If the turnout almost three years ago is any indication, the Rockmosa community centre will likely be packed for a public meeting next month about a proposed industrial development at the southwest corner of Highway 7 and Wellington Road 29.
On Monday night Guelph-Eramosa council agreed to proceed with a second public meeting on the proposal from landowners David and Marlene Robertson.
Over 130 people crammed the council chambers in Brucedale for the first meeting on Feb. 8, 2010 – and every resident who spoke was opposed to the proposal to create 30 industrial lots and a storm water management pond on 33 hectares, with access onto Wellington Road 29.
Many at that meeting were opposed to the development due to concerns about water quality and quantity (each lot would include its own well and tertiary treatment system), while other concerns included increased traffic; more noise, water and air pollution; the loss of agricultural land; hours of operation; permitted uses; a possible decrease in property values in the area; and the aesthetics of the development.
On Monday night, township planner Lana Phillips, of MHBC Planning, explained there have been several changes made to the proposal since the application was revised and re-submitted in October 2009 (the original application was submitted in 2004).
Those changes include:
– reducing the number of lots from 30 to 22 (the lots are now larger);
– relocating the access road and lots to “establish an enhanced view of the [development] from Highway 7”;
– a revised list of permitted uses in the development; and
– updated design guidelines aimed at improving the aesthetics of the development (including lot buffering such as berms, fences and/or trees, as well as specifying building location to block views of parking and storage areas).
The land was 15 years ago designated rural industrial in the county’s official plan, and the proponents have submitted studies in support of the development, including those dealing with water, traffic, archaeology, agriculture and servicing.
Phillips noted, “Any use on the subject lands that proposes an activity that falls under the defined prescribed drinking water threats would be subject to the policies of the Source protection Plan.”
Mayor Chris White suggested perhaps the buildings in the development could be set back further from Wellington Road 29 and have trees planted in front, given many previous concerns were about aesthetics.
Phillips replied the setback is already 12 to 15 metres from the road, though she could not recall the exact number.
Councillor Corey Woods had several specific questions about how permitted uses were chosen for the development, but Phillips replied the current list is “just a framework” and council could make changes to it.
Councillor Doug Breen said he was happy with changes to improve the look of the development but water remains an issue.
“That was my concern from the beginning and it’s still my main concern,” said Breen.
He explained there will be 22 septic systems and 22 wells on the property, which is not an insignificant number. He noted the City of Guelph may share those concerns, as its wells are downstream from the proposed development.
Breen added local farmers have told him the property is very wet and the bedrock in the area is very close to the surface.
David Robertson said there is currently no drainage on the land and it has been farmed for quite some time with no problems.
“I just question some of the comments on the wet land,” said Robertson.
White suggested Robertson and his planning consultants bring to the next public meeting artist renderings of what the development could look like from the road – as well as any additional information required to address concerns from the public, including water issues.
“That has to have a precise answer,” White said.
Council voted unanimously to proceed with a public meeting on Dec. 10 at 7pm at the Rockmosa hall in Rockwood.
