A newly-created flood fringe designation in Fergus and Elora may lead to new development along the banks of the Grand River.
On Jan. 16, Centre Wellington held a public meeting to consider two-zone floodplain planning provisions for parts of the floodplain in the two communities.
This includes amendments to both the zoning and the official plan.
Managing director of planning and development Brett Salmon stated the initiative was a collaborative project between the township and Grand River Conservation Authority (GRCA).
“With the Grand River flowing through Fergus and Elora, we are subject to periodic flooding and through provincial policy, required to have policies prohibiting development in the floodplain of the river,” said Salmon.
He added those policies have been in place since the mid-to-late 1980s to minimize property damage and/or loss of life.
In most cases, the floodplain is considered as one zone with a regulatory flood zone outline embedded within the core greenland designation in the local and county official plans and within the zoning bylaw.
Ammendments would allow a two-zone approach in portions of the two communities.
“It would distinguish the floodway versus the flood fringe,” said Salmon.
The flood fringe would allow some additional development or redevelopment under certain conditions, one of which is ensuring safe access out of a building in a flood situation, Salmon said.
He noted the flood fringe calculations in Fergus were done in 2009 during the process of development of apartment units at the corner of Scotland and Union Streets.
At that time, there was a site-specific two-zone designation on that property, Salmon explained.
“Because the lower level is parking, the residential units are technically within the flood fringe, thus meeting requirements for safe evacuation from the building to higher ground.”
Salmon said downstream of the Tower Street bridge it is a steep gorge and there is no distinction between the floodway and the flood fringe.
In Elora, discussion started in around 2014 when Pearle Hospitality acquired the Elora Mill and started looking at options for redevelopment.
The flood zone encompassed the entire north mill property. Salmon said at that time the option of a two-zone fringe was considered.
The scope of those calculations stretched from Melville Street to the mill property.
Salmon said the flood fringe designation would allow some development in a section of the community where the township would like to see additional intensification.
He noted it turned out redevelopment of the mill could occur within the guidelines of the current regulations so the two-zone designation was not applied to that area.
“But what we discovered was that for some other properties along Mill Street, the designation would be of some benefit.”
He used the example of 9 East Mill Street, which formerly housed the township’s economic development and tourism office.
“We were using the entire building. But before the township leased the building, it was a house.”
However new GRCA floodmapping constrained the property so that there could not be a residential use on the second floor.
He said the township would like to see apartments developed above commercial properties.
He doubts there would be significant impact to properties on West Mill Street as the building footprints are small and the apartments considered legal non-conforming.
Salmon noted the two-zone approach is in place in other portions of Wellington County such as Rockwood and Eden Mills.
He added the city of Guelph also uses two-zone designations in the downtown area.
