One of the last relatively undeveloped areas of Guelph, could be transformed over the next few years, according to concept plans being developed by the city.
On Feb. 7, Puslinch councillors heard from the City of Guelph on concept plans to develop the area.
In December Guelph council approved the conceptual community structure for the Clair-Maltby Secondary Plan Study.
“The conceptual community structure gives us a general blueprint for where land uses will be throughout the Clair-Maltby community,” said Stacey Laughlin, senior policy planner with the City of Guelph.
“It shows potential locations for housing, roads, trails, parks, schools and more for this southernmost area of Guelph.”
Laughlin explained the Clair-Maltby conceptual community structure is a concept plan for the area.
It will lead to the generation of three community structure alternatives.
She said the recommended conceptual community structure respects the approved vision and guiding principles for the area. It:
– balances the protection of the natural heritage system and the Paris Moraine with future development;
– proposes a multi-modal mobility network, including major roads, bicycle infrastructure and trails to provide strong connectivity throughout the Clair-Maltby area and to the rest of the city;
– is primarily residential, with the ability to accommodate a full range and mix of housing types, as well as a mix of uses at key locations; and
– plans for a system of parks, open spaces and trails to provide both active and passive recreation opportunities.
Laughlin noted that originally, the idea was to have the study dealt with over four years.
“We are now on track to reduce that to something closer to three years,” she said.
Since a previous meeting with Puslinch in August, there were additional visioning and public meetings.
“We looked at the city’s natural heritage system, which is already approved, cultural resources and where major arterial and collector roads could be located,” Laughlin said.
“We also looked at what could be defined as future neighbourhoods, school and park locations and trails along with land use and housing types.”
She noted the current concept plan was approved by Guelph council last year – as the basis for further technical work.
The city has heard from members of the public and development groups.
“The recommended concept is primarily residential with lots of opportunity for lower density residential development,” Laughlin said.
Medium density housing is proposed along anticipated arterial roads, which allows interior neighborhoods to have lower density.
In this concept, Laughlin explained medium density homes would be housing types such as stacked townhouses or lower rise apartment buildings.
Laughlin said there would still be a review of housing numbers to determine if the concept was meeting Places to Grow requirements.
“Most of the high density development is placed along the Gordon Street corridor,” she said.
Laughlin added the concept would allow for mixed use areas along the Gordon Street corridor as well.
“This will allow for the extension of the main transit corridor along Gordon down to Maltby,” she said.
The Rolling Hills area still needs to be addressed.
“There has been mixed feedback … as to whether to plan for redevelopment or to leave it as estate residential,” Laughlin explained.
One opinion expressed is that the section along Clair Road should be slated for redevelopment.
“Many of the property owners in the area are in favour of that,” she said.
As a result, the current plan includes medium development along the Clair Road area.
Laughlin said plans also include “some sort of gateway feature” into the city at Gordon and Maltby that will be determined in the future.
Laughlin said she did not believe large towers were being considered as the gateway feature.
“It is not what we have heard from the public, the city or (Puslinch) council,” she said.
As requested, Laughlin said areas along Maltby Road have been identified as an urban/rural transition zone.
“We do not know exactly what that will look like right now, but it is something we are carefully considering,” she said.
Laughlin noted the plan does include two employment areas located in the south corners of the study area.
Laughlin said the study is awaiting more information.
However, she also noted the city has considerable employment lands in its business park and other areas within the city.
“Our thinking is that we may not need employment lands within this study area – but we still need justification of this through the city-wide study,” she said.
“We’ve identified core locations for schools which would be more elementary schools – based on feedback from the local school boards.”
Laughlin said the general understanding is that a secondary or high school would not be needed at this time.
She noted the Bishop Macdonell Catholic High School is located near the development area, in addition to a proposed public high school near the intersection of Arkell and Victoria Roads.
“We have several neighbourhood parks identified throughout the area,” she said.
“This is a flat-ish area, where maybe not so much grading would be required.
“We are working with the parks department to determine what type of park area is required.”
Laughlin added, “We feel this approach strikes the appropriate balance between development and protecting the natural area.”
The next steps include further looks at technical issues and reaching out to members of the public.
Laughlin said she hopes that by the end of the process there will be one preferred concept to bring forward for approval by June.
Questions
Puslinch councillor John Sepulis began with questions on the state of Maltby Road, which is currently gravel, and if there were plans for upgrades or paving.
Laughlin said that is something yet to be determined.
“To date, I have not heard about plans to widen the road or increasing the number of lanes,” she said.
Sepulis then ask if there are any population projections for the development area.
Laughlin said that has been a question regarding the project from the get-go.
“We are continuing to refine the numbers,” she said. “But the true answer at this point is … I don’t know yet.”
Sepullis then asked if there were ideas for a final build out of the area.
Laughlin said, “the horizon of this plan probably matches up with Places to Grow … aiming for 2041.
“We will be working on our numbers to determine if all of the land is needed … but the planning horizon is 2041.”
Councillor Matthew Bulmer agreed it must be challenging to urbanize the moraine.
“Moraines are known for their rolling topography,” he said.
However, he was disappointed to hear of plans to only maintain, but not enhance the water recharge areas or function of the moraine.
Laughlin said, “we are looking to ensure we are not impacting the recharge,” but was uncertain if there were enhancement plans.
“We are looking to ensure that when the land is developed there is the same amount of recharge to the watershed … as is happening now,” she said.
Bulmer sought clarification as to whether that was groundwater recharge or surface water.
Laughlin said city staff are working on an integrated ground and surface water model.
Bulmer said he liked the idea of a rural transition zone along Maltby.
However, like Sepulis, he asked if there was a timeline when Maltby Road might be upgraded.
Laughlin did not believe there were plans for an upgrade prior to build out of the area.
“So residents shouldn’t get their hopes up for the road to be paved at this time,” Bulmer said.
Councillor Susan Fielding said she’s also had questions regarding Maltby Road upgrades.
“It is an issue for our residents,” she said.
Mayor Dennis Lever stated there was a lot of information presented.
He considered the example of the Rolling Hills area as taking an existing neighbourhood and trying to increase the density.
Lever also noted that Puslinch could be involved in the implications of provincial plans – natural, heritage, cultural and potential changes to the Greenbelt.
He quipped, “I like the idea that you’ve done all this planning … but in the end … we may need it back.”
If the plans go through, Puslinch may be left with nowhere to expand.
Lever stressed he liked the planning that had been done, but agreed that because of the topography of the land, there may be challenges.
