4TH LEVEL - Home | Halifax 4 4TH LEVEL DRAWING NO. A-104B DRAWING SCALE P R O P O S E D B U I L D I N G - QUINPOOL ROAD COMMERCIAL LEVEL 02 1/32" = 1'-0" OXFORD STREET PEPPERELL STREET

4TH LEVEL

QUINPOOL ROAD MIXED USE DEVELOPMENT STUDY APRIL 14, 2015

QUINPOOL ROAD

PEPPERELL STREET

58 PARKING STALLS

UP4TH LEVEL

DRAWING NO.

A-101SCALEDRAWING

BASEMENT PARKING LEVEL -2P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

QUINPOOL ROAD

PEPPERELL STREET

86 PARKING STALLS

UP

DN

4TH LEVEL

DRAWING NO.

A-102SCALEDRAWING

BASEMENT PARKING LEVEL -1P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

RETAIL A1,800 SQ FT

RETAIL B2,200 SQ FT

OPTIONAL RETAIL C2,000 SQ FT

RETAIL E4,000 SQ FT

LOADING

ENTRYLOBBY

1500 SQ FT

23 PARKING STALLS

2 BED920 SQ FT

DN

1 BED720 SQ FT

1 BED765 SQ FT

OX

FOR

D S

TRE

ET

PEPPERELL STREET

QUINPOOL ROAD

UNIT COUNT

LEVEL 01

1 BED: 22 BED: 13 BED: 0

TOTAL: 3

FULL UNIT BREAKDOWN WITHLEVEL 2 AS RESIDENTIAL

1 BED: 652 BED: 943 BED: 1

TOTAL: 160

TOTAL PARKING: 167 STALLS

HALL EXIT

5'-10"STREET WALL

STEPBACK

EXIT

OPT. PARKINGEXIT

OPT. PARKINGENTRANCE

RETAIL D1,800 SQ FT

EXIT

LOADING

FULL UNIT BREAKDOWN WITHLEVEL 2 AS COMMERCIAL

1 BED: 412 BED: 913 BED: 1

TOTAL: 160

TOTAL PARKING: 167 STALLS

4TH LEVEL

DRAWING NO.

A-103SCALEDRAWING

GROUND LEVELP R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

OX

FOR

D S

TRE

ET

PEPPERELL STREET

2 BED1,205 SQ FT

1 BED820 SQ FT

1 BED560 SQ FT

2 BED1,235 SQ FT

QUINPOOL ROAD

20'SETBACK FOR GLAZING



1 BED805 SQ FT

1 BED730 SQ FT

1 BED730 SQ FT

1 BED730 SQ FT

1 BED660 SQ FT

1 BED650 SQ FT

1 BED650 SQ FT

1 BED810 SQ FT

1 BED600 SQ FT

1 BED600 SQ FT

1 BED795 SQ FT

2 BED1,045 SQ FT

1 BED670 SQ FT

1 BED700 SQ FT

2 BED1,160 SQ FT

2 BED1,465 SQ FT

1 BED705 SQ FT

1 BED570 SQ FT

1 BED855 SQ FT

1 BED685 SQ FT

1 BED855 SQ FT

1 BED685 SQ FT

1 BED825 SQ FT

1 BED665 SQ FT

1 BED745 SQ FT

1 BED625 SQ FT

1 BED800 SQ FT

UNIT COUNT

LEVEL 02-R

1 BED: 262 BED: 5

TOTAL: 31

4TH LEVEL

DRAWING NO.

A-104ASCALEDRAWING

RESIDENTIAL LEVEL 02P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

OX

FOR

D S

TRE

ET

PEPPERELL STREET

OFFICE 25,000SQ FT

QUINPOOL ROAD




2 BED1,205 SQ FT

1 BED820 SQ FT

1 BED560 SQ FT

2 BED1,235 SQ FT

UNIT COUNT

LEVEL 02-C

1 BED: 22 BED: 23 BED: 0

TOTAL: 4

4TH LEVEL

DRAWING NO.

A-104BSCALEDRAWING

COMMERCIAL LEVEL 02P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

OX

FOR

D S

TRE

ET

PEPPERELL STREET

10'

STR

EE

T W

ALL

STE

PB

AC

K

QUINPOOL ROAD

10'STREET WALL

STEPBACK

18'INTERIOR LOT LINE

SETBACK


SETBACK


SETBACK

2 BED960 SQ FT

1 BED525 SQ FT

2 BED1,070 SQ FT

2 BED1,065 SQ FT

2 BED1,025 SQ FT

2 BED1,265 SQ FT

2 BED1100 SQ FT

1 BED645 SQ FT

1 BED670 SQ FT

2 BED1,210 SQ FT

1 BED820 SQ FT

1 BED560 SQ FT

2 BED1,235 SQ FT

1 BED750 SQ FT

1 BED575 SQ FT

1 BED855 SQ FT

1 BED650 SQ FT

1 BED650 SQ FT

1 BED840 SQ FT

1 BED825 SQ FT

1 BED630 SQ FT

UNIT COUNT

LEVEL 03

1 BED: 182 BED: 07

TOTAL: 25

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

4TH LEVEL

DRAWING NO.

A-105SCALEDRAWING

RESIDENTIAL LEVELS 03P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

OX

FOR

D S

TRE

ET

PEPPERELL STREET

10'

STR

EE

T W

ALL

STE

PB

AC

K

ROOF TERRACE

QUINPOOL ROAD

10'STREET WALL

STEPBACK


SETBACK


SETBACK

10'STREET WALL

STEPBACK


SETBACK


SETBACKAMENITY SPACE4,288 SQ FT

108'

-1 3

/4"

3 BED1,285 SQ FT

2 BED935 SQ FT

1 BED655 SQ FT

1 BED525 SQ FT

2 BED1,025 SQ FT

2 BED1,265 SQ FT

2 BED1,225 SQ FT

1 BED645 SQ FT

1 BED639 SQ FT

UNIT COUNT

LEVEL 04

1 BED: 82 BED: 53 BED: 1

TOTAL: 14

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

4TH LEVEL

DRAWING NO.

A-106SCALEDRAWING

RESIDENTIAL LEVELS 04P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

OX

FOR

D S

TRE

ET

PEPPERELL STREET

QUINPOOL ROAD

10'STREET WALL

STEPBACK


SETBACK


SETBACK

10'STREET WALL

STEPBACK


SETBACK


SETBACK

1 BED525 SQ FT

2 BED1,035 SQ FT

2 BED1,260 SQ FT

2 BED1230 SQ FT

1 BED645 SQ FT

1 BED670 SQ FT

2 BED1,025 SQ FT

2 BED1,285 SQ FT

2 BED1050 SQ FT

UNIT COUNT

LEVEL 05-09

1 BED: 82 BED: 63 BED: 0

TOTAL: 14

TOTAL: 60 (5 FLOORS)

ROOF BELOW

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

1 BED525 SQ FT

4TH LEVEL

DRAWING NO.

A-107SCALEDRAWING

RESIDENTIAL LEVELS 05-09P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

PEPPERELL STREET

10'

STR

EE

T W

ALL

STE

PB

AC

K

10'STREET WALL

STEPBACK


SETBACK

10'

STR

EE

T W

ALL

STE

PB

AC

K

QUINPOOL ROAD

10'STREET WALL

STEPBACK


SETBACK


SETBACK

10'STREET WALL

STEPBACK


SETBACK


SETBACK

2 BED1000 SQ FT

2 BED1100 SQ FT

2 BED1100 SQ FT

2 BED1100 SQ FT

2 BED1200 SQ FT

2 BED1100 SQ FT

UNIT COUNT

LEVEL 10

1 BED: 02 BED: 83 BED: 0

TOTAL: 8

2 BED1300 SQ FT

2 BED1100 SQ FT

4TH LEVEL

DRAWING NO.

A-108SCALEDRAWING

RESIDENTIAL LEVEL 10P R O P O S E D B U I L D I N G - QUINPOOL ROAD 1/32" = 1'-0"

TYPICAL SECTION1301 Scale : 1/32" = 1'-0"

PEPPERELL STREETQUINPOOL ROAD

4TH LEVEL

P R O P O S E D B U I L D I N G - QUINPOOL ROADDRAWING NO.

A-301SCALE

1/32" = 1'-0"

DRAWING

SECTION

4TH LEVEL


A-302SCALE

1/32" = 1'-0"

DRAWING

PERSPECTIVE

4TH LEVEL


A-303SCALE

NTS

DRAWING

PERSPECTIVE

4TH LEVEL


A-304SCALE

NTS

DRAWING

VIEW FROM PEPPERELL

4TH LEVEL


A-305SCALE

NTS

DRAWING

VIEW FROM PEPPERELL AND OXFORD

4TH LEVEL


A-306SCALE

NTS

DRAWING

VIEW FROM QUINPOOL

4TH LEVEL


A-307SCALE

NTS

DRAWING

VIEW FROM QUINPOOL AND OXFORD

March 10, 2016: 6324‐30 Quinpool Rd: MPS LUB Amendment / DA Planning Application 1/6 F:\Dexel\OPPORTUNITIES\6324 QUINPOOL\PRE‐DEVELOPMENT\MPS DA\2016‐03‐10 6324 Quinpool‐MPS LUB Amendment ‐ DA Letter Planning Rationale.doc

1 2 4 5 B A R R I N G T O N S T R E E T W S U I T E S H F X , N S B 3 J 1 Y 3

T . 9 0 2 . 4 4 6 . 9 9 1 6 F . 9 0 2 . 4 2 3 . 9 9 4 2

E . i n f o @ d e x e l . c a

March 10, 2016 Attention: HRM Planning & Development 7071 Bayers Road, Suite 2005 Halifax, NS To Whom It May Concern RE: 6324‐30 Quinpool Road, Halifax, NS

MPS LUB Amendment /DA Planning Application Dexel Developments, is submitting this application to initiate the process to consider amending the Municipal Planning Strategy (MPS) for Halifax and the Land Use By‐law (LUB) for Halifax Peninsula to create site specific policy and provisions for 6324 and 6330 Quinpool road to enable mixed use development on the site by development agreement subject to addressing the design control principles for building height, mass, density, shadowing, and streetscape character. 6324 & 6330 Quinpool road is bound by Quinpool road and Pepperell Street as shown in the attached site survey. This development proposal cannot be considered under existing policy and zoning established in the MPS and Halifax Peninsula LUB (Map 1). As such, we are seeking an amendment to the MPS and LUB and a site specific DA on this property. Figure 1: Site Survey‐ Topo



T . 9 0 2 . 4 4 6 . 9 9 1 6 F . 9 0 2 . 4 2 3 . 9 9 4 2


Existing Planning and Land‐Use Context: Civic Address: 6324 and 6330 Quinpool Road PID: #00165878 RMPS Designation: Regional Centre Plan Area: Halifax Peninsula Plan Sub‐Area: Peninsula Centre Area Plan Plan Area Designation: Quinpool Road Commercial Area Plan Zoning: Minor Commercial C2‐C and General Business C2 The proposed development site contains two parcels with 35,954 square feet area The current zoning on the property is bisected by 2 different zones. Fronting onto Quinpool Road, the existing Zoning is C2‐C Minor Commercial‐ Quinpool Road. This half of the PID has a maximum height of 45ft. the other half of the parcel which fronts Pepperell Street is zoned C‐2 General Business and has a 35ft height with additional height up to 80ft with angle controls. The current designation of the area on the Generalized Future Land Use Map (GFLUM) as Commercial and MDR permit a mixed used development. The existing zoning would permit a five story building thought the site including Pepperell Street. The proposed development does not confirm to the LUB in some terms:

‣ Unit count – Multiple units is permitted on this site

‣ Lot Coverage – lot coverage permitted is 100%; proposed lot coverage is 70%

‣ Height – maximum height permitted is 45ft and 35ft, the proposed development reaches a maximum height of 105 ft on Quinpool road, and 40 ft to the roof or 3 floors on Pepperell Street.

‣ Setbacks – As there is no required frontage, side or rear yard setbacks for a building of greater than 4 units, proposed setbacks are non‐compliant by omission

‣ Land Use – Permits in any C‐2C Zone: R‐1, R‐2, R‐2T, R‐3, RC‐3 and C‐2A uses excluding billboards. Also permits a variety of Commercial and Residential Uses Angle Controls apply to Multiple Unit Residential Uses ‐ Residential density limited to 125 persons per acre Therefore, in order to permit the proposed development, site specific amendments must be made to the MPS and LUB to allow for a Development Agreement for the site that alters the permitted requirements to increase height and density. Proposed Development: This development provides an opportunity to increase residential density on peninsula Halifax within a desirable and transit oriented area. The site located approximately 1km west of downtown Halifax is in the heart of the Quinpool Road commercial area and main traffic artery leading to the universities, major recreation areas, hospitals, and downtown Halifax.



T . 9 0 2 . 4 4 6 . 9 9 1 6 F . 9 0 2 . 4 2 3 . 9 9 4 2


The architects and urban designers of the proposed development have followed the spirit and intent of the downtown Halifax bylaw as it relates to building massing, form, setbacks, street related uses, mixed use and tower configuration. The proposed use is a good transition between the neighbouring scale on Quinpool Road and Pepperell Street. Generally speaking the proposed development has the following dimensions:

‣Maximum Height –32m (105ft – 10 storeys)

‣Maximum Streetwall Height: Quinpool and Pepperell: 12m (40ft – 3 storeys)

‣Mid‐Rise: Width and Depth – 60.5m (198ft) by 20.4m (67ft) To support the investigation into MPS amendments to allow the proposed development we are providing additional rationale taking into consideration the Vision and Guiding Principles of the Regional Municipal Planning Strategy (RP+5 25% growth in the regional center target), further informed by the Halifax MPS and the Halifax Peninsula LUB. Identified as an HRM opportunity site, the redevelopment this site will have multiple benefits to the surrounding context and city including the following: ‐ Public underground Neighborhood parking ‐ Roof‐top Gardens ‐ Landscaped roof terraces ‐ Streetscape improvements ‐ Increased street trees along Pepperell and Quinpool Road ‐ Walk up units along Pepperell to maintain neighborhood context ‐ Setbacks based on surrounding residential context ‐ Commercial Frontage along Quinpool Road ‐ Durable high quality building materials Rational for Changes: Our site is conveniently located in Quinpool Road Commercial District. East end gateway is in the vicinity of many prominent destinations within the Halifax region; the Halifax North and South Commons; the Queen Elizabeth II Health Sciences Centre and the Halifax Infirmary; Dalhousie and SMU Universities; Downtown Halifax; and the Waterfront. Recognizing the significance of this property with its strategic location, our goal is to create a development which capitalizes on the unique opportunity of a large parcel that can be developed to increase residential density and uses within a desirable and transit‐oriented area, creating “a diverse, vibrant and livable urban environment” (Policy S‐1, RMPS). We believe that the proposed development offers an attractive prominence and can bring a street level presence to the urban and residential fabric of the neighborhood.



T . 9 0 2 . 4 4 6 . 9 9 1 6 F . 9 0 2 . 4 2 3 . 9 9 4 2


The proposed development meets the HRM’s Regional Plan principle of directing new growth where infrastructure and services already occur (RP+5, Section 1.1) and aligns with the goals of the Greater Halifax Economic Strategy 2011‐2016 by promoting investment in the urban core. Site Context:

‣6324 and 6330 Quinpool Road is an important parcel for development as is one of the last remaining lots of this size in the Quinpool area.

‣RMPS section 3.1.4 promotes development where communities can “be designed to be healthy, attractive places to live with access to the goods, services and facilities needed by residents for complete neighbourhoods”.

‣The Quinpool Road area is well‐serviced by local restaurants and merchants creating a self‐sufficient area.

‣This benefits the majority of services along Quinpool, are within 1000m radius, as are the Commons, Halifax High School and the hospitals.

‣This site is unique as the area has unused residential capacity. The existing services – such as transit, amenities, shops, facilities and public space – can support an increase in density. The area’s current mix of land use and transportation alternatives is mutually supportive, and the development of this site further supports the stability of this mutually beneficial relationship. Framed between a principal street, Quinpool Road, and a secondary street, Pepperell Street, the development that occurs on this site will have many public and private transportation alternatives, as the principal street is well linked to the major road network. The area is currently serviced by multiple bus routes, which includes the 6, 14 20, 32, along Quinpool Road. The proximity to two well‐serviced, key corridors makes this an appropriate site for a development that bolsters an increase in density. Recognizing the need to balance the desire for increased residential density within the Regional Centre with the need to retain the livability and access to amenities that draws the population to the Core, the proposed development will provide a transition from the mid‐rise commercial and office spaces along Quinpool to the low‐density residential neighbourhoods immediately adjacent on Pepperell street; preserving the existing characteristics of the residential neighbourhoods but bridging the increased density that is occurring at the fringes of the Commons. Increasing density in proximity to large urban parks (like the Common) is a direct result of the increased land values that accrue from these important public spaces. This happens in every city both small and large; from New York’s Central Park, to the Boston Commons, to the Halifax Commons. This proposed mid‐rise use (3‐10 storeys) will be done partially through transition of height and partially through transition of mixed‐use from commercial to residential. The transition between low‐density residential and high‐rise commercial will be further solidified through design by terracing the height of the building abutting existing residential



T . 9 0 2 . 4 4 6 . 9 9 1 6 F . 9 0 2 . 4 2 3 . 9 9 4 2


properties. The majority of the building’s height will be located along Quinpool and will decrease in height towards the residential properties on Pepperell Street, diffusing any stark contrasts in scale and height. This transition of building scale is taken a step further by including walkup townhouse massed units along Pepperell. These units have raised landscaped front porches to increase privacy and add a residential scale, and detailed massing, along the streetscape. This residential scale massing combined with new street trees and streetscape improvements will reinforce the residential character of these streets. The combination of thoughtful contextual design with high quality materials with Dexel’s history of producing high quality residential developments will result in a great addition to the urban context and neighborhood. Planning Context: The Regional Plan, adopted in 2006 and reviewed in 2014, aims to balance housing growth over the life of the plan (2006‐2031) and targets that 25% of the growth be directed to the Regional Centre (RP+5, Section 1.1). This development will help the municipality reach that targeted growth through the addition of 151 residential units. While this development proposes a height higher than what is currently permitted, additional height proposed through Development Agreement in this area is not without precedent. There are currently some precedents for increased height on Quinpool road through DA process including the approval of 6112 Quinpool Road from 45’ height to 90’ or 8 storeys and the consideration of DA application at 6009‐6017 Quinpool Road for a 12 and 28 storey towers. The scope would involve a plan (MPS) and Bylaw (LUB) amendment through a DA The current influx of Development Agreements highlights that circumstances have changed since the existing plans were adopted, to the extent that the original land use policy is no longer appropriate. The current Centre Plan initiative being undertaken by the city to replace the jumble of out‐of‐date and conflicting existing plans in a simplified, holistic plan is an attempt to address this. The proposed design is in keeping with what we understand to be the Centre Plan’s guiding principles by featuring well designed streetwall massing, appropriate tower setbacks, activated streetscapes with no blank walls, high quality design and materials, proper considerations for sidewalk solar access, wind considerations and appropriate neighbourhood context. As part of the Corridor Study done for peninsula Halifax, HRM established draft design control measures for development along the Quinpool Road area (which was not completed). These draft measures were the result of significant public consultation and internal staff reviews, and have been used to guide the development of this design. Understanding that the Centre Plan



T . 9 0 2 . 4 4 6 . 9 9 1 6 F . 9 0 2 . 4 2 3 . 9 9 4 2


study is currently ongoing we hope to act as a case study on which to apply and test the Centre Plan design outcomes similar to the process of The Vic. We believe the location and form of the development is appropriate for the context of the area and will help to further develop a self‐reliant, walkable, densified community that will benefit both the residents as well as the commercial and institutional organizations in the area. Dexel has met with abutting neighbors of the property to adjust the development to suit their needs, and plans to continue to work with the local community moving forward. Dexel would like to formally commence a Plan Amendment and DA process to initiate the development application. We trust you will find the following submission documents suitable to begin the process and ask that a case number be addressed to this application. If you have any questions, please feel free to contact me at your convenience. Regards, Louie Lawen, P.Eng President, Dexel Developments Limited

Documents Attached: 2015‐04‐14 Quinpool Road Development Study

Original Signed