Southwood 4, Birdland Developments Ltd. Elmira, · PDF fileIBI GROUP FINAL SOUTHWOOD 4,...

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Southwood 4, Birdland Developments Ltd. Elmira, Township of Woolwich Planning Justification Report

Official Plan Amendment, Draft Plan of Subdivision Application and Zoning By-Law Amendment

Prepared for Birdland Developments Ltd. by IBI Group August 2, 2017

NOTE: Reference to the Residential Multiple (R-7 ) zone contained in this report should beResidential Multiple with Design Guidelines (R-7A)

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SOUTHWOOD 4, BIRDLAND DEVELOPMENTS LTD. ELMIRA, TOWNSHIP OF WOOLWICH PLANNING JUSTIFICATION REPORT Prepared for Birdland Developments Ltd.

Table of Contents

August 2, 2017 i

1 Introduction/Overview ........................................................................................................ 1

2 Context ................................................................................................................................. 2

2.1 Subject Property Location ........................................................................................ 2

2.2 Subject Property Site Context .................................................................................. 2

3 Proposed Development ...................................................................................................... 4

4 Existing Planning Controls and Evaluation ................................................................... 11

4.1 Planning Act, as Amended .................................................................................... 11

4.1.1 Matters of Provincial Interest .................................................................... 11

4.2 Provincial Policy Statement - 2014 ........................................................................ 12

4.3 Growth Plan for the Greater Golden Horseshoe (2017) ........................................ 14

4.3.1 Population and Employment Forecasts .................................................... 15

4.3.2 Designated Greenfield Areas .................................................................... 15

4.4 Region of Waterloo Official Plan ............................................................................ 16

4.4.1 Township Designated Greenfield Area ..................................................... 16

4.4.2 Range and Mix of Housing ........................................................................ 18

4.5 Township of Woolwich Official Plan ....................................................................... 19

4.5.1 ‘Residential and Ancillary’ Land Use Designation .................................... 19

4.5.2 Residential Land Use Policies .................................................................. 20

4.5.3 Open Space and Parkland Policies .......................................................... 21

4.5.3.1 Open Space Policies ....................................................................................... 21

4.5.3.2 Parkland Provision .......................................................................................... 21

4.5.4 Official Plan Staging of Development Policies .......................................... 22

4.5.5 Proposed Official Plan Amendment .......................................................... 32

4.6 Township of Woolwich Zoning By-Law .................................................................. 33

5 Supplementary Community Consultation Strategy ...................................................... 34

6 Supporting Technical Studies. ........................................................................................ 35

7 Summary and Recommendations ................................................................................... 36

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SOUTHWOOD 4, BIRDLAND DEVELOPMENTS LTD. ELMIRA, TOWNSHIP OF WOOLWICH PLANNING JUSTIFICATION REPORT

Prepared for Birdland Developments Ltd.

Table of Contents (continued)

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Figures

Figure 1 Site Location (Approximate) ................................................................................. 3

Figure 2 Proposed Conceptual Site Plan - Apartment ........................................................ 7

Figure 3 Proposed Conceptual Site Plan - Townhouse ...................................................... 9

Figure 4 Regional Official Plan Land Use Designations ................................................... 17

Figure 5 Township of Woolwich Official Plan Land use Designations .............................. 19

Figure 6 Township of Woolwich Settlement Plan - Southwood 4 ..................................... 22

Figure 7 Southwood 4 Policy Areas .................................................................................. 26

Figure 8 Southwood 4 Potential Phase Limits "A" ............................................................ 28

Figure 9 Southwood 4 Potential Phase Limits "B" ............................................................ 29

Figure 10 Southwood 4 Potential Phase Limits "C" .......................................................... 30

Tables

Table 1 Proposed Draft Plan of Subdivision Land Use Schedule ...................................... 5

Table 2 Minimum and Maximum Density Scenarios........................................................... 5

Table 3 Minimum Residential Development Scenario PPJ/ha Density .............................. 6

Table 4 Maximum Residential Development Scenario PPJ/ha Density ............................. 6

Table 5 Apartment Block Zoning Analysis .......................................................................... 8

Table 6 Townhouse Block Zoning Analysis ...................................................................... 10

Table 7 Planning Act, Matters of Provincial Interest ......................................................... 12

Table 8 Growth Plan Population and Employment Forecasts .......................................... 15

Table 9 Regional Official Plan Conformity Analysis.......................................................... 18

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Table of Contents (continued)

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Table 10 Excerpt of Township Official Plan Staging of Development Policies ................. 24

Table 11 2006 to 2017 (May) Building Permit Information (Source: Township of Woolwich) ......................................................................................................... 32

Table 12 Proposed Site Specific Zoning By-Law Regulations ......................................... 33

Appendices

Appendix A Draft Plan of Subdivision

Appendix B Proposed Conceptual Site Plan – Apartment

Appendix C Proposed Conceptual Site Plan – Townhouse

Appendix D Proposed Official Plan Amendment – Southwood 4 Policy Area

Appendix E Proposed Zoning By-Law Amendment – Southwood 4

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1 Introduction/Overview

This Planning Justification Report has been prepared on behalf of Birdland Developments Ltd., in support of their planning applications to provide for the proposed residential development located within the southwest portion of Elmira, Township of Woolwich.

The proposed planning applications include an Official Plan Amendment, Draft Plan of Subdivision Application and Zoning By-Law Amendment. The proposed development is to be referred to as ‘Southwood 4’, for the property known municipally as 1143 Listowel Road, Elmira and legally described as Part of Lot 107, German Company Tract, Township of Woolwich and Regional Municipality of Waterloo.

Birdland Developments Ltd. is proposing to develop the 28 hectare property to provide for a residential neighbourhood featuring between 444 and 513 residential units. The development proposes a mix of dwelling types, including single-detached, semi-detached, street townhouse units, cluster townhouses, and low rise apartment buildings together with multi-purpose trail, parks and natural areas. To support a walkable and safe pedestrian and vehicular environment, together with vehicular environment, the development is designed with a grid-like street network, which will allow for easy movement in and throughout the neighbourhood.

The Southwood 4 neighbourhood proposes to implement the settlement and land use designations of the Regional Official Plan and the Township Official Plan through three specific Planning Act applications to the Region (Draft Plan of Subdivision Application) and to the Township (Official Plan and Zoning By-Law Amendments.

A broad overview of the Planning Act applications being requested for approval are as follows:

1. An Official Plan Amendment application to create a new Southwood 4 Special PolicyArea to require development to provide for a minimum gross residential density of 45person and jobs per hectare and a maximum net residential density of 120 units perhectare to address conformity with the Regional Official Plan and Provincial policies;

2. A Draft Plan of Subdivision application to provide for the conveyance of municipal roads,dedication of parks, natural areas and stormwater management facilities and thecreation of residential blocks; and

3. A Zoning By-Law Amendment to implement the Official Plan and Draft Plan ofSubdivision for land uses and regulations.

In addition to the above applications, Birdland Developments Ltd. is requesting that Council support an adjustment to the Township’s Staging Areas as set out in its Official Plan. The proposed adjustment in staging is to support the development of residual 1A-1/Gingerich Special Policy Area through the inclusion of some of the 1A-2 lands due to changes to the premise of the staging and for the extension of municipal roads, the logical utilization of municipal servicing and for the completion of the neighbourhood.

This Planning Justification Report provides an overview of the proposed development within the context of the applicable public policies. The Planning Justification Report in coordination with the draft Official Plan Amendment, draft Zoning By-Law and Draft Plan of Subdivision together with the other supporting technical reports in our opinion appropriately addresses the requirements for a “Complete Application” as determined through the February 21, 2017 formal Pre-Submission Meeting. Our professional planning opinion as set out in this Report represents “good planning”.

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It is further recommended that this Planning Justification Report be made available to Council, technical review agencies and the Community for their review and consideration. This Planning Justification Report also provides, in accordance with the Planning Act and as identified at the Pre-Submission Meeting, a Public Consultation Strategy to provide the community for additional consultation.

The request to the Region and the Township is that the three (3) applications be reviewed in a coordinated manner and that any Public Meetings be scheduled in a similar manner.

2 Context

2.1 Subject Property Location The subject property is municipally known as 1143 Listowel Road, Elmira, Township of Woolwich. The legal description of the subject property is Part of Lot 107, German Company Tract, Township of Woolwich and the Regional Municipality of Waterloo. The subject property is generally located within the southwest area of the Elmira Settlement Area. The subject lands are adjacent to Listowel Road in the south and adjacent to Whippoorwill Drive in the north, as shown generally on Figure 1. This proposed development will be referred to as ‘Southwood 4”.

2.2 Subject Property Site Context As shown on ‘Figure 1’, the subject property is framed by Whippoorwill Drive to the north and Listowel Road (Regional Road 85) to the south. The lands to the northeast known as the Southwood 3 development (Registered Plan 58M-592) are currently under development. Three (3) streets from the Southwood 3 subdivision (Bur Oak Drive, Richard Rank Road, and SouthParkwood Boulevard) are proposed to be extended into the Southwood 4 development. Theboundary of their lands to the west (current Elmira settlement boundary) is defined by an existingfarm ditch that through other approvals, has been enhanced through naturalization andincorporated into the Draft Plan.

Birdland Developments owns other lands that are not part of this submission. Their lands located to the east of the subject lands will be considered through future development applications in accordance with the Township’s staging policies. A triangle shaped portion located south of the farm ditch that has frontage on Listowel Road has been excluded from the planning applications as the land is located outside of the settlement area as defined by the Township of Woolwich Official Plan. This triangle shaped parcel is being considered to be included within the settlement area through the Township’s boundary rationalization process and would be subject to future planning applications.

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Figure 1 Site Location (Approximate)

The subject property is located in close proximity to a range of commercial and industrial uses located on or adjacent to Arthur Street South (Regional Road No.21). These uses include a gas bar, restaurants (Crossroads, Tim Horton’s, Swiss Chalet, Twice the Deal Pizza), grocery stores (Foodland and Food Basics), and a broad range of additional commercial uses (Dollarama, Pet Valu, Voisin Chrysler). In addition to the above, lands to the west and south of the subject property are currently used for rural - agricultural farming purposes.

Southwood 3

Industrial Area

Commercial Existing Residential

Lion’s Arena

Rural – Agricultural

Rural – Agricultural

Farm Ditch - Naturalized

Client Owned Lands

Client Owned Lands

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3 Proposed Development

OVERVIEW

As shown on the Draft Plan of Subdivision within ‘Appendix A’, Birdland Developments is proposing to develop the subject property as a residential development providing for a range of between 444 and 513 residential units to be developed on a grid-like street network. The Draft Plan of Subdivision also provides for other land uses including parks, multi-purpose trail and an enlargement of the existing stormwater management facility.

When considering the existing urban settlement boundary, property configuration, existing road network and environmental constraints, the Draft Plan of Subdivision has been designed as a modified grid-like street network which will provide logical connections/extensions to the streets north, east and south of Southwood 4. Township staff directed that the street network includes two (2) 23 metre wide streets (Redbud Road and Timber Trail Road) connecting the proposed development to Listowel Road at the south of the plan area and Whippoorwill Drive at the north plan area.

These streets will serve as primary local collectors for vehicular traffic entering and exiting the proposed development. Redbud Road (via Richard Rank Road) will also provide access for residents of the Southwood/Birdland 3 development to Whippoorwill Drive. South Parkwood Boulevard is to be extended westerly and to form part of the collector road system. Provision has been made (Block on the Plan) to extend this road further west should the Urban Boundary be changed.

In accordance with Section 51 of the Planning Act, the applicant has prepared the attached proposed Draft Plan of Subdivision for the subject lands to allow for the eventual division and sale of individual blocks and parcels/lots. Through the proposed Draft Plan of Subdivision our client is proposing to develop between 444 and 513 residential units on a grid-like street network.

The Draft Plan of Subdivision also proposes extensive areas dedicated as parkland and open space. This includes approximately 2.88 ha of dedicated parkland distributed throughout the plan area, as well as a 2.68 ha multi-purpose trail along the western boundary of the plan. The applicant is proposing a 2.05 ha stormwater management block towards the south of the site.

The Draft Plan of Subdivision provides for extensive areas dedicated for park purposes. This includes the protection of the woodlot of approximately 1.8 hectares which completes the protection and dedication of the natural area provided through earlier plans, an additional area of approximately 1.0 hectare as active park and the naturalized - farm ditch as a multi-purpose trail connecting Whippoorwill Road with Listowel Road with an area of approximately a 2.68 hectare multi-purpose trail located as the western boundary. Combined with the extensive network of pedestrian walkways and sidewalks, the Draft Plan of Subdivision has been designed to foster a walkable and easy-to-navigate pedestrian environment.

To effectively manage stormwater and runoff from the proposed development, a 2.05 hectare stormwater management block is proposed to expand the existing stormwater management facility located in the south of the development. The existing facility was developed as part of Southwood 3.

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Details of the proposed Draft Plan of Subdivision are summarized in the Table 1:

Table 1 Proposed Draft Plan of Subdivision Land Use Schedule

The Draft Plan of Subdivision envisions a broad range and mix of housing options including single detached, semi-detached, street townhouse, cluster townhouses, and low rise four storey apartments, as detailed within Table 2. The Draft Plan of Subdivision is developed on a lotless block format for the single detached, semi-detached and street townhouse units to provide for flexibility to meet the housing market at the time of Final Approval (registration) while providing minimum and maximum densities. At the time of Final Approval these blocks would be lotted in accordance with the Conditions of Draft Plan Approval and the Zoning By-Law.

Dwelling Type Minimum Number of Units Maximum Number of Units

Single Detached 176 194

Semi-Detached 50 50

Townhouse (Street fronting and Cluster)

68 94

Apartment 150 175

Total 444 513

Table 2 Minimum and Maximum Density Scenarios

Blocks Land Use Area (Ha) Minimum Units

Maximum Units

1-24 Single Detached 8.8 176 194

25-29 Semi Detached 1.6 50 50

30-32 Townhouses 2.8 68 94

33 Apartments 1.8 150 175

34-37 Parkland 2.9

38 Stormwater Management 2.1

39-40 Walkway 0.03

41 Servicing 0.021

42-44 Future Street Connection 0.2

45-47 Reserve 0.003

48 Road Widening 0.03

49 Multi-Purpose Trail 2.681

Roads 5.13

Total Area of Plan 27.948

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PROPOSED RESIDENTIAL DENSITY

Both the Regional Official Plan and the Provincial Growth Plan for the Greater Golden Horseshoe provide a policy framework for “Designated Greenfield Areas” and require development in these areas achieve minimum residential densities.

Based on these policy requirements and the Person Per Unit standards provided by the Region of Waterloo, the Draft Plan of Subdivision has been designed to achieve a minimum residential density of 45.32 people and jobs per hectare (PPJ/ha) and a maximum density of 51.78 PPJ/ha as calculated in Table 3 and Table 4.

To be discussed within this Report through the detailed evaluation of the conformity with the public policies and addressed through the site specific proposed Official Plan Amendment, Table 3 and Table 4 demonstrate that the Draft Plan appropriately addresses the residential density requirements of the Regional Official Plan.

Unit Type PPU Standard

No. Units Population Population Related Employment

Single/Semi 3.25 226 734.5 20.566

Townhouse 2.44 68 165.92 4.64576

Apartment 1.77 150 265.5 7.434

Land Area 26.448 ha

Density (PPJ/ha) 45.32 PPJ/ha

Table 3 Minimum Residential Development Scenario PPJ/ha Density

Unit Type PPU Standard

No. Units Population Population Related Employment

Single/Semi 3.25 244 793 22.204

Townhouse 2.44 94 229.36 6.42208

Apartment 1.77 175 309.75 8.673

Land Area 26.448 ha

Density (PPJ/ha) 51.78 PPJ/ha

Table 4 Maximum Residential Development Scenario PPJ/ha Density

RESIDENTIAL DIVERSITY

Based upon the Draft Plan of Subdivision and as outlined within Table 1, the Regional Official Plan requires that a minimum of 30 per cent of new residential units be planned in forms other than single-detached and semi-detached units, such as town homes and multi-unit residential buildings to ensure residential diversity and support housing affordability.

The Draft Plan of Subdivision provides for a broad range and mix of housing options including single detached, semi-detached, townhouses, and apartment units, as detailed in Table 1 to address residential diversity.

The Minimum Residential Density Scenario provides for 49% of the units proposed would be townhouse or apartment units (i.e., not single or semi-detached dwellings). In the Maximum Residential Density Scenario provides for 52% of the units proposed would either be townhouse or apartment units.

This demonstrates that the Draft Plan of Subdivision appropriately will addresses the residential diversity requirements of the Regional Official Plan.

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PROPOSED APARTMENT BLOCK

To address the public planning policies and to provide for diversity of housing, the Draft Plan of Subdivision proposes a block to be developed for apartment style housing. The 1.73 hectare apartment block is located in the northwest corner of the Draft Plan of Subdivision (Appendix A) at the intersection of Whippoorwill Drive and Redbud Road. The Township has identified these roads as urban collectors. The Draft Plan of Subdivision proposes a range between 150 -175 apartment units within this block to ensure flexibility in the future. Based on the Conceptual Site Plan – Apartment as shown on Figure 2 and a larger version in Appendix B. The Draft Plan of Subdivision proposes three apartment buildings and (150 – 175 units) within 4 storey buildings with the understanding that a formal application would be submitted in the future through an additional development review process.

Figure 2 Proposed Conceptual Site Plan - Apartment

The Proposed Conceptual Site Plan – Apartment is provided to demonstrate that the proposed Apartment Block within the Draft Plan of Subdivision can be developed, to provide the rationale to the community for location, the design features, to provide guidance to the required Zoning By-Law regulations and direction to the future development application and review process.

Rationale and Design

From an planning and urban design perspective, proposing a an apartment block adjacent to the intersection of two collectors is preferred to address better vehicular access given that these

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roads are designed to have higher residential land use densities given their ability to accommodate the movement of more traffic than would local streets.

The “triangular shaped” block supports the residential buildings being located adjacent to the roads to “frame the street”, create an active streetscape and to create a gateway entry into the neighbourhood. Surface parking areas are oriented toward the rear of the buildings to “hide” them from the existing and proposed community. The naturalized farm ditch which will provide a multi-purpose trail in public ownership through the Draft Plan of Subdivision defines the rear lot line. Proposed landscaped buffers will assist with the transition from the trail to the parking areas. Pedestrian connectivity will be promoted through direct links to the multi-purpose trail.

The scale and height of the buildings will be limited through the Zoning By-Law regulations. Proposing three buildings and limiting the height through the Zoning By-Law to 12.5 metres (equivalent of 4 storeys) will limit the visual impact of the buildings and protect the privacy of neighbouring residents. It should be noted that the Township Zoning By-Law limits height for single detached residential to 10.5 metres and this height is in keeping with the community scale. Based on the Conceptual Site Plan – Apartment, the request is for an additional 2 metres of building height to accommodate the apartment style housing.

Through Section 41 of the Planning Act, as amended (Site Plan Control), the Township will, prior to the issuance of building permits, review a formal Site Plan and Building Elevations. Therefore, it should be understood that the future design of the site and buildings would be limited by the Zoning By-Law and would be determined through the approval of the Site Plan by the Township.

Proposed Zoning By-Law for Apartment Block

Based upon the existing Township Zoning By-Law R-7 Zone and the Conceptual Site Plan – Apartment, the proposed Zoning By-Law (Appendix D) would provide for the following regulations:

Regulation Requirement (R-7) Proposed Zoning By-Law (Appendix D)

Min. Front Yard 5.0 m 5.0 m

Min. Rear Yard 7.5 m 4.24 m

Min. Flankage Yard

4.5 m 4.5 m

Min. Lot Area NA 17, 273.54 sq. m

Min. Amenity Space

30.0 sq. m / unit 23.5 sq. m / unit

Max. Building Coverage

50% 21.1%

Max. Height NA +/- 12 m

Min. Parking 248 spaces (1.5 per unit) 255 spaces

Min. Accessible Parking

5 spaces: 3 ‘Type A’ and 2 ‘Type B’

6 spaces: 3 ‘Type A’ and 3 ‘Type B’

Table 5 Apartment Block Zoning Analysis

The proposed apartment block will meet all Township Zoning By-Law R-7 Zone requirements with the exception of amenity space (23.0 square metres per unit proposed, whereas 30.0

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square metres per unit is required) and rear yard setback (4.0 metres proposed, whereas 7.5 metres is required). For the purpose of the Zoning By-Law and to provide greater flexibility the proposed variances are rounded to a whole number.

The modification to the amenity space requirement is justified as the location of the apartment block is within proximity of significant public amenity areas (Park and Multi-Purpose Trail). The modification to rear yard setback is justified as it only relates to a corner of one of the proposed buildings, is adjacent to the Multi-Purpose Trail and not located adjacent to existing residential units and provides for the efficient utilization of the “point of the triangular” portion of the block.

Future development applications could include Site Plan and Draft Plan of Condominium.

PROPOSED TOWNHOUSE BLOCK

To address the public planning policies and to provide for diversity of housing, the Draft Plan of Subdivision proposes a block to be developed for cluster townhouse style housing. The 1.89 hectare townhouse is located in the northeast corner of the Draft Plan of Subdivision (Appendix A) at the intersection of Whippoorwill Drive and Redbud Road. The Township has identifiedthese roads as urban collectors. The Draft Plan of Subdivision proposes 50 – 70, 2 storeycluster townhouse units to ensure flexibility in the ultimate development of the block. TheConceptual Site Plan – Townhouse as shown on Figure 3 and a larger version in Appendix Cshows 10 townhouse blocks and 60 units with the understanding that a formal Site Planapplication would be submitted in the future through an additional development review process.

Figure 3 Proposed Conceptual Site Plan - Townhouse

The Proposed Conceptual Site Plan – Townhouse has been prepared to demonstrate that the block can be developed through a potential development scenario and to define the regulations required for the Zoning By-Law Amendment.

Based upon the Proposed Conceptual Site Plan – Townhouse, no vehicular access is proposed to Whippoorwill Drive and the units are proposed to be back lotted in a similar manner as existing residential units located to the north. Two private accesses are proposed to ensure second/emergency access is provided. One access is proposed to Redbud Road and one to Richard Rank Road.

To “mirror” the proposed design of the Proposed Conceptual Site Plan - Apartment where the buildings “frame” the street, the Proposed Conceptual Site Plan – Townhouse proposes that

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residential units will be oriented to the street with direct access to the road. This would include Units 7-18 and 55-60 fronting directly off of Redbud Road and the remainder of the units having access off of a private street.

The location and design of the intersection of Rosebud Road and Whippoorwill Drive were predetermined by the existing intersection of Nighthawk Lane and Whippoorwill Drive. Through other studies the development limits from the natural environment feature and required buffer determined the configuration of the proposed residential block. It should be noted that various iterations of the design were considered including having residential units face the road and access be provided by rear lane access. However, due to the configuration of the block and the protection of the adjacent woodlot boundaries resulted in a very inefficient design and which in our opinion didn’t appropriately address public policy.

Through Section 41 of the Planning Act, as amended (Site Plan Control), the Township will, prior to the issuance of building permits, review a formal Site Plan and Building Elevations. Therefore, it should be understood that the future design of the site and buildings would be limited by the Zoning By-Law and would be determined through the approval of the Site Plan by the Township.

Proposed Zoning By-Law for Townhouse Block

Based upon the existing Township Zoning By-Law R-7 Zone and the Conceptual Site Plan – Townhouse, the proposed Zoning By-Law (Appendix E) would provide for the following regulations:

Regulation Requirement (R-7) Proposed Zoning By-Law

(Appendix E)

Min. Front Yard Interior: 9.0 m

Exterior: 6.0 m

Interior: 6.0 m

Exterior: 6.0 m


Min. Side Yard To External Lot Line: 3.0 m

Between Rows: 3.0 m

Flankage: 4.5 m

To External Lot Line: 3.0 m

Between Rows: 3.0 m

Flankage: 4.5 m

Min. Lot Area 90 sq. m 215.4 sq. m

Max. Building Coverage

50% 36.6%

Max Building Height

10.5 m 10.5 m max

Min. Parking 60 spaces (1 per unit) 77 spaces (17 visitor spaces)

Min. Accessible Parking

3 spaces (4% of required)

1 ‘Type A’ and 2 ‘Type B’

3 spaces (4% of required)

1 ‘Type A’ and 2 ‘Type B’

Table 6 Townhouse Block Zoning Analysis

The proposed townhouse block will meet all Township Zoning By-Law R-7 Zone requirements with the exception of front yard setback (6.0 metres proposed, whereas 9 metres is required) and minimum rear yard (6.0 metres proposed, whereas 7.5 metres is required).


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The modification to the front yard setback will provide sufficient setbacks from the road for the parking outside of the garage for one vehicle, noting that additional visitor parking is provided in close proximity. The modification to the rear yard would provide sufficient private amenity area and separation between residential units and the natural environment. Both of these modifications to the regulations provide for an efficient utilization of the block which has been constrained by the required protection of the natural environment and the restrictions of the road location.

Future development applications could include Site Plan and Draft Plan of Condominium.

4 Existing Planning Controls and Evaluation

This section of the report provides an overview of planning controls applicable to the Southwood 4 development and an evaluation of conformity. The following public policies are identified to be considered which includes the Planning Act, as amended, Provincial Policy Statement - 2014, the Growth Plan for the Greater Golden Horseshoe - 2017, Region of Waterloo Official Plan, Township of Woolwich Official Plan and the Township of Woolwich Zoning By-Law.

It is noted that effective July 1, 2017, all Planning Act decisions are to be in conformity with the Growth Plan for the Greater Golden Horseshoe -2017. Therefore, the Growth Plan for the Greater Golden Horseshoe – 2006 is no longer applicable. The Region Official Policies Plan is in conformity with the 2006 Growth Plan and through the next Municipal Comprehensive Review will address the policies of the Growth Plan - 2017.

4.1 Planning Act, as Amended The Planning Act, R.S.O. 1990 c.P.13 as amended, sets out the legislative framework for land use planning in Ontario, and provides the authority for the Minister of Municipal Affairs and Housing to issue policy statements and plans to guide development in the province. The Act also sets out the legislative framework for local land use planning tools and plans, including Official Plans, Zoning By-Laws, and Plans of Subdivision.

Section 1 of the Planning Act provides that its purpose is to:

a) promote sustainable economic development in a healthy natural environment within the policy and by the means provided under this Act;

b) provide for a land use planning system led by provincial policy;

c) integrate matters of provincial interest in provincial and municipal planning decisions;

d) provide for planning processes that are fair by making them open, accessible, timely and efficient;

e) encourage co-operation and co-ordination among various interests;

f) recognize the decision-making authority and accountability of municipal councils in planning.

4.1.1 Matters of Provincial Interest

Section 2 of the Planning Act also sets out several matters of “provincial interest” which decision-makers must have regard to in carrying out their responsibilities under the Act. These matters include those summarized in Table 7.


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Provincial Interest Demonstration of Regard

Accessibility for persons with disabilities.

The Draft Plan of Subdivision features numerous accessibility features including barrier-free parking spaces in both the apartment and townhouse blocks and accessible walkaways and sidewalks.

The adequate provision of a full range of housing.

The Draft Plan of Subdivision features a mix of single-detached, semi-detached, townhouses, and apartment units.

The appropriate location of growth and development.

The subject lands are located within the Township of Woolwich Urban Area and within the Township Designated Greenfield Area, which has been identified by the Region and Township as an appropriate area for growth and development.

The promotion of development to support public transit and to be oriented to pedestrians.

The Draft Plan of Subdivision features a grid-like street network which could support the future integration of transit and creates an understandable pedestrian environment.

The promotion of built form that is well-designed, encourages a sense of place, and provides for public spaces that are of high quality, safe, accessible, attractive and vibrant.

The Draft Plan of Subdivision features a mix of residential unit types which will create interesting streetscapes and encourage a sense of place. The development will also feature a range of open spaces (walkways, parks and a trail) which will support the development of a healthy community.

Table 7 Planning Act, Matters of Provincial Interest

As part of the Township’s and Region’s review of the applications, the:

Official Plan Amendment would be considered in accordance with the provisions of Section 21 and 17 of the Act;

Zoning By-Law Amendment would be considered in accordance with the provisions of Section 34 of the Act; and

Draft Plan of Subdivision would be considered in accordance with Section 51 of the Act. A professional planning opinion related to Section 51(24) of the Act is provided within the Recommendations Section of this Report.

4.2 Provincial Policy Statement - 2014 The Provincial Policy Statement - 2014 (PPS) came into effect on April 30, 2014 and all planning decisions made on or after this date are required to be consistent with it. The focus of the PPS is to build strong, clean and healthy communities and encouraging efficient growth and land use patterns.

While the PPS was considered in its entirety in the preparation and review of this application, special consideration to the following policies was given:

1.4.1 To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall:


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a. maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and

b. maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans.

It is our planning opinion that the Draft Plan of Subdivision will contribute to the Township achieving its planned population forecasts/targets and help satisfy the need for additional housing in the Township and in particular the urban settlement of Elmira. The Draft Plan of Subdivision features a broad range of housing densities including single-detached, semi-detached, townhouse, and apartment units. This diverse range will help meet the spectrum of housing needs for existing and future residents.

1.4.3 Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:

a. establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households. However, where planning is conducted by an upper-tier municipality, the upper-tier municipality in consultation with the lower-tier municipalities may identify a higher target(s) which shall represent the minimum target(s) for these lower-tier municipalities;

b. permitting and facilitating: 1. all forms of housing required to meet the social, health and well-being

requirements of current and future residents, including special needs requirements; and

2. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3;

c. directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;

d. promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and

e. establishing development standards for residential intensification, redevelopment, and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.

It is our planning opinion the Draft Plan of Subdivision has been planned to conform with the minimum density targets set out in the Regional Official Plan which requires that a development be built to a density of at least 45 people and jobs per hectare. The Draft Plan of Subdivision supports the logical and coordinated development of the southwest area of the Elmira Settlement Area, completes a residential neighbourhood and through the logical expansion of infrastructure and servicing.

1.5.1 Healthy, active communities should be promoted by:

a. planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity;

b. planning and providing for a full range and equitable distribution of publicly-accessible built and natural settings for recreation, including facilities, parklands,


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public spaces, open space areas, trails and linkages, and, where practical, water-based resources;

c. providing opportunities for public access to shorelines; and d. recognizing provincial parks, conservation reserves, and other protected areas, and

minimizing negative impacts on these areas.

It is our planning opinion that the Draft Plan of Subdivision will support healthy and active lifestyles. The grid-like street network, pedestrian pathways, parklands and naturalized multi-purpose trail along the western portion of the site will support pedestrian activity.

In summary, It is our planning opinion that the Southwood 4 development proposed Official Plan Amendment, Draft Plan of Subdivision and Zoning By-Law Amendment are “consistent with” the Provincial Policy Statement.

4.3 Growth Plan for the Greater Golden Horseshoe (2017) The Province of Ontario approved the Growth Plan for the Greater Golden Horseshoe effective July 1, 2017, which sets out a long-term plan for growth and development in the Greater Golden Horseshoe area of Ontario. All decisions within the Growth Plan area must conform to the applicable provisions of the Plan.

Section 1.2.1 of the Growth Plan outlines the guiding principles for the plan, which include (not all are listed):

Support the achievement of complete communities that are designed to support healthy and active living and meet people's needs for daily living throughout an entire lifetime.

Prioritize intensification and higher densities to make efficient use of land and infrastructure and support transit viability.

Support a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes, and ages of households.

Improve the integration of land use planning with planning and investment in infrastructure and public service facilities, including integrated service delivery through community hubs, by all levels of government.

Provide for different approaches to manage growth that recognize the diversity of communities in the Greater Golden Horseshoe.

Protect and enhance natural heritage, hydrologic, and landform systems, features, and functions.

The Growth Plan also establishes a planned structure for the Greater Golden Horseshoe, comprised of a Greenbelt Plan Area, Agricultural Area, Rural Area, and Settlement Areas. Settlement Areas are further classified as Designated Greenfield Areas, Built-Up Areas, and Intensification Areas. The Growth Plan identifies the site as being within a designated Settlement Area and within a Designate Greenfield Area.

The Draft Plan of Subdivision together with the supporting Technical Studies demonstrate that the proposed development is located within the urban, fully municipally-serviced community of Elmira, will provide for the completion of the existing neighbourhood, provides for a diverse form of residential and at a variety of densities, utilizes the logical extension of municipal infrastructure and protects the natural environmental features.


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4.3.1 Population and Employment Forecasts

A key component of the Growth Plan are population and employment forecasts to plan for and manage growth in the Greater Golden Horseshoe. The Growth Plan sets out the following population and employment forecasts for Waterloo Region:

Year Population Forecast Employment Forecast

2031 742,000 366,000

2036 789,000 383,000

2041 835,000 404,000

Table 8 Growth Plan Population and Employment Forecasts

The Draft Plan of Subdivision will provide for the development of up to 513 new residential units which could accommodate over 1,300 residents. These residential units will assist the Region and the Township to achieve the population forecasts as set out in the Growth Plan (Schedule 3 of the Growth Plan).

4.3.2 Designated Greenfield Areas

As noted previously, the Growth Plan identifies the Draft Plan of Subdivision lands as being within a Designated Greenfield Area. Section 2.2.7 of the Growth Plan sets out planning policy with respect to designated Greenfield Areas, which provide provincial policy direction for the site. Of note, Policy 2.2.7.1 of the Growth Plan provides that these areas will be planned, designated, zoned and designed in a manner that:

contributes to creating complete communities; is based on street configurations, densities, and an urban form that support walking,

cycling, and the early integration and sustained viability of transit services; provides a diverse mix of land uses, including residential and employment uses, to

support vibrant neighbourhoods; and, creates high quality public open spaces with site design and urban design standards

that support opportunities for transit, walking and cycling.

The Draft Plan of Subdivision will support the residential development within the Elmira Settlement Area as a complete community, through the provision of a range of housing types, extensive parkland and open space, and densities supportive of nearby employment areas. The Draft Plan of Subdivision has been designed to provide for a grid-like street network and extensive pedestrian connections which will support walking and cycling throughout the site, and the potential future integration of transit services should they become available.

The Growth Plan establishes a minimum density target of 50 residents and jobs combined per hectare for Designated Greenfield Areas within an upper or single-tier municipality. In order to achieve this density target, the Region of Waterloo’s Official Plan provides that all Designated Greenfield Areas within the Urban Areas (i.e., Cambridge, Kitchener, and Waterloo) should be planned to achieve a minimum density of 55 people and jobs per hectare, while within the Township Designated Greenfield Areas should be planned to achieve a minimum density of 45 people and jobs per hectare. The Draft Plan of Subdivision has been designed to achieve a minimum density of 45.32 people and jobs per hectare, and to a maximum of 51.78 people and jobs per hectare. The proposed Official Plan Amendment proposes to create a new Southwood 4 Special Policy Area with policies to define the minimum number of persons and jobs per hectares and the net residential density to address the Regional Pan.

It should be noted that the approved Regional Official Plan implements the Growth Plan for the Greater Golden Horseshoe -2006, as amended. Subsequently, effective July 1, 2017 the


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Province approved the Growth Plan for the Greater Golden Horseshoe - 2017 which sets out a policy framework to be implemented when the next Municipal Comprehensive Review (Official Plan Review) is completed future is completed and through the release of specific guidance documents. Consideration of the Draft Plan of Subdivision and other application can continue through the determination of conformity with the approved Regional Official Plan.

In summary, it is our planning opinion the Southwood 4 development proposed Official Plan Amendment, Draft Plan of Subdivision and the Zoning By-Law are in conformity with the Growth Plan for the Greater Golden Horseshoe – 2017).

4.4 Region of Waterloo Official Plan In 2009, the Region of Waterloo adopted a new Regional Official Plan which sets out the planning policy and direction to guide growth and change in Waterloo Region over a 20 year planning horizon. The Regional Official Plan was approved by the Ministry of Municipal Affairs and Housing in 2010, and was subsequently appealed to the Ontario Municipal Board. The Ontario Municipal Board issued a decision with regard to the Regional Official Plan in June 2015, and as a result is now is in full force and effect. Accordingly, all land use planning within the Region of Waterloo and the seven area municipalities (including the Township of Woolwich) must now conform to the Regional Official Plan.

The Regional Official Plan determines areas for growth and development, sets out population and employment forecasts and density targets, establishes a fixed border between countryside and urban areas, promotes multi-modal transportation options and sets out policies to protect the Region’s valuable environmental and agricultural resources.

The Regional Official Plan is “consistent with” the Provincial Policy Statement -2005 and in conformity with the Growth Plan for the Greater Golden Horseshoe -2006, as amended. Through the next Municipal Comprehensive Review the Regional Plan will address the policy requirements of the Provincial Policy Statement – 2014 and the Growth Plan for the Greater Golden Horseshoe -2017. Until such time the Regional Official Plan polices must be appropriately be addressed.

4.4.1 Township Designated Greenfield Area

As shown on Figure 4, Schedule 3B of the Regional Official Plan identifies the Draft Plan of Subdivision as within the ‘Township of Woolwich Urban Area Boundary’ and the ‘Township Designated Greenfield Area’.


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Figure 4 Regional Official Plan Land Use Designations

The Regional Official Plan provides that lands designated ‘Township Designated Greenfield Area’ are those lands within Township Urban Areas that are outside the built boundary as identified by the Province. Section 2.E.6 of the Regional Official Plan provides that development occurring in Township Designated Greenfield Areas will be planned to achieve the requirements discussed in Table 9.

Requirement Discussion of Conformity

Establish a network of continuous sidewalks, community trails and bicycle pathways that provide direct, safe, comfortable and convenient linkages within the neighbourhood and externally to other neighbourhoods, including linkages to transit stops, employment areas, school sites, food destinations and community facilities.

The Draft Plan of Subdivision provides for an extensive network of pedestrian walkways and trails, including a pedestrian walkway along the entire westerly boundary of the plan area. The Draft Plan of Subdivision provides for a logical grid-like street network which will facilitate the safe and efficient of people and vehicles throughout the site, as well as the future integration of transit.

Provide any required easements, land dedications and pedestrian amenities in accordance with Policy 5.A.3 to support walking, cycling and existing or planned transit services for everyday activities.

All required easements will be conveyed prior to the final registration of the proposed Draft Plan of Subdivision.

Discourage the use of noise attenuation walls and berms through the use of passive noise attenuation measures in accordance with Policy 2.G.15.

No noise attenuation walls or berms are proposed at this time.

Subject Lands


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For areas serving a primarily residential function, achieve a minimum density of 45 residents and jobs per hectare.

The Draft Plan of Subdivision provides for a minimum residential density of 45.32 people and jobs per hectare.

Provide a development pattern and road network that supports the integration of transit services, where planned to be available in the future.

The proposed residential density and diversity together with grid-like street network will support the future integration of transit should it be available in the future.

Require development to be serviced by a municipal drinking-water supply system and a municipal wastewater system.

The Draft Plan of Subdivision is to be serviced by municipal water and wastewater services.

Table 9 Regional Official Plan Conformity Analysis

4.4.2 Range and Mix of Housing

Section 3.A of the Regional Official Plan sets out policy direction to support the development of a mix of housing types to meet the range of housing needs of the community and “to satisfy the various physical, social, economic and personal support needs of current and future residents”. To that end, the Regional Official Plan requires that a minimum of 30 per cent of new residential units be planned in forms other than single-detached and semi-detached units, such as town homes and multi-unit residential buildings.

As shown on the Draft Plan of Subdivision and described previously within this report, the Draft Plan of Subdivision provides for a broad range of housing forms including single-detached dwellings, semi-detached dwellings, townhouses, and apartment dwellings. As noted previously, the Draft Plan of Subdivision provides for a minimum of 269 townhouse or apartment units, which equates to approximately 52% of all units proposed.

4.4.3 Greenland Network

On Map No. 4 – Greenland Network, the existing woodlot is defined as Core Environmental Feature. Through the completion of a Scoped Environmental Impact Study, the core feature and buffer has been defined and which is implemented on Draft Plan of Subdivision as Block 34. Block 34 is to be conveyed to the Township of Woolwich.

4.4.4 Existing Roads and Proposed Roads and Corridors

On Map No. 5b – Existing Roads and Proposed Roads and Corridors, identify Listowel Road as an Existing Regional Road. The Draft Plan of Subdivision identifies Listowel Road as Regional Road No. 85 and provides for a road widening as required by the Regional Official Plan.

4.4.5 Township of Woolwich Source Water Protection Areas

On Map No. 6b – Township of Woolwich Source Water Protection Area, the Draft Plan of Subdivision is identified within WPSA – 8, which permits residential development.

4.4.6 The Countryside

On Map No. 7 – The Countryside, the southerly side of Listowel Road is identified as the Countryside Line.

In summary, it is our planning opinion the Southwood 4 development proposed Official Plan Amendment, Draft Plan of Subdivision and the Zoning By-Law are in conformity with the Regional Official Plan.


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4.5 Township of Woolwich Official Plan The Township Official Plan is the Official Plan in effect and governs the issue of conformity for the Township policies. The Township is taking steps to review for which the Official Plan such as the Settlement Boundary Rationalization, a comprehensive review has not been completed. Therefore, it is the approved Official Plan that is considered in the review of Southwood 4.

The Draft Plan of Subdivision is designated ‘Residential and Ancillary Use’ on Schedule “A” of the Township of Woolwich Official Plan. Further, the Draft Plan of Subdivision is subject to the Gingerich, 1A-1, and 1A-2 Policy Area provisions of the Official Plan, as shown on Figure 5. The woodlot located in the northeast portion of the Subject Lands is designated ‘Open Space Land Use Area’.

Figure 5 Township of Woolwich Official Plan Land use Designations

4.5.1 ‘Residential and Ancillary’ Land Use Designation

As noted above, the majority of the Draft Plan of Subdivision is designated ‘Residential and Ancillary Use Area’ by the Township of Woolwich Official Plan. Section 7.2 b) of the Official Plan provides that “this designation is intended to indicate areas within which consideration may be given to the provision of living accommodations of all kinds and uses ancillary to a residential area”. The Official Plan does not set out a list of permitted used for this designation but rather provides that “specific uses to be permitted, regulations and locations will be established in the Zoning By-Law.” In this regard, the Official Plan defers to the Zoning By-Law to regulate the types of uses permitted in the ‘Residential and Ancillary’ designation.

As the current ‘Agricultural’ zoning applicable to the subject lands does not permit the types of residential uses contemplated by the applicant, the applicant is proposing new ‘Residential Mixed High Density (R-5A)’ zoning for all single-detached and semi-detached blocks and ‘Residential – Multiple (R-7)’ zoning for all blocks planned to accommodate apartments or

Subject Lands


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townhouses. As detailed later in this report, it is our opinion that these proposed zones will allow for the types and quantum of uses proposed.

General Housing Policies

Policy 7.18.3.2 of the Township of Woolwich Official Plan sets out the Township’s policy direction for housing within the Elmira Settlement Area. The Official Plan requires that “a full range of housing types and densities” be provided within the Elmira Settlement Area in order to meet the needs of the current and future residents of the area. Likewise, the Official Plan requires the “integration of housing types and densities reflective of the low-density residential character” of Elmira and to encourage housing types and densities reflective of the traditional housing form, density and character of the area.

The Draft Plan of Subdivision provides for a range and mix of housing types (i.e., single-detached, semi-detached, townhouses, and apartment buildings) which will address the broad range of housing needs of current and future residents while balancing the policy requirements for the number of persons and jobs per hectare and the traditional housing form, density and character for Elmira. However, to address the policy requirements of the Province and the Region and for good planning reasons, higher residential densities (through low rise apartments and townhouses) are required and therefore proposed.

Section 7.18.3.2 d) of the Official Plan builds upon this direction and requires that a minimum of 30% of new housing be “smaller-lot single detached units, semi-detached units, plexes, townhouses and apartments”. As demonstrated earlier, the Draft Plan of Subdivision provides for between 49% (minimum) and 52% (maximum) of units which are either townhouse or apartment units.

4.5.2 Residential Land Use Policies

Section 7.18.5 of the Township Official Plan sets out its policies for residential land uses within the Elmira Settlement Area. Policy 7.18.5.2 provides that “the Elmira Settlement Area shall have a planned future population of approximately 12,210 people within the planning period to 2016”. The Official Plan also provides that gross residential density for the entire settlement area will be 14.8 units per gross residential hectare, while the maximum net residential density for any particular site is 60 units per net residential hectare.

Through discussion with the Township, they advise that the municipality is moving away from this approach to better align with Provincial and Regional policy framework when considering development applications. Based upon these discussions, a site specific Official Plan Amendment is required. The proposed Official Plan Amendment (Appendix D) will address the minimum required persons and jobs per hectare and the maximum net residential density.

Section 7.18.5 of the Official Plan also encourages the development of a range and variety of dwelling unit types and densities as well as innovative housing types and subdivision design. As detailed previously, the proposed development will feature a broad range of unit types, including single-detached, semi-detached, townhouses, and apartment units.

In addition to the above, Section 7.18.5 requires that all residential development shall be serviced by full municipal sanitary sewer, water, storm sewer and electrical services. As detailed within the Functional Servicing Report and Stormwater Management Report prepared by Walter Fedy, the Draft Plan of Subdivision is proposed to be built on full municipal sanitary sewer, water and through the planned expansion of the existing stormwater management facility (provided through Southwood 3). Through the development review process Waterloo North Hydro will confirm that the Plan of Subdivision will be developed through the logical extension of the electrical system.


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4.5.3 Open Space and Parkland Policies

4.5.3.1 Open Space Policies

The use of lands designated Open Space in the Elmira Area is governed by Open Space Land Use Designation policies provided in Section 7.2.1 f) of the Official Plan. The Draft Plan of Subdivision defines the limits of the naturalized farm ditch and the natural environment area to implement the Open Space Designation.

4.5.3.2 Parkland Provision

The Planning Act and the Township Official Plan has defined requirements to address the required parkland dedication for development applications. The Township further through the 1A-1 Policy Area and Gingerich Policy Area within the Official Plan has policies specific to provide further direction on how parkland dedication is to be addressed for development approvals.

a) In considering proposed subdivisions, severances, minor variance or Site Plans for residential purposes, the Township may require that land be conveyed to the municipality for park or other public recreational purposes not exceeding 5% of the lands proposed for development, exclusive of Restricted Land Use Areas, or one hectare per 300 dwelling units proposed. Alternatively, the Township may accept cash-in-lieu of parkland as provided for in the Planning Act.

b) In considering proposed subdivisions, severances, minor variances or site plans for commercial or industrial purposes, the Township may require that land be conveyed to the municipality for park or other public recreational purposes not exceeding 2% of the lands proposed for development, exclusive of Restricted Land Use Areas. Alternatively the Township may accept cash-in-lieu of parkland as provided for in the Planning Act.

The traditional approach to parkland as provided through the Planning Act is to convey 5% of the land area within Draft Plan of Subdivision. If this approach was undertaken the required dedication would be 1.4 hectares (27.95 hectares X 5%).

However, for 1A-1-Policy Area Official Plan Policy 7.18.14.14 d) provides further direction and which states:

“In order to ensure its retention, the woodlot south of Whippoorwill Drive and west of Arthur Street, designated Open Space Land Use on Schedule ‘A’ ‘Settlement Plan “Elmira” , will be conveyed to the Township as part of the Draft Plan of Subdivision for the lands contained in 1A-1 and the Gingrich Policy Area. Such conveyance will be accepted by the Township as fulfilling all requirements for parkland dedication for the development of Area 1A-1”.

Based on the woodlot south of Whippoorwill Drive and west of Arthur Street, designated Open Space Land Use on Schedule ‘A’ ‘Settlement Plan “Elmira” and as shown on the Draft Plan of Subdivision would have an area of 1.88 hectares.

Based upon Official Plan Schedule ‘A’ and the Draft Plan of Subdivision the land area located within 1A-1 Policy Area and Gingrich Policy Area is 7.55 hectares. The parkland dedication of 1.88 hectares through the woodlot satisfies the park dedication for 1A-1 Policy Area and Gingrich Policy Area.

The remaining land area of the Draft Plan of Subdivision located within 1A-2 Policy Area as shown on Schedule ‘A’ ‘Settlement Plan “Elmira” of the Draft Plan and subject to 5% park dedication is 20.40 hectares (27.95 hectares – 7.55 hectares). The remaining required parkland dedication is 1.02 hectares (20.40 hectares X 5%). The Draft Plan of Subdivision provides for


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the dedication of 2.88 hectares of park. Taking into account the woodlot area of 1.88 hectares, the Draft Plan of Subdivision provides for the dedication of 1.0 hectares which in our opinion satisfies the parkland dedication requirements of the Township.

4.5.4 Official Plan Staging of Development Policies

In addition to providing the traditional land use policies and development guidance, the Township Official Plan has strong policy direction on Staging of Development. The Staging of Development Policies were developed to maintain the character of the community and achieve a growth rate that was acceptable to the community for a broad range of reasons including sustainability. At the time of developing the policies, with significant community engagement, not without criticisms and challenges the policies were approved by the Ontario Municipal Board. Therefore, development considerations have been guided through the implementation of the Staging of Development policies.

At this time, the remaining Staging of Development Areas identified in the Official Plan for residential development approvals consideration would be the residual area of 1A-1 Policy Area, Gingerich Special Policy Area, 1A-2 Southwest Policy Area and Barnswallow Drive Policy Area (10).

As shown on Figure 6 – Southwood 4 has been added to the Township of Woolwich Settlement Plan – “Elmira” (illustrated for reference purposes). The Southwood 4 includes part of the residual area of 1A-1 Policy Area, Gingerich Special Policy Area and 1A-2 Southwest Policy Area.

Figure 6 Township of Woolwich Settlement Plan - Southwood 4


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The applicable Staging of Development policies are provided within Table 10.

Policy Area Official Plan Staging of Development Policies

1A-1 Policy Area

7.18.14.11

The following policies apply to the 1A-1 Policy Area as indicated on Schedule 'A' 'Settlement Plan - "Elmira"'.

a. The 1A-1 Policy Area will be developed utilizing a gravity drainage sanitary sewage system, which shall be provided to the Policy Area through a connection to the existing municipal sanitary sewage system.

b. The servicing limit of 1A-1 Policy Area is expressed as the existing 365.0 M.A.S.L. contour as defined by the natural topography of the site.

c. Minor modifications to the servicing limit shall be permitted without modification to the Elmira Settlement Plan, if considered appropriate by Township Council, in support of servicing and/or traffic requirements and/or planning and urban design objectives.

d. In order to ensure its retention, the woodlot south of Whippoorwill Drive and west of Arthur Street, designated Open Space Land Use on Schedule 'A' 'Settlement Plan "Elmira"', will be conveyed to the Township as part of the Draft Plan of Subdivision for the lands contained in Area 1A-1 and the Gingrich Policy Area. Such conveyance will be accepted by the Township as fulfilling all requirements for parkland dedication for the development of Area 1A-1. Notwithstanding the Open Space Land Use designation, the extension of Pintail Drive to provide access and services to the lands south and west of the woodlot will be permitted to the satisfaction of the Township. In addition, within the area identified as "Pintail Extension" on Schedule 'A' 'Settlement Plan "Elmira"', limited residential development on the lands fronting the east, west and south side of the Pintail Drive extension will be permitted subject to an appropriate Tree Saving Plan to the satisfaction of the Township

Gingerich Policy Area

7.18.14.14

Notwithstanding Section 7.18.14.11a), b) and c) and 7.18.16.1, this Plan recognizes the desirability of providing an additional road connection from Area 1A-1 to the existing municipal road network to the west of the woodlot described in Section 7.18.14.11 (d). To encourage and facilitate the provision of such road connection, the plan permits development of the Gingerich Policy Area concurrent with Policy Area 1A-1, based on the submission of an acceptable subdivision proposal which demonstrates how developments meet the objectives of this Plan, and can be developed based on acceptable engineering practices.

South-west Policy Area

7.18.14.8

The following policies apply to the South-west Policy Area as indicated on Schedule 'A' 'Settlement Plan - "Elmira"'.

a. Residential development of the South-west Policy Area (Area 1A-2) is not anticipated in the planning period to the year 2016 and shall not be brought forward for development unless, by resolution of Township Council, it is considered that:

I. The implementation of Staging of Development Policies of the Elmira Settlement Area Plan require an additional inventory of lands to satisfy the requirement for a three year inventory of draft approved and registered plans or a ten year supply of lands designated for residential land use; or,


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II. The inventory of lands is required to ensure sufficient flexibility in the provision of residential land use development opportunity.

b. Consideration for residential development of the South-west Policy Area will be subject to Township Council approving the allocation of sewage treatment capacity to support the application for development of all or a portion of the lands.

Table 10 Excerpt of Township Official Plan Staging of Development Policies

Rationale for Modification of Staging of Development

The proposed Southwood 4 Draft Plan of Subdivision respects the requirements of the Official policies related to staging of development as identified within the Policy 7.18.14.11. The review and analysis of this report will relate to implementing the staging policies of the Official Plan for the Southwood 4 Draft Plan of Subdivision.

While maintaining the fundamental principles of the staging polices, it is our planning opinion that many of the policy assumption which the staging limits were determined have changed and which should result in accordance with Official Plan can be modified.

The policy assumptions that have changed would include but are not limited to:

The availability of the trunk sanitary sewer at the intersection of Arthur Street and Listowel Road;

The Listowel Road Sanitary trunk sewer being constructed to service the existing settlement limits and provide for future lands (located within the Regional Official Plan Countryside Line) in anticipation when the Township amends their Official Plan in the future;

The 1A-1 Policy Area servicing limit was defined by the existing 365.0 M.A.S.L. contour as defined by the natural topography of the site. Given the built municipal infrastructure for Southwood 3 to address other existing conditions the elevation for gravity sanitary sewer is no longer applicable;

The Gingerich Special Policy Area and the residual 1A-1 Policy Area to be serviced by gravity will connect to the Listowel Road sanitary trunk sewer; and

The stormwater management facility required for the Gingerich Special Policy Area and the 1A-1 Policy Area is located southerly generally adjacent to Listowel Road.

In addition, through the approval of Southwood 3, both Council and the community identified a desire for a municipal road access to Listowel Road in the south, to Whippoorwill Drive in the north, the conveyance of the woodlot to the municipality and to complete the adjacent neighbourhood.

Importantly, the Township Official Plan through Section 17.18.14.11 c) permits without modification to the Elmira Settlement Plan, if considered appropriate by Township Council, in support of servicing and/or traffic requirements and/or planning and urban design objectives a modification to the Staging.

The request to Council in accordance with Section 17.18.14.11 c) is to modify the Staging for the Draft Plan of Subdivision to permit the development to proceed with the standard condition of Draft Approval which generally states: “That prior to final approval the Owner shall stage this plan to the satisfaction of the Township of Woolwich and Region of Waterloo.”

Taking into account the changes to the original assumptions, the request for modification to the staging plan is based upon:


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Township growth expectations have not been achieved;

Township infilling expectations have not been achieved;

The Official Plan provides an opportunity for Council to modify staging by resolution;

Supports the current Staging of Development as provided within the Official Plan;

The completion of neighbourhoods;

Secondary road access;

Infrastructure - sanitary sewers, water and stormwater management;

Mix of housing form and densities;

Addressing the municipal housing needs and choice;

Supporting local builders; and

Good engineering and planning principles.

To illustrate the request a series of Figures have been developed which should be referred to.

Figure 7 – Southwood 4 – Policy Area illustrate the policy areas of Schedule A –Elmira of the Township Official Plan that apply to the Southwood 4 Draft Plan. Included are the residential areas and excluded are the naturalized farm ditch that defines the western limit, the woodlot and the proposed expansion to existing stormwater management facility to avoid temporary facilities. The rationalization for excluding the naturalized farm ditch and the woodlot area as there are no development rights within those lands. The expansion to the stormwater management facility is excluded as an area would be required to provide stormwater management for the residual lands of 1A-1 Policy Area and the Gingerich Policy Area and to avoid temporary facilities.

Within Southwood 4 Draft Plan of Subdivision there is:

approximately 5.53 hectares within 1A-1 Policy Area; approximately 2.02 hectares within Gingerich Policy Area; and approximately 12.45 hectares within 1A-2 Policy Area.

Excluded from Southwood 4 Draft Plan is approximately 2.38 hectares of 1A-1 Policy Area based upon drainage areas that would require a new and separate stormwater management facility located outside of the plan area oriented towards Listowel Road and Arthur Street direction. Therefore, these lands owned by Birdland developments Ltd. would be subject to a future development application.

Based upon this Figure 7 approximately 7.55 hectares of 1A-1 Policy Area and Gingerich Policy Area can be developed without modification to the approved staging. In addition, of the 1A-2 Policy Area, consideration could be given to developing 2.38 hectares with support from the Council through the allocation of 1A-1 Policy Area outside of the Draft Plan of Subdivision.

However, when you consider the Draft Plan of Subdivision underlay on Figure 7, it demonstrates that the objectives of the Council and the community to have a municipal road connection to Listowel Road cannot be achieved. A connection to Whippoorwill Drive could be provided from a road but not from a sanitary sewer perspective without adding 1A-2 Policy Area lands. This results in many incomplete streets and limited development which is not efficient from a land use and servicing perspective.

Therefore, the request for modification of staging is limited to approximately 10.07 hectares of 1A-2 Policy Area.

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AREA OF 1A-1 (OUTSIDE SOUTHWOOD 4)

GINGERICH POLICY AREA

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FILE:J:\105384_Birdland\5.9 Drawings\59pln\layouts\105384-FIG1.dwg LAYOUT:FIG1

LAST SAVED BY:Jacqueline.savoie, Tuesday, August 01, 2017 8:30:22 AM PLOTTED BY:Jacqueline Savoie Tuesday, August 01, 2017 8:35:03 AM

SCALE

PROJECT No.

DATE

NTS

2017-06-28

105384

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IBI GROUP

101 - 410 Albert Street

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FIGURE 7

SOUTHWOOD 4 -

POLICY AREAS

NOTE: SPECIAL POLICY AREAS

AS DEFINED ON SCHEDULE A OF

THE TOWNSHIP OF WOOLWICH

OFFICIAL PLAN

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August 2, 2017 27

The next three Figures (Figures 8, 9, and 10) illustrate the potential phasing limits. These phasing limits do not reflect what may be requested for final approval but have been provided to illustrate a rationale for modifying the Township staging policies to support Southwood 4. The Figures have the underlay of the Draft Plan of Subdivision, the location of the Listowel Road Sanitary Trunk Sewer and the location of Local Sanitary Sewers. The roads and sewers are provided to demonstrate a basis of the potential phase limits and the rationale for the modification to Township staging policies.

Figure 8 – Southwood 4 Potential Phase Limits “A” illustrate the potential phase limits if the road connection from the existing community to Listowel Road was to be achieved which is one of the desires of the Council and community. The boundary of the phase is also defined to provide sanitary sewer connection to the Listowel Road Trunk Sanitary connection and to include the required stormwater management facility. Extension of South Parkwood Boulevard would not be included. This phase of development would include single detached and semi-detached residential dwellings. Residential development on Rosebud Road would be limited as there is not a second access and the number of residential units would exceed the Region of Waterloo requirements.

Figure 9 –Southwood 4 –Potential Phase Limits “B” illustrate the potential phase limits if the road connection from the existing community to Whippoorwill Drive was to be achieved which is one of the desires of the Council and community. Extension of South Parkwood Boulevard would not be included. This phase of development would include single detached, street townhouse, cluster townhouse and apartment residential units. The woodlot and neighbourhood park would be conveyed. Residential development on Rosebud Road south of South Parkwood Drive would be limited as there is not a second access and the number of residential units would exceed the Region of Waterloo requirements.

If the phases identified on Figure 8 – Southwood 4 Potential Phase Limit “A” and Figure 9 – Southwood Potential Phase Limit “B” were combined it would result in achieving the objective of providing access to both Listowel Road and Whippoorwill Drive, provides for a mix of residential lands uses, completion of streets for access, emergency response and municipal maintenance, the conveyance of the woodlot and dedication of the parks but creates a “hole in the doughnut” which is illustrated on Figure 10 – Southwood 4 Potential Phase Limit “C” which in our opinion is not desirable

Therefore, including the lands of Figure 10 – Southwood 4 Potential Phase Limit “C” within the staging of development completes the neighbourhood, provides for the mix of residential form and density that achieves the Regional Official Plan and the Growth Plan for the Greater Golden Horseshoe requirements of a minimum 45 person and jobs/hectare, is efficient use of existing and proposed municipal infrastructure, emergency response, municipal maintenance and provides land use certainty to the community.

Limiting development approvals to the existing staging of development does not work from a land use, good design, emergency response, municipal maintenance, engineering servicing and transportation perspective. Therefore, based upon the above and as provided within the Township Official Plan, Council should modify the Township staging of development policies to include all of the Southwood 4 Draft Plan of Subdivision lands. Then through the standard conditions of Draft Approval the developer and Township/Region can address staging of the development through implementation at Final Approval.

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TRUNK SANITARY SEWER

LOCAL SANITARY SEWER

POTENTIAL PHASE LIMITS


LAST SAVED BY:Jacqueline.savoie, Wednesday, August 02, 2017 1:37:46 PM PLOTTED BY:Jacqueline Savoie Wednesday, August 02, 2017 1:38:56 PM

SCALE

PROJECT No.

DATE

NTS

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105384

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IBI GROUP



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FIGURE 8




OFFICIAL PLAN

SOUTHWOOD 4 -


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SCALE

PROJECT No.

DATE

NTS

2017-06-28

105384

N

IBI GROUP



tel 519 585 2255 fax 519 585 2269

ibigroup.com

FIGURE 9




OFFICIAL PLAN

SOUTHWOOD 4 -


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SCALE

PROJECT No.

DATE

NTS

2017-06-28

105384

N

IBI GROUP



tel 519 585 2255 fax 519 585 2269

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FIGURE 10




OFFICIAL PLAN

SOUTHWOOD 4 -


"C"

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N 7%%D 12' 50" E 162.695

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August 2, 2017 31

Rationale for Sewage treatment capacity

Section 7.18.14.8 of the Township Official Plan provides that:

“Residential development of the Southwest Policy Area (Area 1A-2) is not anticipated in the planning period to the year 2016” and shall not be made available for development unless Township of Woolwich Council approves the allocation of sewage treatment capacity required to allow for the proposed development and resolves that:

additional lands are required to satisfy the requirement for a three year inventory of draft approved and registered plans or a ten year supply of lands designated for residential land use; or,

land is required to ensure sufficient flexibility in the provision of residential land use development opportunity.”

Township growth expectations have not been achieved.

Section 7.18.5.2 of the Township Official Plan provides that the Elmira Settlement Area “shall have a planned future population of approximately 12,210 people within the planning period to 2016”. Recent Canadian Census Profile data (2016) reported that the population of the Elmira Settlement Area is currently 10,161, meaning that the actual population is over 2,000 less than the population forecasts of the Official Plan. Census data also reveals that the population of the Elmira Settlement Area grew by 5% since 2011. This indicates a 1% annual population growth rate for the settlement area over this period, which is deficient of the 3% population growth rate contemplated by the Township’s Development Charges By-Law. This indicates that the Township population growth forecasts and expectations have not been achieved.

The Draft Plan of Subdivision provides for the development of up to 513 new residential units, which could accommodate up to 1,333 residents based upon Region of Waterloo persons per unit formulae. This Draft Plan of Subdivision would assist the Township achieve its population target.

Township infilling expectations have not been achieved.

Part of the reason why the Township of Woolwich has not achieved its population growth targets as set out in its Official Plan may be attributed to slow rates of infilling in the Township Built Up Area. Consistent with Regional policy direction, the Township in its 2010 Staging and Development Report for the Elmira Settlement Area included a 40% intensification target for new residential development within the Township (i.e., 40% of population growth is anticipated to occur within the existing Built-Up Area). Notwithstanding this target, the Township has consistently been unable to achieve its intensification goals.

According to the Township of Woolwich staff report #E28-2017 since 2010, a total of 71 units generating a population of approximately 154 people have been developed in the built-up area, which averages 10 units or 23 people generated per year.

The Township of Woolwich Building Department at our request provided Building Permit Activity which is summarized within Table 11 based upon permits issued within the Designated Greenfield Areas and as Infill (Built Boundary) development.


August 2, 2017 32

Year Designated Greenfield

Building Permit Units

Infilling Building Permit

Units

2006 103 1

2007 139 0

2008 71 3

2009 63 1

2010 25 2

2011 20 30

2012 9 6

2103 9 0

2014 41 3

2015 36 25

2106 132 4

2017 (May) 31 3

Total 679 78

Table 11 2006 to 2017 (May) Building Permit Information (Source: Township of Woolwich)

Based on the Township of Woolwich issuance of building permits for the period of 2006 until approximately mid-year 2017, approximately 11% are located as within infill development. Two apartment developments provided for 50% of the permits while the remaining were single detached residential. Given the character of Elmira, the priority to protect the sense of community and the limited infill opportunities it is our professional opinion that there are significant challenges for Township to achieve the infill target. Therefore, there is an opportunity to focus new residential development in Greenfield Designations where a broad range of residential densities can be achieved and where there are greater opportunities.

4.5.5 Proposed Official Plan Amendment

The Township Official Plan requires an amendment to address conformity with the Regional Official Plan as it relates to gross and net residential density.

To define the area and where the modified policies of the Official Plan Amendment are to be considered the Amendment creates the Southwood 4 Policy Area. The specific policies that are to be amended is Section 7.18.5.2 a).

The proposed Amendment would read:

“Notwithstanding Section 7.18.5.2 a) of the General Residential Polices for the Elmira Settlement Area in the Official Plan, the gross residential density shall meet or exceed 45 people and jobs per hectare and the net residential density on a particular site may be permitted to a maximum of 120 units per net residential hectare (48 units per net residential acre) provided that sufficient services are available, the development is compatible with proposed or existing surrounding land uses and is consistent with the objectives and policies of the Official Plan.”


August 2, 2017 33

This approach is consistent with other developments. The proposed Official Plan Amendment is within Appendix D.

It is our planning opinion the Southwood 4 development proposed Official Plan Amendment, Draft Plan of Subdivision and the Zoning By-Law together with the Council resolution to modify the staging of development are in conformity with the Township of Woolwich Official Plan.

4.6 Township of Woolwich Zoning By-Law The Township of Woolwich Zoning By-Law currently zones the Draft Plan of Subdivision as ‘Agriculture (A)’. This Agricultural zoning limits the use of the land to farming and farm-related uses, and does not provide for residential development. Birdland Developments Ltd. is proposing to rezone the Draft Plan of Subdivision to implement the Official Plan and provide for the proposed mix and range of residential uses, parkland, protection of the woodlot, the modified farm ditch and the stormwater management facility.

Following discussions with Township of Woolwich staff and formal Pre-Consultation on the Draft Plan of Subdivision, the request is to rezone all blocks intended to accommodate single-detached and semi-detached dwellings being zoned ‘Residential Mixed High Density with Design Guidelines (R5A)’, and all blocks intended to accommodate apartment or townhouses being zoned ‘Residential – Multiple (R-7)’. All active park areas are proposed to be re-zoned ‘Open Space 1 (O1)’ and all environmental features (i.e., woodlot and stormwater management block) are proposed to be zoned ‘Open Space 2 (O2)’.

As part of the proposed Zoning By-Law Amendment application, Birdland Development Ltd. is requesting site specific relief for the proposed apartment block (Block 33) and townhouse block (Block 30), as detailed in Table 12.

Block Regulation Requirement Proposed Site-Specific Requirement

Apartment Block (Block 33)

Min. Rear Yard 7.5 m 4 (4.24)

Apartment Block (Block 33)

Min. Amenity Space 30 sq. m / unit 23 (23.5 sq. m / unit)

Townhouse Block (Block 30)

Min. Front Yard 9.0 m 6.0 m

Townhouse Block (Block 30)


Table 12 Proposed Site Specific Zoning By-Law Regulations

With the exception of the site specific relief requested above, all other development will be designed to conform to the Zoning By-Law.

Birdland Development Ltd. requests that the Council adopt a resolution to delete the 2 year moratorium of modification to the Zoning By-Law either through an Amendment or Minor Variance.

The proposed Zoning By-Law is within Appendix E.

It is our planning opinion that the proposed Zoning By-Law is in conformity with the proposed Official Plan Amendment, Township Official Plan and implements the Draft Plan of Subdivision.


August 2, 2017 34

5 Supplementary Community Consultation Strategy

In accordance with the Planning Act, as amended and identified by the Region of Waterloo at the Pre-submission Consultation Meeting, a Supplementary Communication Strategy is required.

The Supplementary Community Consultation Strategy has to be more than the legislated requirements and in our planning opinion should be specifically scoped to meet the priorities of the proposed development.

Through the approval and implementation of the previous development (Southwood 3) there was significant participation and engagement throughout the process from the adjacent community. Proposed Southwood 4 is immediately adjacent to the previous development. It should be noted that Birdland Development Ltd. developed the majority of the adjacent lands. One of the principles of Birdland Developments Ltd. lives in the neighbourhood and has spoken with many of the community through the review and implementation of the previous development.

In many ways the community is anticipating the proposed developed given their earlier concerns related to traffic and their desire for alternative access to the neighbourhood.

The proposed Supplementary Community Consultation Strategy will:

Engage the community early in the municipal review process;

Held in location in proximity to the proposed development application and the neighbouring community;

Held in the early evening to maximize the opportunity for the community to attend, recognizing that people lead very active and busy lives;

Identify how the community can remain engaged;

Provide the Notice of the meeting premised on the Planning Act requirements (150 metres) and be delivered directly to each home. Utilizing the municipality to identify land owners within the circulation distance is very important to ensure that all have the opportunity to be aware of the proposed development and to participate;

Provide the Notice of the meeting to the Mayor and Council together with the municipal staff through the Clerk and Planning Department for their opportunity to attend;

Provide an opportunity to record who attended the meeting;

Provide the specific information related to the proposed development, applications required, an opportunity for comments and where additional information could be obtained;

Where possible the technical consultants and the owners will attend the meeting;

Have the format of the meeting be less formal and encourage discussion and dialogue; and

Provide a summary of process, information and comments received will be submitted to the Region and Township upon completion of the meeting.

It is our planning opinion that the above approach appropriately addresses the Planning Act requirements for a supplementary communication consultation strategy and supports the municipal review process.


August 2, 2017 35

6 Supporting Technical Studies.

The Planning Justification Report has been prepared in coordination and consideration of the additional technical supporting reports that were identified at the formal Pre-submission Consultation Meeting.

These reports must be considered when evaluating the Birdland Developments Ltd. proposed residential development.

The following supporting Technical Reports have been prepared in support of the Proposed Official Plan Amendment, Draft Plan of Subdivision and Zoning By-Law Amendment:

WalterFedy - Functional Servicing and Stormwater Management Assessment Report dated July 7, 2017.

WalterFedy – Support Drawings.

WalterFedy - Stormwater Management Design Report dated January 16, 2105 and Revised August 11, 2015.

WalterFedy – Acoustical Impact Assessment Southwood 4 Subdivision, Elmira dated June 30, 2017.

Peto MacCallum Consulting Engineers – Hydrogeological Site Assessment for Southwood 3 and Southwood 4 Residential Subdivision dated April 11, 2014.

Peto MacCallum Consulting Engineers - Addendum to Report 3, gated July 16, 2014.

Peto MacCallum Consulting Engineers – Geotechnical Report for Southwood 3 and 4, Report 4, dated April 25, 2014.

Peto MacCallum Consulting Engineers – Groundwater Monitoring Update, Southwood 3 and 4, Report 5, dated March 18, 2015.

Peto MacCallum Consulting Engineers – Email to Skylar Van Kruistum regarding the Southwood 4, monitoring well update, dated June 24, 2017.

Peto MacCallum Consulting Engineers – Email to Steve Knipping regarding the Southwood 4, monitoring well update, dated April 7, 2017.

LGL Limited Environmental Research Associates – Southwood 4, Elmira, Township of Woolwich Environmental Impact Statement dated June 2017.

Salvini Consultation Transportation Engineering and Planning –Southwood 4 Draft Plan of Subdivision Transportation Impact Study, Township of Woolwich Impact dated July 2017.


August 2, 2017 36

7 Summary and Recommendations

Birdland Developments Ltd. is proposing to develop a residential development located in southwest Elmira as a continuation of the previously developed neighbourhoods.

To provide for the Southwood 4 development there are three (3) Planning Act applications required to implement the public policies of the Province, Region and Township:

Amendment to the Township Official Plan is proposed to create the Southwood 4 Policy Area. Within the Southwood 4 Policy Area specific requirements for development to ensure that at a minimum 45 persons and jobs per hectare are built and the net residential density on a particular site may be permitted to a maximum of 120 units per net residential hectare. A Draft Official Plan Amendment is enclosed within Appendix D of this Report and may be modified through the technical review process.

Draft Plan of Subdivision is proposed to define the logical extension of municipal roads and the creation of new roads, development of lots and blocks for residential, parkland, open space and stormwater management to implement the new Southwood 4 Policy Area.

Zoning By-Law Amendment is proposed to implement the Amended Township Official Plan and Draft Plan of Subdivision. A Draft Zoning By-Law Amendment is enclosed within Appendix E of this Report and may be modified through the technical review process.

Township Council is requested to approve a Resolution to modify the Staging of development for a portion of the 1A-2 Policy Area in accordance with the policies of the Township Official Plan as part of the development approval process.

Township Council allocate the appropriate wastewater treatment and water capacity to support the development proposed and that through the Conditions of Draft Approval the development would be staged in a manner acceptable to the Region of Waterloo and the Township of Woolwich.

Township Council is requested to approve a resolution that the 2 year moratorium on modifying the Zoning By-Law by way of amendment or minor variance would not apply to the Southwood 4 development.

As outlined at the formal Pre-submission Consultation Meeting of February 21, 2017 the required supporting technical reports and plans are provided to address the provincial, regional, municipal and conservation authority policies and regulations.

Through the Planning Justification Report and the supporting technical reports that all matters identified have either been addressed or appropriately and therefore can be included as a Condition of Approval.

That the Region and the Township deem the formal submission as outlined within this report together with the other noted supporting technical reports, required plans and fees as a “Complete Application” and circulate the submission to the technical review agencies and the community.

That the Region of Waterloo accept the Supplementary Community Consultation Strategy as addressing the requirements of the Planning Act.

That the Public Meetings as required by the Planning Act for the Official Plan Amendment, Draft Plan of Subdivision and Zoning By-Law applications be coordinated and scheduled together to avoid duplication.


August 2, 2017 37

That the Region of Waterloo issue the Notice of Decision for the approval of the Official Plan Amendment and for the Draft Approval of the Plan of Subdivision simultaneously.

As outlined within this Report and the supporting Technical Reports, it is our planning opinion that the Official Plan Amendment, Draft Plan of Subdivision and Zoning By-Law Amendment and the request to modify staging of development are “consistent with” the Provincial Policy Statement, in conformity with the Growth Plan for the Greater Golden Horseshoe, Regional Official Plan, Township Official Plan and represents good policy and land use planning.

Specifically, the Planning Act has defined evaluation criteria related to the Draft Plans of Subdivision that is to be considered in the evaluation process.

The Planning Act states with comments added in italics:

(24) In considering a draft plan of subdivision, regard shall be had, among other matters, to the health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the municipality and to,

(a) the effect of development of the proposed subdivision on matters of provincial interest as referred to in section 2;

All matters of Provincial interest are appropriately addressed.

(b) whether the proposed subdivision is premature or in the public interest;

The Draft Plan of Subdivision is not premature and is in the public interest. The Draft Plan of Subdivision implements the planning policies of the Province, Region and Township, utilizes existing and planned municipal infrastructure, provides for the completion of a residential neighbourhood, provides for the dedication and protection of natural areas (woodlot – farm ditch) and importantly addresses a permanent transportation solution for alternative access to the existing community.

(c) whether the plan conforms to the official plan and adjacent plans of subdivision, if any;

The Draft Plan of Subdivision conforms to the Regional Official Plan. Based upon the policy direction of the Regional Plan to address Provincial policies/guidance and that the Township has not completed their conformity exercise and amendment to the Township Official Plan is required to address density matters only. The Draft Plan of Subdivision is in conformity with the land use as provided in the Township Official Plan.

The Draft Plan of Subdivision provides for the logical extension of existing municipal streets. The Draft Plan of Subdivision plans to the current south-western limit of the urban boundary of the Township Official Plan.

(d) the suitability of the land for the purposes for which it is to be subdivided;

The Draft Plan of Subdivision is implementing the land use designation of the Regional Official Plan and the Township Official Plan. The development is to be on full municipal services and through the supporting technical reports it demonstrates the logical extension of municipal infrastructure.

(d.1) if any affordable housing units are being proposed, the suitability of the proposed units for affordable housing;

The Draft Plan of Subdivision provides for a diversity of housing form and densities. No specific blocks has been identified as intended for not for profit housing.

(e) the number, width, location and proposed grades and elevations of highways, and the adequacy of them, and the highways linking the highways in the proposed subdivision with the established highway system in the vicinity and the adequacy of them;


August 2, 2017 38

The Draft Plan of Subdivision has been designed in accordance with municipal standards, to provide for the logical extension of existing streets, to provide for a modified grid street pattern and through the supporting Transportation Study identified any road/intersection improvements necessary.

(f) the dimensions and shapes of the proposed lots;

The Draft Plan of Subdivision has been designed in accordance with the Township Zoning By-Law and proposed to be amended. At this time, lot-less block are proposed for the single detached and semi-detached residential blocks with a minimum/maximum density. At the request for Final Approval the specific lots will be provided in accordance with the Zoning By-Law in effect.

(g) the restrictions or proposed restrictions, if any, on the land proposed to be subdivided or the buildings and structures proposed to be erected on it and the restrictions, if any, on adjoining land;

The Draft Plan of Subdivision will be governed by the proposed Official Plan Amendment and proposed Zoning By-Law Amendment which will restrict land use, density, lot sizes and provide for the appropriate siting of buildings. Through the development review process any required easements will be identified and provided through the implementation of the conditions of Draft Approval.

(h) conservation of natural resources and flood control;

The Draft Plan of Subdivision provides for the dedication of the woodlot feature and buffer for park purposes and for the floodplain of the naturalized farm ditch as a multi-purpose trail.

(i) the adequacy of utilities and municipal services;

The Draft Plan of Subdivision has been designed to provide for the logical extension of existing and planned for municipal servicing. Through the development review process the utility agencies will confirm adequate services.

(j) the adequacy of school sites;

It is our understanding that the existing schools can accommodate the proposed development and this will be confirmed through the development review process. No future school sites were requested to be planned for.

(k) the area of land, if any, within the proposed subdivision that, exclusive of highways, is to be conveyed or dedicated for public purposes;

The Draft Plan of Subdivision provides for the dedication of Blocks 34 to 37 for parkland purposes, Block 38 to provide for an enlargement of the existing stormwater management facility, Block 49 for a Multi-purpose trail and Blocks 39 to 41 for walkways or servicing corridor purposes.

(l) the extent to which the plan’s design optimizes the available supply, means of supplying, efficient use and conservation of energy; and

The Draft Plan of Subdivision has been designed in a modified grid system for the efficient design of the road system and with a pedestrian network to promote walkability as a way to reduce energy demands. Residential buildings will be designed in accordance with the minimum energy standards of the Ontario Building Code.

(m) the interrelationship between the design of the proposed plan of subdivision and site plan control matters relating to any development on the land, if the land is also located within a site plan control area designated under subsection 41 (2) of this Act or subsection 114 (2) of the City of Toronto Act, 2006. 1994, c. 23, s. 30; 2001, c. 32, s. 31 (2); 2006, c. 23, s. 22 (3, 4); 2016, c. 25, Sched. 4, s. 8 (2).

IBI GROUP FINAL

SOUTHWOOD 4.BIRDLAND DEVELOPMENTS LTD.ELMIRA, TOWNSHIP OF WOOLWICHPLANNING JUSTIFICATION REPORT

Prepared for Birdtand DeveIopmerts Ltd.

The Draft Plan of Subdivision proposes Blocks 30 to 32 inclusive for townhouse unitsand Block 33 for apartments that will be subject to Section 41 of the Planning Act — SitePlan Control.

Respectfully Submitted

IBI GROUP

Dougls W. Stewart, RPP, MCIPAssociate — Manager, Planning

DG/DW S/bawEnd.

t PRU7 2J:-.

I hereby certify that this Opinion Report was prepared under thesupervision of a Registered Professional Planner, within themeaning of the Ontario Professional Planners’ Institute Act, 1994.

2ai 7— O 8 OZ -2) %<fDate DougIaW. Stewart, MCIP, RPP

Planner

August 2, 2017 39


August 2, 2017

APPENDIX A

DRAFT PLAN OF SUBDIVISION


August 2, 2017

APPENDIX B

PROPOSED CONCEPTUAL SITE PLAN – APARTMENT

WHIPPOORWILL DRIVE

FILE:J:\105384_Birdland\5.9 Drawings\59pln\current\SitePlans\105384SP_Apartments.dwg LAYOUT:24x36

LAST SAVED BY:Wyatt.rotteau, Thursday, May 11, 2017 1:55:40 PM PLOTTED BY:Wyatt Rotteau Thursday, May 11, 2017 1:55:46 PM

DRAWING ISSUE RECORD

# DATE BY DESCRIPTION

NOT FOR CONSTRUCTION

DWSKW/WRDESIGN BY:

APPROVALS

REGION OF

WATERLOO

CHECKED BY:

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TOWNSHIP OF

SOUTHWOOD #4

APARTMENT CONCEPT

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IBI GROUP



tel 519 585 2255 fax 519 585 2269

ibigroup.com

SITE DATA TABLE

ZONE R-7: RESIDENTIAL - MULTIPLE

REQUIRED PROPOSED VARIANCE

MIN. FRONT YARD 5.0m 5.0m

MIN. REAR YARD 7.5m 4.24m x

MIN. FLANKAGE 4.5m 4.5m

MIN. LOT AREA N/A

17,273.54m² (1.72ha.)

MIN. AMENITY SPACE

30.0m² / unit (4950.0m²) 23.5m² / unit (3872.89m²)

x

MAX. BUILDING

COVERAGE %

50.0% (8636.8m²) 21.1% (3649.4m²)

MAX. BUILDING HEIGHT N/A ±12.0m

MIN. # OF PARKING

SPACES

248 SPACES (1.5 PER UNIT)

255 SPACES

MIN. PARKING SPACE

DIMENSIONS

2.75m x 6.0m 2.75m x 6.0m

ACCESSIBLE PARKING

REQUIREMENTS

5 SPACES 3 TYPE 'A' (3.4m x

5.5m) AND 2 TYPE 'B' (2.4 x 5.5)

6 SPACES 3 TYPE 'A'

(3.4m x 5.5m) AND 3 TYPE

'B' (2.4 x 5.5)

1:400

010 20m

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REDBUD ROAD

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REDBUD ROAD

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1.80m SIDEWALK

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1.80m SIDEWALK

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7 SPACES

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1.5m ACCESS AISLE

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10.5m DAYLIGHTING TRIANGLE

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1.5m ACCESS AISLE

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29 SPACES

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19 SPACES

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17 SPACES

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15 SPACES

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LOADING AREA

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LOADING AREA

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LANDSCAPE AREA

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LANDSCAPE AREA

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26 SPACES

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24 SPACES

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11 SPACES

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EXISTING TRAIL

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CONNECTION TO EXISTING TRAIL

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ENHANCED LANDSCAPING TO SCREEN LOADING/GARBAGE ZONE

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ENHANCED LANDSCAPING TO SCREEN LOADING/GARBAGE ZONE

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14 SPACES

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12 SPACES

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50 SPACES

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8 SPACES

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13 SPACES

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17 SPACES

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1.80m SIDEWALK

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1.5m ACCESS AISLE

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LOADING AREA

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PROPOSED 55 UNIT, 4-STOREY MID-RISE APARTMENT BUILDING

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1.80m CROSSWALK TO EXISTING TRAIL

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APARTMENT CONCEPT


August 2, 2017

APPENDIX C

PROPOSED CONCEPTUAL SITE PLAN – TOWNHOUSE

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FILE:J:\105384_Birdland\5.9 Drawings\59pln\current\SitePlans\105975SP_Townhouses.dwg LAYOUT:24x36

LAST SAVED BY:Wyatt.rotteau, Thursday, April 27, 2017 3:59:31 PM PLOTTED BY:Wyatt Rotteau Thursday, May 11, 2017 2:17:55 PM

DRAWING ISSUE RECORD

# DATE BY DESCRIPTION

NOT FOR CONSTRUCTION

KW/WRDESIGN BY:

APPROVALS

REGION OF

WATERLOO

CHECKED BY:

FILE NUMBER: SHEET NUMBER:

1 OF 1

WRDRAWN BY: 2017-05-11DATE:

SCALE

N

105384

WOOLWICH

TOWNSHIP OF

SOUTHWOOD #4

TOWNHOUSE CONCEPT

IBI GROUP



tel 519 585 2255 fax 519 585 2269

ibigroup.com

SITE DATA TABLE

ZONE R-7: RESIDENTIAL - MULTIPLE

REQUIRED PROPOSED VARIANCE

MIN. FRONT YARD

INTERIOR UNITS: 9.0m

EXTERIOR UNITS: 6.0m

INTERIOR UNITS: 6.0m

EXTERIOR UNITS: 6.0m

x

MIN. REAR YARD 7.5m 6.0m x

MIN. SIDE YARD

TO EXTERNAL LOT LINE: 3.0m

BETWEEN ROWS: 3.0m

FLANKAGE: 4.5m

TO EXTERNAL LOT LINE:

3.0m BETWEEN ROWS:

3.0m FLANKAGE: 4.5m

MIN. LOT AREA 90.0 m²

INTERIOR UNITS: 215.4m²

- 228.1m² EXTERIOR

UNITS: 253.5m² - 279.1m²

MIN. LANDSCAPED AREA

%

42.1% (7949.6m²)

MAX. BUILDING

COVERAGE %

50%

36.6% (6816.4m²)

MAX. BUILDING HEIGHT 10.5m

±3.0m INTERIOR UNITS

±6.0m EXTERIOR UNITS

MIN. # OF PARKING

SPACES

60 SPACES (1 PER UNIT)

60 SPACES (DRIVEWAY)

+ 17 VISITOR SPACES

MIN. PARKING SPACE

DIMENSIONS

2.7m x 6.0m 2.7m x 6.0m

ACCESSIBLE PARKING

REQUIREMENTS

3 SPACES (4% OF REQUIRED)

1 TYPE 'A' (3.4m x 5.5m) AND

2 TYPE 'B' (2.4 x 5.5)

3 SPACES (4% OF

REQUIRED)

1 TYPE 'A' (3.4m x 5.5m)

AND 2 TYPE 'B' (2.4 x 5.5)

1:400

010 20m

KW/DWS

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8 SPACES (2 ACCESSIBLE)

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5 SPACES (1 ACCESSIBLE)

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PROPOSED PARKLAND BLOCK

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364.50

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366.00

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364.00

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363.50

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364.50

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365.50

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SIB

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323.951

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N 33%%D 27' 40" W 99.043

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N 32%%D 08' 40" W

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47.407

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PROPOSED SINGLE DETACHED BLOCK

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60

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8 SPACES

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1.5m ACCESS AISLE


August 2, 2017

APPENDIX D

PROPOSED OFFICIAL PLAN AMENDMENT – SOUTHWOOD 4 POLICY AREA


August 2, 2017

TOWNSHIP OF WOOLWICH

BY-LAW NUMBER

SOUTHWOOD 4 POLICY AREA

A BY-LAW TO ADOPT OFFICIAL PLAN AMENDMENT NUMBER ___

TO THE OFFICIAL PLAN OF THE WOOLWICH PLANNING AREA

The Council of the Corporation of the Township of Woolwich, in accordance with the provisions of Section 21 of the Planning Act 1990, as amended, hereby ENACTS AS FOLLOWS:

1. THAT Amendment Number ___ to the Official Plan of the Township of Woolwich consisting of the attached text and mapping is hereby adopted.

2. THAT the Clerk is hereby authorized and directed to make application to the

Council of the Regional Municipality of Waterloo for approval of Amendment Number ____, to the Official Plan of the Township of Woolwich.

3. THAT this By-Law shall come into force and effect on the final passing thereof.

PASSED THIS DAY OF , 20

Mayor

Clerk


August 2, 2017

TOWNSHIP OF WOOLWICH OFFICIAL PLAN AMENDMENT

PART A – PREAMBLE

PURPOSE The proposed Official Plan Amendment modifies Schedule ”A” of the Township of Woolwich Settlement Plan “Elmira” to add create the Southwood 4 Policy Area. The Amendment requires within the Southwood 4 Policy Area specific requirements for development to ensure that at a minimum 45 persons and jobs per hectare are built and the net residential density on a particular site may be permitted to a maximum of 120 units per net residential hectare. LOCATION This Amendment applies to Part of Lot 107, German Company Tract and Draft Plan of Subdivision 30T-application file number to be added property, which is approximately 28 hectares in size and located at 1143 Listowel Road, Elmira, Township of Woolwich. BASIS OF AMENDMENT

The proposed amendment is appropriate because to address conformity with to the Growth Plan for the Greater Golden Horseshoe and the Regional Official Plan given the Township has not completed their conformity review exercise. It is appropriate to define residential density to ensure that at a minimum 45 persons and jobs per hectare are built and that residential density on a particular site may be permitted to a maximum of 120 units per net residential hectare to ensure compatibility with the character of the community.

PART B – THE AMENDMENT

The Amendment consists of the following:

1. Immediately following 7.18.14.18 add 7.18.14.19 which reads: 7.18.14.19 Southwood Policy Area

The following policies apply to the Southwood Policy Area as indicated in Schedule ‘A’ of the Township of Woolwich Settlement Plan – “Elmira”:

Notwithstanding Section 7.18.5.2 a) of the General Residential Polices for the Elmira Settlement Area in this Plan, the gross residential density shall meet or exceed 45 people and jobs per hectare and the net residential density on a particular site may be permitted to a maximum of 120 units per net residential hectare (48 units per net residential acre) provided that sufficient services are


August 2, 2017

available, the development is compatible with proposed or existing surrounding land uses and is consistent with the objectives and policies of this Plan.

2. That Schedule “A” Township of Woolwich Settlement Plan – “Elmira” be replaced with the following Schedule of this Amendment.

SCHEDULE A - TOWNSHIP OF WOOLWICH

SETTLEMENT PLAN - "ELMIRA"

SOUTHWOOD 4 POLICY AREA


August 2, 2017

APPENDIX E

PROPOSED ZONING BY-LAW AMENDMENT – SOUTHWOOD 4


August 2, 2017

TOWNSHIP OF WOOLWICH BY-LAW NUMBER

A BY-LAW TO FURTHER AMEND ZONING BY-LAW 55-86,

OF THE TOWNSHIP OF WOOLWICH

Southwood 4 – 1143 Listowel Road, Elmira, Township of Woolwich

WHEREAS the Council of the Corporation of the Township of Woolwich deems it desirable to further amend By-Law 55-86, as amended; NOW THEREFORE, THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OF WOOLWICH ENACTS AS FOLLOWS: 1. That Part Three of Schedule ‘B’ of By-Law 55-86, as amended by adding by the

Plan attached as Schedule B of this By-Law which rezones: Blocks 1 to 29 inclusive and Blocks 41 to 44 inclusive from Agriculture (A) to Residential Mixed High Density (R5A) Blocks 30 to 33 inclusive from Agriculture (A) to Residential-Multiple with Design Guidelines (R-7A) Blocks 34, 38 and 49 from Agriculture (A) to Open Space 2 (O2) Blocks 35 to 37 inclusive from Agriculture (A) to Open Space 1 (O1)

2 That following Section 26.1._____ of By-Law 55-86, as amended, the following Section and corresponding Schedule ‘A’ be added, to allow for:

Block 30 of 30T- (insert 30T number), Township of Woolwich.

26.1.____ Notwithstanding any other provisions of this By-Law, the lands

illustrated on the Plan forming Section 26.1.___ of Schedule ‘A’ (hereafter referred to as the “plan”) of this By-Law may have a Minimum Interior Front Yard of 6.0 metres and a Minimum Rear yard of 6.0 metres.

Block 33 of 30T- (insert 30T number), Township of Woolwich.

26.1.____ Notwithstanding any other provisions of this By-Law, the lands

illustrated on the Plan forming Section 26.1.___ of Schedule ‘A’ (hereafter referred to as the “plan”) of this By-Law may have Minimum Rear Yard of 4.0 metres and a Minimum Amenity Space Per Unit of 23.0 Square Metres/Unit.


August 2, 2017

3. That this By-Law shall come into effect on the final passing thereof by the Council of the Corporation of the Township of Woolwich subject to the provisions of the Planning Act, 1990, and amendments thereto.

PASSED THIS DAY OF , 20 .

______________________________ Mayor _______________________________

Clerk

SCHEDULE A

PART LOT 107, G.C.T

30T-__________

SOUTHWOOD 4 - 1143 LISTOWEL ROAD, ELMIRA, TOWNSHIP OF WOOLWICH

AGRICULTURE A TO RESIDENTIAL MIXED HIGH DENSITY WITH DESIGN GUIDELINES (R-5A)

AGRICULTURE A TO RESIDENTIAL- MULTIPLE WITH DESIGN GUIDELINES (R7A)

AGRICULTURE A TO OPEN SPACE 1 (01)

AGRICULTURE A TO OPEN SPACE 2 (02) 26.1___ SITE SPECIFIC REGULATION MODIFICATION

*

SCHEDULE B

PART LOT 107, G.C.T

30T-__________

SOUTHWOOD 4 - 1143 LISTOWEL ROAD, ELMIRA, TOWNSHIP OF WOOLWICH

EXCERPT DRAFT PLAN FOR:

BLOCKS 30 & 37

AGRICULTURE A TO RESIDENTIAL MIXED HIGH DENSITY WITH DESIGN GUIDELINES (R-5A)

AGRICULTURE A TO RESIDENTIAL- MULTIPLE WITH DESIGN GUIDELINES (R7A)

AGRICULTURE A TO OPEN SPACE 1 (01)

AGRICULTURE A TO OPEN SPACE 2 (02) 26.1___ SITE SPECIFIC REGULATION MODIFICATION

*

Southwood 4, Birdland Developments Ltd. Elmira, · PDF fileIBI GROUP FINAL SOUTHWOOD 4,...

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