As a proposed 10-storey East City residential-commercial development moves forward in the City of Peterborough’s application process, residents opposed to it are again making their feelings known.
Proposed by TVM Group on the property at 90 Hunter Street East adjacent to Mark Street United Church, the building would feature 156 apartment units and commercial space on the ground floor and underground parking.
If approved, it will be developed on property the church sold to TVM Group in exchange for four units, valued at $2 million, at TVM Group-owned East City Condos just up the road at Hunter Street East and Armour Road. The site was previously occupied by a 1957 addition to the church building, which has now been demolished.
With the city having issued notice that TVM Group has filed an application for a technical adequacy review, a requirement in advance of an application for a necessary zoning by-law amendment, members of the East City PTBO Neighbourhood Hub Facebook group are expressing concerns online, many of which echo what was heard at an open house held last June at the church.
Among them is Rogers Street resident Andrew MacGregor, who sought an Ashburnham Ward city council seat in the 2024 municipal election.
“This building is too large and it does not fit the character of the neighbourhood,” says MacGregor, adding “East City is largely single-dwelling homes.”
“If this building is built, it would be in my backyard. It would cast a shadow on my home. So here we have a building that is much taller, and much wider and longer, than anything that exists (in East City), and doesn’t match the single-family heritage homes in the neighbourhood.”
Another bone of contention, says MacGregor, is parking for tenants’ vehicles. MacGregor contends there isn’t enough parking allotted in the site plan, meaning increased traffic and parking concerns on streets neighbouring the development.
A quick scan of the East City PTBO Neighbourhood Hub Facebook page reveals similar concerns. That said, there are comments from those who are fine with the proposed development, with one writing that the site plan schematic “looks great,” adding “We need more housing and we have to build up.”
But the detractors are in the majority, with one noting “Rogers Street is already a nightmare with all the 18-wheelers and cars.” Another posted “This is a monstrosity and will change the whole character” of East City.
The character of East City on Hunter Street has already been changing over the past few years. Ashburnham Realty has developed three multi-storey buildings along the Rotary trail south of Hunter Street East (the third six-storey building just north of Robinson Street is still under construction), and TVM Group has developed East City Condos and redeveloped the old St. Joseph’s Hospital site.
Contacted by kawarthaNOW for comment, TVM Group president and CEO Amit Sofer is well aware of neighbouring residents’ concerns about the proposed Mark Street United Church development. In fact, he heard most of them face-to-face at the June open house.
“Nobody likes change — that’s sort of the beginning of a lot of conversations,” says Sofer, who founded TVM Group in early 1990s.
“We are not trying to do something that doesn’t fit (the neighbourhood). In fact, our proposal is directly based on all of the direction provided by governments, municipal specifically, but also provincial and federal. These are directives that are put out because of needs that exist within the marketplace. They may not be the needs of people unhappy with the development, but they are the needs of the city.”
“People don’t want to see change. If we ask for 20 storeys, people will say it should be 10. If we ask for 10, it should be five. If we ask for five, it should be three. But there are other proposals that are coming forward, in the very immediate vicinity, that will also be 10-plus storeys.”
“The development community has been told there’s a demand for density. There’s a demand to utilize existing infrastructure, and a demand for intensification as opposed to urban sprawl. The fact that there’s resistance to it — and I respect that resistance very much — is no different than what you would experience with any development in any city at any time.”
Sofer says what’s being proposed is “a moderated best version for everyone” of the development that “doesn’t satisfy everyone everybody’s full concerns but it also doesn’t satisfy our desires because, as developers, we would like even more (building) height and density.”
“There’s never a circumstance where neighbours say ‘This is awesome. Let’s build more.’ I appreciate the comments — they are good comments. We’ve made adjustments (to the plan) to reflect some of the comments we collected at that June meeting.”
As for the parking concerns expressed, Sofer says TVM Group’s development of other East City projects has provided “a very specific, accurate, clear and long-term understanding of the parking needs of our tenants.”
“The (parking) ratios that we’re proposing mirror what we have at our hospital site where we don’t have a parking problem. The collective East City group won’t believe that because they don’t want to, but the city won’t allow, in its good planning discretion, something that doesn’t make sense. It would be poor planning.”
Further, Sofer stresses that his TVM Group is not in the “merchant” building business.
“We do not build and sell. The TVM Groups owns everything it has ever built, other than our condominium developments. I would be foolish to build something that doesn’t make sense. If there wasn’t enough parking, I wouldn’t be able to rent the apartments and I would be the one with the biggest loss. Our parking ratios, in my mind, are correct. We have adjusted them.”
Still, MacGregor, not unlike many of his neighbours, is unappeased. As for the argument that progress is inevitable, he agrees, but adds a disclaimer.
“Progress is needed but perhaps it should take small steps,” he says. “What we’ve seen with developments on Hunter Street is moderately large buildings. We need progress, but can we make progress in incremental steps instead of just jumping to absolutely huge, immediately affecting property values and the characteristics of neighbourhoods in the immediate area?”
MacGregor says he believes residents’ lobbying councillors to see modifications made to TVM Group’s site plan won’t do any good.
“I have no faith that discussing this with city councillors will affect the outcome. I’m not convinced that anyone is listening. Development, and the pacing of development, is something that I will frankly make the cornerstone of a campaign for city council in a future election.”
As for the application for a technical adequacy review, Sofer explains it’s “a relatively new step put in place by many municipalities in response to the provincial government’s mandate that planning applications be dealt with expeditiously.”
“The planning department does not receive a site plan or zoning application, of which we’re making both, until they are deemed technically complete to the satisfaction of (planning) staff.”
According to an email to kawarthaNOW from Brad Appleby, the city’s planning, development and urban design director, “the file is in a technical review phase; no decisions have been made on whether to support the development.”
“Applicants/landowners are always free to apply for development and the city is obligated to process complete applications, but at the end of the day the city is not obligated to support development,” Appleby writes.
Appleby notes city staff will eventually prepare a report for council consideration that will advise if the development proposal meets all city and provincial requirements and include a recommendation for its acceptance or denial.
That report will go before councillors as part of a public meeting where registered deputations can be made. Notice of that meeting’s date will be mailed some 30 days in advance to property owners within 400 feet of the proposed location.
If and when final council approval is gained, Sofer says construction will “start right away.”
“The building will add to the character of East City and enhance its vibrancy,” maintains Sofer. “Anyone who doesn’t want it will say the opposite. I respect that. However, it really is an addition; it will bring more people to businesses. We’re hoping everything goes smoothly. but it’s in the hands of council.”
Meanwhile, in a related development, the city will host a public meeting on Thursday, February 6 focused on planning for strategic growth areas, one six areas identified as the Central Area, which takes in the downtown core and East City.
A meeting presentation, set for 6:30 p.m. at the Healthy Planet Arena, will provide a review of concepts for land use, building heights, parks, transportation and open space. Registration isn’t required to attend.
