Residential Subdivision Kulmatycky & Zavarella Lands

Residential Subdivision Kulmatycky & Zaverella Lands: MHBC Paris, Ontario Regional and Urban Planning & Resource Development

Ian F. MacNaughton MA, FCIP, RPP Zoning By-law Amendment & Bernard P. Hermsen BES, MCIP, RPP Draft Plan of Subdivision Paul R. Britton BES, MCIP, RPP

W. Brent Clarkson MA, MCIP, RPP December, 2008 James D. Parkin Files: 0533A & 0559A BES, MCIP, RPP

Carol M. Wiebe BES

Kriz Menzies BES, MCIP, RPP

David A. McKay BES, MCIP, RPP

Brian A. Zeman BES, MCIP, RPP

171 Victoria Street North Kitchener, ON N2H 5C5 T: (519) 576.3650 F: (519) 576.0121

7050 Weston Road, #230 Woodbridge, ON L4L 8G7 T: (905) 761.5588 F: (905) 761.5589

630 Colborne Street, #202 London, ON N6B 2V1 T: (519) 858.2797 F: (519) 858.2920

10 Davey Crescent Kingston, ON K7N 1X6 T: (613) 384.7067 F: (613) 384.8959

13 Poyntz Street Barrie, ON L4M 3N6 T: (705) 728.0045 F: (705) 728.2010

www.mhbcplan.com

Residential Subdivision Kulmatycky & Zavarella Lands:

Paris, Ontario

Zoning By-law Amendment & Draft Plan of Subdivision

December, 2008

TABLE OF CONTENTS

1.0 INTRODUCTION...... 1

2.0 SITE BOUNDARIES AND SURROUNDING USES ...... 2

3.0 PROPOSED USES AND DENSITIES...... 3

4.0 LEGISLATION ANALYSIS...... 4 4.1 The Planning Act...... 4 4.2 Provincial Policy Statement...... 6 4.3 Places to Grow Growth Plan ...... 8

5.0 COUNTY OF BRANT OFFICIAL PLAN ...... 11 5.1 Settlement Areas...... 11 5.2 Residential Areas ...... 12 5.3 General Development Polices...... 13

6.0 GRAND RIVER CONSERVATION AUTHORITY REGULATION 150/06...... 17

7.0 COUNTY OF BRANT ZONING BY-LAW ...... 18

8.0 SERVICING AND STORMWATER ...... 20

9.0 NATURAL ENVIRONMENT...... 22

10.0 TRANSPORTATION ...... 24

11.0 GEOTECHNICAL...... 26

12.0 HYDROGEOLOGICAL...... 27

13.0 LANDFILL ...... 28

14.0 CONCLUSION ...... 29

1.0 INTRODUCTION

The following Planning Analysis has been prepared in support of a Draft Plan of Subdivision and Zoning By-Law Amendment proposal within the Town of Paris. The purpose of this application is to permit the development of a residential subdivision containing a mix of single detached dwellings, semi-detached dwellings, rowhouse dwellings, environmental protection lands and parkland. This Planning Analysis also provides information of the conformity / consistency with to the Planning Act, Provincial Policy Statement, Provincial Growth Plan and the County of Brant Official Plan.

The County of Brant Official Plan identifies the subject site within the Settlement Area of the Town of Paris and is designated as a future growth area.

See Figure 1 for the location of the Subject Site.

Zoning By-law Amendment & Draft Plan of Subdivision 1 Kulmatycky & Zaverella Lands Paris, Ontario

2.0 SITE BOUNDARIES AND SURROUNDING USES

This Planning Analysis is specific to the lands owned by Mr. Steve Kulmatycky and Mr. Domenic Zavarella that are the subjects of the draft plan and rezoning applications. These lands are located in the central portion of the Nith peninsula, on lands legally described as Part of Lots 31 and 32, Concession 1, Gore, Town of Paris, County of Brant.

The north (Kulmatycky) property is approximately 50.78 ha (125.48 ac) in area and the south (Zavarella) property is approximately 19.1 ha (47.19 ac) in area, resulting is a total site area of approximately 69.88 ha (172.67 ac). The term “subject site” will be used in this report to describe both of these properties in unison.

The subject site consists of a higher plateau area on a peninsula of land bounded by the Nith River. The higher plateau area falls in elevation to the Nith River and adjacent natural areas. The lands atop the plateau are generally flat, however a low area exists in the east-central area of the site which is bounded by a higher knoll. Two hedgerows transverse the plateau connecting the natural areas of the subject site located east and west of the plateau area.

The plateau area of the subject site has historically been used for agricultural purposes. The natural / wooded areas of the site that surround the plateau area are proposed to be retained. The subject site contains one building, a historic farm house which is located in the south-east area of the subject site. This building is proposed to be retained and integrated into the development.

Surrounding the subject site to the west and east is the Nith River and associated wooded / natural areas. To the north is a landlocked parcel that is owned by the County of Brant, consisting of an open field, wooded areas and wetlands adjacent to the Nith River. To the south of the subject site is an existing residential subdivision (Phase 1 of the Highlands on the Nith subdivision). The downtown area of Paris is located across the Nith River east of the subject site.

See Figure 2 for an air photo of the subject site.

Zoning By-law Amendment & Draft Plan of Subdivision 2 Kulmatycky & Zaverella Lands Paris, Ontario

3.0 PROPOSED USES AND DENSITIES

The draft plan application is to create 263 single detached residences, 83 street rowhouse residences, 10 semi-detached residences and three multiple residential blocks that would permit between 52 to 105 cluster rowhouse / apartment units through future plan of condominium applications.

Future development is also contemplated by the applicant for 5 additional lots located in the southwest area of the subject site, however, these lots would need to be developed in conjunction with land owned by the County of Brant.

Overall the development consists of 408 – 461 units (not including the 5 additional lots in southwest area of the site) on a proposed development area of approximately 28 ha. The 28 ha development area includes residential lands, parks, walkways, stormwater management and roads. This will achieve approximately 14.5 to 16.5 units per hectare (uph).

The proposed development area i accounts for approximately 40% of the total site area. The remaining 60% of the site is currently a natural area located between the top of slope and the Nith River. This proposal entails preserving this natural area in its current state.

See Figure 3 for a conceptual layout of the proposed development and enclosed is a copy of the Draft Plan of Subdivision.

Zoning By-law Amendment & Draft Plan of Subdivision 3 Kulmatycky & Zaverella Lands Paris, Ontario

4.0 LEGISLATION ANALYSIS

4.1 The Planning Act

The Planning Act has various criteria which are to be regarded when a municipality considers an application for Draft Plan Approval. These criteria are specifically discussed as follows:

(a) the effect of the proposal on matters of Provincial Interest

The proposed development has regard to the matter of Provincial Interest as outlined in Section 2 of the Planning Act. See summary of Provincial Policy Statement in Section 4.2.

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

The site has been identified as future low and medium density residential development in the County’s Official Plan and thus consideration of whether residential development should proceed in this area has already occurred. It is the last large land holding remaining in the Settlement Area of Paris in the County’s Official Plan. The development of the lands are in a form which is contemplated by the County’s Official Plan and is consistent with surrounding development, is not premature and is in the public interest.

This proposal implements the intent of the County Official Plan as it is located in an established Settlement Area and identified by Future Growth Direction Arrows to host low and medium density residential land uses.

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

The proposed development area is suitable to be subdivided. The site’s topography is generally flat and the proposed development does not contain significant environmental features. Areas of ecological significance will be preserved in their natural state.

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

The proposed road network will extend from the existing residential neighbourhood to the south of the subject site. Gort Ave, an existing Local road within the adjacent community, will extend into the proposed development. The proposed Street C will extend from King Street, a collector road located south and of the proposed development. Primary access to the subject site can be gained from King Street via Street C and secondary access to the site can be gained via Gort Street. As the enclosed draft plan indicates, a total of 9 internal roads are proposed to access the proposed residential lands. All proposed roads will meet the County’s urban road standards.

Zoning By-law Amendment & Draft Plan of Subdivision 4 Kulmatycky & Zaverella Lands Paris, Ontario

(f) the dimensions and shapes of the proposed lots

Need to put in average lots sizes and state although smaller than the existing development to the south, the size of the lots, and mixed use are appropriate for the area and consistent with the Provincial direction to increase density and maximize infrastructure.

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

Residential development is not proposed within the Woodlands designation on site, as well as in the Flood Prone Area and Steep Slope Area and Locally Significant Wetland areas. All residential development is proposed above the established top of bank.

(h) conservation of natural resources and flood control

The Nith River, and adjacent environmentally sensitive areas, are natural resources that form the eastern and western boundaries of the site. These lands will be placed in a protectionist land use category and parts of which will only be “developed” for passive recreational uses which is consistent with the policies of the County. Drainage infrastructure and stormwater management ponds will be incorporated into the design of the sites and will be designed to satisfy both the Ministry of the Environment and County criteria.

(i) the adequacy of utilities and municipal services

The site can be fully and properly serviced with municipal infrastructure. Existing services are located in the residential area south of the proposed development which can be extended into the subject site. See Section 7 of this report for further information.

(j) the adequacy of school sites

The Grand Erie District School Board and the Brant Haldimand Norfolk Catholic District School Board will be circulated as part of the Zoning By-law amendment for the subject site.

Five elementary schools are located in Paris; three public (Paris Central Public School, North Ward Public School and Queen’s Ward Public School) and two Catholic (Sacred Heart Elementary School and Holy Family Elementary School).

One public high school is located in Paris (Paris District High School). The local Catholic high school is located in Brantford (St. John’s College).

Regarding elementary schools, Queen’s Ward Public School and Sacred Heart Elementary School are currently being rebuilt. These new schools will replace older, smaller buildings and will be better able to accommodate the growing community in Paris. The existing Sacred Heart Elementary School can accommodate 200 students whereas the new building will be able to accommodate approximately 400 students. Similarly, the existing Queen’s Ward Public School can accommodate 175 students whereas the new school will be able to accommodate 511 students. Zoning By-law Amendment & Draft Plan of Subdivision 5 Kulmatycky & Zaverella Lands Paris, Ontario

In summary, the local school boards have acknowledged that Paris is a growth area and have consequently invested funds to significantly reinvest in two local schools. These new buildings, together with the other five area schools, offer the area a high degree of service and can adequately accommodate the additional students that are resultant of the proposed development.

Because existing schools would be able to accommodate the additional students from the proposed development, and the development is proposed in a central location where existing schools are within close proximity, the design of this development did not include school / institutional uses.

(k) the area of land, if any, exclusive of highways, to be conveyed or dedicated for public purposes

In total 60 % of the site ( 41.8 ha) are set aside for environmental protection and includes lands above and below the Grand River Conservation Authority flood line. During the review process, the applicant will enter into discussions with the County of Brant and the Grand River Conservation Authority regarding conveyance of the land for public purposes.

(l) The physical layout of the plan having regard to energy conservation

The subdivision has been designed to permit the development of a walkway system that is linked to downtown Paris, as well as the existing adjacent plan of subdivision. The nature and location of the compact urban form of the development will facilitate energy conservation. Lastly, the road network shall facilitate efficient movement of all vehicles, including those for municipal and emergency service purposes.

4.2 Provincial Policy Statement

The Provincial Policy Statement was issued under Section 3 of the Planning Act and it is intended to provide policy direction for land use matters which are of Provincial interest. Planning Authorities are to be consistent with the Policy Statement when exercising any authority. This section briefly outlines how the proposed development relates to the Policy Statement.

The Provincial Policy Statement (PPS) seeks to promote economically and environmentally strong communities. Accordingly, Urban Areas and Rural Settlement Areas are the focus for growth. The policy statement foresees that development shall occur in designated areas of a municipality, such as the subject site.

The proposed residential development is within an identified Settlement Area and it provides multiple forms of housing including single detached residences, semi detached residences, rowhouse residences and low-rise apartment-style residences. These housing forms are compatible with the neighbouring residential development and provide a more efficient and compact form of development on the site. The site is proposed to be fully serviced as required by the County’s Official Plan and therefore is consistent with the Policy Statement. The proposed residential development is located within the Town of Paris, one of the County of Brant’s identified Settlement Areas, and is located adjacent to existing single detached and apartment units. The proposed development will be developed in a compact form containing

Zoning By-law Amendment & Draft Plan of Subdivision 6 Kulmatycky & Zaverella Lands Paris, Ontario low and medium density residential uses, recreational land uses, and will be supported by the appropriate infrastructure.

The subject site is designed to provide for efficient development in a compact urban form and provide for a mix of residential housing types. The proposed development will utilize nearby services, provide for land sensitive densities, and will be fully serviced.

The Housing section of the PPS speaks to policies which are to be considered municipal wide and therefore are not applicable on a site by site basis. The proposed development, however, will assist the County of Brant in providing different forms of residential development, will maintain a compact urban form and will provide for a range of densities on the site. The County of Brant is required to maintain the ability to accommodate residential growth for a minimum of 10 years through residential intensification. This development can assist the County in meeting this objective within the boundaries of an identified Settlement Area.

The PPS requires connectivity among transportation systems and modes. As discussed, a series of trails are proposed within the site as well as integration with the existing subdivision to the south.

The PPS requires that public streets, spaces and facilities be safe and meet the needs of the pedestrians and non-motorized forms of transportation. The development considered and provided for forms of transportation such as walking and cycling. The site also includes multiple access points to adjacent trail system and the use of pedestrian linkages to downtown Paris have been integrated into the design and add to the pedestrian quality of the development. These measures will have the effect of decreasing the community’s reliance on automobile travel, increasing opportunities for outdoor recreation, and help to create a complete and efficient transportation system. The above mentioned design features, coupled with the proposed trail system planned for the site will provide for a safe and efficient transportation system within the proposed development.

The PPS discusses energy efficiency and conservation as it relates to new development. Energy conservation will be promoted by developing a site which is centrally located in an established Settlement Area, compact in form, located within walking distance of retail and employment lands and provides for safe pedestrian / bicycle access.

Portions of the site contain significant natural features as identified by the PPS. These features include a central wetland and forested valley slopes. A Scoped Environmental Impact Study, prepared by Ecoplans Limited, dated December 2008, has been completed for the site. This study reviewed the various features in the context of the proposed development and have confirmed that there are no negative impacts to on-site and adjacent natural features or functions that have been identified. The Environmental Impact Study recommends that 60% of the site be precluded from development including recommended setbacks.

The Agricultural policies of the PPS require that the creation of new lots comply with the minimum distance separation formulae which are designed to reduce the potential incompatibility between proposed residential uses and existing agricultural uses. The subject site is located in an identified Settlement Area and is surrounded by urban and natural heritage land uses. Although the subject site consists of lands that are currently used for agricultural purposes (cash crops), the site is located in an urban area and is adequately removed from other such agricultural land uses.

Zoning By-law Amendment & Draft Plan of Subdivision 7 Kulmatycky & Zaverella Lands Paris, Ontario

The PPS also discusses Cultural Heritage and Archaeology. It is understood that the community of Paris is recognized as a community that values its historic past. This value will be carried through in the urban design of the development, as historic architectural elements and urban design principles will be employed throughout the development. Regarding on-site resources, one heritage building exists on-site and will be retained and integrated into the development. It is recommended that an archaeological study be completed prior to registration of the Draft Plan of Subdivision.

Overall the proposal for a plan of subdivision and rezoning is consistent with the Provincial Policy Statement.

4.3 Places to Grow Growth Plan

The Places to Grow Growth Plan for the Greater Golden Horseshoe (the Growth Plan) was produced by the Province to guide building stronger prosperous communities by managing growth. The Growth Plan focuses on directing growth to existing urban areas, in order to achieve a better use of land and infrastructure. The Growth Plan is a Provincial and Municipal wide document however there are policies which relate specifically to built form.

Based on the information available today, it appears that Central Paris is identified in the Growth Plan as a “Designated Greenfield Area”. The Growth Plan defines such an area as “the area within a settlement area that is not a built-up area”.

Section 2.2.7 contains the policies specific to Designated Greenfield Areas. These policies state that new development will be planned, designated, zoned, and designed in a manner that: contributes to the creating of complete communities; creates street configurations, densities, and an urban form that supports walking and cycling; and creates high quality public open spaces that support opportunities for transit, walking, and cycling. As previously discussed, the proposed development is consistent with these concepts.

Regarding residential densities, Section 2.2.7 (2) of the Growth Pan states:

“The designated greenfield area of each upper- or single-tier municipality will be planned to achieve a minimum density target that is not less than 50 residents and jobs per hectare”.

However, it should be noted that this density target is applicable County-wide and is therefore not applicable on a site by site basis. The provision of semi-detached, rowhouse and low-rise apartment units will assist the County of Brant in achieving the density targets. The policies also allow the County to review alternative density targets which are more appropriate based on the characteristics of the County with the Province.

Other policies of the Growth Plan that apply to the development include directing growth to built- up areas of a community, intensification, transit supportive densities, directing major growth to settlement areas where it can be serviced by municipal services and various other economic policies and policies that relate to the development of complete communities. These complete communities are intended to be well-designed, offer transportation choices, accommodate people at all states of life and provide the right mix of housing, provide a range of jobs, and easy access to stores and services to meet daily needs. As the following analysis identifies, this development is consistent with these concepts.

Zoning By-law Amendment & Draft Plan of Subdivision 8 Kulmatycky & Zaverella Lands Paris, Ontario

The proposed development is located in an identified Settlement Area. Growth is directed to existing settlement areas to better utilize existing servicing infrastructure and decrease development pressure on rural lands. The location of this development allows a logical extension of hard services as well as allowing the anticipated population to take advantage of existing, near-by soft services.

The subject site comprises the last large-scale undeveloped lands within Central Paris. This allows development to occur within an existing urban area that is well serviced, as opposed to residential expansion that is located further away from the central core-area, having greater servicing requirements.

As discussed, the development will be well designed from energy efficiency and pedestrian perspectives. The compact urban form and high degree of urban design, pedestrian linkage trail system are reflective of the high quality design of the development and are consistent with the intent of the Growth Plan.

The Growth Plan also requires new development to be designed in a transit-supportive manner. Although a transit system does not currently exist in Brant County outside of the City of Brantford, the development is located within close proximity to Highway 2 (King Street), which is a well used Collector Road that would be a logical location for any future bus routes. In addition, the proposed development will be able to support an internal transit route, should a future bus route ever be proposed within the development. The configurations of the proposed Street C and Gort Avenue, combined with the existing Dundas Street, have been designed in a transit-oriented manner to accommodate this type of transit use.

A mix of housing types is also required by the Growth Plan. As indicated, the proposed development includes single detached residences, semi detached residences, rowhouse residences and low-rise apartment-style residences. These housing types will offer a wide variety of housing choices and associated prices to a perspective home buyer. The effect of this is that the development will be able to accommodate people at all stages of life, thereby satisfying the intent of these policies of the Growth Plan.

The Growth Plan discusses mixed-use environments and balancing residential growth with employment growth. The proposed development is primarily residential, however, it is anticipated that the employment aspect of the development will be accommodated by downtown Paris, which is located directly across the Nith River from the subject site. Paris is Brant County’s largest urban centre, and hosts a variety of employment possibilities that will be available to the inhabitants of the proposed development.

The Growth Plan is clear that access to stores and services to meet daily needs is a component of a complete community. Again, due to its proximity and accessibility, downtown Paris will be able to provide the stores and services that are required to meet daily needs of the residents of the proposed development. Downtown Paris is well connected to the subject site via the existing road network and part of this proposal is to establish a paved pedestrian linkage to downtown Paris to further strengthen this connection and decrease reliance on the automobile as the primary mode of transportation.

The development will also provide an economic benefit to the existing merchants of downtown Paris. The residents of the proposed development will be located within close proximity to the downtown area, and will provide a substantial built-in market for the shops and services that comprise downtown Paris, thereby positively impacting the local business community. Again, the paved pedestrian trail that is proposed as part of the application will provide a direct linkage

Zoning By-law Amendment & Draft Plan of Subdivision 9 Kulmatycky & Zaverella Lands Paris, Ontario to downtown Paris for the residents of the development. This influx of new residents will assist in ensuring that Paris continues to be a vibrant, economically successful community, thereby upholding the objectives of the Growth Plan.

The proposed development will assist the County of Brant in meeting its residential development Growth Plan targets and will also help provide the County with a mix of housing types, high quality public open space and easy access to local services; thereby satisfying these policies of the Growth Plan.

Zoning By-law Amendment & Draft Plan of Subdivision 10 Kulmatycky & Zaverella Lands Paris, Ontario

5.0 COUNTY OF BRANT OFFICIAL PLAN

The County of Brant Official Plan identifies the Town of Paris as a Settlement Area and designates the proposed development site as Agricultural, with “Future Growth Direction Arrows”. The Official Plan also designates the periphery of the site as Woodlands, Deer Wintering Area and Locally Significant Wetlands.

See Figure 4 for a copy of the County of Brant Official Plan schedule as it relates to the subject site.

5.1 Settlement Areas

The subject site is located in the Town of Paris, which is recognized in the Official Plan as one of the county’s Settlement Areas. Section 3.7.1 of the County of Brant Official Plan states that these Settlement Areas have been established to ensure that sufficient lands have been allocated to accommodate the anticipated population in a variety of suitable locations, densities and unit types. It is an aim of this proposal to create a variety of residential types and densities throughout the proposed development, and as such, this proposal is in keeping with the intent and function of the Paris Settlement Area.

The proposed development area is currently designated Agricultural with Future Growth Direction Arrows. Section 1.8.1 of the County of Brant Official Plan states that:

“Schedules “A” and “B” of the Official Plan also include "Future Direction Growth Arrows". The purpose of these arrows is to provide an indication as to where new development should occur. For Residential designations, the directional arrows extend from existing development to the Settlement Boundary. The lands within the Settlement Boundary do not require an Official Plan amendment.”

The Directional Arrows on the subject site originate from areas that are designated low and medium density residential. This proposal entails extending the surrounding low and medium residential land uses into the subject site, thereby following the Future Growth Direction arrows and implementing the intent of the County’s Official Plan. Because Directional Arrows are identified pointing to the subject site from areas hosting the same land use, an Official Plan Amendment is not required.

Section 3.7.1 also identifies the subject site as being located in a “Greenfield” portion of the Settlement Area. The Official Plan defines Greenfield areas as lands being located within a Settlement Area boundary and shown as being designated “Agriculture” but are intended for non-farm development. The subject site is located on a peninsula, surrounded by the Nith River, existing residential areas and downtown Paris located a short distance across the Nith River.

The proposed residential development will incorporate various energy efficient design aspects to decrease reliance on the automobile. The proposal involves connections to the existing pedestrian bridges across the Nith River to make the downtown area of Paris accessible to the residents of the proposed development. It is anticipated that residents would be able to walk to the local amenities and service centres of downtown Paris.

Section 3.7.1 of the County of Brant Official Plan is clear that new development must be appropriately located, compatible with surrounding land uses, and incorporate energy efficient design aspects. As described, the subject site is located in a central area of the Town of Paris,

Zoning By-law Amendment & Draft Plan of Subdivision 11 Kulmatycky & Zaverella Lands Paris, Ontario in an identified Settlement Area. Existing services are located within close proximity south of the site and can be extended into the subject site. The proposed land use is intended to mirror those uses that are surrounding the subject site. In this capacity, the proposed low and medium density land uses will be compatible with those located to the south of the subject site.

5.2 Residential Areas

Section 3.7.2 of the County of Brant Official Plan lists the goals of Residential areas. Each of these goals is examined as they relate to the proposed development as follows (criteria are paraphrased):

Appropriate services for development

The enclosed Functional Servicing Report, prepared by J. H Cohoon Engineering Ltd., concludes that the subject site could be developed for residential purposes on full municipal services.

Regarding water services, the recent upgrades to the Gilbert and Telfer well systems, created a 7.3 L/sec surplus water capacity. This would facilitate partial development of the subject site; however, a new well source is required to achieve full build-out, therefore phasing of the proposed development is required. It is understood that the County of Brant is currently undertaking a water supply study. The results of this study will assist in determining how to best provide for the water requirements of the development.

Regarding sanitary services, two outlet options are available: (i) gravity sewers can be used to drain the existing siphon under the Nith River, or (ii) a new sewage pumping station can be constructed to pump sanitary sewage to the King Street sanitary sewer system. Should the Nith River siphon sewer crossing be closed, the applicant will enter into cost sharing agreement with the County to pump sanitary sewage to the King Street system.

See Section 7 of this report for additional details on servicing.

A variety of housing types

As identified, this proposal entails the development of both low and medium density residential areas. This will be achieved by providing single detached, semi- detached, street rowhouses and possibly low-rise apartments within the development.

The opportunity for affordable housing

The development includes semi-detached, street rowhouses and possibly low-rise apartments within the development and provides the opportunity for affordable housing.

An adequate supply of new plans of subdivision

This proposal will add 408 – 461 units residential units to the County of Brant’s housing stock, thereby assisting the County in meeting its projected growth targets.

Zoning By-law Amendment & Draft Plan of Subdivision 12 Kulmatycky & Zaverella Lands Paris, Ontario

Sufficient levels of residential intensification

This proposal seeks to intensify a residential land use within an established Settlement Area. The development is proposed on a vacant parcel of land and is surrounded by urban, built-out areas. In this capacity, the subject site will be developed at a higher density than currently exists through the development of a vacant parcel within a developed area, as defined by the Provincial Policy Statement.

An adequate supply of new building lots

As identified, this proposal will provide 356 residential lots and 3 multiple residential blocks providing 408 – 461 units to the County’s housing stock. These lots can be readily serviced in a central location within a Settlement Area. This addition of housing stock will assist the County in providing an adequate number of residential lots to accommodate the anticipated demand for additional housing over the next 20 year planning period.

As well as protect areas from incompatible land uses

As indicated, the proposed land uses are low and medium density residential. These land uses match those located directly south of the subject site and are therefore compatible.

For the reasons outlined above, this development proposal meets the goals of Residential areas and therefore conforms to the Residential policies of the County of Brant Official Plan.

5.3 General Development Polices

Section 2.2 of the County of Brant Official Plan contains the development policies for all land uses. The applicable policies are discussed as follows:

Site Suitability

The subject site is located in a Settlement Area as identified in the County of Brant Official Plan. The County Official Plan indicates that role of Settlement Areas is to ensure that sufficient lands have been allocated to accommodate anticipated population.

Costs of servicing development

Servicing the proposed development is economically viable due to the central location of the subject site and the proximity of existing services. Costs associated with servicing the proposed development will be covered by the applicant, however, should the Nith River siphon sewer crossing be closed, the applicant will enter into cost sharing agreement with the County to pump sanitary sewage to the King Street system.

See Section 7 for additional information on servicing.

Zoning By-law Amendment & Draft Plan of Subdivision 13 Kulmatycky & Zaverella Lands Paris, Ontario

Water supply and sewage disposal

As indicated, the proposed development will be serviced by full municipal water and sanitary services.

Regarding water services, the recent upgrades to the Gilbert and Telfer well systems, created a 7.3 L/sec surplus water capacity. This would facilitate partial development of the subject site; however, a new well source is required to achieve full build-out, therefore phasing of the proposed development is therefore essential. It is understood that the County of Brant is currently undertaking a water supply study. The results of this study will assist in determining how to best provide for the water requirements of the development.

See Section 7 for additional information on servicing.

Stormwater management policy

The enclosed Functional Servicing Report, prepared by J. H Cohoon Engineering Ltd., recommends the implementation of a stormwater management system consisting of two stormwater management ponds, two “self contained” stormwater management areas, foundation drain systems, soakaway pits and the implementation of erosion and sediment control plans for the proposed development.

See Section 8 for additional information on stormwater management.

Environmental concerns

Development is proposed within the area of higher elevation that is currently used for agricultural (cash crop) purposes. No significant environmental features have been identified within the proposed development area. The remainder of the site consisting of a wetland and wooded / natural areas, is not proposed for development and will be protected with appropriate setbacks.

See Section 9 for additional information on the natural environment.

Public parkland

Victoria Park and Lion’s Park are located immediately south and east of the subject site respectively. These parks offer local residents sports facilities such as baseball / softball diamonds, public open space and a community centre including a public pool. As indicated in the “Parks and Recreation Master Plan”, these parks could be redeveloped to make better use of these facilities including converting ball diamonds to soccer pitches, improving existing ball diamonds with lighting and creating an asphalt path network to connect facilities and increase connectivity with the adjacent public trail system. Zoning By-law Amendment & Draft Plan of Subdivision 14 Kulmatycky & Zaverella Lands Paris, Ontario

The “Parks and Recreation Master Plan” also states that the concentration of a linked open space system should be in major urban areas such as Paris and such a system should focus on major existing parkland areas such as Lion’s Park.

Portions of the subject could be conveyed to the County of Brant to expand and improve the existing trail network on adjacent lands located directly north of Lion’s Park. Expanding the existing parklands could provide the area required to convert the existing uses into more high-demand uses.

The proposal also includes dedicating 2 blocks totalling 0.6ha to active public parkland and numerous public walkways connecting trails and parkland within the area.

Buffering

The site is located on a peninsula which is surrounded on three sides by the Nith River and adjacent wooded / natural area and a residential development exists south of the site. These compatible land uses do not require buffering, however, the natural area will add buffering from adjacent land uses.

Groundwater protection

The proposed development will not have a negative impact on groundwater. Mitigation measures such as soakaway pits and stormwater management facilities will ensure that post-development infiltration rates will match those of pre- development (see Hydrogeological Investigation prepared by Naylor Engineering, December, 2007).

Development along inland watercourses

No development is proposed adjacent to the Nith River. Development is limited to lands located above the Grand River Conservation Authority flood line, inside the established slope stability line (see Geotechnical Report & Slope Stability Assessment prepared by Naylor Engineering).

Minimum distance separation – livestock

No agricultural operations with livestock are located in proximity to the subject site.

Heritage conservation

A key feature of this site is a heritage building located in the southeast area of the site. This building will add to the heritage value of the development and will be retained and incorporated into the design of the site. It will act as a focal point / gateway feature of the site’s south-eastern point of access.

Zoning By-law Amendment & Draft Plan of Subdivision 15 Kulmatycky & Zaverella Lands Paris, Ontario

Energy conservation

The development is designed in a compact manor with a higher density. The higher density results in a concentration of services which promotes efficient use of energy. The subject site is also located in an urban area and provides multiple access points to nearby amenities. Pedestrian linkages have been implemented that decrease reliance on personal vehicles.

Electric power facilities

Discussions with Brant County Power have identified that an underground feeder currently services the residential neighbourhood south of the subject site. This feeder could be utilized to extend power facilities into the subject site.

Other utility facilities

Other utilities are located in the subdivision to the south and can be readily extended to service the subject site.

Institutional uses

No institutional uses are proposed within the development. The site is well served by institutional amenities located in downtown Paris and surrounding areas.

Woodlands

The plateau on which development is proposed is currently used for agricultural purposes and therefore contains very little natural vegetation. Natural areas containing woodlands surround the site to the west, north and east. The driplines of these surrounding woodlands have been surveyed and appropriate setbacks will be implemented to protect these woodlands. Two hedgerows located in the development area are proposed to be removed.

Zoning By-law Amendment & Draft Plan of Subdivision 16 Kulmatycky & Zaverella Lands Paris, Ontario

6.0 GRAND RIVER CONSERVATION AUTHORITY REGULATION 150/06

The Grand River Conservation Authority (GRCA) regulates floodplains, slopes, wetlands, watercourses, and other hazard lands, as well as lands adjacent to these features, under the Development, Interference with Wetlands and Alterations to Shorelines and Watercourses, Ontario Regulation 150 / 06.

The GRCA mapping under Regulation 150 / 06, shows regulated areas within the proposed development area. The regulated area is associated with “Steep Slopes”.

The conclusions of the Slope Stability Assessment completed by Naylor Engineering and Associates, coupled with the conclusions of the Scoped Environmental Impact Study completed by Ecoplans Limited, were used to create the limits of the developable area for the site.

The top of bank has been delineated and appropriate setbacks established to create a development setback. This development setback is reflected on the proposed plan of subdivision and provides a sufficient distance to protect natural features of the Nith Valley corridor, as well as protect the proposed development from slope stability hazard risks. During the review process the applicant will work with the GRCA to refine the limits of the regulated area, if appropriate, to reflect the site specific work that was completed.

See Figure 5 for a copy of the GRCA regulation limit as it relates to the proposed development area.

Zoning By-law Amendment & Draft Plan of Subdivision 17 Kulmatycky & Zaverella Lands Paris, Ontario

7.0 COUNTY OF BRANT ZONING BY-LAW

The site is currently zoned Agricultural (AR), Environmental Protection (EP) and Environmental Protection Exception One (EP-1) in the County of Brant Zoning By-law 110-01.

The existing zoning does not permit the proposed residential or recreation uses; therefore, a rezoning is required on those lands where residential and recreational uses are proposed. The existing zoning on the balance of the site will remain unchanged.

The rezoning application proposes the following zones per land use (see Figure 6):

Single Detached Dwellings R3-_ (Residential Third Density, Exception) Semi-Detached Dwellings R3 (Residential Third Density) Rowhouse Dwellings R3 (Residential Third Density) Stormwater Management Block R3 (Residential Third Density) Multiple Residential Blocks (Future Development) R5 (Residential Multiple Second Density) Existing Wetland EP (Environmental Protection) Natural Areas EP (Environmental Protection) Existing Heritage Building RH (Residential Heritage)

The Residential Third Density (R3) Zone allows for single detached, semi-detached and street rowhouse dwellings, as well as stormwater management facilities.

Minimum lot frontage requirements in this zone are 15 metres for single detached dwellings, 18 meters for semi-detached dwellings and 9 meters for street rowhouse dwellings. The proposed development provides a minimum lot frontage of 11 metres for single detached dwellings, 18 meters for semi-detached dwellings and 9 meters for street rowhouse dwellings. The minimum lot frontage for single detached dwellings, requires a site specific exemption. These smaller lot frontages are required to address provincial policy to intensify development and maximize the use of infrastructure.

As per the County of Brant’s Zoning By-law, the minimum lot area requirements are 460 square metres for single detached dwellings, 550 square meters for semi-detached dwellings and 185 square meters for street rowhouse dwellings. The proposed development provides a minimum lot area of 330 square meters for single detached dwellings, 576 square meters for semi- detached dwellings and 285 square meters for street rowhouse dwellings. The minimum lot area for single detached dwellings requires a site specific exemption.

The Environmental Protection (EP) zone is proposed for the natural areas that are located between the development limits and the limits of the floodplain, as defined in the Environmental Impact Assessment completed by Ecoplans Limited, dated December 2008. The Environmental Protection (EP) zone is also proposed for the existing wetland and setback area in the northern area of the subject site, as identified in the Environmental Impact Assessment.

The block containing existing heritage building located in the southeast area of the subject site is proposed to be rezoned to Residential Heritage (RH).

Zoning By-law Amendment & Draft Plan of Subdivision 18 Kulmatycky & Zaverella Lands Paris, Ontario

The balance of the site will retain its Environmental Protection (EP) and Environmental Protection Exception 1 (EP-1) zoning.

The zones identified above are considered appropriate for the development of the site. All the setbacks and other zone provisions can be adhered to in the final design of the site.

Zoning By-law Amendment & Draft Plan of Subdivision 19 Kulmatycky & Zaverella Lands Paris, Ontario

8.0 SERVICING AND STORMWATER

A Functional Servicing Study entitled “Functional Servicing Study, Proposed Subdivision, Zavarella & Kulmatycky Lands” dated August 2008, was completed by J.H. Cohoon Engineering Limited and fulfills the requirements of Section 2.5 of the County of Brant Official Plan. The report analyzed the feasibility of developing the site as a residential subdivision with full municipal services, as well as propose a plan to accommodate stormwater management and run-off.

The report concluded that the subject site could be developed for residential purposes on full municipal services, and recommended a stormwater management and run-off design to accommodate overland flow. Two main options exist regarding sanitary outlets, which are discussed in the following recommendations for site servicing:

Two sanitary outlet options are available. Gravity sewers can be used to drain to the existing siphon under the Nith River. There is sufficient capacity in the existing siphon to accommodate the proposed 29.5 litre/second peak flow from the subject development(s);

The second option requires that a new sewage pumping station be constructed north of Lions Park to pump sanitary sewage to the existing King Street sanitary sewer system. This option would allow the siphon to be abandoned but would be more expensive to construct and require cost sharing between the two developments and the County for the existing Victoria Survey and Laurel St. residences;

The Willow St. Sewage Pumping Station was recently upgraded to provide 295 L/sec. Depending on the design criteria used and; based on flow monitoring results it is estimated that approximately 163 L/sec surplus capacity is available to service the proposed development (29.5 L/sec total combined design peak flow);

There is an estimated 2,026 to 2,921 m3/day surplus average day flow capacity available at the Paris Wastewater Treatment Plant. This is equivalent to an average day flow of between 23.4 to 33.8 L/sec. Therefore there is sufficient capacity to treat the estimated combined 8.5 L/sec (736 m3/day) average day flow from the proposed development;

With the recent upgrades to the Gilbert and Telfer well systems, there is 7.3 L/sec surplus (uncommitted) water capacity available to service new development in Paris. This would facilitate partial development of the subject site; however, a new well source is required to achieve full build-out. Phasing of the proposed development is therefore essential;

The September 10, 2007 “Project Update for the Bethel Road Water Exploration Program” presented to CDC by KMK Consultants indicates a target of 30-60 L/sec from the Bethel well system. There is also potential for attaining up to 50 L/sec from the Airport Area if required. The current Airport well capacity of 26.5 L/sec is only being partially utilized.

Zoning By-law Amendment & Draft Plan of Subdivision 20 Kulmatycky & Zaverella Lands Paris, Ontario

Regarding stormwater management and erosion, the report recommends:

The establishment of two separate “self contained” storm water management ponds. These ponds are proposed in each of the low points in the northern and southern portions of the subject site, as identified by the detailed topographic survey;

The establishment of soakaway pits on each lot to maintain a water balance on site. The report concluded that the amount of storage provided in the ponds, combined with the usage of soakaway pits, will achieve a water balance on-site;

Erosion and Sediment control plans detailing specific on site erosion and sediment control measures be submitted for approval prior to pregrading operations.

For additional information, see Tab 2 for a complete copy of the Functional Servicing Report prepared by J.H. Cohoon Engineering Limited as part of this application.

Zoning By-law Amendment & Draft Plan of Subdivision 21 Kulmatycky & Zaverella Lands Paris, Ontario

9.0 NATURAL ENVIRONMENT

The subject site is located on a peninsula that is bordered on two sides by forested slopes and wetlands. The County of Brant Official Plan identifies that the following constraints exist in portions of the subject site: Woodlands, Deer Wintering Area and Locally Significant Wetlands.

Section 3.5.3 of the County of Brant Official Plan states that “Development proposals involving Woodland designations or lands adjacent to a Woodland designation shall first evaluate and determine whether or not the Woodlands identified on Schedules A or B are significant”.

Furthermore, County of Brant Official Plan states that an Environmental Impact Study is required for natural areas shown on Schedules A and B – within ‘adjacent lands (120 metres from designated areas):

To determine whether woodlands are significant; To evaluate impact on natural environment features (i.e. no negative impact within adjacent lands [120m]); and No detailed guidelines are provided, but it is noted that the EIS should be ‘in accordance with Provincial and County guidelines’.

A Scoped Environmental Impact Study, prepared by Ecoplans Limited, dated December 2008, has been prepared and is included in this submission. This study assessed the significance of all natural features within and adjacent to the subject site, evaluated the impact of the proposed development, and recommended mitigation measures to protect the functions of any identified significant features.

The study determined that the central wetland and forested valley slopes are significant and these features will be retained. Additionally, this study determined the appropriate setbacks for these features that have been incorporated into the subdivision’s design in order to provide adequate levels of protection.

The report concludes that with environmental mitigation, the proposed development can be undertaken as proposed while protecting key environmental features. To ensure that environmental protection and mitigation is properly managed during site development, the Scoped Environmental Impact Study recommended the following:

An Erosion and Sediment Control Plan will be prepared as a pre-condition to Registration of the Draft Plan. The plan will be submitted to the GRCA and municipality for review and approval prior to any grading and site alteration;

Vegetation and silt protection measures (such as diversion berms, temporary sediment control basins, temporary paige wire fencing and silt fencing) will be implemented and maintained prior to and throughout construction;

Permanent fencing is recommended along the interface between rear lots and the central wetland area, and between rear lots and the forested slope areas;

The recommended trail linking the proposed development with Laurel Street and ultimately to downtown Paris should be implemented and together with proposed fencing, this will reduce potential for uncontrolled access to retained natural areas;

Zoning By-law Amendment & Draft Plan of Subdivision 22 Kulmatycky & Zaverella Lands Paris, Ontario

The geotechnical mitigation measures documented by NEA Ltd. (2007) should be considered in the preparation of draft plan approval conditions;

The monitoring approach identified in Section 7.4 of the Scoped Environmental Impact Study is recommended to ensure that various mitigation and design measures are maintained and operating during construction. The post-construction monitoring is also recommended for a period of 2 years;

An Environmental brochure should be prepared and provided to new residents addressing environmental stewardship issues reviewed in Section 7.3 of the Scoped Environmental Impact Study;

An environmental inspector should conduct site checks prior to and periodically during construction to ensure that protection and mitigation measures are properly implemented and to identify if any remedial measures are required.

For additional information, see Tab 3 for a complete copy of the Scoped Environmental Impact Study prepared by Ecoplans Limited as part of this application.

Zoning By-law Amendment & Draft Plan of Subdivision 23 Kulmatycky & Zaverella Lands Paris, Ontario

10.0 TRANSPORTATION

A Traffic Impact Study entitled “Zavarella / Kulmatycky Residential Development Traffic Impact Study” dated October, 2008 was completed by Paradigm Transportation Solutions Limited and fulfills the traffic impact requirements of Section 2.4 of the County of Brant Official Plan. The study provided estimates of the traffic related to the proposed development, an assessment of this traffic and the improvements required to accommodate it in a safe and efficient manner.

The report concluded that the traffic volumes on the existing streets in the vicinity of the development are accommodated at satisfactory levels of service. It was further concluded that the study intersections will operate at good level of service conditions under the future traffic volume with the exception of eastbound left movement at the King Street and Dundas Street W easterly intersection. The eastbound left turning vehicles will face significant delays with the existing intersection control during both AM and PM peak hours.

Based on the above conclusions, the following improvements were recommended:

Traffic control signals be considered at King Street and Dundas Street West easterly intersection to accommodate future total traffic volumes;

An addition of northbound left-turn lane at the King Street and Dundas Street W easterly intersection will improve the level of service conditions at this intersection.

In order to maintain adequate levels of service on existing streets and intersections in the vicinity of the development, the proposed development includes implementing the above noted recommendations of the Traffic Impact Study completed by Paradigm Transportation Solutions Limited.

A complete copy of the Traffic Impact Study prepared by Paradigm Transportation Solutions is being submitted as part of this application.

The proposed development has been designed to be well connected to the adjacent neighbourhood and fully accessible to downtown Paris. To accomplish this, the proposed development utilizes an interconnected, modified grid pattern. This pattern has been designed to achieve a high degree of connectivity for both pedestrian and vehicular traffic.

The proposed development will be linked to the existing community by multiple street connections: Laurel Street, Barker Street and an extension of the proposed Street ‘C’ to King Street. The Street ‘C’ extension will serve as the community’s primary access as it directly connects to King Street. King Street connects directly with Dundas Street and downtown Paris and is identified in the County Official Plan as a Collector Road. The Laurel Street and Barker Street connections will act as secondary access points. These three connections will accommodate traffic generated by the development in an effective manner as well as connect the development with the existing community.

From the three access points, traffic will flow around a ‘ring road’ that is comprised of Streets ‘C’, ‘D’, ‘E’ and the Gort Avenue extension, and then onto internal streets.

The proposed community has also considered non-vehicular forms of transportation. The development has been designed on a pedestrian scale and will be accessible for pedestrians and bicycles. Walkways are proposed in locations that are in close proximity to the existing informal trail system that surrounds the subject site, thereby providing access to and from these

Zoning By-law Amendment & Draft Plan of Subdivision 24 Kulmatycky & Zaverella Lands Paris, Ontario trails. One main principal trail has been designed to link the community with downtown Paris. This principal trail takes advantage of an existing informal access road that enters the development site from Laurel Street. It is proposed that this access route be brought up to an urban standard including paving and lighting, in order to provide a pedestrian thoroughfare linking the community with downtown Paris.

Sidewalks will be incorporated as part of the subdivision design. These sidewalks will ensure good pedestrian movement, improve safety and also provide attractive streetscapes. The sidewalk design would include scored concrete, street lights, and street trees to create an aesthetically pleasing community.

All residents will be located within close proximity to the open space and park system. Existing recreation trails exist on the lands that surround the proposed development. A series of walkways are proposed that will provide access to the existing trail system for residents. The approximate locations are shown on the draft plan, however, the locations are for discussion purposes only and final locations will be subject to County and agency comments. East of the subject site, the existing trail system connects with two pedestrian bridges over the Nith River. These bridges will facilitate pedestrian traffic from the proposed community into downtown Paris.

The proposed development has also been designed to incorporate a range of block shapes and lengths. This will create a sense of enclosure at various points and will assist in creating a sense of community and a variety of streetscapes, thereby adding to the pedestrian value of the development.

Gateways will be utilized at various points throughout the road network to mark entrances into the community as well as other key locations. Urban design, distinctive streetscape design and architectural elements will be used at entrances, intersections and along specific streets to convey a sense of place to residents and visitors alike. In addition, an existing heritage building will be used to mark the entrance into the community at the Barker Street access point. This heritage building is proposed to be retained.

The road pattern also takes advantage of the views and vistas that the site offers. Periphery roads have been designed parallel to adjacent contours. This allows many of the site’s lots to take advantage of views of the adjacent valley and downtown Paris.

See Figure 7 for layout of the proposed transportation routes.

For additional information, see Tab 4 for a complete copy of the Traffic Impact Study prepared by Paradigm Transportation Solutions as part of this application.

Zoning By-law Amendment & Draft Plan of Subdivision 25 Kulmatycky & Zaverella Lands Paris, Ontario

11.0 GEOTECHNICAL

A geotechnical investigation entitled “Geotechnical Investigation, Proposed Residential Subdivision” dated October 2008, and a stability study entitled “Slope Stability Assessment” dated April 2007, have been completed by Naylor Engineering Associated Ltd.

The Geotechnical Investigation provides a summary of subsurface conditions encountered and provides recommendations pertaining to development of the property including site grading, site servicing, pavement design, building construction, stormwater infiltration and the quality of on- site aggregates.

The “Slope Stability Assessment” was completed to assist in the establishment of the limits of stable slope. This assessment established varying setbacks from the identified Top of Bank Line, and considered hazard risks and erosion, stable slope and access allowances. The top of stable slope is shown on the Slope Stability Assessment and Plan of Subdivision as the “Development Setback Line”.

For additional information, see Tab 5 for a complete copy of the Geotechnical Investigation & Slope Stability Assessment prepared by Naylor Engineering Associated Ltd. as part of this application.

Zoning By-law Amendment & Draft Plan of Subdivision 26 Kulmatycky & Zaverella Lands Paris, Ontario

12.0 HYDROGEOLOGICAL

A hydrogeological investigation entitled “Hydrogeological Investigation, Proposed Residential Subdivision” dated June, 2008 has been completed by Naylor Engineering Associated Ltd. The report outlines the investigation procedures and provides a detailed summary of the groundwater conditions and elevations at the subject site. The report also defines pre- development infiltration rates and calculations and concludes that pre-development water balance will be maintained.

Regarding the Kulmatycky / Zavarella lands, the site is underlain by a variety of soil types including sands, gravels, silts clays and tills. The groundwater table ranges from 230m asl in the north to 255m asl in the south.

Seepage points have been identified on the western slope of the Nith Peninsula, and wetlands are located along the western boundary of the Kulmatycky / Zavarella lands. Maintaining groundwater recharge rates is vital to ensuring the health of these seeps and wetlands.

Natural features will be protected by maintaining pre-development infiltration rates on the Kulmatycky / Zavarella lands. This can be achieved by implementing a system of soakaway pits connected to roof drainage and / or stormwater management ponds with infiltration galleries that allow surface water to infiltrate into the subsoil.

For additional information, see Tab 6 for a complete copy of the Hydrogeological Investigation prepared by Naylor Engineering Associated Ltd. as part of this application.

Zoning By-law Amendment & Draft Plan of Subdivision 27 Kulmatycky & Zaverella Lands Paris, Ontario

13.0 LANDFILL

A Waste Disposal Report has been prepared by Ecolog Eris, dated September 25, 2007. This report was completed to determine the exact locations of any waste disposal facilities in the vicinity of the subject site.

This report concluded that two closed landfills are located north of the Nith River, whereas the County of Brant Official Plan identifies these landfills as being located along the southern bank of the Nith River, in closer proximity of the subject lands. This report also determines that these landfill sites closed permanently in 1950.

For additional information, see Tab 7 for a complete copy of the Waste Disposal Report prepared by Ecolog Eris as part of this application.

Zoning By-law Amendment & Draft Plan of Subdivision 28 Kulmatycky & Zaverella Lands Paris, Ontario

14.0 CONCLUSION

The Draft Plan Application for the Kulmatycky / Zavarella lands proposes the development of a residential subdivision on the last remaining undeveloped area in Paris. Paris is an identified Settlement Area and development within such areas is an objective of provincial policy.

The development proposes single detached homes, semi-detached homes, rowhouses and low- rise apartments. The proposal is consistent with the Planning Act, Provincial Policy Statement, the Places to Grow Growth Plan and the County of Brant Official Plan. The rezoning proposes to zone the development to the appropriate residential and environmental protection zones.

The site will be properly serviced with full municipal services and will also be properly serviced with a viable road network. The proposed development is compatible with the surrounding land uses. The zoning for the lands will provide for a well developed residential community which is in keeping with the existing built form in the area.

Respectfully submitted, MHBC Planning

______Brian A. Zeman, BES, MCIP, RPP Adrian K. Cammaert, HBA

Zoning By-law Amendment & Draft Plan of Subdivision 29 Kulmatycky & Zaverella Lands Paris, Ontario