PLANAPP 2025-01152 - 505 Lucasville Road, Lucasville

Request

Application by Mode Architecture Inc. requesting to amend Appendix A-1 of the Beaver Bank, Hammonds Plains and Upper Sackville Land Use By-law, to increase the permitted number of units from 64 to 118 at 505 Lucasville Road, Lucasville.

Proposal

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Application by Mode Architecture Inc, on behalf of the property owner, to amend Appendix A-1 of the Beaver Bank, Hammonds Plains and Upper Sackville Land Use By-law to increase the number of permitted units from 64 to 118 at 505 Lucasville Road. The applicant has requested an increase in the number of permitted units up to a maximum of 118, however, have indicated that the intention is to only construct 85.

A development permit for “Senior Citizens Housing” was issued for the subject property on September 26, 2022. In October 2023, the land use by-law was amended to remove Senior Citizens Housing as a permitted use, with the exception of specific lots that had active permits for Senior Citizens Housing. These specific lots, including the number of units permitted, were added to the land use by-law as Appendix A-1.

A potential discrepancy has been identified in Appendix A-1, which lists PID 41464512 (505 Lucasville Road) as having 64 approved units. Staff conducted a preliminary review of the issue and determined that there is merit for a more detailed review through a land use by-law amendment to determine the number of units which were considered at the development permit stage in September 2022.

Through Staff’s review of the application and approved development permit, it was identified that PID 40306565, adjacent to 505 Lucasville Road, was proposed to be used as access for the proposed development. As part of this application, PID 40306565 is proposed to be added to Appendix A-1 to permit the access only to the proposed development at 505 Lucasville Road. It is important to note that if approved by Community Council the amendment to Appendix A-1 for PID 40306565 would indicate it would be for access only.

The Site Plan (provided below) outlines the development proposal and includes information related to proposed building location, parking locations, and on-site sewage disposal fields.

Process

The application will be considered under the land use by-law amendment process.

Status

Following the completion of public engagement for this application, the applicant has indicated that they wish to amend their application request. At this time, the applicant will only be proceeding with the request to add PID 40306565 to Appendix A-1 of the Land Use By-law as access only to the proposed development at 505 Lucasville Road. Please note that the addition of PID 40306565 to Appendix A-1 will not result in additional senior citizen development on that parcel. The amendment will clearly indicate that the additional parcel is for access only to 505 Lucasville Road. The applicant will not be proceeding with the request to increase the number of permitted units at 505 Lucasville Road from 64 to 118. It is the intention of the property owners to proceed through the as-of-right development process to the 64 units as identified in Appendix A-1. 

Staff are currently in the process of drafting a recommendation report which will be presented to the North West Community Council. Please note that a Pubilc Hearing must be held prior to Community Council rendering a decision on the application.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by HRM staff to properly evaluate the application. The documents are also available for review at the Planning Applications office in Downtown Halifax.

Site Plan