130 WYSE ROAD DARTMOUTH, NS PL8316 SITE DOCUMENTATION ANNE WINTERS NOVEMBER 7, 2014 for PROF. R. KEEBLE 130 WYSE ROAD SITE DOCUMENTATION 2 130 WYSE ROAD SITE DOCUMENTATION 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 DOWNTOWN DARTMOUTH 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 3 130 WYSE ROAD SITE DOCUMENTATION 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 4 130 WYSE ROAD SITE DOCUMENTATION 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 Halifax peninsula. 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 downtown Halifax. 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 Zellers 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. 7 130 WYSE ROAD SITE DOCUMENTATION 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 SITE DOCUMENTATION 10 130 WYSE ROAD SITE DOCUMENTATION 4.0 LAND VALUE Currently none of the properties at 130 Wyse Road are for sale.