Amended zoning bylaw proposal filed for Hickory St.
Posted Sep 2, 2010
By Phil Ambroziak
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Rosalyn Stevens, Ottawa West EMC
A revised proposal for 125 Hickory Street is hoping to amend the zoning by-law to allow for a 20-storey tower instead of a 24-storey one. The original proposal had the community a bit nervous as they believed it may over intensify the area.
EMC News - Sometimes things don't go according to plan.
FoTenn Consultants, on behalf of property owners Mastercraft Starwood, recently filed a revised zoning bylaw amendment proposal with the city that could result in changes to original development plans for 125 Hickory St.
While the original application would have seen the property, at the corner of Champagne Ave. S and Hickory St., contain a total of 33 townhouses and 301 condominiums, this is no longer the case because of the revision to FoTenn's initial proposal.
"They have made some good changes," noted Kitchissippi ward Coun. Christine Leadman.
The revised proposal now asks that the zoning bylaw be amended to allow for 65 metres instead of 76, which would result in a 20-storey tower instead of a 24-storey one. The developer is also asking that the landscape open space requirement be reduced from 30% to 22% instead of the original 19.1%, while the minimum front and side yard setbacks be decreased from three metres to two metres. The revised proposal also looks to add limited commercial uses at grade.
"They have reduced building heights, although they are still substantially higher than they should be for that area," Coun. Leadman continued. "This developer has made significant changes, but I will know more about it after I meet with the developer to discuss it."
Neither Coun. Leadman nor the Civic Hospital Neighbourhood Association (CHNA) said they entirely agreed with the original proposal for the property, believing it would result in over-intensification for the community.
"I would like to state that CHNA understands that the City of Ottawa's Official Plan promotes intensification as a strategy to manage growth in a sustainable way and that it has targeted areas near rapid transit for intensification, including the land at 125 Hickory St., which is located next to the Carling O-Train stop," remarked CHNA vice-president Katherine Steinhoff in a recent letter to the city. "The CHNA also understands that the primary goal of the city's Official Plan is sustainability, 'where sustainable development is defined as development that meets the needs of the present generation without compromising the ability of future generations to meet their own needs.' We fully support this goal and hope to work with the city to manage growth in a way that meets the needs of our community, both now and in the future. With this in mind, we would like to raise a number of concerns in connection with 125 Hickory St."
The CHNA maintains the height of the proposed towers at 125 Hickory St. is too much considering the maximum building height zoned for the area.
"Accepting the proposal for two huge towers at 125 Hickory St. would negatively alter the overall environment of the neighbourhood and skyline," Ms. Steinhoff's letter continued. "It is not an exaggeration to say that the towers would stick out like two sore thumbs."
Ms. Steinhoff goes on to state that the CHNA does not support the second upzoning or the increase in density beyond city targets.
"We are especially concerned because the area does not have much in the way of has inadequate infrastructure and will not be able to sustain this level of development," she said. "There is no grocery store in the neighbourhood or other amenities like a post office or gas station. Even public transit is a problem. The O-Train does not go to many locations and will not be part of functional transit network for many years. Ironically, most people who move into the new developments near the Carling O-Train stop will have to drive everywhere to obtain the basic requirements of life because they will not be able to get them in their neighbourhood or get to them very easily by public transit."
The CHNA letter went on to outline a series of concerns with the current proposal. This information can be viewed online at the CHNA's new blog site located at
http://chna4u.blogspot.com.
A decision by the city's planning and environment committee is expected by Sept. 28.
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