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  #1  
Old Posted Aug 2, 2012, 3:10 AM
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[Halifax] 2814 Isleville Street | 21 m | 7 fl | Completed

Rendering:

[None Available]

Name: 2814 Isleville Street
Height: 21m
Floors: 7 floors
Status: Excavation
Location(s): 2814 Isleville Street (at Almon Street)
Developer(s):
Architect(s): Michael Napier Architecture Inc.
Use(s): Residential + Ground Floor Commercial
HRM Case #(s): 17756

2012.10.04 - Public Information Meeting
2013.07.22 - First Reading for Schedule 'Q' Amendments
2013.08.07 - Public Hearing. Schedule 'Q' Amendments Approved
2013.09.23 - Development Agreement Final Approval
2014.02 - Demolition of Existing Buildings
2014.03 - Excavation Commences
2014.07 - Foundation Work Commences

Development Agreement - Case #17756




Plans have been released for the vacant lot at the corner of Almon & Isleville Street.

The proposal is for a seven storey residential building with ground-floor commercial facing Almon Street. There will be 24 one-bedrooms and 18 two-bedrooms along with 3'700 sq. ft of commercial. Parking will be accessed via a shared lane off of Isleville with all internally placed on the ground and basement floors. The building will fill out the entire lot area.

Case 17756 Details
Site Plan & Elevations
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Last edited by Dmajackson; Jul 15, 2014 at 6:27 PM.
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  #2  
Old Posted Aug 2, 2012, 3:30 AM
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In the last rendering it looks like there's a second new building shown on the left. Is that the other Isleville proposal? It's getting to the point where you need a map to keep all the North End proposals straight.

Looks like a great little building -- the kind of infill that will allow the North End to live up to its full potential. The character of the older housing will remain but the new buildings will replace underused lots and bring in new people and businesses, making the neighbourhood much more vibrant.

As an aside, there's a traffic study attached and it shows on the order of a dozen cars going in an out of the parkade at peak times. This type of development clearly is not going to result in gridlock for the area.
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  #3  
Old Posted Aug 2, 2012, 5:15 AM
halifaxboyns halifaxboyns is offline
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It's a pretty okay design. The density cap on the peninsula (outside of the HbD area) is really sad. I mean 125 ppl/acre? That's not really that dense. It could be better - my hope is the Regional Centre Plan will take that cap off.

That said - your point about traffic generation is exactly spot on. It's great ammo for a PIM. In fact, I wonder if it's less traffic generated by the school near the St. John's site during typical drop off and pick up?
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Old Posted Aug 2, 2012, 6:15 AM
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Quote:
Originally Posted by halifaxboyns View Post
The density cap on the peninsula (outside of the HbD area) is really sad. I mean 125 ppl/acre?
I wonder when some of the caps were implemented. There are ill-conceived policies like that governing development all over the city -- setback requirements, angle controls, parking requirements, density caps. Many people blame developers for poor designs but in some cases they are basically required by the city. I wouldn't be surprised if a lot of it dates to the 1970's and earlier when urban housing and mixed uses were seen as a negative and low densities were considered a way to control traffic.

That being said, this scale seems perfectly for a side street in a residential district. The big problems are when developers can't put up major buildings in commercial districts and along major corridors.
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Old Posted Aug 2, 2012, 1:43 PM
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I also wish it was a little taller, but overall I think this is a great development for the area. Isleville is pretty sluggish looking right now and this building, along with the one proposed across the street will help add a lot of people to the neighbourhood.
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  #6  
Old Posted Sep 7, 2012, 11:07 PM
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Public Information Meeting - Case 17756

Thu, 4 October, 19:00 – 21:00
2786 Agricola Street, Halifax, NS (Bloomfield center) (map)

Case 17756 Application by Michael Napier Architecture to investigate amending the Halifax Peninsula Land Use By-law by applying Schedule Q to 2814 Isleville Street, Halifax, in order to allow for a mixed use building by development agreement
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  #7  
Old Posted Sep 25, 2012, 2:42 AM
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Project's been changed slightly. The parking is now accessed off of the lane and Isleville Street. There are also new renderings. Personally I think this could work well in the neighbourhood.

http://halifax.ca/planning/Case17756Details.html
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  #8  
Old Posted Sep 25, 2012, 4:38 AM
halifaxboyns halifaxboyns is offline
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Not bad...but the colour rendering could have been better. That said, if this goes ahead I'll be happy with it.
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  #9  
Old Posted Sep 25, 2012, 10:22 PM
worldlyhaligonian worldlyhaligonian is offline
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Maybe if enough of these low rise buildings go up we can see some more significant infill. I like this design because it doesn't have any faux elements.
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  #10  
Old Posted Jul 18, 2013, 9:12 PM
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First reading for this will be on Monday (July 22nd, 2013) night! According to normal process and timelines the public hearing will likely be in September and final approval will be in December.

Case 17756: LUB Amendment and Development Agreement – 5659 Almon Street and 2814 Isleville Street, Halifax
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  #11  
Old Posted Aug 1, 2013, 10:11 PM
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REMINDER!!

Public Hearing for this project is on Wednesday night (August 7th, 2013)!

H&WCC Agenda - August 7th, 2013

I've sent in my support email to the municipal clerk's office and I highly suggest the rest of the SSPer's do the same.

And to Councillor Mason I hope you take all the emails you receive into consideration and vote appropriately.
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  #12  
Old Posted Aug 1, 2013, 11:56 PM
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Quote:
Originally Posted by Dmajackson View Post
REMINDER!!

Public Hearing for this project is on Wednesday night (August 7th, 2013)!

H&WCC Agenda - August 7th, 2013

I've sent in my support email to the municipal clerk's office and I highly suggest the rest of the SSPer's do the same.

And to Councillor Mason I hope you take all the emails you receive into consideration and vote appropriately.
Well, based on the precedent of the Spirit Place denial, this is far too dense and far too tall to be compatible with the neighborhood. So I wouldn't get your hopes up.
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  #13  
Old Posted Sep 19, 2013, 12:42 AM
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Final approval (development agreement) for this project should occur on September 23rd, 2013.

Staff Report
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  #14  
Old Posted Sep 24, 2013, 10:56 PM
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This was approved last night.
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  #15  
Old Posted Feb 10, 2014, 5:24 AM
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A house was demolished to make way for this project over the weekend.

Source : "WORK BEGINS ON TWO NORTH END RESIDENTIAL PROJECTS" by David Guy (February 10th, 2014) - AllNovaScotia.com
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  #16  
Old Posted Mar 5, 2014, 8:02 PM
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Excavation is well underway. Photo taken by me today;

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  #17  
Old Posted Mar 25, 2014, 10:01 PM
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Excavation is almost complete. The only part left to dig up is the small corner keeping the excavator out of the "swimming pool" that has formed.
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  #18  
Old Posted Jun 25, 2014, 5:46 PM
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Excavator went back in the "swimming hole" today. Only a small corner is not completed right now so hopefully the foundation guys will be arriving soon.


Photo by Dmajackson a.k.a. Urban_Halifax on flickr.com
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  #19  
Old Posted Jul 4, 2014, 11:37 PM
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They spent the week swapping the old dirt for some new stuff. The site has been levelled off to 10' below grade. (photo by me today)

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  #20  
Old Posted Jul 15, 2014, 6:32 PM
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Crane base was poured today. This project will now have weekly updates via Tumblr;

The Halifax Developments Blog
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