Stoney Creek lakeshore skyscraper bid gets taller, cuts parking
The developer hoping to build three skyscrapers near Stoney Creek's lakeshore is changing the plan for a third time ahead of an Ontario Land Tribunal hearing on its appeal of the city's rejection of the third proposal.
New Horizon Development Group's latest plan calls for condominium towers of 40, 44 and 49 storeys and 1,492 residential units on a two-hectare vacant property at 310 Frances Ave.
That's up from 33, 38 and 44 storeys and 1,346 units in the plan rejected by the city in December, and that is the subject of the appeal, scheduled to be heard by the OLT in early January.
While the new plan increases the height of one of the parking podiums, or garages, to eight storeys from five, it proposes fewer parking spaces per unit - 1.15, down from 1.25 and below the city's required 1.5 - for a total shortfall of 522 spaces.
The proposed amenity space per unit is still less than half of city requirements, despite being boosted by a square metre to 9.8.
New Horizon president Jeff Paikin said the latest plan is still more modest than the original December 2018 proposal, which called for towers of 48, 54 and 59 storeys and 1,836 units.
He said his company didn't like the third plan and decided to hire another architect to come up with a new one.
We just loved it so much we didn't want to change anything. It's got a significant number of terraces that overlook the water, that have amenity space within the unit that doesn't count because it's a balcony, which is a dumb rule," Paikin said.
It's significant compared to the balconies that are typically designed for a typical condo building."
Paikin said the city's amenity space requirement is ridiculous" and far greater than other developments in the area, including one built across the road.
He said New Horizon doesn't want to build more parking because it has had surpluses elsewhere, including at the nearby Waterfront Trails development, but will add more if there is demand.
Our parking is going to be self-contained, period, end of story," Paikin said. We'll never have parking on the street."
Area Coun. Maria Pearson, who has opposed the development because of the parking and amenity space shortfalls, said she only learned of the latest plan when contacted by a reporter.
She said she's surprised by the changes because the plan before the OLT is the one rejected by council and whose minor variances from municipal standards were turned down by the city's committee of adjustment.
I don't even know how they can do that because that's not the application before the board, that's not the application that's being appealed," Pearson said, calling the parking provisions worse than before.
I've never, ever in all my years had an applicant that's put a different proposal before a board that hasn't even been entertained by (city) staff and committee. I've never seen that happen."
Viv Saunders of the Lakewood Beach Community Council, which is also opposing the development before the OLT appeal, said feedback from neighbouring residents is that the latest plan is worse and will add to the area's problems with on-street parking.
She said she expects the number of units to increase yet again because the property's mixed-use commercial zoning sets no limits on them or building heights, so the parking requirements are non-negotiable."
Saunders said New Horizon should withdraw the plan and seek to change the property's zoning to reflect that what's being proposed is a predominantly residential development with a small commercial component.
This is nowhere near a mixed-use commercial (plan), and it's ludicrous for anyone to say, Yeah, it is."
STORY BEHIND THE STORY: Lakewood Beach Community Council provided us the revised plan for 310 Frances Ave. and we wanted to learn more.