City seeks feedback from locals on developer’s plans for London’s ‘Towers of Spite’ | CBC News

A controversial off-campus development near Western University is sparking concern from one city councillor and a local neighbourhood group over density and zoning rules.

A city committee will hear feedback from Londoners in September over a plan to redevelop a set of buildings near Broughdale Avenue into a 14-unit, 70-bedroom townhouse complex for students.

It’s the latest in a saga dating back three decades. 

“It started about 30 years ago. It’s about time to finish it,” developer Arnon Kaplansky told CBC News on Friday. That’s when he purchased the lots and tried to build two triplexes.

“Students should live a walking distance to the university, just like faculty.”

The proposal would include one six-unit building, one eight-unit building, parking, and an accessory building. Under the plan, the four lots would be combined.

The area ward councillor, Sam Trosow, argues the possible zoning changes would be appropriate on nearby Richmond Street, but not here. 

“He could put in additional density under the current as-of-right rules, without even getting a zone change,” he said.

The site in question, at the corner of Audrey Avenue and Huron Street, is home to a single-floor house and three narrow, 3.5-storey structures, dubbed by critics as the “Towers of Spite” for their appearance, which includes windowless street-facing facades.

Under the new plan, the existing buildings would be added onto.

The “Towers of Frustration,” as Kaplansky calls them, were built nearly 20 years ago after his initial plan of two duplexes and two triplexes for 56 students was thwarted.

The Broughdale Community Association (BCA) and others argued it was too dense for the area, and the city rejected the proposal.

The matter went before the Ontario Municipal Board (OMB), the precursor to the Ontario Land Tribunal. Kaplansky built the towers and filed an appeal in divisional court.

Both ruled against Kaplansky, said Trosow.

Trosow’s wife, Marie Blosh, was BCA’s president at the time, and Trosow represented the neighbourhood groups before the OMB.

“We were able to convince the board … that it would have really negative implications that any property owner could do that kind of upzoning,” Trosow said.

Kaplansky tried to remove the towers for a 14-unit, 56-bed townhouse but was shot down by council in October 2011. Former mayor Joe Fontana chided him at a committee meeting the following May over a proposed fourth tower.

A single-storey home was built, coloured black in contrast to the red, green, and blue towers. The new plan will see it demolished.

Kaplansky wonders how much the city has spent fighting him over the years, and said it should “embrace” the proposal and “provide good housing.”

The city is being asked to rezone the site higher than the surrounding neighbourhood, something known as spot zoning.

Susan Bentley, BCA’s interim president, said that is a concern, arguing the city should do a neighbourhood-wide zoning review instead.

“We would really appreciate it if neighbourhoods were consulted,” she said. “In the London Plan, it says ‘intensify along urban corridors.’ That’s Richmond Street for us.”

Trosow says he thinks Kaplansky and other builders may be hoping the current crop of city councillors is more developer-friendly given the housing crisis and a provincial target to build 47,000 new homes by 2035.

He noted council’s endorsement last month of a 43-unit development on College Avenue that planning staff had recommended against.

In February, council increased the bedroom limit for homes in off-campus areas from three to five, and a cap for the rest of the city was axed.

“I believe this is the most pro-development city council we’ve had. Some of it’s understanding, because of our need for housing units, but we still have to apply standards.”

The proposal goes before the Planning and Environment Committee on Sept. 10.