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.

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Read Chronicle Herald coverage by Francis Campbell here:

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

Continue reading →

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

 

Common Roots Urban Farm – Transplant it to St Pat’s!

Gardening doula Jayme Melrose at Common Roots Urban Farm (Chronicle Herald, Christian LaForce / Staff / 2015)

An idea planted by FHC led Jayme Melrose and  her volunteers to transform QEHS lands into a place of productive beauty. Now the farm is evicted and still homeless. So let’s imagine the St Pat’s site with that same vision & ask HRM to transplant Common Roots to Quinpool. 95.7’s Listen to Sheldon MacLeod’s interview with FCH for details. 

 

Time to care for Canada’s oldest, besieged Common – Chronicle Herald Op Ed

Rick Howe Interview – Council Caves on Willow Tree Tower

HRM Council approved 25 storeys at Quinpool /Robie.

In June HRM Council ignored public opinion and staff advice to vote 10 to 6 in favour of George Armoyen’s 25-storey tower at Robie and Quinpool. The building will degrade the neighbourhood and the Halifax Common. And the decision assures an elite class of developers that democratically derived rules don’t matter to Council. Hear a quick review…

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

1/3

Celebrate the Common – 250

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

2/3

Celebrate the Common – 250

www.halifaxcommon.ca

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.

-30-
For information on the Friends of Halifax Common: http://halifaxcommon.ca/index.html

Friends of Halifax Common

3/3

Celebrate the Common – 250

www.halifaxcommon.ca

“It Is Our City!” – FHC Comments on The Centre Plan

FHC supports the principles of the Centre Plan but believe it needs a better balance of proper densification and environmental care. Below are recent suggestions and concerns  that we submitted. There are four distinct themes that build on previous asks such as growth scenarios that include commuter rail and 3-D models of what the Centre Plan will permit.

Themes:
• Protecting Halifax’s existing character – urban form, streetscapes & neighbourhoods – best economic, environmental, social and cultural advantage;
• Protecting the Halifax Common and its neighbourhoods – increase green space, parks, playgrounds & green walking/biking networks; 
• Balancing density between Halifax & Dartmouth and distributing density on the Peninsula;
• Climate Change – set targets for GHG reductions, Stop needless demolitions, Protect Solar Access.

Details…

1.  Protect Halifax’s existing character and urban form:
 
There is a serious need within the Centre Plan for better protection of the existing urban form, neighbourhoods and character of the city. That is what attracts tourists, residents and students (30,000+) to the city. The Centre Plan’s increase in height and massing limits to allow greater densities will contribute to rapid transformation and homogenization, and inflated land value and property tax. Under the Centre Plan hundreds of low-rise, mixed-use Victorian and Georgian character buildings with moderate-rent apartments and commercial spaces will be able to be demolished for development. Replacing the streetscapes designated as corridors etc. with 6-storey buildings and fewer trees will be a drastic change for the look, living and walkability of Halifax.

Continue reading →

Willow Tree Tower Ignores Planning Process and Common Interest

May 22, 2018

Dear Mayor and Council,
Re case 18966- 25-storey Armco Project

As members of the Friends of Halifax Common we write to ask that you not proceed with further steps towards approving a 25-storey ARMCO building at the corner of Quinpool and Robie.

We remind you that at the January 16th public hearing was for 20-storeys. At that time there were ~1039 submissions against the 20-storey project and dozens of members of the public who spoke against the development at that meeting and previous meetings. Just prior to the public hearing an independent Corporate Research Associate poll indicated that the majority of HRM residents (52%) supported 16-storeys or less with 1/10 of those surveyed supporting the 25-storey option.

We ask that you respect your own on-going planning processes; for the Centre Plan; and for the Masterplan for the Halifax Common. These processes ensure that an integrated plan is developed with a balance of benefits.

We remind you that a few affordable housing units is not a sufficient trade for how much the public is being asked to give up for this project. The residents of the adjacent Parker Street will have their affordable housing units sadly degraded if this project proceeds. The Halifax Common will be affected by winds that degrade the experience of recreational users of the fields. There will be a permanent afternoon shadow during winter skates on the Oval.

Please seek a balance of benefits and turn down this 25-storey option.

Your truly,
Friends of Halifax Common

 

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.

Postpone Pop-up Stadium Decision, Complete Halifax Common Masterplan

The Halifax Common grant in 1763 was for 235 acres ” to and for the use of the inhabitants of the town of Halifax as Common, forever.” This entire area is to be considered for planning purposes as per the 1994 Halifax Common Plan.

Dear HRM Mayor and Council

Re: Request to postpone decision on Private-for-profit stadium on Halifax Common’s Wanderers’ Grounds until completion of on-going Halifax Common Master Plan Consultation.

Presently HRM is in the midst of a public consultations for the Halifax Common’s Master-plan, a process which began in the December 2017. The consultant team, Upland Studios, CoLab and HTFC, are undertaking a range of opportunities for public feedback to help inform the creation of the Halifax Common Plan as per the attached map. In fact, this Wednesday, April 25th, the 3rd of five public consultations will be held.

At present less than 20% of the 235-acre Halifax Common remains as public open space. The draft Centre Plan intends to add up to 35,000 citizens to the Peninsula but does not plan for additional public green space or parks. We need to keep this important civic space available for public use. Friends of Halifax Common (FHC) therefore requests that the decision to sign a contract for a private pre-fab pop-up stadium on the Wanderers’ Grounds be deferred until the Masterplan is finished.  We stress that the Masterplan is for the entire Halifax Common as per the direction of the 1994 Plan (see attached map). Continue reading →

Halifax Common Consultation – Use 1994 Plan as Starting Point

The Halifax Common grant in 1763 was for 235 acres ” to and for the use of the inhabitants of the town of Halifax as Common, forever.” Under the 1994 Halifax Common Plan the entire area is to be considered for planning purposes.

At the invitation of the Halifax Master-plan Consultants’ Team FHC reviewed and highlighted Ten Items from the 1994 Halifax Common Plan of Current Significance in creating a New Halifax Master Plan…

1. Recognition that the need for a Plan for the Halifax Common was and is brought about “…partly from concern about the increasing number of changes and demands for use and the need for a plan and additional protection for the Halifax Common.”

2. That the 235 acres of the Halifax Common, originally granted to the people of Halifax by royal decree in 1763 and specifically identified in 1859, must be considered as an entity with varying areas and fully addressed with the new Master Plan, otherwise either the boundary of the Halifax Common should be redrawn or the current planning effort re-named. Continue reading →