Hastings project faces questions
Councillors, residents fear Hastings Hilltop subdivision may hurt village feel
Some councillors and residents have questions about whether a new Hastings subdivision will fit with the village’s character.
The issue came up on Tuesday evening when Bryon Keene of Jewell Engineering Inc. appeared before council to seek changes that will allow a long-planned housing development to move ahead.
The Hastings Hilltop site, on the west side of Hastings between Front Street West and Albert Street, was approved for a subdivision in 2011 but nothing has been built. The property has sold a couple of times and Keene said the current owner, Huron Creek Developments, wants to start construction later this year.
Councillor Gene Brahaney pointed out that a sign on the property says, “Coming Soon.”
“What does that mean?” Brahaney asked. “Will I live to see construction get started? Trent Hills has a lot of projects approved and sitting.”
Town Planner Cameron Law said the municipality and the developer are nearing agreement on a development plan. The issue before the public hearing meeting was the need to rezone some lots to permit 12-metre lots, which are smaller than 15-metre lots required in most new neighbourhoods. The application also wanted permission to have lots that are 360 square metres, down from the required 450 square metres, for properties on a small cul de sac. The changes would result in lots that have 20 per cent less frontage and 20 per cent less overall space.
Keene said the smaller lots were approved in 2011, but the zoning changes were never carried out. Law pointed out that many parts of Hastings and Campbellford were built with 12-metre (40-foot) lots.
Keene explained that developers must pay for sewer and water services to their sites and charge buyers more per metre to reflect that cost. He referred to a current Trenton development in which 15-metre lots have homes selling for $800,000 to $1 million, while 12-metre lots are going for $500-700,000.
Hastings Hilltop will include larger detached homes and smaller townhomes for first-time buyers.
Councillor Daniel Giddings said he knew that the province has mandated more housing but “I don’t want them stacked on top of each other. There is a value to living rural as opposed to living in an urban setting. I am struggling with this exception.”
Keene said that the developer would have to redesign phase two of the project and would have to reduce the number of lots if it doesn’t get approval for an exception to the size requirements. Instead of 48 lots in that phase, there would be a 25 per cent reduction to 36.
Keene said the developer is reworking plans that had suggested an apartment building on Albert Street, County Road 2. “They are looking at stacked townhomes, something that fits within the feel of the community but offers something more attainable.”
The Kitchener-based company currently has projects under construction in Kitchener, Cambridge and Elmvale and it hopes to soon have homes built in Hastings, Simcoe, Wellesley, Shakespeare and Clinton. Interested potential buyers can register for information on its website.
Keene said the developers are tendering the contract to provide the sewer and water services, which will give them a firmer idea on costs. “They have started pre-sales and hope to start construction this year, but they are operating in a cloudy environment. Developers are skittish when it comes to uncertainty.”
Rob McInnis, who lives on Albert Street, near the proposed development, said he would welcome newcomers to the community, but he was concerned about safety and asked whether there will be sidewalks on Albert Street so children can get to school.
Law said since the street is a county road the issue will have to be discussed at that level.
McInnis said he was new to the village and moved there because he liked the village feel. “I commend council for protecting that feel.”
Councillor Rick English asked whether the municipality would be setting a precedent if it allows a 20 per cent reduction in frontage and lot size. “What’s to stop other developers coming in and looking for a 20 per cent reduction?”
Law said any requests would be looked at on a case-by-case basis. He noted that the historic plans for Hastings and other areas often had lots that have 12-13 metre frontages.
Law said that instead of reducing frontages, under the existing zoning the developer could shift to townhouses which would have greater density.
Nothing was decided at the meeting on Tuesday, the issue will come to council for its decision.
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