Application by TEAL Architects, on behalf of FH Construction Ltd., to amend the Halifax Municipal Planning Strategy to allow for a mixed-use building at 383 Herring Cove Road, PID 00333070, Halifax.
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The subject site is a 2417 square metre vacant lot (former gas station) located at the intersection of Herring Cove Road and Sussex Street in the community of Spryfield. The site is designated Minor Commercial under the Mainland South Secondary Planning Strategy (Plan) and zoned C-2A (Minor Commercial) under the Halifax Mainland Land Use By-law. The existing C-2A Zone permits commercial buildings up to 35 feet in height, and four-storey multi-unit residential buildings. (More information on the Plan policy and zoning can be found here.)
The applicant has requested to change Plan policy to allow for a mixed-use (commercial and residential) building which exceeds the height permitted under the current zoning. The original proposal was for a 7-storey building, and the applicant has made several revisions to the building height and massing. Because the proposal does not meet the current Plan policy or zoning applied to the site, a change to the Municipal Planning Strategy is required.
This application has requested a change to the Municipal Planning Strategy policy.
On September 6, 2016, Regional Council directed staff (See Item 14.1.10) to begin the planning process, including public engagement. Council’s motion directed staff to consider the proposal, “subject to addressing the height and massing issues referenced within the staff report dated July 26, 2016 to enable a mixed‐use building” on this site.
Regional Council is required to hold a public hearing prior to approving any change to the Plan.
Regional Council began the amendment process at its meeting following consideration of an initiation report presented by staff. This means that Council is willing to consider the proposal following staff review and public consultation, but no decision on the proposal has been made.
A Public Information Meeting (PIM) was held on January 12, 2017 at the Captain William Spry Centre, 16 Sussex Street, Spryfield. Staff Presentation, Applicant Presentation, Meeting Minutes
The proposal is now being reviewed in detail by staff. When Planning staff have completed their review, they will prepare a report with recommendations on the proposal for Council to consider. The staff report will be considered by Halifax and West Community Council, who will make a recommendation to Regional Council for a decision. Before any consideration to approve this matter, Regional Council must hold a public hearing. A public hearing provides an additional opportunity for public comment. Public hearings are a formal process and the procedures for the meetings are found in Administrative Order One.
Documents Submitted for Evaluation
The applicant has revised the proposal several times throughout the planning process. The details of the proposal and revisions are provided in documents posted below.
Planning Rationale and Changes (June 2017)
Revised Building Plans (June 2017)
Proposal Application (June 2015)
Traffic Impact Assessment and Supplementary Materials (April 2015)
Note: The above-noted material is also available for review at HRM Planning and Development Department office in Dartmouth.
Herring Cove Road Streetscape Study (2005)