By Mark Newman, News Staff
Mountain News
May 27, 2010
Terry Whitehead says it’s the most controversial development application he’s had to consider in his seven years on Hamilton city council.
The ward 8 (west Mountain) councillor said he can’t support a city planning staff recommendation that a Mississauga developer’s plan for the Chedoke brow lands be approved when it goes before city council members next month.
“I think it’s too dense,” said Whitehead of the plan by Deanlee Management to build as many as 700 condominium and townhouse units on the Chedoke brow lands along Sanatorium Road, north of Scenic Drive.
“On the north side of Scenic, they’re all large lots with single family homes. This development is not fitting with that area,” said Whitehead, who added he shares neighbourhood concerns the development will lead to increased traffic congestion in the area.
The development plan is slated to go before the economic development and planning committee at a special meeting June 10, 6 p. m. at the Peoples’ Church on Mohawk Road West.
Deanlee has proposed that as many as half of the units on the 24-acre brow lands be aimed at retirees with prices starting at about $250,000 and up.
City planning staff are recommending 700 residential units be permitted on the site as long as 100 to 200 of them are for retirement living, otherwise the site will be limited to 600 units.
They are also recommending Sanatorium Road, north of Scenic, be sold to the developer and turned into a private road.
If councillors refuse to agree to the road change, planning staff are asking the development application be referred back to them for further review.
Whitehead said that might be a way to reduce the number of units on the site.
Most of the existing buildings on the site will be torn down with the exception of the Long and Bisby building which is currently listed as a heritage building.
In their report to the committee, city planning staff said Deanlee’s proposal can be supported for a number of reasons including: it conforms with the city’s official plan, is compatible with existing and planned development in the surrounding area and increases linkages along the Brow Trail and provides protection for the wood lot on the east side of the site.
The development plan has been in the works for three years and has been the subject of several back and forth discussions between Deanlee and city planners.
Deanlee’s original proposal to build 750 units with buildings as high as 10 storeys was not supported by city planning staff.
The staff report says Deanlee has agreed to follow city zoning bylaws that restrict buildings to six to eight storeys, depending on their location.
Whitehead said he’s going to consult independent planners and try to arrange a meeting with residents in the area prior to the June 10 committee meeting where he hopes to come up with a less dense development alternative that he can present to his committee colleagues.
“I’m not going to presuppose what that number (of units) is,” said Whitehead, who added what ever the residents propose, has to be reasonable and defendable at the Ontario Municipal Board.
Brow land area residents participated in a modified secondary plan consultation in the fall and early winter of 2007.
At the end of the process they voted 54 per cent in favour of an option that would allow for 25 single family homes on the brow lands.
No development was the second favourite option with 28 per cent of the vote.
Deanlee purchased the brow lands from the Chedoke Health Corporation in 2006 after CHC deemed the property surplus its needs.
About Tech
It’s all about numbers. So with all thats been said in the last few years, I’ve tried to make an attempt to summarize these numbers (a Harpers index you could say, or not).
1: Brow land offered to city for $ 0.00 dollars, city declines.
2: Brow land sold to Deanlee for Aprox. $ 5,000,000.00
3: Deanlee has an open house for the community to showcase development proposal, totaling 700 units.
4: City Hall invites the community for their response, inturn, many community members give up numerous hours, to provide a counter proposal. Hours given for process, collectively, thousands.
5: * Percentage voted for: Limited development (25 single family dwellings) 54%, No development (no development ) 24%.
I’m no mathematian but I conclude 78 % of the community wants 25 units or less .
* Thankyou Mountain City News
6: City Hall would not entertain any disscusion on what is presently being built by Columbia College directly across Scenic Drive (a bricks throw) in regards to density achievement. When completed Columbia College will have 600 students on site , 400 more than present.
7: It is my estimation that if all were to be approved (Deanlee survey aswell as Columbia College) the total of new residents will total approxiamently 2,100 . To put these numbers in perspective I’m going to say that the average city block holds 50 houses with 3 to a household, that said we will be experiencing an influx of approximently 14 city blocks within the next few years .
8: There is a residential survey that is very similar in size located just below the Deanlee site, a survey that has approximently 200 units, predominently townhouses, with hardly a front yard, let alone back area. Parking is scarce for those who live there, not to mention visitors. Many have after a period of time have moved away due to these concerns. Again that’s 200 units. The location is just north of Chedoke Golf Course for those who need to see what 200 units is as density, same land size.
9; The numbers I don’t have, but when you drop 14 city blocks in an area this size :
– traffic, everywhere, routes people will take to get to the Meadowlands/Highway, well Scenic seems so less congested and well lets face it, so scenic .
– traffic, everywhere , routes to the downtown core or even west Hamilton, Queen street is the obvious chose, resulting in hundreds more per day
10: Just to finish on an even number
The people of Ward 8, this is where you live and I believe Terry Whitehead supports this community and it’s voice. But be aware of the those who support you when it serves their personnal interest, knowing, it maybe a lost cause.We need the rest of the council on board and this is when Councillor Terry Whitehead cashes in his chips.
I’m speaking my mind as requested