A major new subdivision on the north end of Harriston is still at least a year away from ground breaking, but it’s already resulting in concerns about the flow of both traffic, and water in the area.
Minto council held a public meeting, Aug. 14, to consider an amendment to the town’s zoning bylaw to accommodate proposed revisions to the draft plan of subdivision for the development known as Camelot at Minto. Wellington County is currently considering the draft plan revisions.
A plan of subdivision has been on the books since 1992 for the property, formerly farmland owned by Ron Leslie of Harriston. Leslie sold the land, located on the north side of Highway 9 behind Tim Horton’s, to Vaughan-based developers B.G. Schickedanz Homes in 2008.
Proposed revisions to the existing draft plan will result in an increase in residential units from 178 to 286. A park area and several of the residential areas within the development will be relocated and a new stormwater management area is being proposed. Consideration is being given to reducing some lot area frontage and yard requirements.
“For the most part I am supportive of the proposed changes to the draft plan,” stated Wellington County Senior Planner Mark Van Patter.
Van Patter noted the stormwater management pond and park “should make the development attractive,” and the variances proposed for single and semi-detached residences “seem to be reasonable.”
The proposed revised plan has 100 single detached lots, with frontages ranging from 12.2 to 15 metres and 54 semi-detached units with 18 metres frontages. Four blocks with eight-unit and 10-unit villa-style apartments are proposed for the area near the entrance to the subdivision off Elora Street. A special mixed zone for 10 more apartment blocks is part of the proposal, bringing the total for the 14 apartment blocks up to 132 units and the total unit count for the subdivision up to 286.
While indicating he would be recommending the county approve the revised plan, Van Patter stated he is not comfortable with the replacement of single-detached dwellings with multi-residential blocks in terms of emergency service access. Such a high number of residential units, he said could “present problems with getting people out in an emergency.” Van Patter recommended the developer consider joining two streets within the subdivision and that some of the apartment units be restricted to eight units to reduce density.
Developer Bruno Schickedanz said his company is aiming for “the highest possible density” in the event there is high demand for the housing units. “If it doesn’t work out that way, we’ll build less than what we’re asking for. It could be as low as six units,” he said.
Schickedanz also noted the apartment blocks near the Elora Street entrance to the development would be developed in the first stage, in order to assess the demand for that type of housing. He said the estate-style condominium units would be affordably priced to attract seniors and first-time homebuyers.
A clubhouse in the development would provide a location for community events, educational seminars and “fellowship” activities, said Schickedanz.
Van Patter noted the proposed clubhouse “needs further discussion in terms of who would own and maintain it.”
Several neighbouring residents raised concerns about the development during the meeting, particularly that the only secondary access to the subdivision is from George Street.
George Street resident Francis Hale said she is worried about motorists using the residential streets as a “bypass” between Highway 9 and 89 to avoid the main intersection in Harriston.
“That’s definitely a concern,” said Hale, who wondered if there had been any thought given to an additional entrance to the subdivision.
Hale also questioned the amount of park land in the proposal.
“Is that all there is?” she wondered.
Harold Fisher, who owns farmland north of the development, suggested a true bypass might be a solution to the traffic problems.
Noting there are already issues with “traffic congestion” in the area of Tim Horton’s on Highway 9, Fisher suggested the municipality consider diverting traffic between Highway 9 and Highway 89 via a new road around the subdivision.
Fisher said there are no businesses between Tim Horton’s and the traffic lights at the intersection of the two highways; so diverting traffic around that section of Harriston would not impact downtown businesses.
Despite their concerns, both Hale and Fisher expressed general support for the development.
“We’re quite excited about the development. It’s sure nice to see Minto is growing,” said Hale.
“I think Harriston needs it. At the same time, let’s do it right,” said Fisher.
Minto CAO Bill White read the content of a petition, signed by 18 George Street area residents, who registered their opposition to the development.
The petition cited the potential for “heavy traffic on the existing dead end street (George Street), which many of the current residents chose to build or live on for reasons of privacy and ease of mind for children’s safety.”
The petitioners are worried about their street becoming “an overflow or alternate route through town due to Elora Street traffic jams,” on weekends.
School crossing, park and playground issues, and impact on existing walking trails (along the former rail line) were also cited by the petitioners.
In a letter to the municipality, the Maitland Valley Conservation Authority noted Harriston’s regulatory floodplain limit is located on the east side of the property, bordered by the former Canadian Pacific rail bed.
“Although there is no delineated floodplain on the property, there is a culvert under the elevated rail bed that would convey flood waters onto the subject property in a regulatory storm event. It should also be noted that failure of the rail bed, or lowering of the rail bed for road extension onto George Street could also expose the property to flood waters,” states the letter from Brandi Walters, MVCA environmental planner.
The authority recommended the zoning amendment be deferred until a stormwater management plan that meets MVCA criteria is received.
The zoning amendment was put on hold pending further discussion between Schickedanz and the county planning office about density and layout, and the municipality and conservation authority about servicing and storm water issues.
Schickedanz stated the earliest possible start date for the project would be next spring, provided all necessary approvals are in place.
“We’re viewing it as a 10-year project,” he added.
