The following was before Halifax Regional Council:
- Staff report dated November 29, 2024
- Correspondence from Emma Brookfield, Colin and Ellen Darlington, Catherine and Graham Berry, Andrew Stokes, Richard Price, Sara Jane Snook, David Chaisson, Elaine MacLellan, John Moore, Noelle Smith, Monika Mackenzie Greetham, Daniel Dixon, Sandra MacLeod, Jackie Kidd, Kerry Hodgson, Bonita Dixon, Paul Dellapina, Tracey Dellapinna, Carole and George McNeill, Finley P. Evong, Ruby Stocklin Weinberg, Becky Lytle, Natasha Camacho and Matthew Lefort, Joanne Roy, Byron Feener, Liz Rigney, Gar Concannon and Niamh Concannon, Alexandra and Donovan MacLeod, Sabrina Janick, Cassandra Birch, Paul Dixon, Lise Langlois, Lesley and Tinaye Manyimo, Cesar Saleh, Yarmohammad Bagheri, Robin Tress, Paula Cornwall, Linda Kennedy
- Staff presentation dated March 18, 2025
Kathleen Fralic, Principal Planner, Community Planning gave a presentation. Fralic and Josh Adams, Principal Planner, Community Planning responded to questions of clarification from Halifax Regional Council.
The hearing opened at 6:34 p.m.
Mayor Fillmore noted that the Municipality was the applicant for this matter.
Mayor Fillmore reviewed the rules of procedure for public hearings and called for anyone wishing to speak on the matter.
Bill Campbell, Halifax spoke about the archeological value of the Downs Zoological Gardens on the 2882 Joseph Howe Drive site and displayed two slides. They noted concerns about development of the site under the Housing Accelerator Fund (HAF) amendments, including excavation for construction that may damage the historic value of the site. Campbell sought clarification that Halifax Regional Municipality (HRM) intended to maintain the Regional Plan commitment to assess identified lands for archeological resources under policy CH-13 and whether HRM developed a process for future archeological assessments for Housing Accelerator (HA) zoned properties.
Paul Dixon, Halifax spoke about their concerns regarding the HAF rezoning amendment proposed for 1 and 3 Maplewood Drive and displayed two slides. They noted the lack of notification of the proposed rezoning and sought clarification regarding how the staff recommended HA Zone 4-storeys for the site related to a 28 to 41 unit development. Dixon explained the proposed rezoning did not fit with the existing community of older, affordable homes on small lots. They also noted Maplewood Drive was a short, steep, narrow street with no sidewalks and blind curves that could not sustain the increased traffic burden brought by additional residential units.
Paul Dellapinna, Halifax spoke about their opposition to the proposed HAF zoning amendment for 1 and 3 Maplewood Drive and repeated concerns about the street's ability to sustain increased traffic due to the absence of a parking requirement in the proposed HA Zone 4-storey. They emphasized that safety should be the primary consideration for future development and that the rezoning of 1 and 3 Maplewood Drive ran counter to HAF's primary concept to promote human scale design that fit with an existing community and its' infrastructure.
Ruby Stocklin Weinberg, Spryfield spoke about their concerns about the proposed HAF rezoning of 1 and 3 Maplewood Drive and displayed one slide. They repeated concerns about the lack of safety on the narrow street. They noted the proposed rezoning for the site was not compatible with the construction of transit centered density because the street could not sustain such dense development. They asked that the site be removed from the proposed HAF amendment list until transit infrastructure improvements were completed.
Cesar Saleh, WM Fares, Halifax spoke about their proposed development at 390 Bedford Highway and requested that the development be zoned HA Zone 7-storeys not HA Zone 4-storeys as recommended by staff. Saleh spoke about their discussions with staff regarding the development's zoning and their provision of a traffic impact study that indicated that the Bedford Highway could sustain the increased traffic load if the development was zoned HA Zone 7-storeys.
Shawn Foote, Spryfield spoke to the need for additional affordable housing in Spryfield and noted a potential HAF site behind Spyfield Mall. The site was not recommended in its original form as staff denied the request due to a site line issue. Foote noted concerns about the lack of clear feedback to their inquiries to clarify staff's decision.
David Chaisson, Halifax spoke about the proposed zoning amendment to the Eastern Passage Cow Bay Area C-2 Zone to apply a 12 residential unit limit to their client's development at 1407-1409 Main Road. Chaisson spoke to their client's expense and time spent on the pursuit of an as of right development under the existing C-2 Zone prior to the approval process placed on hold to include the property in a new HA zone. They asked that their client's development continue under the existing zoning to allow them to build more than 12 units.
Celeste McCabe, Halifax spoke about the proposed HAF rezoning for 2882 Joseph Howe Drive and the concerns of nearby Walton Drive residents about the development's impacts including increased traffic, drainage concerns and impacts on local ecology. They noted the lack of a sidewalk and curbs on nearby streets and that there were not enough amenities to support increased density. McCabe observed that the increased density would overburden the existing transit system. They requested further survey of the site to determine whether the current drainage system and ecology could sustain further development.
Mike Burke, Bromney Road spoke about the proposed HAF rezoning amendment for 30 Ridge Valley Road and their concerns about the impacts blasting could have on capacity of students to learn at the abutting elementary school. They expressed concerns about parking and traffic congestion on Bromney Road, a narrow street with limited parking. They questioned how the neighbourhood could support two 8-storey buildings with limited transit infrastructure.
Tony Egan, Dakin Drive spoke about the proposed HAF rezoning for 390 Bedford Highway and noted a lack of information was provided about zoning changes that were imposed on their neighbourhood. They expressed concerns that increased density brought to established neighbourhoods.
Gary Coolson, Dakin Drive spoke about their concerns and questions regarding the zoning changes for 390 Bedford Highway. They repeated concerns about a lack of information about the development and a lack of public consultation. Coolson noted that increased development without a parking requirement would result in parking issues and increased traffic congestion.
MOVED by Deputy Mayor Mancini, seconded by Councillor Cleary
THAT the hearing be closed.
MOTION PUT AND PASSED.
The hearing closed at 7:24 p.m.
Fralic and Kasia Tota, Manager, Community Planning responded to questions of clarification from Halifax Regional Council.
MOVED by Deputy Mayor Mancini, seconded by Councillor Kent
THAT Halifax Regional Council:
1. Adopt the proposed amendments to the applicable secondary municipal planning strategies and land use by-laws, as set out in Attachments 2.02 to 2.18 of the staff report dated November 29, 2024.
2. Adopt the proposed amendments to Administrative Order 48, the Community Council Administrative Order, as set out in Attachment 4 of the staff report dated November 29, 2024.
MOVED by Deputy Mayor Mancini, seconded by Councillor Hendsbee
THAT the motion be amended to add a new section that reads:
3. Direct the Chief Administrative Officer to prepare further amendments to the Suburban Housing Accelerator Secondary Municipal Planning Strategy and Land Use By-law to increase the maximum building height of the lands at 174 Main Street, Dartmouth (PID 00175455) from 9-storeys to 10-storeys.
Fralic responded to questions of clarification from Halifax Regional Council.
MOTION TO AMEND PUT AND PASSED UNANIMOUSLY.
Not present: Councillor Austin
The motion as amended now read:
MOVED by Deputy Mayor Mancini, seconded by Councillor Kent
THAT Halifax Regional Council:
1. Adopt the proposed amendments to the applicable secondary municipal planning strategies and land use by-laws, as set out in Attachments 2.02 to 2.18 of the staff report dated November 29, 2024.
2. Adopt the proposed amendments to Administrative Order 48, the Community Council Administrative Order, as set out in Attachment 4 of the staff report dated November 29, 2024.
3. Direct the Chief Administrative Officer to prepare further amendments to the Suburban Housing Accelerator Secondary Municipal Planning Strategy and Land Use By-law to increase the maximum building height of the lands at 174 Main Street, Dartmouth (PID 00175455) from 9-storeys to 10-storeys.
Councillor Cuttell requested that parts 1 and 2 of the motion be split to be able to vote on 1 and 3 Maplewood Drive, Halifax (PID 41068677 and 41068685) separately in accordance with section 90 of Administrative Order One, Respecting the Procedures of the Council.
John Traves, K.C., CD, Municipal Solicitor/Chief Governance Officer, Fralic and Tota responded to questions of clarification from Halifax Regional Council.
Mayor Fillmore stepped down from the Chair and Deputy Mayor Mancini assumed Chair.
MOVED by Mayor Fillmore, seconded by Councillor Cleary
THAT the motion be amended to add a new section that reads:
4. Direct the Chief Administrative Officer to prepare further amendments to the Suburban Housing Accelerator Secondary Municipal Planning Strategy and Land Use By-law to increase the maximum building height of the lands at 390 Bedford Highway, Halifax (PID 40619785) from 4-storeys to 7-storeys.
Fralic and Tota responded to questions of clarification from Halifax Regional Council.
Mayor Fillmore proposed that 7-storeys be changed to 6-storeys. As provided for in section 53 (2) of Administrative Order One, Respecting the Procedures of the Council, the amendment was accepted as friendly.
The motion to amend now read:
MOVED by Mayor Fillmore, seconded by Councillor Cleary
THAT the motion be amended to add a new section that reads:
4. THAT Halifax Regional Council direct the Chief Administrative Officer to prepare further amendments to the Suburban Housing Accelerator Secondary Municipal Planning Strategy and Land Use By-law to increase the maximum building height of the lands at 390 Bedford Highway, Halifax (PID 40619785) from 4-storeys to 6-storeys.
Fralic and Traves responded to questions of clarification from Halifax Regional Council and clarified that if the amendment was approved it initiated the process for a supplemental staff report that would result in first reading followed by a public hearing for the specific site.
MOTION TO AMEND PUT AND DEFEATED. (7 in favour, 9 against)
In favour: Mayor Fillmore, Deputy Mayor Mancini, Councillors Hendsbee, Cleary, Young, Gillis, St-Amand
Against: Councillors Deagle Gammon, Kent, Purdy, White, Hinch, Morse, Cuttell, Steele, Hartling
Not present: Councillor Austin
Mayor Fillmore resumed the Chair.
The question was called on parts 1 and 2 of the motion:
MOVED by Deputy Mayor Mancini, seconded by Councillor Kent
THAT Halifax Regional Council:
1. Adopt the proposed amendments to the applicable secondary municipal planning strategies and land use by-laws, as set out in Attachments 2.02 to 2.18 of the staff report dated November 29, 2024 (excluding 1 & 3 Maplewood Drive (PID 41068677, 41068685)).
2. Adopt the proposed amendments to Administrative Order 48, the Community Council Administrative Order, as set out in Attachment 4 of the staff report dated November 29, 2024 (excluding 1 & 3 Maplewood Drive (PID 41068677, 41068685)).
MOTION PUT AND PASSED. (14 in favour, 2 against)
In favour: Mayor Fillmore, Deputy Mayor Mancini, Councillors Deagle Gammon, Hendsbee, Kent, White, Hinch, Cleary, Morse, Cuttell, Steele, Hartling, Gillis, St-Amand
Against: Councillors Purdy, Young
Not present: Councillor Austin
MOVED by Deputy Mayor Mancini, seconded by Councillor Kent
THAT Halifax Regional Council:
1 a. Adopt the proposed amendments with respect to 1 & 3 Maplewood Drive (PID 41068677, 41068685) to the applicable secondary municipal planning strategies and land use by-laws, as set out in Attachments 2.02 to 2.18 of the staff report dated November 29, 2024.
2 b. Adopt the proposed amendments with respect to 1 & 3 Maplewood Drive (PID 41068677, 41068685) to Administrative Order 48, the Community Council Administrative Order, as set out in Attachment 4 of the staff report dated November 29, 2024.
MOTION PUT AND DEFEATED. (5 in favour, 11 against)
In favour: Mayor Fillmore, Councillors White, Cleary, Young, Gillis,
Against: Deputy Mayor Mancini, Councillors Deagle Gammon, Hendsbee, Kent, Purdy, Hinch, Morse, Cuttell, Steele, Hartling, St-Amand
Not present: Councillor Austin
The question was called on part 3 of the motion:
MOVED by Deputy Mayor Mancini, seconded by Councillor Kent
THAT Halifax Regional Council:
3. Direct the Chief Administrative Officer to prepare further amendments to the Suburban Housing Accelerator Secondary Municipal Planning Strategy and Land Use By-law to increase the maximum building height of the lands at 174 Main Street, Dartmouth (PID 00175455) from 9-storeys to 10-storeys.
AMENDED MOTION PUT AND PASSED UNANIMOUSLY.
Not present: Councillor Austin