Southampton Landing phase 2

 

Saugeen Shores Council previously asked that the Southampton Landing development, located east of Railway St. (Hwy. 21) agreement be deferred until staff could work with the developer with a view to establishing secondary rental units.

Following the recommendation from Committee of the Whole for deferral, staff worked with the developer to integrate possible housing options in the subdivision.

Last year, 2020, the first six lots were developed on the south side of McNab Street, which was also reconstructed.

Castle Village Developments and Seaton Southampton Limited applied for a subdivision agreement for Phase 2 of the Southampton Landing subdivision that includes 40 single detached dwelling lots, one townhouse dwelling block (Block 46), a parkland block (Block 44), an environmental protection block (Block 45), a stormwater management pond (Block 43), two new roads internal to the subdivision (the area shown in green on the draft plan) and associated works.

According to the report submitted at Council’s Committee of the Whole meeting on September 13th, the developer has satisfied all Town requirements for infrastructure design.

Housing Density and Diversity (Block 46) is proposed to be developed as a townhouse development. It is expected the site plan submission will be received shortly to develop those lands and secure additional servicing improvements along Peel Street.

The agreement now contains a requirement to construct 10 secondary dwelling units in Phase 2. These may be in either the single family units or townhouses. Discussions are continuing to progress additional diverse housing options in future phases.

The Town is acquiring Block 44 as parkland dedication (5% of the lands) in lieu of payment. This block that is entirely outside of the environmentally protected Block 45 however, has raised concerns as it appears landlocked.

          For larger view, Click on Image

Blocks 43 (the Storm Water Management block), 44 and 45 are being jointly designed with trails and will be turned over to town ownership. The result of this is an anticipated better use of all the lands and an increased trail system. Access points are shown at McNabb Street, Peel Street and Lakeforest Drive (the internal road), as well as the townhouse block. Both passive use of trails and activities at Lakeforest Drive are envisioned. At this stage, the Town has agreed to acquire the land and recommend that another agreement be entered into with the developer to finalize the park details.

Vice-Deputy Mayor, Mike Myatt, raised concern over lack of access for park equipment to what he says appears to be a landlocked block. “In a 2007 agreement, there was to be access to the land behind the McNab St. homes but this appears to be a 4-5 ft. pathway into the park that will not be suitable for grass cutting equipment, etc.”

Director of Community Services, Jane Jagelewski said that the plans and design have not changed.  “There are two access points off McNabb so there is an opportunity for detailed planning. At this point, we continue to work with the developer on access.

Myatt pointed out it will be a challenge to get equipment in there.  “I would like to see a report come back. I also see plans for a new parkette of 1/4 acre – what is planned for that?”

Jagelewski said that details are being finalized for playground equipment and a barrier of tree fencing to mask the fence along the municipal property. “A meeting is planned this week and details will be fine tuned and concerns addressed.”

Myatt said that although he is concerned with the landlocked block, the good news is that there will be 10 new secondary dwelling suites. “Two weeks ago they weren’t there so I commend the developer for listening. I’ll support the recommendation with the condition that there is access for Park’s equipment into the park, as now I do not believe there is access.

Mayor Charbonneau asked the CAO to advise Council as to what assurances Council can have that the parkland to be delegated to the municipality will have access to that parkland?

The CAO acknowledged there is a large consolidation of blocks that will come into town ownership. “We will ensure that access happens through the park development agreement.”

According to the town engineer, parkland will be developed, designed and implemented under a separate agreement that will ensure the future layout of the park.

Deputy Mayor Don Matheson said that he was very concerned.  “I grew up there and I know this block of land intimately.  CAO said there will be access off Lake Forest Dr. (internally)? “Are you saying there will be an access from Block 45 through the Environmental Hazard where you will have to build a bridge or two across the stream to Block 44 where the parkland will be?l

The CAO insisted there will be access from Peel St., Lakeforest Dr. and McNabb St.

 For larger view, Click on Image

Matheson, who lives on Peel St. said that the land is environmental hazard. “The stream goes up to the back of the properties.  This is not good use for parkland. Who has walked this and seen it?  It is environmental hazard land with the stream that runs along Peel St. to Grenville St. and diverges to go in behind the houses.  I do not like Block 44 (94 on new diagram) as dedicated parkland as it is next to a natural spring-fed stream and is environmental hazard. We need to look at another section and need to have a lot of trees planted. I do not think this was done properly … the stream is now taken out and it’s like a rock garden.  The storm water pond is not a pond it is too large and deep. This area of parkland I cannot support.

 

For larger view, Click on Image

Mayor Charbonneau said that Council needed to stay focused.  “In the sub-division agreement, the Deputy Mayor is saying that Block 44 is not suitable for parkland and another piece would be more suitable.  Therefore, does this agreement determine what pieces will be parkland or has the determination been made previously, or will it be made subsequently to this discussion?”

Froese said that the land has been dedicated as parkland through the draft plan process.  “The environmental hazard land and storm-water management have been defined such that we can put the passive park uses through those blocks.  The Official Plan also allows us to have some uses on the Environmental Protection land so park equipment can be put through.”

The Mayor asked if the lots were determined by Southampton Council 25 years ago and the town Engineer Amanda Froese said that the draft plan was, in fact, approved at that time.

Mayor Charbonneau said that “Southampton Council set the lot fabric and what we are doing now is discussing the sub-division agreement and what the municipality and developer can agree on for the municipality to take ownership of the various blocks but we cannot affect the lot fabric …  this decision was made a couple of decades ago.”

Deputy Mayor Don Matheson pointed out that “… decades ago, lots 1-6 on McNabb St. were designated as parkland. and somewhere, somehow that has been changed.  How we do it I don’t care but block 45 is Environmental Hazard and that’s the last stand of trees in that area and I do not want to see that all reduced to nothing again.  From now on, I would like to see the developer provide an aerial drone footage view.  That way we have a better understanding of what is where and what it looks like. I would like to see that with all developments.  Hand-drawn pictures don’t give you an idea of what you are actually looking at … what trees are left, what streams are there.  I grew up there and played in there and the streams and forest I know like the back of my hand.  We need a better section of land as block 44 is not good use for parkland.

Mayor Luke Charbonneau said that “There is no amendment to the agreement to change the lot fabric. We can decide to approve or not approve the sub-division agreement but the agreement does not define the lot fabric.”

Myatt said that he suspects their hands are pretty much tied at this point.  “Back in the l980s and 90s, the provincial government played a major role in approving these sub-divisions.  This is a 25-30 year-old agreement but was re-configured in 2007 when the change happened and what was supposed to be parkland, I believe, disappeared. My concern is about access. I think we can do a nice job with the trail system and the parkette on the east side of the property.  Councillor Grace said that perhaps some butterfly gardens and benches could be around the storm water retention pond.  I think staff also needs to come back and show that there’s access room for grass-cutting equipment, a truck, etc. behind those six houses on McNabb St.  What I am now seeing is that the lot is landlocked and somehow we have to widen that access from four to six feet to eight to 10.  I want to hear from staff that they’ll make it work.”

Mayor Charbonneau said, “What we have heard is that there will be a subsequent agreement to this agreement detailing exactly how that parkland will be developed.”

The recommendation that Council pass a By-law to authorize a Subdivision Agreement for the Southampton Landing Subdivision Phase 2 was carried with Deputy Mayor Don Matheson opposed.