The first phase of a primarily residential 11-building complex in east Windsor received the green light from city council this week despite opposition from residents.
Council on Monday unanimously approved zoning changes on more than 13 acres of land at the southwest corner of Banwell Road and McHugh Street to allow for four apartment buildings, an office building, and a residential care facility.
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One apartment building will be six storeys with 72 units and another will be eight storeys with 96 units. Two apartment buildings fronting Banwell Road were originally eyed at 10 storeys with 120 units each, but council asked the developer to reduce the buildings’ height from 35 metres to 30 metres. It was unclear whether that will impact the number of units.
The office building along McHugh is expected to be two storeys, and the respite home one storey.
Residents who spoke out against the development said they feared it would exacerbate existing traffic congestion on Banwell Road, reduce green space, and increase the risk of basement flooding at nearby homes.
Questa Drive resident Joan Ennis called the project a “concrete jungle.” She noted that the proposal from an Ontario numbered company was one of several higher-density residential builds planned for the area — density she called “overkill.”
“Picture 15 apartment buildings slammed right up against you in your immediate neighbourhood and tell me it won’t have an impact on your life,” Ennis said. “People have a right to decent housing, for sure, but what about our rights?”
Area resident Kate Benedet said she and her neighbours are not opposed to new development and recognize the need for more affordable housing in the city — but they had a number of issues with the proposal before council this week.
“What we are opposed to is the high-density housing in an area that’s not mitigated for an increase in traffic, and with a history of flooding,” Benedet said.
Asked by Ward 7 Coun. Angelo Marignani what is being done to improve traffic conditions in the area, city engineer Chris Nepszy said it’s something staff “actively monitor,” but there are currently “no plans.”
“It’s something that the city struggles with, in a growth city,” Nepszy said. “We continually monitor intersections, we monitor traffic patterns. As the city grows, we look to expand that priority.”
As for stormwater management, Nepszy said administration is “comfortable” with the development.
“Stormwater management has become probably the No. 1 concern for development,” he said.
The project’s second and third phases are planned for lots at the northwest corner of Banwell and McHugh (4.1 acres) and at the northwest corner of Banwell and Leathorne Street (3.5 acres). Those plans include 366 units in five six-storey buildings.
Marignani called the area “kind of special,” with a lot of senior residents “who came to the area thinking that this was something they would retire to.”
He said council has to make “really difficult choices” about developments, “but it is important that we do make them because unfortunately our city is growing.
“We need to accommodate that growth. This is part of that accommodation.
“We need to be mindful of the neighbourhoods, because some things just don’t fit in certain neighbourhoods.
“I’m happy to see that we can work together and try to come to a compromise in these future developments.”
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