On February 28, 2006, Richcraft’s proposal for a 12 storey, high-rise condominium development for the now vacant Karen Way/St. Laurent site will be re-submitted to the city’s Planning and Environment Committee.

As local residents of Manor Park Hill, Cardinal Glen and the surrounding Manor Park area will recall, in 2004 Richcraft developers had sought a re-zoning approval to erect a high-density, 12 storey condominium tower on the vacant lot at the corner of Karen Way and St. Laurent Boulevard the former site of an Ottawa-Carleton Catholic Board School. Following significant and principled opposition from concerned citizens, community groups, individuals, and our city councilor Jacques Legendre, who advocated a 5 storey limit, together with a transitional 2 storey limit along the eastern portion of the property, this proposal was put on hold. All with a view to meeting concerned groups to discuss more appropriate options.

Since then Richcraft has met with the Karen Way Strategy Group of the Manor Park Community Association just once - in November of 2004. Now, city officials have confirmed, that as recently as last month, Richcraft intends to carry on with its 12 storey proposal, and it is understood, that the city’s Planning and Environment Committee will meet to consider the developers’ re-zoning application on February 28, 2006.

Prior to this date, Richcraft has agreed to meet with representatives of the community one more time to determine whether opposing visions for the Karen Way site might be reconciled. In the event that no resolution is achieved, anyone interested in opposing this inappropriate development should mark February 28th on their calendar.

Size Implications
Richcraft’s 12 storey tower is to stand on a small lot, approximately .52 hectares, which is currently zoned ‘Institutional’ and which is capable of housing a 2 storey building. The tower is to be crammed onto the lot, along with eight 2 to 3 storey townhouse units.

The surrounding area north of Brittany Drive comprised of single and multiple 2 or 3 storey units. Commercial buildings along St. Laurent Boulevard, while zoned to a maximum of 5 storeys, are no more than 2 to 3 storeys high, thereby fitting in with the nature and character of the surrounding neighbourhood. According to an independent report prior to the sale of the property to Richcraft, city planning staff had advised that given similar zoning for surrounding lands, the most probably rezoning would be R 5.

Richcraft’s proposal is not only twice the highest current zoning limits, but threatens to virtually double the population of the adjacent single-family community into which it would intrude. It has the potential to open the door to further unwelcome initiatives for high-density, high-rise development along the Brittany to Hemlock corridor. Such development would be accompanied by a significant increase in traffic, making a problematic situation worse. Finally, the proposed tower would soar over surrounding houses, cutting out sunlight, diminishing views, and threatening privacy of all who currently reside underneath its proposed façade.

Community Consultation Lacking
In the past Richcraft developers have shown little sensitivity to the character and concerns of the community. Their goal has been singularly focussed upon maximizing returns by proposing the construction of a high-density high-rise without consideration of the fabric and landscape of the neighbourhood. The company’s resolve and lack of awareness of our community was apparent at the public meeting held on May, 2004 at which their representatives neither knew about the location of a school situated across the street from the proposed new development, nor of the names of the streets or communities adjacent to the site.

That said, Richcraft’s latest offer to discuss a possibly mutually acceptable development in advance of the February Planning Committee meeting is cause for hope that finally they will consider local interests and concerns. Watch for further coverage in the CHRONICLE, local flyers, or on the Manor Park website (www.manorpark.ca) regarding this matter.

Public Meeting Planned
A community meeting to provide local residents with more information and to elicit input on how best to oppose the current Richcraft plan is anticipated for mid-February, about two weeks before the Planning Committee hears this matter. Concerned residents should consider attending the meeting, and appearing before the Committee to make sure their voices are heard. Please monitor the Manor Park Web site for further information.

This is the first of several major development issues that will confront Manor Park in the coming years – notably the re-development of CFB Rockcliffe. Despite the fact that most reasonable members of the community would find it irresponsible to deal with the Karen Way re-zoning application in isolation, currently city planners do not appear to want to consider Richcraft’s application in the greater context of future development of the Rockcliffe base. This is why it is crucial to ensure that your voice is heard, such that the community can work together with developers, to obtain and promote appropriate and beneficial development that will enhance, rather than disrupt our community.