In a virtual Open House on Wednesday, February 16th, facilitated by Jay Pausner, Town Supervisor of Development Service, many residents raised concerns regarding a proposed high-density development on the significant 4.2 hectare woodland located immediately below Nodwell Park in Port Elgin.
The proposed development would include 12 single family dwellings and four ‘apartment’ buildings of condominiums for a total of 150 one, two and three bedroom units starting at $295,000. The plans that were presented make up the third proposal that has been submitted following the completion of several studies.
Planning Consultant Ron Davidson presented the proposal along with developers Randy Von Heyking and Brett Nodwell, and John Morton from the company, Aquatic and Wildlife Services (AWS), who completed the Environmental Impact Study (EIS) and who, according to Davidson was integral to the design of the development.
In 2019, Morton of AWS was previously involved in the Southampton proposed development on Environmental Hazard (EH) and Environmental Protect (EP) lands bounded by Bay, Albert, Summerhill and Huron Streets that is designated Wetlands and Environmental Hazard (EH) under Environmental Protection (EP). At that time, developers also wanted a change to the zoning policy.
Davidson pointed out that the land is zoned R1 which is residential but that a change is being sought to change the zoning to R4, high-density housing.
The land under consideration is the last tract of significant woodland in Port Elgin and is a known corridor for wildlife.
Also, at the time in Southampton, it was raised that under the Provincial Policy Statement (PPS) “there can be no development in “… a floodway regardless of whether the area of inundation contains high points of land not subject to flooding.” The PPS is very clear about the need for planning authorities to prioritize future development in areas of redevelopment and intensification to preserve bio-diversity and restrict development in such areas.
According to life-long resident Penny Inkster who lives adjacent to the land where the proposed development would be built, said that flooding in the area is common given that it is located near the bottom of what is a glacial moraine. “There are underground waterways that run down to the lake (Lake Huron). Nodwell Park is at sea level 195 metres and Harbour Street at the lake level is 178 metres, The ground level of the development would have to be raised significantly which will significantly kill trees. The town knows better than to approve this development.”
Resident William Whyte also raised the question of the environmental impact and climate change. “This is a natural glacial bluff and this development will result in significant tree mortality and once you start taking a number of trees down it will become a weak area … there are many questions that need to be answered … the developer had not correctly documented the natural heritage features and the Saugeen Valley Conservation Authority (SVCA) asked for clarification repeatedly.”
Whyte also asked if he could have the field measurements to ensure that statutory requirements are being met and said that SVCA had also requested plans for the water catchment area. “There are intermittent flash floods and debris that is washed down and it is significant therefore there needs to be considerable infrastructure for a catchment area. When there are flash floods there will be trapped water that will kill the trees that remain.” Davidson had pointed out that development plans was to retain 30% of the existing trees.
“I watched the Environmental Stewardship Ad Hock committee and the recommendations that were received by Council,” continued Whyte, “and is there an oversight when looking at the environment in this regard? This is not a constrained development it is massive!”
He said that he would be submitting his many questions in writing that will include the tree preservation plan, the water management plan and other concerns.
Marcel Legault, owner of Swiss Chalet restaurant and who lives adjacent to the proposed
development said that he was excited when he heard Mayor Charbonneau address Rotary where he talked about affordable housing. “Like many other businesses, we are having difficulty finding staff as there is no affordable housing here. This proposed development does not have affordable housing when a one-bedroom starts at $295,000. What will happen is that these will be snapped up by investors. This development is also contrary to the character of the neighbourhood when an R4 development will be dropped into an R1 area.”
Resident Julie Sherwood also asked if the SVCA has signed off completely on the development or would they be made aware of the concerns expressed around wildlife. “Part of the sales pitch is inclusion of affordable housing so I would like to know if any of the units have been pre-sold and what is to stop investors from buying them up?”
According to developer Brett Nodwell, no units have been pre-sold. “These units are an attempt to take the pressure off those with lower income and/or offer an entry into the market.”
Adrienne Mason said that this Official Plan amendment will significantly change the four hectare significant woodlot limit that states that it could not be developed to something that says it could be developed. “That’s a convenient change to a planning document that has held up for a long time. There is a reason that the four hectare significant woodland limitation was made and I think it should be evaluated and not changed just for the sake of one development.”
She went on to question the location in proximity to Nodwell Park archeological site. “The historical pact that is still in Nodwell Park still mentions the Iroquois village which was written about in the 1974 Archeological Report that documents human remains being found in the longhouses in Nodwell Park, directly above the bluff of the proposed development site.”
She explained that further research has been done and that the longhouses were a particular kind of building that were shared between the Iroquois and Anishinaabe cultural groups. “The Saugeen Ojibway Nation’s ancestors were the inhabitants of the Nodwell Village site. Their report, released in 2011 from the Environmental office specifically
about conducting archeology in the traditional territory of the Saugeen Ojibway Nation (SON), has specific recommendations where stage three and four should be considered when human remains are known to be in proximity to the proposed development as well as significant aboriginal woodland sites which this development falls under, and where old sand dunes are present. Surface archeological study stage two would not reach the depth of the artifacts of the 1300 and 1400s. When significant excavations for foundations will be done, it’s quite likely there could be more artifacts revealed so, with the relationship between Saugeen Shores and Saugeen First Nation, I think this should be considered in more detail.”
According to Davidson, the developer Randy Von Heyking has been in contact with SON and they will be revisiting the archeological aspect and SON will be directly involved.
In addition, to the many environmental concerns raised, several residents expressed worry over the additional traffic that would be created given the large condo buildings proposed. Concerns and/or questions prior to the Public meeting on February 22nd, should be addressed to Bruce County Senior Planner, Daniel Kingsbury.
Complete meeting
A full public meeting will be held on Tuesday, February 22nd.
