921 Glasgow Street | 10 m | 3 fl | Changed To Multiple Quads

[Spokes]

University Village
921 Glasgow Street, Kitcener (http://www.deerfieldhomes.ca/university/_img/UV_LocationMap.jpg)
Developer: Deerfield Homes (http://www.deerfieldhomes.ca/)
Project Website (http://www.deerfieldhomes.ca/university/index.php) | Price List (http://www.deerfieldhomes.ca/pdf/price/uv_price.pdf)
Former 2009 Proposal (http://www.wonderfulwaterloo.com/showthread.php/48-921-Glasgow-Street-25-25-13-m-8-8-4-fl-gt-OMB?p=17636#post17636)

http://www.deerfieldhomes.ca/university/_img/UniversityVillageLogo.jpg

Quad-Style Buildings

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/University%20Village%20(921%20Glasgow%20Street,%20 Kitchener)%20Resized.JPG

[Spokes]

Former Proposal
Developer: The Z Group (http://www.zgroup.ca/)

Zone change application to the Development and Technical Services Committee (http://www.kitchener.ca/Files/Item/item16096_dts-09-036.pdf)

Location
http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/glasgowmap.jpg?t=1262399356

Site Plan
http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/921_Glasgow.jpg?t=1262399358

[Spokes]

Council rejects Glasgow highrise
Decision not fair, citizen complains
TERRY PENDER, RECORD STAFF | http://news.therecord.com/News/Local/article/513168

KITCHENER - City councillors are not consistent when it comes to new developments that nearby homeowners do not like, says Bob McColl.

On Monday night, city councillors unanimously rejected a proposal to allow eight-storey buildings on a parcel of land at 921 Glasgow St.

Homeowners from an adjacent suburb campaigned against it. City councillors sided with the homeowners, even though city planning staff had recommended approval of the development.

Last year McColl and his neighbours in the Pine Grove neighbourhood lobbied against a new housing development within their suburb.

City councillors told McColl and his group to get over it--higher density was the way of the future.

"We were treated differently," McColl said in an interview yesterday.

"It does seem odd that city council rubber-stamped the staff report to the detriment of our neighbourhood and then rejected the staff report in the other. It doesn't make sense," McColl said.

McColl and his neighbours spent about $10,000 fighting against a 30-home development at 56 Pioneer Tower Rd. in the south end.

They appealed to a provincial tribunal that rules on land use disputes -- the Ontario Municipal Board -- but after hearings in December and January, the board ruled in favour of the developer.

More than a dozen homeowners appeared before city councillors Monday night, saying the proposed development at 921 Glasgow St. would choke neighbourhood streets with vehicles causing accidents and delays, make more noise, create unsightly views of apartment buildings and increase crime.

"I think it puts too many people in a small location," Kathy Caskanette, a nearby homeowner, told the city's development and technical services committee.

The current zoning on the property allows buildings of up to four storeys with up to 468 people.

But the owner, The Z Group, wants a zoning change to allow eight-storey buildings, townhouses and/or a residential care facility. This zoning would allow for up to 780 people on the land.

"I don't think it's compatible," Brian Matcheski, another nearby homeowner, said.

In siding with the homeowners, city councillors went against their planning staff and growth-management plans mandated by the provincial government.

Victor Labreche, a planner representing The Z Group, said the development would have a transition zone that included four-storey buildings, which is only one storey higher than what is allowed in the nearby subdivision.

"Our application simply implements all local, regional and provincial policies that are already in place," Labreche said.

Indeed, provincial law, known as Places to Grow, requires cities within the Greater Golden Horseshoe to identify areas where more residents, businesses and institutions are located within a single development.

Higher densities that are transit friendly will be the order of the day in many city neighbourhoods.

The land at 921 Glasgow is identified in both the city's and region's growth management plans as a mixed-use node.

Mixed-use nodes are to attract a significant portion of population growth, provide a diverse and compatible mix of land uses, support transit, walking and cycling and have higher densities than the neighbourhoods around them.

Labreche said when city councillors rejected the proposals for 921 Glasgow St. they called into question their own growth-management plans, which are required by the provincial government.

"We are certainly considering our options and that is an option we are well aware of," Labreche said of appealing to the Ontario Municipal Board.


Tough growing
Kitchener says it wants to create a sustainable high-density city through its official plan. But a dispute over a bylaw change to allow an eight-storey building leaves some observers wondering if the city has the will to pursue intensification; Hot zones Map shows areas slated for urban intensification in Kitchener. The plan was mandated by the province to accommodate 100,000 new residents by 2031, 40 per cent of whom are meant to be settled in the designated areas
KITCHENER | April 3, 2009 | Terry Pender, RECORD STAFF | http://news.therecord.com/article/514552

Both homeowners and city councillors will have to be dragged -- kicking and screaming -- into sustainable, high-density cities if the dispute over a proposed development near the end of Glasgow Street is any indication.

Using emails, phone calls and public delegations, the homeowners along Parson's Court, Northforest Trail and Gatsby Court convinced city councillors to oppose a zoning change at 921 Glasgow St. that would have allowed eight-storey buildings with upwards of 780 residents.

Following that vote on Monday night, urban planners are now wondering if the city's carefully laid plans are in tatters. Those are plans mandated by the province to accommodate 100,000 new residents by 2031.

Many of those new residents -- 40 per cent -- are supposed to settle in clearly defined spots around the city slated for high-density development.

And the land at 921 Glasgow St. was identified and zoned for intensification. Yet, city councillors unanimously sided with adjacent homeowners and voted against plans to get more people living and working on that site in a future development.

Jeff Casello, who teaches civil engineering and urban planning, said with a proper transition zone of four-storey buildings between the suburban homes and the medium rise apartments, the proposed development would be compatible with the surrounding neighbourhood.

"The provincial policy and the city's policy is toward intensification and I would say, on the whole, an eight-storey building is not an imposing, overwhelming figure that would, in my opinion, devalue the properties around it," Casello said.

But the residents said the proposed development would choke neighbourhood streets with more vehicles, causing delays and accidents. High density brings unsightly views of apartment buildings, increased crime and more noise, the residents said.

The homeowners said the proposed development would pack way too many people on the site when compared with the surrounding streets.

In short, the two are incompatible.

But what if you live in a suburb near Fischer-Hallman Road and Glasgow Street?

"If you move out into what looks to be very subdivided area off of Fischer-Hallman, you may not expect to get a 25-storey tower next to you, but that being said, an eight-storey building is certainly different than a 25-storey tower," Casello said.

The neighbourhood around 921 Glasgow St. is part of Beechwood Forest North and about 10 years ago it was identified in the city's Official Plan--a massive document that governs all land use--as an area for intensification.

This area was slated for buildings with up to four floors, housing upwards of 470 people.

Provincial law, the Places to Grow Act, requires cities to intensify development.

All cities in the Greater Golden Horseshoe, which includes Kitchener, have to prepare plans for more compact, transit friendly neighbourhoods.

The result: The Kitchener Growth Management Strategy. It also identified the land at 921 Glasgow St. as an intensification area.

Other intensification areas include--the downtown, King Street East and King Street West, Fairway Road, Stanley Park Mall, Belmont Village, Queen's Boulevard and Fischer-Hallman, Westmount Road and Fischer-Hallman, Ottawa Street and Lackner Boulevard, Fairway Road and Lackner Boulevard, and Ottawa Street and River Road East.

All those areas are slated for higher density housing, mixed uses and more transit.

Mayor Carl Zehr indicated that more fights between existing homeowners and developers will occur.

"I think there will be more of these issues, more of these situations," Zehr said after listening to the residents on Monday night.

Because the land was already zoned for high density development, and because the province wants cities to intensify, the developer might ultimately prevail.

The developer, the Z Group, would have to take the proposal to the Ontario Municipal Board -- a provincial tribunal that rules on land use disputes.

And Coun. Berry Vrbanovic went out of his way to warn the homeowners that was a real possibility.

"At the end of the day they might get what they they've asked for," Vrbanovic told the homeowners.

"The residents need to understand that's a possibility."

[Spokes]

Provincial law, the Places to Grow Act, requires cities to intensify development.

All cities in the Greater Golden Horseshoe, which includes Kitchener, have to prepare plans for more compact, transit friendly neighbourhoods.

The result: The Kitchener Growth Management Strategy. It also identified the land at 921 Glasgow St. as an intensification area.

Considering these facts, I can't believe this got rejected. I can't imagine that as soon as the OMB sees this they won't rule in favor of the developer.

[Spokes]

This decision has been appealed to the OMB - http://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL090427

After a preliminary hearing the OMB has mandedted a mediation hearing take place. This will happen January 4, 2010

[ON-Inspector]

construction has started, undergrounds are being installed.

[sixer]

Here's a link to the actually development from Deerfield Homes

http://www.deerfieldhomes.ca/university/index.php

[Urban_Enthusiast86]

Wow...they really reduced the density from the original proposal.

[benjaminbach]

Ya, Z Group sold the Land to Eastforest (Deerfield is a subsidiary) earlier this year. Will be a nice urban location for Eastforest to develop

[sixer]

Ya, Z Group sold the Land to Eastforest (Deerfield is a subsidiary) earlier this year. Will be a nice urban location for Eastforest to develop

Interesting, never knew Deerfield was the same as Eastforest. Regardless, this is specifically Deerfield building on this site. I think it's much better suited then the original plan.

[benjaminbach]

Decora, Deerfield, and Adelaide Custom Homes are part of the Eastforest family of companies

[Spokes]

Wow...they really reduced the density from the original proposal.

Awesome it's getting started!!

I wonder if they reduced the density to get it approved and not have to wait for the OMB

[BRAI]

Hmmm I am thinking of this or Reflections...

[Greg Moore]

Ugh. It's disturbing how little green space there is. Almost all parking lot and building.

Is this what you'd call an anti-family development? Seriously, where could you sit outside here? I don't think anyone would want to.

[Shawn]

I agree. It seems to me they could have reduced the density a bit and put more green space between the buildings as common area away from the parking lots.