Don Fletcher once again explains to Council why Plan B is critical to saving what Burlington is.

News 100 redBy Staff

December 6th, 2019

BURLINGTON, ON

 

Don Fletcher stood before a Standing Committee to tell them about a Citizens Plan for the Waterfront Hotel site at the foot of Brant street that is already in talks with the city to re-develop the site.

The Planning department had put out their proposed Concept 2 for the site.  The creation of that proposal is what brought the Plan B into existence; they knew something much better was possible.
GET THE LINKS IN HERE.

Plan B page 3

The city Planning department called it the emerging preferred concept 2

On November 28th, 2017 an alternate building design featuring:

i. Extension of Spencer Smith Park
ii. Enhancement of Brant Street gateway to Lake Ontario

was put forward.

One June 5th, 2018 another Fletcher delegation resulted in amendment to key policy direction to “define & consider a building setback from the Thin Red Line”

Plan b page 4

That thin red line would ensure that there would always be a clear view of the lake from Brant Street.

The Citizens’ PLAN B remains committed to process, continuing dialogue with all stakeholders.

The Thin Red Line at NE Corner of Lakeshore & Brant is meant to ensure that there are no building West/ Southwest of Thin Red Line.

Fletcher explained to Council why the PLAN B folks were once again before Council.

– Two precincts, the Brant Main Street and the Lakeshore Mixed Use border on Waterfront Hotel property and Spencer Smith Park.

– That is a concern because changes to the adopted OP for downtown and the intensification designations will impact the application and approval of the Waterfront Hotel redevelopment

The participation that Fletcher saw at the Citizen Action Labs sessions caused the Plan B people additional concern about the process

The Re-examination of Adopted OP Process has a number of assumptions including key designations remaining unchanged.

– John Street bus terminal = Mobility Hub/ Major Transit Station Area

– Downtown Burlington = Urban Growth Center

• Both Concepts 1 & 2 seem designed to meet same intensification goals as former Adopted OP – LPAT defensible.

– Tall buildings permitted in Lakeshore Mixed Use Concept 1 at both NE corner w/Brant & NW corner w/Locust transition poorly to neighbouring precincts, but yield higher density

– Podium setback in Lakeshore Mixed Use Concept 2 of only 3m is to compensate for lower density of mid rise building

Fletcher believes that the electorate voted on Oct. 22nd, 2018 for fundamental change to intensification levels and the enforceability of Official Plan.

He concludes that key OP policies should to:

– Preserve connections & views to the waterfront
– House mid to low-rise buildings downtown with taller ones toward Fairview
– Maintain small town character and preserve heritage
– Reflect the community’s vision for the area

Fletcher argued that many attendees at Citizen Action Labs viewed Concepts 1 & 2 as different versions of same over-development and added that a different result from the 2018 Adopted OP demands a different approach.

Fletcher is concerned that Proceeding Solely As-Is is a mistake.

An Official Plan recommendation, potentially uninformed by the City’s Land Use Study (This is the work being done while the Interim Control bylaw is in place) was not in his opinion a smart thing to do. The land use study is not due until early March.

– Should the Mobility Hub/ Major Transit Station Area (MTSA) or Urban Growth Center designation remains they will permit the over development of the downtown which residents dislike and voted against.

This allowd for continued grounds for LPAT appeals by developers to plan/ negotiate ever greater heights. That would mean a return to “business as usual”, supported by developer-friendly Bill 108, once ICBL moratorium expires

Plan b page 10

This is the Brant Street view looking south to the lake that the Plan B people want to ensure does not happen.

Citizens’ PLAN B proposes that the city continue to refine recommended Concept (1+2)

• Create an alternate What-if Concept to support growth downtown, without Mobility Hub/ MTSA and Urban Growth Center designations

• Accelerate Land Use Study & publish

• Aggressively lobby Region/ Province to change MTSA & Urban Growth Center designations, to establish viability

• Seek public feedback (January-February)

• Present both options to Council in March

• Decide and submit OP for approval to the Region of Halton, dependent upon finalizing designations for downtown

Burlington’s Downtown is at a turning point.

Related news stories:

The first look at Plan B.

Send the Plan back.

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2 comments to Don Fletcher once again explains to Council why Plan B is critical to saving what Burlington is.

  • Don Fletcher

    Delegating doesn’t come naturally. It takes a certain level of resolve & preparedness, unless you enjoy being publicly humiliated for no reason. Who was to know that the Land Use Study contemplated in the ICBL moratorium will be published in late December. As they say “you don’t know what you don’t know”. I’m rambling. My real point is that it wasn’t so long ago that we had an election or two, when we heard from various candidates that they were committed to improving the great City of Burlington. Was it all about a paycheck? Why are we not seeing individuals such as Rick Goldring, Mike Wallace & Eleanor McMahon delegating as regular residents on these important issues? They have much knowledge of the political environment & regulatory process. On the other hand, Lisa Kearns got heavily involved voluntarily with ECoB to fight for what was right prior to running for office, and Roland Tanner still does even though he lost to Lisa in Ward 2. Kudos to Lisa & Roland! To the silent others, not so much.

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