Centre Wellington councillors have endorsed the draft plan for Sorbara’s Storybrook subdivision in the northwest corner of Fergus.
On July 25, council made its decision following presentations by both managing director of planning and development Brett Salmon and Sorbara Group development manager Catherine Pan.
In his report to council, Salmon explained “the draft plan of subdivision is for the first phase of development of the Northwest Fergus Secondary Plan Area.”
The area to be developed is on the west side of Beatty Line in the Fergus Urban Centre, at the intersection of Millage Lane and Beatty Line.
Wellington County remains the approval authority for draft plans of subdivision.
Centre Wellington also received a zoning amendment application to change the zoning to implement the proposed draft plan of subdivision.
Proposed revisions to the draft plan in response to township comments have resulted in a revised total of 218 units, including 172 single detached units and 46 townhouse units.
It also includes space for a school, a park, and supporting open spaces and stormwater management facilities.
Salmon noted the township has adequate sewage and water supply capacity available for this development.
As of Jan. 1 the township had 2,451 units of uncommitted reserve water supply capacity and 2,023 units of uncommitted sanitary sewage capacity available.
Salmon stated “subject to the inclusion of these conditions, it is my opinion that the proposed draft plan of subdivision is consistent with the Provincial Policies Statement, and conforms to the Growth Plan for the Greater Golden Horseshoe, as well as the county and township official plans. The developer has made a concerted effort to address the concerns raised by the public agencies, township staff and consultants, and the general public in preparing this subdivision plan and responding to public comments.”
Pan focussed on the fact that this discussion centres on the first phase of the subdivision development.
She noted Sorbara will be working with Tribute Communities which works in both highrise and lowrise developments.
Pan stressed “this is not a plan which came out of left field … we’ve been working on this for more than 10 years.”
She added there has been considerable work and consultation with township staff.
She said the first phase development area is defined by what area of land can be serviced by a gravity-fed sanitary sewer.
The remaining phases will require future applications.
Pan said revisions to the draft plan are a result of consultations with the township, the county and agency comments.
The north end of the development includes a walking path to the Beatty Hollow development.
A big part of the changes relates to two of the streets to address concerns expressed that site lines needed to be improved.
Pan clarified that the Colborne Street realignment is not part of the phase one work.
However, both Sobara and the township are very interested as to the timeline in which that work would get done.
She also responded to numerous questions posed at previous meetings.
In response to speed concerns, Pan said there are a number of traffic calming measures proposed, including a roundabout. She stated the cross section of the road itself encourages a slower rate of speed.
Improvements being looked at or proposed include the intersection of Beatty Line and Millage Lane, Beatty Line and St. Andrew, Beatty Line and Colborne Street and at the Storybook entrance on Colborne Street.
Development charges will be set aside and the situation monitored to determine the timing of any work.
Additional work was done planning for the proposed multi-use trail system.
Pan said there are urban design guidelines which not only determine what the homes look like, but streetscape as well.
The development includes 40-foot and 50-foot single detached lots as well as rear entrace townhouses.
Pan stressed there will be diversity in the designs as well as a visual theme.
Councillor Fred Morris asked if the township horticulturist would be consulted regarding the planting of trees in the subdivision and which are native to the area.
Pan explained Sorbara’s landscape architect would make a proposal which would be reviewed by township staff in terms of what would be most appropriate for the area.
Morris also asked if there was a timeline for the Colborne Street reconfiguration.
The township’s preference, Morris said, would be to have that happen sooner than later.
Township manager of infrastructure Colin Baker stated a new alignment is being proposed to go along with phase two of the Storybrook development.
“While the hope is to get the work done as quickly as possible, it is important to coordinate with Sorbara’s timing … at present we cannot commit to a specific year,” Baker said.
Township CAO Andy Goldie added the other aspect to consider involves the construction schedule of the new Groves hospital.
He explained certain roads may be required for construction of both the Sorbara development and the new hospital.
Councillor Kirk McElwain asked about the proposed bike lanes on Colborne and if those bike lanes would extend to downtown Elora.
Baker said there has been a lot of discussion … but in the big picture, he said Colborne is an important pedestrian and cycling link between Elora and Fergus. He said there is talk that in the future such lanes would be warranted.
However, within the subdivision, Baker said there would be lower traffic volumes.
Salmon said he believes the township could support draft approval of this project and recommend Wellington County do so as well.
The county remains the final approval authority on the plan of subdivision. “I believe it is appropriate to proceed,” Salmon told councillors.
Centre Wellington council approved the draft plan.
Storybrook timeline
– Summer 2016: Draft plan and zoning approval
– Summer 2016: Sales centre construction
– Fall 2016: Model home construction
– Fall 2016: Site preparation (on phase 1 lands)
– November 2016: Sales centre open
– Spring 2017: Model homes open
– 2017: Site construction (on phase 1 lands)
– 2018: Home construction and new home occupancies
