MPSA-2025-01929 – 4 Fernhill Drive, Dartmouth

Request

ZZAP on behalf of the property owner has applied to create a site-specific development agreement policy for light industrial uses at 4 Fernhill Drive, Dartmouth (PID 41079807) that are supporting and similar to the abutting property at 386 Windmill Road, Dartmouth (PID 41079799) under the same ownership. 

Proposal

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The applicant is proposing to consolidate the business operations of 4 Fernhill Drive (PID 41079807)  by using the vacant property for outdoor storage and storage yard use. The property abuts their existing and active operations at 386 Windmill Road (PID 41079799). The proposed uses are not permitted as-of-right under the COR Zone in the Regional Centre Land Use By-Law (LUB). The applicant has requested a development agreement policy option to accommodate the proposed uses. No building is proposed on the site in the immediate future, but a building may be explored in the long term (10+ years). The major aspects of the proposal are as follows:

• The property is under common ownership to abutting 368 Windmill Road and was purchased from HRM in 2019 with the purpose of supporting operations of LakeCity Works.
• LakeCity Works plans to end an off-site lease agreement for storage, which will increase available operational funds for services and programs.
• Creation of 5 new part-time positions short term and up to 20 part-time positions in the long term.
• Outdoor storage of materials with some lot clearing and grading required.
• Development agreement option to permit underlying COR Zone uses, and the following:
• Light manufacturing and assembly;
• Warehouse use;
• Storage yard use;
• Showroom and sales of manufactured goods;
• Commercial supportive services; and
• Limited institutional uses.
• Lot clearing and grading will be required with some mature trees to remain and the inclusion of visual screening to act as a buffer with abutting properties, where needed.

The proponent submitted the following rationale in support of the request:

• The area is characterized by a mix of varying uses, including industrial, commercial and low-rise to mid-rise residential uses.
• The property at 4 Fernhill Drive is in proximity to industrial zones, including the CLI Zone, the LI Zone and the HRI Zone.
• Consolidating and expanding operations on the abutting property will allow for an increased number of part-time employment positions and an increase in the services and programs offered on-site. This will support economic development goals of the Regional Centre SMPS Economic Development Objective 7 and Policy ED-4(i).
• Industrial sector growth, support and consideration to residential areas has been considered and reflected in the application following with IE Designation Objective 2, IE Designation Objective 4 and Policy IC-1(c) of the Regional Centre SMPS.
• The proposal supports complete communities by providing and expanding mental health services and employment opportunities within the area so that people can be located close to jobs and health services.

The Development Plans and Staff Report (provided below) outline the development proposal in detail, and includes information related to site design and watercourse assessment.

Process

The application will be considered under the Municipal Planning Strategy & Development Agreement process.

Status

This application is currently in the Detailed Team Review Stage where the request is reviewed by internal municipal staff as well as external agencies. Following this stage, Public Engagement will be conducted in early 2026.

Once all public engagement has been completed, staff will incorporate all feedback into a staff report to be considered by the Regional Centre Community Council at a Public Hearing. For more information regarding this case, please see the Planner’s contact information at the bottom of the page.

November 18 Council Initiation

Documents Submitted for Evaluation

MPS Application Package (October 7, 2025)