FAQ
Frequently Asked Questions: The Rezoning and the Redevelopment Proposal
May 7, 2008
On March 20, 2008, the City of Ottawa sent out a zoning by-law amendment proposal to the property owners of Alta Vista living within 120 metres of 1701 Kilborn Avenue (“Playfair Towers”). The owner of the site has requested the following amendments to the current [pre June 2008] zoning by-law in order to take the first steps towards a redevelopment project on the site.
The zoning by-law amendment proposal would like to do the following on this site:
- increase gross floor area from F(1.5) to F(2.5)
- reduce required visitor parking from 98 to 49 spaces for the site
- reduce front yard set back from Playfair Drive from 6.0 m to 3.8 m
- reduce interior side yard set back from 7.5 m to 2.25 m
The City of Ottawa is in the process of approving a new Comprehensive Zoning By-law (it is to come into effect on June 25, 2008), which “harmonizes the existing 36 zoning by-laws from the former municipalities into one by-law. The new By-law reflects the Ottawa 20/20 Vision and is designed to recognize Ottawa’s distinctive urban and rural areas. The new By-law implements many of the policies of the City’s 2003 Official Plan, which focuses growth within the urban part of the City; promotes increased transit ridership; emphasizes good urban design; preserves environmental integrity; conserves resource areas; focuses rural growth within our villages; and will achieve compact mixed-use communities over the next two decades”.
The “old” zoning by-law would not enforce a height restriction, but would limit the density (number of units) that one could build on the site. The “new” zoning by-law will enforce a height restriction, but would place fewer restrictions on the density that the developer could build on the site.
The current goal of the developer is to build – in addition to 1701 Kilborn Avenue (14 storeys – 209 units) and 1695 Playfair Drive (15 stories – 224 units) – an 18-storey condominium (178 units) on the site of the existing 2-storey above ground garage on Kilborn Avenue and two 4-storey condominiums (39 units total) on the site of the existing swimming pool on Playfair Drive. Immediately next to the site is also the 15-storey condominium at 1705 Playfair Drive (224 units).
The neighbourhood, in consultation with counsel, urban planners, architects and other municipal experts in this field are currently evaluating the next steps.
An FAQ document has been created to answer your questions and provide information on the process that lies ahead.
Frequently Asked Questions
Q: What are the main issues I should be concerned about?
A: To name, but a few of the issues: Inappropriate use of infill, traffic, congestion, on-street parking, sunlight, noise, safety, greenspace, poor urban planning (lack of blending into the neighbourhood), capacity (ie. water/sewer, schools), property values, garbage & recycling, moving & deliveries.
Q: I heard this is a “done deal”. Can you elaborate?
A: The developer does own the land and does have the right to build on it as he sees fit within the rules set up by the City of Ottawa. It is still too early to determine whether the proposed development fits within these assigned rules or whether these rules are even appropriate in this particular situation.
Q: When will Councillor Hume meet with the neighbourhood?
A: There’s lots of work to do before that happens, but he has agreed to meet with the community as a whole at the end of June 2008. Councillor Hume has already been present at the April 2008 meeting of the Alta Vista Community Association, as well as provided a forum for those most readily impacted (i.e. Rosewood Estates, Vista on the Park) to explain their immediate concerns.
Q: When are we going to the Ontario Municipal Board?
A: Whoa, slow down there. There’s lots of work to do before that happens, but we hope to have a better picture of the rights of the neighbourhood by the end of May 2008. The Ontario Municipal Board (“OMB”) is part of the process that is way down the road, but it may be appropriate to file a $120 complaint with the OMB earlier, rather than later, in order to safeguard the neighbourhood in the event that an OMB hearing is necessary.
Q: What is the current status of 1701 Kilborn Avenue and 1695 Playfair Drive?
A: The apartment buildings are legally being converted into condominiums. Tenants prior to the changeover can remain tenants of their unit indefinitely.
Q: Does the redevelopment hinge on the rezoning by-law amendment proposal?
A: Maybe. Maybe not. We are entering into this phase of the process with the City of Ottawa and the developer with open minds. We want to have a development that works for the neighbourhood.
Q: Is the 3D architectural photo I have seen circulated set in stone?
A: It would be premature to characterize it that way. We are hoping that it is an initial concept proposed by the local architect. Our objective is to work with the City and the developer on the development of a model that works for the neighbourhood.
Q: Why should the City of Ottawa be in favour of this development?
A: It comes down to policy and money. The City has moved forward with its infill policy to decrease urban sprawl and it has the potential in this development to create 217 new taxpayers in a heavily taxed neighbourhood. Our vision for the neighbourhood and that of the City are unlikely to be one and the same.
Q: Why are my comments to the City of Ottawa and Councillor Hume necessary?
A: It works on a number of levels. 1. You prioritize the issues to the City. 2. You demonstrate the Alta Vista neighbourhood’s commitment in opposition to the proposal and infill in general. 3. You help the neighbourhood determine its support base. 4. You set the table for a potential OMB hearing.
Q: Why do you think you will succeed when so many other Ottawa neighbourhoods have failed in stopping development?
A: There’s no sure thing, but we at least think that the timing is right. The City is in favour of infill as a policy strategy to combat urban sprawl and it is just changing its comprehensive zoning bylaws. Alta Vista could be a test-case to show how the City’s general bylaw and policy cannot be properly enforced in all situations. With enough determination, independent research and grit, the Ontario Municipal Board may have to listen. Our neighbours have deep roots in the community, a sense of pride in our City, and a proven track record of success. We are Ottawa people, we know the Ottawa market—it’s a big small town with family values, but it should not be treated with such disdain by the developer. We intend to put a comprehensive argument before the City, the developer and the OMB that Alta Vista should not become a cookie-cutter mega-apartment neighbourhood where your kids cannot cross the streets safely and you cannot avoid traffic snarls. The other thing to keep in mind is our professional ties in the neighbourhood. We already have an experienced, successful team in place – we just have to mobilize the architects, urban planners, municipal workers, lawyers, canvassers and volunteers. Our battle hits the ground running.
Q: Who will pay for this neighbourhood campaign?
A: We will have to fundraise as a community to pay for lawyers fees and expert reports. Hopefully there will be enough of us to make each individual contribution manageable! This should definitely be characterized as a ‘grassroots campaign’ so all suggestions on fundraising are welcome.
Q: How much is all this going to cost?
A: This is ultimately a legal battle. While there are some political issues involved, we will primarily need the help of a good municipal lawyer and some experts on urban planning, zoning and traffic flow. The costs will depend on how professional—and hence how effective—we want our arguments to be. If we can convince some folks with expertise to help us on a pro bono basis, we can reduce costs. The neighbourhood will have to fundraise to pay out-of-pocket court filing fees and other expenses and we should no doubt expect to pay some money to secure the best possible representation for our cause. However, if we do rally as a neighbourhood – as I expect we can – and volunteer our expertise, I think the financial output will be well spent.
Q: How can I help?
A: Channel your expertise to the cause! Other options include canvassing the greater Alta Vista neighbourhood, fundraising, making your concerns known the City and Councillor Hume and staying connected regularly on the NOREZONE blog (www.norezone.wordpress.com).
Q: How can I keep up-to-date?
A: You have options. Talk to your neighbours, visit www.norezone.wordpress.com or email norezoneplayfair@gmail.com. You can also drop off any comments to McGuinty Law Offices (1801 Kilborn Avenue).
Bill Tate said,
May 8, 2008 @ 5:53 am
The F.A.Q. are well done and thank you for putting this together. The last thing we need is more congestion in our area
M. McAllister said,
May 9, 2008 @ 9:08 pm
Excellent report on FAQs.
I am most appreciative for all the work you are doing on this unwanted project. It is so sad that it has to come to such a point, but unfortunately, it’s a “must do” task if we are to succeed in downsizing this monster development to an acceptable level.