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From YouTube: Planning Committee - September 9, 2021
Description
Planning Committee - September 9, 2021
Agenda and background materials can be found at http://www.ottawa.ca/agendas
D
D
D
D
D
I
think
all
of
our
counselors
and
staff
realize
the
work
that
committee
coordinators,
like
melody,
do
to
put
our
meetings
together,
but
for
for
residents
and
other
people
who
are
watching
melody
is
really
the
person
who
connects
residents,
applicants,
stakeholders
with
committee
members,
any
email
that
you
send
to
this
committee
melody
makes
sure
that
it
gets
into
the
hands
of
counselors
to
review.
So
that's
thousands
and
thousands
of
emails
over
the
past
six
years
since
you've
been
committee
coordinator,
that's
thousands
of
delegates.
D
I
also
want
to
point
out
melody,
was
instrumental
in
making
sure
that
we
were
able
to
continue
meeting
as
this
as
a
committee
planning
committee
last
year
at
the
start
of
the
pandemic.
This
is
the
first
committee
that
met
remotely
by
zoom
during
the
pandemic
and
really
set
the
stage
for
a
lot
of
our
other
city
business
that
happened
after
that,
and
that
was
thanks
to
melody's
leadership
and
and
work
to
pull
that
together
with
her
team.
So
thank
you
melody
we've!
D
Yes,
bit
of
a
round
of
applause
for
melody,
well
deserved
and
we've
we've
got
a
shorter
meeting
today
to
send
you
off
so
hopefully,
hopefully
we
won't
put
too
much
too
much
stress
or
last-minute
motions
on
you
for
your
last
committee
meeting.
But
anyway,
all
of
your
work's
been
very
much
appreciated
and
I've
appreciated
your
help
and
advice
over
the
past
few
years
as
well.
So
thank
you.
D
D
H
D
This
is
a
public
meeting
to
consider
the
proposed
comprehensive
official
plan
and
zoning
bylaw
amendments
listed
at
items,
one
two,
three,
four,
five
and
seven
on
today's
agenda
for
the
items
mentioned.
Only
those
who
make
oral
submissions
today
or
written
submissions
before
the
amendments
are
adopted
may
appeal
the
matter
to
the
ontario
land
tribunal.
In
addition,
the
applicant
may
appeal
the
matter
to
the
ontario
land
tribunal.
D
D
D
I
Okay,
so
I'll
just
perhaps
read
therefore
be
resolved.
I've
requested
that
the
meeting
be
deferred
just
to
allow
additional
time
to
to
continue
discussions
on
the
remainder
of
the
lands.
This
was
part
of
2065
portobello
boulevard,
there's
another
part,
so
thank
you,
true
staff,
and
also
to
the
applicant
for
agreeing
to
the
deferral
so
therefore
be
it
resolved.
That
planning
committee
defer
the
report
until
the
september
23rd
2021
regular
meeting
of
planning
committee
and
be
it
further
resolved
that
there
be
no
further
notice
pursuant
to
subsection
3417
of
the
planning
act.
E
E
D
D
Item
number
six:
actually,
item
number
six
and
item
number:
seven
are
really
on
the
same
item:
406
bank
street.
The
number
six
is
a
application
for
new
construction
for
406
bank
street,
a
property
designated
under
part,
five
of
the
ontario
heritage
act
and
item
number.
Seven
is
a
zoning
bylaw
amendment
for
406
and
408
banks
free.
We
have
no
delegations
registered.
We
do
have
representatives
from
the
applicant
registered
to
speak.
If
the
committee's
prepared
to
carry
this,
does
the
applicant
need
to
speak?
E
F
D
Thank
you,
council.
Okay,
we're
going
to
take
these
one
by
one
so
on
item
number:
six:
application
for
new
construction
at
406
bank
street
property
designated
under
part
5
of
the
ontario
heritage
act.
Are
the
report
recommendations
carried
married
and
on
number
seven
zoning
by
law,
amendment
406
and
408
bank
street?
Are
the
report
recommendations
carried.
E
D
B
Yeah,
thank
you
very
much
so,
whereas
report
acs,
200
ps0117
recommends
approval
of
a
zoning
amendment
to
permit
a
residential
subdivision
consisting
of
150
townhouse
dwellings,
23
single
detached
dwellings
and
a
mid-rise
condominium
block
at
6101,
renault
road
in
2983,
3000,
3048,
2054,
2080,
nav
road
and
whereas
an
out
of
date,
version
of
the
report
and
document
two
details
recommend
zoning
was
published.
Therefore,
be
it
resolved
that
planning
committee.
One
replace
report.
B
Acs2021Pieps0117
with
acs2021
pie,
ps0117
revised
attached
to
this
motion,
which
includes
the
following
changes
and
then
there's
all
the
changes
in
front
of
you,
which
I
could
read.
But
I'm
not
sure
if
this
need
to
therefore
be
it
further
resolved
that
there
be
no
further
notice.
Pursuant
to
section
3417
of
the
planning
act.
K
D
G
E
So
I'll
just
go
through
the
planning
rationale
probably
give
an
overall
idea
of
what's
proposed
and
what
the
recommendation
is
so
the
subject
to
zoning
by
law.
Amendment
is
intended
to
permit
the
development
of
a
draft
plan
of
subdivision
comprised
of
150
townhouse
dwellings,
2023
single
detached
dwellings
and
the
mid-rise
condominium
apartment
block,
the
residential
third
density,
subzone
yy,
with
exception
r3y
zoning
is
proposed
for
the
detached
and
townhouse
dwellings.
E
E
The
proposed
exception
accommodates
a
select
few
known
residential
users,
limited
to
limited
in
floor
area
and
location
on
the
ground
floor
of
an
apartment
building.
It
also
provides
alternative
development
provisions
for
parked
back
town
houses
and
town
has
served
by
real
lands
should
be
proposed
with
midrise
apartment
use
not
to
be
pressured
by
the
property.
All.
D
D
L
D
K
K
I'd
like
to
just
say
thank
you
for
giving
us
time
to
present
on
behalf
of
bradley
estates,
community
association,
so
I'm
representing
that
association
today
and
because
we
are
impacted
by
the
kaivan
subdivision,
just
want
to
touch
on
some
points.
The
first
point
is
once
the
studies
were
done.
It
was
clear
that
it
was
indicated
that
the
boundary
street
designs
did
not
meet
the
the
mmc
os
targets
whatsoever
in
terms
of
pedestrian
and
bicycle
safety.
K
Navin
road,
renault
and
paget,
which
border
the
the
subject
lands
are
not
lit,
don't
have,
sidewalks
are
not
safe,
are
heavily
trafficked,
and
so
on
next
slide,
please
so
the
city.
You
know
notices
that
this
is
the
case,
but
their
remarks
are
noted.
Staff
are
aware
of
the
strain
on
municipal
infrastructure
throughout
the
orleans
south
area
and
will
continue
to
monitor
it.
K
To
promise
that
changes
we
will
be
made
post
2031
is
not
going
to
improve
the
safety
on
those
roads
at
the
kaivan
site,
nor
will
it
help
any
of
the
current
residents
in
the
area.
So
we
can't
wait.
Another
we've
waited
20
years.
Now
we
got
to
wait.
Another
10,
I
guess
according
to
the
city,
and
that's
our
one
of
our
reasons
for
saying
that
kaivan
should
not
go
forward
at
this
point
next
slide.
Please
kaivan
is
indicated
here
on
this
map
that
I
created
quickly.
K
So
the
subject
lands
you
can
see
where
they
are
in
relation
to
all
of
the
other
developments
that
are
going
on
we're
talking
about
20
000
units
that
are
being
built
over
the
next
few
years,
kaivan
being
one
of
them.
No
changes
whatsoever
have
been
made
to
the
surrounding
infrastructure
and
none
are
planned
for
yet
post
2031.
K
K
Next
slide,
please
so
one
of
the
one
of
the
justifications
for
kaivan
being
located
where
it
is,
is
that
they
say
they're
close
to
the
brt.
The
brt
is
not
doesn't
exist,
so
what
they're
close
to
is
a
park
and
ride
they
will
be
relying
on
their
cars.
The
same
as
all
of
the
orleans
south
residents
do
at
this
point
using
these
routes
indicated
on
the
map
and
that
map
shows
renault
and
navin,
ms
all
over
burdened
all
heading
to
that
walking
employment,
node
75
of
cars
head
that
way.
K
Here's!
The
kaivan
show
subdivision
showing
the
boundary
roads
in
the
local
infrastructure.
The
two
red
dots
show
the
where
the
bus
stops
are
right.
Now,
when
I
last
talked
to
when
kaivan
was
presenting
to
our
group,
they
were
insisting
that
all
of
the
residents
would
use
that
little
red
path
to
come
and
go
to
the
bus.
One
minute,
sorry,
yes
planners,
would
have
you
think
that
they're
not
nobody's
gonna
cross
navin
road
travel
up
page
that
no
one's
going
to
be
using
any
of
these
these
sites.
K
The
next
slide
shows
you
in
fact
go
to
the
next
one,
sorry
that
people
do-
and
this
is
where
they'll
catch
the
bus-
and
this
is
what
it's
like
to
cross
the
road
next
slide.
Please
these
are
the
buses
that
serve
the
area.
Two
milk
runs
and
one
228
that
travels
three
times
in
the
morning.
Only
peak
hours.
That's
it!
This
is
what
kaivan
people
can
expect
yet
they're
going
to
promote
that
they're
connected
to
and
are
part
of
a
15-minute
community
next
slide.
Please
I'm
going
to
really
rush
here.
K
G
K
Okay,
thank
you.
I
don't
know
whether
melody
can
show
that
slide
again
and
might
help
to
put
when
I
explain
things
the
one
that
had
just
it
would
be
back
a
few
melody
right
there.
Oh
back
one
there
you
go.
Thank
you
so
right
now,
kyvent.
So
the
kaivan
units
going
in
where
that
renault
navin
corner
is
located.
K
K
G
D
G
But
how
long
have
you
lived
in
this
community-
and
I
really
like
you
to
speak
to
that,
because
I
think
it
would
really
elaborate
on
the
fact
of
how
long
everybody
in
this
community
has
been
waiting
for
simple
things
like
sidewalks
and
road
infrastructure
and
amenities.
So
how
long
have
you
been
living
there.
K
So
I'm
coming
up
to
15
years
living
in
bradley
estates
and
at
the
end
of
my
powerpoint
presentation,
which
you
will
all
have
access
to
to
go
through
at
your
own
leisure.
I
just
took
a
couple
of
videos
the
other
day
just
to
show
what
kind
of
daily
traffic
and
what
kinds
of
daily
conditions
exist,
watched
young
kids
trying
to
rip
across
the
road
on
navin
because
they
want
to
travel
up
pages
to
get
to
the
multi-use
pathways.
K
15
years,
development
has
occurred
all
through
the
area
and
not
one
infrastructure.
Change
has
actually
taken
place
aside
from
repaving
renault
road,
which
is
a
farm
road
serving
as
a
major
urban
thoroughfare
now
bisecting
communities,
so
adding
kaivan
to
the
mix
is,
is
you
know
we're
adding
another
if
the
condominium
goes
in
at
the
corner,
we're
talking
a
357
units?
K
K
This
way
and
we've
got
everything,
that's
being
built
east
of
traveling
on
those
same
roads.
If
this
was
canada,
there'd
be
four
lane
roads,
it's
not
canada,
arlene's
in
particular,
orleans
south
the
infrastructure
has
been
obscenely
poor
and
and
it's
shocking
to
us
that
let's
say
a
subdivision
like
kaivan
gets
approved.
It
doesn't
fit
any
of
the
official
plan
directives.
It's
not
a
15-minute
community.
There
is
no
sustainable
modes
of
transportation
in
and
out.
There's
no
commercial,
there's
no
safe
walking.
How
is
that
allowed?
Why
can
we?
K
It's
a
question
that
you
guys
should
ask
yourselves:
would
you
want
to
live
in
a
community
like
that?
Would
you
want
your
kids
catching
a
bus
like
that
on
the
side
of
the
road
in
a
ditch
like
this
makes
no
sense
for
15
years
that
we're
looking
at
this
and
I'm
not
for
laura
duda,
not
trying
she
pitches?
G
L
Hello,
everybody,
so
my
my
name
is
krista,
I'm
not
quite
as
a
long-term
resident
as
heather
I've
been
here
for
eight
years,
I
moved
when
my
my
son
was
just
born
graduated
from
the
nicu,
and
my
daughter
was
two.
We
were
really
excited
to
move
into
the
community
hopeful
for
our
daughter
and
son
to
start
school
in
the
community
and,
unfortunately,
my
daughter
just
started
grade
five
in
french
school.
L
No
english
school
has
been
built
in
the
community,
still
busily
holding
our
breath
like
the
rest
of
the
community,
waiting
for
some
infrastructure
and
amenities
to
be
built.
There
also
waiting
for
some
some
answers
about
when
these
things
will
arrive.
During
the
community
meeting
with
the
kaiban
developer,
the
kaivan
developer
actually
laughed
when
someone
asked
what
would
happen
to
the
land
if
the
development
wasn't
approved.
L
I
hope
that
this
was
recorded.
It
was
pretty
classless
behavior
by
the
developer.
It
also
made
me
think
about
what
this
meant
for
us
as
a
community.
It
made
me
reflect
on
how
our
interests
were
being
taken
care
of
by
the
city.
What
does
this
mean
for
us?
Is
that
how
the
city
is
taking
care
of
us?
Does
that
mean
that
our
interests
are
not
being
taken
seriously?
L
L
Another
concern
stated
that
it
there
was
no
inclusive
or
affordable
housing
planned
and
the
developer
responded.
That
was
correct.
There
was
none.
Another
comment
stated
that
the
proposed
lot
sizes
were
small
and
cramped.
The
city
assured
us
that
the
developer
had
proposed
other
similarly
small
and
cramped
lot
sizes
throughout
the
city.
I'm
not
sure
how
that
was
supposed
to
be
comforting.
L
These
comments
were
as
helpful
as
someone
telling
me
that
they
like
buttermilk
and
that
leaves
fall
down
from
the
trees
and
fall
you're
filling
our
neighborhoods
with
eyesores
because
you
can
and
there
are
no
affordable
housing,
because
you
don't
feel
like
it.
You're,
going
against
the
official
plan
that
you
developed,
which
says
that
all
new
housing
developments
should
contain
25
of
affordable
housing
and
you're
going
against
it.
This
doesn't
meet
the
plans
laid
out
in
the
east
urban
community
design
plan.
I'm
not
sure
what
the
role
of
a
city
planner
is.
L
If
it's
not
planning
a
city
where
people
live.
So
I
will
tell
you
things
that
you
already
know
we
have
no
need
for
this
development.
It
doesn't
belong
here.
We
have
no
infrastructure
for
it.
We
have
no
buses
to
move
the
people
who
will
live
in
it.
We
have
no
schools
for
the
children
who
will
live
here.
We
have
no
jobs
for
the
people
who
will
move
into
it.
We
have
no
stores
for
the
people
who
shop
who
will
shop
there.
L
L
D
I'm
seeing
none
on
this,
so
thank
you,
chris,
and
thank
you
again,
heather
for
your
presentations,
we'll
move
now
to
questions
for
the
applicant
registered
from
the
applicant.
We
have
nico
church
and
julie
carrera
from
foten
and
hugo
lalonde
and
mae
pham
from
kaivan
who
are
available
to
answer
questions.
Are
there
any
questions
for
the
applicant.
M
J
So
good
morning,
everyone,
my
name,
is
julie,
crair,
I'm
a
planner
at
4010
consultants,
so
I
don't
think,
there's
any.
I
think,
we're
all
in
agreement
that
there
is
a
need
for
more
affordable
housing
in
the
city.
This
subdivision
proposes
three
different
types
of
units
that
range
in
size
and
therefore
range
in
price.
We
have
detached
units
townhouses.
M
D
J
D
E
I'm
I'm
happy
to
speak
to
a
chair,
so
just
jumping
on
what
my
my
colleague
julie
said.
We
can
certainly
agree
that
there
there
is
a
need
for
for
more
affordable
housing
throughout
the
city
in
terms
of
this
particular
development.
Housing
that
is
below
market
rate
is
not
proposed.
That
being
said
in
terms
of
providing
more
supply
to
the
city,
we're
hoping
that
this
will
will
help
the
the
current
the
current
housing
crisis,
where
there
there's
quite
an
issue
with
not
enough
supply.
M
M
J
J
It
is
currently
scheduled
for
post
2031,
but,
as
we
all
know,
the
transportation
master
plan
is
in
the
process
of
being
updated.
So
I'm
not
sure
if
there'll
be
any
change
to
that
date
when
that
moves
forward,
but
we
are
very
close
to
that
planned
station
which
has
a
new
park
and
ride
that
was
just
recently
developed
the
other
year.
Our
concept
plan
in
the
draft
approved
subdivision
has
a
sidewalk
leading
directly
north
up
to
the
roundabout
at
brian
coburn
and
navin
road.
J
That
would
provide
access
to
that
bus,
rapid
transit
station
and
in
the
meantime
it
is
a
transit,
a
bus,
stop.
There
is
bus
service
along
nabin,
road
and
kaivan
has
committed
to
providing
a
sidewalk
to
a
bus
stop
along
there
within
the
subdivision
itself.
There
are
also
sidewalks
there's
pedestrian
connections
planned
to
the
existing
community
to
the
west.
J
There's
two
connections
along
there
as
well,
so
there
are,
there
is
planned
infrastructure.
Unfortunately,
it's
not
immediately
there
in
terms
of
connection
to
the
wider
community
in
the
15
minute
community
page
roads.
I
don't
think
we
could
put
up
our
slides
eventually,
but
paje
road
is
a
north-south
collector.
J
That
heads
up
to
innis,
which,
as
most
people
know,
is
where
a
lot
of
the
commercial
retail
is
in
orleans
and
south
orleans,
including
a
grocery
store,
and
there
is
a
sidewalk
not
south,
of
the
brt
corridor
but
north
of
the
corridor.
There's
a
sidewalk
leading
up
to
innis
some
of
the
other
things
I
want
to
mention
for
that.
Euc
phase,
3
area
cbp.
There
is
a
couple
planned,
collector
roads
that
will
connect
people,
pedestrians,
cyclists
and
vehicles
as
well
up
to
innis
road
where
the
current
water
tower
is
so
there
are
well.
J
D
Well,
julia
I'll
pause,
because
I
made
an
error
as
chair
I
did.
I
did
give
you
the
opportunity
at
the
beginning
to
spend
some
time
to
address
the
technical
issues,
and
I
think
we
didn't
give
you
a
full
opportunity
to
present.
So
I
will
give
you
a
couple
minutes
if
there's
any
other
points
that
you
wanted
to
address
before,
we
continue
with
questions
from
counselors
I'll.
Give
you
the
opportunity
to
do
that.
J
So
this
is
an
outline
of
the
subject.
Lands
page
road
which
I
have
mentioned
is
along
the
eastern
edge.
It's
a
collector
road
that
heads
up
to
innis,
although
it
has
been
to
get
over
the
brd
corridor,
it's
only
pedestrians
and
cyclists.
The
vehicle
cannot
travel
all
the
way
up.
We
have
renault
road
along
the
southern
edge,
which
is
also
a
collector,
and
then
we
have
navin
road
along
the
northern
edge,
which
is
an
arterial
road,
go
to
the
next
slide.
J
So
the
building
heights
in
this
area
are
generally
low
rise.
However,
greater
heights
and
density
are
encouraged
along
arterial.
Roads
such
as
navin
and
within
proximity
to
transit,
such
as
we
are
with
the
brt
station,
planned
to
the
immediate
north
next
slide,
please.
So
this
is
the
cdp
for
the
area
which
is
from
2005.
J
as
you'll
see
on
the
following
slides.
The
proposed
local
road
network
through
this
site
is
generally
what
is
shown
in
the
approved
draft
plan
of
subdivision,
and
the
designation
was
medium
low
density
development
since
2005
our
target
densities
have
increased
over
time
as
we
are
exceeding
that
target
next
slide.
Please,
the
lands
are
currently
zone
development
reserve,
which
indicates
that
they
are
planned
for
future
developments.
J
J
J
J
I
Thank
you
chair.
We
we
heard
some,
you
know
concerns
from
the
community
today
and
obviously
there
was
a
lot
of
comments
submitted
and
I
I
didn't
have
any
questions
for
the
delegations,
but
I
appreciate
their
frustrations.
You
know
I'm
the
neighboring
word
counselor
and
I'm
very
aware
of
the
infrastructure
problems
in
this
area.
J
J
I
Okay,
so
so
not
too
many
changes,
then
I'm
also
in
response
to
counselor
monarch's
question.
You
talked
at
length
about
the
brt.
Are
you
aware
of
the
ncc's
position
with
respect
to
option
seven
and
the
city's
plan
with
respect
to
that
brt?
Are
you
aware
that
the
ncc
has
said
that
they
will
not
allow
us
to
build
that
brt
in
the
location
that
we
have
planned.
I
Okay,
so
I
think
you
know
with
that,
and
with
that
in
mind
you
know,
the
concerns
of
the
community
are
are
very
real
because
it's
not
only
you
know
out
2031
and
beyond
it's
at
this
point.
It's
we
don't
have
a
way
forward
with
the
brt
which
which
really
exasperates
the
situation,
I'm
wondering
as
well.
You
know
we
heard
about
amenities
in
this
area.
You
have
the
mid-rise
block.
Did
you
consider
putting
commercial
at
the
ground
floor.
J
Yes,
so
the
proposed
zoning,
which
is
r5
with
exceptions,
does
allow
for
a
con.
It
adds
a
convenience
store
and
a
daycare
as
additional
permitted
uses
in
the
event
that
there
is
when,
when
that
block
goes
ahead,
it
will
have
to
go
through
a
separate
site
plan
control
process.
But
at
that
time,
if
there's
interest
to
add
that
from
the
developer,
then
our
proposed
zoning
would
allow
for
at
least
a
convenience
store.
A
J
E
Us
good
morning
co-chairs
and
members
of
committee
I'm
hugo
alone,
director
of
planning
or
development
rather
at
kaivan,
and
I
have
made
fam
with
me
a
project
manager
on
this
project.
So
you
know
we.
We
have
implemented
some
sidewalk
and
some
walkability
measures
into
our
plan.
We
have
a
connection
that's
proposed
to
the
roundabout
at
navin
and
ryan
coburn,
where
the
park
and
ride
facility
is
located.
E
So
that
is
one
measure.
We
also
have
a
sidewalk
connection
to
renault
road
to
the
south,
where
there's
an
existing
bus,
stop.
That
would
be
a
second
connection.
We've
also
advanced
and
proposed
a
sidewalk
connection
from
our
most
eastern
access
to
navin
road,
from
falsetto,
along
navin
and
to
a
bus.
Stop
that's
existing
on
page,
so
we
have
done
those
three
things
throughout
the
course
of
the
development
working
with
staff.
E
We
we
believe
that
you
know
these
are
the
measures
that
are
within
our
region
or
realm
in
terms
of
our
ability
to
propose
tangible
solutions,
a
lot
of
the
concerns
that
were
raised
today.
You
know
we
are
certainly
sympathetic
to
them
and
we
want
to
work
with
staff
and
and
with
the
counselor,
and
we
have
been
engaging
deeply
with
the
community
association
as
well
as
with
councillor
dudas
to
you
know,
discuss
some
of
these
issues.
E
At
the
end
of
the
day,
we
do
not
have
a
planning
compliance
or
conformity
issue.
You
know
the
land
use
that
is
proposed
is
exactly
what's
called
for
in
the
cdp,
and
so
you
know
what
we
are
left
with
is
some
some
legacy
transportation
issues
that
need
to
be
resolved
with
the
city,
and
you
know
we're
happy
to
participate
in
that.
A
A
It's
yeah
there's
some
significant
distances.
I
mean
I
guess
I
would
be
looking
for
the
developer
to
to
assist
the
counselor
on
this
one
with
with
creating
some
of
those
crossings,
because
this
is
it's
kind
of
stranded
in
the
middle
of
a
bunch
of
very
large
roads,
and
while
the
pedestrian
access
to
get
to
renault
navin
seems
good
crossing
them
so
that
you
can
catch
a
bus
going.
E
Thank
you
councillor
and
through
co-chairs,
as
noted
in
the
presentation,
we
have
a
future
development
block
within
our
community
for
a
future
condominium
building.
The
proposed
zoning
provisions
would
allow
for
ground
floor
retail
uses
as
well
as
a
daycare.
The
convenient
a
convenience
store
could
be
permitted
within
the
ground
floor
of
that
future
building.
N
A
G
G
I
know
that's
still,
but
when
you
say
future,
are
you
talking
another
15
years?
Are
you
talking
five?
Are
you
talking
like
sooner
than
that,
because
I
think
you
know
once
again,
there
is
solutions
to
this
community's
problems,
and
some
of
it
is
introducing
amenities
that
they
can
walk
to,
so
they
don't
always
have
to
get
in
their
car.
So
do
you
have
any
kind
of
concept
as
to
what
that
future
might
be
in
terms
of
time.
E
Yes,
thank
you
for
your
question
counselor
and
through
your
co-chairs
I
did
reference
to
a
future
development
block
for
that
condo
building.
I
think
the
timing,
for
that
would
be
that
we
could
quite
certainly
see
a
site
plan.
Application
come
through
within
the
next
12
months
and
you
know,
have
a
completed
building
within
the
next
three
to
five
years.
G
I
I
and
you
know,
as
I
said
before,
I'd
really
ask
any
developer
that
is
coming
into
this
community
to
consider
incorporating
some
elements
of
commercial
that
would
go
a
long
way
to
addressing
at
least
some
of
these
issues,
but
I
do
appreciate
that,
and
I
very
much
appreciate
my
colleagues
questions
on
this
matter.
Thank
you.
D
E
E
The
disconnect
between
planning
applications
and
lack
of
infrastructure
city
infrastructure,
which
is
a
city
responsibility,
is
quite
stark
across
the
city,
not
just
in
the
east
end.
We
certainly
had
this
debate
at
when
the
tigered
proposal
was
on
the
floor.
At
riverside
and
hunt
club.
We
talked
about
the
south
end
development.
How
this
intersection
was
a
constant
failure
and
we
were
just
adding
gas
to
the
fire
again.
It
was
a
small
development
in
the
grand
scheme
of
things,
but
we're
just
adding
more
and
more
and
more
so.
E
I
want
to
hear
from
the
city
what
is
the
transportation
and
infrastructure
plan
in
the
east
end
of
town
in
this
particular
area,
but
on
the
east
end
of
town?
We
continuously
hear
that
it's
inadequate
that
it's
insufficient
and
yet
we
continue
to
approve
applications
without
a
light
at
the
end
of
the
tunnel
for
infrastructure
to
keep
pace
with
these
developments.
I
E
Thank
you
chair.
I
do
appreciate
the
the
frustration
that
the
community
has
with
this
lack
of
infrastructure
and-
and
I
do
also
agree
that
it
is
a
city
responsibility
to
prioritize
the
delivery
of
this,
and
it
is
a
cdp.
These
are
ces
development
charge
projects,
and
so
they
are
put
on
the
development
charge
list
and
unfortunately,
these
are
at
the
moment
of
the
post,
2031
time
horizon
so
and
we're
going
through
a
new
infrastructure
master
plan,
a
new
transportation
master
plan.
E
But
I'm
I
really
do
want
to
see
the
tmp
be
very
clear
in
how
we're
going
to
keep
pace
with
the
development
charges.
This
application
on
planning
merits
is
sound
on
planning
merits.
We
should
approve
this,
but
the
community
has
very
legitimate
concerns
about
the
quality
of
life.
How
people
function
in
this
community
and
this
development
contributes
to
the
existing
challenges,
and
so
I
think
they
deserve
answers,
and
the
committee
as
a
whole
deserve
answers
as
well.
E
So
that's
the
frustration
I
will
yield
to
the
local
counselors
to
hear
their
views,
but
that's
the
frustration
is
from
the
planning
side.
It's
reasonable,
but
we
don't.
We
shouldn't
be
approving
planning
applications
without
looking
at
the
bigger
picture
and
that's
what's
causing
the
community
those
concerns.
So
thank
you,
chairs,.
A
Thanks
similar
to
to
counsel
brockington,
I
mean
this.
This
question
of
the
the
density
and
coming
before
the
infrastructures
in
place
is,
is
actually
quite
relevant
to
all
of
us.
There
are
in
downtown
areas
significant
intensification
taking
place
without
you
know
some
of
the
transportation
and
parks
and
recreation
infrastructure
being
in
place
to
to
meet
those
new
residents.
I
guess
I've
got
three
questions,
the
first
of
which
is
how
are
dc's
that
are
collected
from
this
project.
Where
will
those
go
I'm
guessing?
E
A
A
E
A
Another
question,
and-
and
this
one
might
be
for
mr
mark
is
in
terms
of
where
this
process
goes,
if
council
were
to
refuse
the
application,
the
the
high-level
policies,
the
community
design
plan,
speak
to
the
appropriateness
of
this
kind
of
built
form
in
this
location.
Put
toward
this
use
if
council
were
to
refuse
the
application
on
the
basis
of
impacts
on
transportation
infrastructure,
be
that
vehicular
pedestrian
transit.
H
Mr
chair,
when
an
applicant
brings
a
matter
so
upon
a
refusal.
If
the
applicant
appeals
that
to
the
ontario
land
tribunal,
the
applicant
is
able
to
look
at
in
making
its
case
to
the
tribunal,
as
indeed
the
city.
It's
an
irrelevant
case.
The
infrastructure
that
exists
today
and
the
infrastructure
that
is
planned
to
exist
in
the
future
and
the
case
would
have
to
be
made
out
as
to
whether
or
not
what
is
existing
and
planned
is
sufficient
as
the
years
pass.
A
H
Mr
chair,
if,
if
I
may
just
come
back
2031
and
then
I
will
answer
the
council's
question
directly,
if
the
infrastructure,
particularly
now
that
we're
in
2021,
is
in
the
time
frame
from
2021
to
2031,
then
it
would
be
a
difficult
case
to
make
for
the
application
not
to
proceed
unless,
of
course,
it's
water
or
sewer,
in
which
case
you
have
to
have
that.
First.
H
D
D
How
close
are
we
to
it,
not
not
being
suitable
like?
Can
you
put
a
number
to
that?
Are
we?
Are
we
500
cars
a
day
away?
Are
we
a
thousand
cars
like
how
close
are
we
to
the
point
where
staff
would
not
be
considering
new
development
that
depends
on
some
of
these
road
and
future
bus
corridors
suitable?
I
guess.
D
D
D
E
D
Maybe
I'll
pause
I'll
come
back
to
this
a
little
later.
Someone
could
check
on
that
just
what's
I'm
interested
in?
What's
the
anticipated
housing
count
in
the
earth
east,
river
and
cdp,
and
where
are
we
at
so
far?
How
far
along
in
that
progression?
Are
we
maybe,
if,
if
someone
could
check
on
that
and
I'll
come
back
and
ask
it
a
little
later
on
there's
a
couple
other
counselors
with
questions
counselor
do
that.
G
You
segwayed
nicely
into
my
question,
and
maybe
I
can
give
you
some
overall
comments
in
respect
to
where
that's
going
to
be
in
south
orleans,
there's
going
to
be
an
increase
in
15
424
units
built
as
planned
developments
over
this
coming
10
years.
That's
representing
about
18
of
the
greenfield
development
in
the
entire
city
of
aqua.
G
What
I
was
going
to
ask
city
staff-
and
I'm
actually
referencing
to
my
my
esteemed
colleague,
councillor
brockington,
he's
quite
right.
This
is
an
acceptable
amount
of
development.
What
we're
looking
at
today,
but
what
I
wanted
to
ask
staff
was
right
now
we're
anticipating
development
by
ashcroft
up
the
street.
It's
going
to
add
several
several
hundred
residential
homes,
again,
no
commercial
residential
down
renault.
G
G
I
would
love
the
day
that
I
could
say.
Yes
to
all
of
this,
I
look
forward
to
it.
I
want
our
community
to
absorb
it's
in
the
intensification
that
we're
seeing
in
other
areas
of
the
city,
but
when
do
the
road
capacities
reach
their
maximum?
When
do
we
realize
that
the
brt
that
dead
ends,
even
if
it
was
built
tomorrow-
and
I
know
it
takes
time,
but
it
dead
ends
at
navin?
It
has
nowhere
to
go
even
if
we
did
build
the
connection.
G
When
is
it
that
we
say
that
all
of
these
drops
in
the
bucket
has
caused
the
bucket
to
overflow
and
when
you're
looking
at
a
proposal
like
this
one,
where
it
seems
very
reasonable
in
reality,
it
is
under
the
planning
act.
When
you
say
we
just
can't
do
this
anymore
and
we
have
to
start
refusing
these
applications
in
this
area
or
we
have
to
start
building
the
infrastructure
that
needs
to
go
in
there.
I
So
we
start
with
the
official
plan
and
then
we've
got
community
design
plans
and
then
we've
got
an
imp,
an
infrastructure
master
plan
and
we've
got
the
tmp.
As
everyone
knows,
there's
broader
discussions
that
we're
having
here
that,
I
think,
are
related
to
the
tmp
and
the
future
discussions
around
the
tmp.
I
G
That
helps-
and
I
I
understand
that
and
I've
had
a
lot
of
very
fruitful
conversations
with
staff
about
this
and
I
know
you're
in
a
bit
of
a
pickle
as
well,
but
how?
What
is
that
time?
Like
you
said
in
time
it
catches
up
well,
the
first
shovels
went
in
the
ground
for
this
community
over
15
years
ago.
I
know
that
heather
lives
in
the
older
part
of
the
community.
G
My
predecessor,
two
times
removed
council
raynor
belois
recognized
that
there
wasn't
a
sidewalk
at
the
end
of
renault
connecting
to
navit,
so
a
major
major
artery,
and
there
was
houses
going
in
ad
hoc
all
over
the
place
he
funded
out
of
whatever
he
didn't,
have
a
cash
flow
or
traffic
calming
measure
funding.
At
that
time
he
funded
temporary
flex
stakes
to
go
up
as
curves
so
that
he
could
provide
a
temporary
sidewalk
that
sidewalk's
still
there.
G
I
can't
there's
no
development
of
budding
this
section,
so
I
can't
get
a
sidewalk
in
there
and
I've
been
told
that
I
cannot
put
up
additional
flex
stakes
along
navin
because
under
the
highway
traffic
act
the
speeds
of
70
plus
could
cause
people
to
be
impaled
if
they're
struck
by
it.
And
it's
interesting.
G
We
speak
to
that
because
that's
where
one
of
those
bus
stops
is
so
people
are
standing
on
the
side
of
the
road
in
a
ditch
and
I've
said
this
before
and
I
don't
you
know,
I'm
sorry
to
go
on
about
this,
but
I
want
to
say
yes
to
developments
across
the
ward
across
the
east
end.
It
brings.
People
brings
growth,
it
brings
money,
it
brings
infrastructure.
I
want
to
say
yes
and
the
community
is
willing
to
accept
these
changes,
but
we're
so
far
behind
in
terms
of
infrastructure.
G
I'm
asking
and
I'm
sorry
I'm
using
this
as
an
opportunity,
I'm
getting
kind
of,
but
I'm
asking
when
does
it
come
time
that
we
catch
up
to
where
we
need
to
be
because
we
can't
start
refusing
everything
that
comes
across
our
plates?
How
is
it
we
get
to
that
point
and
it
can't
be
post
2031
in
the
tmp
or
2041.
I
Yeah,
I
I
totally
understand
that
counselor
and
you
know,
I
think,
there's
there's
competing
priorities
that
we
have
and
that
council
has
to
to
to
address
and
you
know,
affordable
housing.
We
had
a
big
discussion
about
yesterday,
so
the
more
product
that
we
have
online
with
respect
to
the
you
know,
residents
ability
to
purchase
a
home
or
to
rent
a
an
apartment
or
a
condominium.
I
I
Infrastructure
and
and
transportation
infrastructure
is
another
key
priority,
and
I
think
these
are
really
good
discussions
to
have,
with
our
transportation
planning
folks
miss
cheese
team
with
respect
to
timing,
around
development
and
timing
around
these
projects
that
are
coming
up.
So
I
think
it's
a
really
good
discussion
that
I'll
take
offline
with
miss
chi
and
have
further
discussion
around
timing
for
some
of
the
challenges
that
you
may
be
facing
in
your
community.
N
G
I
Thank
you
chair,
so
question
to
staff.
Is
the
cdp
is
contingent
on
the
brt?
It's
a
crucial
part
of
that
plan.
So
what
happens
to
this
cdp
if
we
have
no
foreseeable
way
forward
with
the
brt,
because,
as
you
know,
it's
stalled
right
now
with
negotiations
with
the
entity.
So
what
happens
to
that
cdp?
If
that
piece
is
unachievable
for
the
foreseeable
future,.
I
Chair,
I
don't
know
I
if
mr
mcewen
wanted
to
add
anything
to
that,
but
the
community
design
plan
and
our
secondary
plans
remain
as
sort
of
appendices
to
to
the
primary
plan
being
the
official
plan,
so
they
they
still
have
status.
They
will
continue
to
have
status
and,
as
we've
talked
about,
certainly
it's
all
about
funding
right
and
it
comes
down
to
the
money.
I
E
O
I
That
extension
is
stalled
by
the
breakdown
of
negotiations
between
the
city
and
the
ncc
for
the
use
of
the
ncc
lands
between
chapel
hill,
south
and
blair
road.
All
of
that
is
not
kaivan's
fault.
They
are
pursuing
what
they
are
allowed
to
build
here
and,
as
my
colleague
said,
that
the
planning
policies
here
are
sound,
but
every
time
an
application
comes
before
me.
I
I
I
also
want
to
be
clear:
the
cdp
is
a
great
plan.
I
voted
in
favor
of
the
cdp.
I
believe
counselor
dude
as
well,
but
the
problem
that
we're
facing
in
the
south
orleans
area
is
that
this
crucial
piece
of
the
cdp
is
stalled
with
no
resolution
in
sight.
So
you
know
we
have
this
application
in
front
of
us
today,
but
I
guess
a
warning
to
the
committee
we're
going
to
keep
hearing
these
concerns
until
we
find
a
solution
and
trust
me.
The
eastern
counselors
are
trying.
I
I
have
asked
the
ncc,
you
know
if
they
are
aware
that
their
position
is
forcing
us
to
continue
to
create
these
card-dependent
communities.
So
perhaps,
as
a
part,
pardon
comment,
you
know,
committee
members.
If
anyone
wants
to
come
to
south
orleans,
have
an
on-the-ground
look
at
what
we're
facing
here.
You
know
you
have
an
open
invitation.
Anytime,
co-chair
gower
is
already
taking
me
up
on
that
offer,
but
we
have
a
real
challenge
for
our
communities
and
I
do
appreciate
the
discussion
that
has
occurred
here
today.
Thank
you.
B
B
What
weight
does
the
2013
decision
of
council
to
not
fund
brt
along
in
us
in
this
area
have
because
it
was
council's
decision
that
swapped
the
funding
for
brt
in
this
area
in
favor
of
lrt
along
the
174.?
We
made
that
decision.
It
was
the
councillor
of
the
day.
That's
pushed
for
lrt
to
orleans
as
quickly
as
possible
that
ended
up
being
to
plaster
leans,
which
eventually
was
to
trim
along
the
174,
which
fronts
on
no
developable
area.
B
M
Councilor
menard
thanks
very
much
chair.
I
guess
a
couple
just
couple
quick
comments.
One
is,
I
think,
if
counselors
in
the
east
end
feel
that
this
shouldn't
go
forward
because
of
a
lack
of
infrastructure,
then
perhaps
a
similar
situation
as
what
happened
in
council,
gower's
ward,
with
a
lack
of
transit
feeding
into
a
new
development.
M
So
if
there
is
I'd
suggest
putting
something
forward
because
otherwise
I
mean
for
me,
I
think
there
should
be
a
hold
here.
I'd
vote
for
that.
But
without
that
this,
the
the
position
here
around
this
development,
the
application
itself
probably
merits
approval.
It's
the
surrounding
infrastructure
that
is
there
and
the
concerns
of
the
community,
so
I'll
just
put
that
out
there.
The
second
thing
I'll
just
mention
is,
as
we
expand
our
city
further
out.
M
M
So
we
have
to
collectively,
as
a
council,
we're
concerned
about
this
issue.
We
need
to
be
concerned
about
the
rapid
expansion
of
our
urban
boundary
over
the
next
couple
of
decades,
because
this
will
come
up
over
and
over
and
over
again.
So
I
think
some
consistency
on
that
so
that
we
use
the
infrastructure
we
have
is
is
appropriate
in
this
case
to
mention
that
so
I
hope,
when
the
official
plan
comes
up
again,
that
these
comments
are
are
noted.
M
E
E
D
I
I
I
don't
think
we
can
say
the
situation
in
the
east
and
in
particular
in
this
area,
is
the
same
as
other
suburban
situations,
because
there
is
a
significant
difference,
and
that
is
the
roadblock
that
the
ncc
has
put
in
our
way
in
terms
of
our
transportation
plans.
That's
a
little
different
problem
to
solve.
You
know
in
stittsville,
I've
got
a
problem
with
robert
grant
avenue
and
councilor
hubley
and
councillor
moffat.
D
D
As
long
as
we
have
that
roadblock,
there
is
a
tremendous
amount
of
uncertainty
about
when
that
will
be
built
this
cdp
in
2005,
when
it
was
created
and
passed
by
council,
I
don't
think,
could
contemplate
at
all
that
25
26
years
later
in
2031,
there
might
not
be
the
available
transportation
corridors
upon
which
the
planning
was
based
on.
So
that's
a
problem.
D
They
can't
give
us
advice
on
when
we
will
reach
that
breaking
point
from
a
policy
or
from
a
legal
standpoint,
we're
not
at
the
point
where
we
can
make
a
defensible
case.
I
don't,
I
don't
think
in
terms
of
the
transfer
for
transportation
infrastructure,
but
we
must
be
getting
close
and
I
think
there'll
be
some
future
applications
in
the
east
end
where
it'll
be
very
hard
for
us,
as
a
committee
or
as
a
council
to
to
allow
these
things
to
keep
continuing.
D
Without
that
certainty,
around
transportation,
we
we
have
talked
about
this
issue
in
terms
of
the
new
op,
some
of
the
motions
and
directions
that
we've
given
staff
around
creating
gateway
policies
to
tie
development
approvals
to
the
funding
and
construction
to
transportation.
So
that's
good
councillor,
moffitt,
sorry,
councillor
menard.
I
appreciate
your
suggestion
around
the
hold
we
were
able
to
achieve
that
in
stittsville,
because
the
developer
agreed
to
the
hold.
D
I
don't
believe
we
have
a
grounds
where
we
could
impose
that
and
be
able
to
defend
that,
but
through
the
new
op
we
are
developing
policy
and
rules.
That
would
allow
us
to
do
that
and
that's
good
and
it's
to
address
what
we're
talking
about
here
today,
this
gap
between
when
people
move
in
and
when
we
have
the
transportation
infrastructure.
D
D
G
E
N
O
A
M
F
E
E
D
D
P
P
The
subject
properties
comprise
of
a
full
city
block
there.
The
site
is
approximately
2900
square
meters
and
is
bound
by
wellington
street
to
the
south
armstrong
street,
to
the
north
hill,
the
street,
to
the
east
and
garland
street
to
the
west.
It's
comprised
of
approximately
excuse
me
specifically,
eight
properties
that
jared
gower
took
us
through
and
the
property
is
also
located
in
the
hintonburg
neighborhood,
at
the
intersection
of
where
somerset
transitions
into
wellington
street
just
west
of
the
corridor,
the
trillium
corridor
next
slide.
Please.
P
Contextually,
the
we
see
the
property
at
various
angles
here
is
where,
as
we're
moving
around
the
site
and
the
area
generally
comprises
of
a
mix
of
low,
mid
and
high
rise
buildings,
we
see
in
the
top
left
image
the
wellington
street
right
of
way,
which
has
been
effectively
closed
as
a
thoroughfare
or
for
public.
Excuse
me
for
vehicular
traffic
on
the
top
right
image.
We
can
also
see
somerset
square,
which
abuts
the
site
between
the
gwenth
history
right
away.
The
property
also
comprises
of
some
unusual
underutilized
spaces
being
surfaced,
parking
lots
next
slide.
P
Please
the
official
plan,
the
subject
property
butts,
traditional
main
street
designation
as
well.
We
see
the
property
is
bisected
by
two
secondary
planning
districts
and
one
of
the
fundamentals
of
this
application
is
to
unify
the
policy
regime
for
the
site,
and
the
zoning
to
the
north
is
the
scott
street
secondary
plan,
which
encompasses
the
homes
on
armstrong
street
and
to
the
south.
Is
the
wellington
street
west
secondary
plan
which
encompasses
those
properties
fronting
on
on
wellington?
P
P
And
likewise,
on
the
wellington
street
west
secondary
plan,
we
are
in
the
traditional
main
street
designation
in
the
somerset
square
policy,
dress
district
for
those
homes
fronting
on
to
wellington
street.
It
is
worth
noting
that
one
specific
property
in
this
consolidation
of
lands
was
subject
to
a
previous
application
where
a
similar
process
was
undertaken,
the
the
lands
were
removed
from
the
scott
street
secondary
plan
and
consolidated
into
the
wellington
street
west
secondary
plan
to
create
a
uniform
policy
regime
next
slide.
Please.
P
Here
we
see
the
the
zoning
currently
again
the
the
parcel
I
just
mentioned
and
spoke
to
on
the
on
the
left
that
979
is
consolidated
into
a
tm
zone.
The
intent
here
is
to
create
a
new
tm
zone
for
this.
For
this
parcel
with
a
site-specific
zoning
schedule
and
performance
standards,
we
know
that
the
subject
lands
are
within
600
meters
of
the
bay
view
transit
station,
which
is
the
intersection
of
the
trillium
and
confederation
lines
as
well,
the
subject
properties
in
the
design
priority
area
and
has
been
reviewed
by
the
urban
design
review
panel.
P
P
P
P
Please
again,
just
a
quick
look
at
the
proposed
elevations,
showing
the
materiality
the
articulation
and
the
and
the
intent
to
break
up
the
the
mastering
of
the
building
and
show
a
clear
bottom
line
along
the
wellington
street
frontage,
which
is
required
for
that
pedestrian
and
humid
scale.
Thank
you.
P
These
policies
set
target
areas
for
intensification
in
forms,
including
high-rise
buildings
that
can
occur
if
compatibility
objectives
are
met,
specifically
at
2
2,
2
10.
It
talks
about
intensification
and
building
heights
and
it
talks
and
outlines
where
intensification
may
occur,
and
a
variety
of
built
forms
and
developments
such
as
taller
buildings
again
providing
that
compatibility
is
met.
These
sites
for
intensification
should
be
located
in
areas
supported
by
transit
networks
and
within
mix
of
uses
policy.
P
Further
policies
in
the
ops,
such
as
22210
and
256
must
also
be
addressed
and
that
a
community
done
community
amenity
has
been
identified
and
provided,
and
in
this
case
the
community
amenity
will
be
in
improvements
to
the
wellington
street
right-of-way.
That
would
be
implemented
through
the
site
plant
control
process
with
respective
policy
2
5
6
13.
These
are
the
specific
provisions
for
high
ride
buildings,
which
is
worth
noting.
They
were
not
in
place
at
the
time
that
the
wellington
street
west
secondary
plan
was
created.
P
These
came
in
into
the
ofp
through
official
plan
amendment
150,
but
these
provide
specific
direction
to
help
support
this
type
of
application
where
it
speaks
to
the
op
intends
that
the
highest
density
development
should
be
located
where
rapid
transit
is
provided.
It
also
specifically
notes
that
secondary
plans
and
community
design
plans
should
locate
high-rise
buildings
close
to
rapid
transit
stations
to
support
this
objective
policy.
P
The
application
is
also
consistent
with
the
op,
where
it
speaks
to
a
situation
where
there's
no
criteria
to
assess
a
high-rise
building.
Currently
a
high-rise
form
is
not
permitted
in
this
area,
but
to
assess
that
application.
In
that
request,
we
look
at
massing
in
scale
the
planned
function
and
patterns
and
transition
techniques
which
I've
taken
you
through.
P
Lastly,
just
to
wrap
up
the
propriet,
the
project
is
consistent
with
some
of
the
design
criteria
specifically
outlined
in
the
wellington
street
west
secondary
plan.
That
speaks
to
a
human
scale,
podium
along
wildhand
street
west
and
as
well.
The
proposal
includes
a
section
37
agreement
that
has
both
monetary
and
non-monetary
contributions
next
slide.
Please.
P
This
is
simply
showing
the
proposed
zoning
schedule
for
for
the
project,
which
would
capture
the
building
form
as
we
see.
Thank
you,
our
next
steps,
as
excuse
me,
this
part
of
the
approval.
As
I
noted
the
these
are
breakdown
of
the
section
37
details
which
include
cash
contributions
and
non-cash
contribution
next
slide.
P
Procedurally,
we
will
the
applicant
will
be
required
to
enter
into
a
section
37
agreement.
Should
funding
committee
approve
the
application.
Implementing
bios
would
be
advanced
through
council
agenda,
we'd
move
through
our
statutory
timelines
and
then
the
site
plan
submission
would
be
initiated
by
the
applicant.
Q
F
F
F
The
adjacency
to
the
park
obviously
is
front
and
center
with
the
closing
of
the
street
on
wellington
street,
as
mentioned
the
armstrong
house
immediately
to
the
north,
the
existing
10
story,
building
across
hilda
street,
and
what
I
believe
the
the
lcbo
would
used
to
be
the
salvation
army
across
garland
street.
So
it's
a
fairly
unique
site
in
terms
of
those
sort
of
larger
land
assemblies
in
the
area.
So,
let's
go
to
the
next
slide,
just
also
a
little
bit
of
brief
history.
This
project
has
been
in
the
office
quite
some
time.
F
Every
time
I
sort
of
finished
design.
My
client
would
inform
me
that
they've
just
purchased
a
property
adjacent,
so
we
started
off
originally
just
with
the
nine
story
portion
which
I
mentioned
on
garland
street,
and
then
they
acquired
the
next
property,
the
garage
and
what
was
the
suzy
q
site
sort
of
got
us
three
quarters
of
the
site?
We
then
met
with
the
award
counselor.
We
had
a
very
good
meeting
about
where
we
were
going
and
at.
F
F
Like
everything
else,
you
know
the
last
two
properties
the
most
expensive,
but
it
was
really
interesting,
the
impact
that
it
had
so
it
allowed
us
to
change
by
purchasing
these
it'll.
It
allowed
us
to
do
a
number
of
things,
one
to
close
off
wellington
street
completely,
so
we
then
have
an
opportunity
for
the
city
to
expand
that
park
area
and
do
something
quite
unique
because
you
can
see
it.
It
adds
a
significant
amount
of
area
to
that
in
terms
of
what
the
city
could
do
with
the
park.
F
When
we
began
looking
at
this
as
the
second
option,
with
the
u-shaped
building
you
see
in
front
of
us,
we
are
still
fixated
on
the
idea
of
this
mid-block
connection
and
it
really
was
a
more
romantic
idea
because
you
may
or
may
not
be
aware,
but
armstrong
sells.
The
frontage
of
armstrong
house
actually
used
to
be
wellington
street
and
then
over
time
the
land
was
severed.
Developed
armstrong
street
was
actually
put
in
place
and
severed
the
house
from
wellington
street.
So
we
opening
this
sort
of
reconnects
armstrong
house
to
wellington
street.
F
F
So
we
go
on
the
next
slide.
It's
important
to
look
at
the
functionality
of
the
ground
floor.
You
can
see
on
wellington
street
we've
got
some
nice
retail
street.
That's
retail
areas
that
front
on
wellington
street.
The
idea
is
to
have
really
good
neighborhood
type
retail
spaces
in
here.
As
we
move
down
garland
around
armstrong
street
you'll
see.
The
introduction
of
these
are
all
two-story
three-bedroom
townhouses
that
we
thought
would
be.
F
Approach
to
developing
our
frontage
along
armstrong
street
that
have
they
have
front
yards,
the
one
armstrong
street
have
front
yards
with
direct
access
off
the
street
and
provide
an
opportunity
for
family
units,
which
is
with
all
the
projects
we're
doing
I'd
have
to
say
it's
quite
lacking
in
most
of
our
projects.
So
sorry,
if
we
go
to
the
next
slide,.
F
Next
slide
shows
the
architecture
that
we've
come
through
working
with
the
planning
department,
and
you
can
see
the
the
major
focus
was
to
have
that
two-story
reference
line,
which
is
part
of
the
traditional
main
street
approach,
the
mass
of
the
nine-story
building,
which
picks
up
the
building
immediately
to
the
west
of
us,
and
then
the
upper
three
floors
more
of
a
lighter
material.
Go
to
the
next
slide.
F
You
can
see
here,
we've
actually
connected
armstrong
house
with
that
in
that
four-story
porsche,
you
see,
we've
taken
the
sandstone
material
off
of
the
armstrong
house
and
replicated
it
on
the
side
and
ours
sort
of
tying
the
two
streets
together.
You
can
see
in
here
the
access
to
the
underground
parking
garage,
all
parking
below
grade
and,
of
course,
that's
significant
stepping
to
really
reinforce
the
residential
aspect.
You
go
on
the
next
slide,
just
some
views
of
that
act
of
sort
of
the
next
slide:
active
sort
of
street
frontage
on
wellington,
street.
D
Thank
you
rod.
Thank
you
ron,
so
we
will
come
back
to
the
applicant
after
our
delegations
for
questions
from
the
committee.
We
have
a
number
of
delegations
registered.
The
hintonburg
community
association
has
four
speakers
registered,
who
each
have
five
minutes:
cheryl
parrott,
linda
hode,
larry,
hudan
and
christy
ross.
O
Okay,
thank
you.
So
my
name
is
cheryl
parrott
and
the
hintonburg
community
association
is
now
celebrating
its
30th
anniversary.
We
have
240
paid
member
households
and
the
boundaries
of
the
association
are
the
o
train
to
holland
and
scott
street
to
the
queensway
next
slide.
Please,
the
hca
opposes
this
application
for
a
12-story
high-rise
building
where
the
wellington
street
secondary
plan
limits
the
height
to
six
stories,
mid-rise
buildings
on
traditional
main
streets.
O
O
O
The
proposal
has
a
very
small
0.8
meter
setback
at
the
second
story,
and
then
it
rises
to
9
and
then
12
stories.
So
really
it's
going
to
appear
as
12
stories
on
wellington
street.
Not
that
short
podium,
it
does
not
comply
with
the
purpose
and
intent
of
the
policy
vision
to
ensure
compatibility
with
human
scale
buildings.
O
Next
slide
on
the
left,
you'll
see
a
high-rise
building
that
was
accommodated
in
the
secondary
plan,
and
this
was
due
to
a
density
transfer
which
incorporated
the
historic
bethany
house
at
front
and
is
well
set
back
from
the
street.
Reducing
the
impact
on
the
right
is
a
new
nine-story
building
and
this
is
at
an
identified
gateway,
intersection
of
parkdale,
so
these
buildings
comply
with
the
secondary
plan
next
slide.
O
O
Ottawa
community
immigrant
services
organization
is
just
to
the
left
of
the
site
and
it
is
a
mid-rise
building
of
nine
stories
built
30
years
ago,
and
you
can
actually
count
the
stories
it's
nine
stories.
The
small
footprint
does
not
impact
armstrong
street.
It
predates
the
secondary
plan,
but
still
meets
all
aspects
and
provided
a
huge
community
benefit.
O
This
non-profit,
affordable
housing
provider
houses
new
canadians,
especially
those
with
large
families,
and
please
note,
there's
28
solar
panels
on
the
roof
that
will
be
completely
shaded
in
the
afternoons
in
the
winter
months.
According
to
the
submitted
shadow
study,
so
there
will
be
some
revenue
impact
to
this
non-profit
housing
provider
next
slide.
O
Next
slide,
please,
this
site
is
not
a
gateway.
The
gateway
sites
are
identified
in
the
secondary
plan
at
the
corners
of
bayswater
in
wellington
and
bayswater
somerset,
and
it
stipulates
that
these
be
a
maximum
of
nine
stories.
We
ask
you
to
please
reject
this
plan
and
make
them
to
conform
to
our
secondary
plans.
Thank
you.
D
A
O
I
don't
believe
it
does.
I
don't
think
you'll
even
see
it
that
point
eight
meters,
it's
really
just
a
little
over
two
feet,
so
that's
got
not
going
to
be
perceivable
from
someone
walking
down
wellington,
you're,
going
to
see
a
nine
story
wall,
the
12
story
up
to
the
12
may
be
set
back
a
bit,
but
it
really
will
be
a
nine
story:
wall
on
wellington
street
and
on
the
the
two
side
streets
of
hilda
and
garland,
which
are
very
narrow
streets.
A
O
A
On
garland,
exactly
there's,
there
is
no
step
back
on
the
garland
side.
It's
it
goes
up
straight
nine
stories
and
then
there's
a
relatively
you
know,
there's
a
bit
of
a
step
back
before
it
goes
to
12..
I
I
think
it's
important,
because
we
want
to
talk
about
how
this
building
is
proposed
to
fit
within
the
larger
cdp
area.
The
building.
O
O
So
there
is
an
application
coming
forward,
probably
within
a
few
months
time
that
will
be
for
18
stories
at
an
intersection.
We
know
that
the
development
that
those
properties
next
door
on
the
other
side
of
garland,
where
the
lcbo
is,
will
want
at
least
the
same.
Nobody
is
going
to
accept
less
so
this
means
the
traditional
main
streets
no
longer
have
a
nine
story
maximum,
as
the
new
op
is
suggesting
this
breaks
the
barrier
and
I
believe
it
breaks
the
barrier
for
all
main
streets.
A
Yep
and
there
is
that
application
for
an
18
story
tower
at
parkdale
and
wellington.
That
is
obviously
going
to
be
a
significant
discussion
in
the
community,
the
the
the
nine
story,
that
is
at
the
corner
of
parkdale
and
wellington,
the
I
guess
it's
18
story,
that's
in
behind
rosemount.
I
think
he
said
the
hintonburg
community
association
did
not
oppose
those.
O
Yeah,
we
did
not
oppose
it
and
the
one
that
some
that
we
showed
in
the
picture.
That
is
a
high
rise,
I
believe,
is
13
stories
and
it
was
a
density
transfer
to
keep
that
historic
building,
and
it
has
a
very
large
lawn
in
front-
and
that
was
part
of
the
secondary
plan
as
well,
that
that
large
lawn
had
to
be
kept
as
green
space
and
they've
they've
they've
made
it.
So
it's
public
private,
owned
public,
green
space.
A
O
Absolutely
and
those
other
buildings
have
used
it
as
patio
space,
and
so
that
also
brings
eyes
onto
the
street
and
animates
the
street
and
livens
it
up,
because
you
actually
have
the
eyes
on
the
street
and
that's
really
important.
So
this
needs
to
be
step
back
at
the
second
or
third
story,
a
balcony
width
at
least,
and
it
should
be
no
higher
than
the
six
stories
excellent
I'll.
G
Yes,
thank
you,
chair
cheryl.
I
just
had
a
quick
question.
I
three
years
ago
I
understand
the
community
association
worked
with
and
was
in
favor
of
a
change
to
one
of
the
the
lots
that
would
allow
from
the
sixth
story
designation
to
the
nine,
and
I
I
wanted
to
understand
a
little
bit
as
to
why
you
approved
this,
like
how
that
kind
of
came
to
be
that
the
community
association
is
willing
to
accept
the
nine.
O
G
O
The
12
is
just
it's
a
massive
face
right
on
wellington:
it
doesn't
con
it.
It
just
is
not
human
scale,
really
that
one
was
a
very
small
building.
This
is
of
the
entire
block
that
will
be
12
stories.
That
was
a
very
small
part
of
it
just
at
a
corner,
so
it
does
have
a
different
impact.
It's
not
human
scale,.
F
Thank
you
chair.
I
just
I
I'm
looking
for
some
clarification
here
as
to
something
that
was
just
said
in
the
presentation.
So
what
I'm
trying
to
find
out
here,
I
I
will
say
up
front.
I
had
a
meeting
with
counselor
leeper
and
received
emails
from
residents
on
this
application,
so
I've
got
a
few
areas.
I
need
to
get
clarity
here
on.
F
It
was
mentioned
in
there
that,
under
the
new
op,
the
main
streets
will
be
limited
to
nine
stories,
but
my
understanding
with
the
opn.
So
this
is
where
I'd
like
to
get
some
clarification
is
that
there
will
be
a
clause
in
there
to
talk
about
when
you
are
in
transit,
oriented
development
within
range
of
any
of
the
lrt
stations,
for
example,
that
there
will
be
exceptions
to
that
nine
stories.
Is
that
correct.
F
I'd
like
to
try
with
the
applicant
first,
if
I
could
to
see,
but
I
think
before
we
go
any
further
into
presentations.
I
I
think
that's
a
key
point.
We
need
to
clarify
and
because
my
understanding
with
counselor
leaper
was
that
it's
a
hard
nine
stories
that
with
the
main
streets,
which
is
what
he
wants
to
protect
and-
and
I
would
share
that-
concern
with
them.
D
P
Through
the
chairs,
we
I've
yet
to
see
the
final
version
of
the
tren.
The
policies
related
traditional
metis,
but
I
don't
fundamentally
disagree
that
nine
stories
is
the
general
direction
that
it's
going
to
be
posed
to
we
just
have.
We
just
saw
an
email
go
out
for
our
next
open
house
on
the
new
op,
but
I'd
have
to
defer
to
policy
staff
to
give
you
specifics
on
that
on
that
word
thing
or
what
the
intent
is
to
reconcile
traditional
main
streets
sites
with
within
transit.
Thank
you.
R
Mr
chair,
as
well,
our
chair
as
well
whatever
the
new
op
council,
will
have
to
decide
that
I
guess
later
this
fall,
but
just
want
to
mention
that
we're
dealing
with
the
current
policy
regime
and
the
current
policy
regime
is
with
respect
to
this.
Application
says
that
you
should
have
our
taller
buildings
are
supported
near
transit,
transit
infrastructure
such
as
the
bay
view
station,
for
example,
which
is
less
than
600
meters
away.
R
D
F
D
C
Can
we
go
back
to
the
slide
please,
and
it
will
be
the
next
slide
following
following
this
slide.
Thank
you.
Good
morning,
I'm
linda
hold
I'm
the
co-chair
of
the
hintonburg
community
association
zoning
committee.
I
will
address
an
important
aspect
of
the
planned
context
of
this
site,
which
is
transition
from
main
street
to
low-rise
residential.
Both
the
wellington
street
west
secondary
plan
and
the
scott
street
secondary
plan
contain
policies
to
ensure
appropriate
transition
between
areas
where
higher
heights
are
permitted
and
the
established
low-rise
residential
areas.
C
The
wellington
street
main
street,
which
is
shown
in
this
illustration
to
the
right
of
the
dark
line
and
the
site
of
course,
is
shown
by
a
star
wellington.
Street
main
street
is
governed
by
the
tm
tran
traditional
main
street
zone
policies,
six-story
maximum
height
rear
yard
setback,
abutting
a
residential
zone
of
7.5
meters
and
the
use
of
a
45
degree,
angular,
plane,
abutting
residential
zones.
The
scott
street
secondary
plan
directs
intensification
to
certain
areas
while
protecting
the
low-rise
character
in
other
areas.
The
plan
introduced
an
important
element,
the
neighborhood
line,
which
protects
the
low-rise
areas.
C
C
C
This
slide
shows
you
the
traditional
main
street
building
envelope.
The
main
street
is
to
the
left
on
this
particular
slide,
and
the
center
property
line
is
the
neighborhood
line.
The
tm
zoning
creates
a
sensitive
transition
from
the
main
street
height
to
the
r4
zoned
neighborhood
next
slide.
Please.
C
This
is
the
2018
application
building
envelope
and
I
will
refer
more
in
more
detail
to
this
later.
This
is
a
nine
story,
mid-rise
building
with
a
step
back
after
the
fourth
story
on
the
wellington
street
facade,
which
is
on
the
right
in
this
image
and
four
stories
facing
armstrong
increasing
to
five,
then
nine
stories
respecting
an
angular
plane
next
slide.
Please.
C
This
is
the
current
proposal
and
I'll
ask
you
to
ignore
the
green
lines
we
couldn't
take
them
out
after
we
had
put
them
in
for
our
our
submission
to
the
planning
department.
This
is
a
12-story
high-rise,
with
minimal
step
backs
on
the
wellington
main
street
facade.
There
is
a
minimal
four-story
volume
facing
armstrong,
rising
immediately
to
a
9-story,
then
12-story
volume
in
the
area,
which
should
be
protected
by
the
neighborhood
line.
C
The
staff
report
concedes
that
a
45-degree
angular
plane
transition
is
not
achieved
with
the
proposed
build
form
between
the
adjacent
low-rise
neighborhood
and
the
proposal,
noting
that
elements
of
the
proposed
building
do
pierce
the
plane.
Therefore,
it's
the
position
of
the
hindenburg
community
association
that
the
proposal
does
not
comply
with
the
45
degree,
angular
plane
required
for
transition
in
the
urban
design,
guidelines
for
high-rise
buildings
and
thus
does
not
provide
an
appropriate
transition
to
the
low-rise
neighborhood,
as
required
by
section
4.11
of
the
official
plan.
C
C
It
was
not
opposed
by
the
hintonburg
community
association
for
the
following
reasons:
heightened
and
massing
as
you've
seen,
the
applicant
reduce
the
height
at
the
rear
of
the
property
from
six
stories
to
four
stories
to
achieve
a
better
transition,
the
built
form
conforms
to
the
bylaw
requirement
for
a
45
degree,
angular
plane.
Most
importantly,
this
is
a
nine-story
mid-rise
building
gateway.
We
were
able
to
agree
that
this
property
could
be
considered
gateways
one
building
at
the
corner
of
garland,
similar
to
those
other
corner
sites
identified
in
the
secondary
plan.
Not
an
entire
block.
C
The
location
at
the
intersection
of
wellington
and
somerset
street
is
unique,
and
the
site
has
the
potential
to
be
reviewed
from
major
entryways
into
the
community
from
both
east
and
west,
affordable
housing.
As
ms
parrott
mentioned,
the
applicant
offered
two
units
of
57
to
be
set
aside
as
affordable
rental
units
in
perpetuity
by
a
legally
enforceable
agreement
with
a
non-profit
housing
provider.
C
No
with
this
offer
was
important
an
important
precedent
for
the
provision
of
affordable
housing
in
ottawa,
which
we
would
like
to
see
repeated.
No
commitment
from
affordable
housing
has
been
made
by
the
current
applicant
in
spite
of
frequent
requests.
In
conclusion,
we
urge
you
to
refuse
this
proposal
to
women
two
secondary
plans
that
establish
the
built
form
and
performance
standards
for
this
site.
Thank
you.
A
A
C
A
A
So
there
is,
you
know
there
is
some,
for
it
might
not
even
be
one
third
of
the
lot.
The
four
stories
only
goes
back
for
a
certain
amount
before
it
goes
up
into
those
nine
stories
and
the
the
nine
story
starts
within
that
area
that
would
have
been
designated
as
on
the
low
rise
side
of
the
line.
Were
it
not
for
moving
the
neighborhood
line,
as
proposed
by
the
developer
here.
A
N
N
Good
morning,
mr
chair
councillors,
I'm
larry
you
don't.
I
live
on
rosemount
avenue
in
hindenburg.
Thank
you
for
your
time
this
morning.
Thank
you
melody.
You
just
heard
from
our
very
knowledgeable
hintonburg
community
association
planning
and
development
committee
on
exactly
why
the
submission
should
be
rejected.
N
I
would
like
now
to
speak
briefly
to
councillors
about
the
importance
of
trust
in
the
planning
documents
that
we
residents
negotiated
together
with
city
officials
and
developers
secondary
plans
on
the
cdp's
done
as
part
of
the
secondary
plans
are
very,
very
important.
These
are
negotiated
plans
where
the
community
buys
into
and
agrees
to
support
intensification
within
the
parameters
of
the
plan.
The
city
and
development
industry
are
at
the
table.
Along
with
the
community,
all
stakeholders
engage
in
a
process
of
compromise
that
constitutes
good
planning
and
meets
the
city's
intensification
goals.
N
N
Approved
becomes
part
of
the
city's
official
plan.
Therefore,
the
city
should
require
conformity
to
the
secondary
plans
and
follow
their
direction.
Yet,
planning
staff
report
is
justifying
amendments
citing
alignment
with
the
intent
of
rather
than
adherence
to
the
details
of
the
policy
directives
held
within
the
two
secondary
plans
governing
this
site.
N
The
role
of
the
secondary
plan
is
a
key
element
in
the
discussion
of
the
draft
official
plan.
Mr
maguelas
has
assured
us
that
existing
secondary
plans
will
continue
to
be
enforced
in
the
new
official
plan
and
will
trump
the
emerging
policy
that
will
establish
thine
stories
as
a
norm
on
traditional
main
streets.
Thus,
citizens
are
watching
the
city's
decision
on
this
closely.
N
Expectations
on
zoning
requirements
may
be
exceeded
could
result
in
developers
overpaying
for
properties.
Councillors
on
planning
committee
and
city
council
must
ensure
citizens,
confidence
and
trust
in
our
planning
process.
By
making
the
right
decisions
and
adhering
to
agreed
upon
planning
frameworks,
intensification
targets
are
easily
attainable
within
the
existing
limits
of
existing.
N
Plans
and
other
planning
documents,
planning,
committee,
members
and
city
council
must
trust
that
the
official
plan
secondary
plans,
community
development
plans
and
traditional
main
street
directives
are
indeed
the
result
of
meaningful
stakeholder
engagement,
ensuring
contextual
appropriateness.
Adherence
to
these
important
documents
is
paramount.
The
secondary
plans
are
not
respected,
confidence
and
trust,
may
lessen
and
engagement
decline,
skepticism
will
likely
increase
and
outcomes,
and
secondary
plans
will
become
less
assured,
with
fears
rising
that
spot
zoning
will
become
normalized
in
an
ideal
world.
N
Community
associations
and
other
stakeholders
would
be
content
working
on
recreational
infrastructure,
community
programs,
sports
artistic
activities
and
other
core
objectives.
Instead,
we
fear
that
we
could
end
up
spending
precious
financial
and
human
resources
protecting
our
communities
from
the
development
proposals
that
are
out
of
step
with
our
secondary
and
community
design
plans.
Please
this
morning
make
the
right
decision
send
this
proposal
back
for
retooling
into
a
plan
that
we
can
all
buy
into
a
development
that
conforms
to
our
secondary
plans
and
is
appropriate
for
our
community.
Thank
you.
A
Thanks
and
very
good
presentation,
I
just
want
to
make
sure
I
understand
what
what
you're
asserting
the
official
plan
as
it's
being
drafted,
has
some
fairly
wide
open
language
in
it.
So,
for
example,
in
neighborhoods
within,
say
the
inner
urban
transect.
You
know
buildings
can
go
to
four
stories
and
on
traditional
main
streets,
buildings
can
go
to
nine
storeys
and
at
gateway
or
at
in
in
areas
that
are
close
to
transit
within
you
know,
100
a
few
hundred
meters,
even
greater
density,
can
be
anticipated.
N
A
A
To
say
you
know
what
there's
wide
open
language
four
stories
in
low-rise
neighborhoods,
generally
speaking,
nine
stories
on
traditional
main
streets
generally
speaking
and
and
we're
going
to
limit
the
height
around
transit
according
to
secondary
plans,
is
that
I
mean
the
hintonburg
community
association
has
been
coming
along
with
the
official
plan
to
this
date,
understanding
the
the
thrust
of
it.
If
we
approve
this,
what
what
is
your
belief
about
what
the
planning
department
is
telling
you
on
geographic
specificity?
That
puts
some
limits
around
the
wide
open
language
of
the
new
official
plan?.
N
N
While
recognizing
that
you
know
we
are
fully
behind
higher
density
and
intensification,
we
have
never
fought
that
and
we
have
contributed
greatly
to
the
new
official
plan
and-
and
we
would
like
to
bring
more
precision
to
that
language
in
the
meantime,
city
planners
are
telling
us
that
existing
secondary
plans
will
be
respected
and
protected
by
the
new
draft
official
plan
and
we're
hoping
that
is
so.
If
not,
then
there
is
a
a
an
amount
of
equity
by
community
members
and
other
stakeholders.
M
N
My
colleagues
linda
who
preceded
me,
cheryl
parrott
and
jay
baltz,
who
was
unfortunately
out
of
town
for
this
meeting,
have
contributed
significantly
to
those
discussions.
I'm
speaking
today,
mostly
as
a
resident
concerned
that
hard
work
by
our
association
is
respected.
But
if
you
have
a
technical
question,
linda
or
gerald
could
respond
to
it.
M
No,
I
was
just
asking
because
you
know
I've
sat
through
them
and
they
are
very
comprehensive.
They
involve
developers,
community,
other
business,
stakeholders,
city
staff
and
other
planners
that
you
know
contribute
heavily
to
them
and
normally
the
secondary
plan
process
actually
extends
beyond
the
zoning
that
currently
exists
in
those
in
those
areas.
M
N
Yeah,
that's
that's
a
great
question.
I
I
wish
I
could
answer
accurately,
I
think,
by
planning
and
council
making
appropriate
decisions
around
these
applications
that
respect
hard
work
and
when
there
are
contentious,
larger
site
outside
of
the
box
proposals
that
there
is
a
more
robust
consultation
process
with
the
community
and
other
stakeholders
to
come
to
some
agreement
about
these
sites,
and
so
now
you
know
here
we
are
possibly
approving
or
rejecting
this
proposal,
and
we
haven't
had
a
lot
of
consultation
on
this.
It's
a
huge
game.
Changer,
you
know.
N
If
you're
familiar
with
this
neighborhood,
I
mean
that's
a
a
very
important
park
and
and
green
space,
and
it's
also
pretty
it
it's
one
of
the
hearts
of
hindenburg.
It's
very
animated
there
and
we
have
to
get
this
right.
We
have
to
get
it
right
for
that
part
of
the
neighborhood
at
the
eastern
end
of
england.
We
also
have
to
get
it
right
for
the
rest
of
welling.
N
West
cheryl
had
pictures
up
of
of
recent
developments
that
were
built
under
the
existing
regime
that
seemed
to
be
profitable
for
the
developers
that
respected
all
of
the
rules
and
limitations
and
they're
they're
beautiful
buildings,
my
wife
and
I
own
a
unit
one
of
them.
It's.
You
know
this
great
addition
to
the
neighborhood.
We
just
don't
think
this
one's
quite
right,
and
so
let's
get
this
one
right
and
let's
not
set
precedence
in
terms
of
your
overaction
question.
N
D
Okay,
thank
you
councillors,
no
more
questions.
Thank
you,
larry.
Let's
hope
we
can
rein
it
back
in
we're
we're
straying
into
a
broader
discussion
on
secondary
plans
and
official
planning
roles.
I
understand
there's
some
relevance
to
the
conversation
in
front
of
us
but
hope
for
future
questions
and
delegations.
We
can
keep
focused
on
what's
in
front
of
us.
We
have
christy
ross
presenting
on
behalf
of
the
hinterburg
community
association
good
morning,
christy.
S
As
you
have
heard,
the
application
does
not
conform
to
the
policy
vision
or
the
purpose
and
intent
of
two
approved
secondary
plans.
Both
plans
contain
interpretation
clauses
and
you
can
start
melody.
You
can
move
to
the
next
slide
for
my
discussion
at
this
point
that
direct
the
plans
are
to
be
read
and
interpreted
as
city
council's
policy
direction
for
municipal
actions,
particularly
in
the
review
of
development
proposals,
and
that
all
sections
should
be
reviewed
next
slide.
S
So
with
respect
to
the
wellington
street
secondary
plan,
the
main
change
and
I'll
put
it
to
committee.
That
is
the
significant
change,
is
the
replacement
of
the
direction
in
this
plan
with
respect
to
tm
policies,
moving
them
from
a
mid-rise
characterization
characterization
to
a
high-rise
characterization,
and
in
the
introductory
comments
that
the
city
made
with
respect
to
the
proposal,
they
were
focusing
on
the
city's
ability,
within
their
official
plan,
to
seek
taller
buildings
near
transit.
Certainly,
transit
is,
you
know,
applicable
here.
S
Next
slide,
we've
spoken
extensively
about
the
neighborhood
line.
I
just
want
to
draw
you
to
sort
of
it's
very
innovative
and
unique
planning
purpose.
It's
the
sort
of
the
only
concept
of
this
in
secondary
plants
in
ottawa,
and
it
basically
allows
the
community
and
all
stakeholders
to
prioritize
where
intensification
should
go
and
where
it
will
rise
character
should
remain.
Both
are
important
from
a
planning
context.
It
also
provides
that
any
future
lock
consolidation
will
not
change
the
location
of
the
neighborhood
line.
However,
that's
what
this
proposal
is
seeking
to
do
next
slide.
S
Numerous
policies
in
the
parent
official
plan
make
it
clear
that
the
direction
secondary
plans
should
take
precedence
over
official
plan
policies,
for
instance,
there's
the
direction
that
secondary
plans
can
be
more
restrictive,
there's
also
the
other
direction
that
greater
heights
can
be
approved
through
them.
Next
slide,
please.
S
The
clearest
articulation
of
this
is
in
section
4
point
11
policy
10,
which
provides
where
a
secondary
plan
process
establishes
criteria
for
compatibility
of
new
development.
The
city
will
assess
the
appropriateness
of
the
development
using
the
criteria
for
massing
and
scale
established
in
the
plan,
so
the
term
will
assess,
creates
a
positive
obligation
on
the
city
to
ensure
development
proposals.
Conformed
criteria
in
the
plan
related
to
height
setbacks
and
position
on
the
site
next
slide.
S
So
the
official
plan
provides
clear
direction
that
traditional
main
streets
are
to
be
mid-rise
and
by
memrise
I
mean
in
the
four
sorry
the
five.
The
five
to
nine
story
range,
the
preamble
to
section
3.6.3
provides.
This
plan
supports
mid-rise
building
heights
on
traditional
main
streets,
but
secondary
plans
may
identify
circumstances
where
different
building
heights
may
be
permitted.
S
So
you
might
be
thinking
that
these
applications
will
result
in
an
additional
three
stories
and
that
could
be
permitted.
Under
this
exception
clause.
I've
been
speaking
up
and
also
that
only
a
portion
of
the
building
falls
within
the
neighborhood
line.
That
is
high
rise
or
mid-rise
in
nature,
rather
than
low-rise.
So
how
significant
is
this?
S
So
it's
submitted
that
such
a
significant
change
should
not
be
approved
through
a
site-specific
application
with
limited
consultation,
but
rather
that
comprehensive,
secondary
planning
process
such
as
that
found
in
2.5
sub
3,
which
is
you
know,
for
you,
know
secondary
plans,
and
community
plans
ought
to
be
done,
particularly
when
you're
proposing
higher
heights
and
high-rise
buildings.
In
this
case,
and
I'm
relying
on
policy
2.2.2,
which
the
city
spoke
of
at
the
beginning.
A
Thanks
christy,
I
do
want
to
give
you
the
opportunity
to
speak
to
the
last
bullets
that
I
saw
in
your
slide
there
with
respect
to
2.2.10
and
and
the
consultation
process
should
be
followed
for
a
fairly
major
change.
I
also
noted
in
the
staff
presentation
at
the
beginning
something
that's
not
in
the
report,
which
is
that
they
are
suggesting
that
this
is
adherent
to
2.2.17.
A
S
Certainly
so
I
think
it
probably
makes
sense
to
start
with
2.2
0.2
policy
17,
which
really
provides
the
test
for
increases
if
we
can
say
that
so
I'll
just
read
a
little
bit
for
you,
because
I
don't
believe
it
was
up
on
my
slides
or
the
city
slides
so
for
official
plan
amendments
to
increase
building
heights
that
are
established
in
a
secondary
plan.
So
that
would
be
our
situation.
S
The
proponent
must
demonstrate
that
the
following
criteria
on
that
so
first
criteria's
impacts
on
the
surrounding
area
have
been
assessed
comprehensively.
So
I
think
if
you
I
can
sort
of
allude
you
back
and
point
you
to
the
presentations
we
heard
from
linda
and
cheryl,
I
mean
they
rose.
Some
concerns
on
that
criteria
with
respect
to
shadowing
overlook
lack
of
transition,
things
of
that
nature,
lack
of
not
following
of
the
45
degree
angular
plane.
The
next
test
is
that
the
direction
in
policy
2.2.2
10
is
met
so
2.2
0.2,
sub
10.
S
It
basically
is
talking
about
how
intensification
can
occur.
It
mentions
that
taller
buildings
can
be
located
in
the
areas
that
support
rapid
transit
and
transit
priority
networks
and
that
you
know
different
buildings
can
be
established
through
a
secondary
planning
process.
So
with
respect
to
that
I
mean
I
have
like
two
points,
but
the
point
I
made
earlier,
which
was
that
within
the
wellington
west
secondary
plan,
there
already
is
a
mechanism
for
considering
taller
buildings.
S
The
four
is
six
stories:
six
story
maximum,
except
if
it's
in
a
special
policy
area,
so
this
site
isn't
a
special
policy
area,
it's
in
the
somerset
square
policies,
if
there's
a
section
37,
there's
a
section
of
37
benefit
here,
but
I
mean
the
key
there
is
that
you
have
a
max
up
to
nine
stories,
and
I
mean
the
secondary
plan,
the
scott
street
secondary
plan.
You
know
explicitly
states
that
these
plans
have
sort
of
considered
the
intensification
targets
in
the
city
they've
considered.
S
So
that's
the
section
dealing
with
collaborative
community
building
and
secondary
planning
processes
must
be
met
when
a
proposal
involves
a
high-rise
use.
So
in
that
case
a
proposal
is
involving
a
high-rise
use.
The
last
criteria
is
a
community
amenity
is
provided,
and
we
can
all
agree
that
section
37
agreement
is
being
crafted
in
this
case.
So
I'd
like
to
just
focus
on
that
last
relevant
requirement.
S
The
requirements
of
section
2.5.6
are
applied,
so
I'm
not
going
to
read
you
the
very
lengthy
section
that
that
is,
but
that
basically
just
to
paraphrase
phrase
it
states
that
secondary
planning
can
doesn't
need
to
be
like
a
significant,
secondary
plan
like
for
a
whole
area.
It
can
guide
development
in
a
small
planning
area
such
as
a
single
site
or
a
portion
of
the
mainstream.
S
S
Further
the
preamble
goes
on
to
say
in
all
situations
the
project
will
include
collaboration
with
the
surrounding
community
in
consultation
with
interested
parties.
Certainly
through
this,
you
know
application
through
the
planning
act.
There's
been.
You
know,
republic,
open
house,
there's
this
opportunity
to
speak
to
you.
S
I
think
the
only
other
sort
of
getting
sort
of
ever
you
can
just
take
you
down
into
the
policies.
The
one
that
I
would
sort
of
ask
you
to.
Maybe
review
is
policy.
Three
which
says
community
secondary
planning
processes
will
be
undertaken
jointly
by
city
departments,
local
residents,
property
owners,
businesses
and
other
interested
parties
in
a
collaborative
and
public
process.
S
The
city
will
work
with
property
owners
to
resolve
issues
affecting
the
development
of
individual
sites
or
larger
parcels,
and
will
provide
opportunities
for
local
community
members
and
other
interests
of
christ
to
participate
in
the
planning
process.
So
I
think,
because
we're
talking
about
a
fundamental
shift
in
not
just
one
but
two
official
secondary
plans.
S
I
think
I've
spoken
at
length
about
the
traditional
main
street
to
high
rise
motorized,
the
high-rise
situation,
but
we're
also
dealing
with
this
neighborhood
line,
which
I
think
is
a
bit
of
a
public
contract
between
all
stakeholders,
city
developers,
the
community
about
where
we
should
intensify
and
where
we
shouldn't
and
this
policy
chips
away
at
that.
So
I
think
from
a
precedent
setting
basis,
I
think,
there's
some
significant
cause
for
concern
and
the
choice
of
this
committee
and
city
council
is
to
say
you
know.
No,
I'm
sorry.
S
A
Thank
you.
The
one
thing
I
just
wanted
to
take
a
look
at
in
the
original
staff
presentation
spoke
to
the
urban
high-rise
guidelines
where,
when
this
secondary
plan-
or
these
secondary
plans
were
crafted,
we
didn't
have
the
urban
high-rise
guidelines.
But
now
we
do-
and
I
I
thought
I
heard
in
the
staff
presentation
that
now
that
we
have
these
high-rise
guidelines
high-rises
are
okay.
A
S
A
number
of
the
things
you
see
in
the
high-rise
guidelines
just
aren't
physically
possible
on
the
ground,
and
I
think
one
of
those
key
things
is
sort
of
like
a
big
enough
lot
like
footprint,
so
to
speak.
You
often
are
having
a
lot
of
trouble
transitioning
or
having
that
45
degree
angle,
plane
that
provides
the
adequate
transition
in
section
4.11
of
the
official
plan.
S
That
is
just
it's
difficult
to
achieve,
and
I
mean
the
staff
report
in
this
instance
says
you
know
certain
elements
of
the
building
are
popping
out
and
exceeding
that
angular
plane.
So
that,
I
think,
is
just
one
example
of
how
you
you
can't
sort
of
interpret
that
as
allowing
you
know,
high-rise
buildings.
You
know
full
stop
throughout
the
site
and
I
guess
maybe
the
other
policy
that
springs
to
mind
is
there's.
You
know,
there's
specific
policies
for
arterial
main
streets
and
there
there's
explicitly
in
the
official
plan.
S
There's
like
a
nine-story
floor
for
those
and
then
you
know
a
list
of
criteria
for
having
higher
heights,
and
I
think
once
again
the
reason
that
one
can
do
that
on
an
arterial
main
street
is
because
those
lots
are
larger.
They
are
not
necessarily
located
in
the
urban
core
of
the
old
city,
but
here
we're
looking
at
one
of
the
city's
oldest
traditional
main
streets,
and
there
just
isn't
that
sort
of
amount
of
land
around.
So
that's
why
a
high
like
a
lower
height
and
mid-rise
height
is
more
appropriate.
A
Thank
you
christy.
I
mean,
I
think,
the
the
presentation
that
you've
you've
made
today
is
very
firmly
grounded
in
official
plan
policies
and
and
well
argued.
You
know,
I
I
think
you
are
well
prepared
and
the
hitberg
community
association
residents
are
well
prepared
to
take
an
approval
by
this
committee
and
by
council
to
the
to
the
tribunal
and
you've
very
clearly
grounded
your
arguments
in
there.
So
thank
you
for
that.
Thanks
sure.
B
Thank
you,
I
have
to
say
I
feel
bad
for
anyone
who
who
doesn't
do
this
for
a
living
that
tries
to
watch
this
and
tries
to
figure
out
what
the
hell
3.6.3
means
or
2.2.2.17
and
actually
tries
to
follow
along
and
think
that
we
know
what
we're
doing
so
with
that
christie.
Is
it
your?
Would
it
be
your
contention
that
this
we
all
know
this
is
going
to
go
to
the
ontario
land
tribunal,
so
when
this
gets
there,
regardless
of
who
brings
it
there?
S
So
I
think
that
is
certainly
an
element
of
the
case,
and
then
I
think,
because
that
does
provide
a
test
for
this.
I
think
the
other
e
sort
of
points
or
legal
points
that
this
will
hinge
on
are
sort
of
the
proper
interpretation
of
secondary
plans
and
the
sort
of
the
level
of
difference
that
they
should
be
given
as
well.
S
So
I
think
that
would
be
another
contention
and
then
also
just
how
the
city
of
ottawa's
official
plan
is
structured
around
heights
in
traditional
main
streets
and
what
the
appropriate
height
is.
So
I
think
it
would
be
sort
of
those
three
separate
areas
that
would
be
sort
of
the
key
key
issues
that
would
be
decided
upon
by
the
olt.
B
Because
it
is
one
of
those
constant
challenges
I
mean
not
everywhere
is
subject
to
a
secondary
plan,
but
in
this
case
we
have
two
secondary
plans,
but
we
have
opa
150,
which
came
quite
a
bit
after
those
two
secondary
plans,
but
we
didn't.
We
didn't,
amend
the
secondary
plans
in
any
way
to
reflect
new
policy,
but
we
have
this
new
policy
that
hangs
out
there
and
we
expect
applications
to
adhere
to
the
new
policy
which
actually
contradicts
some
of
our
old
policy.
B
B
I
think
I
think
we
can
fairly
argue
either
way,
and
I
think
that's
what
we're
seeing
here
today,
but
I
I'll
be
interested,
I'm
asking
staff
later
about
the
reverse
side
of
that
on
those
two
policies
and
how
they
see
it
differently
than
clearly
how
how
yourself
and
council
leaper
in
the
community
will
see
it.
So
I
just
wanted
to
ask
about
that
because
I
think
that's
kind
of
an
important
piece
of
this.
S
Yeah
and
if
I
may,
let
me
know
if
I
I
may
not
so
some
of
the
policies
that
I
did
quote
to
you
today
are
sort
of
part
of
that
new
sort
of
the
new
official
event
like
the
what
was
changed
by
opa
150
like,
for
instance,
I
think
the
one
that
involved,
the
language
of
the
city
will
sort
of
apply
the
standards
in
secondary
plans,
I'm
paraphrasing
a
little
here.
That
was
a
change
that
came
through
through
that
opa
amendment.
S
So
I
wouldn't
necessarily
concur
that
there's
been
sort
of
a
new
change
in
direction
that
the
secondary
plans
are
no
longer
applicable
with
that,
and
then
I
also
would
just
say
that
particularly
the
wellington
street
secondary
plan
is
unique
in
that
it
does
have
that
ability
to
allow
taller
buildings,
which
is,
I
think,
the
city.
That
is
the
the
justification
that
is
really
prominent.
H
S
Sure
so
I
think
I
mean
this
takes
me
back.
I
have
a
planning
degree
as
well
as
a
law
degree,
so
this
sort
of
takes
me
back
to
my,
like
my
planning
days
of
you,
know:
transit
support,
development
and
sort
of
that
theory
around
building,
50
minute
communities,
and
all
of
that.
So
what
we
have
here
throughout
the
official
plan
is
this
idea
that
one
can
have
more
height
intensity
near
transit.
That's
a
given,
clearly,
that's
applicable
in
this
case.
S
However,
the
official
plan,
as
word
it
speaks
of
having
taller
buildings.
It
also
speaks
of
sort
of
the
general
floor
for
redevelopment
within
the
general
urban
area,
of
which
this
is
this
site
is
part
of
the
general
urban
area
as
being
low
rise.
So
when
we're
talking
about
taller
buildings,
we're
talking
about
taller
than
four
stories-
and
in
this
case
we
are
also
talking
about
taller
than
six
stories.
S
S
You
can
get
intense
intensification
just
through
a
mid-rise
envelope,
and
I
think
you
can
see
that
on
the
ground
in
hintonburg,
in
that
that
the
intensification
targets
might
mean
cheryl
sort
of
alluded
to
this
and
mentioned
this
in
her
presentation,
as
did
linda
we're
seeing
intensification
that
blows.
You
know
what
we're
talking
about
in
the
new
official
plan,
which
is
80
units
per
hectare
like
out
of
the
water.
There
is
intense
intensification
happening.
D
S
My
point
is
that
it
has
to
be
compatible
intensification.
It
needs
to
fit
with
the
community.
It
needs
to
have
a
traditional
main
street
that
we
want
to
walk
down
and
shop
at
it
needs
to
be
responsive,
and
that
can
be
achieved
within
sort
of
the
envelope
that
the
wellington
street
secondary
plan
has
created
and.
H
Just
just
being
cognizant
of
time
here,
because
I'm
sure
others
have
want
to
get
through
some
of
this
meeting.
I
appreciate
that.
So
that's
what
I
was
looking
for.
Just
one
little
detail
on
that
and
finally,
since
you're
so
well
versed
in
this-
and
you
know,
you've
worn
two
hats.
This
is
great.
Have
you
seen
anywhere
through
ontario,
where
there's
been
a
tribunal
hearing
where
they've
struck
down
a
staff
recommendation
or
or
anything
that
would
favor
just
based
on
precedence?
H
S
E
S
But
maybe
go
with
me
for
a
moment:
they
have
sort
of
some
neighborhood
line
policies
within
their
official
plan,
that
sort
of
speak
to
where
intensification
should
occur
and
where
it
should
not
occur,
and
as
a
sort
of
a
generalization
they're
pretty
good
at
enforcing
that
understanding
that
there's
lots
of
intentification,
but
that
intensification
shouldn't
happen
everywhere.
So
that
would
be,
I
think,
point
number
one
and
then,
with
respect
to
sort
of
there's
a
recent,
a
relatively
recent
kingston
case
as
well
with
respect
to
where
higher
heights
were
involved.
S
There
was
a
bit
of
a
heritage
component
there
as
well,
but
that
sort
of
there
was
a
very
successful
case
made
on
height
at
l-pad,
as
it
then
was
now
we
were
moving
into
the
llt.
So
there
certainly
is
is
precedent
for
that
and
there's
you
know,
there's
old
case
law
that
you
know
maximums
within
sort
of
official
plan
policy
should
be
respected,
so
there
is
some
case
law.
That
would
be
pretty
helpful
for
me
to
and
examples
for
me
to
draw.
D
T
I
am
chair,
thank
you
very
much
for
the
opportunity.
I'll
be
very
brief.
My
name
is
brian
edis,
I'm
a
resident
of
the
community,
and
I
would
support
the
comments
that
have
been
made
by
the
community
association
previously
and
what
was
before
you
today.
As
a
committee
is
the
approval
of
a
high-rise
building.
It's
the
city's
endorsement
of
a
high-rise
building
on
a
main
street.
T
T
T
T
T
T
Perhaps
the
words
in
all
these
planning
documents
are
just
words
and
don't
have
meaning
at
all.
Perhaps
the
time
and
effort
spent
by
the
community
to
develop
secondary
plans
don't
have
meaning
either,
because
maybe
that's
not,
who
grants
permissions
to
developers,
perhaps
any
ottawa
resident
on
a
main
street
or
who's
remotely
close
to
a
transit
station,
whether
it's
the
300
meters
proposed
in
the
new
official
plan
around
special
areas
or
the
600
meters-
that's
been
referenced
in
this
discussion.
Perhaps
all
of
those
people
should
expect
high
rises
in
their
neighborhood.
T
T
The
words
from
export
experts
are
in
the
report,
though,
on
page
four,
it
says,
although
the
proposed
building
is
12
stories,
the
wellington
wellington
west
secondary
plan
allows
for
the
consideration
of
additional
hype
up
to
maximum
of
nine
stories.
So
I'm
confused.
How
can
a
12-story
building
be
consistent
with
a
plan
that
allows
for
nine
stories
on
page
39?
It
says
the
panel
believes
that
this
site
belongs
to
the
mid-rise
character.
Wellington
street.
A
mid-rise
building
is
strongly
recommended,
so
I'm
confused.
How
does
a
high-rise
fit
in
mid-rise
characters?
T
D
I
want
to
ask
a
question
brian,
because
over
the
last
hour,
I
think
we've
kind
of
become
buried
in
policy.
Some
policy
is
very
objective
and
easy
to
apply
some
of
it's
more
subjective,
but
I'm
losing
track
of
putting
aside.
I
understand
the
community's
argument
around
around
the
consultation
process
and
around
the
concerns
of
policy,
the
effect
of
quality
of
life
from
12
stories
versus
nine
stories
or
even
six
stories.
D
T
Those
are
not
places
that
thrive.
If
we
look
at
downtown
ottawa,
for
example,
in
the
way
people
interact
with
the
their
neighborhood,
as
I
described
there
are
places
in
city
for
both
of
those
areas.
But
what
I'm
suggesting
is
that
when
the
neighborhood
comes
together
and
agrees
on
what
it's
going
to
look
like
and
then
we
make
we
make
decisions
that
go
greatly
against
that.
It
makes
a
mockery
of
what
we've
chosen
to
to
to
to
do,
whether
it's
people
who
live
here
or
people
who
choose
to
invest
based
on
the
rules
that
exist
today.
E
E
F
Economics
aren't
necessarily
a
part
of
the
planning
process,
but
you
have
to
understand
that
these
last
two
pieces
of
property
were
substantial
cost
associated
with
them
that
people
realized.
It
was
a
really
good
idea
to
have
them.
Unfortunately,
without
moving
from
that
18
stories,
where
we
were
the,
we
really
need
to
have
at
least
some
rationale
on
the
value
80,
you
know
bring
some
value
to
the
acquisition
of
these
two
properties.
F
These
two
properties,
who
made
up
less
than
one
quarter
of
the
site-
I
mean
probably
close
to
six
of
the
site,
we're
valued
at
a
huge
number.
It
didn't
make
any
sense
at
all
economically
to
pick
up
these
properties,
but
I
think
the
benefits
really
outweighed
the
the
financial
aspect
of
it.
So
we
moved
forward.
My
client
moved
forward
with
the
acquisition
really
on
the
basis,
hoping
that
we
could
pick
up
some
extra
density.
E
So
my
key
in
my
perhaps
most
salient
point
is
being
a
resident.
Is
you
go
to
an
open
house
and
it
was
a
rare
insight
into
the
world
of
development
where
the
architect
says.
The
sole
rationale
for
the
height
of
this
building
is
the
expense
of
the
land
as
we
parceled
it
together
and
that's
been
the
driving
force
behind
this
project,
and
now
all
of
our
collective
energy
is
a
mask
to
try
and
rein
in
their
economic
prospects.
E
E
A
And
jake,
thanks
for
the
video
I
know
the
numbers
you
presented
demonstrate
the
the
the
level
of
intensification
that
we
already
have
in
hinsenburg.
The
secondary
plan
is
a
recognition
of
intensification
and
it's
a
holistic
look
at
the.
How
we're
going
to
manage
the
impacts
of
that
intensification
by
directing
certain
levels
of
height
to
certain
areas
and-
and
this
proposal
comes
in
without
a
without
a
more
comprehensive
look.
What
does
it
mean
when
we
start
adding
even
more
density
to
those
areas?
A
Far
beyond
what
the
secondary
plan
calls
for?
What?
What
is
the
impact?
Besides
cynicism
of
you
know,
much
greater
density
beyond
what
is
planned
for
upsetting
the
apple
cart
in
terms
of
the
balance
of
we're
going
to
have
some
taller
stuff
here,
we're
going
to
keep
it
lower
here.
What?
What
is
that
impact
on
the
whole
sort
of
hintonburg
neighborhood
when
we're
not
adhering
to
the
plans
that
are
intended
to
guide
and
limit
limit
out
of
control
growth.
E
Well,
by
no
means
am
I
an
urban
planner
or
anything
like
that,
and
I
will
say
actually.
Cynicism
is
probably
one
of
the
biggest
problems,
as
this
is
a
large
development,
but
we're
surrounded
by
smaller
ones
and
vis-a-vis.
You
know
the
meetings
that
you've
had
with
residents
around
innisford
with
not
enough
infrastructure
and
your
hands
are
kind
of
tied
politically.
You
have
to
vote
for
the
density
on
one
side,
but
you
kind
of
have
to
throw
your
existing
residents
under
the
bus
because
they
can
see
that
it's
underserved.
E
E
If
our
elected
officials
don't
guide
and
staff,
doesn't
guide
everybody
to
the
official
plan,
then
we're
stuck
politically
where
your
residents
are
putting
in
time
and
effort
into
the
ether,
because
the
rules
don't
apply,
I'm
not
the
first
resident.
That's
spoken
to
that
many
have
and,
as
we
all
know,
over
the
summer,
this
particular
committee
was
had
quite
a
bit
of
media
light
and
attention
put
upon
it
because
of
some
of
its
practices.
So
cynicism
is
the
issue
and
the
density
would
represent
with
no
new
services.
E
D
D
B
G
All
right,
I
wasn't
quick
enough
with
the
button
there.
I
just
I
keep
getting
stuck
and
I
understand
the
12
versus
the
9.
very
rod.
You
can
just
explain
to
me
why
you
wouldn't
just
go
with
the
nine
stories.
I
mean
figure.
It
out
work
it
into
the
the
plan,
but
adhere
to
the
secondary
plans
that
are
in
place
right
now,
because
you
know
once
again
it
sounds
like
this
community
had
already.
G
F
If
I
could
answer,
is
you
know
it's
a
very
good
question
and
you
know
recently
we're
doing
a
project
at
the
other
end
of
wellington,
st
richmond,
road
and
same
policies,
and
we
are
doing
a
nine
story
building
because
of
the
nature
of
the
immediate
impact
of
that
site.
In
particular,
you
know
the
policies
that
are
in
place
with
regards
to
that
site,
but
it
just
was
the
right
thing
to
do
and
we
dealt
with
the
transition.
F
We
did
all
those
things
that
we're
doing
on
this
one,
but
this
site
really
has
some
unique
features
to
it:
one
it's
the
entire
block,
which
gives
opportunities
that
don't
normally
exist,
the
other
which
I
think
people
are
losing
sight
of.
Is
this?
Isn't?
Yes,
it's
it's
has
an
edge
which
is
sort
of
part
of
the
traditional
main
street,
but
this
building
fronts
on
now
a
park.
F
And
you
know
it's
been
said.
Well,
there's
no
benefit
of
that.
I
think
there's
no
benefit
of
that,
because
people
aren't
realizing
the
potential
of
what
that
benefit
could
be.
We
could
reimagine
that
park
into
something
really
unique
and
a
real
key
feature
to
this
part
of
the
city,
so
there's
real
potential
there.
But,
more
importantly,
I
think
you
view
this
site
as
it's
very
it's
a
transitional
site
between
that
traditional
main
street
and
and
something
greater.
You
know
it
spoke
to.
F
You
know
that
we
only
have
a
two
meter
set
two
meter
setback
along
garland
street.
Well,
the
current
zoning
actually
on
garland
street
is
zero,
so
we
actually
moved
our
building
back
because
we
thought
the
current
zoning
of
that
nine
story
building
wasn't
appropriate
on
a
narrow
street,
so
we
increased
the
setback.
F
You
know
we
created
that
cut
through
as
a
linking
between
the
armstrong
house
create
an
animated
street
front.
The
idea
that
we've
got
this
sort
of,
I
call
them
almost
or
hidden
spaces
where
you
can
walk
down
wellington,
street
and
sort
of
walk
into
this
courtyard
and
discover
something
really
interesting
and
threw
into
armstrong
street.
So
we're
doing
a
lot
of
things
where
we
began
internally
sort
of
transferring
density
from
that
nine
story
up
into
the
12th
story.
But,
more
importantly,
I
think
the
site's
really
got
to
be
looked
at
differently.
F
I
would
honestly
say
if
I
was
the
block
immediately
to
the
west
of
garland
street.
I
wouldn't
be
looking
at
this
type
of
height.
I
think
the
context
would
be
totally
different,
so
I
think
this
site
allows
for
some
increased
density
in
a
way
that
does
not
adversely
affect
the
community.
I
think-
and
you
know
it
helps-
support
the
goals
of
of
the
overall
city
and
in
a
way
that
has
minimal
impact,
whether
it's
a
nine
story
or
12
story.
F
F
G
Ron
just
for
clarity-
and
I'm
just
I
know
miguel
has
his
hand
up,
so
he
probably
wants
to
chime
in.
But
I
guess
I'm
wondering,
though
you're
saying
all
of
these
amenities
attributes
that
are
benefiting
the
community
that
you're
looking
to
bring
in
couldn't
have
been
achieved
with
a
nine
story.
Well,.
F
I
think
I
think
sometimes
you
have
to
look
at
opportunities
where
you
can
increase
density
to
to
help
support
city
initiatives,
and
you
you
sort
of
to
not
put
it
in
almost
would
be
wrong
if
there
was
a
way
to
do
it
in
a
way
that
didn't
have
the
the
impact.
So
I
think
the
choices
were
made.
You're
right,
you
know,
could
you
do
a
nine
story?
F
Q
Thank
you
can
I
can,
I
just
add
a
little
bit
along
the
same
lines
and
I'd
like
to
make
two
points
in
particular
about
the
discomfort
about
secondary
plan
amendments.
But
you
know
the
the
developer
initially
started
off
with
buying
the
nine
story
portion
of
the
building
and
then
and
and
it's
I
understand-
the
discomfort
of
the
the
most
recent
delegation
for
jake
about
the
the
bundling
of
properties.
Q
But
it's
actually
a
good
thing
from
a
planning
perspective
to
acquire
additional
properties
to
do
a
better
job
from
an
urban
design
perspective
from
a
massing
perspective
from
a
distribution
perspective.
So
if
those
additional
lands
wouldn't
have
been
purchased,
rod
wouldn't
have
been
able
to
do
if
you
recall,
townhouses,
fronting
onto
armstrong
and
providing
an
appropriate
transition.
Q
The
this
is
an
amalgamation
of
an
entire
city
block.
It
provides
an
opportunity
to
do
something
better,
but
it
also
came
with
an
obligation
to
change
some
of
these
policy
documents.
You
now
have
a
city
block
that
has
nine
stories
on
a
sliver
at
the
corner.
Six
stories
in
the
middle
and
the
back
portion
isn't
even
part
of
the
same
policy
document.
It's
a
very
fragmented
approach,
an
illogical
approach
to
applying
policy
to
a
design.
Q
What
you
want
to
do
is
say:
we've
acquired
all
of
these
lands
and
we're
now
going
to
do
the
best
building
that
we
can,
that
building
was
different.
We
had
different
massing,
we
had
considerably
more
height
on
this,
but
we
worked
with
the
udrp
work,
with
staff
worked
with
the
counselor's
office
in
the
community
to
reshape
the
building,
and
then
we
take
that
and
we
implement
it
through
a
secondary
plan
document.
That's
what
the
land
bundling
that
jake
brought
up
allows
us
to
do.
Q
It
allows
us
to
take
a
better
approach
to
the
design
and
reshape
the
policy
documents
I'll
make
one
last
point
related
to
why
not
and
rod
touched
on
it.
Why
not
nine
the
city
has
to
look
at
opportunities
to
increase
density
near
transit.
This
is
one
rare,
traditional
main
street.
I
can
only
really
think
of
a
couple,
including
maybe
the
southern
end
of
preston
street
and
the
northern
end
of
bank
street.
As
you
get
closer
to
parliamentary
state
parliament
station,
where
you
overlap
with
direction
related
to
transit.
Q
This
is
actually
we
say.
600
meters
to
transit-
it's
actually
340
meters
to
the
center
of
that
transit
station,
and
it's
going
to
be
600
meters
to
corso,
italia,
transit
station.
The
bay
view
station
is
the
most
important
transit
station
in
the
city.
It's
the
only
intersection
of
both
lrt
lines
and
for
a
portion
of
the
wellington
west
main
street.
It
overlaps
with
those
areas.
So
again
it's
an
opportunity
for
the
city
to
say
you
know
what
we're
gonna
rethink
the
policy
documents.
The
question
really
to
this
committee
is:
are
we
doing
it?
Well?
Q
Is
the
building
well
designed
to
still
integrate
and
meet
the
intent
of
the
secondary
plan
policies?
We
have
the
mid-block
connection.
We
have
the
four-story
transition.
We
do
have
a
two-story
podium.
Rod
in
large
part
chose
to
do
it
with
materials,
but
to
rod's
point.
This
is
not
a
typical
section
of
the
welding
wellington
street
main
street.
It's
a
dead-end
road
stub
at
the
intersection
of
the
geometry
of
of
somerset
and
wellington
across
the
street
from
a
park.
Q
So
I
know
that
some
of
the
other
projects
had
a
more
meaningful
setback,
but
I
would
say
it
was
less
necessary
in
this
case,
because
of
the
location
and
the
configuration
of
this
site,
and
the
last
point
I'll
raise.
If,
if
you
allow
me
to
you,
know
back
to
the
community
association,
they
said
listen,
you
know,
this
is
not
a
gateway
site.
The
other
sites
were
gateway
sites.
This
is
not
a
gateway
site.
You
know
what
gateway
has
all
these.
These
implied
connotations.
Q
B
Thanks
I
just
on
that.
I
would
note
that
I
think
the
from
the
delegation's
perspective.
I
think
the
notion
of
the
neighborhood
line,
though,
was
not
to
have
land
assembly
and
not
to
have
one
community
bleed
into
the
other,
because
the
neighborhood
line
was
supposed
to
be
a
delineation
between
between
a
the
fabric
of
the
two
different
communities,
so
your
land
assembly
sort
of
flies
in
the
face
of
that,
and
I
think
that
was
the
point
they're
making.
B
So
there's
no
question
that
there's
a
justification
for
what
you're
doing
in
terms
of
from
your
perspective
on
the
land
assembly,
but
the
other
argument
on
the
other
side
is
based
on
that
initial
neighborhood
line.
Vision
that
that's
that's
I
would
say
I
mean,
if
you
so
on
that
I
would
actually
ask
you,
then
how
do
you
see
the
intent
of
the
neighborhood
line?
B
Q
So
I'll
make
up
a
couple
of
points
and
the
first
one
being
more
general
and
I've
had
this
discussion
with
councillor
leeper
on
many
occasions,
in
that
it
is
impractical
and
unreasonable
to
assume
that
all
the
secondary
plans
in
the
city
correctly
identify
opportunities
and
development
scenarios
on
these
properties.
So
I
I
think
this
committee
and
then
clearly,
I
think,
understands
that
that
there
needs
to
be
a
certain
level
of
flexibility
in
these
policy
documents
when
there
is
land
assembly
that
creates
opportunities
to
rethink
these
policy
documents.
Q
Q
Amending
a
policy
does
not
absolve
you
of
the
intent
and
the
intent
was
to
have
a
very
good
transition
to
the
low-rise
fabric
along
along
armstrong,
and
I
think
in
particular
to
armstrong
house,
which
is
an
important
community
resource,
and
you
know
even
councillor
leeper
and
and
brought
it
up
earlier,
that
there
is
a
transition.
There's
a
transfer
of
building
materials.
There's
a
transfer
of
building
profiles
to
a
maximum
of
four
stories
for
the
paddy
for
the
the
podium
in
in
the
rear.
Q
F
Sorry,
if
I
could
just
note
that
the
existing
zoning,
actually
the
nine
story
portion
of
the
site,
actually
dealt
with
that
in
a
way,
so
that
the
consistency
of
that
neighborhood
line
was
broken
both
on
garland
and
if
you
look
on
on
hilda
street,
where
basically
the
parking
lot
for
the
building,
the
nine
story.
Building
on
hill
street
is
basically
there
so
that
the
fabric
in
this
area
gets
about
that.
Neighborhood
line
has
already
sort
of
been
disturbed,
as
we
say,
and
so
architecturally.
F
B
F
Thank
you,
chair
moffat.
I
appreciate
the
opportunity
I
just
have
a
simple
question:
I'd
like
to
probably
direct
best
to
legal
on
this
we've
heard
a
lot
of
questions
here
regarding
what
we
can
do
and
how
we
can
interpret
the
plans
and
so
on.
I
think
you
know
kudos
to
councillor
leeper
for
putting
forward
a
good
question
on
this
one
for
us
to
consider
could
mr
mark
I
I
apologize
in
advance
for
putting
on
the
spot
here,
but
it
really
is
a
a
key
question
for
me
on
this.
H
F
Thank
you,
mr
america.
I
appreciate
your
honesty
here.
My
next
question
would
be
to
probably
doug
james
is
again
referring
to
councillor
leeper's
proposal.
He
makes
a
good
point
about
the
setback
going
up.
I
think
it's
the
fourth
story.
They
wanted
to
see
more
of
a
setback.
I
think
the
the
existing
one
is
0.8.
R
B
Thanks,
I
will
just
say
on
the
on
the
first
question
that
you
had
there:
I
don't
I've
probably
said
this
before.
I
don't
think
this
committee
I
mean
I've
always
felt
this
committee
council
should
never
be
making
decisions
based
on
on
whether
an
applicant
is
going
to
appeal.
I
mean
who
cares?
Ultimately,
we
have
to
make
a
good
decision
right,
but
propose
nothing.
I
also
think
that.
B
F
Briefly,
I
I
guess
maybe
I
should
have
been
more
clear
in
how
I
put
the
question
to
them.
What
I
was
looking
for
was
a
sense
of
if
legal
thought
we
were
building
a
very
good
case
here,
to
support
the
staff
position,
or
has
there
been
information
that
came
out
here
today?
That
would
cause
legal
concerns
with
us
going
forward
with
what
had
been
proposed
coming
into
the
meeting.
B
And
it's
probably
unfair
to
me
to
to
to
stick
that
on
to
your
comment,
because
it's
it's
made
by,
we
hear
it
often
right.
We
heard
it
on
hair
and
gate.
We
hear
it
on
a
lot
of
things
based
on
the
is
someone
going
to
appeal
or
not,
so
it
wasn't
exclusive
to
any
one
comment:
it's
just
in
general.
It
does
come
up
often
and
we
should
always
try
to
avoid
making
decisions
based
on
who
or
what
is
going
to
appeal.
D
P
P
So
it's
a
little
it's
a
little
very
blurry,
but
if
we
look
at
the
corner
of
wellington,
street
west
and
hilda,
the
the
the
property
that
I
believe,
miss
parrot
pointed
out
is
immediately
there.
It's
that
that
tall
building
and
you
can
see
the
various
points
in
the
sunset
sun
shadow
study
through
the
year
and
times
that
reflect
it.
D
H
That,
mr
chair,
that
is
something
I
have
been
watching
for
in
in
case
law,
because
with
the
increasing
emphasis
to
green
energy,
it
has
occurred
to
me
that
this
is
going
to
become
an
issue,
and
I
have
there
was
a
case
where
this
was
where
was
brought
up
with
respect
to
the
north
part
roosevelt.
But
it
was
by
no
means
a
deciding
factor
in
the
case.
I
expect
it
to
arise,
but
I
have
not
come
across
a
decision
yet.
Mr
chair.
D
P
I
believe
this
specific
property
just
came
up
recently
as
of
today
with
their
comments
on
shadowing,
and
I
can
speak
that
the
applicant
has
in
fact
met
with
other
residents
in
the
area
who
have
had
similar
concerns
on
on
potential
shadowing
impacts.
I
think
the
first
thing
is
to
understand
you
know
physically
in
a
plan
and
study.
Is
there
an
impact,
yes
or
no,
and
then
how
can
the
building
be
modified
or
adjusted
to
potentially
reduce
that
impact?
P
R
D
P
P
Building
comprehensive
movements
that
that
are
required,
such
as
transition
and
setbacks
and
step
backs,
but
we
would
have,
we
would
have
as
a
fact,
we've
dealt
with
in
a
similar
application
in
2018.
That
was
only
a
portion
of
the
lands
and
we
made
a
landings
planning
recommendation.
So
it
was
not
a
predominant
factor.
R
Okay,
if
I
I'm
just
going
to
add
a
little
bit,
but
it
does
allow
the
opportunity
on
a
bigger
site
to
provide
the
transition
and
in
relation
to
the
policies
as
simon
had
mentioned.
You
have
that
better
opportunity
to
do
so,
and
you
have
that
opportunity
to
have
a
building
that
on
a
bigger
lot
that
could
fit
in
better
with
the
surrounding
community,
and
so
it
does
afford
an
opportunity
for
consideration
in
this
case,
of
a
12-story
building,
because
it
does
meet
those
policies
with
respect
to
intensification
and
compatibility
and
design.
D
A
more
general
question
about
secondary
plans,
so
we
kind
of
heard
a
range
of
opinions
from
from
residents
and
from
the
delegations
on
the
intersection
of
secondary
plans
and
the
official
plan.
There
were
some
residents.
I
think
who,
who
seemed
to
express
that
secondary
plans
should
not
be
touched
at
all.
I
think
christy
ross
gave
a
bit
more
nuance
to
that
that
there
are
mechanisms
within
the
secondary
plan
and
the
official
plan
that
allow
for
reconsideration
or
amendments.
D
I
want
to
hear
from
staff,
though
you
believe
the
official
plan
and
the
secondary
plan,
it's
appropriate
for
the
applicant
to
seek
an
amendment
and
you
you
believe
this
is
checked
off
the
boxes
in
terms
of
the
conditions
of
the
official
plan
that
allow
for
an
amendment
here.
Can
you
just
outline
clearly
for
us?
You
did
it
a
little
bit
in
your
presentation,
simon,
but
again,
what
are
the
key
factors
that
you
believe
make
this
amendment
acceptable.
P
On
the
ability
to
assess
the
application
and
hear
the
application,
yes,
our
recommendation
that
the
application
meets
that
policy
direction
for
the
reconsideration
of
a
secondary
plan
and
to
and
to
consider
an
amendment.
We
very
often
see
amendments
to
secondary
plans.
It
is
not
a
new
application
or
process
that
have
been
before
this
planning
committee
and
previous
plenty
committee,
so
that
that
fundamental
ability
to
re-examine
them
has
been
done
and
is
something
that
can
be
done
in
this
circumstance.
P
I
don't.
I
don't
entirely
just
agree.
Excuse
me
with
mr
ross
about
the
mechanism
and
that
that
test
in
the
op
about
the
comprehensiveness,
because
we're
not
dealing
with
the
the
amendment
to
the
entire
secondary
plan.
It's
a
site-specific
process
and
and
to
my
knowledge,
we've.
Never
we've
never
enacted,
executed
or
enacted
that
level
of
detail
that
she
was
suggesting
in
reviewing
an
application.
P
It's
fundamentally
within
the
site
that
is
located
in
proximity
to
transit
and
that
in
itself
is
not
enough
to
just
say,
you're
allowed
to
have
a
taller
building
the
next
step.
To
that
and
I
think
rod,
and
that
the
team
and
myself
have
taken
you
through
the
design,
narrative
and
expectations
that
are
expected
through
the
policy
to
look
at
matters
such
as
transition,
shadowing
public
realm
and
articulation
of
the
building
and
and
those
two
key
factors.
D
P
Thank
you.
She
is
correct.
There's
a
policy
regime
that
identifies
certain
sites
in
the
somerset
square
policy
district
that
could
go
up
to
nine,
but
this
request
is
to
is
to
go
to
that
next
level
and
introduce
a
modest
increase
of
an
additional
three
stories
that
puts
us
into
the
into
the
planning
language
of
a
high-rise
building.
So
we
we
have
to
go
back
to
those
to
those
parent,
op
policies
that
that
give
us
direction
on
how
to
assess
that,
but
she's
not
incorrect
that.
R
But
it
is
if
I
may
important
to
consider
that
when
you
turn
to
the
new
official
or
to
the
to
the
current
official
plan
in
the
primary
plan,
it
does
give
us
that
direction
to
be
able
to
amend
the
secondary
plan.
We
always
amend
secondary
plans.
I
can
think
of
just
made
a
list
here
of
15
that
have
either
just
come
to
committee
recently
or
be
coming
before
the
end
of
the
year.
R
So
it's
not
abnormal
to
amend
a
secondary
plan
and
you
take
a
look
at
those
policies
in
the
primary
plan
and
again
it
comes
down
to
design
compatibility
and
how
it
fits
in.
Without
going
through
the
details
with
45
degree
angle,
the
setbacks,
the
step
backs,
the
the
podium,
the
creation
and
the
creating
of
windows
and
doors
on
the
ground
floor,
a
public
realm
that
it
does
fit
within
those
policies,
and
we
consider
it
to
be
appropriate
in
this
case
to
go
to
that.
12
stars.
D
There
are
other
things
that
are
more
subjective,
so
I
think
ultimately,
what
we're
deciding
on
on
the
committee
is
whether
or
not
staff
have
appropriately
assessed
and
their
recommendations
reflect
what's
what's
appropriate
on
this
subjective
item.
So
thanks
to
thanks
to
the
delegations
earlier
and
thanks
to
staff
for
your
answers,
thanks
chair
counselor.
H
You
chairs
I'll,
keep
it
brief.
Actually
a
question
thanks
simon
and
thanks
doug
james.
I
think
it
just
got
answered
by
by
a
chair
gower
asking
the
question.
What
is
leading
to
the
staff
supporting
this
and
the
transit
certainly
is
a
component.
Obviously,
is
that
if
this
would
have
been
right
up
to
the
edge
of
the
tod
region
that,
obviously,
that
still
would
make
this
building
possible,
but
it
is
only
what
600
meters
it's
pretty
close
right.
P
B
I
R
R
It
is
in
another
bucket,
yes,
mr
chair,
it
is
in
another
bucket,
but
then
again
you
have
to
consider.
If
you
go
from
nine
to
twelve,
how
does
it
compose
the
compatibility
of
that
development?
How
does
that
development
fit
in
with
the
surrounding
area,
and
that's
what
the
staff
report
says
and
that's
why
we
recommend
approval
and
you
look
at
the
compatibility
policies.
The
design
policies
that,
when
you
consider
going
from
9
to
12,
is
our
opinion
that
they
satisfy
those.
Therefore,
it
is
appropriate
to
add
those
extra
three
stories.
I
P
Thank
you
for
the
question.
I
I
think
miguel
trombley
kind
of
took
you
through
that
a
little
bit
and
as
well
in
my
presentation
that
it
is
a
very
unique
circumstance
in
that
we
we
have
a
parcel,
a
collection
of
parcels
that
are
already
fragmented
in
administration
and
zoning
and
secondary
planned
boundaries,
so
the
property
for
this
to
the
west
had
already
kind
of
broken
through
and
set
that
stage
for
creating
a
uniform
policy
regime.
So
fundamentally,
yes,
the
neighborhood
line
is
changing
for
this
application.
P
The
design,
intent
and
planned
function
for
it
is
still
being
maintained
in
our
opinion,
for
for
a
low
price
profile
development
at
four
stories
and
and
rod
lilly.
He
took
you
through
that.
I
can't
speak
to
future
applications,
but
I
I
did.
I
did
want
to
explore
that
that
question
a
little
more
and
I
took
the
time
to
speak
with
the
author
of
the
secondary
plan
to
better
understand
what
what
she
was
thinking
in
that
circumstance,
but
that
policy
direction
and-
and
I
think,
there's
an
application
of
that.
P
I
B
D
Okay,
thanks
counselor
I'll
try
to
buy
a
bit
of
time
for
catherine
kid,
so
I
wanted
to
mention
just
one
of
my
pet
peeves.
When
we're
talking
about
proximity
to
transit,
it
may
be
350
meters
if
you're
traveling
by
jet
pack,
but
I
think
the
walk
is
a
bit
more
indirect.
It's
probably
more
like
five
or
six
five
or
six
hundred
meters,
but
counselor
leaper
would
know
better
than
any
of
us
and
counselor.
You
have
your
hand
up
so
we'll
go
to
you.
Counselor.
A
A
I
disagree
and,
and
the
community
disagrees
as
well,
but
just
to
I
guess,
wrap
it
up.
I
very
much
enjoyed
the
discussion
today
and
I
think
you've
seen
that
it's
been
different
from
some
of
the
controversial
developments
that
come
out
to
us
every
couple
of
weeks.
Today's
presentation
and
delegations
by
the
community
were
focused.
They
were
absolutely
policy
based
and
we
we
have
a
fundamental
disagreement
in
terms
of
what
does
the
official
plan
allow
and
obviously
I
side
with
ms
ross.
A
The
official
plan
speaks
to
greater
density
near
transit
and
to
the
fact
that
we're
going
to
constrain
what
that
density
looks
like
according
to
the
particular
context
of
the
neighborhood,
with
secondary
plans,
and
then,
if
we're
contemplating
amending
secondary
plans,
there
are
criteria
that
we
should
be
applying
to
those
it's.
It's
not
open
season
on
secondary
plans.
This
is
a.
We
have
two
relatively
new
secondary
plans
that
contemplate
the
arrival
of
lrt.
A
They
were
done
in
the
full
knowledge
that
the
arrival
of
corso
italia
station
baby
station
tony's
pasture
station
we're
going
to
bring
significant
intensification
pressures
to
this
neighborhood
and
you've
seen
the
density
in
jake's,
video
that
that
is
contemplated
in
this
neighborhood
and
and
council's
intent
was
to
guide
and
and
constrain
what
that
growth
looks
like,
while
still
meeting
the
city's
growth
objectives.
We
don't
need
to
approve
this
building
to
achieve
the
city's
growth
objectives.
A
There
are
deliberate
constraints
that
are
put
on
it,
and,
and
much
of
this
is
a
matter
of
black
letter
law.
I
I
apologize
to
the
lawyers
in
the
room,
mr
mark,
for
the
analogy,
but
I
believe
this
is
it's
pretty
black
letter.
The
policies
are
explicit
and
clear
and
to
speak
to
counselor,
I
believe
gower
or
moffitt.
I
cannot
remember
which
asked
about
you
know
the
the
precedence
at
the
omb.
A
It
wasn't
that
long
ago
that
the
ontario
municipal
board
ruled
in
the
case
of
the
roosevelt
development
proposed
by
uniform,
that
secondary
plans
mean
what
they
say.
Community
design
plans
mean
what
they
say,
and
you
know
I
I'm
going
to
assume
that
the
tribunal,
when
it
has
the
clear
policies
in
in
black
and
white
in
the
official
plan
in
front
of
it,
are
going
to
again
make
the
same
decision.
If
that
moves
forward.
We
have
a
responsibility
and
counselor
moffat
has
been
talking
a
lot
about
this
today.
A
A
Yes,
the
new
official
plan
is
going
to
allow
heights
up
to
four
stories
in
our
neighborhoods.
It's
going
to
allow
heights
up
to
four
stories
in
our
traditional
main
streets,
but
don't
worry
we're
going
to
go
through
an
exercise
of
constraining
those
according
to
the
the
specific
context
in
which
we're
contemplating
it.