[Halifax] Clifton & King Apartments (2651 Clifton) | 31 M | 10 FL | U/C

[Dmajackson]

Demolition permit submitted for 2652 KING STREET, HALIFAX. This is only a SUD but the zoning is Centre-2 and F.A.R. of 3.5 which would allow for a mid-rise if any adjacent lots are included.

[bartekci]

Originally Posted by Dmajackson

Demolition permit submitted for 2652 KING STREET, HALIFAX. This is only a SUD but the zoning is Centre-2 and F.A.R. of 3.5 which would allow for a mid-rise if any adjacent lots are included.

Can you clarify for us newbies to. zoning what "and F.A.R. of 3.5" as well as "SUD" means?

Thank you!

[Jreeb]

Originally Posted by fatscat

Can you clarify for us newbies to. zoning what "and F.A.R. of 3.5" as well as "SUD" means?

Thank you!

Hi Fatscat, F.A.R. means floor area ratio and it is the ratio of a buildings total floor area compared to the lot it sits on. So if a lot is 5,000 sf with a FAR of 3.5 then the building can have a maximum area of 17,500 sf.

I believe SUD stands for Special Use District however, I am not sure how that impacts the development in question. Would love to hear an explanation from someone.

[Dmajackson]

Originally Posted by fatscat

Can you clarify for us newbies to. zoning what "and F.A.R. of 3.5" as well as "SUD" means?

Thank you!

S.U.D. in this case I meant single-unit dwelling. Normally I don't post demolition permits for those unless it is attached to a known project or on a main street. King Street is neither of these but the Centre-2 zoning it has allows for significant densification.

F.A.R. is floor-area-ratio. It's a number which you multiply by the lot size to get get the maximum allowed square footage of a new build. For example a F.A.R. of 8 means a high-rise is allowed once other rules like setbacks, and max tower dimensions are considered. Centre-2 zoning has the highest F.A.R. allowed in the Regional Centre.

For this site the lot is very small by itself. No larger than 3'000 sq ft so only 10'500 sq ft on new build is allowed. If you add the empty lot next door it is 6'000 sq ft so now 21'000 sq ft is allowed.

Across King Street a 18-19'000 sq ft lot has a 10-storey, 60-unit building planned. Scale that down by a third and this site could have a 4-storey, 16-unit building. Add in the lot to the north and 6-storey is achievable.

Also should be noted that Clifton Recycling which is directly behind 2652 King Street has long been rumoured to be owned by a development company and will be redeveloped in the near-future. I think there is a good chance that 2652 King, 2660 King, and Clifton Recycling is a single development block and this is only the first demolition permit to start the process.

PDF - Maximum Floor Area Ratio Precints (Regional Centre)

The F.A.R. of 8 at Shopper's (Robie @ Almon) is the one to watch in the coming years once they move the store into Richmond Yards.

[bartekci]

Originally Posted by Dmajackson

...

The F.A.R. of 8 at Shopper's (Robie @ Almon) is the one to watch in the coming years once they move the store into Richmond Yards.

Wow, thank you! Such a great explanation and love the addition of the PDF for context around the city. Appreciate you taking the time to write that out.

[Dmajackson]

I've created a new thread from some posts back in 2023.

A building permit was submitted this week for four lots along King and Clifton Streets. This is the long rumoured Clifton Recycling redevelopment!

Google Streetview
PID's: 41465550 , 00168906 , 00168815 , 00168914
Lot Area: ~29'700sq ft
Street Frontage: King Street and Clifton Street
Height: 34 metres
Floors: 10
Units: 159
Developer: Unknown

I'll add some before photos of the site in the next few days. I predict ANS will have more information in an article soon.

Currently two lots are vacant after one was demolished in 2023. The recycling plant remains in operation. OC Automotive appears to have recently closed.

[Musicman Halifax]

This whole area is ripe for re-development.

[Dartguard]

Originally Posted by Musicman Halifax

This whole area is ripe for re-development.

Too true, That is one of the things I have noticed about the last ten year Boom around here. Most of the development on the Peninsula has actually been the retirement of very old, tired and quite small business's. Older Car repair places, Lock repair shops and very old warehouses now with better options occupying the spaces.

I would bet that most of the former owners of these business's never thought in their lifetimes that they would get that offer they couldn't refuse. Generous retirement funds and cleaning up the City in one fell swoop.

[new2halifax]

Originally Posted by Dmajackson

I've created a new thread from some posts back in 2023.

Thanks!

Originally Posted by Dmajackson

Lot Area: ~29'700sq ft
Street Frontage: King Street and Clifton Street
Height: 34 metres
Floors: 10
Units: 159
Developer: Unknown

This is great news, but 10 floors only is a bit disappointing for the area.

[Dmajackson]

Some before photos of Clifton Street frontage (first) and King Street frontage (second). Both photos taken by me. Link to my blog is in my signature.

[Dartguard]

Originally Posted by Dmajackson

Some before photos of Clifton Street frontage (first) and King Street frontage (second). Both photos taken by me. Link to my blog is in my signature.

Wow, those pics look almost like a Crime scene. Sketchy.

[LikeCranes]

Originally Posted by Dartguard

Wow, those pics look almost like a Crime scene. Sketchy.

I half expect to see Rudolph Giuliani having a press conference.

[Saul Goode]

Originally Posted by LikeCranes

I half expect to see Rudolph Giuliani having a press conference.

The Clifton Street venue would've been perfect for 2020 Rudy, but it's way out of 2025 Rudy's league. A cardboard box under an overpass is more his style now.

[OnyxFitzpatrick]

Demolition permit submitted for 2652 KING STREET, HALIFAX. This is only a SUD but the zoning is Centre-2 and F.A.R. of 3.5 which would allow for a mid-rise if any adjacent lots are included.

Exciting potential here! With Centre-2 zoning and 3.5 F.A.R., combining lots could really open the door for a solid mid-rise project. Looking forward to updates!

[IanWatson]

While in no way to I think this should be a reason to impede developments such as this, I do wonder what happens to things like the recycling facility. I can't see new building owners wanting facilities like that as tenants, so do we eventually lose access to these "dirty" but necessary facilities as redevelopment of the peninsula happens?

[someone123]

Originally Posted by IanWatson

While in no way to I think this should be a reason to impede developments such as this, I do wonder what happens to things like the recycling facility. I can't see new building owners wanting facilities like that as tenants, so do we eventually lose access to these "dirty" but necessary facilities as redevelopment of the peninsula happens?

It is a valid question but then again it's natural for facilities like this to be pushed farther out as the city grows. This site is only about 2 km from the heart of the city. Here in Vancouver one of the trade-offs of living downtown is you can't easily drive around and get to facilities like this. There's some stuff that just doesn't exist in the area; even gas stations are sparse to nonexistent. There's some adaptation like having pop-up recycling and pickup, and requiring businesses to recycle products they sell. Overall I think it's a good trade.

Maybe some industrial zoning should be preserved around the Kempt Rd area, particular toward Lady Hammond.

[Arrdeeharharharbour]

Tanner's Recycling still exists at 6393 Bayne Street in the Windsor Street exchange area.

[Keith P.]

I believe that the new building with the yellow covering on its walls peeking out from the right side of the Clifton St picture above is the Millennia Suites, which I don’t think has been mentioned in this forum previously. I believe it is 8 floors and 53 units. Interestingly, it seems to have a low-rise “finger” of new construction that runs along Clifton St from the new building to the corner of North St.

[Dmajackson]

Originally Posted by Keith P.

I believe that the new building with the yellow covering on its walls peeking out from the right side of the Clifton St picture above is the Millennia Suites, which I don’t think has been mentioned in this forum previously. I believe it is 8 floors and 53 units. Interestingly, it seems to have a low-rise “finger” of new construction that runs along Clifton St from the new building to the corner of North St.

Mellenia Suites has been bumped up to 10 FLOORS - 65 UNITS.

My map shows ~700 units planned or under construction within 200 metres of Clifton Recycling. This doesn't include the three Richmond Yard buildings that are already occupied. Add at least 350 units for those and this small neighbourhood will be adding an additional 2'000 residents in only a 5 year span.

[Keith P.]

Originally Posted by Dmajackson

Mellenia Suites has been bumped up to 10 FLOORS - 65 UNITS.

My map shows ~700 units planned or under construction within 200 metres of Clifton Recycling. This doesn't include the three Richmond Yard buildings that are already occupied. Add at least 350 units for those and this small neighbourhood will be adding an additional 2'000 residents in only a 5 year span.

It's a good thing that Robie and North Sts. are multi-lane arteries with plenty of capacity to handle the additional traffic these will create.

Seriously, I wonder if HRM Planning is just rubber-stamping every proposal that crosses their desks with zero regard for negative effects. North St in particular is a complete bottleneck now. If they aren't going to do their jobs, why have them?