Centre Wellington will need to expand its urban boundaries by 2041 to accommodate provincially-mandated growth.
That comment came as part of council’s preview of a draft Growth Management Study report presented by Krista Walkey of Stantec Consulting on May 29.
When growth comes it may be a juggling act when it comes to population density in parts of the community.
Trying to maintain the small-town feel of some sections of the community will result in higher targets to be met in other sections of Fergus and Elora.
Another thing residents can expect is more single family homes being demolished and replaced with two or more smaller single family homes or townhouses.
As the report was presented, Mayor Kelly Linton stressed this was merely an introduction of the report to council.
The report is expected to be released online to the public in early June.
Walkey stated that under Ontario’s Places to Grow Act, it is recognized that to accommodate future population growth, support economic prosperity and achieve a high quality of life, planning must occur in a strategic and rational way.
She described the plan as a comprehensive tool for the township going forward.
“It is expected to provide a long-term outlook for growth in Centre Wellington and an infrastructure approach as to where development occurs.”
The project began in early 2016 with consultations and public meetings in June.
Following additional consultation and a public meeting this summer, a final report is expected to come before council this fall.
Walkey stated the province recently released new targets for growth within the greater GTA.
Currently, intensification is 20% of all residential development and greenfield residential development is slated for 40 residents and jobs per hectare – roughly 16 units per hectare in newly-planned subdivisions.
“That was the framework we were working under until May 18,” when, Walkey stated, the rules changed.
The amended plan, effective July 1, identifies new targets, upping the target from 20 to 60%.
Greenfield development targets have doubled to 80 residents and jobs per hectare.
Walkey said there is still an option for discussion with the province in hope of having targets reduced, similar to what happened when the 2006 growth targets were issued.
The population of Centre Wellington is just over 29,000 with 10,000 households.
By 2031, the population is forecast at 41,000 with 14,700 households. Estimates for 2041 are roughly 50,000 people.
In March, options included:
– current residential densities of 16 units per hectare across the board;
– different density targets for Elora/Salem versus Fergus. In Elora the density was 12 units per hectare, and 19 units per hectare in parts of Fergus; and
– taking an in-depth look at all properties and determining an appropriate density taking into account factors such as natural heritage and location.
Walkey said rather than picking one of three options, a preferred option was developed.
She noted there are locations within Centre Wellington where density of 19 units per hectare could be accommodated.
In addition, Walkey said new designations are being added – such as community hubs. One of these would be at Garafraxa Street and Beatty Line.
Walkey said the intent of the designation is to look at where new recreation areas should exist and provide central services and activities.
“We also took a look at three different nodes – intended to accommodate more height and more density.”
Walkey described this as moving from between 16 and 19 units per hectare to something closer to 25 units.
“We have proposed community nodes at the south end of Elora near Wellington Road 7 and McNabb Street, and ones at the north and the south end of Fergus,” she said.
She added this is already happening in Fergus with the commercial development and four-storey apartment buildings.
Walkey said based on current estimates there will be enough land to accommodate growth until 2031, but not beyond “if density targets remain the same.”
In the draft preferred option, Walkey said a number of capital projects were also identified, such as providing municipal services to additional land at the south end of Fergus and for developments along the Beatty Line.
She said future growth areas outside the current urban boundaries of Fergus and Elora are also being identified within the study. She said if density targets remain the same, Centre Wellington will need to expand its urban boundaries before 2041.
Walkey stressed this plan is only one aspect of planning for the future in Centre Wellington. Work is still being done on confirming a date for a public open house this summer.
She said there is a page on the township website dedicated to growth management and the meeting will also be posted in the Advertiser.
A final plan would then be brought back to council this fall, Walkey said.
Councillor Stephen Kitras voiced concern over capital investments required to accommodate projected growth. Kitras stated these plans do not include purchase of employment lands to accommodate growth – “considering we have none left.”
Councillor Fred Morris said “it is hard to escape the feeling that provincial politicians are trying to make rural Ontario look like downtown Toronto (as a result of intensification targets).”
Morris asked if there is potential to bring in commercial and industrial development using septics and wells.
Walkey said there are rural industrial areas that are on septics, but in urban areas the answer would be “no.”
She explained municipal services are needed to provide more compact developments – residential or commercial/industrial.
Walkey said what is being proposed is higher density in only selected portions of the township, in response to resident feedback seeking lower density in older sections.
Councillor Mary Lloyd said the number of homes being demolished to make way for two or more homes should give council pause.
“We may be flooded with this type of development in the future,” Lloyd said.
To Lloyd that was more concerning than new subdivisions because it affects existing neighbourhoods.
Linton said Centre Wellington is struggling to meet existing density targets.
To have the province increase those targets substantially will have a huge impact, Linton said.
“People move to Centre Wellington and other small towns because they want a small-town feel … they don’t want a little city or little GTA.”
Linton said that as the province keeps ramping up these numbers, it is going to be harder and harder to maintain the small-town feel.
“This is making it hard for small municipalities to grow in the way the residents want it to grow,” said Linton.
