MPSA-2024-00975 - 2778 Robie Street, Halifax

Request

To modify the built form requirements in the Regional Centre Secondary Municipal Planning Strategy (Centre Plan) to increase the tall mid-rise building height from 10 storeys to 12 storeys at 2764-2778 Robie Street.   

Proposal

View the site in Google Maps.

Currently, a 10-storey building with a total of 120 units is under construction on this site by the applicant. The 10-storey building complies with all applicable requirements under the Centre Plan, including the tall mid-rise building requirements (10 storeys is the maximum allowable height of a tall mid-rise building).

The applicant is requesting two storeys be added to this building, which would allow 30 additional housing units. However, a 12-storey building in Centre Plan is classified as a high-rise building, which has different built form requirements than a 10-storey building, which is classified as a tall mid-rise building. The proponent is seeking amendments to the following high-rise building requirements:

• Reducing the required streetwall stepback from 4.5 metres to 3.0 metres (33% decrease);
• Reducing the required side yard tower separation from 12.5 metres to 9.8 metres (22% decrease);
• Reducing the required rear yard tower separation from 12.5 metres to 9.17 metres (27% decrease);
• Increasing the maximum tower floor plate from 900 square metres to 990 square metres (10% increase); and
• Increasing the maximum tower depth from 35 metres to 54.5 metres (55.7% increase).

The proponent submitted the following rationale in support of the request:

1. The subject site is not deep enough to accommodate the required setbacks and stepbacks of the high-rise built form in Centre Plan.
2. The proposed design is compatible with the neighbouring Richmond Yards development and its “unique typology” and was always intended to be developed as part of Richmond Yards. The application letter states that, “Building C & E was intentionally designed with Building RA in mind and includes a 38 metre stepback from Almon Street to ensure a harmonious relationship between the two buildings, with a continuous street wall along the new Almon Street bike lane”.
3. An increase in density is required to provide 41 affordable market units under the CMHC Apartment Construction Loan Program. This program provides the proponent with financing for the project, and in exchange the proponent is proposing to provide 41 affordable units with rents not exceeding 21% of the median income earner’s income, with affordability guaranteed for a period of 21 years. This translates to an approximate monthly rent of $1,788 per month for the affordable units. The affordable units will be offered in the 1-bedroom and junior 1-bedroom unit types.
4. The proposal meets broad Centre Plan policy intent of intensifying areas with frequent access to transit service, allowing a degree of variation in built form requirements within and between Centre designations. An increase in density is required to provide a north/south mid-block pedestrian connection that would connect Robie Street to the neighbouring Richmond Yards development.

The Staff Report (provided below) outlines the development proposal in detail. 

Process

The application will be considered under the Municipal Planning Strategy & Development Agreement process. 

Status

On March 25, 2025, Halifax Regional Council initiated the process to consider amending the Regional Centre Secondary Municipal Planning Strategy and Land Use By-Law as recommended under the Staff Report.

Currently this application is at the public engagement phase of the process. Any comments or questions on the application should be sent to the planner by May 9, 2025.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by HRM staff to properly evaluate the application.

1. MPS Application Letter (March 7, 2025)
2. Site Plan & Floor Plans
3. Rendering
4. Shadow Study