Meeting on draft Official Plan brings series of questions

Amherstburg Town Hall

Town council hosted another public meeting in relation to the proposed new Official Plan, with more comments provided.

In addition to the town’s planning staff, representatives from the firm of Dillon Consulting were before Amherstburg council Dec. 15 to go over where things stand in this stage of the process. Amy Farkas from Dillon Consulting explained the Dec. 15 meeting was the second statutory meeting with the next one being the final one where the completed report will be presented to town council.

“Our goal throughout this process has been to review and update the designations and policies to reflect current provincial and regional legislation and the community’s vision for the future,” she said.

This is the third phase of the process, Farkas noted, and the final phase will include comments from that meeting.

“The new Official Plan is more than just an update,” she said, calling it a “comprehensive reorganization” of the plan.

The town’s new Official Plan (OP) will reflect the vision and goals of the new Essex County Official Plan and the town’s vision for 2051. The plan, she added, will protect the town’s heritage and agricultural assets.

“Looking ahead to 2051, we anticipate a population of roughly 40,000 people, requiring over 14,000 new housing units and 10,000 new jobs,” she said.

Housing plans would incorporate the goals of the county, with 20 per cent of new rentals and ten per cent of new housing ownership units.

The town’s new OP would follow provincial direction with strong protections around industrial lands and aim for higher employment.

“Agriculture remains an important piece of Amherstburg’s identity,” said Farkas. “The new Official Plan protects primary agricultural land while supporting the agri-food network.”Policies for “on-farm diversified uses” for the agricultural lands have been added, she indicated. Protecting the environment is critical, Farkas continued, and mapping out natural areas and ensuring source water protection is part of the new OP. Having a safe amount of water is key, she noted.

Two new commercial designations have been added, with Farkas stating there are mixed use designations with “blended uses” for the town’s main “gateway” while a downtown core designation would protect the historic core with small scale mixed uses.

Residential zones would have low, medium and high designations, with building heights ranging from three to eight storeys. A healthy communities section is new, with a focus on walkable neighbourhoods, access to parks, healthy food and arts and culture.

Farkas stated changes to the OP since June have been updates to provincial legislation, plans for a County Road 50 corridor, site specific mapping for mixed use designations on Simcoe St. and more. 

Councillor Molly Allaire wanted to know what comments were provided by the Essex Region Conservation Authority. Farkas added ERCA provided language changes and “just some nuances.”

Councillor Peter Courtney wanted to ensure possible greenhouse developments in Amherstburg would protect the town with “dark sky compliance” and nuisance issues related to smell. He said he has been to Leamington and noticed smells in the air, while Leamington and Kingsville have had to deal with a lot of lighting from greenhouses at night.

“When you see the glow from Kingsville and Leamington, it’s disturbing,” he said.

Manager of planning services Chris Aspila said provisions that were placed in the town’s Official Plan and zoning bylaw when Jack’s Organics was developed will be kept in place if and when future greenhouse developments are proposed. 

“They do address concerns you raised,” Aspila told Courtney.

Amico vice president Cindy Prince noted her presentation was not about Boblo, but other properties the company owns in Amherstburg. She said Amico has suggested policy modifications but did not hear any response to their request and they did not notice any changes in the draft OP document.

Prince said Amico was open to a meeting with town administration on their issues, something administration was open to. Aspila said one request can be implemented while planning applications can be made for two others. 

Regarding land severances that were requested by a resident, Deputy CAO/director of development services Melissa Osborne said the town is “very limited” in its ability to sever lands in agricultural areas due to regulations in both the county OP and the Planning Act.

Objections to having a local campground removed from a settlement area came via a letter from the proponent, as there are plans to convert it into a permanent mobile home park. The request from the proponent called for the lands to be left in a settlement area and talks are underway as it pertains to the proposal. Osborne confirmed the town is working with the proponent and servicing is key, and Aspila would note while no new settlement areas have been added, some were removed by the County of Essex.

Mayor Michael Prue stated “we are bound” by the county’s Official Plan, one that he said has won awards. He said the county has done a “huge amount” on its Official Plan, particularly in the area of the environment. The mayor wanted the town to exceed its current 15 per cent natural cover, and Aspila stated there are enhancements to natural protections in the proposed new OP.

Prue also asked if the town has sufficient land to accomplish the goals that are set out by 2051, with Aspila stating the county’s land needs study showed there are.

“The county has deemed Amherstburg has sufficient lands to meet its needs,” said Aspila.

Meeting on draft Official Plan brings series of questions

By Ron Giofu