MINTO – A proposed fourplex on Elora Street South in Clifford met with objections from several neighbouring residents at a public meeting on Sept. 17.
However, proponents say the building could theoretically end up housing fewer people than a single-family home and council members stated multi-unit development is needed in the community.
Property owner Jordan Taylor, whose construction company would build the development, is seeking to rezone a 0.25 acre (0.1 hectre) property at Lot 161 from R1 to R2 residential.
The amendment includes a site-specific exception to permit the construction of a fourplex dwelling with a reduced rear yard setback and permit the required parking in front of the main building with no landscaped area in the front yard.
Taylor’s wife Lisa said the proposed development would be built using local labour and locally-sourced materials and intended as housing for seniors.
“We are designing this build with the aging population in mind – a single storey, two bedroom home with no stairs, wider doorways, curb-less showers and flush threshold doors,” said Lisa.
“Our units will be wheelchair accessible and navigable by the elderly or individuals with low mobility. They are geared toward people who are looking to downsize.”
She added local demand for rental units is high.
The couple recently put two semi-detached units on Anne Street in Clifford up for rent and received 20 responses within an hour – and 100 within 24 hours.
“People work in this area and they want to live in this area,” Lisa said.
“These are people who will eat, shop and spend money locally as well. There’s a housing shortage through all of Wellington County and people can’t find a place to live. If they don’t’ find one here, they go elsewhere.”
Lisa stated the company would be hiring a local contractor to deal with lawn maintenance and snow removal, “ensuring a clean property and employing another local contractor.”
In a report to council, Wellington County planner Jessica Rahim noted the four-unit dwelling would be considered “significant intensification” and suggested “a different unit type (i.e. duplex or triplex) may be more appropriate for this site.”
“We’ve been asked why we don’t build a duplex or a triplex instead,” Lisa responded.
“We could build a single family home and have two adults and four teenagers living there. We could also build a fourplex and have four people total. Units don’t necessarily dictate the population density. Our intention is not to cram these units full to the gills with tenants. We are looking at one, possibility two individuals per unit, no more.”
She said the new build may enhance the value of surrounding properties and indicated the six parking spaces should not impact traffic in the neighbourhood.
“That’s a fraction of the cars that come and go from (nearby restaurant) Jemstones on a daily basis. This doesn’t seem to be an issue.”
Clifford resident Dan Hurst, whose property is next door to the proposed development, said he was surprised to learn about the plan.
“I’m thinking it’s R1, it’s going to be a single family home, I’m going to have another neighbour … now it’s four neighbours, 10 feet away. It’s not characteristic of Clifford,” he stated.
Hurst said the planned structure stretches the limits of even the proposed rezoning.
“My concern is we are asking for an R2-type zoning, with how many exclusions or exemptions to that? We might as well go to an R3, but we know an R3 won’t fit. R3 allows for buffers. R2 doesn’t have buffer zones between properties,” Hurst pointed out.
Another neighbour, Doug Bott, was “truthfully horrified” when he learned of the plan for a fourplex. While his concerns were mitigated when he learned the development was aimed at senior tenants, he questioned how that could be ensured.
How can the developer ensure the property “doesn’t’ become a low-end apartment that has all kinds of issues related to it?” Bott asked.
He said he is familiar with other “low cost housing” in Clifford and expressed concerns about “the difficulty with how to (evict) people that you need out, how to handle the issues that come with it.
“I’m not sure that’s the kind of spot we need in Clifford, another one of those.”
Elora Street resident Sandra Purcell said she is concerned about the look of the structure.
“Is it going to fit in with our cozy little neighbourhood or is it going be a new modern build?” she asked.
“I don’t want to see a new modern build. I want to see a heritage home structure built there, something that when you’re coming into the town of Clifford, you’re going to say ‘Wow’ not ‘Oh my God.’”
‘Quiet neighbourhood’
Purcell added, “It’s been a quiet neighbourhood and I can’t see adding any more people. And they’re saying one to a unit? I can’t see that. Its going to be two if not more.”
She said, “Our once homey looking town in a country setting will now look trashy, as far as I’m concerned.”
Jordan Taylor said the building would not be a low-rent proposition and would be designed to fit in with the neighborhood.
“As one of the owners and one of the builders I can say that we’re not building affordable housing units,” he said.
“We know what our build cost is and, from our previous rentals, we know what people are willing to pay for rent. Affordable housing isn’t in our design. We build nice, mid-range homes and there’s demand for those type of homes. So as business owners, really it’s not to our advantage to go with the low-income, the affordable housing route. So these won’t be rented to – I guess, what everyone is afraid of – it will be good, working-class people just like ourselves.”
Addressing concerns about the style of the building, Jason stated, “We don’t build modern, funky L.A.-type buildings … We all grew up in small towns, we all like the small-town appeal. That’s what we try and stick to.”
Councillor Ron Elliott said there are numerous multi-unit buildings on Palmerston’s Main Street and around the downtown core.
“We certainly wouldn’t have put those in or allowed those if it was going to ruin the look of our community and it doesn’t at all,” Elliott stated.
“And as far as tenants, I’ve never heard a complaint about any of those houses … Anything I’ve ever seen in this type of a build is just fine.”
Mayor George Bridge said county and local municipalities have been struggling to encourage construction of what he terms “attainable” housing.
“This is the problem that we have … as soon as we find some areas where we might be able to put attainable housing in,” objections arise, the mayor explained.
“And in Clifford, Harriston … we have no place for people to rent. I’ve just heard of another person who spent his whole life in Harriston and is now moving to Mount Forest … because he can’t find a rental accommodation to move into.”
Bridge continued, “There’s people in Clifford that would love to stay in Clifford, but they have to sell their big houses eventually. They have to move into a rental accommodation. So I think it’s great that somebody wants to build a rental accommodation.”
Question for councillors
“I just have one question to all the councillors here,” said Purcell. “How would you feel if this was next door to you?”
“I have them right across from me and they’re just fine,” replied Elliott.
Bridge stated, “I’d love to see more, but there’s not a lot of people stepping up to the plate to build rental … and it’s unfortunate, because were going to run out of rental space.”
Councillor Jean Anderson said, “I’m a huge advocate of this sort of housing. There is nowhere for people to rent right now here, whether they’re young or old … and you need low level housing.”
Anderson said she was in numerous multi-unit buildings while campaigning in the last election.
“I understand your concern about having a multi-plex development right beside your property, but the ones … in Palmerston were just delightful,” she said.
“I would have no problem having one of those beside me no matter where I lived.”
Anderson continued, “We need more housing. We simply don’t have enough for our communities if we want to grow and thrive. If we want to keep our seniors close to their families, there has to be a place for them to live.”
Council is expected to deal with a re-zoning bylaw on Oct. 1.
Chief building official Terry Kuipers said “down the road” a lot of the concerns raised at the meeting will be dealt with through the site plan approval process.
