2-Planning Justification Report
Transcript of 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.
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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)
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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
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FIGURE 1 – LOCATION MAP
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FIGURE 2 – IMMEDIATE CONTEXT MAP
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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
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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 ( )”
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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)
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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:
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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.
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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:
Erin Village: 4,400 people 1,530 households
Hillsburgh: 2,080 people 690 households
Rural Area: 9,050 people 2,960 households
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
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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
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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
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“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
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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
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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
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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
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
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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
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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
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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
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KLM PLANNING PARTNERS INC.
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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
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KLM PLANNING PARTNERS INC.
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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
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KLM PLANNING PARTNERS INC.
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APPENDIX I
Draft Official Plan Amendment
County of Wellington Official Plan
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AMENDMENT NUMBER XXX
TO THE OFFICIAL PLAN FOR THE
COUNTY OF WELLINGTON
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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
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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.
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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:
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:
Erin Village: 4,400 people 1,530 households
Hillsburgh: 2,080 people 690 households
Rural Area: 9,050 people 2,960 households
Total 15,530 people 5,180 households
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
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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.
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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
Total Population 1 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
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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.
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THE CORPORATION OF THE COUNTY OF WELLINGTON
SCHEDULE ‘A’
OF
OFFICIAL PLAN AMENDMENT NO. XXX
KLM PLANNING PARTNERS INC.
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OCTOBER 2012
APPENDIX II
Draft Official Plan Amendment
Town of Erin Official Plan
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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
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Amendment No. XX
to the Official Plan
forThe Town of Erin
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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.
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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.
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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”.
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LANDS SUBJECT
TO AMENDMENT
NO. XXX
“1”
KLM PLANNING PARTNERS INC.
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APPENDIX III
Draft Zoning By-law Amendment
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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
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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 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
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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
KLM PLANNING PARTNERS INC.
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APPENDIX IV
County of Wellington Official Plan
Schedule “A2” – Erin
SCHEDULE A2
ERIN
X
X I
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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.
KLM PLANNING PARTNERS INC.
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APPENDIX V
County of Wellington Official Plan
Table 7
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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
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APPENDIX VI
Town of Erin Official Plan
Schedule A-2 – Erin Urban Area
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KLM PLANNING PARTNERS INC.
OCTOBER 2012
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APPENDIX VII
Town of Erin Zoning By-law
Schedule B
(Zoning Map)
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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
KLM PLANNING PARTNERS INC.
OCTOBER 2012
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APPENDIX VIII
Draft Plan of Subdivision
1793-DES13 – September 24, 2012
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