20 notes &
Extremification! - great word for a real problem
The article by Ken Gray in today’s Citizen is absolutely bang on - and gave me a new name for this type of wrong thinking - “extremification” - and his discussion summarized exactly why I think this direction is wrong.
Here is Ken Gray column [Forget Intensification, Ottawa favours extremification]
For some while now, I have been meaning to write to my local city representative about a similar situation starting at the corner of Meadowlands and Woodroffe, similar to the Baseline and Greenbank development referred to by Ken Gray in today’s Citizen article - but on a slightly smaller scale. A large sign went up a short while ago signalling a developer was applying for a zoning change so he could rip down 4 single family houses he bought, and put up a four story condo.
My wife attended a recent neighbourhood community meeting called by Rick Chiarelli on this development, at which residents were quite negative to this development. Some of the points she walked away with are the following:
1) It’s a done deal! - No point in complaining - but we might have some ability to influence the designer on small design details. No matter what we suggest it will go ahead blessed by city council. Intensification is the objective - and single family homes can be sacrificed to achieve that objective.
2) It is the city’s plan to “intensify” housing in a 800M radius around rapid transit stations
3) This type of development is “good” for home owners since our property values will increase
4) The target audience for the condo’s are NOT Algonquin College students - which is only a short walk away.
— Now here’s my 2 bits on this situation and those 4 points:
Oh, oh - Am I hearing cries of NIMBY, NIMBY from the councillors?
I assure you, I am against what is happening - anywhere - not just in my backyard. So exactly what is it I am against?
Once you allow a developer a zoning change to rip down single family homes at one location in the city (especially inside that special radius around a rapid transit station), then how can you logically refuse any other developer who wants to do the same thing in that same area. I don’t think you can - a precedent has been made, and others will eagerly follow hoping to make substantial profits. I am not against profit making - but I am opposed to others making it on my back - especially when they do so by destroying the successful neighbourhood I live in.
Using myself as an example, I live in Ryan Farm beside Algonquin College and across Woodroffe from the new rapid transit station under construction. I have lived here for 40 years, raised a family and now welcome a crowd of grandchildren back to visit and enjoy my home.
Ryan Farm is (and always was) a single family development (with one exception - see below) with approximately 330 families living there. We are now seeing older owners move out and new families moving in with their children. It is a delight to us older families to watch these new families move in and grow.
Now why would they move here? Why wouldn’t they simply move into some intensified dwelling with their box homes stacked one upon another. Indeed, why would families move further and further out of the city to get a single family home. I can’t speak for others, but a single family home is very important to me.
I have lived in a single family home all my life except for a period between graduation and marriage when I was forced (reluctantly) to live in apartments. I longed for a place where I could go outdoors simply by opening the door and walking out. I wanted a place where I could grow vegetables and flowers. I wanted some space where there was greenery and space to play with my children and their pets. I needed space for my myriad interests and hobbies. All this is forbidden to me in an apartment.
Yet the city sees my objectives as a problem. My desires and aspirations are something to be completely ignored as irrelevant.
I have spent 40 years of my 70 years on this planet investing in my current home -Improvements, upkeep, taxes, community involvement, volunteering - you name it. However, all my objectives count for nothing against a developer who wants to erect a multi story condo or apartment to make a multi-million dollar profit.
I said previously that there was one exception in our neighbourhood. A developer bought one of the largest single family houses on the Algonquin College side of our area, gutted the insides and turned it onto a high end multi-unit boarding house for students with money. From the outside it looks like a normal house - but given it’s current state will probably never revert to a single family dwelling again. The community went up in arms to try to stop this development - to no avail.
So what’s the problem? It’s hard to lay any blame on that boarding house for “changes” that seemed to start occurring in the neighbourhood, and it could have been coincidence - but, suddenly there were drug deals going down in the park and street, fist fights broke out around my neighbour walking her dog, a special police officer is assigned to our area with special permissions to enter that facility, I am forced to walk through clouds of marijuana smoke in the children’s park and my daughter remarks on the “creepy people” in the neighbourhood when she visited home a short while ago. Not totally fair I’m sure - but there was something that struck her as very “different” in our neighbourhood from when she lived here.
If the zoning can be changed to erect a multi-story building at Woodroffe and Meadowlands, there is probably nothing stopping the same thing happening to the entire row of houses that adjoins the Algonquin College property in Ryan Farm on Parkglen, or anywhere in Ryan Farm that developers can buy out the owner.
Let’s examine those 4 points above in this light.
1) Done deal? It seems so. It is suggested to us homeowners that we might be able to influence the developer on minor design details but this is a complete waste of time. Trying to get the window frames painted one colour instead of another doesn’t address the key problem with the development - you shouldn’t trash existing successful single family neighbourhoods in favour of developers with their large building proposals.
2) 800M radius of intensification - when I bought into this single family home 40 years ago, most of the 330 homes didn’t exist, the rapid transit didn’t exist (the land was an empty field). We were Nepean - not even part of the city of Ottawa. Algonquin College was not the huge complex it is now. I should not be punished because we amalgamated and the city decided to put a transit station in that empty lot, and create this 800M circle of extremification after the fact.
What happens if this spreads?
I can potentially lose my sun. A 4 story or higher building can rob an entire yard of sun. I would lose my gardens. I thought the city was for for locally grown food.
I would lose my privacy. At 4 stories or more, I would have dozens of apartments with line of sight into my pool area. My wife would not likely like to sit poolside anymore. We are no longer allowed quiet enjoyment of the home we have owned and occupied for over 40 years.
I bought into this development because it was zoned for single family homes. I would not have bought it if it was zoned otherwise. There is no good reason to change it now.
3) Increased property values - nonsense! When that boarding house went in, the immediate neighbours moved out. Now that the city seems to be in favour of zoning changes to allow intensification - including ripping down single family homes - our neighbours have already started on planning to leave.
They figure we have 5 years, maybe 10 at the outset, before the property value (as a single family property) bottom out. Perhaps if they sell out early at high prices, they will get their investment back, but ones who wait will find the value of their single family home tumble as monster multi-story developments for students and others spring up. So even before the decisions are final, the exodus has already begun - the destruction of my neighbourhood is underway and apparently all backed by city council at the feet of “intensification”.
I don’t want decisions made that ignores my 40 years of investment in my home and neighbourhood. I should not have to endure losses (especially this late in my life) to make profits for a developer who doesn’t live here and has done absolutely no investment other than buying up buildings. It simply isn’t fair for the 330 home owners in Ryan Farm to have their investment trashed. It just isn’t fair for any of us who have put years of our life investing in our homes here.
It also isn’t fair to all the new families who made the decision to move into our neighbourhood with their young kids. Ottawa needs single family developments within the city boundaries to meet the needs of young families, else they will move further and further out - and that is something that the city is supposedly trying to prevent.
If the city wants to use our neighbourhood for intensification they should buy all of Ryan Farm out at current fair market price, perhaps even higher as incentive for everyone to move - then level the place all at once and sell it back to developers to erect a multi-story complex covering the entire footprint of Ryan Farm. Now THAT would be real intensification! Councillors might take a look at the design work of Paolo Soleri - Architect that worked out designs for pedestrian city structures - intensification on a truly massive scale.
4) The Development is NOT for students - again nonsense. If you have had children attend university out of town, you already know it is common practise for smart parents to invest in a property near the university for their child, while renting out spare space to others to cover the mortgage payments, then sell it after the child graduates. Smart deal for the parent - but the area typically changes into “party city”, and no one will live there except students. Certainly not conducive to raising a family.
So what would I like to see happen?
I would like the city to realize that single family developments like Ryan Farm are an important, even a critical part of living inside the Ottawa limits - they are NOT a problem that has to be solved, with destruction.
They should declare Ryan Farm (and other developments like Ryan Farm) off-limits to developers. Ryan Farm should remain a single family development for the foreseeable future. The infrastructure, including roads, water, sewer as well as nearby schools, businesses, shopping facilities, college and rapid transit already exist. The homes already exist as single family homes and for the most part are well maintained. The families are here and new families arrive every day.
We aren’t the problem - we are a logical part of your solution.
W. Hugh Chatfield - Resident in Ryan Farm