Construction above Horn of Plenty comes to a stop
Neil and Denise Gloster, founders of the Horn of Plenty in downtown Dundas 37 years ago, came out of retirement to oversee renovation of the former Majestic Theatre building’s second floor into six rental apartments, but have hit a surprising roadblock.
Addition of residential units to the second floor of their building at 24 King St. W. triggers a mandatory “record of site condition” filing with Ontario’s environment ministry, before renovation can begin. Soil testing apparently discovered contamination below the property.
Ministry spokesperson Lindsay Davidson said the site may need to be remediated to meet generic residential requirements, or a risk assessment completed to develop “property specific standards.” Davidson did not say how long those processes might take.
The costly possibility of having to remediate underground contamination and the delay while next steps are determined, has the Glosters frustrated.
“We’re at a dead stop,” Neil said. “It could take up to a year. We’re already $200,000 into the project.”
Construction of the six apartments hasn’t started, but “deconstruction” to get the second floor ready for renovation is underway with site supervisor George Giberson and architect Kaj Devai. They had hoped to start work in June, and be done in six months.
“Waiting means interest accumulates on borrowed money while no progress is made,” Giberson said.
Over the past 12 years, the Glosters’ son, Jason, has taken over the store. He’s added fresh fish and the Grupetto coffee shop to meet changing demands.
“Jason’s got a lot more competition now,” Neil said. “Everybody sells exactly the same thing and they can buy it cheaper because they have buying power independent operators don’t. With all the competition, you have to keep reinventing yourself.”
Adding rental apartments was to be part of that ongoing reinvention. Neil envisions people living in the apartments — which would be accessible with an elevator — shopping, eating and drinking coffee in the store downstairs, while living in a walkable downtown.
The rental income would also provide an additional revenue stream while creating new homes in existing unused space downtown.
A minor variance application is scheduled at the city’s committee of adjustment May 24 to permit the apartments, and an uncovered rear deck for Grupetto, despite no on-site parking. The existing zoning bylaw requires more than six on-site parking spots for the residential use and the rear deck.
Neil said there is plenty of parking in the municipal lot behind Horn of Plenty.
“We would need to review the option of increasing the number of permits as this is done in consultation with the area and other lots,” said Darren Kenney, manager of parking operations.
Neil figures many potential tenants won’t have, or need, a vehicle. But the environmental remediation issue is an additional challenge.
“It’s a big job. We knew it would be difficult,” Denise said, but added they didn’t realize the extent of the roadblocks they’d face.