Developer wants to almost double residential density in Elmira subdivision

Application posted for public comment at engagewr.ca

A draft plan has been resubmitted for a proposed development in Elmira that would put more than 800 residential units on about 31 hectares of farmland off Barnswallow Drive, south of Church Street, known as the Beisel lands.

The application requiring official plan and zoning amendments is currently being reviewed by township staff and has been reposted for comment at engagewr.ca before recommendations are made to council.

Aside from combining two parks into one central park, as well as some road reconfiguration, there isn’t much difference from an initial draft plan submitted in 2021, according to a senior planner.

The application would increase gross residential density in the township’s official plan from 14.8 units per hectare up to 26 units, allowing for 410 single-detached homes and street fronting townhouse units, as well as 393 multiple residential units, which could include stacked townhomes and apartments. Site drawings show two four-storey apartment buildings near Church Street.

The developer, Activa Homes, is also requesting zoning amendments for general lot requirements including area, width, setbacks, amenity and landscaped area, building height and minimum parking spaces.

Municipal staff requested the draft plan be revised to ensure that at least 30 per cent of all units are a built form other than single-detached or semi-detached homes.

According to the resubmission by MHBC Planning consultants, construction would be completed in four phases, with increased population projected at 2,300 people.

A traffic study by Paradigm Transportation Solutions has been updated with 2023 data, with full build out expected to generate 435 peak-hour trips in the morning and 514 new peak-hour trips in the evening, the summary says.

The subdivision plan proposes connections to neighbouring streets via an extension of Eagle Drive and Muscovey Drive. New streets are proposed to access Church Street West and Barnswallow Drive (across from Eldale Road, Bristow Creek Drive and Brookmead Street).

The development will add vehicles to Arthur Street, the town’s main thoroughfare that’s slated to be reconstructed by the region in future years.

“Although not defined as critical based on regional guidelines, the eastbound shared through/righthand turn movement at Arthur Street and Church Street, and the northbound left-turn movement at Arthur and First streets are forecast to operate with a ratio nearing capacity during the morning and afternoon peak hours,” the traffic study says.