CALEDONIA—A vote on a proposed bylaw amendment to rezone two properties in Caledonia to facilitate a 24-unit, four-storey apartment building geared toward seniors has been deferred following a standoff between proponent Ron Winegard and resident Shannon White in a Council meeting.
The proposed building would utilize 0.86 acres across two lots, fronting onto Caithness St. W. with a large parking lot on the rear side facing Shetland St. It would be located in an established residential neighbourhood adjacent to the Grand River. County staff are currently reviewing a site plan application for the proposal, which came to Council on Tuesday, September 17, 2024.
Built on a graded slope, the building will appear as four storeys on the Caithness side and three-storeys on the opposite side. Senior Planner Mark Armstrong noted, “This does fit more in line with the residential zoning for a three-storey building to reduce visual impacts.”
Armstrong said the proposal conforms to provincial and municipal policy, and shared staff’s recommendation to approve the proposed bylaw amendments. He also noted that no major concerns had been raised regarding the development from neighbouring residents.
“I have built a couple of these buildings in town on Haddington St., and they turned out very nice and looks good in the neighbourhood and I want this to look the same,” said Winegard.
However, White rose to read a statement on behalf of six neighbouring residents opposing the development.
“We compose the majority of the residents between Sutherland St. W. and Caithness St. W. along Shetland St.,” said White, who shared a long list of concerns with the proposal. “We understand this is a large property, it’s a prime area of town, and we would support a zoning change from R2 as it currently is to R3 to accommodate a semi-detached duplex, triplex, fourplex on each property.”
The primary concern raised was safety related to traffic congestion and a lack of sidewalks, in addition to the nearby proximity of Centennial Public School.
“The property sits at the top of a hill with poor visibility when driving in either direction,” said White. “Our road becomes heavily congested during school drop off and pick up times, including school bus use. It is also a common bypass, running parallel to Argyle St. Anytime there is an accident or congestion on Argyle St., our road becomes the primary passthrough.”
She said poor street lighting and traffic/parking issues during big town events exacerbate those safety concerns.
White also listed concerns with existing utilities and infrastructure, noting a watermain break in the area which led to flooding in several nearby homes.
“It has been communicated to the residents on this road that the pipes are so old they won’t be able to accommodate any additional flow,” said White. “The addition of 24 units to an already old network would overtax the system, and potentially cause water damage to existing units.”
Haldimand has the area earmarked for complete road reconstruction and sewer and watermain upgrades in 2029, however planning staff noted that the developer will be required to model the existing system to ensure it does not exceed capacity in the interim.
White is further concerned that: the large parking lot and increase in residents would lead to increased crime, vandalism, and trespassing, despite the building’s plan to be geared toward seniors; there will be reduced privacy for current residents with “balconies overlooking existing yards, the parking lot light pollution, and increased foot traffic”; and lastly that it will negatively impact neighbouring property values.
White ultimately wants to see the zoning request for R5 reduced to a “more conservative” R3, which would only allow for semi-detached development on the lots.
White also alleged that communications with Winegard had “caused unease” among the neighbours, who were expecting a smaller eight-unit build that would be “in keeping with the style of the neighbourhood”. White shared a belief that “it was the County, and Council, who insisted he develop the area well beyond his original intention.”
Planning and Development Manager Shannon VanDalen confirmed that the application before Council on September 17 was the first application Haldimand had received for the lots. Winegard also countered White’s claims regarding County influence on the design, explaining the design was based on advice from the engineer he had hired.
“I can’t imagine a scenario where, if Mr. Winegard came in and said eight or 10, staff would have said no you have to do 24. In my numerous years here, I can’t recall a situation where that was done,” added Community and Development Services Manager Mike Evers.
Winegard pushed for the vote to proceed: “Nobody wants to change. I understand that, but Caledonia is changing, and I think this is a good project for that location. Certainly, neighbours are going to have some concerns, but the site plan and such, that addresses those concerns. I don’t want anybody getting hurt. It’ll be done right, and I don’t want to see it deferred from today.”
However, Councillor Rob Shirton proposed the deferral, which was passed, with hopes that County staff could work with the concerned neighbours and potentially accommodate some of their concerns, with the item scheduled to return to Council for further discussion in October.
Council voted 4-1 in favour of the deferral, with Caledonia Councillor Dan Lawrence being the long vote against, and councillors Marie Trainer and John Metcalfe absent.
