A proposal for three-storey stacked townhouses as part of Phase 3 of Wrighthaven’s Granwood subdivision here is drawing criticism from nearby residents.
On March 26, council reviewed a proposed zoning amendment to accommodate the development of a subdivision in Elora.
The proposed draft plan consists of lots and blocks for up to 152 single detached, semi-detached and townhouse dwelling units, as well as parks, storm water management pond and walkways.
Proponent Steve Wright, who said the subdivision “has been a long time in coming,” explained Wrighthaven was the builder for the first two phases, along with developer David Hastings.
After Hastings’ death, Wright said it took time to work through the estate to get the third phase moving forward.
“I am comfortable moving forward in the unique position as developer and builder, and as a visionary of the planning of this subdivision,” Wright said.
He noted the new plan remains consistent with the intent of the original draft plan, though there are modifications.
Wright explained many of the homes backing onto McNab Street “respect the fabric” of that community. Other areas of the proposal include semi-detached units. The townhouse lots provides various options including double garages, and loft options.
To Wright, probably the most important aspect of the subdivision are new stacked townhouse units.
“I would like the opportunity to build this stacked townhome unit, and be first, to act as a model for other townhouse units in the community,” he said.
Wright explained this type of unit fronts onto a greenspace area with a walking path, which also acts as a connection with the Elora Cataract Trail or the downtown core.
“This type of housing addresses urban intensification goals set by provincial policy,” said Wright, adding he also believes it would improve the availability of affordable homes in the community.
Wright said the advantage to this type of development is it eliminates the need for certain common element areas. He described the stacked townhouses as three-and-a-half storey structures.
Plans include two parking spaces per unit; the township requirement is 1.5. In addition, there is some overflow parking, he said.
The units will also include porches and decks, Wright said.
In the plan, York Street is considered a collector road, he said. The subdivision proposal will connect the currently-separated sections of York Street East and York Street West.
Wright stated the traffic study indicates the road will able to handle the traffic, though a turn lane may be needed at the intersection of York Street and Wellington Road 7.
“We are proposing traffic calming measures similar to those undertaken on Water Street,” he said, adding the plan includes several types of housing.
Resident concerns
Bert Tenhage, who lives across the street from Polycorp on York Street West, said when he moved in he understood the empty field would eventually be a subdivision.
However, Tenhage said he is concerned with the potential of York Street becoming a “speedway.”
He asked for some consideration to slow traffic.
Don Kidd also raised a few points, specifically about the three-storey stacked townhouses “which will be virtually across the road from us.”
“Our concerns include noise if their are balconies on the top floors looking out over other yards,” said Kidd, who also spoke of potential privacy issues.
Kidd said he understands there is a mandate for affordable housing, but he contended the three-storey townhouses are outside the norm for the neighbourhood, which is comprised of one- and two-storey housing.
He asked if any consideration was given to the occasional odour created by Polycorp.
Kidd too was concerned about traffic – not only as a result of this development, but proposed developments to the east, which could also use York Street to access Wellington Road 7.
Other concerns raised by the public included the overall density of 17-units per hectare, which exceeds mandated requirements.
Council consideration
Councillor Kirk McElwain asked about the results of the traffic study.
Wright’s staff indicated the road is sufficient to accommodate additional growth. A peer review by Wellington County agreed with those findings.
Councillor Fred Morris asked if the township was in fact actively seeking stacked townhouses in the community.
Planner Mariana Iglesias clarified the township is actively considering various types and densities of housing.
“We suggested that rather than just singles and townhouses, consideration be given to apartments and stacked townhouses as another form of housing which could be explored,” said Iglesias.
That option would use less land and increase population density, she explained.
She agreed the greenfield development density target is 16-units per hectare, but that represents intensification within the urban area.
Morris asked if there was a limit to the number of stacked townhouses.
Iglesias said there would be limits based on parking requirements and other site criteria.
“All of that would limit the footprint of what would be allowed on-site,” she said.
Morris asked if the units have room for storage “so people will use the garages to park their cars.”
Wright later clarified that primary balconies or decking for these units would be towards an interior courtyard/greenspace – not to the rear of the properties.
“We want to bring people to the interior parkland,” he said.
When councillor Stephen Kitras asked if the stacked housing option was the most affordable option, Wright said straight apartment buildings would be the cheapest option.
“I understand the concerns raised about this new type of housing,” he added.
However, Wright said he believes such housing is needed for Centre Wellington to meet its density targets without annexing additional land to the urban boundaries of Centre Wellington.
He also noted Polycorp is meeting government guidelines for both noise and odour.
In addition, Wright said there will be some mitigation measures as part of the subdivision development.
Councillor Mary Lloyd said she liked what was being proposed.
As part of the growth management study, Lloyd said part of the work was to identify areas that could be intensified.
She considered this a new and innovative approach to meeting growth management targets.
Mayor Kelly Linton noted the night was for a public meeting only; a decision will be made at a later date.
