Earle Street development approved by council

This drawing from the application to rezone 31 Earle Street details the part of the project where the changes are proposed. (Contributed image)

Jeff Helsdon, Local Journalism Initiative Reporter

A controversial development on Earle Street was given the go-ahead by town council at the Nov. 10 meeting.

For the 47-unit, four-story development to proceed, it needs a zone change to Medium Density Special Residential and an official plan amendment. The development would be affordable and attainable housing.

Resident Lori Van Opstal, speaking on behalf of several of her neighbours, addressed the council as a delegation, with several people standing silently behind her.

“As a former chair of the Fleet Safety Council Conference, I’m alarmed by the traffic study,” she said. “It underestimated traffic volume, ignored cumulative development in the area and even admitted the Cedar and Simcoe intersection operated at an F.”

Van Opstal said those who live in the area must edge their way out into the intersection to overcome the blind corner. She personally watched countless collision near-misses. She also noted the traffic study didn’t address pedestrian or school safety, and there were no sidewalks in the area.

Van Opstal had several requests, including to retain and expand the play area with a 25 to 30-meter-wide walkway as open space, to zone the existing woodlot as passive open space, and to have a recorded vote on all future decisions related to the property so the public will know how council voted on the disposition of the green space.

After questions from Mayor Deb Gilvesy and Coun, Kelly Spencer which resulted in assurances the existing park would remain, council voted to accept Van Opstal’s presentation as information. It was also noted that the woodlot is already protected.

The issue resurfaced later in the meeting when county development planner Amy Hartley presented a report that addressed several points council had requested further information on at the Oct. 14 meeting. In the report, she noted, “Town of Tillsonburg Manager of Engineering clarified that the Traffic Impact Study (TIS) does not indicate a failure at the intersection of Simcoe Street and Cedar Street, but that the intersection is operating at a Level of Service (LOS) F (which is based on a scale of A to F). The LOS F at the northbound left-turn occurs at peak PM hours, however, it is noted by the TIS author that ‘the movement is well within the lane capacity, and the delay is typical’ and ‘the proposed development can be accommodated by the existing study area road system, and no off-site road improvements will be required’.”

Furthermore, the consultant conducting the town’s Transportation Master Plan also commented on the intersection after the council made a request that the intersection be referred to the study. The consultant’s input also agreed that there were no issues with the intersection, stating that the current 69-second delay in making a left turn would increase to 110 seconds by 2032. Looking at it another way, the 18 vehicles turning left during peak times are forecast to increase to 24 in 2032.

Coun. Chris Parker, who expressed concern about the intersection of Cedar and Simcoe Streets at the October meeting, still stated that he would like to see something done at the intersection.

Mayor Deb Gilvesy also wanted to see something done at the intersection, saying a traffic light would present challenges, backing traffic up to the existing lights. She wanted to see staff “think outside the box” looking for solutions.

Coun. Kelly Spencer asked if there was funding for sidewalks, curbs and lighting included in the proposal.

Hartley answered that there was no funding included, and this would eventually be a capital project. Parker also backed this point, and Hartley clarified that it could be directed during the site plan approval process.

When Gilvesy pushed the concept of determining who would pay for the infrastructure prior to a tender on the development, Development Commissioner Cephas Panschow explained it could be done through negotiations.

“I understand the neighbourhood’s concerns, I really do,” Parker said. “This is something the affordable and attainable housing committee has looked at for a number of years. We looked at a number of different locations and a number of different areas for this development.”

He maintained he still wants to see a plan for the intersection from the traffic committee or traffic master plan.

Gilvesy said one of the goals is to provide housing for PSWs who would work at the new long-term care home on Maple Lane.

Hartley committed to advising county staff of council’s desire to have sidewalks and lighting paid for by the developer.

The final motion was to inform county council that Tillsonburg council supports the official plan amendment and approves the zone change application.