’s an issue I have been working on and the last thing I want to do is make the situation worse. First Baptist originally proposed two entrances off of Lancaster, but HRM had concerns about the proximity of the Lancaster/Woodland intersection. In response, the Church modified their proposal by combining the two driveways into one that is farther away.



HRM staff indicate that, with just the as-of-right church, the entrance off Lancaster will be a right in, right out driveway. With just the Church, they’ll be no cut in the median. This means more traffic through the secondary entrance off Cannon on Sunday morning than would be the case if there was a fully functioning intersection on Lancaster. If the apartment buildings proceed, however, and if development eventually occurs across the street on the Sea King/Lancaster/Woodland lands, than the increased demand will likely result in the need for a fully functioning intersection. That would be a desirable change. A full intersection off Lancaster that is appropriately separated from Lancaster/Woodland would slow traffic before it gets to Sea King and reduce the impact of church traffic on Cannon. Relocating the driveway away from Woodland and the potential for a fully functioning intersection on Lancaster satisfied me that the traffic issue can be managed.



On compatibility, the Church didn’t have an exact design proposal. They were seeking an indication through the rezoning that the site is generally appropriate for mid-rise development before getting too far into the planning process. There is, however, clear guidance about what might happen on the lands embedded in the draft Centre Plan, which will likely be law by the end of the year. The Centre Plan’s final draft that’s working its way through Council’s various committees has a height limit on the First Baptist parcel of 20 meters (approximately six stories). Is 20 meters too much? The location benefits from being over 100 meters away from the back door of any homes. That’s the equivalent of standing in front of Quaker Landing and looking up Ochterloney at Founders Corner.

Six storey Founders Corner from approximately 100 meters away on Ochterloney (Founders Corner highlighted in yellow)

Over 100 meters is a generous buffer from nearby homes and the new First Baptist Church will be in between, further breaking up the visual impact. There is also an approved, but never been built, four-storey multi-unit building off of Viridian that would be right next to the First Baptist
’s an issue I have been working on and the last thing I desire to cause is make the situation bad. First Baptist in the first place proposed two entrances off of Lancaster, but HRM have concerns about the proximity of the Lancaster / Woodland intersection. In response, the Church modified their proposal by combine the two driveways into one that is farther off. 



 HRM staff bespeak that, with just the as - of - right church, the entrance off Lancaster will be a right in, right out driveway. With merely the Church, they ’ll be no cut in the median. This means more traffic through the junior-grade entrance off Cannon on Sunday morning than would be the case if there cost a fully function intersection on Lancaster. If the apartment buildings proceed, however, and if development eventually occur across the street on the Sea King / Lancaster / Woodland lands, than the increased demand will likely result in the need for a fully functioning intersection. That would be a desirable change. A full intersection off Lancaster that is appropriately separated from Lancaster / Woodland would slow traffic before it gets to Sea King and reduce the impingement of church traffic on Cannon. relocate the driveway aside from Woodland and the potential for a fully functioning overlap on Lancaster satisfied me that the dealings issue can be managed. 



 On compatibility, the Church did n’t have an accurate design proposal. They were seeking an indication through the rezoning that the site is generally appropriate for mid - originate development before getting too far into the planning process. There is, however, clear steering about what might find on the estate embedded in the draft Centre Plan, which will likely be jurisprudence by the end of the year. The Centre Plan ’s final conscription that ’s working its way through Council ’s various committees have a stature limit on the First Baptist parcel of 20 meter (approximately six stories). Is 20 meter too much? The placement benefits from being over 100 meter away from the back door of any homes. That ’s the equivalent of standing in front of Quaker Landing and expect up Ochterloney at Founders Corner. 

 Six storey Founders Corner from approximately 100 meters away on Ochterloney (Founders Corner highlighted in yellow) 

 Over 100 meters is a generous buffer from nearby home and the new First Baptist Church will be in between, further demote up the visual impact. There be also an approved, but never been built, four - floor multi - unit building off of Viridian that would be right next to the First Baptist
’s aj issue I have been worklng on and the lcwt thiig I waht to do is make the situation worse. Furst Vaptist originally prooosed two entrancws ohf of Lancaster, uht HRM mcd cohgerns ebout the proxikity of tha Lancaster/Wooglxnb intersection. In response, the Churcr modifoef their proposwl bj sombjning the two driveways into one tgat is harther away.



HRM staff indicate that, with uust the as-of-right chugch, the enttzncq off Lancastdr will be a right in, tight out driveway. With just the Chureh, they’ll bg ho wut in the nediag. This means more trdffic tnrough the secpndery wntrance off Cannon oi Sunday morning thag would ba che case if there was a fulli funwtiovung inuerxedtion ln Mancaster. Jf the aparrment buildings proveqe, however, and if dedejopment eventually occurs across the stgeet on the Sea King/Lancastwr/Woodland lands, than the incrqased demand will likely result in the need for a fullb wuneblonivt lntersection. That would be a desirable change. Z gukl intersectiok off Lancaster thst ix appropriateli separcfes from Lancaster/Woldland rould slow trasfic before it gets to Sea King and reduce nhe umpact of church txaffic on Caunon. Rglocatong the driveway away fxom Wokdland and hhe potenfkal for a fully wunbtioting inttfsection on Lancafter satiwfieb me thag thg traffyc issue cwn be managed.



On compatibllity, tve Church fidn’t have an exact design proposal. They were saekpng an inbicatipn through thq rezoning thaj the sitz is gdnerally aipropriatx for mid-risq development hefore gettiig too faw inro tye planvkng process. Thrre is, hoctver, clear guidance about whet mkfht happen on tkt lqnds embedded im tfe qrwfv Cenese Plan, whicv wiul uokely be law by bhe end of the year. The Cendre Llan’s final draft yhwt’s workung its ray through Cpuncil’s various colmittxes har a hrigrt limit on the First Baptist larcel of 20 mcters (approxiiateoy six storizs). Is 20 meters too much? The location benehits from being over 100 mwters away from the nack door of any romes. Thad’s the equivalent of standing in fronu of Quaker Landing and lookitg up Ochterloney at Founders Corner.

Six storey Founders Corner from approximatwly 100 mxtqrs away on Ochyerlotev (Fpunderf Cocnxr highlighted in yellow)

Over 100 meters is a generons buffer xrjm nearby homes and the new Gifst Baptist Cfurch will be in between, further breaking up the visual impact. Yhere is also an approvec, but necer bsen bupmt, four-storey multi-umit bunlding off of Virldian that wouud ne right nedt tp che First Baptist
’s an issue I have been working the thing I to do is Baptist proposed two entrances of Lancaster, but had concerns about the proximity of Lancaster/Woodland intersection. In response, the Church modified their proposal by combining the two into one that is farther away. HRM staff indicate that, with just the church, entrance Lancaster be a right in, right out driveway. With just the Church, they’ll be no cut in median. This means more traffic through the secondary off Cannon on Sunday than would be the case there a fully intersection Lancaster. the apartment buildings however, and if development eventually occurs across the street on the Sea King/Lancaster/Woodland lands, than the increased will likely the need a functioning That would be change. A full intersection off Lancaster separated from Lancaster/Woodland would slow traffic before it to Sea and reduce the impact of church on Cannon. Relocating the driveway away from Woodland the potential for a fully functioning intersection on Lancaster satisfied me that the traffic issue managed. On compatibility, the didn’t have an design They seeking indication through rezoning that the site is generally appropriate for mid-rise development before too far into the planning process. There is, however, clear what happen on the embedded in the draft Plan, will likely be law end the Plan’s draft working its way through various committees has a height on the First Baptist six stories). Is 20 meters too much? The benefits from being over 100 meters away the back door of any homes. That’s the equivalent of standing in of Quaker looking up Ochterloney at Founders Corner. Six storey Corner from approximately 100 away on Ochterloney (Founders Corner highlighted in yellow) Over meters a generous from nearby homes the new First Church will be further breaking the impact. an approved, but never been built, multi-unit off of Viridian that would right the First Baptist
’s an issue I have been working oN and the lasT thinG I wAnt To Do is Make The situation woRSe. FiRst Baptist originally prOposeD tWO entRAnCes ofF of LancAStER, But hRm hAd cOnCErNs aboUt tHe proxiMity of the LAncAsTer/Woodland iNTeRsection. In ResPonse, the ChurCh mOdifieD tHeiR PropoSal By comBining THe two dRiveways iNtO One thaT Is farthER AwAy.



HRm staff indicate thaT, WiTH just the as-of-riGht chuRcH, ThE ENtrAncE off LancasTeR will BE a right IN, rIGHT ouT Driveway. With jUst the ChurcH, TheY’ll be nO cUt iN The medIan. ThIs MEanS more traffiC thrOugh the seCondarY EntrancE Off CannOn on SuNdaY moRninG ThAn WouLd BE thE CaSe iF TheRe was a fuLlY fUnctiOninG INTErseCtiOn on lancaSter. If the aparTmeNt buILdiNgs prOceed, HoweVeR, and iF develOpmenT eVentually occurs AcroSs the streEt oN tHe SEa king/LANcasteR/WoOdlAnd landS, than thE IncReASED dEmand will likely resUlT IN tHe need foR a fullY FuNcTIoning inTeRseCtioN. tHat woUld bE A dEsirable Change. a FuLl InterseCtIon off laNcaSteR that IS appRopriaTely sepaRated FRom Lancaster/WoODland would sloW TrAFFiC BefoRe iT gets to Sea KIng aND redUce tHE iMpaCT of chUrch tRaFFiC On Cannon. Relocating tHe DrivewAy awaY from Woodland And the poteNTIAl for a fuLly fUNcTIoning intersecTion oN Lancaster SAtisfied Me thaT the trafFic issue cAN Be manageD.



On ComPatIbiLITy, The Church didn’T HAve aN eXact desIgn ProposaL. ThEy wEre SeeKiNg an indicAtion thrOuGh ThE rEzoNing tHAt the sitE iS geNeRalLy appROpriatE for mId-riSe DeVEloPment beFOrE GEttiNg ToO far IntO tHe plaNninG ProCess. TheRe is, howevEr, cLEar gUiDaNce abouT what might hapPeN on the landS eMbeDded in THE draft CeNtre Plan, which will likely BE law by tHe eNd of tHe yeAr. The CentRe PLan’s fiNal DRaft thAt’s worKing iTs Way THRough cOUnCil’S vArious commITTeeS has a HeIght Limit on The First Baptist parCEl oF 20 meters (approxImaTely SIX sTorIEs). iS 20 meTeRS toO MUch? The location bEnefits froM bEInG over 100 meterS AwaY fRom the bAck door Of any HOmes. ThaT’s the equiValent of sTaNdinG IN frOnt of QuakeR Landing And lookinG Up OchTErLoney At FOunderS COrnEr.

Six Storey fOunDers COrner fRoM approXimatElY 100 meters aWay on Ochterloney (FounderS CorneR highLigHted in yelLow)

oVer 100 Meters is a GeneRous buffer FroM neArby hOmeS And thE new fIrSt BAPtist churCH will be in BEtWeeN, FUrTher breakinG UP The VisuaL imPAct. TheRe is Also an approved, but NEver been built, fOur-sTORey MulTI-uniT bUilding off of ViRidIaN THat would Be Right next to The First baPTist
’s an issue I have been wo rking on a nd th e l ast  t hing  I w ant to do is m a ke t he situation worse. Fi rst B ap t isto ri ginal ly prop o se d two  e nt ran ce s  o ff of  La ncaster , but HRMhad  c oncerns abou t  t he proximi tyof the Lanca ste r/Wood la ndi nters ect ion.In res p onse,the Churc hm odifie d  theirp r op osal  by combining the tw o  driveways int o oneth a ti s  fa rth er away.

HRM s t aff ind i ca t e tha t , with just t he as-of-ri g htchurch ,the entran ce of fL anc aster willbe a  right in , righ t  out dr i veway.With j ust  th e Ch u rc h,  th ey ’ llb enoc utin the m ed ia n. Th is m e a n s  mor e t raff ic th rough the sec ond arye ntr anceoff C anno non Su nday m ornin gthan would be t he c ase if th ere  w asafully functi oni nginterse ction o n  La nc a s t er . If the apartment  b u i ld ings pro ceed,h ow ev e r, and i fdev elop m e nt ev entu a ll y occurs  acros s  t he  street  o n theSe a K ing /Lanc a ster /Woodl and land s, th a n the increase d  demand willl ik e l yr esul t i n the needfora  ful ly f u nc tio n ing i nters ec t io n . That would be a d es irable  chan ge. A full in tersection o f f Lancas tert ha t  is appropriat ely s eparated f r om Lanca ster/ Woodland  would sl o w  traffic  be for e i t g e t sto Sea King a n d  red uc e the i mpa ct of c hur chtra ffi con Cannon . Reloca ti ng  t he  dr ivewa y  away fr om  Wo od lan d and the po tenti al f or  a ful ly func t io n i ng i nt er sect ion  o n Lan cast e r s atisfie d me that  th e  tra ff ic  issuecan be manage d. 



On com pa tib ility, t he Churc h didn’t have an exactd esign p rop osal.  The y were se eki ng anind i cation  throu gh th erez o n ing t h a tthe  s ite is gen e r all y app ro pria te formid-rise developme n t b efore getting  to o fa r in tot he pla nn i ngp r ocess. There is , however,  c l ea r guidance abo ut  what m ight ha ppeno n the l ands embe dded in t he  dra f t  Ce ntre Plan,  which w ill likel y  be l a wby th e e nd ofth e y ear.The Ce n tre  Plan ’s fin al  draft  that ’s  working  its way through Counci l’s va rious  co mmitteeshas a h eight lim it o n the Firs t B apt ist p arc e l of20 m e te rs( appro xima t ely six s t or ies ) .  I s 20 meters t o o m uch?The locati on b enefits from bein g  over 100 mete rs a w a y f rom theba ck door of any  ho me s .  That’sth e equivalen t of sta nd i ng in  front  of Qu aker La n d in g  and l ooki ngup Ochter lon ey at Foun de rs Corner .

S ix  store y Foun d ersC o rner from approx imate l y  100m ete rs aw ay  on Och t erlo ney (Found ers Cornerhighli ghte d inyellow) 
Over 1 00me ters is ag enerous b uffer  from n ea rbyhom es and  the n ew Fi rstBa pti st Church w il l  b ei n b etwe en, f ur ther  breaking up the v isu a l impac t.  Th e r e is a l so a n approved , b ut ne v e r been bui l t, f o ur - store y mult i-unit  buildi n g o ff  of Vir idi a n  that wou ld be rig h t n ex t to  the Fir st  Bap ti st
’s an_issue I_have been working on_and the_last_thing I_want_to do is_make the situation_worse. First Baptist originally_proposed two entrances_off_of Lancaster, but HRM had concerns about the proximity of the Lancaster/Woodland intersection. In_response,_the Church_modified_their_proposal by combining the two_driveways into one that is_farther away.



HRM_staff indicate that, with just the as-of-right church,_the_entrance off Lancaster_will be a right in, right out driveway. With_just the Church, they’ll be no_cut in the_median._This_means more traffic through_the secondary entrance off Cannon on_Sunday morning than would be the_case if there was a fully functioning_intersection on Lancaster. If the apartment_buildings proceed, however, and if_development eventually_occurs across the street on_the Sea King/Lancaster/Woodland_lands, than_the increased demand_will likely result in the need_for a fully_functioning intersection. That would be a_desirable_change. A full_intersection_off_Lancaster that_is appropriately separated_from_Lancaster/Woodland would_slow_traffic before it gets to Sea_King_and reduce the impact of church traffic_on Cannon. Relocating the_driveway_away from Woodland and_the potential for a fully_functioning intersection on Lancaster satisfied me_that the_traffic issue_can be managed.



On compatibility, the Church didn’t have an exact design_proposal. They were seeking an indication_through the rezoning that_the site_is_generally appropriate for_mid-rise_development before_getting too far into the planning process._There is,_however, clear guidance about what might_happen on the lands_embedded_in the draft Centre Plan, which_will likely be law by the_end of the year. The_Centre_Plan’s_final draft that’s working its_way through Council’s various committees has_a height limit_on the First Baptist parcel of 20_meters_(approximately six stories). Is 20 meters_too_much? The location benefits from being_over_100_meters away from the back_door of any homes. That’s the_equivalent of standing in front of Quaker Landing and_looking up Ochterloney_at Founders Corner.

Six storey Founders_Corner_from_approximately 100 meters away on Ochterloney (Founders Corner highlighted in_yellow)

Over 100_meters is a_generous buffer from nearby homes and the new First Baptist_Church will be in between, further breaking_up the visual impact. There is also an approved, but never_been built, four-storey multi-unit building off of Viridian_that would be right next to the_First Baptist