‘I don’t like it.’

Council rejects Picton housing subdivision

Fifteen years ago, then-mayor Robert Quaiff stood before a room full of local builders in Wellington, including Eric Denouden, to proclaim that the County was “open for business”. New homebuilders were skeptical. Their experience since has only amplified the mistrust between builders and County council.
After decades of neglect by Shire Hall, they watched from the sidelines as big-city developers rolled into Prince Edward County, made grand promises, persuaded Shire Hall to do the unimaginable, and won concessions—and courtesy—local builders never enjoyed. Rough calluses have formed.

NOT GOOD ENOUGH
Denouden has been working on an application to create a subdivision of 85 homes on fields at the end of Fawcett Avenue, at the north end of Picton, for 15 years. Fifteen years. The principal of Hilden Homes was back before the County’s planning committee last week.

He brought a stack of studies. He has consulted with the community and neighbours. He has the support of the Shire Hall’s planning officials. He has a proven track record of building homes in this region. Yet, he heard the same answer from Council: A hard no.

The folks who live on Fawcett Avenue enjoy their quiet, dead-end street. It is understandable. They don’t want to see more traffic or activity in their neighbourhood.

“This is the third time I have stood here and spoken in opposition to the rezoning and development of the land backing on Fawcett Avenue,” said Suzanne Poitras, who has lived in this neighbourhood for 34 years. “Progress doesn’t need to mean excess, and the amount of building in the community and clear-cutting of land has been excessive.

“If my father, who passed away two years ago was alive today, he would be fighting this tooth and nail. He was a passionate protector of the environment long before it was cool. So I am here to be his voice as well,” Poitras shared with committee members.

Planning manager Angela Buonomici countered that many of the remaining concerns about this development may be properly considered “wants” rather than “needs.”

Buonomici explained that her recommendation in support of the subdivision is based on a list of guardrails and constraints erected to protect the environment, neighbourhood safety and the other issues raised by residents.

Buonomici was asked how a Tribunal (Ontario Land Tribunal) would look at Council’s decision if the developer appealed.

“They look at the expert documents that are authored,” explained Buonomici. “They look at the EIS (Environmental Impact Statement), the transportation impact study and the solutions we have. We have also established draft conditions stating they must obtain approval for the butternut tree health assessment from the MECP (Ministry of the Environment, Conservation and Parks). They [the developer] also have to adhere to our tree management and preservation policies.”

Council was unpersuaded. Some of those council members who supported the development of 1,000 new homes in the Waring’s Creek watershed six months ago—described by one expert as comparable to building a basement in Lake Ontario—appear to have become born-again environmentalists.

“I don’t like it,” said Councillor Kate MacNaughton. “I will never, on any file ever, support the removal of EP (environmentally protected) lands to transition them into another zone.”

John Hirsch acknowledged that despite the work the developer and planning staff had achieved on this file over the years, his vote was still no.

“I, too, find this to be an imperfect application,” said Hirsch. “It’s not what I would like to see for a number of reasons; however, one has to admit that a number of the items on the to-do list did get done,” said Hirsch.

The fiercest opposition came from Hallowell councillor Phil Prinzen. He objects to the value creation when a field becomes a subdivision. Prinzen was leery that Hilden Homes would actually build the homes in this subdivision—but instead sell lots for a profit.

“Is Hilden Homes going to be the one to develop this, or is Hilden Homes going to list this for sale, similar to the one they have listed for sale on Glenora Road?” asked Prinzen.

Eric Denouden said his company has been developing land and building homes in the region for nearly forty years. Yet, he acknowledged that his aim with this project was to sell lots to homebuilders.

“It is my intent to fully service it, fully develop it as a developer,” responded Denouden. “I no longer want to be a residential builder, so my intent is to sell off building lots to builders who would build the homes.

“But as a developer, I have never sold land that I have brought to draft plan approval. So I let my record stand, and that is what my plan is here.”

Denouden added that the decision to sell the Glenora Road property was driven by the prospect of the upfront spending required for the project through the draft plan stage.

“It’s just something I couldn’t and wouldn’t risk,” said Denouden.

Mayor Steve Ferguson wanted to know if the development included affordable housing.

Denouden says he wasn’t permitted the density required in this subdivision to include more townhomes and semi-detached homes in the project. In other developments, Hilden has managed to keep the price of these formats under $500,000.

“My houses, I want them to be affordable for the average person,” he said. “I find the conditions of the draft plan approval are still quite onerous to create houses that are affordable, and it will take me quite a while to fulfill them.”

Longer still, it seems. Council rejected Denouden’s application 11-1.