Tag Archives: Carlton Street/Spring Garden Road

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

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

 

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

Good News – Bad News Purcell’s Cove Backlands & Halifax Common

PAC meets Monday for input on Dexel’s proposed 14-storey highrise at Robie, Shirley, Peperell – directly across from the Common Roots Urban Farm and beside Hotel Atlantica. We need Halifax Common’s Master Plan not another high rise.

There’s good news- a few days ago HRM issued an RFP for the Master Plan for the Halifax Common. Next Council agreed to pay $4.1 million to help protect the Purcell’s Cove Backland. Mayor Savage’s statement, “As our city grows, it is more important than ever to preserve natural recreational spaces,” supports what many citizens believe and want. But planning for the preserving natural recreational spaces requires more than words.

Take the example of the Common Roots Urban Farm on the Central Common-it demonstrates the role nature can play in our lives- healing our spirit, minds and bodies and at the same time grow good food! Although Continue reading →

Enough with the Developer Shock and Awe

Quinpool Road’s proposed future under the Centre Plan (this image does not include rule-breaking developments in process) Click on image to enlarge. Source: draft Centre Plan (March 2017) 107; heights added by the Willow Tree Group

In “A nightmare of evocation as Halifax falls to the wrecking ball,” author Larry Haven (The Coast Aug 17) gives a satirical glimpse into why we worry that Halifax is “surely and inexorably being destroyed by rampant developers and an obliging council.“

The worst is yet to come. A recent Willow Tree Group essay describes the draft Centre Plan’s proposed future for Quinpool Road, one of several targeted growth areas. Its illustration shown on the right is a mini-look at one of multiple Centre Plan areas where height restrictions will be increased to up to 20 storeys. It doesn’t include the proposed Robie Street Corridor where increased heights of 4-6 storeys all along the western edge of the Halifax Common, slowly killing off 100+ historic buildings so more cars and buses can zoom by. And what’s really missing is the huge number of rule-breaker developments approved in advance of the Centre Plan.

HRM Council recently added ~22 developments to the list. These buildings Continue reading →

Does Halifax need Missing “Gentle Density” or Armoyan’s 20-storeys?

FHC’s latest letter to City Council asking them to not approve a 20- or 29-storey highrise at Robie & Quinpool, at City Hall’s April 25th public hearing included Brent Toderian’s

Brent Toderian, former Vancouver city planner now advocates for what his photo shows Halifax already has, “gentle density”.

“Canadian Cities need more gentle density to address housing crunch” article from Halifax Metro. The former Vancouver city planner writes that ground-oriented housing that’s denser than a detached house is the “missing middle” in housing needs.
Something has changed since Mr. Toderian’s keynote speach for the Dexel Group’s 2016 PR campaign promoting towers on the single block of the Halifax Common at Robie, College, Spring Garden and Carlton. Now it seems he would agree that 16-, 23-, 26- and 30-storey highrises are the wrong kind of game changer as they are not conducive to “preserving community building blocks” as part of planning for resilient, diverse, complete and affordable neighbourhoods. But as he describes, this same block is an ideal candidate for in-fill within the middle of the block that would respectfully compliment the existing mixed-use, small-scale historic neighbourhood. Continue reading →

HRM Planning Information Meeting – Wednesday Dec 7th 19 proposals at 1 meeting

Please attend this important meeting and make comments on the 19 proposed developments…

The classic 3-storey Coburg Apartments, is an Edwardian-era building on the South Common that is under threat from the Two developers hope to erect 16 & 30 storey and 20 & 26 storey high-rises in the single block between Carlton, College, Robie and Spring Garden Road under debelopment agreement applications. targeted growth area- Spring Garden Road bounded by Robie, College, Summer Streets and Camp Hill Cemetery.

The classic 3-storey Coburg Apartments, an Edwardian-era building at Spring Garden and Robie, on the South Common,  is one of a dozen+ buildings that will be demolished by two developers if their plans for 16 & 30 storey and 20 & 26 storey high-rises in the single block between Carlton, College, Robie and Spring Garden Road are approved.

Most of the 19 proposals are for highrises that break existing height restrictions and are out-of -scale with neighbourhoods. They’ll cause dozens of affordable small-scale, mixed-use residential units, commercial spaces & historic houses to be demolished. This will harm Halifax’s Common in various ways. Examples are:

  • 13 storey on Robie, Cunard – Compton
  • 14 storey on Robie St, Pepperell – Shirley
  • 16 & 30 storey on Spring Garden Rd & Robie west of Carlton
  • 20 & 26 storey on College & Robie St west of Carlton

Continue reading →

Centre Plan – The Good, the Bad and the Just Plain Stupid

There’s one good change for the Halifax Common in the draft Centre Plan but the rest seems like more bad news…
The Good The draft Centre Plan designates the Halifax Common a “Cultural Landscape” (p 54) but now it needs to make it meaningful by adopting the 1994 Halifax Common Plan as part of the Municipal Planning Strategy so the primary goals to not give up and to re-capture open space on Halifax’s Common are met not just platitudes.

The Bad Robie Street and a dozen other streets such as Cunard, Agricola, Chebucto are designated as “Corridors” with a goal of “redevelopment of new housing, commercial spaces and job opportunities in mixed use buildings” (p 96). By increasing permitted building heights to 4-6 storeys along Robie Street, the Centre Plan will create an incentive for developers to chew through a long-established, small-scale, mixed-use, Continue reading →

HRM Planning Jamboree – Developers Take a Lesson from The Donald

Mr. Trump in 1980 with a model of Trump Tower. Though it was built with 58 floors, he billed it as having 68 floors. Credit Don Hogan Charles/The New York Times

Mr. Trump in 1980 with a model of Trump Tower. Though it was built with 58 floors, he billed it as having 68 floors. Credit Don Hogan Charles/The New York Times

If  you’ve been watching the Halifax development scene maybe you weren’t surprized about the US election. You already know there are no rules.  A one-stop shopping jamboree for 18 new development agreement applications, with an open house style HRM Public Information Meeting on Wednesday, December 7, 12–2 and 6–8, at the Atlantica Hotel will determine the fate of a neighbourhood near you. If approved, many of the proposals will impact the Halifax Common, its perimeter and existing small scale mixed-use residential units, commercial spaces and heritage houses. Some example proposals include:

  • 13 storey tower at Robie between Cunard and Compton (NW corner of North Common);
  • 14 storey tower on Robie at Pepperell (near Common Roots Farm);
  • 16 & 30 storey towers at Spring Garden Road west of Carlton St.;
  • 20 & 26 storey towers on College, between Robie and Carlton St.

Yup, it feels like we’re living a paragraph out of a book that The Donald wrote. Got some architecturally note-worthy property? Go ahead demolish it. Want to replace it with a building that’s too tall for the lot size and doesn’t match the zoning?  Win approval by promising mixed-use, retail, office and residential. Want even more height?  Get more storeys in exchange for a “public” atrium, call it “public space” and put in kiosks to sell your own stuff. Or add art and parking. Maybe a bench? The higher, the richer. Don’t fuss, go ahead wreck the character of the neighbourhood. Call it densification, colour it walkable and sell it as sustainable.  Of course the developers can plan how the city will look – don’t they own the land? Don’t they make the rules?
This week Centre Plan presentations and consultations are at Dartmouth Sportsplex on November 16 & Dal on 17th.  December 2nd is the deadline to submit comments. Details here: https://centreplan.ca/

“Making a Bad Situation Worse,” FHC Centre Plan Submission

Centre Plan Primary and Secondary Targeted Growth Areas

Centre Plan Primary and Secondary Targeted Growth Areas

“We see the draft Centre Plan as making a bad situation worse. We urge a complete re-thinking of the draft Plan.”  Howard Epstein, Board Member, Friends of Halifax Common

Below are FHC Board Member Howard Epstein’s comments on HRM’s June 27th draft Centre Plan Growth Scenarios submitted to HRM Community Advisory Committee. His letter addresses concerns about the Plan’s general approach and the failure to protect the Halifax Common. Click Here to read previous FHC submissions to HRM’s Centre Plan (PDF) and here (previous post).

August 5, 2016

I am writing on behalf of the membership of the Friends of the Halifax Common to offer comments on the draft Centre Plan.

While the main focus of the FHC is on those aspects of the draft Plan that have immediate impact on the Common, we see those matters as arising in an overall context. That is, the general approach of the draft Plan is also reflected in those portions that are directly related to the Common. These comments, therefore, start with the overall approach of the draft Plan, and then move to specific focus on the Common. Continue reading →