On August 6, 2019, Halifax and West Community Council approved a development agreement to permit a mixed-use building that is six storeys (plus penthouse) along Bayers Road and three storeys (plus penthouse) along Young Street at 6438, 6442, 6450, 6454, and 6460 Bayers Road and 6419, 6421, 6425, 6431, 6439, 6443, 6449, 6453, 6457, 6459, 6461, 6461A, 6465, and 6467 Young Street, Halifax. For more information on the development agreement appeal period, please see the “Status” section below.
WM Fares Architects has applied to amend the Halifax Municipal Planning Strategy and Halifax Peninsula Land Use By-law to allow a mixed-use (residential and ground-floor commercial) or residential building that is a maximum of six-storeys [plus penthouse(s)] along Bayers Road and three-storeys [plus penthouse(s)] along Young Street by development agreement.
The applicant wishes to develop a large comprehensive development with three distinct above-grade building components. The building component on Bayers Road is proposed to be five storeys (plus penthouse), with ground floor commercial units and residential units above. Two building components are proposed for Young Street – a three-storey (plus penthouse) apartment dwelling and a three-storey (four unit) townhouse.
The applicant submitted material (provided below) which outlines the development proposal in detail, including a project brief, site plan, building drawings, project renderings and a traffic impact statement.
The application is a request for new planning policy. Staff are reviewing the application, and will prepare a recommendation for Regional Council to consider. Before Regional Council can make any decision about the proposal, a Public Hearing must be held.
Additional information on process can be found in the staff report to Regional Council.
On August 1, 2017, Regional Council directed staff to consider the application as a site-specific amendment to the current municipal planning strategy policy, subject to the proposal:
(a) generally aligning with the June 2017 Centre Plan document relative to Urban Structure, Height and Floor Area Ratio, and
(b) addressing the planning principles of transition, pedestrian-orientation, human-scale, building design, and context-sensitive as outlined in the staff report.
Halifax Peninsula Planning Advisory Committee considered the application on September 25, 2017 (Meeting Minutes). The HPPAC recommended that Halifax & West Community Council approve the application, subject to a list of considerations. In response to feedback from the HPPAC, the public and staff, the applicant provided revised plans and rationale in December 2017. The applicant made further revisions to the proposed development in 2019, which can be viewed below.
Staff prepared a recommendation report that was presented to the Halifax and West Community Council on Tuesday, June 11, 2019. Halifax and West Community Council recommended that Regional Council adopt the proposed amendments and schedule a joint public hearing to consider the proposed amendments and development agreement. The recommendation report proceeded to Regional Council for first reading on June 18, 2019, where Regional Council advanced the application to a public hearing.
The joint public hearing was held on Tuesday, July 10, 2019 at City Hall (Council Chambers), 1841 Argyle Street, Halifax, NS. Following the joint public hearing, Regional Council passed a motion to adopt the proposed MPS and LUB amendments, which would enable the proposed development via development agreement.
The amendments were approved by the Provincial Director of Planning and subsequently came into effect on July 20, 2019.
On August 6, 2019, Halifax and West Community Council approved a development agreement to permit the proposed development. Any aggrieved person, the Provincial Director of Planning, or the Council of any adjoining municipality may, within fourteen days of publishing the notice of this approval (notice will be published in the Chronicle Herald on Saturday August 10, 2019), appeal to the Nova Scotia Utility and Review Board (902-424-4448) in accordance with the provisions of the Halifax Regional Municipality Charter.
Documents Submitted for Evaluation
The applicant has submitted plans and studies required by municipal 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.
Revised Materials - Submitted May 2019
Final Plans - May 2019
Additional Material Submitted December 2017
Design Revisions Memo
Updated Renderings and Architectural Drawings
Original Application Material
Site/ Landscape Plan
Architectural Drawings and Renderings
Traffic Impact Statement