The proposed high-rise buildings at Northgate Plaza has hit a snag as city council voted for Farhi Holdings Corp to come back in 60 days to council with an amended proposal for the two 23-storey buildings.
The two buildings at 530 and 540 Exmouth Street would have 848 residential units over both buildings, with 900 square metres of retail commercial space at grade, according to agent Michael Davis with Siv-ik Planning and Design Inc.
Council members and the two businesses from the plaza didn’t have issue with the proposed buildings, but with the parking or lack thereof.
Currently, Sarnia’s bylaw requires each residential unit to have 1.5 parking spaces. The proposed building units would have 1.15 parking spaces per unit.
“The parking strategy is one, that with every project that we undertake is tailored specific to that project. Every municipality that we do business in has different parking rates for apartment developments like this,” explained Davis. “The existing zoning bylaw requirement in Sarnia is quite high, relative to other urban municipalities across Southwestern Ontario.”
Davis explains that it is important that the parking rate reflect the actual demand for the project. In this case, the cost of creating the parking space is in the area of $50,000. And the builders are trying to keep costs down for the renters.
“What we see and what will be a core component of the leasing strategy here is that the households that these units will cater to typically have one vehicle,” said Davis. “That additional point 1-5, will provide opportunities for both visitors and some larger households to have a second parking stall.”
Natalie Tavares, one of the owners of The Waterbug, expressed concern that her business was not given advance notice of this as it was alluded to in a proposal on the Speak Up Sarnia website.
Her biggest concerns though were traffic, congestion and lack of parking.
“There is a shortage of 277 required parking spaces between the two buildings,” said Tavares. “There is no way this unique plaza can accommodate any sort of overflow. This plaza is nothing like the contemporary plaza or parking lots that Mr. Davis has talked about.”
Susan Chamberlain from The Book Keeper echoed Tavares sentiments.
“If you can envision the parking lot in front of Shoppers Drug Mart (Northgate) it is about three of those short…and that is significant,” said Chamberlain.
Chamberlain is worried that while the apartments would bring new shoppers to the store, the lack of parking would discourage others from entering the plaza.
Affordable units within the buildings were also brought up and Davis said that with every project Farhi Holdings takes on, this is something that would be looked into.
“Part of the exploration in the project financing is looking for opportunities to incorporate mixed income opportunities into these buildings. Those conversations will be had whether with Lambton County or other levels of government about what support and opportunities may be available to offer a portion of these units at something that is lesser than market rent,” said Davis.
Council voted 5-3 for deferring the proposal for 60 days with Mayor Bradley and councillors Bill Dennis and George Vandenberg opposed to the deferral and Brian White absent.