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A Primary Reason for Not Including the Northwest Area Into the Urban Boundary Is Taken from the Words of the City of Weiland in Its Letter to the Region

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A Primary Reason for Not Including the Northwest Area Into the Urban Boundary Is Taken from the Words of the City of Weiland in Its Letter to the Region 2017 The Planning Committee Region of Niagara 1815 Sir Isaac Brock Way Thorold, On •. ;, !:.~.i1ti1 L) ~~3 Fu!:dlc \\:'or~(s U L2V 4T7 Re: objection to the request dated January 3, 2017, "City of Weiland Response to Niagara 2041 Growth Strategy-Local Municipal Growth Allocations" to bring the northwest area of the City within the urban area. Dear Councillors, Please accept this as an objection to the request dated January 3rd, 2017, by City of Weiland, to bring a parcel of land in the northwest area of the City into the urban boundary area. A primary reason for not including the northwest area into the urban boundary is taken from the words of the City of Weiland in its letter to the Region. The City states that it wants to promote the growth within the urban area before expanding beyond the urban boundary. This is also indicated by WELLAND'S GROWTH MANAGEMENT STRATEGY "To prevent development in inappropriate areas and support the conservation of valuable econornic, environmental and cultural resources, the City recognizes that growth should be directed in a strategic manner. The foundation of the City's growth management strategy is to direct all urban growth to lands within the designated Urban Area Boundary.~~ (Welland's Official Plan: 3.1 pg. 23) Therefore, it is not within the City's OFFICIAL PLAN to include the northwest area into the urban boundary as it is in the City's objective to develop the areas already existing vvithin its ovvn urban boundary before the inclusion of new lands. In the City's STRATEGIC DIRECTIONS 2.4.2 ix. "Weiland will support and promote the growth of transportation and logistics and the advanced manufacturing sector by strategically locating employment lands in close proximity to the Highway 406 and Highway 140 corridors." (Welland Official Plan pg. 16) The City and the Region have invested a great deal into the GROW SOUTH POLJCY and the current and future build-up of these employment areas. These economic hubs are the focus for Weiland's industrial growth and as such should direct the City in the developrnent of its nearby urban areas. It makes sense therefore that the City would strive to develop the vacant lands that already exist within its urban boundary to support its GATEWAY ECONOMIC ZONE. In fact, according to the City's Semi­ Annual Subdivision Status Report June 30, 2016 there are a total of 1950 lots with a possible 2226 units available in registered and draft approved plans of subdivisions as of to and are to City Official Map Schedule Lands) An area supports Highway 406 corridor is the 406 and the New Welland Canal. The Highway corridor is by transportation routes to Weiland's residential areas from the Main Street Tunnel and the Townline Tunnel. urban residential two access points to Weiland's employment grovvth should be promoted. Dain City area numerous lots of vacant are both services and un-serviced that would effectively support the 140 Highway corridor. The northwest wants to include into area is not near either of these corridors. to City ofWelland's PLAN Need Expansion: "Urban Boundary expansions shall be permitted through coordinated local and Regional amendments as of a comprehensive review that reflects the Regional market area, growth projections, allocations and intensification and density targets by the Region and Provincial Plan where: L Sufficient opportunities for growth are not available through intensification, redevelopment and Greenfield development in designated urban lands to accommodate projected needs within the Regional market and the City ofWeHand." (Weiland Official Plan pg. 35) The availability of vacant lots on serviced and un-serviced land within the urban boundary and that is ready to be transformed into residential parcels already fulfi11s the requirements of the City with regards to sufficient opportunities for growth in its STRATEGIC PLAN. It is therefore not within the City's direct plan to include the northwest area as it is outside the urban area and it is shown that there are enough areas already existing within the urban boundary that should be developed before the inclusion of new Jands. Furthermore, the existing amount of vacant land within the urban boundary area will more than adequately ~~meet the proposed allocation of a population growth of 13,630 to the City of Weiland between 2016 and 2041" (pg. 2-90, letter dated January 3rd, 2017) and lithe City meets and exceeds the current ( 40<Yo) and proposed (60o/o) intensification rate proposed by Provincia] Policy with respect to development within our Built-up Area.)J (pg. 3-91, letter dated January 3rd, 2017) The City of Weiland has not adequately proven that adding the northwest area to the urban boundary will help significantly aJleviate a proposed population explosion within the forecasted upcoming years. In fact, it is questionable that the addition of more land within the urban area will alleviate the proposed population growth at alL What's more/ the City insinuates that the growth should be directed to where infrastructure already exists. Soft and hard services such as transit, social services, water and sewer capacity etc. are already present and well established within the urban boundary areas of the City and will not require a lot of additional planning to incorporate them into the un-serviced areas that the City proposes to service along the 406 corridor and the Dain City area to accommodate the 140 Highway corridor. Therefore, the City suggesting that the northwest area already having some of these soft and hard services as a valid reason to include it into the urban boundary is not an acceptable point of argument because the policy of the City is to take care of the existing areas already present within the urban boundary. Another reason that the northwest area should not be included into the Boundary is that the is designated as good agricultural land by Region. Region has a GROW SOUTH policy designated to steer new growth to the southern communities as Weiland and away from the tender fruit lands. The City of Weiland supports that policy and further includes its own: In the City's 2.4.2 STRATEGIC DIRECTIONS: x. Welland recognizes the important economic and social contribution of agricultural and farm related businesses and activities. The City will support agriculture and farm related businesses by protecting prime agricultural lands and discouraging land fragmentation. (Welland Official Plan pg. 16) If you look at the attached Agricultural Land Based Map Schedule B; the northwest area is classified as a good general agricultural area. By including this land into the urban area the City will go directly against its own policy of protecting its prime agricultural lands and discouraging the fragmentation of these valuable agricultural lands into residential lots. Furthermore, the City's STRATEGIC PLAN indicates that with regards to agriculture and its planning objectives; Protection of Prime Agricultural Lands: liThe City will protect prime agricultural lands by appropriately designating them and discouraging their redesignation or severance." (Weiland Official pg. 81) By including the northwest lands into the urban boundary, the City will directly disregard its own policy of protecting its own prime agricultural lands as set out by its OFFICIAL PLAN. It is therefore not within the City's direct plan to include the northwest area into the urban area as it is shown to be good agricultural land and as such, the City has a responsibility to protect this valuable area by not fragmenting and severing it into parcels that would be developed into residential lots. The premise of this letter is that the City of Weiland is requesting the inclusion of lands in the northwest area \Vi thin the urban boundary. It is my understanding that it is in the best interest of the City to maintain and develop the existing land \Vi thin the urban area. So why is the City requesting the addition of land in the north? It makes it seem that the City is not committed to its own STRATEGIC PLAN and to the land it has within its own urban area. Weiland has enough serviceable and un-serviced land already existing within its urban boundary. The area surrounding the lands in question is already built-up by the cities of Fonthill and Thorold. People who want to align themselves with those con1munities vvou]d likely be the ones to purchase residential lots in the northwest area. They would not necessarily bring any monetary gain to the City of Weiland but rather would probably spend their n1oney in Fonthill and St. Catharines. Weiland does not necessarily stand to gain financially with regards to its own businesses if the northwest area is included into the urban area. Whafs more, the monetary benefit for speculators and developers who \vant to become a part of the urban area is not a good enough reason for the inclusion of the north\vest area into the urban boundary of the City of Weiland. In conclusion, Weiland has an OFFICIAL PLAN that it created in 2010 and the northwest area is not a part of the STRATEGIC PLAN of the City. Therefore) it is not within the City's plan to include the northwest area into the urban boundary. It is the City's objective to develop the areas already existing within its own urban boundary before the inclusion of new lands. According to the City's STRATEGIC DIRECTIONS, Weiland will support and promote the growth of transportation and logistics and the advanced manufacturing sector by strategically locating employment lands in close proximity to the I submit this the numerous reasons above as an objection to the request by the City of Weiland dated January 3, to the northwest area of the City within the urban boundary area.
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