[halifaxboyns]

From the Coast Magazine - Reality Bites section
http://www.thecoast.ca/RealityBites/archives/2010/04/20/big-changes-on-gottingen-street

Big changes on Gottingen Street
MET store will finally get razed as affordable housing organization to build two eight- to 10-storey buildings
Posted by Tim Bousquet on Tue, Apr 20, 2010 at 2:12 PM
Big changes are in store for Gottingen Street. A new non-profit group dedicated to providing affordable housing is forging ahead with a proposal for two eight- to 10-storey apartment buildings. One is on the site of the former Diamonds bar at the foot of Cunard Street, across Prince William Street from the YMCA; the second is on the site of the much-neglected MET store, Mitchell’s Enviro Treasures, a half-block south of Diamonds, between Alteregos Cafe and the Good Food Emporium.
The Housing Trust of Nova Scotia is a new organization founded by Ross Cantwell, a real estate consultant with Colliers International who has extensive experience in affordable housing agencies. The Housing Trust’s board reads like a Who’s Who of the local development industry: It includes Cantwell, developer Louis Lawen and executives associated with many of the largest property firms in Nova Scotia.

“We’ve got designers, we’ve got guys who build things, we’ve got lawyers, mortgage brokers, the whole bit,” says Cantwell, explaining that he brought together the expertise to build new housing quickly.

To purchase the land, Cantwell’s group took advantage of funding made available through a federal-provincial agreement to create more affordable housing in Nova Scotia, but construction costs will come via a normal mortgage. For that reason, the project will be a mix of below-market and market-priced apartments.

Cantwell says each building will consist of about 100 units, about half of which will be designated “affordable,” which means that residents will spend no more than 30 percent of their income on rent, heat and utilities---about $200/month less than the market-priced apartments, depending on circumstance. The Gottingen Street ground level of each building will be retail and commercial space. The exact configuration of the buildings will await architectural renderings. “Right now, we’re interviewing three architects, and we hope to have one selected by next week,” says Cantwell. The goal is to start construction by the end of the year.

One potential stumbling block is that the buildings exceed the 50-foot height limits for Gottingen Street and 40-foot height limits on Maitland Street, the street one block down the hill, running along the rear of the new buildings. Cantwell says that with the 18-foot grade change and the lower height limit on Maitland, any building spanning the block would be “ridiculous looking.” The Housing Trust has asked the city for a variance, and he expects approval.

The councillor for the area, Dawn Sloane, is very supportive of granting that variance. “If it was for condos, I’d have a different feeling,” says Sloane. “But for affordable housing, to help people stay in the neighbourhood, I’m very excited.”

The sale of the Diamonds building was completed March 31 with no problems, says Cantwell.

The dilapidated MET building has been cited for repeated bylaw infractions and had over $300,000 in liens placed on it. Nearby residents have complained that the building houses rats and is generally a blight on the neighbourhood. In recent years several people have attempted to buy the building, but the deals have fallen through as MET owner Wayne Mitchell backed out of the potential sales. Cantwell too says Mitchell was putting up obstacles to an agreed-upon March 31 closing date, but just this morning (Tuesday) HRM reports it has received payment in full on the liens, meaning that the property is now formally in Housing Trust’s hands.

*****************
Sounds pretty exciting. I would definately support taller buildings in this area to help beef it up!

[Dmajackson]

Here is one of the sites (http://maps.google.ca/maps?hl=en&ie=UTF8&hq=&hnear=Bedford,+Halifax+County,+Nova+Scotia&ll=44.65336,-63.58538&spn=0,0.010525&z=17&layer=c&cbll=44.65325,-63.585531&panoid=YjUUrDHOp5-R-ddE2AMidQ&cbp=12,34.63,,0,-0.05)

[hoser111]

Dawn Sloane, is very supportive of granting that variance. “If it was for condos, I’d have a different feeling,” says Sloane.

Now that really peeves me.... her personal whims should have nothing to do with approving or disapproving development.

[fenwick16]

Dawn Sloane, is very supportive of granting that variance. “If it was for condos, I’d have a different feeling,” says Sloane.

Now that really peeves me.... her personal whims should have nothing to do with approving or disapproving development.

That rubbed me the wrong way also. Should people who pay full price for apartments and condos be snubbed? I am supportive of the idea of promoting low income housing, but councillors should be supportive of the middle class and wealthy who are paying top dollars for accommodations.

[Halifax Hillbilly]

Exceptionally exciting news for Gottingen. Between these two projects and the soon to start townhomes on the old Sobeys site the street will quickly change for the better. Very happy to see a good mix of affordable units and market. Very exciting.

[planarchy]

That rubbed me the wrong way also. Should people who pay full price for apartments and condos be snubbed? I am supportive of the idea of promoting low income housing, but councillors should be supportive of the middle class and wealthy who are paying top dollars for accommodations.

It should be noted that this isn't quite low-income housing, as low-income people will unlikely be able to afford them. Similar to the Gottingen Terrace project, this is more an affordable housing project, aimed more at people with minimum $35,000/year (far above low-income thresholds).

That being said, I don't think Sloane is out of line with this comment, she is a resident of the neighbourhood and is generally representing a specific segment of the population that resides in these neighbourhoods. I just see this as her saying that it is nice to finally see a better balance in urban development - and in a manner that does not rely on federal or provincial subsidies to provide affordable housing. Looking forward to the renderings.

[someone123]

She may be representing a segment of the population but she is the councillor for the whole downtown area.

She's also wrong on a lot of issues and confused when it comes to economics. Restricting the housing supply is not going to help with low income housing. Condos are not evil, they're just a way to structure development where there is a mix of private and collective ownership. There are condos built by private developers for sale on Gottingen that cost only $129,000, which is affordable if you make only $35,000 per year.

To be honest I find it a little disgusting that Sloane considers herself a valid judge of who should or should not get housing in her district.

[sdm]

She may be representing a segment of the population but she is the councillor for the whole downtown area.

She's also wrong on a lot of issues and confused when it comes to economics. Restricting the housing supply is not going to help with low income housing. Condos are not evil, they're just a way to structure development where there is a mix of private and collective ownership. There are condos built by private developers for sale on Gottingen that cost only $129,000, which is affordable if you make only $35,000 per year.

To be honest I find it a little disgusting that Sloane considers herself a valid judge of who should or should not get housing in her district.

it should be a prerequisite that councilors of downtown areas have a strong understanding of the fundmentals of economics..................

[halifaxboyns]

That rubbed me the wrong way also. Should people who pay full price for apartments and condos be snubbed? I am supportive of the idea of promoting low income housing, but councillors should be supportive of the middle class and wealthy who are paying top dollars for accommodations.

I don't think of it that way - I take a different interpretation of it. I seem to recall someone saying in a different thread that what makes this area unique is the mix of different cultures, but typically this area stays quite low rent (say compared to the apartment buildings along Brunswick).

I think she's taking the approach that with more affordable housing in downtown, it will give more people an opportunity to move into the area, but not have to shell out huge sums of $. That was one of the negatives to such initiatives in Vancouver - when all that density went up, the cost shot up too.

That being said - an apartment building is an apartment building and so if it were to be sold and condo'ed out later - I don't think there is much to stop it.

[fenwick16]

I don't think of it that way - I take a different interpretation of it. I seem to recall someone saying in a different thread that what makes this area unique is the mix of different cultures, but typically this area stays quite low rent (say compared to the apartment buildings along Brunswick).

I think she's taking the approach that with more affordable housing in downtown, it will give more people an opportunity to move into the area, but not have to shell out huge sums of $. That was one of the negatives to such initiatives in Vancouver - when all that density went up, the cost shot up too.

That being said - an apartment building is an apartment building and so if it were to be sold and condo'ed out later - I don't think there is much to stop it.

The quote indicates a knowledge that allowing taller buildings will result in lower rent and condo prices. If prices are affordable then lower income families can also afford condos. This is an issue that I have with HRM by Design; a great deal of thought was put into lower building height to avoid shadow effects but little thought was put into the fact that taller buildings are more economical and put less strain on city infrastructure through densification.

When proposals are being approved by 17 to 3 and 15 to 5, then that should be a sign to the councillors who are opposed that they are not in the majority. If certain councillors are continuously in the minority then who is it that they represent? This is the source of annoyance on the forum, some councillors are always going against the will of the majority.

[halifaxboyns]

The quote indicates a knowledge that allowing taller buildings will result in lower rent and condo prices. If prices are affordable then lower income families can also afford condos. This is an issue that I have with HRM by Design; a great deal of thought was put into lower building height to avoid shadow effects but little thought was put into the fact that taller buildings are more economical and put less strain on city infrastructure through densification.

When proposals are being approved by 17 to 3 and 15 to 5, then that should be a sign to the councillors who are opposed that they are not in the majority. If certain councillors are continuously in the minority then who is it that they represent? This is the source of annoyance on the forum, some councillors are always going against the will of the majority.

I've always had the belief that while some people vote in favour of projects because they see the long range implications or just have a personal belief that it's a good thing.

For those that vote against - I think sometimes politicians are torn between the will of the public and their beliefs. I know a few of the Alderman in Calgary and I know that can be battle for them and I'm sure it is anywhere. Ultimately they have to make the decision they believe is best, whether its for the will of all, or their own decision. We may not agree (and it seems we often don't on here haha), but they vote the way they feel is best. That's my humble opinion of course.

[alps]

http://maps.google.ca/?ie=UTF8&ll=44.652799,-63.584211&spn=0,0.004823&t=k&z=18&layer=c&cbll=44.652913,-63.58469&panoid=f-YgGpYwt0p_UgQsMEfttQ&cbp=12,13.01,,0,-3.21

Is this the MET building?

[someone123]

I don't think of it that way - I take a different interpretation of it. I seem to recall someone saying in a different thread that what makes this area unique is the mix of different cultures, but typically this area stays quite low rent (say compared to the apartment buildings along Brunswick).

Why does this have to be fixed? Cities change over time and it seems very inefficient to have an area like Gottingen which is half-empty and clearly undesirable (most people have left). It's starting to do well now because there are new people moving in. Some have bought cheap properties and some have bought expensive ones. Most have mid-range properties because Halifax in general is a very middle class city - there just aren't hordes of millionaires out there to buy fancy condos everywhere, and even if there were they wouldn't buy them on Gottingen.

Really what you're talking about is the inverse of what people complain about in the South End. There, you have people who argue that apartment buildings should not have small units or that houses should not be subdivided because then students or nurses might move into them (seriously, people have complained about nurses moving in next to the hospital - people who will probably need somebody to change their bedpan in 10 years). It's unfair there just as it's unfair on Gottingen to pretend that the neighbourhood is only for a certain kind of person.

I think she's taking the approach that with more affordable housing in downtown, it will give more people an opportunity to move into the area, but not have to shell out huge sums of $. That was one of the negatives to such initiatives in Vancouver - when all that density went up, the cost shot up too.

High housing costs in Vancouver are not caused by density, they are caused by a lack of housing supply relative to demand. If Vancouver had more condos then condo prices would fall - this is how markets work. As for not shelling out huge sums of money, sounds great, sign me up! I think that's what everybody would like. Why do some get it while others do not?

@alps - yep, that's the building.

[beyeas]

That rubbed me the wrong way also. Should people who pay full price for apartments and condos be snubbed? I am supportive of the idea of promoting low income housing, but councillors should be supportive of the middle class and wealthy who are paying top dollars for accommodations.

What ticks me off more is the Tim dude writing the article. He without fail criticizes every single development that requires any height. Now this one comes along, asks for the same changes to height regulations, and he doens't say a thing. Complete two-faced double standard.

[fenwick16]

What ticks me off more is the Tim dude writing the article. He without fail criticizes every single development that requires any height. Now this one comes along, asks for the same changes to height regulations, and he doens't say a thing. Complete two-faced double standard.
Have you ever thought of running for municipal council beyeas. I am not being sarcastic, the Halifax area needs more pro-business leaders in council. You have experience organizing large conferences and are pro-development, and you seem to have business experience (based on what I have read on this forum).

Maybe there are others on this forum who can get involved in politics and have a positive influence on growth in the Halifax area.

[beyeas]

Have you ever thought of running for municipal council beyeas. I am not being sarcastic, the Halifax area needs more pro-business leaders in council. You have experience organizing large conferences and are pro-development, and you seem to have business experience (based on what I have read on this forum).

Maybe there are others on this forum who can get involved in politics and have a positive influence on growth in the Halifax area.

LOL no. I generally look at the political process as necessary evil! :-)

Plus I don't have business experience (I just absorb some of it from my wife!). I am a medical researcher... and academics generally don't make good politicians (see Iggy as exhibit A!).

[halifaxboyns]

I just think that supporting a height change for a project should be done in a fair way - that's my opinion. So regardless if this were a condo project or affordable housing, if it's providing redevelopment for an area that could use it - then the benefits should be examined versus the cost.

I can't speak really to Councillor Sloane's comments other than to really give my interpretation of it.

My take on the whole thing would be to give them slightly more height, with a bonusing structure if a certain number of affordable housing units were incorporated. That way - it could be taller but only under certain circumstances.

Either way, if this project goes ahead - I think it will be a great start to helping this area improve. My only hope is that they retain the community garden - I always believe these things are important.

[Empire]

I just think that supporting a height change for a project should be done in a fair way - that's my opinion. So regardless if this were a condo project or affordable housing, if it's providing redevelopment for an area that could use it - then the benefits should be examined versus the cost.

I can't speak really to Councillor Sloane's comments other than to really give my interpretation of it.

My take on the whole thing would be to give them slightly more height, with a bonusing structure if a certain number of affordable housing units were incorporated. That way - it could be taller but only under certain circumstances.

Either way, if this project goes ahead - I think it will be a great start to helping this area improve. My only hope is that they retain the community garden - I always believe these things are important.

My hope is that the modest income card isn't exploited to justify modest buildings. This was certainly the case on the corner of Buddy Day and Creighton. No matter how you try to stretch that design it falls short of modern and sustainable. (Cheap design-cheap materials). This could be the catalyst that Gottingen needs but if the buildings are very bland then it is a missed opportunity. The 9 storey building on Gottingen across from the Marquee comes to mind as fitting the missed opportunity bland design category.

Across from Marquee
http://maps.google.ca/?ie=UTF8&t=k&layer=c&cbll=44.651161,-63.582118&panoid=4HIKLWybzOPRZopQaUzkHw&cbp=12,193.01,,0,-25.71&ll=44.651261,-63.582269&spn=0,0.006368&z=18

Buddy Day & Creighton
http://maps.google.ca/?ie=UTF8&t=k&layer=c&cbll=44.654106,-63.588112&panoid=ircS_SAHjtyegtwRuGKusQ&cbp=12,109.97,,0,5&ll=44.654016,-63.587982&spn=0,0.006357&z=18

[JET]

let's see if this works:
http://maps.google.ca/?ie=UTF8&t=k&layer=c&cbll=44.654106,-63.588112&panoid=ircS_SAHjtyegtwRuGKusQ&cbp=12,109.97,,0,5&ll=44.654016,-63.587982&spn=0,0.006357&z=18

This public housing building at 2438 Gottingen is very nice, they took there time and added some nice details.
I've always liked Victoria Hall on the left. JET

[JET]

let's see if this works:
http://maps.google.ca/?ie=UTF8&t=k&layer=c&cbll=44.654106,-63.588112&panoid=ircS_SAHjtyegtwRuGKusQ&cbp=12,109.97,,0,5&ll=44.654016,-63.587982&spn=0,0.006357&z=18

This public housing building at 2438 Gottingen is very nice, they took there time and added some nice details.
I've always liked Victoria Hall on the left. JET

tried the google street, but no luck. I don't have the latin for the learnin' :)

[fenwick16]

tried the google street, but no luck. I don't have the latin for the learnin' :)

Thanks for the link. The link seemed to work ok. Will the boarded up homes be torn down?

[Keith P.]

I would be concerned that these things will become just another set of pubs that are rife with crime and drugs, and quickly become not only an eyesore but someplace to avoid. I need more info about the group that is advocating this and what their criteria for entry to these buildings would be. What needs to be avoided is another debacle like Sloane took advantage of for her own personal gain.

[Jonovision]

From todays Metro.

Gottingen to get affordable housing units, says group
Fifty per cent of units in apartment projects to be set aside


http://media.metronews.topscms.com/images/df/ed/4d86b78c4baab8ca38e01ae1dfc9.jpeg
PHILIP CROUCHER/METRO HALIFAX
The building that houses the former Diamonds bar on Gottingen Street is part of a new affordable housing development, with construction to begin as early as this fall.


ALEX BOUTILIER
FOR METRO HALIFAX
April 22, 2010 12:17 a.m.

Two new apartment buildings on Gottingen Street will earmark 50 per cent of rental units for affordable housing, according to a new non-profit organization.

The Housing Trust of Nova Scotia, founded by real estate consultant Ross Cantwell, is moving ahead with plans to construct two eight- to 10-storey buildings on Gottingen between Cunard and Cornwallis streets.

The Housing Trust brings together the “who’s who” of the real estate community, including developer Louis Lawen and architect Dan Goodspeed.

Cantwell said housing prices on the peninsula have become a concern, especially in the Gottingen Street area.

“If you look at the Gottingen Street area, the five most recent projects there … are all condo projects,” said Cantwell.

“Those are really just for one segment of the population. Our concern is you’ve got residents in that neighbourhood who maybe grew up there ... Can they even afford to live in the neighbourhood they grew up in?”

The new buildings will be built on lots currently occupied by the dilapidated MET department store and the former Diamonds bar, both of which were recently purchased by the Housing Trust. Cantwell said each building could have upwards of 100 units.

According to Cantwell, half of those units will be rented at market value, while the other half will be rented at less than market value.

The buildings will also feature ground-level commercial spaces, spaces which Cantwell hopes will be filled by services the community needs.

“There are some holes in the fabric of that street,” Cantwell said.

“We’re hoping to target some ground-floor uses that will provide services that will help knit that street and neighbourhood back together.”

Cantwell expects to have an architect as early as next week, and construction is slated to begin before the end of the year.

[halifaxboyns]

I would be concerned that these things will become just another set of pubs that are rife with crime and drugs, and quickly become not only an eyesore but someplace to avoid. I need more info about the group that is advocating this and what their criteria for entry to these buildings would be. What needs to be avoided is another debacle like Sloane took advantage of for her own personal gain.

I don't believe that would happen. I think there is a good mix of people moving into that area and investing in making it a better place. I know a lot of gay couples buying houses and townhouses in the area and fixing up the houses, same with younger yuppies. I'd like to think that considering the other half of the development would be market rate renters, that should balance things out and create a sense of being 'proud of the area' and taking care of it.

[Jonovision]

This project seems to be getting a lot of media attention. Another article from todays Herald.

‘A real credit’ to Gottingen Street

Housing trust plans to build low-cost housing on derelict lots


By JEFFREY SIMPSON

Staff Reporter
TWO LONG-NEGLECTED lots on Gottingen Street in Halifax will be cleared this year to make way for new apartments and commer cial space.

The Housing Trust of Nova Scotia recently spent about $3 million to acquire a site known locally as the former Met building and another further north that used to be home to watering holes such as Dia monds and the Derby.

“Things are kicking into high gear," said Ross Cantwell, a board member of the Housing Trust, in an interview Friday. “We bought both properties and we’re going to be tearing them down this fall. We’re going to be under construction by the end of the year."

There will be a 120-unit building on each site with about half of the apartments designated for affor dable housing and the other half to rent at market value, he said. The ground floor will have retail space.

“These are going to be good-looking buildings," Cantwell said.

“We’re not going to build a palace, but we’re go ing to build something that’s going to last a long time and is going to be a real credit to the street."

Affordable housing is sometimes misunder stood, confused with homeless shelters or support ive housing for people who need services for prob lems such as addictions, he said.

But it generally means an apartment where the rent doesn’t consume more than 30 per cent of the tenant’s income.

People who qualify for a one-bedroom apartment under affordable housing probably earn about $27,000 or less a year, Cantwell said. Those units would probably rent for about $200 less than market value.

“If you buy a cup of coffee, the per son you’re buying it from proba bly qualifies for affordable hous ing," he said. “The person provid ing daycare to your child proba bly qualifies for affordable housing. A lot of the jobs down town don’t pay a huge premium over jobs elsewhere, but the hous ing is more expensive down town."

The Housing Trust is a not-for profit organization formed to de velop affordable housing to bene fit the community.

Cantwell said the Gottingen Street project shouldn’t be con fused with less-than-beautiful housing developments built in the 1970s.

“The old model was to build this big project where everyone in the development, a lot of them, were on some sort of income as sistance or whatever," he said. “That’s kind of an old-school mod el that’s not really done anymore. So the idea is to mix things up. When we fill the units, you’re not going to be able to tell who’s who." Cantwell said he expects people to be moving in by the summer of 2012 and has already started re ceiving requests from prospec tive tenants.

He expects the buildings will help revitalize the surrounding neighbourhood and fill a need for services such as supermarkets or banks.

“They’re going to have a huge impact," Cantwell said of the buildings. “We’re already getting an incredibly positive response from the community. People in the community know they’re eye sores. They want them gone."

Coun. Dawn Sloane (Halifax Downtown) said the develop ments will be a much-needed shot in the arm for the Gottingen Street area.

“It’s not that we’re going to get rid of or gentrify anything here. What we’re trying to do is make sure we have a good mixed hous ing stock so anybody can live here," she said. “It’s for every­body."

Mary Ann Daye, who owns a live music venue called The Com pany House near the former Met building, said the development was great news.

“It’s ugly," she said of the prop erty’s current state. “It attracts people squatting there and what­not — I just don’t think it’s safe."

She started her business in Ja nuary 2009 because she lives in the neighbourhood and wanted to help it flourish.

“It doesn’t help anybody to have buildings falling apart," she said. Michelle Strum, whose busi nesses — Halifax Backpackers and

Alteregos Café — are attached to the former Met building, said the site has caused the street’s image to suf fer.

Strum acknowledged that the demolition and construction phases of the project might hurt her businesses a bit, but she’s not worried. “The benefit outweighs the downside," she said.

(jsimpson@herald.ca)

[someone123]

I would be concerned that these things will become just another set of pubs that are rife with crime and drugs, and quickly become not only an eyesore but someplace to avoid. I need more info about the group that is advocating this and what their criteria for entry to these buildings would be. What needs to be avoided is another debacle like Sloane took advantage of for her own personal gain.

I don't think that is normally how it works. Most of the worst parts of the city are old and have declined to the point where those sorts of people are the only ones left. That is usually how you get concentrated poverty. The point of this development is to bring back a range of people, which is good for all sorts of reasons. Certainly a higher population density is necessary in order to support a range of services so that residents of Gottingen can have things like grocery stores within walking distance.

[halifaxboyns]

HRM has reached the point that Calgary communities reached back in the 1990's; they are getting old and are ready for rejuvination.

I think I've said it in another thread but places like Clayton Park and Fairview, as well as some of the residential areas around Bayers Road will be the next major areas or redevelopment; but it will be at the low density level. I think you'll start to see those areas, where lots are typically 50', be subdivided into 25' lots and you'll get long narrow homes close to the street, versus, small and wide - that's what's been happening in Calgary's inner city communities a lot.

As to this project on Gottingen Street, I think with careful design - it can well thoughtout and add to the surroundings. I would just add that it should have a significant component of ground floor commercial, say about 3 stories worth to promote more people coming to the area. I'd like to see the old tavern parcel maybe have a Sobeys Market, like in Edmonton's downtown. It's not a full sobeys, but it has a market/deli and other stuff - just smaller space.

[halifaxboyns]

In talking about this development, there seemed to be some concern that because a certain component of this was subsidized or low income housing; that the quality of the development might be sacrificed.

In thinking about that it dawned on me that Calgary has a new subsidized housing development being completed on the north end of downtown, near Eau Claire.

So I went out to take some pictures, to give you an idea of what we have done here in downtown Calgary.

This development is called Louise Station and it consists of 88 affordable housing units (in the smaller tower) and then the taller tower is 116 units that will sell at market value. Included in the project is also a fire/ems station. Total cost was 27 million$, 15 million was paid by the city of Calgary and $12 million by the province.

Now I must admit, I'm not a big fan of the design of the building - there are things I would change, but overall it's not bad, just not great. It's located on the north west section of downtown, on the west end of Eau Claire (near the LRT bridge over the Bow River). The colours may be a little off because it was overcast. The fire station can be seen in the bottom left corner of the third photo.

http://farm4.static.flickr.com/3473/4559176711_f3c382d1bd_b.jpg
http://farm4.static.flickr.com/3137/4559806376_5919c042e4_b.jpg
http://farm5.static.flickr.com/4022/4559808858_bd71806aeb_b.jpg
http://farm4.static.flickr.com/3051/4559810022_67734ed7ee_b.jpg

[someone123]

It doesn't seem like quality of design and exterior finish are that closely correlated with a project's budget. There are attractive low-end projects and ugly high-end projects. It really depends on the developer, the architect, and planning rules.

[JET]

My hope is that the modest income card isn't exploited to justify modest buildings. This was certainly the case on the corner of Buddy Day and Creighton. No matter how you try to stretch that design it falls short of modern and sustainable. (Cheap design-cheap materials). This could be the catalyst that Gottingen needs but if the buildings are very bland then it is a missed opportunity. The 9 storey building on Gottingen across from the Marquee comes to mind as fitting the missed opportunity bland design category.

Across from Marquee
http://maps.google.ca/?ie=UTF8&t=k&layer=c&cbll=44.651161,-63.582118&panoid=4HIKLWybzOPRZopQaUzkHw&cbp=12,193.01,,0,-25.71&ll=44.651261,-63.582269&spn=0,0.006368&z=18

Buddy Day & Creighton
http://maps.google.ca/?ie=UTF8&t=k&layer=c&cbll=44.654106,-63.588112&panoid=ircS_SAHjtyegtwRuGKusQ&cbp=12,109.97,,0,5&ll=44.654016,-63.587982&spn=0,0.006357&z=18

I drove past the Marquee this am and on the south west corner of Faulkland and Gottingen there is a plywood wall (new?) covered in flyers/notices. Hadn't seen it before. Maybe it's connected to the movie that was being shot. Never seen a new fence covered in stuff in a coulpe of days before.