Intensification in Uxbridge - Row Houses Cause Angst

NRU
Oct. 29, 2014
By Edward LaRusic

A proposed townhouse project on the historic Gould Estate in Uxbridge has raised the ire of the local community, which says the development is too dense for the neighbourhood.

The development by 2373521 Ontario Corp., which proposes 39 townhouses and 130 parking spaces on a 3.7-acre lot, requires a zoning by-law amendment to allow row houses. Located at 62 Mill Street, the site-known as the Gould Estate-is designated under the Ontario Heritage Act.

Ward 4 councillor Jacob Mantle told NRU that while it might meet the definition of medium density, it’s far denser than anything the residents are used to in the neighbourhood.

“Directly adjacent, to the east of the [2373521 Ontario] proposal are single-family dwellings that have your historic large lots. Deep lots, single-family homes. They are very low density. And then directly to the west is a subdivision, but it’s not an estate subdivision. It’s a larger-lot subdivision.

Compared to their adjacent neighbours, this would be significantly higher density than what exists around it.”

Mantle said this issue is the result of provincial policy that has created a conflict between developers and established neighbourhoods.

“The thing I always like to point out to developers is that the provincial policy says ‘intensification where appropriate.’ It’s not a blanket, carte blanche to build highor medium density.”

2373521 Ontario planner Bob Martindale (Martindale Planning Services) said that the development site is a logical place to intensify.

“Infilling and intensification is one of the central, or primary goals of provincial planning these days, expressed through the Growth Plan for the Greater Golden Horseshoe.”

Martindale adds that while the proposal is for a higher density than surrounding development, which he estimates to be 7 to 8 units per acres, it would blend into the existing context.

“The fact is that [the 2373521 Ontario development is] sort of an enclave, sandwiched by existing development to the east and west. Because the proposed units would back onto existing units on both sides, it’s not as if we’re inserting much higher density in the middle of the street of low density. It’s buffered from adjacent development by mature trees.”

Reacting to the proposal, residents formed the Gouldville Citizens’ Association to fight the development. Association chairman Rob Miller agrees with Mantle that this proposal is just too dense and wouldn’t fit into the neighbourhood. He added that residents have a number of concerns, including traffic, the proposed relocation of the historic Gould Estate, impacts on natural heritage and stormwater run-off .

“Mill Street is not a proper road,” Miller said. “It’s narrower than a proper road and does not have sidewalks. There’s a great deal of concern for people on the surrounding roads; how the addition of a hundred plus cars are going to get in and out of this proposed development.”

Miller said the residents are concerned that it will be difficult to move the historic home-which 2373521 Ontario plans to turn into a condominium-without damaging it.

“The walls are 28 inches of solid brick... I don’t think it’s going to be a cakewalk. It’s not a wood structure that you can put on some steel beams and move.”

Miller said residents are very concerned about the development’s impact on stormwater.

“There’s a huge concern about stormwater running downhill past all of those residences to the pond. Additionally, a number of those residents still use septic and are concerned that stormwater is going to drain through the ground and disturb and disrupt the sceptic situation.”

Martindale said that his client believes the only issue to decide at the board concerns the density of the proposed development.

“We feel that there aren’t any natural heritage issues. We have certainly complied with the objective of preserving the heritage home that’s on the property. And we don’t think traffic is a major issue; it’s only 39 units.”

Martindale noted in his planning justification report that 2373521 has provided documentation on how stormwater will be managed on the site. The report is being reviewed by the Lake Simcoe Region Conservation Authority.

Uxbridge council requested that 2373521 Ontario prepare a traffic study and undertake further work on a natural heritage study at its September 8 meeting.

Mantle said that while he did not seek re-election, he’s confident that Uxbridge council will defend residents’ interests and has vowed to help newly-elected ward 4 councillor Fred Bryan get up to speed with the application. Staff anticipates submitting a recommendation report in early 2015.

2373521 Ontario has appealed the township’s failure to make a decision to the Ontario Municipal Board. While a hearing date has not been scheduled, Martindale says a hearing is likely in the first quarter of 2015. Miller said the Gouldville Citizens’ Association is preparing to fight the application at the board.

The Gould Estate, built in 1866, was home to one of the founding fathers of Uxbridge and is believed to be the first house in Uxbridge to have electricity.