Application by Seton Ridge Holdings Limited requesting amendments to the existing development agreements for lands known as Seton Ridge located on Seton Road, Bedford Highway and Lacewood Drive, Halifax.
‘Seton Ridge’ is a 73 acre high-density, mixed-use neighbourhood on the former Sisters of Charity ‘Motherhouse’ lands in Halifax. The Seton Ridge site is located off Bedford Highway, to the west of Mount St. Vincent University, and has street frontage on Lacewood Drive at the southern end of the site. The approved development includes approximately 3,000 residential and assisted-living units within a mix of multi-unit and low-density buildings together with a range of commercial uses and three public parks. At full build out, the proposed neighbourhood is expected to contain approximately 7,000 residents.
Two development agreements were approved by Halifax and West Community Council on August 7, 2018 comprising lands of the Sisters of Charity (now Seton Ridge Holdings Limited) and Shannex SC Limited (Case 19514).
The proposed amendments to the development agreement by Seton Ridge Holdings Limited are as follows:
• Heat Source for Seton Road – the agreement currently allows for the steep portion of Seton Road to be heated from underneath, with the source of the heat being the Mount St. Vincent University heat plant. The proposed amendment (to Schedule C7 of the agreement) is to allow for an alternative source of heat in the form of a stand-alone heat plant to be located within the future HRM-owned Seton Road right-of-way, adjacent to the street.
• Maximum of 200 metres between intersections - the agreement currently requires that local streets within Seton Ridge have a maximum length of 200 metres between intersections. The proposal seeks to eliminate this requirement and, instead, rely on the HRM Municipal Design Guidelines (Red Book) street standards which stipulate a 500 metre distance.
• Active Transportation trail grade – proposed amendment to Schedule C7 of the agreement to allow for the reduction of the overall grade of the AT pathway which will run alongside Seton Road as much as possible from the adjacent road slope.
• Earthwork/blasting clarification – proposed amendment to allow the developer to commence clearing, excavation and blasting activities required for grading and installation of municipal services prior to the Developer receiving full design approval.
• Building construction prior to final road approval - proposed amendment to allow up to three multi-unit buildings to be constructed within the Neighbourhood Centre prior to final subdivision approval.
• Parking structure prohibition within 20 metres of a collector road - proposed amendment to allow portions of buildings with underground or partly above-ground parking garages to be located within 20 metres of the road right-of-way with conditions. These portions of structures were not intended to be prohibited. Proposal is to add a definition of ‘parking structure’ in the agreement.
• Agreement definitions and additional requested changes – proposal to add definitions to the agreement that currently exist in the Land Use (zoning) By-law, including "Height", "Street Line", “Streetline Grade”, “Streetwall” , “Streetwall Height”. Also, to add definitions of “Roof” and “Penthouse” to the agreement. Proposed allowance for height exemptions and calculations for rooftop mechanical and other building features and sloping conditions. Proposed modifications to requirements for landscaped strips along the side yards of residential dwellings.
A virtual Public Information Meeting using Microsoft Teams will be held on Thursday, June 10, 2021 beginning at 6:00 p.m. to discuss the application. Municipal planning staff and the applicant would like to invite you to participate in the meeting to provide feedback, ask questions, and express any concerns you may have. View the public information meeting staff presentation. View the applicant presentation for the public information meeting.
To participate in the meeting, we invite you to:
• Contact the Planner (contact information below) prior to 3:00 p.m. on Wednesday, June 9, 2021 to register for the meeting;
• On the day of the meeting, visit this webpage for this application [found at: www.halifax.ca/planning (scroll down to Case 22896)]. Uploaded to the webpage will be a presentation document (in PDF format) for participants to follow along with the conversation;
• Join the Microsoft Teams meeting at 6:00 p.m. on Thursday June 10, 2021;
• During the question and answer portion of the meeting, those who register to speak will be called upon one at a time.
Alternatively, if you are unable to participate in the virtual meeting, you can reach out directly to planning staff with your feedback. The application is currently in the public consultation stage and we are inviting questions and comments on the proposal. Feedback will be collected until June 24, 2021 before moving the application to the next stage. Following public consultation, HRM staff will draft amendments to the development agreement and write a staff report for review by the Halifax and West Community Council. Should Community Council wish to consider the proposal, a public hearing will be scheduled. If you received this letter, you are on the mail list to be notified about the public hearing. The public hearing is an opportunity for you to share your opinion about the application to Community Council.
Documents Submitted for Evaluation
The applicant has submitted plans and studies required by municipal staff to properly evaluate the application.
The original staff report for Seton Ridge from 2018 can be found here.