The small town condo that inspired this blog
The small town condo that inspired this blog
Napanee's Gibbard District looks like a model for small town urbanism
Napanee is famous for two things: Avril Lavigne and speed traps. While the town name was splashed all over international press in the early Aughts, it’s mostly an abstraction. Just a small Ontario town where there may or may not be a mall (there is!). It could also be a model for Ontario towns looking to provide alternatives to big city urbanism.
According to Statistics Canada, Napanee’s population grew from 15,892 to 16,879 between 2016 and 2021 – an increase of 6.2 percent. The town is dominated by single-detached houses, which account for 76.3 percent of occupied dwellings, though that may be changing.
Last year I happened to wander through Napanee while visiting my parents in Kingston. I was surprised to see a large condo development underway. That’s what brought me back here today.
The Gibbard District is an ambitious project, which is transforming an old mill into a two-building condo development. The façade of the mill, built in 1835, is being maintained and flanked by five story buildings totaling 143 units. It may seem like an unlikely fit for a town like Napanee, but there’s some logic to it.
This site has a few things going for it. For one thing, it’s a pretty setting. The site overlooks Napanee Falls, which used to power the old mill. It’s surrounded by walkable and bikeable greenspace, including a mixed-use path between Springside Park, just on the other side of the falls, and Napanee Conservation Park, about a kilometer away. It’s not hard to see how this will be a nice amenity for condo dwellers looking to stretch their legs and get a breath of fresh air. There’s also a nearby skate park, which is just begging for terrible Avril Lavigne puns.
It's not just nature, though. One of the great things about the site is that it’s on an old, historic mainstreet. Not only is it still intact, but it’s still functional with many restaurants and shops. In other words, it has good bones. The Gibbard District is on Dundas Street East. While it’s miles from its Toronto namesake, it’s got relatively similar amenities. Banks, cafes, pubs. The biggest difference is that it’s closer to nature. From Toronto’s Dundas East, it’s a bit of a hike down to Lake Ontario, compared to two blocks to the Napanee River. There’s also a cute riverside pub where you can easily spend an afternoon.
Finally, there’s proximity to Kingston. While Napanee is relatively small, it’s part of the Kingston Census Metropolitan Area, which has a population of over 172,546, and growing. Kingston isn’t a big city by any stretch, but it’s home to Queen’s University, Royal Military College, and St. Lawrence College. The Kingston CMA has a median household income of $83,000, which is below the provincial average ($91,000) but well above the average for Napanee ($77,500). While Eastern Ontario has been stagnant for a long time, Kingston is an exception.
The commute from Napanee to Kingston, depending on the precise destination, is pretty tame. It’s a 35 minute drive (traffic dependent) or 19 minute train ride from the Via station (11 minute walk from the Gibbard District). That’s frankly not that much worse than my commute from the East Side of Toronto, let alone some of the mega-commutes you hear about in the GTA.
Of course, the vision only works if and when it’s complete. The construction industry has had to muddle through COVID-era inflationary pressures, followed by sharply increased interest rates. The Gibbard District does not appear to have been immune. The project was paused for months, as the developer grappled with labour and material costs. Fortunately, work restarted in June. Construction is well underway, as you can see by the photos, so the project isn’t merely speculative. Barring a disaster, this thing should get built. For what it’s worth, sales for building 2 are underway.
Ontario could use a lot of Gibbard Districts. Toronto won’t be able to shoulder all of the province’s growth, and not everyone can or wants to live in Toronto. Small towns like Napanee can give people alternatives to big city life. Not everyone needs to have dozens of restaurant and nightlife options on their block. But it’s nice to be able to walk to a local café or park without having to drive everywhere all the time.
I’ll be watching the Gibbard District with interest. As should community leaders in small towns around the province.