Chair Partington and Regional Councillors October 19, 2006
RE: OP AMENDMENT NO. 31, CONDO TOWER DEVELOPMENT IN HERITAGE DISTRICT
PROUD PORT DALHOUSIE URGES YOU TO VOTE AGAINST THIS AMENDMENT
Today you will be voting on a recommendation from the Planning and Public Works Committee to support the subject amendment which would allow a 62.5 metre high-rise condo tower in the low-rise (11metre maximum height) Port Dalhousie Heritage Conservation District. Our volunteer organization urges you to vote AGAINST this amendment for the following key reasons:
1. This is NOT just a local St. Catharines issue. It can set a Region and Province-wide precedent and impact each of the Region’s 12 municipalities. You are NOT intruding on St. Catharines’ local business when you vote on this. Do you want this to happen in your municipality?
2. The proposed OPA is contrary to the Provincial Policy Statement, the City’s Official Plan and Secondary Plan for Port Dalhousie, the Zoning By-Law and the Heritage Guidelines. This position is supported by experts and your own Planning Department’s comprehensive report.
3. The Planning Report recommends the proposal be rejected. It states that all key planning documents which are applicable in this matter support the Region’s Objective 7.F.1., which is to preserve buildings communities and other sites of significant historic and architectural interest.
4. The proposed OPA “represents a departure from the articulated planning vision for the core of Port Dalhousie.” This planning vision was recently approved by the OMB following a comprehensive planning process (please refer to attached letter from our lawyer Jane Pepino).
5. Port Dalhousie can be a valuable economic driver for the Region as an authentic Heritage Tourism destination. This economic potential will be lost if an alien high-rise structure is allowed to be built and the feel of a relatively intact 19th century canal village is lost.
6. Purported tax and job benefits have not been substantiated by any in depth feasibility studies. The study done by Prof. Soroka at Brock only took the developer’s assumptions and projected what would happen IF these assumptions were valid. Retail experts have questioned the viability of the Retail and theatre expert Janis Barlow questioned the viability of the Theatre.
7. While intensification is important, not all areas are suitable for it (see Planning Report)
8. Heritage Guidelines should be respected. PDVC’s lawyer has argued that “…the Port Dalhousie Guidelines have no legal status under the Ontario Heritage Act.” However, according to the Ministry of Culture: “ … (existing Heritage District Plans) represent the municipality's stated objectives and policies with respect to the development of the district and should be respected. In cases that come before the OMB (on appeal by the owner or others under the Ontario Heritage Act or Planning Act), the OMB will look to those plans/policies among other considerations in reviewing the matter.” (please see information from the Ministry attached).
Our research and the record attendance at the various public meetings clearly indicate there is widespread opposition to the condo tower proposals throughout the City and Region. Specifically, the over 600 members of our community organization support appropriate development in the commercial core of the Port Dalhousie HCD, but they overwhelmingly oppose a tower and the massive scale of development proposed by the PDVC application. PLEASE REJECT THIS OPA AND DEMAND A PROPOSAL THAT WILL BENEFIT EVERYONE AND RESPECTS THE APPLICABLE PLANNING REGULATIONS.
David Bergen, President and Carlos Garcia, Executive Vice-President |
