MINTO – Town council has approved a zoning change, from low to medium density, on a Lorne Street property in Harriston, despite the objections of about two dozen neighbouring residents.
The zoning change was requested by developer Robert Harris to allow the construction of a semi-detached dwelling on the .39-acre property.
Town of Minto building department staff and county planners supported the proposal.
“Planning staff have no concerns with the application to permit the semi-detached dwellings as it is consistent with the provincial policy statement, the growth plan and meets the criteria of the county official plan,” states a report from Wellington County planner Jessica Rahim.
“The semi-detached dwelling provides a mix of density and housing types in the community.”
Minto building assistant Michelle Brown stated at a Feb. 18 public meeting that while existing zoning prohibits multi-unit residential buildings on the property, such dwellings are consistent with the official plan for the neighbourhood.
“The property is located in an area that is designated residential. Within that designation a variety of housing types is permitted, so this is in line with the policies of the OP,” said Brown.
Speaking for a group of neighbouring residents, Naomi McCulloch told council, “We were concerned about his proposal. However some of our concerns have been answered tonight.”
A letter of concern signed by 24 neighbouring residents stated, “Single family homes, most of them bungalows, and two-storey properties, dominate this section of our neighbourhood. We enjoy a comfortable, quiet environment to live, and for our children to grow and play.
“While we appreciate our town’s desire to increase the number of residents in neighbourhoods such as ours, disrupting our community by constructing an out-of-place, medium-density development is not the way to go about this. We strongly urge you to deny this application … and leave the zoning designated for a single family home.”
McCulloch also noted residents were upset notice for the public meeting only arrived in their mailboxes on Feb. 4 and a notice posted on the property was “a sign posted on white paper in a snowbank.
“We only found out about it when we were out walking dogs,” she pointed out.
“Local mail is no longer processed locally so I ask that a time consideration needs to be put into place.”
McCulloch added, “I know the province’s direction is to provide mixed housing and infill. I’m also aware that there is a very large subdivision being developed behind the Lorne Street West properties as well that is meeting that need.”
She explained current residents of the area were required to meet height and aesthetic requirements in the design of their homes and asked that be taken into consideration in the design of the proposed semi-detached residence.
However, she noted she was pleased to see the design of the proposed building showing a brick facade and high roof line.
Chief building official Terry Kuipers explained any such covenants were imposed on existing residences by a developer and not something the town controls.
The possibility of an even larger development was another concern of the residents.
“One of our main concerns is with this rezoning, the R2, it opens up the ability for the semi-detached home not to be constructed at this point in time, but rather the property could be resold,” said McCulloch.
“And then what? It is an extremely large lot which you can’t find very many of. Would we be looking at a multi-plex set to the back of the property with parking out front?”
Speaking on behalf of the developer, Chris Langridge noted the plans are in place and the intention is to start construction right away.
“A four-plex certainly does not fit into our neighbourhood,” McCulloch stressed.
Mayor George Bridge said, “From the sounds of it, it’s not going to be a four-plex. It’s going to be a duplex and they’re going to going to start as soon as they can; a semi, I mean, not a duplex.”
Another neighbouring resident, Christy Claus, expressed concern about the impact of the development on property values in the neighbourhood.
“To put that semi-detached in is really not looking good for us,” said Claus.
“I’m not sure it would help the resale of my home if I did decide to sell it … I think it would just bring things down in our neighborhood and I’d rather see a single family home there, two storeys, just like the rest of us.”
Councillor Geoff Gunson pointed out the proposed development would not be low-end housing.
“It’s going to be two hardworking people with a couple of kids that can afford these places,” he said.
Bridge pointed out studies show a family with an income of $84,000 could only afford to pay a maximum of $350,000 for a house.
“I know our average house in Minto is supposed to be 240 ($240,000) but if you could find one for two-forty it would be really good,” said Bridge.
“This is going to be high end because of the neighbourhood, but it might be something that someone is going to be able to afford.”
Council passed a bylaw allowing the zoning change during the regular business session on Feb. 18.
