MINTO – Concerns were raised about the compatibility of a high-density development with the nearby Palmerston and District Community Centre at an Oct. 31 public meeting.
The public meeting revolved around a rezoning proposal for a 0.4-acre parcel of land at 660 Yonge Street in Palmerston.
The property currently includes a one-storey single-detached dwelling on it that is proposed to be demolished to facilitate the development. The property is owned by Guelph-based developer Destination Estates.
The company is seeking to rezone the property from residential (R2) to residential site specific (R2-XX) to permit two four-unit cluster townhouse dwellings with reduced lot area, interior side yard setback and driveway width, and to permit the required visitor parking spaces to be provided in tandem and in the driveways of each unit.
The property is proposed to be accessed from Yonge Street. The dwellings are proposed to be three storeys and will not have basements due to the high water table in the area.
Consulting planner Bill White stated “the site is a fairly good sized property.
“It consists of two parcels of land right now; it used to be one big parcel of land and then a year or two ago it was severed and a variance was approved to permit a semi-detached dwelling on the vacant parcel,” said White, who noted the fully-serviced property backs on to the community centre property.
White said the surrounding area is mostly made up of single-family homes.
“Kind of a mid-century or early 20th century neighborhood,” he explained.
“The R2 zoning that the applicants propose exceptions to really applies to a pretty broad area. And there have been a couple of site specific amendments not too far away from there.
“So, what the applicants believe they’re doing is presenting something that is compatible with that R2 zoning.”
White said the definition of “cluster” townhomes doesn’t really apply to the proposed development.
“What is proposed to be built is two four-unit townhomes, not cluster townhomes … And if we need to reword the definition of townhouse, we can do that in the zoning amendment, using the current R2 rules, except that the lots would be merged into one parcel,” White explained, adding that a condominium agreement would come forward to split the land and the buildings into individual ownership.
Steve Lebeau, one of the owners of Destination Estates, said the company is familiar with development in small towns.
“We’re from small communities, just like Palmerston. I live in North Dumfries … my other partner is from Fergus, so it’s not lost on us … the small-town mentality, the quaintness,” said Lebeau.
“So when we had the opportunity to purchase this property and envisioned developing it, we wanted to make sure it was something that we would want to live in. That was first and foremost.”
A building department report notes staff have been in discussion with the County of Wellington, the owner and the owner’s consultant regarding concerns that should be addressed at the zoning stage as a result of the provincial changes making developments of 10 units or less no longer subject to site plan control.
“The site plan control process is typically where landscaping, buffering, parking, garbage storage and snow storage would be reviewed,” the report notes.
In the report, town staff note concerns related to parking, density, setbacks to neighbouring dwellings, snow storage, buffering, lack of a common amenity area and solid waste services.
The report states neighbouring landowners and residents have expressed concerns related to: grading and drainage, incompatibility with surrounding property uses, traffic, parking, density and buffering.
A letter from the Palmerston Agricultural Society states, “while we are supportive of our neighbours and community, we feel that the events happening on the fairgrounds and arena throughout the year could bring complaints from the increased density of the residents in that area.”
The letter states that density of the housing project is the biggest concern.
“More people could mean more complaints. Our hope is that if this project goes ahead, there will be a suitable fence erected along the back of the property and adequate parking on their own lots will be made available.”
Councillor Ron Elliott pointed out the agricultural society hosts a “huge” tractor pull that “sometimes goes to five in the morning.”
Elliott also noted the large community centre parking lot is extremely busy during hockey playoff season and “buck and does” at the centre involve people leaving at midnight or later and “there tends to be a lot of noise.
“When we have these people move into this community, will they be families? Will they really be aware of what they’re going to have to live with? … Are these people are going to come from Waterloo and Kitchener and have no idea what the community centers are and what goes on?”
Lebeau said the developers are not targeting residents of any specific area.
“We’re not going to the GTA to try and sell these things specifically. Whether they come from Waterloo, surrounding area, Guelph … I can’t speak to that. What I can speak to is we are trying to celebrate Palmerston here,” he stated.
“We’ve actually considered calling the development, The Fairgrounds, specifically, to highlight that awesome thing that’s in your backyard.”
“Wonderful, because I think anybody moving in there can’t be taken by surprise, because sure as heck they’ll be in the council chambers every week complaining about something if they have no idea what’s going on,” said Elliott.
While noting the homes in the development will have private backyards, Lebeau said “the front becomes the community where families, kids can ride their bikes, skip, play, hopscotch, whatever they do.
“And then obviously, you’ve got, I don’t know, what is it, 50 acres of park lands there … What better place to let your kids go run and play than in a park?”
Councillor Ed Podniewiecz asked about plans for replacement of trees removed during construction and buffering at the site.
“We would be happy to replace (trees), if not on site, in an appropriate place that council saw fit, first off. Second off, yes, we’d be willing to put a fence up between the neighbours and the new development, absolutely,” said Lebeau.
Councillor Jean Anderson expressed concern about plans for tandem parking.
“Most families have two cars, assuming two people are working. So, one’s in the garage and one’s in the driveway. And we’re backing out into that communal space that children are going to be playing on and riding their bikes, according to your plan,” said Anderson.
“That sounds pretty risky to me. My background is emergency nursing.”
Lebeau said the situation would be “not unlike any other residential area where people park in the garage and people park in front.
“I don’t think that’s that uncommon. And yes, that’s a big concern. We don’t want children hit, but we can’t, I can’t, put something in place that stops somebody from not driving appropriately,” he added.“I would hope that this is a community where everybody’s looking out for each other and that they would be mindful of all that kind of stuff.
“And then also you’re mindful of your own children, too. That’s part of it.”
The building department report indicates town and county staff will bring a report with recommendations back to council at a later date.
