Decision on 68-townhouse subdivision deferred by council

The 68-townhouse subdivision plans presented to Stratford city council on Dec. 16. Council voted to defer any decision recommended at that time until more information on the possibility of affordable housing and green initiatives was available.

CONNOR LUCZKA, Local Journalism Initiative Reporter

After questions of affordability and potential green initiatives went unanswered, a decision on a proposed 68-townhouse subdivision has been deferred by Stratford city council.

At the Dec. 16 council meeting, representatives of Paradize Properties Development Ltd. and its consultants presented the proposal and requested its approval as well as a zone change to accommodate the plans.

The subdivision would contain four new streets just off Perth Road 111, diverting into two cul de sacs. All units would be homogenous and a medium-density designation would be required.

No parkland was proposed in the plan, though Juliane vonWesterholt, a consulting planner, indicated there are parklands and green spaces already surrounding the property and the developers would give cash in lieu to the city, which was preferred by the parks department.

Jane Marie Mitchell, a concerned citizen, took issue with sprawling into farmland, the lack of parkland and was dubious about the commitment to affordable housing. She wished for a written commitment from the developers.

She also suggested a number of features related to climate initiatives: to build white roofs to keep residents cool in the summer or to have the homes built ready for solar if residents wish to install panels, for example.

Mike Sullivan expressed concern as well, echoing some of the sentiments that Mitchell previously stated. Chief among his concerns was the lack of consideration to the city’s previously declared climate emergency and dedication to reducing greenhouse gas emissions, which are mainly generated in the city by buildings.

“Now it may be that it's just a response to a tremendous pressure to just build housing, and I know there is that, but the need to reduce or eliminate the use of fossil fuels should at least be considered when making these plans,” Sullivan said. “There is nothing preventing the city from making demands of these builders, these developers, that they build without natural-gas heating or hot water. The technology for heat pumps is now on par in terms of cost with gas furnaces and hot water. (It is) no longer more expensive to build a home with a heat pump than it is to build with a natural-gas furnace.”

In response, the representatives said they are open to working with staff to make the development happen, though Adam Betteridge, director of building and planning with the city, later clarified that currently the municipality has the ability to offer incentives but the power to require developers to build with “climate-sensitive building styles” rather than traditional natural gas is not available at the local level. That power remains with the province.

Coun. Larry McCabe specifically asked if heat pumps could be considered for this development and Punya Sagar Marahatta, speaking on behalf of the applicant, reiterated that whatever council or staff recommends could be considered.

Betteridge also clarified that the 25 per cent of affordable housing is due to a 2016 policy and does not necessarily reflect the current needs of the community. It is a target rather than a requirement.

“And it's meant across the city,” Betteridge said. “And it doesn't mean that every individual development has to achieve that 25 per-cent target. … The commitment to what is going to be put forth by the developers on actual affordable, or at least attainable housing, is at the developer's discretion.

“There's a lot of questions on affordability and what this means in the context of this development,” Betteridge went on to say. “If council desires more information with respect to affordable in the context of this development, I would recommend that council defer and seek (a) follow-up information report from staff and the developer.”

That suggestion was moved by Coun. Jo-Dee Burbach and supported by nearly all of council. Coun. Geza Wordofa and Coun. Bonnie Henderson did not support the motion. Coun. Brad Beatty was absent.

A follow-up report will be presented to council on possible affordable housing in the context of this subdivision, as well as the scope to which council can get more environmental requirements, at a later date.