Thomasfield Homes - Breslau

[KWrealestate]

I have seen that the Township of Woolwich is hearding an application from Thomasfield Homes next week to build approx 900 homes at the corner of Highway 7 and Greenhouse Road. This is also within the area of the future GO station. The east side is really developing the the Township of Woolwich.

[mpd618]

The east side is really developing the the Township of Woolwich.

Farms into soul-less single-use subdivisions with nothing to walk to. I'm not sure that's anything to be excited about.

[KWrealestate]

I have seen the site plan. There are distinct areas for commercial/retail and hardware stores along with a new school. Also, I have heard Walmart is planning a Smart Centre at Ebycrest and Bridgeport and owns all the land there. Canadian Tire on Victoria is rumoured to be moving into that area as well. The east side is terribly under-serviced for groceries, etc. and smart retailers should look at setting up shop. There is a chunk of land for lease at Fountain and Victoria for retail as well (in Thomasfield area). With GO and all these houses, I think there will be a lot of new development (which would have happened long ago had it not been in the Township of Woolwich).

[bcwessel]

"It's great that we're maximizing the return on public investments in infrastructure by drafting and strictly enforcing transit-oriented development codes around existing and future higher-order transit nodes well in advance of opening up that land to developers. It shows that we're learning lots of lessons from the mistakes of the past, and applying this acquired knowledge to produce a more functional, prosperous, and sustainable future. I'm excited to see the traditional town centre which will surely be constructed around the proposed GO station, and I'm positive the future resident of this community will love be able to walk to a comfortable, human-scale mixed-use district right in their own neighbourhood." -- Things we will never say about this development.

[mpd618]

I have seen the site plan. There are distinct areas for commercial/retail and hardware stores along with a new school. Also, I have heard Walmart is planning a Smart Centre at Ebycrest and Bridgeport and owns all the land there. Canadian Tire on Victoria is rumoured to be moving into that area as well.

Distinct areas for commercial and for residential sounds to me like car-oriented planning. Especially if you're talking about SmartCentres being involved! Not likely that anyone's going to be walking to the GO station (or anywhere else) from this kind of development.

[KWrealestate]

Very interesting article today in woolwich observer re Thomasfield's new proposal of mixed use community (residential, commercial, retail, schools, etc). Would rehape Breslau and is being called a true european style plan with the GO spearheading more development.


Distinct areas for commercial and for residential sounds to me like car-oriented planning. Especially if you're talking about SmartCentres being involved! Not likely that anyone's going to be walking to the GO station (or anywhere else) from this kind of development.

[mpd618]

Very interesting article today in woolwich observer re Thomasfield's new proposal of mixed use community (residential, commercial, retail, schools, etc). Would rehape Breslau and is being called a true european style plan with the GO spearheading more development.

Here's the article (http://observerxtra.com/2/opinion/mixed-use-development-would-bring-a-central-public-space/). With the author referring to a SmartCentres development as being complementary to this one, I'll believe it when I see it. You don't really have "European-style" walkable mixed-use unless you have sufficient density, and odds are they won't.

[markster]

This render is in the physical copy of the paper.

634

I believe we are looking south, with Victoria at the bottom, the rail line at the top, and Greenhouse Rd to the left.

[BuildingScout]

You don't really have "European-style" walkable mixed-use unless you have sufficient density, and odds are they won't.

Sadly, I agree. What is worse, I don't think we are ready for European style densities. For that to happen we need a stricter sound proofing code, new regulations about mixed pedestriand/driving streets, an education campaign on the benefits of downtown living, and lastly decent sized downtown apartments which are not priced as luxury condos.

Thomasfield is an improvement over the status quo, but we should not be surprised if in the end it is a bit of a disappointment.

[KevinL]

The good things here are a square street grid (no loopy '70s suburb streets or culs-des-sacs), and a reasonable distance from commercial to residential. Mixed use would be great, yes, but we're on the literal fringe of the city - this is a township. For now, I'll take it.

[metropolis]

The issue I have is that this hardly qualifies as Breslau. It seems like the property is far on the fringe and would basically double the area of the town in one fell swoop. This is a subdivision of Kitchener on greenfiled land outside of its borders. Does anyone know if this is even within the Places to Grow boundary of Breslau? You would think the logical thing to do would be to bound the town by Victoria in the north, Fountain in the east and the river both south and west.

[KWrealestate]

Hi Metropolis, I heard from a friend in the area that it is within the Places to Grow legislation.

[markster]

Interesting fact, this property is:
9km from downtown Kitchener
16km from downtown Guelph

According to the 2009 Official Plan maps (http://www.regionofwaterloo.ca/en/regionalGovernment/resources/2009ROPMAPS.pdf), The west side of town is "protected country side", but the east looks to be relatively fair game all the way to Wellington County. (i.e. a nominal "limit" at Shantz Station Rd, but no specific protections in place.)

[KWrealestate]

I looked at Hopewell Heights a number of years ago. The lot sizes were phenomenal and the pricing very reasonable. You could get a 60 foot lot with a 2800 sq foot house for the price of a smaller 50 foot lot house in Waterloo. I regret not buying due to the fact that Breslau is right in the center of Kitchener, Waterloo, Cambridge and Guelph. I find the west side slightly isolated and more congested. I think this project, albeit not perfect, is a great start to some changed development. It looks like two condo bldgs on Victoria, some mixed residential and commercial towns (like Laurelwood), a school, big box stores and trails. The township, from what I hear, is very resistant to residential development and prefers industrial/commercial due to tax base.

[UWaterloo]

Completing Breslau
http://media.mmgdailies.topscms.com/images/c7/1c/33195df74cc69d6a226c547abcb5.jpeg rec-Breslau-22.

By Ashley Csanady, Record staff
November 22, 2011


BRESLAU — A new subdivision proposed along Victoria Street North seeks to turn Breslau into a more complete community.
Guelph-based Thomasfield Homes has proposed a 135-hectare development that would offer more than 850 residential units and house about 2,200 residents in a mix of apartment-style, townhouse and single-detached dwellings. The community will include retail vacancies, office space, a potential schoolyard, parkland and an extensive trail network.
“I think people are looking for a balanced community, where they can shop (and . . .) walk to school or work,” said Tom McLaughlin, finance manager for Thomasfield Homes.
A proposed GO Transit station would anchor the new development at one end.
“We really embraced the opportunity to have the future GO site as part of this development,” said Bill Green, principal planner for the GSP Group that designed the community. The majority of the homes would be built within 800 metres of the station.
While the province has been slow to confirm plans for the only suburban GO Transit station in Waterloo or Wellington counties, Green said he has faith the government will confirm its plans soon. He expects the station to progress alongside the rest of the development and be operational sometime in 2015.
“They’ve been encouraging use to incorporate the design of the station into our planning,” Green said.
The proposed community would lie to the east of Thomasfield Homes’ newly built Hopewell Heights subdivision. The new neighbourhood would stretch further down Victoria Street North, crossing Greenhouse Road and running along the Canadian National Railway and Hopewell creek.
“The development, as they proposed it, is a really great fit in my opinion,” said Perry Grobe, co-owner of Grobe’s Nursery and Garden Centre on Greenhouse Road. He added that a new subdivision could only boost his business.
Planners, developers, and township officials agreed the plans have received an unusually warm reception.
“I think a lot of the residents in Hopewell Heights are excited about it . . . because it’s bringing something new to the table,” said McLaughlin.
Currently, Breslau residents have to drive into Kitchener, Cambridge or Waterloo to shop, bank or work.
“The main focus for the mix of uses is to reduce the number of automobile trips,” said Green. He envisions a bank, pharmacy, small grocery store and cafés in the retail space.
“It makes a whole lot of sense for folks to have everything they need right there,” said Grobe.
A swath of the parcel of land east of Greenhouse Road has been set aside to protect wetlands, and the area around Hopewell Creek would be preserved and act as a natural barrier between neighbourhoods.
“We’re rather pleased with that as well,” said Grobe, whose land abuts some of the protected wetland.
John Scarfone, manager of planning for Woolwich Township, said several things besides the GO station need to go ahead before the subdivision can spring up.
“Final approval cannot occur until final approval of the official plan and the secondary plan (go ahead),” said Scarfone. He explained that Woolwich Township’s official plan is waiting on the region’s official plan to finish its approval process with the Ontario Municipal Board. Then, once those two plans have passed, a secondary plan needs to be drafted.
That secondary plan will outline how Breslau should develop.
Scarfone said the township needs to determine where it wants more population, congestion and commercial space in Breslau before approving any major proposals.
“It’s a great location regionally,” Green said, adding that the proposed site is within minutes of Kitchener, Guelph, Cambridge and Waterloo.
But that centrality has also made the strip along Highway 7/Victoria Street North home to several failed proposals in the past. Those past applications, which include a race track and a golf course, were equally well-planned, according to Woolwich Township Coun. Mark Bauman.
Bauman said the new proposal further highlights the need to ensure that Woolwich Township’s secondary plan for Breslau is in place before council makes its decision.
Just like its neighbouring Hopewell Heights, this proposed development would rely on Kitchener for water services. That city would need to extend its municipal services cross-border agreement with Woolwich Township.
Bauman said Breslau — as an area slated for growth under the province’s Places to Grow guidelines — is set to outstrip St. Jacobs as Woolwich Township’s second-densest urban area. Elmira is, and will likely remain, the largest.
“Going into a growth spurt like that without a proper plan is just not sustainable,” said Bauman. “As far as I’m concerned, moving ahead without that (secondary plan) in place is irresponsible planning.”