The town will file a formal application to amend the Wellington County Official Plan to facilitate the development of the North Clifford Secondary Plan.
Council directed staff to begin development of secondary plans for the northern portion of Clifford and the western section of Palmerston in July of 2017.
A first draft of the North Clifford Secondary Plan, which was prepared in house, was presented to council on Nov. 7, 2017 and the draft was also made available to the public at an open house that same evening.
The plan was subsequently circulated for public and agency comments and feedback resulted in changes to the document in the second draft, notes a report from CAO Bill White at the April 24 council meeting.
Major changes in the second draft of the proposed secondary plan include:
– identification of changes to county Official Plan maps to locate the North Clifford Secondary Planning Area, and a new map to provide for proposed new land uses;
– an updated provincial policy section reflecting approved policies in the Greater Golden Horseshoe Plan as of July 2017;
– additional information regarding urban area policies in the county Official Plan related to balancing development, “livability” and “small town lifestyle”;
– changes to the road system plan to show as an alternative a servicing corridor or local road north of a proposed new east-west collector to allow flexibility for development concepts being considered by area landowners;
– added detail regarding municipal servicing policy issues and the need for a frontage fee to be collected as a condition of site plan approval, severance or subdivision to obtain access to services for development fronting on Elora Street; and
– species goals and objectives of the secondary plan consistent with provincial policy and the Greater Golden Horseshoe Plan.
The plan also includes six criteria the town might consider for cross boundary connections to the former Redwood restaurant property, which lies just over the township’s border with Howick Township (Huron County).
Criteria include the owner:
– obtaining approvals and easements at their cost;
– paying the full cost of extending the services;
– paying applicable frontage feels;
– contributing toward town development charges;
– paying added engineering fees the town incurs during the process of considering the development of the Redwood Lands; and
– paying up to two times the water and rates of in Town users.
White explained development proposed for the former Redwood property is “substantial enough that they’ve closed (the restaurant) and they’ve approached us for water and sewer.”
In regard to potential development along the Howick side of West Heritage Road, deputy mayor Ron Faulkner asked if Howick “is subject to the same rules as us.”
White explained that unlike Minto, Howick is not considered part of the Greater Golden Horseshoe and is only subject to general provincial planning policy.
“The issue that you’re facing there is exactly what you’re facing with the Redwood. They don’t have infrastructure there and we do,” the CAO stated.
Councillor Dave Turton commented future development in Clifford could be key to Minto attaining growth targets.
“It’s really neat to see this starting to go … I’m interested in the projected growth by the county, a rate of 53 units per year. Last year was out biggest year and does anybody know the number?” Turton asked
“It’s around 50, so yes it will be a challenge,” White responded.
White added that he believes a boundary expansion will be required in order to reach growth targets for Palmerston. The CAO pointed out the secondary plan for Palmerston “is well on its way” with an initial draft targeted for “sometime this summer.”
Council approved a resolution to file an application for an Official Plan amendment with the county.
