They don’t want it vacant and they don’t want it developed – at least as currently proposed.
It was a packed council chamber on Monday night as over two dozen Eliza and Isabella Street residents of Arthur came to Wellington North council to object to a proposal to develop the former Arthur Public School property.
The current owner wants to convert the vacant school into 67 senior apartments and add approximately 2,952 square feet of commercial space on the streetside corner. As well, he wants 23 street townhouse units on the edge of the property and another 16-cluster townhouse development in the interior.
The property is 4.59 acres and has frontage on Eliza and Isabella Streets.
County planner Linda Redmond said the former school is zoned institutional, and designated as residential in the Wellington County official plan. That designation allows a number of residential developments, including apartments and townhouses. It also allows a small amount of commercial development.
Redmond understood the development would be marketed towards seniors.
“It’s very conceptual at this time,” she said, noting site plan approval is required.
Redmond added she has not started the drafting a bylaw because she felt the public comments should come first. She said an informal meeting was held with the applicant and planner the week prior to the public meeting.
Mayor Mike Broomhead said the site plan process would address issues brought to the public meeting. He said people will have a chance to see the final site plan, but added other aspects will need to be taken into consideration, such as storm water management.
Although well into the process, Broomhead said any agreements are still some time away.
Redmond said one way of dealing with major issues is to require site plan approval to be in place prior to a bylaw coming to council.
Broomhead said, “Obviously there’s some concerns or there wouldn’t be so many people here tonight.”
Scott May, of the May Design Group, said the plan is to work within current bylaws and regulations in terms of size for the townhouse units. He cited conceptual elevations of frontages of the townhomes and the redeveloped school.
May noted there is a proposed drop-off area for the commercial proposal and the central entrance to the residential apartments.
Eliza Street resident David Emery had numerous concerns. He said residents had intended to submit a petition to council, but because of the limited time frame were unable to canvas all nearby residents. The petition states the property was purchased by a private developer in 2007.
“We the residents support development in a manner fitting the village of Arthur,” it stated.
Concerns include site density, rezoning part of the property to commercial, servicing capacity of the village, traffic congestion, potentially lower property values, environmental impact of oil-contaminated soil and drainage issues.
As for density, Redmond said the current proposal is far lower than the previous version. As far as she knew, the project met most regulations.
May said the townhouse development complies with township requirements. He said while the apartments comply with the parking requirements, the units themselves are somewhat smaller.
Broomhead noted rezoning part of the property, “will no doubt be a hurdle.”
But it will need to be a hurdle crossed at the county level if it requires a change of the official plan.
Emery said he did not want to see a restaurant across the street from his home. He also said commercial development off the main street does not fit in with the term “village” and all commercial development should be along the main street.
Emery said Eliza Street already has traffic issues when it is used as a shortcut to the Conn Road.
As for concerns about the community’s sewage capacity, Broomhead agreed it is a factor. He said Arthur has a limited sewage capacity, and the current allocation for this development will not cover the entire project. That is why it is proposed to be done in phases.
Redmond said council can request a traffic impact study.
Broomhead said while there might be concerns about the impact to property values, those will be difficult to prove.
When Emery commented on the potential of contaminated soils heading to the Conestogo River, Broomhead pointed out that an number one environmental assessment is required.
If concerns are raised, the assessment is raised a level.
He said there are issues with the site of the current Arthur Public Library, and as a result, monitoring wells are in place, and still monitor the soil.
Emery argued this type of development is better suited to Mississauga – not Arthur.
Broomhead’s response was the municipality may have little control in the end. He said this is exactly the type of development the province is looking for under its urban intensification guidelines.
“This is what the province is telling planners is better use of the land. We may not agree with everything … but it is what is coming down the pipe.”
Paul Johnson, of Isabella Street, had concerns about how paving more of the property will affect drainage and spring runoff.
Privacy was another issue for residents as the large parking area will back onto the rear yards of a number of existing properties.
Redmond said consideration of berming, trees, and fencing can all be parts of the site plan agreement.
Eliza Street resident Rob Schmidt, also a member of the Arthur Fire Department, has concerns there is only one main entrance to the interior of the property. He raised the issue of access if there is an emergency.
Redmond said the proposal has an emergency exit on the Isabella Street side of the property that would be covered in interlocking brick.
But with that information, residents asked why that could not be changed into a full-sized access, thus allowing the project to have entrances at Eliza and Isabella Streets to avoid congestion.
Dave Hewitson asked, “Is there a need for an additional 67 seniors apartments in Arthur? If they are not filled, then what?”
Proponent Gary Langon said that as the developer, it would be his risk if the units are occupied.
Concerns from Dan and Willaby Cotton included.
– the density of the development;
– storm water management,
– the height of the homes proposed, and the effect on natural lighting;
– low cost housing or government assisted housing not acceptable in the area; and
– traffic and safety concerns of vehicles backing out onto a busy street.
Cotton asked for assurance the units would not be used as subsidized housing.
Broomhead said the county is regulated to supply such housing, whether it is in Mount Forest, Arthur, or Puslinch. He added, the township is aware the county will want the municipality to meet its obligation of providing low cost housing.
Redmond said there is a difference between affordable and low cost housing, and subsidized housing. The latter is in a different category she said.
Most of the projects are being built at the government level, she said, citing the one at the north end of Fergus currently under construction.
Councillors agreed there were a number of valid points raised.
Councillor John Matusinec agreed with the idea of a second entrance to the property to ease traffic concerns.
“This is an ambitious project, no doubt,” offered councillor Ross Chaulk. He questioned the need for the additional commercial space.
He cited the Matrix development on Arthur’s main street where the retail store on the lower level still sits vacant.
Redmond said at this stage the proponent and his planner will begin work on the issues raised.
She added that once the work is completed it will be reviewed and brought back to council.
Those who signed their names at the meeting would be notified when that discussion would take place.
