Category Archives: OPINION

Friends of the Halifax Common send letters to the media and to public officials regarding protection of and development of the Halifax Common.

Planning A Carlton Street Super Block Isn’t Urgent – It’s Premature, Piecemeal and Peculiar.

Why exactly are Mayor Savage and HRM Council following the lead of the Lawen/Dexel and Rouvalis developers who want to break rules and jump ahead of HRM’s planning process to build 16, 20, 26 and 30-storey towers on the Carlton Street block of the Halifax Common? Listen to Rick Howe’s interview with FHC director Howard Epstein about his letter to Mayor and Council to hear some of the many reasons why the proposed super blockers should be deferred or defeated.

Read the letter here: FHC Director Howard Epstein’s letter of Jan 28th to Mayor and Council re: Carlton Street

 

Want to help out? Scroll down to find a poster and 2-sided flyer you can print and distribute.

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Heritage is Greater than the Sum of the Parts

In early January FHC as part of Development Options Halifax held a media conference to show a model of two massive developments (16-, 20-, 26- and 30-storey towers) proposed for the historic Carlton Street area together to the public for the first time. Listen to the interview below by News 95.7 Sheldon MacLeod about the work that this group is initiating, to learn what better and more sustainable options for densification in Halifax could be, and to understand the context on what is at risk if we follow these developers’ lead and lose older, smaller, mixed-use neighbourhoods.

Proposed changes to heritage properties in this historic neighbourhood were approved by the Mayor and Council on Jan 29th- see details below. This continues the way for the two proposals that together are equivalent to ~80% of the new convention centre, and the demolition of 12 buildings on the Halifax Common’s only remaining historic neighbourhood. (See three related media stories below.) 
 

Please take action! There’s a draft sample letter that you can copy and paste to the Mayor and Council, the Heritage Advisory Committee, the Halifax and West Peninsula Community Council c/o clerks@halifax.ca here https://www.facebook.com/pg/halifaxcommon/posts/ and there are other details here https://www.developmentoptionshfx.com/take-action/  

 
 
Some approved changes to Carlton St. Heritage properties are:

Case H00456 (Rouvalis) proposes several amendments to heritage properties in the historic Carlton Street area. The major one is relocating two buildings on College Street east to lots adjacent to Carlton Street so their properties can be freed up for the proposed 20 and 26 storey developments. After the move, the Gold Cure Institute, a registered heritage building at 5969 College Street and the unregistered 5963 College would be re-registered as heritage properties. Parking for 384 underground vehicles is proposed to go next to the heritage properties on College Street.



Case H00462 (Lawen/Dexel) proposes several amendments, the major ones being the subdivision of four rear yards of houses on Carlton Street so the new lots can be part of the proposed 16 and 30 storey developments. As part of this, 5950 Spring Garden Road, a house which was joined to 1494 Carlton Street (the home of Margaret Marshall Saunders at the corner of Carlton Street and Spring Garden Road) with an adjoining addition in the 1990s making it a heritage property will be demolished. Parking access for 380 underground vehicles is proposed to go between the Margaret Marshall Saunders home at 1494 Carlton Street and 1484 Carlton Street.

In 2012 and again in 2016 Heritage Trust requested that this area be considered a Heritage Conservation District as 50% of the buildings in the area are heritage and another 11 would qualify. So why is HRM working to move, demolish and subdivide heritage properties when the only beneficiary is private profit for private developers who want 16-, 23-, 26- and 30-storey towers to loom over Carlton Street?

Time to Start Over – Spring Garden Road, Robie, College, Carlton St Projects are TOO Massive

“Development Options Halifax” is a new group using technology to model two proposals for four towers 16, 30, 20 and 26-storeys, at Spring Garden Rd, Robie, College and Carlton Streets and to explore alternatives. At 3/4 the size of the Nova Centre these are among the most colossal proposals in Halifax to date. If approved the scale of all subsequent development in the city will change. So far in the planning process the two projects have been separate. By presenting the model of the two developments together in the context of Carlton Street and the adjacent neighbourhood Development Options hopes the public will be better informed and ask for a more transparent process. Please write to clerks@halifax.ca (Below is a sample letter)

Dear Heritage Advisory Committee, HRM Halifax and West Community Council, and Mayor and Council;

The older, smaller, Carlton Street neighbourhood is just the kind of neighbourhood that gives the best return on measures for economics, hidden density, affordability, local business, diversity and desirability. And re-using and retrofitting existing buildings almost always offers the best environmental choice over demolition. Instead of demolishing 12 buildings for four out-of-scale towers that will loom over historic Carlton Street, only small scale in-fill development should be permitted. Protect the last historic neighbourhood on the Halifax Common and Carlton Street, a nationally recognized “rare” Early Victorian heritage streetscape. Make the best economic and environmental choice for densification: do not approve the proposed 16, 20, 26 and 30 storey towers.
Sincerely,
(Name, Address)

Learn more at: developmentoptionshfx.com

Rick Howe 95.7- Carlton Street Area- Conservation District or Developers’ Demolition Dream?

The Dexel proposal is for 30- and 16-storey towers with 250 residential units plus 60,000 ft2 of office space, ~21,000 ft of commercial and 380 underground parking units (entrance/exit on Carlton Street). This proposal will requires the demolition of roughly 8-9 buildings destroying ~20 small-scale residential and commercial units mostly at Spring Garden Road.

Next steps for 2 proposals for 16-, 20-, 26- & 30-storey towers beside Carlton Street, (Halifax’s only Heritage streetscape?) will be a review by the Heritage Advisory Committee and then the Halifax and West Community Council. Meeting dates are not yet scheduled.

Up to 11 buildings on the last historic neighbourhood of the South Common will be demolished at Spring Garden, Robie and College. The proposals ignore the 1994 Halifax Common Plan’s commitment to plan for the entire 240 acre grant.  They ignore formal requests to HRM for a designated Conservation Area. And they ignore overwhelming public opposition. Learn more with Rick Howe’s interview.

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Read Chronicle Herald coverage by Francis Campbell here:

Developer pitches twin towers for Halifax’s Robie Street, concerned group counters

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Designate Carlton Street Area as Conservation District!

Two developments for four towers (16-, 20-, 23-, 30-storeys) on the single block between Carlton, Spring Garden, Robie & College continue on a path to destroy dozens of affordable housing and small-scale commercial units on the last historic neighbourhood on the Halifax Common’s South Common. In an August 29th letter to Mayor Savage  FHC Director Howard Epstein requested a halt to these proceedings until a Heritage Trust request made in 2012 and another request in 2016 that the area be considered a conservation district or part of a conservation district are considered.  FHC didn’t hear back from Mayor Savage.

The classic 3-storey Coburg Apartments, an Edwardian-era building on the South Common, is one of dozens of buildings under threat by two developers who hope to erect 16 & 29 storey and 20 & 26 storey high-rises in the single block between Carlton, College, Robie and Spring Garden Road. Formal requests in 2012 and 2016 for this area to be designated a Conservation District have so far been ignored.

This week Case 20761 & Case 20218 come before the HRM’s Peninsula Advisory Committee (4pm Mon) and HRM’s Heritage Advisory Committee (4pm Wed) at City Hall. These committees act on behalf of all citizens. Their duty is to use their power to balance the interests of all residents, not just pander to the pursuit of profit by certain private developers. So, FHC’s September 24th letter to PAC and HAC asks that PAC & HAC request that proceedings on the proposals are halted until the 2012 and 2016 requests for a Conservation District for this area be considered.

The proposed 4 towers, 2 others in the works plus an 7 existing  means 13 in total for this small area. Why aren’t these 13 towers being considered together? Where are the 3-D models and studies for cumulative impact of wind, shadow, traffic, noise?

Over half of the buildings in the area have Heritage designation and 11 more qualify.  The towers aren’t necessary; Centre Plan’s growth target of 400 residents could be achieved with one 5-storey apartment building and the already approved 18-storey Killam tower next to the Camp Hill Cemetery.

Why isn’t the city building on the economic, social, environmental and cultural advantages that small-scale, older, smaller buildings are proven to provide? And how does destroying buildings to replace them with greenhouse glass and concrete towers address climate change? Or fulfill the need for ‘gentle or middle” style housing that can support density and attract families?

Who runs city hall? Mayor Savage doesn’t answer correspondence and HRM planning ignores valid input and concerns.  Write the PAC and HAC to ask that they request a halt to the projects and recommend Conservation Designation for the area. Remind them to act on behalf of all citizens, not developers. clerks@halifax.ca

 

FHC’s Presentation to Council at Willow Tree Public Hearing

Present rules restrict Armco’s 11-storey building at Robie and Quinpool to its present size to protect the Halifax Common and its neighbourhood.

June 19, 2018

Dear Mayor and Council,

Friends of Halifax Common oppose this proposed 25-storey tower. Further we believe this project is the wrong focus for HRM staff, Council and the public at this time.

FHC has closely followed or participated in the ~ 20 “events” that have led to today’s extra public hearing. These included public information meetings, Peninsula Advisory Committee meetings, a survey, HRM staff reports and supplementary reports, Community Council and Council of the Whole reviews and votes and scheduled, cancelled and re-scheduled public hearings. FHC’s major review and request for a new comprehensive staff report submitted in May 2017 has been ignored.

This project’s consumption of HRM staff and Mayor and council resources paid for by the public tax dollar has all been to ensure that the desired profit of an unsolicited project owned by a single developer can be met and has proceeded without disclosure of any business case or financial evidence.

The proposed tower should not be considered for many reasons.

  • It breaks 10 Halifax Peninsula Land Use By-laws under the Municipal Planning Strategy and could not be built under the draft Centre Plan.
  • HRM staff have recommended against this height-they are your professionals.
  • The majority of the public oppose the building and its not just a small vocal minority as asserted by the developer. An independent CRA poll found that over half of those polled supported 16 storeys or less and only 10% supported 25-storeys.
  • Densification can happen but this project is not needed- Grant Wanzel and Steve Parcell, professors from Dalhousie’s School of architecture as members of the Willow Tree Group found that ~3000 residents could be added to the Quinpool Road area with in-fill and buildings of between 4-6 storeys. And under the Regional Plan 125 persons/acre can be accommodated in a 3-storey building or in 3 storeys of residential on a commercial base in the Quinpool Corridor.
  • And finally other buildings can be and are being built without controversy because they conform to existing planning rules- a recent example is the 11-storey commercial and apartment building constructed by Ross Cantwell on Gottingen St., built as of right.

Ad hoc decision making that gives preferential treatment to individual developers instead of balancing it with the public interest is not the way to plan for the future of our city.

In 1994 the City of Halifax adopted the Halifax Common Plan which was the outcome of a public consultation process stemming from citizen frustration over ad hoc decisions It committed the city to develop a masterplan for the 235 acre Halifax Common in conjunction with overall planning of the city. The long term management plan was to encompass a vision that ensured protection of the Halifax Common and the recapture and the retention of Halifax Common land. Buildings that were meant to return to the Halifax Common included the CBC TV, the QEHS, the Grace Maternity,

It is a problem that HRM is making this decision about this individual developer’s 25-storey project without first following through on its commitment made with the 1994 Halifax Common plan – that is to complete the master plan and to do it within the context of planning for the city. This building and other proposed high rises under the draft Centre Plan and several individual Development Agreement processes in the works will have a huge and negative impact on the Halifax Common with increased wind, traffic, blocking the western sky and in this case a permanent shadow on afternoon skates on the Oval.

Wouldn’t it be amazing if staff resources and council time was focused on planning for our city? What if the priority was not that the owner of APL meets his desired profit but to complete the master plan for the Halifax Common and the draft Centre Plan?

Thank you,

Peggy Cameron
Co-chair, Friends of Halifax Common

FHC – Being For Good Public Process — Not Against Oval

June 19, 2018

Dear Mayor and Council Re- The Oval

I believe it is always best to have public perception reflect reality. At last evening’s public hearing there were a couple of references by council that members of the audience had been against the Oval but were now presenting that they were concerned about the effect of the proposed 25-storey building’s shadow on it. It is unfortunate that Friends of Halifax Common were not granted their request in 2011 to speak before Council about their ideas for the Oval and some Councillors may have the wrong impression of the position FHC has with respect to the Oval.

To clarify any confusion about the position of Friends of Halifax Common on the Oval please find attached the FHC press release from April 2011. It reflects the position of the FHC then and now. You will read that we included comments by Derek Hawes a refrigeration expert who had been working throughout the province to help arenas/rinks reduce GHG emissions and improve energy efficiency. His information about 140 homes being able to be heated from waste heat is what led the FHC to support the Oval be located at the Central Common. Waste heat from the Oval would have been sufficient to heat all of the institutional buildings (hospitals, school, museum, pavilion, CBC TV) in the area. These were details FHC brought forward when we voluntarily went to a number of community council meetings (because we were unable to speak to Council of the Whole) to suggest a better process would result in a better outcome.

It was the architectural firm DRSA that had a volunteer team of architects come forward in support of the Wanderers Grounds as a location for the Oval. They were brave to do so at that time because in Halifax alternative positions often get framed as being anti. Ironically they were later awarded the RFP for the new building on the North Common although they considered this to be an inferior location. FHC may have mentioned this as a solution, but it was generally referenced as being this firm’s idea.

Friends of Halifax Common

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www.halifaxcommon.ca

FHC did oppose the construction of a new building on the North Common. Our position was always that the existing Pavilion building next to the skatepark be re-built or repurposed and used for a general recreational facility. This is where the majority of hard-surfaced infrastructure already is. We also proposed that if there was a broader consultation other ideas would come forward. For example Winnipeg has a yearly architectural competition for the design of temporary warming huts that create a special creative but functional solution. In response to the RFP from HRM FHC critiqued the building plan for its lack of public space-it primarily serves the needs of support staff and equipment and zamboni storage.

These details may be too nuanced for the press or Save the Oval members to have paid attention to however I believe it is worth while trying to represent the facts rather than the rumours in any discussion. Perhaps what this speaks most strongly to is the failure of good process and transparency in decisions with respect to the Halifax Common which often results in short-term solutions, polarized perceptions and rumour- mongering.

Open discussion with citizens can be the opportunity for good ideas. For instance had the Oval been located on the Central Common the waste heat could now be used for a year-round heated outdoor pool at the proposed new aquatic centre.

And the Common Roots Urban Farm is the outcome of an idea and the work of FHC. FHC had several meetings with some visionary folks at Capital Health to encourage them to use the former QEHS site as a garden. After we convinced them to proceed it was our group that introduced Jayme Melrose to them and the rest is history.

As with last evening’s presentation FHC’s ask has always been that the City honour its 1994 commitment to develop a master plan for the 235 acre Halifax Common in conjunction with overall planning of the city such that there is best outcome for the common good. Adding an unsolicited 25-storey building that shadows the Oval does not meet that criteria.

Thank you,

Peggy Cameron
Co-chair, Friends of Halifax Common

Friends of Halifax Common

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PRESS RELEASE- FOR IMMEDIATE RELEASE

April 27, 2011

(Halifax) In its rush to Save the Oval, the HRM staff report on the Canada Games Oval recommending a single centralized skating facility on the North Halifax Common has miscalculated the price tag and budget implications.

“One cost missing is NSPI’s forecasted 20% electricity rate increase by 2015,” says Alan Ruffman, Executive member of Friends of Halifax Common.

“Another is the increased cost of energy consumption and maintenance of such a large outdoor ice surface when Environment Canada is telling us that, thanks to climate change, we’ve just come through the warmest winter on record- the 14th in a row, and one with many extreme weather events that bring high winds, high rain and snowfalls and lots of power outages,” concludes Ruffman.

Derek Hawes, project manager for the Ice Rink Energy Programme that is operated through the Recreation Facility Association of Nova Scotia, raised several concerns with HRM about the oval.

“This one facility has a similar refrigeration capacity as eight indoor community arenas, and in another location such as the Central Common or Beasley Field, the waste heat could be used to heat approximately 140 homes or the equivalent number of public buildings such as hospitals or a school,” said Mr Hawes.

“I suggested a number of other skating options, including skating paths in Victoria Park, on the Grand Parade or other community destinations where the waste heat could be used, but for the staff, the oval on the Common was a done deal,” Mr. Hawes continued.

Hawes is also concerned about the quality of the refrigeration units the city purchased: “I have reason to believe the long-term operating and maintenance costs will be significantly higher than staff projected.”

“Unfortunately, Council was misled and based their decision on misinformation provided in the staff report- If the oval goes ahead, it would be the most expensive and environmentally unfriendly rink ever built in the province.” concluded Mr. Hawes.

Friends of Halifax Common presented at several HRM Community Councils meetings to urge more time be taken so the best decision is made. Members suggest that the oval could be a focus for the redesign of the Central Common or, as proposed in the original plan for the Canada Winter Games Skating oval, to have a network of community neighbourhood skating venues throughout HRM instead of forcing everyone to drive to one destination.

The North Common is less than one-third of the original public open space on the Halifax Common.

“The skating oval is another example of where the HRM staff are rushing into a poor planning decision for the Halifax Common instead of respecting a long-term master-plan,” said Beverly Miller, FHC Co-chair. “Public open space on the Halifax Common will be lost, or continue to be covered with concrete or remain under threat of commercialization as long as there is no proper public process,” concluded Miller.

Theestimateformakingtheovalpermanentisapproximately$6milliondollars. Althoughsponsorshavecome forward, all HRM taxpayers will be contributing $8 per $100,000 property value. No estimates have been provided for multiple outdoor skating rinks throughout HRM.

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For information on the Friends of Halifax Common: http://halifaxcommon.ca/index.html

Friends of Halifax Common

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We Need More Green Space Not Less- 95.7 Sheldon MacLeod

We need nature. Whether its a plant or a park, the evidence that public open space has important physical and mental health benefits is growing.  But even-tho the Centre Plan wants 30,000+ new residents within HRM’s urban core we are shrinking the Common. On April 24, one day before a public consultation for the Halifax Common, Mayor and Council approved a private pop-up stadium on the Wanderers Grounds. While the field has been used by sports teams since the 1880s it was for amateur players. Now amateur soccer, rugby, football, Frisbee players will have 20% less field time-which by they pay for- so a developer can profit from our Common.

The Halifax Master Plan consultations needs to take inspiration from the work of others by starting with the 1994 Halifax Common plan, planning for the entire Common and expanding our green space.

Developer Delays May 23rd Public Hearing – FHC Requests New HRM Staff Report

For the public record, FHC is calling for a new HRM report before a public hearing to consider APL’s 20 or 29 storey skyscraper is held. Inaccuracies, biases, omissions and false statements need to be corrected and the significant input by citizens be respected, otherwise the process is meaningless.

For a second time developer APL has asked to delay the HRM Public Hearing for its 20 or 29-storey highrise at Robie and Quinpool. FHC has written City Hall to request a new HRM staff report  before HRM Council holds a Public Hearing. FHC’s concerns about accuracy, bias and comprehensiveness of analyses and statements by staff and councilors are included in an executive summary to Mayor Savage, Councillors, and Chief of Planning Bob Bjerke. See PDF:
2017, May FHC Mayor & Council, new APL staff report
A second document details all 16 items of concern. See PDF:
Attachment, new APL staff report required

Citizens have been almost unanimous in their opposition to both 20 and 29-storeys but their knowledge and input are being ignored. There is no justification for the project which cannot be built under existing regulations or under the draft Centre Plan. If the HRM Staff Report is not corrected, the process is meaningless. Both the April 25th and now May 23rd dates have been cancelled at the request of the developer.

Wanderer’s Grounds “Pop-up” “temporary” stadium illegal

Proposed “pop-up” “temporary” stadium on Halifax Common Wanderer’s Grounds is illegal says Friends of Halifax Common.  A proposed private, long-term use of Halifax Common lands is not permitted under legislation governing the Halifax Common. Nor is it considered in the 1994 Halifax Common Plan documents which emphasize that temporary events are for a “limited amount of time” or a “short period of time” and understood to not restrict “general public use and access”.

Friends of Halifax Common asks HRM Mayor and Council to do its homework before it pursues a private partnership to put a 3,000 – 6,000 person stadium on the Halifax Commons’ Wanderer’s Grounds.

2017 FHC letter, Mayor & Council, CAO stadium

The proposal involves many questions but the larger issue is the private use of the public’s space for private profit of a private businessman. The developer’s promotional language readily adopted by HRM staff or Council such as “pop-up” and “temporary” and “small” does not apply to the project as the private business seeks a substantive long-term commitment of three Continue reading →

News 95.7, Rick Howe – “Pop-up” “Temporary” Stadium is Private & for Profit

Rick Howe talks with Peggy Cameron about why the best use of the Wanderer’s Grounds isn’t a private business person’s permanent

Halifax Common’s Wanderer’s Grounds (photo credit – Alvin Comitor)

3,000- 6000 seat stadium with 60 port-a-potties. In fact it isn’t even legal. Instead HRM needs to stay focused on the big picture – a master plan for the Halifax Common – committed to since 1994.

Wanderer’s Grounds’ private “pop-up” “temporary” Stadium Illegal

‘Pop-Up’ ‘Temporary’ Stadium on the Wanderer’s Grounds is doublespeak for ‘Pre-fab’ ‘Permanent’. Sixty port-a-potties and professional soccer league team aren’t the right fit for the Common good.

A proposed private, long-term use of Halifax Common lands is not permitted under legislation governing the Halifax Common. Nor is it considered in the 1994 Halifax Common Plan documents which emphasize that temporary events are for a “limited amount of time” or a “short period of time” and understood to not restrict “general public use and access”.

Friends of Halifax Common asks HRM Mayor and Council to do its homework before it pursues a private partnership to put a 3,000 – 6,000 person stadium on the Halifax Commons’ Wanderer’s Grounds.

They have not yet received response to either January or April 2017 letters

2017 FHC letter, Mayor & Council, CAO stadium

2017 FHC Mayor and Council, stadium

The proposal involves many questions but the larger issue is the private use of the public’s space for private profit of a private businessman. The developer’s promotional language readily adopted by HRM staff or Council such as “pop-up” and “temporary” and “small” does not apply to the project as the private business seeks a substantive long-term commitment of three years and extension to six years or more.

The proposed project also involves considerable permanent and semi-permanent infrastructure including 3,000 – 6,000 seats and sixty port-a-potties. And it wants to attract a Halifax-based professional soccer team. The sports presenter business also hopes to host other outdoor sports and entertainment uses including rugby, lacrosse, volleyball, music concerts etc.

“Its disappointing that HRM is more motivated to set up a private business on the Halifax Common than to work on its basic commitment of managing the lands for public benefit,” said Peggy Cameron, co-chair of Friends of Halifax Common. “If the Wanderer’s Grounds was in such bad shape it couldn’t be used for last year’s Rugby Tournament that’s the reason to fix it this year, its not the reason to do a side-deal with a private business,” said Cameron.

FHC has written to Councillor Waye Mason to caution him against his selective use of the 1994 Halifax Common Plan to find statements that seem supportive of such a venture but that are taken out of context. The over arching theme of the documents is that “privately sponsored events with paid admission on the Common are acceptable provided they are open to all with paid admission and the public is denied general use for only a short period of time.”

Rather than just agreeing to the first unsolicited project idea for a stadium, FHC suggests that a better process would be for the Mayor and Council to issue an RFP. That process should have criteria for a site near where the bulk of HRM’s population lives, that is better served by public transit, parking and road access, and that if successful should be able to be made permanent or expand. Some possibilities might include Exhibition Park, Burnside, Bayer’s Lake, Dartmouth Crossing.

FHC was founded in 2007 and works to ensure that space on the Halifax Common is protected as per the public’s wishes and as recorded in the 1994 Halifax Common Plan.