PO Box 1749 Halifax, Nova Scotia B3J 3A5 Canada

M E M O R A N D U M

TO: Chair and Members of District 7 and 8 Planning Advisory Committee FROM: Stephanie Salloum, Planning Intern, Planning & Development DATE: August 16, 2016 SUBJECT: Case 20489: Application by Studioworks International Inc. to enter into a

development agreement for 5540 Kaye Street, Halifax to allow a single residential unit penthouse at the 6th floor of a commercial building already under construction.

As noted in the subject description, this case will consider the application to enter into a development agreement to allow for a residential unit on the top level of a commercial building under construction. The subject lands front on the southern side of Kaye Street. The applicant’s submission materials are attached to this memo (Attachment A). Location The subject property is:

• located along the southern boundary of Kaye Street in Halifax; • comprised of a six storey commercial building under construction; and • approximately 2,108 square feet in area with 31 feet of frontage along Kaye Street.

The surrounding area is comprised of residential and commercial uses, which include:

• a mixed use development with two underground parking levels, two commercial levels, and five residential storeys, that abuts the western boundary of the subject property and is on the corner of Kaye Street and Isleville Street;

• a three storey mixed use building located east of the subject property, with commercial uses on the first and second floor and a residential penthouse on the top level;

• Hydrostone Park located across the street; • commercial uses along Young Street, further to the north; and • low rise residential uses to the south.

Designation and Zoning The subject property is:

• designated Major Commercial (MJC) under the Peninsula North Secondary Plan of the Municipal Planning Strategy for Halifax, Area 5 (Map 1); and

• zoned C-2 (General Business) under the Halifax Peninsula Land Use By-law (Map 2).

Planning & Development Tel: 902.490.4553 Fax: 902.490.4406 Email: sallous@halifax.ca halifax.ca

Public Consultation The community engagement process is consistent with the intent of the HRM Community Engagement Strategy. The level of community engagement was consultation, achieved through providing information and seeking comments through the HRM website, and postcards mailed to property owners within the notification area (Map 2). Comments were received from six residents regarding the proposal. The residents expressed that there is insufficient parking in the area and were concerned about a change in use while the building is still under construction for commercial uses. One resident thought the proposal would add to the character of the area.

A public hearing must be held by Halifax and West Community Council before they can consider approval of the proposed development agreement. Should Community Council decide to proceed with a public hearing on this application, in addition to the published newspaper advertisements, property owners within the notification area shown on Map 2 will be notified of the hearing by regular mail.

Current Proposal A copy of the current plans is included as Attachment A of this report. The proposal involves an internal conversion of the sixth level under construction to residential. The existing lot, identified as PID 00127100, does not meet the minimum lot area for a single residential unit. The required lot area is a minimum of 3,000 sq. ft. The proposal is being considered in accordance with Implementation Policy 4.6 under the Halifax MPS and Section 99(5) of the Halifax Peninsula LUB (see Attachment B). Input Sought from the Committee Pursuant to the Committee’s Terms of Reference, feedback is sought from the Committee relative to the proposed development. The recommendation will be included in the staff report to Halifax and West Community Council. Specific items that the Committee may wish to address include the following:

• the proposed development agreement to allow for the consideration of a residential penthouse on the sixth level of a commercial building under construction; and

• the potential impact on neighbouring properties.

Attachments

Map 1: Generalised Future Land Use Map 2: Zoning and Notification Area Attachment A: Current Proposal Attachment B: Review of Relevant MPS Policies

Planning & Development Tel: 902.490.4553 Fax: 902.490.4406 Email: sallous@halifax.ca halifax.ca

!

! !

! ! ! !

! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! !

! ! !

!

Youn

g St

Isleville St

Kaye St

Sulliva

n St

Russe

ll St

Gottingen St

Henne

ssey

Pl

Youn

g Bac

k Lan

e

Novalea Dr

IND

P

RES

MJC

MDR

COM

P

MDR

LDR

RES

27 June 2016 Case 20489 T:\work\planning\Casemaps\HPEN\20489\Maps_Plans\ (IAHG)

Subject Property

5540 Kaye StreetHalifax

±0 20 40 m

RESLDRMDRMJCCOMINDP

Residential EnvironmentsLow Desnsity ResidentialMedium Density ResidentialMajor CommercialIndustrialCommercialPark and Institutional

Designations

This map is an unofficial reproduction ofa portion of the Generalized Future LandUse Map for the plan area indicated.

The accuracy of any representation onthis plan is not guaranteed.

Map 1 - Generalized Future Land Use

Halifax Plan AreaPeninsula North Plan Area - Area 5

! ! ! ! ! ! !

! ! ! ! ! ! !

! ! ! ! ! ! !

MJC

(1)Including community open spaces and other neighbourhood uses.

(1)

!

! ! !

! ! ! !

! ! ! !

! ! ! !

! ! ! !

! ! ! !

!

3056

30463052

5791

5555

5870

3107

5781

5467

3050

5410

5460

5490

5528

5509

5512

5533

5537

5526

5507

5513

5537

2827

2863

2867

5553

5662

5645

3051

5687

5522

5651

5543

5534

5660

5543

5542

5546

5666

5651

3180

3088

5732

5676

3121

3107

5459

5393

5384

5400

54813089

5464

5468

5532

5519

5529

5518

5547

2819

5543

2857

55235540

2893

5555

5554

5546

3116

5541

5551

5656

5542

5533

5665

5671

5670

5670

5813

56853125

3081

3135

5350

5445

5458

3114

5513

5540

5515

5548

5523

5508

5524

2882

2832

5660

5690

5673

5554

5543

3055

5519

5508

5544

5523

55145520

5526

5649

5552

3150

5528

3170

5666

5720

5385

5435

5463

5527

3125

5552

5543

5528

5529

2866

5524

5534

5538

5648

5533

2864

5521

56645670

5663

5665

5650

5546

2885

5527

5532

5513

5517

3136

5524

5659

5652

5538

3084

5680

5379

54753053

5430

5454

5433

5524

5484

5525

5544

5539

2823

5516

55465550

5556

5655

5515

5650

5527

2891

5533

5535

5655

5674

5685

2889

5531

5519

5656

3078

3082

5673

5820

5450

5349

5400

5397

54405450

5440

3081

5516

3124

5542

5529

2850

5522

5657

5557

5559

5548

5526

5680

5672

5550

5525

5546

5653

5531

5535

5530

5545

5548

3060

3070

5667

5710

5679

5840

5755

5375

5449

5380

3051

5455

5455

5520

5558

55592859

5537

5651

5558

5644

5534

5671

5542

5558

2905

3132

3154

5549

5675

5660

5821

5409

3055

5415

5512

5461

5443

5523

5535

5536

5534

5523

5545

5651

5691

5551

2899

5515

5538

5646

3144

5655

5648

3066

5750

5509B

5397A

Isleville St

Youn

g St

Russe

ll St

Macara

St

Kaye St

Gottingen St

Agricola St

Kane P

l

Bilby S

t

Novalea Dr

Sullivan

St

Demon

e St

Henne

ssey

St

Henne

ssey

Pl

Youn

g Bac

k Lan

e

Kane S

tKan

e Bac

k Lan

e

Henne

ssey

Bac

k Lan

eP

C-3

R-1

C-2

P

C-2

C-2 C-2

R-2

R-2

P

R-2R-2

R-2

R-2

R-2

C-2

R-3

R-2

P

R-2R-1

R-2

C-2

C-2

C-2

C-2

C-2A

C-1

C-1

C-1

R-2

C-2A

R-2

R-2

P

C-2

C-2

R-2

R-2

R-1

C-1

C-2

CFB

R-

R-2

R-2

5 August 2016 Case 20149 T:\work\planning\Casemaps\HPEN\20489\Maps_Plans\ (IAHG)

Subject Property

Area of Notification

Map 2 - Zoning & Notification Area

Halifax PeninsulaLand Use By-Law Area

±

This map is an unofficial reproduction ofa portion of the Zoning Map for the planarea indicated.

The accuracy of any representation onthis plan is not guaranteed.

0 20 40 60 80 m

R-1R-2R-3C-2C-2AC-3P

Single Family DwellingGeneral ResidentialMultiple DwellingGeneral BusinessMinor CommercialIndustrialPark and Institutional

Zone! ! ! ! ! !

! ! ! ! ! !

! ! ! ! ! !

5540 Kaye StreetHalifax

Attachment A WORKSTUDIOA T 0 N A L. I N C.

ARCHITECTURE • PLANNING INDUSTRIAL DESIGN • PROJECT MANAGEMENT

DATE: March 30, 2016

ATTN: Sean AudasHRM Planning and Development,West End Office, Bayers Road,Halifax, Nova Scotia

TEL: 490-4402ph / 490-4820fax

RE: Proposed Mixed Use Building,3283927 NS LtdPlO 001271001 5540 Kaye Street,Halifax, NS

On behalf of 3283927 NS Ltd., please find our Development AgreementApplication for a residential penthouse of the property known as 5540 Kaye Street,Halifax, Nova Scotia. The application consists of the Planning Application Form, siteplan, concept drawings plus associated fees.

The proposal consists of one residential penthouse on the 6 storey of a mixeduse building that is currently under construction.

Best Regards

Ronald V. Smith, MRAIC, MNSAA, vNLAA