There were some concerns and questions, but no formal objectors attending on Monday night when Centre Wellington council held a public meeting for a proposed Wellington County apartment building with 55 affordable housing units in Fergus.
The proposal is to change the zoning of a 6.5 acre parcel of land on the north side of Gordon Street, east of Highway 6. The land is currently designated highway commercial and core greenlands and is zoned for highway commercial and environmental protection.
Wellington County is requesting that an official plan amendment change the lands to residential and core greenlands, and zoning that would allow the apartment buildings.
The township did receive some concerns from various groups, none of which came to the meeting, and two audience members asked some questions about the project but did not identify themselves as opponents.
Both school boards enquired about sidewalks on Gordon Street, there were concerns about traffic, and George Elgersma, the president of Small Streams Developments Inc., who owns the property at Highway 6 and Gordon Street, wrote to council about his concerns. He was opposed to the change and said he would prefer keeping the land for commercial uses.
“When we purchased our site we envisioned our building as being part of a commercial community, with several commercial buildings that would compliment each other over time,” Elgersma said.
Planner Brett Salmon said Ken Weeks wants to ensure there is fencing between the apartment and commercial operations, and he is also concerned that affordable housing might lower property values.
County planner Gary Cousins told council the county has received $4.3-million in grants for affordable housing. He said Fergus is the county’s highest priority, but when the county looked in the town for residential land, there was none to accommodate an apartment building. He noted developers these days seldom build those, and then it is for condos they can sell, not rent.
He said the building would have 37 one-bedroom units and 18 two-bedroom units. It would be for people with mobility issues, and rents would be 80% of average rents in the town. It would attract families, seniors, and people with disabilities.
Cousins said it will be for people who are generally employed but cannot afford housing in the area.
The lot will be developed so there might be room some day for another development on the site. He added the county will be “careful laying it out” so that can be accommodated.
He added the county will be hiring an architect at the end of the month to start the design work. He said the land is low-lying, and will take fill to raise it 1.2 metres.
He added that there will be a complete landscaping plan. On the northeast side of the property there will be flood storage areas, and a natural area, with the potential for a trail to lead from the apartments to a township park that will be built to the north with a subdivision planned there.
Cousins said there have been a number of studies done, including a phase one environmental, a noise study, and flood and water studies.
“I believe there are no technical issues with this site,” Cousins said.
Councillor Walt Visser asked Cousins if there was a traffic study done. He noted there is a church and school in the area.
Cousins said there has been talks about having a driveway setback to the property, and, he conceded, “There may be issues [with traffic] at the intersection.”
Councillor Fred Morris asked if that would mean a traffic light at St. David (Highway 6) and Gordon Street.
Cousins said the township’s engineer, Triton, could answer that better than he could, but he agreed that with this building and other growth in that area, one might be necessary.
Morris asked how the county decided that Fergus was under-serviced when it comes to available affordable housing.
Cousins said the county did a housing study in 2003.
Morris noted one person is concerned about maintenance, and asked if the county will own the building.
Cousins said it will.
“Can we tax you?” Morris asked to much laughter.
Cousins replied, “Yes.”
Morris also asked if the parkland is on the site, and Cousins said it is not, but, he added, there will be “an obvious ability” to connect a trail from the development to that public park being build to the north.
Morris wondered if the township will have to upgrade that park.
But Visser said the park has to be kept in a natural state.
Salmon added that the Public Works and Parks and Recreation departments will be bringing a plan for that land to council. He added that the park is part of the subdivision and it is tied to the subdivision’s final approval, and “the county has indicated it is prepared to assist.
Morris asked why the county believes the land is the most suitable.
Cousins said the county has looked all over Fergus and not found anything as good. “Our preference was residential. This is a very good area.”
He added that the area will become “a mixed use area, and the province encourages that.”
Cousins added that with residential, commercial, and industrial in that area, residents at the apartment could work near their homes. “The whole area itself is in transition.”
Councillor Shawn Watters asked how high the building will be.
Cousins said three or four storeys, but most likely three.
Councillor Bob Foster asked if the county anticipates the residents will own their own vehicles.
Cousins said it does.
Two audience members asked questions.
One wondered if the project will have a negative effect on the county’s bottom line.
Social Services Director Kim Warner was at the meeting, and explained that the federal and provincial governments have provided cash, and the rest of the project will be financed by borrowing, but he added, the county will receive more grants because this project is not social housing, but affordable housing.
He added the county will own the building in perpetuity.
Another resident asked a large number of questions, including the number of people expected to live in the project, the income tests for living there, what is considered low or moderate income, and why the location is there, away from grocery stores, banks, and doctors.
She also wanted to know the capacity of the possible second building, and the total cost of the project.
Heather Burke, the Director of Housing at the county, provided those answers.
She expects a maximum of 75 people living in the buildings, and rents would be based on salaries of $30,000 to $35,000 in income. She said 55 units are needed for economies of scale.
She also expected most tenants would own their own cars.
The other building could range from 25 to 45 units, but that would be reserved for future discussions.
The total cost of the project will be $8.4-million.
She admitted that the county has never built its own affordable housing project before, but said it has been a partner in three in Guelph and another one in Arthur.
“They’re beautiful projects,” she said.
The township will now await reports from Salmon before making any decision.
