By Laura Cummings
After 25 years as a parking lot, 500 Preston St. may soon become a commercial and residential highrise.
If the city approves, the proposed building would be 18 storeys high, with the first floor for retail businesses, the following two for medical offices and the remaining 15 for residential units.
The project developers, Brisbin Brook Beynon, Architects, applied for zoning amendments in December as the current permit only allows buildings up to six storeys.
Hoping for an increase of 12 storeys, the proposed adjustments will be up for review at a city planning and environment committee meeting March 14.
It is a chance for the city to follow through on its official Ottawa 20/20 plan, says BBB Architects partner Ritchard Brisbin.
The plan calls for an emphasis on developing current infrastructure within the city instead of expanding beyond Ottawa’s borders.
“The plan puts its arms around Ottawa,” Brisbin says.
“They’re trying to take advantage of developments that already exist.”
Preston Street is starting to face the same social and population changes that confronted the Glebe years ago and that Westboro is currently experiencing, he says.
The new building, he explains, would respond to the needs of an increasing number of residents, many from different age groups and backgrounds.
Brisbin says he doesn’t expect any problems at the meeting next month. Everyone involved has been very supportive, he adds, including the Preston Street Business Improvement Association.
Lori Mellor, executive director of the BIA, says that the association fully supports the project and believes there are many benefits.
The proposed building would create residential spaces with a “gorgeous” view of Dows Lake and downtown, Mellor says. It would also bring medical services to the community, she adds.
Retail space is badly needed at the south end of Preston, she adds, mentioning a lack of basic services like convenience stores.
Mellor says she thinks BBB Architects is committed to ensuring the building’s design is sensitive to the surrounding area. One example is making sure the development would not block sunlight on the street.
“They’re really trying to maintain a nice view at the pedestrian level,” Mellor adds.
According to Mellor, the response from area residents is positive so far. She attended a community consultation meeting before Christmas and says the majority of those present did not have problems with the development.
That majority doesn’t include the Dalhousie Community Association. The association’s planning committee chair, David Seaborn, says it is not against urban development in general, but believes the project goes against the city’s official plan for Preston Street,including four- to six-storey buildings.
The proposed building is three times greater in height and three-and-a-half times greater in terms of density when compared to the city plan, he says.
“We’re not opposed to every intensification, just this one,” Seaborn says. “It’s totally out of place.”
Most nearby residents also dislike the project, he adds. The association wrote to city planners a few weeks ago expressing this concern.
Seaborn says supporters of the project argue that since there are so many highrises near Preston Street, fitting in won’t be an issue. But, he says he is afraid it will set a new precedent.
“If this one goes forward, then everyone else will say, ‘I can do that too,’” he says.
Grant Lindsay, manager of development approvals for the city’s planning and growth management department, agrees that the proposed building’s size will play a big role in whether the rezoning is approved.
“The main issue for this one is whether a tall residential building can fit with the low-rise buildings adjacent to it.”
The committee will also look into whether there is enough infrastructure like water and sewage in place to support the building’s needs, he says.
Several Ottawa 20/20 plan objectives would be fulfilled with this site, Lindsay adds.
“It specifies in our official plan to try and intensify within 400 metres of transit stations,” he says. “The Carling O-Train stop is within a five- to 10-minute walk.”
Lindsay says balancing everyone’s concerns can be tricky. The city is trying to represent local neighbours while supporting the official plan for urban development, he explains.
“The decision that’s going to be in front of the planning committee is going to be a difficult one,” he says. “I don’t envy them.”