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Hamilton Spectator

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.