Keep the trees, add a mix of housing types developer told at public meeting

ELORA – Centre Wellington council has essentially asked a developer to go back to the drawing board on its proposal to develop 650 Victoria Terrace in Fergus.

That was the outcome of a Feb. 25 public meeting, at which several residents and councillors objected to the current plan.

The property is zoned industrial and currently houses a small manufacturing business. But the bulk of the property is vacant.

The developer, Dunpar Developments Inc. based in Toronto, is proposing to tear down the existing building and construct 192 three-storey townhomes and 11 commercial/retail spaces on the property bounded by Victoria Terrace, Forfar Street East and Gzowski Street.

There would be two access roads on Victoria Terrace and one on Gzowski Street that would lead to an internal road network. The commercial spaces would front onto Victoria Terrace.

The development would have a total of 452 parking spaces including garage, driveway, visitor and commercial parking spaces. About 30 per cent of the property would be allotted for landscaped open amenity space for its residents.

Dunpar is proposing a density of 41 units per hectare, instead of the maximum of 35 for a medium-density development.

The land is zoned industrial by Centre Wellington and employment lands by Wellington County. The development would require official plan and zoning amendments to allow mixed residential and commercial use.

“It’s a great site for infill development,” said Waleed Nawaz, speaking on behalf of the developer via Zoom. “It fits the context of the neighbourhood, includes job creation and would be a cohesive community.”

Several delegations spoke against the proposal, including Jonathan Valasco of Nexans Canada, which is located on the other side of Gzowski Street.

Valasco said Nexans has been at its current location since 1966, when it was still on the outskirts of Fergus.

Now it is surrounded by residential development, which has caused the company some challenges at it generates noise that disturbs existing residents.

“We did a noise study in 2015 and operate with noise permits,” he said, adding the business has permission now to operate at 60 decibels when its cooling fans are in full operation.

Adding more residents at the Victoria Terrace location would only generate more noise complaints, he said.

It would also add more traffic near its employee entrance on Gzowski Street, he added, and limit the company’s expansion options.

Valasco said the Class 1 noise study conducted by the developer is not enough; it should be a Class 4 noise study and any mitigation measures should fall on the developer and not on Nexans, which he fears would be the case.

“If neighbours complain, that would be a nightmare for us,” Valesco said. “It becomes our fault and would be on our pocket to mitigate our noise.”

If the proposal is approved, he wants Dunpar to erect a sound barrier wall and tree line as well as include a warning clause on the title of each of the homes.

Bernice Robinet, a nearby resident, had a petition signed by 250 residents opposed to the proposal.

She called the plan “over-intensification” that would also be responsible for the loss of employment for the 35 workers at the current factory on the property.

“It’s not a useless space,” she said. “To call it underutilized is a flippant comment.”

Robinet noted previous factory officials had planted 450 trees on the property to act as a buffer between the factory and the surrounding residential neighbourhood.

According to the arborist report, there are 475 mature trees and Dunpar plans to remove 453 of them for construction.

She said the company is touting them as “affordable” homes, but they will sell in the $750,000 range.

Robinet added the township is looking for a variety of housing types but this townhome-only development would create a “niche market” that would disqualify seniors and those with physical disabilities due to all the stairs.

She also noted Dunpar’s traffic study did not include a number of approved-but-not-yet-built projects along St. David Street that will bring hundreds – perhaps thousands – of new residents to the area.

“I don’t think this should be approved; it should be put on hold until the other projects come on board,” Robinet said. “I just don’t think we’re prepared for all of this.”

Other residents at the meeting also spoke against the proposal, citing:

• the possibility of asbestos and other harmful materials in the existing factory building not being disposed of properly when it’s demolished;
• no single-storey options for seniors in the development; and
• too much density in the proposal, which does not fit with the existing neighbourhood.

Councillor Bronwynne Wilton, who expressed her disappointment that Nawaz did not attend in person, said removing 453 trees is “excessive.”

“They are a linear grouping of trees,” Wilton said, suggesting the site plan should be realigned to retain more of them.

“As a buffer, they could play an important role.”

Councillor Jennifer Adams suggested Dunpar re-examine “how this application aligns with" the township's affordable housing needs, as outlined in a 2025 Watson and Associates report.

Council also asked about the impact the loss of employment lands would have on the township and county.

Manager of planning services Mariana Iglesias said staff at the township and the county are reviewing that aspect of the proposal, as well as the studies that have been provided by Dunpar thus far.

“This is unique because they are employment lands,” Iglesias said. “We have to consider if this is an appropriate conversion and the compatibility issues.”

Councillors asked Dunpar to consider a mix of housing types in the proposal, especially affordable housing – defined in Centre Wellington as homes selling for $430,000 or less.

They also asked the company to consider ways to retain more of the mature trees on the lot, such as a linear park that follows the existing tree line.

“A variety of housing gives a variety of opportunities,” said Mayor Shawn Watters. “I urge you to look at Station Square in Elora,” a mixed housing development that has bungalow and multi-storey dwellings.

“There’s potential for good development here.”

Council did not make any decisions at this meeting. Staff will bring a report to council at a future meeting that outlines any changes and recommendations.