counterfactual mentioned this in another thread but seeing how it was off-topic there but has the potential to drastically change the Regional Plan I think the topic is better suited here.
The debate is about the worth of having an 'Urban Reserve' zone. This zone applies to nine areas of HRM currently outside the service boundary. The purpose of this zone is to prohibit suburban expansion in a piece-meal fashion within the life of the Regional Plan. Subdividing properties is in any major fashion is prohibited effectively removing the potential for suburban encroachment. The theory is these lands will be rezoned 'Urban Settlement' when the amount of land currently in that category dwindles.
Specifically what prompted this discussion is a letter from a group of ten landowners on the Chebucto Peninsula who own a large tracts of land off of Purcells Cove Road in/around Williams Lake / RNSYS. They are seeking an amendment as part of RP+5 to have their lands rezoned 'Rural Commuter' (like Waverley, Hammonds Plains, Tantallon are) to allow for the option of waiting out the existing zoning (their estimate is 50 years) or to allow for exurban style growth with no municipal water services.
The letter is available below. As a result of this letter Regional Council voted to defer the debate on RP+5 until May to address this situation.
http://www.halifax.ca/council/agenda...11ca-rp-15.pdf
Personally I think the 'Urban Reserve' zoning should stick. Here's why;
1) The current land inventory in the 'Urban Settlement' zone is plentiful. Even with high growth targets this land will last for a long time.
2) Geographically speaking this land is close to downtown HOWEVER this is 'as a crow flies' distance and does not take into account the long detour north needed to access the Peninsula.
3) Traffic wise this would be a disaster. The Armdale Roundabout and Purcells Cove Road cannot handle this much more traffic. A Northwest Arm Bridge would be required and this would cost the residents of HRM millions of dollars.
4) In addition to a lack of a Northwest Arm Bridge there is also a lack of an expressway nearby to handle inter-regional traffic (ie heading to the airport). Without this connection just heading out of town would be a painful tasks for residents and would either involve short-cutting through neighbourhoods or going Purcells Cove - Armdale Roundabout - Joseph Howe - Highway 102.
5) Greenbelting. I believe in the value of having a greenbelt around suburban HRM. I don't not want places like Herring Cove to become just another suburb and the best way to do this is protective zoning and having a visual green-space separating the two. Until the tract of land can be decided upon outward expansion like this should be prohibited.
Threaded Mode