Downtown development and parking plan sparks debate

A conceptual height comparison illustrates the scale of proposed downtown projects under discussion. The potential parking structure beside Wincey Mills is envisioned at approximately 15 metres in height, roughly comparable to Wincey Mills itself. Meanwhile, a proposed mixed-use development on Broadway Street could range from four to six storeys, approaching the height of the Arlington Hotel at its maximum scale. Current zoning permits are approximately four to five storeys; a rezoning amendment would be required to allow the full six-storey height.

Casandra Turnbull

Managing Editor

County of Brant councillors wrestled last Tuesday with a proposed downtown Paris rezoning initiative that staff say is intended to provide clarity for future development. The topic left several councillors seeking answers about building heights, parking needs and what exactly council was being asked to support.

“We recognize specifically with downtown Paris it is an important part of the county and there is a lot of opinions and considerations,” said Brandon Kortleve, manager of policy planning, told council while introducing the report. “We look at targeted rezoning on selective sites,” he added.

The report proposes a focused zoning amendment tied to implementing priorities from the Downtown Paris Master Plan while broader planning work continues through the county’s future Community Planning Permit System. Staff emphasized the approach is intended to create certainty for select county-owned lands and potential partnerships, rather than undertake a comprehensive rezoning of the entire downtown. 

The proposal centres on two areas: Area A, the former Cedar House restaurant lands on Broadway Street West, where staff are seeking permissions for a mixed-use development for commercial units and condominium style units; and Area B, lands beside Wincey Mills currently undergoing archaeological work, where a multi-unit parking structure could be permitted.

The mixed-use component would seek permission for buildings up to six storeys, an increase from current zoning that already permits approximately four to five storeys. Conceptual massing drawings included with the report show upper floors stepping back above the third storey to reduce visual impacts at street level. 

Kortleve said the increased height could improve financial viability and help offset costs associated with a parking structure while maintaining a three-to-four-storey appearance from the street.

The conceptual material estimates the mixed-use building could accommodate roughly 80 to 90 residential units.

Kortleve said the two projects are being considered together and are tied to ongoing discussions between the county and a private landowner.

“There is a relationship between the two as there is a partnership between the owner of property and the county – we are working towards that,” said Kortleve. “We’re looking at financially viability of both those things happening at the same time.”

The connection between the projects raised additional questions later in the discussion, including who would ultimately pay for a proposed parking structure.

Councillor Steve Howes said he had heard questions from residents about whether taxpayers would be responsible for the cost.

“I know people are wondering about this — the proposed parking structure for behind the Wincey Mills at whatever height it ends up being is not a property that would be paid for by the county and taxpayers,” said Howes.

Kortleve said the county remains in active discussions with the property owner and financing arrangements have not yet been determined.

Councillor David Miller questioned whether the structure would address future parking demands.

“The parking structure, I think in report we would need between 200-400 parking spaces, somewhere in that neighbourhood…. What I wanted to know is that proposed parking structure be able to accommodate all the area parking.”

Kortleve said further study is needed.

“That’s what we are looking at in depth. This proposed rezoning would accommodate the need for a parking structure but more in-depth study would be required to make sure the structure will fill the need.”

Councillor John MacAlpine asked staff to report back on how many additional parking spaces the proposed structure would need to offset the loss of existing Broadway Street spaces that would be removed to accommodate the new mixed-use development.

A Preliminary Downtown Paris Parking Needs Assessment released in December projected downtown could require between 107 and 416 additional public parking spaces by 2050 depending on growth scenarios. 

The assessment found downtown currently contains approximately 688 parking spaces, including public and private inventory, and while average utilization remains below industry thresholds, future growth and redevelopment are expected to increase demand. 

Councillor John Bell questioned why the county moved away from the original Downtown Paris Master Plan concept of locating a parking structure behind council chambers.

“We talked about having a parking structure immediately behind us — why is that now not viable or not preferred?”

Kortleve said staff have undertaken a broader review of competing priorities, including flood concerns.

He explained lands near Wincey Mills closest to the Nith River are considered higher-risk flood areas, making a parking structure a more appropriate fit for the unused land rather than residential development.

Flooding continues to be a major factor in planning discussions. Downtown Paris sits within a Special Policy Area due to its location in the Grand River floodplain. County staff say ongoing flood-risk analysis indicates development opportunities remain possible if they align with long-standing provincial and conservation authority policies. 

MacAlpine wondered whether the Grand River Conservation Authority’s historic restrictions on floodplain development had changed.

Kortleve said discussions with the GRCA remain ongoing and heavily involved in the process.

Councillors also expressed concern about what precedent could be set.

Councillor Steve Howes asked if council was effectively being asked to support six-storey buildings in the downtown core.

“There are other properties in downtown Paris owned by other developers and I have some concern we start setting a precedent where other developers want permission to go five or six stories in downtown and all of a sudden we start to look like a city and not a downtown.”

Kortleve clarified council was not making decisions on building height during last Tuesday’s meeting and that any future recommendation would return for debate.

“Allowing buildings with more height downtown would be a debate after staff brings forward a formal recommendation.”

Public engagement findings included in the report showed recurring concerns around maintaining downtown Paris’ heritage character and small-town feel, limiting building heights, improving parking and mobility options, enhancing walkability and preserving a vibrant downtown economy. Survey responses generally supported mid-rise development while expressing opposition to high-rise construction. 

The county’s engagement process drew 167 survey responses and approximately 1,800 visits to the Engage Brant project page. 

Bell also questioned whether the Paris Business Improvement Area had been consulted, noting online conversations suggested concern over the distance between the proposed parking structure and the downtown core.

Kortleve said direct conversations with the BIA specifically on the rezoning or location of the parking structure had not yet taken place but would happen in future discussions. No members of the public spoke during the meeting.

Council ultimately received the report as information only, with staff expected to return at a later date with recommendations informed by technical studies, community feedback and further analysis.