OMB Prehearing for 510 Erbsville Rd. Rezoning

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OMB Prehearing

Time: 10:00 AM, 25th. Jan. 2018 (Thursday)

Address: Waterloo City Centre, 100 Regina St. S. Waterloo, N2J 4A8

 

Thanks to your generous support for this OMB appeal. We are very happy to share with you that WWCA (Waterloo West Community Association) has raised over $35,000 and was able to retain a very experienced lawyer and his team specialized in OMB cases. Please mark your calendar for January 25, 2018 at 10:00AM for OMB prehearing on our case at the Waterloo City Centre (https://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL170956


Our appeal, now trusted to our lawyer, still in need for your continued attention, participation, and financial support. For that reason, please keep in mind that our fundraising campaign continue to open to all caring residents. Again, you are strongly advised to provide us your detailed contact information including your name, email address, mailing address, etc to fund510objection@gmail.com, so that we could issue you a receipt for acknowledgement and we could add you to our email list for future updates of the appeal progress. For privacy and confidential reasons, your contact information shall not be made public.

How to make a donation to WWCA:

1. Branch Deposit to the WWCA Bank Account: 

Bank: TD
Account Name: Waterloo West Community Association
Account Number: 3659 5222299

2. E-transfer: 

Email Address: fund510objection@gmail.com

 

Stop the Institutional Re-Zoning Application in WATERLOO at 510 Erbsville Road

We who have signed this petition oppose the request made to the City of Waterloo by  IBI Group on behalf of the property Owner/Applicant to rezone the property located at 510 Erbsville Road in Waterloo.  We object to the Application to amend the zoning from Agricultural to Institutional and express our concern due to the vagueness and inconsistencies in the information included in the Zone Change Application.

http://www.waterloo.ca/en/business/510_erbsville_road.asp

.   The Application proposes to amend the City’s Zoning By-law No. 1418 by rezoning the lands from Agriculture (A) to Institutional (I) and Green One (G1) to permit the use of the existing building for small-scale community purposes (including spiritual uses). It is clearly stated in the Applicant’s Planning Justification Report that the Applicant has indicated the intention to potentially build a multi-purpose community centre and therefore has applied to have this property zoned Institutional.  The application is vague, inconsistent and does not provide full details of the future development.

.   The Applicant presented an Environmental Study Stage 1 and confirmed that it does not include the plans for the second phase of the development that will include a multi-purpose community center. Without providing the complete future development plan there is no assurance that the Applicant and the City will ensure that a Phase 2 Environmental Impact Report will be completed, accepted and implemented. During the Informal Public Meeting on May 9, the Applicant was not able to confirm when Stage 2 of the future potential development, described as a multi-purpose community centre, will begin construction, nor a description or presentation of proper development planning or a defined building envelope. The risk of authorizing a change of zoning without the full knowledge of the proposed development and the proper zoning application could lead to adverse consequences to the surrounding land and the community.

.   The Applicant’s Justification Report states that the Applicant’s request to change the existing zoning to an Institutional Zoning is consistent with the City of Waterloo Official Plan’s “Low Density Residential” land use designation applicable to the site which will allow a (first stage) small-scale community use and (second stage) multi-purpose community centre…. clearly this is not the case. An Institutional building on this property, that allows up to a 6 story (10 meters high) building with 3 parking spaces for every 100 square meters of building floor area is not within the context of the existing Class A -  Agricultural Zoning and Low Density Residential Land Use is the current City's Official Plan. The application only details as immediate neighborhoods the residential is not within the context of the existing Class A – Agricultural zoning and Low Density Residential land use in the current City’s Official Planning north, east and west of the referred property but does not include the residential areas located on the south side including the repercussions to all the north west side of our City. Regarding the purpose of use, there are no details or plans describing the type of development to be executed in each stage even considering that since 2013 the Owner initiated a fundraising campaign for this new development

www.islamiccentrewaterloo.com

.   There is not adequate evaluation in the Application to verify that the Applicant has considered that the property provides sufficient area, frontage, depth, protection of the natural heritage, safe access, proper municipal servicing, traffic volume and topography to justify a change to Institutional zoning.

.   The Application does not address the effect that a zone change and the unknown future development of a multi-use community centre will have on the environment and the surrounding properties including Old Oak Park. It is stated a change of zoning to Green One will prevent the potential harm of an institutional building and protect the natural heritage features. However, it is known that the Applicant has removed a considerable amount of trees on the property without any remediation to the environment that should benefit the 22 bird species the EIS study mentions in the vicinity of the site.  It is also clear in the EIS report that no amphibian surveys were completed. The Application servicing report proposes, as a first option, to connect the institutional zoning building to the City’s sewage system at Old Oak Drive through an environmentally sensitive Green One Zone using a trench system. There is no consideration as to how parking, traffic, lights and noise will affect the existing wildlife. All the above will have a direct environmental impact to the daily wildlife movement corridor in Old Oak Park that includes families of deer, wild turkeys, squirrels, raccoon, foxes, reptiles, migratory birds and others.  Lighting on the new site could potentially extend into wetland and woodland natural areas in Old Oak Park. The City of Waterloo’s Official Plan designates this property as Agricultural until 2035 so it is not clear how rezoning to Institutional will protect the natural heritage of the neighborhood.

.    The Application does not contemplate or explain how the existing and future development will control surface water runoff from the site. The property is of concern because its elevation is much higher (more than 10 meters) than the surrounding area including the immediate residential area at the east side of the property.  A large parking lot may result in flooding and erosion as well as other detrimental environmental impacts. This includes the implications of erosion and run off (salt water in winter) on surrounding green spaces and properties. None of this is detailed or clarified in the Stage 1 - small-scale community use and Stage 2 - multi-purpose community centre.

.   The City of Waterloo Official Plan states that this property is within a Low Density Residential land use designation and a Class – Agricultural zoning to be enforced until the year 2035. This plan demonstrates a great vision by the City of Waterloo in terms of urban residential planning. The request for rezoning by the Applicant is not in line with that vision.

.   The City of Waterloo Zoning Plan states that the property is within the class Zone A - AGRICULTURE under bylaw 1418 and can only be used for the purpose of a farm, a single detached dwelling, class A group home, Bed and Breakfast, and a public park, playground, recreation or conservation area. Based on this classification, Applicant needs to honour the investment vision and property value for all of us who bought in this neighborhood.

.    If the Application is approved, the risk exists to the neighborhood that other zoning amendments could be awarded for large developments when deciding upon new applications. This will be a very slippery slope if this one property owner obtains permission to rezone.



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