The Planning and Development Committee reviewed a major downtown development application for 13 Mountain Street and 19–23 Elm Street. After revisions since the application was submitted in May, the developer reduced the proposal from eight storeys to seven and from 177 units to 150 rental units, including 15 affordable units. The committee unanimously approved the Official Plan Amendment and Zoning By-law Amendment, with a final council vote scheduled for Monday.

Topics Discussed

DOWNTOWN DEVELOPMENT APPROVAL: The committee approved a seven-storey, 150-unit rental development at 13 Mountain Street and 19–23 Elm Street. Staff said the proposal was revised to address concerns about “the height and massing,” including changes to rooftop signage: “the applicant has decided to remove the placemaking signs on top of the development. So there is no longer any signage that was adding to kind of the height of the building.” Staff also noted the earlier eight-storey concept was revised: “the NC had concerns with the eighth story which was bumped down to seven.” The revised plan includes 279 square metres of ground-floor retail, 154 vehicle parking spaces, and 48 bicycle spaces. The developer told the committee it is “charting to secure financing later this fall for $80 million” and is “hoping to get shovels in the ground ahead of September next year.”

HERITAGE BUILDING PROTECTION: Two heritage-designated buildings—Wolverton House and Wolverton Hall—are proposed to be preserved and integrated into the development, with heritage approvals to be handled through a separate permit process. Developer Harley Valentine told the committee the team intends to “continue to invest and to think about creative ways that we can leverage these heritage buildings to be a landmark and to be a touchstone for this downtown community.” Staff said heritage protection during construction will be addressed through required studies and plans tied to the heritage permit and site plan process: “All of that stuff has to be addressed through the conservation master plan,” and a temporary protection plan will address “things like vibration, their strategy for demolition…[and] the safety mechanisms being put on site for the heritage buildings.” The building at 19 Elm Street, currently occupied by Simply Moto, is proposed to be converted into an indoor gymnasium. The structure at 21 Elm Street is not designated and may be demolished.

PARKING AND WALKABILITY: Parking ratios were discussed alongside the project’s downtown location. Councillor Frank said he supported the approach and did not see parking as a barrier to approval: “I’m not concerned about parking and I keep saying that. I think we put way too much emphasis on parking at this town.” He added that residents choosing downtown buildings often do so to be close to services: “they don’t have to use their car. They can just walk to retail stores…walk to a grocery store…walk to to a restaurant.” Staff also referenced the applicant’s work to justify visitor parking: “The applicant actually went out and did a analysis of proxy sites in apartment buildings in Grimsby and their visitor rates they were able to justify a 0.5 rate per unit for visitors.”

AFFORDABLE HOUSING PARTNERSHIP: The committee heard that the affordable housing component was added during revisions. Staff said: “When the application came in in May, there was no units proposed for the affordable housing. The applicant has revised and provided a lower rate.” Staff also said the applicant plans to work with community partners: “They will work with Wood Green Community Housing Inc. and the Grimy Benevolent Fund to find appropriate renters given the definition of affordable housing.” The affordable component totals 15 units (10% of the project).

APPLICATION REVISIONS AND PROCESS: The committee also heard about the extent of revisions over the review period. Allison Chudter of Bowsfields Incorporated said: “I think what’s not shown here is the the number of iterations we went through between May and March.” Staff similarly described ongoing discussions: “We had lots and lots of meetings to make sure that what we were putting forward was as responsive as possible to the comments that we had received.”

Motions

PASSED: Motion to receive delegations from Bowsfields Incorporated and Harley Valentine (moved by Drew, seconded by Frank)

PASSED: Motion to approve the recommendation report for Official Plan Amendment and Zoning By-law Amendment for 13 Mountain Street and 19–23 Elm Street (moved by Frank, seconded by Drew) — unanimous

Attendees

• Mayor Jordan (Committee Chair)
• Councillor Frank
• Member Drew
• Member Potter