Surrounding Land Use. (s) The surrounding area is comprised of commercial, residential, and institutional uses. Surrounding land uses include: • ground floor commercial uses along Xxxxx Street and Isleville Streets; • low and medium density residential uses including 3-4 storey apartment buildings; • Canadian Forces Base Stadacona to the east; • a new 7-storey residential building with ground floor commercial uses to the west; and • a large vacant lot abutting to the north side of the site. Enabling Policy and Zoning Context The application is made pursuant to Policy 2.3.1 of Section XI of the MPS which allows Community Council to identify areas designated Major Commercial for comprehensive site planning through the development agreement process. This process is achieved through the application of Schedule “Q” of the Case 19862: 0000 Xxxxx Xxxxxx, Halifax Community Council Report - 3 - January 19, 2016 Halifax Peninsula Land Use By-law. Schedule “Q” was established to address the challenge of introducing new residential uses into existing commercial and industrial areas by negotiating, on a site by site basis, the conditions of a development agreement including; • the creation of an adequate environment for residential living on sites which may be surrounded by commercial and industrial uses; and • providing for the continued operation of adjacent commercial and industrial uses without being encumbered by new residential uses. The majority of Schedule "Q" is currently applied to lands on the west side of Xxxxx Street between Young Street and North Street, and has also been applied more recently to select sites in general proximity to the subject site (Map 3). The C-2 Zone permits commercial buildings with no restrictions on front, side or rear yards but limits the height to 24.4 metres (80 feet), with an allowance for additional height if stepped back from property lines above a height of 80 feet. Residential uses are also permitted within the C-2 Zone subject to the requirements of the R-3 (Multiple Dwelling) Zone. The application of Schedule “Q” to a site supersedes the requirements of the C-2 Zone by requiring projects greater than four dwelling units to be considered by development agreement. This provides flexibility by enabling the modification of land use by-law requirements, on a site-by-site basis, through the development agreement process.
Surrounding Land Use. These values are for the entire site, including both restoration areas, the enhancement area, and the preservation area. FWOP & FWP (data gathered from 2011 National Land Cover Data (NLCD) – see Figure 1) Land Use Weighting Factor % of 0.5 mile circle Weighted Percent Bottomland hardwood, other forested areas, xxxxx habitat, etc. 1.0 X 22 = 22 Abandoned agriculture, overgrown fields, dense cover, etc. 0.6 X 6 = 3.6 Pasture, hayfields, etc. 0.4 X 38 = 15.2 Active agriculture, open water 0.2 X 11 = 2.2 Nonhabitat: linear, residential, commercial, industrial development, etc. 0.0 X 23 = 0 43/100 = SI Figure 1
Surrounding Land Use. The 5-acre parcel to the southwest of the Preserve is currently being developed as a subdivision for 26 single-family lots. The property to the east of the Preserve is owned by the city of Sonoma and is used for hiking (Sonoma Overlook Trail). Lands to the north are used for livestock and vineyards. The property to the south is a recreational property owned by State Parks (Sonoma State Historic Park) and ball fields and a dog park owned by the city of Sonoma. West of the Preserve is a mixture of grazed lands and houses. Improvements
Surrounding Land Use. Calvary Chapel, located adjacent to the Third Street Community to the East, is also zoned Neighborhood Commercial. The RTD station and parking lot is located to the South of the Third Street Community and is zoned Neighborhood Commercial (NC) and Central Business District (CBD) A residential home, tenant occupied is located to the West of the Third Street Community. The zoning for this property is Neighborhood Commercial (NC). Residential homes and newly constructed multifamily housing are located to the North and Northwest of the Third Street Community. The zoning for these properties is Medium Density Residential, although the multifamily new construction may have been rezoned. The Third Street Community is not proposing a different use than already existing uses on adjacent properties. As a result, the Third Street Community will blend in well with the adjacent single and multifamily housing. However, to mitigate any potential visual impacts the proposed building will have on its neighbors, the Third Street Community will have built-up landscape berms, native plants and trees interwoven with mature trees and shrubbery. In addition, where needed retaining walls and fencing may be installed. Building Architectural Character BCHA recognizes the current residents are attracted to the Town’s historic character and mountain setting. Preserving the Town character is important, that is why the proposed building is similar to existing buildings in height, scale, exterior materials, and decorative features. This planned design will blend with the Town’s eclectic style and historic building character rather than dominate or overwhelm the neighborhood. The proposed building architecture has been designed to meet or exceed the Town Design Guidelines and Standards, as well as the neighborhood eclectic character of residential homes and historic commercial buildings. The Town’s mining/tourist character has been an influence in the design of the building which includes simple parapets and galvalume metal gabled sloped roof forms which are historic forms in the Town. The building could include cement board lap, board and xxxxxx, as well as accents of natural stained wood, rusted panel and natural stone water table. The building design will include LED lighting, Energy Star certification, solar photovoltaic panels on the roof and carport if funding allows, low VOC interior materials and efficient plumbing fixtures and appliances. The building gross square footage is esti...
