Redesignation of the Murphy lands is another step in a process that will reshape the southern edge of Mount Forest.
The 79 acre property was originally purchased by the municipality to be used as industrial lands. Now Wellington North is supporting the switch to a mixed use of commercial and primarily residential use.
On April 6, council held a public meeting to hear comments. The applicant was Wellington North – and the land use change is needed as part of the property sale to Avila Investments Ltd.
Mayor Mike Broomhead said the change would move the land, which was once farmland and is currently industrial and greenlands to residential and highway commercial.
Avila is proposing to develop the lands with a subdivision with a variety of housing types, commercial areas, some retail uses and open space.
The official plan amendment will include a special policy area to allow a limited amount of retail uses and a mixed use commercial residential development. Additional commercial uses may be considered provided a market study is completed demonstrating a need for those additional uses.
County planning director Gary Cousins told council about the proposed official plan amendment.
He said the land has 574 metres of frontage on Highway 6, and 650 metres of frontage on Bentley Street (west of Highway 6). The map, he said, makes note not only of the river and its protected lands, but also a trail system.
“I think there may be some interest by the public in what happens in regard to trails, from what I’ve heard.”
The farm parcel was purchased by the township in 1998 for economic development. In 2000 the lands were designated and zoned for industrial use to accommodate a prospective auto parts plant. At the time, the municipality did not have any other large industrial properties it could offer to industry.
Cousins said a number of public meetings were held at that time, to address concerns of neighbouring residential property owners. There were concerns with an industry being located adjacent to a residential area. The solution of that time, was to limit the degree of industrial development to about 15 acres and provide extensive buffers between the industrial area and the nearby homes.
“As we all know, that industry chose not to locate there. In fact, it did not locate in Canada … from what I understand,” Cousins said.
The town was left with an industrial property, which he described as “fairly inefficient.”
He said while it might have worked for the one industry, “at the end of the day, 15 acres out of 78 is a fairly inefficient use of land.”
The municipality is now in the process of negotiating with a developer to sell the land.
Cousins said Wellington County undertook a number of studies on behalf of Wellington North to determine if it could support the change. He said there is an obligation to prove the industrial land is not needed. Plus, the municipality has to show a need for residential land in Mount Forest.
In 2003, the township negotiated with a housing developer interested in a lifestyle community, but was unsuccessful.
In 2008, the township entered negotiations with another developer and entered into an offer subject to receiving various planning approvals.
Around the same time the township undertook an annexation of a large parcel of land (196 acres) in the northeast part of Mount Forest which was successfully concluded. That property is now designated and zoned for industrial use, and is contiguous with the existing Mount Forest industrial base.
Therefore, Cousins said, “The town has a substantial block of (industrial) land in the northeast and the township does not need this land.”
He believes residential use will ultimately be more compatible with the existing residential development. He also saw potential for small scale commercial uses in the southeast corner of the property.
The meeting, he said, was to establish that residential and small scale commercial use is appropriate for the property.
The developer’s representative was on hand with concept drawings of the development. Those have changed little from the presentation made to council in 2008.
Cousins said the concept plan could change again, based on comments received. He added the concept plan was not the subject of approval at that night’s meeting. There will be additional meetings, in regard to the subdivision and the zoning.
“People can get involved at that stage as well, regarding the details,” he said. “Tonight, we are deciding what is the best use of the property.”
The Saugeen Valley Conservation Authority (SVCA) is recommending the existing forested area adjacent to the South Saugeen River (approximately 1.78 hectares) be included as a conservation area.
There may be an opportunity to ensure that the trail links are required by including that as part of the special policy.
John Cox, of J.L. Cox Planning Consultants, represented Avila. He said the concept plan is to show the intent for the eventual development.
Basic considerations included how the land could be developed, meeting the servicing, and keeping in mind the surrounding land uses.
Commercial use would be limited to the area of Highway 6 and Bentley Street – for access.
While the proposed plan includes an additional access to Highway 6, proponents are still in discussions with the Ministry of Transportation, which controls those entrances.
Cox said the location of the commercial portion seems to make sense in terms of serving the driving public and the adjacent residential neighbourhood.
The density of commercial and residential area would be most intense near the intersection and decrease to the north and west – away from existing residential areas. Some of the increased density could be either townhouse or low-rise apartments. But single-family homes were determined to be the best development near adjacent residential areas, he said.
Towards the river, some of the property would be allocated for storm water management and a park open space area that would maintain part of the already wooded area.
Considerations mentioned to Cox included how proposed roads might line up with residential driveways opposite the development.
Cox said it would be worthwhile investigating how a trail system could be incorporated through the development.
Once the official plan is approved, it would be up to the developer to provide more detailed information.
Cousins said with land use changes like this, there is also a comprehensive review to demonstrate a need for the new use and it is a fairly detailed process, not only considering Mount Forest, but all of Wellington North.
Industrial, commercial and residential land supply is examined for current and projected future needs over the next 25 years.
“That report essentially told us that you have an undersupply of residential lands within Mount Forest and a slight undersupply of commercial lands,” Cousins said.
Broomhead said either the SVCA or the township could require environmental assessments.
Another concern raised is if the project is premature considering Wellington County is working on how it will deal with recommendations from the Places to Grow provincial legislation.
Ultimately, the plan will set land use and population densities for not only Wellington County, but all of its municipalities.
However, Broomhead said planning staff has spent considerable time working on that to understand the land supply.
Further, he said, the official plan amendment will probably be dealt with by Wellington County council at about the same time it is dealing with Places to Grow. So, he did not see the county dealing with the amendment until May or June.
Council later supported the official plan amendment – but it will still need the approval of county council.
