MAPLETON – Developers hope to build six homes on a mostly vacant lot on Booth Street East in Moorefield.
Township staff and councillors describe the proposal as a great use of space and a way to provide much-needed housing, but neighbours are concerned about how the level of intensification will impact the neighbourhood.
The proposal is for three semi-detached buildings (six units) on a one-hectare (2.5-acre) lot. The lot is currently vacant except for a garage.
To permit the semi-detached homes, the land would need to be rezoned from residential 1C to residential 2.
A public meeting was held about the development on Dec. 9, and while no members of the public spoke during the meeting, two neighbours submitted comments that were read aloud by township clerk Larry Wheeler.
Willem Kappers expressed “strong opposition” to the plan and cited concerns with the proposed density, traffic and pedestrian safety, and a lack of detail in the developer’s plan (such as size and placement of buildings).
The other homes on the street are “all owner-occupied detached family homes with an average density of approximately one home per acre,” Cappers wrote, while the proposed development includes “six families on the same amount of land where there is normally only one.”
There are farm fields on two sides and no streetlights, hydrants or sidewalks, Cappers added.
The development is likely to mean “six to 12 cars turning on and off a busy street multiple times a day,” Cappers said, leading to “an undeniable increased risks of collisions.”
He’s concerned this risk will be increased further by people parking on the road for gatherings such as birthday parties and Christmas.
“Because the units will inevitably cost less they will attract a lot of first-time buyers and young families,” Cappers said, whose members are likely to walk to the nearby school, playground, post office and convenience store, “but due to the lack of sidewalks on the majority of Booth Street these people will be forced to travel on a busy road that has no shoulder.”
Neighbors Wiebe and Ruth van Zwol echoed many of these concerns.
Planner Linda Redmond explained the lot is being split into four, with each of the semi-detached buildings on a parcel at the front of the property, and a larger section at the back of the property retained, with access from the front.
The density of the proposed development is not an issue to township staff – in fact, they intend to rezone the retained lot at the back to ensure a minimum density once that land is developed.
That’s to avoid a single-dwelling home being built, as Redmond said “that’s really not preferable because these lands are located right in the urban centre of Moorefield, so we’d prefer to see those lands developed with more density on them.”
She said the retained lot at the back “is an opportunity [for] a nice multiple-unit development.”
As for the six semi-detached units in front, Redmond said the lots are “significantly larger” than required, so “there’ll be lots of room to accommodate two units on each parcel.
“And there’s no concerns from any of the commenting agencies.”
There is currently water service allocated to just one of the lots, so a holding provision will be put on the others, Redmond noted.
Caroline Baker from Baker Planning Group spoke on behalf of the developer and said “in my view this is a very modest opportunity for in-filling.” She added the proposed houses are similar in height and built form to the other homes on the street.
Councillor Michael Martin said while on paper the development looks like a great idea, he is concerned about the reality of the project, especially given the large flood plain in the area.
He asked if the land owner would consider building single detached homes instead of the semis, and Mayor Gregg Davidson said “the proposal in front of us is for three semi-detached so we have to go with what’s in front of us.”
Baker said detached homes would be an option and that the proposed zoning change would also allow for that.
Councillor Marlene Ottens said “the retained parcel is a different kettle of fish but I do think those three on the front is a good idea … we’re looking for ways to add attainable housing to our community and this is going to provide housing eventually for six families.
“I think it’s a good idea. I drive by it frequently and always think ‘something should be on this empty land,’ so I’m happy to see something proposed.”
Councillor Amanda Reid said, “It’s nice to see that we can possibly do an intensification on a lot like this.”
Staff recommended council receive the report and presentation about the proposed development for information.
Martin voted against the recommendation, while Davidson, Reid, Ottens and councillor Lori Woodham voted in favour, so the recommendation passed.
This does not mean the application was approved, as applications are not approved or denied at public meetings.
