Planning Application: Development Agreement Lovett Lake Estates ...

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In terms of placement of dwelling types within the development, it is the intent of the Developer to integrate different unit types throughout the development and avoiding confining a particular dwelling type to one area of the development. For terms of simplicity to illustrate lot and dwelling type, the concept plan shows blocked areas of housing type; however, this does not reflect the intention of placement of dwelling types within the development. Lovett Lake Estates responds to the local character of the area, as single-detached units constitute half of the housing mix, while providing a greater diversity of housing options through the incorporation of semidetached and townhouse dwellings. In addition the proposed design of the development incorporates a curvilinear internal street network and lot fabric which is consistent with the adjacent neighbourhood of Beechville Estates. In keeping with the neighbouring community of Beechville Estates, minimum lot frontages for singledetached and semi-detached dwellings (per unit) will be 32 feet, with a minimum lot area of 3,200 sq.ft. Depending on the market, demand for larger single-detached lots may be desired. In such a circumstance, minimum lot frontages on larger single-detached lots will be 40ft. Townhouse lots will have a minimum lot frontage of 20ft (per unit) and a minimum lot are of 2,000 sq.ft (per unit). While the concept plan does identify a total number of dwelling units and specific range of dwelling unit types, it is proposed that the final mix and number of dwelling units be primarily a function of the proposed density cap of 20 PPA. In addition to the density cap, the final dwelling type mix would also remain generally consistent with the 50:50 single unit to non-single ratio suggested in text within the TLB MPS for development within CDD’s. The Developer would stay within the proposed density cap of 20 PPA, while having the ability to adjust the ratio of unit types (single-detached to other dwelling types). This proposed flexibility will allow the Developer to respond to evolving market conditions, provide an increase range of dwelling and lot configuration options and helps to ensure that the proposed community infrastructure investment being brought forward by the Developer can occur. A lower density within the proposed development would have direct implications on the ability of the Developer to provide for the proposed community infrastructure investment outlined within this application. GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7 Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com
3.2 Servicing Capacity and Stormwater The proposed development is within the Beechville, Lakeside, Timerberlea (BLT) service boundary. Due to present issues relating to sanitary capacity at BLT Waste Water Treatment Plant (WWTP) Nova Scotia Environment has placed a moratorium on additional sanitary servicing through the WWTP until the present capacity issues are addressed. To enable the proposed development GENIVAR has been in discussion with Halifax Water with respect to pumping sanitary sewer across the service boundary and over to the Bayer’s Lake pumping station, a tributary of the Halifax WWTP. As per the attached letter, dated March 21, 2012, Halifax Water agrees in principle with this proposal and discussions will continue with them in this regard. As shown on the attached sanitary service schematic, sanitary sewer will be pumped across the subject lands via a pumping station, constructed by Armco, connecting to a gravity sewer which feeds into the Bayer’s Lake Pumping Station and ultimately the Halifax WWTP. Potable water to Lovett Lake Estates will be provided via central water service throughout the development. Stormwater management on site will be accommodated through a stormwater management area (shown on the concept plan) designed and constructed to meet 5 year flows. As highlighted in the preliminary stormwater management schematic, the stormwater management area may take the form of underground storage or surface pond. GENIVAR is pursuing discussions with Halifax Water and the Nova Scotia Department of Environment with respect to potential opportunities to accommodate stormwater. Further discussions may identify preferred alternative approaches for stormwater and current schematic and conceptual design may be revised in response to further input recognizing that however whatever option selected must receive Department of Environment approval. In response to the environmental sensitivity of the area as the proposed development abuts Lovett Lake, erosion and sedimentation control measures will be used such as an enhanced silt fence. For more details with respect to wastewater, water and stormwater servicing, please see the attached preliminary servicing schematics. All of the environmental management measures will meet or exceed HRM and NSE requirements. GENIVAR Inc., 1 Spectacle Lake Drive, Dartmouth, Nova Scotia, B3B 1X7 Telephone: 902-835-9955 ○ Fax: 902-835-1645 ○ www.genivar.com
Page 1: Planning Application: Development A
Page 4 and 5: 1 Introduction On behalf of our cli
Page 6 and 7: 2.3 Existing Planning Designations
Page 10 and 11: 3.3 Population Density The lands ar
Page 12 and 13: A Traffic Impact Study, conducted b
Page 14 and 15: improvements to, the Baptismal Path
Page 16: GENIVAR Inc., 1 Spectacle Lake Driv

Planning Application: Development Agreement Lovett Lake Estates ...

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