Case 22332- R-4 Zone Regulations near Willett and Dunbrack Streets

Request

Regional Council will consider an application by Zzap Architecture and Planning, on behalf of Hazelview Investments, to create a new designation and zone to permit high density, high-rise redevelopment at 210 & 214 Willett Street, Halifax. More information is below in the Proposal section.  

Regional Council will consider rezoning low-density, residential properties to better match existing development patterns. This includes rezoning existing townhouses near Willett and Dunbrack Streets to the R-2T (Townhouse) Zone and rezoning existing single-unit houses on Reed Court to R-1 (Single Family Dwelling) Zone. Council will also consider rezoning the reservoir and park at the corner of Lacewood Drive and Dunbrack Street to P (Park and Institutional Zone).

Regional Council will consider policy so that new plan amendments are only considered through a comprehensive process within a study area near Willett Street, Lacewood Drive, and Dunbrack Street, including commercial properties adjacent to Dunbrack Street and south of Radcliff Street.

Proposal

The applicant is planning to replace existing buildings at 210 and 214 Willet Street with a large development. Regional Council considered the latest concept at a virtual public hearing on February 23. Details on the latest concept can be seen in this video. The major aspects of this concept are:
•    Two buildings, with 17-storey high rise towers;
•    Small commercial spaces on the building's ground floors; 
•    Up to 550 residential units; and 
•    About 350 underground parking spaces. 

The applicant submitted their original proposal in 2019.  Major aspects of the original proposal were:
•    Three apartment buildings (8, 13 and 19 storeys) with a total of 517 units;
•    Three two-storey townhouse buildings with a total of 17 units; 
•    At-grade residential units along Willet and Dunbrack Street; 
•    Vehicular access from Willett Street; and
•    Approximately 315 underground vehicular parking spaces and 320 bicycle parking spaces. 

The applicant submitted the following documents in support of their original proposal:

• Application Letter (PDF)
• Concept Plans (PDF)

Process

Regional Council held a virtual public hearing on February 23, 2021 where they approved several zoning changes (see the Status section below for more information). 
 
Staff submitted a recommendation report to Halifax and West Community Council for consideration at their December 9, 2020 meeting. Community Council recommended that Regional Council consider approving a new designation and zone to permit high density, high-rise redevelopment at 210 & 214 Willett Street, Halifax. 

An open house for Case 22332 was held on Thursday, February 27, 2020 at Our Lady of Lebanon Church Hall (3844 Joseph Howe Drive, Halifax). The purpose of the open house was to receive feedback about the case. 

On November 12, 2019, Regional Council began a process to review the Halifax MPS and Halifax Mainland LUB for the R-4 Zone near Willet Street and Dunbrack Street. Additional information on process can be found in staff’s initiation report to Regional Council.

Status

Regional Council held a virtual public hearing on February 23, 2021 where they approved new zoning for 210 & 214 Willett Street. The new zoning permits:
•    Two buildings, with 17-storey high rise towers;
•    Small commercial spaces on the building’s ground floors;
•    Up to 550 residential units; and
•    About 350 underground parking spaces 

Low Density Residential Properties: Rezoning
Regional Council rezoned low-density, residential properties to better match existing development patterns. This included rezoning existing townhouses near Willett and Dunbrack Streets to the R-2T (Townhouse) Zone and rezoning existing single-unit houses on Reed Court to R-1 (Single Family Dwelling) Zone. Council also rezoned the reservoir and park at the corner of Lacewood Drive and Dunbrack Street to P (Park and Institutional Zone).

New Plan Amendments 
Regional Council approved policy so new plan amendments are only considered through a comprehensive process within a study area near Willett Street, Lacewood Drive, and Dunbrack Street, including commercial properties adjacent to Dunbrack Street and south of Radcliff Street.