MINORREV 2025-00728 – Consideration of Two Larger Multiple Unit Dwellings on Main Road, Eastern Passage

Updated:

This application is currently in the final review stage. Please see the Status section below for details.

Request

On February 11th, 2025 Regional Council directed Staff to consider an amendment to the Eastern Passage/Cow Bay Municipal Planning Strategy and Land Use By-law to allow multiple unit dwellings (i.e. apartment/condo buildings) larger than 12 units on two specific properties on Main Road, Eastern Passage.

Proposal

Subject Properties

A map showing the properties under considered can be viewed here.

  • Site #1
    • 1407 Main Rd, Eastern Passage (PID 00374710)
    • 2,741 sq. metres of lot area (29,501 sq. feet)
    • Being considered for up to 64 units.
  • Site #2
    • 1509 Main Rd., Eastern Passage (PIDs 00374728 and 00471698)
    • 2582 sq. metres of lot area (27,792 sq. feet)
    • Being considered for up to 22 units.

Existing Planning Policy

  • Both sites are within the Community Commercial planning designation of the Eastern Passage/Cow Bay Municipal Planning Strategy. The Strategy describes a need for different housing types in the area and currently directs that small scale multiple unit dwellings be allowed as-of-right in this area (i.e. requiring permit permission only).
  • The Strategy also enables consideration of larger scale multiple unit dwellings through development agreement process. A development agreement is a site-specific legal agreement that requires approval by Community Council before permits can be issued. Lands on the harbour side of Main Road, including the two sites under consideration, are currently excluded from this option “in order to encourage retention of the traditional character of this area”.

Existing Zoning Requirements

  • Both sites are zoned C-2 by the Eastern Passage/Cow Bay Land Use Bylaw.
  • The C-2 zone currently allows multiple unit dwellings to a maximum of 12 units.
  • Multiple unit dwellings must meet several building size, siting, and site design requirements. Requirements are found in Part 4 (General Provisions) and Part 14 (C-2 Zone) of the Eastern Passage/Cow Bay Land Use Bylaw, including but not limited to:
    • Maximum Building Height: 46 feet
    • Maximum Lot Coverage (Area Covered by Any Roofed Structure): 50%
    • Minimum distance from front property line: 4 feet
    • Minimum distance from back property line: 20 feet
    • Minimum distance from side property line: 4 feet on one side, 20 feet on the other

Proposed Changes

Regional Council will consider changes to the Eastern Passage/Cow Bay Municipal Planning and Land Use By-law to allow larger multiple unit dwellings in accordance with the existing C-2 zone requirements on Site #1 (maximum of 64 units) and Site #2 (maximum of 22 units). The buildings would get final approval through the usual permit review process, known as the 'as-of-right' process.

Process

The application will be considered under the Municipal Planning Strategy and Land Use By-law Amendment process.

Status

This application is currently in the final review stage. Staff are now conducting an analysis of received feedback. The analysis will be presented as a What We Heard report which will be added to this webpage when complete and included in the staff report to Halifax Regional Council.

A public engagement period concluded on Oct. 27, 2025. Public engagement included:

  • Information made available on this webpage starting in May 2025;
  • public notification signs posted on the two sites in July 2025;
  • a fact sheet mailed to properties in the area in Aug. 2025;
  • in response to an unexpected mail delivery delay and feedback that additional time was necessary, the webpage was updated, and a second fact sheet delivered to properties in the area on Oct. 6 advising of an extension to the public engagement period and additional feedback opportunities including an online survey and in-person open house in the community;
  • an in-person public open house held on Oct. 20, 2025, from 6:30 - 8:30 p.m. at the Fisherman's Cove Heritage Centre; and
  • an online survey active from Oct. 6 to Oct. 27.

Although the formal public engagement period has concluded, members of the public remain welcome to contact municipal staff regarding this case using the contact information below.

The next step in process will be preparing and presenting a staff report to Halifax Regional Council. If Council move the case to decision, a formal public hearing will be scheduled. A public hearing happens during a Regional Council meeting at City Hall and includes the opportunity for members of the public to speak directly to Council. In most cases, Regional Council makes a final decision after the close of the public hearing.

 

Documents Submitted for Evaluation

Related Documents

Contact Information

For further information, please contact:

Taylor MacIntosh

Planner III

Community Planning

Telephone: 902.219.0836

Email: macintta@halifax.ca

Mailing Address

HRM Planning and Development

Planning Applications

PO Box: 1749,

Halifax,

Nova Scotia,

B3J 3A5

Attention: Taylor MacIntosh