Introduction

The decision by Town of Blue Mountains (TBM) to add a new sanitary force main sewer, while also upgrading the existing sanitary sewer and watermain along Bay Street East from Mill Street to Grey Street in Thornbury raises two significant issues that impact residents well beyond the neighborhoods directly affected.  Further, the proposals raise the strategic question of how new and necessary infrastructure upgrades impact existing and established community character and identity.

First, rapid and intensive growth developments require major investments in new or

improved infrastructure, largely but not limited to water and sewage systems. The

location, construction and financing for these large infrastructure upgrades require

broad public awareness to ensure the long term impact is well understood by those that are living with the consequences and/or paying for them. A recent example of this are the latest details emerging around the Campus of Care – envisioned on the lands at highway 26 and county road 113.

This project which when first introduced received generally wide support from the community, has expanded beyond the original proposal for seniors and staff housing, to encompass a series of six five-story condominiums.

The knock-on effects of a project this size is rebuilding and redesigning water/sewer

infrastructure and transportation changes that will impact the immediate and several

adjacent communities. The proposed redesign of streets and communities resembles

something we might expect in a new suburb in Mississauga or Barrie, certainly not in the original neighborhoods of Thornbury. None of these community consequences and impacts were communicated as the project was introduced and reviewed.

Second, the proposed reconstruction of Bay Street East has exposed several gaps in the Transportation Master Plan approved in 2022. The first and most concerning is that all of the “urban cross-sections” for new road construction in Town of Blue Mountains favour suburban-style roadways. More specifically, there are no cross-sections that resemble or would help to maintain the original, historic and distinct cottage roadways that are common across Thornbury and other communities in Town of Blue Mountains.

As a result, the recommended designs released in April and June for the reconstruction of Bay Street East will have dramatic impacts for the adjacent neighbours and community, but also for multiple similar roadways and older neighborhoods across Thornbury if these design standards are not adjusted or new ones developed.

Impact for Community

Residents along Bay Street East have expressed surprise, concern and a concerted

response to the prospect of a widened, suburban design standard in one of the original heritage neighbourhoods of Thornbury. They are specifically united in their concern about the loss of significant number of trees as a result of the major infrastructure work and their push for the reconstructed Bay Street East to be similar to the roadway that currently exists. Widening the roadway will change forever the current calming effect of Bay Street East for residents and visitors and would also increase traffic speeds. As anyone who lives near or frequents Bay Street East knows well, pedestrians, cyclists and vehicles have co-existed on Bay Street East for decades.

BMRA Recommendations

1. As the town staff and council finalize the Official Plan, maintain aspects of the current plan that commit to protect and preserve original neighbourhoods.

For example, consider retaining this language:

Under Guiding Principles (A1.1.5):

To recognize that every community in the Town incorporates its own unique character that must be respected and enhanced. To ensure that the character of existing and well-established residential neighbourhoods is maintained and enhanced by ensuring that development and redevelopment is compatible, in terms of built form and street pattern, with the character of adjacent buildings and neighbourhoods and the scale and density of existing development.

Under Urban Community Character/Strategic Objectives (A3.4.2.9 – 2022

update):

Reinforce the uniqueness of each community building on the distinct  heritage characteristics, civic and gathering spaces, pedestrian scale orientation and accessibility that enhance a sense of place

Under Community Living Area Objectives (B3.1.1):

It is the intent of this Plan to:

• maintain the unique small town feel and character of Thornbury/Clarksburg;

• maintain compatibility and where necessary, enhance the character and identity of existing residential areas;

And within the Transportation Master Plan Under 8.4.7 Local Roads (Bay St E is

classified as a Local Road)

Local roads provide direct access for residents, have low posted speeds (40 km/hr), and carry very little daily traffic. At a recommended posted speed of 30 km/hr, cyclists can safely share the same road space as vehicles. It is recommended that signage and pavement marking at the local street entrance be installed to notify drivers that they are in a shared-use environment.

We would note that the 2016 Official Plan also has a designation for heritage roads, which might serve as a potential comparator for Bay Street East.

2. Immediately develop road standards for communities that reflect the original streetscapes and road designs. For example a standard for shared and narrower local roads as defined above.

3. Ensure there is transparency for residents on impacts for future expansion projects across the TBM. There should be forecasts of the community impact on local neighborhoods and residents as well as the immediate and long term costs to finance