Call it an about-face of the “not-in-my-backyard” syndrome.
Residents of the South River Road area came out in droves voicing concerns over a proposed 600- to 700-unit subdivision that would potentially face their front yards.
The Aboyne community hall at Wellington Place was packed on the night of May 6 with well over 100 area residents.
It was a boisterous two-hour session as residents picked apart the plan to develop two large properties on the South River Road bounded by existing development in Elora, Gilkison Street and the trailway backing onto the current Southridge subdivision (still under construction).
One would be hard-pressed to call it a receptive crowd, as many of those speaking believed they personally would be negatively impacted by the development. While many had opinions, almost none identified themselves before making comment.
Project manager David Aston of MHBC Planning, who represents Guelph-based developer Granite Homes, said he was pleased with the turnout at the community meeting.
While Aston asked that he be able to go through his presentation, he was interrupted several times by audience members.
Aston explained the neighbourhood information meeting was coordinated and organized on behalf of the landowners and proposed developers. He noted the meeting was outside of the typical requirements of the Planning Act as well as township and county processes.
Those bringing the development forward felt it was important to hold such a meeting early on in the process – before the formal public meeting process, he said.
“This way there could be community input prior to a meeting with the municipality. Tonight is about sharing information … of where we are at, what has been proposed and hearing from residents.”
He again noted, “This is just the start of the process and there have been no decisions made.”
The project team is comprised of Granite Homes, MHBC Planning and Landscape Architecture, MTE Consulting Engineering, and Paradigm Transportation Solutions, as well as representatives of the property owners.
Aston described Granite Homes as an award-winning developer with over 10 years experience that is making its first entry into the Elora market.
“Good design is a focus of Granite Homes … the complete design of the community,” he said.
At that point Aston was interrupted by residents asking him to point out the owners of Granite Homes.
“This is not a Toronto home builder that only builds small lots and small homes,” he said. “It is a well-respected builder with a track record in the surrounding communities and in communities similar to this.”
Aston said he believes the plan fits in with existing development and completes a section of land already included as part of the urban community of Elora.
Density targets in Centre Wellington include a minimum of 40 jobs and residents per hectare, which Aston said is the equivalent of 16 housing units per hectare.
He added the Centre Wellington Official Plan identifies the land as residential with permitted uses including single detached, semi-detached, duplex and townhouse development.
One of the concerns voiced by residents included the overall population density of the development and where the higher-density portions of the development were located.
The proposed development was set out as a single neighbourhood plan encompassing both parcels of land (Haylock and Youngblood).
“We tried to look at both in an integrated manner … rather than taking a piecemeal approach,” said Aston.
As such, the development includes a mix of single detached, multi-residential, two neighbourhood parks, walkways, storm water management pond and connections to the existing trail system.
Another intent was to provide a variety of housing types and a plan that is safe and livable.
Aston said the overall development ranges roughly from 610 to 767 units.
Residents questioned whether the proposal actually included townhouses or apartment units. “There are no apartments,” Aston said.
Others questioned why some of the multiple residential units were being located along South River Road. No comments were made about proposed multi-unit residential housing on Gilkison Road.
Aston said 47 to 51% of the development is intended to be single detached housing; 34 to 43% townhouses; and 10 to 15% estate residential.
The idea is not to have a whole development of 30-foot wide lots. He also stressed development of the site would be phased, noting,“You won’t see 700 units built right away.”
He added the current local housing market would not take 400 or 700 units within a year.
He said the average density being proposed is 17 units/homes per hectare. In response to questions on population density, Aston said there are limits as to what is now acceptable under legislation.
But in response to whether any forested areas would be removed, he said those types of features would be removed.
Later on, however, he said there was still the potential of some of the trees being used in landscaping throughout the development.
Aston added the proponents’ preferred option is based on recommendations from the municipality that include no new driveway access points along the South River Road.
As for heritage considerations for the existing homes on the properties to be developed, Aston said neither is designated under the Ontario Heritage Act nor listed on the township’s municipal heritage register.
Aston noted the current development plan provides the option to save the homes where they are currently located – either through restoration or adaptation.
He noted the night’s meeting is simply a preliminary step in the process without township, county or agency comments. A public meeting, Wellington County subdivision approval and township zoning approval are required before any construction could begin.
Aston said the Upper Grand District School Board confirmed adequate capacity, though some questioned where that capacity might be.
“Are they going to send them to Ponsonby?” one person asked.
Aston stated if residents have additional comments, they can be forwarded to the Centre Wellington planning department.
Public input session
Aston stressed he was not at the meeting to defend comments made by other agencies or enter into debate about particular aspects of the plan.
The idea was to garner input and use that information in the next steps of the process, he said. He added “we don’t have all the answers yet because we are just starting the process.”
But answers were what residents were looking for.
Some questioned why the two properties were being considered as a joint development because the issues regarding each property are different – such as wildlife and large trees.
Some residents considered it a “shell game” to move higher-density units from one property to the other … leaving much of the higher density townhouse development adjacent to South River Road.
Aston explained the “neighbourhood” plan was developed to take a comprehensive look – “and it is something the municipality asked us to do because it is such a large area.”
He also noted each property will be dealt with through separate applications to Centre Wellington and Wellington County.
When asked what the actual time frame of the project was, Aston said he hoped to have subdivision approval this fall.
Residents also questioned why multi-unit townhouses were being proposed across the road from larger single family estate lots.
Aston realized that has been a consistent concern. He also understood that it will be a key issue in the discussions.
Residents then asked if there would be additional meetings before the matter went to council to allow them to comment on any new proposals – to add additional steps in the process.
While one resident did not object to the idea of multiple unit housing, he wanted to see the integrity of established neighbourhoods maintained and that any new development should be compatible to the small-town character of urban centres.
Aston noted there are township and county policies that determine overall density requirements. At the same time, he said the developer has made a commitment not to include mid-rise apartments.
Other residents recommended that all of the forested areas be preserved or distribute them throughout the developed area as a better use.
Aston said that making use of the younger trees from the former nursery is something being considered.
Others were concerned all of the traffic is being directed to South River Road.
Residents also voiced concern that uncontrolled development would destroy the small-town feel of the community.
One of the few identified speakers was Jean Innes, a former municipal and county councillor. Innes focussed on the heritage and arts community.
“This is the village of Elora, a heritage village with a very strong and active arts community,” she said, noting multiple generations of artists are nourished by the community and the beautiful Scottish architecture.
“I look at the images of the developments you have done in the past … and I see … a subdivision,” Innes said.
While they appeared to be reasonably designed homes, she said she believes Elora deserves more.
“This is being proposed for the entrance to a heritage village … subdivisions invoke the idea of bedroom communities.”
Innes challenged Granite Homes to come up with something very different for the gateway to Elora.
“I would like to see you hold an architectural competition … find a ground breaking architect who can design this whole community.”
Innes said the result would be “a beautiful development with every property and home contributing the overall image … and have every building designed to fit in.”
She wanted to see Granite Homes “break the subdivision mold.”
She said, “Let’s attract a new arts community to our arts community.”
