HRM by Design

[sdm]

news out in allnovascotia.com on HRM by design revised plans

Looks like an additional 10 foot allowance on Barrington street district.

Flat roofs have to be green, and there is no mandatory provisions for LEED buildings (shame) but highly recommended.

Redevelopments that keep heritage facades, citing Founders Square, would be "clearly permitted"

Parking lots on cylde street area would be reduced because of schmidtville (streetlevel).

Herald lands would be restricted to 6-7 stories, but would be allowed to be increased if a convention centre is built.

Pretty much the only differences cited so far.

[Dmajackson]

Just to add to SDM's comment;

The ten additional feet on Barrington is to match the surronding area,

Clyde Street redevlopments have to provide 430 parking spaces,

I've had a browse through the new information and nothing about heights (except Barrington), or anything really mentioned on this thread was changed, as far as I've seen. I've had a look at the property boundaries and it looks like they could fit four taller buildings on SGR (Two around the white "box" building, and they could squeeze two onto Trillium's block).

It appears the they also hate Freak Lunch Box on Barrington. They bash in the color choice compared to the upper floors.

[Jonovision]

Yes, but its a rendering. It's a plan that is suppose to be in place for the next 25 years. A lot can change in that time, so there's no saying what might happen on that corner.

[Dmajackson]

Big step for HRM by Design
Bills to enable strategy go to law amendments this week
By AMY PUGSLEY FRASER City Hall Reporter
Mon. Nov 10 - 12:35 PM
The battle over downtown Halifax development has never been so heated.

With debates boiling over from council chambers onto newspaper opinion pages and online forums, the topic has been front and centre for months.

But city hall is primed to take the guesswork out of upcoming developments — and perhaps, the wind out of those debates.

Bills to enable HRM By Design will go before the legislature’s law amendments this week. Then, city hall will host its own public hearings — likely early in the new year — before considering the adoption of the urban design strategy.

For the past 30 years, Halifax has had one of the most consultative development processes "in the land," project manager Andy Fillmore told the editorial board of The Chronicle Herald recently. And HRM By Design isn’t about to take that away.

"The project will not be a success if it does not reflect the vision that residents have for their city," he said.

But the idea is to have a clear and predictable land-use bylaw and accompanying guidelines that set the rules on the height and design of future downtown Halifax developments, he says.

One of the keys will be moving public consultation to the beginning of the process, he said.

"So, when the building is a still a sketch on the back of a napkin . . . the applicant has a chance to do some grassroots consensus-building," he said. "Who wants to fight every step of the way with a building?"

The new plan will also mean a shorter approval process that includes a design review committee, stronger heritage protection and likely, fewer time-consuming and costly appeals to the Utility and Review Board.

Appeals of decisions by the design review committee will now go to council, and that will be easier, he said.

"You won’t have to have a lawyer. You just go and stand at the microphone (in council chambers), and that’s your appeal."

HRM By Design will remove the ambiguity in the planning strategy that’s been around since the 1970s, said the executive director of the Downtown Halifax Business Commission.

"Then we’ll know in advance what things can be developed and what things can’t in the downtown core," Paul MacKinnon said in a recent interview.

And NDP Leader Darrell Dexter has said that HRM By Design seems to strike a balance.

"It’s an approach to municipal planning that seems . . . to address both sides — the development side and the preservation side."

But Phil Pacey, president of the Heritage Trust of Nova Scotia, is worried the new plan will curtail his group’s efforts to protect heritage properties.

"It does represent a big transfer of power from the public to the development industry," Mr. Pacey recently told The Chronicle Herald.

That’s not true, said Mr. Fillmore.

A new evaluation and plan monitoring program will ensure that new developments are on track and in line with the city’s citizen-led strategy. There also will be a scorecard to make sure that HRM By Design is working.

"So the democratic process is alive and well," Mr. Fillmore said.

What is definitely alive and well is the fear that something needs to be done before Halifax becomes a city of vacant lots, said Dale Godsoe, who chairs the city’s urban design task force.

"If we don’t do something, nobody will build . . . and then we’re going to have a decayed, empty downtown," she said.

And no one wants that, she said.

Four recent public opinion polls on HRM By Design indicate about 80 per cent of residents are aware of the project and its aims and would like to see it passed. As well, the public participation rate in the actual process has been unprecedented, Mrs. Godsoe said.

Since July 2006, the city has reached out to thousands of people through public forums, open houses, private meetings and interviews.

One of their biggest meetings drew more than 500 people to Pier 21.

"We have spent two years listening to what people have to say," Mrs. Godsoe said. "I think this is more democratic than any process I’ve seen."

[Dmajackson]

Just how tall should downtown buildings be?
LINDSAY JONES, METRO HALIFAX
November 26, 2008 05:00




Just how tall should new buildings in the downtown be?


That’s the next step regional council has to deal with in order to formalize HRMbyDesign.


MLAs passed the city’s framework for redeveloping the downtown over the next 25 years into legislation Monday.


The new rules will streamline the process for downtown development, and involve the public earlier at the design stage.


A design review committee will decide whether bids for new buildings get the go-ahead, and council will become an appeal body.


Appeals to the Nova Scotia Utility and Review board will still be possible, but only after appeals to council.


Now, with legislation in place the next step is a public hearing on setting height restrictions, Mayor Peter Kelly says.


No date has been set yet, but Kelly said the hearing will happen early in the new year. He said council will have to take into account current laws that protect the viewplanes from Citadel Hill.


“The development community, of course, will be heard, but so will the heritage groups and every other public member who wishes to speak,” Kelly said.


“We have to be open, transparent, allow the public to make known their points of view and then make a final decision.”


Heritage versus development issues, particularly around building height, have been a “hot tamale” at council in the past and Downtown Coun. Dawn Sloane said she expects that will continue at the upcoming hearing.


“We’ve been trying to find some kind of middle ground in which people are somewhat happy,” she said.


“They won’t all be happy on either side — both spectrums are going to have their grievances and that’s allowed — but that’s where we as council have to bring it to a happy ending.”

• A recent Bristol Group survey commissioned by Metro Halifax showed half of those surveyed said most sightlines from Citadel Hill should be preserved. Three in 10 said they want to keep just a few sightlines and build highrises. Twelve per cent don’t want sightlines changed at all, and nine per cent said new buildings are more important than sightlines.

[someone123]

I find the polls pretty pointless since they don't ask the right questions, the development rules aren't clear to most people, and most don't appreciate the alternatives.

Most people will tell you on the one hand they want a busy downtown etc. and then on the other tell you that they also want things that make that difficult or impossible.

[worldlyhaligonian]

We definitely need to be involved with this meeting, enough of us could really tip the scale in favour of height... I believe in preserving some of the sight lines, but no max height for certain locations.

[sdm]

Originally Posted by worldlyhaligonian

We definitely need to be involved with this meeting, enough of us could really tip the scale in favour of height... I believe in preserving some of the sight lines, but no max height for certain locations.

Am game, lets do it

[dartmouthian]

They should have low height limits on heritage buildings and get rid of most of the rest. That way, there would be much less incentive to demolish heritage buildings while not hurting new developments. also the viewplane covering the oil refiney has got to go. maybe leave a few but most of them are not worth keeping.

[Haliguy]

Originally Posted by sdm

Am game, lets do it

me too

[Dmajackson]

I don't usually post opinions from the newspaper but this is an exception because its by Peter Kelly:

HRMbyDesign: striking a balance in the downtown

By PETER KELLY
Sat. Nov 29 - 5:36 AM


Mayor Peter Kelly (Contributed)




It’s been a long time coming. Some might argue too long. But this week, the provincial government cleared the way for Halifax regional council to adopt HRMbyDesign – a much discussed and debated plan that will allow our municipality to find the right balance between new growth and development and protection of our cherished heritage buildings.

Put simply, HRMbyDesign will make the development approval process clearer, quicker and more consistent. It will also ensure our heritage buildings are protected and maintained for future generations. Height restrictions and design requirements will be unambiguous. A citizen-based design review committee will make final development decisions. The plan will also reduce the number of costly and time-consuming appeals to the Utility and Review Board. But the reasons we need HRMbyDesign go deeper.

Our cities are the engines that drive our economies. For this reason, our cities need to grow. We need to attract more people and we need to keep those already living and working here. To do this, we need buildings that meet the needs of those who will live and work in them. They must be built to respect the environment and the values of our citizens.

Downtown Halifax is the economic, social and cultural centre of our region. Its health and prosperity are directly linked to the health and prosperity of our province. For the capital region to move forward and continue to be a place where our children and their children will want to spend their lives, we need to ensure that HRMbyDesign is embraced.

Smart growth – balanced growth – will mean we can afford the sports and recreation our children deserve, the public spaces our citizens want to enjoy, the sports, arts and cultural facilities that entertain us and brighten our lives.

HRMbyDesign will help us grow in a balanced and strategic way. It is a living plan that will mean we draw more visitors and tourists to our historic downtown and make it an even more attractive place to live and work.

We know the public supports HRMbyDesign. Poll after poll has shown overwhelming support for the plan and its objectives. A recent web-based survey conducted by Zoomerang Online revealed that 80 per cent of those polled support the adoption of a more transparent and streamlined development process as proposed by HRMbyDesign.

Is HRMbyDesign perfect? Few things are perfect. But it is the right solution and the best way forward for our municipality. Striking the right balance between new development and heritage preservation will always require public input and a clearly defined and fair set of rules. HRMbyDesign will accomplish this – and it will address the frustrations and uncertainties that have at times made some of our most publicly spirited citizens appear polarized into winner-takes-all positions.

After all, who is really against the positive growth of HRM? Who is really against preserving our priceless architectural heritage? We need both of these things for HRM to continue to be the best place to live, work and play in our country.

HRMbyDesign will come before Halifax regional council in early 2009 and then people will have another chance to provide their input at a public hearing before it will be made law. I urge everyone to find out more about HRMbyDesign at www.hrmbydesign.ca and to support it.

For the Halifax Regional Municipality, this is an opportunity to achieve the balance we need – balance between growth and development and protection of our heritage – and an opportunity to continue to build our municipality into a healthy, vibrant and sustainable community.

[Keith P.]

From everyone's favorite obstructionist in Thursday's Herald:

http://thechronicleherald.ca/Letters/1093968.html

Trust’s track record

Contrary to Roger Taylor’s column of Nov. 21, the Heritage Trust of Nova Scotia has supported appropriate development in downtown Halifax, including the Cambridge Suites (six storeys), the Marriott Courtyard Hotel (eight storeys) and the Centennial apartment proposal at the foot of Salter Street (12 storeys).

The Armour Group proposal for the central block of Historic Properties was for nine storeys, not six. The block has an as-of-right height limit of 25 feet, and a mandatory Policy CH-1 to protect the four heritage buildings, not just parts of them.

HRM or the province and Armour Group can save these buildings by exchanging this land for other land downtown. There are 330,000 square feet of vacant land downtown, offering lots of choice.

Several office, hotel and apartment buildings have been approved in downtown Halifax, but not constructed. One reason is that the cost of constructing new buildings exceeds the rents that tenants have been willing to pay.

In the meantime, several heritage buildings have been renovated at a cost tenants are willing to pay. This is our real competitive advantage – heritage buildings that can be economically used for the businesses of the future, while maintaining our unique character.

Phil Pacey, Heritage Trust of Nova Scotia


So he is bragging about 3 short, stubby, faux-Victorian buildings constructed over a period of 20+ years in the downtown core.

Wow. With that kind of support no wonder nothing ever gets built. How ridiculous, and how illustrative of their incredibly skewed and distorted view of reality.

[sdm]

So wait what is it, 1,000,000 square feet of land vacant or 330,000 square feet of land?

[Barrington south]

i can't stand the Cambridge suites

[Takeo]

Originally Posted by Barrington south

i can't stand the Cambridge suites

But it's short. That's the only thing the Heritage Trust cares about.

[Halifax Hillbilly]

Originally Posted by Takeo

But it's short. That's the only thing the Heritage Trust cares about.

Don't forget the Prince George, another monstrosity they somtimes hold up as an example of how development should proceed downtown.

[Dmajackson]

Government Proclaims New Halifax Charter
Service Nova Scotia and Municipal Relations
January 13, 2009 3:40 PM

--------------------------------------------------------------------------------
Halifax Regional Municipality now has more flexibility to respond to its unique challenges and opportunities as the largest municipality in the province and capital of Nova Scotia.

Government proclaimed the HRM Charter Act today, Jan. 13. It includes the basic provisions of the Municipal Government Act with more powers to address the specific needs of HRM. The HRM By Design Act was also proclaimed. It provides the municipality with more tools to guide development efforts for the downtown Halifax area.

"This is significant development not only for HRM but for the whole province," said Carolyn Bolivar-Getson, acting Minister of Service Nova Scotia and Municipal Relations. "As the economic hub of Nova Scotia, HRM has the potential for attracting more interest to the whole province in terms of investments, business, infrastructure, and other developments."

The creation of a new charter is in keeping with how other major cities in Canada, such as Toronto, Winnipeg and Vancouver, have responded to the ever-changing challenges and opportunities of regional centres of business and fast-paced population growth areas.

"We've been working toward this Charter for a long time and look forward to working together with the province under this new governance structure," said Mayor Peter Kelly. "Given our growth, HRM by Design will bring clarity and predictability in the development approval process making HRM more livable, vibrant and attractive."

[Haliguy]

Councillors will debate development strategy next month

By Our Staff
Sat. Jan 17 - 4:46 AM
Halifax city hall’s ambitious urban renewal project should come back to regional council early next month and a vote on the matter could happen by the end of March, Mayor Peter Kelly said Friday.

He said a public hearing on the HRM by Design plan will take place after councillors debate the issue and if they agree to move it forward.

"It’s going to council for ratification and alterations, if any, then we’ll move on to the public hearing stage," Mr. Kelly told The Chronicle Herald.

A vote on HRM by Design will be held "hopefully before the end of March," he said.

The city’s HRM by Design study, an urban renewal effort in the works for about 2½ years, includes an element dedicated to improving downtown Halifax. A 17-member task force assigned to the $405,400 research project envisions a downtown that’s liveable, distinct and vibrant.

Planners want 16,000 people to move downtown within the next 15 years, councillors have heard.

Another major goal is to redevelop the Cogswell interchange, which the politicians have been told has been "a blight" on Halifax Regional Municipality.

If all goes well, the site could be transformed into a modern neighbourhood with buildings of varying heights.

Three recommendations hooked to the downtown plan have already been passed by Halifax regional council.

They include:

•Approve HRM by Design’s "vision" for downtown renewal

•Ask the provincial government to make legislative changes that’ll affect future private-sector developments and

•Begin planning and design work on the redevelopment of the Cogswell interchange.

( newsroom@herald.ca)

[someone123]

It's annoying how they call this "urban renewal", since on the one hand it connotes negative imagery of Scotia Square type developments and on the other it falsely implies that this is more than just a regulatory change. HRM by Design isn't a plan to build housing for 16,000 or whatever, it simply allows for developers to do that if they so choose, something they're doing already.

[Dmajackson]

I don't know if anybody else noticed but HRM released the final reports for HRM by Design.

www.hrmbydesign.ca

I don't know if there are many changes but this is the FINAL draft and will be what Council decides on next month.