Common use of Population Density Clause in Contracts

Population Density. The MPS encourages reinvestment and redevelopment within major commercial areas by allowing for flexibility with regard to the residential population density requirements of the Halifax Peninsula Land Use By-law, provided that proposed densities are “consistent with municipal services”. In this case, a sewer capacity analysis was conducted by the developer’s consultant and reviewed by Halifax Water and deemed sufficient relative to municipal central sewage and water systems. MPS policy calls for the provision of on-site open space and leisure areas which are adequate for the building residents. The proposed development agreement requires at least 119.0 square metres (1,280.0 square feet) of indoor amenity space and a minimum of 97.5 square metres (1,050.0 square feet) of amenity space outside the building. The outdoor amenity space is required to be located on the podium, which is located on the third level of the development, and amenity space on the upper levels in the form of landscaped areas. Council should note that the proposed development agreement ensures the use of high quality materials and landscape design. It also requires adherence to detailed landscaping requirements and the submission of a detailed landscape plan prepared by a landscape architect. This application was presented to the Districts 7 & 8 Planning Advisory Committee (PAC) on October 28, 2013. The recommendations of the PAC on the application are sent to Community Council by means of a separate report. The Committee had several recommendations for inclusion within the development agreement. The majority of the Committee’s recommendations focused generally on: • ensuring adequate pedestrian circulation space in order to support private green spaces in front of the townhouses and tree planting in HRM right-of-way in consultation with HRM Urban Forester; and • considering additional aesthetic and architectural treatments in the design of the building. Staff has reviewed the recommendations of the PAC and has incorporated provisions within the proposed development agreement that deal with the architectural design of facades and entrances, landscaping, mitigation measures, type of materials, bike parking, lighting and signage.