PLANAPP-2024-01098 – 1389 ROBIE ST, HALIFAX

Request

Application by Zzap Consulting on behalf of the property owner (3088962 Nova Scotia Limited), requesting to enter into a heritage development agreement on lands at 1389 Robie Street, Halifax (PIDs 00135541, 00473009, 00472993, 00135533, 00135525, 00135517, 00135509, 00135491, 00135483, 00135467, 00135459, 00135442) to permit a mixed-use development consisting of the following:

• Construction of two 34-storey (plus penthouse) towers with podiums;
• Construction of one 8-storey tall mid-rise;
• The relocation of unregistered heritage buildings at 1377 Robie St and 5963 College St, as well as the relocation of a registered heritage building at 5969 College St;
• The rehabilitation and adaptive re-use of the aforementioned 1377 Robie St, 5963 College St, 5969 College Street and the registered heritage property at 1456 Carlton St, to create a residential apartment complex; and
• The rehabilitation of three additional registered heritage buildings at 1460, 1466, and 1468 Carlton St.

Background

This development agreement is being sought in accordance with Policies IM-42 and CHR-7 of the Regional Centre Secondary Municipal Planning Strategy (SMPS). Policy IM-42 permits development in the Spring Garden Road – Robie Street (SGRRS) Special Area to be considered through Heritage Development Agreement as set out in Policy CHR-7. Policy CHR-7 permits Council to consider a development agreement on any lot containing a registered heritage building to encourage the conservation and adaptive re-use of registered heritage buildings.

This is a new heritage development agreement application sought in accordance with Policies IM-42 and CHR-7, and it is intended to replace the existing Development Agreement (Case 20761) approved by Council pursuant to Regional Centre SMPS Policies IM-42, IM-45, and IM-46.

Heritage Significance - Carlton Street Victorian Streetscape
Carlton Victorian Streetscape is valued as an excellent example of a Victorian era residential street. Originally Carlton Street was part of the South Commons in Halifax. Prior to 1818 this area was divided into four large lots that were purchased by merchants Richard Tremaine and John Staynor. The lots were again subdivided and houses began to be built in 1860 and continued until 1906. During this period construction materials and labour was inexpensive. Those who had money built lavish houses, such as those on Carlton Street, employing many workers.

Following the end of World War I the cost of building supplies increased and there was a shortage of labour, both of which slowed the construction of elaborate and large homes. In addition, Victorian homes, such as these on Carlton Street, became too costly to maintain and were often converted to rooming houses or hotels. Some were demolished and replaced by smaller, less adorned dwellings. Today Carlton Victorian Streetscape is a rare example of an intact Victorian era street, consisting of seventeen large and lavish homes.

Architecturally, Carlton Victorian Streetscape is valued for its sense of unity in scale, materials, and detail. These homes incorporate and blend elements of the Greek Revival, Modified Gothic, and Second Empire styles. The houses and townhouses range between two and three storeys, which allows for the human element and sense of community to flourish. All of the houses are of wood frame construction. There is a variety in the pitch and type of roof lines, placement of the doorways, and window styles that complement each other’s unique characteristics. In addition, the buildings offer a vast array of dormers, windows, and bays, decoration, porches, and verandas. Each house commands its own attention while complementing its abutting, opposite, or adjacent structure.

Heritage Significance - 5969 College Street

Built in 1894, the building at 5969 College Street is primarily valued as a highly ornate Queen Anne Revival style structure including a prominent eight-sided tower with a bell-shaped roof. This architectural style was used in Nova Scotia for many residences lending an appeal of grandeur to the house regardless of its true size. The building is also valued for its association with Father L. W. Murphy’s Gold Cure Institute. Father Murphy was a priest and research scientist interested in the temperance movement. His institution, active from 1894 to 1897, attempted to treat drug addiction and alcoholism using a double chloride of gold to increase the digestive system and appetite causing a person to become more cheerful. Over 700 people were said to have been treated at this location before it closed due to financial problems.

Proposal

The proposed development includes two phases.

Phase One

• Relocate 1377 Robie St, 5969 College Street, and 5963 College Street to 1452 Carlton Street. This parcel will accommodate the existing heritage building and the three above-mentioned relocated structures for a total of four buildings. These will be converted to into one 34-unit residential apartment complex using structural additions to link them.
• The main entrance to the units will be on College Street and each of the first level units will have street-level access.

Phase Two

• Construct two 34-storey (plus penthouse) towers containing a total of approximately 790 residential units linked by a common lobby and amenity area with approximately 957sqm of commercial floor area.
• Construct one 8-storey tall mid-rise building containing a total of approximately 60 units.
• Provide approximately 500 underground parking spaces with an entrance from College Street.
• Rehabilitate and restore the Heritage structures at 1460, 1466, & 1468 Carlton Street (a segment of the Carlton Street Early Victorian Heritage Streetscape).

Development Agreement Scope

If approved, the development agreement would allow the property owner to carry out the above-noted development proposal. The development agreement would also require the property owner to rehabilitate the registered and unregistered heritage buildings at 1377 Robie St, 5963 College St, 5969 College Street, 1456 Carlton St, 1460 Carlton St, 1466 Carlton St, and 1468 Carlton St, in accordance with the associated Substantial Alterations applications. The Development Agreement will also require the property owner to follow specific building control parameters for the development, which will include such controls as height, mass, architectural design, lot coverage, and others.

Process

Heritage Development agreements are discretionary applications, meaning that they require the approval of Community Council to proceed. Details of the proposal have been published to the municipal website, and a sign will be posted on-site.

In the coming months, public feedback will be solicited via either a fact-sheet mailout or public information meeting, and residents within an 80-metre radius of the site will be notified by mail of the opportunity to provide feedback. Feedback may also be provided to HRM staff by anyone at any time via the contact details provided below.

After public engagement has been completed, and pending approval of the associated application for Substantial Alterations to a registered heritage property, HRM staff will negotiate a development agreement with the applicant and prepare a staff report and recommendation for review by the Heritage Advisory Committee and decision by Halifax and West Community Council. Prior to Community Council’s decision, a Public Hearing shall be held, and this hearing will be advertised through mail-out notifications sent to residents within an 80-metre radius of the site.

Status

This application is in the pre-engagement stage. Once it is deemed ready to proceed to public engagement, residents within an 80-metre radius of the site will be notified by mail of the public engagement process and given an opportunity to provide feedback on the proposed development.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by HRM staff to properly evaluate the application. The documents are also available for review at the HRM Planning and Development office in Downtown Halifax (5251 Duke St, 3^rd Floor).

A – Project / Design Rationale

B – Site Plan

C – Perspective Drawings

D – Elevations of Phase 1 (Heritage apartment complex at the corner of Carlton and College)

E – Elevations of Phase 2 (New Construction)

F – Elevations of Phase 2 (Rehabilitation of 1460-68 Carlton St)

G –Traffic Impact Statement

H – Heritage Impact Statement

I –  Phasing Plan