The proposed Sorbara subdivision in northwest Fergus drew a hearty crowd of concerned residents at a Centre Wellington Township public meeting on March 22.
Close to 100 area residents came out to comment on Sorbara’s Storybrook subdivision located along Colborne Street and Beatty Line.
Traffic was a particular bone of contention for residents. For many, the issue is not simply the amount of traffic generated by the first phase – or even by the third phase.
To them, the issue is the cumulative amount of traffic which will be generated as a result of all the development proposed in the area of Beatty Line.
This includes the Storybook development and Beatty Hollow on the west side of Beatty Line; various developments currently being developed on the east side of Beatty Line; and the future development of the new Groves hospital which will be accessed via a new arterial road already constructed that accesses Beatty Line.
While proponents were there to discuss the first of three phases of the project, residents wanted to talk about increased traffic on Beatty Line.
Phase one of the Sorbara subdivision has two entrances – both of which exit onto Beatty Line. Later phases will also connect to Colborne Street.
Phase one of the proposed subdivision includes 168 single detached dwellings, 34 townhouse dwellings, an elementary school site, a neighbourhood park, a drain corridor, a storm water management area, a sewage pumping station site and public walkways.
Sorbara Group development manager Catherine Pan stated the family-owned real estate, development, investment and management firm has owned land in Centre Wellington for the past 30 years and is currently in the process of launching the Summerfields Community on the east side of Fergus near the intersections of Gartshore and Garafraxa Streets.
GSP Group principal planner Bill Green provided background for the Northwest Fergus Secondary Plan, which includes the Colborne Street realignment environmental assessment (EA) process which started in 2007 and concluded in 2015.
That document sets out the overall land use of the area and provides a community plan for 1,200 homes and 3,600 people.
Green said the master concept plan, which followed the secondary plan, illustrates how the neighbourhood can ultimately be developed over time.
He also stressed future phases of the project remain conceptual at this time and require additional applications and public meetings.
Phase one would have a road connection at Millage Lane in the south and a connection to the Beatty Hollow subdivision in the north.
The existing Nichol drain would be within a 67-metre protected corridor, which provides a venue for some community trails, Green said.
This phase of the subdivision includes a 2.8 hectare site for an elementary school, which would exist next to a 1.8 hectare community park and back onto the community trail system.
Green stressed the school site location in the first phase is not because of an anticipated number of children in the subdivision, but the limited opportunity to expand the closest nearby school.
Green said the new approach taken by Sorbara provides a slightly more compact area, but harmonizes well with the surrounding single detached homes.
As for proposed lots abutting existing properties on Collie Court, Green said those lots would be 50 feet wide and there would be a conservation easement along the rear of those lots that would be planted, landscaped and act as a long term buffer.
Future phases include the storm water ponds, two parks, low and medium density residential development, and limited commercial use.
Residents who wanted to know if the subdivision included sidewalks on both sides of new streets were told current municipal standards would be for one side of the street.
However, Green said it is his understanding there would be sidewalks on both sides of collector roads.
Others asked about the potential of traffic lights on Beatty Line – both at Millage Lane and St. Andrew Street.
Residents were concerned with the cumulative traffic impact of various developments in the area.
Additional developments include Beatty Hollow and Strathlea at the north end of Fergus as well as the main entrance road for the new Groves hospital site.
Green stated, “But in the first stage of the development, there is no expectation for a signal.” He did not discount future needs for traffic signals.
Toni Ellis asked about the municipal requirement of 5% parkland dedication. She asked if that included the woodlot on site, or whether it was in addition to that land.
Green said the 5% does not include the woodlot – and that amount must be provided for within the plan.
He pointed out the amount does not have to be met by every phase. He commented that the parkland provided in the first phase would likely be slightly over dedication, but by the end of the development, that amount would be met.
He stressed the parkland dedication cannot include the woodlot or the Nichol drain corridor.
Ellis said she was delighted to see plans include room for street trees. “We need to do more of that in this community,” she said.
Green said, “street trees are an integral part of the plans.”
As to whether bike lanes will be included in the development, Green stated the new Colborne Street alignment will be wide enough to accommodate bike lanes, however he doubted there would be those lanes on smaller “local” streets within the subdivision.
Resident Dave Blacklock expressed concern about the collector road within the subdivision. He stated the collector road could be used as a shortcut from Beatty Line via Sideroad 18 to Highway 6 by crossing Colborne Street and passing the Wellington OPP detachment office to Wellington Road 18.
Residents questioned how development and associated increases in traffic would further impact local bridges and roads. Council was asked if money was being set aside to improve local roads to accommodate increased traffic.
Councillor Mary Lloyd noted one of the township’s strategic goals is to complete a traffic study for the entire township.
“At that time recommendations from that report would be considered,” said Lloyd. She added the current additional tax levy is specifically directed at replacing bridges with culverts to reopen closed roads.
One resident recommended placing additional levies on top of development charges for new lots to pay for upgrades to roads and bridges.
Managing director of planning and development Brett Salmon said development charges do contribute to growth-related costs for the municipality – including roads and bridges.
“The idea of the township study is to look at the impact of all these developments collectively.” He said if there are roads to be addressed, that information will become part of an updated development charges study.
Others felt councillors and developers were putting the cart before the horse by allowing development to occur before upgraded infrastructure is in place.
Roberta Scarrow asked how large the buffer zone was between the new development and properties on Collie Court.
Green estimated the buffer is roughly four metres, which he said is enough to establish trees and shrubs. In addition, he said there is the remnant of the former rail line which provides a grade separation.
Councillor Fred Morris agreed many of the things being said about traffic are the same reasons the municipality is undertaking a township-wide transportation study.
“We do realize development is going to cause major issues for us if we don’t address it soon,” he said.
Facing questions as to why councillors were even considering developments at this time, Centre Wellington CAO Andy Goldie said provincial guidelines suggest the township’s population will grow from 28,000 to 40,000 in the next 20 years.
Some in the audience suggested if the province was mandating this degree of growth, it should financially compensate the municipality for infrastructure costs to accommodate it.
Councillor Stephen Kitras said, “it is really apparent the citizens here are very concerned about this development, just as citizens were concerned about development on the South River Road.”
Kitras said, “I think the planning process should have more public input before the municipality approves things.”
As a result of the township’s strategic plan, the traffic study was moved ahead from 2019 to 2017 – “because we knew about these developments,” Kitras said.
He agreed with citizens concerned about the overall impact these developments will have on traffic.
Another concern raised by residents was a 20-year population growth forecast which already seemed to include a significant number of subdivisions and homes already approved for development.
Goldie clarified that the township is actually behind in reaching its growth targets.
At the same time he stressed that even for developments which have been approved – not all of the work will be done all at once. Typically any large-scale development is phased in over five to 10 years. Goldie expected this development in its master plan may take 12 to 15 years.
Salmon noted that according to provincial guidelines, municipalities should have at least 10 years supply of designated and serviced land. In terms of plans pending, if all were approved, Salmon said that amount would slightly exceed a 10-year supply.
“I am so glad you folks are here tonight,” said Morris. “I am now hearing from the community, the very concerns I have been voicing to council and staff for the past several years … growth is going to be our most significant challenge as a community going forward into the next 10 years.”
Sorbara’s intended timeline would see earthwork and grading next year, and roads and servicing the following year.
