planning justification report - town of erin justification report.pdf · planning rationale ......

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.

FILE No: P-1793

KLM PLANNING PARTNERS INC. OCTOBER 2012

______________________________________________________________________________________ PLANNING JUSTIFICATION REPORT Page 1 PART OF LOTS 16 & 17, CON 10, & PART OF LOT 16, CON 11 TOWN OF ERIN

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 MAP FIGURE 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) APPENDIX III - Draft Zoning By-law Amendment APPENDIX IV - County of Wellington Official Plan, Schedule “A2” APPENDIX V - County of Wellington Official Plan, Table 7 APPENDIX VI - Town of Erin Official Plan, Schedule A-2 APPENDIX VII - Town of Erin Zoning By-law, Schedule B (Zoning Map) APPENDIX VIII - Draft Plan of Subdivision



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 minimal vegetation; 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/industrial buildings 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.



FIGURE 1 – LOCATION MAP



FIGURE 2 – IMMEDIATE CONTEXT MAP



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



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 Wellington Official 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 of worship (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 to rezone the lands from “Future Development (FD)” 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”



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. Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) provides municipalities with policy direction to implement appropriate development and land use regulations. It allows for development to occur while protecting resources of provincial interest, public health and safety, and the quality of the natural environment. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land use planning system.



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:

“Where an official plan was amended prior to December 16, 2004 to specifically designate land use(s), this approval may continue to be recognized through the conformity exercise addressed in section 5.3 and any further applications required under the Planning Act or Condominium Act, 1998, to implement the official plan approval are not required to conform with this Plan.”



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 the subject 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 the following 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 a

compact, 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 and villages 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. County of Wellington Official Plan (1999) The County of Wellington has recently initiated a 5-year review of its Official Plan, which will bring it into full conformity with the Greenbelt Plan (2005). Under proposed Official Plan Amendment No. 81, modifications include minor adjustments to the boundaries of Core Greenlands and settlement areas, as well as changes to development process



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 of Erin. 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:


Total 15,530 people 5,180 households Accordingly, the projected increase in population and households between 2011 and 2031 is as follows:

Erin Village: 1,400 people 480 households Hillsburgh: 800 people 260 households Rural Area: 1,400 people 480 households

Total 3,600 people 1,220 households This results in almost 60% of Erin’s population in 2031 living in the rural area, and almost 40% of the growth between 2011 and 2031 being accommodated in the rural



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 than permitted, 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 with the development of the SSMP, and will be discussed in more detail in the following section relating to the policies of the Town of Erin Official Plan.



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. A comprehensive 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 sewage facilities in the Town of Erin, and that new development would only be permitted on “individual private systems”. Alternatively, section 3.6.6 of the official plan describes the servicing strategy for the Village of Erin:



“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 and assessment 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 these designations 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 projected and 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. Town of Erin Zoning By-law 07-97 The subject lands are currently zoned “Future Development (FD)” in the Town of Erin Zoning By-law, permitting agricultural uses and single dwellings on an existing lot of record. This zone designation is intended to reserve those lands intended for future



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-rise apartments 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 with those designated in the Town of Erin Official Plan, Schedule A-2 (see Appendix VI), and also meets the goals and objectives of the PPS, the Growth Plan and the County Official Plan by encouraging steady economic growth through an adequate supply of commerce and industry, as well as providing a balance of jobs and housing, diversifying the local tax base, and ensuring that the lands and services are available to meet the needs of the community.



Population and Density The total site area is ±113.7 hectares, of which ±19.1 hectares consists of designated Core 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 Erin beyond 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 should be specifically allocated to this development.



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 in the 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 population and 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

Total 3,720 people 1,240 households Accordingly, Table 7 is proposed to be amended as follows:

TABLE 7 ERIN

2006 2011 2016 2021 2026 2031

Total Population 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 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

HILLSBURGH


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 provide a gathering space for the entire community; as well as a larger community park with the ability to accommodate sports fields or a large track, serving the entire community including the adjacent high school. The parks have been strategically located within the concept plan so that they are easily and readily accessible to as many residents as possible; being linked to each other



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), which aims to address the Towns servicing, planning and environmental issues over the next 25 years. The background report identifies the need for the Town of Erin to upgrade its services to include a municipal sewage services as a way to protect the Towns ground water resources, as well as the Credit River Watershed. Together with terminating the use of “partial services” this would implement the Town’s Official Plan policies, and bring it into conformity with the PPS.



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 using an 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 Town of 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 of this 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 adequate parkland, open space, recreation opportunities to meet community needs, as well as protecting and enhancing the natural environment. As concluded in the Environmental Impact Statement, prepared by Dillon Consulting Ltd., appropriate development limits will be established during the detailed review of the enclosed applications. Additionally, a Stage 2 Archaeological Assessment is recommended to be



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 encouraging industrial, 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 lands will 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 of the PPS and the Growth Plan by providing direct linkages to community amenities, including the Elora-Cataract Trail, as well as an overall safe and efficient vehicular and pedestrian system. The street network will also incorporate various urban design principles, which increase the attractiveness for residents to use alternative modes of transportation such as



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 with buildings 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 experience within 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 a benefit 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, residential community 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 development represents good planning. James M. Kennedy, MCIP, RPP


______________________________________________________________________________________ PLANNING JUSTIFICATION REPORT PART OF LOTS 16 & 17, CON 10, & PART OF LOT 16, CON 11 TOWN OF ERIN

APPENDIX I

Draft Official Plan Amendment County of Wellington Official Plan

AMENDMENT NUMBER XXX

TO THE OFFICIAL PLAN FOR THE

COUNTY OF WELLINGTON

of 8

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 the Planning 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

CLERK

of 8

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.

of 8

PART A – THE PREAMBLE PURPOSE

The purpose of the proposed Official Plan Amendment is to update the projected growth for Erin Village to 2031, to accommodate the development of a proposed draft plan of subdivision within the urban area of the Town of Erin. BACKGROUND

The County of Wellington Official Plan designates the subject lands as an “Urban Centre” on Schedule “A2”, 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. The Growth Strategy Policies under Section 3.2 forecast that 83% of population growth will 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 projects population and households in 2011 as follows:


Total 11,930 people 3,960 households For the year 2031 it projects the following:


Total 15,530 people 5,180 households Accordingly, the projected increase in population and households between 2011 and 2031 is as follows:

Erin Village: 1,400 people 480 households Hillsburgh: 800 people 260 households Rural Area: 1,400 people 480 households

Total 3,600 people 1,220 households This results in almost 60% of Erin’s population in 2,031 living in the rural area and almost 40% of the growth between 2011 and 2031. 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.

of 8

Section 3.3.1 identifies an intensification target, 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 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. With respect to “Medium Density Development”, section 8.3.5 a) 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 than permitted, therefore an additional amendment is required to increase the maximum permitted density for medium density development in both townhouse and apartment format.

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 households from 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 per hectare for townhouses and apartment types at up to 165 units per hectare for apartments for medium density development on full municipal services on the subject lands.

Schedule A2 - Erin To add the boundary of special policy area “PA2-4” to the Schedule.

PART B – THE AMENDMENT All of this part of the document entitled Part B – The Amendment, consisting of the following text and table constitute Amendment No. XXX to the Official Plan of the County of 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 replacing

it 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

HILLSBURGH


Households 410 430 460 540 610 690

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 as PA2-4 on Schedule “A2”, that medium density development on full municipal services should not exceed 55 units per hectare (18 units per acre) for townhouses, and 165 units per 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



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 the

Official 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 is

hereby adopted.

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

The 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 and background 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 constitutes Official 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 subject lands.

2. Location: Generally east of Erin Park Drive, between County Road 124 and

Dundas Street East (Sideroad 15); legally described as Part of Lots 16 and 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, as well 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 SUBJECTTO AMENDMENTNO. XXX

“1”



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 By-Law, Location, Roll #

SPECIAL PROVISIONS

R2-101 By-law 12-XXX Pt Lots 16 & 17, Con 10 & Pt Lot 16, Con 11

Notwithstanding the provisions of the R2 Zone, the lands zoned R2-101 will be subject to the following regulations:

• Minimum Lot Frontage: 11.0 m • Minimum Lot Area: 350.0 m2 • Minimum Interior Side Yard:

One Side 1.2 m Other Side 0.6 m


Notwithstanding the provisions of the R2 Zone, semi-detached dwellings on the lands zoned R2-102 will be subject to the following regulations:

• Minimum Lot Frontage (each unit): 7.65 m • Minimum Lot Area (each unit): 244.5 m2 • Minimum Front Yard: 6.0 m • Minimum Interior Side Yard:

One Side 1.2 m Other Side 0.0 m


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 m2 • Minimum Front Yard: 3.0 m • Minimum Rear Yard: 6.0 m • Minimum Exterior Side Yard: 3.0 m


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 Rear Yard: 7.5 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 Rear Yard: 7.5 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

Passed by Council on xx, xxx 2012 _______________________________ ______________________________

Mayor Clerk

Erin Zoning Map

Schedule "B"By-law No. 07-67

Town of Erin

Legend

EP1

Lakes & Rivers

Zones

A-101

E

SR 15

DUNDAS ST E

ERIN

PA

RK

DR

WELLINGTON RD 124

R3-101

R3-101

FD

C2

FDR1H)

M2

FD

FD

This is Schedule “1”to By-law No. ______________

M2

FDC2 C2 FD

EP2

OS1I

OS1

FD

OS1

OS1

OS1

IFD

FD

R4-

101

R2-102

R2-

101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-102

R2-101

R2-102R2-102

R2-

102

R2-

102

R2-101R2-101

R2-102R2-102

R2-102

R2-102

R2-102

R2-102

R4-102 R4-

102

OS1

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-101

R2-

101

R2-

101

OS1

OS1

OS1

R4-

101

R4-

101

R4-

101



APPENDIX IV

County of Wellington Official Plan Schedule “A2” – Erin

SCHEDULE A2

ERIN

1 - Existing licensed aggregate operations (sand, gravel, bedrock) are shown in Appendix 2 for information purposes.

0 2.5 51.25Kilometres

This is not survey data. All rights reservered. May not be reproduced without permission.Sources:County of Wellington, Planning and Development Department, Ministry of Natural Resources, Grand River Conservation Authority, Credit Valley Conservation Authority, and Upper Grand District School Board.Produced using natural resource information provided by local Conservation Authorities and the Ministry of Natural 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 CentreHamlet AreaH.

U.C.

Other

Everton Water ManagementProtection Area

Landfill Site*Trail

The Greenlands SystemCore GreenlandsGreenlandsEarth Science (Provincial ANSI)

Secondary Agricultural

Built Boundary

*

H. Ballinafad

Crewsons CornersH.

Ospringe

H.

OrtonH.

Cedar ValleyH.

U.C.Hillsburgh

U.C.

Erin

BrisbaneH.

May 6, 1999

County Roads

Updated: February 14, 2012

GUELPH-ERAMOSASCHEDULE A3

3231

30

2827

2625

2423

2221

2019

1817

1615

1413

1211

109

87

65

4

3

2

1

I

PA2-1

PA2-3

PA2-2

II

III

IV

V

VI

VII

VIII

IX

X

XI

126

29

1124

1124

152

123

1124

125

125

142

142124

150

150

124

124122

122

122

1125

1125

126

C.R.

C.R.

C.R.



APPENDIX V

County of Wellington Official Plan Table 7

Wellington County Official Plan May 6, 1999 (Last Revision February 24th, 2011) Page -15-

TABLE 7 ERIN

2006

2011

2016

2021

2026

2031

Total Population 1

11,680

11,930

12,490

13,510

14,530

15,530

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 Total Population 1

3,020

3,000

3,100

3,540

3,980

4,400

Households

1,030

1,050

1,090

1,240

1,390

1,530

HILLSBURGH Total Population 1

1,240

1,280

1,380

1,610

1,850

2,080

Households

410

430

460

540

610

690



APPENDIX VI

Town of Erin Official Plan Schedule A-2 – Erin Urban Area



APPENDIX VII

Town of Erin Zoning By-law Schedule B

(Zoning Map)

EP2

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

SR 10

SR 17

TRAFAL

GAR R

D

MAIN

ST

NINTH

LINE

SR 15

WELLINGTON RD 124

EIGHT

H LINE

TENTH

LINE

WELLINGTON RD 52

DANIE

L ST

DUNDAS ST EWE

LLING

TON R

D 23

DUNDAS ST W

SCOTCH ST

ERIN

PARK D

R

PATRICK DR

ERINWOOD DR

ERINVILLE DR

ERIN HEIGHTS DR

CREDIT RIVER RD

OVERLAND DR

LEENDERS LN

PINE RIDGE RD

ERINDALE DR

PINE ST

DELAMRBRO DR

THOMPSON CRES

MILLWOOD RD

ARMSTRONG ST

MCCULLOGH DR

ERINLEA CRES

WATER ST

WILLIA

M ST

DELARMBRO DR

PIONE

ER DR

SR 9

KILDARE DRASPEN CT

TREELO

NG CR

ES

KENNETH AVE

CENTRE STSPRING ST

DIANNE RD

CARBERRY RD

FIRST

AVE

CEDAR LN

PARK BLVD

MAY S

T

WATERFORD DR

WESLE

Y CRE

S

LAUREL LN

EAST CHURCH ST

ROSS ST

CHARLES ST

SHAM

ROCK

RD

SECO

ND AV

E

SUNNYSIDE DR

LORNE ST

DELER

IN CR

ES

WHEE

LOCK

ST

BOLAN

D DR

CHURCH BLVD

LONG LN

HILLVI

EW ST

CAROLYN CT.

TOMW

ELL CR

ES

MARCH ST

UNION ST

YOUN

G ST

WELLINGTON RD 124

SR 10

EIGHT

H LINE

EIGHT

H LINE

SR 15

SR 15

TENTH

LINE

WHEE

LOCK

ST

EP2

I

I

I

I

A-130

R3-103

R3-101

A-183

R3-103

R3-101

R3-101

R3-101

R3-108

R3-108

R3-101

R3-102

R3-104 R3-111

R3-102C2-102

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

M4

FD

M2

M2

FD

EP1

EP1

EP1

C3-114

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

R1R4

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

R1MU

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

R2R4

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

Erin Zoning MapSchedule "B"

By-law No. 07-67

Town of Erin

0 800 1,600400Metres

Created By: County of Wellington Planning and DevelopmentDepartmentFile: F:\Land Information System\Draw\Town_of_Erin\New Zoning Maps 2007\Erin Village Zoning Map.mxdThis is not survey data. All rights reserved. May not be reproduced without permission.Sources:County of Wellington Planning and Development Department 2011. Teranet 2002. Upper Grand District School Board.Ministry of Natural Resources.Updated: February 16, 2011.

F D

Legend

EP1Lakes & Rivers

Zones

A-101

M2

FD

FD

EP2

EP2

EP2

FD

FD

FD

EP2

EP2

A-195



APPENDIX VIII

Draft Plan of Subdivision 1793-DES13 – September 24, 2012

planning justification report - town of erin justification report.pdf · planning rationale ......

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