Agenda. Municipality of West Grey Committee of the Whole (Planning) Meeting Thursday, August 17 th, 2017, 1:00 p.m., West Grey Municipal Office

Transcription

1 Agenda Municipality of West Grey Committee of the Whole (Planning) Meeting Thursday, August 17 th, 2017, 1:00 p.m., West Grey Municipal Office Items of Business: 1. Disclosure of Pecuniary Interest 2. Public Meetings 1:30 p.m. Municipality of West Grey Official Plan Amendment (OPA #6) Part Lot 1, Concession 13, Geographic Village of Neustadt (Paul & Cheryl Anne Gutzke owner; James R. Uram - agent) (attachment) 2:00 p.m. Zoning By-law Amendment Application ZA Lot 34, Concession 2 WGR ( Concession 2 WGR), former Township of Bentinck (Michael & Lynne Knowlton) (attachment) 3. Other 1:05 p.m. Proposed Zoning By-law Amendment Application ZA & Site Plan Agreement (Marvin Martin) (attachment) 2:45 p.m. Proposed By-law Number re: Zoning By-law Amendment Application ZA (John Spaleta) (attachment) 4. Next Meeting September 11, 2017, 1:45 p.m. 5. Adjournment

2

3

4

5

6

7

8

9

10

11

12 Planning Justification Report: Proposed Official Plan Amendment Part Lot 1, Concession 13 in the Geographic Village of Neustadt, Township of West Grey May,

13 - 2 - Table of Contents SECTION PAGE 1.0 INTRODUCTION PROPERTY LOCATION & SITE DESCRIPTION SURROUNDING LAND USES PROPOSED AMENDMENT PLANNING POLICY REVIEW PROVINCIAL POLICY STATEMENT GREY COUNTY OFFICIAL PLAN WEST GREY OFFICIAL PLAN OPINION AND CONCLUSION -13- List of Figures Figure 1: Figure 2: Figure 3: Figure 4: Draft Plan of Subdivision Site Location & Surroundings Grey County Official Plan West Grey Official Plan Appendices: Appendix 1: Draft official Plan Amendment -14- Appendix 2: Original Subdivision Concept Plan -20- Appendix 3: PPS Excerpts -21- Appendix 4: Grey County Official Plan 2011 Excerpts -23- Appendix 5: Grey County Growth Management Strategy Appendix 6: West Grey Official Plan Excerpts -26- James R. Uram Professional Planner, Thornbury, ON

14 Introduction This Planning Justification Report is provided on behalf of Mr. P. Gutzke in support of an application for an amendment to the Official Plan of the Township of West Grey as it applies to approximately 25 hectares of land identified as Part of Lot 1, Concession 13 in the Geographical Village of Neustadt. This report identifies the lands and outlines the basis for the application which would re-designate the subject property from the Future Development designation to the Residential designation to recognize the most logical potential of the lands to be developed for residential purposes. The application is restricted to the area designated Future Development, leaving the Environmental overlays in place. It is the intent to establish and solidify the future land use options for these lands prior to filing of any applications for future residential development. As required by the application process, this report examines the site, the community and directions provided by the Provincial Policy Statement, other Provincial planning directives, the directions of the County of Grey Official Plan and the direction of the West Grey Official Plan along with the potential for the change of designation to simplify the path to approval of the future residential development options for the subject lands creating a more responsive planning framework for new development. This application would also reprise the original direction proposed by Mr Gutzke in 2.0 Property Location & Site Description The subject property is described as Part of Lot 1, Concession 13 in the Geographical Village of Nuestadt, Township of West Grey, County of Grey, The land is included in the west half of the lands shown in shadow on Figure 1, below. Located in the south west quadrant of the geographical Village of Neustadt the lands are identified as other lands owned by the applicant on the draft approved plan of subdivision number 42T FIGURE 1 DRAFT PLAN OF SUBDIVISION James R. Uram Professional Planner, Thornbury, ON

15 - 4 - The lands are within the boundary of the Village of Neustadt which has been defined as a Primary Settlement Area for the Municipality of West Grey and the County of Grey. Originally created in the 1850 s, this community of approximately 600 residents is located 10 minutes to the south of the Town of Hanover. The location is 45 minutes from Owen Sound, 45 to 50 minutes from Tiverton (Bruce Nuclear), 75 minutes from the Kitchener/Waterloo/Guelph urban complex, 30 minutes west of Dundalk with its newly approved 700 units of development and within 50 minutes of the Town of Shelburn with its population increase of over 3000 persons since The community is well connected in all directions by County and Regional road networks. The site is currently utilized for agricultural purposes with a small forested portion and Meux Creek at the rear. There are no buildings on the lands subject of this application although there are a number of residential uses along the frontage that were formerly separated from the original holding. Previous studies indicate that the lands contain a confirmed potential for a municipal well water source on the westerly limit of the property. 3.0 Surrounding Land Uses: North: The lands along the north edge of the subject lands partially front onto Queen Street exhibit five separated residential parcels including the former farm residence and buildings. One of the parcels is owned by the applicant and is included in this application as a potential access to the subject lands. Across the road to the north is a residence and agricultural operation also designated Future Development. East: The lands to the east are a part of the overall holding and are designated Residential and currently draft plan approved for a serviced plan of subdivision containing 43 single lots and a 16 unit townhouse complex (42T-91011). The draft approved subdivision is located less than 200 metres to the west of the central business area of Neustadt. The area of this proposed OPA is an additional 200 metres or acceptable walking distance from the central commercial area along Mill Street. South: The site has an approximate depth of 700 metres from the rear of the lots fronting on Queen street to its southerly limit of Meux Creek. a deep creek valley and flood plain. The southerly 200 metres of the parcel is characterized by an existing small forested area, the Meux Creek valley and flood plain and steep slopes along the edge of the creek valley. Across the creek to the south, Jacob Street provides frontage for residential and commercial uses which form part of the Village Commercial Core. West: The property is bounded on the west by the unopened road allowance between Neustadt and the Geographic Township of Carrik in the County of Bruce. At the County Line and fronting onto Queen Street, are located two residential uses. The lands further to the west are agricultural. James R. Uram Professional Planner, Thornbury, ON

16 - 5 - FIGURE 2 - SITE LOCATION & SURROUNDINGS 4.0 Proposed Amendment This application is being made to re-designate the subject lands from the Future Development designation to the Residential designation in order to minimize future policy plan delays on development potential, to ensure that the land use form will be consistent with existing and proposed surrounding land uses, and to create a more stable land use direction for other residential uses in the immediate area. Further applications for plan of subdivision, zoning and municipal service extension will be made subsequent to the successful completion of this modification to the Official Plan. James R. Uram Professional Planner, Thornbury, ON

17 - 6 - FIGURE 3 - LANDS SUBJECT TO AMENDMENT 5.0 Planning Policy Review The planning framework for this application is directed by the requirements of the Planning Act as well as the Provincial Policy Statement, County of Grey Official Plan and the Township of West Grey Official Plan as it applies to the communities of Durham and Neustad. Each of the documents provides direction to indicate that new growth should be primarily directed to defined settlement areas in which municipal water and sewer services can accommodate increased development. The framework also notes that decisions that affect a planning matter shall be consistent with the direction provided by the policy statements. James R. Uram Professional Planner, Thornbury, ON

18 Provincial Policy Statement 2014 (PPS 2014) Part IV of the PPS, in outlining the Vision for Ontario s Land Use System states that growth and efficient development patterns optimize the use of land resources and public investment and should be focused on urban and rural settlement areas in order to optimize the use of land and the public investment in infrastructure and public service facilities. The Vision also indicates that wise management of land use change may involve directing and promoting development. It is in this context that this application proposes an amendment to the direction for the subject lands in Neustadt that will result in the promotion of a residential land use pattern consistent with the existing circumstances and approvals on adjacent and surrounding lands while taking advantage of the potential use of the existing sewer and water service extensions in the immediate vicinity and the existing unused capacity of the overall service systems. Section of the PPS supports the vision by indicating that Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. A primary method of promoting development in settlement areas is to signal municipal intension within the official plan by designating by mapping and/or policy the intended use of various area. A residential designation on these vacant lands that have ready access to municipal servicing focuses on the potential of the settlement area as well as the municipal intent to promote residential development in this location. It also indicates to surrounding residential land users and perspective residents and investors that the development form will be consistent with that which already exists in the area. This is also consistent with the direction of PPS Section which indicates that new development should occur adjacent to the existing built up area within the defined Settlement Area. In this case the new designation would extend the use from an already approved development concept to which services have already been extended consistent with Section (a) of the PPS which promotes planning that will direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing municipal sewage services and municipal water services, which are the preferred form of services for settlement areas ( ). In proposing this amendment, it is noted that this application applies only to the area now designated Future Development. It is not the intent of this application to alter the inherent protections to the environmental area associated with Meux Creek or remove the intent of the environmental overlays in the area thereby maintaining consistency with the direction of sections 2.1 and 2.2 of the PPS and sound environmental planning. 5.2 Grey County Official Plan (2012) The Grey County Official Plan establishes the policy framework to manage and direct growth within the County of Grey and its municipalities. The plan focuses on establishing growth, development and conservation objectives and policy directions for the lower-tier municipalities taking into account the unique geographic, historical, and natural context of the County, and attempts to direct population and employment growth in a manner consistent with the PPS. The Plan also acts as the official plan for the lower tier municipality except in locations in which a Municipal Official Plan is in effect. The County Plan identifies Neustadt at a Primary Settlement Area and through the direction of Section 2.6.3(3) promotes development of such areas as a focus of a majority of growth within the County, enabling the policies in the local official plan to provide more detailed urban direction. This application maintains the direction of the County Plan and its policies, confirming the direction of residential development to the defined Primary Settlement Area. No amendment to the County Plan is required. Section of the County Official Plan identifies Primary Settlement Areas as larger settlements with full municipal servicing and a wide range of uses, services and amenities which are intended to be the primary target for residential and non-residential growth at an average development density of 20 residential units per net hectare. This policy direction is consistent with Section 1.7 of the PPS which James R. Uram Professional Planner, Thornbury, ON

19 - 8 - indicates that there is a need to direct growth and establish targets to be met in individual municipalities while enabling a more efficient use of both land and services. As a result of the designation as a Primary Settlement Area and as a result of the Grey County Growth Management Strategy Growth Allocations and Issues Report of April 2008 along with a Growth Management Strategy Update in December 2015, the Municipality of West Grey and its two Primary Settlement Areas of Durham and Neustadt have been defined as the most appropriate destinations for directed growth. Tables 1 and 3 on page 14 of the County Plan indicate a forecasted population increase in West Grey of 3000 persons and 1500 units from 2006 to the year The resulting population at 2026 is shown as The recent report updating the forecast to 2036 appears to have simplified the methodology utilized and indicates a reduced population forecast result of persons by the year This update forecast appears to rely heavily on the trends that were present during the recent economic recession and has not factored in more recent economic gains in the Provincial economy, the major employment boost to the Grey/Bruce Area that is expected to occur as a result of the improvements to the Bruce Nuclear power facility which were announced in late 2015, nor other growth factors that have recently emerged such as the development boom is Shelburne and the recent draft subdivision approvals in Dundalk. The 2015 study does reveal that, as a result of changing occupancy factors, dwelling increases are statistically outpacing population growth and the Municipality of West Grey has a positive population growth. Although the study indicates a limited documented growth pattern and attempts to forecast on the basis of that pattern, it also acknowledges that the forecast is only as accurate as the information base utilized. In this case additional information is brought to the attention of the Municipality indicating that although growth has been static, there is population movement and change through migration. This factor is documented in the Four County Labour Market Planning Board study titled Migration Characteristics and Trends which documents how the base population may shift as a result of migration. In addition the forecast, as indicated above, does not reference the Bruce Nuclear factor or recent Provincial wide economic gains. Refurbishment at Bruce Nuclear is expected to create approximately 23,000 jobs across Ontario with an emphasis in the Southern Ontario Region. It is expected that the workforce at the Nuclear plant will see an increase with a parallel need for new housing. The refurbishment will also create a wide variety of spinoff economic effects which have not as yet been quantified. This is a significant economic stimulus to the Grey/Bruce area that is expected to stimulate housing demand. A review of employment sites indicates that the job quality at the plant is both technical and high income with a potential of creating demand over a larger commuting distance. Literature from Bruce Nuclear indicates that impacts are likely within Bruce, Grey and Huron Counties. It will be incumbent on the housing approval systems in the Counties to anticipate the demand and prepare processes to ensure that opportunities exist in locations such as Neustadt that can provide for the demand. This amendment has the potential to be an initial step in that response promoting the existing fully serviced community of Neustadt. New development being created by developments in locations such as Shelburne and Dundalk are also expected to create additional impetus in other surrounding communities. The locations appear to result from factors which leapfrog the Provincial Green Belt concept and which attempt to provide housing at a more affordable price point, while taking advantage of still reasonable commuting distances to the edge of the GTA and other larger designated urban locations such as the Kitchener/Cambridge/Guelph Triangle area. James R. Uram Professional Planner, Thornbury, ON

20 - 9 - Figure 4 - County of Grey Official Plan Neustadt 5.3 West Grey Official Plan Neustadt is a designated Settlement Area recognized by the Township of West Grey Official Plan for the communities of Durham and Neustadt. The PPS defines settlement areas as urban areas and rural settlement areas within municipalities (such as cities, towns, villages and hamletys) where: a) Development is concentrated and which have a mix of land uses; and b) Lands have been designated in an official plan for development over the long term planning horizon James R. Uram Professional Planner, Thornbury, ON

21 The purpose of the Official Plan is to provide a long term strategy for managing growth and development within Durham and Neustadt to the year The Goals and Objectives outline the general direction of municipal policy related to the two communities indicating in C1.2.2 to ensure that development occurs in a manner that provided for compatibility amongst different land uses ; C.2.1 promote Durham and Neustadt as the focal points for appropriate forms of urban development in West Grey ; C2.2.5 to ensure that an appropriate supply of land is available within these settlement areas to meet needs to the year 2026 and C2.2.7 to promote development in undeveloped areas of Durham and Neustadt where such development represents a natural extension of the existing built environment and where the provision of municipal servicing can feasibly be provided. It is the position of this justification report that this application is consistent with the direction of each of these policy goals and objectives. The lands subject of this application are designated Future Development in the West Grey Official Plan. Although it is an objective of the Plan to promote development in underdeveloped areas Section D of the Plan indicates that this Official Plan shall delay placing a land use designation other than Future Development until such time as full municipal services are readily available and the need for additional lands within the proposed designation has been demonstrated. Until such time as the two tests are satisfied no new development is contemplated. In order to meet the two tests indicated above, this report provides this following: Services: The lands are located adjacent to a draft approved plan of subdivision containing 43 single family lots and a 16 unit townhouse complex. Sewer and water services to the subdivision and townhouses have been extended along Queen Street to serve the draft approved development although not, as yet assumed by the Municipality. Correspondence from the municipal consulting engineers indicates that capacity exists for the approved area as well as providing for further extension along Queen Street. This indicates that services are readily available to the lands subject of this re-designation application. The Engineering reports from the Municipal Engineering consultants also indicates sufficient availability of capacity. Need for Additional Lands: The need for additional designated lands is generally indicated by a variety of factors, including measures that indicate probable market, willing developer and, in this case the ability to service. The ability to service is noted above. The willing developer is generally defined as one who is in a position to take the risk of making an application along with the financial commitment it entails. The fact that this report is being presented along with an application supported by the application fee serves to indicate the interest in the owner. The last factor is a community factor in which population and growth along with suitable economic circumstances create a favourable climate to achieve success. In this instance, the application is for an official plan amendment that will enunciate the principle of development. With the principle of development in place along with simplification of the application process and municipal promotion of development the population projections contained in the Grey County Official Plan may become achievable. A development design along with suitable supporting material will be forthcoming with a future application upon the success of this process. This process will maintain the intent of the official plan, providing a land use direction in keeping with existing and approved adjacent development and in conformity with Provincial, County and Municipal density, design, and service requirements. In addition to the above, Section F12 OFFICIAL PLAN AMENDMENTS of the Official Plan also outlines a similar variety of questions attached in Appendix 6 which are to be addressed by this report. The questions generally relate to the need and desirability of the amendment and resultant development potential being created, the consistency of the new direction with existing local and County and Provincial policies and the compatibility with existing uses and service requirements in the area. James R. Uram Professional Planner, Thornbury, ON

22 It is the position of this report that the questions posed in Section F12 have variously been addressed in this Planning Justification Report. However, the questions provide a means to summarize the information presented and can be outlined as follows. The proposed amendment which provides for the re-designation of a portion of the Future Development designation located within the defined Primary Settlement Area of Neustadt to the Residential designation that is on the adjacent lands to the east is considered consistent with the direction of the PPS, Grey County Official Plan and the West grey Official Plan. The rational for the consistency is framed in the location of the lands within the defined settlement area as well as the designation being the same as the neighbouring lands. The property is in a location that has access to and potential capacity use of existing sewer and water services. The need for the redesignation is one of efficiency to enable a more streamlined approvals process at such time as a more concrete development concept can com forward under the auspices of an application for plan of subdivision and zone change. The need is also created in response to emerging development trends associated with the expansion of the Bruce Nuclear facility as well as development pressures emerging from the Toronto Centred Region and the Kitchener/Cambridge/Guelph Triangle area. This is not an application to expand a settlement area but rather a change to the circumstances within the defined settlement area to put in place a policy framework to more readily respond to emerging land use opportunities. A pre-consultation, held on April 12, 2017 outlined the need to file Planning Justification Material and address growth potential. No other technical reports were indicated or requested to support this policy amendment nor does the existing policy framework regarding this amendment request such technical reports although the service and environmental reports filed in support of the adjacent plan of subdivision contain information that references the lands subject of this amendment application. James R. Uram Professional Planner, Thornbury, ON

23 Figure 5 - West Grey Official Plan - Neustadt James R. Uram Professional Planner, Thornbury, ON

24 OPINION & CONCLUSION This is an application to amend the West Grey Official Plan as it applies within the Primary Settlement Area of Neustadt. The amendment would alter the designation of the lands identified from Future Development to Residential in order to clarify the long term land use potential of the subject lands in a manner consistent with the existing surrounding uses and approvals. This amendment provides a clarification of the policy goals of the Municipality without diminishing either information or procedural requirements needed to assess the future detailed residential nature of development. This change is intended to remove what is in effect a layer of the approval process to better promote not only development in the underdeveloped areas but also promote development where conditions are in place for further application activity within the defined settlement area in compliance with County policy directions. The lands and the community of Neustadt are within acceptable commuting distance of the potential expanding economic circumstances created by the major refurbishment of the Bruce Nuclear Energy facility as well as the Kitchener/Cambridge/Guelph triangle. Recent trends indicate potential growth and development circumstances similar to other centres to the east, such as Shelburne that have significantly exceeded historically based forecasted growth expectations. Neustadt has or can provide a sewer and water service level sufficient to readily meet potential growth expectations and provide a land base to realize a potential population increase to better enable the Village of Neustadt to regain its status as a sustainable community. In view of the population growth goals of the Grey County Official Plan it is appropriate to consider a more aggressive designation policy direction to promote new development at suitable densities within defined settlement areas that have the means to provide full services. Respectfully submitted 31/05/17 James R. Uram, OPPI, RPP Professional Planner James R. Uram Professional Planner, Thornbury, ON

25 APPENDIX 1 Draft Official Plan Amendment Official Plan Amendment # (P. Gutzke lands to Residential) The Corporation of the Municipality of West Grey By-law Number Being a By-law to adopt Amendment No. to the Municipality of West Grey Official Plan Affecting lands described as Part of Lot 1 Concession 13 in the Geographical Village of Neustadt, Municipality of West Grey, County of Grey; The Council of the Municipality of West Grey, in accordance with the provisions of Section 17 and 21 of the Planning Act of Ontario R.S.O., 1990 as amended, hereby enacts as follows: 1. Amendment No. to the Municipality of West Grey Official Plan is hereby adopted. 2. This By-law shall come into force and take effect on the day of final approval by the County of Grey ********************************************* Read a first and Second and Third time and finally passed this day of, James R. Uram Professional Planner, Thornbury, ON

26 Amendment No. to the Municipality of West Grey Official Plan The Constitutional Statement. Part A - The Preamble does not constitute a part of this Amendment. Part B - The Amendment consisting of the following text and Schedule(s) constitutes Amendment No to the Municipality of West Grey Official Plan. Part C - The Appendices attached hereto do not constitute part of this amendment. These appendices contain background planning considerations and reference to public involvement associated with this amendment. James R. Uram Professional Planner, Thornbury, ON

27 PART A - THE PREAMBLE Purpose - The purpose of this amendment is to change the land use designation of the identified lands from Future Development to Residential to facilitate the development of the lands for residential purposes. Location - The lands are located in part of Lot 1 Concession 13 in the geographical Village of Neustadt as shown on Shedule A. Basis - The basis of this amendment as documented by the Planning Justification Report provided by James R. Uram, Professional Planner, is intended to provide a definitive direction on land use potential for the subject lands in keeping with the emerging residential land use pattern in Neustadt. The lands are to be designated for residential use purposes utilizing full municipal water and sewer as well as providing for suitable recreational and environmental protections consistent with existing policies for the lands adjacent to Meux Creek. James R. Uram Professional Planner, Thornbury, ON

28 Part B - The Amendment Introductory Statement All of this part of the document entitled ``Part B - The Amendment``, consisting of the following text and attached Shedule(s) constitutes Amendment No. to the Municipality of Werst Grey Official Plan. Details of the Amendment 1. Schedule ``B`` to the Municipality of West Grey Official Plan is hereby amended by changing the Land Use Designation of those lands identified on Shedule A- attached hereto from ``Future Development`` to ``Residential``. James R. Uram Professional Planner, Thornbury, ON

29 Part C - The Appendices James R. Uram Professional Planner, Thornbury, ON

30 Schedule A - to Amendment No to the West Grey Official Plan Change From Future Development to Residential James R. Uram Professional Planner, Thornbury, ON

31 APPENDIX 2 SUBDIVISION CONCEPT 1994 James R. Uram Professional Planner, Thornbury, ON

32 APPENDIX 3 EXCERPTS PPS James R. Uram Professional Planner, Thornbury, ON

33 James R. Uram Professional Planner, Thornbury, ON

34 APPENDIX 4 Grey County OP 2012 Excerpts James R. Uram Professional Planner, Thornbury, ON

35 APPENDIX 5 Growth Management Strategy 2008 Excerpts James R. Uram Professional Planner, Thornbury, ON

36 James R. Uram Professional Planner, Thornbury, ON

37 APPENDIX 6 West Grey O. P. excerpts James R. Uram Professional Planner, Thornbury, ON

38 James R. Uram Professional Planner, Thornbury, ON

39 Planning Report for the Municipality of West Grey Committee of the Whole (Planning) Date: August 17, 2017 File No: OPA No. 6 Owner: Applicant: Legal Description: Municipal Address: Paul and Cheryl Anne Gutzke James Uram Part Lot 1, Concession 13, Geographic Village of Neustadt, Municipality of West Grey Concession 2 WGR Purpose of Application: Paul and Cheryl Anne Gutzke own a 28 hectare parcel of land located within the settlement area of Neustadt. The most easterly portion of the subject property, comprising approximately six hectares of land, is designated Residential in the local Official Plan, and a Plan of Subdivision has been Draft Approved for that particular area of the lot. The Draft Approved subdivision involves 43 detached dwelling lot and 16 townhouse lots. Approximately 15 hectares of the property are designated Future Development, and the remaining lands are fall within the floodplain of the Meux Creek and are designated Environmental Protection. The owners wish to change the land use designation of the 15 hectares of Future Development lands to Residential. The owners have no immediate intentions to submit Plan of Subdivision and Zoning By-law Amendment applications. The Planning Justification Report prepared by the owner s consultant states: It is the intent (of the amendment) to establish and solidify the

40 future land use options for these lands prior to filing of any applications for future residential development. Subject Lands: The subject property is situated adjacent to the westerly limit of Neustadt, along the south side of Queen Street. No buildings exist on the 28 hectare site. A large percentage of the entire property is cash-cropped. The lands along the south side of the property, where they abut Meux Creek, are forested. Adjacent Lands: The lands to the north of the subject property are used for single family residential purposes. A farm exists to the west. The property to the south, along the south side of Meux Creek, is partially forested and was recently approved for a detached dwelling. The Harc Inc. residence for disabled persons exists on the lands to the east. Official Plan Conformity: As noted above, the 28 hectare holding is designated Residential, Future Development and Environmental Protection. The Official Plan Amendment applies to the approximately 15 hectares of land designated Future Development, and is intended to change the land use designation of these lands to Residential. The Residential designation permits a variety of housing types. development is subject to a list of criteria including: New D2.4.5 The residential portion of all subdivisions, condominiums or multiunit/multi-lot developments shall provide a density of no less than 20 dwelling units per net hectare. Consideration shall be given for developments that do not meet this density when justified, in writing, by the developer and deemed appropriate by the Municipality.

41 The Official Plan contains policies for dealing with Official Plan Amendments, which read: F12.1 This Official Plan is intended to serve as the basis for managing growth in Durham and Neustadt for the next 15 years. A considerable amount of time and effort has gone into the preparation of this Official Plan to ensure that a sufficient amount of land has been designated to accommodate residential, commercial and industrial development to the year 2026 and to ensure that the policies are appropriate to achieve the desired goals and objective of this Plan. F12.2 Circumstances may arise, however, where a development does not conform to this Official Plan. In order for such a development to be allowed, the land owner must submit an application to amend this Official Plan. The application shall be accompanied by a report which addresses the following questions: F F F F F F F F If the Amendment is proposing a change in land use designation, is there a demonstrated need in that settlement area for additional lands to be brought into the new land use designation? If the Amendment is proposing a change in land use designation, will a sufficient amount of land remain in the current land use designation within that settlement area as required to accommodate development to year Is there a demonstrated need for the proposed development? Is it desirable and appropriate to change the Official Plan to accommodate the proposed use? What impacts will the proposed development have on the surrounding land uses, municipal servicing, traffic movements, built heritage and natural environment? How can these impacts be eliminated or minimized? Does the proposed Amendment maintain the goals and objectives of this Official Plan? Does the proposed Amendment conform with the County of Grey Official Plan? Is the proposed Amendment consistent with the Provincial Policy Statement?

42 With regard to these policies, the Planning Consultant retained by the land owners has prepared a Planning Justification Report that includes statements that attempt to address this section of the Official Plan and other policies as well. An evaluation of the consultant s submission will be provided by the West Grey Planner at a later date. Provincial Policy Statement: The Provincial Policy Statement (PPS) promotes urban type development such as residential subdivisions within the designated settlement areas of a municipality, and promotes sanitary sewers and municipal water as the preferred means of servicing development. In this regard, municipal services will be required for any development on the subject lands in the future. The PPS also encourages a municipality to maintain at all times the ability to accommodate residential growth for a minimum of 10 years. Furthermore, the PPS requires planning authorities to provide an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the market area by, among other things, permitting and facilitating all forms of housing required to meet the social, health and well-being requirements of current and future residents. In addition, the PPS serves to protect natural heritage features and areas of cultural heritage. In this regard, should the land use designation of the subject lands be changed to Residential through the requested Official Plan Amendment, the owner will be advised by the County and Municipality of the studies required as part of any Plan of Subdivision application submission which may include an Environmental Impact Study and an Archaeological Assessment among others. Moreover, the PPS requires stormwater on development lands to be controlled in order to minimum or prevent increase in contaminant loads, minimum changes in water balance and erosion, and not increase risks to human health and safety and property damage. To this extent, any future development proposal on the property would require a Stormwater Management Report to address this policy. The submitted Planning Justification Report has provided information to support the proposed development from the perspective of the PPS. The future Planning Report by the West Grey Planner will also include an evaluation of the proposed Official Plan Amendment within the context of the PPS.

43 West Grey Zoning By-law: The lands subject to the proposed Official Plan Amendment are currently zoned FD (Future Development). These lands will require a rezoning should a development proposal, in the form of a Plan of Subdivision, be submitted for the subject lands. The zone(s) applied to the property would reflect the type of dwelling units intended for the site. Summary: A Planning Report containing a recommendation will be prepared and presented to the Planning Committee at a future meeting. Respectfully submitted, Ron Davidson, BES, RPP, MCIP

44 dcçffiiu Planning and Development August 11, gtn Avenue East, Owen Sound Ontario N4K 3E I GREY I F ax: Mr. Mark Turner, Clerk Municipality of West Grey Grey Road 4, R R 2 Durham, ON, NOG 1R0 5 8,/1 ( r t( t-r /2, *Sent Via Only* Re: Proposed Official Plan Amendment (OPA 06) Part Lots 1 and 2, Concession 13 (geographic Village of Neustadt), Municipality of West Grey Applicant: Maverick Development Corporation Owner: Paul and CherylAnne Gutzke Agent: James R. Uram Dear Mr. Turner: A'3 It (l 7o This correspondence is in response to the above-noted request for comments on the OPA 06 application. County staff have had the opportunity to review the subject application in relation to the Provincial Policy Statement (PPS) and the County of Grey Official Plan. We offer the following comments. The proposed West Grey Official Plan Amendment would re-designate a portion of the subject lands from the'future Development' designation to the'residential' designation. A portion of the subject property is currently part of a draft approved plan of subdivision (County File # 42T ) which would permit forty-three (43) single detached residential lots and sixteen (16) townhouse lots. County and Municipal staff have had a number of discussions with the proponent over recent years in order to move towards registration of the subdivision, but the lots have yet to be registered. The remainder of the lands, which are those subject to the current Official Plan Amendment application, are outside of the draft approved plan of subdivision. Around the time of the original draft approval, there was a proposal to designate the entire property for residential purposes, however at that time it was not determined to be necessary, and only the draft approved lands were designated. Grey County: Colour lt Your Way

45 Page 2 August 11,2017 The subject property is designated as 'Primary Settlement Area' and'hazard Lands' on Schedule A to the County Official Plan. The proposed lands to be re-designated are outside of those sections of the property designated as Hazard Lands. Appendix B to the County Plan identifies a small pocket of 'Significant Woodlands' on the subject lands, and the lands are adjacent to Meux Creek. The subject property is within a designated settlement area. Section 1 of the PPS directs the majority of new development and redevelopment to settlement areas across the Province. Section 1 of the PPS generally promotes development and redevelopment opportunities at densities that make efficient use of the land. The proposed road network, servicing, and stormwater management being designed for this residential development (should it be re-designated to Residential) would be determined at the future plan of subdivision stage, ensuring the lands are used efficiently. Elsewhere in section 1 of the PPS, municipalities are required to ensure they have adequate amounts of various land use types including both employment lands and residential lands. Submitted with this application was a Planning Justification Report that provided the proponent's rationale for the proposed change. At this stage, County staff have not seen any detailed numerical analysis by land use type on the supply and demand of land in Neustadt. That said, there does appear to be a significant amount of vacant land available within the village, and there has not been significant growth within the village in recent years. Under section of the PPS it sets out a hierarchy of servicing for new development, wherein development on municipal water and sewer services is at the top of the hierarchy. The proposed future residential development on the remainder of the lands, will be serviced by municipalwater and sewer services. Section 1.6 of the PPS speaks to efficient transportation systems. A Transportation lmpact Study (TlS) may be required for future development applications on this property. Section 2.1 of the PPS protects significant natural heritage features for the long term. At the time of a future development application on the subject lands, an Environmental lmpact Study (ElS) may be required. Comments have been received from the Saugeen Valley Conservation Authority who have flagged the environmental features and some potential species habitat on this site. Grey County: Colour lt Your Way

46 Page 3 August 11,2017 The County Official Plan policies are generally similar to those assessed above as part of the PPS section of this letter, and as such a review those policies will not be reiterated here. Within the Primary Settlement Area designation a wide range of commercial, residential, industrial, institutional, and open space uses are permitted. Section 2.6.3(5) of the County Plan recommends an average development density of 20 units or greater be achieved for residential areas within Primary Settlement Areas. County staff would note that the existing draft approved plan of subdivision pre-dates this County policy, with the exception of the townhouses, which were approved through a redline revision more recently. The County Plan generally defers to detailed municipal planning documents for development standards within the Primary Settlement Area designation. As background to this OPA application County staff contacted Provincial staff to get their feedback on this proposal, based on the Province's role in the earlier development proposals on this site. On July 28, 2017, the Ministry of Municipal Affairs noted that; "Ministry staff have no new comments to offer on this file at this time." The West Grey Official Plan, similar to the County Plan, contains criteria for what needs to be addressed when an official plan amendment is being considered. While County staff would agree with some of the rationale contained within the aforementioned Planning Justification Report, there are some outstanding items where we cannot agree with the justification submitted to date. Page 10 of the Report speaks to the tests needed to consider a re-designation from Future Development, which include the'need for servicing and that the need for the proposed designation has been demonstrated'. As noted above, the proposed development can be serviced by full municipal water and sewer services; therefore, this criterion has been met. However, based on the land supply in Neustadt including two existing draft approved plans of subdivision, and other vacant lands, there does not appear to be an immediate need for more residential lands at this time. County staff have suggested to the proponent in the past that once the current draft approved plan of subdivision is built out, or partially built out, then it would be easier to justify the need for this re-designation. Much of the justification put fonruard in favour of this application has focused on; a) the need for certainty of land use designation type (as a signal of municipal intention), and b) the potential for further growth, whether it be by commuter traffic to the south, or to feed the Bruce Power expansion. Staff see some merit in items (a) and (b) above, but still question whether there is a need for the re-designation at this time. Grey County: Colour lt Your Way

47 Page 4 August 11,2017 With respect to (a), future development designations and zones are common across the County. While growth is needed within settlement areas, future development areas set aside land, which is not yet needed within the immediate growth horizon. As the need for these lands develops, municipalities have flexibility to determine what land use type these lands are needed for i.e. residential, employment, commercial, etc. While County staff can appreciate a landowners desire for certainty in what might be occurring on their lands or on neighbouring lands, having Future Development lands also provides the municipality some flexibility to address future growth demands across a wide spectrum of land use needs. Should any further non-residential land use types be considered adjacent to the draft plan of subdivision, a conformity exercise would be needed at that time. With respect to (b), County staff are certainly hopeful that all communities within Grey will continue to grow and prosper. Growth in Neustadt is good for West Grey and good for the County. A number of factors (i.e. Bruce Power expansion, commuter growth from Toronto, Guelph, Kitchener, Waterloo, etc.) cited in the Planning Justification Report would apply not only to Grey County, but also to neighbouring counties and communities. At this point, there is no certain way of predicting what percentage of this future growth will come to Neustadt. lt is the role of both the County and member municipalities to ensure we have adequate lands designated to meet projected growth needs. In this regard, the County completed our most recent Growth Management Strategy (GMS) in 2015, which forecast growth projections to the year Staff would note that this GMS was prior to the results of the 2016 Census. Table I below outlines the results forecast for 2016 by Hemson Consulting, versus the actual population achieved through the 2016 Census, as well as the 2036 population projections. Grey County: Colour lt Your Way

48 Page 5 August 11,2017 Municipality Hemson 2016 Population Forecast Gensus 2016 Population Difference between Forecast and Actual Population Growth Hemson 2036 Population Forecast Blue Mountains 6,850 7, ,460 Chatsworth 6,550 6, ,080 Georqian Bluffs 10,840 10, ,140 Grev Hishlands 9,800 9, ,090 Hanover 7,620 7, ,370 Meaford 11,260 10, ,620 Owen Sound 21,740 21, ,520 Southqate 7,380 7, ,330 West Grey 12,620 12, ,780 Grey County 94,660 93, ,390 Table 1.: Population Forecasts versrls 20L6 Census Population Results (Source: Hemson Consulting Ltd. and Statistics Canada) County staff recognize that there are a number of settlement areas across the County where an over-supply of residential lands already exist, which extend beyond the current planning horizon. The Municipality could consider a re-designation to Residential provided they are satisfied that the lands are not otherwise needed for another land use type, e.g. employment lands, commercial, institutional, open space, etc. The Municipality may wish to seek further justification from the proponent on the supply and demand of other land use types within the village, before concluding that these lands are needed for residential purposes. lf the Municipality were to consider the re-designation at this time, phasing policies may also be worth considering. County staff would also note that there have been two recent re-designations, one in West Grey, and one in Owen Sound, where lands were being re-designated from lndustrial to Residential. ln both cases, detailed analysis was provided on the supply and demand of industrial lands in the two respective municipalities, and why the lands were no longer needed for industrial purposes. Both cases also provided land use compatibility exercises to demonstrate that the lands could accommodate future residential growth. That said, both municipalities had a sufficient supply of residential lands, and additional residential land was still considered. County staff circulated one internal department through our County 'One Window' circulation process for this application. The Transportation Services department had no concerns with the proposed application, but flagged the need for a future TIS to determine if any intersection upgrades would be needed to the Grey Road 9 and Grey Road 10 intersection. Grey County: Colour lt Your Way

49 Page 6 August 11,2017 As the approva'l authority on the official plan amendment application the County looks forward to receiving this file should the Municipality adopt the amendment. The County requests notice of any decision rendered with respect to this file Please do not hesitate to contact me if you have any questions Yours Scott Taylor, Ml Senior Planner nsion 1238 scott.taylor@srey.ca cc. Ron Davidson, Municipality of West Grey (by only) Grey County: Colour lt Your Way

50

51

52

53

54

55

56

57

58

59

60

61

62

63

64

65

66

67

68

69

70

71