[Halifax] 2254 Barrington | ? m | 7 fl | Approved

[Keith P.]

Originally Posted by fenwick16

There is not much point arguing this point since it is so hard for some people to believe. However, there really are people who feel that development is evil and is destroying the planet. In the minds of these people, the best development is no development.

*cough*jenniferwatts*cough*

[Keith P.]

Originally Posted by POLYCORP-Pete Polley

... but nobody at HRM - not one person - is willing to "stick their neck out" and admit that there is a problem here on this file ... we need leadership at HRM, and we need someone to try to solve this problem... but nobody is coming forward to do it... they are doing everything they can to obstruct it.

Absolutely bizarre.

Peter Polley
POLYCORP

I have had interactions in the past with Donovan, now the head legal beagle at HRM, and also with her namesake, the fellow who now is in some manager/coordinator role in the planning & development area. She never struck me as a particularly sharp lawyer but was certainly strong in exercising govt authority when it suited her purposes, while the development Donovan was a perfect example of a bureaucrat who was totally inflexible despite any type of logical argument. These are good examples of the intractable HRM bureaucracy and symptomatic of the problems we face in this town.

[fenwick16]

Here is another good example. The full article is copied below, but here are a couple of paragraphs.

The legislative issue, which came to light earlier this year, involves "grandfathering" provisions made for the Roy project and for Frank Medjuck’s nearby Discovery Centre building development.

The developments were grandfathered under the Downtown Halifax Secondary Municipal Planning Strategy but require similar provisions under the Barrington Street Heritage Conservation District Revitalization Plan and Bylaw.

A report on the "drafting error" concluded that municipal council would have to refuse both applications since there are no policies in the heritage district plan that would enable council to consider approving them.

Here are a couple other paragraphs:

Saberi, whose firm moved on to other projects while the Twisted Sister approval process dragged on, said new municipal development rules stifle creativity.

"This city is slow to get things done," he said, noting that three United Gulf condo projects have been under review for almost two years. "It’s ridiculous."

HRM planner Kelly Denty said Wednesday that a staff report on grandfathering provisions for the Barrington heritage conservation bylaw went to council in January and the matter is still "in process."

Roy Building redevelopment plan stalled
Legislative snag delays public hearing into downtown construction
By BRUCE ERSKINE Business Reporter
Thu. Apr 8 - 4:54 AM


A legislative oversight has delayed a public hearing on the Roy Building development in downtown Halifax.

The development, which includes the demolition of the Barrington Street building, the reconstruction of its historic facade and the construction of a 17-storey tower above it, was to have gone to a public hearing in March, said Rob Landry, property manager with building owner Starfish Properties.

But the hearing was postponed because of the need to amend municipal legislation affecting the project, Landry said Wednesday.

"Nothing is planned at the moment," he said in an interview, adding that the building, which extends to Granville Street, is still leasing space to tenants. "We have no plans to proceed with demolition."

Landry referred questions on whether Starfish is upset about the delay to the Toronto-based company’s principal, Louis Reznick, who was out of the country and couldn’t be reached for comment Wednesday.

The legislative issue, which came to light earlier this year, involves "grandfathering" provisions made for the Roy project and for Frank Medjuck’s nearby Discovery Centre building development.

The developments were grandfathered under the Downtown Halifax Secondary Municipal Planning Strategy but require similar provisions under the Barrington Street Heritage Conservation District Revitalization Plan and Bylaw.

A report on the "drafting error" concluded that municipal council would have to refuse both applications since there are no policies in the heritage district plan that would enable council to consider approving them.

Andy Fillmore, HRM’s urban design manager, said in January the errors were "very fixable" but would require a public hearing that would likely draw critics of the developments, which are taller than the heritage district’s 21.6-metre height limit.

Peter Delefes, head of the Heritage Trust of Nova Scotia, said the projects made no sense in a heritage zone and the trust would oppose them.

Medjuck, president of 1595 Investments Ltd., which owns the Discovery Centre building, is still waiting to hear from HRM on what he called a "procedural" matter that doesn’t affect his development plan.

"Nothing has changed," he said Wednesday. "I’m hopeful."

In the meantime, Medjuck has signed an agreement to keep the Discovery Centre at the Barrington Street location and has tweaked the design of the mixed- use complex, which will be shorter than originally planned.

"My inclination is to go residential," he said, noting a lot of new office space is coming on the market.

Medjuck said the approval process may take time — "I’m used to it" — but he didn’t have a fixed timeline to begin construction.

A nearby development, the 27-storey "Twisted Sister" twin tower, is about 18 months away from construction due to protracted municipal approvals that took almost five years, said Navid Saberi of United Gulf Developments Ltd.

Saberi, whose firm moved on to other projects while the Twisted Sister approval process dragged on, said new municipal development rules stifle creativity.

"This city is slow to get things done," he said, noting that three United Gulf condo projects have been under review for almost two years. "It’s ridiculous."

HRM planner Kelly Denty said Wednesday that a staff report on grandfathering provisions for the Barrington heritage conservation bylaw went to council in January and the matter is still "in process."

[POLYCORP-Pete Polley]

Is it technically possible to post photos to this site ? I have a few that show the property that would add considerably to the discussion...

Peter Polley
Polycorp

[Dmajackson]

Originally Posted by POLYCORP-Pete Polley

Is it technically possible to post photos to this site ? I have a few that show the property that would add considerably to the discussion...

Peter Polley
Polycorp

Yes it is.

If you download the photos to a internet-based phto site like flickr (my personal favourite), photobucket, tinypic, ect you can grab the photo's URL and paste it in the text by wrapping it in {IMG][/IMG].

[fenwick16]

Originally Posted by POLYCORP-Pete Polley

Is it technically possible to post photos to this site ? I have a few that show the property that would add considerably to the discussion...

Peter Polley
Polycorp

You need to upload them to a site such as imageshack or flickr.com and then you can use the image URL on this website to display the image.

For example, I uploaded this one from Bing Maps (bird's eye view) of the site that I think is intended for the Jazz project. I used the screen print function and uploaded it to imageshack (if someone knows an easier way then please let me know). This is certainly a nice site - that is probably why various people are trying to prevent development. However, not all green space in the city is meant to be kept as green space (it is a city after all).

The Spice building is in the upper left hand corner.

PS: If you are able to get all the necessary approvals, will you be able to save some of the tall trees on the site?

PS: Don't try to use the zoom and other functions on this view since it is just a snapshot not the actual Bing map link.

[Jonovision]

That would be awesome if you could save some of those big old trees.

[halifaxboyns]

I'm wondering how the access to the site would work. Spice is in a good position because it can access Cornwallis - this site seems to be more restrictive unless the 'road' in front of Scotia Towers is a private roadway (with an easement)?

I would think that the transportation guys wouldn't be too happy about an access off of Barrington Street given the traffic volume and the roadway configuration (with the bend). If they were to grant an access, I'd think it would be right in and right out and that's it?

Certainly a challenging site, but I agree about the trees.

[Dmajackson]

Originally Posted by halifaxboyns

I'm wondering how the access to the site would work. Spice is in a good position because it can access Cornwallis - this site seems to be more restrictive unless the 'road' in front of Scotia Towers is a private roadway (with an easement)?

I would think that the transportation guys wouldn't be too happy about an access off of Barrington Street given the traffic volume and the roadway configuration (with the bend). If they were to grant an access, I'd think it would be right in and right out and that's it?

Certainly a challenging site, but I agree about the trees.

Spice's underground parking is accessed off of Barrington Street so they city must be okay with granting the same access for Jazz. I don't think the city can ban left-turns to individual buildings unless they but some sort of barrier in place. If they could ban it to private properties North Street would defenitely have it in place.

I also agree that some of the trees should be preserved if at all possible.

[planarchy]

Originally Posted by Bedford_DJ

Spice's underground parking is accessed off of Barrington Street so they city must be okay with granting the same access for Jazz. I don't think the city can ban left-turns to individual buildings unless they but some sort of barrier in place. If they could ban it to private properties North Street would defenitely have it in place.

The city certainly can and should prohibit an entrance off Barrington. I'm also quite sure that the parking access for Spice is off Cornwallis and not Barrington. Actually, I'm positive.

North Street is a very different situation, as many of those houses, drive ways were there before the bridge was even built.

[sdm]

Originally Posted by planarchy

The city certainly can and should prohibit an entrance off Barrington. I'm also quite sure that the parking access for Spice is off Cornwallis and not Barrington. Actually, I'm positive.

North Street is a very different situation, as many of those houses, drive ways were there before the bridge was even built.

underground access is on barrington street.

I do agree however that the entrance for the new development should be reviewed in detail as this development would lye just past a fairly significant blind curve on barrington.

[planarchy]

Originally Posted by sdm

underground access is on barrington street.

I do agree however that the entrance for the new development should be reviewed in detail as this development would lye just past a fairly significant blind curve on barrington.

Woah. So I was really wrong. I just looked at the google street view and there is a garage door on Barrington. I pass this everyday and have never noticed it! But there is also a garage entrance on Cornwallis - is this an exit only?

[halifaxboyns]

Originally Posted by sdm

underground access is on barrington street.

I do agree however that the entrance for the new development should be reviewed in detail as this development would lye just past a fairly significant blind curve on barrington.

Wow, I'm a little surprised on that for Spice - it's been my experience that normally the access for parking should be off the road that has the lesser amount of traffic (which I would think would be Cornwallis). But if they allowed it, I suspect it's a right in only. I would hope it's not an out door - that would be kinda dangerous (IMO).

I suspect with this vacant parcel, access will be an issue with the bend of Barrington Street - but it's not impossible. I suspect that an access easement over that road in front of the towers would be easily attained, since its not used very much. It might require entering into a mutual maintenance agreement too though.

[POLYCORP-Pete Polley]

Originally Posted by halifaxboyns

Wow, I'm a little surprised on that for Spice - it's been my experience that normally the access for parking should be off the road that has the lesser amount of traffic (which I would think would be Cornwallis). But if they allowed it, I suspect it's a right in only. I would hope it's not an out door - that would be kinda dangerous (IMO).

I suspect with this vacant parcel, access will be an issue with the bend of Barrington Street - but it's not impossible. I suspect that an access easement over that road in front of the towers would be easily attained, since its not used very much. It might require entering into a mutual maintenance agreement too though.

Access to Spice is split almost 50/50 from Barrington and Cornwallis Streets. Spice has a two level parking garage with no internal ramp. Surprisingly, HRM had more concerns about the Cornwallis Street driveway at Spice than Barrington Street due to the proximity to the intersection.

Barrington Street is not a "limited access" street. I believe that it took on the "lifeless" look along a portion of it in the 1970's when the City of Halifax was trying to develop a freway into the downtown (a la Cogswell interchange). There are multiple driveways along Barrington Street between Cornwallis and North (everyone know it, so why do I need to say it ???). Most planners would say that driveways and buildings that would slow vehicles down on Barrington Street would be a good thing...make it feel more like a neighbourhood.

We do need to have a "Traffic Impact Statement" prepared by a traffic engineer as part of the process....it should be done over the next week or so.

Many of the people that live at the Spice building work downtown and walk to work (or hospital or Dal...) .... so vehicle traffic is abnormally low... and we expect the same demographic at Jazz. A right-in and right-out will probably be requested by HRM.

Peter Polley
POLYCORP

[someone123]

Originally Posted by POLYCORP-Pete Polley

Many of the people that live at the Spice building work downtown and walk to work (or hospital or Dal...) .... so vehicle traffic is abnormally low

It always seems weird to me when people assume that buildings downtown need lots of parking and that residents will be driving everywhere. One of the big reasons for living in the core is that you don't have to drive around.

People were apparently complaining about driving and parking at Fenwick when in reality only something like 10% of residents even own cars.

[halifaxboyns]

Originally Posted by someone123

It always seems weird to me when people assume that buildings downtown need lots of parking and that residents will be driving everywhere. One of the big reasons for living in the core is that you don't have to drive around.

People were apparently complaining about driving and parking at Fenwick when in reality only something like 10% of residents even own cars.

I've always believed that the parking standards should be reduced for development within close proximity of the downtown core - say on the order of about 30 to 40%.

The City of Calgary's Land Use Bylaw has a parking map attached to it where the parking numbers are typically lower for areas close or around the core and then go up as you go further out (but are reduced around the LRT stations or if it's a transit oriented development).

[planarchy]

Originally Posted by halifaxboyns

I've always believed that the parking standards should be reduced for development within close proximity of the downtown core - say on the order of about 30 to 40%.

The City of Calgary's Land Use Bylaw has a parking map attached to it where the parking numbers are typically lower for areas close or around the core and then go up as you go further out (but are reduced around the LRT stations or if it's a transit oriented development).

Haven't parking requirements been eliminated for new developments within the core? I've been told that the only requirement now is bike racks/storage. This wouldn't apply to Jazz, but would suggest that the city acknowledges this reduced demand.

[someone123]

Parking requirements never seemed very important to me in the first place. They seem like a 1950s-era way of promoting car use. Developers have a sense of how much parking their customers want, and if they misjudge then they won't sell units.

A lot of planning fits into this category to be honest. I think planning is at its best when planners try to organize public amenities and at its worst when the goal is to impose rigid rules on private development.

[halifaxboyns]

Originally Posted by planarchy

Haven't parking requirements been eliminated for new developments within the core? I've been told that the only requirement now is bike racks/storage. This wouldn't apply to Jazz, but would suggest that the city acknowledges this reduced demand.

In Calgary we've eliminated parking requirements for many uses in the Beltine and the 4th Street Commercial corridor - I'm not sure about Halifax.

Certainly if it not been reduced, the variance power of the Development officer can be utilized to reduce the parking requirement or that could be negotiated through the DA process.

[POLYCORP-Pete Polley]

Originally Posted by halifaxboyns

In Calgary we've eliminated parking requirements for many uses in the Beltine and the 4th Street Commercial corridor - I'm not sure about Halifax.

Certainly if it not been reduced, the variance power of the Development officer can be utilized to reduce the parking requirement or that could be negotiated through the DA process.

HRM Parking requirements for Jazz (Halifax Peninsula R-3 Zone) -

1 parking space 9 feet x 20 feet - individually accessible.

Right from the 1960's...

Obviously for a project like this :

a) Do not need 1 space per unit

b) Spaces do not need to be anywhere near this big. HRM has ignored the fact that cars have gotten smaller over the past 40 years... i.e. smaller Japanese cars that started to come to North America in the early 1970's...

HRM Staff indicate that they do not have the authority to modify size or number of parking spaces with a variance under the Land Use Bylaw. If there are any planners out there that would can find a way for us to have the right to demand a variance on this, would love to hear from you...

We can get a credit for 2 parking spaces for providing bike parking...so we would need 60 parking spaces for 62 units...

Peter Polley
POLYCORP