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Selected Case Studies with KWR Approvals Inc.

Managing Clients Planning Applications

Client:                 Arsenal Developments Inc. Portuguese Society of NS

Location:    184 Wyse Road, Dartmouth (Residential & Commercial Mixed-Use Development) 
 Type:   Obtaining Development Permit and avoiding amendment to Development Agreement.
 Issue:   Arsenal approached KWR Approvals Inc. (KWRA) to prepare and submit an amendment to their existing Development Agreement, which we originally got approved, for their 184 Wyse Road land assembly. The amendment was to permit Portuguese Social Club (PSC) to occupy to become a long-term tenant in the ground floor of one of their mixed-use buildings. The challenge was the space requirements needed by PSC exceeded the maximum floor area permitted under the existing Development Agreement and, therefore, the amendment was believed to be required.
 Challenge:   Tenant had to occupy space in a time-sensitive manner or the Lease Agreement would be null and void.
 Solution:   KWRA presented an argument to HRM staff that a certain percentage of  PSC space was not open and accessible to the public and, therefore, should not be counted against total public space. With HRM agreeing, this prevented the need to apply for amendment to the Development Agreement and allow PSC to occupy the space by development/building permit only.
 Outcome   Building/development permit was issued within one week. Twelve months ($15,000+/-) was saved by not having to apply for an amendment to an existing Development Agreement. Our client was able to secure a long-term tenant for their building.

Client:                 Edible Matters Restaurant & Bakery

edible matters streetviewcase

Location:    1345 Hammonds Plains Road
 Type:   Site Specific Plan Amendment (SSPA) to Municipal Planning Strategy (MPS)
 Issue:   Edible Matters Restaurant & Bakery identified a need to evolve and expand to become the first neighbourhood pub in the community of Hammonds Plains. Significant interest in community for local neighbourhood pub.
 Challenge:   The Municipal Planning Strategy (MPS) for Hammonds Plains created in mid-1990’s did not envision any drinking establishments other than licensed restaurants. To accommodate a neighbourhood pub at Edible Matters would require a site-specific planning amendment to the MPS, which is usually a very long process and difficult to get staff support and ultimately approved by Regional Council.
 Solution:   KWRA created a Stakeholder Action Plan (SAP) which built the necessary municipal, community and political support for the Site Specific Planning Amendment (SSPA) to allow the neighbourhood pub.
 Outcome   Edible Matters Neighbourhood Pub application received positive staff support and was unanimously approved by Regional Council. Pub opened in August 2016.

Client:                 Brian and Naomi Robinson

robinson case studyr

Location:    2235 Shore Road
 Type:   Minor Variance
 Issue:   Reduce minimum side yard requirement of R1 zone to allow for second lot to be created.
 Challenge:   Very tough to obtain municipal staff support for variances and Council approval in appeals when there is opposition from neighbours and/or local community. Municipal Staff supported KWRA’s arguments in variance application but was appealed by neighbours.
 Solution:   KWRA presented several key arguments at variance appeal to Harbour East Community Council.
 Outcome   Successful, Community Council rejected the appeal and approved our clients variance application thereby permitting opportunity for second lot.

Client:                 Brad and Murray McIsaac

Location:    Located off Lucasville Road
 Type:   SWOTT-Market-ROI Analysis of development potential of 85.09-acre property
 Issue:   Determining HIGHEST and BEST USE. Before retaining KWRA, client had spent time, cost and resources with other professionals on plans showing over 100+ lot development. KWRA recommended a SWOTT analysis to determine ‘real’ development potential before further costs were incurred moving forward with development agreement on wrong premise.
 Challenge:   Many complex technical and MPS planning policy factors involved in assessing the ‘real’ potential and value of this large land parcel.
 Solution:   The SWOTT-Market-ROI analysis conclusively determined that 30 lots were achievable and laid out approach to achieve it.
 Outcome   Although the clients were initially disappointed that KWRA verified that the previous consulting work had erred by stating 100 lots were achieved, they were appreciative of our directness and providing what was ‘REAL’ development potential to achieve highest and best use.

Client:                 Cresco

Location:    Entrance to Bedford South Master Plan Community (Corner of Southgate Drive and Bedford Highway)
 Type:   Development Agreement
 Issue:   Obtain highest and best use for a 3.58-acre land assembly that was zoned six R1 lots.
 Challenge:   To obtain highest and best use, which was a mixed residential, commercial and office village style development, would require amendments to the 1996 Bedford Municipal Planning Strategy (MPS). MPS amendments in Bedford are historically difficult to achieve and receive staff, political and public support.
 Solution:   This land assembly was key parcel in allowing services to be provided to several existing streets behind our clients lands. KWRA, in working with our client, put together a comprehensive proposal integrating a mixed-use development that incorporated extending services to many existing homes behind subject lands.
 Outcome   Council approved converting six existing R1 lots to 12 townhouses, 44 unit multiple-family residential building and 16,000 square foot commercial plaza. Unprecedented density of 50.9 people per acre was obtained.

Client:                 James Drage

37 and 39 Dakin Drive case

Location:    37 and 39 Dakin Drive
 Type:   SWOTT-Market-ROI Analysis of development potential of 2-Parcel Land Assembly
 Issue:   Determining OPTIMAL sale-potential. Client retained KWRA  to ensure land-assembly ‘real’ development potential along one of the most heavily traffic roadways in HRM, but could also maintain status as suitable residential development in quiet neighbourhood.
 Challenge:   Ensuring the optimal development potential of the site as a residential land assembly along both a highly-trafficked corridor and suburban enclave.
 Solution:   The SWOTT-Market-ROI analysis conclusively determined that 8 semi-detached units (4 buildings in total) could be constructed, as-of-right, with frontage onto Dakin Drive (local street) but also access Bedford Highway (principal transportation corridor) in Halifax.
 Outcome   KWRA was able to conclusively determine through SWOTT Analysis that land-assembly, although in un-serviced area (water/sewer), land assembly could access mains running under Bedford Highway because land assembly backed onto Bedford Highway, increasing the overall marketability/value of land assembly.