If residents here were expecting hard facts and a schedule for the implementation of the town’s Servicing and Settlement Master Plan (SSMP), this was the wrong meeting to attend.
The second public meeting was essentially was a recap of the process that began in April 2009. For councillors, it was the repeat of a previous presentation. All that seems certain is a huge cost faces the town.
Senior planner Matt Pearson, of BM Ross and Associates, said the plan will have the community’s ideas, while approaching planning and servicing in a comprehensive, rational and environmentally minded way. The plan will identify strategies for community planning and municipal servicing for 25 years.
Pearson said the recently completed first phase began with data collection, a vision statement and a background issues report. The second phase just begun, involves developing alternative plans and service strategies and choosing a preferred alternative. None of that is close to being done.
For Erin, the matter is complicated because neither of its two urban areas currently have sewage treatment systems, nor is there uniforming servicing for municipal water. Further, a sizable portion (excluding Erin village and Hillsburgh) is in an area controlled by provincial Greenbelt protection.
Data were collected relating to: community design, planning, environment, and infrastructure.
Pearson said the idea is to develop a clear understanding of the existing design, form and function of the town and look to its future role and function – whether it is a bedroom community, agricultural service centre or tourism centre. That information will be used to develop a plan to provide direction for the future.
Community workshops were held with council and staff, the public, Erin Village Business Improvement Area and the Brampton Real Estate Board. Those exercises considered strengths, weaknesses, opportunities and threats to Erin.
Pearson presented a community vision statement: “Erin will remain a vibrant, safe and sustainable community, located at the headwaters of the Credit and Grand Rivers. The town will continue to capitalize on its proximity to large urban centres, while maintaining its excellent community spirit. With a strong employment base, and a range and mix of housing, a high percentage of residents will work and continue to live within the Town of Erin. Through responsible development and servicing, the town’s rich natural environment will be protected and preserved.”
As for what already exists, Pearson said there are 1,273 residential units (2007 figures) and most are single-detached.
There are two three-storey apartment buildings and no townhouses.
Most commercial use is concentrated on Erin’s main street. Many of those buildings have second-floor apartments.
Erin’s industrial properties are primarily north of Cataract Trail and included manufacturing, distribution and storage.
In Hillsburgh, there are 513 residential dwelling units; 95% are single-detached dwellings. There is one two-storey apartment building and no townhouses. Most commercial use in Hillsburgh is along its main street. There are some vacant commercial spaces there.
Unlike Erin village, Hillsburgh has no industrial land use inside its urban boundary.
Pearson said the average value of a home in the town has increased from $276,060 (2001 figures) to $409,976 (2006 data).
Erin’s population is roughly 10,770 (2011); the majority of its population is between ages 40 to 49, 10 to 19, and 50 to 59 (older professionals and their children). Pearson said there is a negative population growth in ages to 14 and 20 to 29. In addition, many of those who live in the municipality, do not work there. He said 15.4% of labour force work in the town, 5.5% work within Wellington County, while 55% work in a different county.
Environmental study
Part of the SSMP includes a study by Credit Valley Conservation. It indicates a relatively healthy ecosystem and relatively good surface water quality.
The study suggested existing municipal wells show no apparent impact from septic systems and urban sources, appear to be well protected.
However, there are some local impacts related to surface and stormwater runoff and cumulative impacts of online ponds. Former municipal wells show areas of groundwater effects from surface source of contamination (possibly septic systems) in eastern and southeastern areas of Erin village. The study indicates the West Credit River and its tributaries show relatively higher effects from urban activity through and downstream of the village.
Drinking Water
The town is currently served by two municipal drinking water systems. In Erin village, there are two wells with 849 service connections, and 1,700 cubic metre elevated tank and 24.9km of watermains.
In Hillsburgh, there are two wells with 224 service connections and 6.7km of watermains.
In addition to the municipal wells, there are an estimated 2,300 private wells in the town.
Wastewater
The marked difference comes with wastewater.
Unlike most municipalities its size, the town is serviced exclusively by private Class 4 and 5 septic systems. There is also a shared septic system for Centre 2000 and Erin High School.
Pearson said since 1999, 484 permits were issued for new systems; 209 were issued for replacement or alterations to existing systems. The problem, he said, is many lots in the urban areas are too small for a septic system under current setback regulations.
He considered the values and vision as equally important when council plans its strategy and said council needs to look at the size the community wants to be while maintaining those values.
Pearson added the purpose of drafting a problem and opportunity statement is to define the starting point of a master plan class environmental assessment and to assist in defining the scope of the project. However, that does not get into the issue of a possible location for a sewage treatment plant or address how development would be phased in.
Even though there is some distance between Hillsburgh and Erin, Pearson does not believe two separate sewage treatment plants are necessary.
He suggested there is the potential of piping waste from one community to the other, where ever the plant would be located. He said the problem and opportunity statement looks to the direction the municipality intends to follow. And in Erin’s case – it is not short.
Pearson said the committees worked on a statement to address the vision and process.
He added the ultimate issue is sewers and servicing. “It’s been the elephant in the room.”
Pearson said private septic systems and small lots are no longer capable of having such systems under current rules. While those systems will likely be grand-fathered to stay legal while they continue to function, expansion or replacement may not be possible – depending on the property size.
“We know we want more housing, industry and places to live. How do we get them? We’re not going to get [that development] by remaining on private septic systems.”
That is where the servicing comes into play and where the emphasis will be, he said.
He said the idea the study is all based on bringing in development “is a red herring. This is just as much about the existing situation for residents and making certain that Erin can continue to thrive.”
While it is true a large scale developer wants to create a subdivision in Erin, Pearson said whatever council decides must address existing water and wastewater issues. He compared the cost of that infrastructure to the upkeep of a car. “We need to think about the long term.”
Community response
More than one resident is concerned with Pearson’s suggestion this would be a multi-million dollar project, when the numbers are not available.
Pearson’s said the work was originally planned for just Erin village, before amalgamation, and was $25 million. Any revised costs include inflation and the addition of Hillsburgh. Plus, there are now more people living in those communities than 25 years ago.
Having an SSMP in place, allows council to shop around for grants – if they are available. “But first you have to have a plan and an argument to qualify for your share.”
Some asked if Erin is currently on any grant list for this type of project.
The answer was no.
Pearson said if council had a plan like that in place five years ago when the Canada-Ontario Infrastructure grants were available, it would have had a good chance at getting one. He said 25 years ago communities were getting 95% grants; the more recent round was two-thirds funding.
Residents asked why council did not take advantage of those earlier grants.
Pearson had no answer; he was not in Erin at the time.
Another resident said the last review was 17 years ago, and halted because the environmental assessment was stopped. However, that person predicted even higher costs – “If it was $25 million 17 years ago, it’s going to be $50 now … do the math.”
Pearson said the decision still has to be made to invest in a sewage treatment plant – or not. When asked about a best case schedule for a sewage treatment plant, Pearson said it would still need an environmental assessment. He cited various factors, but does not see a shovel in the ground for at least two years – at the earliest.
When asked if sewage hook-ups would be optional or mandatory, he said hook-up is a main priority. “Your community has been identified as having problems which would be resolved by getting sewage hookups.”
The process is ongoing.
The next steps include phase two of the SSMP, which includes development of alternatives, evaluating them, continuing work with the liaison committee and consultation with agencies and the public.
The goal is to find a preferred option. But that could still be years away.
Pearson said, “There is no hiding from the fact this is not going to be cheap. Twenty-five years ago, the proposed cost for a new sewage treatment facility for Erin was $25 million – no one has that kind of money sitting around,” he said.
For additional information about Erin’s SSMP visit the project website at www.erin.ca/definingerin/index.htm
