2-planning justification report

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PLANNING JUSTIFICATION REPORT

PROPOSED AMENDMENTS TO THE OFFICIAL PLAN

DRAFT PLAN OF SUBDIVISION

AND AMENDMENT TO THE ZONING BY-LAW

Part of Lots 16 and 17, Concession 10

& Part of Lot 16, Concession 11

Town of Erin, County of Wellington

4135199 Canada Inc.

2084937 Ontario Limited

Sebecca Enterprises Corp.

OCTOBER 2012

PREPARED BY:

KLM PLANNING PARTNERS INC.




OCTOBER 2012

TABLE OF CONTENTS

INTRODUCTION .......................................................................................................... 2

BACKGROUND ............................................................................................................ 2

Surrounding Lands .............................................................................................................................. 2

PROPOSAL .................................................................................................................. 5

County Official Plan Amendment ........................................................................................................ 6 Official Plan Amendment .................................................................................................................... 6

Draft Plan of Subdivision ..................................................................................................................... 6

Zoning By-law Amendment ................................................................................................................. 6

Development Team ............................................................................................................................. 7

PLANNING RATIONALE ................................................................................................ 7

Provincial Policy Statement (2005) ...................................................................................................... 7

Greenbelt Plan (2005) ......................................................................................................................... 8

Places to Grow, Growth Plan for the Greater Golden Horseshoe (2006) .............................................. 9

County of Wellington Official Plan (1999) ............................................................................................ 9

Town of Erin Official Plan (2004) ....................................................................................................... 12

Town of Erin Zoning By-law 07-97 ..................................................................................................... 13

REVIEW OF DEVELOPMENT PLAN .............................................................................. 14

SUMMARY AND CONCLUSION ................................................................................... 21

LIST OF FIGURES

FIGURE 1 – LOCATION MAPFIGURE 2 – IMMEDIATE CONTEXT MAP

FIGURE 3 – DEVELOPMENT CONCEPT PLAN

APPENDIX I - Draft Official Plan Amendment (County of Wellington)

APPENDIX II - Draft Official Plan Amendment (Town of Erin)




OCTOBER 2012

INTRODUCTION

KLM Planning Partners Inc. was retained by 4135199 Canada Inc., 2084937 Ontario

Limited and Sebecca Enterprises Corp. with respect to a proposal to permit the

development of their lands generally located on the east side of the existing Village of

Erin; south of County Road 124 and north of Dundas Street, east of Erin Park Drive. The

purpose of this report is to provide a planning analysis and justification in support of the

applications for Official Plan Amendments, Zoning By-law Amendment and Draft Plan of

Subdivision to implement the proposed development.

BACKGROUND

The subject lands are located in between County Road 124 and Dundas Street East in

the Village of Erin, generally east of Erin Park Drive. An unopened road allowance for

Tenth Line bisects the southern portion of the lands. They are legally described as Part

of Lots 16 and 17, Concession 10 and Part of Lot 16, Concession 11 (see Figure 1) and

are approximately 116 hectares (288 acres) in size. Topographically, the site has gently

rolling terrain that generally slopes toward the southeast and is covered with minimalvegetation; however, a portion of a woodlot is located on the eastern boundary of the

lands. Historically, the site has been used for agricultural purposes.

Surrounding Lands

The surrounding lands consist mainly of agricultural uses to the north and east of the

site. Urban uses, such as residential dwellings and various commercial/industrialbuildings are located to the south and west. The following describes the immediate

context in detail:

North: County Road 124 (former Highway 24), and agricultural land with Tenth Line

extending northbound from County Road 124;

East: Agricultural land, and a small woodlot extending toward Winston Churchill

Boulevard;

South: Dundas Street, a small estate residential community with large lots, the Elora-

Cataract Trailway, and an active quarry site;

West: Industrial/office park, with new lots currently under development, existing

residential dwellings and village centre beyond




OCTOBER 2012

FIGURE 1 – LOCATION MAP




OCTOBER 2012

FIGURE 2 – IMMEDIATE CONTEXT MAP




OCTOBER 2012

PROPOSAL

The proposed development is a mixed-use community consisting of residential,

commercial, employment, institutional and open space uses in a street pattern that

supports a full range of housing types, promotes walkability, and includes connections

to the Town’s open space and trails system (see Figure 3 below).

FIGURE 3 – DEVELOPMENT CONCEPT PLAN




OCTOBER 2012

The proposal requires the approval of a variety of planning instruments as follows:

•

An amendment to the County of Wellington Official Plan;• An amendment to the Town of Erin Official Plan;

• Draft Plan of Subdivision; and,

• An amendment to the Town of Erin Zoning By-law.

County Official Plan Amendment

To ensure the proposed development is consistent with the County of WellingtonOfficial Plan, amendments are required to increase the projected population targets for

Erin Village, found in Table 7 in Part 3 of the County Official Plan, and to increase the

maximum permitted density for townhouses and apartments. (Appendix I)

Official Plan Amendment

An amendment is required to Schedule A-2 of the Official Plan to reflect the proposed

concept plan (see Appendix II). The proposed amendment will redesignate those lands

currently designated as “Future Development” to “Residential” and revise the land use

boundaries in accordance with the proposed concept plan.

Draft Plan of Subdivision

The proposed development consists of 570 single detached, 472 semi-detached and 48

townhouse dwellings. The plan also includes two blocks for seniors apartments and

medium density apartments respectively, providing for an estimated total of 1,240

units. Additional blocks for three parks (4.234 ha), a central square (1.137 ha), place ofworship (0.553 ha), high school (5.167 ha), commercial (4.611 ha), employment (14.985

ha), natural heritage (19.142 ha), and stormwater management (5.858 ha) have also

been included in the plan. The plan is proposed to be implemented in phases.

Zoning By-law Amendment

To facilitate the proposed Draft Plan of Subdivision, an application for an amendment to

the Town of Erin Zoning By-law No. 07-67 has also been submitted. It proposes torezone the lands from “Future Development (FD)” to:

•

“Residential Two (R2-101)”,

• “Residential Two (R2-102)”,

• “Multiple Residential (R4-101)”,

“ l l d l ( )”




OCTOBER 2012

Special provisions for specific lot requirements have also been included in the Draft

Zoning By-law Amendment (see Appendix III).

Development Team

The owners have retained a team of qualified professional consultants to prepare the

necessary reports and recommendations with respect to the various matters associated

with their respective disciplines, and are as follows:

•

KLM Planning Partners Inc. - Planning Justification Report

• Dillon Consulting Limited - Environmental Impact Statement

•

Soil Engineers Limited - Ph.1 Environmental Site Assessment- Soils Investigation

• Schaeffers Consulting Engineers - Functional Servicing Report

- Stormwater Management Report

• MW Hall Corporation - Heritage Impact Assessment

• Archaeological Assessments Ltd. - Archaeological Assessment

• LEA Consulting - Traffic Impact Study

•

Altus Group - Fiscal Impact Assessment

PLANNING RATIONALE

KLM Planning Partners Inc. will review and provide comment on the policies of various

levels of government that are applicable to the subject lands, including the following:

•

Provincial Policy Statement (2005)

• The Greenbelt Plan (2005)

• Places to Grow, the Growth Plan for the Greater Golden Horseshoe (2006)

• County of Wellington Official Plan (1999)

• Town of Erin Official Plan (2004)

• Town of Erin Zoning By-law (07-67)

Where applicable, we will also provide a summary and conclusion from each of the

consultant team members as they are used to formulate our recommendations and

opinion with respect to these applications.

P i i l P li St t t (2005)




OCTOBER 2012

In respect of the exercise of any authority that affects a planning matter, Section 3 of

the Planning Act requires that decisions affecting planning matters “shall be consistent

with” policy statements issued under the Act.

The PPS focuses growth within settlement areas and away from significant or sensitive

resources and areas which may pose a risk to public health and safety. It recognizes that

the wise management of development may involve directing, promoting or sustaining

growth. It also stresses that land use must be carefully managed to accommodate

appropriate development to meet the full range of current and future needs, while

achieving efficient development patterns.

Efficient development patterns optimize the use of land, resources and public

investment in infrastructure and public service facilities. These land use patterns

promote a mix of housing, employment, parks and open spaces, and transportation

choices that facilitate pedestrian mobility and other modes of travel. They also support

the financial well-being of the Province and municipalities over the long term, and

minimize the undesirable effects of development, including impacts on air, water and

other resources.

All of the policies contained in the PPS have been reviewed and, as discussed later in

this report, the proposed development plan for the subject lands is “consistent with”

the Provincial Policy Statement.

Greenbelt Plan (2005)The Greenbelt Plan was developed as a tool to identify areas where urbanization should

not occur within the Greater Toronto Area (GTA), and protect the agricultural land base

and ecological features occurring in the landscape. It defines the subject lands as

“Protected Countryside Area”; however, this designation does not apply to the subject

lands in accordance with Section 24(2) of the Greenbelt Act (2005).

The Town of Erin Official Plan (OPA No.40), which designates the subject lands as part of

the “Erin Urban Area” (see Appendix VI), was adopted and came into effect on

December 14, 2004.

In accordance with section 3.4.2 of the Greenbelt plan:




OCTOBER 2012

Therefore, the subject lands are considered to be within the “Towns and Villages”

designation, and the “Protected Countryside” designation does not apply. The urban

land use policies of the Town of Erin Official Plan are deemed to be in effect on thesubject lands and are in conformity with the Greenbelt Plan.

Places to Grow, Growth Plan for the Greater Golden Horseshoe (2006)

The Provincial Growth Plan for the Greater Golden Horseshoe (GGH) has been prepared

as a framework for the Province’s vision for building stronger, prosperous communities

by better managing growth and new development. This vision is grounded in thefollowing principles that provide the basis for guiding decisions on how land is

developed, resources are managed and public dollars are invested:

• Build compact, vibrant and complete communities.

• Plan and manage growth to support a strong and competitive economy.

• Protect, conserve, enhance and wisely use the valuable natural resources of

land, air and water for current and future generations.

•

Optimize the use of existing and new infrastructure to support growth in acompact, efficient form.

• Provide for different approaches to managing growth that recognize the diversity

of communities in the GGH.

• Promote collaboration among all sectors – government, private and non-profit –

and residents to achieve the vision.

The Growth Plan recognizes and promotes the traditional role of rural towns andvillages as a focus of economic, cultural and social activities that support surrounding

rural and agricultural areas across the GGH. Healthy rural communities are key to the

vitality and well-being of the whole area.

The Growth Plan encourages building “complete communities”, whether urban or rural.

These are communities that are well-designed, offer transportation choices,

accommodate people at all stages of life and have the right mix of housing, a good range

of jobs, and easy access to stores and services to meet daily needs.

We have reviewed the Provincial Growth Plan in its entirety, and as discussed later in

this report, the proposed development plan for the subject lands is “in conformity with”

the Growth Plan.




OCTOBER 2012

requirements; however, none of these modifications affect the subject lands. Public

open houses are currently scheduled to review the draft amendment.

The County Official Plan designates the subject lands as an “Urban Centre” on Schedule

“A2” (Appendix IV), which classifies them as part of the urban system permitting

residential uses of various types and densities, commercial, industrial and institutional

uses as well as parks and open space where compatible. Sections 7 and 8 of the County

Official Plan outline the detailed policies of the urban system and have been reviewed in

preparation of this report. We believe that the proposed development is consistent

with these general policies, which will be described in detail in later sections of this

report.

However, an amendment is required as it relates the projected population as well as

permitted residential densities.

The Growth Strategy Policies under Section 3.2 of the County Official Plan forecast that

83% of population growth will occur within the 15 urban centres identified in Wellington

County. Table 7 (Appendix V), under section 3.3, allocates the growth for the Town ofErin. It projects population and households in 2011 as follows:

Erin Village: 3,000 people 1,050 households

Hillsburgh: 1,280 people 430 households

Rural Area: 7,650 people 2,480 households

Total 11,930 people 3,960 households

For the year 2031 it projects the following:





Accordingly, the projected increase in population and households between 2011 and

2031 is as follows:

Erin Village: 1,400 people 480 households




OCTOBER 2012

area. This would appear not to be in conformity with the Provincial Grown Plan insofar

as 39.3% of all Erin’s new growth is directed to the rural area, whereas the Growth Plan

and PPS direct the majority of growth to urban/settlement areas.

The County Official Plan also identifies an intensification target under section 3.3.1

which plans to achieve an overall minimum density of not less than 40 residents and

jobs per hectare in Designated Greenfield Areas.

The housing policies of Section 4.4.4 of the County Official Plan also require that new

developments “strive to attain at least 16 units per gross hectare in newly developing

subdivisions”. It also encourages the introduction of medium density housing types in

new subdivisions, which will be incorporated into the proposed development through

townhouse dwellings and low-rise apartments.

In order to achieve these targets, and accommodate development at an appropriate and

efficient density, the projected growth targets for the Village of Erin should be increased

and an amendment to the County of Wellington Official Plan is required (Appendix I).

With respect to “Medium Density Development”, section 8.3.5 a) of the County of

Wellington Official Plan identifies a maximum density for this type of development on

full municipal services of 35 units per hectare (14 units per acre) for townhouses, and 75

units per hectare (30 units per acre) for apartments”.

The proposed development includes townhouse and apartment dwellings, each being

situated on small sized blocks. These result in a higher calculated density thanpermitted, therefore an additional amendment to the County Official Plan is required to

increase the maximum permitted density for medium density development in both

townhouse and apartment format.

The County of Wellington Official plan also speaks to special policies for the Town of

Erin, more specifically for the provision of servicing in Section 11.2.7; which requires

that the Town initiated Servicing and Settlement Master Plan (SSMP) must be

completed before any major development is permitted.

The town may identify new land use designations for major development, however they

cannot be implemented through planning approvals prior to the SSMP being completed

and approved. The enclosed applications are intended to be reviewed concurrently




OCTOBER 2012

Town of Erin Official Plan (2004)

The Town of Erin Official Plan designates the subject lands as “Residential”, “Highway

Commercial”, “Industrial” and “Future Development” on Schedule A2 – Erin Urban Area(Appendix VI).

The policies for the “Residential”, “Highway Commercial” and “Industrial” have all been

reviewed, and are consistent with the land uses proposed on the subject lands.

However, an amendment to the Official Plan is required to remove the “Future

Development” designation from the subject lands, and realign the remaining

designation boundaries.

The “Future Development” policies of the Official Plan (Section 4.13) aim to protect

lands envisioned for future development, and to ensure that the premature provision of

municipal services will not be required. Currently, permitted uses are limited to existing

uses and non-intensive agricultural operations. In accordance with Section 4.13.4:

“Re-designation of these lands may be considered if it is proven that

additional lands for development purposes are required. Acomprehensive review of the need and impacts of developing these lands

on the surrounding area shall be undertaken…”

The submitted applications, together with the required materials and extensive

consulting reports, collectively form a complete and comprehensive review that

demonstrates that the lands for development purposes are required; which is therefore

consistent with the goals of the Official Plan. An amendment to the land use schedule(Schedule A2) is required to implement the proposed development plan. Accordingly, a

draft Official Plan Amendment is attached to this document as Appendix II.

Furthermore, the Town of Erin itself has acknowledged that the subject lands are

required for development purposes, when it approved Official Plan Amendment No.40

in December 2004; designating them as Residential, Commercial, Industrial and Future

Development respectively. This amendment incorporated the subject lands within the

Erin Village urban boundary.

As it relates to the provision of servicing, section 3.6.4 requires that all new

development be connected to the municipal water system. However, section

3.6.5 makes note of the fact that there are currently no municipal sanitary




OCTOBER 2012

“A Servicing and Settlement Master Plan will be undertaken to assess, in a

comprehensive manner, the Village of Erin’s capacity to accommodate growth

from an environmental and servicing perspective including a review andassessment of the Village in terms of;

a) growth management and the related fiscal impacts;

b) established projected population;

c) development density;

d) impact of development on environmental and natural heritage resources;

e) servicing (water and wastewater) and stormwater management;

f)

other matters considered appropriate by the Town,

The Village Study must be completed and approved before any major

development is permitted. The Study will be undertaken by the Town in

consultation with the County and Credit Valley Conservation. The master plan

will be implemented by an amendment to the Official Plan for the Town of Erin.

The Town may, in its official plan, identify new land use designations but thesedesignations will not be implemented through further planning approvals until

the comprehensive servicing study is completed and approved. The Town may

develop a phasing strategy for development to comply with County growth

forecasts.”

The Town of Erin has completed the first Phase of its Servicing and Settlement Master

Plan (SSMP). The background report identifies the need for the Town of Erin to upgrade

its services to include municipal sewage services as a way to protect the Towns ground

water resources, as well as the Credit River Watershed. The second phase of the SSMP,

the recommendation report, is expected to be completed by January 2013.

It is recognized that major development approvals cannot be granted until this plan has

been completed; however, as mentioned previously the proposed applications are

intended to be reviewed concurrently with the development of the SSMP. This would

allow for a comprehensive and coordinated review together with the Town’s projectedand planned growth; consistent with Section 1.2.1 of the PPS.

Therefore, the proposed amendment to the Official Plan to facilitate the proposed

development of the subject lands is consistent with the overall intent of the Town of

Erin Official Plan




OCTOBER 2012

urban development, while allowing the existing uses to be maintained until the lands

are ready to be developed.

Accordingly, an amendment to the zoning by-law (Appendix III) is being requested to

rezone the lands to accommodate the proposed draft plan of subdivision, and bring it

into conformity with the provisions of the official plan. The following zones are

proposed, permitting a range of residential (with special provisions), commercial,

industrial, institutional and open space uses:

• “Residential Two (R2-101)”,

•

“Residential Two (R2-102)”,• “Multiple Residential (R4-101)”,

• “Multiple Residential (R4-102)”,

• “Institutional (I)”,

• “Highway Commercial (C2)”,

• “General Industrial (M2)”,

• “Rural Environmental Protection (EP2)”, and

•

“Open Space Recreation (OS1) Zone”

REVIEW OF DEVELOPMENT PLAN

Land Use

As described earlier, the proposed development consists of a mixed-use residential

community within the Village of Erin that includes single and semi-detached dwellings,

townhouse dwellings, as well as medium-density residential units such as low-riseapartments and a retirement living complex. This provides for a diversity and full range

of housing types in a compact form and at an appropriate density, which is consistent

with the goals of the PPS, the Growth Plan as well as the County Official Plan. It also

meets the requirements of directing growth to settlement areas; given that the subject

lands are located within the designated greenfield/urban area and will be developed as

a natural extension to the existing Village of Erin.

The proposed development also incorporates other land uses, including a large block for

industrial purposes, which could be further subdivided, as well as individual commercial

blocks, open space blocks, and institutional blocks for a high school and a place of

worship. Providing this mixture of uses allows for the development of a “complete

community” where residents can live work and play These land uses are consistent




OCTOBER 2012

Population and Density

The total site area is ±113.7 hectares, of which ±19.1 hectares consists of designatedCore Greenlands. Therefore, the “Designated Greenfield Area” consists of 94.6 hectares

and as a result the required number of residents and employees to achieve 40 persons

and jobs per hectare is 3,785.

The residential portion of the development consists of approximately 1,240 new

housing units, which would result in approximately 3,720 people.

The employment lands, including industrial, commercial, and a proposed high school

have a total area of 24.9 hectares and are projected to produce approximately 720 jobs

in total. This assumes 32 jobs per hectare on the industrial and commercial lands and

an estimated 70 jobs in the proposed high school.

This results in a total projection of jobs and residents of 4,440 on 94.6 hectares of

“Designated Greenfield Area” at a density of 46.9 people and jobs per hectare.

The gross residential area (total area, minus Core Greenlands, employment, commercial

and high school) is 69.7 hectares. With approximately 1,240 units this results in a gross

residential density of 17.8 units per hectare, which achieves the County’s greenfield

density target for new subdivisions.

In order to accommodate the proposed development, and to meet the County’s density

target, additional population and households will be required for the Village of Erinbeyond those currently found in Table 7 of the County Official Plan.

It is our respectful submission that the increase in population and households should

come from three sources:

• Existing planned growth in Erin Village;

• Reallocation of planned growth from the Rural Area; and,

•

New allocation of growth from the County of Wellington.

Existing Planned Growth in Erin Village

Since the applicant is proposing to provide a servicing solution that will ultimately

benefit all of Erin Village, it is our submission that 400 households and 1,200 people

h ld b ifi ll ll t d t thi d l t




OCTOBER 2012

Reallocation of Planned Growth from the Rural Area

As indicated previously, current projections for the rural area would see almost 60% of

Erin’s 2031 population and almost 40% of the planned growth in the Town occurring inthe rural area.

This is not, in our opinion, in conformity with the Provincial Growth Plan, nor is it

consistent with the PPS; both of which direct new growth to urban/settlement areas.

Therefore, it is our recommendation that 400 households and 1,200 people be

reallocated from the rural area of the Town of Erin to the Village of Erin specifically for

this development.

New Allocation of Growth from the County of Wellington

To facilitate the balance of the projected growth in population and households

proposed for this development, an additional 1,320 people and 440 households are

required.

It is respectfully requested that the County of Wellington allocate additional populationand households to the Town of Erin, and to Erin Village, specifically for this

development. This can be assigned by County officials through the processing of an

Official Plan Amendment.

In summary, this development would be allocated specific population and households as

follows:

From Existing Erin Village: 1,200 people 400 households

From the Rural Area: 1,200 people 400 households

From the County of Wellington: 1,320 people 440 households


Accordingly, Table 7 is proposed to be amended as follows:

TABLE 7

ERIN

2006 2011 2016 2021 2026 2031




OCTOBER 2012

Urban Centres

2006 2011 2016 2021 2026 2031

ERIN VILLAGE

Total Population 3,020 3,000 4,200 6,000 6,900 7,320

Households 1,010 1,000 1,400 2,000 2,300 2,440

HILLSBURGH Total Population 1,240 1,280 1,380 1,610 1,850 2,080

Households 410 430 460 540 610 690

Medium Density Development

The development plan currently contains six blocks for medium density housing types,which are intended to be developed at densities higher than those permitted in the

County Official Plan:

• Four blocks are intended for lane-based street townhouses overlooking the

central square/park, which have a net site density of approximately 55 units per

hectare.

• The two remaining blocks could accommodate 3 to 4-storey apartment type

forms, which would result in density ranging from 106 to 162 units per hectare.

As a result, the proposed amendment to the County Official Plan allows for townhouse

types at 55 units per hectare and apartment types at up to 165 units per hectare.

Providing these residential units at higher densities by including townhouses and low-

rise apartments, also meets the goals of provincial policy for building compact

communities.

Parkland

The proposed development provides an abundance of parkland resources, including two

small parks fitted with play areas to serve the northern and eastern sections of the

community; a central square that will include a play area for the central section, and

id th i f th ti it ll l it k




OCTOBER 2012

directly by the street network. The larger community park also provides a direct

connection to the adjacent high school, as well as the Elora-Cataract Trailway.

As it relates to the requirements under the Planning Act, the amount of parkland

provided within the proposed development far exceeds the calculated minimum

requirement, as illustrated in the table below:

TOTAL AREA IN PLAN 113.69 ha

less NHS 19.14 ha

less INDUSTRIAL and COMMERCIAL 19.60 ha

equals GROSS RESIDENTIAL AREA 74.95 ha

PARKLAND REQUIRED IN OFFICIAL PLAN

5% GROSS RESIDENTIAL AREA 3.75 ha

2% INDUSTRIAL and COMMERCIAL 0.39 ha

TOTAL REQUIRED 4.14 ha

TOTAL PROVIDED 5.37 ha

Alternatively, parkland requirements can also be calculated at a rate of 1 hectare per

300 units of residential development:

PARKLAND REQUIRED BASED ON ALTERNATE STANDARD IN PLANNING ACT

1ha PER 300 UNITS at 1240 units 4.13 ha

2% INDUSTRIAL and COMMERCIAL 0.39 ha

TOTAL REQUIRED 4.53 ha

TOTAL PROVIDED 5.37 ha

Municipal Servicing

The increased densities will also allow for the efficient use of infrastructure such as

roads and full municipal services, which are proposed for the subject lands. The Town of

Erin has completed the first Phase of its Servicing and Settlement Master Plan (SSMP),

h h dd h l d l h




OCTOBER 2012

Reviewing the proposed development concurrent with the development of the SSMP

would also allow for a complete and coordinated review together with the Town’s

projected growth. This consistent with Section 1.2.1 of the PPS, which encourages usingan integrated and comprehensive approach to planning for matters including

accommodating new growth and infrastructure.

Provincial, County and Town policies each dictate that urban development, such as that

on the subject lands, be serviced through centralized collection and treatment systems

rather than on individual septic tanks.

The proposed development plan and other planning instruments are based on the

assumption that full municipal services will be available concurrent with the

development of the lands.

The applicant is also committed to delivering fully serviced employment lands

concurrent with the first phase of residential development.

Currently, there are no communal sewage systems servicing communities in the Townof Erin. The urban villages of Erin and Hillsburgh are serviced by individual private septic

systems. The proposed development is presented based on the future construction of a

centralized treatment system for the Village of Erin and a sanitary collection system that

will drain to the low point on the property. The Functional Servicing Report, prepared

by Schaeffers Consulting Engineers, recommends the construction of a sewage pumping

station near the stormwater management facility and an external forcemain or gravity

sewer that will be required to connect to a centralized collection facility. The location ofthis facility will be determined by the Class Environmental Assessment (EA) process.

The applicant is willing to invest and commit to the implementation of a centrally

located modular sewage treatment plant, which is intended to service the proposed

development, and also make provision for a Septage Facility which will receive septage

from areas within the Town limits. The modular sewage treatment plant will be

expandable in order to meet the needs of future development and existing residents, as

deemed necessary by the Town.

Natural and Cultural Heritage

Protecting the existing woodlot, which is under the Core Greenlands designation, and

providing additional active open space areas will meet the County’s goals of ensuring




OCTOBER 2012

completed, as per the submitted Stage 1 Report, which identifies the potential for

aboriginal archaeological resources.

A Heritage Impact Assessment has also been prepared to review the cultural heritage of

the subject lands, and concludes that the proposed development will have no impact to

the cultural history of the Village of Erin.

Socio-Economic Impact

The development concept proposes an abundance of new facilities and services in the

Village of Erin including parks, recreation facilities and a new high school, as well as a

variety of affordable housing options. The proposed development will also introduce

the opportunity to implement full municipal servicing for the Village of Erin; ultimately

providing a benefit to the overall health and well-being for its residents.

Given that the proposed development includes employment lands, both commercial

and industrial, it will also expand the job market in the Town of Erin and allow more

residents to live within a shorter distance of their place of work. It will also meet the

Economic Development goals of the Town of Erin Official Plan, by encouragingindustrial, commercial, and other non-residential growth (Section 3.15.2).

Furthermore, a Fiscal Impact Assessment has been prepared by the Altus Group and

accompanies this Planning Report in accordance with the requirements of both the

Town and County Official Plans. The report concludes that the proposed development

will generate an overall net fiscal benefit to both the Town of Erin and the County of

Wellington. In addition to expanding the tax base, the development of the subject landswill also generate significant development charge revenues, which will cover the

associated capital costs for the required infrastructure improvements.

This would also demonstrate conformance with the Provincial Growth Plan (Section

3.2.5), which requires that municipalities should generate significant revenue to recover

the full cost of providing services, as well as serving growth that supports the

achievement of intensification and density targets.

Street and Urban Design

The proposed development was designed in a matter that provides a grid-type street

network, which promotes connectivity and the opportunity to utilize alternative modes

of transportation to the automobile, such as walking and cycling. This meets the goals




OCTOBER 2012

cycling and walking. The proposed central square, framed by live/work style

townhouses, will act as a focal point and provide a “sense of place” as well as create an

identity for the community. It will be designed in a matter that frames the space withbuildings placed toward the street edge and residential driveway access provided by

rear lanes. The streets have been designed to radiate outwards, in a new-urbanist form

that will ensure direct connections to the central square from the outer edges of the

community. These streets will also offer terminating views of open space features,

including the natural heritage system.

An enhanced landscape buffer has also been proposed along the collector road between

the residential and industrial lands. This buffer will provide a transition between the

two uses, while also acting as a visual and noise barrier to protect the adjacent

dwellings. Additionally, the proposed Place of Worship and a small park have been

situated at this location to function as an attractive gateway into the residential

community.

At the detailed design stage sight lines will be maintained and appropriate streetscaping

and lighting will be provided to allow for a safe and pedestrian friendly experiencewithin the community.

Phasing

Lastly, the proposed development will be phased and constructed in accordance with

the projected growth targets outlined in the Growth Plan, as well as the County and

Town Official Plans. This will ensure growth is achieved in a controlled manner that

maintains appropriate standards, while also meeting the needs of and providing abenefit to the overall community.

SUMMARY AND CONCLUSION

As discussed in the above sections, the proposed applications for amendments to both

the County and Town Official Plans, Draft Plan of Subdivision and amendment to the

Zoning By-law, to implement the proposed development of a mixed-use, residentialcommunity on the subject lands are consistent with the policies of the Provincial Policy

Statement (2005); are in conformity with the Greenbelt Plan (2005) and Places to Grow,

Growth Plan (2006); and is consistent with the goals, objectives and overall intent

County of Wellington Official Plan (1999), the Town of Erin Official Plan (2004) and the

Town of Erin Zoning By-law (07-97) Therefore it is our opinion that the proposed




OCTOBER 2012

APPENDIX I

Draft Official Plan Amendment

County of Wellington Official Plan



AMENDMENT NUMBER XXX

TO THE OFFICIAL PLAN FOR THE

COUNTY OF WELLINGTON



BY-LAW NO. _

A By-law to adopt Amendment No. XXX to the Wellington County Official Plan

The Council of the Corporation of the County of Wellington, pursuant to the provisions of thePlanning Act, R.S.O. 1990, as amended, does hereby enact as follows:

1. THAT Amendment Number XXX to the Official Plan for the County of Wellington,consisting of the attached maps and explanatory text, is hereby adopted.

2. THAT this By-law shall come into force and take effect on the day of the final day of

passing thereof:

READ A FIRST AND SECOND TIME THIS DAY OF , 20 .

READ A THIRD TIME AND PASSED THIS DAY OF , 20 .

WARDEN



AMENDMENT NUMBER XXX

TO THE COUNTY OF WELLINGTON OFFICIAL PLAN

INDEX

PART A - THE PREAMBLE The Preamble provides an explanation of the proposed amendment including

the purpose, location, and background information, but does not form part of

this amendment.

PART B - THE AMENDMENT The Amendment describes the changes and/or modifications to the Wellington

County Official Plan, which constitute Official Plan Amendment Number XXX.

PART C - THE APPENDICES The Appendices, if included herein, provide information related to

the Amendment, but do not constitute part of the Amendment.



PART A – THE PREAMBLE

PURPOSE

The purpose of the proposed Official Plan Amendment is to update the projectedgrowth for Erin Village to 2031, to accommodate the development of a proposed draftplan of subdivision within the urban area of the Town of Erin.

BACKGROUND

The County of Wellington Official Plan designates the subject lands as an “UrbanCentre” on Schedule “A2”, which classifies them as part of the urban system permittingresidential uses of various types and densities, commercial, industrial and institutionaluses as well as parks and open space where compatible.

The Growth Strategy Policies under Section 3.2 forecast that 83% of population growthwill occur within the 15 urban centres identified in Wellington County.

Table 7, under section 3.3, allocates the growth for the Town of Erin. It projectspopulation and households in 2011 as follows:





For the year 2031 it projects the following:





Accordingly, the projected increase in population and households between 2011 and2031 is as follows:

Erin Village: 1,400 people 480 households

Hillsburgh: 800 people 260 households



Section 3.3.1 identifies an intensification target, which plans to achieve an overallminimum density of not less than 40 residents and jobs per hectare in DesignatedGreenfield Areas.

The housing policies of Section 4.4.4 also require that new developments strive toattain at least 16 units per gross hectare in newly developing subdivisions. It alsoencourages the introduction of medium density housing types in new subdivisions,which will be incorporated into the proposed development through townhousedwellings and low-rise apartments.

In order to achieve these targets, and accommodate development at an appropriate

and efficient density, the projected growth targets for the Village of Erin should beincreased.

With respect to “Medium Density Development”, section 8.3.5 a) identifies a maximumdensity for this type of development on full municipal services of 35 units per hectare(14 units per acre) for townhouses, and 75 units per hectare (30 units per acre) forapartments”.

The proposed development includes townhouse and apartment dwellings, each beingsituated on small sized blocks. These result in a higher calculated density thanpermitted, therefore an additional amendment is required to increase the maximumpermitted density for medium density development in both townhouse and apartmentformat.

SUMMARY AND BASIS OF KEY CHANGES PROPOSED

The proposed changes in the amendment will be to the following sections:

Part 3 Wellington Growth Strategy To update Table 7 - ERIN, and increase the projected total population for

Erin Village from 4,400 to 5,900 in 2031 and the projected total householdsfrom 1,530 to 2,050 accordingly.

Part 9 Local Planning Policies To add special policy area “PA2-4” to section 9.3.2 Policy Areas (Erin Local

Policies) that allows for a maximum permitted density of 55 units perhectare for townhouses and apartment types at up to 165 units per hectarefor apartments for medium density development on full municipal serviceson the subject lands.



PART B – THE AMENDMENT

All of this part of the document entitled Part B – The Amendment, consisting of thefollowing text and table constitute Amendment No. XXX to the Official Plan of the Countyof Wellington.

The Official Plan of the County of Wellington is hereby amended as follows:

1. THAT section 3.5 – Allocating Growth is amended by deleting Table 7 and replacingit with the following:

TABLE 7

ERIN

2006 2011 2016 2021 2026 2031

Total Population 1 11,680 11,930 13,080 15,170 16,370 17,080

Households 3,810 3,960 4,360 5,060 5,450 5,690

Total Employment 2 3,550 3,590 3,780 4,600 5,020 5,460

Urban Centres

2006 2011 2016 2021 2026 2031

ERIN VILLAGE


Households 1,010 1,000 1,400 2,000 2,300 2,440



2. THAT section 9.3.2 – Policy Areas is amended by adding the following text:

PA2-4 (NAME?)Notwithstanding any other provisions of this Plan to the contrary, on the lands identified asPA2-4 on Schedule “A2”, that medium density development on full municipal servicesshould not exceed 55 units per hectare (18 units per acre) for townhouses, and 165 unitsper hectare (67 units per acre) for apartments.

3. THAT Schedule A2 (Erin) is amended by adding the PA2-4 policy area, as illustrated

on Schedule “A” attached hereto.



THE CORPORATION OF THE COUNTY OF WELLINGTON

SCHEDULE ‘A’

OF

OFFICIAL PLAN AMENDMENT NO. XXX




OCTOBER 2012

APPENDIX II

Draft Official Plan Amendment

Town of Erin Official Plan



The Corporation of the Town of Erin By-law No. 12-xx

A by-law to adopt an amendment to theOfficial Plan of the Town of Erin

(Official Plan Amendment No. xx)

THE COUNCIL ENACTS AS FOLLOWS;

1. The attached Amendment No. XX to the Official Plan for the Town of Erin ishereby adopted.

2. Pursuant to Subsection 17(23) and of the Planning Act R.S.O 1990, c.P-13 asamended, this Official Plan Amendment comes into effect upon the day after thelast day for filing a notice of appeal, if no appeal is filed pursuant to Subsection17(24) and (25). Where one or more appeals have been filed under Subsection17(24) and (25) of the said Act, as amended, this Official Plan Amendment

comes into effect when all such appeals have been withdrawn or finally disposedof in accordance with the direction of the Ontario Municipal Board.

Passed by Council on xx, xxx 2012

_______________________________ ______________________________

Mayor Clerk



Amendment No. XX

to the Official Plan

forThe Town of Erin



Amendment No. XX to the Town of Erin Official Plan

Part A – The Preamble - The Preamble provides an explanation of Amendment

No.XX to the Official Plan for the Town of Erin, including purpose, location andbackground information, but does not form part of this amendment.

Part B – The Amendment – The Amendment consisting of text and schedules

describes the proposed changes to the Town of Erin Official Plan and constitutesOfficial Plan Amendment No. XX.



Part A - The Preamble

1. Purpose:

The purpose of this amendment is to;

a) Redesignate the portion of the subject lands currently designated as“Future Development” on Schedule A-2 to “Residential”; and,

b) Revise Schedule A-2 to realign the land use designations on the subjectlands.

2. Location: Generally east of Erin Park Drive, between County Road 124 andDundas Street East (Sideroad 15); legally described as Part of Lots 16and 17, Concession 10 and Part of Lot 16, Concession 11.

3. Basis: To enable a proposed draft plan of subdivision, and amendment to the

zoning by-law for the development of approximately 1,240 residential units, aswell as industrial, highway commercial, stormwater management, school,natural heritage, and open space/park blocks.



Part B – The Amendment

The Official Plan of the Town of Erin is amended as follows:

Item 1:

Schedule changes Schedule A-2, Erin Urban area is hereby amended in accordance with Schedule “1”attached hereto insofar as it applies to the lands identified as “Lands Subject to

Amendment No. XXX”.



LANDS SUBJECT

TO AMENDMENT

NO. XXX

“1”


OCTOBER 2012



APPENDIX III

Draft Zoning By-law Amendment



BY-LAW NUMBER 12-XXX

A By-law to amend Town of Erin Zoning By-law No. 07-67

WHEREAS the Planning Act provides that the Council of a Municipal Corporation may pass by-laws

to restrict the use of lands and the character, location and use of a building or structures;

WHEREAS the matters herein will be in conformity with the Official Plan of the Town of Erin, upon

the approval and coming into effect of OPA No._____;

NOW THEREFORE the Council of the Corporation of the Town of Erin ENACTS AS FOLLOWS:

1. That Zoning By-law No. 07-67, as amended, be and it is hereby further amended by:

a) re-zoning the lands from “Future Development (FD) Zone” to “Residential Two (R2-101)”,

“Residential Two (R2-102)”, “Multiple Residential (R4-101)”, “Multiple Residential (R4-

102)”, “Institutional (I)”, “Highway Commercial (C2)”, “General Industrial (M2)”, “Rural

Environmental Protection (EP2)”, and “Open Space Recreation (OS1) Zone” as shown on

Schedule “1” attached hereto;

b) Amending the portion of Schedule “B” in the manner shown on Schedule “1” attached hereto;

and,

c) adding the following paragraphs to Section 14 “SPECIAL PROVISIONS”:

RESIDENTIAL ZONE SPECIAL PROVISIONS



R4-101

By-law 12-XXX

Pt Lots 16 & 17, Con 10& Pt Lot 16, Con 11

Notwithstanding the provisions of the R4 Zone, townhouse dwellings

on the lands zoned R4-101 will be subject to the following regulations:

•

Minimum Lot Frontage (each unit): 4.5 m• Minimum Lot Area (each unit): 157.5 m

2

• Minimum Front Yard: 3.0 m

• Minimum Rear Yard: 6.0 m

• Minimum Exterior Side Yard : 3.0 m

R4-102

By-law 12-XXX

Pt Lots 16 & 17, Con 10& Pt Lot 16, Con 11

Notwithstanding the provisions of the R4 Zone, and Table 1 – Off

Street Parking Requirements:

1. Townhouse dwellings on the lands zoned R4-102 will be

subject to the following regulations:

•

Minimum Lot Area: 4,500.0 m2

•

Minimum Lot Frontage: 50.0 m

•

Minimum Front Yard: 6.0 m


• Minimum Side Yard: 3.0 m

•

Minimum Exterior Side Yard : 3.0 m

• Maximum Lot Coverage: 50%

• Maximum Building Height: 12.0 m

• Minimum Parking Required: 1.25 spaces

per dwelling unit

2.

Apartment dwellings on the lands zoned R4-102 will be

subject to the following regulations:

•

Minimum Lot Area: 4,500.0 m2

• Minimum Lot Frontage: 50.0 m

• Minimum Front Yard: 4.5 m


• Minimum Side Yard: 3.0 m

• Minimum Exterior Side Yard : 3.0 m

•

Maximum Lot Coverage: 50%• Maximum Building Height: 18.0 m

• Minimum Parking Required: 1.25 spaces

per dwelling unit



A-101

E R

I N P

A R K

D R

WELLING TON RD 124

FD

C2

M2

FD

FD

This is Schedule “1”

to By-law No. ______________

M2

FDC2

C2 FD

EP2

OS1

I

OS1

FD

OS1

OS1

OS1

R 4 - 1 0 1

R2-102

R 2

- 1 0 1

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2 101

R2-101

R2-101

R2-102

R2-101

R2-102

R2-102

R 2 - 1

0 2

R 2 - 1

0 2

R2-101R2-101

R2-102R2-102

R2-102

R2-102

R2-102

R2-102

OS1

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R 2 - 1 0 1

OS1

OS1

OS1

R 4 - 1 0 1

R 4 - 1 0 1

R 4 - 1 0

1


OCTOBER 2012



APPENDIX IV


Schedule “A2” – Erin

SCHEDULE A2

ERIN

X

X I



1 - Existing licensed aggregate operations (sand, gravel, bedrock) are shown in

Appendix 2 for information purposes.

0 2.5 51.25

Kilometres

This is not survey data. All rights reservered. May not be reproducedwithout permission.

Sources:County of Wellington, Planning and Development Department, Ministry ofNatural Resources, Grand River Conservation Authority, Credit ValleyConservation Authority, and Upper Grand District School Board.

Produced using natural resource information provided by localConservation Authorities and the Ministry of Nat ural Resources(Copyright Queen's Printer, 1997).

File: F:\Land Information System\Nad83OP\Erin Wetlands\Erin_ScheduleA2.mxd Date Printed: February 12, 2012

Legend

The Rural System

Recreational

Prime Agricultural

Policy AreaPA

1

Country ResidentialC.R.

Mineral Aggregate Area

The Urban System

Urban Centre

Hamlet AreaH.

U.C.

Other

Everton Water ManagementProtection Area

Landfill Site*Trail

The Greenlands System

Core Greenlands

Greenlands

Earth Science (Provincial ANSI)

Secondary Agricultural

Built Boundary

*

H.Ballinafad

Crewsons Corners

H.

Ospringe

H.

OrtonH.

Cedar Valley

H.

U.C.

Hillsburgh

U.C.

Erin

Brisbane

H.

May 6, 1999

County Roads

Updated: February 14, 2012

GUELPH-ERAMOSASCHEDULE A3

3 2

3 1

3 0

2 8

2 7

2 6

2 5

2 4

2 3

2 2

2 1

2 0

1 9

1 8

1 7

1 6

1 5

1 4

1 3

1 2

1 1

1 0

9

8

7

6

5

4

3

2

1

I

PA2-1

PA2-3

PA2-2

I I

I I I

I V

V

V I

V I I

V I I I

I X

126

2 9

1124

1124

152

123

1124

125

125

142

142

124

150

150

124

124

122

122

122

1125

1125

126

C.R.

C.R.

C.R.


OCTOBER 2012



APPENDIX V


Table 7



TABLE 7

ERIN

2006 2011 2016 2021 2026 2031


Households 3,810 3,960 4,160 4,510 4,850 5,180

Total Employment 2 3,550 3,590 3,780 4,600 5,020 5,460

Urban Centres

2006 2011 2016 2021 2026 2031

ERIN VILLAGE


Households 1,030 1,050 1,090 1,240 1,390 1,530

HILLSBURGH


Households 410 430 460 540 610 690


OCTOBER 2012



APPENDIX VI

Town of Erin Official Plan

Schedule A-2 – Erin Urban Area




OCTOBER 2012



APPENDIX VII

Town of Erin Zoning By-law

Schedule B

(Zoning Map)



EP2

OS2

R1(F)

R1

R1(F)

MU(F)

R1(F)

R1

R1(F)

R1

EP2

EP2

EP2

EP2

EP1

EP2

EP2

EP2

EP2

EP2

EP1

EP2

EP1

EP2

EP1

EP1

EP2

SR17

T R

A F A

L G

A R

R D

M A I N

S T

SR15

W E L L I N G T

O N R D 1 2 4

E I G H T

H

L I N E

T E

N T

H L I N

E

WELLING TONRD 52

D A N I E L S T

DUND ASS T E

W E L L

I N G

T O N

R D

2 3

DUND AS S TW

S C O T

C H S T

E R I N

P A R K D R

P A T R I C K D R

ERIN WOODDR

ERINV ILL E DR

ERINHEIGH TSDR

C R E D I T

R I V E R R

D

O V E R L A N D D R

LEENDERSLN

P I N E R I D G E R D

E R I N D A

L E D R

PINE ST

D E L A M R B

R O D R

T HOMPSON CRES

MIL L W OODRD

A R M S T R O N G

S T

M C C U L L O G H D

R

E R I N L E

A C R E

S

W AT E R ST

W I L L I A M S T

D E L A R M

B R O D R

P I O

N E E

R D R

K IL D ARE D R

ASPEN C T

T R E E L O N G C R E S

K ENNE TH A VE

CENT RE ST

SPRINGST

DI ANNE RD

CARBERRYRD

F I R

S T

A V E

CED AR LN

P ARK BL VD

M A Y S T

W A T E R F O R D D R

W E S L E Y C R E S

L A U R E L L N

E AS T CHURCH ST

ROSSST

C H A R L E S

S T

S H A M

R O

C K

R D

S E

C O

N D

A V

E

SUNN YSIDE DR

LORNE ST

D

E L E R I N

C R E S

W H E E L O C K S T

B O

L A

N D

D R

CHURCH BL V D

L O N G L N

H I L L V I E W S T

C A R O

L Y N C T

.

T O M W E L L C R E S

M ARCH S T

U N I O N S T

Y O U

N G

S T

WELLING TON RD124

E I G

H T H L I N E

SR15

SR 15

W H E E L O

C K S T

EP2

I

I

I

I

R3-103

R3-101

A-183

R3-103

R3-101

R3-101

R3-101

R3-108

R3-101

R3-102

R3-104R3-111

R3-102

C2-102

R3-104

R3-108

OS1-110

R3-111

OS1-110

R3-108

R3-102

I

R1-108

R3 108

R1-108

MU-1

R3-104

MU-3

C3-106

R3-108

R3-101

R1-107

R3-111

R1-109

R3-111

R3-109

C3-109

A-135

R3-111

FD

M4

FD

M2

M2

FD

EP1

EP1

EP1

M2

OS1-109(F)

R1

FD

FD

C2

IN

R1

R1

OS1

C2

C2

FD

OS1

C1

R1

R3

FD

M1

EP1

IN

M3-103

EP1

R1

R1

R1

FD

R1

M1

R1

R3

R1

R1

R1

R1

FD

OS1-108

R3

R3

R1

C1

R1

R1

OS1

OS1

R1R1

C2

M1

R1

R1

C2

R1

R1

R1

R1

R1

R1

R4

R1

FD

FD

R1

R3

R1

R1

M2

OS1-108(F)

R3

R1

R3

R3

R1

R3

R1

R1

R1

C2

R1

R1

R3

C2

C2(F)

M3-109

OS1

R1

R1

R1

MU

EP1

C2-107(H)

R1

R1(F)

R1(H)

R1(F)

MU

R1

R1

R1

R1

R1

OS1(F)

R1

R1

R1(F)

R4

MU

MU

R1(F)

MU(F)

C1(F)

MU

R1(F)

MU

R1(F)

C1(F)

M1-101

R1

OS1(F)

OS1-104

R1-107

MU

C1(F)

R1

OS1-109

C1

OS1-101

R1

R2

R4

OS1-107

R1

MU(F)

EP1

C2

OS1

C2-106

R1

R2

R1(F)

MU(F)

R1(F)

M1-101

FD

OS1(F)

R3-111

OS1-107

R1

C2(F)

R1

FD

EP1

R4

R4

R1-111

R2

R1

R2

OS1-2(F)

C1(F)

OS1-101

C3-112

R2

MU-2

C3-116

R1-106

R1-105

R1(F)

R1(H)

R1(F)

C3-107

MU

FD

A-101

M2

FD

FD

EP2

EP2

EP2

FD

FD

FD

EP2

EP2

A-195


OCTOBER 2012



APPENDIX VIII

Draft Plan of Subdivision

1793-DES13 – September 24, 2012

2-planning justification report

Documents