As part of proposal for the development at 335 Roosevelt, Uniform has creating a Planning Rationale Report. The WBCA has reviewed that report and the key conclusions of the WBCA analysis are as follows:
1) The document “Planning Rationale Report”, prepared by Willis and Associates, (at in fact fails to provide any rationale whatsoever for exceeding the current height zoning for the former Fendor properties.
2) All of the problems with the current zoning that are alleged in the document are in fact problems with the “straw man” design (“building the zoning envelope”) that is proposed as the only alternative. There is no problem with the zoning.
3) The developer has so far refused to put forward any thoughtful designs that fit within the current zoning and conform to all applicable planning principles.
4) Building 194 units, in this way, on this property is not in character with the surrounding community and will result in serious impacts on the community, including serious traffic and shadowing impacts. The only way to avoid these problems is to stay within the current zoning and to build a significantly smaller number of units, i.e., less density.
5) The Planning Committee should reject this proposal, for two key reasons:
i) There is no rationale for exceeding the current zoning; and
ii) Accepting the proposal would create a very unfortunate precedent. Specifically, it would imply that the Planning Committee’s accepts the “straw man” argument that has been put forward by the developer. This would effectively declare “open season” for developers – and indeed private individuals – to make the same argument in respect of the properties they own. In this way, it would seriously undermine the credibility of the zoning bylaws, firmly establishing them as nothing more than a “jumping off point” for developer negotiations with communities, the City, the Planning Committee and Council for more height. As we have seen time and time again in Ottawa, this “gaming” of the bylaws by developers results in costly battles pitting citizens against each other, their Councillors, City staff and the Planning Committee. This costly gaming of the system by developers must end. Putting an end to this costly game must start by saying a firm “no” to Uniform’s proposal.See the attached file for the WBCA's full analysis of the Planning Rationale Report.
In addition, there is a 2nd attached document created by the CMHC on a Transit-Orientated Development Case Study for the Metropole building.
Have a good day.