Case 24045 - Carriagewood Estates, Beaver Bank

Updated:

A virtual public information meeting was held on Thursday, August 18, 2022 at 6:00 p.m. See the status section below to view the slides from both the staff and applicant's presentations and for a meeting summary. If you were unable to participate in the virtual meeting you can still reach out directly to planning staff with your feedback. Feedback will be collected until Tuesday, September 6, 2022.

Request

Clayton Developments Limited is applying to amend the Beaver Bank, Hammonds Plains, and Upper Sackville Municipal Planning Strategy (MPS) and Land Use By-law (LUB) to allow smaller lots in a residential subdivision called Carriagewood Estates (PID 00468694) off Daisy Drive and Trinity Lane in Beaver Bank.

Proposal

The applicant wishes to make changes to the Beaver Bank, Hammonds Plains, and Upper Sackville MPS and LUB to allow the development of smaller residential lots in a proposed subdivision of PID 00468694. Under the current zoning rules, the lots are required to be a minimum of 6,000 square feet with at least 60 feet of street frontage. The applicant is asking to be allowed to create lots that are a minimum of 4,000 square feet with 40 feet of street frontage. The major aspects of the proposal are as follows:

  • Add new policy to the MPS that would enable the creation of a new zone that permits smaller Municipally serviced lots on PID 00468694; and
  • Add a new zone to the LUB that allows residential development on smaller lots on PID 00468694. This zone would be similar to the existing R-1 Zone and could include a cap on the number of lots that can be created from PID 00468694.

Clayton previously applied for an application to make changes to the R-1 Zone to permit smaller lots serviced with municipal water and sewer services and located within the Urban Serviced Area (Case 23213). This application was subsequently placed on hold at the applicant’s request. Over the course of this previous application, the local community and the Planning Advisory Committee members expressed some concern regarding the large geographic scope of the request. Therefore, to limit the impact of the requested change and mitigate the extent of change on the community which could occur by permitting the creation of smaller lots across the entire Plan area, Clayton is now requesting site-specific amendments to the Beaver Bank, Hammonds Plains, and Upper Sackville MPS to enable their proposal.

The Development Plans (provided below) outline the new development proposal in detail, and include information related to the applicant’s rationale for the proposal.

Process

The application will be considered under the MPS and LUB Amendments process.

Status

Regional Council initiated the plan amendment process on April 12, 2022 following consideration of the initiation report (item 15.1.4).

The application was reviewed by internal municipal staff from Development Engineering [including Traffic Services], Halifax Transit, Civic Addressing, Development Officer [By-laws], Fire Protection Services, and Parkland Planning, as well as externally by Halifax Regional Centre for Education.

The application is currently in the public consultation stage. A virtual public information meeting was held on Thursday, August 18, 2022. View the staff presentation and the applicant's presentation. View a summary of the meeting

If you were unable to participate in the virtual meeting you can still reach out directly to planning staff with your feedback. Feedback will be collected until Tuesday, September 6, 2022.

Following public consultation, municipal staff will draft amendments to the Municipal Planning Strategy and Land Use By-law, as well as a staff report for review by Regional Council. Should Regional Council wish to consider the proposal, a public hearing will be scheduled. The public hearing is another opportunity for you to share your opinion about the application to Council.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by municipal staff to properly evaluate the application. The relevant documents are linked below. 

Application Letter
Planning Rationale
Revised Carriagewood Subdivision Concept
Carriagewood Subdivision Concept
Traffic Impact Study
Addendum to the Traffic Impact Study

Contact Information

For further information, please contact:

Meaghan Maund

Planner III

Current Planning

Telephone: 902.233.0726

Mailing Address

HRM Planning Applications

PO Box: 1749,

Halifax,

Nova Scotia,

B3J 3A5

Attention: Meaghan Maund (Please identify the Case 24045)