A proposed development on the eastern edge of Palmerston has drawn some unexpected resistance, not so much for the possibility of new homes, but for the commercial development of the main street at the east end of town.
The Nov. 3 public meeting was to hear comments on an amendment to allow a multi-use subdivision that could include detached residences, townhouses, apartment units and highway commercial – with a total of 93 residential units.
The move would switch most of the property from its current industrial zone to a residential zone. Much of the frontage would be change from industrial to residential-transition and possibly highway commercial.
Deputy-clerk Bill Winegard said revisions would also be made to areas designated as core greenlands due to improved mapping.
Chief Building Official Terry Kuipers said not enough information had been received at the time of his letter to ensure complete zoning compliance.
Other concerns such as the sewage lines heading from the property via an easement to White’s Road is a matter to be included in a subdivision agreement – rather than in the rezoning.
Applicant Harj Gill’s planning consultant, Astrid Clos, said the process includes three planning applications regarding the properties that would be affected.
“As we heard, these lands are designated as industrial, residential-transition and core greenlands. What they proposed is a greenland, residential, and residential-transition,” she said to redesignate the entire area.
She reviewed the proposed zoning map with council members noting there is a proposed storm water management area on site.
The main street mixed use zones are along Main Street.
Clos explained that rather than mixed use on some of the frontage, highway commercial might make more sense.
She said the draft plan of subdivision does not specifically include the Sinclair property, nor the rest of the Pull property.
The land for redesignation is 18.2 acres, and proponents are planning 35 single detached lots, 24 semi-detached units, two 15-townhouse-blocks, two mixed use blocks – which could be 13 townhouses or commercial.
The apartment is currently proposed for six units, Clos said.
Clos said proponents are looking at the creation of a trail system through the park lot, and if that trail could be extended over the easement to White’s Road.
Minto planner Mark Van Patter pointed out this is a draft for the official plan amendment.
He said after the application came through, he wanted to see all the industrial land designations in the are addressed.
Van Patter said he wanted to include Highway Commercial designations from the outset.
Van Patter said a comprehensive review has to be done any time a municipality wants to switch a larger parcel of property from an industrial to residential zone.
“Fortunately, we’ve been working over the past couple of years to do a tally of the number of residential units supply, and the likely demand for the future. The net result of the document is that there is a deficiency of 232 residential units. On the other side, there is a fair oversupply of industrial lands.”
“More importantly, the residential use is probably more compatible with the surrounding area.”
He cited the church, seniors’ home, and hospital being fairly close to the proposed development.
“I think at the end of the day, this is the right thing to happen.”
However, because of its location at the edge of Wellington County, Van Patter said Palmerston cannot grow south in the future without annexing land.
“It really leaves very few areas to develop 232 residential units.”
Van Patter said the residential-transition designation is for “soft” businesses, not the type of highway commercial designation businesses he anticipates the applicants may want to consider.
Van Patter said “This may be the last opportunity to get highway commercial designations on the east side of town.”
He said as one travels further east out of Palmerston, there is a fairly large hill past TG Minto, creating sight line issues. “Therefore further highway commercial potential may not be that great.”
He said there are still such opportunities on the west side of town, in the industrial park area.
Van Patter did question the density of units proposed for certain sections of the development.
He noted that trails are proposed, and that Minto is interested in walkable communities.
He said it would need to be clear who is constructing the trails.
Summarizing, Van Patter said, “I think this is a good development and something that Minto needs.”
Comments from the public did not object to the overall proposal – but instead to specific portions of it.
Palmerston resident Mark Richards had concerns with the six unit condominium’s location, as well as what types of businesses fall within the highway commercial designation.
Van Patter said they tend to be commercial uses that are generally not located in downtown areas.
“It could be a gas station, a Tim Hortons – uses that people generally tend to drive to.”
But he said the intent is not to compete with the downtown.
Richards asked if there is a height requirement for the apartment building.
Clos said the zoning being sought would allow a maximum height of four storeys; however the plan is for a maximum of two, possibly less.
Richards was also concerned with the aesthetics and the number of trees which line the property.
Claudio Orticello, of Acton, who owns property in Palmerston, is concerned with the phrase “transition use.”
Van Patter said at the edge of downtown areas there are often larger homes converted into office space or medical clinics.
He considered them businesses that did not have a lot of traffic and with relatively low impact – not retail like the downtown.
Orticello said his objection is primarily with the commercial use – “even a Tim Hortons would cut business in the downtown core. I have no interest in the downtown core of Palmerston except that I have property there.”
He said that in his experience, any highway commercial development will affect the downtown. “It always has, and always will.”
Orticello said he would rather see Palmerston’s downtown core be brought to a higher standard – where the business properties can be better put to use.
“If it was up to me, I’d object to the whole thing. There can never be enough industrial land.”
He believes there are other areas in Palmerston which could be used for housing, rather than rezoning industrial property.
Other concerns raised by residents included stormwater management.
Palmerston resident Frances DeBoer, who lives across the road from the proposed development, said a subdivision is being built behind her property – and she is already experiencing water issues because of it.
Shirley McCann has concerns over increased traffic if the property across the road is developed as commercial.
She, too, was concerned with the water issues.
Kelly Richards asked if highway commercial zoning would allow fast food restaurants. She is concerned that wind might carry the odours into residential areas.
Clos asked for clarification of the water issues.
Councillor Rick Hembly said those concerns are not related to what was being proposed. He explained the residents with those questions live on the other side of main street.
As for surface water, it is a separate issue at this point.
Mayor David Anderson said he was hearing the main concern is the impact of the highway commercial.
He believes that is something the applicant might want to consider seriously.
Anderson said obviously council does not want to take away from the downtown, but if there is a business there, people might shop downtown as well.
“It provides a broader draw from a retail side,” he said.
Hembly said he personally believes the development is a good fit. He said the property is currently zoned as industrial, but is adjacent to a hospital, a huge nursing home and a seniors home.
“I can’t see leaving it as an industrial property to be honest,” Hembly said.
As for the state of the downtown core, Hembly said Minto has put a lot of money towards upgrading the downtowns of Palmerston, Clifford, and Harriston.
“I think the people who own the dilapidated buildings need to step up and put on a fresh coat of paint or fix up those buildings,” he said.
“The town has done its part in making it a better place to live.”
When the issue came up later in the council meeting, Anderson suggested that since questions were raised, the matter be deferred until they could be answered.
Even then, the applications would still need to be approved at the county level and would not come back to council until early in the new year.
Councillors supported the proposal in principle.
Anderson agreed there is certainly a need for residential growth.
