The biggest change to the proposed Jennark subdivision in Fergus is the removal of stacked townhouses.
Roughly three dozen people (excluding council and proponents) attended the public information meeting on March 17 at Wellington Place.
Centre Wellington Mayor Joanne Ross-Zuj said there has been a lot of interest expressed by community members in regard to the proposal for a property bounded by St. David Street North, Forfar, Garafraxa and James Streets.
She added the proposal has changed since the last time a public forum was held.
Ross-Zuj explained the proposed zoning bylaw amendment would change the zoning of the property to permit a residential development and draft plan of condominium containing 23 single detached residences.
Ross-Zuj noted this is a modified version of a previous proposal which included 11 single detached residences and 24 stacked townhouses, for a total of 35 dwellings.
Presentations on behalf of the proponent included planning consultant Astrid Clos and development partner Taylor McDaniel.
As one of the partners for Jennark Homes, McDaniel said proponents had assembled the land parcel and were excited to be presenting the revised plans.
“We’ve absorbed everything which was said at previous meetings. We went back to the drawing board and made substantial changes,” McDaniel said.
He added the biggest change was the removal of the 3.5-storey stacked townhouses.
“They were the point of contention in a lot of the letters and comments,” McDaniel said, explaining the proposal now includes 23 homes in the R2 zoning.
He anticipated the inclusion of accessory apartments within some, but not all, of the homes.
As a side note, McDaniel predicted this development would produce $211,000 in municipal taxes each year as compared to taxes raised by the vacant land which is closer to $1,500 to $2,300 per year.
“On top of that, the project will generate over $600,000 in development charges.”
He also said the project will provide additional housing within the built-up area of the community, which is in keeping with provincial Places to Grow legislation.
Proponents have been working on the project for the past two years, “and I expect it will be 2015 before we are in the ground.”
McDaniel suggested the lots are 28% larger than what is required under the R2 Zone.
Clos explained this proposal is a vacant-land condominium, which means instead of the buildings, each of the lots is considered as a unit.
But each unit remains tied to common elements such as roads and visitor parking.
Clos added the zone change only affects a portion of the property, since more than half of the property is already zoned as R2.
She made note of the Provincial Policy Statement and the Place to Grow Act, which place targets for 2015 and thereafter stipulating that 20 per cent of residential growth occur within the built up areas of the community.
She added both the Wellington County and Centre Wellington official plans have very similar policies regarding in-fill development – which encourages the development of vacant or under utilized properties – that are compatible with surrounding areas.
“Compatibility is an important part of these developments,” Clos said.
She noted the existing R2 zoning in Centre Wellington already allows for accessory apartments or secondary suites as permitted uses.
“This is not something new which is being introduced.” She added questions were raised as to how the site could be developed without the zone change.
Clos said the current proposal is for 23 single-family homes. The same could be accomplished through the existing zoning, but the lot sizes would be different to accomplish that goal.
“Overall, it allows the average single-family home lot to be larger,” Clos said. “We did listen to comments made by the public.”
She noted two lots in the development are considered as true freehold lots because they front onto existing municipal roads rather than a private condominium road.
Clos noted residents had voiced concern over a perceived lack of parking. She said the current proposal has significantly raised the number of parking spots to 106 for 23 units.
She stressed that while this condominium is being set up to sell units, there is nothing to stop a future owner from renting out those same units.
She added the intent is to provide a six-foot wooden fence around the boundary of the property.
Jennifer Otto, of Garafraxa Street, commented on the nature of the development.
“I’m really looking at what makes a good neighbourhood,” said Otto.
She said there is lots of mixed use of properties even along Garafraxa Street including rentals, single family homes, doubles and varying heights.
“I don’t really see that mixed housing that makes good neighbours.” Having lived in the area for the past 23 years, Otto “always felt this area would be developed.”
She said other aspects of good neighbourhoods are interesting roads, green spaces and common areas.
“I would hate to see houses shoe-horned in there to maximize development when other features could be added to make a good neighbourhood,” said Otto.
Clos responded that originally a mix of housing was proposed, but there was strong opposition from the neighbours.
“What we did, was in response to what we heard from the community,” said Clos.
Johanna VanBekkum of James Street said her main concern was the potential traffic.
Clos felt the matter of traffic could be addressed working with the township in reviewing the application. She added the entirety of the site will be fenced.
Councillor Walt Visser asked whether a traffic impact study was done. Clos said the township did not ask for one.
Councillor Fred Morris asked what was being done to establish “interesting features” for the development.
Clos said there will be work done at the entrances. She added the narrow condominium road frontages do a nice job of achieving the narrow streetscape which cannot be accomplished with wider municipal roads. She added the issue of sidewalks is a matter to be reviewed further.
Councillor Kirk McElwain asked if there was a mixture of home designs.
McDaniel said there are three unique home designs – each trying to maintain a heritage feel through colour and texture.
Visser also had concerns over drainage. He questioned why there was no green space or play areas.
Township staff consulted its engineers and were told that based on a preliminary assessment, the number of units did not warrant a traffic impact study.
As to playgrounds or common amenity areas, staff stated that because the units are all single detached homes with front and back yards, no such amenities are required.
Others remained concerned as to how this development may impact existing properties.
Residents noted the property was originally swampland – therefore drainage and water issues are a concern.
Another concern raised was that this development is located within an area designated as a termite zone and thus it could impact other properties with soil and property disturbances.
Ross-Zuj stated the township has been diligently working to deal with the termite issue for some time now.
“We’re working with the University of Guelph on all options available,” she said.
Dr. Pat Otto of Garafraxa Street said Centre Wellington is a highly attractive area for tourism.
In part, Otto attributed this to the character of the neighbourhood, which stands apart from the compact, homogeneous urban sprawl affecting areas of higher populations in the province.
He opined that significant disruption of a heritage area will make the area less desirable for current residents as well.
While Otto did not object to intensification of urban areas, he did not believe it should be done within heritage areas. He said modest development in stable residential areas should respect what already exists.
“I submit that while intensification should be encouraged, clearly the intent of the regulation is not to distract, detract or destroy the character and charm of heritage areas,” Otto said.
He stressed, “I’m not opposed to the development of the area in question, this has always been expected.”
He contended that practical density and tasteful character that can add to the heritage feel of the neighbourhood is acceptable, and “would be within the spirit of the Places to Grow legislation. This proposal falls very short of that mark. Heritage does matter.”
The meeting was held to provide information and gather public input, and Centre Wellington council will make a decision at a future meeting.
