Preliminary design work is now underway on a massive infrastructure project between St. Thomas and Talbotville.
The undertaking involves three stages: the twinning of Hwy. 3 through St. Thomas to Ron McNeil Line; a new Hwy. 3 alignment that will bypass Talbotville; and the widening of Hwy. 4 from the new Talbotville bypass north to Clinton Line.
No doubt, in part, this is to accommodate traffic into and out of the Volkswagen EV battery plant scheduled to open in 2027 although it is not feasible that this will be fully completed by then.
The Ministry of Transportation has not indicated a tentative completion date at this time.
They have not made anyone available who will go on the record to speak about the work.
On two occasions when approached about further information, they forwarded details of the Hwy. 3 widening near Essex.

A well-attended public information centre was held on Aug. 17 in Talbotville where numerous concerns were voiced, in particular with the need to expropriate land.
The twinning of Highway 3 through St. Thomas will require a new interchange at Wellington Road; improvements to the First Avenue interchange; connection to the proposed Centennial Avenue roundabout (a city undertaking associated with the battery plant); and the twinning of the Kettle Creek Bridge.

The ministry has identified two problem areas that have prompted this undertaking.
Traffic on highways 3 and 4 through Talbotville will continue to increase as recent and future industrial, commercial and residential growth occurs, which will impact safety in the community.
And, Hwy. 3 is a two-lane undivided highway with at-grade intersections, which is not suitable for the anticipated increase in traffic.
Numerous alternatives have been presented for critical areas of the undertaking: the intersection of the Talbotville Bypass and Hwy. 4; the Ron McNeil/Wonderland Road interchange (six alternatives in this case); the Wellington Road interchange (five alternatives); and the First Avenue interchange.
At Monday’s (Sept. 11) council meeting, the city’s comments on specific areas of the project will be presented to members.
With regard to the Ron McNeil Line interchange alternatives, the city advises the following need to be addressed:

• Consideration should be given to potential impacts associated with the St. Thomas Area
Secondary Water Supply main (750mm diameter). Any potential impacts, required relocation, and future access arrangements will require further dialogue with City of St. Thomas representatives.
• It is the city’s preference that the Ford Road connection at this interchange be maintained to
provide opportunity as a future collector connection to the continued development south of this interchange with Hwy. 3 and Wonderland Road.
• Of the interchange alternatives presented the city’s interests align best with Alternative 2.

This alternative would avoid turning Ford Road into a cul-de-sac at Hwy. 3.
With the Wellington Road interchange alternatives, the city has no preference but cautions the connection with Water Tower Line should remain.
As to the twinning of Hwy. 3, the city put forth the following comments related to the First Avenue interchange:

• The city would encourage any interchange improvements to extend northerly along First
Avenue. These improvements should be coordinated to align with the First Avenue and South Edgeware Road intersection improvements as identified in the City’s Transportation Master Plan (2021).
• Furthermore, the PCI rating for the section of First Avenue over the St. Thomas Expressway (Hwy. 3) indicates that full-depth asphalt rehabilitation is required within less than five years. The city requests this work be completed as part of the Hwy. 3 twinning project.
• The city would also encourage the undertaking of a signal warrant analysis as well as a noise assessment to determine if traffic signals at any of the ramps are required or if noise mitigation measures are needed, given the proximity of existing residents.
• Of the interchange alternatives presented the city’s interests align best with Alternative 2.

This would see a new ramp for westbound Highway 3 traffic exiting north on First Avenue while the existing southbound loop from First Avenue to the highway would remain.
The disadvantage here is more property would have to be acquired for the ramp.
Other considerations from the city relate to its Transportation Master Plan.

• The City of St. Thomas Transportation Master Plan (2021) identifies that, while the First Avenue
corridor provides a primary connection to the St. Thomas Expressway (Hwy. 3), to explore options in relation to Burwell Road having a connection to the St. Thomas Expressway (Hwy. 3).
Similar to First Avenue, Burwell Road functions as a primary north-south route but does not
have direct access to the St. Thomas Expressway (Hwy. 3). An interchange connection at Burwell Road would improve overall network functionality and alleviate pressures on First Avenue and Talbot Street.
• Furthermore, the City of St. Thomas Transportation Master Plan (2021) also identifies that the
Burwell Road Bridge over the St. Thomas Expressway (Hwy. 3) should be widened from two lanes to four lanes, along with providing provision for separated active transportation facilities. These improvements would provide additional capacity to an important corridor that connects major employment lands with residential areas of the city.
The city would like to re-establish the Hughes Street pedestrian connection to Waterworks Park which was severed in 1970.
Three additional considerations are presented:

• The city requests the MTO consider light and noise investigations along the Hwy. 3 twinning corridor in areas with residential homes to ensure minimal impacts to residents through the identification and implementation of any preventative or noise mitigative measures.
• The city would also request the removal of phragmites within the St. Thomas Expressway (Hwy. 3) corridor prior to construction to prevent the spread of this invasive species.
• The city may also be interested in purchasing some land at 157 Inkerman Street to facilitate expansion of the Sewage Pumping Station located at 4 Joyce Street. More information on this will be available in Spring of 2024.

So what is the next step?
A second public information session will present and gather feedback on the evaluation of alternatives and a preferred plan.
This is tentatively scheduled for this fall.
Detailed documentation on this considerable undertaking can be found at http://www.highway3elgin.ca

CONCERNS RAISED ON ECRM LAND SEVERANCE

In last week’s posting, we touched on the Aug. 24 committee of adjustment meeting via Zoom to consider the application by Doug Tarry to sever the 3.23 hectares of land west of the Elgin County Railway Museum (ECRM) “for the purpose of assembling lands for future residential development purposes.”
There were questions and concerns raised by several attendees with little in the way of answers or clarification on the part of the two committee members.
At times the pair seemed at a loss and, overall, appeared to be in well over their heads.
That prompted a letter to mayor and council from Ed van der Maarel, architect and heritage consultant with a copy forwarded to this corner.
He writes, “The severance of the lands was approved by the two COA (committee of adjustment) members in attendance without discussion or explanation after numerous public concerns were raised and unanswered questions brought forth.
“The last day to appeal will be September 13, 2023.”
He stresses “there are a number of concerns that we would like to bring to council’s attention prior to the acceptance of the severance of the lands and future development of the centre of our city.
“We feel that the preparation of a Secondary Plan would be the next appropriate step to address public concerns and develop a cohesive urban design plan for the City of St. Thomas.”
Van der Maarel explains such a plan is a land use plan for a particular area of a municipality that is prepared as an amendment to an official plan.
“Typically, a secondary plan will provide more detailed policies for the area it covers, such as public spaces, parks, cultural space, specific uses, and urban design.
“We all recognize that there is a major need for immediate housing, particularly affordable housing,
which should be part of the Secondary Plan.
“This would involve the analysis of the excess and undeveloped perimeter of our downtown core and rail lands, particularly the Talbot/Ross/Wellington/First Ave. block.

“Specifically, there are a number of concerns that we would like to bring to council’s attention prior to
the acceptance of the severance of the lands and future development of the centre of our city.
“We feel that the preparation of a Secondary Plan would be the next appropriate step to address public
concerns:

1. ECRM is a designated ‘property’ under Parts IV and V of the Heritage Act.
2. The proposed severance boundary requires consideration and review.
3. Former CASO Park and future recreational and cultural connections.
4. The need for housing.

He reminds mayor and council members the property is also designated under the Downtown Heritage Conservation District.
“Since the property is part of these designations, the severance would erode the contextual value of the
lands which are part of the designation and value to the railway theme promoting St. Thomas as ‘The
Railway City.’
“This is similar to the designation of Pinafore Park and its contextual value as whole, property, buildings, and elements.
Van der Maarel continues, “we understand, as presented in the COA meeting, that there is an intent to approve the consent on the basis that the consent be subject to the owner submitting an application addressing railway access to the ECRM from the line connecting to the Port Stanley Terminal Railway.
“The groups involved in the transaction, Doug Tarry Ltd. and ECRM ‘claim’ one of the conditions is to
allow rail access.
“While this on a high level appears to be an interesting approach, there are operational and insurance challenges with this multifaceted ownership model that should be considered and formulated prior to severance.

“The new proposed boundary does not allow for the siding of trains including our beautiful Iron Horse, the 5700.
“As noted by the railway heritage group at the COA consent meeting, the proposed severance land locks the shops building and does not allow for use as a railway museum.
“As well, to operate as a museum, there are huge issues of tourist parking and outdoor event space. Under the current plan, there are not enough parking spaces to allow for more than the 300-person capacity the building currently has. This will increase significantly once renovations are complete.
“The proposed east property line of the severed property does allow room for the trains to be presented or brought outside, a major operational concern.
“Also, the 5700, one of the most renowned pieces of the ECRM collection, does not fit on the transfer table east of the current building, thereby landlocking the current building and railway artifacts.
“The property line, if any, should be moved at least 200 to 300 feet west to not only provide outdoor event space, but museum overflow parking, and/or expansion space for the building or additional buildings.

“We fully understand the need for housing, particularly affordable housing, not only in St. Thomas but across Canada and with the arrival of the VW Battery Plant and Amazon, this is a grave planning concern.”

“Urban parks are far more than the ‘lungs’ of the city. Parks fight pollution, encourage biodiversity in city centres and help to control temperatures and humidity. “These zones in city centers are crucial to social cohesion. The concepts of the urban park as an open space for community has been a predominant urban design approach which arose in the 19th century, and they are vital in our towns and cities.
“It is documented that green areas are a major factor in one’s improvement in physical and psychological well-being.
He pointed out that in 1954 the city sold the parkland in front of the CASO station to Gilvesy in Tillsonburg, who then constructed a building which became the A&P, now Food Basics.
He adds, “In hindsight, this property would havebest been retained for cultural and recreational green space as a link to our railway heritage, our trail system and periphery parks. We now have the same opportunity to plan with the concept of keeping green space in our core.
“This also makes great planning sense from the aspect of connecting our parks and trails system with a
central cultural and recreational core. With Pinafore Park to the south, Waterworks Park to the north, the
St. Thomas Elevated Park to the west and 1Password and Doug Tarry parks to the northeast and southeast
respectively, the city has created a wonderful network of activity areas which should be finalized with a
green hub in the centre of our city.
“At this point in time, council is tasked with the exact same decision to dispose of an opportunity for green space.
“We ask council to consider this design concept be corrected from 1952 and consider the creation
of a Secondary Plan prior to acceptance of the proposed ECRM severance.

“In the least, we ask that the mayor and members of council take the time to consider these concerns, understand the benefits of a Secondary Plan and its benefits to a holistic design process.”

“We fully understand the need for housing, particularly affordable housing, not only in St. Thomas but across Canada and with the arrival of the VW Battery Plant and Amazon, this is a grave planning concern.
“This also needs to be addressed in a much more cohesive approach with an intent for intensification. With intensification, the core of our downtown will require attention to multiple stories, mixed-used commercial, residential with underground parking facilities, and with this green space to accommodate the intensified areas.
“So why are we considering developing housing in the very centre of the railway lands when we should be taking a holistic view of the railway heritage block and its value to provide to the intensified area?
“We should be considering developing the perimeter first, i.e. Talbot and Ross as an example and utilize the park dedication fees to restore the ECRM as green space to the core.
“We believe that there are too many questions at this point and the severance of the ECRM property should take into account all, but not limited to the considerations as outlined.
“A development of a Secondary Plan would resolve the many questions and allow for full public input of the development of our core, a protected Heritage District.”
Van der Maarel concludes his correspondence with, “In the least, we ask that the mayor and members of council take the time to consider these concerns, understand the benefits of a Secondary Plan and its benefits to a holistic design process.
“This does not mean we want to stop housing in our core, it just means we need to carefully plan the proper location and types in order that 1952 is not repeated.”
A lot there for members of council to consider and will the issue be broached at Monday’s (Sept. 11) meeting?
And, what is the position of the ECRM board of directors?
As a follow-up, we will seek comment from Doug Tarry who, to our knowledge, was not a recipient of this letter.

Related post:

Two-wheeling your way from mural to mural in St. Thomas and discovering ‘captivating works of art tucked away in the most unexpected corners of your city’

FOR THE CALENDAR

A special meeting of council will be held at 5 p.m. Tuesday (Sept. 12) to discuss the development of the city’s strategic plan.
According to the agenda, ” The session will focus on reviewing the city’s current environment to identify key challenges and opportunities and will support the
development of the city’s vision, mission, and strategic priorities/objective that will guide the work of the municipality during the mandate of the new strategic plan.”
The meeting will be held at the CASO station.

THE ECHO CHAMBER

Two weeks ago we documented St. Thomas Mayor Joe Preston’s analysis of the Association of Municipalities of Ontario conference held in London which he attended along with councillors Tara McCaulley and Steve Wookey in company with city manager Sandra Datars Bere.
That item prompted a couple of Facebook comments.

Shell Bell posted the following.

“Joe is more involved in the community than I remember any mayor. He is out at every event. Very impressed.”

Leo Anthony added this comment.

“You’re certainly correct about the mayor being upbeat . . . that’s not a bad thing!

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And a reminder, I can be heard weekday afternoons as news anchor and reporter on 94.1 myFM in St. Thomas. As always, your comments and input are appreciated.