Municipal Planning Applications

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The health and safety of our communities, our employees and our industry partners are of paramount importance during this ongoing pandemic. Notwithstanding the present challenges to service delivery, we are mindful of the importance of the development industry to the economic health of our community, especially in these unusual circumstances.

Public engagement events required as part of the planning application process have to this point been largely postponed until it is deemed safe to bring the public together in groups larger than five people. For this reason, the municipality's Planning & Development office will ask for feedback through the different Shape Your City engagement tool options on a variety of items that include development agreements, rezoning applications, land use by-law amendments, or municipal planning strategy amendment applications.

Please note: A variety of documents, videos, and engagement opportunities exist for each individual planning application referenced on this page as per the following:

Videos – Where available, can be found on the righthand side of this page PDF Information / Slideshow Presentations – Where available can be found on the righthand side of this page Chat Forums / Surveys – Where available, can be found at the bottom of this page.

We currently have four applications on this page. Please scroll down to view information about these applications.

CASE 23285: 5853 College Street, Halifax

VIRTUAL PUBLIC HEARING - Case 23285 - Application by HRM and the Mi'kmaq Native Friendship Centre to amend the Regional Municipal Planning Strategy and Halifax Peninsula Land Use By-law to allow the development of an emergency shelter, shared housing use, multiple unit residential use and community facility use at 5853 College Street, Halifax. A virtual public hearing will be held on Tuesday, February 9, 2021 at 6:00 p.m. It will be webcast and may be viewed online. Get more information about how to participate the virtual meeting.

On November 24, 2020 Regional Council initiated the process to consider an amendment to the Regional Plan for the development o a of a 30-bed shelter, 10-room shared-housing use and seven individual units at 5853 College Street in Halifax. The project is to be developed by the Mi’kmaq Native Friendship Centre (MNFC) and is one of three projects that the municipality has chosen to fund through the federal Rapid Housing Initiative – Municipal Stream.

The MNFC acquired the subject property in 2018. Prior to this time the property was a federal shared housing use for persons transitioning from the corrections system to civilian life (also known as a halfway house). In 2019, after the site was purchased by MNFC the property was briefly used as an emergency shelter before it had to be vacated after a pipe burst and caused extensive damage. Since this time the property has been vacant.

The property is currently zoned R-2 under the Halifax Peninsula Land Use By-law, which permits up to four residential dwelling units. While some of the proposed uses may be considered grandfathered, the proposed development, as a whole, cannot be considered under the current zoning.

The subject property is located in an urban area of peninsula Halifax near Robie Street and Spring Garden Road and close proximity to major institutions including Dalhousie University and the Victoria General Hospital. College Street is a mix of intuitional, low-density and high-density zones while the majority of Carleton Street is zoned R-2, which allows low to medium-density residential uses. The subject property abuts a property zoned Centre-2 under the Regional Centre Land Use By-law. The Centre Zones (Centre-1 and Centre-2) are mixed-use residential and commercial zones that would allow for the proposed development.

While the proposed amendment to the planning documents is specific in relation to the site, the proposed development has significant regional impacts as it is intended to provide deeply affordable housing available to Indigenous residents throughout HRM. Further, the opportunity to access RHI funding is an extremely unique circumstance to meet Council’s strategic priority to support affordable housing. As such this amendment is viewed as regional in nature.

Should you have any questions please contact Jillian MacLellan, Planner III by email or phone at 902-717-3167.


________________________________________________________________

CASE 22487: 112 & 114 Wyse Road, Dartmouth

Fathom Studios is requesting permission, on behalf of the property owner, to construct an apartment building consisting of:

  • 20 storeys in height;
  • Ground floor commercial and office space (~26,000 square feet);
  • A total of 160 residential units (26% 2-bedroom units); and
  • Underground parking (100 parking stalls)

Municipal planning staff conducted public consultation from December 12, 2020 until January 18, 2021. A survey created to collect feedback on this site was closed on January 18, 2021. Individuals can now contact the municipal planner guiding Fathom’s application through the planning process at macdoude@halifax.ca or 902-240-7085.

Review materials can be found on the application webpage. In addition, please watch the video found on the right hand side of this page for a two-part presentation on the project. The first part is municipal planning staff’s presentation on the planning process and what Council will consider when evaluating this proposal. The second half of the presentation is the applicant providing an overview and explanation of their design.

_________________________________________________________________

CASE 20507: Papermill Lake, Bedford

Sunrose Land Use Consulting, on behalf of United Gulf Developments LTD, is applying to change their development agreement to allow for development of the following:

  • the construction of 214 additional residential units and the construction of one commercial parcel over three phases;
  • Amendments which would allow this construction to be completed prior to completing the road connection from Moirs Mill Road to Hammonds Plains Road.

The original agreement allows for the development of a subdivision with 921 units and requires the connector road to be built after 100 units have been constructed. The developer has developed the land as permitted in the agreement and would like to change this regulation to begin the construction of the southern portion of the lands, which would include part of the connector road and most of the residential units in this area.

Municipal planning staff are currently seeking your feedback on Sunrose Land Use Consulting proposal. Your participation is important to us and we encourage all members of the public to participate. Public comments, questions and feedback can be provided by contacting the municipal planner guiding Sunrose Land Use Consulting's application through the planning process at chapmaje@halifax.ca or 902-225-6742. Both the Chat Forum and Survey previously made available to collect feedback on this application have now closed. All feedback and questions have been retained and will inform the future staff report.

Review materials can be found on the application webpage. In addition, please watch the video found on the right hand side of this page for a two-part presentation on the project. The first part is municipal planning staff’s presentation on the planning process and what Council will consider when evaluating this proposal. A presentation from the applicant providing an overview and explanation of their design is also available in .pdf format.


CASE 23120: Amendments to Halifax Mainland R-2 Zone

Armco Capital Inc. has applied to amend the side yard setback and separation distance requirements for semi-detached dwellings in the R-2 (Two-Family Dwelling) Zone of the Halifax Mainland Land Use By-law for lands within the Mainland South Area.

Semi-detached dwellings in the R-2 Zone of the Halifax Mainland Land Use By-law are required to be setback a minimum eight (8) feet from the side property lines and twelve (12) feet from any other building. The applicant wishes to amend these two requirements for lots within the Mainland South Area. Specifically, Armco Capital Inc. is seeking a text amendment that would allow semi-detached dwellings in the Mainland South Area on lots zoned R-2 to be built a minimum of four (4) feet from the side property lines and eight (8) feet from any other building. No other changes to the land use by-law requirements have been proposed.

While Armco Capital Inc. makes note that they specifically seeking the reduced setback and separation distance requirements for the development of a proposed subdivision called Clifton Heights, the requested amendment would apply to R-2 Zoned lots in the Mainland South Secondary Plan Area.

Please watch the video found on the right hand side of this page for a narrated presentation on the project provided by municipal planning staff. This presentation outlines the planning process and what Council will consider when evaluating this proposal. Public comments, questions and feedback can be provided by contacting the municipal planner guiding this application through the planning process. The planner on this file is Meaghan Maund who can be reached at maundm@halifax.ca or 902-233-0726.

The health and safety of our communities, our employees and our industry partners are of paramount importance during this ongoing pandemic. Notwithstanding the present challenges to service delivery, we are mindful of the importance of the development industry to the economic health of our community, especially in these unusual circumstances.

Public engagement events required as part of the planning application process have to this point been largely postponed until it is deemed safe to bring the public together in groups larger than five people. For this reason, the municipality's Planning & Development office will ask for feedback through the different Shape Your City engagement tool options on a variety of items that include development agreements, rezoning applications, land use by-law amendments, or municipal planning strategy amendment applications.

Please note: A variety of documents, videos, and engagement opportunities exist for each individual planning application referenced on this page as per the following:

Videos – Where available, can be found on the righthand side of this page PDF Information / Slideshow Presentations – Where available can be found on the righthand side of this page Chat Forums / Surveys – Where available, can be found at the bottom of this page.

We currently have four applications on this page. Please scroll down to view information about these applications.

CASE 23285: 5853 College Street, Halifax

VIRTUAL PUBLIC HEARING - Case 23285 - Application by HRM and the Mi'kmaq Native Friendship Centre to amend the Regional Municipal Planning Strategy and Halifax Peninsula Land Use By-law to allow the development of an emergency shelter, shared housing use, multiple unit residential use and community facility use at 5853 College Street, Halifax. A virtual public hearing will be held on Tuesday, February 9, 2021 at 6:00 p.m. It will be webcast and may be viewed online. Get more information about how to participate the virtual meeting.

On November 24, 2020 Regional Council initiated the process to consider an amendment to the Regional Plan for the development o a of a 30-bed shelter, 10-room shared-housing use and seven individual units at 5853 College Street in Halifax. The project is to be developed by the Mi’kmaq Native Friendship Centre (MNFC) and is one of three projects that the municipality has chosen to fund through the federal Rapid Housing Initiative – Municipal Stream.

The MNFC acquired the subject property in 2018. Prior to this time the property was a federal shared housing use for persons transitioning from the corrections system to civilian life (also known as a halfway house). In 2019, after the site was purchased by MNFC the property was briefly used as an emergency shelter before it had to be vacated after a pipe burst and caused extensive damage. Since this time the property has been vacant.

The property is currently zoned R-2 under the Halifax Peninsula Land Use By-law, which permits up to four residential dwelling units. While some of the proposed uses may be considered grandfathered, the proposed development, as a whole, cannot be considered under the current zoning.

The subject property is located in an urban area of peninsula Halifax near Robie Street and Spring Garden Road and close proximity to major institutions including Dalhousie University and the Victoria General Hospital. College Street is a mix of intuitional, low-density and high-density zones while the majority of Carleton Street is zoned R-2, which allows low to medium-density residential uses. The subject property abuts a property zoned Centre-2 under the Regional Centre Land Use By-law. The Centre Zones (Centre-1 and Centre-2) are mixed-use residential and commercial zones that would allow for the proposed development.

While the proposed amendment to the planning documents is specific in relation to the site, the proposed development has significant regional impacts as it is intended to provide deeply affordable housing available to Indigenous residents throughout HRM. Further, the opportunity to access RHI funding is an extremely unique circumstance to meet Council’s strategic priority to support affordable housing. As such this amendment is viewed as regional in nature.

Should you have any questions please contact Jillian MacLellan, Planner III by email or phone at 902-717-3167.


________________________________________________________________

CASE 22487: 112 & 114 Wyse Road, Dartmouth

Fathom Studios is requesting permission, on behalf of the property owner, to construct an apartment building consisting of:

  • 20 storeys in height;
  • Ground floor commercial and office space (~26,000 square feet);
  • A total of 160 residential units (26% 2-bedroom units); and
  • Underground parking (100 parking stalls)

Municipal planning staff conducted public consultation from December 12, 2020 until January 18, 2021. A survey created to collect feedback on this site was closed on January 18, 2021. Individuals can now contact the municipal planner guiding Fathom’s application through the planning process at macdoude@halifax.ca or 902-240-7085.

Review materials can be found on the application webpage. In addition, please watch the video found on the right hand side of this page for a two-part presentation on the project. The first part is municipal planning staff’s presentation on the planning process and what Council will consider when evaluating this proposal. The second half of the presentation is the applicant providing an overview and explanation of their design.

_________________________________________________________________

CASE 20507: Papermill Lake, Bedford

Sunrose Land Use Consulting, on behalf of United Gulf Developments LTD, is applying to change their development agreement to allow for development of the following:

  • the construction of 214 additional residential units and the construction of one commercial parcel over three phases;
  • Amendments which would allow this construction to be completed prior to completing the road connection from Moirs Mill Road to Hammonds Plains Road.

The original agreement allows for the development of a subdivision with 921 units and requires the connector road to be built after 100 units have been constructed. The developer has developed the land as permitted in the agreement and would like to change this regulation to begin the construction of the southern portion of the lands, which would include part of the connector road and most of the residential units in this area.

Municipal planning staff are currently seeking your feedback on Sunrose Land Use Consulting proposal. Your participation is important to us and we encourage all members of the public to participate. Public comments, questions and feedback can be provided by contacting the municipal planner guiding Sunrose Land Use Consulting's application through the planning process at chapmaje@halifax.ca or 902-225-6742. Both the Chat Forum and Survey previously made available to collect feedback on this application have now closed. All feedback and questions have been retained and will inform the future staff report.

Review materials can be found on the application webpage. In addition, please watch the video found on the right hand side of this page for a two-part presentation on the project. The first part is municipal planning staff’s presentation on the planning process and what Council will consider when evaluating this proposal. A presentation from the applicant providing an overview and explanation of their design is also available in .pdf format.


CASE 23120: Amendments to Halifax Mainland R-2 Zone

Armco Capital Inc. has applied to amend the side yard setback and separation distance requirements for semi-detached dwellings in the R-2 (Two-Family Dwelling) Zone of the Halifax Mainland Land Use By-law for lands within the Mainland South Area.

Semi-detached dwellings in the R-2 Zone of the Halifax Mainland Land Use By-law are required to be setback a minimum eight (8) feet from the side property lines and twelve (12) feet from any other building. The applicant wishes to amend these two requirements for lots within the Mainland South Area. Specifically, Armco Capital Inc. is seeking a text amendment that would allow semi-detached dwellings in the Mainland South Area on lots zoned R-2 to be built a minimum of four (4) feet from the side property lines and eight (8) feet from any other building. No other changes to the land use by-law requirements have been proposed.

While Armco Capital Inc. makes note that they specifically seeking the reduced setback and separation distance requirements for the development of a proposed subdivision called Clifton Heights, the requested amendment would apply to R-2 Zoned lots in the Mainland South Secondary Plan Area.

Please watch the video found on the right hand side of this page for a narrated presentation on the project provided by municipal planning staff. This presentation outlines the planning process and what Council will consider when evaluating this proposal. Public comments, questions and feedback can be provided by contacting the municipal planner guiding this application through the planning process. The planner on this file is Meaghan Maund who can be reached at maundm@halifax.ca or 902-233-0726.

  • CLOSED: This survey has concluded.

    This survey will be open until January 15, 2021. Your responses to this survey will be used to inform a report to Council for their decision.

    Complete Form
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  • CLOSED: This survey has concluded.

    Thank you for your interest in this project! This survey will be open until January 15, 2021. Your responses to this survey will be used to inform a report to Council for their decision.

    Complete Form
    Share on Facebook Share on Twitter Share on Linkedin Email this link