Picton Heights

Revised development plans bring mixed reaction

The message coming out of a public meeting on the revised development plans for Picton Heights continues to be concern over the displacement of existing tenants, but also an acknowledgement the plans amended since the last public meeting (held February 2021) have addressed some of the more pressing issues. Almost 40 attendees tuned in virtually last Tuesday, where many members of the public provided comment and raised more questions, such as the issue of affordability, the historical importance of the site, traffic concerns and school capacity, among many. Representing developer Fred Heller and the FLC Group was planner Kelly Graham with SvN Architects and Planners who gave a brief overview of the proposed development which includes a revised draft plan subdivision and zoning bylaw amendment. Present also was Prince Edward County mayor Steve Ferguson and Councillors Kate MacNaughton, Phil St-Jean, John Hirsch, Phil Prinzen and Brad Nieman.

“This will be a vibrant residential community comprising of 525 units planned around publicly accessible streets, including one new public street,” explained Graham. “There will be an improved central amenities space and a network of pedestrian walkways and open spaces, as well as connections into the conservation area.” She said the development is planned to complement the adjacent residential uses and the natural areas through contact-sensitive design that provides sustainable densities in the form of low-rise buildings. Councillor Kate MacNaughton said she was pleased to see some improvements to the plan. “I still have many concerns with congruity and compatibility with the immediate neighbourhood, with the lack of walkability and a general very large population that is going to put a lot of cars on the road.” Mac- Naughton also had concerns about the new apartments being able to accommodate larger families, where Heller confirmed the plan included two- and three-bedroom apartments suitable for families.

The Picton Heights development, also known as VineRidge, located at 4 to 74 Nery Avenue and 27 to 81 Inkerman Avenue, is adjacent to the Macaulay Mountain Conservation Area to the east, and the undeveloped Heights area to the south. The property is approximately 12.5 hectares (31 acres) and currently contains 38 existing dwellings (28 currently occupied), and Graham confirmed three of the original houses would be preserved in place. The proposed development include 439 units and 86 rental units made up of 294 three-storey stacked back-toback townhouses, 84 three-storey apartments, 72 three-storey on-street townhouses, 54 two-storey stacked back-to-back townhouses, 16 semi-detached dwellings, and three single-detached dwellings.

We have reduced the overall number of units as well as the density, but we have introduced 84 rental units where previously there had been none,” stated Graham. She said it’s important to note the provision of rental units will be phased and there will be one rental building delivered with each phase of the condominium. “Where previously we had two dwelling types (threestorey stacked back-to-back townhouses and street townhouses), we now have five.” She said there is a slight reduction in the landscaped open space, something that was noted to be a key feature of the design. “In response to some of the comments we heard from the Heritage Advisory Committee, we are retaining three of the existing dwellings which will be preserved and refurbished, two of which will be used for rental accommodation and one for community space.” Don Wilford’s questions related to sustainable construction and a 15- minute walkable community among them. “I will be very disappointed if these building are heated with methane or propane,” he said. “I hope there is some intent not to use fossil fuels for heating and air conditioning.” Graham confirmed the buildings are going to be constructed from wood. “Wood is a more sustainable, renewable building material that also helps to sequester carbon.” She reminded attendees that sustainable elements come with a price tag.

Graham spoke to concerns heard from previous consultations about the displacement of existing tenants, as well as the rising costs of living in Prince Edward County. “This project reflects a significant contribution to the range of housing types available in the County with a more affordable price point.” She noted at least one-third of the condominium units will be priced at least 10 per cent below the average price for a re-sale unit in the County. “An additional 15 per cent of the project will be rental apartments and one rental building will be built in each phase to retain a balance of rental and ownership housing.” She said the developer has engaged with the PEC Affordable Housing Corporation and PELASS (Prince Edward Lennox Addington Social Services) regarding the provision of rent supplements to assist lower income families. “The phased demolition and construction of the project will allow for existing tenants to be accommodated in the new rental building and they will be given first right of preference,” Graham confirmed. Further, she noted five per cent of eligible condominium purchasers will receive down payment assistance from the developer to give middle and lower income families the opportunity to purchase a home.

Liz Driver came with a number of questions ranging from public accessibility to the open lands, to the three houses being retained, to the style of the homes, to the overall site layout, to concerns about segregation of the rental units. Driver wanted assurance the existing rental accommodations be replaced 100 per cent by rental units and at a reasonable rent. “We will be providing 300 per cent rental replacement; we are going to be providing 84 apartments compared with the 28 occupants that are there at the moment,” stated Heller. “By the time we have built our second phase, we would have built 30 units. Everybody that is there existing will be able to be accommodated within the first two phases.” Jordon McCormack had a number of questions especially surrounding the tearing down of 28 houses and concern for existing tenants. “That goes completely against the grain as what the Heights stands for and what Picton stands for,” said McCormack.

Alison Kelly voiced concerns about the existing families, price points and the long-term impacts. “How is the County going to support these families who are going to be without a home?” Kelly asked. “And what this means to a community in terms of the stresses that comes with the idea that their home is being demolished, not knowing where they are going to be, how their kids are going to handle this,” voiced Kelly. “I really empower you all to think about how you are going to support this community on getting through this.” Next steps will see the application go back to the developer to provide a further revised submission. A final public meeting will give the public a chance to comment before it goes to council for recommendation. Copies of the application documents are available on the County’s website and at vineridgecommunity.ca