Planning Application: Development Agreement Lovett Lake Estates ...

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Planning Application: Development Agreement Lovett Lake Estates ...

Planning Application:

Development Agreement

Lovett Lake Estates, Beechville, NS

PIDs 40049694, 40049884, 40160582

40049728

Armco Capital Inc.

GENIVAR Project No. 111-26011 July 24, 2012

GENIVAR Inc.

1 Spectacle Lake Drive

Dartmouth, Nova Scotia

Canada, B3B 1X7

Telephone 902.835.9955

Fax 902.835.1645

www.genivar.com

Contact:

Kristin O’Toole, M.Plan

Project Planner

Kristin.otoole@genivar.com

L


TABLE OF CONTENTS


1 Introduction ................................................................................................ 2

2 Site Characteristics .................................................................................... 3

2.1 Location ............................................................................................................................... 3

2.2 Physical Characteristics and Existing Land Uses ............................................................ 3

2.3 Existing Planning Designations and Zoning .................................................................... 4

3 Development Proposal ............................................................................... 5

3.1 Proposed Residential Component .................................................................................. 5

3.2 Servicing Capacity and Stormwater ............................................................................... 7

3.3 Population Density ............................................................................................................. 8

3.4 Parkland, Community Investment and Pedestrian Connections ............................... 8

3.5 Access and Traffic .............................................................................................................. 9

3.6 Heritage and Community Engagement ........................................................................ 11

3.7 Phasing ................................................................................................................................. 12

4 Conclusion ................................................................................................. 13

GENIVAR i

Armco Capital Inc.

Lovett Lake Estates, Beechville

Development Agreement Application


1 Introduction

On behalf of our client, Armco Capital Inc., GENIVAR is pleased to make a full application for a residential

subdivision of 306 units which includes a 0.87 acre local commercial component through development

agreement in relation to PIDs 40049694, 40049884, 40160582 and 40049728. As shown on the attached

concept plan, the proposed development will consist of: a mix of residential dwelling types, including

single-detached, townhouse and semi-detached dwelling units; a small commercial site located in the

vicinity of St. Margaret’s Bay Road for “local commercial” use; and a parkland including a trailhead, a trail

corridor and lake frontage connecting St. Margaret’s Bay Road with the Chain of Lake Trail system.

We understand that the subject properties are zoned Comprehensive Development District (CDD), and

that single-detached, semi-detached and townhouse unit dwellings, as well as, local commercial uses are

permitted uses through the development agreement process. Through this application, GENIVAR is

seeking to commence the development agreement process to secure the necessary planning approvals

for this development. To assist with the full application, the following supporting materials are enclosed:

Completed Planning Application Form

$2,600 Application Fee

Detailed Concept Plan (11 copies)

Building Elevations (4 copies)

Preliminary Servicing Schematic (water, wastewater, stormwater) (6 copies)

Traffic Impact Study (4 copies)

Letter from Halifax Water, dated March 21, 2012 with respect to Wastewater Servicing (4 copies)

Letter from GENIVAR, dated July 24, addressing Wastewater Servicing comments (4 copies)

Letter of Variance from GENIVAR, dated July 23, 2012 with respect to road access (4 copies)

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


2 Site Characteristics

2.1 Location

The subject lands are located in the community of Beechville, approximately ten (10) kilometres to the

west of downtown Halifax and directly south-west of Bayers Lake Phase 4 and Phase 5. The

development site is generally bounded by St. Margarets Bay Road (Trunk 3) to the south, classified as a

Major Collector Road, Lovett Lake to the west, the Department of Natural Resources (DNR) multi-purpose

trail to the west and land commercial property located within Bayers Lake to the north. The Timberlea,

Lakeside, Beechville plan area district boundary follows the northern property boundary. The

development site falls within the jurisdiction of the Timberlea, Lakeside, Beechville Municipal Planning

Strategy and Land-Use By-law and is within the Water and Sewer Service Boundary.

The development site is located less than 1 kilometre to Ridgecliff Middle School, a feeder school of Sir

John A. MacDonald High School, and across from the established neighbourhood of Beechville Estates.

It is our understanding after speaking with staff at the Halifax Regional School Board that there is

available capacity within the local family schools in relation to the subject area.

The subject area is just west of the Highway 103 interchange with St. Margaret’s Bay Road - making the

site well connected to the regional highway transportation network. The area is also serviced by Metro

Transit route 21 and 23. Both routes are equipped with accessible low floors and are designated bus

routes.

2.2 Physical Characteristics and Existing Land Uses

The four subject properties have a combined land area of approximately 49.5 acres; however, the lands

are bisected by the planning district boundary of Timberlea, Lakeside, Beechville (TLB) and Halifax

Mainland. In this regard, 43.1 acres of land fall within the TLB plan area while the remaining 6.4 acres fall

within the Halifax Mainland plan area. For the purposes of the development agreement application, only

the 43.1 acres within the TLB plan area are to be considered.

The topography of the subject site is slightly undulating and slopes west toward Lovett Lake. A wetland

delineation of the site has indentified two (2) wetlands within the plan area. As per regulations set out by

the Nova Scotia Department of Environment, alteration and compensation will be provided to develop

these wetlands. A watercourse (stream) which feeds into Lovett Lake is located on the south-west corner

of the property. The subject lands abut several properties, including a Cobalt Limited property (containing

a gas station), Beechville Baptists Church and Burial Ground (registered heritage properties) and a 4.6

hectares owned by Mr. Youssef Ghosn.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


2.3 Existing Planning Designations and Zoning

The properties included in this application are designated Urban Settlement and fall within a Suburban

Local Centre under the HRM Regional Plan, and Urban Residential under the Timberlea, Lakeside,

Beechville Municipal Planning Strategy (TLB MPS). Such designations support low to medium density

residential development.

The properties included in this application are zoned Comprehensive Development District (CDD) under

the Timberlea, Lakeside, Beechville Land Use By-law (TLB LUB). Single, two-unit, townhouse and multiunit

dwellings are permitted uses in the CDD zone through development agreement. Furthermore, local

commercial uses (C-1) are permitted via development agreement as the subject area totals less than 100

acres.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


3 Development Proposal

The proposed development, Lovett Lake Estates, is a low-medium density residential development of 306

units comprised of quality single-unit, semi-detached and townhouse dwellings. The development

proposal also includes a 0.87 acre local commercial component at the entrance to the development off St.

Margaret’s Bay Road. The commercial component shown will include local commercial uses (C-1) as

enabled within the CDD zone. The development proposal and attached concept plan, shows the

maximum potential development build-out capacity with respect to the proposed density cap of 20.0 PPA

(described in section 3.3 of this report).

Lovett Lake Estates will be located next to a major retail centre, enabling residents to meet their day-today

needs at a local scale and potentially place them within proximity of employment. The development is

also located along the DNR multi-use trail, enabling residents to be close to a major active transportation

and recreation corridor. Parkland plays a significant role in this development, providing local recreation

opportunities, amenity value and pedestrian and active transportation connections.

Access to Lovett Lake Estates will be provided from by a 16.0m wide right-of-way (ROW) extending off St.

Margret’s Bay Road to the west of Sheppards Run. A potential future second connection across PIDs #

40049777 and 40507725 has been shown on the concept plan at the south east end of the subject lands.

For additional details on access and traffic, please refer to section 3.5 of this report.

3.1 Proposed Residential Component

The proposed residential development of 306 total units consists of a minimum of 155 single-unit which

accounts for 51% of the total housing mix, which is in accordance with TLB MPS’s suggested general

housing mix target within the Comprehensive Development Districts. The remaining units will be a mixture

of semi-detached and townhouse dwellings. The overall density cap proposed for the development is 20

persons per acre (see section 3.3 on population density).

As shown on the attached elevations of possible home design options, typical dwellings will be twostories.

Specific designs will respond to the character and capacity of the individual lots. Exterior façade

finishes will include vinyl siding, window pediments and asphalt shingles. Decorative pillars will be

incorporated into the façade where appropriate. The housing types proposed target entry level as well as

second time home buyers.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


In terms of placement of dwelling types within the development, it is the intent of the Developer to

integrate different unit types throughout the development and avoiding confining a particular dwelling type

to one area of the development. For terms of simplicity to illustrate lot and dwelling type, the concept plan

shows blocked areas of housing type; however, this does not reflect the intention of placement of dwelling

types within the development.

Lovett Lake Estates responds to the local character of the area, as single-detached units constitute half of

the housing mix, while providing a greater diversity of housing options through the incorporation of semidetached

and townhouse dwellings. In addition the proposed design of the development incorporates a

curvilinear internal street network and lot fabric which is consistent with the adjacent neighbourhood of

Beechville Estates.

In keeping with the neighbouring community of Beechville Estates, minimum lot frontages for singledetached

and semi-detached dwellings (per unit) will be 32 feet, with a minimum lot area of 3,200 sq.ft.

Depending on the market, demand for larger single-detached lots may be desired. In such a

circumstance, minimum lot frontages on larger single-detached lots will be 40ft. Townhouse lots will have

a minimum lot frontage of 20ft (per unit) and a minimum lot are of 2,000 sq.ft (per unit).

While the concept plan does identify a total number of dwelling units and specific range of dwelling unit

types, it is proposed that the final mix and number of dwelling units be primarily a function of the proposed

density cap of 20 PPA. In addition to the density cap, the final dwelling type mix would also remain

generally consistent with the 50:50 single unit to non-single ratio suggested in text within the TLB MPS for

development within CDD’s. The Developer would stay within the proposed density cap of 20 PPA, while

having the ability to adjust the ratio of unit types (single-detached to other dwelling types).

This proposed flexibility will allow the Developer to respond to evolving market conditions, provide an

increase range of dwelling and lot configuration options and helps to ensure that the proposed community

infrastructure investment being brought forward by the Developer can occur. A lower density within the

proposed development would have direct implications on the ability of the Developer to provide for the

proposed community infrastructure investment outlined within this application.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


3.2 Servicing Capacity and Stormwater

The proposed development is within the Beechville, Lakeside, Timerberlea (BLT) service boundary. Due

to present issues relating to sanitary capacity at BLT Waste Water Treatment Plant (WWTP) Nova Scotia

Environment has placed a moratorium on additional sanitary servicing through the WWTP until the

present capacity issues are addressed.

To enable the proposed development GENIVAR has been in discussion with Halifax Water with respect

to pumping sanitary sewer across the service boundary and over to the Bayer’s Lake pumping station, a

tributary of the Halifax WWTP. As per the attached letter, dated March 21, 2012, Halifax Water agrees in

principle with this proposal and discussions will continue with them in this regard.

As shown on the attached sanitary service schematic, sanitary sewer will be pumped across the subject

lands via a pumping station, constructed by Armco, connecting to a gravity sewer which feeds into the

Bayer’s Lake Pumping Station and ultimately the Halifax WWTP.

Potable water to Lovett Lake Estates will be provided via central water service throughout the

development. Stormwater management on site will be accommodated through a stormwater management

area (shown on the concept plan) designed and constructed to meet 5 year flows. As highlighted in the

preliminary stormwater management schematic, the stormwater management area may take the form of

underground storage or surface pond. GENIVAR is pursuing discussions with Halifax Water and the Nova

Scotia Department of Environment with respect to potential opportunities to accommodate stormwater.

Further discussions may identify preferred alternative approaches for stormwater and current schematic

and conceptual design may be revised in response to further input recognizing that however whatever

option selected must receive Department of Environment approval.

In response to the environmental sensitivity of the area as the proposed development abuts Lovett Lake,

erosion and sedimentation control measures will be used such as an enhanced silt fence. For more

details with respect to wastewater, water and stormwater servicing, please see the attached preliminary

servicing schematics. All of the environmental management measures will meet or exceed HRM and NSE

requirements.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


3.3 Population Density

The lands are designated a Suburban Local Centre under the HRM RMPS, which indicates that

residential development in these centres should be a mix of low to medium density. Under the TLB MPS

the plan area is designated Urban Residential which “encourages a mix of housing types within

undeveloped portions of the designation” (TBL MPS pg. 74).

As per Section II of the TBL MPS, “Environmental Health Services” indentifies a density of 17PPA due to

sanitary sewer capacity at the BLT Wastewater Treatment Plan. As Lovett Lake Estates is proposed to be

serviced via the Halifax Water Wastewater Treatment Plan, and given that the lands fall within a

Suburban local centre, it is our opinion that a density higher than 17 PPA is appropriate for the proposed

development. The density proposed for this development is 20 persons per acre. As per HRM’s preapplication

comments, it is our understanding that 20 persons per acre would be considered by HRM

based on supporting rationale.

As per discussions with HRM Staff, population per acre has been calculated using a 2.25 multiplier for

townhouse and semi-detached dwellings and 3.35 for single-detached dwellings, with the resulting

population of 863.5 persons over 43.1 acres which translates to 20 persons per acre.

It is our opinion that a density of 20 persons per acre is in keeping with the character for this area. This

low to medium density range is considered appropriate given that the subject lands located in area of

transition between industrial park uses to established residential development. A density of 20 persons

per acre is also required in terms of the feasibility of land development on this site, as the hard costs to

install the required infrastructure to pump the sanitary sewer over to Bayer’s Lake are significant. In

addition to justifying the infrastructure cost for the Developer, this servicing arrangement is of benefit to

HRM as it would make efficient use of existing municipal infrastructure by using existing available

capacity at the Halifax Wastewater Treatment Plant. This would mean that when the BLT Wastewater

Treatment Plant is upgraded to address present capacity issues provisions will not need to be made to

accommodate the future development of the subject lands.

3.4 Parkland, Community Investment and Pedestrian Connections

In direct response to community feedback gathered at an open house held by the Developer (see section

3.6), recreation opportunities have played an important role in concept planning and have incorporated

into proposed Lovett Lake Estates. Members from the adjacent Beechville Estates community have

indicated as desire for more playground equipment to meet the demands of the many families with young

children in the area.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


To meet both this need and that of future residents of Lovett Lake Estates, we propose building “tot lots”

in both Beechville Estates and Lovett Lake Estates. The development proposal includes 14.4% parkland

dedication, 4.4% over the required 10% as per the HRM Subdivision By-Law.

In addition to the dedication of parkland, the development proposal includes significant infrastructure

investment. The following list summarizes the proposed community infrastructure investment that will be

provided for through the Lovett Lake Estates development:

Lovett Lake Estates community “tot lot”;

Beechville Estates community “tot lot”;

Construction of major trail connection along Lovett Lake from St. Margaret’s Bay Road to the

Department of Natural Resources (DNR) multi-purpose trail;

Community parking area near the proposed new trail head for park users;

Construction/upgrades to the Beechville Baptist Church Baptismal Path, which connects the

church property to the lake;

Lovett Lake Estates also incorporates an active transportation network and pedestrian connections

throughout the development through the proposed trail system and parkland shown on the concept plan.

This network creates a walkable development for community members which links into transit stops both

at St. Margret’s Bay Road and Hobson Lake Drive (both within 500m radius of the development).

3.5 Access and Traffic

Access to the development will be provided by a 16.0m wide right-of-way (ROW) extending off St.

Margaret’s Bay Road to the west of Sheppards Run. The ROW will include a 9.0m wide drive aisle, a

1.5m wide sidewalk on one side of the ROW, and trees lining both sides of the street. There is a

proposed future connection on the south east end of “Street A” to allow for a possible future connection

across the adjancet Goshen and Irving lands in the future.

As noted in the concept plan, one entrance is proposed for Lovett Lake Estates along with a potential

future second access noted above. Consideration has been given to the potential of providing a second

access to the development by means of the construction of a road located between the Beechville Baptist

Church property and Lovett Lake. In light of a wide variety of planning, engineering and community

consideration the provision of access to the development via a single access point is considered the best

option.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


A Traffic Impact Study, conducted by GENIVAR, estimates the proposed development will generate up to

238 vehicle trips (62 entering and 176 exiting) during the AM peak hour and 324 trips (203 entering and

121 exiting) during the PM peak hour. Signal warrant analysis completed for the St. Margaret’s Bay Road

indicates that signals are not expected to be warranted at the “Street A” intersection.

Left turn lane warrants were completed for eastbound left turns from St. Margaret’s Bay Road into the

proposed development at ‘Street A’. The Traffic Impact Study indicated that a left turn lane is expected to

be warranted based on projected 2024 AM and PM peak hour volumes with the addition of site generated

trips. In addition, Right turn lane warrant evaluation has indicated that a right turn lane will be warranted

on the St. Margaret’s Bay Road westbound approach to the proposed ‘Street A’.

The Traffic Impact Study indicates that consideration should be given to the installation of a marked and

signed crosswalk near the intersection of St. Margaret’s Bay Road and Beech Tree Run. The crosswalk

will better serve the increase in crossing demand anticipated due to the improved accessibility that Lovett

Lake Estates development provides to the adjacent DNR multi-use trail.

The Traffic Impact Study has confirmed that the proposed development can be integrated into the existing

road network and has identified considerations which will be integrated into detailed engineering design

for roadways approaching and within the development. For additional information on the potential traffic

impacts of Lovett Lake Estates, please refer to the attached Traffic Impact Study. As supporting

documentation the attached Letter of Variance from GENIVAR, dated July 23, 2012, addresses

engineering rationale relating to the approval of the single access.

In addition to being supported through the Traffic Impact Study, the use of a single access for the

development addresses a variety of community concerns. The decision to provide one road access into

the development, and preserve the lands between the Beechville Baptist Church property and Lovett

Lake, will both protect Beechville Baptist Church and allow the Developer to provide significant

community amenities.

The Church community has raised concerns with respect to protecting the cultural and heritage values of

their land. Some of the graves in the burial grounds extend onto the Developer’s property. Without a road

between the Church property and the lake the Developer will be able to provide greater buffering and

privacy screening to the burial grounds and the Church. The Church Baptismal Path also runs between

the burial grounds and Lovett Lake. Building a road through this area would cut-off the church community

from the lake. Due to the steep slope between the Church property and the lake, the Baptismal path

would be interrupted by not only a road but also by a high retaining wall.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


Eliminating this road will allow the Developer to provide upgrades to the Baptismal Path and ensure the

Church maintains their historic, cultural and religious connection to Lovett Lake.

Eliminating the second access road also lets the Developer provide uninterrupted lakefront parkland

between St. Margaret’s Bay Road and the DNR trail at the north of the property. The cost savings from

eliminating the unnecessary length of road will be put into constructing a trail along the length of this

parkland, a trailhead parking lot, a neighbourhood-community park hybrid at the trailhead and “tot lots” in

both Beechville Estates and Lovett Lake Estates.

By providing one access to the site, and avoiding a second access in this area, Armco is able to provide

greater parkland dedication and can make significant community infrastructure investments as described

in this application.

With respect to the TBL MPS policy around access into a CDD, Policy UR- 12 does not speak to the need

to have two separate access points to a CDD Development and Policy UR-11 only requires that Council

will have regard that a CDD Development has two separate access points. This language provides

flexibility, as it only suggests that Council will consider that two separate access points are provided and

not that they must be provided in order to move forward with a development. In this respect, it is our

opinion that one access point into Lovett Lake Estates is within the intent of the TBL MPS.

3.6 Heritage and Community Engagement

The Beechville Baptist Church and burial ground, PID # 4004960, abuts the subject lands to the south

west, and is an area of historical significance. Beechville Baptist Church is a registered heritage property.

It is our understanding the baptismal path down toward Lovett Lake, crossing PID #40049694, and

Church Community Centre are areas of heritage value to the community but are not registered heritage

properties.

Armco recognizes both the heritage and significant cultural value with respect to the church site and has

been in on-going discussions with the Church Board of Trustees to ensure that they are involved in the

planning process for this development. Several meetings have taken place between Armco and the

church trustees to promote open communication, transparency and community involvement in the

planning process. Discussions have been positive. Open dialogue and meetings will continue to take

place with the church throughout the planning application process. It is Armco’s intention to provide the

church with land around the burial ground (as shown on the concept plan) to serve as a buffer and

provide privacy screening from the development. The Developer will invest in the construction of, and

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


improvements to, the Baptismal Path trail in recognition of the cultural value and historical significance of

this area.

In addition to discussions with the Beechville Baptist Church, Armco has held a self-initiated open house

at Ridgecliff Middle School on June 28, 2012 with respect to the proposed development. Both an

afternoon and evening session were held for residents. The purpose of the meeting was to share

information about the development openly with the community and gather feedback to understand the

community’s desires and concerns. The concept and development proposal provided has been directly

influenced by the comments of community members and works to address concerns raised with respect

to lack of local recreational opportunities, amenities and pedestrian and active transportation connections

in the area.

3.7 Phasing

The Developer intends to award a single contract for the construction of all services. Commencing

construction will be contingent upon the timing of planning approvals and the completion and approval of

detailed engineering design. The Developer is eager to begin construction as soon as appropriate

approvals are in place. Full build out for this project is anticipated by 2019.

In anticipation of potential construction related constraints and to respond to market influences, we

propose that the development agreement include provisions for phasing construction if required. If

required, the identification of an appropriate approach to phasing would respond to engineering and

construction requirements.

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


4 Conclusion

Lovett Lake Estates represents a unique opportunity to provide a quality residential development with a

mix of housing choices in an area which is well connected to regional transportation networks, trail

networks, transit and is within close proximity to amenities, services and employment. The proposal will

make efficient use of existing municipal wastewater infrastructure and will not require resizing the BLT

WWTP to accommodate development on these lands.

The proposed density of 20 PPA is in keeping with the nature of the adjacent residential neighbourhood

of Beechville Estates and is appropriate as the subject lands are located in an area of transition between

industrial development and established residential development.

The development proposal involves significant investment in park infrastructure which will enhance

recreation opportunities for residents in the area. Enhancing local and area community assets was

identified as a major community desire through the Armco open house process. Additional parkland

dedication will provide important connectivity to the regional trail system. The trailhead parking lot and tot

lot will be an additional amenity. This parkland will also serve to buffer and enhance the church property.

The proposed development respects the historic and cultural significance of the Beechville Baptist Church

property by providing the Church with additional land around the burial ground as well as other lands to

serve as a buffer and enhance the Church property. The Developer will also improve the Baptismal Path,

which is of religious and cultural significant to the Church.

The proposed development is consistent with the intent of the Municipal Planning Strategy and will

provide an opportunity for the continued growth and enhancement of the Beechville community through

the development of a planned community which responds to a wide variety of community interest.

Should you have any questions please contact the undersigned.

Yours truly,

GENIVAR Inc.

Kristin O’Toole, BA (Hons), M.PLAN

Project Planner

attachments

GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com


GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7

Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com

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