General Updates and News

[fenwick16]

Originally Posted by Jstaleness

From The Burnside News

HRMbyDesign is a priority initiative that takes direct aim at these issues. “HRMbyDesign’s densification strategy and Neighbourhood Greenprint will ensure many more people will be living and working sustainably in our urbanized core,” says Andy Fillmore, HRM’s Urban Design Project Manager. “The recently adopted Downtown Plan will mean that a walkable, beautiful, mixed-use downtown in conjunction with a streamlined new development approval process will draw future growth downtown rather than to suburban and rural areas.”

If the downtown were built as displayed in the HRMby Design documents then it might lead to beautification of the downtown core but I don't see how introducing such severe height controls is going to lead to densification of the downtown core. Such height controls will drive up rents and condo prices and could very well have the opposite effect. This is a question of architectural ideology versus economics. I am afraid that economics will trump architectural ideology. If the aim was to densify the downtown core then higher buildings should have been allowed. Here is a map (page 6 & 7) of height limits in the downtown core: http://www.halifax.ca/capitaldistrict/documents/APPENDIXAMAPS.pdf .

[someone123]

I really think that taxes are the way to fix this issue. Greenspace or community gardens do not fix the root problem of developers ignoring land and often sites just are not suited for those uses (not enough sunlight, no soil, and so on.

Right now the HRM encourages developers to tear down empty buildings as soon as possible to avoid paying the taxes. If empty lot taxes were higher we'd see developers keeping their buildings and hunting for tenants to keep around until they are ready to develop.

It's also completely true that the glacial pace and randomness of the old approval process was expensive. If there were not such huge delays before construction during the past decade we almost certainly would have seen more development downtown. It's entirely possible that we'd have the brewery tower and the two United Gulf towers by now.

I don't think many people understand this relationship between obstructionism and failed or delayed development, empty lots, and lost tax revenue and economic activity but hopefully HbD will help a little. For me this is the most frustrating thing about Halifax - it has some advantages but can be a deeply closed-minded and conservative city so in the end it is often mediocre. This does seem to be improving, but it's really too bad to look back on a partially lost decade.

[someone123]

Originally Posted by fenwick16

Such height controls will drive up rents and condo prices and could very well have the opposite effect. This is a question of architectural ideology versus economics. I am afraid that economics will trump architectural ideology. If the aim was to densify the downtown core then higher buildings should have been allowed.

Well, a lot of the cost of developing downtown is land prices and part of the conjecture is that these were often inflated for sites that would possibly have supported large highrises.

If it were up to me, HbD would allow for taller buildings in general but I nevertheless believe that clarity and a faster, more efficient process are much, much more important than whether something can be 10 or 30 storeys. If developers know what the constraints are they can develop profitable lowrise buildings.

[fenwick16]

Originally Posted by someone123

Well, a lot of the cost of developing downtown is land prices and part of the conjecture is that these were often inflated for sites that would possibly have supported large highrises.

If it were up to me, HbD would allow for taller buildings in general but I nevertheless believe that clarity and a faster, more efficient process are much, much more important than whether something can be 10 or 30 storeys. If developers know what the constraints are they can develop profitable lowrise buildings.

I agree with you on this point, that is, if land prices are driven down because of the height restrictions then this will mitigate some of this effect. Do you have any information on building cost per square foot versus number of floors. I am also assuming that the construction price per square foot decreases with the number of storeys in a building; maybe this is a false assumption on my part.

Either way, I really hope that Dartmouth will continue to allow skyscrapers since I personally like the appearance of a well designed skyscraper. Here is a link to a thread on the top 25 skyscraper proposals: http://forum.skyscraperpage.com/showthread.php?t=179543 . There are some amazing designs. These proposals are nothing like the brutalistic skyscrapers of the 60's and 70's (although it should be noted that there were a lot of well designed skyscrapers built in Toronto and Montreal in the 60's and 70' that were not concrete slabs).

[someone123]

Mostly I think highrises are economical in terms of land value, transportation costs, amenities shared in large condos, and so on, not in terms of direct construction. Wood frame is cheaper than concrete and once you go up high enough construction costs skyrocket.

Most developers in Halifax seem to like to build 12-30 storey buildings downtown if given the option. This is probably the natural range that is the most profitable.

[DigitalNinja]

I agree with you when you say 12-30 is most profitable, but it would also depend on how much area the building takes up as well. Something that is a big square 30 story box, with cheap windows, etc... Would be most profitable, but would also look like crap

[-Harlington-]

HRM studies Khyber’s future
Five scenarios up for review before presentation to council

Ryan Taplin/Metro Halifax
Pedestrians walk past the Khyber Building on Barrington Street yesterday.
ALEX BOUTILIER
FOR METRO HALIFAX
March 16, 2010 12:02 a.m.

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The future of one of Halifax’s most iconic arts and music venues is being examined by HRM staff.

A feasibility report on the Khyber, located at 1588 Barrington St., was released by the municipality yesterday. The report outlines five possible operating scenarios for the building, which will be examined by staff over the next four to six weeks. Staff recommendations will then be made to Halifax regional council.

Currently, HRM owns and operates the building while the Khyber Arts Society rents the second floor. Four of the possible scenarios maintain HRM ownership, with different possibilities for the building’s operation. One scenario has KAS taking over ownership and operation.

But KAS chair Garry Kennedy doesn’t think that is possible in the short term.

“That would be too much for us right now,” said Kennedy, noting the report states it would cost approximately $626,000 to bring the building up to code. “We just can’t even dream about something like that.”

Christine Lavoie of HRM’s Culture and Heritage Development acknowledges KAS doesn’t have the capital to take over the building now. But she said the report also mentions “evolution of options” — meaning KAS could work within one scenario with an aim to another.

“We know that financially (KAS) can’t do it right now,” Lavoie said. “But it doesn’t mean that they can’t do it in the future ... Maybe the option isn’t to pick A over B or C or D, maybe it’s over a period of time it moves from a scenario to the next.”

Whichever options are recommended to council, Lavoie stresses the Khyber is integral to the social, cultural and economic revitalization of Barrington Street and the downtown core.

“It’s like a springboard,” she said. “It would have a huge effect. It would be full of ... people who are creative and want to see things moving.”

[Keith P.]

I remain absolutely befuddled why the KAS seems to be getting such preferential treatment in regard to that building, when they have failed to live up to their obligations in the past and allowed it to fall into disrepair. The comments of the HRM staffer do not give me any confidence that an unbiased report will be presented to council either. Put it up for bids and get it off the backs of taxpayers.

[Dmajackson]

Boardwalk Construction:



Maritime Museum of the Atlantic Renovations:



Chebucto Mosque:





Windsor @ Almon:



Robie St. Frenchy's (demolished following fire last year):

[coolmillion]

Oooh! Windsor at Almon looks great! I've been away several months and only recently found out about this renovation. Any idea of what to expect in terms of retail? Thanks for the updates DJ!

[Jstaleness]

Windsor and Almon did turn out nice. Now we just need to get rid of those nasty over head wires.

[haligonia]

Windsor at Almon is looking good! So much crisper and cleaner than it used to be. What's planed for the MMA? At first I thought they were just renovating the Devonian Wing (wooden part facing the water) but now I see the majority of the museum is being worked on.

[someone123]

Wow, I'm impressed with how much the Windsor and Almon building stands out now.

I'd like to see something new go in across the street. If I remember correctly, it's an abandoned gas station that's been that way for years. Is there any way for the city to go after land owners to make them pay for remediation? Presumably that's the holdup.

[Keith P.]

Originally Posted by someone123

Wow, I'm impressed with how much the Windsor and Almon building stands out now.

I'd like to see something new go in across the street. If I remember correctly, it's an abandoned gas station that's been that way for years. Is there any way for the city to go after land owners to make them pay for remediation? Presumably that's the holdup.

Aside from the cosmetic reno of the building at Windsor and Almon (it looks less impressive in person than it does in the pics, unfortunately) the other 3 corners are the very good Brooklyn restaurant, Maritime Home and Garden in the former Irving (who seem to have put down roots and have made the place look not too bad), and the Forum parking lot.

[worldlyhaligonian]

Originally Posted by Keith P.

Aside from the cosmetic reno of the building at Windsor and Almon (it looks less impressive in person than it does in the pics, unfortunately) the other 3 corners are the very good Brooklyn restaurant, Maritime Home and Garden in the former Irving (who seem to have put down roots and have made the place look not too bad), and the Forum parking lot.

I would like to see a development go in on the corner of the Forum parking lot... something 9-10 stories would be great.

[halifaxboyns]

To who ever posted the 15 proposals - great link and thanks for posting it. The Penny Lane Project (which is number 18) is well underway - but as far as I know is still vacant - no renters. That's a big storey around Calgary. Don't know the status of the other ones; I probably should since I live in Downtown Calgary! LOL

Love the new building at Windsor and North - just wish it was bigger. I'd say 5 to 6 stories on that corner would've been nice.

I think if people are going to want to see taller buildings in HRM - you need to think region wide. HRM is all the old cities and towns of the Halifax Region (Halifax, Dartmouth, Bedford, Sackville and the county); so I've always believed that downtown HRM should not just be Halifax downtown, but Dartmouth too.

Dartmouth, unfortunately, has viewplanes on it too - which caps building heights yet again. I've never understood the viewplane from the golf course - which is a privately held piece of land; not public. So i'd start asking questions about that and get that one viewplane removed for the Dartmouth side. If you use HRM's GIS map and see what area the brightwood viewplane covers in Dartmouth, it's almost 80% of downtown Dartmouth. If that one viewplane were removed, you could do up an HRM by design project for downtown Dartmouth and allow taller buildings there too. That way, it won't just be about getting more people onto the Peninsula everymorning - you'd have people going to DT Dartmouth too. This would then support the idea of a high speed ferry from places like Bedford or Armdale, like what has been discussed - since people would be going to both "downtown's".

Thoughts?

Also - i'd like to see some office development go up in Burnside, particularly close to the yauct club. This would then create an even broader change in direction of traffic - which could support high speed ferries there too (or BRT).

[alps]

Windsor and North is a renovation, not a new construction. Used to house an antique store that I think moved a couple streets nearby. It looks very sharp to me but I'll have to check it out in person sometime soon. Here's a before/after:



(photo sources: Bedford_DJ and Google Street View)

I think Toronto tried to implement the sort of thing you're talking about at one point. Consider why everyone heads into the peninsula every morning - wouldn't building taller and bigger in the suburbs make the problem worse? I agree that Dartmouth should see intensification too but moreso the area within the circ than peripheral places like Burnside where you'd still need a car.

[Jonovision]

A nice positive article from Peter Kelly today in Halifax News Net.

Bright future comes with the spring in downtown Halifax

PETER KELLY (TAKE FIVE WITH THE MAYOR)
Halifax News Net

I’d like to share with you the optimism I feel for the future of downtown Halifax. My confidence stems from the number of major development opportunities on the drawing board as well as the potential for more to come.
From my window here at City Hall, I can see the site of what regional council and I anticipate will eventually be a key driver of the urban core’s rejuvenation — the $300-million Nova Centre.
The developer calls Nova Centre “a tangible expression of confidence in the future of Halifax as the pre-eminent business centre in the Atlantic Region.”
The centre is earmarked for the sites of the former Chronicle-Herald and Midtown buildings. Demolition crews are clearing the area in anticipation of the new centre proceeding, once all necessary financing and permits are in place.
The developer’s design includes commercial, retail and residential components, plus office and hotel towers. Anchoring the 1.25-million sq. ft. proposal is a trade/convention centre. It would be a huge incentive in attracting events from HRM, across Canada and abroad.
While the proposed Nova Centre is a key component in the downtown’s future prosperity, it’s by no means the only one. There are a number of other major proposals in the offing which add to my optimism. For example, the owner of the 18-storey TD building is planning to double the size of the complex to meet a growing demand for Class A office space.
Large towers are also proposed for the site of the Discovery Centre and the Roy Building while new futures are being discussed for locations like the former home of Sam the Record Man and the Carsand-Mosher location. Also last week, council sent for public hearing a proposed five-storey addition at the City Centre Atlantic site, a block from busy Spring Garden Road.
Council’s initiatives are incentives for making the urban core a good place to live and work, initiatives like HRMbyDesign, our landmark urban design plan, and the Barrington Street Heritage Conservation District Revitalization Plan, which encourages conservation, restoration and commercial revitalization of historic buildings, streetscapes and public spaces.
When these projects and proposals become realities, they will add to the liveliness and prosperity of the downtown, causing spinoff benefits for the entire municipality.

[Keith P.]

Don't believe a word of it. This is the same person who voted against the United Gulf proposal.

[Wishblade]

Originally Posted by Keith P.

Don't believe a word of it. This is the same person who voted against the United Gulf proposal.

I think we can cut him some slack. Its been a long time since that happened and perhaps he has changed a lot and is more educated on the subject now.