Area residents are not too pleased with Dalron Construction Ltd.’s proposal for the next phase of a subdivision in a New Sudbury neighbourhood.
On the table is a proposal for 176 semi-detached dwelling units west of (and on the west side of) Montrose Avenue and north of Forestdale Drive (which would also be extended northward).
The proposal is a redraft of the draft-approved Royal Oaks/Nickeldale subdivision, and includes new street alignments for the next phase.
Similar to a 2021 redraft, this latest incarnation of the subdivision’s next phase doesn’t have nearly as much green space as prior plans did.
The latest application covers the southern portion of the subject lands, where it would allow for the development of 86 lots for 172 semi-detached units, which is a 27-unit decrease from the current draft-approved plan for 199 units.
This subdivision has been on the books since 1989, with subsequent revised layouts and several extensions approved over the years.
The 172-unit proposal will be debated during a public hearing at council chambers on March 18, during which it’s anticipated that area residents will speak up in opposition.
As of the writing of her report on the matter, city senior planner Wendy Kaufman wrote that 12 residents had called, emailed or met with staff on one or more occasion regarding the application. The city had also received 16 written submissions.
Residents have expressed concern about the application process, proposed lot layout, the development’s timing, public notice/meeting requirements and its history, Kaufman reported.
They would also prefer to see single-detached dwellings, do not want to see the loss of existing greenspace and are concerned about increased traffic on Montrose Avenue.
The proposal would have Forestdale extend northward through the subdivision, whereas area residents would prefer it to end at a cul-de-sac, “to reduce traffic for current residents given it has no sidewalk, and in consideration of snow storage and a steep hill which will cause traffic accidents.”
Opponents have also set up a website in opposition to the proposal, which can be found by clicking here.
Included in the collection of letters opposing the project is one on behalf of the New Sudbury West Community Action Network, which is accompanied by a petition with 37 names.
“The design of this subdivision does not reflect the social and environmental well-being of our community and it does not fully preserve important ecological corridors,” according to the petition.
It asks that the proposed re-draft be amended to reflect the concerns outlined in the open letter.
“We as a community stand together on this matter,” the petition continues. “We understand the need for growth and progress but believe it should not come at the expense of our environment and existing community.”
The re-draft does not include enough green space, according to the open letter, noting that it cuts through the Nickeldale Trail and a greenspace buffer separating it from existing homes.
“The current re-draft makes the community less connected, less liveable and less healthy,” according to the letter. “We are asking for the full preservation of the Nickledale Trail and its ecological buffer.”
The developer’s conceptual master plan was released in a 2014 public meeting, which included a great deal more green space than when the plan was re-drafted in 2021.
The latest re-draft does not reinstate any of the previously planned greenspace, the letter notes.
“Their plans will cut through Rainbow Routes trails and also cut down a significant portion of forested area that is used by walkers, hikers, snowshoers and wildlife,” Chestnut Crescent resident Craig Jacobs wrote in a letter tabled for the March 18 public hearing.
“Do not allow Dalron to destroy more of the limited greenspace that we have in this city.”
If approved, the subdivision’s next phase is anticipated to bring in approximately $790,000 in tax revenue per year, based on the assumption units average an assessed value of $300,000.
This, in addition to approximately $3.13-million in development charges, based on the same assumption. Working against this revenue will be ongoing municipal costs related to future annual maintenance and capital replacement of infrastructure.
The March 18 meeting will begin at 1 p.m., and can be viewed in-person in council chambers at Tom Davies Square, and livestreamed by clicking here.
Tyler Clarke covers city hall and political affairs for Sudbury.com.
