Proposal Details. The applicant proposes to enter into a development agreement to enable conversion of vacant commercial space on the ground floor of the existing building at #0000 Xxxxxxx 0, Xxxxxxxxxxxx Harbour to residential use and to enable a five-unit dwelling within the existing building. The applicant has expressed that there is no demand for commercial space in the area, but there is demand for apartment units which is an appropriate adaptive reuse of the existing building. The current zoning allows a range of commercial uses but only permits two residential units in the building. The existing building is currently occupied by two residential units. A building with three or more residential units is considered a multiple unit dwelling and is only enabled through the development agreement process. While the current proposal is for a multiple unit dwelling, the applicant requests that the agreement allows limited compatible commercial uses on the ground level of the existing building if the market changes in the future. History The existing building at #0000 Xxxxxxx 7 was constructed prior to 1991. A history of the use of the building is as follows: • 1991 - The building was used for a medical clinic. • May 2013 - The building was no longer used as a medical clinic and a permit was issued for renovations for a daycare and office on the main level, and two residential units above. • October 2018 - Staff became aware that renovations to convert the commercial ground floor space to residential units were underway without a permit. A compliance case was opened soon after, Case 21856: Development Agreement #0000 Xxxxxxx 0, Xxxxxxxxxxxx Harbour Community Council Report - 3 - February 6, 2020 and a development agreement application was submitted to legalise five residential units within the existing building. During the Public Participation portion of the March 7, 2013 Harbour East-Marine Drive Community Council meeting, Xxx Xxxxx and Xxxxx Xxxxxx of Kendar Enterprises Ltd. spoke about a need for more opportunities to allow mixed-use developments in Polling District 2 with up to six residential units. Harbour East-Marine Drive Community Council (HEMDCC) requested a staff report outlining what amendments would be required to allow mixed-use zoning with the intent of rural densification in District 2. A staff information report was provided to HEMDCC on January 9, 2014, advising that consideration of multiple unit dwellings with three or more units was enabled for most lands ...
Proposal Details. The applicant proposes to enter into a development agreement to permit a service station, convenience store, restaurant and car wash. Schedule B of Attachment A shows the proposed site plan for the development. Lot A-1 (000 Xxxxxxxx Xxxx) is where the structures and parking are to be located. Lot A-2 is the area of the subject site used for driveway access. The major aspects of the proposal are as follows:
Proposal Details. The applicant proposes to enter into a development agreement to expand an existing child care centre at 0000 Xxxxxxxx Xxxx, Xxxxxxx. The request is enabled by the Halifax Municipal Planning Strategy (MPS) under Policy 3.20. The expansion would increase the number of children in care from 14 to 20. Child care is provided on the main floor of the dwelling and the outdoor play area is in the rear yard which is a separate, abutting property. The applicants are the primary residents of the dwelling with living areas on the second and third floor. The building also contains a non-conforming second dwelling unit in the basement. The apartment suite existed prior to the current owners purchasing the building. No changes to the exterior of the building have been proposed in association with this development application. Enabling Policy and LUB Context Under the Halifax Peninsula MPS, the subject site is designated Residential Environments and zoned R-1 (Single Family Zone). The R-1 Zone allows a variety of uses including detached one-family dwellings, offices of professionals, home occupations, and child care centres for not more than 14 children in conjunction with a dwelling. Halifax MPS Implementation Policy 3.20 enables child care centres which would not meet the applicable land use by-law regulations to be considered by development agreement as follows: In order to encourage the establishment of child care centres in a variety of locations to meet the varied needs of families, and to allow the consideration of the specific circumstances of an individual location, a child care centre which does not meet applicable land use bylaw regulations may be permitted by development agreement. Implementation Policy 3.20.1 provides the criteria which Council needs to consider when reviewing applications for development agreements for child care centres.
Proposal Details. 2.1 It is proposed that the Council agrees the Joint Statement of Intent and begins to explore collaborative opportunities with South Lakeland District Council and Xxxxxx Borough Council, focusing on achieving clear economic and other benefits for the district and beyond.
Proposal Details. The applicant wishes to enter into a development agreement to permit senior citizen housing to accommodate 7 residents within the existing dwelling at 00 Xxxxxx Xxxxx. In addition to the residential accommodation space, the proposal would also enable supporting housekeeping and personal care services with provision to lodge a maximum of 2 overnight staff. The existing building has a main floor kitchen, dining room and sitting room, with five bedrooms. There is a bathroom off each bedroom and one full washroom with bathing facilities on the main floor. The upper floor contains a staff bedroom, office, and two more bedrooms. Meals, laundry service and housekeeping services are provided to residents by up to 2 staff members. History of Building Use The building was constructed as a single unit dwelling in the 1990’s as part of the Kingswood Subdivision. Through the issuance of the necessary municipal permits, an addition to the dwelling to accommodate several bedrooms and a common living space was completed in 2002. The authorized permits indicate the use of the building to be a single unit dwelling. Recently, staff became aware that the dwelling was being used as senior citizen housing. As this type of use is not permitted within the applied R-1 (Single Unit Dwelling) Zone, a municipal compliance case was opened. The compliance process resulted in an order being issued in the spring of 2016 requiring the senior citizen housing use to cease and the use of the building to be reverted to the authorized single unit dwelling. The order was complied with and the use as senior housing has since ceased.
Proposal Details. On March 16, 2021, an application to amend the existing agreement was made to allow for an extension to the construction commencement and completion dates. Although the existing agreement allows for a time extension as a non-substantive amendment, which would only require a resolution of Council, this request must be made at least 60 days before the expiry of the commencement of development time period. Since the request was not received within this timeframe, it must be considered as a substantive amendment to the agreement, and a new public hearing to consider the amendment must be held. Enabling Policy and LUB Context The subject site is in the Planning Districts 14 & 17 Plan Area, and is within the RLVC (River-Lakes Village Centre) designation (Map 1) of the Municipal Planning Strategy (MPS) and the VG (Village Gateway) Zone (Map 2) of the Land Use By-law (LUB). Within the plan area, Policy P-68 allows Council to consider permitting new multiple-unit dwellings by development agreement within any designation on properties serviced by oversize septic tanks and fields or private sewage treatment plants which were in existence prior to the effective date of the MPS. The Inn on the Lake property is serviced by an existing private sewage treatment plant and therefore a new multi-unit dwelling is enabled by policy. Additionally, the proposal is Case 23495: Amending Development Agreement 0000 Xxxxxxx 0, Xxxx Xxxxx North West Community Council Report - 3 - August 9, 2021 subject to the general policy evaluation criteria as contained in Policy P-155, which is applicable to all discretionary planning approvals under the MPS. These policies which the project was originally approved under in 2015 are still in effect, and the original policy framework continues to apply to the development. The request for an amendment must be consistent with these policies. Attachment B of this report contains the policies and criteria by which Council may consider this proposal, and also contains staff analysis of whether the requested change puts the proposal out of alignment with these policies.
Proposal Details. The applicant proposes a two-storey, ranch-style building for “Guardian Pharmacy” with an area for a retail pharmacy, and space for two doctors’ offices. The major aspects of the proposal are as follows: • The building is approximately 8,000 square feet over two storeys and has areas for a retail pharmacy and two doctors’ offices. • 31 surface parking spaces are proposed, as well as two Class A, and four Class B bicycle parking spaces. • No outdoor storage is proposed, and an area for refuse containers is to be screened. • A six-foot fence is proposed along the sides and rear area of the lot for screening from adjacent residential properties. • Two road access points are proposed (one entrance and one exit) along Beaver Bank Road. Enabling Policy and LUB Context The subject property is designated Urban Residential under the Sackville Municipal Planning Strategy. The property is zoned R-6 (Rural Residential) Zone under the Sackville Land Use By-Law (Map 2) which allows for single family dwellings, home day care, bed and breakfasts, pet care facilities within the home, and home businesses as well as agricultural, forestry, fishing, open space, and a variety of institutional uses. The Urban Residential designation (Policy UR-15) allows for consideration of medical clinics which are too extensive to be considered as a small business within a dwelling by development agreement. Policy UR- 18 allows for consideration of new local commercial uses by development agreement. Attachment B contains the relevant policy from the Dartmouth MPS along with a staff assessment as to how this proposal adheres to this policy.
Proposal Details. The applicant proposes to develop a 19-unit senior citizen housing development off Kenwood Avenue in Xxxxxxxx Plains in accordance with Policy P-39 of the MPS. The major aspects of the proposal are as follows: • A maximum of 19 units in bungalow-style townhouse form;
Proposal Details. Application proposes the creation of five additional flats (to provide seven in total) by way of conversion and extension of Nos. 1 and 2 The Broadway • The proposal includes a 5m deep single-storey rear extension to No. 2 The Broadway to be used as a kitchen for the public house. • Both properties would be extended at first floor. No. 1 The Broadway would have a 5m deep extension across the whole width of the property. This would be extended over part of No. 2 The Broadway with the return wall 3.3m from the party wall between Nos. 1 & 2 The Broadway. The remainder of the first floor of No. 2 The Broadway would have the same depth as the existing property. • This would result in the total depth of the properties at first floor being 19m. • The existing ground floor extension at the rear of No. 1 would be linked into the main building and converted into a flat. • The second floor of the properties would have four front dormers and two side dormers to Xx. 0 Xxx Xxxxxxxx. • The resultant building would have windows on the front, side and rear elevations. • The single-storey element would have two rooflights • There would be two accesses into the residential part of development, one from the front using the existing door, and an access from the rear. • The proposal would result in the existing flat at No. 1 being reduced from three bedrooms to one. The schedule of accommodation would be: No. 1 No. 2 Ground floor One 39m2 studio N/A First Floor Two 39m2 studio flats Two 39m2 studio flats Second floor One one-bedroom 57m2 flat at the front of the property and one 62m2 one-bedroom flat at the rear of the property • No soft landscaping is proposed. Bin storage is proposed in an area to the rear of the buildings Revisions to Previous Application • Following the previous refusal of planning permission (P/2760/11), the following amendments have been made: • Previous flat-roofed second floor extension omitted and replaced with roof dormers • Depth of first floor extension reduced • Number of flats reduced by two • Two one-bedroom flats and five studio flats proposed rather than nine studio flats Relevant History
Proposal Details. The proposed discharging development agreement and new development agreement would apply to the existing apartment buildings at 50, 60 and 70 Xxxxxxxxx Court, as both buildings share the site’s access, parking and landscaped amenity areas. The existing agreement will continue to apply unchanged to two remaining commercial properties at Civic 000 xxx 000 Xxxxxxx Xxxx Road, which are held under different ownership. The existing residential site (two properties) at 50, 60 and 70 Xxxxxxxxx Court includes the following: • A total of 200 dwelling units in two buildings; • 267 surface parking spaces, including some visitor parking shared with buildings to the north at 82 and 92 Xxxxxxxxx Court; and • Outdoor amenity space of approximately 3,140 square metres (33,800 sq. ft.). The applicant proposes to enter into a development agreement to allow a seven-storey addition to the eastern end of the existing 4-storey apartment building at 00-00 Xxxxxxxxx Xxxxx (Attachment A). The major aspects of the proposal are as follows: • Approximately 75 additional dwelling units, of which 70% will be 2 bedrooms or more, which results in a total of 275 units combined in both buildings; • A minimum of 58 additional underground parking spaces and approximately 46 surface parking spaces to replace 78 existing surface spaces. Therefore, there will be a net gain of approximately 26 spaces or more, for a total of 293 spaces; • Exterior building materials to include masonry veneer at the parking podium level, non-combustible siding, architectural panels, vinyl windows and other glazing systems; • Existing outdoor amenity area to be maintained for tenant use in its present state or better; • Replacement of trees removed from the area of the addition with new trees; and • Indoor amenity space of 1,200 sq. ft. minimum. Case 21952: Development Agreement 60, 60 and 00 Xxxxxxxxx Xxxxx, Halifax Community Council Report - 3 - January 21, 2020 No exterior changes to the existing buildings are proposed, except at the east end of 60 Xxxxxxxxx Court to accommodate the addition. Renovations would be permitted in accordance with the zone standards for the R-4 (Multiple Dwelling) Zone of the Halifax Mainland Land Use By-law with the exception that the building addition be exempt from angle controls in the zone. Existing Development Agreement In December of 1992, the City of Halifax entered into a development agreement with Realco Management Limited for two commercial sites at 000 xxx 000 Xxxxxxx Xxxx ...
