[Halifax] One 77 (7177 Quinpool Road) | 111 m | 34 fl | U/C
"Peninsula Shoreline of the Northwest Arm
Although outside the geographic area covered by the Council motion, staff also note that a large lot located west of the Armdale Roundabout at 7177 Quinpool Road is partially zoned R-3 and partially zoned C-2 under the Halifax Peninsula Land Use By-Law (LUB). At the date of drafting this report, construction permits have been issued for a 32-storey multi-unit residential building under the existing zoning and as-of-right permitting process. This tall building is allowable because, unlike the Mainland LUB, the Peninsula R-3 Zone has no specific height limit and instead relies on vertical angle controls and density limits. The vertical angle controls, in turn, allow taller intrusions based on additional, horizontal angle controls. As a result, a tall, narrow building on a large lot can be oriented in such a way that its height is limited only by economic viability of the development and the density limits in place." https://www.halifax.ca/sites/default...19hwcc1311.pdf The development permit for the site was issued in January and is for $20 million and 77 residential units. |
Seems like a little bit of a play on the developer's part. With only 2.4 units per floor I can't see how the floor plates would make any economical sense.
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Land clearing appears to have started on this site.
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Are there any drawings available for this?
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Additional approvals can also be used to for financial purposes. The approved density can be used as collateral to finance other projects. Not to say that there's anything wrong with doing either of those things. If you have rights under planning rules, why not use them? And it's not like it's free to get a permit. I have no idea if anything of the sort is happening here. Maybe there's a market for penthouse-style units on every floor. Certainly this would be a nice location to be on the 30th floor, looking down the Arm. |
Yes, it'll be interesting to see what happens. If they do end up building a narrow 32 storey building that could be interesting.
I am not sure what the construction costs are like in these different scenarios, but the developers seem to prefer squat 15-20 storey buildings (or maybe that's what the planning rules encourage). If there are few units per floor then that might allow them to get away with fewer elevators. |
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https://www.theguardian.com/cities/2...rks-super-rich |
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That view + great neighborhood + proximity to shopping... it wouldn't be crazy to assume the upper floors would be all in the million range. |
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Cities like New York infamously have a lot of "investment" developments that are designed mostly as a store of value and not as a place to live. They are almost like pieces of artwork. I think they do need to be opulent places to live too but if they are built in a strange way that looks cool and costs more that is completely acceptable and might make them even more desirable. In Halifax I think the biggest issue would be that a less practical and more expensive design would have to be weighed against building more space or adding better finishings. Are there buyers who will pay, say, $1.5M for a 2,000 square foot unit on its own floor instead of a 2,500 square foot unit on a much larger floor with other units? Or maybe people who really really like the idea of a high end 30th floor unit on the Northwest Arm? If a building like this in Halifax is going to happen, I think this is one of the locations where it is most likely. There are a lot of expensive properties around the Northwest Arm but highrise condos in that area are in short supply. |
There is definitely prep work going on at this site;
https://66.media.tumblr.com/109943b7...8a0141ba32.jpg Halifax Developments Blog (Photo by David Jackson) |
Looked at the plans for this the other day...
... and a couple of things are mysteries to me and you may be able to help. It appears that most of the dwelling units will be bachelor units (58) with a few 1BR (13) and fewer 2BR (6). The odd thing is the size of the units.
The Bachelors are between 900 and 1000 sq. ft each. Those appear to be pretty big Bachelors. Anybody know how they could be that big and still not push the calculated population density of the building up? It's not a big property, right? Similarly, the 1BRs are over 1500 sq. ft. and the 2BRs are over 4000sq. ft. Interested to hear what you may think. Thanks. |
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What about the C-2 zoned portion?
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All that being said, a 1,000 SF bachelor is insane considering "bachelor unit" is defined as, "a dwelling unit in a multiple dwelling building, consisting of not more than one habitable room together with kitchen or kitchenette and sanitary facilities." So you just gonna have a 750 SF open room??? It's quite clear they've thrown together a design/unit layout that meets current rules to get their permit, and will likely switch it up once Centre Plan is in effect. |
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I wish the main area in my condo were more open than it is. |
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I believe the 17 story was shot down due to massing or something, so they are building a slimmer 32 story building as of right. We don't know what it is supposed to look like yet.
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