Polocorp has submitted applications for Zone Change, Official Plan Amendment and Draft Plan of Condominium for the properties located at 51 & 55 Hawkesville Road, St. Jacobs. The subject lands are located south of Hawkesville Road, east of the railway line, west of Chris Court and north of the Conestogo River and is generally located at the northwest corner of St. Jacobs.

The 6.77 hectare (16.72 acre) property is irregularly shaped, with approximately 4.78 hectares (11.81 acres) being developable. The property currently has a multi-tenant storage building, a shed, a barn and a silo on the site. The site generally slopes towards the Conestogo River, with approximately one third of the property being protected for environmental features. The site is also located adjacent to the CN Railway tracks that are along the westerly property line.

The applicant is proposing a residential neighbourhood with the following:

• Single Detached Dwellings (17 lots)
• Townhouses (55 units)
• Double Stacked Townhouses (34 units)
• Triple Stacked Townhouses (45 units)
• 3 Amenity Areas (3,294 square metres)
• 1 Passive Amenity Area (1.63 hectares) associated with the environmentally sensitive area for the Conestogo River
• Private Stormwater Management Facility
• Private Pumping Station
• Private road system

The property is designated within the Township Official Plan in Section 7.28 with a portion of the lands within the Settlement Boundary of St. Jacobs and designated Residential and Ancillary, Natural Hazards and Environmental Protection. The other portion of the lands are not within the Settlement Boundary of St. Jacobs and are designated Prime Agricultural Area. It is noted that the lands that are not located within the Settlement Boundary are located within the future Settlement Boundary lands as approved through ROPA 6.

The property is zoned Agricultural (A), which permits agricultural uses as well as a single detached dwelling and some additional ancillary uses. There are also environmental overlays including that the lands are within the Hazard Lands – Regulatory Buffer Area (RBA), Environmental Features (EF), Floodplain (F) and Slope Erosion (SE). The applicant is proposing to amend the Zoning By-law and rezone the lands to a Residential R-7 zone. The R-7 zone would include additional provisions that allow for R-5 zone regulations to permit the single detached dwellings.

The application is proposed to be implemented through a Plan of Condominium. This means that the road network and the utilities would be privately owned.

The applicant has submitted the following documents / studies in support of this application:

• Planning Justification Report, prepared by UP Consulting including:
• Conceptual Site Plan, prepared by Polocorp Inc.,
• Stage 1-2 Archaeological Assessment, prepared by AMICK,
• Draft Plan of Condominium, prepared by JD Barnes,
• Engineering Drawing Set, prepared by GEI Consultants,
• Environmental Impact Study, prepared by Dougan & Associates,
• Fiscal Impact Assessment, prepared by Urban Metrics,
• Functional Servicing and Stormwater Management Report, prepared by GEI Consultants,
• Geotechnical Report, prepared by GEI Consultants,
• Duration of Groundwater Monitoring letter, prepared by GEI Consultants,
• Hydrogeological Study, prepared by GEI Consultants,
• Noise and Vibration Feasibility Study, prepared by HGC,
• Parks and Landscape Plans, prepared by Dougan & Associates,
• Phase 1 Environmental Site Assessment, prepared by Premier Environmental Services, and,
• Planning Opinion Letter;
• Salt Management Plan, prepared by GEI Consultants,
• Slope Stability Report, prepared by GEI Consultants,
• Transportation Impact Study, prepared by Paradigm Transportation Solutions Limited,
• Arborist Report and Tree Preservation Plan, prepared by Dougan & Associates,
• Comprehensive Sanitary Servicing Strategy Letter