Date:
Time: 4:30 p.m.
Location: 3rd Floor Boardroom, Duke Tower 5251 Duke St, Halifax
Agenda
1. CALL TO ORDER
2. COMMUNITY ANNOUNCEMENTS
3. APPROVAL OF MINUTES – August 26, 2019
4. APPROVAL OF THE ORDER OF BUSINESS AND APPROVAL OF ADDITIONS AND DELETIONS
5. BUSINESS ARISING OUT OF THE MINUTES
6. CALL FOR DECLARATION OF CONFLICT OF INTERESTS
7. CONSIDERATION OF DEFERRED BUSINESS – NONE
8. CORRESPONDENCE, PETITIONS & DELEGATIONS – NONE
8.1 Correspondence
8.2 Petitions
9. INFORMATION ITEMS BROUGHT FORWARD – NONE
10. REPORTS
10.1 STAFF
10.1.1 Case 22485: Application by Doug Hubley requesting to rezone lands at 3620 Highland Avenue, Halifax from R-2 (General Residential) zone to the R-2T (Townhouse) zone to allow the construction of a townhouse building.
The major aspects of the proposal are as follows:
• Designated Urban Settlement under the Regional Plan and Residential under the Halifax Municipal Planning Strategy;
• Currently zoned R-2 under the Halifax Peninsula Land Use By-law;
• Under the R-2T zone requirements, a three-unit townhouse building, as well as any use permitted in the R-1 Zone or the R-2 Zone would be permitted;
• The maximum permitted height and minimum front and rear yard setbacks are the same for a three and four-unit apartment buildings in the R-2 zone and a townhouse building in the R-2T zone;
• The required side yard increases from 6 feet for an apartment building to 10 feet for a townhouse building;
• The R-2T zone permits 40% lot coverage; the maximum permitted lot coverage in the R-2 zone is 35%; and
• Gross Floor Area applies to dwellings in the R-2 zone, but not in the R-2T zone.
Implementation policy 3.1.1 of the Halifax Municipal Planning Strategy enables the request to rezone the subject lands, and feedback is sought relative to the application. In preparing a recommendation to the Halifax and West Community Council, the Committee is being asked to assess potential impact on the community, specifically:
• Compatibility with the established neighbourhood
• Impacts on adjacent properties
• Preservation of neighbourhood character
• Ensuring housing options for different income levels
• Any other applicable land use issues or impacts
The following documents are before the Committee:
• Letter of Intent [PDF]
• Site Plan and Elevations [PDF]
For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.
10.1.2 Case 22436: Application by WSP Canada Inc., on behalf of the property owner, requesting non-substantive amendments to an existing development agreement on lands at 5885 Spring Garden Road, Halifax.
WSP Canada Inc. has applied for non-substantive amendments to change the parking requirements and the building completion date in an existing development agreement for lands at 5885 Spring Garden Road. Halifax and West Community Council approved this 18-storey residential building addition with 104 units to an existing 11-storey building in April 2015 (Case 18270). The existing development agreement mandates a minimum of 230 underground parking spaces, with at least 6 of those spaces reserved for visitor parking and another 6 spaces for a dental office located in the 11-storey building. The completion date in the existing agreement is 5 years from the date of registration of the agreement, which was November 23, 2015.
The major aspects of the application are as follows:
• Reduce the minimum number of parking spaces required from 230 to 180 spaces;
• Remove the minimum number of parking spaces for visitor parking in the multi-unit building;
• Change the size of the parking stalls from the requirements in the Halifax Peninsula LUB (2.7 metres wide & 6.1 metres long) to the dimensions set out in the Centre Plan (2.4 metres wide & 5.5 metres long); and
• Extend completion date by 5 years from original date of completion, to November 23, 2025.
The following information has been provided to the Committee to consider in making their recommendation:
• Cover letter [PDF]
• Planning application [PDF]
• Existing Development Agreement – Case 18270 [PDF]
For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.
10.1.3 Case 22462: Application by Michelle and Shawn Cleary requesting to enter into a development agreement on lands at 6583 Quinpool Road, Halifax to allow for the expansion of an existing day care from 14 to 20 children under care.
The applicant proposes to expand an existing daycare facility, Maple Tree Montessori, located 6853 Quinpool Road, Halifax. The expansion would increase the number of spaces from 14 to 20 children. Care is provided on the main floor and there is an outdoor play area in the rear yard of the property. The applicants are the primary residents of the dwelling with living areas on the second and third floor and the dwelling contains a legal non-conforming apartment suite in the basement. The apartment suite was in existence prior to the current owners purchasing the building, dating back to the approximately 1960. No changes to the exterior of the building have been proposed.
The major aspects of the proposal are as follows:
• Maple Tree Montessori has been in operation since 2012;
• Hour of operations between 8:30am to 5:30pm;
• 14 children under care, expansion would increase to 20;
• Separate PID is used as the backyard of the dwelling and outdoor play space for the daycare;
• Three staff at the location, 2.6 full time equivalents (FTE), increasing to 3 FTE with 20 space;
• Many of the children currently enrolled live within walking distance; and
• Parking can support 3 vehicles and 1 inside the garage.
Community Engagement:
The community engagement process is consistent with the intent of the HRM Community Engagement Strategy. The level of community engagement was consultation, achieved through providing information and seeking comments through the HRM website, signage posted on the subject site, letters mailed to property owners within the notification area and a public information meeting held on October 28th, 2019. 64 postcards were sent out to neighbouring properties, one member of the public was in attendance, and one email was submitted. Attachment C contains a copy of a summary from the meeting.
The public comments received include the following topics:
• Signage on residential property.
• Screening or fencing considerations for neighbouring property.
PAC:
In preparing the recommendation to Halifax and West Community Council, the Committee is being asked to assess potential impact on the community. The following is before the Committee:
• Compatibility with the established neighbourhood.
• Impacts on adjacent properties.
• Preservation of neighbourhood context.
The following is before the Committee:
• Letter of Intent [PDF]
• Traffic Impact Study [PDF]
For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.
11. ADDED ITEMS
12. DATE OF NEXT REGULAR MEETING – November 25, 2019 at 4:30 p.m. in Halifax Hall, 2nd Floor City Hall, 1841 Argyle Street, Halifax
13. ADJOURNMENT
INFORMATION ITEMS – NONE