Public Drop-In Session for Case 20102 - Monday, April 23rd, 6pm – 8pm, Captain William Spry Community Centre, 16 Sussex Street.
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, Halifax.
View the site in Google Maps
The applicant has proposed a 7-storey, mixed-use building at 383 Herring Cove Road, at the corner with Sussex Street.
The site is vacant, and used to be a gas station. The site is designated Minor Commercial under the Mainland South Secondary Planning Strategy (Plan). It is zoned C-2A (Minor Commercial) under the Halifax Mainland Land Use By-law. The C-2A Zone permits commercial and residential buildings up to 35 feet in height. (More information on the Plan policy and zoning can be found here.)
The applicant has proposed a 7-storey, mixed-use building, with ground floor commercial space and residential units in the floors above. The proposed building is taller than permitted under the current zoning (35-foot height limit). The applicant has asked to change the Halifax Municipal Planning Strategy policy to allow for a building of this size.
This application has requested a change to the Municipal Planning Strategy policy.
The application process has included:
• October 2015 – Complete application received from TEAL Architects for a 7-storey, mixed-use building with 82 residential units
• 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, provided that the proposed building would be an appropriate size for the site in terms of overall height and building mass. This means that Council is willing to consider the proposal following staff review, public consultation, and revisions to the design, but no decision on the proposal has been made.
• January 12, 2017 - A Public Information Meeting (PIM) was held at the Captain William Spry Centre. At that time, the applicant discussed a proposal for a 10-storey building. Links to:
• June 2017: Following feedback from the public and planning staff, the applicant submitted a revised design for a 7-storey building.
• Ongoing to April 2018 – Staff are reviewing the proposal in detail. Staff will write a report on the proposal, which includes a recommendation for Council to consider.
Next steps: Staff will prepare a report, which will be considered by Council at a series of meetings:
• Halifax & West Community Council will consider staff’s recommendation and make a recommendation to Regional Council.
• Regional Council will consider staff and Community Council’s recommendations, and may give First Reading and set a date for a public hearing.
• Public hearing at Regional Council. Area residents will be notified by mail of the date, time and location of the hearing, and the notice will be published in the newspaper and on this webpage. Any member of the public may speak at the public hearing, or submit written comments to Council for consideration. For more information on public hearings, visit the Municipal Clerk’s Office page here.
• Following the public hearing, Regional Council may decide on the proposal.
April 2018: The applicant’s most up-to-date plans can be found on this webpage, in the section titled “Documents Submitted for Evaluation” below.
These plans may also be viewed in person at a public drop-in session on Monday, April 23rd, 2018, from 6pm to 8pm at the Captain William Spry Centre, 16 Sussex Street. At this drop-in session, HRM staff will be available to answer questions about the planning application process. The applicant will be available to answer questions about the proposed building.
The next step is for the proposal to be considered by Council (please see the Process section above).
Documents Submitted for Evaluation
The applicant has revised the proposal several times throughout the planning process. Updated plans submitted March 2018:
Planning Rationale and Changes (March 2018)
Revised Building Plans (March 2018)
Previous plans submitted:
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)