A week after city council received a growth analysis study predicting the population of St. Thomas will almost double by 2051, members Monday evening (June 17) got an insight into where many of those newcomers may live.
A sprawling residential development stretching from Wellington Road northwest to Major Line is being proposed by two developers.
Landrise Developments/Don West Construction and Lecram Inc. have acquired the majority of land in the Sandymount Development Area with a proposal to add almost 1,500 housing units, including single detached homes, townhouses and high-density apartments.
Lecram is proposing a draft plan of subdivision encompassing 42.12 hectares to include 15.23 hectares for single detached residential uses, 1.92 hectares for multiple attached residential uses (townhomes), 3.16 hectares for high-density residential development (2 blocks), 6.08 hectares for nine new streets, two blocks (0.02 hectares) for walkways, two blocks (0.31 hectares) for 10-metre wide multi-use paths, one block (0.92 hectares) for an active park, one block (1.24 hectares) for stormwater management, six blocks (9.41 hectares) for open space, 24 blocks (0.01 hectares) for reserves, one block (0.33 hectares) for a 6-metre wide trail corridor and linear park, one block (3.33 hectares) for mixed-use and 10 blocks (0.26 hectares) for future residential.
Land Rise is proposing a draft plan of subdivision encompassing 15.40 hectares to include 4.42 hectares for single detached residential uses, 0.26 hectares for multiple attached residential uses (townhomes), 1.11 hectares for high-density residential development (1 block), 2.13 hectares for three new streets, three blocks (0.04 hectares) for walkways, one block (0.36 hectares) for an active park, one block (0.40 hectares) for stormwater management, two blocks (5.87 hectares) for open space, 4 blocks (0.001 hectares) for reserves, one block (0.44 hectares) for a 6-metre wide trail corridor and linear park, and 10 blocks (0.37 hectares) for future residential.
Lou Pompilii, the city’s director of planning & building, explained to council the developers are working in a coordinated, cooperative fashion to build “a singular community.”
He added there will be an extensive internal trail network with road connections to Major Line, Wellington Road and ultimately to Sunset Drive.
He continued, that it will be up to the municipality to ensure “there are proper connections from this development to the rest of the city.”
This may be a component of the refresh process now underway on the city’s Transportation Master Plan. An open house will be held for public input on the plan on June 25 from 4 until 7 p.m. at Memorial Arena.
Coun. Steve Peters stressed the need for commercial development in the growth area so residents can walk to a convenience store, for example.
Pompilii noted there will be future development along Sunset Drive and Major Line.
City council unanimously approved motions to authorize staff to prepare site-specific draft amendments to the official plan and zoning bylaw to permit the proposed residential development.
A public meeting is scheduled for July 15, at which time further information will be made available on a construction schedule.
THINKING GROWTH AT ELEMENT5 IN ST. THOMAS
Back in March of this year, we remarked how, with little fanfare, Element5 has become a significant regional success story less than four years after constructing its $50 million plant on 40 acres of land on Dennis Road in the city’s north end.
Its St. Thomas facility, completed in 2020, is the most highly automated, state-of-the-art mass timber plant in North America.
It can annually produce 45,000 cubic metres of CLT (cross-laminated timber) and 5,000 cubic metres of glulam (glued-laminated timber).
A second shift was added in 2021 and last year, expansion of the existing plant began.
However, things have exploded for Element5 with the announcement in February that the Hasslacher Group, based in Austria, is acquiring a stake in Element 5.
Hasslacher is one of Europe’s largest and most prominent timber companies and is a global innovator.
The family-run enterprise has a workforce of 2,000 and its stake in Element 5 will result in what is being billed as a ‘mass timber powerhouse in North America.”
Evidence of that powerhouse status was on display yesterday (June 21) at the official groundbreaking for the significant expansion of the already immense facility.
“When we last met we had talked about the expansion and the plan and now we are in execution mode. It is coming along well, it is on schedule and when you see it on the ground like that, it is pretty impressive how big it is and you really realize what we are trying to accomplish here.”
Before the Hasslacher announcement, an expansion program was already in the works at Element5.
“We needed to continue to grow inside the four walls we have today. In the meantime, we were really, really fortunate to form a partnership with Hasslacher. And I think they would say the same thing.
“That came together and that supported a reconfiguration of the expansion plan to be what we all think it needs to be.”
Poulin noted the expansion on top of expansion will impact their product line.
“Our original expansion was just adding capacity to our current business whereas this expansion plan is going to enable us to bring full production of all products that we bring to market in-house, whereas right now we currently buy a good chunk of that product line.
“The expansion will enable, essentially, a full second production line for glulam beam production.”
So, how big are we talking with this expansion?
“But in a successful, growing business, if you’re not thinking growth, then we don’t think you’re doing your job, so growth is super imperative to maintaining a successful company into the future.”
The current building is just shy of 140,000 square feet in size.
“When all is said and done,” noted Poulin, “we will be about 360,000 square feet. It’s a massive expansion, more than doubling the size of our production.”
Resulting in the expansion of the workforce, added Poulin.
“Right now we’re just north of 130 employees. We have our eyes set on growth so the five to seven-year plan would be in around the 300 mark.”
In March Poulin advised, “We think we can get to north of $100 million in revenue by 2030. We have a pretty aggressive growth plan.”
Poulin is confident that target can now be reached in 2028 or the following year.
“Assuming we can execute and the market continues to demand our product we think we will. We’re obviously highly confident that will be the case.”
Aided by the housing shortage and the push to build modular homes, as is the case with the Eastwood Housing Corporation five-storey apartment building planned for 220 Highview Drive in St. Thomas.
Summing up the impressive changes at Element5 in a very short period Poulin confessed, “It’s definitely a massive change from where we were in 2019 to now and to where we’ll be.
“But in a successful, growing business, if you’re not thinking growth, then we don’t think you’re doing your job, so growth is super imperative to maintaining a successful company into the future.”
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LETTERS OF SUPPORT ARE A SMALL PIECE OF THE POOL PUZZLE
A special council meeting has been called for Monday (June 24), primarily to deal with a draft action plan for the city’s 2024-2027 Strategic Plan.
This will entail a PowerPoint presentation by city manager Michael Bradley, after which members of council can provide feedback and input.
There is, however, a second rather curious item noted on the agenda advising letters have been received from Soyuth Sok, Vice President – Health, Fitness and Aquatics, YMCA of Southwestern Ontario, Anna Begemann, President, St. Thomas Jumbo Jets Swim Team, and Chris Streib, President, Talbot Trail Physiotherapy supporting the construction of a new recreation and aquatics facility in St. Thomas.
There has not been any firm commitment on the city’s part to advance beyond exploratory investigation into the need and demand for a recreation/aquatic centre.
The cost of which would be tens of millions of dollars with limited funding available from upper-tier governments.
The letter from the Jumbo Jets stresses “The proposed centre aligns perfectly with the goals and objectives outlined in the (above mentioned) St. Thomas Strategic Plan . . .”
Begeman urges city council “to prioritize and approve this project.”
Chris Streib at Talbot Trail Physiotherapy touts the benefits to a growing demographic that greatly benefits from hydrotherapy.
“It’s essential to clarify that our support for this proposal is contingent upon YMCA of Southwestern Ontario being the operating partner of the new facility under terms that we deem to be sustainable.”
It’s the third letter of support from the YMCA, however, that talks about a financial partnership while offering up a cautionary note.
The letter notes, “if mutually agreeable terms could be found between the YMCA of Southwestern Ontario and the City of St. Thomas, we see this initiative as a wonderful opportunity for collaboration.
“By joining forces, we could have the potential to leverage our respective strengths and resources . . .”
There is a rather daunting caveat, however.
“It’s essential to clarify that our support for this proposal is contingent upon YMCA of Southwestern Ontario being the operating partner of the new facility under terms that we deem to be sustainable.”
The letter continues, “Without our involvement as an operating partner in a new recreational and aquatic project, there is a risk that our existing facility in St. Thomas would face challenges, including membership loss which would lead to sustainability issues.”
“And I think we will see with this new strategic plan a tighter plan to move it forward, but I’m not putting a whole lot into just the fact we’ve got a few other people writing us letters saying let us move forward.”
Yes, the YMCA has every right to seek terms the organization deems to be sustainable, likewise, the city has to ensure those terms protect the interests of ratepayers who not only will use the facility but also will have a financial obligation.
Remember, earlier this year the city and the YMCA worked out an agreement whereby city residents will have access to the High Street pool 10 months of the year at a rate subsidized by the city to the tune of up to $100,000 for this year.
If this proves overwhelmingly successful, particularly in the winter, how does that impact the perceived demand for a new facility?
We talked with Mayor Joe Preston about these factors earlier this week.
“We’ve got some people saying we support what you’re looking at, but we’re (the city) following our own path.
“This is a whole new set of strategic planning we’re starting Monday and the biggest piece left from our last Strategic Plan would be the recreation centre, aquatic centre thought process that we had.
Preston continued, “Of late, we’ve been talking a little more about it because it has been standing out now as needing to move forward.
“And I think we will see with this new strategic plan a tighter plan to move it forward, but I’m not putting a whole lot into just the fact we’ve got a few other people writing us letters saying let us move forward.
“I have talked to each of them individually, for the most part.
“This piece of the action plan was to have the plan ready for a recreational centre or community centre so that if any of the other levels of government had funding available then we could tap in.
“Now there have been a couple of small pockets of provincial and federal money but not enough for us to say this is really possible.
“I would like to suggest it’s likely going forward that we come up with a more solid plan on what it looks like and where it will be and be ready for the other levels of government to help us when it is time.”
Preston then put on the table an overriding consideration.
“Before we spend on a multi-million dollar recreation complex, can spending a couple of hundred thousand dollars at a time help satisfy some of the need in the community?”
“I’m willing to say let’s press forward, but let’s get some numbers to show what we’re doing.”
With some major league players on the scene like Volkswagen and Amazon and more on the way, how deep are their pockets regarding stepping up with corporate sponsorship deals?
Let’s look well beyond upper-tier governments.
PROJECT TINY HOPE LIFTS OFF
Project Tiny Hope is being billed as “more than just housing, it’s a new beginning.”
And that new beginning will start to take shape this coming Thursday (June 27) as construction begins on the first tiny home.
The undertaking at 21 Kains Street is a partnership involving the YWCA St. Thomas-Elgin, Doug Tarry Homes and Sanctuary Homes.
“We are excited to finally put a shovel into the ground for the demonstration home bungalow at Tiny Hope. It is an honour to be a financial contributor to the success of this project,” says Tarry.
He adds, “I believe that access to safe, healthy, affordable housing is a basic human right. This is the culmination of years of work by a committed group of volunteers and represents a great step forward in sustainable, high-performance housing that is also affordable.”
When completed, 40 units will be erected to house 66 individuals. YWCA commits to housing 50% women, 25% youth, and 10% Indigenous in this unique complex.
“The first tiny home built will showcase the quality of Doug Tarry Homes, how our residents will successfully transition from communal to independent living and how important each and every dollar donated is for a project of this scale,” added Lindsay Rice, YWCA executive director.
Previously Rice had stressed, “Project Tiny Hope will revitalize 21 Kains Street in the downtown core of St. Thomas and create a thriving community where youth, adults and families live and grow for years to come.”
Almost two years ago Rice warned, “The waitlist for subsidized housing is over 1,100 households, translating to a five- to ten-year wait.”
According to St. Thomas Elgin Social Services, the wait time to access social housing is anywhere from two to nine years.
When he was Associate Minister of Housing, Elgin-Middlesex-London MPP Rob Flack characterized Project Tiny Hope as “the beacon of hope for all in Ontario.”
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Project Tiny Hope: ‘More than just housing, it’s a new beginning’
FOR THE CALENDAR
The city is refreshing its Transportation Master Plan to accommodate future growth.
According to city staff, “Generally, Transportation Master Plans examine current transportation issues, assess existing and future growth patterns, determine the need for transportation improvements, and establish policies to support the plan and maintain the transportation network.
As such, a public open house is being held on June 25 from 4 until 7:30 p.m. at Memorial Arena to allow residents to ask questions and discuss their ideas with members of the project team.
More information on the Transportation Master Plan can be found here.
The St. Thomas & District Chamber of Commerce is hosting its annual MP & MPP Luncheon on June 27th.
This year it is being held at the Elgin County Railway Museum beginning at 11:30 a.m.
There is no shortage of federal issues to bounce off Vecchio, including the much-maligned carbon tax.
And, no doubt, Flack would gladly talk about his new role as Minister of Farming, Agriculture and Agribusiness.
For more details or to register for the event click here.
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And a reminder, I can be heard weekday afternoons as news anchor and reporter on 94.1 myFM in St. Thomas. As always, your comments and input are appreciated.
