WELLINGTON NORTH – Concerns raised by eight residents and neighbouring property owners at an Aug. 23 public meeting have resulted in changes to a site plan for an apartment building planned for 773 Princess Street in Mount Forest.
But even with concessions made, some residents say they don’t go far enough, and others don’t want the building at all.
The township received an application to amending a zoning bylaw for the vacant 1.6-acre property in July to allow for construction of a two-storey apartment building, geared to seniors, with 32 rental units.
In August, residents voiced concerns with the building’s compatibility with neighbouring properties, the number of units, setbacks and building height, snow storage, parking, drainage, stormwater management, traffic impact and sidewalks.
Many of the comments received were in response to an old site plan but nonetheless influenced another revision presented by Andrea Sinclair of MHBC Planning, who spoke on behalf of client and property owner, Archon Group, during an Oct. 12 council meeting.
“Since the August meeting further changes have occurred largely in response to the public comments,” Sinclair said, addressing councillors and the public.
The revised site plan, submitted to the township with a letter responding to residents’ concerns, addresses increased setbacks, upgraded landscaping, and buffering along the site’s boundary line.
The changes include greater minimum setback requirements on an east side yard—extending from 6.2m (20.3 feet) to 9m (29.5ft)—and from a single detached home at 771 Princess Street, extending from 6.2m (20.3ft) to 8.21m (27ft).
The revisions also included a premature landscaping plan proposing a row of deciduous and coniferous trees to be planted along property lines to address privacy concerns, with year-round conifers planted within sightlines of the building’s balconies.
The response letter, signed by Sinclair, also suggests imposing caps on the building’s height at two storeys and rental units at 32—or what was originally proposed.
Sinclair also reminded council of the Wellington North Community Growth Plan, approved in 2018, which sees Mount Forest taking on most of the township’s growth and pushes for rental housing and intensification.
A screenshot taken of the Oct. 12 Wellington North council agenda shows a revised site plan for a two-storey apartment building at 773 Princess Street in Mount Forest.
Residents sound off
“We still feel that the cluster townhome proposal would be the best plan to maintain the stability and character of the existing neighbourhood,” said resident Terry Martin, referring to an earlier suggested alternative of single-storey townhomes.
“We feel that this proposal from Archcon is not the best use of this property.”
“Our client is not interested in pursuing a townhouse concept,” Sinclair said of Archon’s position after reviewing Martin’s earlier suggestions.
“They are the property owners, they’re entitled to proceed as they see fit.”
Sinclair added the proposed development was a “phenomenal use” of the vacant property and that “some really positive accommodations” had been made.
Penny Renken spoke next, asking, “Do not the concerns of those who now live here and pay taxes for the upkeep of our town matter?
“Our neighbourhood has been subjected to stress and worry about a building that obviously doesn’t fit in with the surrounding residences.”
Renken added, “Not one letter has been submitted welcoming a 32-unit building to our neighbourhood. In this case, Archcon Group has not addressed the issue of compatibility of the building with the adjacent properties.”
She did praise the idea of tree planting to address privacy.
A screenshot taken of the Oct. 12 Wellington North council agenda depicts an artist rendering of a proposed two-storey apartment building at 773 Princess Street in Mount Forest.
Gianni Accettola, who said the building would impact around a quarter of his backyard, was the last speaker.
“I’m here to basically ask council again to vote against this request,” he said.
Accettola acknowledged the building would be consistent with intensification and growth goals but said planning doesn’t “indicate whether this is an appropriate place for it.
“These plans for apartment buildings are better suited for main-street-type areas like the condominiums on Queen Street, like the lot beside the fire hall that’s being built as we speak.”
He added, “It’s not welcoming to me as a resident here, and the comments at large within the community are that we wouldn’t be welcoming of an apartment.”
Sinclair responded to concerns brought up by residents by saying compatibility doesn’t equal “being the exact same as everything that’s already developed.”
“I understand the residents … their concerns of course are related to their own properties … myself and the townships and county planners, we have to hold ourselves to the provincial policy statement and local official plans and those are stating that vacant sites are priority for intensification,” Sinclair said.
She noted the township’s own urging for additional affordable rental housing, which the apartments are purported to be.
A hand-written letter, signed by an A. Langenhuizen, was also received by the township on Sept. 20.
In the letter, Langenhuizen wrote that a “two-storey building designated in this area and given the fact that it would encrowd (sic) the already existing houses is nonsensical.”
An email, from Tim Brooks and Cindy Gilbert, was received on the day of the council meeting, township clerk Karren Wallace pointed out.
“They were concerned about a 2pm meeting, some people aren’t able to attend, they indicated that there’s disappointment and strong feelings about the building; they don’t indicate what those reasons are,” Wallace said.
Councillors weigh options
“Neighbours are quite upset with what’s being proposed,” councillor Dan Yake said.
“I don’t think anything’s going to change in regards to the developer’s proposal, but if council is willing to let the opponents or neighbours think about it a little bit longer, I’d certainly support that,” he said.
Councillor Sherry Burke said the development concept is “great” and needed in the community to help meet growth targets.
“However, we’ve heard a lot from the neighbourhood,” she continued.
“I don’t believe that a development like this should be put in an established neighbourhood; I don’t think infill lots should be used for this type of development.”
Burke added, “We can defer this, we can let the residents have another crack at it, but I’m pretty confident in saying you’re not going to change very many of the residents’ mind.”
Councillor Lisa Hern sounded torn, stating, “I don’t know, I think it sends mixed messages to the builder when they’re doing something that conforms to both our strategic plan and our community growth plan.”
A screenshot taken of the Oct. 12 Wellington North council agenda shows the location of a proposed two-storey apartment building at 773 Princess Street in Mount Forest.
Mayor Andy Lennox said he understands residents’ perspectives.
“If I were in your shoes, I’d probably be doing exactly as you’re doing,” he said before explaining the entire community needs to be considered in his role.
“For me the big issue here is affordability of housing.”
Going back to the township’s Community Growth Plan, Lennox said, “we put together policies that really spoke to this type of application.”
Lennox added, “If I could come up with a way to not have to say to the neighbours that ‘you need to accept change that you may not want in your neighbourhood,’ I’d love to do that.
“So if anyone’s got suggestions of how we get this type of growth happening in our community or a better way to accommodate more affordable housing I’m very open to that.”
He continued, “I don’t want to impose this on the neighbourhood that doesn’t want it, but I’m stuck with the problem of ‘how do we address this affordable housing situation’… this is a serious, serious problem in our community and it’s only getting worse.”
County in support
County senior planner Jessica Rahim stated in a report to the township that county staff are in favour of a zoning bylaw amendment with the project satisfying provincial policy and the county’s official plan.
A zoning bylaw amendment was approved by council with councillors McCabe, Hern and Lennox voting in favour and Yake and Burke opposed.
The zoning amendment effectively rezones into high-density, what are currently medium-density residential lands. The high-density “R3” designation allows for apartments, whereas lower “R2” does not.
Building cannot begin until approval of a site plan is granted by township staff (providing the opportunity to firm up details like landscaping and fencing) or before a building permit is issued.
