MAPLETON – Township council has deferred a request for revisions to the Riverview Heights Phase 2 draft plan of subdivision, pending a staff report, after hearing concerns from neighbours on Aug. 11.
The subdivision, located on the northeast edge of Drayton off Wellington Road 11 and just southwest of Concession 12, includes just under 30 lots for single family dwellings.
Draft approval for the subdivision was originally granted prior to the amalgamation that created Mapleton Township.
The request for a “redline application” – amending the draft conditions – came from the County of Wellington planning department, based on a July 1 request from owner/applicant Drayton B.G. Inc and from ABEC Engineering and Planning.
A letter from Drayton B.G Inc. planner Bernardo Mascioli explains the original lot sizes and layout were based on a communal servicing plan that has been precluded by changes to development policies over the years.
The application proposes a new layout, with larger lots to accommodate individual septic systems, and replaces a proposed park area with three residential lots.
About 25 neighbouring residents attended the meeting after learning of the application.
Mayor Gregg Davidson deviated from standard meeting procedure to allow them to speak at the meeting, which was held in the PMD arena auditorium to accommodate social distancing requirements.
“We’ve received a number of emails. We thank you for all of those emails and the information they provide,” said Davidson.
“I am going to allow people to come to the podium and speak to this even though you have not preregistered.”
“The room is full today with residents who have a lot of concerns,” said Shirley Borges, a resident of adjacent Scenic Drive for over 30 years.
“I think it’s going to change the fabric of our community, unfortunately.”
Borges added, “The horse has left the barn. The subdivision is approved and I think some residents would like to make sure the park is there for many children, not only our children who have grown, but now our children have children and there are many other families.”
While residents have a wide range of concerns, Borges asked council to specifically push for the retention of the parkland designation, rather than accepting cash in lieu.
“Hopefully you consider the park for sure. That’s maybe the only thing we can salvage out of this situation.”
Other residents expressed concerns about loss of trees and backyard privacy due to the new layout.
Scenic Drive resident Larry McEachern expressed concern about the impact of the additional homes on the water supply.
“Has there been an environmental assessment done?” he asked.
“My concern is we have no problem with our water now. Are we going to be okay in that area with all the houses down there that are going to be affecting our water?
“I hope we’re not going by a 20-year-old assessment.”
Davidson stressed the proposed changes “are not something that council has done.
“The applicant have hired their own planning people and presented it to the county,” the mayor explained.
“Once we go through this, this goes back to the county again before we’ll see any work done.”
Councillor Paul Douglas said he agrees with many of the concerns presented by residents.
“The draft plan is approved. We’re only looking at the adjustments now, but I’m not in favour of the adjustments without the parkland,” said Douglas.
Councillor Dennis Craven asked if there is any way “to check into if the water supply is capable of handling it”.
Craven also expressed support for maintaining the parkland designation.
“I will not vote to support this without the parkland and I don’t see why the parkland couldn’t be up somewhere in the middle of the subdivision so it’s far more accessible for the kids,” Craven stated, prompting a burst of applause from the public gallery.
Councillor Michael Martin suggested councils are often too quick to accept cash in lieu and “inevitably end up crawling back to the developer asking for parkland.”
He added, “We should probably have protected those greenspaces in town as we developed.”
“There’s a time and a place for cash-in-lieu, but in this case I don’t think it’s appropriate,” Martin stated.
“If this was a new draft plan of subdivision this would have a public meeting,” noted Douglas, who asked “at what point” proposed changes would generate a requirement to go back to the public.
Wellington County manager of planning and environment Linda Redman explained that since the draft plan is approved, it can go forward once the developers “meet all the conditions.”
“Having said that, when you have a redline revision there’s no requirement for a public meeting, but you’re certainly entitled to ask for that and we could come back with a report,” said Redmond.
“The whole point of this meeting is to gather this information and go back to the developer and talk to them about some of the issues that were raised.”
Redmond added, “I can recommend to them some of the changes you want and you can come up with a resolution of support, or not.”
Douglas asked about a timeline for the approval of the request.
“There’s no timeline. It’s a process, so we will be working with the developer until everybody’s satisfied,” Redmond replied.
Council approved a motion to defer the matter and directed staff to report back on the issues raised.
