ABERFOYLE – Dozens of people attended Puslinch council’s Feb. 8 meeting to protest plans to build the Estill Innovation Community just off the Hanlon Expressway on Sideroad 20 North.
Jim Estill, owner of Danby Appliances, delegated to council on Feb. 8 to explain why he’d like council to approve using the newly developed Community Infrastructure and Housing Accelerator tool (CIHA) on the proposal.
Under CIHA, the municipality requests that the Minister of Housing assume authority over the file.
Instead of going through the zoning change process, which includes required studies, public consultation, plus comment from associated bodies like Wellington County and the Grand River Conservation Authority, with the CIHA tool the proposal goes directly to the minister.
The minister’s office can request studies be done or might not require any.
It can impose or remove conditions to the zoning it deems reasonable, including land use, setbacks, location of buildings and more.
There is no requirement for the minister’s office to follow provincial policy, the official plan, or any policy statement in making the decision.
The minister’s order is final and there is no appeal.
Estill said he wanted to use the CIHA tool to expedite the planning process.
He first came to council in December to explain the proposal and why he thinks it will be good for the township.
The innovation community, at 4631 Sideroad 20 N., is to be a hub of head offices of companies focussed on food and agricultural innovations.
Danby and Upper Canada Forest Group will be the first to move in.
Estill sees it as a place to partner with the University of Guelph, Innovation Guelph and other innovators in the food and agriculture sector with an interest in responding to climate change.
As well as office space, boardrooms, a cafeteria and those kinds of amenities, there would also be warehouse and production space for startups, and a community park with trails and gardens for employees and community partners to use.
The property is a triangular space bounded by the Hanlon Expressway, Sideroad 20 N and Concession 4 and is zoned agricultural.
In December Estill said his offer on the property expires in February and on Wednesday he reiterated that urgency.
“We’re looking for a path forward,” he said. “Will Puslinch be willing to partner with us and help us more forward?”
Estill said his group will do all the studies and community consultation. Indeed, Estill requested that the township set up a public meeting as soon as possible.
“We have a deadline,” he said. “With your consent it will be easier to address if we can or can’t move forward.”
Three residents then spoke against the proposal.
Dan Forestell, Angie Mason and Dan Neundorf all live near the property and spoke about the quiet, safety and rural feel of the area.
Forestell said right now neighbours can walk or ride bikes on the road and there’s a real sense of community.
The anticipated 600 employees that will work at the development, as well as more truck traffic, will decrease safety and “destroy this important feature of the community,” he said.
Forestell noted he circulated a petition to properties within a 3km radius of the proposal and has collected 130 names of local residents opposed to the proposal.
“Our concern should not be disregarded as NIMBYism. We need safe industrial growth and policies that minimize the destruction of farmland,” he said.
“All the tax revenue in the world won’t bring it back.”
Mason, a geologist, had numerous issues with the proposal, including noise, traffic, light, lack of public consultation, and most concerning, the potential impact on private wells.
“We are on private wells and septic,” she said. “And there’s a provincially significant wetland and they plan to put their building there.”
Mason said she’s concerned about the possibility of the enterprise contaminating the local water supply.
“I hope the township will reject the CIHA process and maintain control,” she said.
Neundorf chided council for even considering a request that would relinquish township control over a development proposal to the province.
Mayor James Seeley took exception to that.
“To be critical of us for listening to a proposal – that’s what we’re here to do,” he said. “That’s when I get passionate.”
After Estill’s delegation in December, council asked for a report explaining the CIHA process and what’s at stake for the township.
Clerk Courtenay Hoytfox presented that report. In addition to losing control over the process, the township would also lose fees they would otherwise collect through a normal zoning change application.
Councillor Sara Bailey said while she supports the concept of the innovation centre with its net zero targets, she also supports the local planning process.
“I don’t believe there’s a focus on expediting industrial growth,” she said.
Councillor Russel Hurst said there is a need for industrial growth, but it must be in the right place, and the township has designated areas for that.
“I understand the developer’s aspirations, but it’s important for us to go through the process,” he said.
Councillor Jessica Goyda agreed.
“With the CIHA process, all the risk is on the municipality,” Goyda said.
“With the (zoning change) process we can address local concerns. With the minister, we don’t get a voice at the table.”
Seeley said asking council “to delegate authority to the minister would be a detriment to the township.
“We want as much control as possible. And we would never support a proposal that would impact private wells.”
Council was unanimous in voting against sending a CIHA request to the minister of housing.
“So now it is in the hands of the individual to purchase the land and bring it forward to us,” Seeley said.
This is not necessarily the end of the proposal. It just means that if a zoning change application is made by Estill and his partners, it will follow the typical zoning change process.
Through that process the application could be approved or denied.
As he lives near the proposed site, Puslinch councillor John Sepulis declared a conflict of interest and did not vote or take part in the discussion.
