Common use of Surrounding Context Clause in Contracts

Surrounding Context. The site is a corner lot, fronting along Beaver Bank Road, and along an old, undeveloped/unpaved service road. The bulk of properties on this side of Beaver Bank Road, in proximity to this site, contain single family dwellings. There is an existing Guardian Pharmacy and medical clinic further north on Beaver Bank Road, which would be closed and relocated to this site post construction. The proposed use provides a service to members in the local community by providing healthcare clinics, availability to prescriptions, and availability to convenience items in proximity to community members’ homes. For this proposal, the building height, bulk, and lot coverage are in keeping with these dwellings. The two- storey building incorporates local dwelling features including similar roof angle and form, dormers, cladding, and window treatments. The building design is in keeping with the character of the existing neighborhood, all while providing a local service to the residents. In addition, much of the site design has been designed to address any potential impact on adjacent residents. The landscaping plan submitted has provided a combination of tree, vegetation, and six-foot fence buffering along sections of the side and rear property lines to minimize potential impacts on adjacent single family residential development such as light, noise, and privacy from users of the facility. A ten foot (3m) wide vegetation buffer has also been proposed along the northern end (side yard) of the lot to minimize potential impacts from adjacent single family residential development, and to provide a screen from the proposed refuse area. The vegetation is proposed to be thicker along the left property line shared with a lot containing an existing single-family home. The 31 proposed parking spaces are appropriate for the use and the site design. Many of the spaces are located at the side and rear of the property so as to detract from excessive parking at the front of the property. The design of parking is reasonably consistent with the amount of parking on adjacent properties along Beaver Bank Road, while also providing for the needs of users of the facility. A hard-surfaced walkway is to be provided along the front facade to encourage pedestrian movement and separation between the building and parking areas. A hard-surfaced walkway providing direct access from the front entrance to the sidewalk on Beaver Bank Road is also proposed. Bicycle parking is to be located at the front of the building to encourage active transportation to the site. The site design features mentioned above provide for the needs of the users of the facility while also addressing potential impact on adjacent residential development, which are key aspects of the enabling policies. On May 3, 2017, the North West Planning Advisory Committee (PAC) recommended that the application be approved. The recommendations of the PAC on the application are sent to Community Council by means of a separate report. ▇▇▇▇▇ raised several concerns which have been addressed in the final design as follows: Buffering between ▇▇▇▇▇▇ Drive residential properties Applicant revised site plan to include a six foot fence along the side/rear property lines, as well as increased vegetation buffering along part of the rear property line, both of which will be required and regulated through the development agreement. Lighting and Noise pollution on neighboring uses Applicant revised site plan to include a six foot fence along the side/rear property lines to limit noise pollution. Lighting is addressed in the development agreement and shall be arranged to divert the light away from streets, adjacent lots and buildings. Increased Pedestrian thoroughfare and Littering - ▇▇▇▇▇▇ Crescent A fence is located along the property line screening the building from ▇▇▇▇▇▇ Drive. Pedestrian access is proposed from the Beaver Bank Road with a hard surfaced walkway and marked crosswalk. Traffic Impact HRM Engineering and Traffic staff provided comment that the TIS submitted is acceptable. Excess parking (ie. overflow onto adjacent streets) A minimum of 31 parking spaces are required under the proposed development agreement to service the building. Environmental impacts of construction of and ultimate drainage from the site into Little Sackville River Applicant revised site plan to include on-site capacity measures through the form of retention ponds. Applicant has also expressed consideration of permeable pavement; however, this is not required ore regulated under the development agreement.