The Ontario Land Tribunal (OLT) has ruled in the matter of the proposed new boutique hotel on Dalhousie St. and it allows the development to proceed.
The OLT ruled early last week that the appeal against bylaw 2023-51, one that provides setback relief from the town’s zoning bylaw from 7.5 metres to zero metres, is dismissed. The hearing had been conducted via video in early June.
The hotel would be a 15-unit development with the OLT ruling a main floor commercial/restaurant space “shall be an enclosed space” with the ruling also stating the proposed rooftop restaurant/bar not be used for those purposes.
The development at 256 Dalhousie St. is proposed by Black Dog Entertainment, owned by Richard and Colleen Peddie.
“The Tribunal is satisfied that the proposed development provides for a mixed use building within the Central Business Area and that the proposed uses within the building are permitted as-of-right in the current CG-4 zone which does not require parking or loading on the site,” the OLT’s ruling stated. “The proposed development represents appropriate intensification on this site within an identified Commercial General Area, which is well served by infrastructure, both in terms of municipal services and transportation, which will introduce a use that will support the long-term economic prosperity and increase the vitality of the Town.”
The OLT also stated: “The Tribunal is satisfied that the proposed development aligns with Town OP and the Urban Design Guidelines. The building is located as close as possible to both street environments which creates a more pedestrian friendly environment within the downtown core. The property is accessible from the front through Dalhousie Street and from the rear through the abutting Town owned right-of-way. Kings Navy Yard park provides amenity space for those frequenting the proposed hotel from the rear of 256 Dalhousie Street.”
According to the OLT’s ruling, it also states the Tribunal “is satisfied that a shadow study was completed with confirmation that there are no adverse impacts with respect to shadows as the proposed building will cast the same shadow projections as the Salmoni building.”
The OLT added there were no studies provide to illustrate removed or reduced air flow or loss of complete sunlight to the adjacent building.
“The Tribunal is not insensitive to the fact that the abutting residents raise concerns regarding the use of 256 Dalhousie as a hotel and retail/commercial space,” the ruling stated.
The setback was originally granted during a May 23, 2023 town council meeting. After three hours of debate on the subject that night, council members voted 4-3 in favour of the setback with Mayor Michael Prue, Deputy Mayor Chris Gibb, Councillor Don McArthur and Councillor Linden Crain in favour. Opposed were Councillor Diane Pouget, Councillor Peter Courtney and Councillor Molly Allaire.
Richard Peddie expressed his thanks to their lawyer, planner and others who defended the zoning bylaw amendment. He said both he and Colleen haven’t worked much on the proposal, including costing updates, due to the proceedings only recently being decided.
Their focus right now is to get the “Hole in the Wall” event space re-opened, as it is being transformed into a bar space over the River Bookshop. Once that is complete, they will further go over the numbers and see where they are at with the hotel.
“We’re not saying no, we’re not saying go,” he said. “We have to analyze it and see if there is still merit in investing our money into it. We know our investments have already helped the town be better but this investment is dramatically more than what we’ve done to date.”
Hotels are “gravity” to a municipality and help draw people in and allows them to stay. He said more and more people are coming to Amherstburg from outside the area.
“There are more people coming to town than ever before,” said Peddie. “We see it in our sales. This town is on a roll.”
Peddie added “this town still needs more hotel rooms” and people he talks to say they want more places to stay in Amherstburg.
“We still need a hotel,” he said.
Appeal to zoning bylaw amendment regarding Dalhousie St. boutique hotel dismissed
By Ron Giofu
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