Date: May 10, 2021

Report to: Municipality of Centre Hastings

Report prepared by: Emily Galloway, Planner

Subject: Official Plan Amendment No. 4 (OPA No.4) to the Hastings County Official Plan and Zoning By-law Amendment No. 09-2021

Recommendations:

1. THAT the County of Hastings Planning Staff Public Meeting Report dated May 10, 2021, regarding Official Plan Amendment No. 4 (OPA No. 4) to the Hastings County Official Plan and Zoning By-law Amendment No. 09-2021 BE RECEIVED.

Background:

Introduction: Applications for Official Plan Amendment and Zoning By-law Amendment have been submitted by Stantec Consulting Ltd. on behalf of Nautical Lands General Contractors Inc., for the property legally described as Part of Block B on Plan Registered Plan 218, also known as Parts 2 and 3 on Plan 21R- 11692 (former Village of Madoc), Municipality of Centre Hastings and municipally known as 353 Russell Street North.

Site Characteristics: The subject property is an irregular shaped property located at the northeastern boundary of the urban area of Madoc within the Municipality of Centre Hastings. The subject lands are approximately 7.9 hectares (19.4 acres) in size. The property is vacant with primarily scrubbed land with a watercourse generally running east to west across the site into Deer Creek. There is a change of grade at the southern property boundary. The property fronts directly onto Highway 7, Russel Street (Highway 62), and Dufferin Street. The applicant owns the lands abutting the property the east within the Township of Madoc that may be developed in the future, however, there is nothing prosed at this time.

Immediately to the south of the property, there is a cemetery and residential uses. To the west of the subject lands, there is a commercial use and a large conservation area. East of the subject lands are vacant rural lands. Finally, to the north of the property there are fast food restaurants and vacant lands.

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Proposed Development: The applicants propose to create approximately 96 rental townhouse dwelling units comprised of one- and two-bedroom units and a 220m2 (2360 ft2) “community clubhouse”. The applicant proposes to create internal walkways and roads to access the proposed townhouses and clubhouse. The internal roadways are proposed to connect to Dufferin Street and an entrance/connection is proposed to Highway 7. The development is proposed to be fully serviced with municipal water and sewer services. The applicants propose to manage stormwater on site through design features and a stormwater management pond at the northwest corner of the lot. The undefined watercourse on crossing diagonally on the property is proposed to be realigned at the north of the property with a naturalize corridor.

Supporting Documentation: In support of the applications, Stantec Consulting Ltd. has submitted the following information for review: 1) Applications for Official Plan Amendment and Zoning By-law Amendment; 2) Planning Justification Report, prepared by Stantec Consulting Ltd.; 3) Stage 1 Archaeological Assessment, prepared by Stantec Consulting Ltd.; 4) Natural Features Constraints Analysis and SAR Screening Memo, prepared by Stantec Consulting Ltd.; 5) Traffic Impact Study, prepared by Stantec Consulting Ltd.; and, 6) Environmental Noise Assessment, prepared by Gradient Wind Engineering Inc.

Planning Review:

Hastings County Official Plan, 2018: The current Official Plan designations on the subject property are Urban Commercial-Industrial and Urban Environmental Protection. The current designation permits a range of commercial and industrial uses. The Official Plan Amendment application proposes to redesignate the property to the Urban Residential Designation and Urban Environmental Protection Designation, which would be consistent with the proposed residential uses.

Zoning By-law No. 2002-10: The subject lands are zoned Highway Commercial -Holding (C2-h) Zone and Environmental Protection (EP) Zone, which permits a variety of commercial uses. The subject lands are proposed to be rezoned to a site-specific High Density Residential No. 7 -Holding (R4-7-h) Zone, which proposed to include a number of specific changes to the performance measurements, such as setbacks. The “Holding (-h) Symbol” will prevent development on the site until an Environmental Impact Statement (EIS) is completed with all recommendations and requirements implemented, clearance has been received from external agencies including the Ministry of Transportation and Quinte Conservation Authority, a Well Assessment Impact agreement is completed to the satisfaction of the Municipality of Centre Hastings, and a site plan control agreement is entered into with and to the satisfaction of the Municipality of Centre Hastings.

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Currently, the studies and supporting documentation are being independently reviewed by the County and Municipality’s peer reviewers, and the application has been submitted to a number of technical agencies for review and comment. Any comments and issues identified though the peer reviewers or the circulation to agencies will need to be addressed prior to any decisions on the applications being made.

Conclusion:

Planning staff recommend that this report be received for information regarding Official Plan Amendment No. 4 and Zoning By-law Amendment No. 09-2021.

Respectfully Submitted by:

______

Emily Galloway, Planner Date: 12 May 2021

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BY-LAW NUMBER 21-XX

THE CORPORATION OF THE MUNICIPALITY OF CENTRE HASTINGS A By-law to Amend Comprehensive Zoning By-law No. 2002-10, As Amended

WHEREAS By-law No. 2002-10, as amended, is the Comprehensive Zoning By-law governing the lands located within the Corporation of the Municipality of Centre Hastings;

AND WHEREAS the Council of the Corporation of the Municipality of Centre Hastings, having received and reviewed an application to amend By-law No. 2002-10 for the Corporation of the Municipality of Centre Hastings in Part of Block B on Registered Plan 218, also known as Parts 2 and 3 on Plan 21R-11692 (Village of Madoc) is in agreement with the proposed changes;

AND WHEREAS authority is granted under Section 34 of the Planning Act, R.S.O. 1990, c.P.13, as amended;

NOW THEREFORE, THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF CENTRE HASTINGS ENACTS AS FOLLOWS:

1. THAT By-law No. 2002-10, as amended, is hereby amended by the addition of the following subsection 12.10.7 of Section 12 entitled “High Density Residential (R4) Zone” immediately after item 12.10.6 thereof:

12.10.7 High Density Residential Exception No. 7 –Holding (R4-7-h) Zone

Notwithstanding any other provisions of this By-law to the contrary, within the High Density Residential Exception No. 7 –Holding (R4-7-h) the following shall apply:

i. The uses of an ‘office’ and ‘assembly hall’ are permitted when ancillary to a residential use.

ii. The cumulative gross floor area of all ancillary uses shall not exceed 500 m2 (5382 sq. ft).

iii. Minimum Lot Area: 10,000 m2 (2.47 ac)

iv. A dwelling unit is deemed to have frontage on an improved public street if it has access onto a private street connected to a public street.

v. Minimum Dwelling Unit Area: as per Building Code

vi. The lot line abutting Dufferin Street shall be deemed to be the front lot, whereas those abutting Russell Street and Highway 7 are deemed to be exterior lot lines.

vii. Minimum Yard Requirements: a) front yard depth 7.5 m (24.61 ft.) b) exterior side yard width 7.5 m (24.61 ft.) c) interior side yard width 6.0 m (19.69 ft.) d) rear yard depth 7.5 m (24.61 ft.)

viii. Minimum Distance Between Dwellings on Same Lot: a) which share a common wall 0.0 m (0.0 ft.) b) which are not attached 3.6 m (11.81 ft.)

ix. Maximum Height of Buildings: 6.0 m (19.69 ft.)

x. All other requirements of the High Density Residential (R4) Zone and this By- law shall apply to lands zoned R4-7-h.

xi. Loading spaces shall be based on the gross floor area of non-residential uses only.

xii. Despite Section 5.2 of this by-law, parking required for row dwelling houses may be calculated cumulatively and be located anywhere on the property.

xiii. Parking may be located in an exterior side yard.

2. THAT no development on the lands zoned R4-7-h shall take place until such time as the “Holding” (-h) symbol has been removed by amendment to this By-law in accordance with the provisions of Section 36 of the Planning Act, R.S.O. 1990.

3. THAT a by-law to remove the “Holding” (-h) symbol shall be considered by Council only after the landowners have completed the following:

i. Entered into a Site Plan Control Agreement to the satisfaction of and with the Municipality of Centre Hastings; ii. Completion of an Environmental Impact Statement satisfactory to the Municipality of Centre Hastings with all recommendations and requirements implemented; iii. Completion of a Well Assessment Impact agreement to the satisfaction of the Municipality of Center Hastings; and, iv. All applicable approvals from external agencies including the Ministry of Transportation and Quinte Conservation Authority have been obtained.

4. THAT upon removal of the “Holding” (-h) symbol suffixed to the R4-7-h Zone category, the uses and zone provisions of the R4-7 Zone shall apply to the lands so zoned.

5. THAT SCHEDULE 'A3' to By-law No. 2002-10, as amended, is hereby amended by changing the zone category from C2-h and EP to R4-7-h thereon in accordance with Schedule '1' attached hereto;

6. THAT Schedule '1' attached hereto forms part of this By-law;

7. THAT this By-law shall come into force and take effect pursuant to the provisions of and the regulations made under the Planning Act, R.S.O., 1990, c.P.13, as amended.

THIS BY-LAW READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS XXTH DAY OF [MONTH], 2021.

Typhany Choinard, Clerk Tom Deline, Mayor

THE CORPORATION OF THE MUNICIPALITY OF CENTRE HASTINGS SCHEDULE '1' BY-LAW NO. 09-2021 AMENDING COMPREHENSIVE ZONING BY-LAW 2002-10, AS AMENDED, FOR THE CORPORATION OF THE MUNICIPALITY OF CENTRE HASTINGS

PASSED THIS DAY OF , 2021.

______Tom Deline, Mayor Typhany Choinard, Clerk ± 6

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LOCATION OF SUBJECT LANDS 0 50 100 200 Metres 353 Russel Street Municipality of Centre Hastings (Village of Madoc)

Subject Lands

Lands to be rezoned from the Highway Commercial - holding (C2-h) Zone to the Special High Density Residential - Exception - holding (R4-5-h) Zone Lands to be rezoned from the Environmental Protection (EP) Zone to the Special High Density Residential - Exception - holding (R4-5-h) Zone

Produced by the County of Hastings with data supplied under license by members of the Ontario Geospatial Data Exchange. This product is for informational purposes and may not have been Prepared For: Centre Hastings prepared for, or be suitable for legal, engineering, or surveying Prepared By: County of Hastings GIS Services purposes. The County of Hastings disclaims all responsibility for errors, omissions or inaccuracies in this publication.

Planning Justification Report

Official Plan Amendment and Zoning By-law Amendment

Wellings of Madoc 353 Russell Street North, Madoc

November 13, 2020

Prepared for:

Wellings of Madoc Inc.

Prepared by:

Stantec Consulting

Revision Description Author Quality Check Independent Review 0 Initial E Bays EB M Smith MS Submission

PLANNING JUSTIFICATION REPORT

Table of Contents

1.0 INTRODUCTION ...... 1.1 1.1 ABOUT WELLINGS COMMUNITIES...... 1.1

2.0 SITE LOCATION AND CONTEXT ...... 2.2

3.0 PROPOSED DEVELOPMENT ...... 3.5 Official Plan Amendment ...... 3.7 Zoning By-law Amendment ...... 3.8

4.0 LAND USE POLICY REVIEW ...... 4.8 4.1 PROVINCIAL POLICY STATEMENT ...... 4.8 Building Strong and Healthy Communities ...... 4.8 Wise Use and Management of Resources ...... 4.12 Protection of Public Health and Safety...... 4.12 4.2 HASTINGS COUNTY OFFICIAL PLAN ...... 4.13 4.3 HASTINGS COUNTY URBAN COMMUNITIES SECONDARY PLAN ...... 4.16 Vision and Objectives ...... 4.17 Urban Residential Designation ...... 4.19 Urban Environmental Protection Designation ...... 4.20 Phase II Lands ...... 4.21 Wellhead Protection ...... 4.21

5.0 PROPOSED OFFICIAL PLAN AND ZONING AMENDMENTS ...... 5.22 5.1 OFFICIAL PLAN (PART B: URBAN COMMUNITIES SECONDARY PLAN) ...... 5.22 5.2 ZONING BY-LAW 2002-10 ...... 5.23

6.0 CONCLUSION ...... 6.25

PLANNING JUSTIFICATION REPORT

1.0 INTRODUCTION

Stantec has been retained by Nautical Lands Group (Wellings of Madoc Inc.) to prepare the following planning justification report in support of concurrent Official Plan and Zoning By-law Amendment applications for 353 Russell Street North in the community of Madoc, Ontario. Nautical Lands Group is proposing to develop an independent seniors living community on the property, composed of single-storey rental townhomes and a community clubhouse.

The proposed amendments to the Hastings County Official Plan and Zoning By-law will permit the proposed land use. A subsequent Site Plan Control application will be submitted shortly after approval of the proposed land use changes.

1.1 ABOUT WELLINGS COMMUNITIES

Nautical Lands Group (NLG), through the Wellings brand, has created several successful independent living communities across Ontario. Wellings communities meet a gap in the housing market for older adults by providing transitional housing between fully independent home ownership and higher levels of care provided by retirement or long-term care facilities.

Communities are composed of single-storey townhouse dwellings with one or two bedrooms; these dwellings are completely independent- with private kitchen, bathroom, laundry facilities, and outdoor amenity areas. Snow clearing, building maintenance, and landscaping are all overseen by Wellings- freeing residents from the time and effort required to maintain their own homes.

Figure 1: Rendering of townhouse dwellings currently under construction at Wellings of Winchester.

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PLANNING JUSTIFICATION REPORT

Townhouse dwellings (arranged as two to six units with shared walls) are arranged within a compact and walkable design of local streets and trails centred around the community clubhouse- a node of activity providing various services and amenities. Streets, trails, and open spaces are managed and operated by Wellings.

Spurred by the success of Wellings’ communities in Corunna, Picton, Waterford, and Stittsville, NLG is seeking to expand their portfolio of affordable, community-focused, independent living communities. Construction in underway for new Wellings communities in Winchester, Whitby, and Calgary. Meanwhile, Wellings is pursuing opportunities in Renfrew, Brockville (also home to their wall panel construction facility), and other communities in eastern Ontario.

Figure 2: Rendering of community clubhouse under construction at Wellings of Winchester.

2.0 SITE LOCATION AND CONTEXT

The property is located on the northern edge of the community of Madoc at the southeast corner of Highways 62 (Russell Street North) and Highway 7. The property is identified as 353 Russell Street North and 32 Dufferin Street and legally described as Part of Block B on Plan Registered Plan 218, also known as Parts 2 and 3 on Plan 21R-11692, former Village of Madoc, now Municipality of Centre Hastings, County of Hastings.

The property straddles two municipalities. The west portion of the property is located within the Municipality of Centre Hastings and the settlement area of the community of Madoc. The east portion of the property

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PLANNING JUSTIFICATION REPORT

(sometimes referred to as Lot 3) is located in Madoc Township and excluded from the Madoc settlement area.

Only the west portion of the property- within the Municipality of Centre Hastings and the settlement boundary of the community of Madoc, is subject to the proposed Official Plan and Zoning By-law Amendments (highlighted in Figure 2 below). Although the concept plan submitted with these applications show how the property’s full extent could be developed as a comprehensive community, the east portion of the property would form a future phase of development requiring additional review and engagement with Madoc Township.

Any development of the east portion of the property within Madoc Township and outside of the settlement area, would require additional review and approvals to permit the next stage of community development. For the purposes of this report, only the area subject to the proposed Official Plan and Zoning By-law Amendment applications will be discussed.

Figure 3: Aerial image of Madoc with major roads and municipal boundaries. The subject property is highlighted. The east portion of the property, within the Township of Madoc, is bounded by an orange dashed line.

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PLANNING JUSTIFICATION REPORT

The property is irregular in shape with frontage on Highway 7, Russell Street North (Highway 62), and Dufferin Street. Madoc Creek crosses under Highway 7 and Russell Street North at the property’s northwest corner, within the rights-of-way. The majority of the site is flat and low-lying with undefined drainage running towards Madoc Creek. The area near the south property line is densely treed, and the terrain rises quickly towards Dufferin Street.

Figure 4: Aerial imagery of the subject property and surrounding uses.

The following uses surround the property:

North: The property is bounded to the north by Highway 7- a provincially-maintained, two-lane highway. North of Highway 7 is a fast food restaurant (McDonald’s), vacant land, detached dwelling, and forested area. The Madoc & District Recreation Centre is located northeast of the property at 45 Cooper Road.

East: A large residential corner lot is located east of the property and occupied by a detached two storey dwelling (147 Wellington Street). The land rises east of the property and a hedgerow of mature trees provides a visual screen from the property to the east.

West: To the west of the property is a cemetery with access from Russell Street North (Highway 62). The westernmost point of the property abuts the intersection of Highways 62 and 7, with a significant sight

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PLANNING JUSTIFICATION REPORT

triangle. A creek crosses under Highway 7 and Highway 62 in two separate box culverts before joining Madoc Creek west of Highway 62. Due to the size of the sight triangle, the creek is located fully within the intersection’s right-of-way.

South: Lands south of the property are occupied by four residential dwellings on large lots. Three single- storey detached dwellings front on Dufferin Street and are addressed as 2, 12, and 22, respectively. The terrain raises significantly between the property and the Dufferin Street properties with much of the slope covered by trees and vegetation. A portion of the property, approximately 20m in width, extends south to abut Dufferin Street east of a retail store (LCBO) and west of 22 Dufferin Street. Further east, a detached dwelling at 44 Wellington Court abuts the property. The right-of-way for Wellington Court continues north and abuts the subject property’s southeast corner.

3.0 PROPOSED DEVELOPMENT

Nautical Lands Group is proposing to develop the first stage of a new adult independent living community on the west portion of the subject property within the settlement area in the town of Madoc. Named ‘Wellings of Madoc’, the new community would be composed of a series of townhouse dwellings centered around a community clubhouse. The community would be connected by a series of private streets and walking trails linking outdoor amenity areas and greenspaces to the larger community.

The subject Official Plan and Zoning By-law Amendment applications are an introduction to Wellings’ vision for the new community. Details of the community’s layout, transportation and infrastructure design, and building design will be the subject of a subsequent Site Plan Control application once land use approvals are in place.

Figure 5: Concept Plan for Wellings of Madoc community.

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PLANNING JUSTIFICATION REPORT

Concept Plan for Wellings of Madoc community

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PLANNING JUSTIFICATION REPORT

The proposed new community will protect and enhance the property’s natural features while integrating them into the community’s overall plan and design. The treed slopes along the property’s south boundary will be maintained as a natural buffer to minimize soil erosion and maintain privacy in the rear yards of existing Dufferin Street dwellings; the currently undefined watercourse crossing the property will be realigned within a naturalized corridor weaving though the community’s walking trails.

Water and sanitary services would be extended from Madoc’s existing system to serve the new community. Stormwater will be collected and treated through a combination of low-impact development design features and a stormwater management pond located near the intersection of Russell Street North and Highway 7. Treated stormwater leaving the site would be directed to Madoc Creek and limited to pre-development quantities.

Two driveway entrances points are proposed to provide access for vehicles and emergency services: the first would connect to Highway 7 south of, and directly opposite, the existing entrance to the fast food restaurant (McDonald’s) entrance. Through early discussions with Ministry of Transportation (MTO) staff, we were strongly urged to provide an alternative access to the site from a local street. In response to MTO comments, we are proposing an additional connection to Dufferin Street at the rear of the existing retail store.

An extension of the community is being considered for the remainder of the property at a future date. However, the lands are in the Township of Madoc and outside of the Madoc settlement boundary. Any consideration to develop in this area would require further discussion with Hastings County, Madoc Township, and the community as part of a public and transparent planning process.

The community would be composed of approximately 96 townhouse dwellings (one and two-bedroom units) centred around the 220m2 (2360ft2) community clubhouse. The clubhouse will contain a community kitchen, dining and lounge areas, accessible bathrooms, and an administrative office for community operations staff. In addition to serving the new community, the clubhouse is often made available to the larger community to host events.

Official Plan Amendment

The development area is designated as Urban Commercial-Industrial and Urban Environmental Protection on Schedule A.3 of the Hastings County Urban Communities Secondary Plan (UCSP). The Commercial- Industrial designation permits a broad range of highway commercial, general commercial, industrial, and institutional uses in order to provide flexibility for development.

To permit the proposed development an amendment to the County’s UCSP is required to change the land use designation of the property. It is proposed to redesignate the property from Urban Commercial- Industrial to Urban Residential. As will be discussed in Sections 4.3 and 5.1, the proposed development is in keeping with the policies of the Urban Residential designation.

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PLANNING JUSTIFICATION REPORT

Zoning By-law Amendment

The development area is currently zoned Highway Commercial- C2-h with holding provisions, and Environmental Protection- EP. To permit the proposed development an amendment to the Municipality of Centre Hastings Zoning By-law 2002-10 is required.

The community’s design and layout are unique in Centre Hastings due to its compact nature, private streets, and arrangement as a single property parcel (versus dwellings being located on individual lots). To ensure that the community can be developed as proposed, site-specific zoning provisions are proposed.

We propose to rezone the property to a High Density Residential Type 4- R4 zone with site-specific provisions for row house dwellings and the clubhouse. The proposed zoning would comply with all requirements of the Zoning By-law, in addition to seeking specific provisions for the site. Details of the proposed new R4 site-specific zoning are provided in Section 5.2 of this report.

4.0 LAND USE POLICY REVIEW

4.1 PROVINCIAL POLICY STATEMENT

The Provincial Policy Statement 2020 (PPS) provides policy direction on land use planning and development matters of provincial interest. Under Section 3 of the Planning Act, decisions affecting planning matters “shall be consistent with” the PPS.

Building Strong and Healthy Communities

Policy 1.1.1 of the PPS states healthy, liveable, and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term

The community will be designed to efficiently use land already designated for development. The proposed land use designation and zoning changes will facilitate efficient development of the lands in a manner which is financially sustainable.

b) accommodating an appropriate affordable and market-based range and mix of residential types (including single-detached, additional residential units, multi-unit housing, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs

The community will introduce a new form of market-based housing to the community of Madoc and broaden the overall range and mix of residential dwelling types. The community will be designed to include a number

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PLANNING JUSTIFICATION REPORT

of additional land uses complimentary to the primary residential use and compatible with surrounding land uses, such as the community clubhouse and a network of open spaces.

c) avoiding development and land use patterns which may cause environmental or public health and safety concerns

An environmental review of the property was completed during the summer of 2020 to identify natural features and potential habitat of species at risk. The assessment identified various features . Additional review by the County, Conservation Authority, and Ministry of Environment will be completed as part of the Site Plan Control process.

f) improving accessibility for persons with disabilities and older persons by addressing land use barriers which restrict their full participation in society

The Wellings community model is a form of transitional housing which meets the needs of older community members seeking to downsize from traditional housing forms while continuing to live independently. Wellings’ communities are designed to be universally accessible to all residents and guests regardless of mobility. All streets include sidewalks with mountable curbs and crossings, buildings are single-storey with universal access to the community clubhouse, and barrier-free parking is available.

h) promoting development and land use patterns that conserve biodiversity

An environmental review of the property was completed during the summer of 2020 to identify natural features and potential habitat of species at risk. Further investigation will be completed to ensure no negative impact on natural features or biodiversity.

Policy 1.1.3.2 of the PPS states that land use patterns within settlement areas shall be based on densities and a mix of land uses which:

a) efficiently use land and resources b) are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion c) minimize negative impacts to air quality and climate change, and promote energy efficiency e) support active transportation

The land use designation and zoning changes will facilitate the efficient use of lands within a settlement boundary and is appropriate for a site within Madoc’s public service area for water and sanitary services. The compact nature of the proposed community, integrated sidewalk and trail network and connectivity to the surrounding community will provide viable opportunities to active transportation modes such as walking and cycling.

Policy 1.1.3.6 notes that new development in designated growth areas (such as within Madoc’s settlement boundary) should be located adjacent to the existing built-up area and be designed with a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.

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PLANNING JUSTIFICATION REPORT

The land use designation and zoning changes will allow for the development of a community of rowhouse dwellings on private streets with a central community clubhouse. The built form will be compact, include a mix of complimentary uses, efficient use of, infrastructure, and public service facilities. The new residential community is a compatible use to the established residential neighbourhood south of the property and is a logical extension of these residential areas.

Policy 1.4.3 states that planning authorities shall provide for an appropriate range and mix of housing options and densities to meet projected market-based and affordable housing needs of current and future residents by:

b) (1) permitting and facilitating all housing options required to meet the social, health, economic and well-being requirements of current and future residents, including special needs requirements and needs arising from demographic changes and employment opportunities c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; f) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.

The land use designation and zoning changes will introduce a new housing option to meet the social, health, economic and well-being requirements of existing and potential future residents. The housing form is proposed to meet the needs of community residents as a result of demographic changes in Hastings County’s south market area and highlighted in its Official Plan. Further discussion of these statistics and complimentary policies are provided in Section 4.2 of this report. The property is within the community’s public service area and can be supported by Madoc’s existing water and wastewater services. The proposed zoning and community design are intended to facilitate development of a new community which provides attainable housing for residents in a compact form while supporting public health and safely.

Policy 1.6.1 states that infrastructure and public service facilities shall be provided in an efficient manner that prepares for the impacts of a changing climate while accommodating projected needs. Infrastructure ranges from water, sanitary, and stormwater facilities, to roads and pathways, to energy supply and waste management.

The community will be connected to Madoc’s water and wastewater infrastructure; full municipal services are considered the preferred form of development by the PPS (Policy 1.6.6.2). Transportation systems will be designed to be safe, sustainable, and facilitate walking, cycling, and vehicle movement. Locating the proposed community within a short walk of Madoc’s downtown, with community services on-site, and adjacent to a network of lower-traffic local streets reduces the need to drive to destinations and increases the safety and enjoyment of selecting alternative transportation modes. All infrastructure can sustainably maintain operation over the long-term and will be designed to accommodate anticipated impact from a changing climate. Detailed infrastructure design and review will occur through the subsequent Site Plan review process.

The new community forwards several policies targeted as facilitating economic development and prosperity. Policy 1.7.1 states:

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PLANNING JUSTIFICATION REPORT

Long-term economic prosperity should be supported by: a) promoting opportunities for economic development and community investment-readiness b) encouraging residential uses to respond to dynamic market-based needs and provide necessary housing supply and range of housing options for a diverse workforce c) optimizing the long-term availability and use of land, resources, infrastructure and public service facilities d) maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets e) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes g) providing for an efficient, cost-effective, reliable multimodal transportation system that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people h) providing opportunities for sustainable tourism development i) sustaining and enhancing the viability of the agricultural system through protecting agricultural resources, minimizing land use conflicts, providing opportunities to support local food, and maintaining and improving the agri-food network j) promoting energy conservation and providing opportunities for increased energy supply k) minimizing negative impacts from a changing climate and considering the ecological benefits provided by nature

While residential development is not traditionally considered a tool in facilitating economic activity, Wellings’ communities provide direct employment opportunities and indirect economic benefits to the market area. In addition to employment opportunities from the property’s construction and development, permanent roles are required to manage and maintain the property and grounds.

The land use and zoning changes make use of a property which has remained underutilized for some time under its current Official Plan designation and uses permitted under the Zoning By-law. Well designed communities located on lands in designated settlement areas protect agricultural areas from intrusion, bolster community identity, and represents an opportunity to broaden the tax base, and expand the larger community’s domestic market.

The proposed form of housing is not currently available in Madoc and responds to a growing demographic segment. This form of housing responds to the desire among older adults to downsize (or ‘right-size’) their living spaces without sacrificing independence. By providing a wider range of housing options, older adults are able to remain independent longer while residing in a neighbourhood build around the importance of facilitating community, physical activity, and connection with the larger community. While many residents have transitioned out of the full-time workforce, it is not uncommon for the residents of other Wellings’ communities to maintain traditional or informal employment as well as participating in volunteer roles- all of which provide economic benefits.

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PLANNING JUSTIFICATION REPORT

Wise Use and Management of Resources

Section 2.0 of the PPS provides further policies related to the protection natural resources, summarized below.

• Section 2.1 (Natural Heritage) prohibits development or site alteration within natural heritage features such as provincially significant wetlands, woodlands, valleylands, wildlife habitat and areas of natural and scientific interest unless there will be no negative impacts to natural features or functions. Stantec performed an environmental investigation of the property during the summer of 2020. The investigation identified three butternut trees along the property’s southern boundary, as well as the potential for Blanding’s turtle and various bat species (though none were observed). Additional investigation will be completed during 2021 to provide a comprehensive assessment of existing features. These observations will be used to ensure that the design of the new community will have no negative impact on natural heritage features and will provide a net benefit to any species at risk. • Section 2.2 (Water) states development and site alteration shall be restricted near sensitive surface or groundwater features unless their hydrologic functions are protected, enhanced, or restored. The property is located within the Wellhead Protection Area (WHPA-E) for the Madoc municipal water supply well. The proposed residential uses are considered a low-risk form of development further mitigated by the community’s connection to municipal sanitary services (as opposed to private or communal septic systems). Further hydrogeological investigation will be completed prior to Site Plan approval to ensure there are no negative impacts to adjacent wells or watercourses. Stormwater management infrastructure will ensure that runoff is controlled for quantity and treated for quality prior to discharging into Madoc Creek. • Section 2.3 (Agriculture) protects prime agricultural lands or specialty crop areas, from encroachment by incompatible uses. The property is not identified as prime agricultural land, nor within a specialty crop area. • Section 2.4 (Minerals and Petroleum) prevents uses which could preclude or hinder the development of known or potential mineral or petroleum resources. There are no mineral or petroleum resources on or near the property. • Section 2.5 (Mineral Aggregate Resources) protects mineral aggregate resources for long-term use. There are no known mineral aggregate resources on or near the property. The proposed development will not impact areas of mineral aggregate potential. • Section 2.6 (Cultural Heritage and Archaeology) requires the conservation of significant built heritage resources, cultural heritage landscapes, and archaeological resources. Stantec prepared a Stage 1 Archaeological Assessment for the property which recommended a Stage 2 assessment be completed; this work is underway and expected to be completed prior to completion of the Site Plan review process.

Protection of Public Health and Safety

Section 3.0 of the PPS provides policies related to reducing the potential public cost of, and protection of residents from, natural or human-made hazards.

• Section 3.1 (Natural Hazards) directs development to areas outside of hazardous lands, such as those impacts by flooding or erosion hazards, dynamic beach hazards, or wildland fire hazards. The property

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is not located on lands impacted by hazardous sites, erosion and/or dynamic beach hazards, or large inland lakes. Any potential floodplain areas will be mapped and identified prior to approval of a Site Plan. • Section 3.2 (Human-Made Hazards) requires appropriate mediation of human-made hazards such as mine hazards, oil, gas or salt hazards, or former resource extraction operations, prior to development on or abutting these lands. No mining, aggregate operation or petroleum resource operation hazards exist on or near the property.

4.2 HASTINGS COUNTY OFFICIAL PLAN

The Hastings County Official Plan (OP) was adopted in December 2017 and approved by the province in August 2018. The OP implements the PPS by providing direction on the management of land use, infrastructure, and natural resources in the County over the plans 20-year horizon. The County OP is supplemented by the Urban Communities Secondary Plan (UCSP) which provides more detailed land use planning direction for several communities, including the community of Madoc. The UCSP will be discussed in Section 4.3 of this report.

Land use polices and regulations implemented by lower-tier municipalities are required to be consistent with the County OP. Policy 1.1.5 of the OP nots that:

Development within each municipality is to conform to the policies of the Plan. However, conditions may change and uses of land not currently contemplated in the Plan may be proposed. In such cases, County Council may consider an amendment to the Official Plan.

The Municipality of Centre Hastings does not have a municipal-level (i.e.: lower-tier) official plan. However, the municipality’s Zoning By-law may not be amended unless the change is consistent with the County OP.

The OP organizes the County into northern and southern market areas, with the community of Madoc located in the South Hastings Market Area; this area houses 70% of the County’s population. The OP notes that The County’s permanent population will continue to age more rapidly than the provincial average (i.e. average age of County residents). From 2011 to 2036, the percentage of the Hastings County population over 55 will increase from 36% to 51%. The OP noted that this trend has implications for both housing for seniors’ and affordable housing in the county.

Section 1.7.1 of the OP states that:

The intent of the Hastings County Official Plan is to facilitate and achieve a high quality of life, economic growth, healthy, active communities, and environmental sustainability by implementing the following principles of good land use planning: b) Avoid land use patterns or development that will result in premature, non-sustainable, inefficient, inappropriate, or incompatible uses of land c) Generally direct growth to Settlement areas where full municipal services are available. The hierarchy of development shall be as follows:

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i. Lands designated Urban; ii. Lands designated Hamlet; and iii. Lands designated Rural d) Focus growth in Settlement Areas designated Urban and Hamlet with defined boundaries, permitted uses, and appropriate servicing levels, pursuant of the creation of healthy, active, livable, age-friendly, safe, and resilient communities g) Protect and manage the surface and subsurface water resources and natural heritage features and system of the County for future generations by implementing appropriate development standards and providing source protection for municipal water supplies

The land use designation and zoning changes progress the intent of the County OP while embracing the demographic transition underway in the County’s South Hastings Market Area. The property is located within a designated settlement area with full municipal services available. The new community is compatible with adjacent land uses, makes efficient use of the site, and is appropriate for existing service levels. The land use designation and zoning changes will facilitate the creation of a healthy, active, livable, age-friendly, safe, and resilient community. In 2011, the OP projected a 40% increase in the County’s population over the age of 55 by 2036 (i.e.: from 36% to 51% of total population). Now 2020, this demographic transition is well underway with a growing need to consider alternative forms of housing in the County’s settlement.

Detailed review of the proposed development will be performed through a subsequent Site Plan review process. Through this exercise the protection and management of water resources and natural heritage systems will be more thoroughly reviewed and addressed.

Section 2.1.2 builds on the policies of 1.7.1 by providing overarching objectives for the County’s urban and hamlet land use designations:

b) To encourage innovative urban design that contributes to a sense of place, while ensuring physical safety and accessibility c) To support age-friendly community initiatives that support the development of local social and physical environments that enable people of all ages and abilities to live safe and meaningful lives d) To promote the efficient, sustainable, and safe use of lands and resources e) To encourage the co-location of public service facilities. f) To promote the efficient and sustainable use of infrastructure and public service facilities which are planned or available, and avoid the need for premature, unjustified and/or uneconomical expansions of such g) To provide for orderly, compact, and mixed land uses and densities that support active transportation, public transit where available, and pedestrian and cycling oriented development that reduces the need for residents to commute long distances to work, school, shops, and services; h) To prevent conflicts between incompatible uses of land

The land use designation and zoning changes will facilitate development of an orderly, compact mix of land uses supported by infrastructure that promotes waking and cycling within a short distance of Madoc’s downtown services. The community will have a unique age-friendly design and facilities which focus on maintaining independence and dignity of residents and visitors. The proposed uses are compatible with

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established residential areas to the south and will not be impacted by existing or future development to the north.

Section 2.8 of the OP highlights the need for affordable, age-appropriate housing in the County. Section 2.8.1.1 notes that the provision of adequate housing is a fundamental need for the well-being of all County residents and seeks to ensure an appropriate range of housing types, densities, and levels of affordability by:

b) Encourage and facilitate the development and maintenance of an appropriate mix of housing types to meet the needs, incomes, preferences, and lifestyles of all County residents, including a mixture of housing types, tenures, and densities in plans of subdivisions and condominiums; c) Integrate housing for people of all ages and abilities into the communities of the County where they have the opportunity to care for themselves as much as possible in a non-institutional setting; f) Minimize potential conflicts between residential and non-residential uses; g) Ensure residential areas are well connected to major employment, shopping, educational, and public service facilities;

Section 2.8.2.3 states that “a range of housing and supportive housing options for older adults and for people with other special needs will be located primarily in the Urban and Hamlet designations in close proximity to medical, social service, and community facilities, open/greens spaces, recreation facilities, and shopping areas”. The proposed built form expands the range of housing available to older adults and people with other special needs within a designated urban area in proximity to various facilities and complimentary uses.

Section 3.9.2.2 j) affirms the OP’s desire to promote healthy communities for current and future generations. In particular, the OP aims to “find ways of keeping older people safe and protected, while still allowing them the dignity and independence they deserve”.

The OP encourages the provision of a continuum of care within the County (3.9.2.2 j.). While the policy is intended to speak to more traditional forms of elder care such as long-term care, hospices, and hospitals, a proactive continuum of care can begin much earlier by providing a range of opportunities for older adults to maintain independence and dignity in communities which support social interaction, physical activity, and access to a range of community services.

Section 4 of the OP provides a range on polies for the protection and stewardship of the County’s natural resources and assets. The intentions of the natural heritage policies are to provide a lasting legacy representative of these attributes for the benefit of future generations and to sustain related social, cultural, and economic systems. Healthy ecosystems and greater biodiversity provide for healthy communities and a healthy economy.

The land use designation and zoning changes advance the following policies of Section 4.1.1:

j) To facilitate sensitive, sustainable development that maintains, restores and where possible, improves the ecological function and healthy biodiversity of natural heritage systems within the County

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l) To eliminate or minimize negative land use impacts on wetlands, water recharge and discharge areas, ground water aquifers, producing water wells, stream base flow and drainage patterns

m) To proactively implement source protection planning policies that will protect the integrity of the water supplies for municipal drinking water systems and ensure access to safe drinking water

p) Protect public health, safety and property by directing development away from natural and human-made hazards where these hazards cannot be eliminated or mitigated, including flood hazards, erosion hazards and/or dynamic beach hazards, unstable bedrock and lands that are unsafe due to the presence of hazardous forest types for wildland fire

While many of the details which protect and enhance natural features are best determined through the Site Plan review process, the community has been designed to protect and enhance the property’s natural features. Environmental fieldwork completed during the summer of 2020 will be used to scope subsequent studies and recommendations on how the new community can protect, maintain, and enhance habitat for species at risk and increase biodiversity. Hydrogeological investigation, including assessment of groundwater quantity and quality, will ensure that groundwater resources are not impacted by subsequent development. Finally, the community will be located outside of natural or human-made hazards. 4.3 HASTINGS COUNTY URBAN COMMUNITIES SECONDARY PLAN

The Hastings County Urban Communities Secondary Plan (UCSP) forms part of the County’s OP and provides more detailed policy direction for the orderly development of the County’s towns and hamlets. The polices of the UCSP are intended to be read in tandem with the parent OP document, and several portions of the UCSP refer to corresponding sections of the OP. For the purposes of this report, discussions relating to land use designations refer back to OP policies, as necessary.

The property is designated as Urban Commercial Industrial and Urban Environmental Protection by Schedule A.3 of the UCSP. The property is further impacted by Wellhead Protection Area (WHPA-E) overlay and Issues Contributing Area buffer from watercourses leading to Madoc Creek. The property is also identified as Phase II Lands.

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FIG

Figure 6: Extract of UCSP Schedule A.3 showing proposed redesignation of the property to Urban Residential.

Vision and Objectives

The vision of the UCSP is to support and maintain balanced, stable communities in which the diverse needs of all stakeholders are met. Policy 1.4.1 of the UCSP provides three nested goals to direct the use of land and development in the County’s urban communities:

a) The predominantly low density residential neighbourhoods that characterize each of the six urban communities will be maintained and complemented by development contemplated in Section 1.4.1 b); b) Intensification and infilling, including the development of higher density residential units will be encouraged where adequate servicing capacity is available and it can be made compatible with neighbouring land uses; and c) Existing and future employment lands will be identified and protected.

While the UCSP makes clear that the majority of residential neighbourhoods are to be composed of low- density dwelling types it identifies circumstances when higher density residential forms are encouraged in policy 1.4.1 b). A Serviceability Report will be submitted shortly demonstrating that the proposed community can be sustainability serviced by Madoc’s existing water and sanitary infrastructure. The new community’s low-rise nature (being composed of single-storey buildings) retention of vegetation on the south slopes, and

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grade change from Dufferin Street all demonstrate that the new community is compatible with established lower-density residential areas to the south. The property is not identified as employment lands.

Section 1.5.1 of the UCSP provides objectives for the provision of housing. In particular, policy 1.5.1.2 states that the plan is to “provide opportunities for aging in place wherever possible, such that older community members can continue to live in close proximity to family, friends, stores, services and existing support networks”.

The following section highlights UCSP objectives and demonstrated how the proposed new community achieves these objectives.

1.5.1.6 Encourage compact, mixed-use development that incorporates compatible employment uses that allow residents the opportunity to live and work in close proximity

The proposed community of townhomes and a central clubhouse and administrative office introduces a form of compact development with a combination of compatible uses.

1.5.1.7 Reduce conflicts between adjacent land uses by requiring the introduction of effective screening and buffering, as well as separation between high impact uses such as industrial facilities and sensitive land uses such as dwellings and nursing homes.

Measures to minimize any potential impacts from the proposed community on established neighbouring uses will be considered through the Site Plan review process. The proposed residential use is more closely aligned with the intent and purpose of the adjacent Urban Residential-designated lands than the existing Urban Commercial-Industrial designation.

1.5.3.3 Provide for a full range of publicly-accessible built and natural settings for recreation, including community centres, parklands, open space areas, trails and, where practical, water- based resources;

1.5.3.6 Capitalize on existing infrastructure and/or develop trails between and within Urban Communities to facilitate walking, cycling, and other active transportation activities, thereby promoting healthy, active lifestyles within the community; and

The new community proposes a network of street-side sidewalks and off-street walking trails designed to connect the community’s open spaces and facilities to the larger Madoc community.

1.5.6.3 Encourage a compact urban form that supports an efficient, cost-effective, reliable multi- modal transportation system;

The higher density community is a compact form of urban development where community facilities are integrated with residential uses and tied together with a tight-knit network of sidewalks and trails.

1.5.6.7 Provide and maintain adequate parking facilities and loading areas to efficiently and safely service all uses of land.

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Minimum parking requirements for row house dwellings will be applied to the development. Minor amendments are proposed to the zoning by-law to ensure that parking and loading requirements for the clubhouse recognize the close proximity of most users. The pedestrian focused design of the community is intended to facilitate trips on foot and bicycle.

1.5.8.1 Enhance the opportunities for people of all ages and abilities to live independently and actively participate in the community in keeping with Part A – Section 3.9.5 of this Plan;

The intent of the proposal is to broaden the variety of transitional housing types available to older adults, with the intent of ensuring residents can maintain their independence and dignity within the community.

Urban Residential Designation

Policy 2.2.2.1 of the UCSP summarized permitted uses permitted within the Urban Residential designation:

a) Single detached dwellings, semi-detached or duplex dwellings, multi-unit dwellings including triplexes, fourplexes, townhouses, low-rise and medium-rise apartments;

c) Community and institutional uses, public or private parks including community gardens, and active transportation linkages providing connections within and between residential neighbourhoods and other land uses

The proposed community, composed of townhouse dwellings centered around a community clubhouse, is consistent with the policies of the Urban Residential designation.

The following policies of the Urban Residential designation will be advanced by the proposed development through the proposed built form, integrated sidewalk and walking trails, and connections to surrounding streets:

2.2.3.3 New development and redevelopment will preserve and enhance the existing stock of housing by providing an appropriate range and mix of residential uses, including second units, affordable housing and housing for older adults;

2.2.3.4 Streetscapes should support and encourage pedestrian traffic as well as other non- motorized active modes of transportation (e.g. bicycle); and

2.2.3.5 New development and redevelopment plans that include provisions for natural linkages between residential areas, community facilities and open spaces and the main street/downtown core are encouraged.

Policy 2.2.4.2 of the UCSP identifies a minimum density target of 10 dwellings per net hectare. The proposed development, with an area of 5 hectares, will have a gross density of 19 dwellings per hectare.

Policy 2.2.4.7 provides direction on where multi-unit dwellings should be located within urban settlement areas. Generally, multi-unit dwellings should have access to arterial or collector roads or be located in close proximity with the intent of ensuring that new multi-unit dwellings will not create traffic hazards and will minimize impacts on low-density residential areas.

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The proposed community is located adjacent to two arterial roads (Highway 7 and Russell Street North) with an access point from of Highway 7. A proposed additional access from Dufferin Street is located west of the existing detached dwellings and adjacent to a commercial property. The access location minimizes any potential impacts from traffic on existing low-density residential areas.

2.2.4.11 Where new multi-unit residential uses are proposed in areas adjacent to existing low density residential uses, measures to ensure compatibility between the areas will be required and may include grass strips, vegetative screening and transitional design features.

The proposed zoning will require future buildings to be setback a minimum of 7.5m from all property lines and will ensure buildings will not be taller than 6m. Additional design measures may be considered as part of the Site Plan review process.

Urban Environmental Protection Designation

Portions of the property are designated as Urban Environmental Protection. Section 2.7.1 of the UCSP directs readers to the County Official Plan’s policies in Section 4.5 for the Environmental Protection designation.

Policy 4.5.1.3 states that the designation’s boundaries are approximate only- accurate assessment and precise delineation of features is to be completed through an implementing zoning by-law, or at the time of the submission of development applications. Determinations of whether a feature is considered part of the natural heritage system is determined through field investigation, the preparation of studies, and through review and consultation with the local Conservation Authority, Ministry of Environment, Conservation & Parks (MECP), and other partner agencies as warranted.

Policy 4.5.1.4 states that, if land designated as Environmental Protection is determined to be located outside of environmental protection lands, development of the land is reviewed based on the policies of the adjacent land use designation and overarching OP policies.

Stantec completed a Natural Features Constraints Analysis and Species at Risk Screening after the completion of field work during summer 2020. The memo identified most of the property as previously cleared that is beginning to succeed from a meadow vegetation community towards a thicket community as shrub and tree saplings begin to colonize the parcel.

One protected species was observed on the parcel: three butternut trees. These trees are located on the southeast boundary of the property, outside the area subject to the current Official Plan and Zoning By-law amendments (in Madoc Township). Additionally, potential Category 2 and Category 3 Blanding’s turtle habitat as well as potentially suitable maternity roost habitat for SAR Myotis bats may also be present. The memo recommends further investigation and engagement with Conservation Authority and MECP.

Any development on the property is intended to accommodate the finding of further environmental studies into the design and features of the new community. Treed areas along the property’s south boundary would be retained along with potential maternity roost habitat. The undefined watercourse traversing the site would be realigned within a naturalized and protected corridor creating opportunities for enhanced cool water fish and turtle habitat.

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Details of the proposed protection, restoration, or compensation measures will be refined and confirmed prior to approval of the Site Plan.

Phase II Lands

The property is identified as Phase II Lands on Schedule B.3 of the UCSP. Policy 3.2.3.2 states that vacant parcels designated Phase II which abut lands that are connected to, or are located in close proximity to, municipal services may be developed in accordance with the plan. The property is adjacent to a watermain within the Russell Street North right-of-way, in a short distance from gravity-drained sanitary infrastructure. There are no servicing constraints for the proposed development.

Wellhead Protection

The recent relocation of one of Madoc’s municipal water wells has adjusted the wellhead protection contours shown on Schedule B.3 of the UCSP. The property is no longer located in the wellhead protection area contours but remains designated Wellhead Protection Area E (WHPA-E) and Issues Contributing Area (ICA). Section 3.4.1 of the UCSP states that new uses which would pose a threat to drinking water are not permitted in sourcewater protection zones.

The proposed residential use is considered a low-risk land use for potential impact to groundwater. Construction activities, including any potential dewatering requirements, are not anticipated to impact municipal or private wells. Appropriate design of sanitary services will prevent potential effluent release, whereas stormwater run-off will be collected and treated through a series of on-site measures prior to being discharged from the site- either through groundwater infiltration or surface release. Work is currently being completed to characterise the existing groundwater quality and elevations across the property and provide recommendations for the design of site infrastructure. These recommendations will be implemented through the Site Plan design and review process.

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5.0 PROPOSED OFFICIAL PLAN AND ZONING AMENDMENTS

5.1 OFFICIAL PLAN (PART B: URBAN COMMUNITIES SECONDARY PLAN)

The proposed development conforms to the policies of the Hastings County Official Plan (Part A) as well as the policies of the Urban Communities Secondary Plan (Official Plan Part B).

The proposed land use and development form are consistent with the Urban Residential designation in the UCSP; the intent of this designation is to is to recognize and protect the character of the existing residential neighbourhoods and to identify areas for future residential use. Other uses considered necessary to serve residential areas may be permitted, including open space and community facilities.

Figure 7: Extract of UCSP Schedule A.3 showing proposed redesignation of the property to Urban Residential.

Based on Policy 4.5.1.4 of the UCSP, land designated as Environmental Protection may be developed based on the polices of the adjacent land use designation if it is determined to be located outside of environmental protection lands. Based on this, we propose to maintain the current Urban Environmental Protection designation until sufficient study and investigation has been completed to satisfy the County, Municipality, and Conservation Authority.

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5.2 ZONING BY-LAW 2002-10

The development area is currently zoned Highway Commercial- C2-h with holding provisions, and Environmental Protection- EP. To permit the proposed development an amendment to the Municipality of Centre Hastings Zoning By-law 2002-10 is required. We propose to rezone the property to a High Density Residential Type 4- R4 zone with site-specific provisions for row house dwellings and the clubhouse. The proposed zoning would comply with all requirements of the Zoning By-law, in addition to seeking specific provisions for the site.

The proposed zoning site-specific provisions are outlined below.

12.10.5 High Density Residential Exception Zone No. 5 (R4-5), Wellings of Madoc, Madoc 2020-XXX

Proposed Provision Rationale The following non-residential use is also permitted when • The clubhouse meets the definition of an ‘assembly located on the same lot as a residential use: hall’ under the by-law; this provision ensures the Assembly hall clubhouse is permitted. Office • An office, used for administration of the community, will be located in part of the clubhouse. A property is deemed to have frontage on an improved • This provision clarifies that a dwelling need not have public street if it has access onto a private street ‘direct’ access to an improved public right-of-way and connected to a public street. may have access via a private street (Section 4.10).

Despite Section 5.1.1 of this by-law, loading spaces shall be based on the area of non-residential buildings only.

Despite Section 5.2.1 of this by-law, parking required for • Under the current by-law, parking for each use is an assembly hall use may be reduced by the number of calculated separately. This would result in ‘double parking spaces required for residential uses located on counting’ parking spaces for two complimentary uses the same lot, to a minimum of 10 spaces. on the same property. The provision recognizes that most clubhouse users will reside in the community, while providing a modest number of spaces for guests or community events. Despite Section 5.2 of this by-law, parking required for • The by-law requires 1.25 parking spaces per row row dwelling houses may be calculated cumulatively and dwelling unit. The provision allows this parking to be be located anywhere on the property. distributed across the site to serve multiple dwellings (for example, in visitor parking areas). Properties zoned R4-5 are deemed to be one lot for zoning purposes.

Lot Area (min): 10000m2 • Lot area and width requirements are significantly Lot Width (min): 300m larger than those proposed by the R4 parent zone. Lot coverage (max): 30 percent • Lot coverage and landscaped open space Landscaped Open Space (min): 30 percent requirements are consistent with the R4 parent zone.

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Regulations for Row Dwelling Houses Section 12.3 shall not apply and the following provisions • Section 12.3 are provisions for row dwelling houses. shall apply in the R4-5 zone: The by-laws current provisions are based on a model of freehold dwellings that does not align with the built form proposed. Front and Corner Yard Setback (min): 7.5m • Front and corner setbacks are consistent with the R4 parent zone. Interior Side Yard Setback (min): 7.5m • Interior setback increased from parent R4 parent Rear Yard Setback (min): 7.5m zone. • Rear yard setback matches lower-density zones. Setback from Street Centreline: • Street centreline setbacks are consistent with other Provincial Highway (min): 25.5m parts of the by-law. Municipal Road (min): 17.5m

Building Height (max): 6.0m • Maximum building height reduced from 11m permitted by R4 parent zone. The reduction recognizes the low- profile nature of the future buildings. Distance between row dwelling houses • This provision applies to spacing between blocks of which are not attached: 3.6m townhomes within the community. Setbacks to existing property lines are based on the setback values above. Hold Provisions Approval of a Site Plan Control application by the • Same as existing hold. Municipality of Centre Hastings Issuance of a development approval permit by the • Same as existing hold. Ministry of Transportation Development must be serviced by municipal water and • Same as existing hold. This will be a requirement wastewater services satisfied through the Site Plan process. Completion of an Environmental Impact Assessment • This will be a requirement satisfied through the Site Plan process.

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6.0 CONCLUSION

The proposed community provides a unique opportunity to broaden the range of housing options available to older adults in the community of Madoc. The proposal assists the County in achieving several key objectives of the Official Plan- to accommodate a broad range of transitional housing forms in compact, mixed use developments within existing settlement areas to allow residents to age in place with dignity. The proposed amendments to the Official Plan and Zoning By-law are consistent with the Provincial Policy Statement, the overarching goals and objectives of the Official Plan, and the purpose of the Urban Communities Secondary Plan.

The proposed zoning will facilitate development of a compact mixed use community, ensuring that potential impacts from building height, massing, and bulk are appropriately mitigated by limiting building height and ensuring large setbacks to property lines

The proposed land use designation change is consistent with the Provincial Policy Statement and forwards the overarching goals and objectives of the Hastings County Official Plan and Urban Communities Secondary Plan. The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement and conforms to the Official Plan and Secondary Plan.

Respectfully yours,

Stantec Consulting Ltd.

Eric A. Bays MCIP, RPP Intermediate Planner Phone: 613 220-5705 [email protected]

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Community Development Concept Wellings of Madoc: 353 Russell Street North, Madoc, Ontario

PHASE II HIGHWAY 7 PHASE I HIGHWAY 7

REALIGNED WATERCOURSE REALIGNED WATERCOURSE

PRIVATE STREET

STORMWATER MANAGEMENT * POND *

PEDESTRIAN ACCESS * PRIVATE STREET * *TO RUSSEL STREET CLUBHOUSE

RUSSELL STREET NORTH WALKING TRAILS * PRIVATE STREET * (HIGHWAY 62) * WALKING TRAILS PEDESTRIAN ACCESS TO WELLINGTON COURT

TOWNSHIP OF MADOC

MUNICIPALITY OF

CENTRE HASINGS

PEDESTRIAN ACCESS POTENTIAL ACTIVITY NODES TO DUFFERIN STREET DUFFERIN STREET AND DESIGN FEATURES * SIX-UNIT FOUR-UNIT TOTAL PHASE I 72 40 112 PHASE II 60 24 84 TOTAL 132 64 196 50.0 m 100.0 m

160401583 | July 3, 2020 | ebays