A plan to double the number of homes in Erin village represents a long-term investment from Solmar Development, but also has the potential to alter the fabric of the local community.
In late October, Solmar’s Maurizio Rogato provided Erin councillors with an update to the company’s current plans.
Rogato said the idea was to update council and the public and to act as a follow-up to presentations earlier in the year.
The concept plan includes creation of industrial lands to provide employment, a central public square, space for recreation and seniors housing, traditional housing green space and a school site.
Rogato noted that input from the public meeting resulted in changes to the concept plan. The current proposal now includes an additional 16 acres of green space and limited access to Dundas Street.
“One of the main changes was the entrance to the community with a central public square … but the biggest change was the additional green space.”
He contended this is a complete community plan with a long-term implementation over 30 years. “When you look at the overall plan, it is enormous – over 300 acres of land.”
Rogato said when complete, there will be both a large number of residential homes and a large amount of employment generated.
The plan anticipates the creation of 770,000 square feet of commercial space (and potentially 900 permanent jobs), along with an estimated 1,240 housing units, Rogato said.
He said without the employment aspect, the large scale residential portion would at the end of the day, leave the town with a net loss instead of a fiscal gain.
He estimated the financial benefit to Erin would be $1.2 million annually in tax revenues and an additional $3.3 million to Wellington County.
He stated plans includes 60 acres of green space for recreation, trails and open space in addition 14 acres set aside for a church and school site.
Rogato said not only will this provide jobs, it will provide the housing options being sought.
Again, he stressed this is a long term plan and work needs to be done with the town “to get the good jobs, not just warehousing.”
He said what is being sought are good, skilled, dependable jobs.
While, Rogato agreed this is an enormous number of residential units on the horizon, some of that is based on the provincial rules regarding the number of homes and jobs to be created per acre.
Again, Rogato said, this will happen over time as he estimated the building would generate 3,646 construction jobs.
The company recently filed County of Wellington and Town of Erin official plan amendment applications, in addition to an Erin zoning bylaw amendment application and a draft plan of subdivision.
He pointed to numerous background reports as part of the applications.
Specifically, he referred to the Heritage Impact Assessment.
“I believe this study will be extremely important when it comes to the nitty gritty of what this community is going to look like and how we can maintain the community of Erin and allow it to grow in a stable manner.”
Rogato said Solmar is not attempting to circumvent Erin’s Settlement Servicing Master Plan (SSMP) or undermine it.
“We believe what we are doing is for the overall benefit of the town.”
However, Rogato said Solmar has put forward a position on how it plans to service its development through a centralized waste water treatment facility.
Rogato said he’d spoken to council in the past about the concept.
“We’ve secured a site that is central to the town.”
The site would still require an independent review in consultation with the conservation authority, the town and the county.
Rogato agreed the development would also require an increased water supply and that storm water quality and quantity would be provided through a new pond.
Solmar wants to partner with the town for a centralized and modular waste water treatment plant, he said.
“It is not our position to tell the town how, or where to grow, but should the town decide to move this way, this system can be expanded.”
He said Solmar was also willing to work with the town to provide an allocation for the downtown or troubled areas of the village.
“We’re not going to come in, build 1,000 homes and leave. This is a carefully thought out, phased development plan and we want to work closely with the town and staff.”
Planner Sally Stull noted it would take some time to go through the applications – and a very long time for a peer review.
At that point, she anticipated proposed revisions and other concerns expressed.
Councillor John Brennan questioned whether the commercial properties would be built on speculation or whether the company would wait for others to build.
Rogato said Solmar wants the employment lands to be successful providing good quality employment.
Currently, Erin has roughly 1,030 households and the proposed 1,240 houses would more than double the village.
“Maybe in Brampton, 1,240 homes is not a lot, but here it doubles the size of the village,” said Mayor Lou Maieron
“When you add this much growth, you are going to change the fabric and nature of how things are done.”
He said that it’s been suggested to him that a social impact study is also needed.
Maieron also suggest a look be given to low impact development in terms of storm water needs.
He also stated that a doubling of the village will impact the town’s recreational needs.
“I don’t know how we will deal with recreation, but it will be an issue.”
Maieron still has a number of questions on servicing.
When it came to improving the water supply, Maieron said the town is fairly limited with its current well supply and asked what Solmar was contemplating.
Rogato said currently what was being considered was an additional well, though he agreed it would require an extensive approval process.
“This is not stuff which can be done overnight.”
Maieron also noted the large crowd at the meeting, which indicated quite a few were out to find out more about the Solmar proposal.
Plan deficiencies cited
Transition Erin, a group of concerned Erin citizens, attended the Solmar presentation and while pleased to see some positives, also saw significant deficiencies.
“This project will literally double the size of the Erin village, so it’s important we do it right” says member, Andrea Cuthbert.
Active since early 2012, Transition Erin is an open group of community members who are committed to fostering resilience, increasing sustainability, and enhancing the quality of life for the people of Erin.
Transition Erin applauded Solmar for adding 16 additional acres of green space as an identified priority in Erin’s Servicing and Settlement Master Plan (SSMP), however it wanted more detail information on how the green space would be used.
Again, while the group was encouraged by the allocation of employment/commercial lands, they felt there should be more detail and control in the selection of the businesses in that area, particularly in the area of “green” jobs/companies.
The concept of the central square as a community hub is an important element, but should include some small scale retail for local residents, some felt. Solmar was also applauded on its intent to reach out to local contractors for the construction of the development.
Based on the priorities outlined in the background report of the SSMP, Transition Erin found the development lacking in several areas including:
– lack of connectable green spaces with walking and biking trail allocation;
– inadequate housing for seniors and young people; and,
– insufficient recreational facilities.
Further, a press release from Transition Erin states the group “believes the town should be committed to due process and see a full completion of the SSMP before accepting a development application.”
The group believes council should keep this commitment and encourages the development of a secondary plan before acceptance of any development proposal; given this development will double the size of the village.
In the interest of having a full and transparent discussion about the development, Transition Erin will invite public input at a meeting in the new year, which would include Solmar, council and other professional consultants.
A web site has been established to share the group’s principles, research and documentation: http://aanimad.com/transition/greendevelopment. For more information contact transitionerin@aanimad.com.
