GORE BAY—Concerns raised by local residents on the proposed new nursing home in Gore Bay—including drainage, the access road to the property/building, traffic and other issues—will all be addressed as part of a site plan agreement between the Town of Gore Bay and the owners of the property, Manitoulin Transport. Concerned residents at a meeting last week were assured that prior to a zoning bylaw amendment to rezone the property, the amendment has been put on hold until the site plan agreement is in place to address their concerns.
“I should state that any amendments would also include a site plan agreement between the town and the proponent (owner of the property) with drainage being one of the issues addressed along with the roads and the best access point to the property and the other issues raised,” said Gore Bay Mayor Ron Lane at a meeting last week.
Kevin Jarus, of Tulloch Engineering (representing Manitoulin Transport) told the group at the meeting that as far as drainage off the property, a drainage slope stability report will be carried out as part of the site plan agreement.
At the meeting town council was considering two amendments received from Mr. Jarus and Venessa Smith of Manitoulin Transport Inc. to amend the Official Plan (OP) to redesignate from future development area to residential area, and amend zoning bylaw 2022-24 for the town to rezone the property from future development zone to institutional zone to permit a nursing home/long term care facility.
Bev and Bert Woestenenk brought forward their concerns with drainage if the development takes place. Ms. Woestenenk explained, “we wish to make the following comments with respect to the proposed zoning amendment for construction of the proposed new nursing home facility. Our self-storage unit buildings are located under the escarpment, not bordering, but touching the new building site above us. On our property, coming over the bluff is a large ravine that has been honed out by the spring rain off water and in heavy rain periods. The water collects between our lot line and the property neighbouring us that the Gore Bay water plant sits on. The runoff water, at times, does not empty into the lake fast enough and flooding exists.”
“On construction above us, the concerns exist that the current ravine will not hold any more water and will flood us and our neighbouring property out,” said Ms. Woestenenk. “We would appreciate a written response to our concerns with respect to further water run off that the proposed construction will cause and how the developer plans to divert water flowing down the ravine.”
Another resident, Mehgan Woods, of Fraser Street stated in a letter read to the meeting, “I am strongly opposed to the amendments to extending Fraser Street in Gore Bay. I have two children, who I am raising on this street and their safety is at stake if you extend Fraser Street for the nursing home’s use.”
“I am in no way opposed to the nursing home going in at the end of our street,” said Ms. Woods. “In fact, I think it’s a lovely idea for the seniors to have a beautiful view of the bay in their final time. I am, however, concerned for my children, and the neighbouring children as they are the future of this town, and this extension will be hazardous to their safety and all the other town children that may attend our residences in the years to come.”
Ms. Woods indicated increased traffic on the street will be a danger to her children as the drivers are “strangers driving up here and won’t know, nor understand, that we have young children out playing between the yards at any given time; the quiet cul-de-sac will now be a noisy through street being disrupted at all hours of the day/night; heavy trucks breaking up the tar and chip street, ambulances, visitors, delivery truck snow plows, and nursing home staff going through constantly.” She also indicated the street is not wide enough now. “As pedestrians, we have to stop and line up single file for any passing vehicle, especially in the winter months. If street traffic is busy, the children cannot run and play at large any longer.”
Another resident on Fraser Street also voiced the same concerns, noting they didn’t want more traffic on the street.
“Will there be sidewalks installed so there is enough room for vehicles to travel on and people to walk on the sidewalks?” asked Kyle Noble.
Cory Croft told the meeting having property on a dead-end street increases the value of the property by about 20 percent. He also raised concerns with the current water pressure on the property and with more users on the line this would decrease even further.
“There has obviously been a lot of concerns raised about Fraser Street,” said Mayor Lane.
Mr. Jarus said with Tulloch doing all the engineering work and planning he said all the concerns will be looked at and be part of the site plan agreement.
Town clerk Stasia Carr read a letter from Gordon/Barrie Island township that explained as Armstrong Road is half owned by their municipality, its council is calling for Armstrong Road to be managed during construction to address safety concerns and damage and shall be brought back to the preconstruction condition or better.
Currently, there are no municipal water services to the lot and the Town of Gore Bay has advised that an option for service to the new nursing home site could mean extending the existing services located at the north end of Fraser Street across the property to the building site, which would require some upgrades to the current services and to bring the services up from Water Street to the east over the escarpment to the building site.
It was pointed out in the provincial policy statement (PPS) it is considered that the institutional use of the nursing home would conform to the PPS.
“The town and developer prior to any construction taking place could get this rezoned to institutional and if a holding zone was put in place this would not take place until a site plan agreement is in place,” said Mayor Lane.
“All these issues would be considered in the site plan agreement,” said Mr. Jarus. He said as far as access to the property, “we will have to find the appropriate location for the building itself and drainage and sidewalks for instance would be part of the plan. As for water pressure he said it would be premature to say if there would be any affects on water pressure. “All of these issues will be looked at by professional engineers working with the developer (Tulloch) and the town.”
Ms. Woestenenk questioned when the site plan agreement is completed if local residents will be able to see these plans before the next step is taken. “Will there be another meeting as this is being settled and the plans are being considered to go ahead?”
Mayor Lane said when the site plan agreement comes back to council it will be a public meeting and the document will be available for local residents to express any concerns they have at that time.
Theresa Carlisle, secretary-treasurer of the Manitoulin Planning Board (MPB) said there will be reports provided and when these reports are done and submitted to the town, the public can review those reports and if their concerns are not addressed they can again address concerns to the town or MPB.
As for the concerns with water pressure raised by Mr. Croft, Mayor Lane said, “you will get different pressure in different parts of the town. We know the water pressure on top of the hill is not good. The only way this can be increased is by putting a pumping station up there, which is something that council has been looking into for consideration, especially if other lots are developed in the area in the future.”
“I personally see no reason why we would have to open up Fraser Street (for access), in my opinion,” said Mayor Lane. He said no decisions have been made and the planners will come back with recommendations.
Council passed a motion to accept the official plan amendment to redesignate the development property from future development area to residential area to permit for a nursing home and long-term care facility.
Council then decided to establish a holding zone on the proposed zoning bylaw amendment to allow time for a site plan agreement to be completed and registered on title. Once the agreement is registered on title and/or has been signed and/or the conditions of that agreement are fulfilled, satisfactory to the town, an application could then be made by the landowner to request the removal of the holding system and then the development could proceed.
“We’re really excited about a new nursing home being constructed, and we hope that we can make this happen,” said Mayor Lane. “We are fortunate that we have good partners in the project with Jarlette Health Services and St. Joseph’s Health Centre and we are all working closely together.”
Ms. Woestenenk told the meeting, “I really appreciate the time and effort council has put into this, this is a large project, and it is a need here on the west end of the Island. Kudos to all of you.”
