GSP Group has submitted a Zoning By-law Application and Draft Plan of Subdivision for the property at 1065 – 1103 Listowel Road, Elmira. The subject lands are located northwest of the intersection of Listowel Road and Arthur Street South, the property is surrounded on the east, north and west primarily with residential lots. To the south of Listowel Road are agricultural lands and this is also the southern border of the Settlement Boundary for Elmira.

Property Description

The 18.67 hectare (46.13 acre) property is generally square in shape, with approximately 464 metres of frontage on Listowel Road. The property currently has 4 buildings with 2 at the northeast corner and 2 at the southwest corner. The site generally slopes from the north-west to south-east but has a more significant grade change at the north-west corner, it is also noted that there are a few areas with trees of which some are intended to be protected. A temporary pond at the north west side of the property is anticipated to be moved and integrated within the future stormwater management pond.

It is noted that these lands are part of the recently approved Elmira Staging and Development Plan. These lands are allocated in Phase 2 which identifies this area (Area 1A-2) to be provided allocation for an estimated population of 1,033 people and developed between 2027 and 2034.

The applicant is proposing a residential neighbourhood with the following:

  • 9 Low Density Blocks (Single Detached Dwellings) – 77-111 units
  • 7 Low/Medium Density Blocks (Semi-Detached and/or Townhouses) – 63-164 units
  • 5 Street Townhouse Blocks – 51-63 units
  • 3 Medium/High Density Blocks (Street Townhouses and/or Multi-Residential) – 136-250 units
  • 1 Park - 0.50 hectares
  • 1 Stormwater Management Facility – 1.98 hectares
  • Public road system
    • 2 accesses onto South Parkwood Boulevard
    • 2 accesses onto Timber Trail Road via Weymouth Street and Woodberry Crescent
    • 1 access onto Listowel Road.

The lands are within the Elmira Settlement Boundary and are designated Residential and Ancillary within the Township Official Plan in Section 7.29.

The property is currently zoned Agricultural (A), which permits agricultural uses as well as a single detached dwelling as well as some additional ancillary uses. A small portion of the lands are zoned Open Space (O-1) to accommodate the temporary pond. The applicant is proposing to amend the Zoning By-law from Agricultural (A) to Residential 5 (R-5) and Residential 6 (R-6) zones along with a number of special provisions. The R-5 zone is identified in the Zoning By-law as a medium density zone that includes residential forms including, but not limited to: Single-detached, Semi-detached, Duplex, Triplex and Fourplex. The R-6 zone is identified in the Zoning By-law as a high-density zone that includes residential forms including, but not limited to: Fourplex, Townhouse and Apartments.

The application also includes additional provisions to reduce the front yard, reduce the driveway, reduce the rear yard, reduce lot area for semi-detached dwellings and increase the building height, remove the minimum density requirement and several other adjustments to the current zoning provisions.

The application is proposed to be implemented through a Plan of Subdivision.

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

  • Application forms for Zoning By-law Amendment and Draft Plan of Subdivision;
  • Planning Justification Report;
  • Urban Design Brief;
  • Draft Plan of Subdivision;
  • Conceptual Site Plan / Design for the multi-use blocks (included in the Urban Design Brief)
  • Development Phasing Plan;
  • Preliminary Landscape Plan;
  • Park / Landscape Plan;
  • Tree Management Plan;
  • Land Use Compatibility Study;
  • Noise Impact Assessment
  • Environmental Site Assessment / Record of Site Condition;
  • Functional Servicing and Stormwater Management Report;
  • Preliminary Grading Plan;
  • Preliminary Site Servicing Plan;
  • Hydrogeological Report;
  • Dewatering Plan;
  • Chloride (Salt) Impact Assessment;
  • Salt Management Plan;
  • Geotechnical Investigation and Soil Report;
  • Traffic Impact Study;
  • Archaeological Assessment and Ministry Acknowledgement Letter; and
  • Environmental Impact Study.