WSP Canada Inc., on behalf of Pro Real Estate Investment is applying for a Municipal Planning Strategy (MPS) amendment for Planning Districts 1 and 3 (St. Margarets Bay) to enable non-substantive amendments to the existing development agreement commonly known as St. Margarets Square (PID 41410010) in Upper Tantallon.
The subject site is regulated by a development agreement that was approved by Western Regional Community Council on July 23, 2012. The existing development agreement permits a five-building commercial development; three buildings have been constructed, while Phases C and D remain undeveloped.
The applicant has applied to undertake non-substantive amendments to the existing development agreement for St. Margaret’s Square. The proposed amendments cannot be considered under the existing MPS policies and, therefore, in order to proceed, amendments to the Planning Districts 1 & 3 (St. Margaret’s Bay) Municipal Planning Strategy (MPS) are required.
Pursuant to Section 6.1 of the existing development agreement, the applicant has applied to undertake
non-substantive amendments. Specifically, the applicant proposes to modify the Phase C building as follows:
- Replace the second storey with a mezzanine, and reduce the building height from 2 to 1.5 storeys;
- Increase the building footprint from 17,000 to 18,700 square feet;
- Reduce the gross floor area from 34,000 to 19,825 square feet; and
- Alter the building’s exterior architectural appearance.
The applicant’s proposal also incudes the following components:
- Landscaping modifications to Phase C and D;
- Revised fascial wall signage;
- A new double-tenant pylon sign to replace the existing Tim Horton’s pylon sign;
- A new single-tenant pylon sign near the east driveway; and
- Temporary parking spaces on the Phase D site until the building is constructed
The application will be considered under the Municipal Planning Strategy Amendment Process.
Adjacent property owners have been notified of the proposal by mail and can provide feedback if they wish to do so. A sign is posted by the applicant on the subject site advertising the intent to amend. Staff consulted with the North West Planning Advisory Committee on October 3. Staff have undertaken a detailed review of the application and will be sending a recommendation report to North West Community Council. Notices of the date, time and location of the Resolution of Regional Council will be advertised in the future.
Documents Submitted for Evaluation
The applicant has submitted plans and studies required by HRM staff to properly evaluate the application. The documents are also available for review at the Planning Applications office in Downtown Dartmouth.