Date:
Time: 4:00 p.m.
Location: Telephone Conference
Agenda
REVISED
* In accordance with the March 22, 2020 direction of the Minister of Municipal Affairs and Housing under section 14 of the Emergency Management Act, draft minutes of this meeting will be made available on halifax.ca within 24 hours of this meeting.
1. CALL TO ORDER
2. APPROVAL OF MINUTES – NONE
3. APPROVAL OF THE ORDER OF BUSINESS
4. CALL FOR DECLARATION OF CONFLICT OF INTERESTS
5. CONSIDERATION OF DEFERRED BUSINESS
6. CORRESPONDENCE, PETITIONS & DELEGATIONS
6.1 Correspondence
6.2 Petitions
7. REPORTS
7.1 STAFF
7.1.1 Case 22624: J. Thibault is applying for a development agreement to convert an existing commercial use to a residential unit. [PDF]
This Case was previously in front of HPPAC on March 9, 2020, however the request has changed (the applicant is now pursuing an additional residential unit through reconfiguration of existing floor space) and as PAC recommended on March 9, the application is in front of the PAC again, for comment. PAC recommended in favor of the application at the previous meeting.
The major aspects of the proposal are as follows:
• Designated Medium Density Residential under the Halifax Municipal Planning Strategy;
• Currently zoned R-2 under the Halifax Peninsula Land Use By-law, and the existing commercial unit is legal non-conforming;
• The applicant wishes to convert the commercial use to two residential units, creating a 6-unit residential building in total.
Background
• Existing 2-storey building with 4 residential units and one legal non-conforming commercial unit;
• Existing residential units are two 1-bedroom apartments, one 2-bedroom apartment, and one 6-bedroom apartment;
• Existing commercial use is a camera repair shop, and is 1152 square feet over two floors (ground floor and basement);
Proposal
• The proposal is to convert the commercial space to a 3-bedroom residential apartment, and reconfiguring the existing six bedroom apartment into a 4-bedroom and a 1- bedroom. The conversion is within the existing building, and there is no change to building height or massing. The reconfiguration of the six bedroom apartment results in one less bedroom than before. Exterior changes are minimal and include the removal of the commercial entrance and refinishing it with the same residential siding on the rest of the building, and a new window. Please see the attached Planning Rationale for more detail.
• The site plan remains unchanged from the first time the application was in front of PAC. There are 6 existing parking spaces, the existing driveway is the propped access. Additionally, there is existing screening in the form of a 5 foot opaque fence along the entirety of the rear yard.
Implementation Policy 3.14 enables agreements to permit a non-conforming use to be changed to another less intensive non-conforming use, or permit the structure in which such a use is located to be altered or expanded, provided the policy criteria are met. PAC 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:
• Layout and design of property is complimentary to the fabric of the neighborhood in terms of:
o primary and secondary entrances to the building;
o Architectural design; and
o Vehicular parking designed to not adversely affect the neighborhood causing nuisance.
The following documents are before the Committee:
• Revised Planning Rationale [PDF]
• Revised Site Plan [PDF]
• PowerPoint Presentation
For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.
7.1.2 Case 22115: Application by Ekistics Planning & Design, on behalf of Joseph Arab, to enter into a Development Agreement at 2438 Gottingen Street, Halifax, to allow a 16 storey residential building. [PDF]
The applicant has requested to enter into a Development Agreement with the municipality for the subject property. The lot is a registered heritage property and is currently developed with an existing three storey building, Victoria Hall. The requested Development Agreement would permit the construction of a 16 storey residential building on the property. The major aspects of the proposal are as follows:
• A 16 storey building located on the Creighton Street side of the property (behind Victoria Hall)
• 137 units with a mix of bachelor, one bedroom and two bedroom units
• Two levels of underground parking
• Major rehabilitation of the Victoria Hall building
The plans provided below outline the proposal in detail, including information related to building design and the heritage, traffic, wind and shadow impacts of the proposed development.
Process
The application will be considered under the Development Agreement with PAC and HAC Process.
Status
On October 24, 2019 a public open house was held for this application at the Halifax North Memorial Library. Feedback was received from the 22 residents in attendance. Next, the proposal will be considered at a special meeting of the Halifax Peninsula Planning Advisory Committee on Tuesday June 2, 2020 at 4:00 p.m. Minutes of this meeting will be available once they are posted on the municipal website.
Documents Submitted for Evaluation:
The applicant has submitted plans and studies required by municipal staff to properly evaluate the application. The documents are also available for review, by appointment, at the Planning Applications Office at 40 Alderney Drive, Dartmouth.
• Site Plan [PDF]
• Building Drawing Package [PDF]
• Applicants Design Proposal [PDF]
• Heritage Conservation Plan [PDF]
• Traffic Impact Study [PDF]
• Wind and Shadow Impact Study [PDF]
• Staff Memorandum to Halifax Peninsula Planning Advisory Committee dated May 22, 2020 [PDF]
For a copy of the materials presented to the Planning Advisory Committee, please contact the Clerk’s Office.
7.2 MEMBERS OF COMMITTEE
8. ADJOURNMENT
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INFORMATION REPORTS- NONE