Parking keeps cropping up as an issue in new development
Burlingtonians should prepare for more traffic disruptions as Pine Cove bridge on Lakeshore is replaced. Construction will start in May, with full closure at the bridge July 4 to Dec. 1.
Downtown, Lakeshore will be no better, as construction on two condos between Martha and Pearl clog that section. In 2019 Adi said its 26-storey project would take 30 months. Now they say late 2024.
The planning committee recently discussed two totally different applications on employment lands. Both are on industrial sites. Not only does industry create jobs, but it yields higher taxes, easing the burden on homeowners.
One, by Summit Industrial, is for a huge warehouse — 622,912 square feet — with 199 parking spaces (above requirements) on almost 4.8 hectares (12 acres) east of Appleby, just south of Highway 407. The fire department disagrees with the emergency access proposed, but if that is resolved, sounds like an ideal development.
The second, by Camarro Development Group is at 1062-1074 Cooke Blvd., south of Masonry Court, east of Waterdown Road, for two massive towers, 30 and 32 storeys, with 809 suites plus 5,800 square feet of ground-floor retail replacing two employment uses on 0.7 hectares (1.73 acres).
The existing OP requires employment. The 2020 OP (still awaiting OLT approval after nearly three years) is “Urban Corridor — Employment,” but it also permits residential. The city was unable to complete its review within the imposed time frame — waiting for responses from other bodies — so it will land before the OLT. It requires multiple deviations from standards — proposing nearly double the floor area allowed, plus setback shortfalls, etc. But the parking …
My last column predicted neighbourhood chaos because of low parking standards the OLT has allowed. One neighbour pleaded with committee to ensure enough parking, saying even her six-storey condo lacks enough, and there is minimal street parking. Burlington’s bylaw (approved by OLT in 2021) requires 1.25 tenant and visitor spaces per unit. The proponent wants 0.79 per unit, and zero for the retail. Both the Aldershot BIA and the committee said more retail is essential in that area for walkability.
But the parking request. People familiar with condo garages will be aghast — narrower stalls with smaller areas. Will the OLT cave? Cars aren’t obsolete. Another problem for struggling homebuyers is that parking stalls are costly. Because the OLT is so backlogged it will likely be 2024 before a hearing is held. So don’t blame municipalities for housing delays.
Another meeting dealt with the Bateman High School Phase 1 project. The city did not get the hopedfor $10.8-million low carbon emissions grant, so that work is on hold. Delegate Jim Thomson said public engagement is too late, and he’s right. Timing and PR on this file have been dreadful. Public opinion will be sought first about outdoor open space and parking.
One wonders who this costly project benefits more — the public or the city’s tenants, who will occupy around 80,000 sq. ft. for the next 20 years: the board of education, Brock University, a library branch and TechPlace. To meet bylaw standards much green space will become parking. 235 spots exist — 133 short of what’s required. The running track will go, and Thompson mused about whether the city has enough soccer fields, because it too will go.
Burlington is even considering a committee of adjustment application for relief from the amount of needed parking — a worrisome precedent. It’s also pondering possibly renting nearby, but costs weren’t identified. And Phase 2 is expected to require about 100 more spots.