Priorities Plans. In accordance with Policy G-14A of the Halifax Regional Plan, this planning application was assessed against the objectives, policies and actions of the priorities plans, inclusive of the Integrated Mobility Plan, the Halifax Green Network Plan, HalifACT, and Halifax’s Inclusive Economic Strategy 2022-2027. While these priority plans often contain policies which were originally intended to apply at a regional level and inform the development of Municipal Planning Strategy policies, there are still components of each plan which can and should be considered on a site by site basis. Where conflict between MPS policy and priority plan policy exists, staff must weigh the specificity, age, and intent of each policy, and consider how they would be applied to a specific geographic context. In this case, the policies of the Integrated Mobility Plan Case 22622: Development Agreement ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇▇ Road, ▇▇▇▇ Harbour Community Council Report - 6 - April 6, 2023 was identified as most relevant to this application, and were used to inform the recommendation within this report. The Integrated Mobility Plan guides investment in active transportation, transit, transportation demand management, goods movements, and the roadway network. As the subject site is within the Urban Transit Service Boundary and bus stops are located directly in front of the site and across ▇▇▇▇ Harbour Road, the proposed development for two multi-unit residential buildings furthers the intent of the IMP by adding significant residential density along this transit corridor, helping to contribute towards creating complete communities. Additionally, one of the actions identified in the IMP (Action 121) is to study existing roads that are important for regional vehicle flow, goods movement, and active transportation (walking, rolling, and cycling). The Portland Street/▇▇▇▇ Harbour Road corridor is one of these areas. The Portland Street / ▇▇▇▇ Harbour Road Functional Plan is underway to support this action, but still in its early design stages and potential implications for this site have not been designed. The subject site is just outside of the functional plan’s study area, which runs along Portland Street and ▇▇▇▇ Harbour Road eastward to ▇▇▇▇▇▇▇ Road. However, pursuant to the development agreement, the proposed buildings will be set back from the street and a portion of the subject property which contains part of the existing sidewalk will be deeded to HRM in order to ensure that the entire sidewalk will be located within the ▇▇▇▇ Harbour Road right-of-way, as noted above. As such, the proposed development furthers the intent of the IMP and is not expected to have any impact on the findings and implementation of the Functional Plan.
Appears in 1 contract
Sources: Development Agreement
Priorities Plans. In accordance with Policy G-14A of the Halifax Regional Plan, this planning application was assessed against the objectives, policies and actions of the priorities plans, inclusive of the Integrated Mobility Plan, the Halifax Green Network Plan, HalifACT, and Halifax’s Inclusive Economic Strategy 2022-2027. While these priority plans often contain policies which were originally intended to apply at a regional level and inform the development of Municipal Planning Strategy policies, there are still components of each plan which can and should be considered on a site by site basis. Where conflict between MPS policy and priority plan policy exists, staff must weigh the specificity, age, and intent of each policy, and consider how they would be applied to a specific geographic context. In this case, the following policies of the Integrated Mobility Plan Case 22622: Development Agreement ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇▇ Road, ▇▇▇▇ Harbour Community Council Report - 6 - April 6, 2023 was were identified as to be most relevant to this application, and as such were used to inform the recommendation within this report. The Integrated Mobility Plan guides investment in active transportation, transit, : • integrating climate change considerations into land use planning policies and process by reducing sprawl and efficiently using transportation demand management, goods movements, and the roadway network. As the subject site is within the Urban Transit Service Boundary and bus stops are located directly in front of the site and across ▇▇▇▇ Harbour Road, the proposed development for two multi-unit residential buildings furthers the intent of the IMP by adding significant residential density along this transit corridor, helping to contribute towards creating complete communities. Additionally, one of the actions identified in the IMP systems (Action 121) is 23 HalifACT); and • increasing housing stock to study existing roads that are important for regional vehicle flow, goods movement, and active transportation accommodate the growing population in Halifax (walking, rolling, and cyclingStrategic Objective 1.6 Halifax’s Inclusive Economic Strategy 2022-2027). The Portland Street/PLANAPP 2023-00377: Development Agreement Lands on Pleasant St., ▇▇▇▇ Harbour Road corridor is one of these areas. The Portland Street / ▇▇▇▇ Harbour Road Functional Plan is underway to support this action, but still in its early design stages and potential implications for this site have not been designed. The subject site is just outside of the functional plan’s study area, which runs along Portland Street and ▇▇▇▇ Harbour Road eastward to ▇▇▇▇▇▇▇ Road. HoweverSt., pursuant to and Mackenzie St., Dartmouth Community Council Report - 5 - March 7, 2024 Staff have reviewed the development agreement, the proposed buildings will be set back from the street proposal in terms of all relevant policy criteria and a portion of the subject property which contains part of the existing sidewalk will be deeded to HRM in order to ensure advise that the entire sidewalk will be located within the ▇▇▇▇ Harbour Road right-of-way, as noted above. As such, the proposed development furthers proposal is reasonably consistent with the intent of the IMP MPS. The site and is not expected to have any impact on building design, including the findings and implementation distribution of the Functional Planbuilding’s mass, results in a development that can be considered compatible and consistent with the existing development form in the area while also adding infill residential density in an area where the Regional Municipal Planning Strategy calls for increasing density. The C-2 zone allows for a variety of land uses including medium density residential provided they are in keeping with intent of the area plan. Therefore, staff recommend that the Harbour East- Marine Drive Community Council approve the proposed development agreement.
Appears in 1 contract
Sources: Development Agreement