'Innovative' building raises eyebrows over height
Friday, 12 March 2010
By Tayleigh Armstrong
http://centretownnewsonline.ca/index...1472&Itemid=94
A proposed 20-storey condominium building next to Ottawa City Hall is generating concerns after the developer was granted a “minor variance” for a project that exceeds the zoning limit for the property by eight floors.
While the building’s innovative design has widespread approval, Centretown community representatives say the planned height of the tower should have triggered a full-fledged rezoning application, including detailed studies, and fear the approval by the city’s committee of adjustment could set a bad precedent for less acceptable developments in the future.
The area, which is currently a parking lot located directly across from the south entrance of city hall, is zoned for a maximum 12-storey building under city bylaws.
However, Charlesfort Development Corp. has designed a 20-storey structure with what it calls an “art deco” style.
“If you look downtown, a lot of the apartments look like monolithic boxes,” says Doug Casey, owner of Charlesfort. “We’ve come up with a real elegant looking building that will be a real contribution to the skyline.”
Nearly every piece of land in Ottawa is zoned, meaning that each piece has certain guidelines of what is allowed to be built.
A developer can apply for a minor variance, which means that the proposed changes to the zoning are considered insignificant, the project is an appropriate use for the land, and the general intent of the bylaw is being upheld.
Charlesfort applied for and was granted a minor variance despite the plan to build eight storeys above the zoning limit.
“When you’re looking at minor variance, you have to look at impact,” says Casey.
Gord Lorimer, the project's architect, says despite the proposed extra height, the impact of the building on the neighbours would be minimal. With Lisgar Collegiate to the east and surrounded by hotels on almost all sides, Lorimer says the building has no chance of blocking views or sunlight.
“It’s a really unique site,” he says.
However, the Centretown Citizens Community Association says the proposal should not be considered a minor variance.
“It almost doubles the size,” says Rick Devereux, a member of the CCCA’s planning and development review committee. “That’s not minor.”
Devereux says the issue isn’t about the building design or even the proposed scale, which he says could be accommodated.
“The building looked nice. It has personality and character,” he says. “But it’s not a minor variance, it should be a rezoning.”
Rezoning an area is a much longer process because detailed studies must be carried out rather than just allowing a one-time fix.
Devereux says he is worried that allowing Charlesfort to call its project a minor variance is setting a bad precedent.
“It has happened before that developers take a precedent and argue that since it happened before, it should happen again,” says Devereux. “Someone less well-intentioned could come along and take advantage of it.”
But there are still a lot of steps before construction can get underway. A full set of plans must be submitted to the city and Charlesfort says comments from the community will be considered.
“We do carefully look at the impact on the neighbours and we are very interested in what they have to say,” says Casey. “We’re just going through the whole process right now.”
Last update : 12-03-2010 07:04
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