It’s still very early in the process, but Guelph-Eramosa councillors did not seem thrilled with proposed plans for a 259-unit subdivision off Harris Street in Rockwood.
“It looks like you’re trying to cram as many units … in there as possible,” said councillor Corey Woods upon hearing a report from township planner Lana Phillips, of MHBC Planning.
The report included a table outlining applicant requests for lot measurements that are, in many cases, far below what’s required by township bylaws.
For example, the applicant, Harris Street Developments Inc. (HSDI), is seeking lot coverage of 50 to 60% depending on the type of unit, when the bylaw maximum is 35%.
Planning consultant Bruce Donaldson, who represents HSDI, said his client is using “larger” units and is simply following density guidelines provided by officials from Wellington County.
“We’re not squeezing,” said Donaldson.
Phillips cautioned that looking solely at the table does not tell the whole story, and a lot of the concerns can better be addressed through the drawings submitted by Donaldson but not included in her memo to council.
“[But] the sticker shock is fairly obscene,” councillor Doug Breen said of the discrepancies in the table. He added the development looks like nothing the township has seen before.
“Just because it’s been done in other places doesn’t mean it’s a good idea,” Breen said, noting the proposal looks “like Oakville.”
However, Donaldson said the units proposed, including 130 single detached dwellings, 42 semi-detached dwellings and 87 townhouses, are not that different from others in the village, including some existing townhouses with about 55% lot coverage.
Mayor Chris White explained there is a lot of pressure from the province, mainly through the Places to Grow legislation, to intensify development. He said the HSDI proposal is the most important subdivision – and likely the only one – council will deal with during the current term, so it’s important to get more information.
“There’s a lot of public interest in this,” the mayor said, noting the issue was raised during several election debates.
Council unanimously approved a resolution to circulate the zoning bylaw amendment to commenting agencies and to have MHBC Planning prepare a preliminary planning report.
But before the matter goes to a public meeting, Breen said, the proponent should ensure the application is something with which both council and residents can live. As it stands now, there are aspects of the application that, if approved, “may haunt me for the next 20 years,” he said.
Breen also called the plan “kind of scary” and said he is “not entirely happy” with the proposal.
