On Friday, Oct. 17, 1 pm, Jim Fletcher and John Leon, on behalf of the SMB Coalition, met with the representatives of the WM Fares Group to continue ongoing discussions related to Tantallon Mall (St. Margaret's Square).

Suzanne Borovsky (Project Manager representing Zana Fares in her absence), David Metlej ( Project Manager).Douglas Choo (Project Architect), and Thomas Austin, of ABL Group, (Septic Contractor), represented the Fares Group. 

I presented myself as the point person for our group in Ella's absence and introduced Jim as our engineering consultant. I gave Leon Kentridge's regrets but noted he would  continue as the design consultant for our team.

We suggested four agenda items which were agreed to:
I.   Review of the final design
II. Water and sewage issues
III. Proposed tenant review
IV. Our group initiatives to communicate these discussions to our target audiences


I. Design Review

The architect presented the close to final sketches of the proposed St. Margaret's Square with a plot plan, side elevation, and rooflines. I began the discussion by conveying Leon's disappointment that his detailed input to the design process was not incorporated and that he was not consulted prior to the final design stage as promised at his meeting in with the Fares group in the late spring of this year. 

My statement was addressed by Douglas Choo and we went through Leon's suggestions point by point:
1. Pedestrian Access - to be determined once the overall site plan was finalized. Particular discussion focused on a walkthrough to the Superstore
2. A Walkway Along the Highway -The Architect and Project Manager argued that they only controlled the frontage of their lot and had no control over what Cdn Tire might agree to or any way to bridge the vehicle entrance way which would cut the walkway. 
3. Covered walkways in front or all units (see next)
4. Sloped roofs-Architect Choo claimed the developer could not do both from a design or a cost perspective. He choose the sloped roofs but conceded that if Leon felt the walkways were more essential than the sloped roofs he would make the change -if notified within one week.
5. Non-illuminated store signs-This item was incorporated. Spots on either side of the sign.
6. Hanging Planters -Not feasible without covered walkways
Bicycle racks and pedestrian seating-The former will be placed at appropriate places as per HRM requirements and the latter was incorporated. in a set back in the strip frontage, not visible in the Masthead reproduction.

As to material choices and Bay vernacular suggested by Leon, the architect asserted that both suggestions played a large role in his design,  pointing out the change from brick facades to siding (two options), different colors, and  varied roof lines.

II. Water and Sewage
	
Run Off and Siltation: We brought up the issue of Jane Lewis's and her flooded basement on Old School Rod. I had contacted her before the meeting and she reported a one time basement flooding and frequent flooding (not sure how frequent) of septic fields on her brother's adjacent property and on that of his neighbor as well. She did call DOE and Bill Estrabrooks -once each-and got no follow up reply from either. She did say she now has a digital camera and will document any unusual water levels or flooding.  She will also be more diligent in contact DOE.

Project Manager David Metlej [jimf1] noted that on-site drainage collection is or will be directed to a retention pond.  Thomas Austen noted that this type of system is required to retain a 'five-year' inflow and release it in a controlled manner over a period of time that does not stress off-site drainage systems downstream (a brook, in this case).  However, Fares was required to install a large drainage pipe that cuts the property from #3 to the north in the direction of the stream. No flow control was required for this culvert.  David suggested that water surges may result from future development on the other side of the highway.

Siltation from run-off:  David was not aware of any current issue with run-off erosion and sedimentation, following installation of their run-off collection pond.  We noted there was sensitivity because the discharge point of the brook is at the mouth of a tidal bay (Whynacht's Cove), and cautioned that this would get close attention in the community. 

Sewage: the Group unveiled their sewage and treatment and run off filtration system and Jim and I were quite impressed as it is almost twice the capacity required by regulations and should be more than adequate to handle both those issues without any environment retribution.

Water supply:  each building will be served by an individual well.

David agreed to forward a groundwater report and the storm-water design brief.

III. Tenants

Lawtons is confirmed and will not move from its positon to keep its corporate identity intact. I asked for a contact name to make a request that they be more open to adopting proposed Square identity in frontage.

Cdn Tire is not yet confirmed but negotiations seem to be back on track. 

No more major development will take place on the site other than a smaller strip mall or large outlet building kitty corner to the suggested mall. We were informed of this possibility from the outset. 

There will not be car wash on the Square site as rumored.

IV. Future Plans for the Coalition

The coalition hoped to continuing communicating with the Fares Group. I thanked them for their accommodation.

I did suggest that the coalition may do a follow up conference on development in St. Margaret's Bay similar to the one held in March/08 and that one of the key issues on the  agenda will be Tantallon Mall and developer/gov't/resident communications.

I also reported that we had sponsored HRM candidate debates in Districts 22 and 23 and that all candidates were apprised of our viewpoint on development and encouraged to support the proposed development agreement now being drafted for regional council.

Sunday, 19th Oct

John Leon and Jim Fletcher took a walking tour of the site.

The site is generally leveled and graded using sandy gravels and rock to provide grades for the building pads, asphalt areas and landscaping. 

The area identified for the sewage treatment and run-off filtration systems was partially graded at the time.

The 20m buffer between the graded area and the brook has generally been respected.  Embankments were rock-surfaced to reduce erosion. A silt fence was in place to reduce the run-off of sediments.

The run-off retention pond was constructed and was empty at the time.  Slopes into the pond were not well protected; here were signs of erosion, which would add sediment to any discharge.

The large culvert from Route #3 discharges about 20 m from the brook into a small area which is confined by a silt curtain.  Any significant flow would discharge over or around the curtain and the flat terrain adjacent to the brook.  There were few signs of sedimentation in the area.  

We had a chance meeting with Jeff ???, neighbor of  Jane Lewis on the Old School Road.  He took us through his long strip of property (behind Superstore and beyond).  In discussion, he identified stresses placed on the salmon and trout in the area from run-off sediments during the Superstore development, and excavation of the gravel soil for construction elsewhere.
His neighbor has a house and a number of mobile homes on the site (at least one is rented).  They are built in material that may be unsuitable for septic drainage fields (Jeff's property has ponds and groundwater close to the surface at a similar elevation).  Jane Lewis' house is well above the elevation of the brook; it is highly unlikely that the Fares development could have any impact on groundwater at her building.

Provided the groundwater report and site drainage designs are in order, the most significant environmental issue is the fish habitat, which has already been severely impacted by development in this area. The items to watch are:

- Is erosion of the run-off control pond banks corrected?
- What is the extent of suspended solids discharged from the run-off control pond (a) in normal operating conditions and (b) when its design parameters are exceeded?
- How does ditch-clearing and realignment along Route #3 by NS Transportation and Infrastructure affect suspended solids in the large culvert that crosses the property?
- In storm conditions, what flows into this ditch?  (There are excavations in adjacent properties which could be relevant.)

 

Brook - up and downstream, 20 m from toe of slope, far side of property

 

Storm culvert outlet; natural buffer; some sedimentation


Storm water run-off collection pond, with lower outlet structure for controlled outflow; rocks around upper overflow outlet; streaks indicate erosion of  banks where unprotected






 

 
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