Paul Skerry Associates, on behalf of Cousins Realty Ltd., has applied to change the Halifax Municipal Planning Strategy and Halifax Peninsula Land Use By-law to permit a 6-storey building, with residential units and ground floor commercial, on multiple properties at the corner of Robie and Duffus Streets at 3454 and 3551 Robie Street and 5771 to 5881 Duffus Street.
The applicant wishes to redevelop properties at the corner of Robie and Duffus Street, including Cousins Restaurant, with a mix of uses, including:
General Land Uses: Mixed-use (commercial and residential)
Building Details: Maximum 6 storeys, with some portions 4 storeys; ground floor commercial uses with residential units on upper floors.
The applicant’s submitted material is provided below. It outlines the development proposal in detail, and includes project renderings, site plan, building drawings and a Traffic Impact Statement.
The applicant may revise some elements of this proposal before staff makes a recommendation to Regional Council.
The application is a request for new planning policy. Before Regional Council can make any decision about the proposal, a Public Hearing must be held. Additional information on the process can be found in the staff report to Regional Council.
The Halifax Peninsula Planning Advisory Committee received a staff presentation on Case 20158 at their August 28, 2017 meeting. The following motion was approved by the Committee.
THAT the Halifax Peninsula Planning Advisory Committee has reviewed the application for a secondary planning strategy amendment for Cousins Restaurant and recommends that the Halifax and West Community Council not proceed further with the process of approving Case 20158 without significant modifications to the proposal.
• Recommends that the property be set back further from the sidewalk.
• Wishes to encourage the retention or expansion of the existing effective width of the sidewalks on Robie and Duffus;
• Is concerned about the transition to neighbouring properties, particularly associated with setbacks from property lines;
• Is concerned that the parking as indicated may not be sufficient for the increased commercial area.
• Values the diversity in rooflines, profiles and materials of the faces of the buildings, particularly the large windows on commercial units
• Values the retention of existing mature trees, and recommends that staff incorporate recommendations in keeping with the Urban Forest Master Plan
• Is concerned about the disruption of existing trees on neighbouring properties.
• Recommends that the height be limited to a maximum of four stories
• Recommends that the transit infrastructure in the area be enhanced by this project, and is concerned that the proposal as presented may damage it.
• Feels that the overall lot coverage is too great.
• Recommends that greater public consultation be included in the process before presentation to Halifax & West Community Council
• Recommends that amenity spaces, particularly ones appropriate for families, be included in the proposal.
Documents Submitted for Evaluation
The applicant has submitted plans and studies required by HRM staff to properly evaluate the application. The documents are also available for review at the Planning Applications office at 40 Alderney Drive, Dartmouth. The details of this application may change before consideration or approval by Regional Council.