One does not often hear a round of applause for development proposals in town, but that was the reaction to Landmark Group’s plan to redevelop lands along the Grand River.
If everything goes as planned, Landmark project manager Brian Blackmere is hoping to celebrate with a grand reopening of phase one as early as 2015.
On Oct. 24 Centre Wellington council held a public meeting in the larger venue of Aboyne Hall at Wellington Place – a wise move considering even Aboyne Hall was packed with over 100 members of the public attending.
Landmark applied for an official plan amendment to implement a secondary plan, which includes land-use changes to the central business district, mixed-use area and core green lands.
The move would permit a mixed-use development that includes a hotel and banquet facility, retail commercial space, a residential development and associated parking.
Centre Wellington Mayor Joanne Ross-Zuj said, “I’m so delighted so many of you came out this evening.” She added, “It’s wonderful to see so many faces out to see a project which is going to have a significant impact on our community.”
Ross-Zuj stressed, “This is a public meeting for council to hear the plan and to get your input as to what you think about the plan.”
Blackmere provided the concept plan which led to the proposal for the official plan and zoning amendment applications.
“Everyone is aware of how important the industrial development of the river was, but they don’t know all the details,” said Blackmere.
He added the Elora Mill is an iconic element of the Elora landscape. “I’ve heard it called the heart of Elora.”
The first Elora Mill was built in 1833 and has had a colourful history of burning down, and being rebuilt. In the 1970s, the building was renovated into a hotel.
“It has historically failed as a hotel for a number of reasons,” Blackmere said. “Obviously the Elora Mill never had adequate parking. It was one of its downfalls.
“That is one of the reasons we are looking to the Little Folks site as a solution to those problems.”
He said three historic buildings have remnants on the site – the Walser building, the Little Folks administrative building and the Kiddie Car factory.
Blackmere noted heritage study author Phil Goldsmith stated that while not designated as heritage buildings, “there is inherent benefit to the public in trying to maintain these buildings.”
Blackmere referred to the official plan amendment and rezoning application as the visioning document and the technical document needed to make the vision happen.
One of the changes would extend Elora’s central business district across the river into roughly half of the Little Folks property. That would encompass the new retail proposal and the new inn. It would allow also a mix of residential and possibly some commercial space in support of the residential area.
Blackmere stressed the Elora Mill itself requires none of these planning applications because it is already within the central business district. He noted the change needed was the inclusion of assembly and banquet facilities as a permitted use.
An exemption is needed to allow the building height to increase to five storeys. He explained that height is the equivalent of the existing chimney stack at the Walser building.
Blackmere said the new mixed-use category is interesting in that it allows development to be flexible to allow for supportive retail or personal services. He said that typically those types of retail uses would be in the 1,500 to 2,000 square foot range.
Off-street parking for the residential component of the development is set at 1.25 spaces per unit, which essentially allows for visitor parking. In addition, each unit is to be provided with 20 square metres of amenity space – either indoor or outdoor.
Blackmere then spoke of the public trail system starting at Metcalfe Street through an open promenade past two new buildings leading into open square at the intersection of Victoria Street and the proposed pedestrian concourse.
“The Victoria Street Bridge is obviously a critical component of this. We are looking for our partners to come to the table on that one.”
Blackmere said numerous people have asked why the bridge was removed.
“I think this provides a wonderful opportunity to reintroduce that bridge.”
His suggestion was to have a bridge width of 30 feet to allow pedestrian traffic, but also allow artists to set up along the side.
“There is such a tremendous opportunity for public vibrancy coming out of this development.”
He explained that from a pedestrian standpoint, the concourse would lead to a boardwalk along the river to a refurbished raceway, and intersecting with the informal trailway which now heads through the woodland area.
Blackmere stressed the trail system is intended to be open to the public – not to be shut off in any way.
Historically, the GRCA has been adamant about leaving the trail in its ad hoc condition.
However, Blackmere said the trail is neither appropriately sized or constructed, which allows for individuals to cross anywhere within the environmental protection area.
He said that even the GRCA admitted that a formalization of the trail would be a good idea to keep people on the trail for safety and to avoid degradation of the off trail land.
He called the development on the south side of the river as a “sister inn” to the Elora Mill which will add between 60 to 62 rooms.
Blackmere said the additional capacity brings the overall complex to a point where it can be efficiently managed and earn a profit.
The intent will be to bring people in on Ross Street to the turnaround at the new lobby which is connected to the Elora Mill on the north side via a glassed in walkway over the river – following the alignment of the Drimmie Dam.
The new hotel facility would be adjacent to the lobby with banquet facilities on the other side of the lobby.
The proposal includes some underground parking for the hotel along with another lot to accommodate both hotel and public parking.
Blackmere added the Little Folks administrative building and the Walser factory would be retrofitted for new retail use.
He foresaw the Kiddie Car factory as being completely saved in its transformation to a lobby area for the condominium apartments. “It will be magnificent as a heritage building accessing the new buildings.”
He anticipated first class restaurant facilities both within the Elora Mill and the new facility.
He added the integrated parking means that there will not be a massive parking area on one portion of the property, but spread out to be convenient to people.
Blackmere said “Part of our thrust will be to promote Elora as a four season tourism destination. You don’t want to be rolling up the sidewalks in the winter. The plan is to have people excited to be here all year round.”
He stressed that like any hotel, use of the new glass bridge is not restricted to the patron hotels, “it is open to the public,” similar to a hotel lobby.
“You will see vistas down the gorge you have not seen before. It should be magnificent.”
The new residential portion will be accessed via a new private road from Wellington County Road 7.
As to the pedestrian square along Victoria Street, Blackmere said a central fountain seems to be reasonable proposal.
Blackmere sees opportunities surrounding the square “to make this a very active area for people visiting Elora.”
He spoke of potential expansion to the trail system through the introduction of two suspension bridges across the gorges – one parallel to the County Road 7 bridge and the other from the Elora community centre property to a location near Lovers’ Leap.
This would create a pedestrian loop for the trail.
Blackmere also spoke of the potential for hydro generation at the site. He said in that situation an easement would be needed to get the power to the line at County Road 7.
At the same time, he said it would be the ideal location for a branch trail – leading to a parcel of land owned by Landmark on the west side of County Road 7.
The creation of a parking area there, Blackmere said, would actually offer kayakers a shorter route to the river.
He said there have already been discussions with the GRCA with the potential of leaving more of the park open year round to allow for winter activities such as snowshoeing, cross-country skiing or dog sledding.
In terms of the next steps Blackmere is hoping that township approvals can come as early as November and Wellington County approvals by mid-February.
As such he is anticipating the site plan review and additional work with the township and heritage committee to begin around that time.
“With luck,” Blackmere is hopeful for initial construction to begin as early as Fall 2013 and construction for the first phase to be complete in early 2015 – including the Elora Mill and its new sister inn.
Blackmere’s presentation ended with a loud and lengthy round of applause from the audience.
Of the delegations, little was said against the overall concept, though a few ideas were brought forward for fine tuning.
Renne Makino
Makino, owner of the Elora Mews Shopping centre directly across from the former Victoria Street bridge, said, “On the whole, I am very anxious for this project to get underway.”
She felt positive about Landmark’s vision and its plans.
“I really support the zoning changes and addition of the new hotel and retail to the central business district which is encompassed by the Elora BIA area.
She noted that Landmark also contributed to the recent green space created at the corner of Mill and Metcalfe Streets.
“I really hope that all the approvals take place so that this can happen as soon as possible … to attract people to come back to our wonderful village.”
She then spoke directly about the proposal to bring back the Victoria Street bridge, which is something she believed makes sense – not only to Landmark, but the existing Elora business community.
“However it wasn’t really clear to me how that would come about,” Makino said.
“It is extremely important to integrate both sides of the river.”
Ken Edwards
Edwards was straight up stating he was neither a shopper, nor was he likely to use the hotel.
“I’m an exercise nut, and I use that walkway perhaps 250 times a year.”
While he thought it was a wonderful notion to have the property developed, Edwards sought assurances that the public walkway along the river remained public.
Edwards has been a member of the GRCA for many years, in addition to his yearly membership.
He stated that what was provided that night was a concept plan, and as such, subject to change.
Edwards had concern that should ownership change the status of the trail could change.
He asked that council consider requesting a public easement “so that no matter who owns the condominium or the hotel … there will always be a right to walk along the river.”
Mike Houseley
Houseley said he was there to represent the viewpoint of a river user.
Houseley said for the past 28 years, he had driven the 130 kilometres from Thornhill to Elora several times a year “to run the magnificent stretch of water just below the Tooth of Time to the low level bridge in the Elora Gorge Park.”
He said he had nothing against banquet halls, but he wanted to ensure the traditional access to the river.
Earlier that night, Blackmere had explained the access would not be lost, simply moved to a location which would require a shorter portage to the cove.
Kevin Maggs
Maggs, represented the Guelph Kayak Club and local interests as a business owner.
He welcomed the idea of a new business coming to town with associated increases to employment and tax revenue.
He said the concern for the kayak club is continued access to the river – both above and below the Tooth of Time.
Maggs noted that previous proposals to develop Little Folks, also considered increasing hydro production.
His concern was that such proposals could result in reduced flows over the Tooth of Time – making the falls no longer navigable for most of the year.
“It is not unusual to have a large number of tourists watching our club go over the falls, therefore it would make sense for the hotel to allow this to continue.”
Maggs also believed reduced water flows could take away from the natural beauty of the area.
Bob Cameron
Cameron, of Salem, stated he grew up in Centre Wellington and moved away when he was 17.
In 1975, he worked at the Elora Mill on weekends as a bartender.
“It was a great experience, and we had a chance to interact with people from literally all over the world.”
Visitors to the area increased dramatically, and the tourism economy took off at that time. He said Landmark’s development will bring conferences and weddings, “and visitors who will stay and spend money – not just the day trippers who come for a few hours and buy an ice cream cone.”
He said the retail component will expand the downtown core. It also has a beautiful condominium development right on the river.
“I’m trying to get my name on one of them,” he quipped.
Hugh Drewbrook
Drewbrook, of Salem, said the project will be great for the area.
His only fear is that there could be a tremendous contrast between the new and the old.
“People like Elora because it is old. It is stone, rugged and rural.”
He asked that proponents keep the façades in keeping with the local architecture with stone facing and have buildings look like they have been here a long time.
“It is not that hard to do. If we can do that here, it would be great.”
As the meeting drew to a close Blackmere wanted to respond to the concern that hydro proposals could reduce water flows over the dam and jeopardize the Tooth of Time.
“As hotel and hospitality operators, we would be shooting ourselves in the proverbial foot, if we were to do that.”
Blackmere said proponents are looking closely at hydro generation.
“If it is going to jeopardize the aesthetic look of the river, it’s not going to happen.”
He added, “we do have good plans to address parking, not in just one area, but across the entire site.”
