Halifax Council Rejects Major Waterfront Development After Citizen Appeal
HALIFAX — Halifax Regional Council has rejected plans for a controversial waterfront development after an appeal from nearby residents.
Southwest Properties’ Cunard project was slated to transform a prime waterfront lot into a 16-storey, mixed-use development featuring a combination of retail space and more than 250 residential units.
In July, the project received a green light from the city’s Design Review Committee. But council yesterday overturned the committee’s decision at the request of upset residents who argued the building wasn’t in line with design guidelines for the area.
Now, Southwest will need to redesign the building in order to make the project possible.
Southwest had initially asked for 12 exceptions to the city’s building code rules, ranging from the design of the project’s high-rise towers to the placement of its balconies and its setback from the harbour.
The design review committee approved all but one of the variances. But they did it over the objections of city staff, who had asked the committee to reject the design.
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Staff pointed out that standards for a project in such an important location are necessarily high, and that Southwest’s large, bulky design just didn’t measure up.
They argued the building’s tower was too bulky, that the design didn’t provide proper public access to the boardwalk, and that some of its design elements didn’t pass muster.
Project Didn’t Follow Design Rules?
The committee’s approval set off a flurry of appeals from residents who lived near the proposed project that resulted in a hearing before council on September 29.
At the hearing, the residents asked the council to overturn the design review committee’s decision and reject the project. They insisted their appeal wasn’t NIMBY-ism but based on legitimate concerns about how the project was approved.
They echoed city staff’s criticism of the project, arguing the building didn’t respect the design guidelines laid out in city’s bylaws.
Ted Farquhar, speaking on behalf of the residents, told council Southwest was trying to get around the city’s design rules with all its variations and councilors had a responsibility to stop it, no matter how much they like the project or the developer.
“We have to follow the rules. There are no shortcuts or overarching rule that allows you to bypass with these variances,” Farquhar said.
Jim Spatz, the president of Southwest Properties, argued municipal guidelines are important but that they “don’t fit every project or every site.”
He highlighted Southwest’s long history of creating award-winning mixed-use developments in Halifax and said Cunard would continue that tradition.
He pointed out the project is 22 percent below the maximum density allowed under city bylaws and said Southwest is willing to give up density to create a better-designed building.
“We believe that beautiful buildings are always more successful,” he said. “[We intend] to build a sustainable and beautiful building that fits the texture and life of our city.”
Divided Council Backs Appeal
The majority of the council, however, was not swayed.
Coun. Sam Austin summed up several councilor’s opinions when he argued the building is too big and bulky and the design isn’t exceptional enough for such a prominent piece of property.
“We need to demand a high quality of design here, and there’s enough that I just don’t think we’re at it,” he said.
While several councilors were concerned with the width and bulkiness of the building’s towers and problems with some of its street-level architecture, some gave their full-throated support to Southwest and the project.
Coun. Steve Streatch pointed to Spatz’s years of experience and questioned whether the council had a right to question his project design decisions. He said a lot of work has already gone into the project and that he didn’t want to see it stopped in its tracks.
“This is an opportunity to take a parking lot and build a world-class building,” he said. “In my interpretation, I see nothing wrong with what is in front of us.”
Coun, Bill Karsten added that nearly all of the major high rises in Halifax have been appealed but that most people now look at them and see them as valuable additions to the city.
Back To The Drawing Board
In the end, however, the council accepted the residents’ appeal and rejected Southwest’s design. It was a 9-6 vote, with Couns. Streatch, Karsten, Hendsbee, Adams, Whitman, and Mayor Mike Savage dissenting.
But that doesn’t mean the project is completely dead.
Council also voted to give its support to nearly all of the variances Southwest asked for in its plan, asking the company to come back with a plan that reworks the building’s towers and street-level architecture.
That means Southwest likely won’t need to redesign the entire project, just make some adjustments and come back for approval.
“I do think Southwest Properties does great work. This is not about questioning the integrity of the developer … this is about different people reading the plan differently,” Coun. Waye Mason said.