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Port Stanley News RSS Feed  News Public Meeting for Planning Applications Monday, June 18, 2018


by Doug Harvey
Public Meeting for Planning Applications Monday, June 18, 2018

Public Meeting for Planning Applications Monday, June 18, 2018

Zoning By-law Amendment and Draft Plan of Subdivision

Disclosure of Pecuniary Interest and the General Nature Thereof - None disclosed.

Zoning By-law Amendment & Draft Plan of Subdivision

1. Wastell Developments Inc. - Seaglass, 391 George Street
Legal Description: Lot 15, Range 1 South of Lake Road and Part of Lot B, Registered Plan 117, Geographic Township of Southwold, now the Municipality of Central Elgin.
Owner: Wastell Developments Inc. File No: 34T- CE1801

Background: - The subject lands for the proposed Draft Plan of Subdivision are located on the north side of George Street in the Community of Port Stanley. The proposed development encompasses 23.6 hectares (58.32 acres) of land and provides for the development of 150 lots for single-detached dwellings and 4 blocks Blocks 151, 152, 153 and 154) for apartment dwellings (360 units). Five new streets ( Streets " A" through F") are proposed, as well as blocks for public parkland ( Blocks 155, 156), storm water management Block 157), future low- density residential ( Block 158), and natural heritage ( Block 159). The location and the limits of the Draft Plan and Its relationship to the surrounding area are shown on the Key Map on the reverse side of this Notice.

The lands proposed for single detached dwellings and apartments are designated for Residential use in the Municipality of Central Elgin Official Plan. The natural heritage block and future development block are currently designated Natural Heritage. The subject lands are currently zoned Residential Zone 1 ( R1, R1- 21), Open Space Zone 2 (OS2, OS2-2) and Open Space Zone 3 (OS3-6) as set out in the Village of Port Stanley By -Law 1507. The Municipality of Central Elgin has received an application for a concurrent Zoning By-law Amendment ( File No.: P2-01- 18) for the same subject lands, in support of the proposed development.

Wastell Homes Planning Justification Report

Seaglass: Port Stanley Proposed Residential Community

The subject lands are comprised of several parcels which total approximately 23.6ha (58.3 acres) in area located on the north side of George Street in Port Stanley, Ontario. The site has the municipal address of 391 George Street and has approximately 615 metres of frontage along George Street. The majority of the site, approximately 40 acres in size, is currently used for growing agricultural field crops. There are two wooded areas on the property as well as a meadow area on the top of a plateau. The northwest wooded area (the “significant woodland”) covers the slope down from the plateau to a municipal drain, and eastern wooded area (the “wooded area”) covers a low ridge that extends from the east boundary towards the middle of the subject lands.

The plateau in the northwest corner of the subject lands (the “Plateau Meadow”) is characterized by a cultural thicket comprised of many sumac plants, with some raspberry and blackberry bushes. There is an existing driveway starting in the southwest corner of the property that runs north up the property boundary crossing the municipal drain and ascending the slope to the Plateau Meadow.

The Lake Road Diversion Drain, an open municipal drain tributary to the Kettle Creek, enters the site in the southwest corner of the subject lands and runs northeast along the base of the western woodland and slope. The drain turns east when it reaches the north property boundary with the adjacent golf course. The drain then runs east along the property boundary before turning north and leaving the subject lands near the north east corner of the property. A piped municipal drain, the George Street Drain, runs along George Street.

The agricultural field has a gradual slope down towards the southeast corner of the property with the exception of the north east corner of the subject lands north of the Wooded Area. The eastern wooded area covers approximately 1.2 Ha, and has a gentle slope down to the north. The ridge extends southwest to approximately the middle of the agricultural field dividing a small north east portion of the Agricultural Field from the larger southern portion.

Land Use Context

The subject lands are situated in the community of Port Stanley, northwest of the downtown area and are generally bound by George Street to the south; residential single detached dwellings to the west; the Kettle Creek Golf Course to the North; and two vacant commercial-industrial properties as well as residential dwellings on George Street to the east.

South - The area to the south of the subject lands is characterized by residential development built around and on top of a bluff and along the shoreline of Lake Erie. The lands immediately adjacent to the subject lands along George Street have been previously developed as a row of single detached dwellings. A newer medium density townhouse development and the historic residential enclaves of Invererie Heights and Mitchell Heights are located on top of two bluffs overlooking Lake Erie. In between the bluffs is River Road which provides access to Erie Rest Public Beach and an area of beach front cottages along West Edith Cavell Boulevard.

West - West of the subject lands along George Street are a series of single detached houses along the north side of George Street and a series of small local roads on the south side of George Street that provide access to the Lake Erie shoreline.

The wooded slope and municipal drain continues to the west of the subject lands north of the residential dwellings along George Street. The slope rises to a plateau approximately 35 metres above the agricultural field on the subject site. One residential dwelling is located at the top of the slope adjacent to the subject lands with a driveway running down to George Street. Further northwest, the top of the plateau is a part of the Township of Southwold and is primarily used for agriculture.

North - Abutting the subject site to the north is the Kettle Creek Golf & Country Club. The golf club was built in 2003 and features an 18 hole semi-private course including five water holes. The entrance to the golf course is located off Carlow Road and is primarily built on the former “Marr Farm” with three holes also built on top of the plateau and ridge along the western side of the golf course. Further north along Carlow Road are several single detached dwellings as well as an area of townhouses that back on to Kettle Creek. Port Stanley Public School and the Port Stanley Arena & Community Centre are located north of the golf course on Carlow Road. The arena and community centre features an ice pad and dressing rooms, as well as an auditorium that can hold up to 350 people.

East - East of the subject lands along George Street are more residential single detached dwellings. George Street continues east and provides access north along Carlow Road and Colborne Street towards Saint Thomas, as well as access to the main Port Stanley Beach south along William Street.

Abutting the subject site to the east are two vacant commercial-industrial blocks with frontage on to Carlow Road. The northern block is the former Shamrock Chemicals which was partially remediated by the Ministry of the Environment (MOE) in 2010 including the capping of wells, removal of equipment, chemicals and the most heavily contaminated soils. The MOE remediation efforts were aimed at controlling the contaminants which were migrating east and entering Kettle Creek. The southern parcel was previously used as an Ultramar Bulk Fuel Storage Facility and has been partially remediated by the property owner to contain the contaminated material on site, and ensure there are no impacts on adjacent properties or Kettle Creek. It is our understanding that the property owner is working towards completing a Record of Site Condition.

Pre-Application Consultation

A pre-application consultation meeting was held on July 19th, 2016 with staff from the Municipality of Central Elgin, the County of Elgin and the Kettle Creek Conservation Authority. A record of the Pre-Application Consultation can be found in Appendix 1 of this Report. As a result of the meeting, staff identified the following land use and planning issues to be addressed through the application submission:

  • An Issues Scoping Report (ISR) to examine the extent of the Natural Heritage Features and screen for Species at Risk. Based on the results of the ISR an Environmental Impact Study (EIS) may be required.
  • A Traffic report will have to examine the impact of the development on traffic flow in the area and if any improvements to the existing road network are required.
  • Improvements may be required to George Street if lots are proposed to front on to it.
  • Parkland dedication is preferred instead of cash-in-lieu since there are no public park spaces in the area.
The following applications were identified to permit the proposed development:
  • 1. Zoning By-Law Amendment and application fees;
  • 2. Plan of Subdivision
Through the pre-consultation meeting, the following plans and supporting documentation were identified as required as part of a complete application:
  • 1. Archaeological Report
  • 2. Servicing Report (sanitary, piped water, storm water management).
  • 3. Issues Scoping Report (ISR) and, if required by the ISR, an Environmental Impact Study (EIS)
  • 4. Traffic Impact Analysis
  • 5. Grading Plan
  • 6. Servicing Plan
  • 7. Erosion & Sediment Control Plan
  • 8. Planning Justification Report

Public Consultation

A privately initiated open house was held by the proponent on November 14th, 2017 to introduce the concept plan to the local community and nearby residents. Notice of the meeting was sent to all surrounding property owners as well as the mayor and ward councillor. Approximately 60-70 people attended the open house and 36 people signed in, many of whom also provided their contact information and requested to receive updates from the developer.

The meeting was structured as a drop-in open house format with no formal presentation. Display boards showing the conceptual development plan and 3D renderings were shown on display boards around the room and representatives from the developer were available to discuss the proposal with attendees. Many positive comments were received regarding the mix of dwellings types and style of housing.

The main concern noted by many of the attendees was traffic. In response the proponent indicated that a traffic impact study had been required as part of a complete application by the municipality. Any recommendations from the study will be implemented before proceeding with the development. It was also explained that the proponent had been in discussions with one of the landowners to the east with the intention of establishing a road connection through the site to Carlow Road. Almost every attendee with whom this was discussed was in favour of it.

Other concerns were raised related to increasing taxes, damage to small businesses and the environment. It was noted that the developer did not have control over the tax rates and land valuation. An environmental impact study was being undertaken to ensure that there are no negative impacts to the natural environment. The proposed development will being many new residents to the Port Stanley community and, as such, would likely have a positive impact of local small businesses.

Development Vision

The development vision for the Seaglass community in Port Stanley proposes a combination of single detached dwellings and mid-rise apartment buildings set amongst the bluffs on the Kettle Creek Valley.

Two new internal roads are proposed to connect to George Street and provide access to the Seaglass community. 150 single detached residential dwellings are proposed on 5 new internal streets. The single detached dwellings are proposed to be built slab-on-grade with no basements due to the results of the geotechnical analysis. A mixture of dwelling styles are proposed ranging in size from single storey 2 bedroom to 2 storey 4 bedroom homes.

The west entrance from George Street will feature a tree lined centre median along the boulevard with a providing direct access to the mid-rise apartment buildings and public parkland. A storm water management pond is proposed for the south east corner of the property.

A public park is proposed to be developed and dedicated as parkland to the Municipality to provide much needed parkland space for the local community (See Figure 8). The park will have access from the north end of Street A, and will act as a buffer between the mid-rise apartment buildings and the single detached dwellings to the south. The park is proposed to be built in two phases to allow for the required excavation of the apartment foundations. The first portion will be constructed in the first phase of the development, while the remainder will be development in conjunction with the apartment buildings.

The apartment buildings are proposed to be located at the north end of the subject lands, set around a public park, and with views overlooking the adjacent Kettle Creek Golf and Country Club. A wooded area to the south of apartment buildings will provide a natural buffer between the apartment buildings on the east side of the subject lands and the single detached dwellings to the south.

The mid-rise apartment buildings are proposed to range from 4 to 6 storeys in height, with the 4 storey build located to the west, with the 6 storey buildings located in the corner of the property nestled behind the wooded area. In total approximately 360 apartment dwellings are proposed within the 4 buildings. Access to the apartment buildings will be provided via a looped private laneway with a reciprocal easement.

The apartment buildings will feature balconies for residents to enjoy the views of the park and golf course from. A campus like environment will be created by locating the buildings around the central park ground.

Locating the mid-rise apartment buildings at the north side of the subject lands nestles them among the wooded areas on the subject lands overlooking the golf course to the north. The eastern wooded area also shields the apartments from view from the existing residential dwellings to the south and east of the subject lands on George Street.

Residential single detached dwellings are proposed for along George Street to continue the built form that has been previously establish in the area, both to the east and west of the subject lands, as well as adjacent to the subject lands on the south side of George Street.

Planning Framework

The following section will provide an overview of the existing planning framework and identify the key policies that relate to the subject lands and whether or not an amendment is required to permit the proposed development.

County of Elgin Official Plan

The County of Elgin designates the subject lands as part of the Tier 1 Port Stanley Settlement Area. In section B2.5 d), the County of Elgin Official Plan (“ECOP”) directs the majority of new growth to Tier 1 Settlement Areas, such as Port Stanley.

The proposed development is consistent with the general intent and purpose of the County of Elgin Official Plan, and as such, no amendment is required.

Municipality of Central Elgin Official Plan

The subject lands are designated primarily as Residential on ‘Schedule G’ of the Municipality of Central Elgin Official Plan (“CEOP”) within the Port Stanley Urban Settlement Area (See Figure 14) with the exception of the northwest portion of the property which is designated Natural Heritage. The sloped portion of the natural heritage area in the northwest, as well as the small slope on the east side of the property are also included in the Natural Hazard overlay on Schedule ‘G’.

A variety of densities are permitted within the Residential designation, as specific in section 4.2.2. Within the Urban Settlement Area, where full municipal services are provided a full range of low high density residential uses are permitted. Low density classification is defined as including: single detached dwellings, semi‐detached dwellings, an accessory apartment in a single detached or semi‐detached dwelling, duplex dwellings, triplex dwellings and converted single detached dwellings up to a maximum density of 22 units per net hectare (9 units per net acre). The medium density classification includes: town or row houses and apartments in a range of greater than 22 units per net hectare (9 units per net acre) up to a maximum of 35 units per net hectare (14 units per net acre). The high density classification includes: apartments in excess of 35 units per net hectare (14 units per net acre). The single detached dwellings proposed for the site meet the definition of low density residential uses, which the mid-rise apartment building are classified as a high density residential use.

Schedule A2 of the CEOP identifies a watercourse (a municipal drain), tributary to the Kettle Creek which runs through the property, as well as the two woodlands (See Figure 15). The drain runs across the bottom of the western woodland and along the boundary with the golf course. The municipal drain is also identified in Schedule G2 as part of the Kettle Creek Flood Fringe and the Port Stanley Two-Zone Floodplain Concept.

The boundaries of the wooded areas, which shown on Schedule A2 and designated as Natural Heritage on the Land Use schedules, were established through interpretation of 2005 aerial photography (Section The boundaries of significant woodlands may be refined through an Issues Scoping Report or Environmental Impact Study without amendment to this plan.

Based on the overview provided here and the analysis in Section 6.3, the proposal is consistent with the general intent and purpose of the Central Elgin Official Plan, and no amendment to the plan is required to permit the proposed development.

Port Stanley Zoning By-Law (No. 1507)

The Central Elgin Zoning By-law (By-law No. 1507) zones the subject lands a combination of Residential Zone 1 (R1), Residential Zone 1 special use 21 (R1-21), Open Space Zone 3 special use 6 (OS3-6), and Open Space Zone 2 (OS2), Open Space Zone 2 special use 2 (OS2-2) in Zoning Maps and Schedules Section 3 Parts 2 & 3.

The R1 zone permits residential uses including single and semi-detached dwellings. The R1-21 site specific zone permits a reduced front and side yards along George Street as well as within the planned subdivision. The OS2 zone is applied to applied to all areas in Port Stanley unless otherwise indicated and only permits agriculture and existing rural-residential uses. The OS3-6 zone only permits farm uses and “conservation, drainage, flood control, and recreational uses” that don’t involve a motorized vehicle.

The property has been the subject of several previous zoning by-law amendments. The R1 zone along George Street was approved in September 1976, and the R1-21 zone to the north of the R1 zone was approved in October 1977 to permit a residential subdivision. In February 1989 two additional areas along the north side of George Street were zoned R1-21.

A Zoning By-Law amendment will be required to permit the development of single detached dwellings and apartment buildings on the subject lands and to establish the limits of development and protect significant natural heritage features .

Archaeological Assessment

Golder Associates completed a Stage 1-2 Archaeological Assessment of the subject lands in January 2017. The stage 1 background study identified that the subject lands had archaeological potential, and in the Stage 2 field assessment three locations were found with artifacts. Locations 1 and 3 were determined to have no further cultural heritage value or interest based on the isolated nature of the artifacts recovered. Several projectile points were recovered from Location 2 to the south of the treed small slope on the east side of the property, including 2 Early Archaic artifacts which were determined to require a Stage 3 Archaeological Assessment. The Stage 3 Archaeological Assessment was completed in April 2017 to conduct a systematic subsurface investigation of the potential archaeological site identified, recover additional artifacts, and delineate the boundaries of the site. An additional 41 artifacts were recovered during the Stage 3 assessment, however no subsurface cultural features, fire cracked pots, pre-contact Aboriginal ceramics or additional diagnostic artifacts were identified.

Based on these findings, the site was determined to have no further cultural heritage value or interest. On May 29, 2017 the Stage 3 Archaeological Assessment was entered in to the Ontario Public Register of Archaeological Reports by the Ministry of Tourism, Culture and Sport based on the conclusion that cultural heritage value of the site has been sufficiently assessed and documented, and that the site may be considered free of further archaeological concern. No Stage 4 Mitigation of Impacts was deemed to be required.

Geotechnical Report

Exp Services Inc. (“exp”) was retained by the property owner to under take a geotechnical assessment of the property to examine the subsoil and groundwater conditions at the site and provide engineering guidelines for the design of the residential subdivision.

The predominant natural soils type on the property beneath a layer of topsoil is alluvial sandy silt characterized as loose to very loose and moist to wet. Ground water was encountered within all test pits at depths between 1.7 m to 2.7 m below existing grades. The geotechnical analysis indicates that Areas ‘1’ (yellow), ‘2’ (green) and ‘3’ (blue) shown in Figure 19 would be supportive of conventional construction of residential foundations. The analysis indicates that Area ‘4’ will support the construction of lightly loaded residential dwellings (i.e. maximum two storey residences) on shallow, stiffened, slab-on-grade foundations with no basements. The geotechnical analysis determined that conventional residential foundations would not be possible within Area ‘5’ but that medium sized buildings supported on deep foundations could be feasible. The Geotechnical Report also provided recommendations for design of underground servicing proposed for the subdivision. Water and sewer lines should be provided with a minimum of 1.2 m (4 ft.) of soil cover for frost protection. Subgrade soils beneath water and sewer pipes within Areas ‘1’, ‘2’, and ‘3’ above 1.7 m below ground surface may require localised base improvements as determined onsite during construction by a geotechnical engineer.

Where site servicing is deeper than 1.7 m below ground surface, or extends to George Street crossing low lying areas including Area ‘4’, the natural soils will not provide a stable base for the services. Bedding improvements will be required such as the incorporation of geotextile or subgrade enhancement with stone. Lightweight fill such as Styrofoam or lightweight cellular concrete should be placed around and above the pipes up to pavement sub base depth.

Servicing Report

A servicing report was completed by Ricor Engineering Ltd. in January 2018. The existing sanitary sewer on George Street will be extended further west to service the lots fronting on to George Street as well as the future development block in the northwest corner of the site. Two connections to the George Street sanitary sewer will be made at the intersections with Street A and Street B to service to the proposed development. Two connections will be made to the existing George Street water main at the intersections of Street A and Street B to create a looped connection to the existing water network.

A wet storm water management pond is proposed in the south east portion of the development to ensure that the George Street drain does not receive additional runoff. Internal storm sewers will run towards the proposed storm water management pond, along with overland flow. The slab on grade design proposed to be used for the single detached dwellings will eliminate the need for sump pumps and storm PDCs.

Transportation Impact Study

Paradigm Transportation Solutions Ltd. was retained by the proponent to complete the Transportation Impact Study (TIS) in 2016, and completed the study in September 2017. The scope of the TIS was developed in consultation with the Municipality of Central Elgin staff in September and October 2016.

The study areas included the intersections of George Street and William Street, Bridge Street and Carlow Street, Bridge Street / Joseph Street and Colborne Street / Main Street, as well as the intersections of two newly proposed streets within the subject lands that will intersect with George Street. The majority of traffic is anticipated to travel along George Street and Bridge Street and turn north on Colborne Street, with approximately a fifth of traffic turning north on Carlow Street, and a quarter of the traffic continuing east on Joseph Street.

The analysis indicates that the intersections within the study area are anticipated to continue to operate at acceptable levels of service with the addition of the traffic generated by the site. With the forecasted total traffic turning left from Bridge Street on to Colborne Street, the 95th percentile queues are anticipated to exceed the turning lane, however the restrictions on parking on Bridge Street allow for additional space for two lanes of traffic. Additionally, re-timing and optimization of the signals may help to alleviate some of the potential queuing. The Bridge Street / Joseph Street and Colborne Street / Main Street intersection is still forecast to operate at an acceptable level of service after considering the additional traffic which is anticipated to be generated by the development.

Proposed Planning Approvals

Zoning By-Law Amendment

A Zoning By-Law Amendment is proposed to rezone the subject lands to a new site specific R1 zone to permit a reduced side and front yard for single detached dwellings, and to create a new site specific R2 zone to permit proposed mid-rise apartment buildings. In addition, the plateau lands in the northwest corner of the property are proposed to be rezone as R1 with a holding provision to permit the lands for future residential development after further assessment of the Butternut Trees has been completed.

R1-* (Single Detached Dwellings)

The proposed site specific R1 zone is based on similar zones that have been applied for in other recent subdivision in Central Elgin, in particular the R1-75 zone that was applied to the Sunset Bluff’ s Subdivision and the R1-78 zone that was applied for the latest phase of the Erie Heights Subdivision.

R2-* (Mid-Rise Apartment Buildings)

The proposed provisions for the new R2-* zone maintains the 75 units/hectare provision in the R2 zone but permits apartment dwellings. The proposed zoning regulations for the required yards are based off of the Fourth Residential zone regulations for Apartment Dwellings used in St. Thomas:

OS3-* Zone (Conservation and Drainage)

The site specific OS3-* zone proposed for the storm water management pond in the southeast corner and the wooded slope in the northwest is proposed to be consistent with other OS3 zones in the municipality that permit drainage and conservation uses such as the OS3-8 zone on Zoning Map, Part 2 (h).

OS3-** (Public Parkland)

The site specific OS3-** zone for the public parkland located between the apartment buildings and single detached dwellings is proposed to permit a Public Park, consistent with other zones in the municipality such as OS3-12 in Zoning Map, Part 2(z).

R1-**(h) (Future Residential Lands)

The plateau lands in the northwest portion of the subject lands are proposed to be rezoned as a site specific R1 zone to permit 1-4 dwellings to be constructed in the future with a holding provision (h) applied until such time as it can be determined that development will not negatively impact the Butternut Trees.

The proposed Future Residential block in the northwest corner of the site includes the existing driveway that ascends the slope near the western boundary of the site. The existing driveway has been built up beyond the natural top of slope. To provide sufficient width for the driveway a portion of the slope has been included within the future residential block (Block 157). Prior to development of the future residential block the applicant will discuss the redesign of the driveway portion with the Conservation Authority.

The proposed zoning for the future residential lands is based on other zones implemented in Port Stanley such as the R1-20 zone that permits several dwelling units in several buildings on one parcel defined variously as ‘Cluster Housing’ throughout the zoning by-law. A small revision is to the ‘Cluster Housing’ definition is proposed as it would apply to the new proposed zone. Table 5 below provides a comparison of the new proposed zone compared to the R1-20 zone.

Draft Plan of Subdivision

The Draft Plan of Subdivision is shown in Figure 22 on the following page. The Draft Plan proposes to create:

  • 150 lots for single detached dwellings (Lots 1 to 150);
  • 4 mid-rise apartment building blocks (Blocks 151 to 154);
  • 2 parkland blocks (Block 155 and 156);
  • 1 storm water management block (Block 157);
  • 1 future low density residential development block (Block 158);
  • 1 natural heritage block (Block 159); and
  • 5 new public streets (Streets A to E)

Access to the mid-rise apartment blocks is proposed via a reciprocal easement on the 10.0m wide private laneway that is proposed to surround the parkland block.

Development Phasing

Final phasing for the subdivision is still being finalized, however, it is a priority that a portion of the parkland be built in the first phase of development. As such, the initial phase has been identified as including Street A from George Street up to the parkland block, as well as lots 1 to 19 along Street A, lots 20 to 23 along George Street, and lots 34 to 44, and 67 along Street E.

To allow for excavation work required to build the foundations of the mid-rise apartment buildings, the second portion of the parkland will be built in later phases in conjunction with the construction of the apartment buildings.

Planning Analysis

Provincial Policy Statement

The proponent has undertaken technical studies to determine the appropriate setbacks and buffering between the proposed residential land uses and the adjacent natural heritage features and natural hazards to ensure the conservation of natural resources and public safety. The development proposes a mix of dwellings types including mid-rise apartment dwellings on full municipal services which are not currently available in the Port Stanley settlement area or the Municipality of Central Elgin.

The proposed development features a few mid-rise apartment buildings with deeper foundations as well as slab-on-grade single detached dwellings to ensure efficient use of serviced land within the settlement area based in part on the results of the geotechnical investigations for addressing the geotechnical challenges of the site.

As is outlined above, the proposed amendment is consistent with the Provincial Policy Statement.

County of Elgin Official Plan

As the subject lands are abutted on three sides by the Built Up Area, it is considered a logical extension of the existing built up area. The proposed mix of residential land uses makes efficient use of the land by locating the proposed mid-rise apartment buildings with deep foundations in the northeast portion of the property which was determined to be unsuitable for traditional residential dwellings with shallow foundations.

The proposal is consistent with the Policies in section B2.5 d) which directs the majority of growth to Tier 1 Settlement Areas, such as Port Stanley. As is outlined in the Servicing Report, municipal services are available on George Street to provide water and sanitary servicing to the site. Storm water on the site is proposed to be controlled through the use of a storm water management pond in the southeast corner of the site which has been sized according to the recommendations of the Servicing Report. The pond was located in the southeast corner of the site since this is the natural low point for the lands south of the eastern wooded area. The northern portion of the lands will drain to the municipal drain which run along the northern boundary of the property. The design of the pond will ensure this facility becomes an attractive landscape amenity for the community.

The proposed development will provide a range of housing options including single detached dwellings and mid-rise apartment dwellings. Based on a review of the Zoning By-Law and through discussions with Municipal staff it is our understanding that there are currently no mid-rise apartment buildings in Port Stanley or Central Elgin. The proposed development will, therefore, serve to expand the housing options available to local residents and provide new living opportunities through entry level housing for singles and young families, or accessible housing for seniors.

Municipality of Central Elgin Official Plan

Building a Strong Central Elgin

The proposed development will support the housing goals outlined in Section 2.3 of the CEOP:

  • To encourage a sustainable mix and range of housing to meet the needs of present and future residents, including those with special needs.
  • To improve access to housing for people with special needs as well as various forms of supportive housing, including group homes and emergency/transitional housing.
  • To encourage the provision of a full range of housing types and densities to meet the projected demographic and market requirements of current and future residents of Central Elgin.

The proposed development supports these goals by introducing mid-rise apartment dwelling types which are not currently available in Port Stanley or Central Elgin. This will allow for a broader range of housing options to meet the present and future needs of residents. Slab-on- Grade houses and apartments provide dwelling options for a number of population groups, including singles and first time home buyers, young families, and seniors. Mid-rise apartment buildings provide entry level housing options for singles and young couples entering the housing market for the first time. Apartments and houses situated around the public park provide ideal housing options for young growing families. Apartment buildings also allow seniors and other populations with mobility restrictions to age in place, and relocate from a house to an apartment within their community, rather than moving to another City or town.

As is discussed in the Servicing Report, municipal services are available at the site, and there is existing capacity within the municipal infrastructure to serve the proposed development.

A Traffic Impact Study was completed which investigated the ability of the existing road network to accommodate the expected traffic that will be generated by the proposed development. The analysis indicated that the existing network can accommodate the proposed traffic and that no external improvements are required.

Residential Designation

As was mentioned above, the majority of the lands are designated ‘Residential’ in the Municipality of Central Elgin Official Plan. Section 4.2.1 of the Plan outlines the policies for lands designated Residential:

  • a) Where land is designated Residential on the Land Use Schedules to this Plan, a range of residential dwelling types and densities shall be permitted, including single detached, semidetached, duplex dwellings, triplex dwellings, townhouse dwellings and apartment dwellings.

The existing residential designations on the subject lands permit a range of residential dwelling types and densities including single-detached and mid-rise apartment dwellings. Ancillary uses such as community parks and trails are also permitted.

The residential designation permits a full range of low to high density residential uses where:

  • Low Density is defined as including single detached, semi-detached, duplex and triplex dwellings up to a maximum of 22 units per hectare;
  • Medium Density is defined as including town or row houses and apartments in a range of greater than 22 units per hectare up to a maximum of 35 units per hectare; and
  • High Density is defined as including apartments in excess of 35 units per hectare.

The 150 single detached dwellings proposed for lots 1 through 150 have a combined area of 8.92 hectares and a density of 16.8 units per hectare and as such are considered low density residential. 360 dwellings are proposed within the four mid-rise apartment blocks (blocks 151 to 154) which will have a combined area of 5.42 hectares and a density of 66.4 units per hectare and as such, are considered high density residential.

Section 4.2.2 requires that new medium or high density residential development shall be subject to the following policies:

  • 1. The proposed design of the residential development is compatible in scale with the character of surrounding uses;
  • 2. The site is physically suited to accommodate the proposed development;
  • 3. The proposed site can be serviced with adequate water supply and sanitary sewage disposal in accordance with the policies contained in Section 2.8 of this Plan;
  • 4. The property shall have direct access to an arterial or collector road maintained to a municipal standard with capacity to accommodate traffic generated from the site;
  • 5. Sufficient off‐street parking facilities is provided in accordance with the standards set out in the Zoning By‐law; and
  • 6. Consideration shall be given to matters related to land use compatibility, traffic impacts and proximity effects such as noise and visual impacts.

The proposed design of the residential development is compatible with the scale and character of the surrounding uses. The mid-rise apartment buildings are proposed to be located around the central public park, and partially screened from the residential dwellings by the woodlot to the south. The apartment buildings will also provide desirable views to the north of the Kettle Creek Golf Course.

Natural Hazards

The subject lands are influenced by a municipal drain which runs along the base of the western woodland and the northern boundary of the subject lands. The drain is part of the Kettle Creek Flood fringe and as such is subject to the Port Stanley Two-Zone Concept floodplain policies. No residential development is proposed within the flood fringe and a setback is proposed from the top of slope to the drain based on the results of the Slope Assessment and Geotechnical Analysis. Based on the results of the geotechnical investigation of the soil suitability and ground water level, the majority of the agricultural field is suitable for the construction of single detached dwellings on the site are proposed to be built as slab-on-grade dwellings with no basement. A Slope Assessment was also completed which assessed the slope in the northwest potion of the property as well as the small wooded ridge in the eastern woodland. Following the analysis it was determined that the ridge in the eastern woodland does not represent an erosion hazard, and as such, no Erosion Hazard Limit is required.

The slope within the western woodland was assessed and was determined that no stable slope allowance at the base was required due to the stability of the slope and the natural buffer created by the municipal drain. Consistent with the Ministry of Natural Resources (MNR) Technical Guide, and the CEOP, an Erosion Access Allowance of 6m is required at the top of the stable slope. As is described in the Geotechnical Analysis and Servicing Report, the slope along the municipal drain is determined to be stable and as such a 6m Erosion Access Allowance is required from the top of slope consistent with the Section 3.2.2 of the CEOP.

Land Use Compatibility

There are no active industrial uses in the immediate proximity to the subject lands, and as such no negative land use compatibility impacts are anticipated from the proposed residential development. The single detached dwellings proposed for the southern portion of the site are consistent with the existing residential development along George Street. The houses proposed for the north side of George Street serve to continue the rhythm of the existing streetscape along George Street which features many single detached dwellings on the north and south sides adjacent to the subject lands. The mid-rise apartment buildings in the northeast portion of the site are proposed to be nestled between the eastern wooded area, the public parkland, and the golf course on the adjacent lands to the north. Locating the apartments here ensures that they are adequately buffered from existing residential uses by the wooded area, as well as provides scenic vistas of the adjacent gold course lands.


In conclusion, the proposed Seaglass Community is proposed to take advantage of the topography and natural features on the site to expand the residential land supply along George Street in northwest Port Stanley. Single detached dwellings on the southern portion of the site will promote the rhythm and pattern of development currently existing on George Street. The proposed parkland will serve as a focal point of the Seaglass neighbourhood and provide open space to the greater community that is currently lacking publicly owned park space and play opportunities. The proposed development has been designed to ensure the long term protection and preservation of the Significant Woodland and Wildlife Habitat on the western portion of the subject lands. The mid-rise apartment buildings proposed for the north end of the site will be nestled between the wooded area and parkland, and provide vistas over the adjacent golf course. The development was purposefully planned this way to make efficient use of the serviced land in the settlement area based on the recommendations of the geotechnical report.

Based on the forgoing analysis, the proposed Zoning By-Law Amendment is consistent with the policies of the Provincial Policy Statement, the County of Elgin Official Plan, and the Municipality of Central Elgin Official Plan, is consistent with the general intent and purpose of the Port Stanley Zoning By-Law, and represents good land use planning. It is recommended that the amendment be approved and the proposed Seaglass community in Port Stanley be permitted to proceed.

Traffic Study


Based on the investigations carried out, it is concluded that:

  • currently, all intersections within the study area operate at acceptable levels of service during the AM and PM peak hours, with no individual problem movements;
  • at full build-out, the development is forecast to generate 294 and 368 new trips during the AM and PM peak hours, respectively;
  • under 2026 Background Traffic conditions all intersections within the study area are forecast to operate at acceptable levels of service, with no individual problem movements;
  • under 2026 Total Traffic conditions, all intersections within the study area are forecast to operate at acceptable levels of service, with no individual problem movements;
  • under 2026 Summer Total Traffic conditions, all intersections within the study area are forecast to operate at acceptable levels of service, with no individual problem movements; and
  • no remedial measures warranted to mitigate the proposed traffic increases resulting from the site development.


Based on the findings of this study, it is recommended that the development be approved with no conditions related to off-site improvements.

It is further recommended that the Municipality review the intersection operation at George Street and William Street and consider a converting the intersection to two-way stop controlled, with right-of-way assigned to George Street.

The Meeting

The public meeting was attended by almost 300 concerned Port Stanley residents that had something to say about this new development on George Street. Due to the scale of this project it took over fifty minutes for a description of the Draft Plan of Subdivision given by planning staff Jim McCoomb, for Wastell representatives to get through their presentation, and for a Paradigm Transportation Solutions Limited representative to get through the George Street Transportation Impact Study.

Central Elgin received seven written submissions from the public for this application.

  • 1 - Concerns about losing the village character and suggested the need for a master plan to prevent overcrowding.
  • 2 - Concerns about losing the village character, traffic, parking, road safety, location of the proposed park space, density, speed of development, limited access to the new development, and the capacity of local schools.
  • 3 - Concerns with density, transportation, parking, and access to green space.
  • 4 - A vision for the community needed, another traffic study was recommended during the busy tourist season, and road improvements be made.
  • 5 - Concerns with traffic, emergency services, storm water management,and contamination.
  • 6 - Supports plan because will be an age friendly community, should be integrated with the trails master plan.
  • 7 - Non residents express issues with traffic, public safety, and recognition.

PSVA President Janet Kennedy also made a presentation concerning recommendations made by the PSVA.

The PSVA is in favour of new neighbourhoods that reflect the villages traditional character. We know that progress and growth is good for the village, and we welcome both.

We recognize the stellar reputation that Wastell would bring to the community in their quality built homes. We support Wastell’s proposal with some changes to increase the safety, and decrease the density of village traffic.

The development Wastell is proposing would change the character of Port Stanley and for that reason that the PSVA can not endorse this development without some changes.

Results of a survey with respondents evenly split between residents on the east and west side of Port Stanley support the PSVA's position. "editors note: it was later disclosed that 49 PSVA members participated in the survey."

The PSVA would consider a revised proposal with adjusted By-law amendments requests that support controlled population growth in keeping with community design policies as outlined in Central Elgin's Official Plan relating to:

  • Scale
    • Density
    • Size
    • Safety
  • Compatibility
    • Design
    • Architecture
  • Traditional character
    • Open space
    • Trees
    • Small neighbourhoods

The PSVA also recommended that a new traffic study be done due to the fact that a smaller development model was used as an example during the off tourist season. Some recommendations for developers in general were; When designing vision a neighbourhood rather than a subdivision; use a maximum of 3-story structures; a second access road as a minimum; reconfiguring the 30 driveways onto George Street; quality streetscape along George Street; comprehensive traffic study; keeping the current setback on George Street; reduce the density and scale of the project to allow for guest parking, additional green space, sidewalks, and bike paths.

The presentations ended after 75 minutes and then the public question period began with several people offering comments and questions:

  • Q: Will the proposed houses have basements?
    A: Wastell replied as currently proposed no.
  • Q: Who has final say with the proposed development?
    A: Mayor Marr replied the County has final say on the approval of Subdivisions.
    Q: If we disagree, do we then go to the Local Appeals Tribunal?
    A: Mayor Marr replied "Right, all the rules have changed", and we will be having the new rules explained at Council soon.
  • Q: A soil study was conducted in 1980 by Golder and Associates that failed miserably, What has changed so drastically that we can now do a development like this?
    A: Wastell replied that now a stronger foundation barrier will be used?
  • Q: I would be very interested for the Councillors to stand up identify themselves, and tell how they feel about the proposal?
    A: Mayor Marr replied that this was a meeting to gather information, not to offer an opinion.
    Q: I think that it's only fair that you offer your initial feeling about this proposal, whether you support it, or not?
    A: Mayor Marr replied that it's only fair that Council takes the time to digest all the comments then decide what we like and don't like about the development.
    Q: I think that it would also be reasonable to reschedule another meeting like this so that we can hear your comments if your not prepared to do it today?
    A: Mayor Marr replied that the decision will be debated on how to bring this back. Q: Someone in the crowd interrupted saying "We want to know tonight where our Councillors stand!", then repeated Q: "We want to know where our candidate for Mayor stands! A: Mayor Marr continued "This is not an election debate tonight."
  • Q: How come the new parking lot at Erie Rest was not included in the traffic and safety study?
    A: Mayor Marr replied he didn't know, and then went on to describe several details about the new proposed Erie Rest parking lot including that it would be paid parking for those parking there.
  • Q: A question concerning a traffic study on how the lift bridge operation affects traffic?
    A: Mayor Marr replied that a comprehensive traffic study will be done that will take into consideration all intersections and the lift bridge.
  • Q: Why isn't there another road going to Union instead of going down George Street?
    A: Wastell replied "The simple answer is we don't own that property." Mayor Marr also replied "As a Municipality it is truly an option." "When current environmental studies on the property are completed and the soil tests are known that the Municipality has indicated that we would sit down and talk with them about making that a road."
  • Q: How many residents are in favour of this proposal? A: The crowd was silent.
    Q: How many are opposed to it? A: The crowd cheered!
  • Q: What are your plans for Emergency Services?
    A: Mayor Marr replied that Emergency Services are the responsibility of the County.
  • Q: Will this new proposed development have an effect on response times for Fire Rescue services in the area considering there is currently only one way in and out?
    A: Fire Chief McDonough replied that all new developments are reviewed, and that this proposal going forward will get reviewed.
  • A comment about the lack of younger people now involved in sports at the arena in Port Stanley and that new developments like this one will bring in families with children.
  • A concerned resident passed around a petition supported by over 300 residents in Port Stanley, that were opposed to the current development proposal on George Street. She also had concerns about incomplete studies, and offered several comments on design, safety, and layout.
  • Q: Concerns about the lack on sidewalks, pedestrian safety and wondered if pedestrian safety was part of the plan? A: Mayor Marr replied that safety was included in the plans, and that all steps necessary would be taken to address any safety concerns. Sidewalks along George Street is something were looking at.
Because of the amount of information that was provided to Council it was unclear when a decision would be made regarding this proposal, and that a later date would be provided on the Actions of Council for these proposed Zoning By-law Amendments and Draft Plan of Subdivision.

Last Updated: Tuesday, 19 June 2018 13:27:32 PM EST

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