General Updates and News

[halifaxboyns]

That's some pretty intense FAR for both proposals - interesting the tall tower.

The block diagrams really don't show anything other then concepts of building height and potential massing if the design used up 100% of the envelope. Most developers won't do that; so a more specific design will be way more interesting...

[halifaxboyns]

This isn't really Halifax related; but I found this story about Toronto where the person interviewed in the story feels that development of condos in Toronto has eatten up the land supply for offices in the downtown core.

This is an interesting article, but I don't think I agree with his conclusions. But something to keep in mind for HRM in the future - downtown needs to be a balance of both office/residential.

[Dmajackson]

Update on the Credit Union building being updated on Ochterlonely Street in Dartmouth;

[someone123]

Originally Posted by halifaxboyns

This isn't really Halifax related; but I found this story about Toronto where the person interviewed in the story feels that development of condos in Toronto has eatten up the land supply for offices in the downtown core.

As they mention in the article, the lack of office development is due to sprawl and tax rates. There's some confusion of cause and effect when people think that condos have displaced offices -- many of the empty lots that now have condos in downtown Toronto sat empty for decades. The same thing is true in Halifax.

I think it can be very harmful to suppress good development happening right now for some other form of supposedly better development that might happen at some point in the future. Halifax's lacklustre old downtown core reflects this attitude somewhat; it's waiting for an 80s-style office boom that may never happen again. Many people are complaining simply because they are clinging to an outdated, never successful 1970s/80s-era "CBD" model, whether they realize it or not. The goal of a 100% office core isn't even a good goal.

When there is demand for office then it won't be too hard to deal with the happy problem of where to put the new buildings. In the worst case that would require redeveloping some new area adjacent near the core, like Young Street, Bayers Road/Dutch Village, Quinpool, Dartmouth, or the Dal/Hospitals area. Halifax is not at risk of running out of land for office towers!

[halifaxboyns]

Personally, I see the regional core exercise as finally dealing with the issue of office locations for both the old downtowns of Halifax and Dartmouth - hopefully once and for all. It seems to me that everyone thinks that offices should be in downtown Halifax and that's the idea when people say 'downtown', but to me that's wrong. The regional core is both Halifax and Dartmouth - so both downtowns are opportunity sites in my mind. I guess for me, I always saw Dartmouth's dt as the 'standby' once Halifax's core filled up with office/condos.

Fortunately, King's Wharf has solidified DT Dartmouth as a true option for high rise developement and should help with other developments in terms of establishing context.

Toronto is an interesting animal, especially in light of the recent budget issues they are facing. I have a consultant working for me from Toronto and I had no idea that in the GTA, Toronto's residential property tax is the cheapest. Mainly due to the fact that if you raised it; you'd be a one term mayor. So it's the commercial/industrial that pays way more in Toronto, than residential. The whole budget stuff going on isn't a 'cut the gravy' issue (because there is none, other mayors have hacked things to the bone), but simply a matter of taxation not keeping up...very interesting.

For HRM though, if a population boom occurs with this ship building contract (and then other industries jumping on board with job creation), I suspect a new regional plan would have to be done. I'd suggest looking at the idea of 'employment centres' which could be along logical nodes for transportation (LRT). The Municipal Development Plan for Calgary did that - establishing employment centres in the main industrial areas, but also along the LRT. So I wouldn't be surprised if bigger/high rise office towers crop up in Burnside or Bayer's Lake.

[someone123]

Originally Posted by halifaxboyns

Toronto is an interesting animal, especially in light of the recent budget issues they are facing. I have a consultant working for me from Toronto and I had no idea that in the GTA, Toronto's residential property tax is the cheapest. Mainly due to the fact that if you raised it; you'd be a one term mayor. So it's the commercial/industrial that pays way more in Toronto, than residential. The whole budget stuff going on isn't a 'cut the gravy' issue (because there is none, other mayors have hacked things to the bone), but simply a matter of taxation not keeping up...very interesting.

This is a very common scenario. See proposition 13 for California: http://en.wikipedia.org/wiki/California_Proposition_13_(1978)

Halifax is similar in that commercial property tax rates are the highest in Canada and much higher than residential rates. This is because the system listens to voters and there are far more residential ratepayer/voters than people who personally care about commercial taxes.

I don't think that the issue of where to put offices will even be permanently dealt with, because the question will evolve over time. It's not even clear what future offices will look like or what their requirements will be. That's why so many of these long-term planning exercises are more or less futile.

If you ever want a laugh, go look at old population projections for Canadian cities done back in the 1970s or so. I saw one that put Halifax at about 250,000 right now -- it was going to hit 300,000 in the 80s and then decline because of the aging population. Demographers can look at life expectancies and cohorts but in the modern world those factors are dwarfed by hard-to-predict economics and migration.

[RyeJay]

Originally Posted by halifaxboyns

The regional core is both Halifax and Dartmouth - so both downtowns are opportunity sites in my mind. I guess for me, I always saw Dartmouth's dt as the 'standby' once Halifax's core filled up with office/condos.

Fortunately, King's Wharf has solidified DT Dartmouth as a true option for high rise developement and should help with other developments in terms of establishing context.

Well, when it comes to Halifax's twin downtowns, Peninsular Halifax and Dartmouth, D-town is definitely the bolder of the two. Forget the peninsula for a moment: King's Wharf is essentially Dartmouth's boom; their downtown is virtually doubling in size! HRM is very fortunate to have Dartmouth's ambitious waterfront development. Part of the spectacle of Halifax, especially for tourists, is to be able to traverse the twin downtowns via foot(and ferry).

Bedford, too, is also out there with a waterfront project.

Originally Posted by halifaxboyns

I wouldn't be surprised if bigger/high rise office towers crop up in Burnside or Bayer's Lake.

This would still be a good thing, because it would ultimately lead to a demand for residential. I would really appreciate residential towers breaking out of their Clayton Park shell and germinating in Bayer's Lake. Halifax needs to provide living options closers to work.

...wouldn't it be crazy if Bayer's Lake was, someday, walkable?! Like...decent sidewalks, and maybe even some green space.

[worldlyhaligonian]

...wouldn't it be crazy if Bayer's Lake was, someday, walkable?! Like...decent sidewalks, and maybe even some green space.

Well, I think if sidewalks were added in some spots and more parking lots were replaced with additional retail... potentially some high rise residential... it could be a livable place.

If a park could be put in there somewhere, it would be interesting if it could connect with the trails.

BL has way more parking than it will ever need, its been good to see sorts pop up in some of the lots.

[someone123]

There was an article in ANS today about the CD Plus building redevelopment on Barrington. Apparently renderings will be released next week. It's going to be a six storey office development with ground floor retail.

[Haliguy]

Originally Posted by someone123

There was an article in ANS today about the CD Plus building redevelopment on Barrington. Apparently renderings will be released next week. It's going to be a six storey office development with ground floor retail.

They will be at "VivaCity" next week onTuesday evening at the Haboutfornt Marriot.

[kph06]

Work on the new Chickenburger on Queen Street has started. They have foundations poured to extend the foundations out.

Also, the townhouses in the large empty lot in behind Cedar/Henry/Jubilee/Robie has started. Looks like one building with probably 4 units is well underway and the house on Cedar that will be renovated as part of this is also under heavy renos.

[haligonia]

Originally Posted by someone123

There was an article in ANS today about the CD Plus building redevelopment on Barrington. Apparently renderings will be released next week. It's going to be a six storey office development with ground floor retail.

Here is a picture of the rendering, posted by Paul MacKinnon (Executive at the DHBC) on Twitter:

[halifaxboyns]

Originally Posted by haligonia

Here is a picture of the rendering, posted by Paul MacKinnon (Executive at the DHBC) on Twitter:

The heritage trust is going to go nuts...love it.

[sdm]

Originally Posted by halifaxboyns

The heritage trust is going to go nuts...love it.

best part is this building is pretty much to the "T" of the requirements of the design manual for HRM by Design. Actually i think there is even a picture of a similar building.

Looks fantastic and hopefully it will be built.

[someone123]

It has a nice open design that contrasts well with the Khyber and Tramway buildings on either side. It will also complement the Espace development, which has a very similar sort of scale.

It's a little sad to be skeptical of something this small and say "I hope it gets built". There have been so many plans in this part of town with so little follow-through. The NFB building is still rotting away, for example. I have no idea if it's dead or if they're going to start on it soon.

[Keith P.]

It would be a real shame if the demo of the CD Plus building accidentally took down that monstrosity to the left of this, wouldn't it?

[RyeJay]

Originally Posted by Keith P.

It would be a real shame if the demo of the CD Plus building accidentally took down that monstrosity to the left of this, wouldn't it?

Hey now, come on!
Granted, I was a fan of the Khyber before, but I think the CD Plus reno makes it look even better.

You don't agree, at all?

[Aya_Akai]

Originally Posted by RyeJay

Hey now, come on!
Granted, I was a fan of the Khyber before, but I think the CD Plus reno makes it look even better.

You don't agree, at all?

I'll agree to that, the Khyber is a really cool building, inside and out. However, that other "thing" we'll call it.. to the right (the Tramway Building) needs to go.. or get some serious help ASAP. That thing has a lean to it inside, water in a container on a table was unlevel, and it had the same slant to the water in the toilets.. lol I did some stuff through school a couple years ago for Colideascope Animation when they were in there, they had such lovely terms for things .. such as "the stairway to hell"... it was this horrible staircase that they didn't really know where it went... it just kind of went into darkness, and whenever it was windy, it made scary noises. haha

I really think this building contrasts nicely with the area, and its neighbours (the buildings lol) I have a funny feel thing the HT may throw a little conniption about this.. lol

[worldlyhaligonian]

But CD plus is so historic now! Save the cds!

[ScovaNotian]

Originally Posted by haligonia

Here is a picture of the rendering, posted by Paul MacKinnon (Executive at the DHBC) on Twitter:

Given the choice between this and the rendering on page 7 of this I'd probably prefer the latter.