130 WYSE ROAD DARTMOUTH, NS

PL8316 SITE DOCUMENTATION

ANNE WINTERS NOVEMBER 7, 2014 for PROF. R. KEEBLE 130 WYSE ROAD SITE DOCUMENTATION

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TABLE OF CONTENTS

1.0 LOCATION 5 6.0 ZONING CONTEXT MAP 6 6.1 CURRENT ZONING 25 6.1.1a PERMITTED USES 2.0 LEGAL (RESIDENTIAL) 25 2.1 SITE DIVISION 7 6.1.1b PERMITTED USES 2.2 EASEMENTS 7 (COMMERCIAL) 25 2.3 FURTURE DEVELOPMENT 8 6.1.2 OTHER ZONING PROPERTY DIVISION MAP 9 REQUIREMENTS 25 3.0 SITE SIZE 11 ZONING SPECIFICATIONS 26 SITE DIMENSION MAP 12 6.1.3 BICYCLE PARKING REQUIREMENTS 27 4.0 LAND VALUE 6.1.3a LOCATION OF BICYCLE 4.1 COMPARISON SITE #1 13 PARKING 27 4.2 COMPARISON SITE #2 13 6.2 REGIONAL PLAN 27 4.3 ESTIMATED LAND VALUE 13 6.3 MUNICIPAL PLANNING STRATEGY 28 5.0 LOCAL CONTEXT 6.4 PROVINCIAL INTEREST 28 5.1 CURRENT LAND USES 14 6.5 PROPOSED AMENDMENTS 29 5.2 FUTURE LAND USES 14 6.6 PLAN OF SUBDIVISION 29 5.3 NEARBY SERVICES 15 DARTMOUTH ZONING MAP 30 5.3.1 SCHOOLS 15 ZONING MAP 31 5.3.2 SHOPPING MALLS 15 THE REGIONAL CENTRE MAP 32 5.3.3 RETAIL/COMMERCIAL 15 5.3.4 PARKS 16 7.0 NATURAL FEATURES 5.3.5 PLACES OF WORSHIP 16 7.1 LAND FORM 33 5.3.6 LIBRARIES 16 7.2 WATER COURSES 33 5.3.7 HOSPITALS 16 7.3 FLORA 34 7.3a AT RISK FLORA 34 5.3.8a TRANSPORTATION 7.4 FAUNA 34 SYSTEM 16 7.4a AT RISK FAUNA 34 5.3.8b TRANSIT ACCESS 16 7.5 ENVIRONMENTAL CONSIDERATIONS 34 5.3.9 BICYCLE AND WATERCOURSE MAP 36 PEDESTRIAN ACCESS 16 LAND USE MAP 17 8.0 MAN-MADE FEATURES 8.1 EXISTING BUILT FORM 37 SCHOOL MAP 18 8.2 SURROUNDING BUILT FORM 37 SHOPPING MALL MAP 19 CURRENT LAND FORM MAP 38 RETAIL SERVICES MAP 20 TOPOGRAPHY MAP 39 ENTERTAINMENT MAP 21 PLACES OF WORSHIP MAP 22 PUBLIC TRANSIT MAP 23 OTHER MAP 24

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9.0 CIRCULATION 13.0 CULTURAL 9.1 ACCESS TO SITE 41 13.1 SURROUNDING NEIGHBOURHOOD 49 9.2 EXISTING TRAFFIC ON SITE 41 13.2 POPULATION AND AGE 49 9.3 EXISTING TRAFFIC AROUND SITE 41 13.3 DENSITY 49 9.4 PEDESTRIAN AND CYCLING ACTIVITY 42 13.4 INCOME 49 9.5 ACCESS TO TRANSIT 42 13.5 ETHNICITY 49 13.6 EMPLOYMENT 50 10.0 UTILITIES 13.7 FAMILY STRUCTURE 50 10.1 SEWER SYSTEM 43 13.8 CRIME 51 10.2 ELECTRICITY 43 13.9 FAMILY STRUCTURE 51 10.3 NATURAL GAS 43 CENSUS TRACTS MAP 52 10.4 TELECOMMUNICATIONS 43 10.4a FIBRE OPTICS 43 14.0 REGULATORY 10.4b CELLULAR TOWERS 43 14.1 THE CENTRE PLAN 53 10.5 WASTE COLLECTION 43 14.2 AIRFIELD REGULATION 53 10.6 EMERGENCY RESPONSE 44 AREAS OF PROPOSED CHANGE 54 10.6a FIRE RESPONSES 44 10.6b POLICE RESPONSES 44 10.6c MEDICAL EMERGENCY 55 RESPONSES 44 15.0 REFERENCES 11.0 CLIMATE 11.1 PRECIPITATION 45 11.2 TEMPERATURE 45 11.3 WINDS 45 11.4 SUN EXPOSURE 46 11.4 NATURAL DISASTERS VULNERABILITY 46 12.0 SENSORY 12.1 VISUAL 47 12.2 AUDITORY 48 12.3 OLFACTORY 48

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SITE LOCATION

The site chosen for development is located in Halifax (formally known as Halifax Regional Municipality), and lies specifically in the former City of Dartmouth. It is currently separated into four separate properties and together make up a large segment of the heavily used intersection, Wyse Road and Nantucket Avenue. This road crossing serves as one of Dartmouth’s main entry and exit points when traveling to or from . The geographic coordinates of the area are: 44° 40’ 16.11”N 63° 34’ 39.72”W

The site sits at the base of the Angus L. MacDonald Bridge, one of two bridges that connect Halifax to Dartmouth. The site is located just north of the downtown Dartmouth area and has direct connection (via the MacDonald bridge) to the northern edge of .

Due to the multiple addresses associated with the property, from here on out the development site will be referred to as “130 Wyse Road” as this is the central address for the site.

5 MAP 1 CONTEXT MAP

130 WYSE ROAD DARTMOUTH, NS

1: 60,000 km SITE DOCUMENTATION 130 WYSE ROAD SITE DOCUMENTATION

2.0 LEGAL

2.1 SITE DIVISION 2.2 EASEMENTS

The site 130 Wyse Road is currently divided into Easements exits between land parcels B and C four adjacent properties. Property A is bound by as set out in the subdivision and sale agreement Wyse Road and Green Road and sits on the north between McDonald’s and Larex. The first west corner of the site. In 1962 Halifax Regional agreement lays at the southern portion of the site Municipality sold the land to Sobey’s Leased where a “perpetual Right of Way at all times for Properties Limited. Since such sale, a number of vehicular passage and repassage” is located in the companies have registered land use leases with form of a concrete ramp that encroaches on to Sobey’s Leased such as CIBC, TDL Group and (then Larex’s) parcel of land. Larex acknowledged McDonald’s Limited. A consolidation lease was and consented to the continuation of such an renewed for the property between the City and encroachment “so long as the building presently Sobey’s Leased and they continue to own the occupied by Zeller’s Inc exists. Although property. no longer occupies the said property, the building still exists and therefore so does the easement. The other properties of the site are a result of two subdivisions of a larger site. In 1996, Larex D.S.C The final two easements on the site exist under Incorporated subdivided the south west corner of the same conditions as set out by McDonald’s its site and sold it to Imperial Oil Limited with a and Larex. The easement states that “perpetual number of considerations attached such as built privilege, right, easement and license to erect, form height restrictions and signage placement. maintain, inspect, alter, repair, lay down and The other infant property situated on the north construct or locate equipment for the purpose eastern portion of the site was sold to McDonald’s of conveying or transforming electric power Restaurants of Canada Limited with a number of and energy and telephone, cable, other easements attached to the point of sale. communication signals in, under, over, on or across these parcel of land.” The condition for access to Following the subdivision in 1996, Larex D.S.C Inc. enter on and across the land “from time to time filed for a release of mortgage with Royal Trust and at all times with employees, agents, vehicles, Corportation of Canada. In 2004, Homburg L.P. machinery, equipment and materials as may be Management Incorporated bought the deed to necessary” has also been provided ensuring that the land who went on to sell it in 2012 to Cominar these privileges shall not “unduly interfere with NS Real Estate Holdings Inc. who is now the the Grantor’s use and enjoyment” of the said current land owner for the parcel. lands nor interfere with the business operations. These two easements are located along the north western property line that separates the infant site from the parent site as well as across the north west corner of the infant site, giving the parent direct access to Green Road.

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2.3 FUTURE DEVELOPMENT

Proposed development for the site requires for an assemblage of the main parcel B site with the corner property (parcel D) which had been previously subdivided. This will ensure complete ownership of the central property allowing for appropriate subdivision for the intended land uses. The other infant property need not be reconsolidated with the parent site as a separated project will be developed here due to the physical separation of the two sites. Currently, McDonald’s is set at a higher elevation compared to the parent site with a concrete wall extending from the base Parcel B to the base of Parcel C. Removal of this wall and overcoming the elevation differences will be a difficult and expensive procedure and will therefore be kept separated in the site plan proposal.

Parcel A also need not be consolidated with the main section as a ROW exists between the two sites. This ROW will remain in the site plan to provide more access points from Wyse Road.

8 LEGEND Previously subdivided lot

Green Rd A C B ve W A ys t e ke Rd c tu D an N MAP 2 PROPERTY BOUNDARIES

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION 8 130 WYSE ROAD SITE DOCUMENTATION

3.0 SITE DIMENSIONS

The total area of the site to be developed on sits in the shape of a right angled triangle with the intersection of Wyse Road and Nantucket Avenue serving as the right angled corner. The adjacent side runs north (along Wyse Road) for 315m and the opposite side travels east for 275m (on Nantucket Avenue).The connecting hypotenuse edge is created by Green Street and has a length of 464m. These dimensions give the site a total area of 43, 313m2 (or 4.33hectares).

10 464m

4.33ha

3 1 m 5 5 m 7 2 MAP 3 SITE DIMENSIONS

130 WYSE ROAD DARTMOUTH, NS

Perimeter = 1,054m Area = 4.33ha

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4.0 LAND VALUE

Currently none of the properties at 130 Wyse Road are for sale. An estimated value of the land can be calculated however by comparing asking prices for similar neighbouring land sales. Two commercial real estate sales have been identified which will depict an average price per square foot to be applied to find an estimated value for the land.

4.1 COMPARISON SITE #1

The first site to be examined will be of lesser value due to the location and surrounding areas. Located 1.5 km to the north, 390 Windmill Road is situated along a run-down commercial corridor on the western edge of a large industrial park. Its asking price is set at $17.5CAD per square foot.

4.2 COMPARISON SITE #2

The second site is estimated to be of higher value as it sits in the middle of downtown Dartmouth with higher pedestrian activity levels and mixed use commercial residential buildings. Located 1.3kms to the south, 49 Portland Street is an office building selling at a rate of $87.48CAD per square foot.

4.3 ESTIMATED LAND VALUE

Based on the two real estate comparisons listed in 4.1 and 4.2, an average price per square foot was calculated and applied to the selected site. The 4.33ha site converts to 466,077.3sqft and at a value of $52.49CAD/sqft, the estimated value of land is $24, 464, 397.5 CAD.

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5.0 LOCAL CONTEXT surrounded by single family houses sits to the north. To the east, beyond the major transportation terminal is a municipal park 5.1 CURRENT LAND USES (Dartmouth Common) followed by Dartmouth’s downtown core. The MacDonald Bridge and Currently, 130 Wyse Road hosts a series of strip Halifax Harbour lay directly south of the site. malls hosting a Shopper’s Drug Mart, No Frills, banking services, a hair salon, a dental clinic, a 5.1 FUTURE LAND USES gas station and a number of fast food restaurants including a Wendy’s, a McDonald’s, and a Tim As an initiative by the City, a project known as Horton’s. HRM by Design was started to remodel Halifax to bring more life, vitality and economic value to The surrounding land uses vary for the selected the city all the while preserving the its heritage site. The site sits at the northern corner of a heavily (Greater Halifax Partnership, n.d.). The plan was used intersection serving as one of Dartmouth’s developed into three phases (see Regulation main entry and exit points. Wyse Road operates for more details) and while the first two have as a corridor connecting Dartmouth’s downtown been passed, the third phase is currently being core (to the south east) with its large commercial discussed within Regional Council. This phase and industrial parks to the north west. Nantucket (The Centre Plan) aims at creating vibrant streets Avenue is an extension of the MacDonald Bridge and neighbourhoods within the “Regional Centre” bringing drivers from Halifax to the northern (Phase 3: The Centre Plan, 2012). The selected site residential areas of Dartmouth. on Wyse Road and Nantucket not only falls within the set boundaries of the Regional Centre, but On the opposite corner of the site’s major has also been identified as an “opportunity site” intersection is a 17-storey office building that as well as a “development hotspot” (Centre Plan also hosts a Holiday Inn Hotel. These structures Meeting, May 2012). While no official plans for this are all surrounded by a large parking lot which site have been made, public feedback indicates separates them from the street. Across Nantucket desired changes to the site include: Avenue (to the east) is a major transportation hub where a number of city bus routes are connected. • To improve walkability. A parking lot and regional indoor sports facility • To create a local “hotspot” also shares the large piece of land. To the west • To support a mixed use environment of the intersection (on Wyse Road) are a number • To create a friendlier environment for of empty lots, a small commercial strip mall and pedestrians and cyclists. single family residential streets situated beyond • To utilize designs that frame the views of the bustle of the arterial road. Halifax and the connecting bridge Directly adjacent to the site (opposite of Green • To address the needs of neighbouring low- Road) is a cemetery (Mt. Hermon Cemetery) as well income residents as public housing developments (Demetreous • To provide generous levels of sidewalks, street Lane Community Housing and Victoria Gardens). trees and lighting. Beyond the immediate location, a golf course

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While exact future land uses are unclear, it is 5.2.2b COMMERCIAL/RETAIL obvious this site will work to transform the area and play a role in the vibrancy of the local • Atlantic Superstore (nearest large grocery community. store) - 3.3km (9mins by car, 18mins by bus, unsafe to walk). 5.2 NEARBY SERVICES • (including Walmart, The following are amenities within distances outlet shops, large chain restaurants, movie that can be accessed through reasonable travel theatre) - 6.8km (8mins by car, 39mins by times. All amenities are listed with approximate transit, unsafe to walk). distances (from Google Maps) and originate at the centre of the proposed site. • Downtown Dartmouth (including cafes, restaurants, markets, banking, tailoring 5.2.1 SCHOOLS (walkable) services, health care services) - 1.5km (4mins by car, 11mins by bus, 15 minute to walk) • Dartmouth High School (gr. 10-12) - 700m • Bicentennial School (gr. K-9) - 750m • Downtown Halifax (main financial and • Harbour View School (gr. K-6) - 1.6km entertainment area including restaurants, • John Martin Jr High School (gr. 7-9) - 1.8km shops, services, markets) - 3.9km (9mins by car, • Maritime Business College - 1.1km 25mins by bus). • Kumon Math and Reading Centre - 700m 5.2.3 RECREATION 5.2.2a SHOPPING MALLS Dartmouth Sportsplex (multi-use facility • Mic Mac Mall - 3.3km (8mins by car, 18mins by including swimming pool, exercise gym, yoga bus) classes, personal training, nutrition classes, community centre, hockey rink, indoor track, • Halifax Shopping Centre - 5.1km (12mins by basketball /badminton courts) - 400m car, 34mins by bus) Brightwood Golf and Country Club - 750m • Parklane Shopping Mall - 4.6km (8mins by car, 22mins by bus) Cineplex Movie Theatre - 6.8km (8mins by car, 39mins by transit, unsafe to walk).

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5.2.4 PARKS 5.2.8b TRANSIT ACCESS

• Dartmouth Common - 850m This site sits adjacent to a major transit hub • Victoria Park - 450m which where18 local bus routes (connecting • Northbrook Park - 1.1km areas of Halifax and Dartmouth) utilize, as well • Sullivan’s Pond - 1.8km as 2 commuter routes that connect to rural communities and the regional airport. The City’s 5.2.5 PLACES OF WORSHIP ferry service (directly connecting downtown Dartmouth to downtown Halifax) is also in close • Sunlife Community Church - 600m proximity to the site being 1.1km away. • Church of Nazarene - 950m • Stairs Memorial United Church - 900m 5.2.9 BICYCLE AND PEDESTRIAN ACCESS • Northbrook Bible Chapel 1.3km • First Baptist Church Dartmouth - 1.2km Bicycle and pedestrian access around the site is • St. Andrew’s Presbyterian Church - 750m moderate to fairly present. Active transportation trails are located around the transit terminal and 5.2.6 LIBRARIES (nearest) connect the site to downtown Dartmouth creating a sense of permeability for users. Access to Halifax • Alderney Gate Public Library - 1.1km is provided via the MacDonald Bridge however, traveling westward on Wyse Road, pedestrian 5.2.7 HOSPITALS (nearest) and cycling utility becomes less desirable due to barren streets, large block sizes and fast paced • Dartmouth General Hospital - 4.6km cars traveling along side.

5.2.8a TRANSPORTATION SYSTEM

The site is situated at a location that is extremely accessible by various modes of transit. It has direct access to the MacDonald Bridge which has a bicycle and pedestrian lane. As a result, the bridge not only serves as a connection for cars and buses, but also for cyclists and walkers/ runners. Nantucket Avenue and Wyse Road are arterial corridors that are heavily used by cars and heavily serviced by buses.

15 LEGEND

130 Wyse Road Boundary

Downtown Dartmouth Boundary Open Space

Transit Node

Commercial

Residential

Institutional

MAP 4 LAND USE

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION John Martin Jr. High LEGEND

Harbourview Walking Route Elementary Site of Origin

Destination Point

Kumon Math and Reading Centre

Dartmouth High School

Bicentennial School MAP 5a

NEARBY SERVICES SCHOOLS

Maritime Business College 130 WYSE ROAD DARTMOUTH, NS

Walking Route Site of Origin Destination Point SITE DOCUMENTATION LEGEND

Driving Route Bus Route Mic-Mac Mall Site of Origin

Destination Point

MAP 5b

NEARBY SERVICES SHOPPING MALLS

130 WYSE ROAD Halifax Shopping Centre DARTMOUTH, NS

Parklane Mall SITE DOCUMENTATION Dartmouth Crossing LEGEND

Driving Route Bus Route

Site of Origin

Destination Point

Atlantic Superstore

Downtown Dartmouth MAP 5c

NEARBY SERVICES RETAIL SERVICES

Downtown 130 WYSE ROAD Halifax DARTMOUTH, NS

SITE DOCUMENTATION Cineplex Movie Theatre LEGEND

Driving Route Bus Route Dartmouth Crossing Walking Route

Site of Origin

Destination Point

Bus transfer required

MAP 5d

NEARBY SERVICES

Brightwood ENTERTAINMENT Golf Course 130 WYSE ROAD DARTMOUTH, NS

Dartmouth Sportsplex SITE DOCUMENTATION LEGEND

Walking Route

Site of Origin Northbrook Bible Chapel Destination Point

Stairs Memorial United Church

St. Peter’s Anglican Church

Church of Nazarene MAP 5e First Baptist Church Dartmouth Sunlife Community NEARBY SERVICES Church PLACES OF WORSHIP

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION LEGEND

Corridor Served by Bus

Corridor Served by Ferry Metro Transit Bridge Terminal Site of Origin

Major Transit Terminal

MAP 5f

NEARBY SERVICES PUBLIC TRANSIT

Alderney Gate 130 WYSE ROAD Ferry to Ferry Terminal Downtown Halifax DARTMOUTH, NS

SITE DOCUMENTATION Halifax Regional Police Station

LEGEND

Driving Route Bus Route

Walking Route

Fire Station Site of Origin

Destination Point

Alderney Gate Public Library Medical Emergency Dispatch Centre

MAP 5g

Dartmouth General NEARBY SERVICES Hospital OTHER

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION 130 WYSE ROAD SITE DOCUMENTATION

6.0 ZONING 6.1.1b PERMITTED USES (COMMERCIAL) General business zones all for the following uses: 6.1 CURRENT ZONING • uses as set in R-4 zones According to the Dartmouth Land Use By-law, • food and grocery stores, all the properties in 130 Wyse Road are currently • local offices including offices of professional zoned as R4-C2, translating to high density people providing personal services, residential (R4) and general business (C2) • public offices, • personal service shops, 6.1.1a PERMITTED USES (RESIDENTIAL) • restaurants, • veterinary clinics without outdoor runs, High density residential zones allow for the • Business or commercial enterprises except: following uses: »»obnoxious uses and uses creating a hazard to the public • single family dwellings; »»offices other than those permitted above • a duplex dwelling; »»Adult Entertainment uses • apartment buildings; »»cabarets • two or more one-family dwellings, which are »»pawn shops attached vertically and which have their own independent entrances and exits; 6.1.2 OTHER ZONING REQUIREMENTS • basement apartments added to single family dwellings so that each building contains only For a breakdown of zoning requirements two families; including setbacks, parking, lot area, amenity • lodging houses; access and coverage please see the attached • a group home for not more than 12 residents, foldout on the next page. provided that the subject property does not abut a property that is zoned R-1 or R-2; • places of worship and associated halls; Note: As stated in the local LUB, “multiple family • schools, colleges, universities, libraries, art residential developments in the City of Dartmouth galleries, and museums; are permitted only by development agreement.” • public parks and playgrounds; This means any plans to create a residential • tennis clubs, quoit clubs, lawn bowling clubs, development of three or more units is subject archery clubs, golf clubs; to the approval of the local community council • yacht and boating clubs located within 200 which determines the appropriate built forms, feet of the shore of a lake or Halifax Harbour. set backs, densities and land uses. Values shown in the table have been samples taken from similar development agreements within the area.

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6.1.3 BICYCLE PARKING REQUIREMENTS 6.1.3a LOCATION OF BICYCLE PARKING

An extensive list of bicycle parking requirements (i) All Class B bicycle parking shall be located no are listed through in Dartmouth’s LUB. They are more than 15m from an entrance. Where there are classified as Class A and Class B where: shelters such as building awnings or overhangs or special purpose-designed shelters that protect Class A: means a facility which secures the entire bicycles from the elements, bicycle parking may bicycle and protects it from inclement weather, be located up to 30m from an entrance. and includes any key secured areas such as (ii) Class A bicycle parking may be located up to lockers, bicycle rooms, and bicycle cages. 200m from an entrance. (iii) All bicycle parking spaces shall be located on Class B: means bicycle racks (including wall hard surfaces in areas that are visible and well mounted varieties) which permit the locking of illuminated. a bicycle by the frame and the front wheel and (iv) Class B spaces shall be located at ground level support the bicycle in a stable position with two and visible to passers-by or building security points of contact. personnel. Where not immediately visible to passers-by, directional signage shall be provided. The following are requirements that are applicable for the intended site proposal: 6.2 THE REGIONAL PLAN

Multiple Family Dwellings 0.5 spaces/dwelling unit. A new version of the city’s Regional Plan has (>3 dwellings/building) 80% Class A, 20% Class B just been adopted by council in June, 2014. This General Retail, Trade 1 space per 300m² GFA. plan emphasizes the need for intensification and Service, Food 20% Class A/ 80% Class B. particularly in within the service boundaries Store, Shopping Centre, Minimum 2 Class B spaces. of the city and even more-so in the Regional Restaurants Centre. A target (set until 2031) is to have 75% of General Office, Banks, 1 space/500m² GFA. all new housing developments located in urban Medical Clinics, 50% Class A/ 50% Class B. Institutional Uses, Minimum 2 Class B spaces. communities with at least 25% to be built within Government Buildings the Regional Centre boundary. Residential infill is Recreation Facilities, 1 space/200m² GFA. to be utilized where necessary and focused in areas Community Centres, 20% Class A/ 80% Class B. that have existing city services. Developments are Libraries. Minimum of 2 Class B to promote healthy communities with access to spaces. neighbourhood amenities. Commercial Parking 5% of motor vehicle Although the selected site is zoned for a high- Structures/Lots parking provided. (>20 Motor Vehicle Spaces) Minimum of 2 Class B density neighbourhood, no residential units spaces. exist on the properties. As it is located on two Maximum of 50 spaces. main corridors as well as in the Regional Centre, Any Uses Not Specified 1 space per 500 m² GFA. development to create residential units are Above 50% Class A/ 50% Class B. heavily supported by the Regional Plan. The Regional Plan also supports the growth of

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the local and regional economy. Objectives This point will be an important one to make to create a vibrant Regional Centre through when considering development agreements for it’s commercial corridors are highlighted and the proposed site plan. articulate the need to create an environment that attracts private investment. 6.4 PROVINCIAL INTEREST Currently, the subject site is under utilized both commercially and overall land use. The majority While other municipalities in are of the site is dedicated to parking spaces and governed by The Municipal Government Act the built form (as well as the businesses within) (1998), Halifax was granted its own piece of lack the aesthetics and services that attract high legislation from the province in 2008 referred rates of consumers. The Regional Plan supports to as the Halifax Regional Municipality (HRM) redevelopment of this site not only for residential Charter, which ultimately gives the city different uses, but also to stimulate the local economy and unique planning tools. Within these two and to help remodel the Regional Centre into a pieces of legislation, identical provincial land- vibrant city core the City desires. use requirements are presented as the Provincial Interest Statements under which the city must 6.3 MUNICIPAL PLANNING STRATEGY abide by. Fives statements of interest reflect the importance of: Within the city of Halifax, 21 communities with defined boundaries exist, each with its own Land 1. Public drinking water Use By-law and Municipal Planning Strategy 2. Flood plains and protecting the public’s (MPS). Dartmouth’s MPS also identifies the need safety from flood risk areas. for housing and to look for opportunities to infill 3. Protecting viable agricultural land. areas within the service boundaries to “make 4. To make efficient use of municipal servicing better utilization of existing services” (p. 27). infrastructure. The MPS also identifies the need for5. To provide housing opportunities that Comprehensive Development Districts (CDD) accommodate the needs for all Nova Scotians. where the owner of the land parcel is permitted to negotiate with the community council to The fourth and fifth statement will be of determine the best designs and development particular interest to the site plan of this site as it plans for a given site. These negotiations (known supports the province in efficiently utilizing city as development agreements) provide the owner services and will also work towards providing with greater flexibility than regular zoning and a variety of rental housing units at a range of subdivision by-laws would (p. 28). An important affordable price points. objective that is identified within a CDD is to create an opportunity for mixed housing developments providing a variety of dwelling types, building designs and lot characteristics.

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6.5 PROPOSED AMENDMENTS

As the specifics for this site development will be at the discretion of community council, an amendment to lessen the required parking as stated in the LUB will be requested on the grounds that the site is located to one of the busiest transit hubs in the city. It is felt that in order to fully utilize the 4.33ha to its greatest potential, parking requirements should be lessened to allow for the site to generate more activity per square footage (both physically and economically) than additional parking spaces would provide.

6.6 PLAN OF SUBDIVISION

As the intent of this development proposal is to create density through residential and commercial use, the selected sites will need to be subdivided. Although conditions are dependent on the Development Officer’s discretion as well as the negotiations with the local community council, points of interest will be considered within the Regional Subdivision By-law. Parkland dedication is an example of such points of interest. In order to have a subdivision plan approved, the subdivider must dedicate 10% of the land as a municipal park. Cash-in-lieu is acceptable where parks currently exist but must be equal to10% of the total land’s market value.

27 LEGEND R-1 Single Family Residential Zone R-2 Two Family Residential Zone R-3 Multiple Family Residential Zone R-4 Multiple Family Residential Zone R-1M Single Family (Modified) Residential Zone MF-1 Multiple Family Residential Zone C-2 General Business Zone I-1 Light Industrial Zone I-2 General Industrial Zone I-3 Harbour Oriented Industrial Zone S Institutional Zone SC Service Commercial Zone P Park Zone

MAP 6a DARTMOUTH ZONING

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION 27 LEGEND DN Downtown Neighbourhood DB Downtown Business District M Marine Business PK Park and Open Space W Waterfront

MAP 6b DOWNTOWN DARTMOUTH ZONING

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION 28 Building Type Town House Stacked Town House Low-Rise Apartment Mid/High Rise Commercial and Residential

Residential Commercial Number of Bedrooms 2 (60%) - 3 (40%) 2 (60%) - 3 (40%) 1(22%), 2 (56%), 3 (22%) 1(22%), 2 (56%), 3 (22%) - Unit floor area 950-1,500sqft 700-1,500sqft 950-1,250 sqft 950-1,250sqft varies Lot area (minimum) 2000sqft 1640-2260sqft see R-4 zoning attach- see R-4 zoning attachment 5000sqft ment Lot coverage (max) 35% 40% 50% 50% 100% Lot frontage 20’ 20’ equal to or greater than dependent on development dependent on develop- 100’ agreement ment agreement Front yard set back 15’ 15’ 0’ 0’ 0’ Side yard sb 10’ on each side of row 7.5’ 15’* 0’ 0’ Rear yard sb 7.5’ 7.5’ 15’* 0’ 0’ Parking provisions 1.25 parking spaces/unit 1.25 parking spaces/unit 1.25 parking spaces/unit 1.25 parking spaces/unit ** Access to public road- private, at grade private at grade common elevator at grade common elevator (separate common entrance and way from commercial space) elevator Access to amenities private rear and front yard 33% common front area, 100sqft (1 bedroom), 100sqft (1 bedroom), 300sqft n/a 66% private rear/balconies 300sqft (2 bedroom), (2 bedroom), 500sqft (3+bed- 500sqft (3+bedrooms) (2) rooms) (2) Access for disabled at grade access 50% at grade access (50% common elevator at grade common elevator at grade common elevator at grade private staircase) Density (1) based on lot area minimum based on lot area minimum based on lot area mini- based on lot area minimum based on lot area mum minimum

*if the building is more than 50 ft high on its highest side the side yards and rear yards shall have a minimum clearance of not less than one half the height of the adjacent side of the building.

** for business and professional offices, banks, medical clinics, governmental buildings and buildings of a similar nature, one parking space per 600 square feet of floor area shall be provided, For general retail, trade and service, food store service, commercial, shopping centers, etc., one parking space for 300 square feet of floor area shall be provided. For clubs, lounges, beverage rooms, Land Use By-law taverns, full-service restaurants, drive-through restaurants and other eating establishments and buildings of a similar nature, one parking space per 100 square feet of floor area shall be provid- ed. Specifications for Dartmouth 1. In Halifax and the City of Dartmouth, no limits are set for population or unit density, instead LUBs require a minimum amount of lot area for each built form typology. The R-4 “high Density” zones are set by the area’s LUB by requiring a certain amount of lot area per unit which also varies based on building height and the number of bedrooms per unit. Developer, community coun- cils and development officers use this LUB as a guide when determining appropriate population and unit densities for an area.

2. An amenity area shall be a space set aside for recreational purposes such as communal play areas, recreational rooms, roof decks, balconies, swimming pools and tennis courts. An amenity area 130 WYSE ROAD shall have no dimension less than thirty feet. DARTMOUTH, NS

Site Documentation MAP 7 THE REGIONAL CENTRE (from The Centre Plan)

130 WYSE ROAD DARTMOUTH, NS

130 Wyse Road Site SITE DOCUMENTATION 130 WYSE ROAD SITE DOCUMENTATION

7.0 NATURAL FEATURES

7.1 LAND FORM 7.2 WATER COURSES

The highest point of the site sits at the north Dartmouth prides itself on the tremendous eastern corner, (near the top of Nantucket number of lakes within the region. The Avenue) and is approximately 45m above sea largest and most prominent in the city is the level. The site sees a steady decline moving south Shubenacadie Canal where its headwaters towards the harbour where the most southern begin in a series of large Dartmouth-based lakes boundary of 130 Wyse Road reaches its lowest and run not only to the Halifax Harbour, but also elevation of 30m above sea level. travel across the province and drain in to the The majority of Halifax Regional Municipality sits Cobequid Bay, leading to the Minas Basin and on a mass of bedrock which is a combination of eventually into the Bay of Fundy. This watershed metasandstone, slate and granite (Goodwin et. is not only of ecological importance, it also plays al, 2008). The surficial geology within the urban a significant cultural role with the communities area is dominated by “glacial derived sediment” who associate themselves with it. Although this reflecting materials of the bedrock found watershed is more than a kilometer away and below (Goodwin et. al, 2008). As bedrock is a is separated by a mass of urban form, activity hard, consolidated rock, it provides a safe and on 130 Wyse Road should take this significant stable foundation to develop on but proves to watershed into consideration during and after be challenging and expensive when looking to development phases. build under ground.

32 130 WYSE ROAD SITE DOCUMENTATION

7.3 FLORA 7.4 FAUNA

According to Halifax Regional Municipality’s As the selected site is heavily developed Urban Forest Master Plan, the selected site sits in and urbanized, species residing directly the heart of Dartmouth Central neighbourhood. on the properties are limited. Surrounding Although the area as a whole has an overall tree neighbourhoods with larger tree canopies and canopy of 22%, the Wyse Road corridor has only vegetation inventories however, are more likely 2% due to a predominance of developed land to play host to the city’s commonly seen species. and impervious surfaces providing few sites Depending on the season a variety of birds and for vegetation to grow. This commercial strip woodland creatures are visible and are likely to has been identified as a significant challenge to reside in the nearby parks as well as Mt. Hermon improve the area’s urban forest inventory. Cemetery and Brightwood Golf Course directly Although little to no vegetation exists on the site to the north. The following are commonly directly, the surrounding areas have identified seen species within the urban area of Halifax a mix of tree species highlighted below (from (Department of Natural Resources). HRM’s Urban Forest Master Plan). Brown bats, kingfisher, blue jay, white tailed deer, eastern chipmunk, red squirrel, monarch butterfly, raccoon, redheaded woodpecker.

7.4.1 AT RISK FAUNA

Tri-colored Bat, Macropis Cuckoo Bee, Barn Swallow, Canada Warbler, Rusty Blackbird, Bicknell’s Thrush, Red Knot, Chimney Swift, Piping Plover, Olive-sided Flycatcher, Eastern Whip-poor-will, Common Nighthawk, Eastern Ribbonsnake.

7.5 ENVIRONMENTAL CONSIDERATIONS

Source: HRM Urban Forest Master Plan As mentioned previously, an Esso gas station sits on the corner property of the site that forms 7.3.1 AT RISK FLORA part of the main intersection of Wyse Road and Nantucket Avenue. Environmental assessment Plymouth Gentian, Rockrose (Canada Frostweed), and proper rehabilitation of the area will have to Ram’s-Head Lady Slipper, Pink Coreopsis, Eastern be conducted to make the site, its environmental Mountain Avens, Black Ash, Eastern Baccharis, features and those surrounding it safe. Redroot, Tubercled Spike-rush, Eastern White Since a complete rehabilitation of the site is costly Cedar and time consuming, an appropriate alternative will be to remove the underground petroleum

33 130 WYSE ROAD SITE DOCUMENTATION

storage containers and cap the site build on top of. Methods of removing petroleum storage tanks and capping the area will be followed in steps and adhere to the regulations as set out by the Environmental Quality Standards for Contaminated Sites from Nova Scotia Environment (NSE). Factors for the protection of human and ecological health are identified as soil, sediment, and surface, ground and potable water. Each must be monitored and have standards that meet the Canadian Soil Quality Guidelines and the Atlantic Partnerships in Risk-Based Corrective Action (NSE, 2014).

34 MAP 10

TOPOGRAPHY

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION

33 Lake Banook

Sullivan’s Pond

End of Shubenacadie Canal System

MAP 8

WATERCOURSE

Halifax Harbour 130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION

34 130 WYSE ROAD SITE DOCUMENTATION

8.0 MAN MADE FEATURES

8.1 EXISTING BUILT FORM 8.2 SURROUNDING BUILT FORM

130 Wyse Road is home to a number of commercial Built form sharing the site’s busy intersection are enterprises. Starting from the south east corner, similar in size and function with the exception of built form on the area begins with the Esso gas the 17-storey office building/Holiday Inn Hotel station and car wash facility. Beyond this corner located on the opposite corner. On the eastern property, there is a large open parking lot to corner of the intersection sits a small separated facilitate the strip mall that occupies the majority Scotiabank branch. Beyond this, is a large parking (and the centre) of the site. This single storey strip lot to accommodate one of the City’s major bus mall is home to a number of shops and services terminals. To the north of the site is Demetreous such as a large Shopper’s Drug Mart, Dollarama, Lane and Victoria Gardens social housing No Frills Grocery as well as fast food franchises complexes. These apartments are uniformly and other miscellaneous uses (hair salon, dental situated in diagonal rows, each siting 3-storeys clinic, RBC branch). A second smaller strip mall high and made of identical red brick facade. One sits further along Wyse Road and is home to a single apartment building for this housing stock nail salon, cash loan distributor a pizza/donair stands alone at 6 stories high and is situated franchise and vacant store fronts. A parking directly across the site on Green Road. lot separates these storefronts from the busy corridor’s sidewalk. A separated Tim Horton’s drive-through is situated at the corner of Wyse Road and Green Road. On the small property in the far north eastern corner (Parcel C) sits a 24- hour McDonald’s restaurant and drive-through. This property is physically separated from the central part of the site by a higher elevation and a vertical concrete wall that forms the southern property line as well as the base for the restaurant.

37 MAP 9

CURRENT LAND FORM

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION

36 130 WYSE ROAD SITE DOCUMENTATION

9.0 CIRCULATION

9.1 ACCESS TO SITE 9.2 EXISTING TRAFFIC ON THE SITE

As this site is currently separated into four Drivers have the option to park on any of the properties, access to the site as a whole is fairly four properties depending on the purpose of prominent making it permeable to automobile the visit. All parking vicinities are located in the traffic. A set of traffic lights exist at one of the main front or to the side of the built forms and are entrances on Nantucket Avenue providing access readily connected to each other making the site to the eastern portion of the site for automobiles permeable to all forms of traffic. Loading docks traveling in all directions (moving north, south are located at the back of the plazas where service and westward). Two major access point exists trucks can enter via Green Road. It should be noted on Wyse Road and lead the driver into the south that Green Road does not connect to Nantucket and western part of the site. Left turning lanes Avenue and the only access for vehicles using this approach pedestrian cross walks and give cars entry point is on Wyse Road. Green Road gives moving in an eastern direction the option to two access points to the site, the first is connected turn left on to the provided ROW connecting the to the site’s existing ROW giving service trucks western edge of the main parking lots. Drivers access to the two strip malls. The second is located can also access the site through Green Road as at the end of the road providing vehicular access the existing ROW connects on to Green Road to the backside of McDonald’s. (albeit this back portion is made of gravel and not as well maintained). Cars choosing to utilize this 9.3 EXISTING TRAFFIC AROUND THE SITE access point however have no left turning lane from Wyse Road making the two other options As mentioned previously, the site sits on the more desirable access points for uses intended corner of two main arterial roads. Nantucket for the site. Avenue is an extension of the MacDonald Bridge Two more access points exist on the eastern and which is the closest connection to downtown southern portions of the corner sharing the main Halifax for Dartmouth. Wyse Road is a commercial intersection. These points serve as direct entries corridor that provides surrounding residential to the Esso gas station and open through ways neighbourhoods with a connection to downtown give cars access to the large parking lot for the Dartmouth. Running parallel to Wyse Road is primary strip mall. A final access point exists as Victoria Road, one of Dartmouth primary arterials an easement for the McDonald’s restaurant at that runs through some of the city’s largest the top of Nantucket Avenue. Vehicles can enter industrial business parks, to its downtown core. the restaurant’s parking lot and travel on a one Victoria Road also serves as Nantucket Avenue’s way ramp which leads to the main eastern access termination point. point to 130 Wyse Road. Woodlawn Avenue intersects Victoria Road 650m away from our site and serves as an extension of Hwy118 where cars traveling from all other parts

39 130 WYSE ROAD SITE DOCUMENTATION

of the province (including traffic from the regional 9.5 ACCESS TO TRANSIT airport) will enter the City’s boundaries. 130 Wyse Road is heavily connected to transit All of the corridors and arterials mentioned are routes. As mentioned previously, a central terminal consistently busy with typical peak times during is located adjacent to the site where 18 city and 2 rush hour traffic as well as weekends. As the commuter buses service the area. Handicap bus MacDonald Bridge is the only direct access to routes are also provided at this terminal with downtown Halifax (where the majority of financial special “Access-a-bus” services where disabled and economic activity occurs) traffic directions transit riders can utilize the system. are heavier going to Halifax in the morning with Although buses are the most popular transit opposite movements in the evening. option, the city ferry service that connects downtown Dartmouth to downtown Halifax is 9.4 PEDESTRIAN AND CYCLING ACTIVITY 1.1km away from the site and offers a 7 minute ferry ride in 15-30 minute intervals (depending Pedestrian and cycling use is accessible and on the time of day). appropriate within the site but is heavily mixed with vehicular traffic. Both Nantucket Avenue and Wyse Road are lined with side walks but provide very little connection with the surrounding built forms (due to all the parking lots in the area). The site is adjacent to a bike and pedestrian lane that runs across the MacDonald Bridge giving users access to both sides of the harbour. Although Green Road does not provide through access for vehicles, a paved pedestrian path continues the street, bringing the user to an overhanging cross walk where the pedestrians can continue on Nantucket Avenue or cross the street to a trail system that runs between Dartmouth High School and the bus terminal. Other pedestrian crosswalks that give access to the site are located at the lights on Nantucket Avenue, at the main intersection in front of Esso, as well as the two access points to the west that cross Wyse Road.

40 130 WYSE ROAD SITE DOCUMENTATION

10.0 UTILITIES Green Road pipe that boarders it. Heritage Gas is the main provider of natural gas services in the region. 10.1 SEWER SYSTEM 10.4 TELECOMMUNICATIONS 130 Wyse Road is located within the Regional Centre and is highly urbanized meaning city 10.4a FIBRE OPTICS services are plentiful. Sewer systems follow the road patterns and curbside drains are located Fibre optic lines are distributed through the use of around the periphery of the site with the highest utility poles providing sites with services such as concentration being on the south-western edge land line phones, Internet connection and cable (along Wyse Road) where the slope of the site television. Bell Aliant is the city’s fastest Internet reaches its lowest point. Flattened drains (not provider with their “FibreOp” services. According attached to a curb) are also positioned throughout to their on line service map, 130 Wyse Road is the parking lots at the lower end of the site as well on a property that qualifies for such advanced as in the middle of the main access points (on connections. Wyse Road, the Nantucket Avenue traffic lights and the entry way to McDonald’s). 10.4b CELLULAR TOWERS

10.2 ELECTRICITY According to ertyu.org, three cellular tower exist around the site with the closest belonging to Electricity for the site is delivered through utility Bell located on Green Road. A Rogers cell tower poles with main lines running on both sides of is located across the street on top of the nearby Wyse Road and the eastern side of Nantucket 17 storey office building and a third belongs to a Avenue (opposite to the site). Accessory poles smaller local company (Eastlink) which is located run along the site with connecting wires running 300m north west of the site on Wyse Road. across Nantucket Avenue to service the eastern side A main utility line also runs the length of 10.5 WASTE COLLECTION Green Road to service the back of the site. Nova Scotia Power is the primary electricity provider in Garbage collection facilities are located in the province and will continue to service the site the back of the site where dumpsters line the as well as the adjacent neighbourhoods. length of Green Road. Garbage and Organics are collected on a bi-weekly basis (each rotating 10.3 NATURAL GAS in weekly pickups) with the exception of the summer months when organics are collected Natural gas pipeline exist within the area and runs every week. Recycling material is picked up every underground for the entire length of Green Road week on regular pickup days. According to the (including the pedestrian walk way) and continues city’s website, 130 Wyse Road sits in an area where on down the opposite side of Nantucket Avenue. all of this pickup activity occurs every Wednesday. Wyse Road does not have a pipeline but it can be assumed that the site is directly serviced by the

41 130 WYSE ROAD SITE DOCUMENTATION

10.6 EMERGENCY RESPONSE SERVICES

10.6a FIRE RESPONSES 10.6c MEDICAL EMERGENCY RESPONSES

Three fire hydrants are viewed surrounding the The closest medical emergency dispatcher is periphery of the site. Two are located on Wyse located in downtown Dartmouth located 1.4km Road (on the middle median that separates away with the nearest hospital located at the traffic), and one located on the proximal side of same distance. Medical emergencies will also be Nantucket Avenue. The closest fire station to the answered to in a quick and efficient mannor. site is located 1.5km away making the response time extremely quick. The selected site is well serviced and therefore supports the city’s goal to intensify areas where all 10.6b POLICE RESPONSES of these services are established and prominent.

The nearest police station to the site is located within the Demetreous Lane social housing complex which faces onto Victoria Road. The station is 250m from the backside of Green Road make emergency response times for police also extremely quick.

42 130 WYSE ROAD SITE DOCUMENTATION

11.0 CLIMATE

11.1 PRECIPITATION 11.3 WINDS

Precipitation in the region comes primarily in the Throughout the year Halifax receives typical wind form of snow or rain. Although the region does speed of 1m/s to 9m/s ranging from “light air” to not experience a dry season, the least amount of a “fresh breeze” (weatherspark.com). Although precipitation occurs in the summer months while wind speeds for the region are generally mild, the heaviest is primarily in the late autumn and Halifax has experienced hurricanes originating in winter seasons. warmer climates that have moved up the Atlantic coast. The most notable was Hurricane Juan which Precipitation (mm) hit the city in 2003 leaving an enormous amount of damage with its prevailing winds with gusts of Month JAN FEB MAR APR MAY JUNE up to 230km/hr (Fogarty, n.d.) Average (mm) 140 119 113 113 108 94

Month JULY AUG SEPT OCT NOV DEC Prevailing wind directions over the entire year Average (mm) 94 95 117 120 143 132

11.2 TEMPERATURES

Seasonal average daily temperatures range from above 19ºC in the summer to below 3ºC in the winter. Temperature extremes rarely drop below -18ºC nor do they commonly rise above 27ºC. Source: weatherspark.com

Temperature (ºC) Month JAN FEB MAR APR MAY JUNE Avg Temp (ºC) -4 -3 0 5 10 15 Avg High (ºC) 0 1 4 9 14 19 Avg Low (ºC) -7 -7 -4 1 5 10

Month JULY AUG SEPT OCT NOV DEC Average (ºC) 19 19 16 11 6 -1 Avg High (ºC) 23 23 20 14 9 3 Avg Low (ºC) 14 14 12 7 2 -4

43 130 WYSE ROAD SITE DOCUMENTATION

11.4 SUN EXPOSURE 11.5 NATURAL DISASTER VULNERABILITY

Although the average number of daylight For the most part, Halifax has a typically calm hours throughout the year is 12hr/day, Halifax climate. As mentioned earlier however, its location experiences about 5 hours and 10 minutes of that on the eastern seaboard makes the city vulnerable time with sunny skies. to hurricanes. Often these storms lose energy by the time they reach the cooler waters of the north Daylight hours vs. Hours of sunlight (hrs) Atlantic and generally dissipate into tropical Month JAN FEB MAR APR MAY JUNE storms. As Hurricane Juan has shown however, the Daylight hrs 09:13 10:21 11:50 13:25 14:47 15:29 city is not completely immune to these disasters Avg sunlight 02:56 04:08 04:38 05:24 06:29 06:44 and with the global warming becoming a reality the city may begin to see stronger hurricanes at a Month JULY AUG SEPT OCT NOV DEC higher frequency. Often times with these storms, ocean swells Daylight hrs 15:10 14:00 12:27 10:52 09:31 08:51 become a large concern with flooding coastal Avg sunlight 07:40 07:09 05:58 05:01 3:00 02:48 communities. A strength that the city (and this The path of the sun can be depicted by the diagram site) has is the natural land formation that shelters below. During the winter months daylight comes the harbour. Although the site is located 600m in shorter durations. The Winter Solstice is shown away from the shoreline, swells and flooding below with the blue line with sunrise mapped at from large storms should not be of concern as 07:48 and sunset at 16:37. On this day, the sun the harbour remains protected from high wind reaches its highest elevation angle of 30º at noon. velocities by the surrounding land formations. The Summer Solstice is represented by the green line showing sunrise at 05:29 and sunset at 21:04 with its highest elevation at 69º around 13:15.

Source: gaisma.com 44 130 WYSE ROAD SITE DOCUMENTATION

12.0 SENSORY

12.1 VISUAL

Wyse Road is not a particularly pleasant place The back of the site shows little improvement to be in. The two main corridors that form the in terms of views and feelings of comfort. Chain site essentially exist to serve the automobile. It’s link fences separate Green Road from the public wide lanes also allow for higher than average housing communities. Large, under utilized speeds and traffic volumes. The immediate areas green spaces surround the run down apartment along the intersections have single storey strip complexes that uniformly align in rows spanning mall-esque built forms which are accompanied to Victoria Road. The most valuable view the site by large, under utilized parking lots. The lack of has is from the top of Nantucket Avenue looking vegetation and trees in the area is noticeable southward toward the harbour. The elevation making the streets bare and less comfortable for of this point provides an admirable view of pedestrians. Views from Wyse Road provide very the MacDonald Bridge along with a glimpse of little aesthetics and remains to be extremely under Halifax’s skyline on the other side of the harbour. utilized commercially and in land use. The large Future development should (and will) take block sizes and parking lot street fronts make this advantage of this iconic view to bring character area extremely uninviting to pedestrians. and place making identity to the area.

View from the north eastern corner of 130 Wyse Road

Source: Lucybear, Panoramio

45 130 WYSE ROAD SITE DOCUMENTATION

12.2 AUDITORY 12.3 OLFACTORY

Auditory characteristics on and around the Aside from the typically normal smells of burning site will be similar to those found on most busy fossil fuels from passing cars, the site has two corridors. Cars driving and idling will dominate business that tend to generate unique smells. The the sounds of the site with particular emphasis first is the McDonald’s on the top of Nantucket during the morning and evening rush hour traffic. Avenue where the smell of deep fried food tends Sounds of the bridge tolls will also be heard on to linger. The second smell produced on the site the site. Often times the tolls will sound a large is from the Esso gas station located on the corner “buzz” as cars often fail to pay the $1 fee to cross of the intersection. Generally these smells tend the bridge (usually due to a lack of credit on their to be an undesirable trait to have in the site and bridge passes or because change was dropped development will work to minimize such odours. while drivers attempt to throw their money into the fee collection baskets). Bus traffic would also be heard when on the site as both Nantucket Avenue and Wyse Road are heavily utilized by the public transit routes.

46 130 WYSE ROAD SITE DOCUMENTATION

13.0 CULTURAL 13.3 DENSITY

13.1 SURROUNDING NEIGHBOURHOODS The area of the combined three census tracts is 6.03sqkm. With a population of 7,807, the density 130 Wyse Road has a large number of residential of this area is at 1,295 people per square kilometre neighbourhoods surrounding the area with or 13 people per hectare. residential housing located in close proximity in all directions. Within the Halifax Regional 13.4 INCOME Municipality Census Metropolitan Area (CMA), 130 Wyse Road is located at north western edge The average household income for the of census tract 0110.00. To project accurate data surrounding community is quite a bit lower when for the surrounding neighbourhood of the site, compared to the CMA as a whole. Using a weighted adjacent census tracts 0111.00 and 0109.00 were average method, the average household income also included within the following analyses. Total (after tax) for the 3 census tracts is $43,205CAD, populations and weighted averages have been almost $20,000CAD less than the CMA’s average combined from the three identified census tracts of $62,533CAD. It should also be noted that out which will represent the following demographic of the three census tracts, the one 130 Wyse Road data taken from the 2011 census as well as the resides in is strikingly low having an average yearly 2011 National Household Survey. income of $28,169. This is not entirely surprising however as the majority of residents living 13.2 POPULATION AND AGE within this census tract are located in the public housing complexes on the north side of Green The total population of the surrounding residential Road and would therefore likely generate a lower neighbourhood is 7,807 people. A distribution of average income than the rest of the surrounding ages is shown below with the area’s median age neighbourhoods. being 44.2 years old. 13.5 ETHNICITY Population by Age Cohort Within the Wyse Road community, approximately 6% of the residents are immigrants with 42% 660 665 700 615 635 645 immigrating from Europe and 31% from Asia 585 570 600 525 515 (National Household Survey, 2011). 500 365 380 400 310 285 260 300 225 215 195 170 Popula'on Popula'on 200 The primary language spoken in the area is English 100 where a commanding 91% of residents speak it 0 on a day-to-day basis. French was identified as 0-­‐4 5-­‐9 85+ 10-­‐14 15-­‐19 20-­‐24 25-­‐29 30-­‐34 35-­‐39 40-­‐44 45-­‐49 50-­‐54 55-­‐59 60-­‐64 65-­‐69 70-­‐74 75-­‐79 80-­‐84 a mother tongue in 2% of the residents in the Age Cohorts Source: 2011 Statistics Canada Census community and 4% identify other non-official languages as being predominantly spoken (with a

47 130 WYSE ROAD SITE DOCUMENTATION

distribution between Arabic, Chinese and Eastern the area. This area sees a 25% ridership to and European). No residents indicated any use of from their workplace where as only 12.7% of Aboriginal languages spoken at home or at work workers in the CMA utilize the transit system. (StatsCan, 2011). This could be due to the large terminal in the area with multiple routes that disperse throughout Of the 7,755 respondents to the 2011 National the city. Household Survey, 8% of the community population indicated they were visible minorities 13.7 FAMILY STRUCTURE with 60% of them being African Canadian. Those of Filipino and Chinese descendent’s follow each In the surrounding community the average holding 13% of the visible minority population. number of people per household is 1.8. Compared to the CMA as a whole (2.3 persons/ 13.6 EMPLOYMENT household) this shows to be noticeably lower. Of the 4,285 private dwellings in the area 30% According to the 2011 NHS, 65% of the total are 0-1 bedroom units, 36% are 2 bedroom, 25% population who are 15 years or older are have 3 bedrooms and 9% have 4 or more. in the labour force. This number shows to The total number of families living in private be comparable to the city who has a 69% households within the community is 1,910. representation. Employment rates in the area Of these families, 1,445 of them are married or fairs slightly better than it does in the rest of the living with a common law spouse. The number Halifax CMA. Unemployment rates for the Wyse of couples with children living at home is Road community is at 5.7% compared to an 1,040 with over half only having one child (560 unemployment rate in the city of 7.2%. families). Single parent families are more prevalent in When looking at occupation, the 2011 NHS the Wyse Road community than they are in the uses those set out by the National Occupational larger CMA with 24% of families being managed Classification System. Of the nine categories, by single parents (16.7% in the CMA). Of these Sales and Services hold the largest share of single parent families, 86% are women, the workers with 33% of the workforce falling majority of them caring for one child (70%). under this classification. Business and Finance/ Administration following holding 20% of the Housing stock in the area has a mix of single workforce. detached units and apartment buildings ranging in sizes. Although single detached homes have According to the NHS, 87% of the employed the highest share of built form (holding 33%) population in the Wyse Road area must travel to the majority of them lie further away from the work located at a “usual place.” Those commuting site itself (in the outer boundaries of the set to work have a median travel time of 20.1 minutes demographic area. Within the 0110.00 census and 55% of workers travel as the driver of a car, tract, two thirds of families live in apartment truck or van (Halifax CMA workers have a 68.7% buildings. share for the same travel mode). A notable difference between the subject community and the city however is the level of transit ridership in 48 130 WYSE ROAD SITE DOCUMENTATION

13.8 CRIME 13.9 SOCIAL

A report done in 2012 by CBC News has generated The Demetreous Lane Tenants Association a list of crimes that had been reported to Halifax works within the community to organize events, Regional Police for the current year. The report after school programs, food bank drives and splits the region into 9 geographical categories distributions as well as other extra curricular enclosing 130 Wyse Road in to the “East” which also activities such as BBQ’s, cooking classes and field consumes Dartmouth North and its downtown. trips during the summer months. It partners The study found that 3,667 crimes were reported with the local police station in working to keep for the area in the year 2012 with 1,432 incidents the area safe and to protect at risk youths from being property damage. Assaults follow with 754 inappropriate exposures to criminal activities. incidents and break and enters come in third with 291. The Dartmouth Boys and Girls Club is another important organization within the community It is also worth mentioning that the community that works with residents to provide extra housing facilities located behind the site (on curricular activities to children within and around Demetreous Lane and Victoria Gardens) have a the community. It works to hold events bringing certain negative stigma attached to them as they neighbours together as well as provide counseling are considered to be priority neighbourhoods services to those who need it. that house violence and weapon attacks more frequently than other areas of the city. It is one of these attacks in fact, where Demetreous Lane came to be given its name due to the casualty of a child from rounds of gun fire on the property. Members of the community are working hard however, to relieve the area from this reputation with particular mention to the Demetreous Lane Tenants Association which will be discussed in the next section.

49 0109.00

0111.00

0110.00 MAP 10

NEIGHBOURHOOD CENSUS TRACTS

130 WYSE ROAD DARTMOUTH, NS

SITE DOCUMENTATION

48 130 WYSE ROAD SITE DOCUMENTATION

14.0 OTHER REGULATIONS

14.1 THE CENTRE PLAN

Aside from what has been mentioned in the report thus far, the only other piece of legislation that will heavily influence 130 Wyse Road is a plan currently being discussed and revised by Regional Council. The Centre Plan is working to create a regional centre that is active and attractive for private investors to develop on. It is working to re- write the land use bylaws into one comprehensive document (instead of having multiple for a relatively small region). Preliminary work has identified 130 Wyse Road as an “opportunity site” which will be fast tracked for development once The Centre Plan passes. The neighbourhood (and the commercially stagnant corridors that run through them) is due to have its own secondary plan once The Centre Plan happens. The City has taken initiatives to jump start this process by holding community engagement sessions with residents.

14.2 AIRFIELD REGULATION

CFB Shearwater Airfield is located 6km to the east and places a number of zoning restrictions on the surrounding parcels of land which are set out in the Canadian Forces Base Shearwater Airfield Zoning Regulations. These restrictions (including heights, built form placement and dimensions) do not apply to 130 Wyse Road as it does not fall within the airfield’s catchment area. Similar conditions apply with the region’s charter airport (Halifax Stanfield International Airport) which sits 28km to the north. Although federal zoning regulations apply to its neighbouring properties, 130 Wyse Road is free from these standards due to the distance situated between the two sites.

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15.0 REFERENCES

Canadian Forces Base Shearwater Airfield Zoning Regulations (C.R.C., c. 78). Retrieved November 6, 2014 from: http://laws-lois.justice.gc.ca/eng/regulations/C.R.C.,_c._78/page-1.html.

CANSIM II; series V735319. E-STAT ed. Statistics Canada. 2011. Ottawa, Ont.: Statistics Canada.

CBC Nova Scotia (2012). 2012 Crime Statistics for Halifax. CBC News. Retrieved November 5, 2014 from: http:// www.cbc.ca/ns/news/interactives/2012-crime-stats/

Climatemps.com (n.d.). Halifax, Nova Scotia Climate & Temperature. Retrieved November 2, 2014 from: http:// www.halifax.climatemps.com/

Demetreous Lane Tenants Association. (n.d.). Demetreous Lane. Retrieved October 20, 2014 from: http:// dlta.chebucto.org/Demetreous/Welcome.html

Department of Natural Resources. (n.d.) Species at Risk OVerview. Department of Natural Resources. Retrieved November 5, 2014 from: http://novascotia.ca/natr/wildlife/biodiversity/species-list.asp

Department of Natural Resources. (n.d.) Wildlife & Birds of Nova Scotia. Department of Natural Resources. Retrieved November 5, 2014 from: http://novascotia.ca/natr/wildlife/wns/wns7f.asp

Ertyu.org (n.d.). Canadian Cellular Towers Map. Retrieved November 3, 2014 from: http://www.ertyu.org/ steven_nikkel/cancellsites.html

Fogarty, Chris (n.d.) Hurricane Juan Storm Summary. Canadian Hurricane Centre. Halifax, NS. Retrieved November 4, 2014 from: http://www.novaweather.net/Hurricane_Juan_files/Juan_Summary.pdf

Goodwin, T. A. 2003: in Mineral Resources Branch, Report of Activities 2002; Nova Scotia Department of Natural Resources, Report 2003-1, p. 41-47. Retrieve Novemeber 3, 2014 from: http://novascotia.ca/natr/ meb/data/pubs/03re01/03re01_goodwin.pdf

Goodwin, T. A., McIsaac, E. M., Ford, K. L. and Friske, P. W. B. 2009: in Mineral Resources Branch, Report of Activities 2008; Nova Scotia Department of Natural Resources, Report ME 2009-1, p. 35-43. Retrieved from: http://www.smu.ca/partners/cbemn/documents/RadonSoilGasinHRM.pdf

Greater Halifax Partnership (n.d.). About HRMbyDesign. Retrieved Novemeber 2, 2014 from: http://www. greaterhalifax.com/en/home/aboutus/Projectsinitiatives/about_hrmbydesign.aspx

Halifax Regional Municipality (1978). Land Use By-law for Dartmouth. Halifax Regional Municipality. Halifax, NS. 52 130 WYSE ROAD SITE DOCUMENTATION

Halifax Regional Municipality (1978). Land Use By-law for Downtown Dartmouth. Halifax Regional Municipality. Halifax, NS. Halifax Regional Municipality (1978). Municipal Planning Strategy for Dartmouth. Halifax Regional Municipality. Halifax, NS. Halifax Regional Municipality (2006). Regional Subdivision By-Law. Halifax Regional Municipality. Halifax, NS.

Halifax Regional Municipality (2014). Regional Municipal Planning Strategy. Halifax Regional Municipality. Halifax, NS.

Heritage Gas (n.d.). Natural Gas Availability Map. Heritage Gas Limited. Retrieved November 2, 2014 from: http://heritagegas.com/availability-map/

HRMbyDesign (2012). The Centre Plan: Phase 1, Meeting May 2, 2012. Halifax Regional Municipality. Halifax, NS.

LoopNet.com (n.d.). 390 Windmill Road, Dartmouth NS, B3A1J6 – Available for Sale. Retrieved November 3, 2014 from: http://www.loopnet.com/Listing/17260093/390-Windmill-Road-Dartmouth-NS/

LoopNet.com (n.d.). Royal Bank Building Portland Street, Dartmouth NS, B2Y1H4 – Available for Sale. Retrieved November 3, 2014 from: http://www.loopnet.com/Listing/18856839/42-Portland-Street- Dartmouth-NS/

LucyBear, (2011). Nantucket Ave. Panoramio Google Maps. Retrieved November 6, 2014 from Google Earth

Nova Scotia Environment (2014). Environmental Quality Standards for Contaminated Sites: Rationale and Guidance Document. Nova Scotia Environment. Halifax, NS.

Service Nova Scotia. (2006). Section 5.1: Statements of Provincial Interests. Local Government and Resource Handbook. Halifax, NS

Statistics Canada, 2011 National Household Survey, Statistics Canada Catalogue no. 99-012-X2011026. Retrieved from: http://www12.statcan.gc.ca/nhs-enm/2011/dp-pd/dt-td/Dir-eng.cfm

United Way of Halifax Region. (2010). Dartmouth North Community Snapshot. United Way. Halifax, NS.

Weatherspark.com (n.d.). Average Weather for Halifax Regional Municipality, Nova Scotia, Canada. Retrieved November 3, 2014 from: https://weatherspark.com/averages/28270/Halifax-Regional-Municipality-Nova- Scotia-Canada

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