A St. Davids development, which one resident sees as a rare example of “good planning,” drew fresh questions last Tuesday about flooding, sidewalks and construction timing.
At a public meeting, residents and the Town of Niagara-on-the-Lake’s councillors reviewed an updated plan from applicant Sleek Developments Inc. for 308 Four Mile Creek Rd. The proposal adds six units to a nine-unit project previously approved on the north side of the property.
Resident Nicholas Colaneri said he’s not for or against the project, but told councillors the revised plan shows “good planning, not over-intensification” and reflects density that fits the neighbourhood — “unlike many files council sees.”
“This subdivision shows how medium-density forms can sit next to low-density neighbourhoods in a compatible way,” he said, adding that’s harder to see in “more contentious applications,” when “densities escalate beyond 40, 50, or 60 per hectare in low-density neighbourhoods, or when built form shifts abruptly.”
He said if council understands how development shifts between lower and higher density, it can better spot when the same tools are used elsewhere in ways that don’t support proper intensification, in order “to avoid unwanted density creep elsewhere.”
Neighbour Sandra McPherson said she is concerned about the sidewalk grade in front of her property, noting she previously had to ask the town to adjust it for safety.
“I just don’t want to be flooded,” she said, adding she also needs the development to leave enough room to safely back into her driveway from the regional road. The committee chair, Coun. Tim Balasiuk, said staff will review her comments.
Coun. Gary Burroughs questioned whether basements are planned, details staff said are undecided.
“My concern is for the trees that we’re trying to preserve,” he said. “Hopefully, the existing water course will maintain the health of those trees.”
Burroughs also asked when the project might actually be built, noting other approved developments have stalled. “I’m concerned that we’re now just moving ahead with another one,” he said.
Jennifer Vida, planning consultant on behalf of Sleek Developments, said construction will be “market-driven,” and the aim is to keep the site “shovel-ready.”
“We’re all aware that we’re in a bit of a dip right now,” she said, referring to the current housing market “We’re hoping to get this property lined up with approval — so that when things recover, it’s ready to go.”
Lord Mayor Gary Zalepa asked about staff’s suggestion for residential sprinklers: “That’s just quite expensive.”
Staff recommended the developer consider adding residential fire sprinklers to improve safety for occupants and firefighters. Staff told Zalepa they are optional.
Coun. Adriana Vizzari asked whether a sidewalk would run along the frontage. Vida said, as part of the approval, the region expects the developer to add curbs, gutters and sidewalks “across the entire extent.”
An earlier mid-rise condominium idea was dropped, a change Coun. Wendy Cheropita questioned.
“This is really addressing the needs of the market as it stands right now, then, I assume?” she asked — Vida confirmed.
“Things in the market changed so quickly,” said Vida. “Based on some discussions we’ve had, we’re pivoting.”
Town staff will review the comments from the public meeting, after which the applicant may submit revised materials that will be made public.
Staff will then prepare a recommendation report for a future committee of the whole meeting, where council will decide on the application before a later adoption vote.
