It’s being deemed an “aggressive development” and for neighbours of a 411-unit subdivision with commercial space at the south end of town, it may be too aggressive.
“It’s certainly an aggressive development in our community,” Mayor Ray Tout told a packed council chamber on Monday night of the plan presented by Avila Investments Ltd. for what is commonly known as the Murphy land.
Avila wants to build 231 single family detached residential properties, 60 semi-detached units and seven townhouse blocks which will accommodate 120 units on the almost 77-acre parcel of land bounded by Highway 6 and Bentley Street.
In all, 411 homes are planned, along with retail development, open space and a storm water management area bounded by Highway 6 and Bentley Street and South Water Street on the north side. A portion of Bentley Street would be the main thoroughfare for traffic coming into and out of the subdivision.
Issues raised by several Bentley Street residents include: the number of homes and townhouses planned for the property, increased traffic, possible flooding of homes on neighbouring properties, the time it will take to develop, and the need for such a large development in the community.
The development, presented as a draft plan of subdivision at council on April 28, has been in the planning stages since 2007 and has seen the land converted from industrial to residential-commercial.
Resident Elsa Mann and her partner Paul Kaye, who operate a pottery studio at their home on Bentley Street, have been concerned with the plan to develop the property since it was first proposed.
The couple originally received assurances from the developer that homes built on Bentley would have 60-foot frontages. However what was unveiled on Monday were homes with 40-foot and 50-foot frontages.
“That is significantly different then what is on the plan,” Mann said.
She is also calling for ongoing monitoring of well water servicing the existing homes prior to the start of development and after the construction is completed to ensure drinking water is not impacted.
“I have concerns with the density,” she said.
Planner John Cox said the 411 units proposed is just slightly more than what is allowed on a property of this size by provincial regulations.
“I just wonder where all these people are going to come from because we don’t have anything that will draw this many people,” said Bentley Street resident Lorraine Dennis.
Kaye voiced concern about drainage from the property and how it will impact existing homes on the street. He questioned whether the developer would be upgrading existing drainage to fit in with what is proposed on the developer’s property.
“We don’t know whether we’re going to fully urbanize all of Bentley Street,” said engineer Chris Sims, who works for the developer.
Potential flooding was also raised by Scott Hartle, who bought his south Water Street home with his wife Kim in the late 90s.
The couple has experienced water run-off from the property proposed for development and Scott Hartle noted water runs “constantly” from a culvert from the property.
“There’s a lot of water that comes off this property,” he said.
Hartle also questioned the developer’s plan for a green space at the rear of the property, which he said is swamp and trees.
“Is that (green space) in lieu of parkland and who is going to maintain it?” he asked.
Resident Brad Schwindt raised the issue of traffic, considering vehicles from the development will only have Bentley Street as an exit point to Highway 6.
The plan is to add a left-turn lane off Bentley for traffic heading north out of the development.
“That street is difficult to get out onto on a good day,” Schwindt said of residents’ difficulties getting onto the busy highway. “The traffic is terrible and the speed as well.”
Councillor Dan Yake agreed.
“We’ve all driven that stretch of road coming out of Mount Forest to Arthur,” Yake said of concerns about traffic.
“Just that alone would be a non starter for me. It’s inconceivable for the amount of traffic coming out if their plan for commercial (vehicles) is just with turning lanes. You’ve got to go back to MTO (Ministry of Transportation Ontario).”
Cox said highway access to the development and its retail space had been discussed with the provincial transportation ministry. The developers were looking at access directly off the highway, but were turned down by the MTO.
The issue of the development’s possible impact on nearby farm operations was also raised.
Jim Stewart, who is “with the beef farm across the road,” said manure spreading is often done on weekends using heavy farm equipment.
“With 400 people there how many concerns are there going to be about manure?” he asked, referring to MDS requirements that regulate the distance homes can be built from nearby farms and are based on the number of animals.
“Lands within the urban boundary are exempt from the MDS,” county planner Linda Redmond said.
Stewart, a truck driver, also questioned traffic generated by the development.
“Putting three lanes in there is going to be a bigger problem,” he said.
The township has already extended water and sewer services to the property, which will require construction of a pumping station on the south side of the river.
However, there was no indication by the planner where the pumping station might be built.
Realtor Bill Nelson raised the need for parkland for use by children living in the development.
“Your demographics in that area is going to change dramatically with a larger number of children,” Nelson said. “Some consideration should be given to incorporate parkland.”
Mayor Tout agreed that with increased traffic “kid safety is a concern.”
No time line was given by the developer about a possible start date and construction period.
Avila co-owner Antonio Bagnara said it will depend on market conditions.
“I don’t want to live here with a 10-plus year development going on,” Hartle said.
Bentley Street resident Barb Schellenberger also raised concern about density in a development that one resident estimated could house 600 people.
Schellenberger also voiced concern about traffic, road maintenance on Bentley Street due to increased traffic, and public safety.
Cox said the issues raised at the meeting will be discussed with municipal and county staff. He also indicated discussions might take place with neighbours to address specific concerns.
“It’s just a draft plan,” Tout said of the process. He added the public will be kept informed of how the development is proceeding.
