Collingwood Council heard from both developers and residents regarding the proposed construction of a St. Paul Street apartment building. Town Staff has been asked to prepare a report regarding the proposal that calls for the construction of a three storey, 36 unit apartment building at 205, 211, 223 and 225 St. Paul Street between Ontario Street and Fourth Street East.

“We’re not large developers” development spokesperson Eric Palmer told council. Palmer said that he and his wife Christina moved to Collingwood in the mid-90’s. The family has a background in constructing apartment buildings throughout the province, similar to the building proposed for St. Paul Street. Palmer identified a lack of apartments in the town. Senior Town Planner Nancy Farer told Council that the applicant has filed a number of studies including a Residential Impact Study, a Rental Market Assessment Report, a Traffic Report and a Landscape Plan. Palmer told council that his company conduced its own study that concluded that Collingwood required additional 2 bedroom apartments. Palmer stated that it is his understanding that there is a shortfall of affordable rental units in Collingwood.

“It’s a retirement program for us” Palmer told council, with regards to the proposed apartment building complex. Palmer said the proposed development land sits within a five minute walk from Collingwood’s vibrant downtown core. Palmer said that this was a major consideration in choosing the St. Paul Street site for the proposed project. Palmer said that the plan to construct a new, modern apartment building would replace four poorly maintained rental properties that currently occupy the proposed location.

Palmer told council that the developers held an open house at St. Mary’s Church in September, 2006, to meet with neighbours to discuss plans for the apartment building. He stated that the plans have changed over time based on feedback from neighbours. For example, Palmer said the building’s proposed height has been reduced from a four storey to three storey structure based on feedback from Minnesota Street residents.

Council heard mixed comments on the proposed development. Senior Town Planner Nancy Farrer said that one objection was received from Olde Town Developments with a concern that approval of this particular apartment development could possibly lead to the construction or at least application for construction of other similar high density residential developments in the area. In contrast, a local health care provider submitted a letter of support for the development, saying that the proposed apartment building would be constructed close to the downtown district, police, fire and medical facilities, all of which are important for seniors. Another letter received by council stated that the town needs to balance the high end development properties with lower cost properties, allowing local residents and particularly the elderly to comfortably live in the community, close to the downtown and other important facilities, adding that the project would provide much needed diversity.

Collingwood Lawyer Alex Besse, a former town solicitor and an individual with a great deal of experience with town planning matters, spoke to council. Besse stated that he is against the wishes of the developer. “I think you know me as a reasonable person with a great deal of experience in these matters” Besse said, pointing out that he was speaking to council as a private citizen. “What really drives me tonight is my experience with the official plan and the Town Hall” Besse said. Mr. Besse stated that the time period between 1995 to 2005 saw unprecedented growth in housing and commercial applications to the town. Besse said that housing applications all asked for official amendments to allow for housing that the developers wanted to build. “In effect the developers were rewriting our official plan” Besse told council. While opposing the proposed construction of the apartment building, Mr. Besse cited examples of outstanding planning and development in the immediate vicinity including a portion of Minnesota Street that saw the construction of 7 new homes. He also pointed to the St. Paul Street Olde Town Development as an example of excellent planning.

“The new official plan was adopted just three years ago. I believe the work of your planners was excellent” Besse said. He pointed out that now that the Town has a new official plan, council is now “in control of the bus.” Besse stated that the new official plan recognized old, heritage areas surrounding the downtown should be preserved as low density areas. Along comes an application that challenges the new official plan, asking for high density. “Instead of a density of 5 to6 units per acre that you adopted in your official plan, they want a density of 33 units per acre. This is 6 times what the official plan calls for” Besse told council. It’s my view that you should reject this application and request the developer revise the application to reflect the official plan. Besse said, adding that it is important for council to stand behind the work of the new official plan. “Failing to do so sends the wrong messages to both residents and developers” Besse told council. Mr. Besse stated that St. Paul Street is a street in transition, beginning with the rebuilding of “The Station” 10 years ago, and followed by the construction of the Olde Town Development, and more recently, the planned redevelopment of the Tremont and Livery Stable site. Besse recognizes that a group of homes are now in transition at the south end of St. Paul Street.

Besse is concerned that approval of the Palmer application would lead to further application for the construction of high density apartment buildings in the area. “The biggest problem is the domino effect … not just in this area, but in other parts of town” Besse said. “The official plan provides for other areas for apartment buildings” Besse told council. “There are always win-win solutions” Besse told council, encouraging council to ask the developers to come back to the table with a more appropriate, conforming development plan for the property.