Overwhelming

Lots of questions, few answers

Kaitlin came to Wellington last week. The developer says he already has tens of millions of dollars in sales for a massive subdivision in this village, a scale of development and transformation that more than one commenter described as ‘overwhelming.’

The meeting was ostensibly to consider changes the developer wants to see in the Official Plan, the subdivision plan and the property’s zoning. The primary effect of these changes is to give the developer more flexibility in terms of housing types and formats over the 20-year development horizon. Further, it will enable broader options along Belleville Road for mixed-use and commercial development.

While not a requirement, the developer hosted the public meeting on Wednesday to gather more public input and to offer a window upon its current thinking and timelines.

According to Kaitlin principal Devon Daniell, the developer intends to move earth by June next year, with home building beginning in 2025. He anticipates the first occupancies will happen in 2026. Daniell also said he expects to build about 200 homes yearly once the development is up and rolling.

Many questions and concerns posed by the gathering centred on the environment: How would the developer contribute to meeting net zero targets? Would they protect existing trees and hedgerows?

John Ambrose prodded the developer to consider a district net zero energy approach. Ambrose cited other communities using geothermal energy to heat and cool neighbourhoods.

“Now is the ideal time to consider such a plan,” said Ambrose. “You could help set a standard for the County and elsewhere.”

The response to these questions came mostly from the developer’s consultant, Ryan Guetter, who thanked the commenters and assured them they were ‘grappling’ with these challenges.

Dorothy Bothwell is worried the developer’s requested change to more permissive zoning means the community may be losing the ability to shape how this project develops.

Jennifer Armstrong wanted to know what Kaitlin had to offer people earning minimum wage.

Guetter suggested the plan includes several mid-rise apartment blocks that might address this market. He described a new product Kaitlin is considering in this development: coach towns. These are essentially townhomes (four units to a block) with a small backyard and a coach house at the rear of the property. The notion is that the coach house could be used as second a suite—for extended family members or to rent as long-term tenancies.

There was a mix of other concerns ranging from: Who will buy homes in a community without family doctors? Who will accept a heavy burden of taxes and waterworks bills? What about road congestion and traffic? Others wanted to know if the developer had planned for a new school. (The local school boards have not yet responded to their applications.)

John Whyte pressed the developer to describe best practices when integrating old communities with new.

Guetter said the best way to do so was to engage with the community. He added that the street fronts—the skin—must fit and pay homage to the existing village.

WORKING GROUP

“Is there an option to strike a working group to establish a formal process that can give robust feedback?” asked Jane Marshall near the end of the meeting.

Marshall knows folks with relevant expertise, knowledge and development insight reside in this village and nearby. She knows there are folks keen on ensuring Wellington retains the values, traditions, heritage and streetscapes—the character of this community. These include respected planners, designers, civil engineers and financial folks.

Marshall herself has more than 30 years of commercial real estate management experience, responsible for a portfolio of more than 65 million square feet of retail, warehouse and office space.

Kaitlin’s spokesperson, Ryan Guetter, agreed a working group representing various aspects of the community could work effectively, in his experience.

“It allows clarity in the discussions,” said Guetter. Mike Michaud, manager of the County’s Planning Department, added that his department wasn’t opposed to the idea.

A working group will help set expectations and highlight guardrails for development design, layout and timeline. It will enable issues and concerns to rise to the surface, to be examined and studied rather than fester.

Perhaps most importantly, a working group will be a conduit between residents, the developer and Shire Hall—to exchange information, provide updates and share objectives. A much-needed way for folks to talk to one another.