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

Request

On February 11^th, 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 (2,9501 sq. feet)
  • Being considered for up to 64 units.
• Site #2
  • PID 00374728, Main Rd, Eastern Passage (No Civic Address)
  • 1577 sq. metres of lot area (16,975 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).

Process

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

Status

This application is currently at the Public Engagement stage. We wish to hear from you! Community members are encouraged to contact the HRM Planner at the contact information below with questions and to provide any comments you may have regarding the proposed changes. Staff kindly request that any comments be provided when first possible to allow the process to progress. This webpage will be updated with an engagement period end date in the near future.

Topics to consider when providing your comments/feedback:

• How could a larger scale multiple unit dwelling on the harbour side of Main Rd. benefit your community? How could it affect your community?
• Is there anything HRM should be aware of when considering this proposed amendment?

At the close of the Public Engagement stage, Staff will draft a staff report to be considered by Regional Council. If Council choose to move the matter to decision, a public hearing will be scheduled, and a notice of such hearing will be posted on this webpage.