Highrise development that would shadow Experimental Farm lands to be considered this week
Catherine Morrison, Ottawa Citizen
Published Aug 13, 2023 • Last updated 6 hours ago • 4 minute read
A redevelopment proposal to permit two highrise residential apartment buildings at the corner of Carling and Parkdale avenues is to be considered by the planning and housing committee this week, though residents have concerns about how the plan would impact Experimental Farm lands.
On Wednesday, the committee will review the redevelopment proposal at 1081 Carling Ave. to replace an eight-storey building with two highrise towers — one at 16 storeys and the other at 27 storeys.
According to a report by Derrick Moodie, director of planning services, planning, real estate and economic development, the staff recommendation is that the committee recommends approval of the zoning bylaw amendment for 1081 Carling.
The application, by local developer Taggart Realty Management, alongside urban design and landscape architecture firm Fotenn Planning + Design, indicates that the two residential towers would contain 410 dwelling units. The development would also include an almost 430-square-metre park abutting Parkdale and a parking garage with more than 300 spaces for residents and visitors.
The report states that about 160 members of the public attended a virtual community information session about the project in October 2021, with approximately 100 comments submitted during the development review process — most in opposition of the proposed development.
“The community requested further consideration be given to the built form, density, height, transition to the abutting low-rise neighbourhood, traffic, parking, the existing traffic barrier on Hamilton Avenue South and environmental impacts (i.e., shadowing, wind, noise, loss of trees),” the report says.
Changes have since been made to the proposal to address concerns, including reducing the height of the buildings (from 28 and 22 storeys), increasing bicycle parking and providing greater separation between the property and that adjacent to it.
Agriculture and Agri-Food Canada has written to the city with concerns about how shadowing from the building would impact research on the Experimental Farm lands.
The Civic Hospital Neighbourhood Association (CHNA) has also been advocating strongly against the Taggart 1081 Carling proposal, citing concerns both about shadowing the farm and about the transition of the building to the adjoining neighbourhood.
“The CHNA supports the need for intensification and smart density, but it must be done responsibly,” Karen Wright, president of CHNA, said in a news release. “The City’s decision on 1081 Carling Avenue could set a trend for unacceptable transition, height and density for future developments in established neighbourhoods. Councillors in other wards should understand that this decision could affect future rezoning requests to add high-rises in their communities. Additionally, this and future developments adjacent to the CEF will have a devastating effect on the Farm’s research and purpose.”
Corey Peabody, who does planning liaison for the Fisher Heights community board, said she is in support of the CHNA, given that a similar development application for three highrise towers is proposed in her neighbourhood, at 780 Baseline Rd.
“It’s got a lot of similarities to their situation on the other side of Carling,” said Peabody. “The concern is that if you start putting in these highrises all the way around the farm, where they shadow the farm, we’re worried that at some point Agriculture Canada might say, ‘Hey we don’t have enough farmland to do any more research, so we’re not going to keep the farm.’ ”
In an open letter on his website, Kitchissippi Ward Coun. Jeff Leiper said he will likely vote in favour of the development at the upcoming planning meeting, despite having reservations about the project.
“I don’t like the development, but I also can’t disagree with staff’s assessment,” Leiper said. “To date, Planning Staff have provided indications that the proposal in its current form meets the policies and guidelines that are supposed to guide development in Ontario and Ottawa.”
Leiper acknowledged concerns about the development’s impact on the Experimental Farm, noting Agriculture and Agri-Food Canada’s concerns about shadowing that would compromise experiments and “rob large greenhouses of passive heat,” increasing their bills.
“Bluntly, I believe that bigger concern being expressed is the future of the Farm,” Leiper said. “But as has been expressed to me, if the Farm’s research potential is nibbled away at how long will it be before its utility as a living lab is gone? When that day comes would the Farm simply be sold off for development? These are not wild-eyed questions. They are though, I believe, premature: even if the Taggart proposal is allowed to proceed it’s by no means inevitable that it will result in loss of the Farm.”
The report, however, stated that staff have “no concerns” with shadowing impacts to the farm.
“Overall, the proposed development is consistent with the Official Plan and demonstrates residential development in a manner that is supportive of the City’s intensification goals,” the report stated, noting that a shadow analysis was conducted. “Staff are satisfied that high density development is appropriate for the site, the proposed building heights are appropriate for the site, and that adequate transition to the abutting low-rise neighbourhood to the north has been achieved.”
https://ottawacitizen.com/news/local-new...al-farm-lands-to-be-considered-this-week
Prev
Linear Mode
