The Objectives and the Rules
Here are the objectives for this part of the city, along with the criteria for assessing these two proposals during the HRM Planning Applications Approval Process [broken HRM link]. How would you respond to the questions at the bottom of this page?
Quinpool Road Commercial Area Plan
(Excerpts from Halifax Municipal Planning Strategy, 28 Feb. 2015)
- Overall Objective: “The encouragement of commercial and mixed commercial / residential development which strengthens the community function of the Quinpool Road area, and is in keeping with the scale and character of the adjacent residential neighbourhoods.” (207)
- Commercial Facilities Objective: “The development and promotion of Quinpool Road as a general retail, office, personal service and business service area including mixed residential/commercial uses within the presently established commercial area.” (210)
HRM Staff Report on Proposed Developments
(Excerpts from HRM Item No. 11.1.12, on Cases 18966 and 19281, 2 June 2014)
- “Neither of these development proposals can be considered under existing policy and zoning established in the MPS and Halifax Peninsula LUB (Maps 1 and 2). As such, the applicants are seeking an amendment to the MPS and LUB.” (2)
- “While the applications were made individually, staff is of the opinion that the impact that each redevelopment project could have on this area should be considered within a single process.” (2)
- Quinpool Road site: “LUB provisions applied to the subject site allow for residential / commercial developments but include requirements which restrict the proposal from proceeding. These requirements relate to height; building massing; residential density; landscaped open space; and parking. Therefore, the applicant is requesting amendments to the planning documents to enable consideration of the proposed building through the development agreement process.” (5)
- Robie Street site: “Similar LUB restrictions … also prohibit the Robie Street application from moving forward without amendments to existing planning documents as well as the need to enable the requested commercial uses on the site.” (5)
- “Amendments to an MPS are generally not considered unless it can be shown that circumstances have changed since the document was adopted to the extent that the original land use policy is no longer appropriate. Site specific amendments, in particular, require significant justification to be considered.” (5)
- Design Control Principles: “When amending policy applicable to the subject area, consideration must be given to the types of design controls which will be put in place to regulate form and use.” (7)
You can send your comments on these proposed developments to HRM: firstname.lastname@example.org.