Downtowners get to hear what developer wants to do at Locust and Elgin across from city hall and the Performing Arts Centre.

By Pepper Parr

November 15, 2014

Burlington, ON

She does it differently.

We get to many, but not all, of the local meetings Council members hold and while they each have their own style, ward 2 Councillor Marianne Meed Ward does do something uniquely different. She listens, she coaxes answers out of people and – yes she still talks too much. But her people – and those that show up are very much her people; like her and they trust her.

Thursday evening the community meeting was about a condominium project basically across the street from the Performing Arts Centre wrapped around what is currently the Melodia restaurant. City hall is across another one of the three streets that border this project.

Zoning for the property is four storeys – and that zoning is specific to the property. The developer wants to add an additional floor and is asking for a change in the zoning and the Official Plan.
Meed Ward tends to personally oppose this kind of change in both zoning and the Official Plan. She argues that it is not the city’s job to make changes in zoning so that a developer can gain additional density and this a higher return on their investment.

Zoning on the property:

Permits high density residential, office & commercial uses
Permits density between 51 & 185 units per hectare
Retail uses required at grade
No surface parking permitted
Min. height 2 storeys – max. 4 storeys
Other Downtown Core sites allow up to 8 storey height through rezoning.
This area has a specific policy restricting height to 4 storeys to maintain compatibility with residential uses to the north and west

Meed Ward tends to look for trade-offs – in return for the additional density she looks for some form of contribution to the city. It can be public art or an amenity from which the public will benefit.

The fifth floor in the design is set back by about three metres on each side so that it doesn’t add to the perceived height of the building. What wasn’t stated at the meeting was that the mechanical equipment will be on top of the fifth floor; adding a bit more height.

The design is both traditional and classic in looks with detailing to be done in stone and brick. There will be bay windows in each unit with balconies built into the side of the structure and not hanging out on the side of the building.

Whenever a developer asks for a change local residents bring up the old setting a “precedent” argument and developers do try to exploit that when they are looking for a change in the rules.

City planner Bruce Krushelnicki tirelessly tells people that a change made in one location does not mean the same change is going to be permitted elsewhere. Planners ask one question: Is this a good plan and if, in their judgement it is good planning , they say so in their staff report. Have they made mistakes in the past? You bet your ‘bippy’ they have – the Ghent Street development was a serious mistake that we predict history will prove to have been wrong.

The re-development would be a fine addition to the downtown part of the city. Some suggested that allowing five stories would put pressure on the single storey and two storey dwellings in the neighbourhood – and it will. Many of the properties on Locust do not make economic use of the land they site on. Some of the properties are historic in nature and have to be preserved and the Heritage Advisory committee will be asked for an opinion on their historic credibility. One of the structures used on the property that was purchased by the developer used to house the Blair Lancaster Spa – while the building is on the Registry it is hard to see much in the way of historic value to the structure. It actually looks a little shabby.

The Core District group which keeps a close eye on development in their immediate neighbourhood and everything in the ward is good at getting the troops out to oppose projects. It would be a large step forward if they moved beyond just opposing and got into some serious thinking about what they want their neighbourhood to look like 5, 10 and 20 years out.

Ken Greenberg told Burlingtonians in 2012 that they could have much more input if development proposals brought to the city if they organized.

Noted planner Ken Greenberg was in Burlington in April of 2012, as part of the Mayor’s Insight series of events – one of the better things the Mayor did in his first term of office. Greenberg explained that it is possible for the residents of a neighbourhood to set out their basic principles and invite any developer with plans to meet with them.

That is a part of what happened Thursday evening but that event was organized by the ward Councillor – the residents themselves need to take control.

The architect and the developer that met with the public Thursday evening appeared to be quite willing to accommodate the audience. They have yet to take an application to the planning department. They were convinced to meet with the residents in the community – about 50 people attended and they listened. They will now go back to their drawing boards, perhaps make some changes and submit their application. They have bought and paid for the property so they have sin in the game.

The developer said that they usually build one bedroom units but that real estate people in Burlington advised them that the market wanted two bedroom size units. One parking space for each unit and ¼ of a parking space for each unit to accommodate visitors.

The proposed development is two blocks north of this intersection. Adding a fifth storey to the proposed building is not going to change the texture or feel of the neighbourhood.

When built – the structure will add dignity and grace to the streetscape. There really wasn`t much to complain about with this project. The chatter in the Gazette`s comments section based on a piece we published telling people about the meeting had these words: One said: “I do however like the design and the extra story is stepped back nicely and does not appear to be detrimental. If I’m a resident, I’d rather be near a high-quality 5 story building, than a cheapo 4 story building. Or a parking lot that a developer is sitting on in hopes of building something big for that matter. Hopefully they can get this done whether it happens to be 4 stories or 5 stories is not really the most important issue.”

Peter Rusin, a candidate for Mayor said:  “This site is actually quite suitable for an 8-storey redevelopment. There is no reason for any of the old Meed Ward crazy type of resistance; that negative philosophy increases taxes for everybody, keeps unwanted upward pressure on housing price increases for everyone, and kills downtown businesses that hope to rely on more people living in the core. I just hope the old Meed Ward mentality changes in the new term of council. I hope she does her math homework; this assignment is easy. Go to eight stories and encourage even more intensified projects; The future of Burlington depends on it.”

Another astute observer made this comment: “The main difference between Ms. Meed Ward’s point of view and Mr. Rusin’s is that the electorate supported the former and rejected the latter.
A principle of good planning is that we establish a plan and be extremely prudent about changing it. I don’t believe we owe developers the “right” to make a living.

This is a good development. It will be pricy but there will be quality sticking out of every corner. We will be lucky to get it. At least that is my take.

Related content:

What Ken Greenberg had to say about involving the community.
Initial response to the project was divided.