Case 19531 | Windsor Street at Young Street

Windsor Street at Young Street, Halifax

(updated 23 January 2017)

Request

Application by WM Fares Group, on behalf of Young Developments Inc. to amend the Halifax Municipal Planning Strategy (MPS) and Halifax Peninsula Land Use By-law (LUB) that would enable future consideration of a development agreement to permit a mixed use (commercial/residential) development at the northern corner of Windsor Street, Bayers Road and Young Street (immediately to the west and northwest of 6191 and 6189 Young Street), Halifax. The current proposal includes a proposal for a mixed use development consisting of three new buildings including 5, 16 and 21 storey towers (subject to change).

Proposal

View on google Maps
The applicant is proposing a 5 storey commercial/office tower adjacent Young Street and two mixed use towers (16 storeys adjacent Windsor Street and 21 storeys at the norther corner of the site). The proposal includes approximately 351 dwelling units (more details provided below) which are provided in a variety of unit sizes. The proposal includes outdoor amenity space and parking for approximately 622 vehicles divided between underground parking (~564 spaces) and above ground parking (~58 spaces).  This proposal is subject to change should Regional Council approve the proposed enabling policy and would be subject to the negotiation of a development agreement in the future.

3 Buildings

A -Corner Windsor and Young Streets, 3-5 Stories, ~60,500 sq. ft., 0 Units

B -Windsor Street, 16 Stories, ~9,500 sq. ft., ~143 Units

C -Northern rear of site, 21 Stories, ~7,200 sq. ft., ~208 Units

Status

Regional Council initiated the process at its meeting on February 24, 2015 following consideration of an initiation report presented by staff. In order to obtain community feedback on potential policy changes for these sites, a Public Participation Meeting was hosted by the Districts 7 and 8 Planning Advisory Committee. The meeting was held on October 21, 2015. Subsequently the Districts 7 and 8 Planning Advisory Committee reviewed the proposal at their November 23, 2015 meeting. A staff report with proposed MPS policy amendments was forwarded to Halifax and West Community Council. On November 15, 2016, Halifax and West Community Council recommended that Regional Councilapprove the proposed policy and schedule a public hearing. On December 6, 2016, Regional Council gave first reading and scheduled a public hearing.

The public hearing was held on Tuesday, January 10, 2017, at 6:00 p.m. at Halifax City Hall (Council Chamber). Regional Council approved new policy (staff report) which would enable a development on the subject site. The policy requires the negotiation of a development agreement which will be subject to another public hearing and decision by Halifax and West Community Council.

Documents Submitted for Evaluation

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

Original Submission
Site Plan / Parking Plan
Site Survey
Building A Plans
Building B Plans
Building C Plans
Shadow Study
Servicing Plan
Traffic Impact Study
Rendering – Young looking West from Air
Rendering – Bayers looking NE
Rendering – Bayers looking internal
Rendering – Windsor Looking South

Updated Plans (June 2016)
Site Plan
Setback Plan
Building A Plans
Building B Plans
Building C Plans

Case 18464 | Lady Hammond and Bright Street

Between Lady Hammond Road & Bright Street, Halifax

Existing Land Use and Built Form

  • Located at 3631 & 3639 Bright Place, 6100 Normandy Drive and a portion of the Bright Place street right-of-way (PID # 40708901 & 40926107) (Maps 1 and 2)
  • Situated between and have street frontage on Lady Hammond Road and the intersection of Normandy Drive and Bright Street in the north end of the Halifax peninsula
  • Comprise approximately 0.65 acres (0.26 hectares)
  • Developed with a 4-unit residential building at civic #3631 Bright Place, a 4-unit residential building at civic #3639, and a single family dwelling at 6100 Normandy Drive
  • Designated Regional Centre under the Regional Plan
  •  Designated Residential Environments under the Halifax MPS (Map 1)
  • Zoned R-2 (General Residential) under the Halifax Peninsula LUB (Map 2), excepting the street right-of-way, which is not zoned
  •  Surrounded by a mix of land uses including low-density residential development and apartments (Sisters of Charity) to the north, an abutting commercial motel use to the west, primarily apartment and commercial (retail and office) uses on the south side of Lady Hammond Road and low-density residential uses to the east

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • Street Closure and Pedestrian Walkway
  • On September 25, 2012, Regional Council passed a motion to close a portion of the Bright Place street right-of-way. Work has begun on the real estate transaction and site survey work in preparation for an application for subdivision approval is underway. As part of the land transaction, a 20-foot wide portion of the right-of-way along the southwest boundary, between Lady Hammond Road and the Bright Street/Normandy Drive intersection, will be retained by HRM for pedestrian access (Map 3). Also, through the real estate transaction, the developer will be required to construct a pedestrian walkway within this area to facilitate pedestrian movement between the two streets
  • Demolish the existing buildings, consolidate the properties (with the exception of the pedestrian walkway connection noted above)
  • Construct a 7-storey multiple-unit
  • Residential building with approximately 42 units (Attachments A and B). Driveway access is proposed to be from Lady Hammond Road, leading to underground parking. An abundance of landscaped open space is proposed at grade and on the podium rooftop as a result of locating the parking below grade. The building’s mass is proposed to be primarily located adjacent to the existing motel and oriented toward Lady Hammond Road, thereby reducing its impact on the low-density residential development to the north and east.
Over View
Project # 20148 | Robie and Pepperell

Southwest corner of Robie and Pepperell Streets, including a portion of Shirley Street, Halifax

Existing Land Use and Built Form

  • Vacant

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 14 storeys (total) at corner of Robie and Pepperell Streets
  • 3-5 storey base
  • 7 storey mid-section
  • Partial ground floor commercial
  • On-site parking
Over View Detailed Plans
Project # 20158 | Robie and Duffus

Northeast Corner Robie and Duffus Streets, Halifax

Existing Land Use and Built Form

  • 5 existing lots
  • Cousins Restaurant and Needs Convenience store
  • Surface parking lot
  • 1 detached dwelling on Duffus Street

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 6 storeys at corner, steps down to 4 storeys
  • Ground floor commercial
  • On-site parking
Over View Detailed Plans
Project # 20159 | Victoria Road and South Park Street

Northwest corner of Victoria Road and South Park Street, Halifax

Existing Land Use and Built Form

  • 3 existing lots
  • 8 storey apartment building (at corner)
  • Two detached dwellings on South Park Street

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • Addition to create a 9 storey building with a 1-3 storey base
  • Create partial ground floor commercial space
  • On-site parking
Over View Detailed Plans
Project # 20218 | Spring Garden Road

South side of Spring Garden Road between Robie and Carlton Streets, Halifax

Existing Land Use and Built Form

  • 13 existing lots with a mix of 2 and 3 storey commercial and residential buildings
  • 4 municipally-registered heritage properties

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 16 and 30 storey towers (total storeys)
  • 4 storey base
  • 8 storey mid-section
  • Base includes 4 levels of commercial
  • Restoration of Heritage buildings on Carlton Street
  • On-site parking
Over View Detailed Plans
Project # 20267 | Chebucto Road

South side of Chebucto Road, between Beech and Elm Streets, Halifax

Existing Land Use and Built Form

  • 3 existing lots
  • Vacant (former service station)
  • 2 detached dwelling

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 5 storeys (total)
  • 3-4 storey base
  • Partial ground floor commercial on Chebucto Road
  • On-site parking
Over View Detailed Plans
Project # 20323 | Quinpool Road through to Pepperell St

Mid-block Quinpool Road through to Pepperell St, western portion of block bounded by Pepperell, Prescott and Shirley Streets (former Ben’s Bakery lands), Halifax

Existing Land Use and Built Form

  • Former Ben’s Bakery (including a bakery facility, warehouse, and silo building) (22 parcels)

Proposed Land Use and Built Form

  • Mixed use (residential / commercial / institutional)
  • 6 separate buildings
  • Quinpool Rd. and Pepperell St. (north side): 10 storey building; 2 storey base on Quinpool; commercial space in base
  • Pepperell St. (south side): block of stacked townhouses; 6-storey Berkley residence
  • Preston St. (east side): block of stacked townhouses
  • Shirley St. (north side): 2 blocks of townhouses
Over View Detailed Plans
Project # 20436 | 102 Albro Lake Road

102 Albro Lake Road, Dartmouth

L-shaped lot with frontage on Albro Lake Road, Victoria Road and Chappell Street

Existing Land Use and Built Form

  • 2 storey commercial building

Proposed Land Use and Built Form

  • Commercial (automotive service)
  • Introduce automotive service within an existing commercial building
Over View Detailed Plans
Project # 20520 | Quinpool Road

South side of Quinpool Road between Oxford and Preston Streets (across from Harvard Street), Halifax

L-shaped through lot to Pepperell Street

Existing Land Use and Built Form

  • Commercial building (McDonald’s, Fitness FX, surface parking lot on east side and Pepperell Street side

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 10 storeys (total)
  • 2-3 storey base
  • Ground and second floor commercial
  • On-site parking
Over View Detailed Plans
Project # 20577 | Robie Street between Cunard and Compton

West side of Robie Street between Cunard and Compton Streets, Halifax

Existing Land Use and Built Form

  • 7 existing lots with 7 buildings, including 22 residential units and 1000 square feet of commercial space

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 13 storeys (total)
  • 3-4 storey base
  • Ground floor commercial
  • On-site parking
Over View Detailed Plans
Project # 20632 | Agricola

West side of Agricola Street, mid-block between West and Charles Streets, Halifax

Existing Land Use and Built Form

  • 3 existing lots with 10 residential units and commercial space

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 5 storeys (total)
  • 4 storey base
  • Ground floor commercial
  • On-site parking
Over View Detailed Plans
Project # 20658 | Bayers Road through to Young Street

Property fronting the south side of Bayers Road and through to north side Young Street, between Oxford and Connolly Streets (not corner lots), Halifax

Existing Land Use and Built Form

  • 15 lots with 14 buildings, 20 apartment units, 9 single detached dwellings, 4,700 square feet of commercial space (18 parcels)

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 2 separate buildings
  • Building A (Bayers Rd.): 5 storeys; ground floor commercial
  • Building B (Young St.): 3 storeys; residential
  • Internal courtyard
  • On-site parking
Over View Detailed Plans
Project # 20669 | Kaye Street through to Young Street

Through lot on Kaye Street to Young Street, mid-block between Gottingen and Vincent Streets, Halifax

Existing Land Use and Built Form

  • Former United Memorial Church

Proposed Land Use and Built Form

  • Residential
  • 7 storeys (total)
  • 2 storey base
  • On-site parking
Over View Detailed Plans
Project # 20761 | Robie and College

Southeast corner of Robie and College Streets, along College Street and including 2 properties on Carlton Street, Halifax

Existing Land Use and Built Form

  • 6 lots with 6 buildings, 65 total residential units on Robie and College Streets.
  • 3 municipally-registered heritage properties

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 20 and 26-storey towers (total)
  • 4-storey base
  • Ground floor commercial
  • Move heritage building (5969 College Street) to the rear yard of 1452 Carlton Street (also a heritage property)
Over View Detailed Plans
Project # 20774 | Wellington Street

West side of Wellington Street between Lundys Lane and South Street, Halifax

Immediately north of Peter Green Hall

Existing Land Use and Built Form

  • 6 lots with 6 detached residential buildings

Proposed Land Use and Built Form

  • Residential
  • 11 storeys (total)
  • 3 storey base
  • On-site parking
Over View Detailed Plans
Project # 20830 | Victoria Road and Queen Street

Northeast corner of Victoria Road and Queen Street, Dartmouth

Existing Land Use and Built Form

  • Vacant

Proposed Land Use and Built Form

  • Residential
  • 16 storeys (total)
  • 3 storey base
  • On-site parking
Over View Detailed Plans
Project # 20831 | Canal Street

West side of Canal Street, north of King’s Wharf and east of Alderney Drive and the Shubenacadie Canal, Dartmouth

Existing Land Use and Built Form

  • Vacant

Proposed Land Use and Built Form

  • Mixed use (residential / commercial)
  • 2 towers on a shared underground parking podium
  • Building A: 4 storey base; 18 storeys (total); residential
  • Building B: 4-5 storey base; 21 storeys (total); residential and partial ground floor commercial space with access at Canal Street
Over View Detailed Plans
Project # 20876 | Harvey Street through to South Street

South side of Harvey Street through to the north side of South Street, between Barrington and Church Streets, Halifax

Existing Land Use and Built Form

  • 3 existing lots with 4 residential buildings
  • Municipally-registered heritage property on South Stree

Proposed Land Use and Built Form

  • Residential
  • 8 storeys (total)
  • 3 storey base on Harvey Street
  • Retention of heritage resource fronting South Street
  • On-site parking
Over View Detailed Plans
Project # 20898 | Lucknow Street

East side of Lucknow Street between Inglis Street and Victoria Road, Halifax

Existing Land Use and Built Form

  • 2 existing lots, each containing a 3 storey apartment building

Proposed Land Use and Built Form

  • Residential
  • 9 storeys (total)
  • 3 storey base
  • On-site parking
Over View Detailed Plans
Project # 20980 | Quinpool Road

North side of Quinpool Road, east of the Armdale roundabout, Halifax

Existing Land Use and Built Form

  • 7177 and 7193 Quinpool Road, Halifax (2 lots)

Proposed Land Use and Built Form

  • Residential
  • 17-storey multi-unit residential building with a 5-storey streetwall

Detailed Plans
Project # 21115 | Quinpool Road And Papperell Street

South side of Quinpool Road and north side of Pepperell Street, mid- block between Preston and Oxford Streets

Existing Land Use and Built Form

  • 6290 to 6302 Quinpool Road and 6325 to 6331 Pepperell Street (4 lots)

Proposed Land Use and Built Form

  • Mixed-use (commercial and residential)
  • 11-storey building stepping down to 3-storey townhouse-style units on the Pepperell Street; commercial space on the ground and second levels with 67 residential units on upper floors; 67 underground parking spaces

Detailed Plans
Project # 21240 | South Street and South Park Street

Southwest corner of South Street and South Park Street, Halifax

Existing Land Use and Built Form

  • 5706-5720 South Street (5 lots)

Proposed Land Use and Built Form

  • Mixed-use (commercial and residential)
  • 12-storey building with 3-storey streetwall; commercial space on the ground level with 91 residential units on upper floors; underground parking

Detailed Plans
error: Copying of content is prohibited.