With a sales centre now under construction, Centre Wellington held a public meeting on Aug. 24 to consider amending front yard setbacks for the Summerfields subdivision here.
Sobara Development’s Summerfields subdivision, which fronts on both Gartshore Street and Garafraxa Street East, was formerly known as Eastwoods subdivision.
Township planner Mariana Iglesias explained the property at 605 Garafraxa St. E. backs onto the Elora Cataract Trailway.
The proposal received draft plan approval from Wellington County in 2011.
Catherine Pan, agent for Sorbara FBH/Fergus G.P. Inc., noted Summerfields is a 37-acre site zoned for a number of residential uses.
The original proposal for primarily single detached homes and townhouses, was refined to include some smaller properties that typically would require six-metre (20 feet) setbacks, but Sobara is requesting 4.5-metre (15 feet) front yard setbacks.
For proposed townhouses, the company is seeking a 4.5-metre setback for the house and a six-metre setback for the garage. Pan maintained the proposal would “bring porches and windows closer to the street to allow for eyes on the street and increase potential neighbourhood interaction.”
She also stated this approach would allow the design team to create a dynamic and varied streetscape – rather than a flat, generic one.
“It creates a lot of visual texture,” Pan said.
Councillor Fred Morris asked whether there would also be a boulevard in front of the 4.5m setback, including a sidewalk. He wanted to know if there would still be room for plantings.
“Fifteen feet is not a lot of space between a sidewalk and a house,” said Morris. “If a streetscape is to be attractive, it needs more than just a nice looking frontage, it needs space for proper vegetation, either in front of the house or on the boulevard.”
Councillor Mary Lloyd asked how a 1.5-metre sidewalk would be accommodated and whether sidewalks would be on both sides of the street – and how that would impact setbacks.
Managing director of infrastructure Colin Baker explained local street design generally has sidewalks on one side of the road in new subdivisions.
Municipal boulevards would include utilities such as hydro, water, gas and telephone cable. He said placement of utilities will be part of the subdivision plan review.
Lloyd asked whether a reduced setback will result in an increased number of homes in the development.
Iglesias said a revised draft plan with an increased density was sent to the county. But, she added, there is no rezoning required for the additional houses.
Morris remained concerned, noting a recent phenomena in the township, especially in newer subdivisions, is that people are starting to park on township boulevards because driveways are shorter and increased densities mean additional driveways chop up the streetscape to a point where there is less parking on the street between driveways.
He did not want to see the Summerfields proposal adding to that trend because homeowners may have two cars or more, or have overnight visitors.
Councillor Stephen Kitras asked how reduced frontages could affect sidewalks, noting some cars are over 15 feet long.
Pan stated the 4.5-metre setback is for the front of the house; garage setbacks would still be six metres.
Kitras questioned whether six metres is sufficient if a sidewalk is included in that space.
CAO Andy Goldie explained the setbacks are from the property lines and that the sidewalks would be included as part of the township boulevard.
“It will not impact the driveway,” said Goldie.
Kitras questioned the philosophy of the driveway being able to accommodate two cars since the township is already having issues because people do not park in their garages.
Councillor Steve VanLeeuwen asked whether this development met or exceeded provincial density requirements.
Iglesias said density was not the issue with the amendment, just the setbacks. She agreed there is an increased density in the application that the township will comment on later.
Kitras considered that approach as putting the cart before the horse.
Councillor Kirk McElwain said he preferred this approach rather than having garages stuck out into the street. He too agreed the density was a separate discussion.
