Enclaves of Upper Canada Site Preparation Starting January 7, 2012
On September 24, 2012, Menkes Development Corporation received draft approval from Halton Hills Council to begin development of the Enclaves of Upper Canada Subdivision. This subdivision is located at the northeast corner of Guelph Street and McFarlane Drive (Part Lots 12, 13 and 14, Concession 11 being part 1, 20R-16508).
When finished, this subdivision will have:
- 184 homes (104 single detached and 80 townhomes)
- Extensive landscaping including trees, shrubs, fencing, open space and a public park
- A multi-use public path along the Guelph Street frontage
- Two Storm Water Management and Treatment Ponds (1 new and 1 upgraded) to improve water quality in the Credit River.
Image Courtesy of Menkes Development Corporation
Please note that the top of the image is facing South.
WELL PLANNED DEVELOPMENT
- Processing building permit applications and issuing permits for the construction, demolition, renovations, alterations and repairs of buildings and change of use.
- Plans examination of the design documentation submitted in support of the applications for permits.
- Performing mandatory inspections and inspections of unsafe buildings
- Issuing pool enclosure permits
- Review and Inspect all new or renovated/altered buildings to ensure compliance with Ontario Building Code (OBC) and the Town's Building By-law.
This subdivision is an example of a good development project for Halton Hills.
That is because:
1. All relevant levels of government (Town, Region, Province) reviewed and approved it.
2. The Credit Valley Conservation Authority was an active participant in the review process.
3. Local residents provided feedback on the project and their input enhanced the project plan.
4. It aligns with Town’s Strategic Plan in three key areas:
- “Foster a Healthy Community”
- “Preserve, Protect and Enhance our Environment”
- “Achieve Sustainable Growth”.
5. It adheres to the Town’s 23-point Green Development Evaluation Checklist.
6. Menkes will provide $1,000 per residential lot to the Town’s Georgetown Arena Project fund.
This draft concept drawing from the project's design plan shows how the project will look when completed.
Image Courtesy of Menkes Development Corporation
An arborist retained by Menkes found that only a few trees along the west and south boundaries of the property merit attempts at preservation. The others, mostly remnants from an earlier tree farm on the property, are in poor condition, are invasive species (e.g., buckthorn), have shallow roots and are subject to pests (e.g., pine beetle, Emerald Ash Borer and Dutch Elm Disease).
Menkes will preserve a perimeter of trees along the McFarlane Avenue frontage as well as along major parts of the Guelph St. frontage. It will plant new trees throughout the construction phase with emphasis on replanting along the Guelph St. frontage.
During construction, Menkes will work to minimize neighbourhood disruption by:
- Operating all heavy machinery on soil, which will reduce noise and vibration
- Constructing a mud mat by the staging area on the west side of the property (where vehicles would exit onto McFarlane Drive) to keep the surrounding area as clean as possible
- Arranging for street sweeping on a regular basis to keep the area tidy
- Following the Town of Halton Hill's noise by-laws.
APPROVED BY TOWN
Prior to the Town's draft approval, this project was reviewed by the following local, regional and provincial bodies:
- Town of Halton Hills
- Credit Valley Conservation Authority
- Halton Region
- Halton Region's Ecological and Environmental Advisory Committee
- Ontario Ministries of: Tourism, Culture & Sport; Environment; and Transportation.
These organizations checked to see if there were any environmental, traffic, design, fire, water or other issues.
Along with this government review, a series of public consultation meetings were held to gather neighbourhood feedback.
These reviews and public feedback required several changes and enhancements to the subdivision plan. These included:
- Two Storm Water Management and Treatment Ponds (One new and one upgraded)
- A tree buffer at the top of the bank between the new homes and the Credit River Valley
- A chain link fence that prevents residents from going into the valley
- Preservation of existing trees on the property where possible
- An extensive landscaping plan to replace trees and create an attractive streetscape.
Over the last 80 years, this land has been used in a variety of ways. Up until the 1950s, it was farmland. After that it became a tree farm. Eventually, Upper Canada College bought it and used it as a part of its Outdoor School.In 2005, Council approved Upper Canada College's (UCC's) application to sever this narrow, 9.7 hectare (24 acre) strip of land from UCC's main outdoor school property and change the zoning from recreational to residential. Later in 2005, Upper Canada College sold this property to Menkes Development Corporation.