239 DUNDAS STREET WEST PROPOSAL OPPOSITION


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THE EXISTING PROPERTY RESPECTS THE ENVIRONMENT

The City's official plan review sets out goals:
> To protect and enhance the quality of our natural environment
> To ensure there is clean water and air and a liveable environment
> For the benefit of current residents and future generations

Official Plans provide direction on key matters such as planning:
> For population and housing growth
> Protecting the natural environment as examples

The Plan supports a sustainable and equitable pattern of urban development
using policies ... land use ... and environmental priorities to create
a balanced, resilient, and inclusive city
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THE DEVELOPMENT RESPECTS NEITHER THE ENVIRONMENT NOR THE NEIGHBOURHOOD

The City's official plan spells out Unit Density goals
From the City Of Belleville Official Plan Review - Background Report August 2025
> Low-density residential (single-detached and semi-detached) is "to a maximum of 25 units per hectare"
> Medium Density "to a maximum of 60 units per hectare"
> That leaves High Density to be from 60 up to 114 units per hectare
> Above that is an exception case that only applies to City Centre

This proposal uses almost every sq ft of the land
It reduces all key setbacks and has 5 storeys
It shoehorns itself into an undersized narrow lot
It achieves the magic 114 units per hectare.

Coincidental, No. Forced, Yes. At any cost ... to us.

The City's May 29 2025 Housing Needs Assessment looks at PPU.
That is persons per unit and it has been close to 2.5 for 20 yrs.
This is also the number quoted as expected for the proposed development.
We have/had single-family homes rented to tenants in double-digits
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Just How Large Is Our Opposition Group of Neighbours?






THE ARTIST'S IMPRESSIONS ABOVE ARE FROM THE DEVELOPER'S SUBMISSION PACKAGE
THEY CLEARLY INDICATE THE FOLLOWING:

THE IRREPARABLE DAMAGE TO THE CHARACTER OF THE NEIGHBOURHOOD & TO THIS PART OF THE BAYSHORE PLANNING AREA
THE ABRUPT & ALARMING CHANGE IN UNIT DENSITY & URBAN DESIGN WITHOUT ANY RESPECT WHATSOEVER FOR TRANSITION
THE VERY REAL & DANGEROUS PRECEDENT FOR FURTHER INCOMPATIBLR SITE SPECIFIC INTENSIFICATION

THESE ARE THE ANTITHESIS OF FUNDAMENTAL DIRECTIONS ENUNCIATED IN THE JUNE 2026 OFFICIAL PLAN UPDATE
INCLUDING BUT NOT LIMITED TO:
“The Municipality will support forms of gentle intensification, which generally refers to new housing
within existing residential neighbourhoods, including infill, where additional housing units
are provided of slightly higher density than the surrounding density,
in a way that is compatible with the existing neighbourhood.

To support gentle intensification efforts, the City will provide policy guidance to permit multiple units as-of-right,
on urban serviced lots where a detached dwelling, semi-detached dwelling or freehold townhouse dwelling is permitted,
where appropriate, and subject to any criteria including servicing capacity.


WHICH RESIDENTIAL DWELLING AND STREET WILL BE THE NEXT POTENTIAL VICTIM?
EQUIVALENT QUESTIONS:
WHICH INDIVIDUAL SINGLE FAMILY DWELLING SITES WILL NEXT FALL PREY TO OPPORTUNISTIC DEVELOPER PURCHASE
AND BE THE TARGETS FOR SITE (LOT) SPECIFIC REQUESTS FOR ZONING BY-LAW AMENDMENTS & VARIANCES (SPECIAL PROVISIONS)?

SHOULD SUCH SUBMISSIONS BE ACCEPTED BY THE PLANNING ADVISORY COMMITTEE FOR PROCESSING?
DESIPTE INHERENTLY VIOLATING KEY PRECEPTS OF THE CITY OF BELLEVILLE OFFICIAL PLAN ?
ARE THERE NOT BETTER WAYS TO SPEND OUR TAX DOLLARS & RESOURCE TIME?

City planning is complex, continual, and interconnected with that of the province of Ontario. It doesn't stand still.
Well thought out housing and zoning plans and strategies result from many hundreds of hours of staff commitment. Subsequent
evolution should continue to be managed according to guidelines contained in the plan. We should not want it to be the
real-time outcome of accommodating ad hoc developer desires.

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