Two proposed developments could bring almost 850 units to Fergus
FERGUS — A Kitchener-based developer is hoping to construct almost 850 residential and mixed-use units just past the northern edge of town on Highway 6.
According to planning justification reports from Up Consulting, Polocorp Inc. has applied for zoning bylaw amendments and official plan amendments from the County of Wellington and the Township of Centre Wellington to construct a residential development and a mixed-use development at
6581 Highway 6
and
968 St. David St. N.
in Fergus.
The properties are adjacent lands on the east side of Highway 6.
Intended to form a collective community, the report notes that the St. David Street N. development is included in the Fergus Settlement Boundary and the applicant is hoping to include the Highway 6 property to create a complete, mixed-use community.
6581 Highway 6
Currently occupied by a heritage farmhouse, the development proposed for 6581 Highway 6 would see up to 535 units, comprised of 130 single detached dwellings (including an existing heritage farmhouse), 266 street townhouses, 125 medium density dwelling units, up to 14 mixed-use units for commercial or retail and a 2.2-acre park in the centre.
Parking for single detached dwellings, street fronting and stacked townhouses would be provided by individual attached garages and surface parking spaces, with on-street parking available on four internal streets.
Anticipated to generate 249 new trips in the peak morning time and 310 new trips in the evening peak times, a Traffic Impact Assessment said the additional traffic from the proposed development could worsen issues at the intersection of Highway 6 and Sideroad 18, Highway 6 and Sideroad 19 and St. David Street and Gordon Street.
Although the report indicates no new traffic control signals are needed, it recommends a southbound left-turn lane on Highway 6 and that the township and Ministry of Transportation agree on whether to widen Highway 6 in the study area or provide a Highway 6 bypass to reduce through volumes.
A noise feasibility study found that future road traffic sound levels are predicted to exceed MECP guidelines at the dwellings closest to the roadways and recommends installing acoustic barriers for those with flanking exposure to Highway 6 and air ventilation systems for those located further away. Noise warning clauses would be required for any dwellings with excessive sound levels.
Regarding environmental impacts, an environmental impact study had several recommendations, including tree preservation strategies, erosion and sediment control measures, installing a bat rocketbox and artificial nesting structure for Barn Swallows, restoration and biodiversity enhancements and a tree protection and buffer zone.
To mitigate loss of farmland, the report recommends phasing development and keeping any prime agricultural lands in production until the land is needed for development.
968 St. David St. N.
Also currently occupied by a heritage farmhouse that's proposed to be maintained, the St. David Street North development is proposing approximately 221-323 units, with 62-88 single detached dwellings, 80-118 street townhouses, 71-102 medium density dwelling units, 8-14 mixed-use units and a centrally-located 1.97 acre park connected to the other development.
Parking for single detached dwellings and street fronting townhouse dwellings would be provided via individual garages attached to each unit, while surface parking spaces are proposed for the stacked townhouses.
Anticipated to generate 219 new trips in the peak morning hours and 301 new trips in the peak evening times, a traffic impact assessment identified potential capacity issues at the intersections of Highway 6 and Sideroad 19 and St. David Street and Gordon Street, as well as the intersections of Highway 6 and Sideroad 18, and Highway 6 and a future internal road.
Several improvements are recommended, including traffic control signals and southbound, eastbound and westbound left-turn lanes at Highway 6 and Sideroad 18 and a southbound left-turn lane at Highway 6 and one of the development's internal streets.
Since the site contains significant natural heritage features in the northeast portion, an Environmental Impact Study recommends several actions to minimize or avoid potential negative effects, including a 10-metre buffer and a stormwater management pond adjacent to the wetland.
Isabel Buckmaster is the Local Journalism Initiative reporter for GuelphToday. LJI is a federally-funded program.
Hashtags
Try Our AI Features
Explore what Daily8 AI can do for you:
Comments
No comments yet...
Related Articles
Miami Herald
an hour ago
- Miami Herald
Italy's ‘Ultra Fast' Hyperloop Train Reaches Major Milestone
One of Italy's most ambitious transportation projects is set to begin testing after passing its feasibility study. The Hyper Transfer hyperloop project, on which research first began in 2013, will commence construction work on a test track in Veneto, spanning 10 kilometers (about six miles) between Padua and Venice. The hyperloop project is designed to transport passengers and cargo at record speeds of up to 1,200 kilometers per hour, thanks to the use of magnetic levitation through vacuums. The vacuum means there is no air resistance on the front of the vehicle, allowing transport tubes to move at very high speeds. The technology has been tested in various parts of the world, including India, but the construction of a test site in Italy would be a major breakthrough for the concept in Europe. The hyperloop project has completed its feasibility study phase, with Luca Zaia, the president of the Veneto region, announcing that the test track would be built in his area. Zaia told the Transportation Logistics Fair in Munich this week: "It is not a futuristic vision but a concrete project born in Veneto...A revolutionary technology, strongly desired by the Veneto Region, which is now entering its operational phase." A consortium of four companies is managing the project: HyperloopTT, a Los Angeles-based technology provider and designer; Webuild, Italy's largest engineering contractor; Leonardo, a multinational aerospace and defense monitor; and Hyperloop Italia, the body that licenses the infrastructure. The test track will occupy a 10-kilometer stretch of land. It will be designed to carry both passengers and cargo, allowing the loop's safety systems and energy management technology to be properly tested. HyperloopTT CEO Andrés de Leónsaid in a statement to Newsweek: "This is the moment HyperloopTT has been working towards since 2013. We thank the Italian government, the Veneto region, and CAV for their vision and commitment to sustainable innovation. "We've partnered with some of the best engineering and transportation companies in the world, all with deep roots in the region. We look forward to bringing this first of many hyperloop systems to the world." HyperloopTT COO Andrea La Mendola said: "Italy has always been a cradle of creativity, innovation, and progress, from the artistic brilliance of the Renaissance to the engineering prowess behind their high-speed trains. Today, we stand at the dawn of a new era, poised to redefine mobility once again with the 'Hyper Transfer' project. "This hyperloop system is not just about connecting Venice and Padua in record time; it is a testament to Italy's unwavering spirit of innovation and their commitment to sustainable and efficient transport." The testing process is expected to take several years, although engineers hope that parts of the infrastructure will be operational by 2030. Related Articles How to Watch Norway vs Italy: Live Stream FIFA World Cup Qualifiers, TV ChannelAmerican's Trip to Italy Leads to Shocking Revelation About US: 'So Much Resentment'Mount Etna Erupts: Watch Live Feed of June 2 EruptionRule Change Hits Americans Seeking Italian Citizenship: 'Real Gut Punch' 2025 NEWSWEEK DIGITAL LLC.
USA Today
7 hours ago
- USA Today
Small Michigan auto suppliers face a tariff crisis with thousands of jobs at risk
Small Michigan auto suppliers face a tariff crisis with thousands of jobs at risk Show Caption Hide Caption Appeals court allows Trump tariffs while appeal plays out An appeals court ruled the Trump administration will be allowed to levy tariffs while an appeal on previous court rulings plays out. Michigan auto parts suppliers are struggling with the 25% tariffs imposed by President Trump on imported vehicles and parts. Smaller suppliers are especially vulnerable, facing potential job losses and business closures due to increased costs. Industry experts warn that tariffs could lead to supplier consolidation, potentially driving up prices for consumers. Michigan-based auto parts suppliers are getting creative in their attempts to mitigate President Donald Trump's 25% tariffs on imported vehicles and auto parts. They must, because many industry experts worry the tariffs could put smaller players — which constitute the bulk of auto suppliers — out of business and result in widespread job losses. Take Michigan-based Lucerne International in Auburn Hills, which is looking for the U.S. government to grant it foreign trade zone status to help it delay its tariff bills and free up its cash flow. Another supplier, Team 1 Plastics Inc., is reassessing its business model, including what to do about a much-needed factory expansion that may no longer be affordable. Still others are asking automakers to help foot the bill. 'We've had a lot to think about when you take an industry that is as far-flung as the supply base is in automotive, and then throw in tariffs.' said Gary Grigowski, vice president of Team 1 Plastics, Inc. Adds Lucerne CEO Mary Buchzeiger, "I wake up in the morning and I deal with tariffs. I go to bed and I deal with tariffs. Then the policy keeps changing and when that playbook continuously keeps changing and we don't know what is going to happen two weeks from now … that's a challenge for any industry.' In Michigan, auto parts suppliers are huge employers and contributors to the economy. While experts believe the big suppliers will adapt to tariffs, it's all those smaller companies, such as Team 1 Plastics, which has just 80 employees, that industry observers worry about. In case you missed it: Economists estimate new tariff costs to range between $2,000 to $12,000 per vehicle "University of Michigan economists said tariffs on the auto industry, along with steel and aluminum, can be expected to reduce employment by roughly 13,000 jobs over the next several years. That's a lot of jobs," said Glenn Stevens, executive director of MichAuto. "This is what we've been concerned about because our industry is so tied to Mexico and Canada and the global auto supply chain. We were concerned that the tariff situation would cause an outsized impact on Michigan's economy.' Industry consolidation could drive up prices On May 28, the U.S. Court of International Trade ruled that the president had overstepped his authority in imposing 'reciprocal' tariffs globally, as well as duties on Canada and Mexico. Some in the auto industry said they were encouraged by the ruling, until they realized that the tariffs Trump put on autos still apply, providing no relief from the worry over possible supplier consolidation and job losses. The next day, an appeals court ruled Trump can continue to levy tariffs — which are taxes an importer pays on goods when they cross borders — while challenging the court order that had blocked them. Stevens said there are 'absolutely conversations going on' between suppliers and their customers, including automakers, about ways to shoulder the extra tariff costs together. 'When you have a tremendous increase in costs … that has to either be absorbed by the company, which is very difficult for small suppliers, or passed along to the customer,' Stevens said. 'What we don't want is it passed to the consumer, because that means repressed demand and lower sales, which leads to job losses. It's a fine balancing act.' Other industry experts report that the topic of the day among suppliers is how to remain solvent when faced with the tariffs potentially eating up their operating cash. "We are actively speaking with the tiered supplier community about this topic," said Joe McCabe, CEO of AutoForecast Solutions. "Everyone is taking the tariff talks seriously and looking at ways to improve efficiencies internally and investigate secondary supply strategies. The further down the supply chain you go, the more exposed the supplier will be." McCabe said the Tier 1 suppliers are in the strongest position to adapt to tariffs. They are bigger suppliers that sell directly to automakers. They have a diverse product portfolio to either relocate production and/or pressure the lower-tier suppliers — those companies that sell parts to the Tier 1 supplier — with price-reduction demands while investigating new suppliers in low-to-zero tariff regions. But in times of volatility, there has always been concern that the smaller suppliers will not be able to weather the storm, allowing larger suppliers to buy the distressed suppliers on the cheap and strengthen their product portfolio, McCabe said. As the number of suppliers dwindles, it could allow those that remain to strong-arm carmakers on the prices they pay for the parts, he said. The number of suppliers According to U.S. Census data in 2022, 3,814 firms operated at least one plant classified as producing auto parts in the United States, with a total of 4,846 plants in this industry. Those plants shipped $278.24 billion in parts and employed 575,338 people, said Jason Miller, a supply chain management professor at Michigan State University. Even the small suppliers shoulder big economic muscle. Miller said 3,045 companies with fewer than 100 employees operated 3,111 manufacturing plants that shipped $17.66 billion in parts and employed 54,561 people. In Michigan alone, data from the Upjohn Institute, a nonprofit, nonpartisan research center in Michigan, calculates that the state has 117,675 auto supplier jobs. Team 1: A typical small supplier On an afternoon in mid-May, Grigowski drives down the highway, going from meeting to meeting as he talks on the phone to the Free Press about his ever-growing to-do list to mitigate the impact tariffs will have on his company. The company, Team 1 Plastics in Albion, Michigan, is a small supplier, bringing in about $20 million in annual revenue. Its size represents the bulk of companies that make up the auto parts supplier base, Grigowski said. "We're little companies in little towns," Grigowski said. "We employ 80 people, so it's a big deal in a town of 7,000. And we have one location, so we're making decisions that impact everything." Team 1 makes the plastic vehicle parts such as covers, switch components or underhood components. Its business is "almost 100% automotive with a little bit of plumbing," Grigowski said. It provides parts to suppliers that eventually end up on vehicles made by General Motors, Ford Motor Co., Stellantis, Toyota, Honda and Subaru, he said. The parts they make are links in the complex supply chain that weaves across North America. The good news for Team 1 is that some of the materials it uses to make plastic parts are made in the United States, so the company dodges paying tariffs there. But dies used to make other parts will face tariffs and have "a very big impact" on the company's books, Grigowski said. Team 1's troubles Grigowski said the dies, which are used to shape or form plastic into the parts, are made from suppliers in Canada and India. India is subject to a 10% tariff, but Canada and Mexico got 25%. "That was a big surprise for us — 25% is a lot," Grigowski said. "A typical die cost might be $70,000, so that's going to be $17,500 more. So it's a lot of money. We typically get 10 dies a year from Canada, so that's $175,000 more. That's real money were I come from.' Grigowski said it is unclear whether the dies will be exempt from the Canada tariffs for being compliant with the U.S-Mexico-Canada Agreement because it is not a part, but rather a piece of capital equipment. "It's unclear if that will be covered or not" under the exemption, Grigowski said. "We will have to figure it out in the next week or so" before putting in new orders. If the dies are not exempt, he said the extra cost for the tariff will be passed onto Team 1's customers. As for the dies Team 1 already ordered before the tariffs were applied, it already had quoted its prices to its customers so it will not raise those prices to offset the added expense. He said some companies in Michigan make dies, but they don't have enough capacity to meet all the suppliers' needs. And, as those companies get busier, they will raise their prices too. On top of that problem, Team 1 also needs a new injection molding machine, which is made in Japan. Grigowski ordered a new one even though the 24% tariff on goods coming from Japan tacks on $72,000 to its price tag. He is hoping the tariff on Japan will be lowered to 10%, bring down the bill to $30,000. It would be less of an impact, "but it's still painful," he said. Finally, because Team 1 has added new clients in recent years, it has outgrown its facilities and needs to make a 50% expansion to its plant. It got a construction quote six months ago and had hoped to break ground this summer. But Grigowski said he has to get a new quote now because of the recently imposed 25% tariffs on imported steel and aluminum. "We're using an American company and an American building supplier and they will use as many American parts as they can, but they will probably import some of the steel and even if they didn't, the domestics will raise their price because they can," Grigowski said. "So it's a lot of things for a company our size to keep track of." He said it's a tough situation that feeds his bigger fear, which is "nothing we hear sounds like it's going to lower the price of the car.' "Cars are already super pricey for most customers," Grigowski said. According to Cox Automotive, in April the average transaction price for a new car was $48,699. "Which means, it could lead to lower volumes for us. Lower volume is never good.' A bigger supplier's strategies Across the state in Auburn Hills, Lucerne International, which makes chassis, powertrains and body structural components for passenger cars and commercial vehicles, is a bigger supplier at the tier one and tier two levels. CEO Buchzeiger declined to provide Lucerne's annual revenue or employee count, but she has been grappling with Trump tariffs since 2018 because of Lucerne's scale and reach into Asia. Trump was threatening to boost tariffs on China to 25% back then too. So she has learned a thing or two about mitigating tariffs that she's willing to pass on to smaller suppliers to help them. "The biggest issue with the supply base, especially with paying more cash up front, is cash flow and liquidity," Buchzeiger said. "The smaller suppliers can't pay that up front … it sucks cash flow out of your organization." Buchzeiger said her company has been working to get more of its supplies from domestic providers. She shares other strategies, such as what to do when the goods clear a port, as duties are due within seven to 10 days. Sometimes, the goods "aren't even at our door yet and the tariffs are due," Buchzeiger said. To offset that problem, Lucerne signed up for a U.S. Customs and Border Protection program called Periodic Monthly Statement, Buchzeiger said. That program allows a company to pay all the tariffs on the 15th of the month. So if the parts clear the border on the 16th, the company has a full month to pay it, she said. Buchzeiger said the company is also applying to be a foreign trade zone. "That allows us to bring the goods in and sit on them and not pay duties until they clear our door because we're considered a foreign trade zone," Buchzeiger said. "It's just to save millions of dollars in our cash flow because the longer we hold onto our money, the better." Buchzeiger agrees with the president's goal that more goods should be made in America. But she said to make that happen, tariffs have to be executed strategically. The U.S. aluminum manufacturers, for example, can produce only 15% of the aluminum her company requires, she said. So Lurcerne has to import 85% of it. With the 25% tariffs on aluminum now, "you just made me uncompetitive to manufacture here. To help me manufacture here, you have to understand where raw materials come from.' Find 'a path out' Like Grigowski, Buchzeiger believes tariffs will raise new vehicle prices. Buchzeiger is on the board for MEMA and MichAuto and she said the expectation is tariffs will drive up the average price of a new car by $5,000 to $7,000. As for the impact on jobs, MEMA, the group that represents the auto parts supplier industry, told the Free Press it did not have a precise estimate for supplier job losses so far due to tariffs. But it referred to the Bureau of Labor Statistics' April report that noted a national net decline of 5,800 U.S. jobs in motor vehicle and parts production since February. The bureau does not distinguish between parts and vehicle manufacturing. In March, steelmaker Cleveland-Cliffs Inc. said it would idle some operations at its Dearborn plant this summer, tied to tariffs. It said it will lay off about 600 employees. In a statement at the time, the company said, 'We believe that, once President Trump's policies take full effect and automotive production is re-shored, we should be able to resume steel production at Dearborn Works.' But MEMA spokesperson Megan Gardner said that based on its internal surveys, a growing number of MEMA's 1,000 members have reported reducing U.S. employment — both production and nonproduction — and investment since the tariffs went into effect. She said many indicated they expect to make further cuts if tariffs remain in place over the next year. Still, Grigowski said he is sticking to his plan to hire a couple people this fall to work on that new machine from Japan. He even sees a potential upside to tariffs if some work that is currently done in Mexico shifts over to Team 1. 'That's a very real possibility," Grigowski said. "We've had some additional inquiries from a Canadian company." He also believes the Trump administration will negotiate tariffs country by country and come up with something workable for the auto industry, creating a "path out" of his problems. "It's like COVID. When it first happened, we thought we'd have to shut our plant down. Then we saw a path out," Grigowski said. "Ultimately, if these tariffs were to stay in place and they drove volumes down dramatically, then yeah, we'd have to make adjustments. We have to hope cooler heads will prevail. We're in a good financial position that we can wait for a solution. I feel like it's a significant problem, but a problem we can start to work.' Jamie L. LaReau is the senior autos writer who covers Ford Motor Co. for the Detroit Free Press. Contact Jamie at jlareau@ Follow her on Twitter @jlareauan. To sign up for our autos newsletter. Become a subscriber.
Newsweek
7 hours ago
- Newsweek
Italy's 'Ultra Fast' Hyperloop Train Reaches Major Milestone
Based on facts, either observed and verified firsthand by the reporter, or reported and verified from knowledgeable sources. Newsweek AI is in beta. Translations may contain inaccuracies—please refer to the original content. One of Italy's most ambitious transportation projects is set to begin testing after passing its feasibility study. The Hyper Transfer hyperloop project, on which research first began in 2013, will commence construction work on a test track in Veneto, spanning 10 kilometers (about six miles) between Padua and Venice. Why It Matters The hyperloop project is designed to transport passengers and cargo at record speeds of up to 1,200 kilometers per hour, thanks to the use of magnetic levitation through vacuums. The vacuum means there is no air resistance on the front of the vehicle, allowing transport tubes to move at very high speeds. The technology has been tested in various parts of the world, including India, but the construction of a test site in Italy would be a major breakthrough for the concept in Europe. What To Know The hyperloop project has completed its feasibility study phase, with Luca Zaia, the president of the Veneto region, announcing that the test track would be built in his area. Zaia told the Transportation Logistics Fair in Munich this week: "It is not a futuristic vision but a concrete project born in Veneto...A revolutionary technology, strongly desired by the Veneto Region, which is now entering its operational phase." A consortium of four companies is managing the project: HyperloopTT, a Los Angeles-based technology provider and designer; Webuild, Italy's largest engineering contractor; Leonardo, a multinational aerospace and defense monitor; and Hyperloop Italia, the body that licenses the infrastructure. Rendering of Italy's Hyper Transfer project from HyperloopTT, one of the companies working on the technology. Rendering of Italy's Hyper Transfer project from HyperloopTT, one of the companies working on the technology. HyperloopTT The test track will occupy a 10-kilometer stretch of land. It will be designed to carry both passengers and cargo, allowing the loop's safety systems and energy management technology to be properly tested. What People Are Saying HyperloopTT CEO Andrés de León said in a statement to Newsweek: "This is the moment HyperloopTT has been working towards since 2013. We thank the Italian government, the Veneto region, and CAV for their vision and commitment to sustainable innovation. "We've partnered with some of the best engineering and transportation companies in the world, all with deep roots in the region. We look forward to bringing this first of many hyperloop systems to the world." HyperloopTT COO Andrea La Mendola said: "Italy has always been a cradle of creativity, innovation, and progress, from the artistic brilliance of the Renaissance to the engineering prowess behind their high-speed trains. Today, we stand at the dawn of a new era, poised to redefine mobility once again with the 'Hyper Transfer' project. "This hyperloop system is not just about connecting Venice and Padua in record time; it is a testament to Italy's unwavering spirit of innovation and their commitment to sustainable and efficient transport." What Happens Next The testing process is expected to take several years, although engineers hope that parts of the infrastructure will be operational by 2030.
