Another case of NIMBYISM in the Greenbank area.
Opposition to condo proposal shows intensification divide
Posted Feb 10, 2011 By Steph Willems
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The building proposed by DCR Phoenix for the corner of Greenbank Road and Craig Henry Drive would be six storeys tall and contain 72 dwelling units. Residents accused the developer of greed for proposing higher density within a low-density neighbourhood.
EMC News - A new front in the fight against intensification in existing neighbourhoods was opened in Nepean on Jan. 31 as Craig Henry residents reacted angrily to a developer's proposal for a six-storey condominium building.
The community meeting held at the Trend Arlington Community Building was moderated by Stewart Kronberg, president of the Trend Arlington Community Association, and attended by city planner Prescott McDonald, Knoxdale-Merivale Coun. Keith Egli and DCR Phoenix planning manager Bill Buchanan. The meeting saw 60 residents turn out in full opposition to the proposed building, which would be located at the northeast corner of Greenbank Road and Craig Henry Drive.
The 72-unit building would be built on three properties that are in the process of being sold to DCR Phoenix. Currently, those properties are occupied by the same type of single-detached homes that make up the surrounding neighbourhood.
The site is bordered by commercial property to the north and south, a church to the west, and a residential cul-de-sac to the east.
"The owners (of the three homes) approached us with a view to sell," said Buchanan, adding that the development would fit within the city's Official Plan (which calls for intensification inside the greenbelt).
Though the property is zoned General Mixed-Use, permitting a wide variety of uses, the developer will be submitting a rezoning application to increase the allowable building height from the current 10 metres to 20 metres to accommodate the building. DCR Phoenix also plans to reduce the number of parking spaces from the mandatory 88 (1.2 spots per unit) to 79. Of these, 66 would be underground.
After detailing his company's intentions, Buchanan opened up the floor for questions. Things got off to a loud start when the first speaker, a long-time resident of the community, yelled, "I've been living there 30 years, those houses have been there 30 years and it's worked fine - how would you like a high-rise in your backyard?"
After decorum was re-established by Egli, Buchanan answered the question by saying, "It probably wouldn't bother me that much," a response that was met with scoffs and jeers.
The list of concerns regarding the impact of the building on the surrounding community was numerous. The proposal shows a single entrance onto Craig Henry, concerns surrounded an increased level of traffic on that roadway and the resulting danger to children attending the two nearby schools. However, a traffic study commissioned by the developer and delivered to the city showed that the roadway (and Greenbank, too) could handle the increase in volume.
"We've taken a traffic study and I have to rely on them," said Buchanan. "They say (the roads) can handle it, whether you want to accept it or not."
This claim was met with suspicion, and several audience members accused the study of not being legitimate, saying the roadway was already at capacity.
"The traffic study will be posted online (on the city's website) for all to see," said McDonald.
One resident asked Buchanan how his conscience would handle someone being killed in the future by a car originating from the development.
The proposed building is arranged in a 'L' shape, with the northern block extending further to the back of the property (25 feet from the property line), while the southern block would be 80 feet from the property line to accommodate parking and a landscaped rear entrance. Setbacks from the sidewalk would be three metres (10 feet).
Teacher Wes Friedrich, who lives on the Wade Court property that would be closest to the building, expressed his sadness over not being able "to see blue sky again" if the building is built. Rather than oppose the development outright, he asked Buchanan if a three-storey building (which would fit within existing height zoning) was a viable alternative.
"It's a question of economics," answered Buchanan. "You could not do it and make a profit if you were limited to three storeys, due the cost of purchasing the properties, constructing the building and city fees."
Buchanan said the developer has looked at other options for the site, but (economically) they didn't pan out.
The subject of intensification as a whole then became the subject of debate, with one woman angrily demanding to know who approved such a policy.
"Did the desire (for intensification) come from the community?" she asked.
Egli, who explicitly stated he will not be supporting the developer's proposal, explained the intentions of the previous city council, who created the policy to decrease rampant urban sprawl and the destruction of natural areas outside the greenbelt.
Long-time resident Dr. Ian Carpenter raised the possibility of this development leading to a series of similar developments in the area. The value of neighbouring homes will decrease, he said, without any compensation from the developer.
Buchanan countered this by saying home resale prices are rising in Ottawa and are effected little, if at all, by nearby residential developments.
"The last house that sold on Wade Court was over $300,000 - these houses have increased in value," said Buchanan. "The argument that property values will be lowered - that's a myth."
Because the developer proposes fewer parking spaces, which Buchanan said was to encourage the use of public transit, several incredulous residents asked to know where the overflow of cars would be parked.
"No one has just one car," said one man. "Where will the 140 cars go?"
He was told by Buchanan that if a potential resident wanted to own two cars, there were plenty of housing options available elsewhere to accommodate that desire.
Because DCR Phoenix plans to take their proposal to the Ontario Municipal Board if the city's planning committee (and council) rejects it, many residents asked Egli what they could do to fight the proposal. His response was to make presentations to planning committee when the rezoning application is brought up (on April 26). They could also appeal the development to the OMB themselves.
Some asked what the cost of another traffic study, one not commissioned by the developer, would cost.
At this point Buchanan dispensed some advice to the residents, saying that the people performing traffic studies do so with an OMB hearing in mind (meaning the results have to stand up to scrutiny).
"If an outside transportation engineer comes up with his own study, he has to support it at the OMB - it doesn't matter whether he likes the developer or not," said Buchanan. "Don't come to the OMB hearing and say you're sure traffic is going to increase. You'd better be able to produce someone who can prove it - the OMB is a fact-based board."
At the end of the hour-and-a-half meeting, few (if any) people had changed their opinion, with many continuing to assert their property values would go down, the developer could make a profit off a three-storey building, and some asking Egli if the city would pay for another traffic study on their behalf.
Following the meeting, Egli told the EMC he supported intensification in theory, and mentioned the site in question could handle a three-storey townhome project like the many that are being erected on former single-detached lots on Carling Avenue.
Because such projects (like those built by DMRG Developments, Doyle Homes and Mulligan S H) retail for $600,000 and more, Egli was asked if the city's growing population could be accommodated (and sprawl prevented) by building luxury homes on sites within the greenbelt.
Without price points on how inexpensive a three-storey development could be built on that site, Egli couldn't comment on that, saying instead, "It's a difficult issue - you want to maintain the greenbelt while intensifying as well. When I was knocking on doors during my campaign, I asked residents whether the city should maintain the greenbelt and urban boundary. They said 'sure', but then I asked them whether they'd be willing to see a higher density development in their community to ensure that happened. It's complicated - intensification will be a challenge for this council."
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