Windmill Road Corridor Zoning

Context
Windmill Road
Windmill Road Corridor Zoning
The current Land Use Bylaw (LUB) for this area focuses mainly on separating land uses, requirements for parking, distances between buildings and maximum heights. These
zoning tools do little to encourage complete communities with a mix of uses, walkable streets, and protection of established neighbourhoods. Phase 1 of the Centre Plan proposes
updating the existing LUB to accommodate opportunities for well-designed development on this key corridor, while protecting the character and scale of surrounding
neighbourhoods.
The maps below identify the portion of the corridor to be included in Phase 1 of the Centre Plan and affected by the amended LUB. Comments/feedback regarding the boundaries
of the study site are welcome.
Windmill Road Corridor
Boundary
Street view of Windmill Rd. Corridor
Current Zoning in Dartmouth
The C-2 zone allows most commercial uses, except for cabarets, pawn shops,
and adult entertainment. There is no maximum building height (except for certain
lands near Lake Banook where there is a 35' limit), and buildings can cover
almost the entire lot except for 10' landscaped areas abutting streets and
residential zones. The zone also allows certain residential uses - single and two
unit dwellings, townhouses, and group homes. For more than 2 units the
development agreement process, which requires public consultation and
approval by council, allows consideration of larger scale buildings.
The R-3 and R-4 zones allow single and two unit dwellings, townhouses, and
group homes for up to 12 residents. For more than two dwelling units the
development agreement process, which requires public consultation and
approval of council, allows consideration of large scale buildings in the zone.
There is no height limit in the zone.
The R-2 zone allows only single and two unit dwellings, and group homes for up
to 6 residents. Lot coverage of buildings is limited to 35%.
The P (Parks) zone allows only parks and open spaces. The S (Institutional)
zone allows schools, government offices, and public works.

Alternatives
Windmill Road
Windmill Road Corridor Case Study
The case study below compares the existing build form context with the allowable full build-out under current regulations and the possible full build-out under proposed
regulations. The specific site was chosen, as it highlights key attributes of the proposed regulations for its respective corridor.
Existing Build Form Context
Full Build-out Under Current Regulations
Current zoning regulations focus on controlling and separating uses, i.e. commercial, residential and institutional
uses. These regulations may include maximum heights, maximum lot coverage, and minimum requirements for
parking and building setbacks to property lines. However, the existing regulations do little to encourage good
design and only minimally reflect adjacent properties. The lack of design guidelines can result in a building that
overwhelms its site, that does not positively contribute to the pedestrian experience, and which overshadows its
adjacent neighbourhood.
Possible Full Build-out Under Proposed Regulations
The regulations under consideration will encourage mixed use residential and commercial developments along
corridors, which will contribute to the concept of complete and walkable neighbourhoods. In some cases,
maximum proposed heights will be greater than what is allowed under existing regulations. In other cases,
the maximum proposed heights will be less than what is currently allowed. In both cases, however, the proposed
height framework will better reflect the build form context of the existing neighbourhoods, all the while allowing
for economically viable building heights. The maximum height and massing controls which will be applied to each
site will preserve sky views, will ensure a minimum amount of sunlight on sidewalks, and will mitigate against
adverse wind conditions. New design guidelines will result in an aesthetically pleasing architecture and will
ensure a positive pedestrian experience.

Proposed
Windmill Road
Facilitating Development While Protecting Neighbourhood Character
This project proposes to create guidelines that will protect the unique characteristics of this neighbourhood and surrounding streets, while capitalizing on the opportunity to bring
growth and vitality to the community. The guidelines will introduce key design standards to ensure that buildings fit and enhance the neighbourhood. These standards will protect
sunlight and skyview, while controlling wind and shadow. Street wall heights, building heights, stepbacks, setbacks, etc. will respect adjacent properties while allowing for
increased density.
The table and images below describe some of the key design standards proposed for this area. Please share your thoughts on these.
Key Building Variables
Windmill Rd.
Section View
A
Building Line
(The line at which a new building
must establish it's Street Wall)
Setback needed to
have 4.5m Sidewalk
(-4.5m )
B
Required Public Way
(distance between facing building
lines)
( 20.8m )
C
D
Max Ht.
Max Street Wall Ht.
(% of distance between facing
Building Lines)
1.25* Public Way
( 26.0m )
80%
( 16.64m )
E
Max Rear Ht.
0.60 * Back Street R.O.W.
( 18.0m )
F
Front Angular Plane
45 degrees from top of
Street Wall
G
Rear Angular Plane
45 degrees from Rear Set
Back at Rear Wall Ht.
NOTE
Design Guidelines
Rules From Downtown
Halifax Design Manual
The proposed design standards reflect
the existing buildings and maintain a
human scale from the street by
permitting a maximum of 4 storeys at the
building front, which could then stepup
to a maximum of 8 storeys.
8 storeys would be the maximum height,
based on the width of Windmill Rd.
View Looking South West From Windmill
View Looking North West from Windmill
At the rear, the building would again
stepdown to 5 storeys, to ensure that the
existing neighbourhood at the rear is
respected.
View Looking North East From Rear.
View Looking South East From Rear

What Do You Think?
Windmill Road
Windmill Road Corridor Neighbourhood Character
The questions below are intended to help the Centre Plan team determine how residents feel about the proposed building form, and what other design qualities should be
considered to enhance the neighbourhood.
1. Think about a street that you like anywhere in the world. What is it about it that makes
it great?
2. Take a look at the proposed building model for this corridor, does this massing and
scale achieve the goal of densification while still fitting well with the adjacent
neighbourhoods? Do the step-backs and transitions respect adjacent properties?
3. Understanding this is a corridor intended for densification, what should we protect and
enhance? What other design qualities should be considered?
4. Do you have any other comments?