2-Planning Justification Report

PLANNING JUSTIFICATION REPORT
PROPOSED AMENDMENTS TO THE OFFICIAL PLAN

DRAFT PLAN OF SUBDIVISION
AND AMENDMENT TO THE ZONING BY-LAW
Part of Lots 16 and 17, Concession 10
& Part of Lot 16, Concession 11
Town of Erin, County of Wellington
4135199 Canada Inc.
2084937 Ontario Limited
Sebecca Enterprises Corp.
OCTOBER 2012
PREPARED BY:
KLM PLANNING PARTNERS INC.
FILE No: P-1793

OCTOBER 2012
TABLE OF CONTENTS
INTRODUCTION ..........................................................................................................2
BACKGROUND ............................................................................................................2
Surrounding Lands .............................................................................................................................. 2
PROPOSAL ..................................................................................................................5
County Official Plan Amendment ........................................................................................................ 6
Official Plan Amendment .................................................................................................................... 6
Draft Plan of Subdivision ..................................................................................................................... 6
Zoning By-law Amendment ................................................................................................................. 6
Development Team ............................................................................................................................. 7
PLANNING RATIONALE ................................................................................................7

Provincial Policy Statement (2005) ...................................................................................................... 7
Greenbelt Plan (2005) ......................................................................................................................... 8
Places to Grow, Growth Plan for the Greater Golden Horseshoe (2006) .............................................. 9
County of Wellington Official Plan (1999) ............................................................................................ 9
Town of Erin Official Plan (2004) ....................................................................................................... 12
Town of Erin Zoning By-law 07-97 ..................................................................................................... 13
REVIEW OF DEVELOPMENT PLAN .............................................................................. 14

SUMMARY AND CONCLUSION................................................................................... 21
LIST OF FIGURES
FIGURE 1 LOCATION MAP
FIGURE 2 IMMEDIATE CONTEXT MAP
FIGURE 3 DEVELOPMENT CONCEPT PLAN
APPENDIX I
APPENDIX II
APPENDIX III
APPENDIX IV
APPENDIX V
APPENDIX VI
APPENDIX VII
APPENDIX VIII
- Draft Official Plan Amendment (County of Wellington)

- Draft Official Plan Amendment (Town of Erin)
- Draft Zoning By-law Amendment
- County of Wellington Official Plan, Schedule A2
- County of Wellington Official Plan, Table 7
- Town of Erin Official Plan, Schedule A-2
- Town of Erin Zoning By-law, Schedule B (Zoning Map)
- Draft Plan of Subdivision
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PART OF LOTS 16 & 17, CON 10, & PART OF LOT 16, CON 11
TOWN OF ERIN
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OCTOBER 2012
INTRODUCTION
KLM Planning Partners Inc. was retained by 4135199 Canada Inc., 2084937 Ontario
Limited and Sebecca Enterprises Corp. with respect to a proposal to permit the
development of their lands generally located on the east side of the existing Village of
Erin; south of County Road 124 and north of Dundas Street, east of Erin Park Drive. The
purpose of this report is to provide a planning analysis and justification in support of the
applications for Official Plan Amendments, Zoning By-law Amendment and Draft Plan of
Subdivision to implement the proposed development.
BACKGROUND
The subject lands are located in between County Road 124 and Dundas Street East in
the Village of Erin, generally east of Erin Park Drive. An unopened road allowance for
Tenth Line bisects the southern portion of the lands. They are legally described as Part
of Lots 16 and 17, Concession 10 and Part of Lot 16, Concession 11 (see Figure 1) and
are approximately 116 hectares (288 acres) in size. Topographically, the site has gently
rolling terrain that generally slopes toward the southeast and is covered with minimal
vegetation; however, a portion of a woodlot is located on the eastern boundary of the
lands. Historically, the site has been used for agricultural purposes.
Surrounding Lands
The surrounding lands consist mainly of agricultural uses to the north and east of the
site. Urban uses, such as residential dwellings and various commercial/industrial
buildings are located to the south and west. The following describes the immediate
context in detail:
North: County Road 124 (former Highway 24), and agricultural land with Tenth Line
extending northbound from County Road 124;
East:
Agricultural land, and a small woodlot extending toward Winston Churchill

Boulevard;
South: Dundas Street, a small estate residential community with large lots, the EloraCataract Trailway, and an active quarry site;
West: Industrial/office park, with new lots currently under development, existing
residential dwellings and village centre beyond.
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FIGURE 1 LOCATION MAP
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FIGURE 2 IMMEDIATE CONTEXT MAP
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PROPOSAL
The proposed development is a mixed-use community consisting of residential,
commercial, employment, institutional and open space uses in a street pattern that
supports a full range of housing types, promotes walkability, and includes connections
to the Towns open space and trails system (see Figure 3 below).
FIGURE 3 DEVELOPMENT CONCEPT PLAN
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The proposal requires the approval of a variety of planning instruments as follows:
An amendment to the County of Wellington Official Plan;

An amendment to the Town of Erin Official Plan;
Draft Plan of Subdivision; and,
An amendment to the Town of Erin Zoning By-law.
County Official Plan Amendment

To ensure the proposed development is consistent with the County of Wellington
Official Plan, amendments are required to increase the projected population targets for
Erin Village, found in Table 7 in Part 3 of the County Official Plan, and to increase the
maximum permitted density for townhouses and apartments. (Appendix I)
Official Plan Amendment
An amendment is required to Schedule A-2 of the Official Plan to reflect the proposed
concept plan (see Appendix II). The proposed amendment will redesignate those lands
currently designated as Future Development to Residential and revise the land use
boundaries in accordance with the proposed concept plan.
Draft Plan of Subdivision
The proposed development consists of 570 single detached, 472 semi-detached and 48
townhouse dwellings. The plan also includes two blocks for seniors apartments and
medium density apartments respectively, providing for an estimated total of 1,240
units. Additional blocks for three parks (4.234 ha), a central square (1.137 ha), place of
worship (0.553 ha), high school (5.167 ha), commercial (4.611 ha), employment (14.985
ha), natural heritage (19.142 ha), and stormwater management (5.858 ha) have also
been included in the plan. The plan is proposed to be implemented in phases.
Zoning By-law Amendment
To facilitate the proposed Draft Plan of Subdivision, an application for an amendment to
the Town of Erin Zoning By-law No. 07-67 has also been submitted. It proposes to
rezone the lands from Future Development (FD) to:
Residential Two (R2-101),

Multiple Residential (R4-101),
Institutional (I),
Highway Commercial (C2),
General Industrial (M2),
Rural Environmental Protection (EP2), and
Open Space Recreation (OS1) Zone
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Special provisions for specific lot requirements have also been included in the Draft
Zoning By-law Amendment (see Appendix III).
Development Team
The owners have retained a team of qualified professional consultants to prepare the
necessary reports and recommendations with respect to the various matters associated
with their respective disciplines, and are as follows:
KLM Planning Partners Inc.

Dillon Consulting Limited
Soil Engineers Limited
Schaeffers Consulting Engineers
MW Hall Corporation
Archaeological Assessments Ltd.
LEA Consulting
Altus Group
Planning Justification Report

Environmental Impact Statement
Ph.1 Environmental Site Assessment
Soils Investigation
Functional Servicing Report
Stormwater Management Report
Heritage Impact Assessment
Archaeological Assessment
Traffic Impact Study
Fiscal Impact Assessment
PLANNING RATIONALE
KLM Planning Partners Inc. will review and provide comment on the policies of various
levels of government that are applicable to the subject lands, including the following:
Provincial Policy Statement (2005)

The Greenbelt Plan (2005)
Places to Grow, the Growth Plan for the Greater Golden Horseshoe (2006)
County of Wellington Official Plan (1999)
Town of Erin Official Plan (2004)
Town of Erin Zoning By-law (07-67)
Where applicable, we will also provide a summary and conclusion from each of the
consultant team members as they are used to formulate our recommendations and
opinion with respect to these applications.
Provincial Policy Statement (2005)
The Provincial Policy Statement (PPS) provides municipalities with policy direction to
implement appropriate development and land use regulations. It allows for
development to occur while protecting resources of provincial interest, public health
and safety, and the quality of the natural environment. The PPS supports improved land
use planning and management, which contributes to a more effective and efficient land
use planning system.
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In respect of the exercise of any authority that affects a planning matter, Section 3 of
the Planning Act requires that decisions affecting planning matters shall be consistent
with policy statements issued under the Act.
The PPS focuses growth within settlement areas and away from significant or sensitive
resources and areas which may pose a risk to public health and safety. It recognizes that
the wise management of development may involve directing, promoting or sustaining
growth. It also stresses that land use must be carefully managed to accommodate
appropriate development to meet the full range of current and future needs, while
achieving efficient development patterns.
Efficient development patterns optimize the use of land, resources and public
investment in infrastructure and public service facilities. These land use patterns
promote a mix of housing, employment, parks and open spaces, and transportation
choices that facilitate pedestrian mobility and other modes of travel. They also support
the financial well-being of the Province and municipalities over the long term, and
minimize the undesirable effects of development, including impacts on air, water and
other resources.
All of the policies contained in the PPS have been reviewed and, as discussed later in
this report, the proposed development plan for the subject lands is consistent with
the Provincial Policy Statement.
Greenbelt Plan (2005)
The Greenbelt Plan was developed as a tool to identify areas where urbanization should
not occur within the Greater Toronto Area (GTA), and protect the agricultural land base
and ecological features occurring in the landscape. It defines the subject lands as
Protected Countryside Area; however, this designation does not apply to the subject
lands in accordance with Section 24(2) of the Greenbelt Act (2005).
The Town of Erin Official Plan (OPA No.40), which designates the subject lands as part of
the Erin Urban Area (see Appendix VI), was adopted and came into effect on
December 14, 2004.
In accordance with section 3.4.2 of the Greenbelt plan:
Where an official plan was amended prior to December 16, 2004 to specifically
designate land use(s), this approval may continue to be recognized through the
conformity exercise addressed in section 5.3 and any further applications
required under the Planning Act or Condominium Act, 1998, to implement the
official plan approval are not required to conform with this Plan.
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Therefore, the subject lands are considered to be within the Towns and Villages
designation, and the Protected Countryside designation does not apply. The urban
land use policies of the Town of Erin Official Plan are deemed to be in effect on the
subject lands and are in conformity with the Greenbelt Plan.
Places to Grow, Growth Plan for the Greater Golden Horseshoe (2006)
The Provincial Growth Plan for the Greater Golden Horseshoe (GGH) has been prepared
as a framework for the Provinces vision for building stronger, prosperous communities
by better managing growth and new development. This vision is grounded in the
following principles that provide the basis for guiding decisions on how land is
developed, resources are managed and public dollars are invested:
Build compact, vibrant and complete communities.

Plan and manage growth to support a strong and competitive economy.
Protect, conserve, enhance and wisely use the valuable natural resources of
land, air and water for current and future generations.
Optimize the use of existing and new infrastructure to support growth in a
compact, efficient form.
Provide for different approaches to managing growth that recognize the diversity
of communities in the GGH.
Promote collaboration among all sectors government, private and non-profit
and residents to achieve the vision.
The Growth Plan recognizes and promotes the traditional role of rural towns and
villages as a focus of economic, cultural and social activities that support surrounding
rural and agricultural areas across the GGH. Healthy rural communities are key to the
vitality and well-being of the whole area.
The Growth Plan encourages building complete communities, whether urban or rural.
These are communities that are well-designed, offer transportation choices,
accommodate people at all stages of life and have the right mix of housing, a good range
of jobs, and easy access to stores and services to meet daily needs.
We have reviewed the Provincial Growth Plan in its entirety, and as discussed later in
this report, the proposed development plan for the subject lands is in conformity with
the Growth Plan.
County of Wellington Official Plan (1999)
The County of Wellington has recently initiated a 5-year review of its Official Plan, which
will bring it into full conformity with the Greenbelt Plan (2005). Under proposed Official
Plan Amendment No. 81, modifications include minor adjustments to the boundaries of
Core Greenlands and settlement areas, as well as changes to development process
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requirements; however, none of these modifications affect the subject lands. Public
open houses are currently scheduled to review the draft amendment.
The County Official Plan designates the subject lands as an Urban Centre on Schedule
A2 (Appendix IV), which classifies them as part of the urban system permitting
residential uses of various types and densities, commercial, industrial and institutional
uses as well as parks and open space where compatible. Sections 7 and 8 of the County
Official Plan outline the detailed policies of the urban system and have been reviewed in
preparation of this report. We believe that the proposed development is consistent
with these general policies, which will be described in detail in later sections of this
report.
However, an amendment is required as it relates the projected population as well as
permitted residential densities.
The Growth Strategy Policies under Section 3.2 of the County Official Plan forecast that
83% of population growth will occur within the 15 urban centres identified in Wellington
County. Table 7 (Appendix V), under section 3.3, allocates the growth for the Town of
Erin. It projects population and households in 2011 as follows:
Erin Village:
Hillsburgh:
Rural Area:
3,000 people
1,280 people
7,650 people
1,050 households
430 households
2,480 households
Total
11,930 people
3,960 households
For the year 2031 it projects the following:

Erin Village:
Hillsburgh:
Rural Area:
4,400 people
2,080 people
9,050 people
1,530 households
690 households
2,960 households
Total
15,530 people
5,180 households
Accordingly, the projected increase in population and households between 2011 and
2031 is as follows:
Erin Village:
Hillsburgh:
Rural Area:
1,400 people
800 people
1,400 people
480 households
260 households
480 households
Total
3,600 people
1,220 households
This results in almost 60% of Erins population in 2031 living in the rural area, and
almost 40% of the growth between 2011 and 2031 being accommodated in the rural
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area. This would appear not to be in conformity with the Provincial Grown Plan insofar
as 39.3% of all Erins new growth is directed to the rural area, whereas the Growth Plan
and PPS direct the majority of growth to urban/settlement areas.
The County Official Plan also identifies an intensification target under section 3.3.1
which plans to achieve an overall minimum density of not less than 40 residents and
jobs per hectare in Designated Greenfield Areas.
The housing policies of Section 4.4.4 of the County Official Plan also require that new
developments strive to attain at least 16 units per gross hectare in newly developing
subdivisions. It also encourages the introduction of medium density housing types in
new subdivisions, which will be incorporated into the proposed development through
townhouse dwellings and low-rise apartments.
In order to achieve these targets, and accommodate development at an appropriate and
efficient density, the projected growth targets for the Village of Erin should be increased
and an amendment to the County of Wellington Official Plan is required (Appendix I).
With respect to Medium Density Development, section 8.3.5 a) of the County of
Wellington Official Plan identifies a maximum density for this type of development on
full municipal services of 35 units per hectare (14 units per acre) for townhouses, and 75
units per hectare (30 units per acre) for apartments.
The proposed development includes townhouse and apartment dwellings, each being
situated on small sized blocks. These result in a higher calculated density than
permitted, therefore an additional amendment to the County Official Plan is required to
increase the maximum permitted density for medium density development in both
townhouse and apartment format.
The County of Wellington Official plan also speaks to special policies for the Town of
Erin, more specifically for the provision of servicing in Section 11.2.7; which requires
that the Town initiated Servicing and Settlement Master Plan (SSMP) must be
completed before any major development is permitted.
The town may identify new land use designations for major development, however they
cannot be implemented through planning approvals prior to the SSMP being completed
and approved. The enclosed applications are intended to be reviewed concurrently
with the development of the SSMP, and will be discussed in more detail in the following
section relating to the policies of the Town of Erin Official Plan.
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Town of Erin Official Plan (2004)

The Town of Erin Official Plan designates the subject lands as Residential, Highway
Commercial, Industrial and Future Development on Schedule A2 Erin Urban Area
(Appendix VI).
The policies for the Residential, Highway Commercial and Industrial have all been
reviewed, and are consistent with the land uses proposed on the subject lands.
However, an amendment to the Official Plan is required to remove the Future
Development designation from the subject lands, and realign the remaining
designation boundaries.
The Future Development policies of the Official Plan (Section 4.13) aim to protect
lands envisioned for future development, and to ensure that the premature provision of
municipal services will not be required. Currently, permitted uses are limited to existing
uses and non-intensive agricultural operations. In accordance with Section 4.13.4:
Re-designation of these lands may be considered if it is proven that
additional lands for development purposes are required. A
comprehensive review of the need and impacts of developing these lands
on the surrounding area shall be undertaken
The submitted applications, together with the required materials and extensive
consulting reports, collectively form a complete and comprehensive review that
demonstrates that the lands for development purposes are required; which is therefore
consistent with the goals of the Official Plan. An amendment to the land use schedule
(Schedule A2) is required to implement the proposed development plan. Accordingly, a
draft Official Plan Amendment is attached to this document as Appendix II.
Furthermore, the Town of Erin itself has acknowledged that the subject lands are
required for development purposes, when it approved Official Plan Amendment No.40
in December 2004; designating them as Residential, Commercial, Industrial and Future
Development respectively. This amendment incorporated the subject lands within the
Erin Village urban boundary.
As it relates to the provision of servicing, section 3.6.4 requires that all new
development be connected to the municipal water system. However, section
3.6.5 makes note of the fact that there are currently no municipal sanitary
sewage facilities in the Town of Erin, and that new development would only be
permitted on individual private systems.
Alternatively, section 3.6.6 of the official plan describes the servicing strategy for
the Village of Erin:
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A Servicing and Settlement Master Plan will be undertaken to assess, in a

comprehensive manner, the Village of Erins capacity to accommodate growth
from an environmental and servicing perspective including a review and
assessment of the Village in terms of;
a)
b)
c)
d)
e)
f)
growth management and the related fiscal impacts;

established projected population;
development density;
impact of development on environmental and natural heritage resources;
servicing (water and wastewater) and stormwater management;
other matters considered appropriate by the Town,
The Village Study must be completed and approved before any major
development is permitted. The Study will be undertaken by the Town in
consultation with the County and Credit Valley Conservation. The master plan
will be implemented by an amendment to the Official Plan for the Town of Erin.
The Town may, in its official plan, identify new land use designations but these
designations will not be implemented through further planning approvals until
the comprehensive servicing study is completed and approved. The Town may
develop a phasing strategy for development to comply with County growth
forecasts.
The Town of Erin has completed the first Phase of its Servicing and Settlement Master
Plan (SSMP). The background report identifies the need for the Town of Erin to upgrade
its services to include municipal sewage services as a way to protect the Towns ground
water resources, as well as the Credit River Watershed. The second phase of the SSMP,
the recommendation report, is expected to be completed by January 2013.
It is recognized that major development approvals cannot be granted until this plan has
been completed; however, as mentioned previously the proposed applications are
intended to be reviewed concurrently with the development of the SSMP. This would
allow for a comprehensive and coordinated review together with the Towns projected
and planned growth; consistent with Section 1.2.1 of the PPS.
Therefore, the proposed amendment to the Official Plan to facilitate the proposed
development of the subject lands is consistent with the overall intent of the Town of
Erin Official Plan.
Town of Erin Zoning By-law 07-97
The subject lands are currently zoned Future Development (FD) in the Town of Erin
Zoning By-law, permitting agricultural uses and single dwellings on an existing lot of
record. This zone designation is intended to reserve those lands intended for future
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urban development, while allowing the existing uses to be maintained until the lands
are ready to be developed.
Accordingly, an amendment to the zoning by-law (Appendix III) is being requested to
rezone the lands to accommodate the proposed draft plan of subdivision, and bring it
into conformity with the provisions of the official plan. The following zones are
proposed, permitting a range of residential (with special provisions), commercial,
industrial, institutional and open space uses:

Institutional (I),
Highway Commercial (C2),
General Industrial (M2),
Rural Environmental Protection (EP2), and
Open Space Recreation (OS1) Zone
REVIEW OF DEVELOPMENT PLAN

Land Use
As described earlier, the proposed development consists of a mixed-use residential
community within the Village of Erin that includes single and semi-detached dwellings,
townhouse dwellings, as well as medium-density residential units such as low-rise
apartments and a retirement living complex. This provides for a diversity and full range
of housing types in a compact form and at an appropriate density, which is consistent
with the goals of the PPS, the Growth Plan as well as the County Official Plan. It also
meets the requirements of directing growth to settlement areas; given that the subject
lands are located within the designated greenfield/urban area and will be developed as
a natural extension to the existing Village of Erin.
The proposed development also incorporates other land uses, including a large block for
industrial purposes, which could be further subdivided, as well as individual commercial
blocks, open space blocks, and institutional blocks for a high school and a place of
worship. Providing this mixture of uses allows for the development of a complete
community where residents can live, work and play. These land uses are consistent
with those designated in the Town of Erin Official Plan, Schedule A-2 (see Appendix VI),
and also meets the goals and objectives of the PPS, the Growth Plan and the County
Official Plan by encouraging steady economic growth through an adequate supply of
commerce and industry, as well as providing a balance of jobs and housing, diversifying
the local tax base, and ensuring that the lands and services are available to meet the
needs of the community.
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Population and Density

The total site area is 113.7 hectares, of which 19.1 hectares consists of designated
Core Greenlands. Therefore, the Designated Greenfield Area consists of 94.6 hectares
and as a result the required number of residents and employees to achieve 40 persons
and jobs per hectare is 3,785.
The residential portion of the development consists of approximately 1,240 new
housing units, which would result in approximately 3,720 people.
The employment lands, including industrial, commercial, and a proposed high school
have a total area of 24.9 hectares and are projected to produce approximately 720 jobs
in total. This assumes 32 jobs per hectare on the industrial and commercial lands and
an estimated 70 jobs in the proposed high school.
This results in a total projection of jobs and residents of 4,440 on 94.6 hectares of
Designated Greenfield Area at a density of 46.9 people and jobs per hectare.
The gross residential area (total area, minus Core Greenlands, employment, commercial
and high school) is 69.7 hectares. With approximately 1,240 units this results in a gross
residential density of 17.8 units per hectare, which achieves the Countys greenfield
density target for new subdivisions.
In order to accommodate the proposed development, and to meet the Countys density
target, additional population and households will be required for the Village of Erin
beyond those currently found in Table 7 of the County Official Plan.
It is our respectful submission that the increase in population and households should
come from three sources:
Existing planned growth in Erin Village;

Reallocation of planned growth from the Rural Area; and,
New allocation of growth from the County of Wellington.
Existing Planned Growth in Erin Village

Since the applicant is proposing to provide a servicing solution that will ultimately
benefit all of Erin Village, it is our submission that 400 households and 1,200 people
should be specifically allocated to this development.
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Reallocation of Planned Growth from the Rural Area

As indicated previously, current projections for the rural area would see almost 60% of
Erins 2031 population and almost 40% of the planned growth in the Town occurring in
the rural area.
This is not, in our opinion, in conformity with the Provincial Growth Plan, nor is it
consistent with the PPS; both of which direct new growth to urban/settlement areas.
Therefore, it is our recommendation that 400 households and 1,200 people be
reallocated from the rural area of the Town of Erin to the Village of Erin specifically for
this development.
New Allocation of Growth from the County of Wellington
To facilitate the balance of the projected growth in population and households
proposed for this development, an additional 1,320 people and 440 households are
required.
It is respectfully requested that the County of Wellington allocate additional population
and households to the Town of Erin, and to Erin Village, specifically for this
development. This can be assigned by County officials through the processing of an
Official Plan Amendment.
In summary, this development would be allocated specific population and households as
follows:
From Existing Erin Village:
From the Rural Area:
From the County of Wellington:
1,200 people
1,200 people
1,320 people
400 households
400 households
440 households
Total
3,720 people
1,240 households
Accordingly, Table 7 is proposed to be amended as follows:

TABLE 7
ERIN
2006
2011
2016
2021
2026
2031
Total Population
11,680
11,930
13,080
15,170
16,370
17,080
Households
3,810
3,960
4,360
5,060
5,450
5,690
Total Employment
3,550
3,590
3,780
4,600
5,020
5,460
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Urban Centres
2006
2011
2016
2021
2026
2031
Total Population
3,020
3,000
4,200
6,000
6,900
7,320
Households
1,010
1,000
1,400
2,000
2,300
2,440
1,240
1,280
1,380
1,610
1,850
2,080
410
430
460
540
610
690
ERIN VILLAGE
HILLSBURGH
Total Population
Households
Medium Density Development

The development plan currently contains six blocks for medium density housing types,
which are intended to be developed at densities higher than those permitted in the
County Official Plan:
Four blocks are intended for lane-based street townhouses overlooking the
central square/park, which have a net site density of approximately 55 units per
hectare.
The two remaining blocks could accommodate 3 to 4-storey apartment type
forms, which would result in density ranging from 106 to 162 units per hectare.
As a result, the proposed amendment to the County Official Plan allows for townhouse
types at 55 units per hectare and apartment types at up to 165 units per hectare.
Providing these residential units at higher densities by including townhouses and lowrise apartments, also meets the goals of provincial policy for building compact
communities.
Parkland
The proposed development provides an abundance of parkland resources, including two
small parks fitted with play areas to serve the northern and eastern sections of the
community; a central square that will include a play area for the central section, and
provide a gathering space for the entire community; as well as a larger community park
with the ability to accommodate sports fields or a large track, serving the entire
community including the adjacent high school.
The parks have been strategically located within the concept plan so that they are easily
and readily accessible to as many residents as possible; being linked to each other
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directly by the street network. The larger community park also provides a direct
connection to the adjacent high school, as well as the Elora-Cataract Trailway.
As it relates to the requirements under the Planning Act, the amount of parkland
provided within the proposed development far exceeds the calculated minimum
requirement, as illustrated in the table below:
TOTAL AREA IN PLAN
113.69 ha
less
NHS
19.14 ha
less
INDUSTRIAL and COMMERCIAL
19.60 ha
equals
GROSS RESIDENTIAL AREA
74.95 ha
PARKLAND REQUIRED IN OFFICIAL PLAN

5% GROSS RESIDENTIAL AREA
3.75 ha
2% INDUSTRIAL and COMMERCIAL
0.39 ha
TOTAL REQUIRED
4.14 ha
TOTAL PROVIDED
5.37 ha
Alternatively, parkland requirements can also be calculated at a rate of 1 hectare per

300 units of residential development:
PARKLAND REQUIRED BASED ON ALTERNATE STANDARD IN PLANNING ACT
1ha PER 300 UNITS
at 1240 units
2% INDUSTRIAL and COMMERCIAL
4.13 ha
0.39 ha
TOTAL REQUIRED
4.53 ha
TOTAL PROVIDED
5.37 ha
Municipal Servicing
The increased densities will also allow for the efficient use of infrastructure such as
roads and full municipal services, which are proposed for the subject lands. The Town of
Erin has completed the first Phase of its Servicing and Settlement Master Plan (SSMP),
which aims to address the Towns servicing, planning and environmental issues over the
next 25 years. The background report identifies the need for the Town of Erin to
upgrade its services to include a municipal sewage services as a way to protect the
Towns ground water resources, as well as the Credit River Watershed. Together with
terminating the use of partial services this would implement the Towns Official Plan
policies, and bring it into conformity with the PPS.
______________________________________________________________________________________
TOWN OF ERIN
Page 18

OCTOBER 2012
Reviewing the proposed development concurrent with the development of the SSMP
would also allow for a complete and coordinated review together with the Towns
projected growth. This consistent with Section 1.2.1 of the PPS, which encourages using
an integrated and comprehensive approach to planning for matters including
accommodating new growth and infrastructure.
Provincial, County and Town policies each dictate that urban development, such as that
on the subject lands, be serviced through centralized collection and treatment systems
rather than on individual septic tanks.
The proposed development plan and other planning instruments are based on the
assumption that full municipal services will be available concurrent with the
development of the lands.
The applicant is also committed to delivering fully serviced employment lands
concurrent with the first phase of residential development.
Currently, there are no communal sewage systems servicing communities in the Town
of Erin. The urban villages of Erin and Hillsburgh are serviced by individual private septic
systems. The proposed development is presented based on the future construction of a
centralized treatment system for the Village of Erin and a sanitary collection system that
will drain to the low point on the property. The Functional Servicing Report, prepared
by Schaeffers Consulting Engineers, recommends the construction of a sewage pumping
station near the stormwater management facility and an external forcemain or gravity
sewer that will be required to connect to a centralized collection facility. The location of
this facility will be determined by the Class Environmental Assessment (EA) process.
The applicant is willing to invest and commit to the implementation of a centrally
located modular sewage treatment plant, which is intended to service the proposed
development, and also make provision for a Septage Facility which will receive septage
from areas within the Town limits. The modular sewage treatment plant will be
expandable in order to meet the needs of future development and existing residents, as
deemed necessary by the Town.
Natural and Cultural Heritage
Protecting the existing woodlot, which is under the Core Greenlands designation, and
providing additional active open space areas will meet the Countys goals of ensuring
adequate parkland, open space, recreation opportunities to meet community needs, as
well as protecting and enhancing the natural environment. As concluded in the
Environmental Impact Statement, prepared by Dillon Consulting Ltd., appropriate
development limits will be established during the detailed review of the enclosed
applications. Additionally, a Stage 2 Archaeological Assessment is recommended to be
______________________________________________________________________________________
TOWN OF ERIN
Page 19

OCTOBER 2012
completed, as per the submitted Stage 1 Report, which identifies the potential for
aboriginal archaeological resources.
A Heritage Impact Assessment has also been prepared to review the cultural heritage of
the subject lands, and concludes that the proposed development will have no impact to
the cultural history of the Village of Erin.
Socio-Economic Impact
The development concept proposes an abundance of new facilities and services in the
Village of Erin including parks, recreation facilities and a new high school, as well as a
variety of affordable housing options. The proposed development will also introduce
the opportunity to implement full municipal servicing for the Village of Erin; ultimately
providing a benefit to the overall health and well-being for its residents.
Given that the proposed development includes employment lands, both commercial
and industrial, it will also expand the job market in the Town of Erin and allow more
residents to live within a shorter distance of their place of work. It will also meet the
Economic Development goals of the Town of Erin Official Plan, by encouraging
industrial, commercial, and other non-residential growth (Section 3.15.2).
Furthermore, a Fiscal Impact Assessment has been prepared by the Altus Group and
accompanies this Planning Report in accordance with the requirements of both the
Town and County Official Plans. The report concludes that the proposed development
will generate an overall net fiscal benefit to both the Town of Erin and the County of
Wellington. In addition to expanding the tax base, the development of the subject lands
will also generate significant development charge revenues, which will cover the
associated capital costs for the required infrastructure improvements.
This would also demonstrate conformance with the Provincial Growth Plan (Section
3.2.5), which requires that municipalities should generate significant revenue to recover
the full cost of providing services, as well as serving growth that supports the
achievement of intensification and density targets.
Street and Urban Design
The proposed development was designed in a matter that provides a grid-type street
network, which promotes connectivity and the opportunity to utilize alternative modes
of transportation to the automobile, such as walking and cycling. This meets the goals
of the PPS and the Growth Plan by providing direct linkages to community amenities,
including the Elora-Cataract Trail, as well as an overall safe and efficient vehicular and
pedestrian system.
The street network will also incorporate various urban design principles, which increase
the attractiveness for residents to use alternative modes of transportation such as
______________________________________________________________________________________
TOWN OF ERIN
Page 20

OCTOBER 2012
cycling and walking.

The proposed central square, framed by live/work style
townhouses, will act as a focal point and provide a sense of place as well as create an
identity for the community. It will be designed in a matter that frames the space with
buildings placed toward the street edge and residential driveway access provided by
rear lanes. The streets have been designed to radiate outwards, in a new-urbanist form
that will ensure direct connections to the central square from the outer edges of the
community. These streets will also offer terminating views of open space features,
including the natural heritage system.
An enhanced landscape buffer has also been proposed along the collector road between
the residential and industrial lands. This buffer will provide a transition between the
two uses, while also acting as a visual and noise barrier to protect the adjacent
dwellings. Additionally, the proposed Place of Worship and a small park have been
situated at this location to function as an attractive gateway into the residential
community.
At the detailed design stage sight lines will be maintained and appropriate streetscaping
and lighting will be provided to allow for a safe and pedestrian friendly experience
within the community.
Phasing
Lastly, the proposed development will be phased and constructed in accordance with
the projected growth targets outlined in the Growth Plan, as well as the County and
Town Official Plans. This will ensure growth is achieved in a controlled manner that
maintains appropriate standards, while also meeting the needs of and providing a
benefit to the overall community.
SUMMARY AND CONCLUSION
As discussed in the above sections, the proposed applications for amendments to both
the County and Town Official Plans, Draft Plan of Subdivision and amendment to the
Zoning By-law, to implement the proposed development of a mixed-use, residential
community on the subject lands are consistent with the policies of the Provincial Policy
Statement (2005); are in conformity with the Greenbelt Plan (2005) and Places to Grow,
Growth Plan (2006); and is consistent with the goals, objectives and overall intent
County of Wellington Official Plan (1999), the Town of Erin Official Plan (2004) and the
Town of Erin Zoning By-law (07-97). Therefore, it is our opinion that the proposed
development represents good planning.
James M. Kennedy,
MCIP, RPP
______________________________________________________________________________________
TOWN OF ERIN
Page 21

OCTOBER 2012
APPENDIX I
Draft Official Plan Amendment
County of Wellington Official Plan
______________________________________________________________________________________
TOWN OF ERIN
AMENDMENT NUMBER XXX

TO THE OFFICIAL PLAN FOR THE
COUNTY OF WELLINGTON
BY-LAW NO.
A By-law to adopt Amendment No. XXX to the Wellington County Official Plan
The Council of the Corporation of the County of Wellington, pursuant to the provisions of the
Planning Act, R.S.O. 1990, as amended, does hereby enact as follows:
1.
THAT Amendment Number XXX to the Official Plan for the County of Wellington,
consisting of the attached maps and explanatory text, is hereby adopted.
2.
THAT this By-law shall come into force and take effect on the day of the final day of
passing thereof:
READ A FIRST AND SECOND TIME THIS
READ A THIRD TIME AND PASSED THIS
WARDEN
CLERK
Page 2 of 8
DAY OF
DAY OF
, 20
, 20
AMENDMENT NUMBER XXX

TO THE
COUNTY OF WELLINGTON OFFICIAL PLAN
INDEX
PART A - THE PREAMBLE

The Preamble provides an explanation of the proposed amendment including
the purpose, location, and background information, but does not form part of
this amendment.
PART B - THE AMENDMENT

The Amendment describes the changes and/or modifications to the Wellington
County Official Plan, which constitute Official Plan Amendment Number XXX.
PART C - THE APPENDICES

The Appendices, if included herein, provide information
the Amendment, but do not constitute part of the Amendment.
Page 3 of 8
related
to
PART A THE PREAMBLE

PURPOSE
The purpose of the proposed Official Plan Amendment is to update the projected
growth for Erin Village to 2031, to accommodate the development of a proposed draft
plan of subdivision within the urban area of the Town of Erin.
BACKGROUND
The County of Wellington Official Plan designates the subject lands as an Urban
Centre on Schedule A2, which classifies them as part of the urban system permitting
residential uses of various types and densities, commercial, industrial and institutional
uses as well as parks and open space where compatible.
The Growth Strategy Policies under Section 3.2 forecast that 83% of population growth
will occur within the 15 urban centres identified in Wellington County.
Table 7, under section 3.3, allocates the growth for the Town of Erin. It projects
population and households in 2011 as follows:
Erin Village:
Hillsburgh:
Rural Area:
3,000 people
1,280 people
7,650 people
1,050 households
430 households
2,480 households
Total
11,930 people
3,960 households
For the year 2031 it projects the following:

Erin Village:
Hillsburgh:
Rural Area:
4,400 people
2,080 people
9,050 people
1,530 households
690 households
2,960 households
Total
15,530 people
5,180 households
Accordingly, the projected increase in population and households between 2011 and
2031 is as follows:
Erin Village:
Hillsburgh:
Rural Area:
1,400 people
800 people
1,400 people
480 households
260 households
480 households
Total
3,600 people
1,220 households
This results in almost 60% of Erins population in 2,031 living in the rural area and
almost 40% of the growth between 2011 and 2031. This would appear not to be in
conformity with the Provincial Grown Plan insofar as 39.3% of all Erins new growth is
directed to the rural area, whereas the Growth Plan and PPS direct the majority of
growth to urban/settlement areas.
Page 4 of 8
Section 3.3.1 identifies an intensification target, which plans to achieve an overall

minimum density of not less than 40 residents and jobs per hectare in Designated
Greenfield Areas.
The housing policies of Section 4.4.4 also require that new developments strive to
attain at least 16 units per gross hectare in newly developing subdivisions. It also
encourages the introduction of medium density housing types in new subdivisions,
which will be incorporated into the proposed development through townhouse
dwellings and low-rise apartments.
In order to achieve these targets, and accommodate development at an appropriate
and efficient density, the projected growth targets for the Village of Erin should be
increased.
With respect to Medium Density Development, section 8.3.5 a) identifies a maximum
density for this type of development on full municipal services of 35 units per hectare
(14 units per acre) for townhouses, and 75 units per hectare (30 units per acre) for
apartments.
The proposed development includes townhouse and apartment dwellings, each being
situated on small sized blocks. These result in a higher calculated density than
permitted, therefore an additional amendment is required to increase the maximum
permitted density for medium density development in both townhouse and apartment
format.
SUMMARY AND BASIS OF KEY CHANGES PROPOSED

The proposed changes in the amendment will be to the following sections:
Part 3 Wellington Growth Strategy
To update Table 7 - ERIN, and increase the projected total population for
Erin Village from 4,400 to 5,900 in 2031 and the projected total households
from 1,530 to 2,050 accordingly.
Part 9 Local Planning Policies
To add special policy area PA2-4 to section 9.3.2 Policy Areas (Erin Local
Policies) that allows for a maximum permitted density of 55 units per
hectare for townhouses and apartment types at up to 165 units per hectare
for apartments for medium density development on full municipal services
on the subject lands.
Schedule A2 - Erin
To add the boundary of special policy area PA2-4 to the Schedule.
Page 5 of 8
PART B THE AMENDMENT

All of this part of the document entitled Part B The Amendment, consisting of the
following text and table constitute Amendment No. XXX to the Official Plan of the County
of Wellington.
The Official Plan of the County of Wellington is hereby amended as follows:
1. THAT section 3.5 Allocating Growth is amended by deleting Table 7 and replacing
it with the following:
TABLE 7
ERIN
2006
2011
2016
2021
2026
2031
Total Population 1
11,680
11,930
13,080
15,170
16,370
17,080
Households
3,810
3,960
4,360
5,060
5,450
5,690
Total Employment 2
3,550
3,590
3,780
4,600
5,020
5,460
Urban Centres
2006
2011
2016
2021
2026
2031
Total Population 1
3,020
3,000
4,200
6,000
6,900
7,320
Households
1,010
1,000
1,400
2,000
2,300
2,440
1,240
1,280
1,380
1,610
1,850
2,080
410
430
460
540
610
690
ERIN VILLAGE
HILLSBURGH
Total Population 1
Households
2. THAT section 9.3.2 Policy Areas is amended by adding the following text:
PA2-4 (NAME?)
Notwithstanding any other provisions of this Plan to the contrary, on the lands identified as
PA2-4 on Schedule A2, that medium density development on full municipal services
should not exceed 55 units per hectare (18 units per acre) for townhouses, and 165 units
per hectare (67 units per acre) for apartments.
3. THAT Schedule A2 (Erin) is amended by adding the PA2-4 policy area, as illustrated
on Schedule A attached hereto.
THE CORPORATION OF THE COUNTY OF WELLINGTON

SCHEDULE A
OF
OFFICIAL PLAN AMENDMENT NO. XXX

OCTOBER 2012
APPENDIX II
Draft Official Plan Amendment
Town of Erin Official Plan
______________________________________________________________________________________
TOWN OF ERIN
The Corporation of the Town of Erin

By-law No. 12-xx
A by-law to adopt an amendment to the
Official Plan of the Town of Erin
(Official Plan Amendment No. xx)
THE COUNCIL ENACTS AS FOLLOWS;

1. The attached Amendment No. XX to the Official Plan for the Town of Erin is
hereby adopted.
2. Pursuant to Subsection 17(23) and of the Planning Act R.S.O 1990, c.P-13 as
amended, this Official Plan Amendment comes into effect upon the day after the
last day for filing a notice of appeal, if no appeal is filed pursuant to Subsection
17(24) and (25). Where one or more appeals have been filed under Subsection
17(24) and (25) of the said Act, as amended, this Official Plan Amendment
comes into effect when all such appeals have been withdrawn or finally disposed
of in accordance with the direction of the Ontario Municipal Board.
Passed by Council on xx, xxx 2012
_______________________________
Mayor
______________________________
Clerk
Amendment No. XX
to the
Official Plan
for
The Town of Erin
Amendment No. XX to the Town of Erin Official Plan
Part A The Preamble - The Preamble provides an explanation of Amendment

No.XX to the Official Plan for the Town of Erin, including purpose, location and
background information, but does not form part of this amendment.
Part B The Amendment The Amendment consisting of text and schedules

describes the proposed changes to the Town of Erin Official Plan and constitutes
Official Plan Amendment No. XX.
Part A - The Preamble
1. Purpose:
The purpose of this amendment is to;
a) Redesignate the portion of the subject lands currently designated as
Future Development on Schedule A-2 to Residential; and,
b) Revise Schedule A-2 to realign the land use designations on the subject
lands.
2. Location: Generally east of Erin Park Drive, between County Road 124 and
Dundas Street East (Sideroad 15); legally described as Part of Lots 16
and 17, Concession 10 and Part of Lot 16, Concession 11.
3. Basis: To enable a proposed draft plan of subdivision, and amendment to the
zoning by-law for the development of approximately 1,240 residential units, as
well as industrial, highway commercial, stormwater management, school,
natural heritage, and open space/park blocks.
Part B The Amendment

The Official Plan of the Town of Erin is amended as follows:
Item 1:
Schedule changes
Schedule A-2, Erin Urban area is hereby amended in accordance with Schedule 1
attached hereto insofar as it applies to the lands identified as Lands Subject to
Amendment No. XXX.
LANDS SUBJECT
TO AMENDMENT
NO. XXX

OCTOBER 2012
APPENDIX III
Draft Zoning By-law Amendment
______________________________________________________________________________________
TOWN OF ERIN
BY-LAW NUMBER
12-XXX
A By-law to amend Town of Erin Zoning By-law No. 07-67

WHEREAS the Planning Act provides that the Council of a Municipal Corporation may pass by-laws
to restrict the use of lands and the character, location and use of a building or structures;
WHEREAS the matters herein will be in conformity with the Official Plan of the Town of Erin, upon
the approval and coming into effect of OPA No._____;
NOW THEREFORE the Council of the Corporation of the Town of Erin ENACTS AS FOLLOWS:
1. That Zoning By-law No. 07-67, as amended, be and it is hereby further amended by:
a) re-zoning the lands from Future Development (FD) Zone to Residential Two (R2-101),
Residential Two (R2-102), Multiple Residential (R4-101), Multiple Residential (R4102), Institutional (I), Highway Commercial (C2), General Industrial (M2), Rural
Environmental Protection (EP2), and Open Space Recreation (OS1) Zone as shown on
Schedule 1 attached hereto;
b) Amending the portion of Schedule B in the manner shown on Schedule 1 attached hereto;
and,
c) adding the following paragraphs to Section 14 SPECIAL PROVISIONS:
RESIDENTIAL ZONE
SPECIAL PROVISIONS
By-Law, Location, Roll #
Notwithstanding the provisions of the R2 Zone, the lands zoned R2R2-101
101 will be subject to the following regulations:
By-law 12-XXX
Pt Lots 16 & 17, Con 10
Minimum Lot Frontage:
11.0 m
& Pt Lot 16, Con 11
Minimum Lot Area:
350.0 m2
Minimum Interior Side Yard:
One Side
1.2 m
Other Side
0.6 m
R2-102
By-law 12-XXX
Pt Lots 16 & 17, Con 10
& Pt Lot 16, Con 11
Notwithstanding the provisions of the R2 Zone, semi-detached

dwellings on the lands zoned R2-102 will be subject to the following
regulations:
Minimum Lot Frontage (each unit):
7.65 m
Minimum Lot Area (each unit):
244.5 m2
Minimum Front Yard:
6.0 m
Minimum Interior Side Yard:
One Side
1.2 m
Other Side
0.0 m
R4-101
By-law 12-XXX
Pt Lots 16 & 17, Con 10
& Pt Lot 16, Con 11
Notwithstanding the provisions of the R4 Zone, townhouse dwellings

on the lands zoned R4-101 will be subject to the following regulations:
Minimum Lot Frontage (each unit):
4.5 m
Minimum Lot Area (each unit):
157.5 m2
Minimum Front Yard:
3.0 m
Minimum Rear Yard:
6.0 m
Minimum Exterior Side Yard:
3.0 m
R4-102
By-law 12-XXX
Pt Lots 16 & 17, Con 10
& Pt Lot 16, Con 11
Notwithstanding the provisions of the R4 Zone, and Table 1 Off

Street Parking Requirements:
1.
Townhouse dwellings on the lands zoned R4-102 will be

subject to the following regulations:
Minimum Lot Area:

Minimum Front Yard:
Minimum Rear Yard:
Minimum Side Yard:
Maximum Lot Coverage:
Maximum Building Height:
Minimum Parking Required:
2.
Apartment dwellings on the lands zoned R4-102 will be

subject to the following regulations:
Minimum Lot Area:

Minimum Front Yard:
Minimum Rear Yard:
Minimum Side Yard:
Maximum Lot Coverage:
Maximum Building Height:
Minimum Parking Required:
4,500.0 m2
50.0 m
6.0 m
7.5 m
3.0 m
3.0 m
50%
12.0 m
1.25 spaces
per dwelling unit
4,500.0 m2
50.0 m
4.5 m
7.5 m
3.0 m
3.0 m
50%
18.0 m
1.25 spaces
per dwelling unit
Passed by Council on xx, xxx 2012
_______________________________
Mayor
______________________________
Clerk
This is Schedule 1
to By-law No. ______________
WELLINGTON RD 124
C2
C2
C2
FD
FD
OS1
R2-102
R2-102
OS1
M2
R2-102
OS1
OS1
A-101
OS1
R2-101
FD
R2-102
R2-102
R2-101
EP2
OS1
R4-101
R4-101
R2-101
R2-101
R2-101
R2-102
R2-101
R2-101
OS1
R2-101
FD
OS1
R4-101
R2-101
R4-101
R2-101
R2-101
R2-101
R2-101
R2-101
R2-101
R2-102
R2-102
R2-102
R2-101
R2-102
OS1
R2-102
R2-101
ERIN PARK DR
M2
R2-101
R2-101
R2-101
R2-101
FD
R2-101
R2-101
H)
R1
R4-102
FD
DUNDAS ST E
R4-102
R2-101
FD
SR 15
R3-101
R3-101
Legend
Zones
EP1
Lakes & Rivers
Erin Zoning Map

Town of Erin
Schedule "B"
By-law No. 07-67
R2-101
R2-101
FD
R2-102
FD

OCTOBER 2012
APPENDIX IV
Schedule A2 Erin
______________________________________________________________________________________
TOWN OF ERIN
SCHEDULE A2
ERIN
XI
IX
VI
II
22
1
VI
I
24
1
25
1
VI
Legend
PA2-2
124
1
Hillsburgh
IV
H.
III
23
1
U.C.
U.C.
Cedar Valley
H.
22
1 PA2-3
31
24
1
C.R.
The Rural System
Prime Agricultural
52
1
Secondary Agricultural
Mineral Aggregate Area
Recreational
C.R. Country Residential

PA
C.R.
Brisbane
25
1
Policy Area
The Urban System
H.
1
30 26
29
Greenlands
Earth Science (Provincial ANSI)
C.R.
PA2-1
32
Core Greenlands
Erin
Orton
II
The Greenlands System
H.
Hamlet Area
U.C. Urban Centre
28
27
42
1
124
1
26
Other
25
24
23
22
22
1
50
1
21
20
H.
19
18
26
1
24
1
42
1
H.
Trail
Landfill Site
Everton Water Management
Protection Area
Built Boundary
County Roads
Ballinafad
Ospringe
17
16
GUELPH-ERAMOSA
SCHEDULE A3
15
125
1
124
1
14
13
12
11
10
9
8
7
125
1
50
1
1 - Existing licensed aggregate operations

(sand, gravel, bedrock) are shown in
Appendix 2 for information purposes.
This is not survey data. All rights reservered. May not be reproduced
without permission.
4
3
2
1
H.
Crewsons Corners
Sources:
County of Wellington, Planning and Development Department, Ministry of
Natural Resources, Grand River Conservation Authority, Credit Valley
Conservation Authority, and Upper Grand District School Board.
Produced using natural resource information provided by local
Conservation Authorities and the Ministry of Natural Resources
(Copyright Queen's Printer, 1997).
File: F:\Land Information System\Nad83OP\Erin Wetlands\
Erin_ScheduleA2.mxd
1.25
2.5
Kilometres
May 6, 1999
Updated: February 14, 2012
Date Printed: February 12, 2012

OCTOBER 2012
APPENDIX V
Table 7
______________________________________________________________________________________
TOWN OF ERIN
TABLE 7
ERIN
Total Population
Households
Total Employment
2006
2011
2016
2021
2026
2031
11,680
11,930
12,490
13,510
14,530
15,530
3,810
3,960
4,160
4,510
4,850
5,180
3,550
3,590
3,780
4,600
5,020
5,460
Urban Centres
2006
2011
2016
2021
2026
2031
3,020
3,000
3,100
3,540
3,980
4,400
1,030
1,050
1,090
1,240
1,390
1,530
1,240
1,280
1,380
1,610
1,850
2,080
410
430
460
540
610
690
ERIN VILLAGE
Total Population
Households
HILLSBURGH
Total Population
Households
Wellington County Official Plan

th
May 6, 1999 (Last Revision February 24 , 2011)
Page -15-

OCTOBER 2012
APPENDIX VI
Town of Erin Official Plan
Schedule A-2 Erin Urban Area
______________________________________________________________________________________
TOWN OF ERIN

OCTOBER 2012
APPENDIX VII
Town of Erin Zoning By-law
Schedule B
(Zoning Map)
______________________________________________________________________________________
TOWN OF ERIN
WELLINGTON RD 23
EIGHTH LINE
TRAFALGAR RD
TENTH LINE
EP2
EP2
EP2
EP2
M1
FD
A-101
WELLINGTON RD 124
C2
EP1
M2
EP1
LL
N
PARK BLVD
ERINVILLE DR
OVERLAND DR
CEDAR LN
EP1
C2
FIRST AVE
SECOND AVE
R1
R1-109
R1 R1
R1(F)
CA
R1(F)
R1
R1
SR 15
R1
R1
OS1-108
OS2
R1(F)
OS1-108(F)
R2
R1
FD
MU
EAST CHURCH ST
R1
C1
RR
RIVE
DIT
CRE
R1
CH
OT
SC
ST
R1
LE
IN
ER
CR
R3-111
R
RO D
R MB
R3-111
IC
TR
PA
R3-111
KD
DELA
MRBRO
DR
KILDARE DR
R3-104
R1-111
C2-102
C3-107
R3
R3
R1
R1
R1-105
ES
OS1-101
PI
NE
MU
R3
DIANNE RD
EP1
R3
R3
YOUNG ST
EP2
R3-101
RID
GE
EP2
RD
R1-107
R1
OS1
R1-107
EP2
R1
R1
R1
OS1(F)
C2(F)
C3-109
124
R1
R1
R1(F)
LONG
LN
R3-101
EP2
WATER ST
R1(F)
EP2
R3-101
R3-101
EP1
R1(F)
C3-112
R1
N RD
NGTO
WELLI
C2
HILLVIEW ST
WILLIAM ST
R1
C2(F)
C2
C2-107(H)
R1-108
R1-106
R4 MARCH ST
R1
R4
R1(F)
OS1(F)
MU(F)
MU(F)
EP1
R1-108
R3-111
DELA
MU(F)
R1(F)
DR
R3-111
FD
EP2
R1
R1
EP1
FD
OS1-101
C
MC
R3
KENNETH AVE
R3
LO
UL
DR
GH
R3-102
ASPEN CT
R3-102
R3-102
WELLINGTON RD
52
OS1-104
C3-106
OS1
R3
DR
D
OR
EP2
R3-111
R3-104
R1
C1(F)
ST
EP1
N
IO
UN
FD
EP2
FD
LE
EP1
R1
R2
MILLWOOD RD
C1(F)
S ST
RLE
C1(F)
CHA
R1(F)
EP2
C3-116
R1
R1
IN
R1 R1(F)
FD
EP2
C2
R3-101
R1
FD
R1(F)
C1(F)
R3-103
R3-104
SR 15
R3-101
F
TER
WA
ERINWOOD DR
A-183
FD
C1
R3-103
EP2
FD
R1
DUNDAS ST E
R1
R4
R1
R1(H)
R1
R1
R1
R1 R1(H)
R1
MU
SPRING ST
MU MUR2
R1
MU
C1
CHURCH BLVD
MU
R2
R1
MU-2
R1 MU
CENTRE ST
R1(F)
MU-3
OS1-110
DA
IN
ER
R1
OS1-2(F)
M3-103
IN
R2
R1
MU(F)
EP2
MU-1
R4
R4
OS1
OS1-110
R1
R1
R1
EP1
FD
R1
FD
R1
R1
DUNDAS ST W
FD
PINE ST
SUNNYSIDE DR
R1(F)
FD
EP2
FD
R1
R1
R1
CARBERRY RD
OS1(F)
SR 15
.
CT
N
LY
RO
MAIN ST
R1
WESLEY CRES
DELERIN CRES
ERIN HEIGHTS DR
R1
R1
ROSS ST
R1
LORNE ST
OS1-109
R1
R1
R1
R1(F)
FD
EP1
M2
M2
OS1-109(F)
EP1
M2
MAY ST
RE
C2
TOMWELL CRES
OS1
LA
U
EP1
FD
THOMPSON CRES
WHEELOCK ST
EIGHTH LINE
OS1
C2
C2
C2-106
WHEELOCK ST
SR 17
M2
ERIN PARK DR
M1
BOLAND DR
M1-101
I
M1
SHAMROCK RD
M1-101
DANIEL ST
EP2
PIONEER DR
EP2
R3
A-195
EP2
R3
FD
R3-108
R3-108
ARMSTRONG ST
TREE
LONG
CRES
OS1-107
OS1
R3-108
R3-108
M3-109
M4
FD
R3-109
OS1-107
R3-108
A-135
LEENDERS LN
R3-108
NINTH LINE
M4
A-130
C3-114
SR 10
SR 10
TENTH LINE
EIGHTH LINE
SR 9
Erin Zoning Map
Legend
Zones
EP1
Lakes & Rivers
Town of Erin
Schedule "B"
By-law No. 07-67
400
800
Metres
Created By: County of Wellington Planning and Development

Department
File: F:\Land Information System\Draw\
Town_of_Erin\New Zoning Maps 2007\Erin Village Zoning Map.mxd
1,600
This is not survey data. All rights reserved.

May not be reproduced without permission.
Sources:
County of Wellington Planning and Development
Department 2011. Teranet 2002. Upper Grand District School Board.
Ministry of Natural Resources.
Updated: February 16, 2011.

OCTOBER 2012
APPENDIX VIII
Draft Plan of Subdivision
1793-DES13 September 24, 2012
______________________________________________________________________________________
TOWN OF ERIN

2-Planning Justification Report

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2-Planning Justification Report

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PLANNING JUSTIFICATION REPORT

PROPOSED AMENDMENTS TO THE OFFICIAL PLAN

FILE No: P-1793

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

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

- Draft Official Plan Amendment (County of Wellington)

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Agricultural land, and a small woodlot extending toward Winston Churchill

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FIGURE 1 LOCATION MAP

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FIGURE 2 IMMEDIATE CONTEXT MAP

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FIGURE 3 DEVELOPMENT CONCEPT PLAN

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

An amendment to the County of Wellington Official Plan;

County Official Plan Amendment

Residential Two (R2-101),

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KLM Planning Partners Inc.

Schaeffers Consulting Engineers

Planning Justification Report

Provincial Policy Statement (2005)

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Build compact, vibrant and complete communities.

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For the year 2031 it projects the following:

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Town of Erin Official Plan (2004)

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

growth management and the related fiscal impacts;

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Residential Two (R2-101),

REVIEW OF DEVELOPMENT PLAN

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Population and Density

Existing planned growth in Erin Village;

Existing Planned Growth in Erin Village

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Reallocation of Planned Growth from the Rural Area

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

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Medium Density Development

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INDUSTRIAL and COMMERCIAL

GROSS RESIDENTIAL AREA

PARKLAND REQUIRED IN OFFICIAL PLAN

2% INDUSTRIAL and COMMERCIAL

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

2% INDUSTRIAL and COMMERCIAL

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cycling and walking.

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AMENDMENT NUMBER XXX

READ A FIRST AND SECOND TIME THIS

READ A THIRD TIME AND PASSED THIS

AMENDMENT NUMBER XXX