Planned Canboro Road subdivision met with resistance in Pelham
Neighbours’ prime concern is the potential displacement of 13 residents, six of whom are seniors
Loss of affordable housing, displacement of seniors and removal of mature trees are among Fonthill residents’ main concerns about a proposed subdivision along Canboro Road.
The Town of Pelham held a public input session Wednesday about a proposed project at 82 to 90 Canboro Rd., and it got the attention of residents.
The property — on the south side, north of Daleview Drive — includes a historic home at 90 Canboro Rd., a single-detached dwelling at 82 Canboro Rd., and just behind it a residential building with four housing units.
The plan for Canboro Estates would create four single-detached homes east of the historical house, and two single-detached lots fronting Daleview Road.
Requested bylaw amendments would rezone land from apartment dwelling to residential use for single-detached lots, while keeping 90 Canboro Rd. for use as a three-unit residential structure with a single owner.
About 30 residents showed up to express their disapproval of the proposed subdivision and their concerns about the look of the neighbourhood, roads and infrastructure. They also questioned whether the plan infringes on the heritage property by adding extra lots.
But of prime concern is the potential displacement of 13 residents, six of whom are seniors.
Stephanie Dancer, a tenant of one of the properties, asked the town to reconsider the application, explaining that the apartments are considered affordable (rent is considered affordable if it’s 30 per cent or lower than a person’s total income before tax).
She said the plan to build singlefamily homes goes against Pelham’s promise of affordable housing, access to green space and established walking routes.
“Collectively, we have lived in this location for over 17 years. Construction and/or demolishing on and around this property will destroy its biodiversity and established plants and animals, and displace established and loved members of this community,” she said.
“The world is in crisis and recognizing the humanity of people around you is essential. We can make socially and ecologically appropriate changes that help us all for the better in the long run and not just to line someone’s pockets.”
Connie Croxley, one of the seniors who would be asked to leave her rental home, told town councillors she was “just about in tears.”
Ninety-year-old resident Esther Hanlin told councillors she asked the developer for assistance in finding somewhere else to live, but was told no.
“I’ve been a lone wolf for many years. I still drive, I go to exercise and I want my property, or my apartment, to stay intact,” she said.
Mike Makkreel, who rents 82 Canboro for both his home and business — servicing pianos across Niagara — said he understands there is little the town can do but expressed worry that residents like him will be forced out of Pelham, if evicted.
Ward 3 Coun. Shellee Niznik wondered why the developers need to build two new lots on the Daleview side of the proposal instead of maintaining the fourplex, which would keep residents in their homes. She said it would be understandable if the building was falling apart but it “looks lovely, it's wellkept.”
Ward 1 Coun. Wayne Olsen agreed, asking the developer's representative, Ethan Laman, a planner with Upper Canada Consultants, if that is an option.
Laman said it was not considered. “The developer is proposing single-detached lots, that’s more or less what they are used to doing,” he said.
Niznik said that because the property is zoned for apartment dwellings, the developer could build a four-storey building without requiring town approval and “at the end of the day, it’s which way do you want to go.”
Ward 2 Coun. Brian Eckhardt said there is little council can do in the long run but hopes the developer “has some heart here and works with everybody within the town.”
Speaking on behalf of Pelham Advocates for Trees and Habitat, Graham Pett said PATH understands trees have to be cut down as homes are built in urban areas, but hopes to limit the damage, specifically the mature trees at 82 to 90 Canboro, “wherever humanely possible.”
In Pelham, that means planting three new trees for every mature tree lost.
Ward 1 Coun. Kevin Ker also brought up concerns about the loss of tree canopy, as well as insufficient preservation of the heritage home by adding additional lots and driveways, and the layout of parking in the subdivision.
Laman said tree protection is something that can be considered “through the process and get some more of the details done, that’s definitely something we can take a look at, if there’s opportunities to save more trees.”
No decision or recommendation concerning the application was made at the meeting, with staff to prepare a recommendation report for council’s consideration at a later date.