1. Presented by Kelsey Lang, Planning Associate June 27, 2016
Zoning By-law Amendment ZBA 01/16 & Subdivision 23T Fourth Line Charleston Homes
Presented by Kelsey Lang, Planning Associate
June 27, 2016

2. Location

3. Location
ROCKMOSA PARK

4. Location
ROCKMOSA PARK

5. Background

6. Background
Official Plan Amendment and Zoning By-law Amendment (ZBA) to bring the subject lands into Rockwood and rezone from Agriculture.
2014 – OPA and ZBA approved.
2016 – New ZBA & subdivision application for a portion of the lands at 5155 Fourth Line and 5156 Wellington Rd 27 with 214 units made up of detached and street fronting townhouse dwellings.
2016 – Consent application conditionally approved to sever urban portion from the agricultural portion.

7. Two Applications Submitted
Subdivision
Submitted to (and approved by ) Wellington County.
Legally separates the roads and the individual lots
Zoning By-law Amendment
Submitted to (and approved by) the Township.
Determines the permitted uses and regulations for the site.
Request is to remove the Holding Provision
Request is to add a Special Provision to allow smaller lots, street townhouses, and rezoning of land to open space for the stormwater management and pumping station areas.

8. Proposal

9. Proposal
Catholic School
Rockmosa Park

10. Proposal
Catholic School
Rockmosa Park

11. Proposal
Catholic School
Rockmosa Park

12. Proposal
Catholic School
Rockmosa Park

13. Subdivision Process Application submitted to County
Application circulated to Twp for comment
Public Meeting Held
Twp comments drafted
Twp comments brought to Council & then sent to County
County considers draft approval
Applicant has 5 years to fulfill conditions
County considers final approval (registration)

14. Subdivision Process We are here Application submitted to County
Application circulated to Twp for comment
Public Meeting Held
Twp comments drafted
Twp comments brought to Council & then sent to County
County considers draft approval
Applicant has 5 years to fulfill conditions
County considers final approval (registration)

15. Wellington County Official Plan
Residential, and within the Urban Centre
Permits a variety of residential densities
Density requirement of 200 units; proposal for 214 units

16. Township Zoning By-law 57/1999
Village Residential Low Density (R1) with a Holding Provision (H), and with some areas subject to Special Provision
Permits detached dwellings in a low density context, and a school and church on the property.
Holding Provisions are established on properties to ensure that certain requirements are met before the property is developed.

17. Agency Comments
A significant number of comments have been received, and the full text is included in the report.
Comments have been received from:
CN Rail
RJ Burnside
GRCA (updated from report)
Twp Department of Parks and Recreation
Wellington County Engineering Dept. (updated from report)
Wellington Catholic District School Board
Twp Director of Public Works
Wellington Source Water Protection Risk Management Official

18. Planning Analysis
The following items have been identified and are being discussed with the applicant:
Proposed Lots 56 & 57 and their relation to Wellington Rd 27
Wellington Rd 27 urbanization (curbs, gutters, sidewalks)
Traffic Impact Study Peer Review
Street naming
Sidewalk location
Street E ROW (18 m vs 20 m)
Park block location and cash-in-lieu of parkland
Christie St entrance design/alignment

19. Planning Analysis
The following items have been identified and are being discussed with the applicant:
Trails around storm water management blocks
The placement of street trees
Sewage capacity numbers
Rear yard drainage easements
Drainage and storm water outlet
Proposed Zoning Regulations
Tree Compensation

20. Public Comments
Two public letters received so far including questions about timing, traffic, stormwater management, type of housing, and connections to the park.
Timing will depend on a various components, however a number of steps to be completed prior to building permits being issued.
A Traffic Impact Study is being reviewed; the 50 km/hr sign will likely be moved further north; sidewalks will be required along Wel 27.
Two SWM ponds are proposed.
Housing will be a mix of detached and townhouses.
Connections to the park and school a priority.

21. Recommendation:
That the Council of the Township of Guelph/Eramosa receive this report and accept public comments in relation to the Zoning By-law Amendment application (ZBA 01/16) and Subdivision application (23T-16001).
After receiving public comments, Staff will draft Township comments on the subdivision application for Council’s consideration.