Objections To The Planned Development
Objections by POST to the Town Council
This proposed development should not be permitted in this location of the Old Town. Growth is inevitable and desirable, but destruction of our community is not.
When the developer purchased the property, he knew that the provisions of the Official Plan allowed for a rezoning application to low density residential rezoning if an institutional use ended:
Contraventions of the Official Plans
The density of this development is over 500% greater than the surrounding neighbourhood!
Although residential use for this site is appropriate it is the building form, style, density and sheer scale of the proposal that is overbearing and detrimental to the neighbourhood and the entire town. Low density housing in a form consistent with the surrounding neighbourhood properties and greenspace to reflect the heritage of this important property is appropriate and supported in both Official Plans.
Our objections to this development are outlined below. OP indicates the current Official Plan and OPR indicates the New Official Plan under review.
This site is not appropriate for Intensification. While the developer cites intensification as a justification for its proposal, the development is not situated within an area designated by the Town for intensification, these areas are defined on Schedules I in the OP and Schedule B7 in the OPR.
OP 6A.4.4 (a), Support the Built-up Areas by strategically directing the majority of intensification to Intensification Areas;
This proposed development should not be permitted in this location of the Old Town
The density of the proposal is completely out of proportion with the surrounding Established Residential neighbourhood which is slightly less than 3.5 houses per acre.
The proposed net density by the developer is 22 units per acre and the apartment building alone is 27 units per acre and the houses are 6.6 units per acre.
OP 6A.4.6 - Intensification development within the Built-up Area should be compatible with surrounding existing and planned land uses as shown in the Land Use Schedules of this Plan. Intensification and/or redevelopment should be consistent with:
a) The existing and/or planned built form and heritage of the property and surrounding neighbourhood;
c) The existing and/or planned densities of the surrounding neighbourhood; and,
d) The existing and/or planned height and massing of buildings within the surrounding neighbourhood.
f) Intensification and/or redevelopment shall be compatible and integrate with the established character and heritage of the area
OP 6A.15.3.1 (2) – Open Space And Community Facilities – “All lands designated open space and community facilities……… may be redeveloped for Low Density Residential Use”.
Op 6A.9.4. (4) – Residential Density, - “Special care will be taken in the Old Town of Niagara and Established Residential designations to maintain the low-density character……. demonstrating that there will be minimal impact on surrounding neighbourhoods and development”.
Height Massing and Scale
The apartment building is over 43 ft high (54 ft including the mechanical penthouse) and over 370 ft long with 71 apartments. There is a total of 175 car parking.
It is not consistent with OP 6A.4.4 Built-Up Area Intensification Policies, (h) The Town will ensure that intensification and redevelopment is consistent with the heritage and character of the Built-up Area.
OP 6A.4.4 Urban Design, (d) Bulk, mass and scale of new development shall fit the context within which it is located. OP 4.6.(a), (d) and (f), (as shown above).
OP 6A.9.3.1 (1) In the low density residential designation the following uses shall be permitted: single detached, semi-detached and duplex dwellings.
OP 6A.9.4.1.d) (ii) f) – housing projects should be sensitive to the height, scale and architectural design of buildings in the surrounding neighborhood.
OPR 126.96.36.199 – “In considering an application for development approval on lands in the Established Residential and Residential designations, or on properties not currently zoned for high density residential development, Council shall ensure infill and intensification development and redevelopment respects and reflects the existing pattern and character of adjacent development, by adhering to the development criteria outlined below”:
a) the lot frontage(s) and lot area(s) of the proposed new lot(s) shall be consistent with the sizes of existing lots on both sides of the street on which the property is located;
b) the proposed new building(s) shall have heights, massing and scale appropriate for the site and generally consistent with that permitted by the zoning for adjacent properties and properties on the same street;
j) the orientation and sizing of new lots shall not have a negative impact on significant public views and vistas that help define a residential neighbourhood;
OPR 188.8.131.52 Generally, building heights in Old Town, St. Davids, and Queenston do not exceed ten (10) metres (33’). This lowrise character will be maintained, and the implementing zoning bylaw will limit building height accordingly.
As demonstrated this proposal directly contravenes many sections of the existing Official Plan and the New Official Plan.
Access and Egress
All the traffic leaving from and accessing the development is being routed onto two local streets, Centre Street and Gage Street.
OP 184.108.40.206.(g) Traffic to and from the location will not be directed towards local streets and the site should be within easy convenient access of a collector or arterial roadway
Lot Sizes, Frontages and Gardens
With respect to the semi-detached and single family dwellings, the lot frontages and areas are substantially smaller and not consistent with the Established Residential neighbourhood (3.5 units/acre). There are 9 units on 1.36 acre or 6.6 units per acre