Application Package - Home | Halifax

ApplicationforRezoningfromR-1(SingleFamilyResidential)toR-3(MultipleFamilyResidential-MediumDensity)

LancasterDrive/WoodlandAvenue/CannonTerrace-Dartmouth

FirstBaptistChurch-Dartmouth

____________________________________________

January5,2018

ShelleyDickeyLandUsePlanning

[email protected]

902.463.2004

FirstBaptistChurchLands-LancasterandWoodlandRezoningfromR-1toR-3

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Introduction:

IampleasedtosubmitthisapplicationforrezoningonbehalfofFirstBaptistChurch-Dartmouthtoenablethefutureuseofaportionoftheproperty,whichisthefuturehomeoftheChurchandlocatedattheintersectionofLancasterDriveandWoodlandAvenue,formediumdensitymultipleunitresidentialdwellings.Wearerequestingarezoningof2.75acresofthispropertyfromtheR-1(SingleFamilyResidential)zonetotheR-3(MultipleFamilyResidential-MediumDensity)zoneoftheDartmouthLandUseBylaw.

SupportingMaterial:

Insupportofthisapplicationthefollowingmaterialsareincluded:

• Completedplanningapplicationform• Applicationfeeof$2600(cheque)• ConceptualSiteplan• Servicingschematic• TrafficImpactStatement• Electroniccopiesofabovematerial


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TheProperty:

This8.26acrepropertyislocatedatthecornerofLancasterDriveandWoodlandAvenueandspansnorthtoCannonTerrace(seeattachedsiteplan). Ithas575feetoffrontageonWoodland Avenueand592feetoffrontageonLancasterDrive. Therearetwoextensionsoftheproperty ontoCannonTerracegivingthelandtwoaccesspointsandapproximately100feetof frontageonthisstreet. Thesiteisgentlyslopingupwardtowardthenorthandnortheastand hasasmallwetlandneartheintersectionofWoodlandAvenueandLancasterDrive. Thesiteis acombinationofwoodedareaontheeast,southandwestboundariesandisgenerallycleared inthecentreandnorthandnorthwestofthesitewherepreviousmilitaryhousingwaslocated. Remnantsoftheoldroad(CannonCrescent)servicingthesehousesremains.Thepropertyisservicedwithmunicipalwaterandwastewaterservices.

Background/History:

ThispropertywasoriginallyDNDlandandcontainedmilitaryhousingadjacenttotheAlbroLakeNavalRadioStation. ItwaspurchasedbyFirstBaptistin2003fromtheCanadaLandsCompany asalarger(23acre)parcelandhasexistedinitscurrentconfigurationandareasince2007. WhenpurchasedthissitewasoriginallyzonedasCDD(ComprehensiveDevelopmentDistrict)alongwithlandstothenorthandeast. Thesitewas rezonedtoR-1(SingleFamilyResidential)in2003toallow thedevelopmentofaplaceofworshipandassociateduseswhicharepermittedintheR-1zoneof Dartmouth,butnotinthisspecificCDDarea(CanadaLandsParcelsBandC-WoodlandAvenue East)basedonPolicyH-3FoftheDartmouthMPS.PlansarecurrentlyunderwayforthedevelopmentoftheChurchcampusonthispropertywithconstructionofa15,000squarefootchurchanticipatedtobegininspring2018.

PlanningContext:

UndertheRegionalMunicipalPlanningStrategy(RMPS),thispropertyisdesignatedUrbanSettlementandissituatedintheRegionalCentre.ItisalsowithintheareaidentifiedastheMicMacMallRegionalDistrictGrowthCentre.Inthisgrowthcentreamixofhighdensityresidential,commercial,institutionalandrecreationusesareencouraged.

ThispropertyislocatedwithintheDartmouthMunicipalSecondaryPlanningStrategyareaandisdesignatedResidentialandzonedR-1(SingleFamilyResidential)undertheDartmouthLUB.Thiszoneallowsthedevelopmentofaplaceofworshipwithassociatedhalls,singleunitdwellings,andvariousdefinedinstitutionalandrecreationalfacilities.

AllofthelandabuttingthispropertyisdesignatedResidentialandzonedCDD(ComprehensiveDevelopmentDistrict).


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NeighbourhoodContext:

TothenorthandeastofthesitearesinglefamilydwellingswhichwereconstructedaspartofWillow RidgeonCannonTerrace(seeconceptualsiteplan). TothewestacrossLancasterDriveisalargeparcelof undevelopedland. SouthofthesiteisWoodlandAvenue(aProvincialhighway)witha9storey apartmentdevelopment(AvonhurstGardens)andMaybankFieldlocatedsouthofWoodland Avenue. Tothenortheastofthesiteisacombinationofsinglefamilydwellingsandtownhouse dwellingsonViridianDrive,withavacantparcelapprovedbydevelopmentagreementin2007forafourstorey(50foottall)44unit,multipleunitresidentialbuildingadjacenttotheFirstBaptistChurchsiteandWoodlandAvenue.

Proposal:

Ithasbeendeterminedthatapproximately5.5acresofthis8.26acreparcelwillberequiredtoaccommodatea30,000squarefootchurchwithupto300parkingspacesandgenerouslandscapedbuffersandopenspaceareas.Approximately2.75acresremainswhicharesurplustotheChurch’srequirementsnowandintotheforeseeablefuture.

This2.75acreparcelprovidesanopportunityforthefuturedevelopmentofmediumdensityhousingadjacenttoorinconjunctionwiththeFirstBaptistChurchcampus.Theportionoftheparcelproposedformultipleunitresidentialuseswouldbeapproximately120,000squarefeetandwouldhave frontageonbothWoodlandAvenue(575feet)andonLancasterDrive(197feet). Itisenvisagedthatthisparcel,givenitslocationandcontexttosurroundingexistingandproposeddevelopments,wouldbesuitablefor2buildingsof5-6storeys(moderateheight)accommodatingupto120residentialunits(mediumdensity).

Asproposedthedevelopmentof120unitsonthis2.75acrepropertywouldresultinanoveralldensityof43unitsperacre.ThisdensityiswithintherangeofmediumdensitycontemplatedintheR-3zoneoftheDartmouthLandUseBylaw.

Itisourunderstandingthatinordertopermitmediumdensityhousingonthisportionofthesiteasdescribedabove,atwo-stepprocessisrequiredbythecurrentDartmouthMPSandLUB.

ThefirststepistherezoningofthisparcelfromtheR-1totheR-3zonetoallowthefurtherconsiderationofaspecificmediumdensityresidentialproposal.TherezoningmustsubstantiallycomplywiththeprovisionsofImplementationPolicyIP-1(c)oftheDartmouthMunicipalPlanningStrategy.


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Thesecondstepisthat,onceadetailedproposalisprepared,adevelopmentagreementbeapprovedwhichsubstantiallycomplieswithImplementationPolicyIP-5andImplementationPolicyIP-1(c)oftheDartmouthMPS.Thisdevelopmentagreementwoulddeterminethespecificanddetailedcharacteristicsofanyproposedmediumdensitybuildingorbuildingsincludingbuildingplacement,height,density,massing,amenityspace,traffic,parking,materials,anddesign.

ThisapplicationisrequestingarezoningfromR-1toR-3onlyatthistime,andnotadevelopmentagreementforaspecificdevelopmentproposal.

RationaleforRezoning:

ItisouropinionthatthisportionoftheFirstBaptistChurchsite,locatedattheintersectionofWoodlandAvenueandLancasterDrive,iswellsuitedformediumdensitymultipleunitresidentialdevelopmentasproposed.Thefollowingcharacteristicsofthesitefavourthisformofresidentialdevelopment:

RegionalPlanPolicy:

TheRegionalPlan(2014)designatestheareaaroundMicMacMall,whichincludesthisproperty,asaRegionalDistrictGrowthCentre.Inthisgrowthcentreitisenvisagedthattherewillbeavarietyofhighdensityresidential,commercial,recreationalandinstitutionallanduses.Itisfurtherstatedthatinthegrowthcentreitwouldbemostappropriatefornewdevelopmentadjacenttoanestablishedresidentialareatobeintheformofmediumdensityresidentialuses.

ThisproposedsiteforrezoningtoR-3islocatedontheedgeofanexistingmixeddensityresidentialneighbourhoodandwillbeseparatedfromthishousingbyamajorinstitutionaluse-thenewFirstBaptistChurch.Giventhisrelativesituation,thedevelopmentofmediumdensitymoderateheightmultipleunitdwellingsonthissiteissupportedbycurrentRegionalPlanpolicy.

LocationandAccess:

Thispropertyislocatedatasignificantsignalizedintersection,andisborderedbyamajorProvincialhighway.ThissitehasgoodtransitaccessasitisnearaparkandridefacilityandtheMicMacMallTransitTerminal.TherearetwobusrouteswhichrunalongLancasterDrive(66-Penhornand72PortlandHills)toBurnsideandDartmouthCrossing andthereisaccesstoboththe10(Dalhousie)routedirectlytotheBridgeTerminalandonwardto Halifaxandtothe56(DartmouthCrossing)routesacrossWoodlandAvenueattheparkand ridefacility. Theseroadandtransitroutesadjacenttoornearthesiteallowconvenientaccess toallmajoremployment,commercial,andrecreationalcentersinDartmouthandHalifax.


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Inadditiontotheconvenientaccessofthissitebyvehicleortransit,itislocatedclosetomajorcommercial,recreationalandschooluseswhichcanbeaccessedbywalkingorcycling. Itisaccessiblebyfootviaan existingsidewalktoMicMacMallwithitsconcentrationofoffice,retail,andserviceuses. Itisalsoclosetocommunity recreationalfacilitiesincludingMaybankFieldandAlbroLakebeach. Thereisaforestedpark(CyrilSmithGoldenAcresPark)withanentranceatthecornerofLancasterDriveandSeaKingDrive.Thepropertyiswithinthecatchmentareasofanelementaryschool,(John MacNeil),ajuniorhighschool(JohnMartin)andahighschool(DartmouthHigh)whichareall operatingundercapacitybasedonpublished2017schoolenrollmentstatistics.

WiththeconstructionofthenewFirstBaptistChurchthesitewillalsobeadjacenttoamajorcommunityfacilitywhichwillnotonlyprovideworshipservicesforitsmembers,butisalsointendedtoserveasfocusforcommunityeventsandactivities.

CompatibilitywithSurroundingNeighbourhoods:

ThesurroundingneighbourhoodsofLancasterRidgeandWillowRidgecontainvarioushousingformsincludingsinglefamily dwellings,twounitdwellings,townhouses,andanapproved44unit50foot(4storey)multipleunitdwellingat28ViridianDrivedirectlyadjacenttothesite.Therearealsoanumberofhigherrisemultipleunitdwellingsusesinthevicinityincludingthe18and14storeyapartmenttowersofHorizonCourt.TheAvonhurstGardenscomplexfrontingdirectlyonWoodlandAvenueis9storeyshigh.

ThisproposedR-3sitewouldbephysicallyseparatedfromtheexistingdwellingsonViridianDriveandCannonTerracebytheChurchcampuswithitsbuilding,parking,andopenspacearea.ThereisadedicateddrivewayaccessandegressontoLancasterDriveproposedforthefuturemultipleunitresidentialsite.TherewouldbenoopportunityforvehicularaccessfromthemultipleunitdwellingsacrosstheChurchCampussiteandontoCannonTerrace.

Thisconfigurationservestominimizeanyimpactofmultipleunitresidentialdevelopmentontheexistingneighbourhoodasthisnewdevelopmentisphysicallyseparatedfromexistinghomesbythe5.5acreChurchcampus(anR-1use),andtherewouldbenotrafficgeneratedfromthemediumdensityresidentialsitedirectlyontotheexistingresidentialstreetsofLancasterRidgeandWillowRidge.

InadditiontheproposeddevelopmentofmoderateheightmultipleunitbuildingsalongWoodlandAvenue,combinedwiththeretentionoftheexistingmaturetrees,willprovideaneffectivetransitionfromtheexistinglowerdensityresidentialusesandtheChurchtothemajorcollectorroadofWoodlandAvenue.


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TransportationandPipedServiceCapacity:

TheexistingtransportationandpipedservicesinthisareaofLancasterRidgeandWillowRidgehavesufficientcapacitytoservicethedevelopmentofmediumdensitymultipleunitresidentialuseswhichwouldbefacilitatedbyarezoningtoR-3.

Atrafficinformationstatement(TIS)wasproducedwhichusedasitsbasisthedevelopmentofa30,000squarefootchurchon5.5acresofthecurrentFirstBaptistpropertyand120residentialunitsinoneortwomoderaterisemultipleunitbuildingson2.75acresofthisproperty.TheTISassumedtwodrivewayswhichprovidededicatedaccessandegresstotheChurchcampusandthemultipleunithousingarearespectively,andasecondaryaccessonCannonTerraceprovidingaccessandegresstotheChurchcampusonly.IntheTISitisassumedthattheChurchwillnotgenerateasignificantnumberoftripsduringeitherthea.m.orthep.m.peakperiods.

TheTIShasconcludedthattherewouldbeatotalof63vehicletripsgeneratedbythisresidentialdevelopmentduringtheAMpeakperiodand83duringthePMpeakperiod.Giventheproximityoftransitroutesandnodestothissite,thereisthepotentialthatthisnumberoftripscouldbelower.ItisconcludedthatLancasterDriveandWoodlandAvenue,asmajorcollectors,havethecapacitytoaccommodatethisadditionaltrafficduringtheAMandPMpeakperiod.

Similarlytheexistingwater,wastewaterandstormwaterserviceshavesufficientcapacitytoservicedevelopmentasproposedinthisarea.ServicesinLancasterRidgeandWillowRidgewereoriginallydesignedandconstructedassuminganoveralldensityof27personsperacre.Theexistingbuiltdensity,includingtheapproved44unitapartmentbuilding,isapproximately25personsperacre.Thedevelopmentofuptoa30,000squarefootchurchandupto120unitsinmultipleunitdwellingswouldresultintheequivalentof37personsperacresforthe8.26acreChurchproperty.Intotalthiswouldproduceafinalbuildoutdensityinthisserviceareaof26.4personsperacrewhichisbelowthecapacityofthesystemsasdesignedandconstructed

OtherConsiderations:

Wetland:

ThereisasmallwetlandonthesiteatthecornerofWoodlandAvenueandLancasterDrivewhichwasoriginallypartofalargerareainfilledbytheconstructionofLancasterDrive.

Thiswetlandwasstudiedin1999aspartoftheWoodlandEastPlanningandTrafficStudy. Itwasdeterminedthattherewasnoinfloworoutflowfromthiswetareaandthatitreceives


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drainagefromoverlandsurfacewaterflowsandrainfallonly. Itwasconcludedthatthewetareaisnotsignificantfromanecological/biologicalstandpoint.However,itisintendedthatthiswetlandwillberetainedandwillbedesignatedasa“nobuildarea”inanyfutureresidentialdevelopmentofthissite.

BufferalongWoodlandAvenue:

CurrentlytheDepartmentofTransportationandInfrastructureRenewalregulatesdevelopmentadjacenttoWoodlandAvenueasaProvincialHighwayinthislocation.Thereisarequirementthatwithin30feet(10metres)therightofway,nostructurebebuiltandnootherimprovementsmadetothelandsuchaspaving.Inadditionthereisa10foot(3metre)bufferfromthisrightofwayinwhichnoexistingtreesandvegetationcanbedisturbed.

TheproposedsiteplanwiththepreliminaryconceptforR-3developmentonthissiterespectsboththe30footnobuildzoneandthe10footvegetativebuffer.Thecurrentdensityandheightofthematuretreesinthisbufferwouldservetoreducetheimpactsoftrafficfortheresidentsofthefuturemultipleunitresidentialdevelopment.

AcompleteanalysisofalloftheprovisionsofPolicyIP-1(c)isattachedasAttachment1-PolicyAnalysisMatrix.

CommunityOpenHouse:

OnNovember16,2017avoluntaryopenhousewasheldwithinvitationsdistributedtoallpropertieswithinLancasterRidgeandWillowRidge(approximately400invitations).Thisopenhousewasattendedbyapproximately40membersoftheseneighbourhoods.TheconceptualplansforthedevelopmentoftheentireFirstBaptistChurchsite,includingtheChurchCampusandtheproposedMediumDensityResidentialArea,werediscussedatthisopenhouse.TheconcernsraisedatthemeetingrelatedmainlytoincreasesinthevolumeoftrafficonLancaster,WoodlandAvenueandCannonTerrace,andthepotentialforoverlydenseortallmultipleunitresidentialdevelopmenttooccurwitharezoningtoR-3.

TrafficandAccess:TheTrafficImpactStatementhasdemonstratedthatthereisconsiderableexcesscapacityinLancasterDrivetosupportthisdevelopmentandthatthetrafficgeneratedbythisdevelopmentwillnotresultinsignificantincreasesintrafficvolumeonLancasterDrive.InadditiontheproposeddesignofaccessandtherelativelocationoftheproposedR-3parcelwillmeanthattrafficwillonlyenterandexitfromLancasterDriveandnotfromCannonTerrace.ItwasalsonotedattheopenhousethathavingadditionaldrivewayaccesspointsandpotentialcrosswalksalongLancasterAvenuecouldservetoslowtrafficalongthisstretchofLancasterwhichwouldbeanoverallpositiveimpactforthecommunity.


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DensityandHeight:Itisouropinionthatamoderaterise(5-6storey),mediumdensity(100-120unit)developmentwouldbesuitableforthissiteduetoasubstantialseparationfromtheestablishedresidentialneighbourhoodthatiscreatedbytheChurchcampus.TherequiredfuturedevelopmentagreementforthispropertywhenR-3zoningisinplace,wouldfurtherensurethatappropriatelimitsareplacedforheight,densityanddesignwhichwouldresultinaprojectthatissuitableforthisareaandcompatiblewiththesurroundingneighbourhoods.Itwasalsonotedatthemeetingthatthedevelopmentof5to6storeybuildingsatthislocationmayserveasagoodacousticbufferbetweentheexistingneighbourhoodandWoodlandAvenue.

Finallyitwasnotedbysomeattendeesoftheopenhousethatitwouldbeconvenienttohavesmallscaleneighbourhoodcommercialusesonthesitesuchasapub,acaféorasmallstoreonthegroundflooroffuturemultipleunitbuildings.

Summary/Conclusion:

Inconclusion,theadditionofapproximately120unitsofmediumdensityhousinginbuildingsnotexceeding5or6storiesatthisstrategicintersectionseparatedandbufferedfromtheexistingneighbourhoodsbyaninstitutionaluse,servestocomplementthemixeddensityofresidentialdevelopmentinthesurroundingcommunity.ItalsopresentstheopportunitytoprovidearangeofhousingoptionasenvisagedintheRegionalPlanof2014inamannerwhichiscompatiblewithexistingneighbourhoods.

MediumdensityhousinginthisareawithitsunderutilizedpipedandtransportationinfastructurewillallowadditionalhousingintheRegionalCentreinamannerwhichavoidstheredevelopmentandlossofexistingbuildingstock,andinawaywhichwaywhichavoidsthedirectjuxtapositionofareasoflowerandmediumdensityresidentialuses.

Wetrustthatthisapplicationsubmissioniscompleteandsatisfactoryandlookforwardtoadvancingthisplanningprocess.

Respectfullysubmitted;

ShelleyDickeyShelleyDickeyLandUsePlanning

Attachment1:PolicyAnalysisMatrix

ImplementationPolicyIP-1(c)

Policy AnalysisInconsideringzoningamendmentsandcontractzoning,Councilshallhaveregardtothefollowing:

(1) thattheproposalisinconformancewiththepoliciesandintentoftheMunicipalDevelopmentPlan

TheareaproposedforrezoningiswithintheResidentialdesignationoftheDartmouthMPS.ThisdesignationisintendedforandsupportsawiderangeofresidentialzonesincludingtheR-3zone.

(2) thattheproposaliscompatibleandconsistentwithadjacentusesandtheexistingdevelopmentformintheareaintermsoftheuse,bulk,andscaleoftheproposal

TheconceptualsiteplanfortheexistingChurchpropertyhasbeendesignedtoensurethatthe2.75acressiteproposedtoberezonedtoR-3toallowmediumdensityhousingisadjacenttoanapprovedR-3developmentat28ViridianDrive,andislocatedattheintersectionofLancasterDriveandWoodlandAvenue.AnyR-3developmentonthissitewouldnotbeadjacenttoanyexistingR-1,R-2ortownhousedwellingandwouldbewellseparatedfromtheseexistingusesbytheChurchcampuswithitsassociatedparking,andgreenspace.MultipleunitdwellingsonthisparcelareinkeepingwiththeexistingmixeduseresidentialfocusofLancasterRidgeandWillowRidge.

ArezoningtoR-3wouldpermittheconsiderationofadevelopmentagreementforamultipleunitbuildingorbuildings.AnyfuturedevelopmentagreementwoulddetermineanacceptableandcompatiblebulkandscaleofaproposedbuildingorbuildingsforthisR-3property.

(3) provisionsforbuffering,landscaping,screening,andaccesscontroltoreducepotentialincompatibilitieswithadjacentlandusesandtrafficarteries

TheR-3portionofthepropertywouldbebufferedfromtheChurchportionandfromWoodlandAvenuebyacombinationoflandscapingandexistingtreedbuffers.ThesebufferswillreduceanypotentialincompatibilitieswiththetrafficarteryofWoodlandAvenueandtheChurchforthefutureresidentsinthisR-3site.

TheproposedR-3areawillnotbedirectlyadjacenttoanyexistingresidentialusesinthe

neighbourhood.Inaddition,thereisseparateaccesstotheR-3andtheChurchportionsofthesitetoreduceanypotentialfortrafficincompatibilities.

(4) thattheproposalisnotprematureorinappropriatebyreasonof:(i) thefinancialcapabilityoftheCityistoabsorbanycostsrelatingtothedevelopment

TherearenocostsofthisrezoningfortheMunicipality

(ii) theadequacyofsewerandwaterservicesandpublicutilities

Thereissufficientwaterandsewercapacitytoservicethis2.75acreparcelasanR-3developmentsiteasproposed.

(iii) theadequacyandproximityofschools,recreationandotherpublicfacilities

Allschoolswhichservethisareaareundercapacitybasedon2017enrollmentstatistics.AlloftheschoolscouldbeaccessedfromthispropertywithouttheneedtocrossWoodlandAvenue.Thereareadequatepassiveandactiverecreationareasofalllevelswithinwalkingdistanceofthispropertytoservetheneedofthefutureresidents.

(iv) theadequacyoftransportationnetworksinadjacenttoorleadingtothedevelopment

TheTIShasdeterminedthatLancasterDriveandWoodlandAvenuehavesufficientcapacitytoaccommodatetheincreaseinpeakperiodtrafficwhichwouldbeexpectedtobegeneratedbythedevelopmentofupto120residentialunitsonthissite.

(v) existingorpotentialdangersforthecontaminationofwaterbodiesorcoursesorthecreationoferosionorsedimentationofsuchareas

TherearenowatercoursesinthevicinitywiththeexceptionofthewetlandatthecornerofWoodlandandLancaster.AnypotentialdownstreamdeleteriouseffectsofsedimentationorerosionwillbeeffectivelymitigatedthroughOn-siteSedimentationandErosionControlPracticesforConstructionSites.

(vi) preventingpublicaccesstotheshorelinesorthewaterfront

N/Aasthispropertyisnotadjacenttotheshoreorwaterfront

(vii) thepresenceofnatural,historicalfeatures,buildingsorsites

Therearenoknownhistoricfeaturesonthisproperty.

(viii) createascattereddevelopmentpatternrequiringextensionstotruckfacilitiesandpublicserviceswhileothersuchfacilitiesremainunderutilized

Therezoningofthispropertywillhelptocreateamorecompactdevelopmentpatternasitwillpermitinfillresidentialdevelopmentwhichwillutilizeexcesscapacityinexistingtransportationnetworksandpipedservices.

(ix) thedetrimentaleconomicorsocialeffectthatitmayhaveonotherareasoftheCity.

Mediumdensityhousinginthisareausingunderutilizedpipedandtransportationserviceswillhavepositiveeconomicandsocialimpactsforotherareasofthemunicipality.ItwillallowfortheaccommodationofresidentialdemandwithintheRegionalCentreinamannerwhichavoidstheredevelopmentandlossofexistingbuildingstockandthe

directjuxtapositionofareasoflowerandmediumdensityresidentialuses.

(5) thattheproposalisnotanobnoxioususe Mediumdensityhousingisnotanobnoxioususe.

(6) thatcontrolsbywayofagreementsorotherlegaldevicesareplacedonproposeddevelopmentstoensurecompliancewithapprovedplansandcoordinationbetweenadjacentornearbylandusesandpublicfacilities.Suchcontrolsmayrelateto,butarenotlimitedto,thefollowing:

TherezoningofthispropertytoR-3undercurrentpoliciesoftheDartmouthMunicipalPlanningStrategyisonlythefirststepinitsdevelopment.Anyproposedmulti-unitdwellingordwellingsonthispropertywouldrequirethenegotiationofadevelopmentagreementwhichcouldonlybeapprovedifitaddressesallofthefollowingcriteriaofSection6.

(i) typeofuse,density,andphasing Seeabove(ii) emissionsincludingair,water,noise Seeabove(iii) trafficgeneration,accesstoandegressfromthesite,andparking

Seeabove

(iv) openstorageandlandscaping Seeabove(v) provisionsforpedestrianmovementandsafety Seeabove(vi) managementofopenspace,parks,walkways Seeabove(vii) drainagebothnaturalandsub-surfaceandsoil-stability

Seeabove

(viii) performancebonds. Seeabove(7) suitabilityoftheproposedsiteintermsofsteepnessofslope,soilconditions,rockout-croppings,locationofwatercourses,marshes,swamps,bogs,areassubjecttoflooding,proximitytomajorhighways,ramps,railroads,orothernuisancefactors

Thesiteisrelativelyandconsistentlyflatwithaslopeoflessthan6percent.SubsoilsareprimarilyBurnsidetillwhichprovidesasuitablebaseforfutureproposedconstructionandtherearenorockoutcroppings.

Thesitedoesincludeanexistingwetlandwhichwillbedesignatedasanobuildareainfuturedevelopment.

ThesiteislocatedadjacenttoaProvinciallimitedaccesshighway(WoodlandAvenue).Itisarequirementthatasetbackandnaturalvegetativebuffersberetainedadjacenttothishighway.

(8) thatinadditiontothepublichearingrequirementsassetoutinthePlanningActandCityby-laws,allapplicationsforamendmentsmaybeairedtothepublicviathe“voluntary"publichearingprocessestablishedbyCityCouncilforthepurposesofinformationexchangebetweentheapplicantandresidents.ThisvoluntarymeetingallowstheresidentstoclearlyunderstandtheproposalprevioustotheformalpublichearingbeforeCityCouncil

AvoluntarycommunityopenhouseandinformationsessionwasheldtodiscussthisrezoningaswellastheconstructionoftheChurchbyrightandtheintegrationofthesetwocomponentsonthesitewiththesurroundingcommunity.Itisouropinionthattheconcernsraisedatthismeetingregardingincreasedtrafficandtrafficmovementshavebeenadequatelyaddressedbythetrafficimpactstatement.Furthermoreitisouropinionthattheconcernsraisedrelativetothepotentialimpactresultingfromtheform

andfunctionofmediumdensityresidentialusesfortheexistingresidentialuseshavebeenaddressedbytheplacementofthemediumdensityresidentialparcelontheoppositesideoftheChurchparcel,andbyrequiringallaccessandegresstoLancasterDrive.

(9) thatinadditiontotheforegoing,allzoningamendmentsarepreparedinsufficientdetailtoprovide:

Thisapplicationisbeingmadeasarezoningrequestonlyandnotfortherequireddevelopmentagreementforanyspecificmultipleunitresidentialusesatthistime.Conceptualinformationhasbeenprovidedsettingoutgeneralparametersfortheuse,massing,bulk,heightandsiteplansforfutureresidentialdevelopmentwithrespecttothecurrentrequirementsoftheR-3zone.

(i) Councilwithaclearindicationofthenatureofproposeddevelopment,and

Seeabove

(ii) permitstafftoassessanddeterminetheimpactsuchdevelopmentwouldhaveonthelandandthesurroundingcommunity

Seeabove

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January 2018

Prepared for

B.D Stevens Limited

First Baptist Church Traffic Impact Statement

JRL consu l t ing

4 5 T h o r n d a l e T e r r a c e , B e d f o r d , N o v a S c o t i a B 4 A 0 B 7

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TABLE OF CONTENTS

1 INTRODUCTION ................................................................................................................................ 2

1.1 BACKGROUND ........................................................................................................................................ 2

2 EXISTING TRAFFIC CONDITIONS ..................................................................................................... 5

2.1 DESCRIPTION ........................................................................................................................................ 5 2.2 EXISTING TRAFFIC VOLUMES ...................................................................................................................... 7 2.3 TRIP DISTRIBUTION ................................................................................................................................ 8 2.4 TRANSIT AND PEDESTRIANS ....................................................................................................................... 8

3 SITE GENERATED TRAFFIC .............................................................................................................. 12

3.1 TRIP GENERATION ................................................................................................................................ 12

4 CONCLUSIONS AND RECOMMENDATIONS ...................................................................................... 13

Prepared by

Jeff R. LeBlanc, P.Eng., PMP

JRL consu l t ing

F i r s t B a p t i s t C h u r c h D a r t m o u t h T r a f f i c I m p a c t S t a t e m e n t

j r l c o n s u l t i n g . c a P a g e 2

1 Introduction 1.1 Background

B.D Stevens, on behalf of the owner First Baptist Church, are working on a proposal to developlands at the corner of Woodland Avenue and Lancaster Drive in Dartmouth, Nova Scotia

Exhibit 1.1 shows the site in red in the context of the surrounding area.

Exhibit 1.1 – Woodland Avenue at Lancaster Drive in Dartmouth, Nova Scotia

Source: Google Earth

The land is currently vacant and the proposed development will include a 30,000 sqft church with surface parking and two apartment buildings with a total of 100-120 units. The church will have access from Lancaster Drive and Cannon Terrance while the apartment units will have access from Lancaster Drive only.

Refer to the following Exhibits for a proposed site plan and rendering of the site plan by B.D. Stevens.



Exhibit 1.2 – First Baptist Church Dartmouth Site Plan

Exhibit 1.3 – First Baptist Church Dartmouth Site Plan Rendering



JRL consulting inc. was retained by B.D. Stevens to prepare a Traffic Impact Statement (TIS) to assess the potential traffic impacts of the proposed development of First Baptist Church in Dartmouth, Nova Scotia.

The purpose of a Traffic Impact Statement is to provide a high level overview of a proposed development including estimates of site-generated traffic along with an initial review of existing traffic counts in the general area of the proposed development. This information will form part of the initial application to HRM which will be reviewed by staff and council. We are pleased to submit this report which summarizes our findings and provides the information required by HRM for review.



2 Existing Traffic Conditions

2.1 Description

The principal routes affected by this development are Woodland Avenue and Lancaster Drive. Exhibit 2.1 summarizes HRM’s Characteristics of Street Classes from HRM’s Municipal Service Systems Design Guidelines.

Exhibit 2.1 - HRM Characteristics of Street Classes

Characteristic Arterial Street

Major Collector

Minor Collector

Local Industrial

Local Street

1. Traffic ServiceFunction

First Consideration

Traffic movement primary consideration, land access secondary consideration, some parking

Traffic movement of equal importance with land access, parking permitted

Traffic movement secondary consideration with land access primary consideration, parking permitted

Traffic movement secondary consideration with land access primary consideration, parking permitted

2. Land AccessFunction

Limited Access with no parking

3. Range of designtraffic averagedaily volume

More than 20,000

12,000 to 20,000 or more

Up to 12,000 Less than 3,000 Less than 3,000

4. Characteristicsof traffic flow

Uninterrupted flow except at signals; w/ pedestrian overpass

Uninterrupted flow except at signals and crosswalks

Interrupted flow Interrupted flow Interrupted flow

5. Average runningspeed in off-peakconditions

50-70 km/hr 40-60 km/hr 30-50 km/hr 15-30 km/hr 15-30 km/hr

6. Vehicle typesAll types All types but

trucks may be limited

All types with truck limitation

All types Passenger and service vehicles, transit buses; large vehicles restricted

7. Connects to Expressways, arterials, major collectors, minor collectors

Expressways, arterials, major collectors, minor collectors, some locals

Arterials, major collectors, minor collectors, locals

Some major collectors, minor collectors, locals

Some major collectors, minor collectors, locals

Woodland Avenue is a major collector that runs northeast from Marine Drive where it transitions to Nova Scotia Highway 118 after its intersection with Lancaster Drive. Access is controlled in this area and there is a concrete median along its length near the proposed development. There is a concrete sidewalk located along the eastern side of Woodland Avenue south of Lancaster Drive. The posted speed limit is 60km/hr near Lancaster Drive which reduces to 50km/hr to the south.

Lancaster Drive is a major collector that starts at Woodland Avenue and circles around a residential area to the west of Woodland Avenue. It becomes Mic Mac Boulevard east of Woodland Avenue which is a key access point for Mic Mac Mall and other commercial and residential land uses. There is a concrete sidewalk on its south side near the proposed development. The posted speed limit is 50 km/hr.

Refer to Exhibit 2.2 for photos of the Study Area around Woodland Avenue and Lancaster Drive.



Exhibit 2.2 – Study Area Photos

Woodland Avenue at Lancaster Drive/Mic Mac Boulevard looking north

Woodland Avenue at Lancaster Drive/Mic Mac Boulevard looking south

Mic Mac Boulevard at Woodland Avenue looking west



Lancaster Drive at Cannon Terrance/Sea King Drive looking west

Lancaster Drive at Cannon Terrance/Sea King Drive looking east

2.2 Existing Traffic Volumes

We completed a site review on December 17, 2017.

HRM completed turning movement counts at the Woodland Avenue/Lancaster Drive/Mic Mac Boulevard intersection in May 2017 as summarized in Exhibit 2.3

We note that the eastbound traffic on Lancaster Drive approaching Woodland Avenue is 282 vehicles in the AM peak hour and 356 vehicles in the PM peak hour. Westbound traffic on Lancaster Drive in front of the proposed development is 213 vehicles in the AM peak hour and 345 vehicles in the PM peak hour.



Exhibit 2.3 – Woodland Avenue at Lancaster Drive/Mic Mac Blvd Existing Traffic 2017

2.3 Trip Distribution

HRM counts at the Woodland Avenue/Lancaster Drive/Mic Mac Boulevard intersection provide an indication of trip distribution in the area and we expect that traffic generated by the proposed First Baptist Church development will follow the same patterns.

2.4 Transit and Pedestrians

The study area is well serviced by Metro Transit through major transit routes 10, 56, 66 and 72 as shown in Exhibits 2.4 through 2.7. A Halifax Transit Park and Ride facility is located east of Woodland Avenue at Maybank Field. There is a concrete sidewalk on the south side of Lancaster Drive and Mic Mac Boulevard that crossed Woodland Avenue with pedestrian call buttons at this signalized intersection. In addition, there is a concrete sidewalk on the west side of Woodland Avenue south of Lancaster Drive/Mic Mac Mall Boulevard.



Exhibit 2.4 – Halifax Transit Route 10 Dalhousie Map


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Exhibit 2.5 – Halifax Transit Route 56 Dartmouth Crossing Map



Exhibit 2.6 – Halifax Transit Route 66 Penhorn Map

Exhibit 2.7 – Halifax Transit Route 72 Portland Hills Map



3 Site Generated Traffic 3.1 Trip Generation

The proposed 30,000 sqft church will not generate any significant traffic during the AM and PM peak hour periods as services and other activities associated with churches generally take place outside of these peak periods. We have not included trip generation estimates for this portion of the proposed development.

The site plan indicated that there will be two apartment buildings with between 100-120 units so we have assessed 120 units in this report as a maximum scenario.

We completed trip generation estimates using equations provided in Institute for Transportation Engineer’s Trip Generation Manual Ninth Edition. We used the following ITE Land Use Codes to assess site generated trips:

ITE Land Use 220 Apartment

“Apartments are rental dwelling units that are located within the same building with at least three other dwelling units, for examples quadraplexes and all types of apartment buildings.” The unit of measurement for average vehicle trip ends is dwelling units.

Exhibit 3.1 – Estimated Site Generated Traffic Volumes for First Baptist Church

LAND USE QUANTITY

AM PEAK PM PEAK

TOTAL ENTER EXIT TOTAL ENTER EXIT

Apartments 120 63 20% 80%

84 65% 35%

13 50 54 29

TOTAL 63 13 50 84 54 29



4 Conclusions and Recommendations This Traffic Impact Statement has provided a high level overview of the proposed

development of the First Baptist Church at the Woodland Avenue/Lancaster Drive/Mic MacBoulevard intersection in Dartmouth that will include a 30,000 sqft church and 100-120apartment units in two buildings.

It includes an estimate of new site generated trips and an analysis of existing traffic volumesin the surrounding area.

Based on ITE Trip Generation Rates, we estimate that the proposed development (120apartment units) will generate 63 new vehicle trips in the AM Peak Hour and 84 new vehiclesin the PM Peak Hour.

Site generated traffic will most likely follow existing trip distribution patterns along LancasterDrive and Woodland Avenue in the AM and PM peak hours.

Eastbound traffic on Lancaster Drive approaching Woodland Avenue is 282 vehicles in the AMpeak hour and 356 vehicles in the PM peak hour. Westbound traffic on Lancaster Drive infront of the proposed development is 213 vehicles in the AM peak hour and 345 vehicles inthe PM peak hour. All of these values are well below capacity for this link and traffic volumeswill continue to be well below capacity with the addition of site generated traffic as outlinedabove.

The site is located close to major transit links and in a pedestrian and bicycle friendly area soit fits well with HRM’s Active Transportation Program that aims to help residents bike, walkand use other human power ways to move around the city.

The close proximity to numerous key transit routes may reduce the estimated trafficgenerated by the apartments based on ITE rates as provided in this report.

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