Land Use Compatibility. MPS policy calls for the consideration of the compatibility of architectural design and scale of new buildings relative to nearby land uses. Given that the only building within sight of the subject site is the Exhibition Centre which is located approximately 250 metres away to the southeast, no architectural provisions have been included within the proposed development agreement. Rather, the agreement requires the proposed development adhere to the standards set forth in the General Business Zone. This is to ensure that if the proposed businesses ever cease to operate, the remaining building would be in keeping with a zone, and its permitted uses, for which there is enabling policy (Policy RB-9). MPS policy also directs consideration be given to an adequate separation distance being maintained from low density residential development. Map 3 illustrates the distance of the proposed development from the nearest residential areas, which is at minimum 1.7 kilometers. No negative impact on these residential areas is anticipated. Traffic A traffic impact study was submitted in support of this application. A full traffic study was warranted due to the specific uses being proposed and the of importance of, and high traffic volumes along, Prospect Road (Route 333). This portion of Prospect Road is owned and maintained by the Nova Scotia Department of Transportation and Infrastructure Renewal (NSTIR) who have participated in the review of this application. The proposed development will have two access points on Prospect Road as shown on Schedule B of Attachment B. The southern access is currently in existence and is one of two access points that serve the Exhibition Centre. This existing access is proposed to continue to serve the Exhibition Centre as well as the proposed development. NSTIR has advised that a right turn lane from Prospect Road onto the subject site utilizing this access will be required should the proposed development be approved. The northern access to the proposed site, when constructed, would be the third and final access permitted by NSTIR from Prospect Road to the Exhibition Grounds. Both access points have been reviewed by NSTIR and have been deemed suitable. With respect to pedestrian circulation, the proposed development agreement requires a dedicated pedestrian walkway be constructed from the main building southward toward the existing transit stop on the Exhibition Grounds. Where the required walkway crosses the queueing lane for the drive...
Land Use Compatibility. The proposed use is for a single unit dwelling which is the same use as the surrounding community. The use will therefore be compatible with surrounding neighbourhood and will not be obtrusive. Case #2023-00191: Development Agreement Bellarosa Way, Halifax Community Council Report - 4 - December 5, 2023 Priorities Plans In accordance with Policy G-14A of the Halifax Regional Plan, this planning application was assessed against the objectives, policies and actions of the priorities plans, inclusive of the Integrated Mobility Plan, the Halifax Green Network Plan, HalifACT, and Halifax’s Inclusive Economic Strategy 2022-2027. While these priority plans often contain policies which were originally intended to apply at a regional level and inform the development of Municipal Planning Strategy policies, there are still components of each plan which can and should be considered on a site-by-site basis. Where conflict between MPS policy and priority plan policy exists, staff must weigh the specificity, age, and intent of each policy, and consider how they would be applied to a specific geographic context. In this case, the proposed development does not conflict with any specific objectives, policies or actions of the priorities plans.
Land Use Compatibility. The preamble to Policy RD-5 states: “Given the relatively large lot sizes in residential areas and the distances between dwellings, there are instances where less stringent controls on a home business, either in a dwelling or an accessory building, would be appropriate and could be accommodated without interfering with neighbouring uses.” The proposed development agreement (Attachment A) includes the same requirements for a home business use as exist under the existing zoning, while allowing the construction and operation of the greenhouse separate from the residential dwelling. Case 19430 – 215 Xxxxxxx Xx, Hubbards Community Council Report - 3 - June 15, 2015 The applicant’s plant nursery business is small in scale and unobtrusive. The use is consistent with a residential environment, as the greenhouse is of a suitable scale for personal use. The large size of the lot, significant setbacks from property lines and buffering in the form of existing forest cover will limit the impact of the proposed greenhouse on adjacent properties (Schedule B of Attachment A). Furthermore, the proposed greenhouse is well within the allowable size for accessory buildings under the Land Use Bylaw. The total lot coverage, including the existing dwelling, existing accessory buildings and proposed accessory building, is well below the 35% maximum permitted. There are no proposed changes to existing driveways or parking on the property. As the business will involve primarily mail-order sales and there will be little or no retail sales on-site. Accordingly, the NS Dept. of Transportation & Infrastructure Renewal (NSTIR) does not anticipate the proposed greenhouse will impact traffic circulation in the area as result of the development. Planning Advisory Committee Review The proposal was reviewed by the St. Margaret’s Bay Coastal Planning Advisory Committee on March 26, 2015 and the Committee passed a motion to recommend approval of the application without conditions. The Committee will submit a separate report to Community Council on the matter Conclusion The proposed development agreement is consistent with the policies of the MPS. Therefore, staff recommends that Community Council approve the proposed development agreement as contained in Attachment A.
Land Use Compatibility. The City intends that land uses surrounding the airport be compatible with the airport and vice versa. Airport impacts that would affect land use compatibility include noise and safety. Land use to the north of the airport, along CSAH 1, is mainly Public Open Space and Low Density Residential, with some Medium Density Residential and Industrial use. To the south is the Minnesota River Valley, which is Public Open Space. To the east of the airport, most of the land use is Low Density Residential, and Public Open Space, including Homeward Hills Park. The landfill adjacent to TH 212, guided Industrial, is permanently closed and now compatible with the airport. Land use to the west is generally Low Density Residential, Church, and Public Open Space to accommodate runway approach zones. To the southwest, land use is Office, Medium Density Residential, Low Density Residential, and Public Open Space. The Office use serves as an important land use buffer between the airport and the residential uses. The MAC proposes to acquire land to the east, west and southwest of the existing airport to accommodate a proposed runway expansion plan and to further land use compatibility. The City has revised the Land Use Guide Plan for 2000-2020 to show this area guided for Airport use. In addition to the aviation functions and facilities at Flying Cloud Airport, seaplane activities are occurring on Lake Xxxxx and Bryant Lake. To the City’s knowledge, all seaplane operations are in conformance with the Minnesota Department of Transportation Rules and Regulations.
Land Use Compatibility. The City will promote land use compatibility for lands surrounding Flying Cloud Airport by reviewing all proposed development in areas surrounding the airport for consistency with the airport and by periodically reviewing its land use plans and policies. Eden Prairie shall notify MAC of any public hearing at which Eden Prairie will consider amending the Eden Prairie Comprehensive Guide Plan to permit development of residences on any property that is shown in the then-current Comprehensive Guide Plan as being exposed to Airport noise in excess of DNL 60 dBA.
Land Use Compatibility. The Mixed Use C designation allows a wide range of uses as it is intended to recognize the semi- rural development characteristics of the area, with a traditional mix of low density residential, home business and resource uses. The MU-2 (Mixed Use) Zone permits a range of land uses from residential, composting operations, resource uses, commercial uses and some manufacturing uses. Through the provisions of the proposed development agreement (Attachment A), a kennel is a compatible land use and would have fewer impacts on existing residential dwellings than the majority of the as-of-right MU-2 uses. The applicant is proposing a 3,000 square foot building to be used for the kennel (dog daycare and boarding). The development agreement allows 30 dogs with 6 dogs permitted for overnight boarding and a large outdoor dog run. The nearest single unit dwelling is approximately 146 feet (44.5 m) from the proposed outdoor dog run, with the other single unit dwellings being located over 400 feet (122.5 m) away. To minimize impact, the proposed development agreement requires buffering and fencing of the outdoor dog run (Attachment A). The proposed accessory building is larger than the existing residence, but is located behind the existing dwelling and oriented so its narrow side faces Sackville Drive. This will reduce the visual impact of the proposed building from Sackville Drive. The proposed development agreement prohibits a large blank wall facing adjacent residential dwellings and a flat roof design. These two architectural provisions ensure the design of the proposed building is compatible with surrounding residential buildings.
Land Use Compatibility. One of the key considerations when reviewing an application that requests an amendment to a Planning Strategy is the compatibility of the proposed land use with existing residential neighbourhoods. The size and location of the subject site allows for the integration of Case 17759 – MPS/LUB Amendment and DA – Dutch Village Road. Council Report - 9 - July 22, 2013 commercial and multi-unit residential uses in an appropriate manner that ensures compatibility with surrounding land uses. Staff believes that the proposed development is consistent with uses along Dutch Village Road which consist of minor commercial businesses in conjunction with residential uses. Further, the subject site is bounded by Deal Street, Dutch Village Road, Xxxxxx Street and Percy Street, as shown on Map 2. Lands to the north consist of a mixture of low density residential uses such as single unit and duplex dwellings, and transition to mid-rise and high-rise mix use buildings with commercial or office uses on the ground levels towards Dutch Village Road.
Land Use Compatibility. The proposed 7-storey addition, while higher than the existing 4-storey and 3-storey apartment buildings in the immediate area, is compatible with its surroundings. Likewise, the use of different exterior materials on the addition, such as non-combustible siding and architectural panels in comparison to primarily brick, wood and vinyl siding on the existing buildings, poses no compatibility concerns. Setbacks from the addition to the nearest residential building (40 feet from property line, approximately 75 feet between buildings) are reasonable and exceed the minimum setback requirements of the LUB.
Land Use Compatibility. Identify land use issues associated with the dredging of Las Gallinas Creek and the disposal at the airport site. Evaluate potential impacts associated with compatibility of disposal at the airport, and identify potential conflicts or impacts due to dredging related noise, work windows, air quality, utility conflicts, and conflicts related to recreational use and dredging operations.
Land Use Compatibility. The proposed development agreement contains a number of requirements aimed at ensuring the proposal is compatible with surrounding single unit residential, townhouse and convenience commercial uses. The commercial buildings are located approximately 39.6 meters (130 feet) from the western property line (Alpine Drive). The multiple unit dwelling is located approximately 37.7 meters (124 feet) from the western property line (Alpine Drive) and 87 feet (26.5 meters) from the south property line (condominium development). In addition, the proposed agreement requires existing vegetation to be retained along both west and south property boundaries to provide a buffer between the proposed development and adjacent properties. Xxxxxx-Xxxxxxx Lake Master Plan The intent of the Xxxxxx-Xxxxxxx Lake Master Plan is to ensure development, within the Xxxxxx Xxxx Watershed and Xxxxxxx Xxxx Sub-Watershed, occurs in an environmentally sensitive and comprehensive manner. The Master Plan was to address issues and constraints to future development within the area such as transportation, municipal services, land use, environmental opportunities and constraints and so on. Many of these issues and constraints have been addressed as part of the proposed MPS and LUB Amendments (Attachment A and B) and development agreement (Attachment C). As such, the proposed development is consistent with the intent and objectives of the Xxxxxx-Xxxxxxx Lake Master Plan Area.
