A number of residents of East City in Peterborough and members of Mark Street United Church gathered Thursday night (June 20) at the church for a preview of a planned 10-storey residential-commercial development.
Proposed by TVM Group for church-owned property west of the church proper at 90 Hunter Street East, the building will feature commercial space on the ground floor and 156 apartment units above, with parking for 121 vehicles underground as well as at the rear of the ground floor and on the second floor. While additions to the church will be demolished for the new development, the original church building will remain.
At the heart of the proposed development is a unique agreement between TVM Group and the church’s board of trustees; a trade-off of sorts that will see TVM Group acquire church-owned property adjacent to the church in exchange for four units valued at $2 million at TVM-owned East City Condos nearby at Hunter Street East and Armour Road.
In addition, TVM Group will construct, at no cost to the church, a new church hall on the north side of the church, albeit smaller than the hall now on the property it’s acquiring.
“We were looking at what we could do for the broader community as well as the church,” explained former Peterborough mayor Daryl Bennett, the chair of the church’s board of trustees and its property development team.
“We elected to rather than just take the money and stick it in the bank and use it to offset costs, we’d pick up four condos at the new East City Condos building. We looked at this (the proposed development) at one time as condos and/or apartments and they (TVM Group) landed on the apartments side, which we’re thrilled by. That’s 156 new units for the City of Peterborough. It’s going to build an extension to what’s going on in East City. The church benefits from that, indirectly and directly.”
During what was billed as an open house, where development plans were displayed on placards, Bennett met and chatted with a number of area residents.
“A couple of them were very positive about the overall design, but a couple were worried that the sunlight they’re expecting in their backyard might not be as good as it should be (due to shade created),” said Bennett.
“Yes, it’s a big development. Yes, it’s a lot of new people coming into East City. It’s that a good thing or is that a bad thing? From my standpoint, the city is deficient in buildings of this nature. It’s going to be a spectacular addition.”
But Sheila Wood, a longtime Rogers Street resident, has concerns, mostly around increased traffic and what she says is a lack of parking provided for the number of units planned.
“Most municipalities — ours too because of changes in policy — leave it up to developers to figure out how many parking spots are needed,” she said, adding, “There are 121 (parking spaces). That doesn’t take in 156 units plus visitor parking.”
Wood added traffic on Rogers Street has increased dramatically in recent years.
“Sometimes it takes us 10 minutes to back out of our driveway,” she pointed out.
Listening to those concerns and others was TVM Group president and CEO Amit Sofer. That, he said, was exactly what he was there to do — listen.
“This is step one, where we are displaying to the community what we propose to bring to the city,” he said. “We are seeking comment from community members — maybe some suggestions of things that we have overlooked. We will go back, absorb some of those comments, make some adjustments and then, next month, we’re hoping to submit for a rezoning application from the city.”
Sofer also addressed the agreement with Mark Street United Church that has brought things to this point.
“The genesis of the transaction was discussions between myself and the church,” he said. “This building (the current church hall) is not being used. It’s costing them a lot of maintenance. The church is also concerned about the longevity of the church.”
“Our arrangement calls for the removal of this building and in place of it the new project that we’re proposing here,” Sofer said. “As part of it, we’re building a new 1,800-square-foot addition to the back of the church.”
“The church, rather than getting paid in cash, is getting units that they will then rent out and generate an indefinite stream of income that will support the church for another 100 years. One of the things that is often of concern is when churches get a whole lot of money, sometimes it doesn’t get managed well. Ten years down the road, they don’t have the land and sometimes they don’t have the money.”
“In this instance, they (Mark Street United Church) are very well invested in these (condo) units, which are likely to increase in value,” Sofer noted. “The rental income will support them indefinitely and, if they’re ever in a position that they need to, they could sell one, two, or more of the units. So it really gives the church a new lease on life, and financial stability and flexibility for the long run.”
Along with East City Condos, TVM Group’s East City footprint also includes the redevelopment of the former St. Joseph’s Hospital Building to accommodate residential units. East City, says Sofer, is where TVM Group wants to be.
“It’s quaint. It’s safe. It has a different complexion than downtown (Peterborough). Downtown is downtown but East City is East City.”
Sofer added that if all proceeds smoothly with the rezoning application, and pending city council approval, “In a perfect world, we would be constructing one year from now. We certainly hope it’s not much longer than that.”
Ashburnham Ward councillor Gary Baldwin, who along with ward colleague councillor Keith Riel attended the open house, said there will be future opportunities for residents to provide feedback on the proposed development, including at city council.
“People will have an opportunity to comment … to make a presentation or delegation to council,” Baldwin said.
“I like to think we’re dealing with a reputable developer. They’re going to listen to the people. The project may change a little bit (or) it may not, but the fact they’re having this (open house), meeting with and hearing directly from people and answer their questions, is a good process.”
Architect Roland Colthoff of Toronto-based Raw Design was also on hand chatting with attendees.
As for the next steps in the proposed development, TVM Group will be required to submit an application for a zoning bylaw amendment to the City of Peterborough and, if that application is approved, an application for site plan approval. Both applications would be discussed at city council, and an official public meeting would be held under Ontario’s Planning Act.
In the meantime, studies — required as part of development application — are already underway, examining matters such as traffic impact, servicing, and stormwater management.
