More than 100 people turned out at a public meeting at the PMD Arena on Jan. 11 to consider a new subdivision and golf course on the west side of Wellington Road 8, on the north side of Drayton.
Developer Fred Prior, of Guelph-based Prior Construction Corporation, has owned the land for 10 years. He is seeking a rezoning of the land – described as Part Lots 17 and 18, Concession 10 of Maryborough – to permit the Glenaviland Estates development, which is 49.8 acres in size and would ultimately contain 95 single family houses and 101 townhouses.
The portion of the land adjoining the Conestogo River would be developed as a nine-hole golf course. The project would be phased in over the next 15 to 20 years.
The meeting was to consider a proposal to change the zoning on the land from future development to residential and recreational. Development of the subdivision would proceed in stages, subject to sewage allocation.
In addressing the meeting, Prior stated he had previously met informally with neighbouring property owners. He said he had 39 years of experience in the development industry.
In order to meet provincial standards, he said he had to reduce frontages of the lots to 50 feet, significantly less than nearby properties, but he was able to retain 80-foot frontages for lots adjoining existing development. The density must be at least 6.5 units per acre according to provincial policy.
Consultant Bruce Donaldson outlined a list of reports he had commissioned for the development: a geotechnical study to examine soil and drainage conditions and slopes; a hydrological report to study the water table, ground water movement and water features associated with the golf course; an environmental report to make certain the development was consistent with GRCA and Wellington County greenlands policies, which affected the layout of the golf course; and a functional servicing report, dealing with sewer, storm water and the municipal water supply.
Other reports were a design report from a golf course architect, a traffic study considering the impact on County Road 18, a study to consider the agricultural value of the land and an archaeological report.
No historical or Native artifacts were found on the land. Approximately 60% of the area is Class 3, 4 and 5 land. The remainder, in Class 1 and 2, is not a convenient shape for farming.
County planner Mark Van Patter stated comments had yet to be received from some agencies. He said the county is the approving authority for such developments, and the proposal is consistent with the county’s official plan.
The pace of the development would be controlled by phasing. Presently, the chief constraint on growth in Drayton is sewage capacity. The existing reserve capacity can service only the first phase, consisting of 32 units and the golf course.
Van Patter stated the majority of the land is not prime land. In fact, it is some of the poorest land in the township. The golf course has the potential to provide local employment, he said, and there are potential off-season recreational uses for that land.
Van Patter noted there was no parkland designation in the planned subdivision, so council would need to decide whether to accept cash-in-lieu of a park.
John Green was among those in favour of the development. He said phased development is important for smaller places like Drayton. He noted there were no apartments, only townhouses and single family homes in the development. The new residences would be higher end, he said, and would likely raise the value of existing properties. He described Prior as a quality builder and developer.
Ron Ellis praised the inclusion of a golf course, which he thought would be a great asset for Drayton. His chief concern was the provision of adequate sewer and water capacity for the development.
Several people rose to object to the development, the majority of them residents of Ridgeview Drive. Jim Beer said there should be a provision for a children’s playground.
Linda Bean had concerns about the large number of town houses, which she feared would lower property values in the area. She also worried about the area being a construction site for decades, given the phasing of the development.
Donaldson interjected that the price of the units would probably be $250,000 and above. All units would have a garage for at least one car, and the townhouses would have dedicated parking for visitors, he said.
Dale Keller wondered if changes could be made to the density in future years. Van Patter stated that changes could be made, but they would be subject to review and approvals. Changes have been made previously with other developments, but those have not been significant, he said.
Other questions related to fears of future density changes and the lack of employment opportunities in Drayton, which would result in ever larger numbers of commuters. Another resident complained there was no sidewalk access to the development.
Donaldson said there was an increasing demand for residences from retired farmers, who could no longer sever a portion of their farms for a retirement home.
Several people complained the proposal violated promises made to them years ago when they purchased houses beside the development. At that time they were allegedly told the vacant land would ultimately be filled with estate-size lots and an 18-hole golf course.
Donaldson rose again, arguing that more compact development is now a necessity considering development and servicing costs. Van Patter said the present design was the most practical use of the land, adding it was desirable to avoid pumping sewage to the treatment plant, and an 18-hole golf course would be a waste of urban land.
The county planning department and county council will consider the comments offered at the meeting in determining its approval of the development.
