Full support

Greater density in settlement areas retains County’s rural character

After being sent back to the drawing board by council in February, a new, less dense Talbot on the Trail development plan in Picton has received support from council. In February, the then 238-unit development, with a density of 51.1 units per hectare was voted down 8 to 6 due to the high density, compatibility with the surrounding builds and concern regarding community benefits and affordability. County Planner James Griffin explained that David Cleave, the proponent, has since revised the application in working with staff and the public to bring forward an application with reduced density. The new proposal consists of 182 residential dwelling units at full build out for a density of 43.4 units per hectare, including 106 standard freehold townhouse and semidetached dwellings, 76 back-to-back stacked townhouses and one single-detached dwelling.

There were still concerns from residents and neighbours of the proposed development. Wendy LeBlanc said that the approval of the development would not only affect the local neighbourhood, but also have long-term implications to the County as a whole. “We all know that these concerns were founded on the issue of density, which in turn affected the issue of compatibility with neighbouring subdivisions as well as the question of environmental impacts,” said LeBlanc. “While there have been changes made, Talbot on the Trail is still a very long way from meeting the requirements of the spirit of the secondary plan,” she said, reminding council that the secondary plan allows for a maximum of 37 units per hectare.

LeBlanc then told council if approved, the decision would be precedent-setting for future developments. “The development of 100 per cent townhomes, plus one single home, is not compatible in style and density with the neighbouring subdivisions. Talbot on the Trial represents several first for our community. First residential area with 100 per cent semis and townhomes. First without diversity housing. First with back-to-back townhouses. First over 40 units per hectare. If approved, as currently proposed, it will also be the first of more big-citylike developments which are sure to follow this precedent-setting model,” said LeBlanc. “It will be the end. The end of the small town rural charm that brought and kept so many of us here in the first place.”

Luz Elena Espinosa also urged council to not approve the plan. “We, like many people, moved to the County escaping from crowded, noisy and problematic areas that our cities have become. We saw how the areas in the GTA were converted from open natural areas to massively dense and suffocating areas. This is not what we want to happen in the County. We don’t want to see the beauty and small town charm disappear and the County lose its character,” said Espinosa.

Councillor Mike Harper asked staff how long ago the 25 unit per hectare figure was written and how, or if, it might be different today. Griffin explained that the number was reviewed in 2014, but that the number is just a target where there is also provisions for bonusing. “Today if we were to review it, I think planning is moving forward in knowing that we need to preserve our agricultural landscape. We need to build in our settlement areas. Unless we want to buildout our settlement areas, we have to build within them. And one way to do that is with density. And that in itself preserves the rural character of the County,” said Griffin, explaining that if the Secondary Plan were to be reviewed today, a higher density would be preferred.

According to Councillor Phil St-Jean the lands in question were identified going back as far as 1988 in the previous Picton Hallowell Urban Secondary Plan for development “This isn’t anything new. How we develop them has certainly changed over time. And I know that it will change again as we move forward. Markets will change. Demands will change. We are seeing a huge interest and I expect a huge influx of new residents coming here. They are demanding different housing. More diverse housing, Smaller housing with smaller footprints on smaller lots,” he said. St-Jean believes this development can be used as a model moving forward, and also thought it was important to note that David Cleave employs over 100 locals and over 60 associated tradespersons with good paying jobs. “This development also means jobs for people in our community,” added St-Jean.

Councillor Bill Roberts asked Cleave what the price point would be on the units. Earlier this year, Cleave warned council that the Talbot on the Trail development may very well be the last affordable housing the County will see for quite some time. In just a short month and a half, the market and price of supplies has caused the price point to increase. “This project the last time it came through was at a $300,000 price point. Today it is at a $349,000 price point. I will only tell you that the market is moving so fast, that we are not to market yet, and that could change tomorrow,” said Cleave, a reminder that delaying the project only added to the costs. As he usually does, Councillor Roberts reminded his colleagues that the housing offered in this development would be attainable to those who can’t currently afford to live in the County. “If you look at MLS listings today in the County, the average house price is $1,200,192 and climbing. Last time around it was $300,000 a unit. Now it is $349,000. This is affordable attainable housing by the crazy measure of the price of housing unit on the market today at over $1 million for a home,” said Roberts. “We have said over and over and over again in every strategic plan the County can lay its hands on, that affordable housing is its number one priority. I have a great deal of respect for the flexibility and perseverance of planning staff and the applicant. We should move forward.”

Mayor Steve Ferguson added his comments at the end of the discussion. “The last time this came through I voted on favour of it. Since then the developer, staff and the community have coalesced and made amendments and adjustments to the plan and I am appreciative of the engagement and involvement of everybody,” said Ferguson, who acknowledged that this development won’t cure the affordability problems, but it could be used to alleviate some of the pressure. “The sad reality is that we need housing stock and inventory. We need it desperately. We need it at a more reasonable price point than $1 million. Mr. Cleave has been agreeable and responsive and has addressed a small part of that problem by proposing this subdivision. This is a step in the right direction.”

The report was voted on with 12 councillors in favour. The remaining two were absent.