Planning Application: Development Agreement Lovett Lake Estates ...

3.3 Population Density
The lands are designated a Suburban Local Centre under the HRM RMPS, which indicates that
residential development in these centres should be a mix of low to medium density. Under the TLB MPS
the plan area is designated Urban Residential which “encourages a mix of housing types within
undeveloped portions of the designation” (TBL MPS pg. 74).
As per Section II of the TBL MPS, “Environmental Health Services” indentifies a density of 17PPA due to
sanitary sewer capacity at the BLT Wastewater Treatment Plan. As Lovett Lake Estates is proposed to be
serviced via the Halifax Water Wastewater Treatment Plan, and given that the lands fall within a
Suburban local centre, it is our opinion that a density higher than 17 PPA is appropriate for the proposed
development. The density proposed for this development is 20 persons per acre. As per HRM’s preapplication
comments, it is our understanding that 20 persons per acre would be considered by HRM
based on supporting rationale.
As per discussions with HRM Staff, population per acre has been calculated using a 2.25 multiplier for
townhouse and semi-detached dwellings and 3.35 for single-detached dwellings, with the resulting
population of 863.5 persons over 43.1 acres which translates to 20 persons per acre.
It is our opinion that a density of 20 persons per acre is in keeping with the character for this area. This
low to medium density range is considered appropriate given that the subject lands located in area of
transition between industrial park uses to established residential development. A density of 20 persons
per acre is also required in terms of the feasibility of land development on this site, as the hard costs to
install the required infrastructure to pump the sanitary sewer over to Bayer’s Lake are significant. In
addition to justifying the infrastructure cost for the Developer, this servicing arrangement is of benefit to
HRM as it would make efficient use of existing municipal infrastructure by using existing available
capacity at the Halifax Wastewater Treatment Plant. This would mean that when the BLT Wastewater
Treatment Plant is upgraded to address present capacity issues provisions will not need to be made to
accommodate the future development of the subject lands.
3.4 Parkland, Community Investment and Pedestrian Connections
In direct response to community feedback gathered at an open house held by the Developer (see section
3.6), recreation opportunities have played an important role in concept planning and have incorporated
into proposed Lovett Lake Estates. Members from the adjacent Beechville Estates community have
indicated as desire for more playground equipment to meet the demands of the many families with young
children in the area.
GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7
Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com