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HomeMy WebLinkAboutHuron Expositor, 2015-06-03, Page 15Proposed planning changes might impact planned Seaforth Golf Course condominium development Marco Vigliotti Huron Expositor Proposed changes to Huron East's official plan seeking to direct growth to the primary urban settle- ment areas in the municipal- ity might require future zon- ing adjustments to allow for a planned condominium development at the Seaforth Golf Course. The prospective settle- ment designations have prompted an early alteration request from the Golf Course to allow for the eventual construction of about four to five attached dwellings south of the first tee that would then be converted into condominiums. The changes are part of a host of revisions to the municipality's central plan- ning document brought for- ward by Huron County's administrative staff in an effort to ensure the plan con- forms to new provincial regulations. The draft update to the plan, formally presented to Huron East council at its May 19 meeting, however, does not propose "major land use designation changes," with planning staff instead "satisfied" that the municipality has an "appro- priate supply and mix of land uses to meet the needs of the...community for the 20 year planning time horizon," according to a report about the subject prepared by county staff. "This conclusion was formed based on a review of historical building permit data, population projections and by undertaking a vacant land inventory for Huron East," the report reads. Multiple dwelling units are considered a residential land use, which in the draft plan are directed to already serviced urban areas, according to the report from county staff. The Seaforth Golf Course, however, is currently desig- nated a recreational prop- erty, located outside the urban boundary of Egmondville. As such, the Golf Course would have to facilitate a comprehensive review to expand the urban boundary of Egmondvile to include the course. The comprehensive review, according to the staff report, would have to demonstrate a need for additional land for further residential development over a 20 year planning hori- zon to justify expanding the boundaries. Meanwhile, further research would be required by the Golf Course on the "ability and cost to extend municipal sewers to the golf course in order to service the condominium needs," the report reads. According to the report, county and municipal staff reviewing the request earlier this spring have since deter- mined that it is "premature" to make a designation change from recreational to urban as part of this year's plan update. If the development pro- ceeds, the county staff report says the Golf Course could always make a site-specific official plan amendment application, potentially pav- ing the way for the necessary rezoning. It also says that staff is con- tinuing to work with the Golf Course on the development. In addition, the Golf Course has expressed an interest in constructing a motel/complex adjacent to its course, which the county report says could proceed under the current recrea- tional designation, subject to a rezoning. "No changes to the official plan are required to facilitate the hotel/motel portion of the development," the report reads. In the draft update, the municipality sets growth tar- gets for its primary, second- ary and tertiary settlement areas. It is proposed that the municipality work to allo- cate 65 per cent of new growth to primary areas such as Seaforth and Brus- sels, while 20 per cent would be directed to secondary set- tlements, which include Egmondville and areas south of Clinton. Tertiary areas such as St. Columban, Winthrop and Kippen would be allocated the remaining 15 per cent. The proposed plan update also includes a new goals for urban settlement areas sec- tion, which lists several measures such as directing "growth first to primary set- tlement areas with munici- pal sewer and water ser- vices," utilizing "infill and rounding out as a primary means of growth in second- ary and tertiary settlement areas," and requiring "resi- dential development appli- cations to demonstrate how they help to achieve afforda- ble housing." The plan also sets out to have 20 per cent of total resi- dential development in the primary settlement areas to be accommodated through intensification, as well as 10 per cent of total residential development in secondary settlement areas. Intensifica- tion in tertiary settlement areas shall be "determined based on provision of ade- quate servicing," the plan reads. The draft plan update lists "permitting existing small lots to be built on and allow- ing for increased density of development to efficiently use infrastructure, provided that drainage issues can be appropriately addressed; establishing minimum height requirements in downtown areas; and per- mitting second residential units in primary settlement areas" as measures to encourage increased urban intensification. "The municipality will monitor intensification within its urban settlement areas and at the time of the official plan updates the municipality will report on development in relation to intensification targets," the draft update reads. According to a provided timetable, the next step in the official plan update pro- cess is a public open house and agency review on June 2. Revisions based on the pub- lic consultations are expected to consume most of the summer months. 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