town of wolfville · friendly public spaces (dalhousie plan 6500 project report - 2017) •...

TOWN OF WOLFVILLE MUNICIPAL PLANNING STRATEGY

JULY 2018

DRAFT II for PAC/ Council Review

TOWN OF WOLFVILLE – MUNICIPAL PLANNING STRATEGY

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ACKNOWLEDGEMENTS Update


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TABLE OF CONTENTS 10.1 ACKNOWLEDGEMENTS ................................................................................................................................................................................................. 2

TABLE OF CONTENTS ..................................................................................................................................................................... 3

PART 1- INTRODUCTION ................................................................................................................................................................ 8

1.1 PURPOSE ....................................................................................................................................................................................................................... 9

1.2 REVIEW PROCESS + PLAN STRUCTURE ......................................................................................................................................................................... 10

1.3 COMMUNITY PROFILE ................................................................................................................................................................................................ 15

1.4 PROVINCIAL & REGIONAL COORDINATION ..................................................................................................................................................... 18

PART 2 – SUSTAINABILITY, OUR SHARED FUTURE AND COMMUNITY PRIORITIES.......................................................................... 23

2.1 SUSTAINABILITY + RESILIENCE ..................................................................................................................................................................................... 24

2.2 OUR SHARED FUTURE ................................................................................................................................................................................................. 25

2.3 COMMUNITY PRIORITIES ............................................................................................................................................................................................ 26

PART 3 –NEIGHBOURHOODS ....................................................................................................................................................... 33

3.1 WHERE WE FIND OURSELVES ...................................................................................................................................................................................... 33

3.2 NEIGHBOURHOOD RESIDENTIAL DESIGNATION ...................................................................................................................................................... 35


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3.3 The Neighbourhood Designation – General Policies .................................................................................................................................................... 37

3.4 NEIGHBOURHOOD FOCUS AREAS ................................................................................................................................................................................ 46

PART 4 – CULTURE & HERITAGE ................................................................................................................................................... 63

4.1 CULTURE AND HERITAGE BACKGROUND ..................................................................................................................................................................... 65

4.2 CULTURE AND HERITAGE POLICIES .............................................................................................................................................................................. 66

PART 5 – THE CORE AREA............................................................................................................................................................. 69

5.1 CORE AREA BACKGROUND .......................................................................................................................................................................................... 70

5.2 THE CORE AREA ........................................................................................................................................................................................................... 72

5.3 CORE NEIGHBOURHOOD DESIGNATION ...................................................................................................................................................................... 74

5.4 CORE COMMERICAL DESIGNATION ............................................................................................................................................................................. 79

PART 6 – ACADIA UNIVERSITY INSTITUTIONAL ............................................................................................................................. 84

6.1 ACADIA UNIVERSITY BACKGROUND ............................................................................................................................................................................ 85

6.2 INSTITUTIONAL UNIVERSITY POLICIES ......................................................................................................................................................................... 86

PART 7 – ENVIRONMENT ............................................................................................................................................................. 90

7.1 AGRICULTURE + GREENBELT ........................................................................................................................................................................................ 92

7.2 ENERGY TRANSITION ................................................................................................................................................................................................... 94

7.3 DEVELOPMENT CONSTRAINTS ..................................................................................................................................................................................... 95


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PART 8 – PARKS + OPEN SPACE .................................................................................................................................................. 104

8.1 PARKS + OPEN SPACE ................................................................................................................................................................................................ 104

8.2 GENERAL PARKS AND OPEN SPACE POLICIES ............................................................................................................................................................. 105

8.3 PARKLAND DEDICATION ............................................................................................................................................................................................ 107

8.4 PARK AND OPEN SPACE CLASSIFICATIONS ................................................................................................................................................................ 109

8.5 REGIONAL RECREATION, PARKS + OPEN SPACE PLANNING ....................................................................................................................................... 114

PART 9 – MOBILITY .................................................................................................................................................................... 115

9.1 MOBILITY BACKGROUND .......................................................................................................................................................................................... 116

9.2 GENERAL MOBILITY POLICIES .................................................................................................................................................................................... 119

9.3 STREETS ..................................................................................................................................................................................................................... 121

9.4 PARKING + LOADING ................................................................................................................................................................................................. 130

PART 10 – MUNICIPAL ASSETS + PUBLIC SERVICES ..................................................................................................................... 134

10.1 MUNICIPAL ASSETS ................................................................................................................................................................................................... 135

10.2 WATER SUPPLY ......................................................................................................................................................................................................... 138

10.3 SEWER COLLECTION AND TREATMENT ...................................................................................................................................................................... 139

10.4 STORMWATER MANAGEMENT ................................................................................................................................................................................. 142

10.5 SERVICING BEYOND OUR BORDERS ........................................................................................................................................................................... 143


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10.6 SOLID WASTE ............................................................................................................................................................................................................ 143

10.7 POLICE, FIRE PROTECTION, AND REMO ..................................................................................................................................................................... 144

10.8 SERVICE AND UTILITY USE ........................................................................................................................................................................................ 145

PART 11 - ECONOMIC DEVELOPEMT .......................................................................................................................................... 147

12.1 GENERAL DEVELOPMENT .......................................................................................................................................................................................... 151

12.2 SUBDIVSION AND LOT ACCESS .................................................................................................................................................................................. 151

12.3 NON-CONFORMING STANDARDS .............................................................................................................................................................................. 153

12.4 VARIANCE ................................................................................................................................................................................................................. 153

12.5 ACCESSORY BUILDINGS + STRUCTURES ..................................................................................................................................................................... 154

12.6 LANDSCAPING + FENCING ......................................................................................................................................................................................... 155

12.7 OUTDOOR LIGHTING ................................................................................................................................................................................................. 156

12.8 SIGNAGE ................................................................................................................................................................................................................... 157

12.9 TEMPORARY DEVELOPMENT ..................................................................................................................................................................................... 158

12.10 OUTDOOR STORAGE + DISPLAY ............................................................................................................................................................................. 158

12.11 TELECOMMUNICATIONS INFRASTRUCTURE .......................................................................................................................................................... 159

12.12 PARKING + LOADING ............................................................................................................................................................................................. 160

12.13 RENEWABLE ENERGY SOURCES ............................................................................................................................................................................. 160


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PART 13 – IMPLEMENTATION + MONITORING ........................................................................................................................... 162

13.1 IMPLEMENTATION ................................................................................................................................................................................................... 162

13.2 INVESTMENT FOR SUCCESS ....................................................................................................................................................................................... 177

13.3 MONITORING + REPORTING ...................................................................................................................................................................................... 178

PART 14 – APPENDICES .............................................................................................................................................................. 190

14.1 MAPPING .................................................................................................................................................................................................................. 191

14.2 KEY BACKGROUND STUDIES ...................................................................................................................................................................................... 192

14.3 Detailed Community Profile ...................................................................................................................................................................................... 193

14.4 Census Community Profile ........................................................................................................................................................................................ 205

14.5 OUR HOUSING NEEDS ASSESSMENT .......................................................................................................................................................................... 214

14.6 SUSTAINABILITY CHECKLIST FOR COMPREHENSIVE DEVELOMENT DISTRICTS AND… ................................................................................................. 223 223


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PART 1- INTRODUCTION 1.1 PURPOSE

This Municipal Planning Strategy (MPS) has been prepared in accordance with the provisions of the Municipal Government Act Chapter 18 of the Statutes of Nova Scotia, 1998. Application of this MPS and the associated Land Use and Subdivision By-laws relate to all land within the bounds of the incorporated Town of Wolfville, as shown in Figure 1.

The MPS is Council’s principal guide for decisions on land use and development matters within the Town and is critical to the municipality’s long-term strategic direction. It also serves as a reference manual for residents and interested citizens, in particular for those engaged in residential or commercial development, to gain a more thorough understanding of the Town’s growth management approach.

The Land Use By-law and Subdivision By-law are the companion documents to the MPS and are the means by which Town Council will carry out the intent of the MPS, as set out in the Municipal Government Act. A primary objective of land use planning is to avoid conflict between new development and the existing community by establishing fair and transparent processes, standards and regulation.

This Municipal Planning Strategy (MPS) supersedes the MPS approved by the Minister of Municipal Affairs on September 23, 2008. This MPS is a policy statement of Council. Council shall have regard to the policies contained within the MPS. No development can be permitted which is contrary to the policies herein.

The Municipal Government Act (S. 213) outlines the purpose of a Municipal Planning Strategy as follows:

• Address problems and opportunities concerning the development of land and the effects of development;

• Provide a framework for the environmental, social and economic development within a municipality;

• Are consistent with the intent of the statement of provincial interest; and

• Specify programs and actions necessary for implementing the municipality planning strategy.

Figure 1: Bounds of the incorporated Town of Wolfville


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1.2 REVIEW PROCESS + PLAN STRUCTURE 1.2.1 Review Process In 2015, the Town of Wolfville embarked on a major update to their Municipal Planning Documents with the following goals:

An extensive community engagement programme was undertaken and a large number of background reports and studies were produced in developing this Municipal Planning Strategy. The importance of quality process, analysis and community engagement are at the forefront of policy development in Wolfville. This plan aims to improve land use policy and process to meet the goals of the review and align with the shared future and community priorities outlined in Part 2.


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Community Engagement (Update with final draft) Various forms of Community Engagement have taken place to inform this plan. A summary of the community engagement events are included here. The outcomes of these events, and previous engagement held for other Town plans and studies, form the foundation of this MPS.

Phase 1 – Community Engagement Summary

• Project Team visit to Wolfville and Town Walkabout • Project Team meeting with Wolfville Staff • Project Team Meeting with PAC and Council • Online consultation with public using PlaceSpeak • Three pop-up planning events in Town • Wolfville School consultation • ‘Wolfville Wall’ public consultation • Housing Forum open event • PAC and Council Workshops with Project Team • Technical Advisory Committee meeting with Project Team and Town Staff • IGNITE! Public presentations at the Al Whittle Theatre • Pop-up consultation at Acadia • Community supper consultation • CREATE! Workshop • Landlords & Property Managers meeting with Town Staff • Developer interviews with Town Staff • Seniors Discussion with Town Staff • Meeting with lower-income residents, facilitated by Wolfville Area Food Bank • Three joint-PAC & Council workshops • SOUP’r Strategy Session for the public

Phase 2 – Community Engagement Summary

• Public Open House at the Wolfville Farmers’ Market • Young Families consultation Event at Wolfville School

(Community of Interest meeting) • R-1 Residents consultation at the Wolfville Legion

(Community of Interest meeting) • Online Surveys for specific communities of interest (R-1, R-

1A, Core Neighbourhood Area, etc.) • Core Neighbourhood consultation at the Wolfville Farmers’

Market (Community of Interest meeting) • Regional Planning Meeting – Province, Kings, Berwick,

Kentville and Wolfville • Local Businesses consultation at Cuts Meat Market

(Community of Interest meeting) • Parks & Open Spaces consultation at Waterfront Park

(Community of Interest meeting) • Acadia Students consultation at Acadia Housing Expo • Consultation with Acadia Faculty & Management • Housing Symposium with Project Team, Staff, Experts,

Public members & Council • Numerous ads in the Grapevine, Community E-newsletter,

the Town’s website and through social media.


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Plan Integration (Update with final draft – make clear it has integrated and replaces certain studies/plans) Many plans, studies and other types of analysis and decision making have taken place since the adoption of the last MPS in 2008. The documents integrated into this plan often provide an opportunity to engage further with detailed information on a particular subject matter. The documents that have been reviewed or completed as part of this MPS are as follows:

Documents Reviewed and Completed as part of this MPS Provincial, Regional & Local Documents

• Municipal Government Act (1998) • Statements of Provincial Interest (1998- 2012) • Now or Never: An Urgent Call to Action for Nova Scotians (“The Ivany Report”) (2014) • Kings 2050 Regional Approach Report (Phase 2, 2014) • Kings County Draft Municipal Planning Strategy • Acadia University Strategic Plan (2006) • Acadia University Campus Plan (2003) • Acadia University Landscape Master Plan (2001)

Municipal Documents • Strategy (2014) Reclaiming and Sustaining Core Neighbourhoods

Report (2013) • Sustainable Transportation Study (2011) • Parks and Open Space Masterplan (2012) • Exploring the usage of Municipal Parking in Wolfville's Downtown

(2015) • Imagine Wolfville's Downtown (2014) • Active Transportation Plan (in Draft 2015) • Downtown Core Traffic Study (in Draft 2015) • Source Water Protection Plan (2008) • West End Residential Lands (2014) • Vital Signs Report (2013) • Economic Action Plan (2012) • Commercial Development Plan (2006) • Vital Signs (2013) • Council Strategic Plan (Year XXX) • Moratorium on Servicing Outside the Boundary (2015) • Wolfville Housing Symposium White Papers and Wrap-up Reports

(2017) • Accessible Wolfville – Facilitating Universal Design and Age-

Friendly Public Spaces (Dalhousie PLAN 6500 project report - 2017)

• Physical Activity Strategy (2013) • Architectural Guidelines for Downtown

Wolfville (1992) • Fiscal Sustainability Task Force Final

Report: Navigating the Fiscal Challenges Ahead (2010)

• The Density Debate: Understanding the Issues (2011)

• Issues & Options Report and Vacant Land Analysis (2015)

• Sticky Issues Handbook (2015) • What We Heard Report (2016) • Residential Rental By-law Memo (2016) • 2016 Council Strategic Plan • Servicing Analysis (2017) • Growing Sustainably – An Analysis of

Development Capability in Wolfville, NS (Dalhousie Environmental Planning Studio report - 2016)

• Wolfville Innovative Housing Symposium - White Papers and Policy Recommendations


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1.2.2 Plan Structure Update with final draft The Community Profile of this plan grounds the reader in the current realities and future land use projections for the Town. Data and analysis from this section are used throughout the document to provide context and linkages. The overall plan is then divided into various sections according to subject matter. Each section begins with explanatory background to provide context and linkages are provided to the community priorities of Part 2. Measures and Targets are included in some sections with a comprehensive set of measurements included in the ‘Implementation’ section of the plan. As a land use planning document, the Town is striving to effectively deal with the three primary aspects of land use through this MPS and companion documents:

1. the Arrangement of the Town – the design of the parcel, block, and transportation (streets, trails, etc) network. These are the ‘bones’ of the Town and without good ones, it is difficult to realize a vision, adapt to changing conditions, and create places that lend to a high quality of life. Sections X, Y, Z …

2. the Use of land – the purpose for which land is exploited (e.g. residential, commercial, mixed

use, agriculture, etc). This is the root of the traditional land use zoning approach. The Town will continue to use this approach but be open to new ideas (e.g. form based) and other tools (e.g. secondary planning strategies) to better manage community expectations. Sections X, Y, Z of the MPS and the Town’s Land Use By-law…

3. the Form of land improvements – the design of improvements on a property (e.g. attached

or detached buildings, setbacks, height, etc) are often the details that make the difference between a successful development and something that seems ‘out of place.’ The Town will continue to use the residential architectural control manuals and will implement the updated design guidelines for the core area, which will form a part of this plan. Sections X, Y, Z of the MPS…

Mapping and other graphical communication tools such as design guidelines are essential to illustrate and contextualize land use policy. The Maps appended or included in the body of this Municipal Planning Strategy include both land use plans and land use overlays, being: a Future Land Use Map, Future Parks, Open Space and Mobility Network, Future Streets, the Development Constraints Area Overlay, and Design Guidelines Overlay. These maps are a legal part of this document and are required to properly interpret policy. Mapping references.


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Policy Legend: To provide clear linkages to the Town’s stated Community Priorities, a policy key / legend has been prepared and will be assigned to each policy in the document. Sometimes policies touch on multiple categories in the legend but will provide a better understanding for the reader on the policy intent. The policy key is included here for reference (to be completed for final draft once direction provided on Draft 2).

Insert - brief explanation of each item in key.

The MPS and Other Municipal Documents: Insert flow chart showing how the MPS and other Town documents work together (e.g. LUB, Subdivision, Design Guidelines, Council Strategic Plan and for each Council triggering part of monitoring and amendment cycle, other strategies and plans… living document)


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1.3 COMMUNITY PROFILE 1.3.1 Wolfville’s Past Where Wolfville now stands, where Cornwallis River meets the Minas Basin and Bay of Fundy, was originally inhabited by aboriginal tribes leading a migratory and nomadic existing driven by available sustenance. The Mi’Kmaq became the dominant culture in A.D. 1400 after driving out the other tribes and continued to live nomadic lifestyles. By 1650, an estimated 3000 Mi’Kmaq peoples resided in the maritime provinces, yet by 1841 only an estimated 1166 remained and were being located on reserves (Mud Creek, J. Davison, 1985).

In 1650, the first Europeans (French Acadians) began to settle in this region at Port Royal and began moving up the Bay of Fundy into the Minas Basin area. From this time until their expulsion by the British in 1755, the Acadians developed dykes and the aboiteau wooden sluice system that transformed brackish floodplains into rich farmland, giving Wolfville and Grand Pre (now a UNESCO Cultural Landscape) their distinctive agricultural fields and dykelands.

After the expulsion of Acadians in 1755, New England Settlers arrived to inhabit the vacant land. These settlers founded and developed the community of Mud Creek, now known as the Town of Wolfville, around shipbuilding, various forms of agriculture and supporting industry and commerce. Acadia University first opened in 1829 as Horton Academy and has developed into a world class educational institution (Mud Creek, J. Davison, 1985). Mud Creek was renamed Wolfville in 1830, and recognized as “the world’s smallest port.” After confederation in 1867, The Windsor and Annapolis Railway (later the Dominion Railway) connected Wolfville to Annapolis Valley in 1868, making Wolfville Harbour a seaport that shipped Annapolis Valley apples across the world.

1.3.2 Wolfville Today Council acknowledges that we are in Mi’kma’ki , the ancestral and unceded territory of the Mi’kmaq People. This territory is covered by the “Treaties of Peace and Friendship” which Mi’kmaq and Wolastoqiyik (Maliseet) People first signed with the British Crown in 1725. The treaties did not deal with surrender of lands and resources but in fact recognized Mi’kmaq and Wolastoqiyik (Maliseet) title and established the rules for what was to be an ongoing relationship between nations.


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Now, Wolfville marks the head of the Annapolis Valley, within the Municipality of the County of Kings. Wolfville represents a cultural centre offering historic built forms, community events, and strong ties with Acadia University which contribute to active, educated, residents who worked to proclaim Wolfville a nuclear free zone in 1985, declared Canada's first fair trade town on April 17, 2007, and designated as the third Cittaslow community in Canada in 2016. The Town has been, and continues to be, an aspirational community and an important educational and cultural centre in the region.

To ensure The Town of Wolfville’s sustainable future requires an equitable balance of many factors in decision making. Understanding opportunities and challenges is critical, as is recognizing possible disruptions that may directly influence, or change, our community. It is important to be able to adapt to these changes while maintaining stability, innovation and the ability to pursue a unique path so Council can take actions that reflect the values of the community. Council endorses a sustainable community development approach to these factors and for the implementation of this approach through the policies of our Municipal Planning Strategy. Schedule XX of this document provides a detailed Community Profile while a summary of Opportunities and Challenges are provided here:

1.3.3 Opportunities + Challenges Environment Wolfville encompasses an array of environmental features that define the Annapolis Valley. Wetlands, watercourses, agricultural fields, and undisturbed natural areas surround the town and flow through its core. The Town is surrounded by a greenbelt of forested and agricultural lands and bordered by the Minas Basin and Bay of Fundy to the north. The waters are home to whales, unique ecosystems, and ancient fossils. The dykelands, an iconic piece of Nova Scotia’s heritage, were constructed to capture nutrient-rich sediment in low-lying coastal areas, and the rich salt marshes created ideal agricultural conditions provided in part by water carried by steep southern slopes that border the commercial areas. Wolfville’s unique environmental features continue to play an important agricultural role for the Annapolis Valley, and should be protected and maintained through development, as they offer the ecosystem services and resources for economic sustainability.

Opportunities and Challenges: Environmental conservation and protection Ecosystem services Environmental adaptations and climate mitigations

Demographics Wolfville is home to approximately 4,195 residents, as outlined by Statistics Canada’s 2016 Census. and the population is projected to continue slowly growing in the future. A large portion of the permanent population in Wolfville are retirees, a population that has their own set of residential and social needs such as age-friendly infrastructure and accessible transit. In contrast, approximately ½ of Wolfville’s residents are university age, a trend constant in all census years. This spike in population is a result of the large portion of students attending Acadia University.


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Each fall Wolfville becomes a seasonal home to 1500 additional residents living Acadia’s residences. Wolfville also receives an estimated 1000 commuting students each day, based on data retrieved from Acadia University. Each summer Wolfville welcomes an estimated 191,000 visitors. 25,000 of those visitors stay for an average of three nights, as identified in Nova Scotia Tourism survey-data. Opportunities and Challenges: Variety of housing options Age-friendly infrastructure (i.e. slope mitigation) Demand for housing of all types Opportunities for cross-cultural connections Balancing environmental economics Economics The dykelands from the Bay of Fundy and lands flowing from the Gaspereau Valley have presented ideal agricultural opportunities, which have shaped the local economy for centuries. The 2016 census indicates that Acadia University and local medical service providers are major contributors to the local economy, servicing local and regional needs while attracting international residents and students. Tourism, including retail and accommodations providers, are another major contributor to the local economy. Despite these areas of growth, unemployment in Wolfville continues to climb. The unique needs and socioeconomic mix of students, retirees, tourism workers, agriculturalists, and professionals requires a concerted effort to balance a variety of economic opportunities with a growing need for housing and employment options for those under or unemployed. Opportunities and Challenges:

Affordable housing options Urban agriculture Renewable energy sources Seasonal demand for tourism services Commercial and Retail opportunities Global Influences The Town of Wolfville has enjoyed the benefits of a high quality of life, a diverse economy, and a wide range of temporary and permanent residents of all ages and ethnicities due in part to regional, national and global influences. These global trends can dramatically shift due to circumstances outside of our control, such as global politics, climate change, national population changes, immigration, new technologies, regional policies and even other unknown factors. In recent years, trends in Nova Scotia continue to indicate growing populations of retirees in relation to younger populations, ever-increasing impacts of climate change and erratic weather patterns, the growing costs and impacts of fossil fuels, and a long-term need to attract younger Canadian and International residents. These trends are not unique to the Town of Wolfville, yet impact Wolfville uniquely and should be considered as we consider how they impact the quality of life for Wolfville residents today, in the near future, and in the lives of future generations. Opportunities and Challenges: Climate change Canadian Migrations Technology Fossil Fuels

Generational and Social Equity


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1.4 PROVINCIAL & REGIONAL COORDINATION

1.4.1 Provincial Coordination A Municipal Planning Strategy provides the policy framework for land use and development control. The Municipal Government Act (MGA) provides Council with the power to make statements of policy with respect to a broad range of activities including future development, land use, public lands, transportation, municipal services, municipal development, coordination of public programs, and any other matters related to the physical, social or economic development of the town.

Alongside the MGA, the Province provides Statements of Provincial Interest to ensure municipalities are complying with issues of province-wide significance. Municipalities must take the statements into account when creating or reviewing land use planning policies and regulations. The Statements of Provincial Interest address the areas of Drinking water supplies; Flood risk areas; Agricultural Land; Infrastructure; Housing and The Nova Centre. Each Statement has a set of provisions that dictate how municipal planning documents must respond to the goal of the Statement. The Nova Centre Statement is excluded as it is specific to a development in the Halifax Regional Municipality. This Plan responds to the Provincial Statements of Interest as demonstrated below. UPDATE

It shall be the Policy of Council:


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To create Municipal Planning Strategy Policy that complies with the Statements of Provincial Interest.

STATEMENT #1: DRINKING WATER SUPPLIES

Goal: To protect the quality of drinking water within municipal water supply watersheds.

The Town of Wolfville… outline ToW response - to be updated with Draft III

STATEMENT #2: FLOOD RISK AREAS

Goal: To protect public safety and property and to reduce the requirement for flood control works and flood damage restoration in floodplains.

The Town of Wolfville…

STATEMENT #3: AGRICIULTURAL LAND

Goal: To protect agricultural land for the development of a viable and sustainable agriculture and food industry.


STATEMENT #4: INFRASTRUCTURE

Goal: To make efficient use of municipal water supply and municipal wastewater disposal systems.



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STATEMENT #5: HOUSING

Goal: To provide housing opportunities to meet the needs of all Nova Scotians.


1.4.2 Regional Coordination The core message of the One Nova Scotia report (“the Ivany Report”) by the Nova Scotia Commission on Building Our New Economy is that Nova Scotia, particularly rural Nova Scotia, faces a crisis of economic and demographic viability. This is not inevitable, but leveraging the province’s assets to change its economic outlook will demand a shared vision and a commitment to economic growth and renewal.

The County of Kings has its own Municipal Planning Strategy (MPS) and Land Use By-laws that provide a regional perspective beyond the Town of Wolfville. This regional context is important to consider as Wolfville evaluates its options for future growth.

At the time of writing this MPS, the County of Kings was also reviewing their Municipal Planning Strategy and had released a draft for public feedback. This document builds on the background work and public consultation of Kings 2050 Phases 1 and 2. When approved, the final document will replace the previous County MPS which was originally approved in 1992.

“Kings 2050” is a vision document that was developed as part of the County MPS update. It was developed in collaboration with the Towns of Berwick, Kentville, Wolfville and the Municipality of the County of Kings, and provides a joint vision for the future of the region. This report is the main deliverable of the second phase of the Kings 2050 process and attempted to draft a set of Statements of Regional Interest, intended to be the ‘foundation for a regional approach to land use planning’. Four broad issues are addressed through four Statements of Regional Interest. These include:

Insert: Regional Image

Map showing zoning / greenbelt.


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While the Municipal Government Act does not currently outline the requirement for a Municipal Planning Strategy to demonstrate consistency with Statements of Regional Interest, a best practice approach would still have regard to their intent.

It shall be the policy of Council:

1. To have regard for the Statements of Regional Interest as outlined in ‘Kings 2050’ 2. To be open to collaboration with the County of King’s and other regional partners on regional land use planning, climate change

mitiagation and adaptation, environmental protection, recreation, transit, economic development and other matters. 3. To acknowledge the connections between the protection of Agricultural Land in the County and the development and housing

density in our Towns and Growth Centres (County). 4. Draft – to be updated with final draft.

Settlement To ensure an effective, efficient, equitable and focused pattern of development that will support planned residential growth in response to the needs of the public.

Economic Development To encourage the development of the Kings regional economy for the benefit of all communities and residents.

Municipal Facilities To ensure the efficient provision of cultural, recreation and other facilities required to serve and enhance the lives of all residents in the Kings region

Environmental Protection To ensure the protection and enhancement of valued features of the natural environment in the Kings Region.


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update images


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Part 2 – Sustainability, Our Shared Future and

Community Priorities


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2.1 SUSTAINABILITY + RESILIENCE

The Town of Wolfville is a leader in the pursuit of improved community well-being and is regarded as one of the most progressive small towns in the country.

The Town of Wolfville embraces sustainability as a lens to create an integrated and effective approach to addressing current and future challenges. The figure to the right illustrates the ‘nested circle’ sustainability framework and supports Council’s belief that social and economic activity occur within ecological limits. This concept of sustainability contrasts with the ’three legs’ (or other approaches) based on the premise that the social, ecological and economic aspects are equally important. The nested circle framework recognizes that social and economic activity occurs within ecological limits.

The Town of Wolfville is also committed to being a resilient community where ‘disruptions’ can be managed effectively. It will be important to adapt to change while maintaining stability into the future. Community stability allows for innovation and the ability to pursue a unique path where Council can take actions that reflect the values of the community.

Council and Staff will be bold to forge a path that is in the best interests of both current and future generations of our Town and region.


To strive for the institutionalization of sustainability in both municipal operations and the overall community.

Core Concept

‘NESTED CIRCLE’ SUSTAINABILITY FRAMEWORK


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2.2 OUR SHARED FUTURE Wolfville is an aspirational community. “Our shared future” is a declaration of the Town’s desired outcome during the lifetime of this plan. In the context of a Municipal Planning Strategy, the “shared future” is the Town’s desired outcome from a growth management perspective:

Our Shared Future is:

A vibrant university Town. A perfect mix of small-town livability and urban energy. A place to slow down and contemplate the old fashioned and the new-fangled. A place that is a leader in creating an equitable, healthy and sustainable future.

To achieve our shared future, Council is committed to taking action on community priorities that position the Town as a leader in sustainable community development.

Core Concept

RESILIENCE

Is the ability of individuals, institutions, businesses and systems within a community to anticipate, mitigate, adapt and thrive no matter what kinds of disruptors they experience. Resilience is often the result of a series of adaptive measures (FCM).


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2.3 COMMUNITY PRIORITIES

Community priorities are specific statements of what the Town intends to achieve through regulating land use, community design and development during the life of this plan. They are the WHAT and the HOW – split into 4 priorities with objectives and key results associated with each. The priorities fall into 4 categories that together provide a road map to achieving ‘Our Shared Future.’ The community priorities are guided by the Town’s commitment to sustainable community development, resilience, community consultation, and evidence-based decision making. We want to create the conditions for…

The policies of this Plan shall be consistent with, and supportive, of these priorities. Each priority is associated with specific objectives and key results have been provided in this draft for discussion (measures/performance indicators are included in the implementation portion of the document). Council acknowledges that priorities and/or specific objectives must be monitored and may change over time. Council is committed to monitoring the effectiveness of these policies and making changes as appropriate – this is a living

Commitment to Sustainability + Resilience Understanding of our Community Profile (Analysis, Trends, etc.) Extensive Community Consultation

Community Priorities

SOCIAL EQUITY

LAND USE & DESIGN

ECOMONIC PROSPERITY

ENVIRONMENTAL SUSTAINABILITY

Our

Shared Future

How we got here Where we’re going


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document. It is important to acknowledge that some of these priorities will and do compete with each other. The challenge for Council will be finding an appropriate balance, consistent with our overarching sustainability aspirations.

2.3.1 Land Use + Design The Town believes that creating and preserving places where people want to be – to live, work, play, and visit – is critical for the long-term prosperity of the Town. Land Use and Design decisions are important to the residents of Wolfville. Our unique sense of place captures the imagination of long-time residents and visitors alike. Looking forward, Council will strive to encourage innovative design and housing options while preserving existing character and heritage. The Land Use and Design objectives guide policies of this Municipal Planning Strategy and are identified with a symbol throughout this MPS.

LAND USE & DESIGN OBJECTIVES LAND USE & DESIGN KEY RESULTS *

To create complete neighbourhoods to maximize our infrastructure and promote community health.

Incentivize local commercial in areas of higher density to make convenient access to services for all residents. Prioritize walkability within 5-minute walksheds. Integrate Asset Management and Planning

To ensure a full range of housing options for Wolfville residents of all ages and incomes.

Increase housing options based on community needs. Encouraging affordable housing options (including non-market). Set housing targets and monitor over time.

To respect and strengthen existing neighbourhood character, while encouraging quality, inclusive urban design.

Focus on compatibility in neighbourhoods. Design guidelines and policies to support innovation.

To preserve and enhance our architectural and cultural heritage assets.

Identifying and registering heritage properties. Regulating development adjacent to registered heritage assets.

To support public art and cultural programming.

Institutionalizing public art through the Art in Public Spaces Committee. Working with and supporting action by community groups, non-profits and other partners.

Core Concepts

Complete Communities meet people’s needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and community infrastructure, schools, recreation, open space, and mobility options. Human Scale To see the city as the people who use the city space experience it at eye level and to optimize the pedestrian experience by taking the possibilities and limitations dictated by the human body into account. Pedestrian First Providing safe, comfortable, direct and attractive walking routes separated from motor vehicle traffic for pedestrian to enjoy the surrounding amenities. Neighbourhood Character Combination of public and private realms and the cumulative impact of all contributors (property, public place, infrastructure) that create a unique character. New Urbanism Approach based on the principles of walkable streets, amenities in close proximity, accessible and well-designed public spaces that create sustainable, human-scaled places where people can live healthy and happy lives.


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*A full list of performance indicators for each objective are included in the Implementation section.

2.3.2 Economic Prosperity The long-term economic prosperity of the Town is linked to the commercial and employment opportunities available to existing and future residents. The Town is focused on enhancing its position as an educational and cultural hub, a destination for tourism, niche/boutique retail, and professional services while further developing offerings around food, libations (wine, cider, beer, etc) to leverage the Town’s CittaSlow designation and brand proposition. A key thrust of this plan is the creation of additional commercial development opportunities – beyond our traditional downtown core. The Economic Prosperity objectives guide policies of this Municipal Planning Strategy and are identified with a symbol.

ECONOMIC PROSPERITY OBJECTIVES ECONOMIC PROSPERITY KEY RESULTS * To encourage growth and manage land use with a goal of balanced economic and environmental sustainability.

Expanding commercial opportunities Focusing on infill development and gentle density

To ensure a vibrant local economy by supporting economic development, creative entrepreneurship, and home based business endeavours that further the Town’s position as a regional cultural, tourism, and educational centre.

Strive for world class facilities and services, including the enhanced public library project. Further our brand as a hub of tourism, food and libations through additional opportunities along Main Street (east and west of Core Area)

To enhance and strengthen the Core Area as the focal point of commercial and community activity.

Design Guidelines and visioning specific to the Core Area. Focus on infill and walkability. Office Space needs?

To encourage a range of local and regional partnerships that enhance economic development within the Town.

WBDC, CittaSlow, Devour, Deep Roots and other signature events Acadia University, Kings County, Valley REN

To support what works and encourage new opportunities and investments.

Simplifying the development approvals process (fewer DAs, more site plan)

Core Concepts

Strategic/Managed Growth Using municipal assets such as land, infrastructure and water resources efficiently, building more compact, walkable communities with adequate infrastructure, and planning neighbourhoods near amenities such as schools, jobs and recreation to encourage sustainable community development. Fiscal Sustainability the government is able to achieve a fiscal stance that allows it to service public debt, without the need to undertake policy adjustments that are implausible for an economic or political standpoint, given financing costs and conditions it faces. The Core Area The core area refers to the Downtown boundaries that include commercial and neighbourhood designations that create a unique sense of place with concentration of mixed uses, pedestrian scale, distribution of buildings, open space and parking. CittaSlow Insert


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2.3.3 Environmental Sustainability

ENVIRONMENTAL SUSTAINABILITY OBJECTIVES ENVIRONMENTAL SUSTAINABILITY KEY RESULTS*

1. To control land use in a way that preserves, enhances and protects the natural environment to ensure open space opportunities for all residents.

- Enhanced environmental constraints - Preservation of ecosystem services. - To ensure source water protection and reduce

water consumption.

2. To promote clean energy and reduce greenhouse gases by maximizing energy efficiency through conservation, local renewable energy opportunities, partnerships and the use of sustainable infrastructure and green building design.

- Work toward advancing our position in the Partners for Climate Protection Program through GHG emissions reduction and energy planning work.

3. To undertake adaptation and mitigation measures to create a community resilient to disruptors.

- Working with partners to preserve and enhance resilience to sea level rise

- New requirements for buildings in flood prone areas.

- Educating the community about climate change implications and initiatives.

Core Concepts

Adaptation Adaptation is the general plan of action for addressing the impacts of climate change, including climate variability and extremes. Mitigation Mitigation is an action to reduce greenhouse gas emissions through strategy by making decisions that will facilitate future actions. Ecological Footprint The impact of human activities measured in terms of the area of biologically productive land and water required to produce the goods consumed and to assimilate the waste generated. Energy Poverty Individuals who are unable to afford the energy/fuel needed to maintain their life. (a household that spends more than 10% of their income on home energy). Clean Energy Energy sources including solar, wind, water, geothermal, bioenergy, & nuclear. Active Transportation Any form of human-powered transportation through many modes such as walking, cycling, skating, that encourage less vehicle transportation.


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The Town intends to lead the way in community well-being and environmental health by finding a balance between responding to a demand for short-term benefits, and creating opportunities for development and sustainable neighbourhoods that will continue to support the community in the future. We anticipate encouraging sustainable practices and initiatives that respond to climate change implications and resource preservation. The Environmental Sustainability objectives guide policies of this Municipal Planning Strategy and are identified with a symbol through this MPS.


2.3.4 Social Equity Throughout the process of developing this plan, ‘Social Integration’ and ‘Equity’ have been key themes. The objectives reflect support for social and economic development of the town, and community members whose lives are affected by change, while trying to respect the Community’s vision of how we develop. The Town encourages contributions to community development and social wellbeing through policy by reflecting on current social structures and actively communicating with the public. The Social Equity objectives guide policies of this Municipal Planning Strategy and are identified with a symbol throughout this MPS.

SOCIAL EQUITY OBJECTIVES SOCIAL EQUITY KEY RESULTS *

1. To make land use processes understandable, transparent and efficient.

- Clear parameters around community involvement in development applications

2. To ensure an inclusive community through bold leadership, community education and inclusive

- Regular community check-ins on growth management and what we are trying to achieve.

4. To create a leading sustainable transportation network that supports non-vehicular transportation modes and improves connectivity.

- Better leveraging our partnership with King’s Transit

- Prioritizing the creation of walkable and bikeable infrastructure.

Core Concepts

Universal Design Design and composition that can be accessed, understood and used to the greatest extent possible by all people regardless of age, size, ability or disability. Community Engagement (IAP2) Providing participation opportunities for community members to voice opinion and have input on current municipal events and decision making, while providing inclusivity and transparency throughout the community-level planning process. Age Friendly A place that has an inclusive and accessible urban environment that promotes active aging and influences health and quality of life by providing the ability for older adults to age-in place. Meaningful Accessibility

Jeremy

(references)


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engagement in the development and implementation of land use planning policy.

3. To work in alliance with our regional partners. - Strengthen partnerships with NS Department of Seniors, Housing NS, NS Department of Health, Acadia University

4. To provide age friendly, accessible, and affordable housing options for a mix of demographics to encourage social integration.

- Ensure variety and adaptability in our housing options.

5. To ensure that all public facilities and infrastructure provide access to all potential users, and encourage other organizations to follow these standards.

- Work with the Accessibility Advisory Committee to define meaningful accessibility.

- Create meaningful accessibility throughout public infrastructure and buildings.

- Encourage accessibility within businesses and essential services.


It’s how we, as human beings, organize ourselves. It’s how we


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physically embody our values in the built environment.


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Part 3 –NEIGHBOURHOODS 3.1 WHERE WE FIND OURSELVES


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Wolfville is in the midst of a new phase of growth – one where the pressures of new residential development, existing residential conversion, shifting demographics, and a challenging local and provincial economy must be addressed with clear direction. A sophisticated community of local residents, students and seasonal visitors – Wolfville residents and businesses are engaged with the development of their Town. We share a desire to grow a stronger Wolfville together.

A large part of growing together is building a collective understanding and collaborative response to the housing needs of existing Wolfville residents and enabling changes to attract new residents of all ages, abilities and incomes. Housing in Wolfville, its form, density, affordability and associated impacts on neighbouring properties has been a primary concern throughout this MPS review. As a result, housing ‘context’ is a dominant theme of this Plan where it speaks to compatibility and design. In addition, housing ‘access’ is also a theme. One which speaks to social inclusion and prioritizing the ability for all to have housing choice that is clean, safe and sanitary. Council supports policy directions that guide Wolfville’s efforts to grow together and respond to existing and foreseeable community housing pressures. To better manage Neighbourhood residential issues, the neighbourhood designation and general policies are first established with specific focus areas and associated policies, important to Wolfville, that follow in four subsections Housing Choice + Affordability; Land Use Compatibility and Placemaking; Sustainable and Resilient Development; and Neighbourhood Entrepreneurship. These subsections directly support our Community Priorities (Economic Prosperity, Land Use & Design, Environmental Sustainability, and Social Equity) outlined in Part 2.3 of this Plan and provide actions - in the form of policies that shape our development patterns – to move toward Our Shared Future.


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3.2 NEIGHBOURHOOD RESIDENTIAL DESIGNATION

The Neighbourhood area designation (see Generalized Future Land Use Map) primarily represents the Town’s residential neighbourhoods that also contain a number of other uses. As outlined in the Community Profile of this plan, most residential uses are in the form of single unit dwellings (41%) and apartments (44%) with a limited mix of townhomes, semi-detached, duplexes and other housing forms. Commercial uses range from personal offices and home occupations to local convenience (commercial) stores. Institutional uses range from cemeteries to small scale community buildings to larger public institutions such as the local public school.

Within Wolfville’s residential neighbourhoods, Council intends for new developments to achieve a balance between accommodating additional residential units and preserving the dominant character of neighbourhoods, blocks, and streets. Council recognizes the need to support a variety of housing options while providing measures which are aimed at maintaining or improving the character and development form of established neighbourhoods for the following reasons:

• Providing a variety of housing options allows residents to choose a dwelling that suits their lifestyle. • A variety of dwelling unit types and sizes can improve affordability. • Better social sustainability can be achieved within mixed neighbourhoods. • Housing choice can improve population attraction, retention, and aging in place.

Population growth and additional development are important for the long-term viability of the Town. Council is aware that higher density developments may have adverse impacts on existing neighbourhoods and Council accepts that a fine balance will be required to achieve the benefits of higher density while mitigating or preventing adverse impacts. The policies contained in this Municipal Planning Strategy are designed to provide Council with tool to achieve a more balanced outcome. Although demographic trends suggest a need for more diversity in the residential sector, single unit detached dwellings of various types will continue to supply a portion of the housing need in Wolfville. Infill development on

Insert image(s), map of overall designation


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vacant lots in established neighbourhoods with existing infrastructure presents a more efficient use of land than extending services for new developments. The Town supports infill development and other intensification within the Neighbourhood Designation in a manner that enhances and complements the desirable characteristics and ensures the long-term vitality of the Town. (edit preamble)

1. To create mixed, compact neighbourhoods to maximize our infrastructure and promote community health.

2. To ensure a full range of housing options for Wolfville residents of all ages and incomes. 3. To respect and strengthen existing neighbourhood character.

THE POLICIES OF THIS SECTION ADDRESS THE LAND USE & DESIGN OBJECTIVES OF:

Insert image(s), map of overall designation


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3.3 The Neighbourhood Designation – General Policies


1. To establish the Neighbourhood Designation in this Plan and that it be reflected on Map 1 – Future Land Use.

2. To enable the following zones within the Neighbourhood Area Designation and that they be reflected on the Zoning Map of the Land Use By-law:

a) Low Density Residential – Restricted (R-1) b) Low Density Residential – Accessory (R-1A) consider combining R-1A and R-2 c) Low Density Residential (R-2) d) Medium Density Residential (R-3) e) High Density Residential (R-4) f) General Institutional (I-1) g) Neighbourhood Commercial (C-2) h) Comprehensive Development District (CDD) Future Neighbourhoods i) All Parks and Open Space Zones (P-1, P-2, P-3) j) Active Transportation & Rail Corridor (AT-RC)

3. To recognize other zones may be warranted to address future issues and would be considered by amendment to this plan and/or the Land

Use By-law, as per Part XX – Implementation of this Plan.

4. To ensure Wolfville’s Community Priorities (Section 2.3) are reflected in the Neighbourhood Designation policies of this plan.


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5. To enable the rezoning of properties, save and except to or from the “Low Density Residential – Restricted” (R-1) zone, within the Neighbourhood Designation to another zone enabled in the designation where the general criteria of Section XX – Implementation and specific criteria of the particular zoning category can be met.

6. To consider new Institutional uses in the Neighbourhood Designation only through a rezoning to the General Institutional (I-1) zone of the

Land Use By-law.

7. To work toward discharging existing Development Agreements, once developments are complete, and applying appropriate zoning category.

3.3.1 Low Density Residential The majority of the land in the Town’s residential areas is considered low density in terms of the number of dwelling units per acre. Of the 820 acres (330 hectares) of residential land in the Town, over 50% of it contains low density housing forms with the Low Density Residential – Restricted (R-1) zone being the most land intensive use at 193 acres (78 hectares) and housing 380 dwelling units (2 dwelling units/acre). Densities in the Town’s low density neighbourhoods are as low as 1-2 dwelling units/acre with some areas having slightly higher densities of 5-6 dwelling units/acre.

Low density neighbourhoods in the Town have proven over time to have distinctive character. Typical are deep setbacks from the street, mature trees, manicured lawns and a wide variety of housing styles from different building periods. Some of the Town’s low density areas fall within the Town’s Architectural Control areas and display some of best examples of our rich built heritage. Low density neighbourhoods are generally made up of single-detached dwelling units, some semi-detached or row housing units, existing multi-unit buildings, and other neighbourhood uses such as parks and home occupations. The general nature of these established, stable neighbourhoods is intended to continue into the future. This plan establishes 3 variations of the Low Density Residential zone ranging from very restrictive (R-1) to more enabling (R-2). The “Low Density Residential – Restricted” (R-1) zone restricts uses to only single unit detached dwellings, personal offices, parks and playgrounds. The “Low Density

UPDATE


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Residential – Accessory” (R-1A) enables some additional uses including home occupations and small accessory apartments. The “Low Density Residential” (R2) zone enables everything of the lower order low density zones but also enables innovative housing forms (e.g. clusters, grouped dwellings) and the opportunity for a Neighbourhood Business use (update preamble to reflect final policy direction).

It shall be a policy of Council:

1. To establish three (3) categories of Low Density Residential zoning in the Land Use By-law that permit (as-of-right) a range of low density residential uses including, but not limited to, single unit dwellings, accessory dwelling units, 2-unit dwellings, bed and breakfasts, and parks.

2. To recognize the Low Density Residential – Restricted (R-1) zone as an area where land use activity is limited and special provisions of the Land Use By-law shall apply.

3. To use Site Plan Approval in the Low Density zones of the Neighbourhood Designation for the consideration of certain uses that require

additional regulatory considerations including, but not limited to, developments within Architectural or Design Control Areas, Inns, replacement of existing multi-unit dwellings, and residential conversions.

4. To use Development Agreements in the Low Density zones of the Neighbourhood Designation for the consideration of certain uses that require

unique and site specific considerations including, but not limited to, Innovative Housing proposals such as clusters, group dwellings and other similar uses.

5. To ensure Policies of Sections XX, and XX (Meeting Wolfville’s Housing Needs; Land Use Compatibility and Placemaking; Sustainable and

Resilient Development; and Neighbourhood Entrepreneurship) of this plan are considered for Low Density Residential proposals.

6. To enable the rezoning of properties, save and except to or from the “Low Density Residential – Restricted” (R-1) zone, within the Neighbourhood Designation, to low density zones, where the criteria of Section XX – Implementation can be met.

• Additional Specific Criteria


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3.3.2 Medium Density Residential Medium density residential areas outside of Wolfville’s core are generally focused around key transportation corridors – Main Street, Skyway Drive and Pleasant Street running east–west, and sections of Gaspereau and Highland Avenues running North-South. Density ranges from 5-6 dwelling units per acre to 12 dwelling units per acre are typical. Medium density areas are located close to amenities and the downtown and face more redevelopment and conversion pressure than other areas.

The previous plan’s medium density zoning “R-2/4” was a key focus area for the community during this plan review. Varying perspectives were heard on the issue and a new approach needed moving forward. This Plan separates the 2-unit (“R-2”) aspect and groups this zone with other low density areas. Some previous R-2/4 areas have been zoned “up” to R-3 while others are zoned “down” to R2 (2 units) depending on the neighbourhood context. Areas previously zoned high density and RCDD in the southern portion of Town have been zoned to medium density (R-3) to encourage more compatible infill housing forms – townhomes, low rise apartments.

Residential developments with large numbers of bedrooms are a common phenomenon in university towns. In an effort to control the density and intensity of multi-unit residential developments but to also respond to the needs of the development community, this plan takes a different approach to residential conversions and approvals for new construction. Council has previously instituted a policy that restricts the floor area devoted to bedrooms in all residential designations and limit the maximum number of bedrooms per dwelling unit in multi-unit dwellings or lodging house uses. This plan maintains a limit on bedrooms but removes floor area percentages and increases the permitted number of units. The previous plan limited multi-unit conversions to 4 units and 10 bedrooms where this plan still maintains 10 bedrooms but flexibility up to 8 units is provided if other provisions of this plan, the Land Use By-law and design guidelines can be met. Allowing additional units can provide for needed housing choice (particularly smaller units), contribute to the diversity and vitality of neighbourhoods, and contribute to affordable housing. Additional provisions have been instituted to ensure developments are compatible with neighbourhood character. Parcel size and unit count is important (to be defined in LUB). E.g. 12/acre on larger parcels. Larger parcels considered as CDDs.

UPDATE


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A wide variety of residential uses have been permitted in this designation with attached, ground oriented housing forms and smaller units the focus. Site Plan Control will be required for any development in excess of 4 units, up to a maximum of 8. Council will continue to maintain a maximum of 10 bedrooms but are encouraging smaller units, particularly in conversion situations, in an attempt to appeal to a wider demographic and contribute to neighbourhood diversity and housing options. Council will also look to place more stringent controls on how properties read from the street with the focus on maintaining the look and feel of low density development, limiting external staircases, maintaining high landscaping standards, requiring amenity space per resident and parking (update preamble to reflect final policy direction).


1. To establish Medium Density Residential zoning in the Land Use By-law that permits (as-of-right) a range of medium density residential uses including, but not limited to, single unit dwellings, Two-unit dwellings, row housing and multi-unit dwellings of a certain size, parks and playgrounds.

2. To use Site Plan Approval in the Medium Density zone of the Neighbourhood Designation for the consideration of certain uses that require additional regulatory considerations including, but not limited to, developments within Architectural or Design Control Areas, Inns, residential conversions, lodging houses, neighbourhood business uses, and multi-unit dwellings of a certain size.

3. To use Development Agreements in the Medium Density zones of the Neighbourhood Designation for the consideration of certain uses that

require unique and site-specific considerations including, but not limited to, Innovative Housing proposals such as clusters, group dwellings and other similar uses.

4. To ensure Policies of Sections XX, and XX (Meeting Wolfville’s Housing Needs; Land Use Compatibility and Placemaking; Sustainable and

Resilient Development; and Neighbourhood Entrepreneurship) of this plan are considered for Medium Density Residential proposals. (implementation of this – just for rezoning?)

5. To enable the rezoning of properties within the Neighbourhood Designation, to medium density residential, where the criteria of Section XX – Implementation can be met. In addition:

a. Low density residential properties shall only be zoned to medium density where the property fronts on Main Street or a Collector Street.

b. Along Main Street – east and west ends


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3.3.3 High Density Residential Previous planning documents have regarded buildings containing 8 or more dwelling units as high density residential development. In Wolfville this has typically come in the form of an apartment building of 2-3 storeys or in some cases the conversion of an existing dwelling into multiple units. The Community profile of this plan outlines a clear trend since 2011 in new construction of apartment units and that the Town’s current housing supply is made up of 44% apartment dwellings (2016 Census), more than even single detached housing (41%). Much of the existing high density development in the Town is located along Woodman Road, Dale Street, Woodland Drive, Blomidon Terrace, Gaspereau Avenue, along Skyway Drive and other areas in close proximity to Acadia University. West End.

A wide variety of uses have been permitted in this designation; however, a minimum amount of new high density properties have been created. This plan takes the approach of enabling rezoning to high density if specific criteria can be met, particularly around the property’s location and size. It is anticipated that a portion of future neighbourhoods, through a secondary planning process, will accommodate some level of new high density development as well. This plan continues to classify development in excess of 8 dwelling units as high density. Additional requirements have been included in this plan for high density developments around landscaping, parking, amenity areas and trail/active transportation connectivity.

It is important that high density residential developments are placed and regulated appropriately to ensure development is compatible with its surroundings and benefits the community. The policies of this section, in coordination with the policies of Part X: Implementation, are designed to encourage context-sensitive high-density development.


1. To establish High Density Residential zoning in the Land Use By-law that permits (as-of-right) a range of high density residential uses, including but not limited to, 2-unit dwellings, row housing, multi-unit dwellings of a certain density, parks and playgrounds.

UPDATE


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2. To use Site Plan Approval in the High Density zone of the Neighbourhood Designation for the consideration of certain uses that require

additional regulatory considerations including, but not limited to, developments within Architectural or Design Control Areas, Inns, conversions, lodging houses, neighbourhood business uses, and multi-unit dwellings of a certain density.

3. To use Development Agreements in the High Density zones of the Neighbourhood Designation for the consideration of certain uses that

require unique and site-specific considerations including, but not limited to Multi-unit residential of a certain density, innovative Housing proposals such as clusters, group dwellings and other similar uses.

4. To ensure Policies of Sections XX, and XX (Meeting Wolfville’s Housing Needs; Land Use Compatibility and Placemaking; Sustainable and Resilient Development; and Neighbourhood Entrepreneurship) of this plan are considered for High Density Residential proposals.

6. To include in the Land Use By-law special regulation for high density residential uses related to parking areas, landscaping, massing, amenity space, and other matters to ensure neighbourhood compatibility.

7. To enable the rezoning of properties within the Neighbourhood Designation, to high density residential, where the criteria of Section XX – Implementation can be met. In addition:

c. Only existing medium density properties fronting on Main Street or a Collector Street shall be considered. d. The location is on the fringe or edge of existing low-density areas. e. Along Main Street

3.3.4 Comprehensive Development District (Future Neighbourhoods)

There are 194.5 acres of vacant residential land in the Town (as of 2017). The previous plan had zoned 124 acres of this vacant land as Neighborhood Comprehensive Development District (NCDD). This Plan takes the largest parcels previously zoned RCDD and have zoned them


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Future Neighbourhood where a secondary planning process will be required. Other smaller parcels previously zoned RCDD have been zoned to low, medium, or high density depending on neighbourhood context. This plan focuses on 2 large, vacant parcels of land in the Town for this zoning category (as shown on Figure XX). These areas are the “Kenney Farm lands” and XX acre parcel (describe) and also the “Maple Avenue”…. (describe). CDD in the MGA. (update preamble to reflect final policy direction).


1. To establish a Comprehensive development district zone in the Land Use By-law within the Neighbourhood Designation of the MPS.

2. To require secondary plans to enable development agreements, for developments on Comprehensive Development Districts.

3. To require a Development Agreement process for all proposals in the

Comprehensive Development District zone to enable a mix of commercial, institutional, park, open-space, and residential uses, in a variety of forms, including but not limited to, 2-unit dwellings, row housing, multi-unit dwellings, parks and playgrounds.

4. To enable certain existing uses on CDD zoned properties, as outlined in the Land Use By-law.

5. To enable concurrent creation of secondary plans and development agreements for Comprehensive Development Districts.

6. To ensure the following criteria are met when Council is considering development proposals in the Residential Comprehensive Development

District (RCDD) zone: 6.1. the minimum net-density of residential dwellings units shall be an average of 12 dwelling units per acre.

UPDATE


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6.2. require all power and communication infrastructure to be located underground (both primary and secondary) except in the following situations:

6.2.1. when 3-phase power is required; and 6.2.2. when undergrounding of services negatively impacts significant environment features, such as watercourses, wildlife habitat,

areas of steep slopes and similar situations

7. To ensure Policies of Sections XX, and XX (Meeting Wolfville’s Housing Needs; Land Use Compatibility and Placemaking; Sustainable and Resilient Development; and Neighbourhood Entrepreneurship) of this plan are considered for Future Neighborhood proposals.

8. To require a secondary plan for areas zoned Comprehensive Development District that responds to the Town’s ‘sustainability checklist’ (Appendix 11.5 Sustainability Checklist for Future Neighborhood Comprehensive Development District) and respond to the following principles: 8.1. Land Use + Design

7.1.1. Community Centre 7.1.2. Mixed Land Uses 7.1.3. Community Plans 7.1.4. Leveraging Existing Infrastructure

8.2. Connectivity 7.1.5. Active Transportation 7.1.6. Green and Grey Networks 7.1.7. Alternative Forms of Transit 7.1.8. Connected Green Network of Natural Assets

7.2. Environmental and Economic Sustainability 7.2.1. Environmental Considerations 7.2.2. Working Landscapes 7.2.3. Low impact infrastructure 7.2.4. Stormwater Management 7.2.5. Enhancing Natural Environmental Features of high ecological value 7.2.6. Alternative Energy Sources


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7.2.7. Density 7.2.8. Local Economy

7.3. Social Equity 7.3.1. Education Opportunities 7.3.2. Mixed Housing Types 7.3.3. Affordable Housing Supply 7.3.4. Accessible Design and Built Forms 7.3.5. Prioritization of shared spaces

8. Larger parcels in other zones (with a min acreage) may apply to be rezoned to CDD or enable use the CDD checklist for parcels of a certain

size. 9.

3.4 NEIGHBOURHOOD FOCUS AREAS Specific neighbourhood focus areas and associated policies, important to Wolfville, follow in four subsections: Housing Choice + Affordability; Sustainable and Resilient Neighbourhoods; Land Use Compatibility and Placemaking; and Neighbourhood Entrepreneurship. These subsections directly support our Community Priorities (Economic Prosperity, Land Use & Design, Environmental Sustainability, and Social Equity) outlined in Part 2.3 of this Plan and provide actions - in the form of policies that shape our development patterns - to move toward Our Shared Future.

3.4.1 Housing Choice + Affordability The Community Profile of this plan provides an overview and analysis of Wolfville’s housing needs, growth trends, and points to policy action that can address our community priorities and move us toward Our Shared Future. The ‘Key Housing Strategies’ outlined below in Table XX, are strategies that can be strongly supported in a Municipal Planning Strategy and associated regulatory documents. Another column of “Other Strategies” that are related but fall outside of land use planning, are also included to illustrate the interconnection between the various efforts the Town is taking to improve our housing situation and overall quality of life. Based on the analysis contained in the Community Profile, Wolfville’s key housing challenges and strategies moving forward are as follows:


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Table YY – Key Housing Challenges and Strategies Key Housing Challenges / Needs Key Housing Strategies Other Strategies • We need to address the middle (both

demographically and in terms of our housing stock).

• We need to make housing more affordable for first-time buyers and young families and enable more ‘mortgage helper’ accessory dwelling units.

• We need to make sure rental housing is well-managed and safe.

• We need to provide more options for the aging population who wish to downsize and/or retire to Wolfville.

• We need to build on existing expertise in the community and work toward better non-market housing options.

1. Facilitating housing choices; 2. Encouraging higher densities in strategic

areas; 3. Introducing dwelling type mix targets; 4. Creating a policy framework that is

receptive to innovative housing proposals.

1. RRBB 2. Social Inclusion 3. Town & Gown 4. Dangerous and Unsightly 5. Enforcement Note: These “other” strategies fall outside of land use planning but are important to include. Housing and quality of life issues are complex and require a multi-pronged approach.

Based on the assessment of our housing needs (see Section XX for detail), the Town has established specific housing priorities as outlined below in Table XX. The intent of identifying these priorities is that starting now, the Town is recognizing that certain types of housing require policy interventions that will action our Community Priorities and address the housing challenges outlined in Table XX. The policies of this plan are directly linked to the identified priority housing types/forms outlined here.

Table XX – Housing Priorities by Type/Form Housing Type/Form Priorities

• Attached housing forms and ground-oriented dwelling units;

• Supportive housing; • Accessible housing;

Housing Supply + Choice

The main recommendation emerging from the Affordable Housing White Paper and the Housing Symposium is for Wolfville to focus its policy efforts

on increasing the housing choices available to its residents – in terms of unit types, sizes, densities, and price points.

FoTenn Consultants


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• Well managed, safe rental housing; • Subsidized, non-market housing; and • Innovative Housing. • Other

The policies outlined below use housing choice as a proxy for affordability and are founded on the assumption that increasing the availability of all forms of housing, but especially smaller units and ground-oriented attached housing forms, will increase affordability for all residents. With importance placed on age-friendliness and accessibility, the policies also seek to encourage more residential development in areas that are in close proximity to existing or future neighbourhood amenities. Innovative development models, including smaller lot sizes and cluster development or group dwellings, is another means of increasing housing choices in existing built-up areas with building forms that are more compatible with the character (size, scale) of our existing residential neighbourhoods.

3.4.1.1 Housing Choice + Affordability Policies:


1. To encourage an overall dwelling type mix of at least 30% but not more than 35% detached dwellings, at least 15% attached dwellings, and at least 45% but not more than 50% apartment dwellings.

a. To consider semi-detached, duplex, townhouse and multi-unit dwellings containing up to four dwelling units to be attached dwellings in consideration of these targets.

b. To consider accessory dwelling units and multi-unit dwellings above four units as apartment dwellings in consideration of these targets.

c. To consider applications for any new accessory dwelling unit or attached dwelling type within the Core – Commercial and Neighbourhood designations to be contributing to meeting the Town’s housing priorities.

1. To create mixed, compact neighbourhoods to maximize our infrastructure and promote community health.

2. To ensure a full range of housing options for Wolfville residents of all ages and incomes. 3. To respect and strengthen existing neighbourhood character.

THE POLICIES OF THIS SECTION ADDRESS THE LAND USE & DESIGN OBJECTIVE/MISSION OF:


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2. To monitor and report on the pattern and amount of residential and non-residential growth and relate it to the targets established in Policy 3.3.2(1).

3. To support projects that increase the variety of housing options available for Wolfville residents of all ages and incomes by: a. Promoting higher density housing forms such as accessory dwelling units, two-unit dwellings, townhouses, triplexes and

fourplexes; b. Enabling smaller units through reduced frontages and lot areas and innovative housing forms / development techniques such as

cluster housing; and c. Allowing up to eight (8) dwelling units in in the medium density residential (R3) zoning category;

4. To consider proposals which contribute to the overall supply and diversity of Wolfville’s housing stock, which include innovative housing

forms and development techniques, in all parts of Wolfville, save and except the R1 zone, primarily through Site Plan approval and Development Agreements. Innovative proposals may include cluster housing forms, manufactured housing, intergenerational housing, sustainable housing (e.g. net-zero or passivhaus), co-operative housing, unique management structures and/or development partnership models, among others. Innovative proposals may be required to demonstrate how they contribute to the Community Priorities (Section XX) and how they respond to the Town’s Compatibility Criteria (Policy XX). Incentives?

5. To consider by Development Agreement “Innovative Housing” applicable in all zones, save and except the R-1 zone, with a density of 8-16 units per net acre on any lot that is at least four times larger (why 4? – site plan examples) than the minimum lot size within its respective zone. Innovative proposals may include cluster housing forms, manufactured housing, intergenerational housing, or co-operative housing, among others.

6. To work in partnership with the County, Regional Housing Authority, provincial partners, government agencies, the private sector and

other stakeholders to encourage the development of housing that is affordable for low and moderate income households or individuals.

7. To work within Wolfville to encourage the development of housing that is affordable for low and moderate income households or individuals by:

a. Supporting groups in their efforts to obtain funding for community-based affordable housing initiatives; b. Prioritizing the processing of development proposals for non-market and subsidized affordable housing, including maximum

flexibility in development agreements; c. Encouraging new affordable housing units to locate near existing community facilities, existing or potential transit and active

transportation routes, and in the flatter part of Town along Main Street and in the Core Area; d. Considering a municipally-initiated Land Use Bylaw Amendment to implement appropriate zoning for a subsidized affordable

housing proposal brought forward by a community group or partnership, or for lands that may be appropriately reserved for the future development of affordable housing; and

e. Consider the development of affordable housing when disposing of municipally-owned surplus lands.


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8. To be aware, through the ongoing monitoring of the Town’s housing supply, of the shelter needs of citizens without adequate housing and to collaborate with community groups and other levels of government to meet these needs as they arise.

3.4.2 Sustainable + Resilient Neighbourhoods Wolfville aims to be a more sustainable community that seeks a balance among the environmental, economic, social and cultural components of the community to create an unmatched quality of life for both current and future generations. Part 2 of this plan establishes the “Sustainable Community Development” approach as the underpinning of Council’s decision making and establishes both an aspirational “Shared Future” and “Community Priorities” that encompass areas of environmental sustainability and resilience.

But what does this actually mean in terms of managing residential growth? How can we influence a more sustainable development pattern and contribute to resident’s quality of life? The aspirational nature of the Town must be balanced with policy that considers the needs of the development community and our size, location and resources.

Land Use density is an important aspect of sustainable land use planning. Density is a relative term used to describe development – it is usually expressed as a ratio of dwelling units to land area (dwellings per acre/hectare). Existing neighbourhoods in Wolfville have densities ranging from approximately 2 dwellings per net acre to more recently 22 dwellings per net acre. As an example, the Single Unit Dwelling zone (R1) occupies approximately 193 acres of land or 20% of all residentially zoned land in the Town. This zoning category contains approximately 380 single family homes equating to a net density (no roads, parks, etc. included) of approximately 2 dwelling units per acre. Council recognizes that further building out the Town at this density is difficult to rationalize from both an environmental and fiscal (asset management) sustainability perspective.

A thriving community needs to offer a variety of dwelling types at a variety of densities to ensure that there are choices for people looking for housing. This section establishes neighbourhood policies that require better use of our existing infrastructure; contribute to healthy, walkable neighbourhoods; reduce our share of GHG emissions; and preserve valued natural areas and open spaces for community gathering spaces.


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3.4.2.1 Sustainable + Resilient Residential Development Policies:


1. To ensure new residential or mixed-use development proposals are not premature or inappropriate by reason of the financial ability of the Town to absorb capital and/or maintenance costs related to the development form and pattern.

2. To identify areas where residential development will not be permitted or only permitted subject to certain conditions, in accordance with the Environmental Constraints (Schedule XX) and the Zoning Map of the Land Use By-law.

3. To recognize the importance of considering increased densities and infill development throughout all residential neighbourhoods in Wolfville, save and except the R1 zone, to create inclusive mixed income neighbourhoods, and contribute to the community’s vibrancy.

a. To work with landowners of properties with very large parcels (e.g. properties that back onto Oak Avenue extension) to encourage infill development through subdivision along Main Street.

b. To enable in the Land Use By-law a range of Secondary Suites (attached/in-home and detached), save and except in the R-1 zone, to acknowledge the gentle density and housing choice this unit type can provide.

THE POLICIES OF THIS SECTION ADDRESS THE ENVIRONMENTAL SUSTAINABILITY PRIORITY ACTIONS OF:

1. To control land use in a way that preserves, enhances and protects the natural environment to ensure open space opportunities for all residents.

2. To promote clean energy and reduce greenhouse gases by maximizing energy efficiency through conservation, local renewable energy opportunities and the use of sustainable infrastructure and green building design.

3. To undertake adaptation and mitigation measures to create a community resilient to disruptors. 4. To create a leading sustainable transportation network that supports non-vehicular transportation modes and

improves connectivity.


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c. Flag lots (related to a.)

4. To encourage alternatives to the automobile and develop infrastructure that supports active forms of transportation. a. acknowledge the GHG connection and contributor from 2006 inventories.

5. To limit the size of future residential street blocks to promote efficient development patterns and a walkable, permeating transportation

network.

6. To prohibit the development of new cul-de-sacs and dead ends to improve traffic flow and neighbourhood walkability, except where geographical or environmental constraints require them.

7. To encourage urban agriculture on residential properties and if community interest is shown, consider expanding the permitted uses beyond laying hens for affordability, food security, and sustainability reasons.

8. To consider other means of land protection other than outright ownership, such as conservation easements and land trusts.

9. To ensure integration of land use planning and energy/GHG emissions reduction, consider amendments to this Plan upon the adoption of a GHG emissions reduction/community energy plan for the Town.

a. acknowledge the GHG connection and contributor from 2006 inventories.

10. To work with other agencies, institutions, organizations and levels of government to ensure the protection of environmentally sensitive and ecologically significant areas.

11. To manage Town owned and leased land in an ecologically sustainable manner according to best management practice and in compliance with applicable legislative requirements.


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3.4.3 Land Use Compatibility + Placemaking Compatible development is defined as development which, although not necessarily the same as or similar to existing nearby built form, must co-exist without causing undue adverse impacts on surrounding properties or the overall neighbourhood. There are two aspects of compatibility: 1) built form, being the physical development of a space, and 2) its impact, being the effects of that development on its surrounding environment. Council wishes to ensure Wolfville’s neighbourhoods remain healthy, vibrant, safe and people oriented places to live. To ensure this continues, land use compatibility must be assessed and monitored over time to ensure development applications are meeting the intent of the compatibility policies established in this plan.

At the scale of neighbourhoods or individual properties, these potential impacts may include overlook, shadowing, increased noise, traffic and infrastructure impacts. To arrive at compatibility of scale and use will demand a careful design response, one that appropriately addresses the impact generated by infill or intensification.

This plan takes a more permissive approach than previous plans to development approvals (through the use of site plan control rather than development agreements) and because of this, the policies of this plan have been carefully reviewed to ensure potential issues are accounted for and the public interest is being protected when new development is being considered. In some zones, this plan addresses compatibility by taking a hybrid form-based approach (the Core Area - define) to land use regulation by focusing on the look and feel from the street and important urban design elements. A development may read as lower density from the street but is provided with the flexibility to provide additional density or use (e.g. neighbourhood business use) if certain conditions can be met and potential issues mitigated.

The Town recognizes that there is no ‘silver bullet’ with land use compatibility issues and that Council will need to adopt a variety of approaches to effectively integrate existing and new residents into our residential neighbourhoods. For this reason, land uses such a Lodging Houses, Innovative Housing and other forms that may cause adverse impacts have been given additional attention to appropriately integrate these uses into neighbourhoods and respond to the Town’s housing needs.


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1. To respect and strengthen existing neighbourhood character. 2. To encourage quality, inclusive urban design. 3. To ensure the preservation and enhancement of our architectural and cultural heritage

assets. 4. To ensure an inclusive community through bold leadership, community education and

engagement in the development and implementation of land use planning policy.

THE POLICIES OF THIS SECTION ADDRESS THE LAND UE & DESIGN AND SOCIAL EQUITY OBJECTIVES OF:


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3.4.3.1 Land Use Compatibility + Placemaking Policies It shall be the policy of Council:

1. To establish a maximum building height in the Town at XX metres (3-storeys), as defined in area design guidelines and the Land Use By-law.

Core Concept

PLACEMAKING

Compatibility and Social Integration cannot be achieved without Placemaking- the process of creating quality places that people want to live, work, play and learn in. Core Placemaking principles include:

• clustering public uses; • distributing smaller attractions/points of interest throughout the town; • providing municipal support for low-cost, community-led projects; • allowing more diverse temporary uses in parks/public spaces.


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2. To consider adopting a Residential Rental Licensing By-Law that will introduce licensing requirements for rental accommodations

in the Town, including but not limited to short-term rentals, boarding, rooming and lodging houses and other rental uses, across all designations in Wolfville.

a. To recognize that licensing is just one part of managing land use conflict and that a multi-pronged approach is required.

3. To recognize that a healthy, inclusive, and vibrant neighbourhood consists of a variety of housing types, designs, sizes and styles.

4. To recognize that compatibility comes in many forms and a particular architectural style or element does not dictate compatibility

but rather the overall project and neighbourhood context.

5. To recognize that “Compatible Development” means development that, although it is not necessarily the same as, or similar to, existing buildings in the vicinity, nonetheless can enhance an established community and coexist with existing development without causing undue adverse impact on surrounding properties.

6. To recognize that when considering development proposals, any single development is not a precedent for the approval of

another, particularly when conditions have changed over time.

7. To recognize that importance of quality places in addressing social isolation and improving human connectivity and intermingling of both residents and visitors of all ages, incomes and abilities.

8. To use the Land Use By-law and Design Guidelines to establish appropriate regulation and guidance to assess infill and intensification, including residential conversions, which will consider the following Compatibility Criteria:

a. Character: the design of new development should take advantage of opportunities to improve the character and quality

of an area. New developments in defined Architectural Control Areas must demonstrate consistency with the architectural controls or design guidelines for that area.


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b. Building height and massing: new buildings, and substantial additions to existing buildings, should have regard to the height and massing of adjacent structures. Where a variation in height or massing is proposed, a transition in building height and form may be desirable.

c. Pattern of surrounding community: proposed development should consider the character of the surrounding buildings

and streetscape, including scale, rhythm, and architectural design. Applicants may be required to outline how their development fits with the established neighbourhood pattern.

d. Traffic: roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic

generated.

e. Vehicular and Pedestrian access: the location and orientation of vehicular access should consider potential conflicts with pedestrian activity and take into account impacts on adjacent properties including noise, glare, and loss of privacy.

f. Parking: adequate parking should be provided, with minimal impact on adjacent land uses.

g. Loading and servicing areas: the operational and visual appearance of loading and service areas,

including garbage and outdoor storage areas, should be designed to mitigate adverse effects on adjacent properties.

h. Shadowing, Wind, Lighting, and Noise: developments should be designed to minimize shadowing on surrounding streets, and private/public amenity spaces and to minimize adverse effects related to wind on surrounding streets, and private/public amenity spaces.

i. Heritage: developments adjacent to designated heritage resources or where located in Design or Architectural control

areas should be sensitive to the surrounding context.

j. Outdoor Amenity Space: ensure appropriate amenity space on-site and/or proximity to public open space in new development.

9. To recognize the measures of compatibility will vary depending on the use proposed and overall planning context.


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10. To encourage the creation of public spaces that demonstrate a:

a. clustering of public uses to create a community hub and improve access to services for all residents; b. distribution of smaller attractions/points of interest throughout the town to improve access to public amenities for users

of all ages, incomes and abilities;

11. To encourage Social Integration by striving to develop a framework to consider specific tactical urbanism/small scale projects (including art) that align with the priorities of Council and/or that present an innovative and diverse approach to the temporary or permanent use of space in parks/public spaces.

12. To support Social Integration through land use decision making by recognizing that planning does have a role to play in creating inclusive rather than exclusive built environments and that our built form should reflect our desire to be inclusive of all people.

13. To recognize that Placemaking - the process of creating quality places that people want to live, work, play and learn in - is essential

to contributing to the acceptance of new development, infill and intensification.

14. To support a hybrid-form based zoning approach in some neighbourhood zoning categories and monitor this approach over time.

3.4.4 Neighbourhood Entrepreneurship

Council recognizes that there is a need to create new studio and work spaces in Wolfville that can attract and retain entrepreneurs and small business that add value to our local economy. Council also recognizes the need to add additional walkability and density to neighbourhoods. The Community Profile (Part 2 and Shedule XX) discusses the lack of physical land that is zoned and ready for commercial development – approximately 2% of the total land in the Town – and that constraints exist in expanding our core commercial area. Council also recognizes the changing nature of the workforce, where an internet connection is often all that is needed.

“To the extent that we in Nova Scotia maintain a risk-averse and not very entrepreneurial culture, we forgo important opportunities to break out of our entrenched pattern of marginal economic growth.”


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Given that residential land use accounts for over 50% of the Town’s total land base, an opportunity exists to enable home-based or live-work economic development that is accessory to residential development in our Neighbourhood Designation.

This plan features different categories of neighbourhood economic development opportunity on properties in the Neighbourhood Designation - Personal Offices, Home Occupations, and Neighbourhood Business Uses. Council will also have the opportunity to consider Neighbourhood Commercial zoning (C-2) on properties that would add to the diversity and walkability of neighbourhoods outside of the Core Area by adding amenities or services – beyond the scale of neighbourhood business. Main Street / Tourist Commercial uses will be enabled with the C-2 Neighbourhood Commercial zone with special enabling criteria “for properties front main street. The previous “Special Commercial” zoning will also be incorporated into the Neighbourhood Commercial zone. Local Institutional uses continue to be permitted in the neighbourhood designation to accommodate public uses (e.g. churches) and contribute to resident’s quality of life. Adding flexibility in the policies and permitted locations for neighbourhood business uses (and zone) throughout Wolfville are considered an effective way to support local products, local artists/craftspeople, and the local economy overall. These opportunities are an attractive option for start-up businesses as it allows individuals to establish certain types of business without having the up-front investment of renting or owning commercial space. These uses can be a positive addition to neighbourhoods and add to the affordability of certain areas provided they are limited in terms of their size and appearance as to not compromise the residential nature of our neighbourhoods – particularly the mature/stable ones (update preamble for final draft once Council direction received)

1. To encourage growth and manage land use with sustainability and resilience in mind. 2. To ensure a vibrant local economy by supporting economic development, creative

entrepreneurship, and home-based business opportunities that further the Town’s position as a regional cultural, tourism and educational centre.

3. To enhance and strengthen the Core Area as the focal point of commercial and community activity.

THE POLICIES OF THIS SECTION ADDRESS THE ECONOMIC PROSPERITY PRIORITY ACTIONS OF:


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3.4.4.1 Neighbourhood Entrepreneurship Policies It shall be the policy of Council:

1. To enable economic development opportunities in both the ‘Neighbourhood’ and ‘Core Neighbourhood’ Designations (see Future Land Use Map) in an effort to diversify our local economy, encourage entrepreneurship, reduce people’s reliance on the automobile, and contribute to housing affordability.

2. To permit Personal Offices anywhere in the Neighbourhood, Core Neighbourhood and Core Commercial Designations.

3. To permit Home Occupations within the neighbourhood designation, save and except the Low Density Residential - Restricted (R-1) zone, subject to the specific provisions of the Land Use By-law.

4. To enable Neighbourhood Business uses within certain zones of the Neighbourhood Designation, save and except the Low Density Residential – Restricted (R-1) zone, subject to special provisions of the Land Use By-law, including locational criteria.

5. To use Site Plan Approval for Neighbourhood Business uses, such as offices, professional services, personal service shops, and artist studios, that exceed the home occupation requirements, to ensure appropriate neighbourhood integration.

6. To permit existing Neighbourhood Commercial (C-2) uses in the Neighbourhood Designation and require any new proposals for Neighbourhood Commercial uses proceed through a rezoning process.

7. To use Site Plan Approval in the Neighbourhood Commercial (C-2) zone of the Neighbourhood Designation for the consideration of new neighbourhood commercial uses including, but not limited to, developments within Architectural or Design Control Areas, convenience stores, commercial schools, other examples and other uses of a certain size.

8. To enable the rezoning of properties within the Neighbourhood Designation, to the Neighbourhood Commercial (N-C) zone, where the criteria of Section XX – Implementation can be met. In addition:

a. Only properties fronting on a Main Street or a Collector Street shall be considered. b. The location is on the fringe or edge of existing low density areas.


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c. Shall not be considered in the Low Density Residential – Restricted (R-1) zone d. Other specific criteria

9. To specify uses and criteria in the Neighbourhood Commercial Zone of the Land Use By-law to encourage Main Street commercial uses

through site plan approval (e.g. certain uses that require additional regulatory considerations including developments within Architectural or Design Control Areas, tourism, wine, beer, cider and culinary uses/attractions, Bakeries, Inns and other accommodation, professional service and office uses).

10. To use Development Agreements in the Neighbourhood Commercial zone of the Neighbourhood Designation for the consideration of certain uses that require unique and site-specific considerations including, but not limited to developments of a certain size, and other similar uses.

a. Where a proposal first goes through a rezoning – a clear process for Council consideration (or it then goes by Site Plan) shall be established in the Implementation portion of this document.

11. To establish General Institutional (I-1) zoning in the Land Use By-law that permits a range of Local Institutional Uses that are compatible

with the Neighbourhood Designation area they are being proposed.

12. To use Site Plan Approval in the General Institutional (I-1) zone of the Neighbourhood Designation for the consideration of certain uses that require additional regulatory considerations including, but not limited to, new places of worship, other community uses, and developments in architectural or design control areas.

13. To use Development Agreements in the General Institutional (I-1) zone of the Neighbourhood Designation for the consideration of certain uses that require unique and site-specific considerations.

14. To enable the rezoning of properties within the Neighbourhood Designation, to the General Institutional (I-1) zone, where the criteria of Section XX – Implementation can be met. In addition:

a. Properties fronting on a Main Street or a Collector Street shall be considered. b. Shall not be considered in the Low Density Residential – Restricted (R-1) zone. c. Other


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15. To include special provisions in the Land Use By-law to establish lot sizes, floor area limits, frontage requirements, setbacks, access and parking, landscaping, signage and other design regulations to ensure Personal Offices, Home Based Businesses, Neighbourhood Businesses, Neighbourhood Commercial (C-2) uses and General Institutional (I-1) uses maintain the residential character of the surrounding neighbourhood and mitigate impacts on abutting residential properties.

16. To better define and regulate, through the Town’s Land Use By-law, short term rentals (e.g. AirBnB) in the Town a. Link to Residential Rental Licensing


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PART 4 – CULTURE & HERITAGE


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4.1 CULTURE AND HERITAGE BACKGROUND

Culture is embodied in institutions such as the library and the museum, in activities sponsored by the University or the Town, in areas such as parks and open spaces and in local organizations. Institutions provide one forum for cultural exchange and add to the Town’s profile as a tourism destination of choice. Live music, the visual arts and theatre provide another, sometimes informal, forum for cultural exchange. Residents and visitors bring value and contribute significantly to this rich and evolving cultural fabric through the creation of events, art, restoration of heritage, as patrons, by registering heritage properties, and many other methods.

Planning for culture can offer incentives and opportunities to foster the creative economy, increase access and exposure to culture, and preserve and celebrate built and living heritage. Identifying cultural resources, empowering individuals and organizations, and supporting those initiates is key to fostering the culture and heritage of Wolfville.

5. To ensure a vibrant local economy by supporting economic development, creative entrepreneurship, and home based business endeavours that further the Town’s position as a regional cultural, tourism, and educational centre

6. To support what works and encourage new opportunities and investments. 7. To ensure an inclusive community through bold leadership, community education and

engagement in the development and implementation of land use planning policy. 8. To ensure that all public facilities and infrastructure provide access to all potential

users, and encourage other organizations to follow these standards.

THE POLICIES OF THIS SECTION ADDRESS THE ECONOMIC PROSPERITY AND SOCIAL EQUITY OBJECTIVES OF:


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4.2 CULTURE AND HERITAGE POLICIES It shall be the Policy of Council:

1. To consider built heritage and the impacts of land use on community character.

2. To preserve and enhance places, sites, structures, streetscapes, archeological resources, cultural landscapes and practices which reflect the Regional Centre’s diverse evolution, built heritage and culture.

3. To Inventory potential cultural landscapes, heritage sites, landmark buildings, and heritage conservation assets to inform land use and development decisions.

4. To identify and protect cultural resources which reflect the heritage and culture of diverse communities.

5. To establish incentives to encourage public and private sector investments in heritage conservation and stewardship of cultural resources.

6. To evaluate heritage and cultural policies, programs, and interventions, including building standards, to ensure consistency with evolving community values and new guiding documents.

7. To support a public library facility in Wolfville and the regional library system, which may include financial support.

8. To encourage awareness of our heritage, including natural, cultural and historical-built forms, through support of community groups or non-profit organizations, such as Randall House Museum, the Wolfville Historical Society, the Blomidon Naturalists Society or other organizations, to:

a. inventory and assess potential cultural assets, including cultural organizations and built forms that operate or exist in the Town of Wolfville.


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b. consider protection of historical buildings through registration under the Heritage Property Act; c. better regulate developments adjacent to registered heritage buildings, districts, cultural landscapes, as well as protected (by

Policy) views and viewplanes

9. To support innovative approaches to social, cultural and environmental integration, through partnerships with community groups or non-profit organizations, such as Acadia University, Acadia Student Union, Deep Roots Music Festival, Devour Food and Film festival, Wolfville Farmer’s Market, or other organizations, the Town of Wolfville may:

a. continue to build and broaden the inventory of cultural assets to be more inclusive of First Nations, African Nova Scotian, Acadian and other diverse cultures;

b. use the Inventory of Cultural Assets to further research and engage the community when planning for the future, and when plan amendments and development agreements are considered;

c. continue to explore incentives and opportunities to encourage the preservation and expansion of built heritage, and the development of cultural spaces; and

d. financially support public and community art through grant programs.

10. To prioritize support for projects and community groups which address multiple goals of: heritage awareness, social, cultural and environmental integration, and public art.

11. To protect and/or restore places, sites, buildings and structures, streetscapes, and cultural landscapes, as outlined in the Land Use By-Law by:

a. zoning publicly owned cultural landscapes as park when identified; b. identifying significant public view planes and view corridors and prohibiting development within them; c. identifying and regulating significant prominent sites; d. adopting measures in the Land Use By-law to protect registered heritage properties, including the relationship to abutting and

adjacent buildings

12. To recognize that alterations and changes to heritage properties may be needed to maintain their economic viability. The challenge is to do so in a manner that maintains and possibly enhances the heritage value. Incentives and provisions under the Land Use By-law will enhance provisions for adaptive re-use.


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13. In any building, part of a building, or on any lot on which a registered heritage building is situated, a development agreement for any development or change in use not otherwise permitted by the land use designation and zone may be considered subject to the following (clearly enable in LUB):

a. any registered heritage building covered by the agreement shall not be altered in any way to diminish its heritage value; b. any development must maintain the integrity of any registered heritage property, streetscape or conservation area of which it is

part; c. any adjacent uses, particularly residential use are not unduly disrupted as a result of traffic generation, noise, hours of operation,

parking requirements and such other land use impacts as may be required as part of a development; and d. any development substantially complies with the policies of this plan and, in particular, the objectives and policies as they relate to

heritage resources and conforms with all regulations and guidelines adopted under the Heritage Property Act.


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PART 5– THE CORE AREA


MPS Draft 2 – July 2018 70

5.1 CORE AREA BACKGROUND Wolfville has maintained a vibrant downtown core area for more than a century. Wolfville harbour was once the centre of commerce and travel with the waterfront characterized by wharves and warehouses before the railway created a bustling area of commercial and industrial activity, passengers and University students.

Today the Core Area creates a unique sense of place with its concentration of mixed uses, pedestrian scale, distribution of buildings, open space and parking. Core Area amenities are within easy walking distance of each other. Landscaped areas and parks are interspersed throughout the downtown. This plan focus on opportunities for further placemaking in the area. The Town’s charming Main Street continues to be a destination for residents and tourists to enjoy shopping, pick up needed comforts, dine, drink and experience Nova Scotian lifestyle. Its position in close proximity to the Town’s waterfront on the Minas Basin, Acadia University, and the surrounding picturesque neighbourhoods make Wolfville’s Main Street and Core Area an economic engine for the Town.

This Municipal Planning Strategy outlines two distinct designations to represent the functions and uses within the Community’s Core Area. These include the Core – Commercial Area and the Core – Neighbourhood Area. Council has defined the nature and scope of both residential and commercial uses that will be permitted in each of these designations. The boundaries of each have been established during this MPS review to reflect the real boundaries of commercial activity and the abutting established neighbourhoods based on consultation throughout the MPS review and what boundaries were established in the last two municipal planning strategies adopted in 1996 and 2008.

In the past, the Town had undertaken two distinct planning exercises related to the ongoing growth pressure in the core area. The first was a Re-imaging of Wolfville’s Downtown (2014) to identify opportunities available within the core commercial area for improvement and growth. The



second was a Core Area Housing Strategy (2013) focused on reclaiming and sustaining core neighbourhoods. This plan has built on these studies, conducted additional consultation and also updated the core commercial design guidelines. Through these processes, the Community envisions a Core Area that is:

To realize this vision, Council has made policy decisions in this plan that aim to address core area challenges, enhance vitality and show a commitment to this important area of Town.



5.2 THE CORE AREA Given the unique development pressures that exist within the Town’s core area, Council recognize the importance of establishing clear policy direction to balance growth and intensification with preserving existing natural, built and cultural resources. Council supports appropriate and contextual infill development to respond to the demand for a variety of residential dwelling types and commercial spaces within close proximity to Wolfville’s Main Street, other services and amenities. (ensure consistency/encompasses Imagine our Downtown work, where appropriate)

5.2.1 The Core Area – General Policies It shall be a policy of Council:

1. To establish the ‘Core Area – Commercial’ and ‘Core Area – Neighbourhood’ Designations within the Municipal Planning Strategy and reflect that on Map 1 – Future Land Use.

2. To establish a Core Area boundary within the Municipal Planning Strategy and reflect this boundary on Map 1 – Future Land Use and on the Zoning Map of the Land Use By-law.

3. To ensure Wolfville’s Community Priorities (Section XX of this plan) are reflected in the Core Area Designations (Commercial and Neighbourhood) policies of this Plan.

4. To prohibit drive through facilities in association with a commercial use in all Core Area designations and zones.

5. To establish a maximum building height in the Town at 3-storeys or XX metres above grade, as defined in area design guidelines and the Land Use By-law.

6. To prohibit adult entertainment in all designations and zones.



7. To allow for directed studies, specific by-laws, incentives, design guidelines and priority funding to be targeted to these areas, specifically: a. To support necessary directed study or area specific planning for the Core Area ‘Cultural District’ and Rail Land area (lands around

farmer’s market, rail corridor, library, Front St ) b. To support the implementation of Bill 177 to provide commercial development incentives in defined areas of the Core Area

(Anywhere else? Walkability and complete communities in East and West End higher density areas)

8. To support the creation and incremental enhancement of both the east end and west end gateways in an effort to punctuate the sense of arrival into the Core Area and consider integration of, and compatibility with, these gateways when evaluating development proposals in close proximity.

9. To encourage and participate in the beautification and upgrading of the Core Area through streetscaping and public art initiatives to create intrigue and comfort for pedestrians at street level.

10. To encourage and augment pedestrian and bicycle access to the Core Area to improve community active transportation connections.

11. To support and promote vehicular, pedestrian and cyclist safety in the Core Area and to promote streets that are designed for users of all ages and abilities.

12. To encourage and support the use of transit and provide safe and accessible transit stops within the Core Area.

13. To encourage and support initiatives aimed at increasing pedestrian traffic and fostering “life on the street” such as sidewalk cafés, outdoor

markets, concerts and entertainment.

14. To maintain architectural controls for the Core Area - Commercial and Core Area - Neighbourhood designations through the adoption of the Core Area Design Guidelines.

15. To require the front yard setbacks for all new development within Wolfville’s Core Area be limited in depth, as set out in the Land Use By-Law and Design Guidelines, to provide for a sense of enclosure and pedestrian interest on the street and sidewalk.



16. To encourage appropriate light permeability throughout the Core Area to ensure sufficient sunlight and minimise shadow impacts on the public realm.

17. To encourage the provision of mixed use and residential attached development opportunities throughout the Core Area in an effort to encourage sensitive and contextually appropriate intensification in proximity to the Town’s primary service area, and support the achievement of overall housing targets established in Policy X.

18. To encourage the development of purpose built affordable ownership and rental housing units in line with the policies and incentives described in Section X (Housing Needs) of this Plan.

19. To ensure Heritage Assets are documented and that proposals in proximity to registered properties be appropriately regulated in the Design Guidelines and Land Use By-law.

20. Additional Accessibility – TBD

21. To prioritize Capital Investment and develop a rolling 3-year action plan for improvements in the Core Area, pursuant to the character areas outlined in the Downtown Plan and Core Area Design Guidelines.

5.3 CORE NEIGHBOURHOOD DESIGNATION

The Core Area - Neighbourhood residential areas (see Figure X) hold a distinct character in the Town. The Core Neighbourhood land uses are a mixture of low and medium density residential with opportunities to create mixed use live-work spaces and neighbourhood commercial



opportunities. Many of the homes in this area are larger in size and difficult to maintain for single families. As a result, these large homes are considered attractive conversion opportunities, into commercial uses/multiple unit rentals. It is hoped that additional commercial opportunities, combined with incentives (e.g. Bill 177), will create for a more diverse mixed-use neighbourhood attractive to residents who wish to live and work within walking distance of local schools, employment opportunities, and other amenities. To aid in this transition and to provide for additional commercial opportunities, the former ‘Restricted Commercial’ (C-2) zone along Summer Street has been expanded or enabled in areas with appropriate infrastructure (sidewalks) along Linden, Gaspereau, Acadia and Highland.

A community’s long-term viability is dependant in part on the quality of its housing stock and the variety of housing types available for differing ages and incomes. Sustainable community design principles encourage energy-efficient land use and support the provision of a mixture of housing types in all residential areas. Council recognizes that focusing on offering a variety of housing choices in the Core Neighbourhood will be essential for its diversification moving forward. The Town wants to balance the needs of existing residents while planning for the future through accommodating compatible infill in those areas of town with the highest demand and proximity to amenities. The policies of this plan strive to preserve the existing character of established neighbourhoods while accommodating context sensitive redevelopment.

Infill development of vacant lots in these older areas must be sensitive to the established character of the neighbourhood while attempting to make the best use of existing services. The architectural appearance of buildings is important in this area and will be regulated through architectural controls established in the Land Use By-law, through the use of Design Guidelines, Site Plan Control and Development Agreements. Council will continue to control the maximum number of bedrooms permitted in multi-unit dwellings but has granted additional unit density if the character and form of a lower density can be maintained from the street. Council will also establish minimum setback and landscaping requirements for parking areas associated with new multi-unit dwellings and be proactive on parking management to alleviate parking pressures on the local neighbourhood streets. In response to the development pressures in this area, Council has taken a measured approach to policy development that includes:

1. Responding to Housing Needs by encouraging housing choice, smaller units, and affordability close to Core Area amenities.

Insert Map/Images outlining neighbourhood areas, character features,

other items



2. Creating additional economic development opportunities through Neighbourhood Business Uses and the expansion of the Neighbourhood Commercial (C-2) zone where infrastructure is present.

3. Maintaining existing density levels but changing the approach to multi-unit conversions and new construction to allow additional units (up to 8) with tighter controls on urban design elements such as exterior stairs and parking.

5.3.1 Core Neighbourhood Designation Policies

It shall be the policy of Council to:

1. To enable the following zones within the Core Area - Neighbourhood Designation and that they be reflected on the Zoning Map of the Land Use By-law:

a) Low Density Residential – Accessory (R-1A) b) Low Density Residential (R-2) c) Medium Density Residential (R-3) d) High Density Residential (R-4) e) General Institutional (I-1) f) Neighbourhood Commercial (C-2) g) All Parks and Open Space Zones (P-1, P-2, etc)

2. To recognize other zones may be warranted to address future land use issues and would be considered by amendment to this plan and/or

the Land Use By-law, as per Part XX – Implementation of this Plan.



3. To establish low and medium density zoning in the Land Use By-law (pursuant to 4.3.1(1)) for the Core Area – Neighbourhood that permits

a range of residential uses, including but not limited to, single-unit dwellings, accessory dwelling units, 2-unit dwellings, row housing, multi-unit dwellings of a certain size, parks, playgrounds and other similar uses.

4. To use as-of-right development approvals in the zones listed in 5.3.1(1) for uses listed as permitted in the Land Use By-law.

5. To use Site Plan Approval in the Core Area - Neighbourhood Designation consistent with the policies XX, XX of this Plan, for the consideration of certain uses that require additional regulatory considerations. Insert uses

6. To use Development Agreements in the Core Area - Neighbourhood Designation consistent with policies XX, XX of this Plan, for the consideration of certain uses that require unique and site-specific considerations.Insert Uses

7. To ensure the relevant Policies of Sections XX, and XX (Housing Choice + Affordability; Land Use Compatibility and Placemaking; Sustainable and Resilient Development; and Neighbourhood Entrepreneurship) of this plan are considered for development in the Core Area – Neighbourhood Designation.

8. To enable the rezoning of properties within the Core Area – Neighbourhood Designation, between the zones enabled within the

Designation, where the criteria of Section XX – Implementation can be met. In addition: (insert)

9. To allow Lodging Houses in the Core Area – Neighbourhood by Site Plan Approval and apply additional regulation of these uses through a licensing by-law that ensures:

a. to prohibit accessory dwelling units on lots with lodging/boarding houses.

10. To encourage economic development in certain areas of the Core Area – Neighbourhood Designation, subject to restrictions on the type of business, signage, floor area, number of employees and parking requirements in the Land Use By-law.

a. Neighbourhood Commercial Zoning (where a sidewalk exists) on Summer, Linden, Acadia, Highland, and Harbourside (north of Railtown).

11. To use development incentives (e.g. Bill 177) in certain parts of the Core Neighbourhood area to increase mixed uses and provide

additional neighbourhood diversity.



12. To restrict in the Land Use By-law the types of commercial uses (both neighbourhood commercial, neighbourhood business, home based business) in the Core Neighbourhood, particularly on Acadia Street across from the Wolfville School.

13. To recognize Wolfville School as a focal point in the neighbourhood and work to enhance the social and physical connection to the Core Neighbourhood area.

14. To integrate the Central Wolfville, Seaview and Prospect Street architectural controls within the Core Area Design Guidelines, recognizing the importance of the Core Area – Neighbourhood to the overall health and vitality of the Town.

15. To enable the use of both the Core Commercial Design Guidelines and/or the Residential Architectural Guidelines for proposals in the Core Neighbourhood Area, where appropriate.

16. To support in the Land Use By-law and Subdivision By-law, the creation of small lots through the reduction of minimum lot sizes and frontages in the Core Area – Neighbourhood, to enable the creation of new lots and the construction of dwelling units and/or mixed uses in appropriate locations. (same in commercial)

a. To consider the waiving of Open Space fees for the creation of new lots in the Core Area – Neighbourhood to encourage the creation of new lots and the construction of smaller dwelling units.

b. Small lots shall be subject to the provisions of the Land Use By-law (and Subdivision By-law) and the following criteria:

i. Reduced lot frontages shall not be less than 9 metres, except where an attached housing form is proposed. ii. Reduced lot areas shall not be less than 200 square metres, except where an attached housing form is proposed.

iii. All development on small lots must meet provisions related to lot coverage, parking, and landscaping. iv. Applications for multi-lot developments that include two or more small lots shall be considered to be contributing to the

Town’s housing priorities (Section XX).

17. To recognize the unique and significant development and conversion pressures that Wolfville's Core Neighbourhood Area has faced and will continue to face as it evolves moving forward.



5.4 CORE COMMERICAL DESIGNATION

The core commercial area offers a unique experience in a compact downtown characterized by a variety of architecture and a pedestrian streetscape. The current core commercial area was created over time in an urban form where mixed uses - where the shop keeper lived above the shop and the doctor may have lived beside his office - were the norm.

Wolfville’s core commercial area has experienced great change since the Town was incorporated in 1893. Council recognizes continued change is inevitable and envisions sustained growth and vibrancy in the Town’s important commercial centre. Council wants to encourage new residents and businesses while focusing on the key design principles outlined in the Core Area Design Guidelines (list X, Y, Z)

Commercial development is important to the Town for long-term fiscal health and the role that business plays in providing services and amenities that add significantly to the quality of life enjoyed by residents. The Town has differentiated itself on its diverse offering of small-scale retail, dining, professional services and cultural offerings for residents and visitors alike. The Town continues to be a destination of choice for tourists coming to the region and is at the centre of the burgeoning local wine and culinary industry. The Town’s commercial core also hosts large scale events such as Devour! and the Deep Roots Music Festival, contributing to the multi-use nature of the area.

The core commercial area policies set out in this plan are intended to facilitate a wide range of commercial and mixed use activity in order to maintain and enhance the vibrancy of what is the heart of Wolfville. This plan sets out to (update):

1. Integrate an updated set of Urban Design Guidelines for the Core Area – Commercial and Neighbourhood Designations.

2. Create clear edges and a sense of arrival to the core commercial area through east and west end gateways.

3. Proactively address parking and traffic concerns.

Insert Images/Map outlining commercial areas, character areas

(see design guidelines) or other items.



4. Commit to a more efficient use of Development Agreements and the increased use of Site Plan Approval and As-of-Right when consistent with land use by-law and design guidelines.

5. Provide incentives for redevelopment in certain areas of the Core Commercial area (e.g. along Front Street, the library area, rail lands).

5.4.1 Core Commercial Designation Policies


1. To enable the following zones within the Core Area – Commercial Designation and that they be reflected on the Zoning Map of the Land Use By-law:

a) Core Commercial (C-1) b) Core Commercial - Large Format (C-3) c) Limited Commercial (C-4) Rail line within Core d) General Institutional (I-1) e) All Parks and Open Space Zones (P-1, P-2, etc) f) Active Transportation and Rail Corridor (AT-C)

2. To establish Core Commercial (C-1) zoning in the Land Use By-law for the majority of the Core Area – Commercial Designation that permits

a broad range of commercial and service uses of a certain size, residential and mixed-use development, parks and playgrounds.

3. To recognize other zones may be warranted to address future land use issues and would be considered by amendment to this plan and/or the Land Use By-law, as per Part XX – Implementation of this Plan.



4. To use as-of-right development approvals in the zones listed in 5.4.1(1) for uses listed as permitted in the Land Use By-law.

5. To use Site Plan Approval in the Core Area - Commercial Designation, for the consideration of certain uses that require additional regulatory considerations, including but not limited to, new buildings and additions in the Core Commercial Urban Design Area of a certain size, parking lots, and other similar uses.

6. To use Development Agreements in the Core Area - Commercial Designation for the consideration of certain uses that require unique and site-specific considerations, including but not limited to, new buildings in the Core Commercial Urban Design Area of a certain size, expansion of existing lounges or new lounges.

7. To recognize the residential area north of Railtown as currently being a low density neighbourhood and to Designate this area ‘Neighbourhood’ and zone this area ‘Neighbourhood Commercial’ (C-2) in the Land Use By-law to provide opportunity for commercial expansion.

8. To establish Limited Commercial (C-L) zoning in the Core Area – Commercial Designation that provides infill opportunities as defined in the Land Use By-law and the Core Area Design Guidelines.

9. To establish a Core Commercial – Large Format (C-3) zone in the Land Use By-law for a portion of the commercial area north of the rail lands, as shown on Schedule A (Zoning Map) of the Land Use By-law.

18. To use development incentives (e.g. Bill 177) in certain parts of the Core Commercial area, as defined on the Commercial Development Overlay as shown on the Future Land Use Map (Schedule X). TBD - direction required – insert map change.

10. To recognize in the Land Use By-law the existing light industrial and automotive repair uses that have been zoned from Industrial / Commercial and allow these uses to continue.

11. To use Site Plan Approval in the Core Commercial – Large Format (C-3) zone of the Core Area – Commercial Designation for the

consideration of certain uses that require additional regulatory considerations including, but not limited to, the expansion of existing uses.

12. To use Development Agreements in the Core Commercial – Large Format (C-3) zone of the Core Area – Commercial Designation for

consideration of certain uses that require unique and site-specific considerations including, but not limited to, any new Large Format commercial proposal.



13. To limit in the Land Use By-law the expansion of the Core Commercial – Large Format (C-3) uses into the adjacent Agricultural land.

14. To establish specific criteria in the Land Use By-law for new or expansion of large format commercial development related to items such as parking, landscaping, loading, signage, access, outdoor storage.

15. To enable the rezoning of properties within the Core Area – Commercial Designation, between the zones enabled within the Designation (Policy 4.1.3(4)), where the criteria of Section XX – Implementation can be met. In addition:

a. Specific criteria to be inserted Environmental Constraint issues North of Railtown Large format limitations Rail Corridor and Future Commercial

16. To ensure relevant Policies of Sections XX, and XX (Housing Choice + Affordability; Land Use Compatibility and Placemaking; Sustainable

and Resilient Neighbourhoods; and Neighbourhood Entrepreneurship) of this plan are considered for residential development in the Core Area – Commercial Designation.

a. Multi-unit?

17. To establish Core Area – Commercial Design Guidelines and reflect the area subject to these guidelines on Map 5 – Design Guidelines Overlay of this Municipal Planning Strategy. The Core Area - Commercial Design Guidelines will be applicable to all development applications within the area designated Core Area – Commercial as set out in Sections XX, YY (for neighbourhood too – consistent)

18. To provide special abutting zone requirements in the Land Use By-law where a commercial zone abuts a residential zone.

19. To encourage intensive commercial development to locate in established commercial areas and to minimize potential land use conflicts by carefully regulating commercial land uses that abut residential areas.

20. To specifically support residential development in the Core Area - Commercial Designation that contribute to the achievement of the

overall dwelling type mix outlined in Policy X of this Plan.

21. To allow up to 75% of all dwelling units constructed in the Core Commercial Area to be apartment dwellings.

22. To require a commercial or other active use on the ground floor of buildings in the Core Area – Commercial Designation, unless: a. The building entrance is 15m or more from the Street.



23. To investigate potential reuse and redevelopment options for vacant commercial properties including the possibility of preparing conceptual development plans for these parcels and taking the necessary steps to have these lands pre-approved for development.

24. Role of design guidelines (framework plan, etc) made very clear in both this and neighbourhood

25. Enabling Library policies and focus on Cultural District - TBD

26. To ensure that the following criteria are met when Council is considering proposals for premises licensed under the Liquor Control Act as lounges or any additions or expansions of existing lounges by development agreement:

a. the proposed use shall not have an adverse effect on any adjacent properties, especially residential;

b. parking lots and driveways for the use of patrons shall not be located in any minimum required yard that abuts a residential

zone;

c. the hours of operation of the lounge use shall be restricted to a closing hour of 1:00am.

d. adult entertainment will not be permitted.

e. development is in accordance with criteria for development agreement outlined in Policy XX (Implementation)



PART 6 – ACADIA UNIVERSITY INSTITUTIONAL



6.1 ACADIA UNIVERSITY BACKGROUND

In 1828 when the Nova Scotia Baptist Education Society formed and bought sixty-five acres of land in Wolfville they had every intention of seeing the establishment of a school of higher learning. Their vision was to develop Horton Academy into a college and offer greater learning opportunities in a small-town environment. Although the University’s land holdings and student enrolment have increased substantially from those early days, Acadia’s great strength is that it still offers exemplary learning opportunities in a historic, small Town environment. The University now owns more than two hundred acres of land that stretches from the Dykelands, north of the rail line, southward to Highway 101 and from Westwood Avenue to Highland Avenue. Approximately one hundred and twenty acres of this land holding is currently developed. The lands related to the operation of Acadia University will be designated as University Institutional (IU) on the Future Land Use Map and zoned Institutional - University (I-2) in the Land Use By-law (Zoning Map).

The University is the Town’s major employer providing almost 1000 full and part-time jobs. The presence of the University exerts a substantial influence on the economic, cultural and social fabric of the community. Council recognize the importance of strong connections between Acadia University and the Town. The identity, ongoing vitality and economic prosperity of both the town and the University are intrinsically linked through shared uses, places and populations. The growth and ongoing vitality of both educational and municipal institutions is reliant on a shared understanding of each other’s needs and capacity for growth into the future. This symbiotic relationship must be better expressed in policy and regulation in order to ensure a shared long-term approach.

Boundary/Spatial relationship - insert context map



6.2 INSTITUTIONAL UNIVERSITY POLICIES It shall be the policy of Council:

1. To support the following objectives with respect to Acadia University:

a. to recognize Acadia University as a distinct community of interest that is dispersed throughout the Town; b. to foster co-operation between the Town and the University in terms of such matters as the provision of parking,

student housing, servicing, conservation of heritage buildings and areas, access and development proposals; c. to support the growth and redevelopment of the University and to encourage its long-term vitality within the Town; d. to minimize any adverse effects the University may have as a major activity centre on adjacent and surrounding

neighbourhoods; e. to recognize the various University areas as having different land use mixes, land use characteristics, locational factors,

and different surrounding uses; f. to recognize that any development proposal for University-owned lands may be reviewed by the Town in relation to the

particular characteristics of the affected principal facilities area; and, g. to encourage Acadia University to protect and conserve their various heritage properties whether designated or not.

2. To designate as Institutional University (IU) those lands of Acadia University and currently being used for University purposes and

generally bounded by Westwood Ave, Highland Ave, Railway Line and Highway 101 as shown on Map 1 – The Future Land Use Map.

3. To establish an Institutional University (I-2) zone in the Land Use By-law, as shown on Schedule A, the Zoning Map of the Land Use By-law. This zone is intended to include existing University uses.

4. To recognize the role the University campus plays in the provision of Wolfville’s public open spaces and to zone portions of the campus

as University Open Space (U-OP) on Schedule A, the Zoning Map, of the Land Use By-law. a. To highlight the parks, active parks, and open spaces within the Acadia Campus on Map 2 –Green Space Network of this Plan.



5. To use Site Plan Approval in the Institutional University Designation for the consideration of certain uses that require additional regulatory considerations, including but not limited to, new buildings and additions in in the Architectural/Design Guidelines areas of a certain size, properties abutting residential neighbourhoods, parking lots, and other similar uses.

a. To enable the use of the Town’s Design Review Committee for Site Plan approval applications

6. To use Development Agreements in the Institutional University Designation for the consideration of certain uses that require unique and site-specific considerations, including but not limited to, new buildings of a certain size in the Architectural/Design Guidelines areas, expansion of existing lounges or new lounges.

7. To establish appropriate regulation for the uses permitted (as-of-right) or enabled for consideration in the Institutional University (I-2) zone of the Land Use By-law.

8. To limit, in the Land Use By-law, building heights in the Institutional University zone (I-2) in deference to the type of use and scale of

present buildings located in the core of the University campus.

9. to restrict the height of new buildings and the setbacks of new buildings, from the street, in the Institutional University Zone (I-2), on those properties which abut residential zones or have frontage on Main Street to ensure greater architectural compatibility.

10. To establish abutting yard requirements in the Land Use By-law, including but not limited to fencing, screening, parking lot location and standards where any yard in the Institutional University zone abuts a residential zone.

11. To recognize that the University development on the Dykelands area is intended to be used for accessory and utilitarian uses that support the University and not to accommodate principal University buildings. The Land Use By-Law shall place limitations on uses permitted in this area, by PID (existing soccer fields and previously zoned I-2D natural gas facility).

12. To recognize that complementary land uses to those permitted on Institutional – University land area those which allow the University to function as a community and shall be enabled through the Land Use By-law. These uses may include, but not be limited to:

a. classrooms, laboratories and similar educational and research facilities b. residential buildings for the primary use of housing students and faculty c. places of assembly d. foodservice facilities for the primary use of students



e. sport facilities f. University offices g. bookstores for the primary use of students h. student services buildings i. convention facilities as a secondary use of any other facilities j. public and community gardens

13. To recognize in the Land Use By-law complementary uses to the primary uses listed above include dining areas, daycare centres, recreation facilities, storage areas, parking areas or structures, student or staff accommodation, solid waste and hazardous waste handling areas, and convenience commercial outlets.

14. To limit the rezoning of properties located in residential zones that abut the University to those properties designated as Institutional University (IU) on Map 1 - The Future Land Use Map.

15. To recognize the importance of the services provided by the University, their need for continued growth, and their contribution to the

Town's economy. The Town will work with these institutions to find creative solutions that will provide the flexibility to respond to their changing program, service, research, ownership, partnership, funding and market opportunities.

16. To establish a ‘partnership agreement’ with Acadia University in order to address areas of mutual concern and benefit, including Land

Use Planning.

17. To recognize that housing accommodation for post-secondary school students has specific land use characteristics and impacts on surrounding areas that require regulation through zoning and other means. Therefore, this form of housing may not be appropriate in all residential areas.

18. To recognize that the Town shares a responsibility along with Acadia University, and private landowners for ensuring that students have access to accommodation that is affordable, safe, accessible and sanitary.



19. To work with Acadia University to create an update to the most current Acadia University Campus Masterplan (2003) which establishes the location for:

a. Recreational and Active Sports Parks; b. Open Spaces; c. New residential uses; d. Access road onto the public road network and Active Transportation opportunities; and e. Community Buildings.

20. To work with Acadia on furthering the Town’s aspirations in the Core Area by partnering on redevelopment and placemaking

opportunities.

21. To use, where feasible, student and faculty resources to carry out data collection and measurement on key performance metrics important to achieving our Community Priorities.

22. That if campus areas currently designated Institutional University become available for non-University development, to undertake the completion of a secondary plan for redevelopment that includes analyses of transportation, infrastructure, and financial implications to be reviewed by the Town.

23. ** Careful review of designation and zoning boundary needed before finalized **



PART 7 – ENVIRONMENT



Wetlands, watercourses and undisturbed natural areas are ecologically, economically and socially important. Watercourses are important to biodiversity and the health of natural communities. Riparian buffers reduce the impacts of sedimentation, erosion, nutrient loading on watercourses, regulate the temperature of adjacent watercourses, provide important wildlife habitat and add aesthetic value to the Town. Protection and conservation of the groundwater drinking water resource is essential to ensure clean drinking water. Parklands, managed and unmanaged, provide natural habitats. These landscape features pose specific constraints for development. Insensitive development can lead to significant erosion of environmental services, such as disruption of water-systems, lowered air quality, and the destruction of natural habitats. .

The principles of sustainability adopted by Council emphasize the need to reduce our encroachment upon nature. This requires the protection of ecological diversity and respect for natural features and protection for environmentally sensitive areas, such as watercourses, ravines, woodlands and wetlands. These principles also apply to the activities of Townspeople in the ways they use and interact with natural systems and resources. These principles also encourage the conservation of energy, the reduction of waste and the wise use and stewardship of all our natural resources.

NOTE: Some of this section will need to be transferred to the LUB where detailed regulation would be provided.

1. To preserve and enhance our architectural and cultural heritage assets 2. To control land use in a way that preserves, enhances and protects the natural environment

to ensure open space opportunities for all residents 3. To promote clean energy and reduce greenhouse gases by maximizing energy efficiency

through conservation, local renewable energy opportunities, partnerships and the use of sustainable infrastructure and green building design.

4. To undertake adaptation and mitigation measures to create a community resilient to disruptors.

THE POLICIES OF THIS SECTION ADDRESS THE LAND USE & DESIGN AND ENVIRONMENTAL SUSTAINABILITY OBJECTIVES OF:




1. To manage Town owned land in an ecologically sustainable manner, consistent with best practice.

2. To work with other agencies, institutions, organizations and levels of government to ensure the protection of environmentally sensitive and ecologically significant areas.

3. To investigate other means of land protection other than outright ownership, such as conservation easements, land trusts, etc.

4. To work on the implementation a multi-year tree planting program aimed at improving air quality by protecting, replacing and enhancing the urban forest canopy.

5. To work with the Town’s Environmental Sustainability Committee on community capacity building and public education.

7.1 AGRICULTURE + GREENBELT

The Annapolis Valley contains some of the best arable land in the province. Agricultural land preservation protects commercially viable farms and productive agricultural land as well as providing communities with environmental, social and cultural benefits. The preservation of agricultural land in and around the Town of Wolfville provides benefits such as local food production, food security, adjacent wildlife resources, ensuring pastoral view-planes, and preservation of the rural character of the surrounding countryside. Active farmland beyond the east and west

INSERT MAP OF KINGS COUNTY ZONING AROUND THE TOWN, OPEN SPACE, THE TOWN AGRICULTURAL ZONE



boundaries of the Town, as well as the hundreds of acres on the dykelands constitute the active agricultural land, that benefits Wolfville.


1. To designate as Agriculture (A) areas located on the Dykelands, excluding areas within the Core Commercial or Neighbourhood Designation, on Map 1- The Future Land Use Map.

2. To establish an Agriculture (A) zone in the Land Use By-law, as shown on Schedule A, the Zoning Map of the Land Use By-law where only Agricultural uses shall be permitted.

3. To discourage the re-zoning of land within the Agriculture Designation, except in areas identified on the Future Land Use Map, subject to approvals of the relevant Marshbody pursuant to the Agricultural Marshland Conservation Act.

4. To encourage co-operation with the Municipality of the County of Kings in the protection and preservation of agricultural land in the areas adjacent to the Town boundary.

5. To regulate uses permitted in Agriculture (A) zone areas, as per the Land Use By-Law,

6. To encourage and support the development of community gardens within the agriculture zone and on soils with agricultural capability.

7. To encourage and support stewardship efforts that seek to educate the public about the history and ownership of the dykelands and the challenges faced by those practicing agricultural activities in an urban landscape.

8. To encourage and support conservation partnerships involving government, institutions, business, conservation organizations, landowners and individuals in the preservation and protection of agricultural land and/or significant wetlands.

9. To encourage the reduction of chemical fertilizers and pesticides on all agricultural lands and ensure that land owners follow a nutrient management plan in accordance with the Nova Scotia Department of Agriculture current “Best Practice” and/or Guidelines.



7.2 ENERGY TRANSITION Most of our energy today comes from fossil fuels. Our community faces the direct effects of this, including air pollution and climate change, as well as economic and social problems due to rising energy costs and dwindling oil reserves. A sustainable energy future will include full use of renewable, clean sources of energy, and eliminate needless waste. As a result, energy will be affordable for all people in our community, and secure energy sources will sustain a thriving economy.


1. To recognize the linkages between land use planning, GHG emissions reductions with heating/cooling systems, electricity generation, and the energy required for our transportation needs.

2. To prioritize GHG emissions reduction and energy planning in the Town and recognize dedicated resources are required to see the benefits to the Town and the planet.

a. To ensure all people can afford energy for their homes, businesses and transportation needs

3. To recognize that energy transition towards low-carbon sources can aid in issues of wellhead protection, long term ecological sustainability and long-term economic growth.

4. To prioritize the advancement of the Town’s position in the Federation of Canadian Municipalities Partners for Climate Protection program.

5. To collaborate with regional and federal partners in energy and climate protection efforts.



6. To enable low carbon energy sources in the Land Use By-law (wind, solar, geothermal, district energy, etc) and be open to innovative proposals from the community on meeting their energy needs.

a. To enable wind turbines in the Agricultural Designation, as outlined in the Land Use By-Law i. to research and establish specific criteria for the location of wind turbines that seeks to reduce possible noise nuisances

and visual impacts of wind turbines as well as any potential negative impacts on bird/bat migration patterns.

7. To help homeowners invest in a wide-range of home energy improvements for future savings on their energy bills, through programs such as Efficiency Nova Scotia’s Property Assessed Clean Energy.

7.3 DEVELOPMENT CONSTRAINTS Areas of the Town of Wolfville vary greatly in slope, watercourses and hydrology, natural habitats, and flood potential. Development should be regulated in these environmentally-sensitive areas because of their site-specific conditions.


1. To identify and designate on ‘Map 2 – Development Constraints Overlay’ environmentally sensitive areas including, but not limited to, wetlands, steep slopes, flood risk areas, watercourses and associated ravines where development activity will be restricted or prohibited in the Land Use By-law.

2. To establish a Development Constraints section of the Land Use By-law to appropriately regulate the development in proximity to the items outlined in this part of the Town’s Municipal Planning Strategy.

3. To require that new developments not adversely affect existing built form by giving particular regard to proper drainage, erosion

control and site grading.

4. To ensure that no change of use, of any building, results in the following located where flooding or development constraints could pose a significant threat to safety of Town of Wolfville residents or environment:

a. a residential institution such as a hospital, senior citizen home, home for special care, or similar facility; or



b. a use associated with the warehousing or production of hazardous materials

5. To require all new developments on or immediately adjacent to environmentally sensitive areas, as identified on Map 2 - Development Constraints, identify and preserve existing performance standards of natural systems, such as:

a. drainage, b. water retention, c. plant oxygenation, d. downhill creep

6. To require all new developments on or immediately adjacent to environmentally sensitive areas, as identified on Map 2 - Development

Constraints, conduct environmental studies, by qualified professionals, that show no negative environmental impacts, and may address:

a. natural drainage systems and watercourses; b. flooding; c. pollution of soils, water or air; d. erosion or sedimentation; e. geotechnical report; f. stormwater management plan; g. drainage; h. erosion and sediment control plan. i. other studies as listed in the land use by-law and/or subdivision by-Law

7. To encourage the retention of existing trees and vegetation, in accordance with the Land Use By-law.

7.3.1 Flood Risk, Storm Surge and High Tides Flood protection in the wake of changing climate, sea level rise and tide range increase is of particular concern to those areas of Wolfville adjacent to the dykelands, Cornwallis river and Wolfville Harbour. Over time the dykewall, which protects large areas of the Town of Wolfville, settles and requires regular inspection, as well as additional topping and reconstruction from time to time.



Development on floodplains and wetlands can destroy important natural habitat, dramatically effect natural cycles and processes, and potentially cause irreparable damage to buildings located there. Regulating these areas will ensure developments support ecological and environmental sustainability.


1. To recognize that the existence of the dykewall provides a level of flood protection to the low lying areas of the Town.

2. To prioritize the design and construction of additional Dyke height and/or other adaptation solutions, to ensure protection from rising sea levels and storm events along the portion of the dykes that are in the Town of Wolfville and not maintained by the Province, based on flood risk data noted in policy 5.

3. To work in cooperation with the province, neighboring Counties, Marshland Bodies, and other stakeholders to monitor the height of dyke walls and adapt to climate changes such as, sea level rise and the increasing risk of tidal surge, which may include recording, evaluating and/or periodically updating:

a. flood event characteristics, b. frequency, c. anticipated sea level rise, d. flood risk along the Dykelands and other natural watercourses.

4. To encourage the preservation and protection of the shoreline of Wolfville (Cornwallis River, Minas Basin, Wolfville Harbour) and its

riparian environments in order to maintain it as an important visual, accessible, natural community resource.

5. To identify the flood risk areas as identified on Map 2, Development Constraints Overlay that assumes by 2100 an extreme stormwater event, which includes a “perfect storm” or high tides, storm surge, wave run-up, seiche, tidal amplification, subsidence, and sea level rise shall combine to create a water level of 12m during a “Saxby Gale” scale-event, based on 2014 data from the International Panel on Climate Change. TO INTEGRATE: National Oceanic & Atmospheric Administration (NOAA) released the report, “GLOBAL AND REGIONAL SEA LEVEL RISE SCENARIOS FOR THE UNITED STATES, 2017,

https://tidesandcurrents.noaa.gov/publications/techrpt83_Global_and_Regional_SLR_Scenarios_for_the_US_final.pdf

https://tidesandcurrents.noaa.gov/publications/techrpt83_Global_and_Regional_SLR_Scenarios_for_the_US_final.pdf



6. To require a flood proofing strategy, prepared by a Qualified Person, if construction is proposed on or immediately adjacent to a floodplain, as delineated on Map X - Development Constraints Overlay, that ensures continued use of the building areas above 14 metres Geodetic Elevation in the event of an extended duration (24 hours) flood, and that areas below 14 metres Geodetic Elevation are not permanently damaged in the event of an extended duration flood.

7.3.2 Watercourses, Wetlands & Steep Slopes

Watercourses within the Town perform a variety of important functions. They provide channels by which rainfall can travel, sometimes in conjunction with the underground storm sewers from higher to lower elevations and eventually discharge into the Cornwallis River and the Minas Basin. Natural watercourses are important to biodiversity and the health of natural communities, both plant and animal. Watercourse. Retaining riparian buffers around watercourses is important for the protection of water quality and wildlife as well as the protection of property from natural hazards of flooding. In addition to mitigation against flooding, riparian buffers also reduce the impacts of sedimentation and erosion and nutrient loading on watercourses, regulate the temperature of adjacent watercourses, provide important wildlife habitat and add aesthetic value to the Town insensitive development on steep slopes that strips vegetation can lead to significant erosion of the slope and contribute to destabilization of the hillside. Erosion can then lead to sedimentation of watercourses. Down slope areas may feel the effects of larger volumes of runoff, due to the predominance of impermeable surfaces that typically accompany development. Regulation shall be used to ensure appropriate environmental assets are preserved.


1. To encourage the rehabilitation and preservation of watercourses and wetlands and protect the riparian corridor with a buffer, such as, vegetative buffers along watercourses to help filter pathogens from runoff before entering surface water.

2. To establish a riparian buffer of 15 meters along all watercourses and wetlands, and 30 meters along watercourses and wetlands that intersect steep slopes (>20% slope), as identified on Map 2 - Development Constraint Overlay.

3. To establish riparian buffers and areas of >20% slope as identified on Map 2 - Development Constraint Overlay.



4. (LUB detail - Broader policy here can cover the intent and enable in LUB). Where in this By-law, a front, side or rear yard is required and part of the area of the lot is:

a. usually covered by water or marsh, or b. is beyond the rim of river bank or watercourse or c. between the top and toe of a cliff or embankment having a slope of twenty percent (20%) or more from the horizontal,

as shown on Map 2 – Development Constraint Overlay

Then the required yard shall be measured from the nearest main wall of the main building or structure on the lot to the edge of said area covered by:

a. water or marsh, or b. to the rim of said river bank or watercourse, or c. to the top of the said cliff or embankment if such area is closer than the lot line. (Formerly LUB 4.23)

7.3.3 Source Water Protection Both surface water and groundwater are important natural resources. A large groundwater aquifer is located beneath the Town of Wolfville. Deep water wells that tap into this aquifer provide potable water for the Town’s public water supply. Protection and conservation of the groundwater resource is essential to both the health and economic wellbeing of the whole community. Several areas of the aquifer are vulnerable to contamination from surface activities because the overlying low permeability tills are too thin to provide a good barrier to surface water infiltration. Many modern-day activities contribute contaminants that can pose risks to both surface and groundwater resources. A Source Water Protection Plan has been developed to ensure the groundwater resource is properly managed and protected for current and future generations. Sustainable withdrawal from the groundwater resource, coupled with conservation-oriented usage by all who benefit, will be required to protect the resource for future generations.

It shall be the policy of Council: (detailed regulation will be moved to LUB)

1. To identify areas of source water protection, as outlined on Map 2 - Development Constraints Overlay.



2. To require the completion of an environmental impact assessment, by a qualified professional, if construction is proposed on or immediately adjacent to the wellhead constraint area or areas of source water protection which may include:

a. Source water impact study; b. Stormwater management plan; c. Erosion and sediment control plan;

3. To identify areas within 60 metres of a wellhead as a development constraint area, as outlined on Map 2 - Development Constraints Overlay, as Wellhead Zone;

a. This area is considered to be the wellhead itself and is used to protect against day to-day activities of the water utility and any other potential sources of contamination, including vandalism. Liquids within this buffer can reach source water area within 0 to 90 days.

b. Only existing furnace oil storage shall be permitted in this area. The only uses permitted within this zone shall be: i. Existing Residential Uses

ii. Public Parkland iii. Uses Relating to the Operation of the Town of Wolfville's water supply

4. To identify areas, outlined on Map 2 - Development Constraint Overlay, as Zone A & B (2 - 5 year capture area)

a. Contaminants within this Zone A&B have a travel time of zero to five years to reach source water. b. Certain land uses, which by their nature present a significant risk to the groundwater contamination, will be

prohibited including: i. Automotive Painting, Engine and Auto Body Repair Shops

ii. Bulk Chemical Storage iii. Bulk Storage of Salt iv. Commercial Nurseries v. Commercial Storage and/or Distribution of Chlorinated Solvents

vi. Commercial Storage and/or Distribution of Fertilizers vii. Commercial Storage and/or Distribution of Pesticides and Herbicides

viii. Commercial Storage and/or Distribution of Petroleum Fuel ix. Commercial Storage and/or Distribution of Petroleum Solvents x. Dry Cleaners



xi. Gas Station or Accessory Gas Bars xii. Manure Storage Facility

xiii. Scrap Metal and Salvage Yards and/or Processing 5. To identify areas, outlined on Map 2 - Development Constraint Overlay, as Zone C - 25 year capture area

a. This zone has a travel time of five to twenty-five years to reach source water; less stringent controls are required, but management required for persistent contaminants such as chemicals, fuel, etc.

b. Similar to the Well Capture and Wellfield Protection Zone certain land uses, which by their nature present an identified risk to groundwater contamination, will be prohibited including:

i. Automotive Painting, Engine and Auto Body Repair Shops ii. Bulk Storage of Salt, in excess of 100 tonnes

iii. Commercial Storage and/or Distribution of Chlorinated Solvents iv. Commercial Storage and/or Distribution of Pesticides and Herbicides v. Commercial Storage and/or Distribution of Petroleum Fuel

vi. Commercial Storage and/or Distribution of Petroleum Solvents vii. Dry Cleaners

viii. Gas stations or Accessory Gas Bars ix. Scrap Metal and Salvage Yards and/or Processing

6. To allow existing uses within the Wellhead Zone, Zone A&B, and Zone C, which have otherwise been identified as being prohibited, shall

be permitted to continue to operate in their current form and scope as provided for by the Land Use Bylaw and may be considered for expansion or redevelopment only by Development Agreement. Council, in considering an application for approval of a Development Agreement, shall ensure that the proposal does not increase the potential for contamination of groundwater

7. Notwithstanding any other provisions contained in this Strategy, Council shall not consider applications to rezone Industrial/Commercial

(C-3) within the Water Supply Protection Area as delineated on Development Constraints Overlay Map of the Municipal Planning Strategy.



8. In considering development agreements within the Wellhead Zone, Zone A&B, and Zone C, for the expansion of nonconforming uses or for new or expanded uses that are only permitted by development agreement (or site plan?), Council shall ensure that the following criteria are met:

a. The proposal does not include accessory uses that would otherwise be prohibited by wellfield policies or bylaws. b. Appropriate controls are placed on the development in order to minimize the risks of contamination to ground water

resources. c. The general development agreement policies contained in Part 6 of this Strategy. In considering the above development

agreements, Council may require the following information: d. Studies, conducted by a qualified person, to assess the risk of the proposal on ground water quality and quantity, as well

as recommend measures to minimize any negative impacts. e. Management plans for the storage, disposal or handling of any potential pollutants, such as, but not limited to

chemicals, manure, petroleum products, batteries, solvents and other substances that pose a risk to ground water quality.

f. Drainage studies and plans aimed at reducing risks of ground water contamination.

7.3.4 View Corridors

A view of the dykes is part of the geography of Wolfville. The Dykelands, bounded by the Cornwallis River and framed by Cape Blomidon offer expansive views to Minas Basin and beyond and invite those in search of fresh air and exercise to explore.


1. to ensure the protection of north facing views to Blomidon and the valley floor from Reservoir Park, when evaluating development proposals for adjacent properties.

2. From previous MPS – proposed to be removed. To ensure the protection of north facing views to Blomidon from the Minas View public open space lot (this is a treed lot on orchard avenue – views are very limited, accessed from Orchard Avenue, or from Minas View through a pedestrian path)



PART 8 – PARKS + OPEN SPACE

8.1 PARKS + OPEN SPACE Public open space is important to the physical, social, cultural and ecological fabric of the community. The Town of Wolfville has a total of 28 existing parks and open spaces; some of which are non-municipally owned. There are approximately 30 hectares (75 acres) of Town owned or leased land developed or dedicated to parkland, open space, playgrounds and sports fields. That figure represents approximately five percent of the total land area of the Town. Acadia University and the Rotary Club of Wolfville provide the balance of active parkland and sports fields in Town.

The availability of parks and open space areas that provide opportunities for leisure activity is regarded by Council as necessary for the health and well-being of residents of the Town, and Council will continue to play a key role in providing space and facilities where the need is identified, and as financial circumstances dictate.



8.2 GENERAL PARKS AND OPEN SPACE POLICIES


1. Consider the vision for recreation when planning and considering development applications:

A Wolfville in which everyone is engaged in meaningful, accessible recreation experiences that foster: a. Individual wellbeing: Individuals with optimal mental and physical wellbeing, who are engaged and contributing members

of their families and communities. b. Community wellbeing: communities that are healthy, inclusive, welcoming resilient and sustainable. c. The wellbeing of places and spaces: Natural and built environment that area appreciated, nurtured and sustained.

2. Identify current and future Parks and Open Space areas on Map 6 – Green Space Network.



3. Permit the development and use of land in all zones for park, playground and open space uses

4. Recognize the established park typologies in line with the Town’s Parks and Open Space Master Plan (2012) in Figure 1 of this section,

which include: Neighbourhood Park; Community Park; Active Sports Park; Linear Park; and Priority Park and use this as a guide to determine future parkland needs.

5. Encourage maximum use and enjoyment of these resources by community residents by ensuring park spaces are fully developed and provide opportunities for multiple activities, i.e. picnicking, play structures, passive play areas, and active play areas.

6. Develop and maintain Parks and Open space areas in a manner that is safe for users and protects the interests of the Town.

7. Achieve a balance in the overall parks system, between the quality of park development, maintenance costs, and accessibility through regular review of the number of park properties, and consideration of reductions so that resources are available to upgrade and improve the remaining parks.

8. Develop all parks in accordance with a concept plan, developed by a licensed Landscape Architect or other qualified professional, which clearly indicates appropriate uses, functional areas of the park, natural and environmentally sensitive areas, and relationships among park activity areas. A concept plan is required to ensure the park is developed in the most cost-effective manner to serve the broadest range of community needs.

9. Employ accepted design principles, as warranted, to guide the layout of the park and the provision of park equipment, such as CSA standards for playgrounds and Crime Prevention Through Environmental Design (CPTED) guidelines. Park proposals will be evaluated with respect to their contribution to other approved municipal planning documents (e.g. Physical Activity Strategy; Sustainability Guidelines).

10. To recognize that the current supply of special open space areas is adequate. Additional special open space therefore will only be assembled if the property in question has unique environmental, heritage or cultural significance the Town will not accept any new parkland except as lands identified on Map 6 as a future park.



11. If areas that are identified as having unique environmental, heritage, or cultural significance, Council shall explore options to protect the land through other mechanisms than land acquisition, if applicable. This could be through long term lease, conservation easements or other legal means.

12. To secure to the extent possible, and where required, agreements to ensure long-term community access to sport fields provided by non-municipal authorities.

13. To facilitate the need for two neighbourhood parks fully conforming to the recommended park classification system. One park should be located in the east and one in the west at a location that will allow most residents to reach a park with informal, active recreational opportunities within a 500-600 m pedestrian access guideline.

14. To require the regular review of a Parks and Open Space Master Plan and/or the Parks and Open Space Policies of the MPS.

15. Focus on parks and open space maintenance and upgrades and restrict the amount of green space and park land in the Town’s

ownership or control to the land identified on Map 6, except where provided for elsewhere in this Plan (CDD areas, other scenarios?).

16. To prepare a user fee policy and a facility allocation policy to support the ongoing management of parks and open space resources.

17. To work in cooperation with Acadia University and government bodies in the provision of recreation and cultural opportunities for Town

residents.

18. That Public Engagement for Parks and Open Space shall be carried out as per Section XX (Implementation) of this plan.

8.3 PARKLAND DEDICATION Ensuring the provision of future public open space is enabled by the Municipal Government Act and embodied in Municipal Planning Strategy policy and the Town’s Subdivision By-law. The current Subdivision By-law requires that every developer of new lots contribute either useable land



or money equivalent to 10% of the area/value of land shown on the final plan of subdivision exclusive of streets, roads, walkways and the residue of land owned by the sub-divider. This requirement will be maintained in this Municipal Planning Strategy.


1. To require the provision of parkland with all new lot creation in accordance with the provision under Section 271 (13h) of the Municipal Government Act, and as described in the Subdivision By-Law.

2. To equire developers to dedicate useable land (in the amount of 10% of the area of the lots to be approved on a final plan of subdivision) or cash in lieu of such land, for recreation purposes when subdividing land. Any lands not specifically identified on Map 6- Greenspace Network as a future park will not be accepted.

3. That notwithstanding Policy XX and XX, new lots created in the Core Commercial or Neighbourhood Designation shall not be subject to open space requirements or cash-in-lieu provisions.

4. To require developers to provide space for leisure or recreation facilities in association with new multi-unit residential developments with more than 4 dwelling units if development is not located with 500 metres of an existing public park or lands identified on Map 6.

5. To require that any land transfer for future public use as a trail, park or playground must: a. Be useable land, or equivalent value, and be identified on Map 6, or; b. In the view of Council, have demonstrated cultural, environmental, or historical value, or; c. If the land being subdivided has frontage on the ocean or a river must maintain public access to the water’s edge.

6. To adopt the following as a guide for parkland dedication processes in Secondary Planning and CDD areas:

a. To the greatest extend possible, parks will be fully developed at time of transfer to the Town and provide opportunities for multiple activities

b. Parks and open space areas will be developed and maintained in a manner that is safe for all users and protects the interests of the Town

c. New parks must be with the financial capacity of the Town to operate and maintain



d. All parks will be developed in accordance with a concept plan, developed by a qualified professional which indicated the functional areas of the park, natural and environmentally sensitive areas, and relationships among park activities.

e. All parks should be guided by CPTED principles, other municipal documents and strategies and CSA standards for equipment. f. To the extent possible, trails, sidewalks and paths will link parkland and open spaces to promote healthy living, encourage

tourism and protect significant natural features. g. Public engagement

8.4 PARK AND OPEN SPACE CLASSIFICATIONS

The provision of both public and private recreation facilities within the Town of Wolfville offers an extensive choice of recreational opportunities in a small Town environment. These facilities range from arenas and an indoor pool to small playgrounds, family parks and sports fields. An extensive trail system throughout Town interconnects residential neighbourhoods with the central downtown area and the University campus and provides residents with a variety of opportunities to choose active transportation options over the automobile.



Council recognizes the importance of providing physically active alternatives to the automobile and will endeavor to expand the Towns existing trail system and work with Acadia University to link Town trails with University trails.

Parks and open spaces also play a vital role in protecting wildlife habitat, maintaining biodiversity and hydrological balance, filtering pollutants and providing public access to natural areas. Public parks and open spaces often provide a buffer between the natural and the built environment as well as protection for environmentally sensitive areas. The Town of Wolfville has adopted a park classification system to assist with the planning of its parks and open space resources. The classification system forms the foundation for building a Town-wide community park system. It provides guidance on the anticipated use of the park or the functional requirements that should be reflected in the park’s planning and design.


1. To reference the Park and Open Space Classifications (create and insert reference map) provided in Figure 1 when considering all new development applications or other park and open space additions in order to ensure the park system is developed in a coherent manner and meets the community’s need in a safe and efficient manner. Figure 1 – Parks and Open Space Classifications



2. To group the parks and open space classifications for the purposes of Land Use Zoning. Local Parks, Other Parks, and Major Recreational Facilities shall capture the parks classifications outlined in Figure 1 of this section.

8.4.1 Local Parks Local Parks include both neighbourhood parks and community parks. They are public spaces which serve their immediate neighbourhood or provide a more general community and provide venues for a wide range of activities and interests. Higher level and league sports fields are not provided in neighbourhood parks; however, areas to play catch, toss a Frisbee or kick a soccer ball would be provided as are play structures and multi-purpose courts for informal recreation. Other areas for socializing, walking, exercising, or gardening are also appropriate. These park will accommodate a range of interests at the neighbourhood or community level.


1. Zone all Neighbourhood Parks and Community Parks as ‘Local Parks’, “Park-1 (P-1)” in the Land Use By-Law and permit in the areas zoned Park-1 (P-1):

a. Parks and playgrounds, including associated facilities; b. Interpretation centres;



c. Pavilions and band stands; d. Museums; e. Community gardens; and, f. Occasional, incidental, temporary outdoor or indoor markets, bake sales, flea markets and vegetable and produce markets,

with permission from a public authority.

2. To locate Neighbourhood Parks within a 500-600 metre walking distance of its population centre without crossing primary roads (unless a pedestrian road crossing can be provided).

8.4.2 Other Parks The general categories in the ‘XX’ include other types of green space classifications: Special Open Areas, Linear Parks and Non-Recreational Open Spaces as outlined in figure 1.


1. To established a zone, P-2, that includes Special Open Areas, Linear Parks and Non Recreational Open Spaces.

2. Uses permitted in the P-2 zones will vary and the zone standards will be flexible to reflect that these park types can have irregular shapes and may have limited opportunity for road frontages.

3. To require the completion and public circulation of a masterplan prior to undertaking any long-term new or re-development of Other

Parks, which demonstrates: a. Multiple opportunities for the public to access the site, particularly for linear parks.

b. Passive shaded areas and amenities for passive activities (benches, picnic tables).

c. Where there are environmental constraints, the plan should consider how to mitigate the impacts of people on the landscape and ecosystem



d. Access from major roadways and connection to trail systems and other parts of the open space system where possible.

e. Integration and use of CPTED principles in the design of the spaces

8.4.3 Major Recreation Facilities Although Wolfville has no large municipally owned regional recreation facilities such as ice pads or a swimming pool, there may be a need for these in the future (Regional Needs Assessment ongoing). This Plan contemplates the placement of these types of facilities.


1. To create a zone, P-3, to allow for the siting of new regional recreation facilities and permit the follow uses in this zone: a. Major recreation facilities, such as ice rinks or pools, that service the recreational needs of the region.

2. That subject the following rezoning criteria, properties may be rezoned to P-3:

a. The Property is located within the Core Commercial or University Designations. b. The property is located on a Main Street or on a Collector Road, as identified on Map 4 – Future Transportation Map. c. Provision of a traffic study identifying any required road and infrastructure upgrades and anticipated impacts. d. The lands are located within walking distance from the Core Commercial District. e. Demonstration of adequate on-site parking or off-site parking within 100 metres of the site. f. Active transportation opportunities and links exist or are identified on Map 4 – Transportation map.



8.5 REGIONAL RECREATION, PARKS + OPEN SPACE PLANNING

Wolfville is a recreational hub for the eastern valley and Council believes that any new recreational facility that is regional in nature should be located within Towns or growth centres of the County. Council also believes that Acadia University’s existing and future recreational infrastructure must be supported.

The Kings 2050 Regional Approach report provides important guidance when siting new regional facilities and forms the basis of most of the policies contained within this Plan. NOTE: Regional Needs Assessment ongoing


1. Encourage regional investment in Acadia’s recreational facilities.

2. Participate in any joint siting studies for recreational facilities where it is in the interest of the Wolfville or the broader region, subject to the following considerations: a. New or renovated facilities are located within serviced areas within Kings County. b. New facilities are co-located with existing facilities, to the extent possible. c. Need for the facility is demonstrated. d. An equitable and sustainable funding formula framework for both capital and operations is established in advance of Council

support. e. That all Kings County Municipal units are notified of the project and all objections raised by another municipal unit in the Kings

region are fully responded to.



PART 9 – MOBILITY



9.1 MOBILITY BACKGROUND Transportation systems from the provision of transportation infrastructure must consider the needs of drivers, cyclists, pedestrians and transit users to improve the variety of transportation choices available to residents, regardless of age or income.

The development of sustainable transportation planning and management initiatives aimed at reducing the number of automobile trips; increasing opportunities for non-automobile trips; increasing opportunities for non-auto transportation including bicycles, walking, rail, buses and alternative vehicles; and reducing the use of gasoline and diesel fuel in conventional buses, autos and trucks results in real and long term benefits for the community.

Sustainable transportation policies reduce reliance on fossil fuel burning and single-occupancy motor vehicles and favour a broader mix of active transportation, public transit, ride-sharing and car-pooling and less polluting vehicles.

Pedestrian and bike friendly streets, accessible and efficient transit and rail service as well as innovative car share programs are envisioned for the future of Wolfville. It should be possible for anyone to live comfortably in Wolfville and beyond without owning a private automobile. This Municipal Planning Strategy includes sustainable transportation policies that support and encourage that vision.



Reference design guidelines (streetscapes)

5. To enhance and strengthen the Core Area as the focal point of commercial and community activity

6. To support what works and encourage new opportunities and investments. 7. To create complete neighbourhoods to maximize our infrastructure and promote

community health. 8. To ensure that all public facilities and infrastructure provide access to all potential

users, and encourage other organizations to follow these standards. 9. To create a leading sustainable transportation network that supports non-vehicular

transportation modes and improves connectivity.

THE POLICIES OF THIS SECTION ADDRESS THE ECONOMIC PROSPERITY LAND USE & DESIGN SOCIAL EQUITY AND ENVIRONMENTAL SUSTAINABILITY OBJECTIVES OF:



INSERT TOPOGRAPHIC MAP OF WOLFVILLE, SHOWING SLOPES <3%, <8% and >8%

Hills can be very challenging, particularly for young riders, seniors, people who are new to cycling, and some people with disabilities. Most people can maintain a speed of 10 km/hr—a speed that helps to maintain balance—on a grade of 4% or less. Other research suggests a grade of 3% or less is desirable for longer distances. For grades between 4% and 8%, people are more likely to weave to maintain balance on a bike. At grades above 8%, speed drops to a point where many people have a hard time keeping their balance and have to dismount (TRANSPORTATION DESIGN GUIDELINES: ALL AGES AND ABILITIES CYCLING ROUTES (2017)



9.2 GENERAL MOBILITY POLICIES It shall be the policy of Council:

1. To support sustainable transportation, reducing our reliance on fossil fuel, and promoting health by prioritizing, in the following order;

1.1 active transportation (walking, biking)

1.2 public transportation options

1.3 ride sharing

1.4 private electric vehicles

1.5 private fossil-fuel base vehicles

2. To build infrastructure that reduces reliance on fossil fuel vehicles in the Town of Wolfville and decreases the financial and environmental costs of maintenance.

3. To establish and maintain an active transportation network of bike lanes, sidewalks, trails and paths throughout the Town of Wolfville, as outlined on map X – Future Transportation Paths , dedicated to connecting existing services and parks. Existing services include, but are not limited to:

3.1 Central Commercial Designated area 3.2 Acadia University and Campus 3.3 Harvest Moon Trail 3.4 Reservoir Park

1. To recognize that increasing participation rates in active transportation, public transit, and car-sharing can reduce reliance on fossil fuel

vehicles in the Town of Wolfville and associated emissions.



2. To recognize that demand for specific transportation options is significantly reduced where there is little or no infrastructure to support it, and that providing infrastructure for specific transportation options induces demand for said option.

3. To adopt Map X – Future Transportation Paths as part of the Municipal Planning Strategy and use this map as a guide in the approval of transportation networks in future developments (SHOW SLOPES) (SHOW SIDEWALKS, BIKE LANES, WALKING TRAILS, AT TRAILS, ACADIA ROADWAY, AND FUTURE ACTIVE TRANSPORTATION PATHS, AND FUTURE SIDEWALKS – NO ROADS).

4. To require developers to construct active transportation paths, and streets, within new subdivisions subject to the subdivision bylaw.

5. To require bicycle parking at new multi-unit buildings and at Harvest Moon Trail access points.

6. To strive for better measurement pertaining to how people move through Town and what they do and experience on our streets (How

and where do they walk? How do they spend their time on the streets?)

7. To explore opportunities on Central Avenue for seasonal or permanent pedestrianization and additional activity (pilot project)

8. To better delineate trail and street intersections (Harbourside, Elm Avenue) – decorative paving, bollards, signage, etc

9. To collaborate with residents and stakeholders towards a cost-efficient and useful public transit service, which may include but is not limited to Kings Transit, Maritime Bus, Greyhound, CarShare Atlantic, and Alternative Routes, dedicated to connecting existing compact residential areas, services and parks with each other and other regions. Existing residential areas and services include, but are not limited to:

9.1 Central Commercial Designated area 9.2 Acadia University and Campus 9.3 Harvest Moon Trail 9.4 Reservoir Park 9.5 Woodman’s Grove



9.3 STREETS There are 34 kilometres of public streets in Wolfville and approximately XX km of private lanes.

It is recognized that in any transportation network each road provides a certain level of service to local and regional traffic and pedestrians. For planning purposes, it is important to develop a proper classification hierarchy and apply it to both the existing and future street system in order to ensure that rational and efficient service is provided.

The Town has adopted a three-tiered roadway system of Mainstreet, collector and local streets for public right of ways and identifies specific policies for private laneways. Appropriate use, access, and design criteria will be developed and applied to all existing and future streets. This road network is to be shown on the Transportation Map and is to be interpreted as part of the Future Land Use Map.

It is Council’s policy that construction of streets in new subdivisions is the responsibility of the developer. The Subdivision By-law provides that streets shall be constructed by the developer and conveyed to the Town before subdivision is granted or as a condition of subdivision approval. The developer also has the responsibility of paving new streets and installing curbing and sidewalks.

Map 2 –Future Transportation Map of the Municipal Planning Strategy indicates the location of future street development and the hierarchy of the existing road network to ensure an integrated long term street development pattern. Road classifications allow the Town to dictate the inclusion of pedestrian and cycling infrastructure as well as on-street parking and landscaping provisions with the municipal right-of way. along with the placement of. Council also seeks to reduce the dominance of the automobile within Town environs and promote public transit and active modes of transportation as viable alternatives.


1. To adopt Map X – Future Streets as part of the Municipal Planning Strategy, and use this map as a tool in supporting Map X – Future Transportation Paths, in the approval of transportation networks in future developments (SHOW ROADS, SHARED, Collector, Local, FUTURE ROADS).



2. To recognize that streets, including sidewalks, must accommodate a variety of

transportation options as prioritized in the following order: a) active transportation (walking, biking) b) public transportation options c) ride sharing d) private electric vehicles e) private fossil-fuel base vehicles

3. To require all new streets and street-extensions to be constructed to standards set out in the Subdivision By-Law and/or servicing agreement, which shall require:

a. one or more sidewalks or active transportation paths on all current and future roads in the Town of Wolfville, such as multi-use trails, bike lanes, or shared streets.

b. proper road connections and alignments developed and maintained as outlined by the Province of Nova Scotia, including the Department of Transportation.

4. To enable traffic calming measures as outlined in Part 7, Schedule A to support the quiet and safe enjoyment of neighborhoods

5. to establish a road hierarchy, as shown on Map 2 – Future Streets, to guide future road improvements, by establishing a set of street

cross sections to correspond with each Road Classification. Each classification will have its own distinct design elements based on a complete streets model, and form part of the overarching transportation network The Road Hierarchy for the street network throughout the Town of Wolfville is as follows:

a. Shared Streets b. Local Streets c. Collector Streets d. Future Streets

Street lane-widths of 3m (10 ft) result in streets that are only 6.1m wide (20 ft). a 6.1m street can “feel” narrow to drivers as it is more narrow than existing streets. 6.1 m streets result in downtowns with slower car traffic, that are more livable and accommodating to pedestrians and cyclists, and includes more users in less space than on existing wide streets.

It also reduces environmental costs to build and maintain while creating incentives for users to consider walking and bicycling options on the safer, narrower, and more environmentally sustainable street. (THE INFLUENCE OF LANE WIDTHS ON SAFETY AND CAPACITY, Sprinkle Constulting (2014)



6. To designate as Future Streets all areas designated for future road development, including access easements, as shown on Map 2 – Future Transportation Paths. These streets are anticipated to become local roads, subject to Part 7, item 7, above, unless otherwise specified.

7. To designate as Shared Streets all roads within the Central Commercial designated area, as shown on Map X – Future Streets. These streets are characterized as areas of diverse mobility modes, which include high rates of active transportation and automobile movement, that results in lower overall speeds which enable sidewalks and streets as spaces for diverse activities, which include gathering, outdoor patios, parklets (parking-space parks), eating and greeting.

8. To consider Shared streets for improvements to accommodate:

a. wider sidewalks; b. on-street parking; c. parklets or café extensions; d. Town of Wolfville’s active transportation network through shared bicycle and vehicle lanes; and e. improving the multi-use nature of shared streets, through street furniture, public art, and streetscaping.



9. To use the Core Area Design Guidelines ‘Streetscape’ sections to inform improvements to streets in the Core Area.

10. To designate as Collector Street the main commuter routes in and around Wolfville, as shown on Map 2 – Future Streets. These include areas of Main Street, Highland Avenue, Gasperau Ave, and Maple Ave outside of the Central Commercial Designation. Collector Streets function as regional connectors, providing access to the town from other areas of the county. These roads are generally a wider than the standard local road right of way, and have sidewalks or active transportation paths on both sides to encourage active transportation.

11. To consider Collector Streets for improvements to accommodate: a. transit; b. higher traffic volumes and higher intensity land uses; c. one or more dedicated active transportation paths, such as bike lanes, sidewalks, or multi-use paved paths d. intersections which are further apart; e. limited private access;

Shared Street



f. Prohibiting on-street parking

12. To designate as Local Streets all roads that link to a shared street or collector road, as shown on Map 2 – Future Transportation Paths. These streets have the lowest traffic volumes and generally have sidewalks on one side. Their primary purpose is to provide active transportation and vehicle access from predominantly residential areas.

13. To consider Local Streets for improvements to accommodate: a. Shared lanes of automobile and bicycle uses; b. Low vehicular traffic; c. Limited commercial; d. road widths of less than 15 metres and e. limited or no transit service. f. Regulating on-street parking

Collector Street



Local Street



Part 7, Schedule A (move to appendices/schedules once finalized)

Town staff looks to work in a consultative manner with area residents to help identify neighbourhood traffic problems and implement solutions that are both acceptable and appropriate for the residential street network. This schedule-document outlines procedures for initiating, reviewing, funding and implementing traffic management plans on local streets to address traffic safety concerns. The solutions may incorporate traditional traffic control techniques, temporary traffic control techniques or permanent physical ‘traffic calming’.

The policy and procedures contained within this document do not apply to Shared Streets or Collector Streets. This will ensure the primary function of those roadways in the Town of Quispamsis to move traffic is maintained. Safety concerns on Shared Streets or Collector Streets will be dealt with on a case-by-case basis outside of policy

1. Initiating a Traffic Calming Request

Residents who have a traffic-related concern within their neighbourhood will submit in writing their request for a traffic review to the Town, including contextual information. The request, initiated by an individual or group of residents, may specify one or several residential or local roadways within a neighbourhood. Staff will review each request to determine appropriate response on a case-by-case basis.

A. The first step in any request for Traffic Calming is to measure and document traffic volumes to determine response. Staff will determine a study area, data collection method, and analyze data that may include items such as: vehicular volume, speeds, cut-through traffic, crash rates, road alignment, classification, parking, active transportation activities, existing traffic calming measures, physical conditions, etc.

B. A follow up study shall be completed six months after traffic calming measures have been implemented.

C. Traffic calming projects will be implemented based on the accumulated points of the study area, as outlined on Part 7, Schedule A, Table 1

a. Study areas of less than 11 points will be considered for Level 1 traffic calming measures b. Study areas of more than 11 points will be considered for Level 2 traffic calming measures c. Study areas with existing Level 2 traffic calming measures may be re-analyzed based on new data on request.

i. If an area with existing Level 2 traffic calming measures accumulates 11 or more points based on new data, Level 3 traffic calming measures will be considered



D. Level 1, 2, and 3 traffic calming measures may include, but is not limited to: a. Level 1: Speed Watch (with readerboard), Signage, Educational materials, specialized enforcement, enhanced visibility signs

and crosswalks, neighborhood pledges, neighborhood association, resident-led streetscaping projects i. All-way Stop Signs are not considered appropriate for a level 1 traffic calming measure as the resulting pattern of

stop-starts can be more dangerous and nuisance-causing than without an All-way Stop Sign. In addition, they can create substantial increases in emergency vehicle response time as emergency vehicles must come to a near-complete stop to ensure safe crossing.

b. Level 2: Temporary installation of a: Speed cushion, Speed Hump, Speed Table as confirmed by a neighborhood petition process (public meeting and month-long vote with at least 50% of impacted residents voting that results in a 2/3 decision in favor of selected calming methods)

c. Level 3: Permanent installation of a: Traffic circle, visual gateway (road-island), mid-block and intersection bump-outs, chicanes, central island (extended road island), speed hump, speed table

E. When the Town of Wolfville has multiple traffic-calming requests in a single budget-year, those areas with the highest accumulated scores will be prioritized first and all requests will be tentatively scheduled. This tentative schedule of requests will be distributed to the traffic-calming-requesting parties.

F. When considering traffic calming measures, the Town of Wolfville must also consider: visual and aesthetic concerns, maintenance costs, emergency vehicle response time impacts.

G. Traffic calming tools not recommended for use include: Rumble strips, children at play signs, stop signs, diverters, street closures, turn restrictions, reduced speed zones

a. These tools are generally considered less effective as they have unintended consequences such as: externalizing traffic problems to other neighborhoods, increasing noise, and increasing driver-frustration



Part 7, Schedule, A, Table 1: Points for Traffic Calming Study Areas Item Description Points Item Description Points Traffic Volume <750 ADT 1 Automobile Speeds over posted limit

(85th percentile of all vehicles, both directions following Level 1 Solutions)

5-7 kmph 2

751-1000 3 7-9 kmph 4 1001-1250 5 9-10 6 1251-1500 7 11 8 1500+ 8 12+ 10 Cut Through Volume 20-30% 2 Nearby Pedestrian Generators

(schools, seniors housing, parks) Within 1 km 1

30-40% 4 Within .5 km

2

40-50% 6 50%+ 8

Item Description Points

Accidents / Year (Reported collisions over 3 year period in study area)

1 1

1.5 2 2 3 2.3 4 2.7 5 3+ 6



9.4 PARKING + LOADING An effective transportation system in any urban area must be accompanied by sufficient infrastructure for all mobility types. While automobiles remain the most-chosen option to move people, the Town of Wolfville must rely on effective and accessible parking infrastructure to accommodate the needs of people shopping, living and working downtown. Town Council recognizes the need to require off-street parking for all land-uses to ensure convenient access to residents, businesses and shops, and to minimize parking and traffic impacts on adjacent properties and neighbourhoods.

Town Council wishes to diversify its transportation systems and infrastructure to support increased walking and cycling. One way to support transportation change is to provide parking near increased infrastructure for a wide range of mobility options, such as bicycle racks, bicycle parking, wider sidewalks, shared streets and active transportation paths. To that extent, parking requirements for automobiles may be replaced with cash-in-lieu which will be dedicated to municipally-owned parking at locations intended to support peoples choices to move by modes of transportation alternative to automobiles.


1. to develop a long-term parking plan to guide the location of new parking area or improvements to existing ones.

2. to establish, maintain, or improve, the existing level of parking-service in the Town of Wolfville, as recorded in Part X, Monitoring and

Reporting, with the following goals:

a. to collaborate with local businesses, stakeholders, and Acadia University

b. To consider cumulative impact of stakeholders’ parking strategies and approaches

c. to minimize off-site impacts to surrounding areas.

3. to ensure that where developments are permitted, by site plan approval, development agreement, or permit, provisions for adequate

parking are included, as established in the Land Use By-Law.



4. to establish a parking reserve fund for the maintenance or improvement of existing public parking lots, or for the construction new

public parking lots.

5. to consider a cash in lieu of parking requirement for development proposals by site plan approval or development agreement, as

outlined in Part 8, Schedule A of this document.

6. to encourage alternatives to impermeable surfaces on parking areas.

7. to permit temporary parking uses associated with a construction site, special occasion or a holiday, as established in the Land Use By-

law.

8. That required Parking in the Core – Commercial Area will be determined as per the following standards:

a. For New Commercial Development or a Change of Use in an existing building that requires additional parking, provide parking as per the Land Use By-law at 1, 15.1 square meter (162 sq ft), parking space per 20 square metres ( 216 square feet) of floor area, subject to policy 27.

b. For New Residential Development, provide parking as per the Land Use By-law at 0.5 spaces per dwelling unit.

9. That required parking in the Core – Commercial Area may be provided in whole or in part through: c. Meeting the requirement with physical spaces as per Policy 8. d. Providing a reasonable cash-in-lieu of parking contribution (see Part 8, Schedule A above)

Part 8, Schedule A

Cash-in-lieu Per Parking Space = ((Construction Cost + (Land Value x Area) x No. of Spots)) x % Share Factor

The percentage share factor reflects the nature of use as a parking facility for public purposes, where use or ownership is not exclusive to the private contributor. It is recommended that a percentage share factor of 50% be applied for all cash-in-lieu of parking applications. As noted previously, this amount is consistent with other municipalities which have recently undergone Cash-in-Lieu of Parking By-law updates.

This cash-in-lieu shall be dedicated to the parking reserve fund.



i. To require that any cash-in-lieu of parking accepted in place of physical spaces, must be held in trust with a clear plan for how, when and where new parking will be created.

e. Providing parking off-site, within a certain distance of a development, where specific terms and conditions can be met. i. Off-site parking must be registered on title to both properties.

f. Any combination of a, b, and c.

10. That required parking in the Core – Neighbourhood area will be as per the requirements of the Land Use By-law (1.25 spaces per dwelling unit for residential).

11. To acknowledge that the Town will continue to play a key role in owning, managing, and maintaining public parking in the Core Area.

12. To recognize parking in the Core Area needs to address the different needs of mixed-use developments, including but not limited to: customers of commercial businesses, residents of the area, overnight parking, and tourist/visitors’ parking.

13. To enable parking on private, underutilized lots in the core area, as a temporary use in the Land Use By-law, to encourage private land

owners to capitalize on underutilized space and ease pressure on municipal parking infrastructure.

14. To consider the development of a parking permit system for the Core Area – Neighbourhood designation for residents of the area.

15. To consider the implementation of paid parking to ease demand in certain areas of the Core Area.

16. To consider, as needed, quantitative updates on our parking ‘Level of Service’ and take actions as warranted.

Consider section on Parking Management (see recent RFD on parking)



PART 10 – MUNICIPAL ASSETS + PUBLIC SERVICES

Town of Wolfville Asset Inventory (update) 2018 Snapshot

TYPE VALUE Paved Streets / Roads 33km Sidewalks 22.9km Trails 16km Curb 48.3km Other Fixed Assets (Playgrounds, Bike Racks, Picnic Tables, Benches)

120

Street Lights 618 Public Parking Lots 17 Public Parking Spaces 497 regular, 39

Accessible Parks and Green Space 21 (94.5 acres) Public Gardens 1 acre (40,000ft2) Other Town Property 89 acres Water Main 46.2km Storm Main 30.2km



10.1 MUNICIPAL ASSETS In 2017-2018 R.V. Anderson Associates Ltd. was contracted to prepare an Asset Management Plan (AMP) for the Town of Wolfville. The objective was to establish an initial AMP that provides the information necessary for staff to ensure Town infrastructure is safe, sustainable and addresses the needs of the residents and businesses of Wolfville. The Town of Wolfville currently operates two distinct sets of asset inventories. The first is the General Fund, composed of land improvements, buildings and structures, equipment, IT infrastructure, traffic lights and poles, sewer systems, sewer plants, sidewalks, streets and curbs, and vehicles and heavy equipment. The total value of this inventory is $90.9 million. The second inventory is the Water Utility, composed of water facilities (water treatment facility, wells, and a concrete reservoir), water mains, and equipment. The total value of this inventory is $33.5 million. The General Fund and Water Utility have funding ratios of 77% and 95%, respectively. While these inventories are not 100% sustainably funded, they are much better than typically seen in municipalities across Canada (generally between 40% and 60%). Link to measurables. Deficit # and explain. The Town will continuously improve and refine its asset data and management plan over time. Doing so will allow the Town to be a local leader in asset management and serve as an example for municipalities in Nova Scotia and Eastern Canada. Policies of this section look to improve the asset management plan and implementation over time. Council recognizes that our Municipal assets are the foundation that enables the Town to thrive; however, like all Canadian municipalities realizes we will face significant social, economic and environmental challenges that will affect the Town’s ability to manage assets and deliver services sustainably over the long term. The way the Town invests in infrastructure assets, including natural assets, will have a significant impact on whether we move toward becoming more sustainable and resilient. Because of this, Council is committed to better integrating Land Use Planning and Asset Management, starting with the policies of this plan and focusing on improvements over time.

Natural Assets Insert (e.g. dykelands as Flood control, watercourses as stormwater management, our groundwater source, etc). Recognize importance, include policy.

Sanitary Main 37.7km Lateral Pipe 12.9km Hydrants 215 Water Valves 1050 Sewer Lift Stations 6 Water Lift Stations 2 High Pressure Valves 13



Building Assets The Town’s Building Assets include Town Hall and the Fire Department, Wolfville Public Library, the Community Development and Public Works Building, the Recreation Centre, and the Visitor’s Information Centre. Council anticipates that decisions on asset replacement, consolidation or other options with these assets will be made to further the community priorities and policies of this Municipal Planning Strategy (policy included below)

Climate Change Adaptation A Municipal Climate Change Action Plan (MCCAP) was prepared during the Kings 2050 process. Update and link to Climate Change Asset Management work (to be completed) FCM document. Work to be done included in Policy 2. below.

From Asset Management Plan: As the effects of climate change are increasingly affecting municipalities in Canada, we recommend the Town of Wolfville identify core assets vulnerable to these effects and include the associated risks in the current risk rating system. Including climate change risks will reassure stakeholders Town staff is aware of and are mitigating climate change threats facing the Town’s infrastructure.


To adopt and apply recognized asset management practices in support of delivering services to its customers reflecting the vision presented in this plan.

1. To consider Asset Management risk ratings (including Climate Change) and Council’s strategic objectives when prioritizing capital investments.

2. To support further implementing asset management practices to ensure sustainable delivery of services, including: a. Consideration of condition assessments on additional high-value assets. b. Include Climate Change considerations in risk assessments. c. A review of the capital investment profiles and expected revenue sources to match the sustainable funding requirements. d. Consider how to address the existing infrastructure deficit and minimize the risk of reduced service delivery. e. Work on improving data resolution and accuracy. f. Consider service based re-organization of financial statements.

http://cip-icu.ca/getattachment/Topics-in-Planning/Asset-Management/HowtoBuild_Resilient_Communities-with-AM.pdf.aspx



g. Expand on and formalize a governance model and organizational framework of asset management activities within the Town. h. Consider adopting asset management performance measures and including these in the Town’s operational plan.

3. To recognize the importance of Asset Management to:

a. Facilitate securing infrastructure grants and funding b. Manage the Town’s exposure to risks of reduced service delivery c. Define the cost of providing services d. Demonstrate investment accountability to residents and businesses e. Improve decisions on when to add, replace, renew or decommission assets

4. To consider and integrate Asset Management in the development of all municipal strategies and plans.

5. To consider preparing a strategy for the implementation of Asset Management (AM) practices across the organization:

a. Based on industry recognised AM protocols b. Defining levels of service, c. Utilizing lifecycle costing principles, and d. Incorporating continuous improvement practices.

6. To consider Asset Management when considering development proposals where new infrastructure is proposed.

7. To consider the policies of the Municipal Planning Strategy and other Town plans when making decisions on Municipal Building Assets.

8. To… insert on Natural Assets



FCM’s “Building Sustainable and Resilient Communities with Asset Management”

10.2 WATER SUPPLY A safe and reliable water supply is essential to public health and community stability. Water is the foundation of a viable social and economic community structure. In fact, the abundance and quality of a community’s water supply is a definitive indicator of sustainable development. Council wishes to help protect this vital resource and the public investment in the central water supply and distribution services owned and operated by The Town of Wolfville. The Town has ensured the continued availability of the historic watershed lands, in perpetuity, which are protected by a conservation easement between the Nova Scotia Nature Trust and the Town. Wolfville’s current water supply consists of two wells constructed in the surficial sand and gravel glacial deposits in the area of West Main Street. The groundwater from these two wells is abundant in supply and of good quality. Protection of the well head areas and controls on the types of land use that occur in close proximity to these well heads is provided in this Municipal Planning Strategy (see Environmental Section). The Town’s Source Water Protection Plan has been integrated into this document and is the first step in managing and protecting this vital resource.

The water utility is a separate corporation from the Town and is funded through water rates. There are approximately 41 kilometres of water distribution lines throughout Town that supply approximately 2.3 million litres of potable water daily to residents and customers. Water that originates in the aquifer is pumped to a 12 million litre concrete storage reservoir located just beyond Town boundaries on the Ridge Road. It is



then fed by gravity to the water distribution lines throughout Town. In order to ensure that the water supply is safe and potable it must meet rigorous standards and guidelines. The water treatment facility uses chlorination to ensure that the water is safe from bacterial contamination. Regular testing and monitoring occur in order to ensure that Wolfville’s drinking water meets or exceeds the required government standards with respect to water quality. In terms of capacity, the Town’s water supply is adequate to provide a secure supply for the foreseeable future (update from Water Rate Study).


1. To identify areas within X distance of the wellheads as development constraint areas and restrict land use activities in these areas (see Environmental section for policies);

2. To implement the Source Water Protection Plan;

3. To require a developer to design and install water distribution lines in accordance with appropriate municipal standards as provided for in the Subdivision By-law and/or servicing agreement;

4. To properly maintain and upgrade the water distribution system as required.

5. To consider inadequately serviced developed areas of the town as priority areas for improvement or extension to the water distribution network, in conjunction with other Town priorities and service levels.

6. To recognize the role of the Source Water Protection Advisory Committee in assisting management and protection of the Town’s water source.

10.3 SEWER COLLECTION AND TREATMENT



10.3.1 Sanitary Sewer One of the foremost environmental considerations of any community is how waste is managed. All areas of the Town are serviced by a sanitary sewage collection system. All sanitary sewage is collected by a piped system which collects the sewage and directs it, via a pumping station, to a treatment plant on the eastern boundary of the Town on the Dykelands. This plant is an aerated lagoon system, which is a common system for the Annapolis Valley, and has been in operation since 1978. These ponds are designed for primary treatment although they typically perform to a secondary treatment standard (update). The treated effluent is discharged to the Minas Basin. Insert additional background.


1. To provide efficient and responsive sanitary collection and treatment and storm drainage collection programs for the town.

2. To continue to provide sewage treatment according to Provincial standards for all sewage that is generated within the town.

3. To undertake the improvements to the Town's sanitary sewer system and treatment plant as required to adequately service the town. Said improvements shall be undertaken as the financial capability of the Town so permits.

4. To require a developer to install sanitary sewers, and storm sewers, within a development and negotiate the costs of providing sanitary sewers, and storm sewers, outside the development sufficient to connect to the town's sanitary sewer system.

5. To require all of the sanitary sewer and storm sewer system to be designed and constructed to meet the standards set out in the Subdivision By-law or service agreement.

10.3.2 Storm Sewer Wolfville is located on the north slope of the Wolfville Ridge. All rainfall within the Town has historically been directed north down this



slope to the Cornwallis River via a series of small brooks or natural watercourses. As the Town has developed, this basic pattern has not changed, however a system of piped storm sewers now directs drainage from the developed areas to these watercourses. There are no lakes or major rivers as part of this system and thus no serious flooding problems are experienced in the Town. Occasional surcharging of storm sewer pipes or culverts will take place in larger rainfall events; however, this water is carried by the streets and watercourses (major drainage system) to the river without any significant damage.

Upgrading of storm sewer system has been ongoing, in conjunction with other infrastructure, on a strategic basis. Although the piped storm sewer collection system is for the most part separate from the sanitary sewer collection system, there are some instances where storm water is discharged to the sanitary sewer. This results in an unnecessary load on the sewage treatment plant and wasted energy. These connections should be removed as part of a regular maintenance and upgrading program (update re: forthcoming stormwater management plan).


1. To provide efficient and responsive sanitary collection and treatment and storm drainage collection programs for the town.

2. To require a developer to install sanitary sewers, and storm sewers, within a development and negotiate the costs of providing sanitary sewers, and storm sewers, outside the development sufficient to connect to the town's sanitary sewer system.

3. To require all of the sanitary sewer and storm sewer system to be designed and constructed to meet the standards set out in the Subdivision By-law or servicing agreement.

4. To continue a program of removing storm sewer discharges to the sanitary sewer system.

5. To utilize natural water courses for conveyance of storm water run-off from serviced areas, subject to statutory provisions for utilization and alteration of watercourses. In so doing, Council will ensure that appropriate planning, design, and engineering techniques are employed to minimize any impact that alteration of the natural water flow may have.

6. To develop a stormwater management plan and standards which have regard for the anticipated impacts of climate change. They may include quantitative, performance standards for:



a) sediment concentrations (total suspended solids)

b) chemical concentrations, such as phosphorous or nitrogen;

c) peak flow rates and total stormwater volumes.

7. To consider the development of a stormwater management education program, including guidelines to provide the public with

information regarding flood risk, stormwater flows, aquifer recharge, water quality and protection of natural habitat.

10.4 STORMWATER MANAGEMENT Council also recognizes the need to implement new stormwater management policies which provide clear direction on the development of individual properties in order to help minimize the impact that development can have on the Town’s stormwater drainage system. Council, therefore, is interested in exploring small-scale stormwater management measures through the Town’s Land Use By-law. Low Impact Development approaches -- particularly those that are aimed at maximizing stormwater retention and infiltration -- will form an integral part of any future watershed management plan between the Town and the County.


1. To develop a stormwater management plan for the Town.

2. To encourage development that either maintains or enhances the pre- development hydrologic regime through innovative site design and engineering techniques aimed at infiltrating, filtering, evaporating, harvesting and retaining runoff, as well as preventing pollution.

3. To adopt performance standards for each land use zone that specifies a maximum percentage for impervious surface. Development that exceeds the maximum percentage of impervious surface will be permitted, up to a specified limit, where development implements on-site stormwater retention and maximizes infiltration by incorporating design elements such as:

a. permeable pavement; b. infiltration trenches/chambers and bio-retention;



c. rainwater harvesting systems in building design; d. green roofs; and e. roof drains directed to permeable areas with stormwater infiltration measures in place.

4. To develop a Stormwater Management Design Manual for property owners and developers that will describe and provide detailed

design specifications for recommended stormwater management techniques.

5. To encourage the use of existing natural drainage systems where possible.

6. Where requested by the Town Engineer, require that a grading and stormwater drainage plan be submitted as part of any new multiple lot subdivision or large development.

7. To enable stormwater treatment facilities to be located on municipal lands.

10.5 SERVICING BEYOND OUR BORDERS Direction required from Council. Extensive background work has been undertaken on this topic (see here – February 2017 Council meeting – see website). The recent work on this issue came out of a moratorium that had been placed on extending services beyond our borders and how to reconcile this with a request from Lightfoot & Wolfville Winery.

10.6 SOLID WASTE The Town is a partner with eight other Municipalities in the Annapolis Valley in the Valley Solid Waste Management Authority. This Authority has established a world class solid waste collection and disposal system which has seen a 50% reduction in the amount of waste going to landfills. All recyclable and compostable materials are collected and used as resources and hazardous waste can be dropped off at local management centres

https://wolfville.ca/component/com_docman/Itemid,264/alias,1587-2017-02-13-special-council-meeting-agenda-package/category_slug,2017-council-meeting-agendas/view,download/



for appropriate disposal. The Town is proud to be a partner in this initiative and will continue to support the sound environmental waste management practices of this Authority (update).

It shall be the intention of Council:

1. To continue to meet all Provincial and Federal requirements with respect to solid waste treatment. 2. To continue to support the economically efficient and environmentally responsible management of solid waste.

3. To work with Valley Waste to facilitate waste removal.

4. To work with Valley Waste and the Town’s Sustainability Committee to educate community members on waste reduction and other

waste management issues.

5. To take an active role in reducing waste in the Town, such as banning certain items, developing recycling options, etc (see recent Plastics motion).

10.7 POLICE, FIRE PROTECTION, AND REMO Twenty-four hour police protection is currently provided to the Town by the Royal Canadian Mounted Police (RCMP). The nine-member local detachment is housed in the Town Hall. Police protection is recognized by Council as an essential service and Council is committed to providing the best possible and most cost effective police protection for the Town (update – RCMP move to regional service).

In 1890 Wolfville took steps to organize a fire service known as the Wolfville Fire and Protection Commission. In the 1940’s this service was reorganized and re-named the Wolfville Volunteer Fire Department. Approximately forty members currently comprise the department. The fire department operates out of the fire station next door to the Town hall at 329 Main Street. The Wolfville Volunteer Fire Department is a member of the Valley Mutual Aid Association through which all fire departments in the Valley region have made



provision for reciprocal firefighter and equipment assistance.

As with police protection, Council acknowledges that fire protection is an essential service. Council will continue to support the Wolfville Volunteer Fire Department in its efforts to provide fire protection to properties within the Town, while giving the department the authority that will enable it to function as a self-regulating group.

Council recognizes that fire prevention is an important component of a comprehensive fire protection program. As required by section 19 of the Fire Safety Act 2003, the Town employs a fire inspector who is responsible for identifying potential fire hazards and for informing property owners of appropriate fire prevention techniques. (REMO)


1. To provide and maintain a twenty-four hour police protection service for the protection and security of residents, business and property owners.

2. To continue to support the Wolfville Volunteer Fire Department in its efforts to provide residents, businesses and property owners within the Town with adequate fire protection and fire prevention programs.

3. To provide bylaw enforcement and compliance capabilities to cover areas not provided for in the contract with the RCMP.

4. To provide a fire inspection service as required by section 19 of the Fire Safety Act, 2003.

5. To continually monitor the needs of the fire department to provide an adequate level of fire protection to the residents of Wolfville.

6. REMO

10.8 SERVICE AND UTILITY USE



Service and utility uses differ from other uses in that they provide the infrastructure for all other development. The majority of these uses use rights-of-way which must cross zone boundaries (i.e. NSPC). Sometimes these same uses often have offices, facilities and supply or storage structures.


1. To permit service and utility linear facilities throughout the Town.

2. To permit service and utility facilities, other than rights-of-way but including storage, sewage treatment facilities, water treatment facilities, water reservoirs, etc. only in accordance with the Land Use By-law.

3. Where financial sustainable, shall maintain, improve, and expand municipal service facilities and programs.



PART 11 - ECONOMIC DEVELOPEMT



The economic potential of the municipality needs to be encouraged for residents to be able to live, work, shop and play locally and affordably. Home-based businesses and entrepreneurship should be encouraged in the municipality with guidance and assistance from the town. Strategic public investments; supportive partnerships with business, other orders of government, and institutions; and other incentives can act as catalysts for further economic growth and job creation.

Small business and entrepreneurs are key to economic diversification and growth. One of the best ways to expand employment opportunities is to continue to develop and attract talent by investing in high quality education, commercial areas, and public infrastructure within the municipality.

Permitting home occupations and work-live units also provides affordable office and work spaces for individuals and start-up businesses that would otherwise be difficult to service in the commercial real estate market. Balancing growth with the protection and enhancement of community character contributes to Wolfville’s goals for economic development, social benefits and environmental sustainability.

1. To ensure a vibrant local economy by supporting economic development, creative entrepreneurship, and home based business endeavours that further the Town’s position as a regional cultural, tourism, and educational centre.

2. To encourage a range of local and regional partnerships that enhance economic development within the Town.

3. To support what works and encourage new opportunities and investments. 4. To create complete neighbourhoods to maximize our infrastructure and promote

community health. 5. To ensure that all public facilities and infrastructure provide access to all potential

users, and encourage other organizations to follow these standards. 6. To create a leading sustainable transportation network that supports non-vehicular

transportation modes and improves connectivity. 7. To create complete neighbourhoods to maximize our infrastructure and promote

community health

THE POLICIES OF THIS SECTION ADDRESS THE ECONOMIC PROSPERITY AND LAND USE & DESIGN OBJECTIVES OF:




1. To create a vibrant community that attracts and retains private investment, corporate tenants, and a diversity of talented residents.

2. To create a diverse and resilient local economy.

3. To ensure all people in our community have access to decent livelihood and quality standard of living.

4. To ensure goods are produced and consumed locally using environmentally responsible practices, where possible.

5. To enable local jobs, expand commercial opportunities, think regionally, be ‘open for business’ and lead by example.

6. To ensure that commercial uses are designed to be compatible with surrounding land uses.

7. To create land use policies that encourage a concentration of employment and retail uses integrated with residences.

8. To encourage a concentration and growth of jobs and services in the Central Commercial Core.

9. To maintain a commercial vacancy rate one-third above or below the Canadian Average, which was 10.3% in 2018.

10. To help business succeed through supportive policies and simplified procedures, including timely responses or approvals from Staff.

11. To cooperate with and encourage the efforts of institutions and non-profit organizations to improve and extend their facilities, services, and programs within the town.

This section may not be required (included for discussion purposes) given the Community Priority of Economic Prosperity and linkages – consider integrating in other sections of document.



PART 12 – GENERAL



DEVELOPMENT

12.1 GENERAL DEVELOPMENT Insert - General Development Preamble

12.2 SUBDIVSION AND LOT ACCESS Subdivision By-law will be updated once MPS, LUB completed. The subdivision of land is closely related to the provision of streets and services as well as the orderly progression of land development. The Municipal Government Act sets out the matters which Council can address in any Subdivision By-law. The Municipal Government Act and the Provincial Subdivision Regulations set out the basic requirements for information that must be shown on plans of subdivision as well as the essential procedures which must be followed in reviewing and in approving plans of subdivision. Within this framework, the Subdivision By-law deals with matters such as lot size, access to lots, the extension of sewer and water lines to any new lots, and the provision of recreation space. The Subdivision By-law must be closely linked to the Land Use By-law, especially in the matter of lot size and access to lots.




9. To specify in the Land Use By-law minimum lot areas and frontages required for new lots within the various zones established by the Land Use By-law.

10. To provide that all new lots created by subdivision under the authority of the Municipal Government Act shall satisfy the requirements for lot area and lot frontage contained in the Land Use By-law, with the following exceptions:

a. lots created by the consolidation of two (2) or more lots; b. lots which, having been expanded or made larger, are nonetheless below the minimum requirements; c. lots created around a main building, where the main building was built or placed on the land prior to April 16, 1987, the

date of validation of real property transactions under the Municipal Government Act, and where the lot is serviced with central sewer and has a minimum lot frontage of 6 metres (20ft) on a public street; or

d. new lots created in the Core Area (Commercial and Neighbourhood Designation)

11. It shall be the policy of Council to specify in the Land Use By-law the uses of land and the location of structures permitted upon lots in the various zones and enable those uses and structures on lots which do not meet the minimum requirements for lot area or lot frontage or both, provided:

a. such undersized lots were created prior to 16 April, 1987, the date of validation of real property transactions under the Municipal Government Act; or

b. such undersized lots were created after 16 April, 1987, the date of validation of real property transactions under the Municipal Government Act, by any instrument to which the Municipal Government Act does not apply.

12. That prior to approval of a Final Plan of Subdivision, it shall be the policy of Council to require the subdivider to fulfill the open

space dedication requirements in accordance with Policy XXX (Parks Open Space)

13. To include in the Subdivision By-law ‘Municipal Specifications’ that outline requirements for the construction of sanitary sewers, storm water drainage, and water supply systems to service new lots created by the subdivision of land.

14. To include in the Subdivision By-law provisions for the establishment of infrastructure charges, pursuant to Section 274 of the Municipal Government Act.

15. Make sure Open Space section covers FEES (see part 14 of existing document)



16. FLAG LOTS – need final direction on these.

12.3 NON-CONFORMING STANDARDS See 18.9 of existing MPS Non-conforming standards address how to treat land use, structures and other features of development that was legal when established, but are no longer permitted under current Land Use By-law regulations. These standards allow for certain “grandfathering” of nonconformities, while prohibiting or strictly limiting the expansion, renovation or reconstruction of the development. In accordance with Sections 238-242 of the Municipal Government Act, Town Council will accommodate legal non-conforming development, while establishing criteria and limitations for changes to said development in an effort to protect the overall interests of the community.

It shall be the policy of Council: 1. To regulate non-conforming structures or uses in accordance with Sections 238 – 241 of the Municipal Government Act. 2. To prohibit the recommencement on a non-conforming development that has been discontinued for a period of one (1) year or

more.

12.4 VARIANCE



Section 235 of the Municipal Government Act allows the Development Officer to grant variances in circumstances where a proposed development may not be able to meet the requirements of the Town’s Land Use By-law or a development agreement. A variance is a relaxation of certain zoning requirements where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the actions of the applicant, a literal enforcement of the zoning requirement would result in unnecessary and undue hardship.

It shall be the policy of Council: 1. To allow the Development Officer to grant variances in accordance with Sections 235-236 of the Municipal Government Act and

the Land Use By-law.

12.5 ACCESSORY BUILDINGS + STRUCTURES

An accessory structure is a structure or building that is normally incidental, subordinate, secondary or ancillary to the main use, structure or building and is exclusively devoted to that main use, structure or building and located on the same property. Accessory structures may include but are not limited to storage buildings, warehouses, garages, pools, sheds, mechanical buildings, workshops, and gazebos. Town Council recognizes the demand and need for various accessory structures in town, but also recognizes the need to limit their impact on adjacent properties, particularly in residential neighbourhoods. In an effort to promote the use of affordable housing alternatives, and to promote the concept of “aging in place”, Council shall permit the use of accessory buildings as dwelling units in residential neighbourhoods where the zoning so provides. Accessory structures may also be used for small-scale business uses permitted, where the zoning provides (restricted in the R-1 zone).



It shall be the policy of Council: 1. To regulate the use, size, number and location of accessory structures in accordance with the Land Use By-law.

12.6 LANDSCAPING + FENCING The use of plant materials has become a common element in most land use regulations, particularly with respect to perimeter buffers and parking lots. The establishment of turf, grading, planting of vegetation, installation of surfacing materials or walkways and driveways, constitute the basic elements of landscaping. Sensitive landscaping can reduce the negative impact of new development on nearby properties and can improve the living environment. Well established turf and ground covers such as shrubs can prevent serious erosion and control dust. Hedges can screen unattractive elements such as storage and parking areas, and pavement or gravel will control dust when applied to driveways and parking lots. Landscaping is particularly important when site conditions require major alterations to the topography. Landscaping can also be an effective way to create a sense of entry or arrival into a building and to define and enliven public spaces. Council also recognizes the need for fencing in the town for a variety of purposes, including privacy, screening, security and aesthetics. However, Council also recognizes that fencing can produce negative impacts if left completely unregulated. As a result, Council has established basic controls regarding the permitted height and location of fences as well as the use of electrified fences, barbed wire and other hazardous materials throughout town. In addition, self-latching fences around swimming pools are required. All regulations with respect to fencing are outlined in the Land Use By-law.


1. To require landscaping in all development subject to site plan approval and development agreement, in order to enhance or



preserve the character of the areas, to provide screening and buffers, or to reduce conflict with surrounding land uses.

2. To use relevant Architectural Controls and/or Design Guidelines for Landscaping and fencing requirements, where applicable.

3. To encourage the use of native plant species and plants selected for their water efficiency in all landscaping proposals.

4. To limit the area of impermeable surfaces in all residential development permitted as-of-right in order to reduce heat-island effect and to promote the natural infiltration of stormwater, in accordance with the Land Use By-law.

5. To encourage the development of green roofs as part of all commercial, industrial and multi-unit residential development, in

accordance with the Land Use By-law.

6. To regulate the height and location of fencing in all zones, in accordance with the Land Use By-law.

7. To require fencing for the screening of storage areas that contain unsightly materials, in accordance with the Land Use By-law.

8. To require fencing in any development permitted by site plan approval and development agreement, where Council believes fencing will help preserve the character of the area, provide necessary screening, or help to reduce potential conflicts with surrounding land uses.

Edit for overlap with other sections

12.7 OUTDOOR LIGHTING



Outdoor lighting, although necessary for safety and security reasons, can create a nuisance if it is improperly directed. Excessive outdoor lighting can also contribute to light pollution and increased energy use. Where lighting is proposed in a development, consideration will be given to the type and location of lighting and its proper installation to avoid interference with nearby properties.


1. To regulate the type and location of outdoor lighting in all new developments in order to minimize the energy used by lighting fixtures and reduce the impact lighting creates on properties in the surrounding area.

12.8 SIGNAGE Signs and public displays of advertising are a component of many types of development. Signs have the potential for creating public nuisance and hazards. Most conventional signs are safe and acceptable. Others are considered to be either dangerous or incompatible with the character of the town. Signs are also a subject of frequent debate because they raise concerns about appearance, maintenance standards and compatibility with nearby architecture and neighbourhood character. This Municipal Planning Strategy prohibits those forms of advertising displays which are most likely to create hazards or nuisances. As a result, Council intends to regulate signage to help ensure traffic safety and to promote positive community aesthetics by establishing minimum height, design and location requirements in the Land Use By-law and Design Guidelines or Architectural Controls.


1. To prohibit signs that create hazards to traffic or pedestrians, constitute a public nuisance, or are incompatible with the character of Wolfville, in accordance with the Land Use By-law and relevant Design Guidelines or Architectural Controls.

2. To regulate the height, maximum area, illumination and location of signs throughout the town in order to minimize hazards and nuisances, in accordance with the Land Use By-law and relevant Design Guidelines or Architectural Controls.

3. To control the impact of signs on the landscape, streetscape and skyline; and ensure that the nature, size and location of signs



permitted in the various zones are appropriate and compatible with the character of the areas within those zones, in accordance with the Land Use By-law.

4. Alcohol Committee discussion and considerations 5. Sandwich Boards

12.9 TEMPORARY DEVELOPMENT A variety of temporary uses and structures will be permitted in all zones when operated on a temporary basis. Examples range from model suites associated with development projects, large tents, markets, fairs, festivals and more. The types of temporary uses permitted shall vary according to zone type, to ensure that existing residential neighbourhoods are not adversely impacted.


1. To regulate temporary uses and structures in accordance with the Land Use By-law.

12.10 OUTDOOR STORAGE + DISPLAY Outdoor display of goods for sale and the outdoor storage of raw materials, supplies and equipment can be unsightly and create nuisance and hazards. In order to reduce the impact of this type of land use, controls will be placed on outdoor storage and display.


1. To regulate the outdoor display and storage of goods and materials in all residential and commercial areas, in accordance with the zoning provisions and the abutting zone requirements of the Land Use By-law.



12.11 TELECOMMUNICATIONS INFRASTRUCTURE

Industry Canada is the federal licensing authority for all forms of telecommunication facilities. Health Canada provides advice on safe levels of exposure to radio frequency fields to Industry Canada. Industry Canada requires that all radio stations/communications towers are operated within the guidelines established by Health Canada. The Federal Government does recognize that municipalities may have an interest in the location of antenna structures and has therefore instituted a policy to allow for community review and comment. The intent is that municipal concerns may be taken into consideration when determining whether to issue a license or any conditions that may be imposed. In an effort to inform citizens and landowners of any such proposed infrastructure within town limits, upon notification of intent of the proponent to construct such utilities, the Town will notify all adjacent landowners and advise them of the proposal details, the proponent, and the Federal agency responsible for regulating the industry.

It shall be the policy of Council: 1. To notify landowners within 305m (1,000ft) of the location of a proposed communications facility with the following

information: a. The intent of the proponent; and b. The relevant details of the proposal; and c. The contact information for the Federal authorities responsible for regulating the proposed infrastructure; and d. The procedure involved in processing such applications; and e. Details on how the general public can influence the decision making process.

2. Insert other (e.g. co-location of existing and new, discourage in certain areas, etc)



12.12 PARKING + LOADING It shall be the policy of Council:

See ‘Mobility’ for Parking and Loading policies.

12.13 RENEWABLE ENERGY SOURCES It shall be the policy of Council:

See Energy Transition section

Insert: enabling policies for mini and small-scale wind (residential), solar, geothermal, etc



PART 13 – IMPLEMENTATION +

MONITORING 13.1 IMPLEMENTATION This Plan will be implemented through the Land Use By-law, Core Area Design Guidelines and Residential Architectural Controls, Subdivision By-law, development approval (as-of-right, site- plan approval, development agreement), incentive or bonus zoning agreements, and variance processes that involve limited variations under the Land Use By-law. This section also outlines investments necessary to support growth, public engagement, transitioning to this Plan and the concept of a living document as we move forward through monitoring the effectiveness of the policies to achieve our community priorities.

13.1.1 Municipal Government Act (MGA) The Municipal Government Act (MGA) is the Provincial legislation that sets out the regulations that govern municipal planning and development in Nova Scotia. The MGA describes the various methods of development control available to Nova Scotian municipalities for regulating development and land use decisions within their jurisdiction.



The Municipal Government Act also sets out the process for adopting Municipal Planning Strategies and Land Use Bylaws, and the process for amending these documents or for the different types of development control such as development agreements, variances, or site plan approval. The process requirements include minimum public participation and advertising requirements. All of the Town of Bridgewater’s planning procedures comply with the minimum process requirements set out in the MGA, although the Town does augment the process by adding additional public participation requirements. Most types of planning applications are subject to appeal to the Nova Scotia Utility and Review Board (NSUARB). The exceptions are variance requests and site plan approval applications which are appealable to Town Council and Municipal Planning Strategy Amendments which are not subject to appeal. The Municipal Government Act sets out the appeal procedures associated with the different types of applications. The Municipal Government Act identifies the various types of development control options available to municipalities to regulate and plan for development within their jurisdictions. These include rezonings, development agreements, and site plan approval. The Town of Wolfville uses all three of these methods for the implementation of its planning policies.


1. To ensure planning documents are consistent with the MGA and Statements of Provincial Interest.

13.1.2 Municipal Planning Strategy (MPS) The Municipal Planning Strategy is the main document through which the future growth and development of the Town shall be encouraged, controlled and co-ordinated. The policies of the Municipal Planning Strategy will be implemented through the powers provided Council in the Municipal Government Act and other relevant statues. The principle regulatory documents that are used to implement the policies of the Municipal Planning Strategy are the Land Use By-law, Design Guidelines and Residential Architectural Controls, and the Subdivision By-law. This Municipal Planning Strategy and any subsequent amendments shall be reviewed pursuant to Subsection 214(2) of the Municipal Government Act when deemed necessary by the Minister of Municipal Affairs or by Council. The policies of this Municipal Planning Strategy will be monitored as to their effectiveness in achieving the stated community priorities and amendments made, as needed. Council is committed to ensuring this is a living document. Regular monitoring and reviews will also be placed in policy to ensure the Town’s Municipal Planning Strategy is used as an effective tool in shaping the growth and development of the Town.



The Municipal Planning Strategy approved by the Minister of Municipal Affairs on September 23, 2008 and subsequent amendments thereto is repealed upon the date of coming into force and effect of this Municipal Planning Strategy. It shall be the Policy of Council:

1. To enable the planning process and the implementation of the Municipal Planning Strategy with advice and assistance from the Planning Advisory Committee.

2. To evaluate the effectiveness of MPS policies and their enabling regulations with regard to the implementation of the ‘Shared Future’ (Vision), Community Priorities and Objectives established in this plan.

3. Any evaluation process must: a. establish indicators for each objective in Part 2 of this Plan. b. involve consultation with the public and other stakeholders. c. establish an ongoing feedback process that communicates the findings of the evaluation to Council and the public.

4. To consider having regular evaluations provided, corresponding to regular macro events such as Municipal elections or the release of

census data.

5. To consider amendment(s) to the MPS when a new Council adopts their Strategic Plan, to ensure alignment with Community Priorities.

6. To require an amendment to the Municipal Planning Strategy: a. where any policy intent is to be altered; or b. where a text or map amendment to the Land Use By-law would conflict with the text or maps of the Municipal Planning

Strategy; or c. where an amendment to the Subdivision By-law would conflict with the text of the Municipal Planning Strategy; or d. where a future land use map change is deemed appropriate; or e. where an amendment is needed to conform with a Statement of Provincial Interest, or to implement a recommendation of a

Priority Plan that has been approved by Council; or f. where an amendment could significantly advance municipal objectives under statutes or regulations enacted by Provincial or

Federal Government; or g. where provincial or federal programs are introduced that can benefit the Municipality and support the goals and objectives of

this Plan; or



h. where an economic, environmental, cultural or social opportunity arises that is unforeseen, is of regional or provincial significance, and would further the objectives of this plan; or

i. where housekeeping/minor amendments are required.

13.1.3 Secondary Planning Strategies and Area Specific Plans

A Secondary Strategy is a Town-led planning approach ideally suited for areas of the Town where there are unique and diverse planning issues that need to be considered. A Secondary Strategy (or area-specific plan) should, as much as possible, be consistent with the policies in the general municipal-wide Strategy to eliminate any confusion between the two documents. The policies may differ, to address unique circumstances in the Secondary Strategy area. If appropriate, the Secondary Strategy would form part of the Town-wide MPS and be referenced in the document, once adopted by Council.

This is a new process for Wolfville brought into effect through this Municipal Planning Strategy review. Secondary Plans have primarily recommended for the large vacant land parcels designated as Comprehensive Development District on Map 1- Future Land Use of this Plan but may be warranted in the Core Area as the area faces development pressure in key areas.


1. To recognize secondary strategies and small area plans provide more detailed direction for development in specific areas of the Town.

2. To ensure ‘Our Shared Future’, the Community Priorities and Objectives are reflected in any secondary strategy or area plan prepared. a. Articulated in the Sustainability Checklist of the CDD zone.

3. To ensure other policies of this plan, and associated Land Use By-Law and relevant design guidelines or architectural controls are

considered in the formulation of a secondary strategy or area planning exercise.

4. To require a secondary plan be prepared prior to approval of development in areas zoned Comprehensive Development District (CDD) in the Neighbourhood Designation.

5. To consider new secondary plans be prepared prior to approval of development in other large or complex areas of Town.



a. Create trigger for Council to request a report on the merits in certain areas

13.1.4 Land Use By-Law + Development Agreements

The Land Use By-law shall be the principal means for implementing the policy statements included within this Municipal Planning Strategy, pursuant to Sections 219 and 220 of the Municipal Government Act. The Land Use Bylaw sets out zones, permitted uses, general provisions, and development standards that reflect the policies of this Strategy, as provided for by the MGA. The Zoning Map of the Land Use By-law shows graphically and specifically the area to which the provisions of individual zones shall apply.


1. To adopt a comprehensive Land Use By-law, setting out specific requirements to implement this Municipal Planning Strategy.

2. To appoint a Development Officer to administer the Land Use By-law, Subdivision Regulations and Subdivision By-law and to issue, deny, or revoke any permit approvals under the terms of these By-laws and Regulations.

3. To require that any development permit issued shall lapse and become null and void if the development has not begun within one (1) year of the date of issue of the permit. Any development permit issued may be revoked by the Development Officer where there is reason to believe that the development permit was issued as the result of mistaken or false information.

13.1.5 Land Use By-law (LUB) Amendments Proposals for rezonings, text amendments to the Land Use By-law and development agreements may be required to ensure community needs and desires are being met. Specific policy criteria are outlined in this section to ensure a standard and uniform approach is taken by Council in responding to these requests.




1. To consider amendments to the Land Use By-law provided the amendment is consistent with the intent of the Municipal Planning Strategy.

2. To include zone-specific considerations for rezonings, including locational criteria or street hierarchy requirements, in the Land Use By-

law.

3. To use the general criteria, outlined in Section XX, as a guide in the evaluation of Land Use By-law amendments.

4. To consider an application for amendment to the Land Use By-law (rezoning) only if the application has identified a proposed use for the property. Council shall give consideration to both the proposed use and to the impact of other uses permitted in the requested zone.

5. To consider an application for amendment to the Land Use By-law only if the site meets all of the lot size and zone standards for the

zone sought.

13.1.6 Development Agreements Development agreements are primarily intended to be used for developments proposed beyond the limits of the applicable Land Use By-law requirements, particularly in instances where Council believes land use conflicts are more likely to occur. For example, these may be developments of large scales, alternative design, a comprehensive nature, or uses of a particularly sensitive or potentially high-impact nature. Development agreements are also useful in providing Council with the ability to negotiate terms and conditions of a project, while retaining the approval authority. This is important in ensuring large scale and sensitive developments are carried out in a manner that keeps the overall benefit of the community and the Town in mind.

It shall be the policy of Council: 1. To indicate uses considered by Development Agreement in the Land Use By-law.

2. To enter into a development agreement pursuant to the Municipal Government Act on the terms and conditions set forth in this

Municipal Planning Strategy and a development agreement shall:



a. specify the development, expansion, alteration, or change permitted; and b. specify the conditions under which the development may occur; and c. set forth the terms by which Town Council may terminate the agreement.

3. To have the provisions of the Land Use By-law prevail after discharge of any development agreement.

13.1.7 Criteria for LUB Amendments and Development Agreements

It shall be the policy of Council: 1. That, where warranted, the developer shall be responsible for providing further study of specific issues identified in the development

review process, and/or implementing mitigation measures to address anticipated issues such as flooding and erosion threats. 2. That designation and/or zone specific development agreement requirements shall be included in the Land Use By-law (e.g. maximum

densities, landscaping, etc).

3. That when considering any proposed development agreements or amendments to the Land Use By-law, it shall be a policy of Council to have regard for the following matters (create detailed review table for appendices):

General Considerations 1. The financial ability of the Town to absorb any costs relating to the proposal; and 2. The proposal’s conformance with the intent of the Municipal Planning Strategy and to all other applicable Town By-laws and regulations,

except where the application is for a development agreement and the requirements of the Land Use By-law and relevant design guidelines/architectural controls are regarded as guidelines.

3. The proposal’s conformance with relevant portions of the Town’s ‘Sustainability Checklist’ (see CDD zone requirements)



Compatibility of the Development 4. Compatibility of the proposed land use with adjacent land uses; and 5. Compatibility of the development with adjacent properties in terms of height, scale, lot coverage, density, bulk, and architectural style;

and 6. Compatibility of the development with adjacent properties in terms of lighting, signage, outdoor display, outdoor storage, traffic

impacts, and noise; and 7. Integration of the development into the surrounding area by means of appropriate landscaping, with screening provided by existing and

new vegetation and fencing as required; 8. The proposal protects and preserves matters of public interest such as, but not limited to:

a. historically significant buildings; and b. public access to shorelines, parks, and public and community facilities; and c. important and significant cultural features, natural land features and vegetation.

Servicing Considerations 9. The adequacy of sanitary services, water services, and storm water management services; and 10. Contribution of the proposal towards an orderly and compact development pattern that makes efficient use of existing and new

municipal infrastructure and services; and

Mobility Considerations 10. The adequacy of the road network in, and adjacent to, or leading to the development, regarding connectivity, congestion and traffic

hazards; and 11. The adequacy of site access as determined by the Traffic Authority; and 12. The ability of emergency services to respond to an emergency at the location of the proposed development; and 13. The adequacy of active transportation infrastructure to support walking and cycling to and from the proposed development; and 14. The provision of off-street vehicle and bicycle parking to prevent significant congestion, nuisance and inconvenience in the area; and

Environmental Considerations 15. Consideration of any previous uses of the site which may have caused soil or groundwater contamination; and 16. Suitability of the site in terms of slope and flood and erosion risk in accordance with Map 6 – Environmental Constraints; and 17. Consideration of any anticipated environmental impacts resulting from the development, such as air and water pollution, soil

contamination, and potential for the contamination or sedimentation of watercourses. Where Council determines, on the advice of a qualified person, that there is a significant risk of environmental damage from any proposed development, an environmental impact



assessment shall be carried out by the developer for the purpose of determining the nature and extent of any impact and no agreement shall be approved until Council is satisfied that the proposed development will not create or result in undue environmental damage; and

18. The application of sustainable design principles and energy efficient technology, including but not limited to renewable energy infrastructure,

19. environmentally friendly paving alternatives, provision of alternative transportation parking, integration of landscaping into the design of parking lots, green roofs, etc.

13.1.8 Design Guidelines and Architectural Controls Council intends to control the appearance of buildings in many areas of Wolfville by using architectural and design control area designations. These designations will not affect the use of properties so designated; the underlying designations and zones will allow for a range of uses as they have in the past. Council also recognizes that the Town is a living community and that architectural change must be accommodated so will encourage innovation in built form design. The Core Area Design Guidelines and Residential Architectural controls shall be included as schedules to the Town’s Land Use By-law and aid in the implementation of this plan.


1. To guide the design and appearance of the Town’s built form through guidelines included as Schedules 1 and 2 of the Land Use By-law.

2. To use the Architecture and Design Guidelines when carrying out Town built form projects (buildings, streets, sidewalks, etc).

3. To recognize that … (insert statement on the arch/design documents as ‘guidelines’ and define administration)

4. To regard the Heritage Property By-law as the principal means of control for substantial alteration, demolition and other matters under the Heritage Property Act, to designated heritage buildings, streetscapes and areas.

5. To designate the areas shown on Map 4 -Design Guidelines Overlay, as Architectural and Design Control areas where the appearance of

buildings and streetscapes will be controlled either through special provisions in the Land Use By-law or by development agreement. a. Define different neighbourhood design control area in Residential Architectural Controls and Core Area design controls in new



document

6. To incorporate special provisions in the Land Use By-law for the lands designated Architectural Control areas with respect to the public facades of:

a. new buildings; b. additions or alterations to existing buildings; and c. accessory structures greater than 50 sq. metres in total area.

7. To require that all developments located within a designated Architectural Control Area be consistent with the design principles and

guidelines contained in the appropriate Architectural or Design Guidelines Manual (Schedules 1 and 2 of the LUB).

8. To ensure that when considering development by Site Plan or Development Agreement that the architectural character of any proposed new building, or the addition to, or alteration of any building is visually compatible with the established architectural character of surrounding buildings in the neighbourhood, in terms of height, bulk, scale, roof shape, materials, and other matters covered in the relevant design guidelines. Require that the applicable Design Review checklist contained in the Architectural Guidelines Manuals be satisfactorily completed as part of the development agreement application. Confirm review process using Design Review Committee.

9. To consider only by development agreement in areas designated as Residential Architectural Control Area proposals for…

10. To encourage the preservation of the cultural and built heritage of Wolfville through cooperation with the Wolfville Historical Society and other similar heritage organizations that contribute to a sustainable built heritage in Wolfville.

11. To maintain Town owned buildings in a state of good repair and carry out any alterations to registered heritage buildings in a manner which enhances the historic character of the Town.

12. To encourage and enable the use of solar panels and alternative forms of energy for both existing and new buildings located within an Architectural Control area.

13. To allow the Development Officer to permit proposals in an Architectural Control Area, by Site Plan Approval, if they do not conform to



the Town’s Architectural Design Guidelines, where the Development Officer is satisfied that the proposed development achieves the Town’s objectives as outlined in this Municipal Planning Strategy. In considering such a proposal, the Development Officer may seek the advice and opinion of the Town’s Heritage Advisory Committee and/or Design Review Committee concerning the following matters:

a. the proposal’s architectural design and its compatibility with heritage architectural styles found in the neighbourhood; b. the compatibility of the proposal with any abutting heritage properties in terms of its height, bulk, and scale; c. the impact of the proposal on any heritage streetscape; d. the location of any proposed parking areas and how well they are screened from neighbouring properties and from the

street; and e. the suitability of any signage, lighting, fencing, or landscaping elements in terms of their impact on any abutting heritage

properties or any heritage streetscape.

14. To require the submission of detailed elevation drawings, a site plan, and any other information that the Development Officer and other Town officials deem necessary to evaluate a development proposal in a design control area.

13.1.9 Site Plan Approval Site-planning is a development control tool in the Municipal Government Act that enables a municipality, through its planning process, to negotiate certain site specific items with a developer as a condition of receiving a development permit. The site-plan approval process is a way of dealing with site related issues in a less formal way than the typical development agreement process. This is a new process for Wolfville brought into effect through this Municipal Planning Strategy review.

As a planning tool, the Municipal Government Act s 231 (4) describes the aspects of an application that can be determined through site plan approval. Council will support the use of Site Plan approval through the policies of this plan.

The Site Plan Approval process will be used as a tool in Wolfville for applications of a certain scale, to provide greater transparency and clarity for the public and streamline the application process for municipal staff. In addition, while Council still supports the use of development agreements for significant development applications, the triggers for where and when they are required have been revised in this Plan, in effort to streamline the process, and more accurately determine the scale of development which requires extensive review. The MGA enables an appeal



process, to Council, in applications considered by Site Plan.


1. To assess various land uses, in all designations and zones, through the Site Plan approval process: insert examples once finalized – see LUB.

2. To recognize Site Plan approval cannot be used to determine (see MGA):

a. approvals for more than one lot at a time; b. regulate land-use; c. the height of a building; d. the hours of operation; or e. the number of required parking spaces.

3. To require written undertaking from the landowner, on agreement to the approval of the Plan, prior to issuance of a Building Permit.

4. To require future land owners who wish to change the land use approved under Site Plan approval at a later point in time, where such

land use requires site plan approval, to revisit the original negotiated site-plan.

5. To inform the applicant early in the process that a site plan approval is specific to the property and will continue to apply in the event the property is sold unless discharged by Council.

6. To establish site plan notification, approval and appeal pursuant to the requirements of the Municipal Government Act, as well as public engagement policy (Implementation section).

7. To enable advisory committee (e.g. Design Review Committee), Heritage Committee) use by the Development Officer when considering applications by Site Plan approval (need clear parameters/trigger in LUB). Enable PIMs for certain applications.

13.1.10 Subdivision By-Law and Lot Access



See General Development section


To establish and use the Town’s Subdivision By-law as a tool to implement the policies of this plan

13.1.11 Asset Management Plan See Infrastructure and Servicing Section


To establish and use the Town’s Asset Management plan as a tool to implement the policies of this plan, where relevant.

13.1.12 Public Engagement A Municipal Planning Strategy is the articulation of a community’s values and principles regarding future growth and development. Council commits to ensuring that the MPS is informed and guided by the process where the public is engaged in meaningful and effective ways. Council adopted a Public Participation Program and has designed a development approval process that allows the public many opportunities to provide comment within the parameters of the existing policies. Emerging technologies are allowing for even more engagement of the public in new and different ways, all with the goal of informed and progressive development policies that will allow Wolfville to grow and prosper toward an agreed upon vision for the future.

The Municipal Government Act identifies various type of development control techniques available to municipalities to regulate and plan for future development. The MGA recognizes that community engagement is required for the approval of policies that guide specific regulations. Council also recognizes that public engagement can inform, consult and engage with staff in development and implementation of policies and programs to move towards more effective public participation that encourages education and awareness.




1. To work on an improved Public Engagement framework for the Town and make amendments to this plan, if warranted, once this a Public Engagement Framework has been adopted by Council.

2. To adhere to all public engagement (e.g. development notification and other planning requirements) as outlined in the Municipal Government Act and establish clear processes that enable the additional public input, where appropriate.

3. To encourage and provide mechanisms for meaningful public education, involvement and participation in the planning process.

4. To provide development application information to the public early in process.

5. To hold a Public Information Meeting prior to the Public Hearing for Development Agreement (Site Plan?) applications. Purpose of this meeting is to give all who are interested or concerned an opportunity to review and discuss the final wording and details of the amendment.

6. To act on their powers under the Municipal Government Act where appropriate to create and appoint citizen advisory committees, community committees, and community councils to encourage local input and direction in Town based initiatives.

7. To include plain language in documents to ensure the process is understood by all stakeholders.

8. To communicate how public input will be used throughout public processes;

9. To support and build a respectful environment for diverse opinions and perspectives to provide opportunities for responsive communication and learning;

10. To use a variety of methods to engage, educate and be educated by the public regarding planning matters.

11. To consider the use of an alternative dispute mechanism for development proposals that engender significant community concern.

12. To continue to review the adopted public participation process to track successful engagement activities and understand where gaps in



outreach and consultation exists.

13. Consider engagement strategy/framework – see County’s recently adopted. IAP2 framework for laying out expectations on both sides of issues. Consideration to formalizing Neighbourhood Associations/Groups and mechanism to use.

14. For development agreements and re-zoning applications: a. Follow notification requirements of the Municipal Government Act, b. In considering re-zonings or development agreements, it

shall be the intention of Council to require neighborhood notification by the following means:

i. Placement of a sign on the site in question, with the size, content and location of which will be determined by the Development Officer.

ii. In instances where a sign would not be effective, surrounding property owners shall be notified, in writing, of changes within 100 metres of their property. Such notification shall be at the developer’s expense and shall be in place prior to any consideration of the proposal by the PAC.



13.2 INVESTMENT FOR SUCCESS This Plan emphasizes the importance of the public realm in creating an environment that attracts and supports growth, consistent with the Town’s community priorities. Municipal investments in public buildings, water systems, streetscapes, active transportation infrastructure, parks and open space, and other public infrastructure and facilities will be needed and should be coordinated with the policies of this plan to effectively work toward the Shared Future envisioned.


1. To incorporate policies and provisions of this Strategy into the capital budget/programming and operations planning of the Town, to the greatest extent possible, with the goal of integrated planning, capital programming/budgeting and operations.

2. To strive for a long-term streets, sidewalks and streetscaping program for inclusion in capital budgeting that establishes project priorities based on current and desired growth, pedestrian activity, and community priorities.

3. To strive for a long-term parks and open space program that requires concept plans be prepared for municipal parks and facilities which will guide decisions for improvements to existing, new or expanded facilities.

4. To support the economic and social development of areas through local urban design plans, heritage designations, capital investments and other means.

5. That, in conjunction with the water utility, may fund studies needed to determine the adequacy of public water, wastewater or stormwater systems needed to accommodate projected growth.



13.3 MONITORING + REPORTING 13.3.1 Background + Importance

As the town continues to grow and change over time, it is necessary to regularly review the Town’s growth strategy to ensure that it continues to reflect the priorities and objectives of the community and Council. Council shall develop a monitoring and evaluation program following the adoption of this Strategy. To monitor and evaluate progress, each part within this Plan has been broken down by metrics in section XX (see metrics below in this section). This figure shall be used to report the metrics every 4 years, to Council and the Community to reflect the opportunities and constraints that track progress and measure success. Council recognizes that while many of the directions of this Strategy depend on regional forces, only by monitoring the progress of this Plan and adapting can educated changes be made. Council is focused on improving the Town’s quality of life as we accommodate changing conditions. To do this, Council aims “measure what we treasure” and be open to making changes with the overall interests of the community in mind.


1. To conduct a ‘Citizen Satisfaction Survey’ (recently completed in 2013, 2016) at regular intervals to provide a macro look at Town issues and service levels.

2. To work on formalizing a more robust Measuring and Reporting framework for the Town, with a focus on Quality of Life, and using the Canadian Index of Wellbeing, work of GPI Atlantic or other relevant resources/tools as a guide in measuring and tracking our actions moving forward.

Traditionally, much of the information used to make decisions that affect our daily lives have been based on economic data. Those data are not wrong – they are just incomplete. With this initiative, we are working to advance a comprehensive framework for measuring and improving the daily lives of our people.

Perhaps we will find that “we are richer than we think”. Undoubtedly, we will find room for improvement…

Engage NS – Quality of Life Initiative.



3. To consider partnering with other levels of government, Acadia University or

other partners in the formulation of an improved monitoring and reporting framework.

4. To review the Municipal Planning Strategy in accordance with Policy XX (Implementation Section on MPS) and:

a. Consider a housekeeping review 1 year after implementing this strategy.

b. Consider following the housekeeping review, record the metrics and measurements for success every 4-5 years, to ensure the intent of the Plan is reflected and relevant.

c. Consider reviews of this Strategy as an opportunity to discuss or pilot new and innovative policies and practices such as through demonstration projects and pilot programs.

13.3.2 Monitoring Metrics and Indicators It is recommended (above) that additional work be completed to formalize a monitoring and reporting program for the Town. Below is an example of how our Community Priorities and objectives can be looked at – for discussion purposes. Consider a progress diagram for each Priority.



KEY COMMUNITY PERFORMANCE INDICATORS (what are our key measures of success?) Consider high-level key indicators with a focus on quality of life. NOTE: This draft monitoring work is a work-in-progress and is here for discussion purposes and to show the linkages between making commitments around Community Priorities and how they would be measured. Proposed that Staff would bring back a full list of indicators in the final draft.

PERFORMANCE METRICS BY COMMUNITY PRIORITY (DRAFT FRAMEWORK)

LAND USE & DESIGN OBJECTIVE 1: to create complete neighbourhoods to maximize

infrastructure and promote community health PRIMARY PERORMANCE MEASURES

SECTION INDICATOR UNITS 2018 2019 2020 2021 INSERT

SECONDARY PERFORMANCE MEASURES



INSERT

OBJECTIVE 2: to ensure a full range of housing options for Wolfville residents of all ages and incomes

PRIMARY PERORMANCE MEASURES SECTION INDICATOR UNITS 2018 2019 2020 2021

SECONARY PERFORMANCE MEASURES

SECTION INDICATOR UNITS 2018 2019 2020 2021

OBJECTIVE 4: to preserve and enhance our architectural and cultural heritage assets

PRIMARY PERORMANCE MEASURES SECTION INDICATOR UNITS 2018 2019 2020 2021

OBJECTIVE 3: to respect and strengthen existing neighbourhood character, while encouraging quality, inclusive urban design

PRIMARY PERFORMANCE MEASURES





OBJECTIVE 5: to support public art and cultural programming PRIMARY PERORMANCE MEASURES



ECONOMIC PROSPERITY OBJECTIVE 1: to encourage growth and manage land use with

intentions of balanced sustainability and resilience PRIMARY PERFORMANCE MEASURES





OBJECTIVE 2: to ensure vibrant local economy by supporting economic development, create entrepreneurship, and home based business endeavours that further the Town’s position as a regional,

cultural, tourism and educational centre PRIMARY PERFORMANCE MEASURES


SECONADARY PERFORMANCE MEASURES

OBJECTIVE 3: to enhance and strengthen the core area as the focal point of commercial and community activity

PRIMARY PERFORMANCE MEASURES SECTION INDICATOR UNITS 2018 2019 2020 2021




OBJECTIVE 4: to encourage a range of local and regional partnerships that enhance economic development within the town



OBJECTIVE 5: to support what works and encourage new opportunities and investments



ENVIRONMENTAL SUSTAINABILITY OBJECTIVE 1: to control land use in a way that preserves, enhances

and protects the natural environment to ensure open space opportunities for all residents

PRIMARY PERFROMANCE MEASURES SECTION INDICATOR UNITS 2018 2019 2020 2021




OBJECTIVE 2: to promote clean energy and reduce greenhouse gases by maximizing energy efficiency through conservation, local

renewable energy opportunities, partnerships and the use of sustainable infrastructure and green building design



OBJECTIVE 3: to undertake adaptation and mitigation measures to create a community resilient to disruptors





OBJECTIVE 4: to create a leading sustainable transportation network that supports non-vehicular transportation modes and

improves connectivity PRIMARY PERFROMANCE MEASURES



OBJECTIVE 5: to encourage preservation of agriculture and dykelands by educating the community about climate change

implications and initiates PRIMARY PERFROMANCE MEASURES





OBJECTIVE 6: to ensure source water protection and reach XX targets to reduce water consumption.



SOCIAL EQUITY OBJECTIVE 1: to make land use processes understandable,

transparent and efficient PRIMARY PEROFRMANCE MEASURES



OBJECTIVE 2: to ensure an inclusive community through bold leadership, community education and inclusive engagement in the

development and implementation of land use planning policy



PRIMARY PEROFRMANCE MEASURES SECTION INDICATOR UNITS 2018 2019 2020 2021


OBJECTIVE 3: to work in collaboration with our regional partners PRIMARY PEROFRMANCE MEASURES



OBJECTIVE 4: to provide age friendly, accessible, and affordable infrastructure and housing options for a mix of demographics to

encourage social integration PRIMARY PEROFRMANCE MEASURES



OBJECTIVE 5: to ensure that all public facilities and infrastructure provide access to all potential users, and encourage other

organizations to follow these standards.



PRIMARY PEROFRMANCE MEASURES SECTION INDICATOR UNITS 2018 2019 2020 2021


OTHER MEASRURES Insert



PART 14 – APPENDICES



14.1 MAPPING • Future Land Use • Future Streets • Future Parks, Open Space and Mobility Paths • Urban and Residential Design Guidelines • Development Constraints • (Zoning Map – in LUB)



14.2 KEY BACKGROUND STUDIES



14.3 Detailed Community Profile As part of our municipal planning process, we must ask broad questions such as: How do we incentivize change for the benefit of the residents of the Town of Wolfville? What needs to be controlled through regulation or encouraged through permissive policies? What policies can help us support, and provide services for, those who choose to live here as they raise a family, attend school, start their careers, or retire here?

Wolfville has benefited from temporary increased-desirability, as shown with rising housing prices, increasing rental rates, a growing population, and a thriving tourism economy. External factors may continue to grow these opportunities in the future, yet the Town of Wolfville will also face the reality of having a growing number of seniors visiting or residing here, declining populations of work-force age residents, migrating rural populations, and a growing need for services of all kinds. These “market factors,” and influences outside the control of the Town of Wolfville, can lead to dramatic changes in the desirability of Wolfville as a place to retire, attend school, or open a business, while over-regulation or “zero growth” can lead to inequity, inflexibility, and a lack of diversity. It is the responsibility of Council to guide the community to a resilient and successful future, and as part of this municipal planning process, it is the responsibility of Staff to provide an accurate and knowledgeable assessment of our community to date.

14.3.1 Population Projections Wolfville’s population of 4195 is predicted to continue growing at a rate of about 1%-2% annually, until around 2030-2038, while also maintaining the university-age “block”, of about 1500 university age permanent-residents that has been consistent in the past. Another assumption is that the breakdown of our new residents, by age, will be similar to population predictions for Nova Scotia; e.g. slowly declining populations of working age people (18-64), and a rapidly increasing elder population (65+). These statistics predict the ratio of working-age residents (ages 18-64) to elder-residents (ages 65+) will change from 6:2 in 2018, to 3:2 by 2030, leaving many businesses, governments and non-government organization with a growing need for employees to maintain existing levels of service.

This assumption of 1-2% annual growth for Wolfville is validated by examining past growth, as listed in census data, and the average number of new dwelling units created per year (27/year since 1960, or 32/year since 2001), which enable an estimated 54-64 residents per year (1.3-1.5% population growth). We’ve recently enabled many more dwelling units through the West End Development and are considering a new proposal



for Woodman Lands which will create a short-term “bump,” the implications of which, in built form and infrastructure, are addressed later in this document.

The most recent Tourism Nova Scotia statistics identify the steadily growing tourism industry in the Bay of Fundy area, and a growing demand for boutique-retail experiences. Tourism has increased by 7 – 10% for the past 3 years. An estimated 2,112,000 visitors came to the region in 2017 (88% of all visitors to Nova Scotia surveyed), including an estimated 504,000 stopping in Wolfville. An estimated 72,000 visitors stayed in Wolfville for an average of 3 nights each (3% of all visits to Nova Scotia), most commonly in parties of two. It is reasonable to assume 108,000 accommodation-nights were rented in Wolfville during 2017. This implies that on any given night during our tourism season, 400 – 800 tourists are choosing to stay overnight in Wolfville, and an additional 1500-2500 are visiting for the day.

In addition to Tourism, the fall and winter months bring up to 2500 “invisible” young people to attend Acadia. 1500 students live on-campus in student residences. These students are “invisible” to census data, as they are not considered residents of Wolfville. According to census data, students are recorded as dependents within their parent house-hold often in another community or country. These “invisible” students still require civic-services and commercial services, yet do not directly pay property taxes.

An additional 1000 students may live off-campus within Wolfville, seasonally renting one of the 590 dwelling units recorded as vacant in the 2016 Census (Census definition of vacant is if a dwelling unit is inhabited at the time of census data collection, May 10, 2016). These 1000 individuals pay property taxes through rent, use civic services, yet their presence is not recognized in existing data.

During times of peak, or overlapping, demand for public services from tourism and students, there may be 9,195 people in Wolfville. Census data recognizes 4,195 permanent residents yet an additional 5,000 temporary residents, or visitors, are using civic services, seeking professional and retail services, and enjoying the benefits that Wolfville has to offer. These numbers are consistently growing. Permanent residents increase at a rate of 1-2% per year, while tourism is increasing by up to 10% per year. Provincial interests seek to continue to increase tourism yet Wolfville may lose out on economic opportunities this growth offers without considering the uses and built forms we enable, Council’s role in decision making, and opportunities for employment. These considerations are critical to ensuring a resilient community for the far future of Wolfville.

Opportunity: Increasing populations of experienced residents with knowledge and financial resources, university age students transitioning from Acadia to the workforce, highly educated population, increasing demand for services in hospitality, retail, and health service industries.



Challenge: Declining workforce and growing need for workers, both to replace existing services and to meet the rising service-needs of a growing and changing population, meeting the needs of residents, tourists, and students in Wolfville

Possible Solutions: Create business opportunities for people of many ages, Cross-generational social-integration to support innovation, non-market housing

14.3.2 Population Change and Urban Migration With the ratio of Canadian working-age residents (ages 18-64) to Canadian elder-residents (ages 65+) changing from 6:2 in 2018, to 3:2 by 2030, a labour shortage will occur within Canada. One Nova Scotia Report, Halifax Partnership, and the federal government population projections call for dramatic increases to international immigration to Canada, and Nova Scotia, to address these labour shortages. At the same time, Canada and the international community are witnessing a growing rate of urbanization and a decline in the growth of rural communities. In Nova Scotia, the average population growth has been 0.9%, yet Halifax Regional Municipality has seen a growth rate of 4.9%. Most rural-communities in Nova Scotia are seeing near-0, or declining, rates of growth. In contrast to the low rural growth projected, Wolfville is projected to continue growing at a rate of 1-2%, and those who choose to reside in Wolfville are more diverse than the Nova Scotian average (12% of Wolfville residents are non-Canadians compared to 6% provincially), yet less diverse than those attending Acadia University (37% Non-Canadian students).

Urban centers are increasingly providing services to rural residents as the number of services, and businesses, in rural-communities decline. The long-term impacts of this include regional population migration to larger and larger urban centers as residents seek the diversity of services they need, and those providing services in rural areas or small towns retire or move away, and are replaced by fewer working age Canadians and a growing portion of non-Canadian workers.

These trends are seen in Wolfville as residents of Kings County commute to or reside near the Town of Wolfville for access to unique opportunities such as recreation facilities, education, and events which are supported or subsidized by residents of the Town of Wolfville. This imbalance, where residents of a small municipality provides services to regional ones, can lead to financial strain, or in the case of Detroit – bankruptcy. This strain will be exacerbated by the rising number of elders who require public services such as transit, accessible public facilities and properties, and recreation opportunities for a healthy life. In the case of Detroit, the number of businesses and services collapsed after bankruptcy, leading residents to relocate to other urban areas in search of them.



Two general approaches to manage this issue are limiting spending on non-fee services or increasing revenues from residential or commercial property taxes. Increasing revenues requires the Town of Wolfville to either (a) raise tax rates or (b) increase the number of residential and/or commercial units.

Increasing the number of residential units, through market-housing, has been the past-strategy of the Town of Wolfville. This has resulted in growing numbers of permanent residents in the far-edges of town, and a growing number of vacant dwellings correlating with increasing tourism and seasonal rentals. Increasing the number of commercial units has not been the past-strategy of the Town of Wolfville as the preservation of existing forms of non-heritage-registered buildings, within architectural control areas, has been the priority. If the number of Commercial units were to increase, the diversity and level of services to be found within Wolfville can also increase to match the growing demand from Kings County residents, Town of Wolfville residents, and the increasing needs of elder-residents. If the Town of Wolfville limits non-fee services to address this financial strain, it may result in limited or slow road and infrastructure renewal, limited budgets for recreation activities, or fee-for-service activities such as “residents only” public bathrooms, road-tolls, or admission-based public facilities – followed by the continued migration of residents to areas that can provide the services they require. None of these management-strategies is a “silver bullet” for this issue and they all need to be considered holistically with factors such as heritage, culture, and built form.

Opportunity: Become an urban centre for Annapolis Valley. Provide additional services to residents within the region.

Challenge: Balance density and quality of life. Ensure diversity of services. Manage fiscal constraints and opportunities.

Possible Solutions: Increase tax rates. Increase Density of commercial and residential units. Limit spending.

14.3.3 Population Growth and Built Form The built form of dwelling-units constructed has shifted over time. Single-unit dwellings are a large portion of dwellings in Wolfville. In 1996, single-unit dwellings were the dominant type of household dwelling, at 44% of all dwelling units, compared to the next largest household type: apartment units, which made of 37% of dwelling units. Since 1996, 85 single-unit dwellings have been constructed and occupied. In the same period, 265 apartment units have been completed. On average, three apartment units have been constructed for each single-unit dwelling. As



of 2016, apartment units are now the dominant type of household, at 44%, and single-unit dwellings are 41% of all dwelling units (StatsCan Census from 1996, 2006 and 2016).

Based on existing policies, Staff anticipate that apartment construction shall continue to surpass single-dwelling construction at an increasing pace. In the medium-term (10-year window) It is likely that on a yearly average, 7 single-dwelling units shall be constructed for every 26 apartment-type dwelling units. This is an over-simplified prediction of development. Development grows unevenly in the short term (5 year window), and any given year may have variations on actual buildings developed: e.g. one year may see one large apartment building (30-80 unites), and fewer single-unit dwellings, while another sees only single-unit dwellings and no apartments at all, while a third year may see several 8-unit dwellings and several single-unit dwellings without any large-scale apartments.

Opportunity: Asset-management costs per unit are likely to decline, ability to direct density to central areas, density creates additional opportunities for walkability, transit, local commercial uses, social integration and innovation through collaboration.

Challenge: Incorporating large-scale developments, such as mixed-use residential, into existing neighborhood character, incentivizing large-scale developments in the Commercial Core, efficiently managing development of single-unit dwellings to ensure flexible use in the future.

Possible Solutions: Design Rules rather than “guidelines”. Consider various height regulations for regions of town. Tax incentives for development in targeted areas. Incentivize

14.3.4 Policy Influence Staff have identified correlation between population growth and development applications approved. Policies from Council enable, or regulate, a variety of forms of development. For each approval of a development the built forms and population of Wolfville grow. Growth happens when occupancy is permitted rather than when the development is approved, so when a large-scale development such as Woodman’s Lands or the West End is approved by Council, Staff can anticipate the majority of built forms, and population growth, for the short and medium-term (10-year window).



When policies from Council, which regulate built forms, require a development agreement process, the barrier to development is more significant than for as-of-right developments. This significantly limits innovative development to individuals or corporations that are comfortable with the complications, additional costs, and additional risk of a development agreement process. Risk of non-approval discourages applications from individuals or small companies due to their un-predictability. The added costs of development agreement processes, in time and varying submission requirements (landscape and/or drainage plans), ensure those that attempt to predict development-approval costs are unable to do so. In contrast, these small-scale developers are significantly more likely to develop “as-of-right” dwelling-units, which in Wolfville are single-dwelling units, with a single attached accessory dwelling. Height limits of three stories ensure existing two-story buildings, which cover large areas of residential and commercial area, are unlikely to be removed or altered, as the cost brings only a marginal-return, whereas new developments on vacant land, by corporations, are likely to be at maximum height for maximum return on investment (e.g. Railtown, Woodman’s Grove, West Ends). These issues have created a polarization of new development in Wolfville: either “as-of-right” single-unit dwellings, or large-scale apartment-style multi-unit dwellings, with little to no “gentle density” of 3-story walk-ups, row-houses, townhomes, or similar small-scale multi-unit dwellings.

This pattern of regulation, based on existing policies, has ensured that the Central Commercial (C-1) Zone, and any other zone within an Architectural Control Area, is preserved until a fire or age leads to building demolition. In contrast, the building of large-scale developments in greenfield areas by large corporations have increased. The result of these regulations, as demonstrated over the past 10 years, has resulted in high-density areas of Wolfville being located farthest from the downtown core, in direct opposition of the intentions of the Commercial Core, as written in the existing Municipal Planning Strategy.

If these regulations continue, we may see a rise in as-of-right subdivisions of large-lots as a step in creating additional dwellings through a process that is lengthy and costly, yet predictable for developers. As these development patterns, with large dense multi-unit buildings outside of the downtown core, the need for local commercial opportunities, located within walking distance, will grow.

Opportunity: Incentivize development at intended areas (downtown or other), simplify development process, consider building heights and bonusing, empower Staff with decision-making

Challenge: Preserve pedestrian experiences, consider architectural heritage, preserve character, maintain Council sense-of-control

Possible Solutions: Site plan approval & checklist, height bonusing, timely processes, enable appeals for staff-approved developments



14.3.5 Vacancy Rates Another possible-result of our current regulation, on a larger scale, is a growing need for commercial space. The preservation of buildings within our commercial core has limited the expansion of available commercial units, and areas of units. The population of Wolfville has continued to grow overtime, yet our local employment opportunities have not kept pace. This is correlated with a growing number of home-based businesses emerging, including professional services, AirBnB, and registered accommodations outside of the commercial core area as residents make an active choice to work and live in Wolfville. A recent internal study found that only 4% of our commercial spaces are vacant, similar to residential vacancy rates in cities like Vancouver, Toronto, or New York. This implies that discovering “the right” commercial space in Wolfville is as difficult as finding “the right” apartment in New York or Vancouver. The result of this is a significant barrier for new businesses to locate in Wolfville, a lack of diversity of professional and retail services, some professional and retail services missing altogether, and commercial rents that are comparatively higher than neighboring communities for comparatively worse condition.

Residential vacancy rates in Wolfville are exceptionally high. Of 2585 private dwellings identified, only 1972 were occupied by permanent residents, a vacancy rate of 24% compared to the provincial average of 13%. Vacancy rate indicates an imbalance between supply and demand, reflecting economic activity and demand. A high vacancy rate indicates a shortfall of incentives for individuals to permanently reside in Wolfville, and/or a high demand for seasonal or non-permanent housing. In both scenarios, the most common solution identified, to encourage permanent residency and lower residential vacancy rates, is to increase economic opportunities, e.g. opportunities for businesses and jobs.

Opportunity: Expand opportunities for commercial space, commercial use and tax-rate may be appropriate for select buildings / areas, desire of residents to work and live in Wolfville.

Challenge: Integrate commercial areas with abutting properties and areas. Manage types of commercial uses. Clearly state what commercial uses are appropriate.

Possible Solutions: Expand Commercial areas. Loosen height restrictions in Commercial Core area in exchange for public benefit. Infill development in Commercial Core area with clear, predictable, processes.



14.3.6 Economic Opportunities The Town of Wolfville has a workforce-participation rate of 55%, with only 1960 residents of Wolfville employed or seeking employment. Of those residents, 1/3 are employed full time and 2/3 are employed part time (18% and 37% of all Wolfville residents, respectively). Wolfville residents with employment tend to work in Education, Healthcare, or Hospitality (Restaurants and Accommodation). Only

The labour force participation rate for Wolfville residents over the age of 15 surveyed was 55% in 2016, or 1960 residents in Wolfville are actively working or seeking work. 45% of residents, 1595 people, are not participating in the labour force. People not in the labour force include those who have never worked (e.g. young people, students), those who have left the workforce (e.g. retirees), and those who have not worked, and have not sought work in more than 1 year (e.g. stay at home parent, some disabled persons). Of the 1960 persons actively working or seeking work, 300 persons were unemployed representing an unemployment rate of 15.3%, contrasting the provincial unemployment rate of 10.0%. Approximately two-thirds of the labour force were employed part time (or part of the year only) In 2016. Only an estimated 795 Wolfville residents worked full time, year-round. 8% of the labour force in Wolfville was classified as self-employed, similar to the provincial level of 9%.

The median income of a Wolfville resident employed full-time was $38,784 and is slightly lower than the provincial median of $47,665. Median household income for Wolfville households was $53,362, compared to provincial median of $60,764.

Increasing economic opportunities for residents is a key goal of the Valley Chamber of Commerce, Valley Regional Enterprise Network, Wolfville Business Development Corporation and the Town of Wolfville’s Economic Development Officer. These organizations recognize that creating “investment ready” opportunities for businesses and development, where regulations enable rather than disable, is a key step. This step enables other opportunities, such as retaining workers in Nova Scotia, which have cross-sectional benefits and provide much-needed services for a growing population of non-working residents.

These economic-focused organizations have focused on marketing and promotion of the Valley as regulations, bylaws, and policies are created and managed by governments and out of their direct control. Their work has contributed to a rapidly increasing tourism sector that has benefited communities across the Annapolis Valley and Nova Scotia who are able to confidently welcome new investment, businesses, and tourists resulted, in part, to the increase in wineries, breweries, distilleries, dining experiences, and outdoor adventures that bring visitors to Nova Scotia.

These new businesses are frequently located outside Town-municipalities. Qualitative research with several new business owners in the region highlights the primary reason for this location is due to municipal regulations and demands, not primarily the cost of taxes.



Opportunity: Create timely processes for developers and business investment. Create predictable process for developers and business investment with innovative concepts.

Challenge: Clearly state how innovation can be permitted.

Possible Solutions: Infill development in Commercial Core area with clear, predictable, processes.



14.3.7 Transportation The regional and local pattern of commercial development influences transportation choices. Transportation relates to how people move, and within Wolfville, most residents choose an automobile for daily movement. Where high population density intersects with low incomes, around Acadia and Marsh Hawk Drive, a large portion of residents walk. The concentration, and number, of Wolfville residents who walk in those areas ensure that Wolfville’s total portion of residents who choose to move through human power (active transportation methods) is 28.3%, compared to the Nova Scotia average of 06.8%. Outside of the high-walking areas of Wolfville, the portion of those who walk is similar to Nova Scotia averages.

Increasing walking is correlated with pedestrian-oriented streets, areas where services and shopping are within 5-20 minute walking distances, areas where finding a parking space is difficult, areas with higher quality of life, and health outcomes such as reduced risk of heart attacks, reduced body-mass-index and extended lifespans.

When people live distant from employment, diversity of services and shopping, and/or recreation, walking is not possible and alternative modes of moving people are required. An estimated 3600 full and part-time jobs are located in Wolfville, yet only 1019 Wolfville residents work in Wolfville (28.4% of jobs). Most people who work in Wolfville live in Kings County (2048 people, or 56% of jobs). An estimated 754 Wolfville residents work in Kentville or Kings County, and 196 commute to areas beyond Kings County. Statistically, the large majority of these individuals are using an automobile to move themselves to areas of employment, services and recreation. This situation reinforces the use of cars and car infrastructure, including parking.

Active Transportation to Work (%) (Canada Census 2016)



The volume of people who choose automobiles to move themselves to Wolfville for work, combined with the number of students and tourists who choose automobiles to arrive in Wolfville, creates strain on parking supply. Based on above estimates of people in Wolfville on the busiest days (9,195), and average car ownership rates in Canada (66.2%) the number of cars in Wolfville in any given moment could be more than 6087.

Areas with high rates of car-use correlate with obesity, lower physical health, increased pollution related to fossil-fuel extraction and green house gas emissions, and the additional household average-cost of $9,500 per vehicle per year. In contrast, the average household spends $5,400 on groceries per year.

The strongest correlation to increased car use is increased availability of free parking. In areas with ample parking, the portion of people choosing to use human-power to move themselves can drop to 0%. The inverse is also true; where there is limited or no parking, the portion of people choosing human-power to move themselves can increase to 100%. Enabling this transition is difficult as existing patterns of people-movement make it easier and more convenient for people to continue to use cars rather than human power, so much so that many Canadians argue car-ownership is a requirement in rural communities. To alter this transportation pattern, a wide variety of methods must explored, such as car-share programs, improved transit, increasing diversity of shops within 5-20 minute walk for people who live in Wolfville, and creating a more pedestrian-oriented environment. Any attempt to dramatically alter this transportation pattern, or to alter it without community collaboration, will create tensions.

Opportunity: Improve health-outcomes for residents of Wolfville, Reduce pollution from transportation within Wolfville, reduce rates of car-use in Wolfville

Challenge: Shift culture, tension around cultural change, limited resources to address large-scale issue

Possible Solutions: car-share programs, improved transit, increasing diversity of shops within 5-20 minute walk for people who live in Wolfville, and creating a more pedestrian-oriented environment.



14.3.8 Future of Wolfville It is difficult for us to consider past 2030. The farther ahead we try to predict, the more opportunity for unanticipated events to occur. Developers inform us of the growing desirability of the region that we will continue to attract visitors, retirees and new immigrants from across the world (which has been happening in Wolfville and other Canadian Cities), while Nova Scotia population projections tell us that Nova Scotia will see near-0 growth as boomers “age-out” and new Canadian immigrants choose to make their homes in urban centers rather than rural communities. To complicate matters, Wolfville may “run out of land” in the future which may prematurely stagnate our growth or exacerbate inequity as the limited lands, and dwelling units, available increase in value. The policies and decisions we make, expected or unexpected, will also lead to new, and unexpected, outcomes over time.

We should anticipate increasing need for health-services, age-care facilities, non-market housing, and the growing need to attract and retain Canadian and International workers to live and find employment in Wolfville. There are growing economic opportunities for skilled and unskilled labour to take advantage of in Wolfville, such as a growing need of retail and professional services, health services, and tourism opportunities. What is not always clear is what future we want for Wolfville

14.3.8.1 Zero-Growth There is no imperative for us to grow at all, and some residents have commented that “Wolfville is full,” while encouraging a growing movement towards “Zero Growth.” It is important to note that external “market factors” mean that high-demand, “zero growth” communities see increasing land values, an eventual transition away from boutique or niche retail, increasing amounts of high-end restaurants and high-end shops. In that scenario, “zero growth” means increasing inequity as land-prices increase due to limited supply, loss of diversity in those who choose to reside here, and a community where only individuals with high-incomes can afford to live.

14.3.8.2 Pro-Growth A “pro-growth” variation of Wolfville, with less regulation, can lead to built-forms we do not anticipate, housing “for the highest bidder,” student housing we are unprepared to regulate, and a community that ebbs and flows due to “market factors.” Typical examples of “pro-growth”



communities are referred to as “company towns” or “resort communities”. These communities offer sufficient services and dwellings to house the temporary residents who live there, yet do not have an independent economy or a diversity of services to retain residents as permenant in the event of an external change in the “market factors”. This type of growth is not considered resilient over time due to the dependence on external and unpredictable factors involved

14.3.9 Conclusion “Market factors,” outside the control of the Town of Wolfville, can lead to dramatic changes in the desirability of Wolfville as a place to retire, attend school, or open a business. Over-regulation or “zero growth” can lead to inequity, inflexibility, and a lack of diversity. Wolfville has benefited from temporary increased-desirability, as shown with rising housing prices, increasing rental rates, a growing population, and a thriving tourism economy. External factors may continue to grow these opportunities in the future, yet the Town of Wolfville will also face the reality of having a growing number of seniors visiting or residing here, declining populations of work-force age residents, migrating rural populations, and a growing need for services of all kinds.

Considering these issues, we must ask what policies can help us support, and provide services for, those who choose to live here as they raise a family, attend school, start their careers, or retire here? What needs to be controlled through regulation or encouraged through permissive policies? How do we incentivize change for the benefit of the residents of the Town of Wolfville?

14.4 Census Community Profile 14.4.1 Location & Geography The Town of Wolfville is situated in Kings County at the head of the Annapolis Valley where the Cornwallis River empties into the Minas Basin and the Bay of Fundy. The town’s diverse typography ranges from the low lying dykelands built by the Acadians to steep hillsides that offer magnificent views of Cape Blomidon and the Minas Basin. Residential development has tended to be built on the southern hillside portion of the Town while the more mixed-use, commercial and limited industrial uses have been concentrated on “the flats” spreading east and west from the core area adjacent to the harbour and agricultural land that occupies the northern extents of the incorporated Town boundary.



The Town has a geographic area of approximately seven square kilometres and is surrounded beyond the Town boundary by orchards and agricultural land that acts as an agricultural ‘green belt’ that contributes significantly to the sense of arrival and the overall sense of place that the Town provides (additional map).

14.4.2 Community & Culture It is the intricate combination of geography, culture and history as exhibited in the built heritage, community events and institutions, along with the landscape of the Town environs that make Wolfville such a unique place to be.

Wolfville is home to Acadia University and is the regional educational and cultural centre of the Annapolis Valley. Wolfville has developed a reputation for being a welcoming place to newcomers and a hub of artistic activities and cultural events.

The strong ties that exist between Acadia University and the Town lend themselves to a culture supportive of learning, creativity and community involvement. There is a strong interconnection between the culture of a community and its economic life. Council recognizes this connection and supports efforts to strengthen Wolfville’s cultural diversity for the benefit of community vitality. Community culture, diversity and vitality are an integral component of social and cultural sustainability.



14.4.3 Land Use The Town of Wolfville covers 664 hectares of land. Of this total area the highest percentages of land use are for residential (49%), agricultural (26%) and institutional/university (12%). Figure X, from the 2013 Vital Signs illustrates the Town’s overall land use breakdown.

Most of the Town’s land (49%) is used for residential purposes. Combined with Commercial (6% combined), Residential and Commercial zones are the main revenue source for the Town. Infill opportunities, large tracks of vacant land and a commitment to mixed compact neighbourhoods present opportunities to better utilized the Town’s residential lands and meet our housing needs. This plan looks to diversify our residential land uses by providing opportunity for ‘missing middle’ housing forms, innovative housing, a focus on affordability, and home-based business.

Figure X – Land Use Breakdown

Residential49%

Agricultural26%

Acadia University12%

Parks6%

Other Commercial2%

Core Commercial2%

Instiutional2%

Rail Corridor1%

Other14%



The Town has a clear lack of commercial land as a percentage of the overall land use mix (4% combined), compared to Nova Scotia’s recommended 10%, and a large amount of green or agricultural land (33% when Agricultural, Rail-Corridor, and Parks are combined) This presents zoning challenges and difficulties in attracting new business and additional tax base. This plan looks to address these challenges by creating additional opportunities for economic development and commercial in strategic locations, in the Core Area and along Main Street.

Acadia University is the Town’s largest land owner and partner in the Town’s economic prosperity. This plan looks to better articulate the University’s land uses and better enable opportunities for the University to utilize their lands for the betterment of the overall region.

14.4.4 Population According to the 2016 census, Wolfville has 4195 residents. From 1986 – 2016, Wolfville seen a population growth of 3.9 %, above the average of 0.9% for Nova Scotia over the same period. The population growth in Wolfville has slowed recently, becoming -1.7% between 2011 and 2016, while Nova Scotia’s has become .2%. In contrast, Halifax’s growth rate has risen to 3.3% with an influx of Canadians to urban areas. Wolfville’s decreasing growth is in spite of increasing numbers of dwelling units through development, and may be related to the need for temporary housing to accommodate students, retirees and visitors to the area.

There have been two periods of extremely rapid population growth for Wolfville in recent history - from 1991 to 1996 (10.3%) and from 2006 to 2011 (13.1%). The most recent high growth period seems to stem primarily from in-migration, both immigration and inter-provincial migration. Although Wolfville’s overall population numbers have been steadily growing, the demographic trends within this growth are increasing numbers of older residents and fewer young people.

“The first of the baby boomers have turned 70. By 2030 – a little more than a decade away – more than one in four Nova Scotian’s will be aged 65 and over. Longer life expectancies and lower birth rates mean that, from now on, our population will be older.” SHIFT – NS Action Plan for an Aging Population, Spring 2017



Age Characteristics

The population of Wolfville is aging. The 2016 census showed the median age in Wolfville as 46 years, an increase from 42.7 years in 2011 and 41.2 years in 2006. The 2016 census showed that 27.4% of Wolfville’s population is 65+ (and 40.6% of the population is 55+). Only 9.4% of the Wolfville population is 0-14 years of age, lower than the provincial average and neighbouring communities.

The Town’s population and demographic profile, particularly in the 18-25 demographic, changes dramatically during the academic year when approximately 4000 Acadia University students join the town’s permanent residents. Figure X, outlines the Town’s 2016 census population profile, displaying how roughly 1/3 of our population is over 65, and ½ is between 18 and 25. This profile does not include the estimated 1500 Acadia Students living on-campus, or those who do not self-identify as permanent residents on census data. When we consider that population, there has constantly been an estimated 2 people of university age

for every one who is not during the fall and winter seasons.

In-Migration

At 12% in 2016, Wolfville had a higher proportion of non-Canadian citizens than Nova Scotia (6%) averages. This has been increasing since 2006, yet is not at the Canadian rate of 20%. it is a positive indicator, according to the One Nova Scotia call to action, which recommends that the province strive for higher rates of international immigrants to grow the population. Wolfville’s growth is aligned with provincial priorities. Most immigration to Wolfville is inter-provincial and is likely based on lifestyle and education choices rather than employment opportunities.

The One NS goals articulate the importance of inter-provincial migration, international immigration and the retention of international students as key metrics in measuring the success of our province moving forward. Of the approximately 4000 students at Acadia University, 37% are not from eastern Canada (vital Signs, 2013), presenting an opportunity to make strides toward OneNS population goals.

Natural Increases

The One Nova Scotia Report makes it clear that the province needs to achieve higher rates of attraction and retention of both inter-provincial and international immigrants to grow the population, increase the number of entrepreneurs, and renew the labour force.



The total fertility rate is a measure used to approximate the number of children a woman has. It is a measure of a population’s ability to replace itself. Total fertility rates below 2.1 indicate declining populations unless there is in-migration of off-set this. In 2009, Nova Scotia’s total fertility rate was -1.2, one the lowest in Canada.

Given the age characteristics of the area, it is safe to assume that the total fertility rate in Wolfville will not increase substantially in coming years and in-migration is critical to sustaining our workforce.

Population Forecast

Some projections indicate a potential population of 5,535 people by 2036, from 4195 people in 2016, representing an increase of 1340 people, an annual population growth of 1.7%, or 74 people per year.

Wolfville’s population growth is primarily limited by the number, and quality, of housing units available. 74 people per year represents an estimated increase of 36 dwelling units per year, yet the average annual number of dwellings increased per year, based on data betwen 2003 and 2012, is 43 26 (Vital Signs, 2013), or 86 52 people per year, which represents a population growth of 2% 1.2%.

Based on average annual increases in the number of dwellings, a more likely population projection for Wolfville’s 2036 population is 5131. Wolfville will face a declining workforce as the portion of residents reaching retirement age (65+) nears 40%. This will result in declining rates of labour participation as the portion of Wolfville residents in the workforce drops from 55% (2016) towards 25% (2036 estimates). Wolfville faces challenges around economic growth, accessibility, affordability, and equity that parallel challenges in other Canadian cities. These challenges are exacerbated by baby boomers’ “early adoption” of Wolfville as a retirement town and our population continues to “tip” towards retirees for the near future.

Community strategies to ensure Wolfville retains a youthful and migrant workforce will be important to achieving economic and population growth into the future while providing services for those age-related barriers.



14.4.5 Employment, Economic Development & Education

As the home of Acadia University, Educational Services is the largest employment sector in Wolfville, representing 21% of total employment in the Town. 15% of employment is based in Health Services, and 12% of employment is centered on Accommodation and Food Services. Retail and Administration sectors each contribute 8% of employment (2016 Census).

Economic Development and Tourism

Wolfville’s downtown has continued to thrive and be a desirable location for new business due to the presence of Acadia University, the central location of health services and the proximity of popular tourism destinations. The town has positioned itself as a professional service destination with unique “boutique experience” retail, accommodation and food services. and has become the centre of many movements, shaping a progressive reputation with memberships and associations in movements such as Transition Town, Cittaslow, Fair Trade, and Slow Food. Wolfville is also a “jumping off” point for wine and culinary experiences in the wider region, and a convenient access point for visitors to Nova Scotia landmarks such as Blomidon, Cape Split, Peggy’s Cove, the South Shore and Halifax. Council acknowledges the opportunity of our existing Town brand and through this plan is poised to enable additional economic development opportunities, particularly around Tourism.

The partnership and unique relationship that exists between the Town and University offers Wolfville residents and visitors unique opportunities to enjoy the offerings, ideas and events that the University offers to the Town and the region. The innovation and creativity that exudes from the University population, academic-industry partnerships, and sporting events have clear economic spin-offs and exposure that Council recognize and will continue to support a high quality of life for all those who take the time to enjoy Wolfville.

Employment and Travel Mode

A healthy economy is the engine of prosperity. Quality of life, in all its aspects, is greater for all residents when the economy is strong. Businesses and residents have greater resiliency when the economy is robust and vibrant

In 2016, the Town’s Visitor Information Centre had 14,320 visitors in 2016 which was the best year in history for tourism visitors (2.2 million) and revenue ($2.6 billion) in Nova Scotia. Tourism expansion is a key goal identified by the One Nova Scotia Commission (OneNS.ca).



There are an estimated 3600 jobs are located in Wolfville (Vital Signs 2013 + 2016 Census Data). Most people who work in Wolfville live in King’s County (56.9% of workers, or 2059 people), 28.4% of Workers in Wolfville live in Wolfville (1019 residents) and 14.5% live elsewhere (Vital Signs, 2013).

An estimated 490 Wolfville residents in the labour force (25%) work in Kings County, followed by 264 who work in Kentville. Fewer than 196 people living in Wolfville commute to HRM or other communities (Vital Signs, 2013).

An encouraging statistic is that 1019 people, 28.3%, of Wolfville residents use active transportation (walking, biking) as part of their daily commute, compared to 6.8% provincially and 5.7% nationally who walk to work. These active-residents are primarily located in the Marsh Hawk Drive area, and near Acadia University. 67.3% of Wolfville residents use their car for their daily commute, including to our Downtown Core. Provincially, 84.3% of Nova Scotian’s drive.

Labour Force and Incomes

The labour force participation rate for Wolfville residents over the age of 15 surveyed was 55% in 2016, or 1960 residents in Wolfville are actively working or seeking work. 45% of residents, 1595 people, are not participating in the labour force. People not in the labour force include those who have never worked (e.g. young people, students), those who have left the workforce (e.g. retirees), and those who have not worked,

and have not sought work in more than 1 year (e.g. stay at home parent, some disabled persons). Of the 1960 persons actively working or seeking work, 300 persons were unemployed representing an unemployment rate of 15.3%, contrasting the provincial unemployment rate of 10.0%. Approximately two-thirds of the labour force were employed part time (or part of the year only) In 2016. Only an estimated 795 Wolfville residents worked full time, year-round. 8% of the labour force in Wolfville was classified as self-employed, similar to the provincial level of 9%.

The median income of a Wolfville resident employed full-time was $38,784 and is slightly lower than the provincial median of $47,665. Median household income for Wolfville households was $53,362, compared to provincial median of $60,764.



An estimated 17-30% of Wolfville residents can be measured as “Low Income” based on provincial Low-Income Cut-Off calculations, compared to provincial averages of 9-16%. These residents may be students, retirees, unemployed, or underemployed in part-time positions, and likely face challenges with one or more of: dwelling quality, food quality, transportation options, having difficulty saving money for the future, or spending long-term savings on monthly living costs.

Education Levels and School Health

In 2016, 66% of the population in Wolfville, 2340 people, has some form of post-secondary education compared to the provincial average of 55%. 480 people have a non-university certificate or diploma, 65 people have university education below a bachelor, and 1650 people, 46% of all Wolfville residents surveyed, have a bachelor’s degree or above. The provincial portion of residents with a bachelor’s degree or above is 21%. Only 150 people, 4% of Wolfville residents, are educated in apprenticeship or trades, less than one-half of the provincial average (9%).

In addition to the University, the Town is home to a public elementary (P-8) school – Wolfville School - and a private school – Landmark East. From 2005-2006 to 2012-2013, total enrollment in P-8 grade levels at the Wolfville school declined 107 students, from 430 to 323 students (Vital Signs, 2013). In 2016, the school had 280 students in grades P-8 (AVRSB). The decline seen in Wolfville is 3 times that of the district and province. Although the catchment area for the school extends beyond the Town boundary, there is a relationship between our school enrolment, land use patterns, and housing choices – especially when compared to neighbouring communities of Port Williams, Windsor, New Minas, Kentville, and Berwick. Enrolment at the school will prove to be a key measure for housing policies of this plan.

14.4.6 Infrastructure and Asset Management The Town of Wolfville constructs, owns and manages extensive municipal infrastructure and services that are required to meet our basic human needs. This includes infrastructure for water, water treatment processes, storm sewers, sanitary sewers, and sanitary treatment processes, along with our road networks, trail systems, parking lots, parks and open spaces. The Town has embarked on an asset management planning process and is a key component, along with this MPS, of the Town’s future viability and success (see Asset Management Section of document).



14.5 OUR HOUSING NEEDS ASSESSMENT As part of the process to create this plan, the Town has gathered information to assess housing needs and priority groups in the Town. The Nova Scotia Department of Health conducted a Housing Needs assessment, Precarious Housing and Homelessness stud, in early 2018. This assessment is focused on the non-market end of the housing continuum. This assessment has been included where applicable.

Current Housing Supply According to the 2016 Census, the largest portion of dwelling units in Wolfville are apartment units (46%), followed by single-detached houses (41%), row houses (4.8%), duplexes (4.6%), and semi-detached houses (4.6%). These percentages demonstrate the Town’s clear lack of “missing

middle” housing in the form of ground-oriented town/row housing, semi-detached and duplex dwellings. This is similar to trends across Nova Scotia and Canada. The large portion of single-detached houses result in fewer total living units available, and few developers willing to undertake building low-cost affordable housing, instead developers focus on creating dwellings targeted at the more affluent stream. Figure X illustrates examples of the “missing middle” housing types between single detached dwellings and apartment buildings.

Figure X – Missing Middle Housing Example

The 2016 Census indicates of the 1975 occupied, private households in the Town, 78% are 1 or 2 person households while 3, 4 and 5+ person households account for the remaining 22%. The average household size in Wolfville is 2 persons (2016 Census). The trend to smaller households points to the need for smaller units and lot sizes to provide appropriate housing choice in the Town.



Contributing to our current housing supply and mix, Wolfville has averaged 31 new residential dwelling units per year since 2006 with a peak year in 2013 of 155 new dwelling units and only 9 new dwelling units in 2008. Since 2011, the clear trend has been toward apartments or multi-unit construction. This parallels the increase in population that Wolfville has experienced over the same time period. This likely means that most of Wolfville’s new residents are moving into newly developed, apartment-style dwellings. It is important to note that this does not necessarily mean these are all rental properties, or affordable housing options.

Acadia University enrolment and residency occupancy levels influence the amount of residential development within Wolfville, particularly with apartment and multi-unit rentals. Since 2010, the undergraduate enrolment has increased by an estimated 16% and on-campus residence occupancy has dropped 3% during the same period. The decreased per-bedroom price of off-campus housing, and increasing supply, contributes to student’s moving off-campus earlier in their years at Acadia.

Unpacking Our Housing Supply

Within the broader housing type categories, it is worth noting the supply of housing for specific groups, unique ownership or management models. Some subsidized housing exists within the Town, administered through the Western Region Housing Authority of Housing Nova Scotia. These units include two family houses, 32 rent-supplemented apartments with private landlords, 55 seniors’ apartments where rent is based on income, and 14 affordable housing units. These non-market housing units represent just 4-5% of the total number of private dwellings in the Town. There is an application process for these units with a wait time of 1-3 years (Vital Signs, 2013). Other types of non-market housing in the Town may include housing co-ops, Nursing Homes, Boarding Houses, and off-season Bed and Breakfasts in winter.

The average square footage of living space in the Town is 2,016ft2 second to only the Town of Annapolis Royal (2,049ft2) in the province. PVSC, dataZone



Affordability

Aspects that Municipalities control, which have an impact on the housing choices available to residents and the creation of age friendly, mixed neighbourhoods are: permitted land uses, the layout and configuration of new lots, secondary planning processes, the size of additions, ability to have multiple units on a lot, and the amount of area used for parking or open space – in other words, the way properties and developments fit in, or challenge, their neighborhoods.

How they fit in the community context is critical, yet the most impact municipalities can have on affordable housing is to increase the supply and diversity of housing types: by removing barriers to the development of specific housing types, or by increasing barriers to development of certain housing types.

There are a number of ways to look at housing affordability. In Canada, housing has been considered affordable if shelter costs account for less than 30% of a household's before-tax income. This definition is used by the Canadian Mortgage Housing Corporation (CMHC) and the affordable housing sector across the country as a baseline metric for determining a household's housing need. This has been the definition of affordable that the Town has used in the past. In 2016, 31% of households in Wolfville were spending more than 30% of their household income on shelter costs (45.9% for renters, 14.1% for owners).

The “Shelter Consumption Affordability Ratio” (SCAR) index, which measures the proportion of income that households devote to their shelter-related needs (including transportation, utilities and maintenance) after paying for other necessities such as food, health care and child care aims to capture a more realistic representation of the daily struggles people face related to shelter. A 2016 report from CANCEA identified Nova Scotia’s SCAR as the highest in the country at 46% (38% average). This indicates that on average, Nova Scotia households devote more of their income (46 cents of each dollar left over after paying for necessities to shelter costs https://www.cancea.ca/) left over after paying for other necessities to shelter costs than in any other province. As the SCAR incorporates multiple variables, it also demonstrates there is likely no one-size-fits-all solution to affordability pressures across the country.

Finally, another common macro assessment of housing affordability can be derived through determining the “median multiple” which is the median household income divided by the average price of a home. In Wolfville, the Median Multiple deems the housing market “seriously unaffordable.”

The Housing Strategy for Nova Scotia stresses the importance of “supporting a mix of income levels, housing types and tenures; ensure affordable housing choices for owners and renters; and serving seniors, the disabled and vulnerable Nova Scotians by supporting the right housing options”

Housing NS, Spring 2013



These metrics do not account for specific local conditions, particularly the impact a University population has in Wolfville, or the impact of part-time residents such as retirees and visitors. Council acknowledges that housing affordability is a relative term with no one-size-fits-all solution, yet these metrics point to affordability issues in the Town. The affordability threshold may change over time. The Town has focused the housing policies of this plan on increasing housing choice that will increase affordability – and options – for all residents. Council is committed to monitoring the overall housing ecosystem (housing continuum) and responding where feasible and need is shown. This use of housing type availability is a more-clear proxy for affordability, which is founded on the assumption that increasing the availability of all forms of housing, but especially smaller, non-market, units and ground-oriented attached housing forms will increase affordability for all residents, as indicated in the Precarious Housing and Homelessness Study by the Nova Scotia Department of Health.

As outlined in the housing supply section (above), the vast majority (95%) of Wolfville’s existing housing stock is considered “market housing” as shown to the right of the housing continuum outlined below in Figure X. Unpacking our Housing Supply highlighted some of the non-market, subsidized housing options available. Figure X – Housing Continuum



Home Prices and Shelter Costs The average sale price of a property in Wolfville between 2010 and 2016 was $206,120 with an average property sold count of 94 (PVSC). According to the 2013 Vital Signs, the average sales price of a home in 2012 for the Annapolis Valley was $159,777 and in Wolfville $217,704. In 2016, 31% of households (610 households, representing an estimated 1220 residents of Wolfville) were spending 30% or more of household total income on shelter costs. These 1220 residents are likely making compromises in housing quality, food quality, and transportation options. This situation is unevenly divided between home-owners and renters. Of the estimated 610 households (1220 residents) with this issue, an estimated 152 households (25%) are owner-occupied, while 457 (75%) are occupied by renters (derived from 2016 Census Data). In subsidized housing, 54.3% of households were spending 30% or more of household total income on shelter costs. 50.3% of households held a mortgage, with the average value of a residential dwelling being $268,784. The average monthly shelter costs for an owned dwelling in Wolfville is $933 and for rented dwellings is $765 (Vital Signs, 2013). Owned or Rented Dwellings & Rental Vacancies Out of 2585 households, only 1965 dwelling units were occupied as of May 16, 2016. 925 are occupied by owners and 1045 are occupied by tenants (2016 Census) Of the 47% household owners, 4% were condominium. From rented dwellings, 13.8% were subsidized housing. Rental market housing is heavily influenced by the 2,235 off-campus, transient, Acadia students. Canada Mortgage and Housing Corporation reports a rental vacancy rate in the Kings County area of 0.9% in 2014, and 2.9% in 2015 (Rental Market Report: Nova Scotia Highlights). Areas with low vacancy rates trend to over-priced rental units, low-quality accommodation, and absentee landlords. This influence is strongest in locations within walking distance to the University. Combined with increasing tourism opportunities, this creates a strong market for for-profit housing to accommodate students and tourists, and a strong need for non-market housing to protect permanent residents from increasing costs of rent and to foster a community of more-permanent residents. Residential Density Density is a relative term used to describe development – it is usually expressed as a ratio of dwelling units to land area (dwellings per acre/hectare). The density of a neighbourhood is often a key characteristic of defining the overall character and quality of life. Most of Wolfville is developed at low residential densities between 2.0 and 7.5 dwellings per net acre. Isolated areas have densities in the range of 12 or more dwellings per net acre, and new apartment-style developments may reach densities of 60 dwellings per net acre. Almost all the vacant land in the Town is contained in several large areas zoned for future neighborhood.



Increasing residential density is important for a number of reasons. In Wolfville, the most important reasons to increase density are sustainability. Higher-density development supports sustainability goals by conserving natural areas, providing more affordable housing, reducing municipal costs, and can even reduce travel costs – thereby increasing resiliency, liveability and age-friendliness of the Town of Wolfville. A thriving community needs to offer a variety of dwelling types at a variety of densities to ensure that there are choices for people looking for housing. Social Integration

Planning does have a role to play in creating inclusive rather than exclusive built environments. Issues of lifestyle conflict, primarily between students, visitors and permanent residents, have created difficulties in creating truly mixed (income and demographic) neighbourhoods in Wolfville. Housing challenges that have created tension among demographic groups in the Town include:

• Divergent lifestyles living in close-proximity. • Housing type and form that is not conducive to integration. • Market pressures that lead to housing conversions, particularly in close-proximity to the University. • Lack of affordable housing, market or non-market, for young families, seniors, and low-income individuals • Regulatory and market forces driving development away from downtown amenities and areas intended for density, towards the edges of

Town.

The Town views social integration as a positive goal to accommodate and provide equal opportunities and choices for all residents living within Town. The policies of this plan strive to achieve, where possible through land use planning, more cohesive social integration for different

Figure X: Residential density examples.



demographic groups that require more affordable and better located housing choices. Creating inclusive environments may be achieved through support for a variety of housing forms and choices, encouraging placemaking and public spaces, and public engagement policies. Accessibility, quality design, and sustainability approaches also contribute to improved social integration. The importance of place in addressing social isolation and improving human connectivity and intermingling of both residents and tourists, of all ages, incomes and abilities cannot be understated.

Age Friendly Housing Age-friendliness is a broad and cross-cutting issue that encompasses land use, housing, transportation, design standards and municipal services, and which demands consideration for the needs of citizens of all ages when assessing the efficacy of all municipal functions.

There is a considerable overlap between an “Age-Friendly Community” and a “Complete Community.” Things that contribute to the age-friendliness of a community – good universal urban design, affordable and accessible housing, accessible transit options, and social networks to avoid isolation – are to everyone’s benefit, and are inherent in good planning practice. As such, this plans approach to promote a compact, sustainable community is inherently supportive of age-friendly communities.

A majority of seniors wish to remain in their communities as they grow older. For most, the ability to age in place is largely reliant on the physical and social infrastructure at their residence and put in place by the Town. These factors are almost entirely out of the direct control of individuals. Housing is a primary need, as is medical care, and transportation. The need for accessible and affordable housing options is not being met by the limited range of market-housing options available.

Key Housing Needs Key Housing Strategies

Figure X – Aging Population Health and Housing Continuum

Wolfville’s unique urban/rural challenge is related to its diverse population and their simultaneously overlapping and diverging housing requirements: the housing requirements of the current population and visitors do not match the available historical building stock. The high demand in the rental market leads to conversions of existing large detached dwellings into apartments, a trend that is echoed by increasing demand by down-sizing seniors seeking quality retirement housing, and for small accommodations by tourists. Demand for smaller single-family homes also stems from affordability and sustainability issues related to the high cost of maintaining a large old house.

Wolfville Innovative Housing Symposium White Paper on Affordable Housing -–Jan ’17.



Figure X outlines the continuum of care and housing as it relates to aging in place. We know there are limited housing choices on the continuum between independent living (traditional housing) and fully assisted care.

A similar continuum can be utilized to consider housing choices for other demographic groups in the Town (e.g. students, young families, low income residents) to meet housing needs throughout ages and stages of life. Addressing barriers requires a spectrum of housing that can accommodate people of varying lifestyle preferences and socio-economic circumstances whether on the continuum between single-detached housing and rental apartments, or on the continuum between independent living and fully assisted care. This can include townhouses, semidetached homes, ground-oriented apartments and secondary suites that may or may not be market-options, built in a family member or caretaker’s home, and which may be retrofitted with accessibility features. Vacant Land Analysis and Housing Projections The demand for residential land is based on the potential number of residential units that will be required in the future. Using the medium population projection, Wolfville may need to house an additional 1,000+ people by 2036. Wolfville’s occupancy rate was 1.73 persons per dwelling unit at the time of the 2011 household survey and 2 persons in the 2016 census. The Canadian average occupancy rate is 1.7 persons per dwelling unit. At a rate of 1.7 persons per dwelling unit, Wolfville will need to provide an additional 745 - 1036 units by 2036. Estimated supply of vacant residential land is 194.5 acres (78.7 hectares). The unit potential on these lands, once undevelopable portions are factored in, is approximately 481 units (low scenario) and approximately 899 units (high scenario) as of October 2015.

• We need to address the middle (both demographically and in terms of our housing stock).

• We need to make housing more affordable for first-time buyers and young families and enable more ‘mortgage helper’ accessory dwelling units.

• We need to make sure rental housing is well-managed and safe.

• We need to provide more options for the aging population who wish to downsize and/or retire to Wolfville.

• We need to build on existing expertise in the community and work toward better non-market housing options.

• Facilitating housing choices; • Encouraging higher densities in

strategic areas; • Introducing dwelling type mix

targets; • Prioritize housing for those with

barriers; •

• Creating a policy framework that is

receptive to innovative housing proposals;

• Require a portion of non-market housing within all new multi-unit developments

Housing Supply + Choice

The main recommendation emerging from the Affordable Housing White Paper and the Housing Symposium is for Wolfville to focus its policy efforts on increasing the housing choices available to its residents – in terms of unit types, sizes, densities, and price points. FoTenn Consultants



The total serviced land supply inside the Town boundary seems sufficient for lower estimates of the next 20 years assuming modest population growth. Planning for the future development of the large tracts of undeveloped land presents an opportunity to consider the appropriate residential unit mix for Wolfville.

Conclusions Significant work has been done to evaluate and quantify Wolfville’s housing challenges since 2015. New data collected by staff contributed to the Vacant Land Analysis and mapping exercises. Previous reports and studies were analysed to contribute to policy development. Public consultations helped fill out the picture of lived experiences with housing in the Town. Best practice reviews identified a number of ways to measure housing affordability in a community. Taken together, the Town has identified housing challenge and land use strategies to address these challenges:

From the Housing Needs (challenges) identified, the Town has established specific housing priorities and priority need groups as outlined below in Table XX. The intent of identifying these priorities and need groups is that starting now, the Town is recognizing that certain types of housing and certain groups require policy interventions that will action our Community Priorities and address the housing challenges outlined in Table XX. The policies of this plan are directly linked to the identified priority housing types/forms

Table XX – Housing Priorities by Type/Form Housing Type/Form Priorities • Attached housing forms and ground-oriented dwelling units; • Supportive housing; • Accessible housing; • Safe rental housing; and • Subsidized, non-market housing.



14.6 SUSTAINABILITY CHECKLIST FOR COMPREHENSIVE DEVELOMENT DISTRICTS AND…

14.6.1 Comprehensive Development District (CDD) The CDD designation highlights areas of Wolfville where future neighbourhood areas will be developed and is a way of regulating new residential land developments. Large vacant land holdings, primarily in the east and west ends of town shall remain in the CDD designation and zone. These areas provide opportunities for the creation of new neighbourhoods including a range of housing types and tenures and other compatible uses that provide for the day-to-day needs of residents. CDDs are intended to provide for flexibility and innovation in the design and sustainable development of these lands for a variety of residential purposes.

14.6.2 Guiding Principles Four guiding principles set out to guide development in CDD zones in the Town of Wolfville. The principles originated from thorough assessment of the current environmental, social, and economic characteristics of the Town, while respecting future aspirations and goals of the community. The guiding principles frame the future goals of the Town and the checklist is a tool to help facilitate the process.

New development is essential to achieve a complete community to live, work and play. The purpose of the checklist and its criteria are meant to engage the developer in the planning process and establish an iterative process to build the best neighbourhoods possible that capture Wolfville’s spirit, while developing neighbourhoods for our future.



Guiding Principles

Land Use + Design Connectivity

The proposed development encompasses an array of land uses that reflect the needs of Wolfville residents and the neighbourhood members. A community centre ties surrounding areas and services together logically with daily needs within walking distance. Services proposed for the site reflect the projected density and needs of the development.

Neighbourhood design, provisions, and unit affordability account for individuals and households of various sizes and income levels. Where possible, infrastructure and building practices will accommodate

accessible building practices. Mixed housing types are available throughout the neighbourhood and take into consideration the Town of Wolfville’s unique demographics and community culture.

Environmental and Economic Sustainability Social Equity

Sustainability based on environmental and financial indicators to ensure a prosperous and adaptable neighbourhood for current and future Wolfville generations.

Neighbourhood design, provisions, and unit affordability account for individuals and households of various sizes and income levels. Where possible, infrastructure and building practices will accommodate accessible building practices. Mixed housing types are available throughout the neighbourhood and take into consideration the Town of Wolfville’s unique demographics and community culture.

14.6.3 Instructions Developers and their consultants are important partners in maintaining and improving Wolfville’s high quality of life and unique character that make our Town a destination in Atlantic Canada. By outlining sustainability criteria and engaging with developers in the earliest stages of site design and planning, enable the project to achieve its highest level of success in line with the Town’s guiding principles. By outlining the criteria



in such a way, the checklist allows developers to engage with the planning process and self-evaluate how their design and development reflects the future vision for the Town of Wolfville.

14.6.4 Self-Scoring Applicants are to review and complete the checklist on their own. The applicant may ask any questions or seek direction if necessary during the application process. Any score received on the checklist does not determine whether a development will ultimately be approved or not, it is simply one component of the application process. The highest possible score is 260 points.

Each individual criterion should be ranked on a scale from 0-5 in the box provided proceeding the component,

0 - indicating the component has not been addressed,

3 - it has been addressed to some extent, and

5 - the applicant feels they exceed what the checklist is asking.

* Where scoring is not relevant write response in the space provided.

Although it is not necessary, applicants are encouraged to submit any additional documents, reports, or certifications that may be relevant to the checklist criteria.

14.6.5 Checklist 14.6.5.1 Land Use + Design

The proposed development encompasses an array of land uses that reflect the needs of Wolfville residents and the neighbourhood members. A community centre ties surrounding areas and services together logically with daily needs within walking distance. Services proposed for the site reflect the projected density and needs of the development.



Community Centre Score Description Incorporate community social gathering places (village square, halls, youth and seniors facilities, community boards)?

Mixed Land Uses Promote diversification of the local economy via business type and size that is appropriate for the area?

Please list the neighbourhood stores or amenity opportunities proposed on the site (i.e. school, daycare, library, community centre, health facilities, etc.).

Community Plans Describe the existing neighbourhood character (i.e. historic, single family, mixed use, etc.) and how the proposed development will enhance the adjacent neighbourhood

Does the project enhance local identity and character consistent with government policy and plans (i.e. through architectural style, landscaping, colours, project name)?

Contain elements of community pride and local character, such as public art?

Leveraging Existing Infrastructure Does the project contribute to heritage revitalization through the reuse, relocation, or rehabilitation of an existing structure, feature, or natural resource?

Utilize pre-existing roads and services? Use locally sourced materials?

14.6.5.2 Connectivity Green and grey networks weave through the neighbourhood connecting the proposed site to surrounding neighbourhoods and the Town at large. Connections are clearly marked to implicitly guide pedestrians into and out of the site. Residents and visitors can travel easily through the neighbourhood despite their mode of transportation or accessibility.



Active Transportation Score Description Incorporate community social gathering places (village square, halls, youth and seniors facilities, community boards)?

Mixed Land Uses Promote and improve trails and active transportation amenities?

Provide additional support for alternative transportation use (walkways, cycling)?

Green and Grey Networks Link amenities such as school, trails, daily needs, public transit, and neighbourhoods through smart street and pedestrian design?

If the property is adjacent to existing park space, open space, paths or trails, is a visual and pedestrian connection provided?

Does the street layout and design encourage walking and cycling, while providing for personal and commercial vehicle use?

Is there a interconnected road system with direct street connections, short block lengths, no cul-de-sacs?

Alternative Forms of Transit Accessible by multiple modes of transport, emphasizing public transit including future planned connections?

Include a car share program? Strategic consideration for parking space requirements and placement within site (slanted/ shared spaces, rear parking)?

Connected Green Network of Natural Assets Create green spaces or strong connections to adjacent natural features, parks, and open space



14.6.5.3 Environmental + Economic Sustainability Environmental Sustainability refers to the provision and respect of the natural features that exist on the site, while considering innovative practices and solutions to harness new environmental opportunities. Developers shall consider existing neutral assets on the site and exhibit time and consideration was paid to their best use and incorporation into the site.

Economic Sustainability refers to the financial viability of the proposed development for the CDD site. Developers must demonstrate consideration of residential density versus public infrastructure costs have been considered and the neighbourhood is fiscally feasible for future residents and the Town at large.

Environmental and Economic Sustainability are interlinked, as we live within a world of finite resources. Developers are encouraged to recognize the cost-effective ecosystem and municipal services already in place and consider how a project impacts services that make up local, regional, and national sustainability.

Environmental Consideration Score Description Avoid contamination during construction? Provide on-site composting facilities? Provide an area for a community garden? Conduct an environmental assessment of the property prior to the commencement of design with a qualified professional?

Working Landscapes Cluster development on appropriate land to contain construction disturbance?

Design attempts to maximize exposure to natural sun light (i.e. direction of rooms, placement of green space)

Provide conservation measures for sensitive lands beyond those mandated by legislation?

Low Impact Infrastructure Reduce construction waste and enhance



durability of materials used? Utilize environmentally sensitive or recycled materials? Plan to recycle water and waste water on-site?

Stormwater Management Use rocks and other materials in landscaping design that are not water dependent?

Provide for zero stormwater run-off? Utilize natural systems for stormwater?

Enhancing Natural Environment Features of High Ecological Value

Conserve, restore, or improve habitat (retention of trees, green space, and natural habitat)?

Are there any significant existing environmental features that are maintained or enhanced on the site (trees, shrubs, sunlight, streams)?

Account or attempt to mitigate light pollution within surrounding areas?

Density Anticipated price range of units (note price range for both commercial and residential units if applicable) - average price per square foot.

Net increase to property tax base. Local Economy

Are there any commitments of direct employment created by this project during construction (number and duration of jobs)?

Will the project provide direct employment (on the site) after the project is completed?

Does this project have any features that will reduce the long-term costs to the community of operating and maintaining public services and infrastructure (i.e. reduce roads and pipes for servicing that will have to be maintained by the Town)?



Are there any other financial components of economic sustainability advanced by this proposal?

14.6.5.4 Equity Neighbourhood design, provisions, and unit affordability account for individuals and households of various sizes and income levels. Where possible infrastructure and building practices will accommodate accessible building practices. Mixed housing types are available throughout the neighbourhood and take into consideration the Town of Wolfville’s unique demographics and community culture.

Education Opportunities Score Description Increase community opportunities for training, education and recreational activities?

Does the project provide enhanced waste diversification facilities that can be used as community learning opportunities?

Mixed Housing Types Does the project include rental housing units? Does the site include an array of housing forms relevant to the Town’s needs? If yes, please list relevant forms, approximate numbers, and target population.

Affordable Housing Supply Include provisioning for affordable housing units? If yes, please address the following points: - Percentage and number of units anticipated - Affordability time-frame guarantee (in years) - How will affordability be determined? - Anticipated price range of units (note different housing tenures)?



Accessible Design and Built Form Does the project incorporate features to enhance adaptability and accessibility within the proposed design standard for people with disabilities (i.e. wider door openings, reinforced walls in bathrooms for future installations, ground-oriented entrances)?

Does the project and development account for the potential of repurposing units in the future (i.e. residential to commercial or home-occupancy)?

Prioritize Active Shared Spaces Does the development incorporate spaces for people of all different physical abilities?

Are there public amenities (water fountains, washrooms, leisure infrastructure) provided in the development?

Are residents, community stakeholders, and end-user groups involved in the planning and design process??

Summary Please calculate your final score and convey any final remarks, concerns, or additional information that you do not believe is addressed in the Checklist criteria, that you believe are an asset of pertinence to the proposed site design.

For More Information, Contact:

Town of Wolfville, Department of Community Development,



200 Dykeland Street, Wolfville, NS Phone: 902-542-0368 Fax: 902-542-5066