The pitch was made for a 178 unit subdivision fronting onto the Beatty Line in Fergus at a public meeting during a special council meeting held July 9.
Before council was the proposed zoning bylaw amendment and draft plan of subdivision.
The meeting was also to receive public input prior to council making its decision.
The amendment would change the zoning from Institutional (IN) and Environmental Protection (EP) in order to accommodate the development of a proposed draft plan of subdivision.
The current draft consists of lots and blocks for up to 178 single detached, townhouse and apartment dwelling units, a park, and a church site.
Planning consultant Nancy Shoemaker, of Black, Shoemaker, Robinson & Donaldson, made the presentation to council on behalf of applicant James Keating Construction.
Shoemaker noted that owners Tom and Jim Keating were in the audience, as well as engineering and environmental consultants for the project.
Shoemaker offered a glimpse of earlier mapping as she noted “we started looking at this property in 2007.”
A complete application was filed in February 2011, Shoemaker said.
“At that time, the proposal looked at the extension of Township Road 18, ultimately at some point connecting through the Sorbara lands onto Colborne Street.
The southern part of the site is comprised of single-family development accessed via a cul-de-sac and crescent.
At the front of the property facing Beatty Line, the Nichol Drain flows through and Shoemaker noted there is quite a large pond there.
She added that background studies of the Nichol Drain identified it as a coldwater fishery.
Shoemaker said a concern identified by the Grand River Conservation Authority early on, was that the pond was warming up the water in the drain/stream as it flows through.
One idea proposed was taking the pond offline and exploring alternatives to enhance the area of the stream as it passed through to cool the water.
She noted the site is divided roughly in half in terms of drainage – with half flowing easterly and the other half westerly.
In the beginning a storm water management area was proposed near the eastern front of the property to address drainage in that portion of the subdivision and the church site.
Shoemaker added that in the original proposal, the remaining runoff would be directed to a storm water pond in the northwest corner of the property.
She added that because of a substantial fall-off in the slope of the property, a considerable amount of fill would be needed in the western portion of the subdivision. In turn, that would affect potential development west of the subdivision.
“Over the past year, we have been discussing ways of reducing the amount of fill required on the adjacent land.”
Shoemaker said that is where the proponents arrived at a possible solution, in conjunction with the adjacent landowner.
It would mean the proposed stormwater management area at the west end of the subdivision would be moved further west, onto the adjacent property.
That pond would service the entire site, with the exception of the church property which would retain its own stormwater pond.
She stressed single-family homes would back onto the single-family home properties fronting the Beatty Line.
Shoemaker added that until the Sideroad 18 roadway is connected to Colborne Street, there would be an emergency access route in the area where the water line services are looped.
She stressed that route would not be accessible – except in emergencies.
“Folks living in the area do not need to anticipate cars coming in and out there.”
She stated proponents “have planned a park site in the centre [of the subdivision].”
Shoemaker noted that now both the township and Wellington County require much higher development densities within urban centres.
As a result, a three-storey apartment site is included in the development, as well as on-street townhouses in the northern portion of the subdivision.
“That allows us to achieve the density the official plan requires.”
The church, she said, will likely be the most predominant element of the subdivision – with the exception of the greenspace area at the front of the property.
The only other possible change, she said, is the consideration of replacing some of the on-street townhouses with single-family dwellings in the north end of the development.
“That is something we are negotiating.”
One unique aspect of the property, was that when it was purchased, it backed onto old railway land.
“We’ve brought that into the subdivision, and are proposing the creation of a trail system [at the western edge of the subdivision].”
She said the proposed trail did extend to the south edge because development south incorporated the former rail lands into the residential development.
“As a result, if there is a desire to extend the trail south, it will have to go on the adjacent property,” Shoemaker suggested.
She stressed the project is complying with provincial policy statements in terms of intensification.
“We think we’ve brought forward a plan that proposes compatible single-family home development.”
“We’re doing the best we can under the new provincial guidelines.”
In response to questions on lot widths, Shoemaker said the single-family home lots would be a 50-foot width.
Councillor Fred Morris asked what the source of the wetland area was, and whether the development might jeopardize it.
Shoemaker explained the source water of the wetland is to the north and that proponents worked with the conservation authority to ensure the water flow is maintained. The pond itself, she said, is spring fed.
“This whole design will take the fish habitat into account. There is quite a detailed plan coming.”
Councillor Kelly Linton asked whether the apartment building would be rental or condominium in nature.
Shoemaker deferred response to the owners.
Tom Keating said “we’ve had good luck building condos in the past. We’re starting construction of a 27-unit building at the corner of Colborne and Geerie Road in Elora.”
“We’ll see where the market goes.”
He explained the reason the apartment unit was included was to be able to maintain the 50-foot lot widths for the single-family homes.
“We didn’t want to have to reduce those lot sizes to meet the requirements for the number of units per acre.”
“As far as style of ownership, we are not committed at this time.”
The park is 1.3 acres [.53hectares].
Shoemaker added it is slightly more than required under the Planning Act.
She noted the church lot for Grace Christian Fellowship is adjacent to that park and there may be the potential of joint recreational uses.
The land is also adjacent to the multi-family home area, where residents would be more inclined to use the park.
Township planning coordinator Brett Salmon noted the location of the park was decided in conjunction with the recreation department.
The park frontage on two streets offers additional visibility, he said.
Mayor Joanne Ross-Zuj noted that while no additional delegations were listed regarding the proposal, she saw a number of neighbours [to the proposed subdivision] in attendance.
None had anything to say during the meeting.
