Council complains but complies on new subdivision

Southgate council approved an agreement last week on part of an MZO parcel in Dundalk.

In front of council last Wednesday, the conditions were set out for Flato Glenelg Phase 3. The property is to the north of Todd Crescent, east of the County Rail Trail.

But the council members raised issues like the late arrival of any playground in Dundalk’s largest subdivision, a lack of apartments (see related story) and ongoing construction impacts on residents.

ALMOST 400 HOUSES

The planned subdivision includes 292 single detached lots, 24 semi-detached lots and 75 townhouse units.

Phase I on Glenelg Street, called Carriage House, has houses already occupied. Phase 2, already approved, is next door, just on the west side of the trail. Phase 3 will be built before Phase 2, council heard.

Seeing a school site of eight acres provided by the builder was a great thing, Mayor Brian Milne said.

It’s a step to being ready for the hoped-for announcement of funding for a third school for Dundalk.

But it seemed at times last Tuesday morning that more councillors were inclined to pause new development than pass it, except for the saving grace of the school site.

In the end, the vote was unanimous support. A refrain among several councillors was that “our hands are tied”, because the new school location is so badly needed.

“I’m going to put it out there. It’s almost like the developer is tying our hands. It’s all tied back to the school, and everybody gets emotional,” said Coun. Jason Rice.

In the other MZO parcels as well, the township has an interest. Lands south of the Dundalk corner on Hwy. 10 are key to the long-pursued Eco Parkway, and the lands in the MZO west of town are the hoped-for location for township buildings.

SMALLER LOTS

The lot sizes are smaller, allowing more density. About 240 of the single family lots are 33 feet wide, with the rest being 38 feet wide. Semi-detached lots are about 26.5 feet wide and townhouses about 21 feet.

The CAO cautioned council that having a school site available was “a pivotal piece” of Bluewater being awarded the needed money for the build.

“You can’t be against a development when there’s a school lot coming,” agreed Coun. Martin Shipston.

“But I was just saddened to see there were only 24 semi-detached units and 75 townhomes.”

Coun. Shipston said that townhouse prices are getting to be as much as detached houses.

“Is this really an inclusive community?”, he asked. “It still looks pretty exclusive to me.”

Planner Bill White sympathised with the desire for lower price points.

He said he was shocked by house prices now, and said that as a senior planner he was “back in the business” today to get more houses built.

“I’m hopeful that maybe as the supply increases, the prices may decrease,” he said.

FINISHING BUILDS

Coun. Jason Rice said some of the company’s other projects should be finished before starting another one.

“We just want to start with another great big phase – this is a huge phase. I know I’m not going to stop it, but I’m going to voice my opinion – it’s just too much, too fast.”

The consultants for Flato replied that it would take some time before construction started. Getting the site ready for the build and then putting in servicing will be first.

Coun. Joan John said that there are hundreds of kids living in the Ridley and Werry Street area, and as yet, there’s just a sitting area in the park.

“We need a park in that area – a real park,” she said.

“And I agree with Coun. Rice we should get more things finished before we move on.”

The Flato representatives said that the Norm Jack Park would be finished this summer. The park is in the last phase of the development.

QUESTION PARK SIZE

In Glenelg Phase 3, about a half-acre (2,000 sq. m.) of park land is set aside for the use of those living in almost 400 houses.

That’s small for a subdivision of this size, the staff report noted, explaining that Southgate staff is working on a swap for parkland elsewhere.

With a five percent requirement for parkland, the Glenelg 3 qualifies for just over four acres of parkland.

The rest of the designated amount for Glenelg 3 is proposed to be combined with other parkland, and used for a larger purpose like sport fields, in the EcoPark Phase II area.

The Flato consultant stressed that the developer was not dropping parkland, but shifting it over to the Ida Street property to be used for playing fields. The mayor confirmed that Southgate’s recreation manager had recommended that action to get a larger parcel for community use.

The park block in the proposed subdivision is on the far east edge of the property. Phasing is not yet set, so it’s not known when it will be built.

Council mulled over whether the children could use the school land after hours and in summer.

Coun. Martin Shipston said that the agreement says the school site will be surrounded by chain link fence.

He questioned how much area would be enclosed by a fence, saying that you need to get a school board permit by May 31 to go on the property.

Mr. White agreed that it might be possible to have some school property for passive recreation that wasn’t fenced. He said that the council would have input at the site plan control stage.

Coun. Jason Rice said he had concerns about taking away park land from the subdivision – “I kind of think that’s crazy myself.”

POSSIBLE GREEN SPACE

Council then explored another idea for green space.

The area has a storm water management block. There is land beside it, which is to be set aside in case there’s a need for an underground granular layer (infiltration gallery) to help excess water drain away.

If not needed, it is earmarked for five more lots.

Several council members asked if that could be left open, even as a sitting area, with its site by the pond.

The Flato engineer said the wetland to the north would be the main output for the stormwater, and the infiltration might be needed if testing showed that the flow was more than the wetland could handle.

The engineer said that if there is granular underneath for infiltration, there could be topsoil and grass above.

Among the subdivision conditions were safeguards of the township’s interest with security required against works to be done, and inspections required before works and roads are assumed by Southgate.

ROADS & TRAIL

Coun. Jason Rice asked about construction truck traffic on Dundalk streets. The plan is for trucks to come through Ida Street across the other Glenelg properties and the rail trail.

The street along the north edge of the school block will be an arterial / collector road.

It will enter from Glenelg 2 across the CP Rail Trail, and eventually continue through the rest of the Flato MZO lands out to Hwy. 10.

The road on the south edge of the school block will also enter from Glenelg 3 across the County Rail Trail.

Bradley Street will be extended north into the subdivision.

The lots that back onto the Rail Trail will be separated from the trail by a fence and trees. Sales agreements will say that noise from ATV and snowmobiles can be expected.

A traffic study was required as part of the application.

M.T. Fernandes, Local Journalism Initiative Reporter, Dundalk Herald