposed construction of two multiple-unit buildings on Ron Smith Drive.

The half-acre lot is the first one on the south side of Ron Smith Drive, off Commercial Street. It is currently zoned for multi-unit construction, but Viking Ventures would like to put up two, not just one, three-unit townhouse-like structures. Doing so will require a development agreement, a “site-specific” document that details exactly how the project will be developed, as well as its final appearance.

The committee voted to send the application to council after Millier urged them to request a more detailed application from Viking Ventures. He said more information will be required regarding storm drainage, elevation, storage, signage and landscaping. Citing the development agreement which resulted in the construction of Apple Town Estates in the downtown core, Millier said, with respect to landscaping, the committee wasn’t “particular enough, and look what we got.”

Land has lots of potential

The third rezoning application to be granted approval was for three pieces of property located at the corner of Main Street and Maple Avenue.

“Right now, the cleared lot looks like one big lot, but it’s actually three,” pointed out Millier.

The lands are zoned Agriculture A-1, but the application by Allison Woodworth and Bill Wilson seeks a change in zoning to Residential Single Family R-1.

Millier says he expects the land will be developed for residential purposes, but noted nothing specific has been planned. The size of the property would allow for a variety of uses, including three single family homes, one on each existing lot. Based on the road frontage of the three lots, the entire six-acre property could also accommodate between 10 and 14 units.

“If a road was added (the land) could handle about four units per acre,” said Millier, creating a potential subdivision of up to 24 units.

The application was subsequently approved for review at the council level.

Morses get a “No”

The only application that didn’t get the go-ahead from PAC was one from Brian Morse and Michael Morse to rezone their 55-acre Willow Avenue property from Agriculture A-1 to Residential Single Family R-1. The property, which sits at the town’s northeast border, is located north of the Cornwallis River.

The issue of servicing was the focus of Millier’s comments about the application. He explained Berwick currently has 85 vacant acres zoned for future residential development, all of which have town trunk sewer services available. He maintains PAC should be encouraging residential growth in these areas, rather than looking at developing currently un-serviced areas. Millier also noted the Morse property could also be well-suited for commercial or industrial applications.

“But you have to decide that first, then figure out how to service it.”

In order to develop the Morse lands, the town would have to invest in extending its trunk sewer infrastructure. Right now, that is an expense the town cannot contemplate, said CAO Bob Ashley.

“The financial implications of such a move would be huge. Our pockets are too shallow to get entrepreneurial.”

He added the town has about $5 million worth of storm sewer and sewer infrastructure work that needs to be upgraded before new projects can be considered.

Micheal Morse was in attendance at the meeting and explained he has no plans to develop the land, but admitted has been approached to sell it.

“We are not farming it anymore and we have no plans to use it, but we need it rezoned to make it saleable.”

Millier acknowledged the application as “a speculative undertaking designed to capitalize on land (the Morses) are no longer using.”

Morse seemed unfazed by the committee’s lack of support and indicated he would be back to the committee in future.

The committee wrapped up its meeting and discussion of the issue by recommending council review the town’s plans for future development, to be more consistent with “reality of the current market.”