What is the process?
A Conservation Design Development may be considered through a two-staged Development Agreement Process. A development agreement is a contract between a property owner and the Municipality outlining the requirements for development on a specific property. It can include requirements for subdivision of land, new streets, land uses, parkland and building design.
Stage 1: Site Analysis is a preliminary site design process intended to determine open space areas to be preserved and potential areas for development. In this stage, conservation features are identified to calculate the net developable area and determine the maximum density.
Stage 2: Conceptual Design involves the delineation of roads, private driveways, lots and other physical design features of the development. In this stage, conceptual designs and technical studies are required. The Stage 2 plan required approval by the applicable community council in the form of a development agreement. If approved, the Stage 2 plan is used as final design approval for future subdivision and permit applications.
What technical information is required?
In addition to survey plans and design drawings, the following technical studies are required when submitting an application for a Conservation Design Development:
• Traffic Impact Statement prepared in accordance with HRM’s Guidelines for the Preparation of Traffic Impact Studies
• Level 1 & 2 Groundwater Assessment Report prepared in accordance with the Nova Scotia Environment Guide to Groundwater Assessment for Subdivisions Serviced by Private Wells
• Hydrogeological Assessment prepared by a qualified professional if the proposed development is to be serviced by a groundwater supply
• Proposed sewage treatment system prepared with a sufficient level of information for Nova Scotia Environment to conclude that it is feasible to service the development
• Archaeological Assessment if required by the Nova Scotia Museum
• Conceptual Stormwater Management Plan
• Conservation Design Management Plan for the long-term restoration and management of open space areas
• No Net Increase in Phosphorous Assessment if required by a Secondary Plan
The technical studies help determine where the conservation features are located on the property, the maximum density that can be considered, if the proposed development is capable of being serviced and if it will pose a traffic hazard to the existing community.