MINORREV-2023-01065 Urgent Changes to Planning Documents for Housing (Housing Accelerator Fund)

Updated:

For more information on the Housing Accelerator Fund, please see the link in the Status Section.

Status

For Information, please visit the Housing Accelerator Fund page.

 

Housing Accelerator Fund Public Hearing Information 

Housing Accelerator Fund - Urgent Changes to Planning Documents for Housing & Suburban Housing Accelerator SMPS & LUB (Case 2023-01065) 

Summary 

Halifax Regional Council will hold a Public Hearing, starting on Tuesday, May 21, 2024, at 1:00 p.m., and will continue on additional dates as necessary, in Halifax City Hall (Council Chamber), 1841 Argyle Street, Halifax, NS, to consider the following changes throughout Halifax Regional Municipality: 

Changes that apply to Regional Centre Planning Area 

  • Rezoning of all Established Residential lands as follows: 
    • Properties located in a proposed Heritage Conservation District or registered heritage properties: rezone to ER-2, and 
    • All other properties not located in a proposed Heritage Conservation District or registered heritage: rezone to ER-3; 
  • The ER-2 Zone to allow up to 2 units plus a backyard suite for new construction, with internal conversion and rear additions permitting multi-unit dwellings with no unit cap; 
  • The ER-3 Zone to allow up to 8 units on a lot, subject to lot size and built form standards, with more units being permitted through internal conversions and rear additions; 
  • Increasing density and height in ER-3, COR, and HR zones, as well as near transit corridors; 
  • Establishing new COR Zones along the north side of Victoria Road in Dartmouth, between Frances Street and Cherry Drive, and along Windmill Road in Dartmouth, between Albro Lake Road and Jamieson Street; 
  • Changes to built-form requirements for mid-rise buildings and for buildings in the HR-1 Zone to help enable more wood-frame construction; 
  • Increasing height and floor area ratio (FAR) in the CEN zones, and establishing a new CEN Zone along Fenwick and Lucknow Streets in Halifax; 
  • Establishing a new Future Growth Node near the Woodside Ferry Terminal; 
  • Increasing density near university and college campuses, including rezoning near post-secondary institutions to HR-1 and HR-2 Zones; 
  • Removing all minimum parking requirements for residential uses; 
  • Protecting heritage properties by establishing 4 new proposed Heritage Conservation Districts, and by expanding the boundaries of 4 existing proposed Heritage Conservation Districts; 
  • Recommending the approval of approximately 60 site-specific development requests; and 
  • Other built form and zoning changes with the goal of reducing regulatory barriers to building more housing. 

Changes that apply to the Suburban Planning Area 

  • Enabling 4 units per lot as-of-right, where municipal water and wastewater services exist, except for properties within the Community of Beechville and the Beechville Comprehensive Development District; 
  • Reducing minimum parking requirements for residential uses from 1.5 spaces per unit to 0.33 spaces per unit; 
  • Increasing as-of-right development approvals; 
  • Approving 2 applications for amendments to the Halifax Secondary Municipal Planning Strategy (MPSA-2023-00851 on Cowie Hill Road, and MPSA-2023-00484 on Main Avenue); 
  • Establishing underlying zones in Halifax Mainland Land Use By-law, Schedule K (generally located in Clayton Park and Bedford South); 
  • Amending policies and regulations, and adopting the new Suburban Housing Accelerator Secondary Municipal Planning Strategy and Land Use By-law to address over 40 site-specific development requests; and 
  • Other built form and zoning changes with the goal of reducing regulatory barriers to building more housing. 

 

Changes that apply to all Planning Areas 

  • Increasing the size and height of backyard suites to a floor area of 93.0 square metres and a height of 7.7 metres; and 
  • Adjusting backyard suite regulations to support accessibility and fire protection. 

Council amendments at First Reading 

In addition to the attachments that were posted before the First Reading on April 23, 2024, Regional Council made the following amendments to the proposed documents, which are available on the public hearing agenda – see Regional Council agenda for May 21, 2024. Please note that some amendments are not listed here because they were either defeated or not related to this particular project. 

  • Increase the maximum floor area ratio (FAR) for 219 Main Street, Dartmouth from 6.0 to 6.5 with no maximum building height by development agreement. 
  • Rezone the north side of Pepperell Street, Halifax between Beech Street and Oxford Street from the proposed ER-3 zone (11 metres) to the COR zone (7 storeys). 
  • Rezone all properties on Ropewalk Lane from the COR zone (9 storeys) to the ER-3 zone (11 metres) and include in the Dartmouth North 1 Special Area. 
  • Reduce the floor area ratio on the north side of Creighton Street, Halifax between Cunard Street and Nora Bernard Street from 3.0 to 2.25 in the CEN-1 zone. 
  • Remove 560A, 560B, 560C, and 560D Herring Cove Road from the Suburban Housing Accelerator Planning Area (Attachments C3 and C4). 
  • Include 10 Kearney Lake Road, Halifax in the Suburban Housing Accelerator Planning Area. The subject site would have a maximum height of 4 storeys, minimum front and flanking setbacks of 4 metres, no transition lines, and be included in the Halifax Mainland Incentive or Bonus Zoning Rate District. 
  • Reinstate the maximum number of bedrooms in the ER-2, and ER-3 zones, as well as in the Young Avenue Sub-Area A. 
  • Rezone 1 MacRae Avenue, Dartmouth from the proposed ER-3 zone (11 metres) to the HR-1 zone (5 storeys). 
  • Increase the maximum building height of 122, 126, and 134 Renfrew Street, Dartmouth from 5 storeys to 7 storeys. 
  • Allow more than one accessory structure on a lot in Bedford. 
  • Include the rear portion of 22 McIntosh Street, Spryfield (PID 40096372) in the Suburban Housing Accelerator Planning Area. The subject site would have a maximum height of 3 storeys, minimum front and flanking setbacks of 2.5 metres, transition lines on both the side lot lines and rear lot line and be included in the Halifax Mainland Incentive or Bonus Zoning Rate District. 
  • Implement housekeeping amendments to built-form standards in the Regional Centre and maintain the maximum lot coverage of 35% in the Young Avenue Special Area.  
  • Add a policy to enable a substantive amendment to the existing development agreement on 112-114 Wyse Road to increase the maximum building height from 20 storeys to 22 storeys. 
  • Add a new requirement for three-unit and four-unit dwellings to screen outdoor solid waste management areas. 
  • Rezone the west side of Oxford Street, Halifax between Coburg Road and Waegwoltic Avenue from the proposed HR-1 zone (7 storeys) to the ER-3 zone (11 metres); and 
  • Increase the maximum building height from 7 storeys to 9 storeys for the following sites: 
    • along the north side of Coburg Road, Halifax between Henry Street and Oxford Street except for the 2 heritage properties on 6215 and 6221 Coburg Street, and 
    • 1250 and 1270 Oxford Street and 6411 South Street, Halifax. 

Where to find more information 

For more information, please view the HAF website, factsheet about the proposed changes in the Regional Centre, as well as the Suburban and Rural Areas, and staff report at any time by visiting https://halifax.ca/haf. 

You may also visit the Planning & Development office at the 3rd floor of Duke Tower, 5251 Duke Street, Halifax, NS during office hours between 8:30 a.m. and 4:30 p.m. on Monday to Friday. 

How to participate in the public hearing 

You may speak in person or virtually, and/or submit written comments. 

Pre-registration by 4:30 p.m. on Friday May 17, 2024, is required for virtual speakers. Pre-registration is encouraged for in person speakers. Due to a potential number of speakers, all speakers are encouraged to register as early as possible. You must register no later than May 21, 2024, by the end of the meeting. Email clerks@halifax.ca or phone 902.490.4210 to pre-register or with any registration questions. 

Written comments must be received by the Municipal Clerks Office by 10:00 a.m. on May 21, 2024. Emailclerks@halifax.ca or see the link below for other options. 

Visit https://www.halifax.ca/city-hall/regional-council/public-hearing-housing-accelerator-fund to learn more. 

This notice was posted to this website on May 7, 2024, under the requirements in section 221 of the Halifax Regional Municipality Charter.