cbc.ca: Westboro curling club turns to redevelopment to sweep away tax troubles

31 10 2019

Deal could see new club built at nearby park, but some neighbours wary

The Granite Curling Club of West Ottawa says it wants to swap land with the city to secure the club’s future with a new mixed-used development.

People who live by the curling club near Westboro station are concerned the plan would amount to a loss of park space, since the club’s replacement four-sheet facility would be built behind the current club on part of Lion’s Park.

Geoff Wilson, club treasurer, told a community meeting Wednesday it’s essential to keep the club operating continuously.

“We cannot redevelop on our existing land without tearing this down first,” he said.

“We can’t knock this thing down and wait two years to have a new structure. It’s gone, it’s game, set and match at that point in time.”

The private, non-profit club is already in a financial tight spot, needing to increase fees after a recent property tax assessment put a strain on their finances.

Their taxes jumped from $8,000 to nearly $25,000 per year.

In the club membership’s preferred option, the curling facility would be built behind the existing building and stretch into Lion’s Park.

The developer would build a high-rise commercial and residential tower that could be 25 storeys tall.

The club said it would give the city a stretch of land to the east, larger than it would be taking, for a linear park.

A drawing of the Granite Curling Club of West Ottawa’s preferred redevelopment option, which would have the club occupy part of the current Lion’s Park. (KitchissippiWard.ca)

Loretta Fleming, who lives in a nearby co-op, is worried about the encroachment on parkland.

“This is our community too. We’re residents. When they’re gone after their hour or two of curling, it’s our park,” she said.

She’s concerned about ecological and community loss of having the city turn over existing green space at the request of any private group, even a non-profit.

“It would be a precedent that parkland is up for grabs,” she said.

“I don’t think it’s a good use of space for the people who are using the park right now, which are young children,” said Talitha Nabbali.

Linear park less versatile

Greg Mathieu, chair of the Granite Club’s redevelopment committee, said the proposal would make the park space more accessible to the community since it’s blocked from Scott Street by the current curling club building.

“Our feeling is about Lion’s Park is that it’s a great community asset. We believe we’re a community asset as well as the gymnastics club,” he said.

“We think opening it up to Scott Street … is going to provide some greater community use overall.”

Paul Landry, a senior project manager in the city’s parks department, said the linear park configuration would make the land less adaptable to different recreational uses.

“Even though you can get nice pathways, sitting areas, perhaps a splash pad and things like that — it still limits the utility of the park,” Landry said.

Coun. Jeff Leiper told residents at the meeting that is also his concern, but that he hasn’t taken a position on the proposal or the unusual request to swap land with the city.

The club has not filed a development or zoning application with the city.

https://www.cbc.ca/news/canada/ottawa/granite-curling-club-redevelopment-park-1.5341520





cbc.ca: Residents eye more balance, certainty with Westboro development reboot

25 10 2019

Infill study could shape future of development along LRT

Triplexes, like this one built on Ravenhill Avenue, were already popular in Westboro, but some developers were proposing building two triplexes on a single lot before a moratorium last year. (Eric Milligan)
Today is the deadline for Westboro residents to have their say on the future of intensification in the rapidly growing neighbourhood west of Ottawa’s downtown.

City council voted in October 2018 for a moratorium on the approval of multi-unit buildings from Golden Avenue east to Tweedsmuir Avenue, and Byron Avenue south to Dovercourt Avenue.

That moratorium was extended until 2020.

Eric Milligan, who has lived in a Westboro infill home himself for the past eight years, is encouraging his neighbours to send feedback to the city about the type of development they want in their neighbourhood.

“We’d like to get it back into balance. We think it’s horribly out of balance right now,” Milligan said.

He said people understand intensification is one of the city’s objectives for the core, but that people want to protect aspects of their quality of life — especially as developers would apply to build triplexes and then seek variances to fit even more units on a lot.

“It’s having a massive impact on the character of the neighbourhood, the amount of green space that’s available on the lots, the destruction of mature trees, parking, congestion,” he said.

Milligan said he thinks provincial rule changes will also be required to rebuild trust among his neighbours for a system they see benefiting developers.

Infill will spread along LRT, councillor says

Kitchissippi Coun. Jeff Leiper, who put forward the motion, said so far feedback has ranged from calling for greater height allowances close to the expanding LRT line, to trying to avoid change.

Leiper said he’s glad the study asks people what they love about their neighbourhood so the city can format better zoning rules.

“The challenge is going to try to turn ‘What I love about my neighbourhood’ into new math. So we can describe it objectively and quantitatively,” he said.

The councillor said the results of the Westboro study can be a model for other neighbourhoods as LRT spreads the pressure for intensification. 

“Developers are going to start eyeing neighbourhoods, like what’s around Blair Station, for the next wave of infill, so this study is probably going to give the city some new tools be able to address what the rules should be around infill,” Leiper said.

Leiper said no single study or rule change will rebuild trust for community members, but having the city define and enforce rules based on what residents want should reduce the number of fights between the neighbours and developers.

https://www.cbc.ca/news/canada/ottawa/westboro-infill-study-deadline-1.5334732

 





REMINDER: Westboro Infill Study Comments Due October 25

24 10 2019

From the City of Ottawa:

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The City has completed a Discussion Paper summarizing the issues relating to infill development within Westboro. Some of the issues covered include but are not necessarily limited to:

  • Existing housing and development trends within the neighbourhood;
  • The type, size, and location of infill development in Westboro;
  • Defining the neighbourhood’s character;
  • The development of three-unit and multi-unit buildings;
  • The use and function of front and rear yards.

The issues covered within the paper are not meant to be an exhaustive list. We would love to hear your input on the issues you’ve encountered with infill within the neighbourhood, as well as what you love about Westboro and want to see enhanced as the community grows.

The paper is available at the project website at this link. We would appreciate hearing any questions or comments you may have by October 25, 2019.





FCA Workshop: A New Official Plan for Ottawa

24 10 2019

Please see the poster below from the Federation of Citizens’ Associations of Ottawa:

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1946 Scott St.: Zoning By-law Amendment Application

24 10 2019

From the City of Ottawa:

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Please be advised that a Zoning By-law Amendment application has been submitted for 1946 Scott Street (File No. D02-02-19-0117). The applicant proposes the construction of a 9-storey, 48-unit residential apartment building with 14 below-grade automobile parking spaces and 52 bicycle parking spaces. The underground parking is located in the basement of the building and will be accessed from the rear of the building.

Below is a preview of the submitted site plan and perspective rendering, which will be sent in full during circulation.

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Open House: 114 Richmond Rd – Ashcroft Homes Convent Development & Phase IIA Site Plan Control

9 10 2019

From Councillor Leiper:

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You may recall earlier this summer in June 2019, the Zoning approval was granted for the Ashcroft heritage convent development, which consists of converting the existing Sisters of the Visitation monastery into a mixed-use building with an addition to be used as an apartment building. The Site Plan Application for this development is now on circulation as well and can be further reviewed on DevApps. 

The proposed development will be connected to the first phase of development, where the archways along Richmond Road connect pedestrians with the remainder of the site.

The proposed development consists of one apartment building, as well as the conversion of the monastery into a mixed-use building. Although the development will involve subsequent buildings and potential amendments to performance standards related to the balance of the site to the south, the subject applications relate only to the northern portion and most specifically to the following proposed buildings:

  • A nine-storey mid-rise apartment dwelling, to be connected to the existing monastery via a two storey glass link. Multiple amenity areas are proposed to be provided as part of the building, including a rooftop terrace, indoor communal amenity spaces located in the first two floors of the building, outdoor ground floor amenities, and private balconies. The proposed materiality of the building is intended to complement the heritage building. Strategies include using similar materials and colours (such as gray stone). The building also features extensive glazing.
  • The heritage three storey monastery building will be converted into low-rise apartment dwelling and restaurant space in the original house and chapel portions of the building. The rest of the building will nits.

The majority of parking for the site is proposed to be located in an underground garage. Vehicular access and egress lanes are proposed to be provided from Leighton Terrace (at the northeast corner of the subject property).

Our office is hosting an open house to review this application on Tuesday, October 22 from 6:30-8:00pm at 89 Richmond Rd (the Monocle sales centre). Ashcroft and the lead planner with the City will be on hand to answer any questions and to take your feedback.

If you are not able to attend the open house, we would encourage you to send any feedback to our office via Jeff.Leiper@Ottawa.ca and / or Fiona.Mitchell@Ottawa.ca as well as to the lead planner on the file, Steve Gauthier via Steve.Gauthier@Ottawa.ca.

https://kitchissippiward.ca/content/114-richmond-rd-ashcroft-homes-convent-development-phase-iia-site-plan-control-open-house





300, 302, 304, and 306 Elmgrove Avenue – Zoning By-law Amendment and Site Plan Control

16 07 2019

From the City. Note that the deadline date for comments is August 9, 2019.

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Planning Circulation/ Circulation-aménagement – 300, 302, 304, and 306 Elmgrove Avenue – Zoning By-law Amendment and Site Plan Control – D02-02-19-0074 / D07-12-19-0113

Dear Sir/Madame,
This is the formal circulation of the planning application noted above.   Below is a link to the application on the City’s Development Application Search Tool where you will find information about the application and all of the submitted plans, reports, surveys and accompanying documents you will need to review the application.  Also attached is the application summary.
Madame, Monsieur,
La présente constitue la diffusion officielle de la demande d’aménagement indiquée ci-haut. Nous avons ajouté ci-dessous un lien menant à cette demande dans l’outil de recherche de demande d’aménagement de la Ville, où vous trouverez de l’information sur la demande et sur l’ensemble des plans, rapports, levés et autres documents qui l’accompagnent, et qui vous permettront de mieux examiner le projet. Vous trouverez également ci-joint le résumé de la demande.
Link to Application on DevApps / Lien vers la demande sur ottawa.ca/demdam 
Copy of Summary/ Copie du résumé
Deadline date for comments/ Date limite pour les commentaires: August 9 / 9 août 2019
Please comment directly to the File Lead through the “Send comments to the file lead” link of DevApps .  However, for questions, concerns and all other information please contact the File Lead at:
Merci d’adresser directement vos commentaires au responsable du dossier, en utilisant le lien prévu à cet effet sur la page DevApps. Pour toute question, préoccupation ou autre demande d’information, veuillez communiquer avec le responsable du dossier, aux coordonnées suivantes :
English
Name : ANDREW MCCREIGHT
phone: 613-580-2424 ext. 22568
Francais
Nom : STEVE GAUTHIER
Tél.: 613-580-2424, poste 27889
Please only respond directly to this e-mail address if in this instance you require a paper copy of one of the plans.
Veuillez ne répondre directement à ce courriel que si, en l’occurrence, vous avez besoin d’un exemplaire papier d’un des plans.
Thank you,
Circulation Team
Planning Services
Planning, Infrastructure and Economic Development Department
City of Ottawa
Merci,
Équipe de diffusion
Services de planification
Direction générale de la planification, de l’infrastructure et du développement économique
Ville d’Ottawa




Westboro developers won’t take “No” for an answer: Eric Milligan

25 06 2019

From the Kitchissippi Times

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Westboro developers won’t take “No” for an answer

by Eric Milligan

Developers are continuing their efforts to introduce high intensification infills in the Westboro residential neighbourhood.

 

In February, largely due to a massive display of opposition by affected neighbours, the Committee of Adjustment rejected developers’ infill proposals to build a total of 16 residential units (four “long” semi-detached buildings with secondary units) at 508 and 514 Roosevelt Ave.   Currently, each of these properties has a single family home.

 

In March, again largely due to the opposition of a very determined group of Westboro neighbours and the Westboro Community Association, the Committee of Adjustment refused to approve a developer’s proposal to replace a single family home at 694 Roosevelt with two triplexes.

 

In all of these cases, the Committee of Adjustment concluded that the requested variances from the City’s zoning bylaw were not “minor”. Neighbours voiced concerns about the loss of trees, greenspace, a significant increase in paved areas, inadequate parking, issues with garbage storage and collection, and an inappropriate level of intensification.   Virtually the entire rear of the each property was to be paved for tenant parking.

 

Neighbours on Roosevelt Ave, and those in behind, on Cole Ave., made it clear that they were not opposed to infills or to moderate levels of intensification.   However, they were united in their opposition to developments that resulted in an inappropriately large increase in residences and in buildings that were entirely out of character with the surrounding properties.

 

The developers, however, are not taking “no” for an answer. In all three cases, they have now appealed the Committee of Adjustment decisions to the Local Planning Appeal Tribunal(formerly known as the Ontario Municipal Board).   They have hired experienced lawyers who specialize in land-use law and professional planners who will appear as expert witnesses in the appeal hearings. It is expected that the City planners will continue to support the infill proposals as they did at the Committee of Adjustment.

 

The hearings of the three appeals are likely to take place in late July/early August and early September.   The Local Planning Appeal Tribunal (LPAT) is a quasi-judicial tribunal. The entire process for LPAT appeals is very legally-oriented. The outcome is highly dependent on the professional opinions of expert planners and on the skill of the lawyers who represent the parties.   The neighbours affected by the long semis at 508 and 514 Roosevelt are organizing and addressing the need to raise up to $30,000 for lawyers and planners who would support their case before the Tribunal. The neighbours affected by the proposed triplexes at 694 Roosevelt are faced with the same challenges.

 

There is actually is a fourth appeal underway.   In February, the Committee of Adjustment approved a development involving two long-semis with secondary units (a total of 8 residences) for 582 Churchill. The adverse impacts are largely similar to those of the Roosevelt developments.   Two neighbours have appealed the decision approving this infill development.

 

Time is short, and the developers and their hired professionals have a clear advantage in this new stage of the intensification fight in Westboro.   The decisions taken by the LPAT in these appeals will have impacts in Westboro far beyond the immediate neighbours.

 

If this type of development is approved it will set a precedent.   Other properties with older homes throughout the Westboro residential area will become targets for developers.   Competition among developers is driving up the prices of properties.   This means that they increase the number of dwelling units per lot in order to generate the profit they desire.  It is a recipe for rampant intensification and transformation of the Westboro neighbourhood: lot, by lot, by lot.

 

No matter where you live in Westboro, the quality of life in your neighbourhood is at risk from excessive infill intensification.   If you are concerned about the future of your community, reach out to your neighbours and join the resistance.

 





Date Changed to Saturday June 22: Save Byron Place Neighbourhood Fundraiser

14 06 2019

Note that the event is now taking place on Saturday, June 22.

From the Save Byron Place neighbourhood group:

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IMPORTANT MEETING TONIGHT – Byron Place Project

4 06 2019

Councillor Jeff Leiper is holding an open house tonight for this project, which we are firmly opposed to.  The developer is seeking a zoning change to support the construction of a massive six storey condo with a party room on the roof, with 76 units and 65 parking spaces, all abutting on single family homes.

We need you to come out and voice your concerns.

June 4, 6:30 p.m. Churchill Seniors Centre, 345 Richmond Road








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