Archive for the 'Planning' Category

Bring CBC Downtown

Published
by
Councillor Rob Lantz
on March 25, 2011
in Development, Media and Planning
. 13 Comments

I want CBC to move from University Avenue to a new location in our downtown core. All the other major media players are here and contribute greatly to a growing sense of vitality in the downtown.  By all accounts, CBC Charlottetown no longer requires the enormous  property they now occupy. In recent years other CBC stations have recognized the importance of relocating to, or reinvesting in, central locations where they can physically participate in the community they serve so well on air.

CBC Charlottetown building on University Avenue

There has been a corporate-wide cost saving trend at the CBC towards leasing, rather owning the their buildings. The current CBC building is inaccessible on that lonely stretch of University Avenue,  isolated across four lanes of busy traffic from the fast food joints and auto repair shops that line the strip. It is not a pedestrian friendly destination. As gregarious and likeable as their on-air hosts are, their physical location makes it difficult to fully engage with the community.

Downtown Charlottetown offers several large vacant properties that would suit the CBC’s purposes very well and situate CBC reporters close to Province House, City Hall, provincial and federal government buildings, theaters, major events, music venues and people. Imagine Mitch and Matt doing Island Morning in a storefront location like K-ROCK and OCEAN (they’re lucky to catch a ray of daylight from their current studio bunker). Picture yourself watching Bruce broadcast Compass live from a street front studio and Boomer reporting weather from the sidewalk! Imagine being able to walk in off the street for an impromptu chat with Karen on Mainstreet.

I think CBC would be such an exciting tenant to have in our downtown and would contribute enormously to our cultural and social fabric in a way that is not possible where they currently are. Islanders are dedicated listeners and viewers; CBC PEI consistently has ratings well above the national average. A move downtown would bring the CBC closer to the public, revitalize both the organization and our city, and create a fresh new relationship with our public broadcaster.

Continue reading below for examples of what CBC is doing in other cities, and that illustrate what is possible here.

Continue reading ‘Bring CBC Downtown’

IRAC Denies Appeal, Contradicts Itself

Published
by
Councillor Rob Lantz
on February 23, 2011
in Development and Planning
. 0 Comments

IRAC has ruled against the appellants in the case of an apartment building constructed in the vicinity of a chemical plant. But in the process the commission has, by its own admission, wandered outside the scope of the question before it, making contradictory statements that on one hand endorse, and on the other, criticize actions of the city. IRAC lectures about dangers of the city using arbitrary discretion to deny applications, and then seems to suggest that’s what should have been done. They admit the site of the apartment building “meets code requirements” and that the “siting of these buildings represents an acceptable risk” but the city should not have allowed it anyway. They conclude, rightly, they would have no authority to hear an appeal of the zoning map adopted in the 1999 Official Plan, but then go on to offer their opinion on the matter. There’s even a cameo by the H1N1 virus.

This was a complicated file. Because it was an as-of-right application, meeting all requirements of the bylaw, National Building Code and the National Fire Protection Association codes NFPA 1 [Fire Code] and NFPA 30 [Flammable and Combustible Liquids Code] , the permit was issued by staff and council was not even aware of the development until it was underway. This is normal; Council is not involved in applications where all requirements are met. Staff were diligent in their examination of the safety issues involved and determined the risks were acceptable.

Would this apartment building be my first choice of residence, wedged as it is between the Trans-Canada and a chemical plant? Probably not. The property is zoned Highway Commercial (C2) but the developer chose, as was his right, to build a residential building.

IRAC ruled in favour of the city while seeming to go out of its way to appear even-handed, but in the process offered up contradictions and what amounts to editorial opinion on matters that were not within its mandate to review.

Public Presentation of Eastern Gateway Study

Published
by
Councillor Rob Lantz
on February 11, 2011
in Development and Planning
. 0 Comments

George Dark from Urban Strategies will be hosting a public open house to present Eastern Gateway Study, commissioned last year by CADC to create a long term vision for the eastern end of Charlottetown waterfront and entrance to the city at the foot of the Hillsborough bridge.

Mr. Dark presented the plan to City Council a few weeks ago. It is a bold plan – some would say radical – to transform the area into an inviting destination in our city. Mr. Dark is a very experienced planning consultant. His presentation of the plan and explanation of the planning principles involved is worth hearing in person. I encourage you to attend.

Date: Wednesday, February 23, 2011
Time: In the afternoon at 2:00pm and in the evening at 7:00pm.
Place: Georgian Room at the Charlottetown Hotel

Keep in mind, it is a concept of what could be achieved over the long term. It would literally take decades and many millions of dollars to fully implement, but if adopted by council it will be a guiding plan for all future planning decisions in the area.

Victoria Park Master Plan

Published
by
Councillor Rob Lantz
on June 23, 2010
in Planning and Recreation
. 13 Comments

Early PlanAt the June public meeting of council I went on at length — a bit of an incoherent rant really — about Victoria Park. It is a subject that I regret not having pursued more agressively throughout my term, so when Parks & Rec announced yet another large amount of money to be spent on upgrades to the park I had to say something. I was very pleased to receive the support of the mayor, and then again to see the supportive editorial in the Guardian.

Victoria Park is a huge asset to our city, but it has a lot of unrealized potential. Great city’s have great parks and I can easily imagine Victoria Park in the same league as some of the more famous municipal parks. It’s just not quite there yet.

The park is almost 40 acres, but we all know there is a lot of pressure on the park with more and more amenities being added over the decades, one at a time, without much regard for the overall concept. The city wouldn’t approve a subdivision of that size without a detailed plan to guide the use of the land.

What’s needed is a vision; a comprehensive master plan developed with public consultation, to guide the long-term development and management of the park. The plan should include recommendations for phased, short-term design changes that will help accommodate all the diverse — and sometimes incompatible — uses of the park to ultimately make it more enjoyable for everyone.

I’ve watched over the years as other municipalities have undergone similar exercises for their greenspace and parks. I often use the Point Pleasant Park Comprehensive Plan as an example, but there are many others, several in the Atlantic region alone.

The Mi’kmaq Confederacy of Prince Edward Island hired a consultant, o2 Design + Planning, to create a vision for the Experimental Farm. The plan was design-oriented and really quite impressive. The City would certainly need to consult professional landscape architects too,  but public consultation is paramount. I have many ideas myself. I would ask some of the following:

  1. Is it really necessary to allow cars to drive into the center of the park? I say no. The old driveway, which extends from the cannons to the tennis courts should be narrowed and reserved for pedestrian and cyclists only. A small stretch of the driveway was converted to a nice pathway, but users are forced into traffic at one end, and a parking lot at the other. Parking for the tennis courts could be accommodated near the dairy bar. The parking off Brighton Road should also be moved. Separate cars and people.
  2. Do we need to close a lane of the park roadway for cyclists? It’s wonderful, but there is room for a dedicated year-round bike lane. My detailed plan upon request.
  3. Must there be a half kilometer of chain link fence along the west perimeter of the park? I say no. Gary Schneider’s excellent forest management plan (which is being ably implemented in many ways) suggested a hedge instead, if a barrier is necessary at all.
  4. Was the restoration of Fort Edward Battery a good thing? I think not. The old battery design — run down as it had become — was one of the most popular destinations in the park; a vantage point where you could stroll atop the berm and enjoy the incredible view. Now it is fenced off, unwelcoming, and simply obstructs the view. Make this a focal point again.

I could go on… and on. But finally, I will just say this; I think the park deserves a significant monument to the park’s namesake, Queen Victoria, such as a statue with surrounding public space.  In 2014 we’ll be celebrating the 150th anniversary of the Charlottetown Conference in the Birthplace of Confederation so, notwithstanding all the attention the Founding Fathers will get, it would be a perfect opportunity to honour the Queen who is known as the Mother of Confederation.

Proposed Bylaw Amendments, Additions

Published
by
Councillor Rob Lantz
on April 26, 2010
in Bylaws and Planning
. 0 Comments

We had a special Planning Board meeting this evening to consider proposed amendments and additions to the Zoning & Development Bylaw. The changes we discussed include the following:

  1. Amendments to the process of issuing demolition permits;
  2. new sustainable green development standards;
  3. new section on ground source heat exchange systems (geothermal heating/cooling);
  4. new section dealing with development in areas threatened by sea level rise;
  5. new section regulating the operation of  Adult Care Homes;
  6. new section for Urban Forest Retention and Replacement Strategy;
  7. new section for Public Participation Strategy for Major Development Projects.

Planning staff did a great job researching these items. There was some interesting discussion, debate and suggestions from resident members of planning board. As I said, these are proposed changes. They will still need to be approved by council. Get in touch, or leave a comment, if you’d like to discuss.

Spencer Drive

Published
by
Councillor Rob Lantz
on January 5, 2010
in Planning and Transportation
. 4 Comments

We have a problem with crosstown traffic in Charlottetown, particularly in the busy commercial north end of the city. If I’m traveling out North River Road, once I pass Belvedere Avenue my eastbound options are limited. Since you can’t access the bypass from Lower Malpeque, it is a full 3.5 km from Belevedere to the next east-west corridor (Sherwood Rd.) that will take you all the way to Mt. Edward Rd. The only other option is to crawl through the parking lots of Home Depot, Wal-Mart and Canadian Tire on Buchanan Drive, through the Charlottetown Mall, and out the private road on the east side of the mall.  The owners of this private road  actually exert their rights to the property by closing the road one day a year to ensure it does not get taken into the public domain. Public access to this road could disappear at any time and then where would we be?

The City spent a considerable amount of money upgrading the Peter Pan intersection a few years ago but it is still essentially a 3-way intersection, with Spencer Drive being under-used, mainly as a secondary entrance to to the mall or the Superstore. And again, you still need to weave your way through the busy mall/cinema parking lot to get to Mt. Edward from Spencer.

With the anticipation of development on the adjacent land north of Spencer  Drive, I believe it is time for the City to start making plans to extend this road to the east, directly out to Mt. Edward Rd. It would vastly improve the flow of crosstown traffic, service future development, and improve the safety in the parking lots that are currently misused as a means of getting from one side of town to the other. I think it’s good long term infrastructure planning and also solves a number of immediate issues.

I’ve discussed this with residents from every corner of the city, with several other councillors, and city planning staff. I was surprised by the level of agreement on the issue.  A number of people have also written letters to the editor recently about this issue. See here, here, and here (there was another by Bruce Garrity, but I can’t seem to find it).

Another New Hotel for Charlottetown?

Published
by
Councillor Rob Lantz
on November 19, 2009
in Development and Planning
. 0 Comments

Tim Banks says he has been “looking at some hotel concepts in the US and Canada for the Charlottetown marketplace” and he has “lined up some investors”. The reaction I get when I mention this to people today seems to range from disbelief that our market can support another hotel, to suggestions that Tim is dreaming and will never go through with it. I suspect if you told Tim it’s never going to happen, it will only make it more likely to happen. That just seems to be the way he rolls.
It’s encouraging that successful companies like APM and Homburg have the confidence in our city and tourism market to continue making large investments that appear, at least to the Average Joe, risky at best. I look forward to hearing more about Tim’s hotel plan when it arrives at City Hall but I don’t think, as apparently he is hoping, a roundabout driveway design will get him any special consideration.

Designing Cities

Published
by
Councillor Rob Lantz
on May 28, 2009
in Planning
. 2 Comments

Larry Beasley designs cities. Modern Vancouver is his baby and he is very well respected in his field. Last Monday night, almost two hundred people attended a lecture by Mr. Beasley at McDougall Hall on the UPEI campus. He was invited by the Friends of the Farm as a way to commemorate the 100th anniversary of the Charlottetown Experimental Farm.

I was happy to see so many City staff people there, but also representatives of the business community, developers, and regular citizens. I think we all gained a better understanding and respect for the importance of good urban planning; how it affects our quality of life and drives economic development.

I recorded the lecture using my phone, and although the audio quality is perfectly acceptable and Mr. Beasley’s words speak powerfully enough themselves, the real advantage of actually being there was his photo essay that seemed to sync perfectly and effortlessly with his speech. Visuals of spectacular urban vistas, public spaces and residential developments — mostly from Vancouver but mixed with his own excellent perspectives on Charlottetown — flashed across the screen and seemed to be impossibly timed to emphasize his points.

You can download my recording here (mp3, 40 mb), or read Mr. Beasley’s lecture here (pdf).

Here are just a few memorable and relevant quotes, among many:

“Every city has to have a design. A city without a design does not know where it is going, does not know how to grow.”

“You cannot leave the design of these building to chance, or you can get some pretty unpleasant results. So we carefully regulate the designs…”

“Schools are actually being closed… these kind of counter-intuitive decisions are happening, that do not help you achieve a re-populated city”

“There are simply not enough young singles, or older empty nesters to create a vibrant city … and families are flooding back downtown [Vancouver] in record numbers … And there is a spinoff benefit that we discovered: If you design a city that works well for children, it seems to work well for everyone else.”

Waterfront Condos Get Go Ahead

Published
by
Councillor Rob Lantz
on April 18, 2009
in Development and Planning
. 5 Comments

Back in December, developer Paul Madden’s proposal for an 85,000 sq. ft. condominium and spa complex on the waterfront was rejected, mainly because the building exceeded the 36,000 sq. ft. allowed for in the Waterfront Comprehensive Development Area. Mr. Madden persevered with a cooperative approach and a lot of patience. After several design revisions Planning Board accepted the design below and Council approved it at last week’s monthly public meeting. This view is looking east from Lobster on the Wharf.

Here are alternate views from the Seaport wharf, and from the water. And here the site plan.

Provincial Court Judge Moonlighting as City Councillor

Published
by
Councillor Rob Lantz
on January 23, 2009
in Miscellaneous and Planning
. 0 Comments

UPDATE (January 26): The name was corrected today.

‘This investment by Homburg has reignited the issue.’— Coun. Jeff Lantz

Having a brother who was formerly in politics, I get called ‘Jeff’ quite often. But this is the first news story to mix us up.

There is one other correction to this story. Paying cash in-lieu of physical parking spaces is not an exception to the bylaw as reported. It is an option built right into the Zoning & Development bylaw.

4.47 CASH-IN-LIEU OF PARKING SPACES

.1 Council May require or accept Cash-in-lieu of Parking Spaces in any situation where a
Development Permit has been applied for and adequate or required off-street Parking cannot be
provided or, in the opinion of Council, having considered a recommendation from the Planning
Board, is unfeasible.

On Drive-Thru Moratoriums

Published
by
Councillor Rob Lantz
on January 15, 2009
in Planning, Police and Transportation
. 3 Comments

There is no moratorium. I was asked to consider the idea, and I agreed to take it to my committee, but that is a routine courtesy that I extend to any councillor, not a commitment to impose a moratorium. I personally don’t think it’s necessary.

We will certainly be careful to scrutinize any future requests so we have some confidence that a drive-thru can accommodate the expected volume of traffic, but I would also remind the public not to line up in a public right-of-way. I will ask the Chief of Police to enforce this if necessary.

This isn’t a new problem, and to my knowledge there’s never been a serious incident as a result. However, I do recognize the concerns, and I want to deal with them. There is no question the line ups are creating a traffic impediment, but we can’t collectively punish every business that has, or wants, a drive-thru because of the popularity of a handful of Tim Horton’s.

I will be meeting with the Police & Bylaw Enforcement Committee later this month for the first time since becoming chair. We will decide on a course of action then. I still think a cooperative approach will result in the best overall solution.

Condo Mondo

Published
by
Councillor Rob Lantz
on November 9, 2008
in Development and Planning
. 11 Comments

If you were judging solely on the apparent demand for new high-end condominiums in the Charlottetown area, you would hardly know the world is in the grips of a financial crisis, a severe downturn in real estate markets, with economic recession on the horizon. Last week a developer announced plans for several 8-story glass and concrete luxury condo towers in Stratford, while almost simultaneously Charlottetown’s Planning Board was hearing from another developer who wants to build similarly highfalutin condos directly north across the harbour, behind Founders Hall. In fact, although they are different developers, both projects were designed by the same architect.

This area of the Charlottetown waterfront is a Comprehensive Development Area, or a special planning area, and because this new proposal is significantly different from the spa/hotel/condo plan that was originally approved for that site more than two years ago, the approval process must start again from the beginning.
Tomorrow night at council’s monthly public meeting we will vote to “…proceed to the public consultation phase to consider an amendment to the Waterfront Development Concept Plan…”.

Assuming this resolution passes, a public meeting on the new condo proposal will be scheduled sometime before Christmas, I would think. The developer has indicated he would like to get started on some of the early prep work this winter.

UPDATE: The public meeting is scheduled for November 26th, 7:00pm, at the Rodd Charlottetown Hotel (Georgian Room).

Correction: Not Rezoned Yet

Published
by
Councillor Rob Lantz
on August 1, 2008
in Media and Planning
. 1 Comment

This Guardian editorial is at least the second news report I’ve seen that states incorrectly that the Idle Wheels property “has been rezoned”. It has not been rezoned. IRAC has ordered the City to rezone the property, but in its order, IRAC states, “there is insufficient evidence and argument at the present time to persuade the Commission that an automatic rezoning should follow in these circumstances.” In other words, it’s not rezoned until council rezones it.

I agree that residents should have been made aware of the appeal, but unfortunately most of council — including the councillor who represents the area — was not even aware of the appeal until the decision was reported in the media. Consequently, we could not notify residents of something we ourselves did not know. This also caused us to miss the window to appeal the decision, but we are pursuing other avenues because council feels it is not entirely appropriate for an appointed commission to be ordering elected officials to make planning decisions, particularly when the order clearly states “that the City did follow all the procedures required in its Bylaw.“

Commission Orders City to Rezone Property

Published
by
Councillor Rob Lantz
on July 17, 2008
in Planning
. 1 Comment

The Island Regulatory and Appeals Commission has ordered the City to overturn a decision last February to deny a rezoning application. The CBC reports that current occupants now fear forced removal from the property. The crux of the IRAC’s decision is a ‘Future Land Use’ map in the City’s official plan showing this property under the proposed zoning.

I won’t quibble with the decision, but it does remind Council that even as elected officials we don’t necessarily have the last word on planning decisions.  IRAC did, however, make the order to rezone “subject to a development agreement” between the City and the developer which leaves some room for Council to deal with the concerns of residents in the area before a building permit is issued.

One Developer to Another

Published
by
Councillor Rob Lantz
on May 12, 2008
in Development and Planning
. 0 Comments

Well known local developer, APM president Tim Banks, weighs in on his blog regarding the rezoning application for the property at Upton Road and Trans-Canada Hwy:

“I tried to go commercial with this site but once I heard the opposition from the Community I knew it was time to withdraw our application and that is exactly what we did. Steve may have to do the same if he wants customers?”