Concerns about potential high traffic volumes, parking and the density of a Westmount Drive development were expressed by residents about a proposed 114-unit, three-storey stacked townhouse development planned for their Ward 2 neighbourhood.
Planned for 50 Westmount Dr., the site of the former Mount Slaven Public School, a virtual open house was held on Wednesday evening by project planners Morgan Planning and Development Inc.
With access planned along John Street and Mary Street, the townhouses will be divided into six blocks across the property, featuring dwellings ranging from bachelor to three-bedroom units, 143 parking spaces on the property’s interior (29 of which are for visitors), and three common outdoor areas.
Over a quarter of the property will be landscaped, planners said, with trees planned for the interior parking lot to “reduce the heat island effect,” and each unit will have its own private outdoor space.
Wednesday’s meeting was held as planners look to finalize applications with the City of Orillia, including site plan approvals and requests for several zoning bylaw amendments.
The developer is seeking reduced parking requirements, from the required 1.5 spaces per unit (171) down to 1.25 spaces per unit (143), permission to build up to 12.2 metres in height, where 11 metres is currently permitted, and permission to build six residential buildings on the lot, among others.
“The existing zoning on the property permits multiple forms of residential development, including townhomes, and it also permits a long term-care facility and a retirement home,” explained planner Josh Morgan.
“There are existing development rights on this property that would not necessitate a zoning bylaw amendment that would bring a high density of development to the property.”
Morgan argued the project aligns with provincial planning policy and the city’s Official Plan, that it’s compatible with the surrounding neighbourhood and supports the city’s aim to develop a range of housing types.
Around 20 residents attended the meeting, most of whom did not speak strongly against the project, but many did raise concerns about the impact the project would have on the neighbourhood.
One resident raised concerns the “extremely high density” of the project would “destabilize” the neighbourhood, and also raised concerns that parking issues already exist in the neighbourhood.
“It's a well stated fact that the country is short of housing units, and that the province of Ontario is significantly short of housing units,” responded Morgan. “Given that this is a vacant former school site, in my opinion, this is an entirely appropriate place to be bringing forward 114 new units.”
Later in the meeting, Morgan also said traffic studies indicated the development would have less of a traffic impact to the neighbourhood than the former school did, as “the results of the study indicate a significant reduction during the weekday, morning peak hour compared to the previous use,” he said.
Another resident raised concerns that, given there is only 1 parking space per unit, the development would ultimately create parking issues in the area.
“It's safe to assume that there's going to be more than one vehicle needed for those properties, so where are the excess cars going to go?” the resident asked. “There's 114, one per unit, but there's likely two needed for the vast majority of them.”
Morgan responded that any residents on the property will move in with “eyes wide open” to the parking situation, and highlighted that a variety of developments in the city have successfully gained permission for reduced parking requirements.
“I have a family; I have three kids, and we have two cars, so knowing that 50 Westmount could not provide the opportunity for me to park both of my cars permanently. It would not be a place where I would be able to move my family,” he said.
“As a buyer or someone that is looking to rent at 50 Westmount, you will do so eyes wide open, knowing that you are only going to be given one parking space.”
Morgan also mentioned there is nowhere to park on the side streets, particularly in winter, and that the city will not permit overflow parking onto the streets.
“The city has bylaw officers to control those types of things, but I just think the fact that the offering here is one space per unit will dictate (to) those people that either buy these units, if they are for sale, or rent there.”
Other residents raised questions about what the price of the units would be, pointing out that Orillia Coun. Ralph Cipolla recently speculated they could be in the $800,000-$900,000 range, and whether the units would be sold or rented to the community.
“We haven't, as a company, made a determination of what the sale price is going to be,” said property owner and developer, Yaseem Nimji. “I'll tell you, I've never in my entire life sold stacked (townhouses) for $900,000 – if I did, I would have a throne.”
Morgan pointed out, as well, that Nimji has not yet decided whether the units will be sold, rented, or a combination of the two.
When concerns were raised about snow storage space on the property, Morgan said the “city’s zoning bylaw identifies a minimum snow storage area on any new development project, and that this application exceeds the minimum requirement as established by the city zoning bylaw.”
Others raised concerns about the homelessness issue in Orillia, and questioned whether the development would help in any way.
“I obviously understand, as somebody that lives in Orillia and close to the downtown, I’m aware of the homelessness problem in town, and this project is not going to alleviate that problem. I'm not going to suggest that it would,” Morgan said.
