PLANAPP-2023-00159

Narrated Presentation Video Transcript

Application for Rezoning and Development Agreement at 107 Woodlawn Rd, Dartmouth

Title Slide

Hi there and welcome to the narrated presentation video for Planning Application 2023-00159 which is a planning application for a rezoning and development agreement at 107 Woodlawn Rd in Dartmouth.

Slide 1 – Proposal Information

This application was made by Zzap Consulting Inc. on behalf of the property owner and is requesting to rezone the property to the R-3 zone and then enter a development agreement to allow a four-storey mixed use building.

Slide 2 – Proposed Development

The proposed building includes 29 residential units, as well as a main-level commercial space. The applicant is requesting a lower ratio of parking at 18 parking spaces which would be provided indoors. The application also includes an upper-level amenity space for use by building residents, including an outdoor area.

Slide 3 – Site Context

This property is located in Dartmouth. It is on the Woodlawn Rd but it is a corner low between Day Avenue and Settle Street. The lot boundaries of the site as shown are shown in red on right of this slide.

Slide 4 – Site Photos

Here is a view of what the site generally looks like today. It is being used as a small convenience store with surface parking.

Slide 5 – Neighbourhood Context

In terms of neighbourhood context, this property is located in area with some transition between land uses. The property is part of an established residential area with lower-density dwellings on either side, however Portland Street is nearby with includes many large footprint commercial uses, including a large grocery store. There is also the Woodlawn Plaza almost across the street which features other commercial uses. It has been noted that there was a 6-storey mixed use building recently approved by Council at the corner of Portland and Carver Streets, as well as that there is an older six-storey apartment building in the area. This area features a number of parks including the Woodlawn and Russel Lake Parks. There is also a municipal library nearby.

It has also been noted that the Portland Street corridor is identified as a rapid transit route in the Halifax Rapid Transit Strategy and so increased transit service is expected for this area.

Slide 6 – Planning Policy Overview

This application is being considered through the planning application process and is enabled under current planning policy. In the HRM city planning policy and regulations are found in three different levels of documents. The highest level is the Regional Plan which contains broad direction on how the Region is to grow effectively and efficiently. From the Regional Plan, community plans were developed. Community plans direct where, how, and which types of development may occur on a more detailed level. Some uses are identified as being generally allowed in certain areas, and this is regulated through the land use bylaw level through zoning. However, the community plan may also identify certain uses that can be considered but require review on a case-by-case basis as well as public input and final decision made by a community council. This is the process this application is being considered under.

Slide 7 – What is a Development Agreement?

In order to allow the proposed use, a development agreement must be entered. For context, a development agreement is a legal agreement between the Municipality and a property owner which contains site-specific development requirements such as permitted use, building size, and site design. The application process requires public consultation, a public hearing, and ultimately a decision made by community council.

Slide 8 – The Process

Existing planning policy does allow a development agreement for this use to be considered by Council, but requires that the subject property be zoned R-3, which is the multiple-family residential zone. Because of this, the first step of this application will be requesting to rezone the property from R-1 to R-3.

If Council approves this request, they can then consider entering a development agreement to allow the proposed building.

If a development agreement is approved, the applicant can then move forward to apply for a permit to start construction.

Slide 9 – Planning Overview

This slide contains a few facts from the planning perspective. Most specifically that this property is designated Residential under the Dartmouth Secondary Municipal Planning Strategy, which is the community plan that applies to this property

.

Slide 10 – Policy Consideration (1/2)

The policies of the Dartmouth Secondary Municipal Planning Strategy that enable this application include Policy IP-1(c) and IP-1(j). These are the policies that enable Council to consider rezoning the property from R-1 to R-3.

Enabling Policy IP-5 enables Council to consider entering the development agreement for an apartment building in the R-3 zone.

And enabling policy C-2 is the policy that enables Council to consider including main level commercial.

Slide 11 – Policy Consideration (2/2)

Each of these policies contain a number of considerations that Council must take into account when making a decision. In general, these considerations cover aspects such as how the proposal fits with the existing area, the adequacy of services available to and provided by the development, as well as that appropriate controls are put on aspects of the development such as use, building/site design, and access to and from the site.

Slide 12 – Proposal Details

This slide contains an elevation drawing provided by the applicant and this is how the building is proposed to look facing the Day Avenue side of the property.

Slide 13 – Proposal Details

This is an elevation drawing showing the building facing Settle St. These drawings as well as other documents provided by the applicant are available on our website. I encourage you to go on there if you would like to have a closer look as well as there are other documents available. You can reach it by going to halifax.ca/planning and scrolling down to this application number.

Slide 14 – Proposal Details

On the right of this slide is a site plan showing the location of the proposed building as well as the driveway. Staff have noted this property backs onto a piece of municipal parkland and that park has a path running through it. That path currently more or less “dumps” into property and doesn’t have a formal end. So, through this application we are looking to negotiate with the developer to have an easement put in place. That easement would be located as generally shown with the yellow arrow, on the east of the property, so that a formal end to that pathway could be established.

Slide 15 – Planning Application Process

In terms of where this application is in the process, and next steps, when this application was received it went through a staff review which looked at feasibility and how policy considerations are being addressed. We are currently in the public engagement stage, where information is made available to the public and comments are requested to be made to HRM staff. This may result in plan refinement and additional staff review. When the application is ready to move forward, a staff report is completed and provided to community council. Community Council will decide if they wish to consider the application at a meeting, which is referred to as First Reading. If they choose to move forward, a public hearing will be scheduled. The public hearing includes a staff presentation and chance for the public to speak to Council directly and typically a decision on the application is made at the close of the hearing. That decision is then subject to a 14 day appeal period.

Slide 16 – Purpose of Engagement

The purpose of public engagement in this property is to share information about a development proposal to the community, as well as to listen and collect your questions, concerns, comments and feedback on the proposal.

Feedback provided will inform the process and will form part of the public record.

Slide 17 – Role of HRM Staff

The role of HRM Staff in this process is to manage the process of reviewing the planning application, but also to serve as the main contact for the applicant and the general public regarding questions, comments or concerns. Staff also draft reports, negotiate with the applicant and make recommendations to Council.

Slide 18 – Questions or Comments?

More information about this application is available on our website. If you go to halifax.ca/planning and scroll down to this application number. If you have questions or would like to submit comments regarding the application, please contact the assigned Planner, which is myself Taylor MacIntosh, at the contact information provided below.

Slide 19 – End Slide

Finally, I’d like to thank you for your time and interest in planning in your community and hope that you have a wonderful day.