Ajax Council and the 15 Storey Condo
Attending Ajax Town Council on December 13, 2010 to discuss the 15 storey condo proposed for Harwood and Rossland was like stepping into a Stephen Leacock novel. Mayor and councilors from high on their elevated platform hunkered behind desks and computer screens, while one by one residents approached a microphone for their allotted five minutes.
The group listened for over half an hour as town planner Nilesh Surti gave an overview of the proposal with glossy computer graphics. He repeatedly mixed up street names, glossed over issues of insufficient parking spaces, dangerous traffic concerns, and a fuzzy promise from the developer to hold 50 per cent of the woodlot in perpetuity. He quoted experts saying there was no wildlife of any concern in the woodlot, described special outside lighting that would somehow turn inward, assured council water drainage would not be a problem and quoted provincial policy to justify putting a 15 storey building amidst a neighbourhood of two storey town homes.
Ward 2 Councilor Renrick Ashby in the final hour backed the residents of the North Ajax neighbourhood by opposing the development. He explained the high density designation was in place during the 1980’s and was retained in 2000, and today 15 storeys represents a structure that is ‘over-capacity’ and a disconnect with existing two storey townhouse development. Councilor Ashby stated the proposed building is too large for the existing site. He suggested that with insufficient parking the developers should consider reducing the number of units. Councilor Ashby questioned why the developer insists on 15 storeys and whether they would negotiate with residents for something smaller. The developer’s answer, ‘It’s financial.’
Regional Councilor (Wards 1 and 2) Shaun Collier listened to residents’ concerns. He said he was not convinced because of outstanding issues of parking, low density of the existing neighbourhood, and that traffic volume at Harwood and Rossland is already at capacity. ‘It needs more study’ was his summary.
Regional Councilor (Ward 1) Marilyn Crawford was refreshing in her candor and the most frank in her assessment as she acknowledged residents’ concerns. She cited the only similar high rise development at Westney Road and Highway 2 (3.5 km away) which has been built on a good lot size that is not the case in this area. ‘I don’t know about zoning by-laws, but what I see here is a really big building on a very small lot.’
Ward 4 Councilor Pat Brown’s logic was that ‘all the professionals say it is appropriate, and that’s what the OMB will go by.’ Her pronouncement, ‘It’s the perfect place for it.’
Ward 3 Councilor Joanne Dies initially asked about the woodlot and stressed the importance of retaining what we have. (Councillors failed to point out that disturbing land around the existing woodlot will harm growing trees. And that leaving a narrow strip of trees, as opposed to a full clump is also harmful to biodiversity and health of the woodlot. Birds and trees, like people, are healthier when closer together). Later she said the condo should go up because government policy such as ‘Places to Grow’ mandates higher density. (But provincial policy also legislates new infill must be sensitive to existing neighbourhoods and town’s Official Plans take precedence in planning decisions). She explained the merits of having a diversity of residential options and spoke at length on reasons one chooses to live in a condo, among them, having no children, wanting to travel, being older, or not having a vehicle.
Committee Chair Colleen Jordan, Regional Councilor Wards 2 and 4 voted in favor of the condo. She acted as time keeper for the meeting, cutting residents off at the five minute mark. When I wanted to ask a question of the developer, her curt answer, ‘No you may not.’
The mayor spoke at length, offering protection for half the woodlot and prevention of further drainage problems, and even asking the developer to install a bus shelter for good measure. He sagely spoke of development in other areas that residents had at first resisted, but with the passage of time had grown to accept. He assured residents that with the backing of town council, the condo would pass OMB approval in January, 2011. His final word, anyone opposing had ‘zero chance.’
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Over and over residents of the area approached the microphone expressing concerns over lack of parking, traffic hazards at Harwood and Rossland, threats to the existing woodlot by construction, concerns about increased population density, and protection of the biodiversity of the woodlot.
I spoke of a contextual analysis I completed in the neighbourhood, surveying 181 two storey townhouses and stressed that a 15 storey structure would be out of character. I am a resident of Twigg Drive and walk to work daily across Harwood and Rossland and the intersection is dangerous. As a pedestrian who regularly uses public transit, it is sporadic with cutbacks to two buses, poor northbound service after midnight and no existing bus shelters in the area. The high school is already over-crowded. I noted draining issues with saturation of the backyard properties from an east to west run-off, and that the woodlot forms a natural green corridor for biodiversity. I questioned the planning report stating there were ‘no species of significance’ in the woodlot. I have four bird feeders and the trees are thick with migrating birds in the spring and fall. Protected/endangered species include: Sharp Shinned (Sharpie) Hawk, cardinals, woodpeckers, Monarch butterflies, and Fowler’s toads. I cited Town of Ajax Official Plan, Section 2.3.5 c) All development applications for high density housing shall be compatible with surrounding development and 3.1.1 b) the sensitive integration of new development with existing development. ‘Neighbourhood character should not be sacrificed at the expense of infill and intensification projects. And it is not a done deal.’
‘My home will be completely in shadow,’ one woman stated who attended with her two children. She noted seeing a mother rabbit and baby rabbits one day on the edge of the woodlot. She said traffic was already heavy in the area and called the proposed building ‘an eyesore.’
Smales Drive resident Diane Dickson cited concerns over potential water drainage, and how the proposed 15 storey structure would increase population density and further stress already overburdened traffic conditions on Rossland Road. ‘I have photos of cars backed up as far as Church Street.’
Twigg Drive resident Nancy Henry has 600 signatures on a petition of area residents who are opposed to the building. Her concerns focus on the proposed right turn flow of traffic from the building onto busy Rossland Road, noise from garbage trucks, shading onto neighbouring two storey homes, and insufficient parking available per unit. She noted that an existing strip mall owned by the developer has set a precedent of not being properly maintained with litter out front at the picnic tables. Ms. Henry presented comparison photos of similar development projects located on wide lots that are close to amenities such as firehalls, major grocery stores and shopping malls.
Twigg Drive resident Nick Aggelonitis said in 1995, prior to purchasing his lot with the area under new construction, he researched and was assured by town staff that developers could not build on the existing woodlot behind his home. He and other first-time owners reportedly paid an extra $5,000 for properties with backyards facing the woodlot. He could have moved anywhere but chose to live in Ajax for the small town feeling. His children grew up attending neighbourhood schools. Mr. Aggelonitis spoke of the beauty of the natural woodlot where he often sees eight blue jays. ‘This area used to be all farms. Not in my wildest dreams did I ever imagine a 15 storey condo would be built there.’
Philip Underwood is a new resident in the area, buying property over a year and a half ago, not knowing the area was under development and considered for a condo project. ‘It will be a blight on the landscape,’ he said.
Ajax resident Michael Baker questioned the length of time it took for residents to get a copy of the town planning report. He questioned the use of ‘photometric light’ that will somehow turn inward. He suggested that instead of a reduction in parking spaces, a more common sense approach is to reduce the size of the building to better suit the lot. He questioned what the developers would provide for landscaping, stating residents should get clearer reassurances as to exactly what that is.
Resident of Ingold Lane, Laura Perri voiced concerns over emergency vehicles such as fire engines ‘that will be turning around in my back yard.’ She questioned the right lane only turn onto Rossland Road, and traffic concerns for emergency vehicles, traffic flow, and garbage pick up.
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By 10 pm the vote was a close 4-3 in favor of the proposed 15 storey condo deveopment. Voting against the development were Ward 2 Councilor Renrick Ashby, Regional Councilor for Ward 1 and 2 Shaun Collier. Councilor Diane Crawford carried the other vote in support of residents, opposing the too large building for a comparatively small sized lot.
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Some Numbers:
Height 15 storeys
Underground parking 2 levels
Total units 220 units
One bedroom/den 135 units
Two bedroom/den 61 units
Three bedroom 24 units
Total parking spaces 300 (262 underground, 38 surface)
Building setbacks
North to lot line Rossland 5.6 m (18.4 ft.) to Unit 1
West to lot line Trowell 12.2 m (40 ft.) 21.5 m (70.5’) Unit 35
South to lot line Twigg, Ingold 58 m (190 ft.) and a max of 75 m (246 ft.) from tower of building
11.9 m (39 ft.) and max of
20.9 (68.8 ft.)
From outdoor garden area
To proposed east lot 8.9 m (29.2 ft.)
Closest highrise building 3.5 km at Hwy. 2 and Westney Rd.
181 homes surveyed 2 storey attached townhouses
With adjoining driveways and connected backyards with open slat wood fencing, some facing woodlot.
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What’s next: Ontario Municipal Board hearing on January 24-26, 2011 at Ajax Council Chambers, 65 Harwood Avenue beginning 10 am. Come out and support your North Ajax neighbourhood !
