Tag Archives: Centre Plan

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 →

CBC’s Bob Murphy Interviews Councillor Outhit, Joachim Stroink & Peggy Cameron

Please listen to the interview and then let CBC know what you think:
1-888-686-6246 or mainhfx@cbc.ca

HRM Councillor Shawn Cleary has crafted a deal for a new public hearing for a 25-storey proposal for George Armoyen at Robie and Quinpool instead of the 20-storey proposal presented to the public on January 16. Its more bad dealing- 25-storeys may get 10 affordable housing units for 15-years but the Centre Plan would have required 36 affordable housing units for 15-years.

And the public interest and opposition continue to be ignored. A recent opinion poll conducted for the Willow Tree Group by Corporate Research Associates found 52% support 16-storeys or less (26% support 16-storeys; 22% support the current building height of 10-storeys). And only 15% want 20-storeys and 10% want 25-storeys.

Existing regulations to protect the 2 & 3-storey neighbourhood’s affordable housing and Halifax Common by limiting the size, height, mass, density etc. are being ignored. The developer has misused HRM’s bogus on-line survey but HRM staff has not corrected this. Recent public submissions totaled 1038 against and 333 for, but the Clerk’s office counted 851 cards signed by opponents as 1. The common public participate but who is looking out for the common good?

Sheldon MacLeod Interview -Why is Quinpool Business Association Boycotting Neighbourhood?

FHC wonders why Quinpool Road Mainstreet District Association enthusiastically endorsed APL’s proposed 25-storey building at Robie & Quinpool at the public hearing meant to consider 20-storeys.

January 16’s public hearing for a 20-storey proposal became one on 25-storeys after a few affordable housing units were promised. HRM has no authority under its Charter to enforce affordable housing requirements and has no definition of affordability.

Residents oppose this block-buster project and have engaged with the Centre Plan and Halifax Common Master Plan processes in hopes of developing a vision for the district that respects existing neighbourhoods & the Halifax Common. The Business Association has sent a strong message that working with the city planners and residents is not their priority. Listen to this Sheldon MacLeod interview to learn more.

Speak or Write for the Common Good – City Hall, 6pm Tues Jan 16

Save the date– George Armoyan’s APL proposal for 20- 25- or 29- storeys at Quinpool, Robie & Parker next the the Halifax Common has a Public Hearing on Tuesday January 16th, 6pm at City Hall. 

Please attend – this tower is bad news for the Halifax Common and bad news for the neighbourhoods. It will cause shadows on the Oval for the entire afternoon skating season (see image) and year-round gusty winds at Robie-Quinpool-Parker and across the Common. It will loom over adjacent properties and the public open space at the Common and Parker St Park.

Twenty storeys isn’t allowed under present rules or under new draft Centre Plan rules but APL wants the Mayor and Council to break at least 7 rules that safeguard the public interest and protect the Halifax Common. Examples are…

  • Height: 2 – 4 times what’s allowed
  • Setbacks: not far enough from other properties or streets
  • On-site parking: less than required
  • Density: 4.7 times what’s allowed
  • Context: not compatible with neighbourhoods or Westwood’s 6-storey Robie St proposal.
  • Land-scaped open space: not enough
  • Traffic: too much

Don’t let HRM ignore the rules and the input of hundreds of common citizens who have told them to wait for the Centre Plan and finish the promised Master Plan for the Halifax Common. Respect the process. Respect the Plans.

This building harms the area and isn’t necessary. Densification doesn’t mean destroying neighbourhoods or public open space. And demolition isn’t sustainable; it takes 10-80 years for a new building that is 30% more efficient to overcome through efficient operation, the negative climate change impacts relating to construction. Renovation would use half as many materials and create twice as many jobs. Mid-rise (5-storey) development along Quinpool could create 2,500-2,800 new residential units that would easily blend with the main street.

Come and speak directly to the Mayor and Council before they decide. Ask them to make a decision to benefit the Common good not a private developer. If you can’t attend the public hearing please contact your Councillor AND write clerks@halifax.ca

Help spread the word with social media. Ask others for Help!

 

Rick Howe interview re Corridor Wasting Disease

Rick Howe’s interview Peggy Cameron about her photographic exhibition- Corridor Wasting Disease: Robie Street, A Case Study  helps us understand why proposals such as demolishing 7 houses to build an 8-storey box at Robie, Compton & Cunard are the worst choice for the economic, cultural, social and environmental needs of our city. The exhibition continues at the NS Museum of Natural History until Nov. 2nd.

Chronicle Herald Review – Artist critiques HRM’s plans: Robie St., a case study

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 →

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.

Please, Write to Stop this Shady Dealing!

Tell the Mayor and Council to Stop this Shady Dealing! Download the ‘poster’ here: Stop This Shady Dealing

HRM Council moves one step closer to approving a 20 or 29- storey mega-lithic money-maker tower for APL (George Armoyan) at Robie & Quinpool on March 21st. That’s against what 99% of citizens who spoke at public meetings or wrote letters want.

But letters don’t get carried forward so if you didn’t write in March, Councillors won’t know you are against this project!  You still have time to write to tell them to not continue the approval process. Ask them to focus on the Centre Plan and the Halifax Common Plan, not individual developers.

FYI – 20 storeys isn’t a compromise-its twice as high as what’s allowed, as what’s there & two floors higher than the convention centre.

This is the thin edge of the wedge as other developers are chomping at the heels of staff and council to get break rules for their proposed projects for  13-, 14-, 16-, 20-, 25-, 26- and 30-storeys on or next to Continue reading →

Write to Stop 20+ or 29-storeys at Quinpool/Robie

Armoyan’s proposal comes before Council on Tuesday, March 21. As a next step, a public-hearing date will be scheduled. Please write to say: re Case 18966: Do not approve APL’s 20 or 29-storey tower at Robie & Quinpool at this time. Wait for the Centre Plan.

Dear Mayor and Council:
Please say “No!” to the proposed 20- or 29-storey Armoyan tower at Robie & Quinpool. What’s there, a 10-storey office tower, is what’s permitted. Don’t spot-rezone to advantage a private developer. Wait for the Centre Plan. Wait for the Halifax Common Master-plan.

To date, 120 individual written submissions, 3 community group submissions and a Willow Tree survey have opposed increased height at this corner. That’s 99%+ of all participants. Evidence in HRM’s staff report recommending 20-storeys (2 storeys higher than the convention centre) at this site is thin, biased and misleading.

Citizens’ right to peaceful enjoyment of their neighbourhoods, the Halifax Common, the Oval, the Common Roots Urban Farm or the skate park must be respected. Regulations for height restrictions at this corner exist precisely to protect the area against more or higher towers, wind, shade, blocked views, traffic etc. The existing towers are non-conforming anomalies, mistakes that should never be repeated or made worse.

Respect the citizens. We support responsible development; that is why you must respect the regulations and stick to the Plan.

Keep the Common Good.

Yours truly,
Name & Address