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 (29,501 sq. feet)
  • The property owner requested up to 64 units.
  • Council is considering allowing a multiple unit dwelling containing up to 32 units to a maximum of three storeys. All other existing zoning provisions would remain.
• Site #2
  • 1509 Main Rd., Eastern Passage (PIDs 00374728 and 00471698)
  • 2582 sq. metres of lot area (27,792 sq. feet)
  • The property owner requested up to 22 units.
  • Council is considering allowing a multiple unit dwelling containing up to 24 units. The existing zoning provisions would remain, including a four-storey height limit.

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: 4 storeys
  • 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

TAKE NOTICE THAT Halifax Regional Council did, on Tuesday, April 28, 2026 approve the following:

MPSA 2025-00728 – HRM-Initiated application to consider an amendment to the Eastern Passage/Cow Bay Municipal Planning Strategy and Land Use By-law to a a maximum of 32-units and a maximum height of 3 stories on Site #1 (PID00374710) and a maximum of 24-units on Site #2 (PIDs 00374728 and 00471698) on Main Road, Eastern Passage.

The planning documents have been reviewed and approved by the Minister of Municipal Affairs and Housing as per the Halifax Regional Municipality Charter.

This notice was posted to this site on Monday, May 27, 2026 in accordance with the requirements of the Halifax Regional Municipality Charter.

Documents Submitted for Evaluation

Related Documents