Zoning change from the Official Plan designation is part of the multi-stage process
By
Mark Schadenberg
The
provincial government enforces (and forces) intensification in an effort to
save forests and farmland.
The
game of musical chairs in Woodstock has resulted in a significant piece of land
now available to maybe become a townhouse complex. The previous use and zoning
for the land was institutional (Formally called Neighbourhood Institutional
Zone) as the site of Faithway Baptist Church. Faithway is the congregation
which purchased the Legion building on Brant Street, so their previous place of
worship at Finkle and Athlone was on the open market, and its developer (the conditional
purchaser) intends to build a 69-unit complex.
The
buyer needs a zoning change before they can proceed with anything.
The
2.4 acres includes the church, its parking lot and a single-family home.
At
a City of Woodstock planning department meeting on Monday, July 11 -- a public
meeting format with all city council members present – the zoning change was on
the agenda. It is a multi-stage process to have a subdivision (and site) plan
approved, including an opportunity for neighbouring residents to talk at the
podium about their expectations and ideas, and after most hurdles are jumped
there is always an appeal period to.
It
would be safe to assume, the land will be see a zoning change to residential,
but the actual goal for the developer is to also secure an Official Plan
amendment from low density to medium density for the construction of what will
likely be townhouses. However, the question to be determined is how many units
and exactly what type of layout will occur on the land parcel, along with lot
coverage percentages, and the important site plan approval which would include
the approval of aesthetics.
When
you hear the term medium density – the term intensification becomes a parallel
thought.
The
Provincial Policy Statement is always referred to in such municipal-level
debates as the Ontario government at Queen’s Park wants municipalities to grow
upward (apartment buildings) and not sprawl outward into farmland. I can’t
disagree with that philosophy, so therefore the conclusion must be about the
number of units to be built with the discussion also surrounding number of
residents, number of cars (traffic flow) and the ease of servicing the property
(water and waste water, plus snow removal and access for emergency vehicles and
garbage trucks). I truly am not over analyzing the scenario as the flow chart
of progressing this type of plan of subdivision complex is quite complex as the
land’s new owner applies for a ‘Special Residential Zone 3’ status.
A
developer wants to make money. If they wanted to minimize their return on
investment they would have created a plan for maybe 12 detached homes at this
locale.
Keep
in mind, the proposed drawings and full agenda are on the City’s website, so
I’m not reporting brand new information here. I’m also not a city planner or a
member of city council, and while quite honestly I feel this project should be
tapered down to 50 units or less, there is enough land in this location for
this proposal to eventually be approved. The vision also fits into the rules of
medium density, if they receive their approval for that zoning.
The
plan -- as outlined at the planning meeting Monday -- notes that the
developer’s desire is to build 30 units as 2-storey condo townhouses (Likely 5
sections; each with 6 townhouses), but to also build sections of stacked
3-storey townhouses for an additional 39 units.
The
concept of 3-storey condo townhomes can be seen already at the corner of Finkle
and Alberta.
The
council planning agenda notes the definition of maximum density for a medium
density classification would be 30 units per acre, or therefore 72 (30 x 2.4
acres) as the most possible.
During
the month of June, neighbourhood residents were circulated with a copy of the
proposal and were invited to act as a delegation at the Monday meeting if they
wanted to voice an opinion.
Of
note, the city’s hospital is technically also at this same corner – as you can
see from the maps I have included as posted on the agenda.
MORE
PROJECTS
You
can see from the amount of heavy land-moving equipment that Woodstock continues
to grow in many residential corners of the community
1.
Alberni will soon be connect in the city’s northeast to allow for about 50 new
residential homes including a cul-de-sac off Alberni. The Builders Group are the
companies with the trusses and ceramic tile – namely Deroo Brother Ventures,
Goodman Homes, Karl Reyneveld, Oxford Builders and Marc Deroo.
2. John Goodman Homes continues to be busy on Munnoch Boulevard with high-end ranch condos (all with 2-car garages) for empty-nesters, which smartly back on to the Lansdowne extension which means the units at the back all have a terrific view of Pittock Lake and access to the trails.
2. John Goodman Homes continues to be busy on Munnoch Boulevard with high-end ranch condos (all with 2-car garages) for empty-nesters, which smartly back on to the Lansdowne extension which means the units at the back all have a terrific view of Pittock Lake and access to the trails.
3.
At Falcon and Devonshire, a lot has been serviced for a small modest townhouse
development. It’s interesting to note that this project was approved about 2 years
ago by council.
4.
Across the road, Claysam and Finoro continue to expand the Neighbourhoods of
Devonshire. Claysam is a builder represented locally by William Cattle from same
office I’m affiliated with -- Royal LePage Triland
5.
The land-locked crescent off Ridgewood in the Sally Creek neighbourhood is
seeing now the installation of sewers, water and other servicing requirements.
I hope the map I’m printing here is the current city-approved streetscape as
this crescent has been to council numerous times.
6.
Also in Sally Creek, a rather large crescent will see homes (mostly semis and
townhouses) by Breymark built in what could be best described as the corner of
the subdivision up to the round-about corner at Tollgate Road, which is also
Woodstock’s current northerly boundary.
7.
Also in Sally Creek, townhomes are now under construction behind the homes on
Fairway, so these new freehold townhouses will back on to the 9-hole golf
course.
8. Staying on the north side of Pittock Lake, another crescent east of Lakeview Drive (Alder Grange subdivision) is quickly appearing.
9. Havelock Corners and eastward to Oxford Road 4 is all in various development stages by Senators Homes. I'm impressed with the City's efforts in creating the Shanna Larsen memorial park on Upper Thames road.
10. A planned subdivision to somewhat connect Sally Creek to County Road 11 at the eastern end of the city limits is still on the books. I believe a lot of the servicing has already been done, but no houses yet. This connection is important as there is no thoroughfare in the city from Tollgate (17th) in the north to the other side of Pittock and then perhaps Vincent Street and then down Delatre to Dundas.
11. Deroo Brothers are also busy in the city’s southwest corner on Boot Hill Road which runs west off of Mill Street. Deroo Brothers (Rick and Henry) build exceptional homes and this is a very high-end street, which they refer to as an ‘enclave’.
11. Deroo Brothers are also busy in the city’s southwest corner on Boot Hill Road which runs west off of Mill Street. Deroo Brothers (Rick and Henry) build exceptional homes and this is a very high-end street, which they refer to as an ‘enclave’.
12.
London-based Rembrant Homes are building high-end single-family homes across
the street from the previous Woodstock hospital on Riddell Street.
13. The former location of Ecole Ste Marguerite Bourgeoys on Huron Street appears to be reaching a conclusion in its design with 2 detached houses to be built to face Huron, and then a townhouse complex built where the school, its gymnasium and schoolyard were.
14. Another 5-storey apartment building approved by city council, but still seeing no signs of diggers and concrete forming equipment, is the corner of Lansdowne and Nellis.
14. Another 5-storey apartment building approved by city council, but still seeing no signs of diggers and concrete forming equipment, is the corner of Lansdowne and Nellis.
CALL
ME TODAY
Some
of these on-going subdivisions are listed by MLS agents, but since that is the
case, feel free to call me on any of your real estate needs in Woodstock or
Oxford County. I’m a full-time Realtor with 17 years experience – all with
Royal LePage.
Myself along with President of Royal LePage Phil Soper
LINKS:
Mark Schadenberg, Sales
Representative
Senior Real Estate Specialist
(SRES designation)
Royal LePage Triland Realty
Independently Owned & Operated, Brokerage
757 Dundas St, Woodstock
(519) 537-1553, cell or text
Email: mschadenberg@rogers.com
Twitter: markroyallepage
Facebook: Mark Schadenberg, Royal LePage Triland
Discussion . . . Direction . . . Determination . . .
Destination
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