Potential delay puts 152-unit, $43M project in jeopardy
The developer of the largest residential development proposed for the core in decades said Monday any delay caused by sudden opposition from industrial neighbour BASF could cause his project to “flop.” “Ican’tputoffthisprojectbecause it’s too important,” Rob Piroli of Piroli Construction, told members of city council’s development and heritage standing committee, advising them that he has a 16-month window to build his $43-million, 152-unit apartment building at Crawford Avenue and Wyandotte Street West, and needs it finished by August 2020. That means shovels in the ground by April 1, he told the committee. The committee was placed in the delicate situation of dealing with two valued corporate citizens with competing interests, the members said.
The problem is that if Piroli builds its six-storey building nearby, BASF would suddenly not be compliant with Ministry of Environment requirements for noise coming from its operation. Officials there only recently received the data and presented Piroli with their concerns two weeks ago. To mitigate the noise problem would be costly, as much as $1 million, BASF officials said, pointing out that the problem is caused by a neighbour moving in across the street and constructing such a tall building. City planner Thom Hunt suggested the committee delay making a decision until the city can get together with the two parties and the Ministry of Environment to try to work out a solution. But any delays could be disastrous, Piroli said.
“It’s a $43-million investment of mine that has a chance to flop and I’m not willing to take that chance.”
The committee unanimously decided to recommend approval of the project, with the hope that the dispute can be resolved before it gets to council for final approval in three to four weeks. “This is a project we value immensely, this is a catalyst project, a tremendous project for the city and we don’t want to see it delayed unnecessarily,” said Coun. Irek Kusmierczyk.
“It is my sincere hope the parties can come together. Both are revered and valued in this community.”
Coun. Chris Holt urged BASF and Piroli to work something out, avoiding an appeal that could delay the project by months and perhaps years.
“We want both of you to succeed beyond your wildest dreams,” he said. BASF was also on the committee’s agenda Monday, seeking incentives under the city’s Community Improvement Plan. Tax rebates worth $133,452 over 10 years would help it build a new $3.2-million, 7,320-square-foot building on its property for new spray booths, a tinting lab, light booths, a flammables storage room and office space.
Piroli’s development is also getting incentives from the downtown CIP. Council was so supportive of the project it expanded the downtown boundaries to include the project, on land that’s been vacant for 15 years.
“It’s an understatement to say this would be a huge catalyst for that area,” said committee chairman Coun. Rino Bortolin. Piroli said special window glazing and other sound mitigation strategies will be employed in the new building to ensure the sound from BASF isn’t a problem for the residents. He said that BASF had known about his plans since last August and only recently came forward with its concerns. “I’m upset and distraught as well,” he said.
He committed that he would work as hard as he could to reach an agreement with BASF.