Halifax can’t keep up with its transit needs, and the province is no help at all

by Mike Landry

Keep Off HRM Traffic manager Dave McCusker says thee’s no room on buses for new riders.

He hates to admit it, but councillor Steve Streatch has never been on a Metro Transit bus. But with gas prices set to skyrocket, he’s one of many car-owning Haligonians looking for a seat on Metro’s already-crowded buses.

“We all need to recognize, regardless of what walks of life we come from, this is something the public not only is demanding but is deserving of,” says Streatch.

But even with council’s five-year, $155-million investment earmarked for transit, there isn’t enough money to accommodate new bus riders. That money is for another garage depot, the fast ferry and service expansion on existing routes. With ridership at capacity at peak times, and with buses leaving people behind, current riders will benefit from less-crowded buses, but new routes and extension into un-serviced areas will be limited and dependent on unlikely “alternative funding mechanisms” and “partnership opportunities.”

“The shame of it is there’s no real way to change transit over night,” says councillor Andrew Younger. “That means going through some growing pains.”

HRM’s manager of traffic and transportation services, Dave McCusker, points out the five-year plan reflects the regional plan. It says transit’s first priority is to reduce pressure on roads by capturing as many trips as possible. Once completed, transit can start branching out. Wannabe riders must wait before heeding premier MacDonald’s advice to “take up the opportunity for transit.”

“This comes up at a lot of meetings,” says McCusker. “Frankly, we have to say to some people, ‘It’s nice that you have that desire to contribute by taking transit, but for a lot of people we just can’t provide transit asan option.’”

Burnside employs around 18,000 people and is one under-serviced area demanding transit. Kelvin Sams, the chair of the Greater Burnside Business Association, says young tradespeople used to take the bus untilthey saved up enough to buy a car. That transition has now become unaffordable for many workers.

Leasing agents are starting to factorbus access in their decisions to moveinto the park and Sams says transit could help prevent workers from moving west. “The economic impact is under estimated,” he says.
But the much-discussed shuttle service for the area, as well as in other areas in the city, isn’t on the cards.
“We’re developing those systems veryslowly,” says McCusker. “That’s 10, maybe 15 years away just because we can’t get the money fast enough.”
McCusker, like many in the city, wants the province assisting with transit.

But since it’s a municipal issue the province is reticent—doling out $1.36 per capita annually for transit when the national average is $18. “If we had 50 percent [$15 million annually] more funding, then we could have a really competitive big city transit system,” says McCusker.

Instead the province is offering tax rebates for transit pass holders at an estimated cost of $1.5 million. Wade Keller, the premier’s media liaison, wasn’t aware Metro Transit was at capacity and says the province’s intention with the tax credit was to encourage people to take transit.

Asked if that money would be better spent towards the service, Lori Patterson, with Metro Transit, chuckles. “I think their intentions are good that they’re starting to look at it. We maybe haven’t had as much dialogue with them as we should.”

Without dedicated financial support, Patterson says Metro Transit can’t plan beyond 2013. By the time the new infrastructure is in place though there could be another Metro Link scenario. That project finished just as gas topped $1 and millions have been spent to expand for demand. With gas prices rising, shortages looming and more people looking to transit, there might not be the luxury to wait and see.

Streatch is encouraged by provincial interest, but as councillor for Eastern Shore-Musquodoboit Valley (an area half the size of PEI) he needs transit sooner than later. “We all pay provincial tax, and the fact of the matter is we all need tohave fair and somewhat equal access to these services.”

Poor planning, unfair bylaws pushing people out of province, IPOANS president says
By BRUCE ERSKINE Business Reporter
Fri. May 9 - 6:54 AM

Unfair bylaws and poor planning are driving apartment developers out of the Halifax area and ultimately hurting tenants, says Joe Metlege, president of the Investment Properties Owners Association of Nova Scotia.

“Doing business doesn’t make sense anymore,” he said in an interview on Thursday. “At the end of the day, we’re a service business and any costs that get added to us, the more expensive it is for people to afford a place to live.”

The association, which held its 30th annual general meeting on Thursday night, represents 200 members who Mr. Metlege said control 22,000 apartment units in Halifax Regional Municipality, or half of the municipality’s apartment stock.

Mr. Metlege, who heads Jono Development Ltd., said the association wants changes to the way the municipality assesses apartment buildings for taxation purposes and changes to the provincial Residential Tenancies Act.

“We’re not looking to be extreme, we’re looking to be fair,” he said, noting that the current business climate is making local apartment owners like Killam Properties look outside the province for new opportunities.

Mr. Melege said the association would like to see a cap on apartment building assessments similar to the 2.3 per cent cap that applies to residential dwellings in the municipality.

Without such a cap, he said municipal tax increases applied to apartment buildings will have to be passed along to tenants, who he said are generally less able to meet those costs than individual homeowners.

“The lowest-income earners are hit the hardest,” he said, adding that the municipality should recognize that apartment buildings are more efficient to service than single-family homes.

“Our argument is that apartment buildings create the least financial burden on the city,” he said. “Servicing a 100-unit apartment is more economical than servicing 100 homes.”

Mr. Metlege said the association’s arguments have fallen on deaf ears at city hall.

“They don’t seem to understand or don’t want to,” he said, noting that there are a lot fewer landlords in HRM than individual residents. “It’s easier to tax a landlord.”

The association would also like to see amendments to the Residential Tenancies Act to create a more level playing field for apartment owners.

“What’s fair for the tenant should be fair for the landlord,” said Mr. Metlege, noting that under the act, tenants on month-to-month leases only need to give a landlord one month’s notice to terminate a lease, while landlords in the same situation are required to give tenants three months’ notice.

“That’s one of many issues,” he said, adding that the association has been lobbying the province for amendments to the act for 10 years. “What it comes down to is it’s easier to do nothing than to make changes.”

( berskine@herald.ca)

Premier MacDonald’s announcement of $10 million to help build a new recreation complex for Lunenburg County far exceeds the province’s $1.4M financial commitment to help build the Mainland Common Recreation Centre.

What gives?

Current plans for the Mainland Common Recreation Centre include the construction of a field house for the 2011 Canada Winter Games, but HRM has not revealed any details to the public on what other features the facility will have.

Rinks?… 50 metre pool?… Running track?… Fitness centre?

We deserve the right to know!

We must act NOW!

Please come out to show your concern and give your support as we plan our next steps of action!

May 15/08 at 7.30pm
Find out more:

 http://www.build-it-right.ca/node/135

From Under My Desk…….. May 7/08

On Saturday (May 3/0 Tim Outhit was successful in his campaign to become the newest member of the Halifax Regional Municipality Council. I’ve known Tim since he and my little brother Jim were in elementary school together in Rockingham. After an absence from Halifax Tim returned as C.E.O. of novaknowledge, a local think tank who’s motto is ‘behind forward thinking’.

Tim will bring a breath of fresh air to city council and a new vision of how council SHOULD engage the citizens of Halifax.  Below is the premise of his platform:

Lately, there has been a lot of bickering over regionalism and governance. But I believe what the residents of Bedford really want is action, fueled by a strong voice at City Hall.

The issues our community faces and the opportunities available are well understood. They have been studied by committee after committee and documented in report after report. This has been going on for many years. Progress has been obstructed by a lack of consensus on priorities and the lack of focused passion, drive and energy necessary to follow through.

Focusing on Bedford alone will not bring the action we need. I have the experience and the passion to work with Councilors and leaders from other districts for the “betterment of HRM”. Together we are stronger.

We must act now, with forward thinking, to support the organizations that are striving to attract and retain new businesses and new residents.

I envision Bedford as a strong and vibrant community; within a larger strong and vibrant community.

We can achieve this vision through tax reform, assessment reform, creativity, and collaborative leadership between the private and public sectors.

Tim has already proven to be a man who puts his money where his mouth is … if you review the novaknowledge New Years message

SPARK A NEW YEAR’S RESOLUTION FOR NOVA SCOTIA

I commit to novaknowledge’s Top 8 for ‘08 - New Year’s Resolutions for Nova Scotia.

I will …

1. Get Active
Change image, attitudes and policies. Take actions that ensure health and wellness promotion  and injury prevention become paramount in my organization, promote my province as a progressive and innovative place to learn, work and raise a family.

2. Think Big
Reduce the impact of regionalism on Nova Scotia’s economic and social development. We will become strong and prosperous by collaborating with all communities and regions for the betterment of the entire province.

3. Do Away with “CFA”
Become more welcoming to new Canadians and new Nova Scotians by encouraging my organization, friends, and colleagues to employ new Nova Scotians and support the campaign to eliminate the term “come from away” and “CFA”.

4. Learn Something New
Challenge my organization to increase investment in workforce training to 2% of revenue and encourage others to do the same!

5. Spend Wisely
Call on government and business leaders to find additional ways to increase wages and to help reduce student debt. This will reduce the out-migration of young workers. I will encourage my organization to hire recent graduates and international students.

6. Help Others
Improve literacy and numeracy in my province by calling on all levels of government to increase funding and implement additional incentives.

7. “Come to Life”
Strive to highlight successes and recognize progress in Nova Scotia.

8. Lead by Example
Support the creation of a Nova Scotia Leaders’ Council to help lead the charge on productivity, innovation, the adoption of technology, foster forward-thinking attitudes, and recommend leading-edge public policy.

Tim is a professional facilitator, creative problem solver, at ease with developing concepts and taking those ideas through to implementation and he is experienced at effective meeting co ordination. 

Now comes the challenge for Tim and to council. Can that room full of self centered egos actually get behind some positive forward thinking and start the change that will take Halifax to its next step in becoming the myHalifax of the future?

Will things change? Your guess is as good as mine but the next six months should be interesting…. including the upcoming Municipal Election this October.

Office of the Municipal Clerk

SPECIAL ELECTION FOR COUNCILLOR
MAY 3, 2008

Unofficial Results for:
District 21 BEDFORD

CHRISTIE, Matthew
1199

OUTHIT, Tim
1579

  There is a bielection today in Bedford with two worthy candidates each hoping to fill Gary Martin’s seat. They will face a challenge ….. Gary left a large void to be filled and the winner will only be in office till October and then its back to the poles.

When I arrived home yesterday there was a message from Stephen McNeil inviting me to the Nomination Meeting for Halifax Citadel …a reminder of how easily we could be facing a federal election.

Halifax councillor Sheila Fougere was in Dartmouth on Friday to unveil her mayoral campaign platform that has such planks as safer communities, improved public transit, better conditions for the city’s needy, more recreation centres and a smaller regional council.

All political parties and their candidates have to face the fact that the world has changed. The old world of ‘what’s your father’s name ….’ as an indicator of how you voted is over. The current generation of voters needs of feel that they are being heard, that their votes count and they will hold the political system to its promises….  or the next time they vote for somebody else.

This years mayoralty election in HRM will be interesting, this is the first time that Peter Kelley will face a credible opponent. In the previous election the only competition was from disgruntled bus drivers without any political capital.

Its still early and there very well be more people throw their hats in the ring but if it comes down to a choice between Peter & Sheila … to me its a no brainer… Sheila’s got my vote.

By MICHAEL LIGHTSTONE Staff Reporter
Sat. May 3 - 5:30 AM

Sheila Fougere kicks off her campain for mayor at the Holiday Inn in Dartmouth. (JEFF HARPER / Staff)

Halifax councillor Sheila Fougere was in Dartmouth on Friday to unveil her mayoral campaign platform that has such planks as safer communities, improved public transit, better conditions for the city’s needy, more recreation centres and a smaller regional council.

She said the municipality is a unique place, as Canadian cities go, and she wants to lead it to continued growth and prosperity during the next four years.

Ms. Fougere, 50, said Halifax Regional Municipality should be governed in such a way that the differences of its many districts are taken into account. She said a cookie-cutter approach to bylaws and other city hall rules is not the way to go.

A better system, she said, would have the city’s six community councils consider “some of the more divisive issues” before the full regional council votes on them. Such a process would “allow for nuances in regulation and service that reflected the needs of individual communities,” she said.

Ms. Fougere said she supports a review of the size of Halifax council, now at 24 members. She figures 15 would be a more suitable number.

More than 100 people attended Ms. Fougere’s campaign kickoff at a hotel. The municipal election is set for Oct. 18.

Mayor Peter Kelly, in office since 2000, has announced he is seeking re-election. Ms. Fougere did not mention him by name Friday in a speech lasting almost 20 minutes, saying later she wanted the focus of her remarks to be about her campaign and vision for the municipality.

On city transit, she said: “I want (bus) routes that run more hours of the day and more days of the week.” She pledged to get a pilot project going that would involve a late-night shuttle in Halifax for patrons and workers leaving downtown watering holes.

On crime, Ms. Fougere, who is married to a police officer, promised to help make neighbourhoods safer.

“We need to ensure that numbers of sworn police officers and firefighters do not fall below pre-amalgamation levels,” she said. “It’s also important that their numbers grow.”

Halifax, Dartmouth, Bedford and Halifax County merged into one political unit in 1996. Ms. Fougere, first elected in 1998, said she wouldn’t push the province for de-amalgamation.

On the city’s disadvantaged, Ms. Fougere said: “I want to foster a stronger link with our provincial politicians and community partners who look after housing, social services, mental health services . . . to improve the social conditions in our communities.”

Among Ms. Fougere’s supporters at the kickoff were a few council colleagues, a former top bureaucrat from Halifax city hall, at least two New Democrat MLAs and a former provincial cabinet minister, a Conservative who introduced the one-time federal Liberal candidate to the crowd.

Ms. Fougere, who represents west-end Halifax (Connaught-Quinpool) on council, was asked why she elected to release her platform in Dartmouth. She said it was a decision based on past parochialism.

“I chose Dartmouth because I know that there are people who bear that resentment to Halifax,” Ms. Fougere told reporters. “I’m more than happy to say: ‘You know what? I’ll go wherever in this municipality (and) I’m quite comfortable with that.’ So I thought it was important not to have it in Halifax.”

Ms. Fougere said she recognizes that women are a minority on municipal councils in Nova Scotia but she said the gender imbalance isn’t a factor in her seeking the mayor’s job. She encouraged people from all walks of life to take a shot at public office at the local level, saying it would help make for a more diverse regional council.

( mlightstone@herald.ca)

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Ed T wrote:
I seem to remember Fougere’s first press announcement that she would run for Mayor. It was after she stomped out of a HRM council meeting, suporting the “fiscally threatening” Commonwealth Games bid to the bitter end. Seems like she had plenty of sketchy statements about Mayor Kelly then and his wise move to protect HRM finances from that nightmare. After all that steam, there’s little in her platform that differ’s from Mayor Kelly. Only fuzzy political motherhood statements. After all, they both voted for this year’s HRM tax increase. I suspect there would be little future tax relief from either of the canidates. Hopefully, a real alternative canidate emerges. If not, from what I see, it seems like Kelly is a safer bet. No wonder there was such a small crowd.

Candidates come to voters with similar platforms

By Rachel Mendleson

May 02, 2008 12:58

When you compare their platforms and rhetoric, the two candidates competing in the Bedford byelection appear to have a lot in common.

Tim Outhit and Matthew Christie are both campaigning on the promise of change, to make progress on infrastructure, facilities and transit they say has evaded Bedford since amalgamation.

And they both think there’s a good chance they’ll emerge victorious when the polls close tomorrow night.
“People are getting frustrated,” said Christie. “Constantly, over the last 10 years, they haven’t seen anything move forward.”

But instead of making Bedford its own town again, Christie, who is on leave from his job as executive assistant to Service Nova Scotia and Municipal Relations Minister Jamie Muir, proposes a compromise.

Establishing village status would give Bedford control over some of its tax revenue, which he says would move long-awaited projects forward.

Christie, who is the son of retired politician Peter Christie, says “name recognition” sets him apart.
“A lot of people don’t really know who Tim Outhit is, so that’s certainly an advantage,” he said.
But Outhit says he’s getting a lot of support from young families, young professionals and residents active in community associations.

“People really like the fact that I have this 25 years of experience and education in business, law and strategic planning. These are the skills you need in the 21st century to be a councillor,” says Outhit, who runs the NovaKnowledge think-tank.

To give Bedford more control to repair aging infrastructure and construct much-needed facilities, Outhit suggests more groups like the Ridgevale Homeowners Association, which he has headed since 2001, to give Bedford control of some of its tax revenue.

“They’re very effective in terms of lobbying for change,” he said.

Outhit says he is in favour of tax reform, but not of spending endless hours debating the cat bylaw, as regional council has often been criticized for doing.

“I want to focus on social and economic development,” he said.
– rachel.mendleson@metronews.ca

By AMY PUGSLEY FRASER City Hall Reporter
Mon. Apr 28 - 6:14 AM

MATTHEW CHRISTIE matthewchristieonline.com

                                        TIM OUTHIT bedfordleader.com

City hall reporter Amy Pugsley Fraser spoke to candidates Matthew Christie and Tim Outhit about what led them to run for municipal councillor in District 21, among other issues. This is what they said:

WAS THERE A SINGLE ISSUE OR EVENT THAT PUSHED YOU FORWARD?

Christie: There were two events that convinced me to run for council. The first was the successful Bedford Community Council Association meeting where over 250 Bedford residents expressed their desire for change. The second was the funeral for my grandmother where hundreds of Bedford residents encouraged me to put my name forward to run.

Outhit: I believe that if you want things to improve, you have to be willing to step up and take action. That’s why I joined the Ridgevale Homeowners Association shortly after moving to Bedford in 2000. Now, like many Bedford residents, I’m concerned by the slow pace of progress on a rink, soccer fields, a new library, roads, playgrounds and more efficient public transportation.

WHY ARE YOU RUNNING?

Christie: I am very passionate about Bedford and hope that I can build on the work of our previous full-time councillors to make Bedford, again, one of the top places to live in Atlantic Canada.

Outhit: We live in a terrific community, but it can be better. I am not looking for a job, rather I want to offer my experience in business, government relations, consensus-building and relationship-building to help move Bedford forward. Bedford residents want a strong voice on council — they want the kind of leadership Gary Martin gave us. I believe I can be that voice.

WHAT QUALIFIES YOU FOR THE JOB?

Christie: I have been involved in Bedford politics since the age of 10. I am currently on leave from my position as executive assistant with (Service Nova Scotia) Minister (Jamie) Muir. This has provided me with insight into the workings of municipal and provincial government. As your full-time councillor, I will demonstrate my ability to bring people together to enhance the goals of Bedford and HRM.

Outhit: I’ve learned a lot about how to get things done with government in my career (novaknowledge) and in my volunteer job as a neighbourhood association president. I can bring that experience — with my track record of action on issues like sidewalks, security patrols, better lighting, sidewalk construction, traffic lights and a community website — to help all areas in Bedford get the amenities they deserve.

WHAT DO YOU LIKE ABOUT CITY HALL?

Christie: All politics is local. I enjoy working at the grassroots level directly with the residents of Bedford to implement their ideas and policies to make our community a better place to live. I feel that the greatest impact can be made at the municipal level to directly enhance our community of Bedford.

Outhit: Issues dealt with by city hall affect all of us: traffic, policing, public transportation, property tax, and facilities construction and operation. If you can’t walk down the street at night because your area doesn’t have decent street lights, that’s a quality-of-life issue. If it takes you half an hour to drive through Bedford, that’s a basic issue. If your child can’t play hockey because there isn’t enough ice time, that’s a quality-of-life issue.

WHAT ARE YOU HEARING ON THE DOORSTEP?

Christie: People are frustrated with the lack of progress in Bedford since amalgamation. The population has doubled and our tax assessment base has increased to $1.8 billion, yet we have not moved forward with issues like seniors and recreational facilities, heavy traffic flow, public transit solutions and upgrades to our roads and walking trails. Residents expect full-time representation, as they have had in the past.

Outhit: The residents of Bedford want action on infrastructure, better public transportation, more all-age facilities, a sustainable recreation facility, another access point to the Bicentennial Highway from south Bedford, the Burnside Bypass, proactive neighbourhood policing, playgrounds and an off-leash dog park. Bedfordites are intrigued by the idea of more homeowners associations handling these issues; they like my experience on this front. Gary Martin and I discussed this model many times.

HOW MANY REGIONAL COUNCIL MEETINGS HAVE YOU BEEN TO?

Christie: I have attended several council meetings in the past few months. I stay up to date with regional issues and monitor the direction of HRM by watching the meetings on EastLink. I have also attended numerous municipal and provincial meetings in Bedford and have a strong working relationship with HRM councillors and provincial ministers and MLAs.

Outhit: I’ve attended a few meetings in person over the years and watched many Tuesday evening sessions on television. I’ve attended many more meetings (and have many contacts) with members of HRM departments and bodies such as parks and recreation, traffic authority, engineering and the police.

( apugsley@herald.ca)

Jim Meek makes a very good argument for the changes to the Nova Scotia Municipalities /Development Act  and he has pointed the responsibility at those responsible for its implementation and change. Vision & forward thinking is required by more than the counsellors of HRM. All three levels of government need to be on the same page in order for Halifax to address the wrinkles in the development process…..

By JIM MEEK
Sun. Apr 27 - 8:44 AM

GEORGE ARMOYAN, the really smart developer who now runs a holding company, built his fortune in the suburbs of Halifax.

As far as I’m concerned, Armoyan earned his success. He assembled land when it was cheap — and cheaply taxed. Then he used it to build houses that were subsidized as a matter of public policy.

Smart business? You bet.

And Armoyan also built thousands of homes in places where people could afford to live.

But my heavens, Armoyan and other developers were certainly in the right place (Halifax) at the right time (in the ’80s and ’90s). And there’s no doubt the taxpayers of Halifax subsidized both suburban sprawl and the profits it produced.

This is surely understood by the people on Halifax’s tax reform committee, which starts public meetings this week. Yep, they should know that these hidden subsidies have amounted (over time) to hundreds of millions of dollars in Halifax.

In effect, we had a cash transfer system in place, with money going from taxpayers to new homeowners and developers.

According to a 2006 infrastructure study produced for Halifax Regional Municipality, developers in southern Ontario paid fees of up to $29,000 per house in new subdivisions.

In Halifax, the average per-lot fee for a new house is about $5,000. Pre-2002, fees were more of a joke. The infrastructure study says the application fee for putting houses on up to 10 lots was $250 — or 25 bucks per lot. And the more houses you built, the cheaper the fees got.

A concession here: Nova Scotia laws don’t allow municipalities to recover education and health costs, so the comparison with Ontario cities isn’t all that fair. I raise it, then, not to condemn Halifax, but to urge it to follow Ontario’s example.

In the Toronto area, cities and towns can charge developers for water, sewers, highways, electrical power, fire service, libraries, sports facilities, buses and other transportation services.

In Alberta and British Columbia, developers are even expected to put parks in new communities. Imagine that.

Under restrictive provincial laws, Halifax charges only for water, sewers and roads. That’s where the $5,000 per lot goes.

One industry source said the actual per-home cost for all services in new subdivisions is closer to $25,000. The subsidy is $20,000 per house. Build 1,000 of them and you’ve got yourself a $20-million subsidy.

No wonder the peninsula has lost tens of thousands of people to the burbs over the past three decades while Halifax sprawled wildly across the map.

What to do now? I figure young Rodney’s government should amend municipal laws so the city could ask developers to carry the full costs of new neighbourhoods.

Let’s put an end, Mr. Premier, to Halifax by bad design.

Or maybe that should be Halifax by no design.

This mess is really one of the hangovers from the 1996 amalgamation. The planners are still catching up, figuring out how to integrate the hodgepodge of policies from the old city and county governments.

Today, as the Halifax by Design consultants keep telling us, it’s time to clean up our act. That means putting more people on the peninsula, subsidizing (some) housing there and allowing new multi-unit developments to proceed as if Halifax really were a city.

That’s the kind of Halifax we want, one where more people can live downtown, where we can walk to work, where we stop clogging up the roads.

And where we stop handing out cash to people who build the vast new subdivisions that are the root cause of the mess.

None of this should be hard to accomplish, right?

We just need to elect someone like George Armoyan as mayor — someone, that is, who is used to getting things done.

( jmeek@herald.ca)

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Quiet Comment wrote:
The last time I checked the houses built in what some refere to as “Sprawl” pay taxes for the services they recieve. These taxes are a lot more than the taxes on the wood lot that existed there before the developement happened. Also note that the developer installs the roads and services not the city. If the development was built without sewer and water the homeowners must cost share with HRM when they are installed. These added services add to the value of the property so taxes go up. This is based on the value of the property which is ussually quite substantial the same as the South Enders. The fact that people may be moving away from the south end has more to do with the value of the properties there being out of reach of young families. The folks who bought there years ago are still there enjoying the expensive property they bought at reasonable cost 20 years ago. Their kids have moved to the burbs so yes there is a downturn in kids in the area. This does not mean the southend is subsidizing anyone. All the talk of how the developers should pay more is all well and good but like everything else in our society who gets to pay? The end user. The couple who want a nice home in a nice area. All of the developers costs will be sent down the line for the purchaser to pay. I agree more high density development should take place for those who choose to live in the city and want to walk to work. Give others the option of living in the burbs and commutting to work if that is what they want. Stop telling me where and how I should live.