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





Open House: Highcroft Ave, Churchill Ave & Byron Place Proposed Development

23 05 2019

From the Office of Councillor Jeff Leiper:

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433 & 435 Churchill Ave, 468, 470 & 472 Byron Place Development

Zoning By-Law Amendment Application & Site Plan Control + Open House

You may recall that for a while now, we’ve been in the early stages of discussing a proposed development at Churchill Ave and Byron Place. We held a community meeting for this conceptual development in October, the details of which can be found here. The applicants took the community feedback, made some revisions to their plans, and have now formally submitted a Zoning By-Law Amendment Application and Site Plan Control for this development project.

They are proposing a new six-storey mixed-use building with approximately 76 residential units and two at-grade commercial units facing Churchill Ave. The project fronts Churchill Ave, Byron Place as well as Highcroft Ave. The commercial units are designed for pedestrian access from Churchill. An underground parking garage is proposed to have 59 resident parking spaces, 6 visitor spaces and 45 bicycle parking spaces, and will be accessed via Highcroft. Stepbacks are proposed on the building at the fifth and sixth levels along Churchill, with stepbacks after the fourth storey along Byron and Highcroft. Waste collection is proposed to be internal and collected via Churchill.

The development proposal also includes three “parklette” concepts for a section of Byron Place.

More details on this development, including the three “parkelette” concepts can be found on DevApps:

Zoning By-Law Amendment

Site Plan Control 

Now that the applications have been formally submitted, we encourage you to send feedback both to our office (via Jeff.Leiper@Ottawa.ca and/or Fiona.Mitchell@Ottawa.ca) as well as to the lead planner on the file (via Andrew.McCreight@Ottawa.ca). The lead planner has the previously-submitted community comments and they will be taken into consideration, but please review the proposal with the details and consider submitting your comments again. If you want to be on the notification list for this development, you’ll have to resubmit your old comments or send revised comments to Andrew (Andrew.McCreight@Ottawa.ca).

Our office is also hosting another public information session for this development:

Tuesday, June 4 

6:30-8:30pm

Presentation begins at 7:00pm

Churchill Senior’s Centre (Main Hall – gym)

The applicant’s team will be on hand to run through the applications, and the lead planner will be available to field process questions. Jeff will also facilitate a Q + A.

Thank you and don’t hesitate to reach out with any questions.

https://kitchissippiward.ca/content/433-435-churchill-ave-468-470-472-byron-place-development-zoning-law-amendment-application

 





City of Ottawa: New Official Plan

15 05 2019

From the City of Ottawa:

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The City of Ottawa Official Plan provides a vision for the future growth of the city and a policy framework to guide the city’s physical development. In 2019, the City of Ottawa will begin a multi-year process to develop a new Official Plan.

More information, including how to be involved, can be found by clicking here.

 





Highland Park Lawn Bowling Club Open House: TONIGHT

14 05 2019

Please see the attached poster from the Highland Park Lawn Bowling Club.

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Open House Flyer





70 Richmond Rd (Champlain Oil) future development – Public Consultation to review 3 options

11 05 2019

From Councillor Leiper’s newsletter, which can be found here.

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70 Richmond Rd (Champlain Oil) future development – Public Consultation to review 3 options

Some of you may recall that in 2015, Built Heritage Sub-Committee, Planning Committee and Council gave a heritage designation for the old cottage gas station at the corner of Richmond Road and Island Park Drive. Since the designation, the property has changed hands and is now owned by the Trinity Group who are now ready to move forward with re-developing the property.

The subject site is zoned Traditional Mainstreet, TM [83] H(15), which permits up to 6-storeys in height. Trinity is proposing that to keep the height of a future development more in line with the permitted zoning, they would need to remove the heritage gas station. However, they are open to keeping the heritage gas station, but would need to build a taller building.

The Trinity Group has prepared three re-development options that they would like to consult the public on:

7-storey with no retention of the heritage gas station

This option would see the demolition of the heritage gas station, and a 7-storey mixed-used development, with retail at grade and residential on the above floors.

 

8-storey with no retention of the heritage gas station with greater step-backs

This option would also see the demolition of the heritage gas station, and an 8-storey mixed-used development, with retail at grade and residential on the above floors, with greater step-backs provided at the fifth and eighth storeys.

 

9-storey with the retention of the heritage gas station with greater step-backs

This option would see the retention of the heritage gas station, which would then be moved to the front of the property as part of a 9-storey, mixed-use development with retail at grade (within the heritage gas station) and residential on the above floors, with step-backs at the fifth and eighth storeys.

We have attached rendering packages of each option below. Please let us know if you have any issues opening the documents. In addition, our office is also hosting a public consultation to review these options on. At the consultation, the applicant’s team will be on hand to run through the concepts, and the lead planner will be available to field process questions. Jeff will also facilitate a Q + A.

Wednesday, May 29 

6:30-8:30pm

Presentation begins at 7:00pm

Van Lang Field House

We encourage you to send feedback both to our office (via Jeff.Leiper@Ottawa.ca and/or Fiona.Mitchell@Ottawa.ca) as well as to the lead planner on the file (via Jennifer.Kluke@Ottawa.ca).

Please note that once a formal application is filed, the application will be subject to an additional round of public feedback. We will review those details in the future.

Thank you and we are looking forward to hearing your thoughts on the three options!

70 Richmond – 9 floors Presentation 70 Richmond – 8 floors Presentation 70 Richmond – 7 floors Presentation

 








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