A public hearing was held by Halifax Regional Council on Tuesday, March 5, 2019, at 6:00 p.m. at Halifax City Hall (Council Chamber), 3rd Floor, 1841 Argyle Street, Halifax, NS. Regional Council approved the proposed development.
Application by GFC Management Lt. to amend the Municipal Planning Strategy (MPS) and Land Use By-law (LUB) for Planning Districts 14 and 17 [Shubenacadie Lakes] to enable a mixed-use residential complex inclusive of supporting services uses consisting of a maximum of 5 multiple unit dwellings where services and amenities are provided to those individuals who may need personalized service or help with activities of daily living. The subject is the former Carr Farm situated at 1109, 1075 and 1085 Fall River Road, Fall River.
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The original proposal by the Developer proposed
4 – 5 storey multiple unit dwellings on the former Carr Farm Site and on the two adjacent properties at 1075 and 1085 Fall River Road. The proposed number of units per building is 100 for a total of 400 units in the four buildings altogether. The buildings would be situated between Cummings Drive and the Fall River Road as outlined below. The proposal now is a mixed-use residential complex inclusive of supporting services uses consisting of a maximum of 5 multiple unit dwellings (maximum height of 4 storeys) where services and amenities are provided to those individuals who may need personalized service or help with activities of daily living.
The subject properties are within the Residential Designation under the Municipal Planning Strategy for Planning Districts 14 and 17 and is zoned R-1b [Suburban Residential] under the Land Use By-law for Planning Districts 14 and 17. One of the properties –the largest parcel situated at 1109 Fall River Road – was identified as an opportunity site for residential development where a mix of housing types would be permitted through the provisions of a development agreement up to a maximum of 4 units per acre. The existing polices for this development permit a maximum of three multiple unit buildings with a maximum of 40 units per building. The height of all buildings is limited to 3 storeys in height.
To allow the proposed development changes to the existing land use policies are required. Generally, the applicant as requested consideration of the following amendments to the planning documents to:
- Increase the permitted density from 4 to 8 units per acre;
- Increase the maximum number of storeys per building from 3 to 5 storeys;
- Increase the maximum number of units per multiple unit building from 40 units to 100 units;
- Increase the number of permitted multiple unit dwellings from 3 to 4 buildings;
- Include the two smaller sites situated at 1075 and 1085 Fall River Road as part of the Residential Opportunity Site where this form of development may be considered through the provisions of a development agreement.
On January 24, 2017 Regional Council initiated the Planning process following consideration of an initiation report presented by staff.
On March 22, 2017 an Open House/ Public Information Meeting[s] was held at the Gordon R Snow Centre at 1359 Fall River Road, in Fall River. During the open houses a presentation was given by the Developer and municipal Staff.
The Public Information Sessions were well attended with 160 participants at the afternoon session and 110 participants at the evening session. In addition, 112 written submissions were received from members of the public during the public information meetings and after on comment forms prepared by HRM staff and in emails and letters.
The Staff Report was tabled with North West Community Council on Monday January 14, 2019 at Cafetorium, Lockview High School 148 Lockview Road, Fall River at 7:00 p.m. North West Community Council will review the staff report and provide a recommendation to Regional Council.
A public hearing was held by Halifax Regional Council on Tuesday, March 5, 2019, at 6:00 p.m. at Halifax City Hall (Council Chamber), 3rd Floor, 1841 Argyle Street, Halifax, NS. Regional Council approved the proposed development as described in the staff report, from the Regional Council agenda of January 29, 2019.