The next stage of Guelph’s planning may bring the urban landscape even closer to Puslinch residents.
On Aug. 9 City of Guelph staff updated Puslinch councillors with respect to the Clair-Maltby Secondary Plan (CMSP) and Master Environmental Servicing Plan (MESP).
In recent years, a wave of development brought the city landscape just south of the Gordon Street and Clair Road intersection at the southend of the city.
This new study area is looking at potential development in the areas south to Maltby Road and east to Victoria Road.
The Clair-Maltby Secondary Plan Study will help Guelph plan development of the last greenfield area within the city.
The plan will establish an appropriate range and mix of land use designations to help achieve the city’s vision to plan a complete and healthy community and support future urban growth.
The study area is over 520 hectares (roughly 1,300 acres) and is located in the southeast corner of Guelph surrounded by Clair Road to the north, Victoria Road to the east, Maltby Road to the south and the eastern limits of the Southgate Business Park to the west.
The approach integrates land use, environment, transportation and servicing studies/plans to guide the secondary plan.
The vision behind the plan is to create a vibrant, urban community integrated with Guelph’s southern neighbourhoods, as well as having strong connections to downtown, employment areas and the rest of the city.
The vision also states that the natural heritage system and the Paris Moraine provide the framework for the balanced development of interconnected and sustainable neighbourhoods.
The area will be primarily residential in character with a full range and mix of housing types and the plan is to have a variety of other services that meet the needs of all residents.
A system of parks, open spaces and trails will be interwoven throughout to provide opportunities for active and passive recreation.
The study started in 2015 and expected to take four years to complete.
Council comments
Councillor Ken Roth asked how much of this land is actually owned by the city.
City of Guelph senior policy planner Stacey Laughlin did not believe any of the land was owned by the city – except for right of ways.
Roth asked for the anticipated population of the area once developed.
Laughlin said “our approach is design-based to see what fits.”
She noted there are already considerable restrictions based on environmental factors.
“We did not want to put a population target on this,” she said.
Councillor Matthew Bulmer said there are many people who support intensification.
“Recently we were notified of an application for a 10-plus story apartment building in the Clair-Maltby area and the question was asked as to whether this is what we want to see in an area considered as transition from urban to rural,” he said.
Bulmer wondered how this would act as a transition “… or was that part of the thinking at all.”
Laughlin said it is certainly something to consider.
Bulmer said there are parts of Puslinch where there is stark definition between the urban and rural landscapes. He said he appreciated that consideration was being given to the impact to the Paris Morraine, which is part of the recharge area of the local watershed and aquifer.
Councillor Susan Fielding said, “as a councillor in Puslinch we continue to see the city continue to creep up on us.”
Fielding suspected residents of Puslinch would not see development moving further south as something positive.
She asked if residents of Puslinch would be included in the visioning exercises for this plan.
Laughlin said Puslinch residents have attended events and the meetings are open.
Fielding suggested perhaps notices be provided for the council agenda as well.
Councillor John Sepulis agreed Puslinch should have more involvement in the process.
Laughlin said the township has been consulted throughout the process.
Sepulis asked if the township would be able to provide comment on the city documents.
Laughlin said the documentation is available on the city’s website and available for review.
Mayor Dennis Lever said the study looks at mobility and active transportation.
Lever asked whether the city was anticipating people to use active transportation to travel to downtown Guelph from Maltby Road.
Laughlin said active transportation routes are in the plan.
“I don’t know if that means everyone from the Clair-Maltby area would be going downtown, but this would also provide active transportation routes to the Hanlon Business Park and even just for recreation purposes,” she said.
Lever stated the development near the intersection of Gordon Street and Clair Road has really become a hub in itself.
He asked that the area be considered in the planning.
“I expect a lot of people will use active transportation routes to get there,” he said.
Lever was glad to see there was recognition of the proximity to the Puslinch boundary.
“It was not too many years ago, the land being discussed was part of Puslinch,” he said.
Lever suggested Puslinch residents may have a challenge adjusting to the additional development.
“A gradual transition from urban to rural might be best for everyone,” Lever suggested. At the same time, he agreed “it may be challenging in light of provincial density targets.”
