P L A N N E R S • P R O J E C T M A N A G E R S • L A N D ...6 Train & 74 Yonge - PJR.pdfInnovative Planning Solutions has been retained by Elmvale (Daycor) Development Inc. to

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5 & 6 Train Avenue West and 74 Yonge Street South, Part of North Lot 6 & Part of South Lot 6, Concession 8

TOWNSHIP OF SPRINGWATER COUNTY OF SIMCOE

APPLICATIONS FOR

DRAFT PLAN OF SUBDIVISION OFFICIAL PLAN AMENDMENT

ZONING BY-LAW AMENDMENT

PREPARED BY

INNOVATIVE PLANNING SOLUTIONS 150 DUNLOP STREET EAST, SUITE 201

BARRIE, ONTARIO L4M 1B2 TEL: (705) 812-3281 FAX: (705) 812-3438

November 2018

PLANNING JUSTIFICATION REPORT PLAN OF SUBDIVISION, OFFICIAL PLAN & ZONING BY-LAW AMENDMENT

TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 SITE DESCRIPTION and SURROUNDING LAND USES 3 3.0 DEVELOPMENT PROPOSAL 10 3.1 Draft Plan of Subdivision Application 12 3.2 Official Plan Amendment Application 13 3.3 Zoning By-law Amendment Application 13 4.0 PLANNING REVIEW 17 4.1 Provincial Policy Statement 17 4.2 Places to Grow 18 4.3 County of Simcoe Official Plan 22 4.4 Township of Springwater Official Plan 23 4.5 Township of Springwater Zoning By-law 25 5.0 CONCLUSION 29

FIGURES

FIGURE 1: Subject Property FIGURE 2: Official Plan Designation FIGURE 3: Property Zoning FIGURE 4: Subject Lands, view down Train Ave West FIGURE 5: Subject Lands, view along Yonge Street South FIGURE 6: Surrounding Land Uses FIGURE 7: County Land Use Designations

TABLES

TABLE 1: R3 Zoning Comparison TABLE 2: CG Zoning Comparison TABLE 3: R3 Zoning Comparison TABLE 4: CG Zoning Comparison

APPENDICES

APPENDIX 1: Staff Report, Request for Purchase of Land – Unopened Road Allowance – Train, Avenue, Elmvale, dated July 23, 2018

APPENDIX 2: Site Plan APPENDIX 3: Draft Plan of Subdivision APPENDIX 4: Official Plan Amendment APPENDIX 5: Zoning By-law Amendment APPENDIX 6: Provincial Policy Statement & Growth Plan Review APPENDIX 7: County of Simcoe Review APPENDIX 8: Township Policy Review


IPS File No. 16-637 November 2018 Train Avenue and Yonge Street Subdivision Page 1

1.0 INTRODUCTION

Innovative Planning Solutions has been retained by Elmvale (Daycor) Development Inc.

to complete a Planning Justification Report in relation to Draft Plan of Subdivision,

Official Plan and Zoning By-law Amendment applications on lands known as 5 & 6 Train

Avenue West and 74 Yonge Street South, and Train Avenue West road allowance, in

the Township of Springwater.

The subject lands possess a total area of 4.140 ha (10.23 acres), are located within the

Urban Settlement Area of Elmvale, and are appropriate for development. Figure 1

provides a key map of the subject lands.

The purpose of these applications is to create a Draft Plan of Subdivision over the

subject lands which will permit the individual lots to be created through part lot control

as a common element condominium. In addition, the Township’s Official Plan and

Comprehensive Zoning By-law 5000-038 will be amended to permit the proposed

residential and commercial development, and to recognize zoning deficiencies required

to permit this development to proceed.

Through the Natural Hazard Study and the Erosion Hazard Delineation Report, it has

been determined that only 2.459 ha (6.07 acres) of the subject lands are suitable for

development. Of the developable land, 1.746 ha (4.31 acres) will comprise the

residential development proposed in the associated applications. The residential

development is comprised of sixty-five (65) residential units.





The following report will review the applicable policies found within the documents noted

below to justify the application based upon good planning principles:

• Provincial Policy Statement (2014)

• Places to Grow: Growth Plan for the Greater Golden Horseshoe (2017)

• County of Simcoe Official Plan

• Township of Springwater Official Plan

• Township of Springwater Comprehensive Zoning By-law

2.0 SITE DESCRIPTION AND SURROUNDING LAND USES

The subject lands are located in the southernmost portion of the Elmvale Settlement

Area, on the west side of Yonge Street South (County Road 27), and surrounding Train

Avenue West. Elmvale is a primary settlement area for the municipality located at the

intersection of two significant traffic arteries: County Road 27 and County Road 92.

Elmvale is situated approximately 15 minutes from the Town of Wasaga Beach and 20

minutes from the City of Barrie.

In recent discussions with the Township, the unconstructed Train Avenue West road

allowance has been requested for purchase by Elmvale (Daycor) Development Inc. from

the Township (Staff Report, Request for Purchase of Land – Unopened Road Allowance

– Train, Avenue, Elmvale, dated July 23, 2018). A copy of the Staff Report is attached

in Appendix 1. The intent is to add the road allowance lands to the proposed developable

area. The road allowance lands are approximately 0.45ha (1.13 ac) in area. The Site

Plan drawings as well as the Draft Plan of Subdivision, Official Plan Amendment and

Zoning Bylaw Amendment applications reflect the inclusion of the road allowance now

being utilized as a private condominium road.

The subject lands are approximately 4.420 ha (10.92 acres) in size with 113 metres

(370.7 feet) of frontage at 74 Yonge Street South and 20.1 metres (65.9 feet) where

Train Avenue West intersects with Yonge Street South.



The subject site is designated ‘General Commercial’, ‘Natural Heritage Category One’,

and ‘Urban Residential’ in the Township of Springwater Official Plan, as shown in Figure

2. The subject lands are highlighted in black.

The subject lands are zoned ‘Residential Three Exception with Holding Provision (R3-

6(H))’, ‘Residential One with Holding Provision (R1(H))’, ‘General Commercial (CG)’,

‘Tourist Commercial (CT)’, and ‘Environmental Protection (EP)’, as shown in Figure 3.

The ‘Residential Three Exception with Holding Provision (R3-6(H))’ Zone permits a

maximum of 18 dwelling units and permits roofed porches to encroach the front yard by

2.8m. This zone also has special provisions regarding privacy yards and cantilevered

window bay encroachments.

The lands are currently vacant of structures and contains an array of natural growth.

The subject lands were previously home to a single detached dwelling unit and motel,

which have been demolished. A naturally occurring waterway (Wye River) extends

through the western portion of the property, identified as the environmentally protected

feature.

The western portion of the property is not suitable for development from the east side of

the Wye River, as steep elevations approach the waterway, which in effect divides the

property.

The remaining developable portion of the subject lands are generally flat in nature. The

subject lands as seen from Yonge Street South can be seen in Figures 4-5.







Surrounding land uses include:

North: Directly adjacent to the north of the proposed development is institutional use

in the form of Elmvale District High School. Abutting the proposed

development is the field for Elmvale District High School, representing a buffer

between uses and the southernmost point of the current built boundary.

Beyond this is a residential subdivision, characterized by primarily single

detached dwellings. General commercial uses (Mr. Sub, Service Ontario,



McDonald’s, etc.) continue to line Yonge Street South north of the subject

property.

South: Rural and Agricultural lands. Elmvale Settlement area boundary.

East: General commercial uses along Yonge Street South (Tim Hortons, used car

dealership, veterinary hospital, etc.), agricultural farmland, institutional

(Huronia Centennial Elementary School) and residential use (predominantly

low density single detached dwellings). Elmvale settlement area boundary.

West: Rural and Agricultural lands. Elmvale settlement area boundary.

Figure 6 illustrates the subject property and surrounding uses.





3.0 DEVELOPMENT PROPOSAL

The proposed development includes a total of sixty-five (65) residential units and a

parcel for future commercial development. The sixty-five (65) residential units are in the

form of eight townhouse (8) blocks ranging in size from six (6) to nine (9) units. Lots

have been designed to achieve a minimum frontage of 5.2 m (17ft), with a minimum lot

area of 130m2 (1399.3ft2).

The proposed development has been designed purposely with no residential frontage

along Yonge Street South. All vehicular traffic to the proposed residential development

will enter from the new private condominium road off Yonge Street South. This road will

achieve the Township requirements for a condominium road. Additionally, a stormwater

management pond has been located to the south west of the residential area. All

townhouses will possess 2 parking spaces per unit along with 15 visitor parking spaces

for guests.

Elmvale contains a considerable number of existing parks (33 developed and 4 in

development) and open spaces for public use. Directly north of the subject property is

the field for Elmvale District High School, and just east is Huronia Centennial Elementary

School. The Community Use of Schools Program implemented by the Simcoe County

District School Board permits the use of almost all school facilities outside of school

hours for community use and programed events.

In addition to the local park and recreation areas, the proposed development provides

common open space for residents to enjoy. As well, each townhouse dwelling has both

a front and private rear yard.

The commercial lands to the east have been positioned fronting Yonge Street South,

representing a buffer between the residential development and the higher volume

arterial road. The future commercial portion is ideally situated fronting Yonge Street

South, which is an arterial road lined with existing commercial establishments. The



future commercial development will be accessed through the creation of one new

vehicular access point to Yonge Street South, ensuring the lands are accessible to

employees and patrons. Based on the lot area available, a proposed building of 570 m2

(6135 ft2) is proposed. A total of 26 parking spaces are provided along with the

necessary loading and garbage enclosure amenities. A secondary emergency access

into the townhouse lands will also be proposed through this commercial parcel which

will be controlled by a keyless gate.

The subject lands are ideally suited for this form of development given the surrounding

land uses and road network. The Site Plan can be found under Appendix 2.

A density of 37.22 units per hectare (65 units / 1.746 ha = 37.22) is proposed based

on the servicing framework in accordance with local, regional, and provincial planning

policy. The County of Simcoe Land Budget (2016) assigns a persons per unit (PPU)

density for varying built forms of residential units specifically within the Township of

Springwater. Row housing, which townhouses are characterized as, are assigned a

PPU of 2.14 for the year 2016. Utilizing a 2.14 PPU, this development is expected to

generate an overall density of 79.7 persons per hectare.

65 townhouse dwellings x 2.14 persons per units = 139.1 persons

139.1 persons / 1.746 ha (residential lands only) = 79.7 persons per hectare

Additional employment will be generated with the inclusion of the Future Commercial

Block along Yonge Street South. Hemson Consulting Ltd. was retained by the County

of Simcoe to produce the Employment Land Budget (2017) for each lower tier

municipality within the County. Hemson estimates an average employment density of

50 jobs per hectare for commercial lands within Springwater. Using this assumption, a

total of 14 new jobs are anticipated within the commercial lands.

0.280 ha commercial lands x 50 jobs per hectare= 14 jobs



This results in an overall combined density of 75.57 people and jobs per hectare.

139.1 persons + 14 jobs = 153.1 persons and jobs

153.1 / 2.026 hectares = 75.57 people and jobs per hectare

3.1 DRAFT PLAN OF SUBDIVISION APPLICATION

The proposed Draft Plan of Subdivision application seeks to create a total of 16 blocks.

Of this, 9 blocks will be residential, one will be for the road/common space, one for

stormwater management and the remaining lands are environmentally protected. It is

intended that the commercial lands will not form part of the Plan of Subdivision. This

will allow the commercial lands to be severed and developed in advance of the draft

plan.

Blocks 1 through 9 are dedicated for residential use. Eight of the blocks will be

townhouse dwelling blocks, one will be for the common road and comment elements

within the development (i.e. road, visitor parking, open space/amenity area) and one will

be for the stormwater management pond. The last block is located along the west side

of the subject lands and will not be developed at this time.

Blocks 12 through 16 will be environmentally protected and contain 1.961 ha (4.84 ac).

The intent is that these environmentally protected lands will be dedicated to the

Township.

The development will proceed with Condominium Exception and Part Lot Control

applications following draft plan approvals. A Common Elements Condominium (CEC)

will be created, consisting of only the common elements within the development which

include the shared infrastructure such as the roadway, visitor parking, stormwater

management pond etc. The dwellings units will become Parcels of Tied Land (POTL).

The Draft Plan of Subdivision can be seen in Appendix 3.



3.2 OFFICIAL PLAN AMENDMENT APPLICATION

The subject lands are currently designated ‘General Commercial’, ‘Natural Heritage Cat.

1’, and ‘Urban Residential’ in the Township of Springwater Official Plan.

In order to facilitate the following development, an Official Plan Amendment application

is required to modify Schedule A-6 Elmvale Land Use & Road Plan within the Official

Plan. The Official Plan Amendment will modify a portion of the subject lands from the

‘General Commercial’ to the ‘Urban Residential’ designation. This redesignation

introduces 0.394 ha (0.97 ac) of new residential lands. Approximately 0.614 ha (1.51

ac) of the subject lands will be redesignated from ‘General Commercial’ to ‘Natural

Heritage Category One’, and approximately 0.212 ha (0.53 ac) will be redesignated from

‘Urban Residential’ to ‘Natural Heritage Category One’. The remaining lands totalling

3.20ha (7.91 ac) are not subject to redesignation.

The Official Plan Amendment Text and Schedule can be seen in Appendix 4 to this

report.

3.3 ZONING BY-LAW AMENDMENT APPLICATION

The subject lands are currently zoned Residential Three Exception with Holding Provision

(R3-6(H))’, ‘Residential One with Holding Provision (R1(H))’, ‘General Commercial (CG)’,

‘Tourist Commercial (CT)’ and ‘Environmental Protection (EP)’.

A Zoning Bylaw Amendment (ZBA) application has been submitted to rezone parts of the

land to the ‘Residential Three Exception with Holding Provision (R3-X(H))’, ‘General

Commercial Exception (CG-X)’, and ‘Environmental Protection (EP)’ zones. The total

lands to be rezoned equals 2.756 ha (6.81 ac).

The following is a summary of the requested Zoning changes:



• The northern portion of the subject lands zoned ‘Residential Three Exception with

Holding Provision (R3-6(H))’, totalling 0.786 ha (1.94 ac), are to be rezoned to the

‘Residential Three Exception with Holding Provision (R3-X(H)) Zone’.

• The lands east of the ‘Environmental Protection (EP) Zone’ which are zoned

‘Residential One with Holding Provision (R1(H))’, rezoned to ‘Residential Three

Exception with Holding Provision (R3-X(H))’. This land totals 0.560 ha (1.39 ac).

• The remaining lands currently zoned ‘Residential One with Holding Provision

(R1(H))’, totalling 0.112 ha (0.30 ac), is to be rezoned to ‘Environmental Protection

(EP) Zone’.

• The northern portion of the ‘Tourist Commercial (CT) Zone’, totalling 0.328 ha

(0.81 ac), is to be rezoned to ‘Residential Three Exception with Holding Provision

(R3-X(H))’.

• A portion of the ‘Tourist Commercial (CT) Zone’ is to be rezoned to the ‘General

Commercial Exception (CG-X) Zone’; the total lands rezoned equals 0.280 ha

(0.69 ac).

• The remaining lands zoned ‘Tourist Commercial (CT)’ are to be rezoned as

‘Environmental Protection (EP) Zone’. This lands totals 0.617 ha (1.52 ac).

• The lands to the east of the property currently zoned ‘General Commercial (CG)’

are to be rezoned ‘Residential Three Exception with Holding Provision (R3-X(H))’.

The total lands rezoned equals 0.065 ha (0.16 ac).

A total of 1.664 ha (4.11 ac) of the subject lands are not subject to rezoning. These lands

are primarily made up of the ‘Environmental Protection (EP)’ lands, however also includes

the ‘Residential One (R1(H))’ lands located west of the river.

The proposed amendments to the Zoning By-law result in a more logical built form in

regards to commercial and residential uses. The zoning requested will allow for

continuous general commercial uses fronting along Yonge Street South, with residential

development located to the rear. The rezoning will prevent a disjointed built form, while

recognizing the need for new commercial growth within the Township of Springwater. The

current ‘Tourist Commercial (CT)’ lands which encompass the majority of the southern



portion of the lands are inappropriate for this location and recognized the previously

existing motel establishment, which has since been demolished. The types of

establishments permitted within the ‘General Commercial (CG) Zone’ generally introduce

employment at a higher density than those uses permitted in the ‘Tourist Commercial

(CT) Zone’. This is therefore a more efficient land use from an economic point of view,

as well as a land use compatibility perspective.

The proposed R3-X(H) Zone is required to recognize the deficiencies noted within Table

1.

Table 1: R3 Zoning Comparison we need to confirm this table

Provision Requirements Provided

Townhouse units per block (maximum)

8 units 9 units

Lot Area (m2) minimum 200m²/unit 130 m²/unit

Lot Frontage (m) minimum 27.0 5.2m per interior unit, 7.0m per end unit,

7.2m per exterior unit

Front Yard (m) minimum 6.0 6.0m

Interior Side Yard (m) minimum 7.5 1.8m

Exterior Side Yard (m) minimum 6.0 2.0m

Rear Yard (m) minimum 7.5 7.0m

Dwelling unit floor area minimum (m2)

42 + 13/bedroom 42 + 13/bedroom

Lot coverage maximum (%) 30 60%

Height maximum (m) 11 12m (up to three storeys)

Landscaped Open Space (%) minimum

10 10% per lot

Courts See 6.3.14 n/a

Privacy Yards See 6.3.15 No Privacy Yards required

Play or Recreational Use Area/Amenity Space (m2) minimum

10m² per unit (total 690m²)

10m² per unit (provided in rear yard) and 756m²

consolidate amenity area

Parking spaces minimum 2/unit 2/unit (1 driveway and 1 garage space in tandem)

Requested R3-X zone will permit deficiency



Table 2: CG Zoning Comparison


Lot Area (m2) minimum nil 2,800m²

Lot Frontage (m) minimum nil 62.50m

Front Yard (m) minimum nil 10.0m

Interior Side Yard (m) minimum 0 0.1m

Exterior Side Yard (m) minimum 0 -


Gross floor area minimum (m2) N/A 570m²

Lot coverage maximum (%) 40 20.3%

Height maximum (m) 11 11.0m

Setback from any Residential Zone (any yard) (min.), to any building or structure

9.0 9.0m

Landscape Buffer, to any Residential Zone (min.)

3.0m 3.0m

Gross Floor Area (min.) for commercial use

n/a 570m²

Parking spaces minimum 1 space per every 20 m2 (215.29 ft.2 ) of gross floor

area

26 spaces with 1 barrier free

space

Loading Space Building area exceeds 200m² but not 930m²

Exceeding 930m²

1 space

2 loading spaces plus a minimum of 1

additional loading space for each 1400 m2 (15,069.97

ft.2 ) or fraction thereof

in excess of 930 m2

(10,010.76 ft.2 )

1 space

The Zoning By-law Amendment Text and Schedule can be seen in Appendix 5.



4.0 PLANNING REVIEW

This section will outline the applicable planning and development policies impacting this

application. Each section will outline the applicable policies and contain planning

rationale on conformity and development principles.

4.1 PROVINCIAL POLICY STATEMENT

The Provincial Policy Statement has been reviewed relative to

the planning applications. Since these lands are located within

an Urban Settlement Area where full municipal services are

available, the proposed development is fully consistent with the

Provincial Policy Statement.

The Provincial Policy Statement outlines the importance for building strong communities

and managing and directing land use to achieve efficient development and land use

patterns (Section 1.1). The applications aim to develop the subject lands in the most

logical and feasible manner, on full municipal infrastructure in keeping with Sections

1.1.3 and 1.6. This development has been designed such that it represents efficient and

compact development and land use patterns, which will sustain the financial well-being

of the area and Municipality.

Section 1.4.3 dictates that planning authorities shall provide for an appropriate range

and mix of housing types and densities while directing such development towards

locations where appropriate levels of infrastructure and public service facilities are

available. Municipalities are also directed to promote densities for new housing projects

which efficiently use land, resources, infrastructure and public service facilities.

The Provincial Policy Statement Section 1.3.1 directs that economic development in

communities is to be promoted through compact development that provides a mixture

of economic activities for residents that is compatible with surrounding uses. The



proposed site plan contains lands dedicated for future commercial use, in an area which

has been identified as appropriate for this type of development.

The proposed development represents growth within an urban settlement area. The

development will be positioned on land that is currently targeted for urban uses. Most

importantly, it represents creating an appropriate, logical, and feasible form of residential

use and compatible commercial use. This proposal will ensure the lands are developed

efficiently to their full potential, while ensuring long term economic viability of the lands.

The Provincial Policy Statement’s objectives and policies are consistent with the

following applications. A detailed review of applicable policies can be reviewed under

Appendix 6.

4.2 PLACES TO GROW – GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE

The Growth Plan has been reviewed relative to this application

with particular emphasis placed on the following sections:

Section 2.2.1 Managing Growth Section 2.2.7 Designated Greenfield Areas

The subject lands are located within the urban settlement area of Elmvale which

possesses appropriate servicing and infrastructure for the type of development. Section

2.2.1 of the Growth Plan contains policies relative to creating complete communities

through directing growth to existing settlement areas.

This development proposes an appropriate housing type in the form of townhouses,

which are already permitted on the north side of Train Avenue. The concept plan has

been designed to be compact in nature while also respecting surrounding future

development. This development proposes the creation of sixty-five (65) residential units

along with a new commercial use that will contribute towards the creation of a complete

community.



The Growth Plan defines lands not being within the delineated built-up area as being

designated greenfield areas. As per the recently approved County of Simcoe Official

Plan, the subject lands are not within the built-up area of Elmvale, as seen in Figure 7

on the next page. As such, these lands are considered a Designated Greenfield Area

(DGA). The Growth Plan (Section 2.2.7.2) advises that development within the DGA

must achieve a minimum target of 80 residents and jobs per hectare. The Growth Plan

(Section 2.2.7.5) further allows for an alternative DGA minimum density target for

municipalities positioned on the outer ring, as Springwater is considered. The Township

of Springwater has been provided an alternative DGA minimum density target of 32

residents and jobs per hectare under the County Official Plan. This minimum density

target is for the entirety of the Township’s DGA and should not be applied on a site-

specific basis.

As detailed in Section 3.0 of this Report, the proposed development will possess a

density of 75.57 people and jobs per hectare. The proposed development will assist

the Township in achieving its mandated minimum density target. It is important to take

into consideration that infill projects typically result in higher overall densities compared

to more traditional greenfield subdivisions with a greater variety of ground orientated

housing typologies. The design of the site has incorporated emergency access,

stormwater management, vehicle and pedestrian circulation, visitor parking and

maintained hazard lands. The development concept would not represent over

development of the lot given the incorporation of these elements.





In keeping with the policies of the Growth Plan, the proposed development shall

contribute to Elmvale being a complete community, while creating an urban form of

development which will support active transportation. Section 2.2.7.1c of the Growth

Plan stipulates that Designated Greenfield Areas are to provide a mix of land uses,

including residential, commercial and employment uses. The proposed development

contains a higher density built form, while also providing additional commercial uses.

A portion of the lands zoned ‘Tourist Commercial (CT) Zone’ and ‘General Commercial

(CG) Zone’ are being rezoned. A large portion of the lands, approximately 50%, are

being rezoned to ‘Environmental Protection (EP) Zone’. This will maintain a buffer and

provide protection for the river. Approximately 30% of the lands will be rezoned to

‘Residential Three Exception with Holding Provision (R3-X(H))’. The intent of the

commercial lands is to provide services to the community with visibility along Yonge

Street creating a gateway into Elmvale. The portion of the lands being rezoned to R3-

X(H) are behind the existing commercial plaza (Subway and Pharmacy) and would have

little to no exposure from vehicular traffic along Yonge Street. Aligning the rear lot lines

with the adjacent properties (Tim Hortons) pushes the commercial built form to the street

providing exposure to future businesses while creating a connection and gateway into

Elmvale. In addition, the lands to be rezoned to R3-X(H) are adjacent to existing

residentially zoned lands and back on to the EP lands/Wye River, rather than

commercial development on two sides. Converting the lands allows the development to

achieve higher density providing more affordable housing to the area.

The proposed development conforms to the Growth Plan. A detailed review of all

applicable policies can be found under Appendix 6.



4.3 COUNTY OF SIMCOE OFFICIAL PLAN

The subject property is currently designated “Settlement” under

the County of Simcoe Official Plan Schedule 5.1. The lands are

completely contained within the Elmvale Settlement Area. Urban

uses are to be directed towards settlement areas. Settlement

areas are to be developed at higher densities, making them more

economical to service. Elmvale is a fully serviced (water /

wastewater) settlement area within the Township, and is thus targeted for urban growth.

Section 3.5 outlines objectives and policies for Settlements within the County. The

proposed development provides population growth in a compact urban form while

efficiently utilizing the subject lands. This development also effectively utilizes existing

municipal infrastructure (water, sewer, etc.) within Elmvale. The proposed development

should be considered logical and appropriate in terms of minimizing land consumption

and servicing costs. This Section of the County Official Plan advises that settlement

areas shall be the focus of population growth and their vitality shall be promoted. The

proposed development will achieve these objectives.

As discussed earlier in this Report, the County Official Plan provides density targets

relative to Greenfield development for all of the local municipalities. These targets

represent minimum standards that have been devised in consultation with the individual

municipalities in order to match the historic growth patterns of the surrounding areas.

The minimum density target for Greenfield development within the Township of

Springwater is set at 32 residents/jobs per hectare. The proposed development will

surpass this minimum standard, achieving a combined 75.57 people and jobs per

hectare, while providing a housing type that makes efficient use of lands. This is the

most appropriate built form to located adjacent to existing and proposed commercial

uses, along with the fact that a portion of the lands are already zoned for townhouse

development.



The proposed development conforms to the County of Simcoe Official Plan. A detailed

review of all applicable county policies is found under Appendix 7.

4.4 TOWNSHIP OF SPRINGWATER OFFICIAL PLAN The subject properties are currently designated ‘General

Commercial’, ‘Natural Heritage Category One’, and ‘Urban

Residential’ in the Township of Springwater Official Plan. In order

to facilitate the proposed development, an Official Plan

Amendment is required to redesignate a portion of the lands to

‘Urban Residential’ and ‘Natural Heritage Category One’.

As mentioned, approximately 0.394 ha of the ‘General Commercial’ lands are being

redesignated to ‘Urban Residential’. The redesignation adjusts the rear lot line to align

with the existing developed parcels to the north and should be seen as a natural and

logical amendment. This will create a more logical transition from commercial use to

residential use and allow for the necessary buffers.

Under Section 9.2.1.1, permitted uses within the Urban Residential designation include

multiple unit dwellings including townhouses, among others. Each of the townhouses

proposed by this development are permitted under the Urban Residential designation.

Townhouse dwellings provide a more affordable housing option for the community, and

are generally geared towards first time homebuyers or seniors who are downsizing.

Section 9.2.4 of the Official Plan contains provisions for multiple unit dwellings in the

Township. The proposed development is not directly adjacent to any existing lower

density residential uses, but rather appropriately transitions from an institutional use in

the north and commercial uses along Yonge Street to the east. The proposed

development will not create any traffic issues, and will have no negative impact on the

balance of the existing low density residential subdivisions to the east and north. An

abundance of off-street parking is provided through this development with access points

designed for safe movement. The residential units have convenient access to Yonge



Street South, an arterial road as identified on Schedule A of the Official Plan, without

passing through existing residential subdivisions.

Section 8.4 of the Official Plan sets out development policies that are unique to the

Elmvale Settlement Area. Section 8.4.1.2 recognizes the Elmvale Settlement Area as a

location that has a high settlement capability due to historic growth, the existence of

community facilities, and the provision of full municipal water and sanitary facilities. This

development is positioned in an excellent location to take full advantage of these

amenities and services while providing an alternative housing option for an area

predicted to see increased future growth.

Section 9.2.6.2 of the Springwater Official Plan is a Special Urban Residential Policy

specific to the Urban Settlement Area of Elmvale. This Section states:

At least 60% of the total number of lots within a new Plan of Subdivision should

have a minimum area of 555 m2 (5974 sq. feet) with minimum frontage of 18

metres (59 feet), and shall accommodate single detached dwellings. No lot within

a new Plan of Subdivision should encompass less than 460 m (4951 sq. feet)

with minimum frontage of 15 metres (49 feet). For the purposes of this Plan a

parcel of land which accommodates two duplex dwelling units or two semi-

detached dwelling units shall be deemed a lot and should provide a minimum

frontage of no less than 18 metres (59 feet).

This policy does not permit development at the density required to achieve Provincially

mandated density targets and does not permit the type of development proposed by this

application. An amendment to the Official Plan will therefore be required, exempting this

application from Section 9.2.6.2 as written.

The proposed development conforms to the Township of Springwater Official Plan.



4.5 TOWNSHIP OF SPRINGWATER ZONING BY-LAW The subject lands are currently zoned ‘Residential Three Exception with Holding

Provision (R3-6(H))’, ‘Residential with Holding Provision (R1(H))’, ‘General Commercial

(CG)’, ‘Tourist Commercial (CT)’ and ‘Environmental Protection (EP)’ in the Township

of Springwater Comprehensive Zoning By-law. The proposed development requires a

Zoning By-law Amendment to rezone the subject lands from the previously listed zones,

into the ‘Residential Three Exception with Holding Provision (R3-X(H))’, ‘General

Commercial Exception (CG-X)’ and ‘Environmental Protection (EP)’

The special provisions will address various deficiencies as shown within Table 3 and 4

below.

Table 3: R3 Zoning Comparison


Townhouse units per block (maximum)

8 units 9 units

Lot Area (m2) minimum 200m²/unit 130 m²/unit

Lot Frontage (m) minimum 27.0 5.2m per interior unit, 7.0m per end unit,

7.2m per exterior unit

Front Yard (m) minimum 6.0 6.0m

Interior Side Yard (m) minimum 7.5 1.8m

Exterior Side Yard (m) minimum 6.0 2.0m


Dwelling unit floor area minimum (m2)

42 + 13/bedroom 42 + 13/bedroom

Lot coverage maximum (%) 30 60%

Height maximum (m) 11 12m (up to three storeys)

Landscaped Open Space (%) minimum

10 10% per lot

Courts See 6.3.14 n/a

Privacy Yards See 6.3.15 No Privacy Yards required

Play or Recreational Use Area/Amenity Space (m2) minimum

10m² per unit (total 690m²)

10m² per unit (provided in rear yard) and 756m²

consolidate amenity area

Parking spaces minimum 2/unit 2/unit (1 driveway and 1 garage space in tandem)



Commentary on the special provisions requested for the ‘Residential Three Exception

with Holding Provision (R3-X(H))’ is provided below:

• A maximum of nine (9) units are permitted in a row of townhouse/street

townhouse dwellings

Comment: Permitting nine (9) units in a townhouse row enables the development to maximize the developable lands. The proposed site plan has three blocks of nine dwellings units, while the remaining blocks are 6 or 8 units in length. Based on the configuration of the lot being irregular, allowing 9 units per block makes the most efficient use of this development parcel.

• Minimum lot area of 130m2 per unit

Comment: The proposed townhouse will be constructed on a private

condominium road with the necessary driveway length and rear yard amenity

space. Reduced minimum lot area requirements permits a higher density of

development that in this case does not represent overdevelopment but rather the

most efficient built form for this site. The site also offers amenity space for all

residents.

• Minimum lot frontage of 5.2m per interior unit lot, 7.0m per end unit lot, and 7.2m

per exterior unit lot

Comment: The required minimum lot frontage of 27.0 metres does not permit a

compact, medium density townhouse form of development. To provide

townhouse dwellings a reduction in the lot frontage is required. When the

townhouse units are reviewed as a block, all blocks will be greater than 27.0

metres. In the current site plan, the smallest block is 35 metres.

• Minimum interior side yard setback of 1.8m

Comment: The required interior side yard setback of 7.5m does not permit a

compact form of development, resulting in buildings that would be 15m apart. A

reduction in the side yard setback will not disrupt established character of any

neighbourhoods and is required in order to provide development that contributes

to minimum density requirements. The minimum side yard was selected based

on a review of the urban zones created for development within the Settlement

Area of Midhurst.

• Minimum exterior side yard setback of 2.0m

Comment: The exterior side yard setback is generally to ensure privacy for the

dwelling unit abutting a public road and to maintain visibility for traffic on adjacent

roads. Appropriate sight triangles are being provided at each intersection to

ensure safety and sight lines. The reduction of the exterior side yard will have



the effect of creating a more dense urban form which is known to reduce speeds

for vehicles within residential areas..

• Minimum rear yard setback of 7.0m

Comment: The understood intent of rear yard setback provisions is to ensure

privacy and sunlight for adjacent uses and to provide adequate private amenity

space for dwellings. There are no abutting residential developments for which

privacy and sunlight is required to be maintained, and a reduction of 0.5m from

the provisions in the R3 zone is considered minor in regards to the impact towards

private amenity space. Additionally, this special provision is requested to

recognize a small portion of the proposed units, as a majority meet Township

standards.

• Maximum lot coverage of 60%

Comment: Restricting the amount of lot area that a building can cover is to

maintain neighbourhood character, ensure separation between ownership and

uses, and provide a built form that is not overly obtrusive. The proposed

townhouse style dwelling units represent a higher density development that

efficiently uses the land. Although the coverage seems dense, when taking into

considered that lands being set aside for natural heritage purposes, this

development will not feel out of character for the Elmvale community.

• Maximum height of 12m

Comment: Maximum height requirements are primarily intended to preserve

established character of a neighbourhood, maintain consistent privacy, building

code compliance and adequate sunlight for neighbouring residential properties,

and ensure development occurs in a realistic manner. There are no existing

neighbouring residential properties that will be negatively impacted by a 1m

increase in height, and no established character will be disrupted by this increase.

The proposed townhouses will be 3 stories in height. An additional 1 m is required

in order to accommodate roof pitches.

• No Privacy Yards required

Comment: The understood intent of the privacy yards is to provide adequate

privacy for each dwelling by enforcing specific setbacks for specific dwelling

conditions. These bylaws do not take medium and high density built forms into

consideration. Adequate spacing will exist between commercial and residential

lands uses and will ensure computability.



Table 4: CG Zoning Comparison


Lot Area (m2) minimum nil 2,800m²

Lot Frontage (m) minimum nil 62.50m

Front Yard (m) minimum nil 10.0m

Interior Side Yard (m) minimum 0 0.1m

Exterior Side Yard (m) minimum 0 -


Gross floor area minimum (m2) N/A 570m²

Lot coverage maximum (%) 40 20.3%

Height maximum (m) 11 11.0m

Setback from any Residential Zone (any yard) (min.), to any building or structure

9.0 9.0m

Landscape Buffer, to any Residential Zone (min.)

3.0m 3.0m

Gross Floor Area (min.) for commercial use

n/a 570m²

Parking spaces minimum 1 space per every 20 m2 (215.29 ft.2 ) of gross floor

area

26 spaces with 1 barrier free

space

Loading Space Building area exceeds 200m² but not 930m²

Exceeding 930m²

1 space

2 loading spaces plus a minimum of 1

additional loading space for each 1400 m2 (15,069.97

ft.2 ) or fraction thereof

in excess of 930 m2

(10,010.76 ft²)

1 space

Commentary on the special provision requested for the ‘General Commercial Exception

(CG-X)’ is provided below:

• 1 parking space per every 22m² of gross floor area required for commercial use

(not specifically listed in the Zoning Bylaw)



Comment: The intent of the proposed parking reduction is to provide built form flexibility on a challenging site, due to environmental constraints. A large portion of lands will be designated and zoned environmental protection, removing lands from the developable area. The parking reduction allows for the built form to be of a useable size for a tenant while providing the required garbage enclosure and loading space. In addition, a fire route keyless gate access is provided through this site to serve the residential development to the west. It is anticipated that the commercial building will become a retail establishment, where the parking ratio is 1 space for every 30m² of gross floor area. In this case, a built form of 570m² is required to provide 19 parking spaces.

With these zoning exceptions in place, the proposed development will comply with the

provisions laid out in the Zoning By-law.

5.0 CONCLUSION

The development proposed by these applications will create appropriate and logical

growth within the urban settlement area of Elmvale. This fully serviced development is

proposed to contain sixty-five (65) townhouses and future commercial uses. The

development will be compatible with the adjacent uses, without creating any

environmental, health, or safety concerns.

This development will allow for residential and commercial growth in line with the

direction of both Provincial and County policy regarding greenfield development. The

amendments will permit a compact development, offering medium density housing types

within the Elmvale Settlement area with convenient access to commercial services.

It is my professional planning opinion that this development conforms to the goals and

objectives of the Growth Plan for the Golden Greater Horseshoe, is consistent with the

Provincial Policy Statement, Township of Springwater Comprehensive Zoning By-law,

County of Simcoe and Township of Springwater Official Plans, and represents good

planning.



Respectfully submitted,

Innovative Planning Solutions

Darren Vella, MCIP, RPP Vanessa Simpson President & Director of Planning Planner


IPS File No. 16-637 November 2018 Train Avenue and Yonge Street Subdivision

APPENDIX 1

Staff Report

Recommendation That the report from the Clerk regarding Request for Purchase of Land – Unopened Road Allowance – Train Avenue, dated July 23, 2018, be received; and, That Council hereby approve, in principal, the request for purchase of the Unopened Road Allowance – Train Avenue; and, That the sale of land be dependent on the approval of the Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision. OR That Council hereby deny the request for purchase of the Unopened Road Allowance – Train Avenue

Background On November 1, 2017, Council received an information report outlining a proposed Official Plan Amendment (OPA), Zoning By-law Amendment (ZBA) and Draft Plan of Subdivision for 5&6 Train Ave W and 74 Yonge St S. This report outlined a proposal to facilitate the development of sixty-nine (69) townhouse units. On November 20, 2017, a Statutory Public Meeting was held to receive comments from Council and the public regarding the proposal. Comments received at the public meeting were generally positive. Through internal review, it was determined that the draft plan of subdivision would require a cul-de-sac, which met the Township’s engineering design standards in order for municipal and emergency vehicles to adequately turn around. The Nottawasaga Valley Conservation Authority also required some changes to the proposed plan for environmental purposes. Due to the Townships cul-de-sac size requirements, the

To: Mayor and Council

From: Renée Chaperon, Clerk

Date: July 23, 2018

Subject:

Request for Purchase of Land – Unopened Road Allowance – Train Avenue, Elmvale

Template: 2014-2018 2147484

- 2 -

developer has advised that a significant reduction in units is required and as such would render the project financially unviable. Elmvale Development Inc. has submitted a request to purchase the unopened road allowance portion of Train Avenue and have revised their draft plan to include a private condominium laneway. This private laneway would be maintained and garbage collected by the condominium corporation and not by the Township/County. This purchase would allow the developer to submit a suitable plan of subdivision which would adhere to the Township and NVCA’s requirements along with ensuring minimal reduction in the proposed unit yield. Staff have received the following department comments regarding the request:

Fire and Emergency Services o Though we welcome the addition of 10 visitor parking spaces, we’re still

not convinced that it will be enough to prevent emergency vehicle access issues caused by people parked on both sides of the street in more convenient locations. As a compromise when built out, we’d appreciate one side of all streets being signed “no parking” and enforcement of same by either the Condo Corporation and/or the Township’s Bylaw Enforcement Division.

Public Works o The developer is responsible for the design and relocation of the trunk

sewer.

Finance and Planning and Development o No concern with the proposal.

No other comments or concerns were received. All development related considerations will be addressed through the preparation of Site Specific Official Plan and Zoning Amendments as well as Draft Plan Conditions. If approved by Council, the sale would not be finalized until final approval of the OPA, ZBA and Plan of Subdivision are received and an appraisal is undertaken by a qualified land appraiser. This report is being generated to ensure preliminary approval of the sale, due to potential lame duck provisions of Council.

Conclusion Should Council be in favour of the request for purchase, staff would commence the required process as outlined in by-law 2009-032 - Govern the Sale of Land. The purchaser would be responsible for all costs associated with the transfer including surveying, appraisal and all legal fees.

Template: 2014-2018 2147484

- 3 -

A subsequent report would be required at a later date to declare the land surplus to the needs of the Township prior to finalizing any sale.

Guiding Principles The above initiative is not tied to a guiding principle.

Approvals Submitted by: Renée Chaperon, Clerk Approved by: Robert Brindley, Chief Administrative Officer Version code: L07 2018-07-18 8:58 AM 2147484 shared\L - Legal Affairs\L07 Land Acquisition and Sale\Train Ave West Development

Applicable Municipal Policy or Legislation

Municipal Act, 2001

By-law 2009-032 – Govern the Sale of Land Background/Relevant Reports on the Subject Report – November 1, 2017 Request for Purchase - Elmvale Development Inc. – Train Ave W

https://springwater.civicweb.net/FileStorage/A6CCD57CB0D042D1B972D74A1CF4F1BA-Report%20-%20SU-2017-002%20(Elmvale%20Developments).pdf



APPENDIX 2

5m

R

OA

D W

ID

EN

IN

G

0.0

3 h

a (0

.0

74

a

c)

PROTECTION LANDS

ENVIRONMENTAL

PROTECTION LANDS

ENVIRONMENTAL

PROTECTION LANDS

ENVIRONMENTAL

PROTECTION LANDS

Future

Retail/Comm

ercial

570m²

LOADING SPACE

3.0m x 11.0m

3

2

21

ENCLOSED

GARAGE

BUILDING

K

e

y

l

e

s

s

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t

e

59.5

74.9

S

n

o

w

S

t

o

r

a

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Walkway Connection

BLOCK 2

TOWNHOUSES

8 UNITS

BLO

CK

5

TO

WN

HO

US

ES

8 U

NIT

S

BLO

CK

6

TO

WN

HO

US

ES

9 U

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BLO

CK

7

TO

WN

HO

US

ES

9 U

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S

BLO

CK

8

TO

WN

HO

US

ES

9 U

NIT

S

BLOCK 4

TOWNHOUSES

8 UNITS

BLOCK 1

TOWNHOUSES

6 UNITS

SWM BLOCK

FIRE ROUTE

NO PARKING

BLOCK 3

TOWNHOUSES

8 UNITS

6.0

3.0

6.0

3

.

4

1

.

5

6

.

0

1.5 m SIDEW

ALK

1.5 m SIDEW

ALK

1.5 m SIDEW

ALK

1.5 m

S

ID

EW

ALK

1.5 m

S

ID

EW

ALK

3.0

6.0

12.0

7.0

5.2

2

.

0

4

.

3

3.6

2

.

0

4.6

6.0

6.0

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7.2

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11.5

7.2

7.1

3.6

3.6

3.1

6.0

3.0

7.1

7.0

3.6

6.0

12.0

7.1

5.2

5.2

6.0

12.0

7.0

FIRE ROUTE

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STOP BAR

AND SIGN

10.0

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5

.

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26.0

4.3

62.5

AMENITY AREA

756m²

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

DECK

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45.4

45.2

35.0

45.4

45.4

51.4

50.6

50.6

7.0

SUBJECT

LANDS

INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: [email protected] www.ipsconsultinginc.com

SITE PLAN - 65 UNITS

TOWNSHIP OF SPRINGWATER

PART OF NORTH HALF LOT 6 AND

PART OF SOUTH HALF LOT 6, CONCESSION 8

MUNICIPALLY KNOWN AS

5 & 6 TRAIN AVE W, AND 74 YONGE ST S

IN THE TOWNSHIP OF SPRINGWATER

COUNTY OF SIMCOE

KEY MAP Scale 1:10,000

Scale 1:300

30m

SITE PLAN

0 10 20



APPENDIX 3

BLOCK 9

RESIDENTIAL

0.433 ha

BLOCK 12

ENVIRONMENTAL

PROTECTION LANDS

0.267 ha

BLOCK 16

ENVIRONMENTAL

PROTECTION LANDS

0.12 ha

BLOCK 13

ENVIRONMENTAL

PROTECTION LANDS

0.039 ha

BLOCK 14

ENVIRONMENTAL

PROTECTION LANDS

0.005 ha

OTHER LANDS OWNED BY

APPLICANT

BLOCK 1

RESIDENTIAL

0.140 ha

BLOCK 2

RESIDENTIAL

0.113 ha

BLOCK 3

RESIDENTIAL

0.087 ha

BLOCK 7

RESIDENTIAL

0.125 ha

BLOCK 8

RESIDENTIAL

0.125 ha

BLOCK 6

RESIDENTIAL

0.129 ha

BLOCK 4

RESIDENTIAL

0.114 ha

BLOCK 5

RESIDENTIAL

0.113 haBLOCK 11

STORMWATER

MANAGEMENT POND

0.264 ha

BLOCK 10

ROAD

0.536 ha

BLOCK 15

ENVIRONMENTAL

PROTECTION LANDS

1.530 ha

DATE

DATE

OWNER'S CERTIFICATE

I HEREBY AUTHORIZE INNOVATIVE PLANNING SOLUTIONS TO

PREPARE THIS DRAFT PLAN OF SUBDIVISION AND SUBMIT THIS

DRAFT PLAN OF SUBDIVISION FOR APPROVAL.

SURVEYOR'S CERTIFICATE

I CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE

SUBDIVIDED AND THEIR RELATIONSHIP TO ADJACENT LANDS ARE

ACCURATELY AND CORRECTLY SHOWN.

ADDITIONAL INFORMATION REQUIRED UNDER SECTION 51(17) OF THE PLANNING ACT

MEADOWLAND DEVELOPMENT INC.

APPROVED SUBJECT TO CONDITIONS IN ACCORDANCE WITH

SECTION 51(31) OF THE PLANNING ACT, RSO 1990, CHAP. P. 13,

AS AMENDED, THIS _________ DAY OF _______________________,

20___.

DIRECTOR OF PLANNING, DEVELOPMENT, AND TOURISM,

COUNTY OF SIMCOE.

RUDY MAK SURVEYING LTD.

a) SHOWN ON PLAN

b) SEE KEY PLAN

c) SHOWN ON PLAN

d) RESIDENTIAL

e) SHOWN ON PLAN

f) SHOWN ON PLAN

g) SHOWN ON PLAN

h) MUNICIPAL WATER

i) SILTY SAND

j) SHOWN ON PLAN

k) MUNICIPAL WATER & SEWAGE

l) NONE

FILE: 12345

DATE

ELMVALE DEVELOPMENT INC.

DATE

ELMBROOK DEVELOPMENT INC.

SUBJECT

LANDS





DRAFT PLAN OF SUBDIVISION







COUNTY OF SIMCOE


Scale 1:300

30m

DRAFT PLAN OF

SUBDIVISION

0 10 20



APPENDIX 4

AMENDMENT No. TO THE

OFFICIAL PLAN FOR THE


The attached explanatory text and Schedule “A” constituting Amendment No. to

the Official Plan for the Township of Springwater, was prepared and adopted by the

Council of the Corporation of the Township of Springwater by By-law No. 2015- in

accordance with the provisions of Section 17 and 22 of the Planning Act, R.S.O. c.P. 13

as amended.

MAYOR,

CORPORATE SEAL

OF TOWNSHIP

CLERK,

THE CONSTITUTIONAL STATEMENT

The following Amendment to the Official plan for the Township of Springwater consists

of three parts:

PART A – THE PREAMBLE Consists of the purpose, location and basis for the Amendment and does not constitute part of the actual Amendment.

PART B – THE AMENDMENT Consisting of the following text and Schedule “A” constitute Amendment No.___ to the Official Plan of the Township of Springwater.

PART C – THE APPENDICES Consists of the background information and planning considerations associated with this Amendment. This section does not constitute part of the actual amendment.

PART A – THE PREAMBLE

1.0 PURPOSE

The purpose of this Official Plan Amendment is to amend Schedule A and exempt the

subject lands from Section 9.2.6.2 of the Township of Springwater Official Plan.

The Official Plan Amendment intends to alter the Land Use Designations for lands

municipally known as 5 Train Avenue West, 6 Train Avenue West, and 74 Yonge Street

South.

The lands subject to this amendment are located within the Elmvale Settlement Area

and are subject to the Special Urban Residential Policies found within the Official Plan

governing that area. The Amendments seeks additional relief from Elmvale specific

policies that require minimum percentages of residential dwellings in new Plans of

Subdivisions to be single detached residential dwellings.

The Official Plan Amendment seeks to permit up to 100% of new residential dwellings in

a Plan of Subdivision as townhouse dwelling units.

2.0 LOCATION

The lands affected by this Amendment are in the Elmvale Settlement Area, in the

Township of Springwater. They are legally described as Part of North Half Lot 6 and

Part of South Half Lot 6, Concession 8, former Village of Elmvale, and now in the

Township of Springwater. The total lands consist of an area of approximately 4.420

hectares (10.92 acres) in size with 113 metres (370.7 feet) of frontage at 74 Yonge

Street South and 20.1 metres (65.9 feet) where Train Avenue West intersects with

Yonge Street South.

3.0 BASIS

The purpose of this Official Plan Amendment is to permit the development of sixty-five

(65) residential dwelling units in the form of townhouses, as well as general commercial

uses.

This Official Plan Amendment is required as the lands are currently designated a

combination of ‘General Commercial’, ‘Natural Heritage Cat. 1’, and ‘Urban Residential’

in the Township of Springwater Official Plan. The Amendment would enable the subject

lands to permit residential units and general commercial uses where identified.

The Official Plan Amendment application will:

1. Amend the subject lands on Schedule A-6 – Land Use and Road Plan of the

Township of Springwater Official Plan from ‘General Commercial’ to ‘Urban

Residential’ designation, introducing 0.394 ha of new residential lands.


Township of Springwater Official Plan from ‘General Commercial’ to ‘Natural

Heritage Category 1’ designation, introducing 0.614 ha of new natural heritage

lands.


Township of Springwater Official Plan from ‘Urban Residential’ to ‘Natural

Heritage Category 1’ designation, introducing 0.212 ha of new natural heritage

lands.

4. Amend the text of the Official Plan to exempt the subject lands from the

provisions of Section 9.2.6.2 as they pertain to minimum requirement for single

detached dwellings, and minimum lot size and frontage requirements.

3.1 PROVINCIAL POLICY STATEMENT

The Provincial Policy Statement has been reviewed relative to the planning applications.

Since these lands are located within an Urban Settlement Area where full municipal

services are available, the proposed development is fully consistent with the Provincial

Policy Statement.

The Provincial Policy Statement outlines the importance for building strong communities

and managing and directing land use to achieve efficient development and land use

patterns (Section 1.1). The applications aim to develop the subject lands in the most

logical and feasible manner, on full municipal infrastructure in keeping with Sections

1.1.3 and 1.6. This development has been designed such that it represents efficient and

compact development and land use patterns, which will sustain the financial well-being

of the area and Municipality.

Section 1.4.3 dictates that planning authorities shall provide for an appropriate range

and mix of housing types and densities while directing such development towards

locations where appropriate levels of infrastructure and public service facilities are

available. Municipalities are also directed to promote densities for new housing projects

which efficiently use land, resources, infrastructure and public service facilities.

The Provincial Policy Statement Section 1.3.1 directs that economic development in

communities is to be promoted through compact development that provides a mixture of

economic activities for residents that is compatible with surrounding uses. The proposed

site plan contains lands dedicated for future commercial use, in an area which has been

identified as appropriate for this type of development.

The proposed development represents growth within an urban settlement area. The

development will be positioned on land that is currently targeted for urban uses. Most

importantly, it represents creating an appropriate, logical, and feasible form of

residential use and compatible commercial use. This proposal will ensure the lands are

developed efficiently to their full potential, while ensuring long term economic viability of

the lands.

The Provincial Policy Statement’s objectives and policies are consistent with the

following applications.

3.2 PLACES TO GROW – GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE

The Growth Plan for the Greater Golden Horseshoe has been prepared and approved

under the Places to Grow Act. The Government of Ontario recognizes that in order to

accommodate future population growth, support economic prosperity and achieve a

high quality of life for all Ontarians, planning must occur in a rational and strategic way.

The Growth Plan has been reviewed relative to this application with particular emphasis

placed on the following sections:

Section 2.2.1 Managing Growth

Section 2.2.7 Designated Greenfield Areas

The subject lands are located within the urban settlement area of Elmvale which

possesses appropriate servicing and infrastructure for the type of development. Section

2.2.1 of the Growth Plan contains policies relative to creating complete communities

through directing growth to existing settlement areas.

This development proposes an appropriate housing type in the form of townhouses,

which are already permitted on the north side of Train Avenue. The concept plan has

been designed to be compact in nature while also respecting surrounding future

development. This development proposes the creation of sixty-five (65) residential units

along with a new commercial use that will contribute towards the creation of a complete

community.

The Growth Plan defines lands not being within the delineated built-up area as being

designated greenfield areas. As per the recently approved County of Simcoe Official

Plan, the subject lands are not within the built-up area of Elmvale. As such, these lands

are considered a Designated Greenfield Area (DGA). The Growth Plan (Section 2.2.7.2)

advises that development within the DGA must achieve a minimum target of 80

residents and jobs per hectare. The Growth Plan (Section 2.2.7.5) further allows for an

alternative DGA minimum density target for municipalities positioned on the outer ring,

as Springwater is considered. The Township of Springwater has been provided an

alternative DGA minimum density target of 32 residents and jobs per hectare under the

County Official Plan. This minimum density target is for the entirety of the Township’s

DGA and should not be applied on a site-specific basis.

The proposed development will possess a density of 75.57 people and jobs per

hectare. The proposed development will assist the Township in achieving its mandated

minimum density target. It is important to take into consideration that infill projects

typically result in higher overall densities compared to more traditional greenfield

subdivisions with a greater variety of ground orientated housing typologies. The design

of the site has incorporated emergency access, stormwater management, vehicle and

pedestrian circulation, visitor parking and maintained hazard lands. The development

concept would not represent over development of the lot given the incorporation of

these elements.

In keeping with the policies of the Growth Plan, the proposed development shall

contribute to Elmvale being a complete community, while creating an urban form of

development which will support active transportation. Section 2.2.7.1c of the Growth

Plan stipulates that Designated Greenfield Areas are to provide a mix of land uses,

including residential, commercial and employment uses. The proposed development

contains a higher density built form, while also providing additional commercial uses.

A portion of the lands zoned ‘Tourist Commercial (CT) Zone’ and ‘General Commercial

(CG) Zone’ are being rezoned. A large portion of the lands, approximately 50%, are

being rezoned to ‘Environmental Protection (EP) Zone’. This will maintain a buffer and

provide protect for the river. Approximately 30% of the lands will be rezoned to

‘Residential Three Exception with Holding Provision (R3-X(H))’. The intent of the

commercial lands is to provide services to the community with visibility along Yonge

Street creating a gateway into Elmvale. The portion of the lands being rezoned to R3-

X(H) are tucked behind the existing commercial plaza (Subway and Pharmacy) and

would have little to no exposure from the vehicular traffic along Yonge Street. Aligning

the rear lot lines with the adjacent properties (Tim Hortons) pushes the commercial built

form to the street providing exposure to future businesses while creating a connection

and gateway into Elmvale. In addition, the lands to be rezoned to R3-X(H) are adjacent

to existing residentially zoned lands and back on to the EP lands/Wye River, rather than

commercial development on two sides. Converting the lands allows the development to

achieve higher density providing more affordable housing to the area.

The proposed development conforms to the Growth Plan.

3.3 COUNTY OF SIMCOE OFFICIAL PLAN

The subject property is currently designated “Settlement” under the County of Simcoe

Official Plan Schedule 5.1. The lands are completely contained within the Elmvale

Settlement Area. Urban uses are to be directed towards settlement areas. Settlement

areas are to be developed at higher densities, making them more economical to

service. Elmvale is a fully serviced (water / wastewater) settlement area within the

Township and is thus targeted for urban growth.

Section 3.5 outlines objectives and policies for Settlements within the County. The

proposed development provides population growth in a compact urban form while

efficiently utilizing the subject lands. This development also effectively utilizes existing

municipal infrastructure (water, sewer, etc.) within Elmvale. The proposed development

should be considered logical and appropriate in terms of minimizing land consumption

and servicing costs. This Section of the County Official Plan advises that settlement

areas shall be the focus of population growth and their vitality shall be promoted. The

proposed development will achieve these objectives.

As discussed earlier in this Report, the County Official Plan provides density targets

relative to Greenfield development for all of the local municipalities. These targets

represent minimum standards that have been devised in consultation with the individual

municipalities in order to match the historic growth patterns of the surrounding areas.

The minimum density target for Greenfield development within the Township of

Springwater is set at 32 residents/jobs per hectare. The proposed development will

surpass this minimum standard, achieving a combined 75.57 people and jobs per

hectare, while providing a housing type that makes efficient use of lands. This is the

most appropriate built form to located adjacent to existing and proposed commercial

uses, along with the fact that a portion of the lands are already zoned for townhouse

development.

The proposed development conforms to the County of Simcoe Official Plan.

3.4 TOWNSHIP OF SPRINGWATER OFFICIAL PLAN

The subject properties are currently designated ‘General Commercial’, ‘Natural Heritage

Category One’, and ‘Urban Residential’ in the Township of Springwater Official Plan. In

order to facilitate the proposed development, an Official Plan Amendment is required to

redesignate a portion of the lands to ‘Urban Residential’ and ‘Natural Heritage Category

One’.

As mentioned, a portion of the ‘General Commercial’ lands are being redesignated to

‘Urban Residential’, approximately 0.394 ha. The redesignation adjusts the rear lot line

to align with the existing developed parcels to the north and should be seen as a natural

and logical amendment. This will create a more logical transition from commercial use

to residential use and allow for the necessary buffers.

Under Section 9.2.1.1, permitted uses within the Urban Residential designation include

multiple unit dwellings including townhouses, among others. Each of the townhouses

proposed by this development are permitted under the Urban Residential designation.

Townhouse dwellings provide a more affordable housing option for the community and

are generally geared towards first time homebuyers or seniors who are downsizing.

Section 9.2.4 of the Official Plan contains provisions for multiple unit dwellings in the

Township. The proposed development is not directly adjacent to any existing lower

density residential uses, but rather appropriately transitions from an institutional use in

the north and commercial uses along Yonge Street to the east. The proposed

development will not create any traffic issues and will have no negative impact on the

balance of the existing low density residential subdivisions to the east and north. An

abundance of off-street parking is provided through this development with access points

designed for safe movement. The residential units have convenient access to Yonge

Street South, an arterial road as identified on Schedule A of the Official Plan, without

passing through existing residential subdivisions.

Section 8.4 of the Official Plan sets out development policies that are unique to the

Elmvale Settlement Area. Section 8.4.1.2 recognizes the Elmvale Settlement Area as a

location that has a high settlement capability due to historic growth, the existence of

community facilities, and the provision of full municipal water and sanitary facilities. This

development is positioned in an excellent location to take full advantage of these

amenities and services while providing an alternative housing option for an area

predicted to see increased future growth.

Section 9.2.6.2 of the Springwater Official Plan is a Special Urban Residential Policy

specific to the Urban Settlement Area of Elmvale. This Section states:

At least 60% of the total number of lots within a new Plan of Subdivision should

have a minimum area of 555 m2 (5974 sq. feet) with minimum frontage of 18

metres (59 feet), and shall accommodate single detached dwellings. No lot within

a new Plan of Subdivision should encompass less than 460 m (4951 sq. feet)

with minimum frontage of 15 metres (49 feet). For the purposes of this Plan a

parcel of land which accommodates two duplex dwelling units or two semi-

detached dwelling units shall be deemed a lot and should provide a minimum

frontage of no less than 18 metres (59 feet).

This policy does not permit development at the density required to achieve Provincially

mandated density targets and does not permit the type of development proposed by this

application. An amendment to the Official Plan will therefore be required, exempting this

application from Section 9.2.6.2 as written.

The proposed development conforms to the Township of Springwater Official Plan.

PART B – THE AMENDMENT

1.0 DETAILS OF THE AMENDMENT

The Official Plan of the Township of Springwater, as amended is hereby further

amended as follows:

1. 9.6._ Part of North Half Lot 6 and Part of South Half Lot 6, Concession 8

(OPA#__)

2. 9.6._._ Notwithstanding the policies of Section 9.2.6.2, the above captioned

property shall be exempt from those policies.

3. Schedule A – Land Use and Road Plan to the Official Plan, as amended is

hereby further amended by designating the lands legally known as Part of North

Half Lot 6 and Part of South Half Lot 6, Concession 8, former Village of Elmvale,

now in the Township of Springwater and municipally known as 5 Train Avenue

West, 6 Train Avenue West, and 74 Yonge Street South, to “Urban Residential”

and “Natural Heritage Category 1”, as shown on Schedule “A” attached hereto

and forming Part of this Amendment.

2.0 IMPLEMENTATION

The provisions of the Official Plan regarding the implementation of that Plan shall also

apply to this Amendment.

3.0 INTERPRETATION

The provision of the Official Plan, as amended from time to time, shall apply in regard to

the Amendment.

PART C – THE APPENDICES

Consists of the background information and planning considerations associated with this amendment. This section does not constitute part of the actual amendment.

• Planning Justification Report, prepared by Innovative Planning Solutions, dated

November 2018;

• Function Servicing and Stormwater Management Report, prepared by Pinestone

Engineering Ltd., dated November 8, 2018;

• Traffic Impact Study, prepared by C.C. Tatham & Associates Ltd., dated March 16,

2017;

• Traffic Impact Study Addendum Letter, prepared by C.C. Tatham & Associates Ltd.,

dated October 5, 2018;

• Wye River Erosion Hazard Delineation, prepared by Water’s Edge, dated February 3,

2018; and

• Natural Hazard Study, prepared by C.C. Tatham & Associates Ltd., dated January 16,

2017.

URBAN RESIDENTIAL

URBAN RESIDENTIAL

URBAN RESIDENTIAL

GENERAL

COMMERCIAL

NATURAL HERITAGE

CAT. 1

NATURAL HERITAGE

CAT. 1

NATURAL

HERITAGE

CAT. 1

NATURAL

HERITAGE

CAT. 1

NATURAL

HERITAGE

CAT. 1

NATURAL

HERITAGE

CAT. 1

NATURAL

HERITAGE

CAT. 1

NATURAL

HERITAGE

CAT. 1

Total Lands

4.420 ha (10.92 ac)

LEGEND

Lands Not Subject to Redesignation

3.200 ha (7.91 ac)

Lands to be redesignated from 'General

Commercial' to 'Urban Residential'

0.394 ha (0.97 ac)

Lands to be redesignated from 'General

Commercial' to 'Natural Heritage Cat. 1'

0.614 ha (1.51 ac)

Lands to be redesignated from 'Urban

Residential' to 'Natural Heritage Cat. 1'

0.212 ha (0.53 ac)

SUBJECT

LANDS





SCHEDULE 'A' - OFFICIAL PLAN AMENDMENT __







COUNTY OF SIMCOE


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APPENDIX 5

THE CORPORATION OF THE TOWNSHIP OF SPRINGWATER

BY-LAW NO. 5000-___

A By-law of the Corporation of the Township of Springwater to amend Zoning By-law 5000 as amended, with respect to property located in Part of North Half Lot 6 and Part of South Half Lot 6 Concession 8, former Village of Elmvale, now in the Township of Springwater, and known municipally as 5 & 6 Train Avenue West and 74 Yonge Street South, Roll No. 434104000118200, 434104000118600, and 434103000607000 in the County of Simcoe.

WHEREAS The Planning Act, R.S.O. 1990, as amended, pursuant to Section 34 provides for adoption of Zoning By-laws and amendments thereto: AND WHEREAS Zoning By-law No. 5000, as amended, constitutes the zoning by-law for the Township of Springwater; AND WHEREAS Council of The Corporation of the Township of Springwater has received an application to further amend By-law 5000, as amended as it relates to Part of North Half Lot 6 and Part of South Half Lot 6 Concession 8, former Village of Elmvale; AND WHEREAS Council of the Corporation of the Township of Springwater deems the said application to be in conformity with the Official Plan of the Township of Springwater and deems it advisable to amend By-law 5000.

AND WHEREAS Council is in agreement with the request to amend its Zoning By-law; NOW THEREFORE be it enacted as a By-law of the Corporation of the Township of Springwater the following: 1) THAT Schedule “A” to By-law 5000 as amended, be further amended by

rezoning lands Part of North Half Lot 6 and Part of South Half Lot 6 Concession 8, former Village of Elmvale, now in the Township of Springwater as shown in Schedule ‘A’ attached hereto and forming part of this By-law: Residential Three Exception with Holding Provision (R3-X(H)) Zone; General Commercial Exception (CG-X) Zone; and Environmental Protection (EP) Zone

2) THAT By-law 5000, as amended, be further amended by the addition of the following:

a) THAT Section 6.4 of By-law No. 5000, as amended is hereby further amended by adding the following Section to create the following exception zones, R3, as follows: 6.4.XX. R3-X Part of Lot 6, Concession8

5 & 6 Train Avenue West and 74 Yonge Street South Roll No. 434104000118200, 434104000118600, and 434103000607000

i. Zone Provisions - Townhouse or Street Townhouse

Dwellings

Number of Units in a Row (max.)

9

Lot Area (min.) 130m²

Lot Frontage (min.) 5.2m per interior unit, 7.0m per end unit and 7.2m per

exterior unit

Interior Side Yard Width (min.)

1.8m

Exterior Side Yard Width (min.)

2.0m

Rear Yard Width (min.) 7.0m

Lot Coverage (max.) 60%

Height (max.) 12m

Privacy Yards None

b) THAT Section 16.4 of By-law No. 5000, as amended is hereby further

amended by adding the following Section to create the following exception zones, CG, as follows:

16.4.XX. CG-X Part of Lot 6, Concession8

74 Yonge Street South Roll No. 434103000607000

i. 1 parking space per every 22m² of gross floor area be

required for commercial uses (not specifically listed in the Zoning Bylaw 3.41.3)

3) THAT this By-law shall take effect and come into force pursuant to the provisions

of and regulations made under the Planning Act, R.S.O. 1990, c.P.13, as amended.

READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS _

day of , 2018.

THE CORPORATION OF THE TOWNSHIP OF SPRINGWATER

Mayor

Clerk

'GENERAL COMMERCIAL EXCEPTION

(CG-X) ZONE'

'RESIDENTIAL ONE

WITH HOLDING

PROVISION (R1(H))

ZONE'

'RESIDENTIAL THREE

EXCEPTION WITH

HOLDING PROVISION

(R3-X(H)) ZONE'

'RESIDENTIAL THREE EXCEPTION WITH HOLDING

PROVISION (R3-X(H)) ZONE'

'ENVIRONMENTAL

PROTECTION

ZONE'

'RESIDENTIAL THREE EXCEPTION WITH

HOLDING PROVISION (R3-X(H)) ZONE'

'RESIDENTIAL THREE EXCEPTION WITH

HOLDING PROVISION (R3-X(H)) ZONE'

'ENVIRONMENTAL PROTECTION

ZONE'

'ENVIRONMENTAL

PROTECTION ZONE'

'ENVIRONMENTAL PROTECTION

ZONE'

'ENVIRONMENTAL

PROTECTION

ZONE'

'ENVIRONMENTAL

PROTECTION

ZONE'

'ENVIRONMENTAL

PROTECTION

ZONE'

'ENVIRONMENTAL

PROTECTION ZONE'

LEGEND

Total Lands

4.420 ha (10.92 ac)

Lands Not Subject to Rezoning

1.664 ha (4.11 ac)

Lands to be rezoned from 'Residential Three

Exception with Holding Provision (R3-6(H))

Zone' to 'Residential Three Exception with

Holding Provision (R3-X(H)) Zone'

0.786 ha (1.94 ac)

Lands to be rezoned from 'Residential One

with Holding Provision (R1(H)) Zone' to

'Residential Three Exception with Holding

Provision (R3-X(H)) Zone'

0.560 ha (1.39 ac)

Lands to be rezoned from 'Tourist

Commercial (CT) Zone' to 'Residential Three

Exception with Holding Provision (R3-X(H))

Zone'

0.328 ha (0.81 ac)

Lands to be rezoned from 'General

Commercial (CG) Zone' to 'Residential Three

Exception with Holding Provision (R3-X(H))

Zone'

0.065 ha (0.16 ac)


Commercial (CT) Zone' to 'General

Commercial Exception (CG-X) Zone'

0.280 ha (0.69 ac)


Commercial (CT) Zone' to 'Environmental

Protection (EP) Zone'

0.617 ha (1.52 ac)

Lands to be rezoned from 'Residential One

with Holding Provision (R1(H)) Zone' to

'Environmental Protection (EP) Zone'

0.112 ha (0.30 ac)

SUBJECT

LANDS





SCHEDULE 'A' - ZONING BYLAW AMENDMENT ___







COUNTY OF SIMCOE


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Mayor



APPENDIX 6

REVIEW OF THE ONTARIO PLANNING ACT, PROVINCIAL POLICY STATEMENT (2014) AND THE GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) -

PLACES TO GROW

The following is a detailed review of the Ontario Planning Act, Provincial Policy Statement (2014) (“PPS”) and Places to Grow (2017) (“PtG”) to support the Planning Act Application for 5 & 6 Train Avenue West, and 74 Yonge Street South. Ontario Planning Act Provincial Interest

2.0 In carrying out responsibilities under this Act, regard shall be had to, among other matters, matters of provincial interest such as:

a) The protection of ecological

systems, including natural areas,

features and functions

An Erosion Hazard Delineation Study and Natural Hazard Study has been completed in conjunction with the proposed development. Through the Erosion Hazard Delineation Study, an Erosion Hazard Limit was defined which provides a setback from the river to the proposed development. The proposed development will maintain appropriate setbacks to the river to protect and preserve the features and functions of the natural areas on-site. Therefore, the proposed development is considered consistent with applicable policies.

b) The protection of the agricultural

resources of the Province

Not Applicable

c) The conservation and management

of natural resources and the mineral

resource base

Not Applicable

d) The conservation of features of

significant architectural, cultural,

historical, archaeological or scientific

interest

A Stage 1-2 Archaeological Assessment has been completed in conjunction with the proposed development and no archaeological resources were encountered.

e) The supply, efficient use and

conservation of energy and water

A Functional Servicing and Stormwater Management Report have been completed in conjunction with the proposed development. The Report demonstrates that the proposed development employs conservation techniques which help support

the sustainability of the project.

f) The adequate provision and efficient

use of communication,

transportation, sewage and water

services and waste management

systems

The Functional Servicing and Stormwater Management Report concludes that the proposed development can be serviced with water and sanitary utilizing the existing surrounding infrastructure. And that the proposed servicing can be achieved without any adverse impact to the existing municipal servicing in the surrounding area. Storm water will be managed through on-site treatment including a wet pond SWM facility, parking lot ponding / roof top storage, and appropriate technologies to provide adequate servicing. In addition, it further outlines how the project will be serviced efficiently and in an environmentally sound manner. A Traffic Impact Study has been completed in conjunction with the proposed development. It has reviewed and demonstrates that on-site circulation and the internal road network are considered appropriate. The site access is expected to provide excellent operations without issues.

g) The minimization of waste Not Applicable

h) The orderly development of safe

and healthy communities

The land use pattern will achieve an orderly lot fabric and avoid potential conflicts.

h.1) the accessibility for persons with disabilities to all facilities, services and matters to which this Act applies

Not Applicable.

i) The adequate provision and

distribution of educational, health,

social, cultural and recreational

facilities

Commenting agencies have provided comments relative to this facilities. Adequate facilities are in place for this development.

j) The adequate provision of a full

range of housing, including

affordable housing

The proposed development proposes townhouse dwellings, which will add to the range of housing options available within Elmvale and the Township of Springwater. The development will provide a housing type that is not popular in Elmvale, where most of the housing is single detached dwellings. In addition, due to the efficiency of the development, it will provide a more affordable housing option when compared to other forms of residential dwellings.

k) The adequate provision of The proposed development provides 0.280 hectares of commercial lands, for future

employment opportunities development. According to the County of Simcoe Employment Land Budget (2017), an average employment density of 50 jobs per hectare for commercial lands within Springwater. Therefore, a total of 14 new jobs are anticipated within the commercial lands.

l) The protection of the financial and

economic well-being of the Province

and its municipalities

The subject lands are well suited to accommodate the proposed intensification development, which will make efficient use of the existing infrastructure which in turn will not require additional capital monies to be expended to provide new or increase existing services.

m) The co-ordination of planning

activities of public bodies

Not Applicable

n) The resolution of planning conflicts

involving public and private interests

Not conflicts have been identified through the process at the time this report was written.

o) The protection of public health and

safety

As mentioned above, the Erosion Hazard Delineation Study, Natural Hazard Study, Functional Servicing and Stormwater Management Report, and Traffic Impact Study have reviewed the proposed development and confirm that the project is designed to protect and conserve natural features and functions of the lands.

p) The appropriate location of growth

and development

The subject lands are located within the Settlement Boundary of Elmvale, wherein residential growth is encouraged.

q) The promotion of development that

is designed to be sustainable, to

support public transit and to be

oriented to pedestrians

Public transpiration is not provided in Elmvale at this time. However, the proposed development provides safe pedestrian connection with sidewalks connecting to Yonge Street South and the future commercial development.

r) The promotion of built form that, i) is

well-designed; ii) encourages a

sense of place; and iii) provides for

public spaces that are of high

quality, safe, accessible, attractive

and vibrant

The proposed development will be well-designed and attractive and provide for a safe environment with the presence of windows over-looking the site. The site design provides for a high-level streetscape and street level activity throughout. Each dwelling unit is provided with a front and rear yard area for outdoor amenity uses. Street trees will be provided along the internal condo road as well as in the common open spaces throughout the site.

Visitor parking is provided at the entrance to the site, with pedestrian connections throughout the subject lands. The intent is that the Environmentally Protected Lands along the river will be dedicated to the Township through these applications. Public access to the river will be determined by the Township.

s) The mitigation of greenhouse

emissions and adaptation to a

changing climate

The Functional Servicing and Stormwater Management Report provides general recommendations for servicing the site. Detailed design will be carried out at the Site Plan approval stage.

Provincial Policy Statement (2014) 1.0 Building Strong Healthy Communities

Efficient land use and development patterns support sustainability by promoting strong, livable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth.

1.1 Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns

a) Efficient development and land use patterns.

The proposed development will be fully serviced by municipal water and sanitary sewage. A density of 37.22 units per hectare (65 units / 1.746 ha = 37.22) is proposed based on the servicing framework in accordance with applicable policy. The density provides for an efficient use of the subject lands.

b) Appropriate range and mix of residential, employment, institutional, recreation, park and open space, and other uses to meet long-term needs.

The proposal incorporates residential and commercial development, while maintaining and protecting the natural features of the site. The proposed townhouses provide a type of housing unit which adds to the range and mix of housing within Elmvale and the Township as a whole. The commercial lands provide future employment opportunities and services for the community.

c) Avoid development/land use patterns which may cause environmental/public health and safety concerns

The reports and studies completed in conjunction with these applications, provide adequate review and recommendations to support the proposal, entrusting the development does not cause concerns related to environmental/public health or safety.

d) Avoid development/land use patterns that would prevent efficient expansion of settlement areas

The subject lands represent an intensification opportunity within the settlement area of Elmvale and do not prevent future settlement expansion.

e) Promote cost-effective development patterns and standards to minimize land consumption and servicing costs

As an intensification project the proposed development will make efficient use of existing infrastructure. Further detailed design will occur at the Site Plan Approval stage.

f) Improve accessibility by removing land use barriers

The proposed development will not create any land use barriers.

g) Ensure necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are/or will be available to meet needs

The Functional Servicing and Stormwater Management Report analyzed the necessary infrastructure within the area required to service the proposed development. Water and sanitary services can be accommodated utilizing existing infrastructure. Hydro One has confirmed adequate servicing exists, while Union Gas requires upgrades to service the development.

h) Promote development and land use patterns that conserve biodiversity and consider imparts of a changing climate

The Functional Servicing and Stormwater Management Report reviews and provides recommendations to protect and enhance the existing natural features on-site.

1.1.3 Settlement Areas

It is in the interest of all communities to use land and resources wisely, to promote efficient development patterns, protect resources, promote green spaces, ensure effective use of infrastructure and public service facilities and minimize unnecessary public expenditures

1.1.3.1 Settlement areas shall be focus of growth and development

The subject lands are located within the Settlement Area Boundary of Elmvale which is a designated for development and growth.

1.1.3.2 a) Land use patterns shall be based upon densities and land uses to support: efficient use of land; appropriate for, and efficient use of infrastructure and public service facilities; minimize negative impacts to air quality and climate change; promote energy efficiency; support active transportation; transit supportive; and freight supportive

The proposed density of 37.22 units per hectare allows for the efficient use of the site and existing infrastructure. The Functional Servicing and Stormwater Management Report reviews and provides recommendations to service the site while protecting the natural features. Elmvale contains a considerable number of existing parks (33 developed and 4 in development) and open spaces for public use. Directly north of the subject property is the field for Elmvale District High School, and just east is Huronia Centennial Elementary School. The Community Use of Schools Program implemented by the Simcoe County District School Board permits the use of almost all school facilities outside of school hours for community use and programed events. In addition to the local park and recreation areas, the proposed development provides common open space for residents to enjoy. As well, each townhouse dwelling has both a front and private rear yard.

1.1.3.2. b) Range of uses and opportunities for intensification and redevelopment

The proposed development develops an area of town which is designated and zoned for growth. It also redevelops a site that was once used as a motel.

1.1.3.3 Planning authorities shall identify appropriate locations for intensification and redevelopment

The subject lands achieve all locational criteria for growth and development in accordance with the policies of the Township of Springwater Official Plan, Section 3.

1.1.3.4 Appropriate development standards should facilitate intensification, redevelopment and compact form

The proposed development conforms to the policies set out in the Township of Springwater Official Plan that are directed to residential and commercial growth.

1.1.3.5 Planning authorities shall establish minimum targets for intensification and redevelopment within built up area

The proposed development is considered a Greenfield development and cannot be characterized as intensification or redevelopment save and except for the commercial lands.

1.1.3.6 New development in designated growth areas should occur adjacent to existing built up area and have compact form, mix of uses and densities to allow for efficient use of land, infrastructure and public service facilities

The proposed development is within the settlement boundary of Elmvale. The development provides a compact, efficient built form at a density of 37.22units per hectare that provides for the efficient use of the subject lands, existing infrastructure and public service facilities.

1.3 Employment

1.3.1 Planning authorities shall promote economic development and competitiveness by:

a. providing for an appropriate mix and range of employment and institutional uses to meet long-term needs;

The proposed development contributes to employment opportunities and economic development within Elmvale.

b. providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses;

The proposed development maintains the commercial lands along Yonge Street South, creating a suitable site for future businesses at the Gateway into the community, a highly visible location.

c. encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities; and

The proposed development creates opportunity for neighbourhood connections, providing pedestrian connections from the residential development to the commercial lands. The commercial lands also provide the

opportunity to connect to the newly developed parcel to the north. Creating a more cohesive shopping experience.

d. ensuring the necessary infrastructure is provided to support current and projected needs.

The Functional Servicing and Stormwater Management Report submitted in conjunction with these applications ensures that the necessary infrastructure is provided. Detailed design will occur through Site Plan Control.

1.4 Housing

1.4.1 To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area by:

The proposed residential development proposes to develop 65 townhouse dwellings, providing a type of housing unit which adds to the range and mix of the communities residential unit types.

1.4.3 a) Establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate-income households

Standard townhouses are compact by nature and make efficient use of existing land and infrastructure, and therefore can provide a less expensive unit type that is more affordable when compared to alternate unit types.

1.4.3 b) Permitting and facilitating (i) all forms of housing required to meet social, health and well-being requirements of current and future residents, including special needs requirements; and (ii) all forms of residential intensification, including second units, and redevelopment

The application proposes development and redevelopment of the subject lands by way of residential intensification. This development creates unit types that will add to the unit types available within Elmvale.

1.4.3 c) Directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs

The location of the subject lands can be serviced by existing infrastructure.

1.4.3 d) Promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed

The proposed development is within the settlement boundary, provides a compact, efficient built form at a density of 37.22 units per hectare that provides for the efficient use of the subject lands, existing infrastructure and public service facilities. The area is well served by existing commercial, institutional and recreational opportunities in the immediate area. Public transit is not provided in Elmvale.

1.4.3 e) Establishing development standards for

It is recognized that alternative standards have yet to be developed for intensification

residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety

sites similar to this development. The requested amendments to the Residential Three Exception (R3-SP) zone associated with this application will provide appropriate standards to permit this intensification opportunity.

1.6 Infrastructure and Public Service Facilities

1.6.2 Planning authorities shall promote green infrastructure to complement infrastructure

As demonstrated by the Functional Servicing and Stormwater Management Report, the infrastructure to service the residential and commercial development will utilize appropriate technology to protect and maintain the natural occurring features.

1.6.3 Before consideration is given to developing new infrastructure and public service facilities: (i) the use of existing infrastructure and public service facilities should be optimized; and (ii) opportunities for adaptive re-use should be considered, wherever feasible

The development will utilize existing infrastructure that will assist with its optimization, while not requiring any expansion of new municipal infrastructure / public service facilities.

1.6.6 Sewage, water and Stormwater

1.6.6.1 Planning for sewage and water services shall:

1.6.6.1 a) Direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: municipal sewage systems and municipal water systems

The development will utilize existing infrastructure that will assist with its optimization, while not requiring any expansion of new municipal infrastructure.

1.6.6.2 Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

As noted in the Functional Servicing and Stormwater Management Report, the development will utilize existing municipal services.

1.6.6.7 Planning for stormwater management shall: (i) minimize, or where possible, prevent increases in contaminant loads; (ii) minimize changes in water balance and

The Functional Servicing and Stormwater Management Report provide information and analysis on adequate stormwater management recommendations to service the residential and commercial lands.

erosion; (iii) not increase risks to human health and safety and property damage; (iv) maximize the extent and function of vegetative and pervious surfaces; and (v) promote stormwater management best practices, including stormwater attenuation and re-use, and low impact development

1.6.7 Transportation Systems

1.6.7.4 A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation

A Traffic Impact Study has been completed in conjunction with this proposal and address the current and future transportation needs of the surrounding area. The subject lands are well situated in close proximity to commercial, institutional and recreational opportunities that are easily accessed by active transportation methods.

1.6.7.5 Transportation and land use considerations shall be integrated at all stages of the planning process

See above.

1.7 Long-Term Economic Prosperity

1.7.1 Long-term economic prosperity should be supported by:

1.7.1. c) Maintaining, and where possible, enhancing the vitality and viability of downtowns and main streets

The proposed development and additional population, approximately 139.1 persons according to the County of Simcoe Land Budget (2016), which will inhabit this development is expected to have a positive impact on the viability of Elmvale’s downtown and main streets.

1.7.1 d) Encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes

The proposed residential development will be well-designed, and the site planned to preserve the existing natural features and trees to the extent possible within an urban environment.

1.8 Energy Conservation, Air Quality and Climate Change

1.8.1 Planning authorities shall support energy conservation and efficiency, improved air quality, reduced greenhouse gas

The Functional Servicing and Stormwater Management Report prepared in support of this application demonstrate that these objectives of the Provincial Policy Statement

emissions, and climate change adaptation through land use and development patterns which:

are addressed by the proposed development.

1.8.1 a) Promote compact form and a structure of nodes and corridors

The residential development proposal provides for a compact form of development.

1.8.1 b) Promote the use of active transportation and transit in and between residential, employment (including commercial and industrial) and institutional uses and other areas

The subject lands are well situated near commercial, institutional and recreational opportunities that are easily accessed by active transportation methods.

1.8.1 e) Improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion

The subject lands are near employers located along Yonge Street South.

Places to Grow: Growth Plan for the Greater Golden Horseshoe (2017)

2.2.1 Managing Growth

2.2.1.2 Forecasted growth to the horizon of this plan will be allocated based on the following:

2.2.1.2 a) The vast majority of growth will be directed to settlement areas that (i) have a delineated built boundary; (ii) have existing or planned municipal water and wastewater systems; and (iii) can support the achievement of complete communities

Elmvale is a settlement area with a delineated built boundary. The subject lands are positioned within that built boundary. Municipal water and sewer systems are existing. The proposed development will add to the mix of housing types in Elmvale.

2.2.1.2 c) Within settlement areas, growth will be focused in: (i) delineated built up areas; (ii) strategic growth areas; locations with existing or planned transit, with a priority on higher order transit where it exists or is planned; and (iv) areas with existing or planned public service facilities

The subject lands are within Elmvale’s delineated built up area and designated and zoned for both residential and commercial development.

2.2.1.2 d) Development will be directed to settlement areas, except where the policies of this plan permit otherwise

Lands are within Elmvale’s settlement area.

2.2.1.2 e) Development will be generally directed away from hazardous lands

The Natural Hazard Study and Erosion Hazard Delineation Study provide setback from the Wye River. These setbacks provide a development area outside of the hazardous lands on site.

2.2.1.4 Applying the policies of this plan will support the achievement of complete communities that:

2.2.1.4. a) Feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services and public service facilities

The proposed residential development will add townhouse units to the housing diversity within the area. The subject lands are in close proximity to stores and services within Elmvale.

2.2.1.4 c) Provide a diverse range and mix of housing options, including second units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes

This application proposes redevelopment of the subject lands by way of residential intensification

2.2.1.4 g) The Functional Servicing and Stormwater

Integrate green infrastructure and low impact development

Management Report provide recommendations on the appropriate environmental technologies required as part of the servicing strategy for the subject lands.

2.2.7 Designated Greenfield Areas

2.2.7.1 New development taking place in designated greenfield areas will be planned, designated, zoned and designed in a manner that: a) supports the achievement of complete communities; b) supports active transportation; and c) encourages the integration and sustained viability of transit services.

These applications will amend the designation and zoning to permit the proposed development and support a complete community.

2.2.7.2. The designated greenfield area of each upper- or single-tier municipality will be planned to achieve within the horizon of this Plan a minimum density target that is not less than 80 residents and jobs combined per hectare.

The proposed development will possess a density of 75.57 people and jobs per hectare based on the County of Simcoe Land Budget (2016) and Employment Land Budget (2017). The proposed development will assist the Township in achieving its mandated minimum density target.

2.2.7.3. The minimum density target will be measured over the entire designated greenfield area of each upper- or single-tier municipality, excluding the following: a) natural heritage features and areas, natural heritage systems and floodplains, provided development is prohibited in these areas; b) rights-of-way for: i. electricity transmission lines; ii. energy transmission pipelines; iii. freeways, as defined by and mapped as part of the Ontario Road Network; and iv. railways; c) employment areas; and d) cemeteries.

The proposed density excludes the natural heritage and environmentally protected lands within the site.

2.2.7.5. For upper- and single-tier municipalities in the outer ring, the minimum density target for designated greenfield areas contained in the applicable official plan that is approved and in effect as of July 1, 2017 will continue to apply until the next municipal comprehensive review is approved and in effect.

The Township of Springwater is considered to be positioned in the outer ring. The Township of Springwater has been provided an alternative designated greenfield area minimum density target of 32 residents and jobs per hectare under the County Official Plan. The minimum density target is for the entirety of the Township’s DGA, and not to be applied on a site-specific basis.

2.2.7.6. For upper- and single-tier municipalities in the outer ring, council may request an alternative to the target established in

The proposed development provides a more compact built form than typical for the surrounding area. Thus, a high density is provided.

policy 2.2.7.2 through a municipal comprehensive review where it is demonstrated that the target cannot be achieved and that the alternative target: a) will maintain or improve on the minimum density target in the official plan that is approved and in effect as of July 1, 2017; b) will achieve a more compact built form to the horizon of this Plan that is appropriate given the characteristics of the municipality and adjacent communities; and c) is appropriate given the criteria identified in policy 2.2.7.4 c), with the exception of policies 2.2.7.4 c) i and vii.

3.2.7 Stormwater Management

3.2.7.2 a) – d) Proposals for large-scale development proceeding by way of a secondary plan, plan of subdivision, vacant land plan of condominium or site plan will be supported by a stormwater management plan or equivalent, that: (i) is informed by a subwatershed plan or equivalent; (ii) incorporates an integrated treatment approach to minimize stormwater flows and reliance on stormwater ponds, which includes appropriate low impact development and green infrastructure; (iii) establishes planning, design and construction practices to minimize vegetation removal, grading and soil compaction, sediment erosion, and impervious surfaces; and (iv) aligns with the stormwater master plan for the settlement area, where applicable.

The proposed development is proceeding with plan of subdivision application and later a site plan application. The Functional Servicing and Stormwater Management Report submitted in conjunction with this application address and provide recommendation for these matters.



APPENDIX 7

REVIEW OF THE COUNTY OF SIMCOE OFFICIAL PLAN POLICIES

The following is an in-depth review of the County of Simcoe Official Plan to support the Planning Act Application for 5 and 6 Train Avenue West, and 74 Yonge Street South. The County of Simcoe Official Plan

3.5 Settlements

3.5.1 To utilize existing settlements where appropriate in accordance with the policies of this Plan, as the setting for urban uses and/or most non-resource related growth and development.

The proposed development is within the settlement area of Elmvale.

3.5.2 To develop a compact urban form that promotes the efficient use of land and provision of water, sewer, transportation, and other services.

The proposed development provides population growth in a compact urban form while efficiently utilizing the subject lands. The development also effectively utilizes existing municipal infrastructure (water, sewer, etc.) within Elmvale.

3.5.3 To develop mixed use settlements as strong and economically viable central places.

The proposed development provides a new built form contributing to the overall mix of dwelling types. The proposed development plan should be considered logical and appropriate in terms of minimizing land consumption and servicing costs.



APPENDIX 8

REVIEW OF THE TOWNSHIP OF SPRINGWATER OFFICIAL PLAN POLICIES

The following is an in-depth review of the Township of Springwater Official Plan to support the Planning Act Application for 5 and 6 Train Avenue West, and 74 Yonge Street South. Springwater Official Plan

Section 3 – General Development Policies

3.5. The Township, public authorities and private individuals will be encouraged to develop open space areas as parks and recreational areas. Environmentally significant [Mod. #4 - Jan. 28/98] lands will be protected from undesirable and damaging forms of development.

The environmentally significant lands within the subject site will be protected from development. Appropriate setbacks have been put in place to keep these lands protected.

3.6. The straightening, changing, diverting or interfering in any way with the existing channel of a river, creek, stream or watercourse and the construction of any building or structure in or on a pond or swamp or any area susceptible to flooding, shall not be permitted in an area over which the Conservation Authority has jurisdiction except with written approval of the Authority. Where such activities create environmental impacts, other legislation such as the Environmental Protection Act, or its successor, may apply. [Mod. # 5 - Jan. 28/98] Fill Regulations prohibit the placing or dumping of fill of any kind, in any defined part of the area over which the Conservation Authority has jurisdiction, unless authorized by the Conservation Authority. These policies only encompass the lands within the jurisdiction of the Conservation Authority.

The proposed development does not infringe on the environmentally protected lands surrounding they Wye River. The Erosion Hazard Delineation Study and Natural Hazard Study has studied the lands surrounding the river and provide recommendations for the proposed development.

3.7. No new buildings or structures shall be permitted to locate in close proximity to either side of a natural or a municipal drainage course. The development setback distance may be determined on site in consultation with the appropriate regulatory agencies and/or a qualified professional. The intent of this restriction is to protect the stream system by providing a buffering capacity, to reduce the potential for increased flooding and erosion, and to allow for regular and unimpaired maintenance of

The Erosion Hazard Delineation Study and Natural Hazard Study have proposed setbacks from the river which will be maintained to protect the lands surrounding the river. The built form will remain outside of these lands.

the drainage course.

3.8. It shall be a policy of this plan to minimize direct vehicular access to all provincial highways and arterial roads, in order to maintain the safety and efficiency of these roads. Ribbon development on these roads shall be discouraged.

The proposed residential development will have one access off Yonge Street South. As will the commercial parcel. There is a secondary access proposed from the residential development through to the commercial parcel which will be for emergency vehicles only.

3.11. The existing amenities and environment of the urban settlement areas will be maintained and enhanced. Growth in the urban settlement areas will be premised on this policy.

The subject lands are within the urban settlement area.

3.12. Growth in urban settlement areas shall be encouraged to proceed in depth away from highways and arterial roads in order that these roads retain their efficiency as highways. This will allow for the freer movement of vehicular traffic and provide for greater safety and convenience for the community inhabitants.

The subject lands are within the urban settlement area. The commercial parcel that fronts Yonge Street South (County Road), will maintain an appropriate setback as per County policy.

3.13. Development in the urban settlement areas will be subject to the provision of appropriate sewage disposal methods and the availability of an adequate water supply of good quality.

The Functional Servicing and Stormwater Management Report submitted in conjunction with this application provide review on the provision of sewage disposal and water supply.

3.14. Commercial development shall generally be directed to urban settlement and rural settlement areas as identified in this Plan. This Plan will also provide for other commercial uses such as Tourist and Recreational, Highway and General Commercial.

The commercial parcel is within the urban settlement area. And is designated General Commercial and will be zoned General Commercial.

3.19. It shall be a policy of Council to ensure whenever possible, that the existing landscape amenities are preserved and enhanced. In this regard, the municipality shall consider enactment of a by-law or by-laws under the appropriate legislation, to regulate the size, type and location of signs.

Landscaping details will be reviewed through Site Plan Application.

3.21. No development shall be allowed in the Township which would place an undue burden on the financial resources of the Township. A desirable balance of

The Functional Servicing and Stormwater Management Report submitted in conjunction with this application provides review and comments on the required services.

residential, commercial, industrial and farm assessment shall be sought to maintain a good financial position for the Township. Development which would require the expenditure of large amounts of public money on facilities such as roads, water, sewer facilities, etc. shall be discouraged. Development should occur in such a manner as to minimize such municipal expenditures.

3.30. New residential, recreational, commercial, industrial and institutional development outside of settlement areas should not be permitted in identified significant natural heritage areas, on prime agricultural lands, and mineral aggregate resource lands.

The proposed development is with the settlement area of Elmvale.

3.33. In addition to all the applicable municipal requirements, all development adjacent to Provincial and County roads and highways is also subject to the requirements and permits of the Ministry of Transportation, the County or the appropriate agency.

Yonge Street South is deemed at County road and will be required to follow all applicable policies and pull permits as required.

3.34. Portable asphalt plants, used by a public road authority or their agents, shall be permitted throughout the municipality without amendment to this plan or the zoning by-law. Portable asphalt plants are not permitted in existing built-up areas and in environmentally sensitive areas designated as such in the Official Plan. Portable asphalt plants are discouraged on active agricultural lands. Wherever required, consideration shall be given to the use of existing asphalt plants and to locating the portable plant in a wayside pit, a vacant industrial site, the highway right of way or on inactive or less productive agricultural lands. Only when these alternatives have been explored and a suitable location cannot be found, consideration will be given to locating a portable asphalt plant on active agricultural lands. Portable asphalt plants are subject to the following provisions: 3.34.1. Under the Environmental Protection Act or its successor, all portable asphalt plants must have a Certificate of Approval from the appropriate authority and must

N/A

meet the conditions of that approval which may relate to the minimum separation distance and hours of operation as may be prescribed. [Mod. # 9 - Jan. 28/98] Portable asphalt plants should not be located within 300 m (985 feet) of a residential dwelling. 3.34.2. Sites used for portable asphalt plants within the agricultural area shall be rehabilitated to their former agricultural capability. 3.34.3. Portable asphalt plants will be removed from the site upon completion of the project and the site restored to as near to its original condition as possible including the removal of any contaminated soils or like material. 3.34.4. Upon removal of the portable asphalt plant a Certificate of Compliance concerning remediation of the site to a non-hazardous status may be required from the appropriate government agency having jurisdiction. In the absence of a suitable certificate, an Environmental Audit, conducted by a qualified professional, will be required from the user setting out the remediation work required and conducted and certifying the non-hazardous status of the site.

Section 4 – Economic Development

4.3. Objectives

4.3.1. Development resulting in an increase in economic activity in the Township shall be encouraged, provided it does not have an adverse impact on the natural environment, natural resources and rural character of the community.

The proposed commercial development will create approximately 14 jobs, as per the Simcoe County Employment Land Budget (2017). The proposed commercial lands maintain adequate setback from the natural environmental lands.

4.3.2. The concentration of economic activity in the urban settlement areas and identified nodal locations shall be encouraged. New land for commercial and industrial development may be developed as a business park near the Highway 400 interchange and Penetanguishene Road

The proposed commercial development is on lands designated and zoned for commercial uses. And is at the “gateway” into Elmvale.

(Hwy. 93). These areas shall have precedence over the establishment of new locations. [This section was appealed to the OMB by Chase and withdrawn on October 22/98]

4.3.4. The visual attractiveness of these economic nodes shall be enhanced by emphasizing the importance of landscaping, building design and facade to promote a positive corporate image.

Visual attractiveness, architectural design and landscaping will be reviewed through Site Plan application.

Section 6 – Housing Policies

6.2 Policies

6.2.1. The Township supports the principle of permitting a variety and mix of housing types and locations in the Municipality. The type of housing and density of development will largely be determined by the availability of appropriate types and levels of water supply and sewage treatment and other required community services; the nature and character of existing residential development in the community; the physical capability of the site and its natural environs to sustain the proposed residential development. [Mod. # 10 - Jan. 28/98]

The proposed residential development proposes townhouses, which will add to the variety and mix of housing types within Elmvale and Springwater. The Functional Servicing and Stormwater Management Report provide review on service availability.

6.2.2. The mix and variety of housing types may include a range of housing size, design, density, tenure and price based on the perceived needs of the Township’s existing and future residents. In the provision of this housing mix, the Township should encourage and give consideration to an appropriate amount designed to be affordable to moderate and lower income households.

The proposed townhouses contribute to the supply of affordable housing within the community as townhouses are often smaller than single detached dwellings and can be provided at a lower cost.

6.2.7. Within built up areas where sufficient infrastructure capacity exists, the intensification of residential uses may be considered to increase the potential supply of new housing units.

The Functional Servicing and Stormwater Management Report provides comments and review on existing infrastructure capacity.

6.2.8. The Township will endeavour to reduce the cost of housing by providing for cost effective development standards and regulations as may be deemed appropriate.

Townhouses can often be provided at a lower cost providing affordable housing options to the community.

Section 8 – Settlement Area Policies

8.4 Elmvale

8.4.1. General Development Policies

8.4.1.1. This section should be read in conjunction with Schedule "A-6", Elmvale Land Use and Road Plan. The policies of Section 3, General Development Policies shall apply in addition to the following.

N/A

8.4.1.2. The Elmvale settlement area is generally recognized as having a high settlement capability due to historic growth, the existence of community facilities, services and the provision of full municipal water and sanitary service facilities.

N/A

8.4.1.3. As a result of past servicing review studies, it is recognized that more land is designated for development than can be presently serviced at the date of adoption of this Plan. As a result of this circumstance the allocation of available capacity will be subject to the approval of Council and any municipal policies governing such allocation. In the event of future expanded capacity becoming available through ongoing assimilative studies, upgrades to the plant or through other opportunities, municipal policy governing such allocation will continue to apply.

The Functional Servicing and Stormwater Management Report provides review, recommendations and comments on existing services and the requirements to service the proposed development.

8.4.1.4. It is a policy of this Plan that where settlement areas are serviced by full municipal sewage and water services that areas proposed for development that are logical extensions to the settlement area will also be serviced by full municipal services. As a general rule and in keeping with this policy, no new development proposals situated outside and adjacent to the current settlement area should be approved on communal servicing systems, individual private sewage disposal systems or by any other servicing method other than by connection to the full service community facility.

The proposed development is within the settlement area of Elmvale and will be on full municipal services, both sewage and water.

8.4.1.6. The current design capacity of the sewage treatment plant could become a limiting

The Functional Servicing and Stormwater Management Report submitted in conjunction with this application provides

factor on the growth of the community over the duration of the planning period. As has been noted in previous engineering studies, the potential of the sewage and water systems is 3,600 persons. Therefore, it is recommended that the necessary technical studies and works be undertaken in an effort to overcome current design limitations so as not to restrict possible future growth during the planning period.

information and analysis on the sewage capacity for the proposed development.

Section 9 – Residential Policies

9.2 Urban Residential

9.2.1 Definition

9.2.1.1 The Urban Residential classification of land shall mean that the predominant use of land in areas so designated shall be for low to medium density residential uses. The uses permitted shall be limited to single detached dwellings, semi-detached (including linked semi-detached) or duplex dwellings, single detached dwellings converted to multiple unit dwellings, multiple unit dwellings including triplexes, fourplexes, townhouses and low rise apartment buildings, schools (excluding private schools) [Mod. #34 - Jan.28/98] and group homes and home occupations established in accordance with the provisions of Section 25. Other uses considered necessary to serve residential areas may be permitted including open space uses, community facilities such as parks and playgrounds, places of worship, cemeteries and libraries.

A portion of the subject lands are designated Urban Residential and will be the lands that contain the townhouse development. Townhouses are a permitted use within the Urban Residential designation.

9.2.2 Policies

9.2.2.1 The density of new residential development within the Urban Residential designation will be dependent on the type of hard service infrastructure available and the capacity of these systems to accommodate growth. Policies which address the development density for those areas designated Urban Residential are found in Section 8, Settlement Areas, and are related to the specific settlement area. For the purpose of this Plan a net residential hectare shall be defined as the area of residential development less public space, open space,

The Functional Servicing and Stormwater Management Report provide recommendations on the services required for the proposed development as well as the existing services.

schools, collector and/or arterial roads.

9.2.4 Development Criteria for Multiple Unit Dwellings

9.2.4.1 The uses permitted shall be limited to multiple unit dwellings including triplexes, fourplexes, townhouses, low rise apartment buildings and senior citizen multiple dwellings.

The proposed residential development will provide townhouse dwellings which is a permitted use.

9.2.4.2 Multiple unit dwellings shall be located so as to minimize their impact on adjacent lower density residential uses. Generally, multiple unit dwellings shall be located on arterial or collector roads or have access to arterial or collector roads without the necessity of passing through areas of lower residential density.

The proposed residential development is in an area which provides separation from single detached family dwellings of lower density. The high school provides a buffer to the north and to the east the lands are buffered by commercial developments along Yonge Street South. And the Wye River runs along the south/west edge of the proposed development.

9.2.4.3 In considering development applications Council shall ensure that the proposed multiple unit dwelling will not create a traffic hazard and that its impact on low density residential areas will be minimal.

The Traffic Impact Study submitted in conjunction with this application, notes that on-site circulation and the proposed layout of the internal road network is considered appropriate with respect to the maneuvering requirements of emergency vehicles and other typical design vehicles accessing the site.

9.2.4.4 Multiple unit residential development will require full municipal or communal servicing and shall occur in accordance with the appropriate policies of this Plan in this regard.

The proposed development will be on full municipal services as specified in the Functional Servicing and Stormwater Management Report.

9.2.4.5 The maximum height of a multiple unit dwelling should not exceed 11 metres (36 feet).

A zoning by-law amendment is being submitted in conjunction with this application to request a height increase to 12 metres.

9.2.4.6 All dwelling units shall be self contained and shall have private entrances and separate culinary and sanitary facilities.

Each dwelling unit will be self contained and have private entrances and separate culinary and sanitary facilities.

9.2.4.7 Adequate off street parking shall be provided. Access points to parking areas shall be designed in a manner that provides for the adequate and safe movement of vehicular and pedestrian traffic.

Visitor parking has been provided. A total of 15 spaces with 1 barrier-free space are provided at the entrance to the development.

9.2.4.8 Adequate buffering shall be provided between the proposed use and adjacent uses, particularly adjacent single detached

Buffering is provided. Additional landscaping details will be reviewed at Site Plan.

residential uses. Such buffering may include the provision of grass strips, screening and the planting of trees and shrubs and the location of a berm or fence.

9.2.4.9 Development proposals will be expected to address and reflect the policies and requirements related to urban design criteria as set out in Section 7, Community Design.

Urban Design will be reviewed at Site Plan when detailed building plans and elevations are required.

9.2.6 Special Urban Residential Policies

9.2.6.1 Elmvale: In addition to the policies of this section the following policies shall apply to the Urban Settlement Area of Elmvale.

9.2.6.2 At least 60% of the total number of lots within a new Plan of Subdivision should have a minimum area of 555 m2 (5974 sq. feet) with minimum frontage of 18 metres (59 feet), and shall accommodate single detached dwellings. No lot within a new Plan of Subdivision should encompass less than 460 m (4951 sq. feet) with minimum frontage of 15 metres (49 feet). For the purposes of this Plan a parcel of land which accommodates two duplex dwelling units or two semi-detached dwelling units shall be deemed a lot and should provide a minimum frontage of no less than 18 metres (59 feet).

The proposed draft plan of subdivision proposes 100% townhouse development. An Official Plan Amendment is required to allow this development to be exempt from this policy, as this policy does not permit development at the density required to achieve Provincially mandated density targets and does not permit the type of development proposed by this application.

9.2.6.3 The maximum number of semi-detached or duplex dwelling units within a new Plan of Subdivision should not exceed 25% of the total number of dwelling units proposed for the development.

The proposed draft plan of subdivision does not propose any semi-detached or duplex dwellings.

Section 11 – Commercial

11.1.2 Policies

11.1.2.1 The Commercial classification of land shall mean that the predominant use shall be for commerce which is defined as the buying, selling and provision of goods and services. This classification need not prevent some of the land from being used for other purposes provided these purposes are compatible with Commercial and will in no way detract, hinder or prevent the areas from being used for proper commercial development and

A portion of the subject lands are designated and zoned commercial, with the proposal aligning with these policies. The end use of the commercial lands is unknown at this time.

provided further that precautions are taken by imposing standards on how the land may be used by these other purposes to protect the areas for commerce. These standards are to be included in the implementing Zoning By-law.

11.1.2.3 Commercial uses on private or partial municipal services may include a dwelling unit as an accessory use, where there exists a suitable environment for a residence. In areas of full municipal services residential uses in conjunction with Commercial uses will generally be permitted. In addition, the implementing Zoning By-law will contain regulations governing location, off street parking requirements, minimum floor areas for residential uses and other related regulations.

The commercial lands will be on full municipal services.

11.1.2.6 Regard shall be had to the transportation section of this Plan to ensure compliance with entrance, location and design criteria as may be required.

The commercial lands will have one entrance off Yonge Street South.

11 .1 .2.7 Off street areas shall be required for every building and use within this classification in order that adequate parking and loading space may be provided to the degree required by the nature of the business being carried on.

The commercial development will provide on site/off street parking as required by the zoning bylaw for the specific use of the building.

11 .1 .2.8 Access points to such parking shall be limited in number and designed in such a manner so as to minimize the danger to vehicular and pedestrian traffic. Where appropriate, the off street connection of parking areas between adjacent Commercial properties is encouraged to facilitate the movement between sites and to avoid the use of adjacent public roads.

The commercial lands will have one entrance off Yonge Street South which will service the parking area within the site.

11.1.2.9 Commercial facilities shall be located and sited so as to be easily accessible by vehicular traffic. Major Commercial areas shall be located near or adjacent to highways and arterial roads.

The commercial building will abide by the applicable zoning bylaw setbacks provided by the Township and the County as the property fronts a Country road. These bylaws will determine the setback from the road.

11.1.2.10 Commercial facilities shall be encouraged to

The proposed commercial development will be compact and provide an attractive and

develop in such a manner so that they are compact, attractive and efficient.

efficient built form.

11.1.2.11 Adequate buffering shall be provided between the Commercial areas and any adjacent residential areas and buffer planning may include provisions for grass strips and appropriate planting of trees shrubs as may be specified in the implementing Zoning By-law.

Buffering between the proposed commercial development and residential development will be provided in accordance with the zoning bylaw.

11.1.2.14 All areas or lots designated in any of the Commercial categories found within this Official Plan and shown on Schedule ‘A’ or any other Schedule to this Official Plan which are either currently vacant of any buildings or structures or which are built on or are currently used for another purpose such as residential, may be subject to Site Plan Control pursuant to Section 29 of this Plan.

The proposed development is subject to Site Plan Control. A formal Site Plan Control application will be submitted.

11.1.2.16 Elmvale: In addition to the policies of this section the following policies apply to the Urban Settlement Area of Elmvale. a) Maintain, improve and provide for the controlled growth of the central business district as well as to allow limited commercial expansion in other parts of the community, having careful regard for good site development standards. b) Provide adequate highway commercial establishments oriented to the needs of the travelling public while at the same time having regard that they do not compete on a functional basis with the central business district. c) Permit commercial infilling adjacent to existing commercial uses.

The subject lands are within the Elmvale Settlement Area. Providing commercial growth on lands designated and zoned for commercial uses. The proposed development is adjacent to Yonge Street South/County Road 27, providing adequate vehicular traffic. Adjacent to existing commercial developments.

11.2 General Commercial

11.2.1 Definition

11.2.1.1 The uses permitted in a ‘General Commercial’ designation are those commercial uses which typically provide for the sale of goods and services to meet the needs of the local market area. Permitted

At this time the specific use of the commercial lands is unknown. However, the final use will conform with the designation and zoning permitted.

uses may include, but are not limited to, retail commercial uses, personal services, recreational and tourism uses, entertainment uses, community facilities, business and professional offices, eating establishments, service shops and medical services.

11.2.2 Policies

11.2.2.1 General Commercial uses should be directed to settlement areas. Such uses should be grouped together and future development should typically take the form of a natural and logical extension to the existing development.

The subject lands are within the settlement area and adjacent to existing commercial development.

11.2.2.2 New development should have regard for adjacent residential and noncommercial uses and appropriate suitable measures should be employed to mitigate potential adverse impacts.

The proposed commercial development will be designed and constructed with regard to the residential townhouse development. Adequate buffering will be provided between these uses.

Section 16 – Natural Heritage (Environmental Protection Policies)

16.2 Policies

16.2.1 The Natural Heritage System The Township’s Natural Heritage System is a diverse and environmentally complex system comprised of various natural features or landforms which include extensive provincially and locally significant wetlands, areas of natural and scientific interest, areas of significant biological habitat, aquifer recharge/discharge and headwaters areas, as well as vast forest and woodland areas. When the quality of these individual components, the most notable and largest of which is the internationally recognized Minesing Swamp provincially significant Class 1 Wetland, are taken into consideration it is evident that the Natural Heritage System of the Township is truly an outstanding natural legacy and asset. It is intended that Natural Heritage features and areas are to be protected, maintained, and enhanced and not subject to the impact of incompatible and inappropriate land uses

and development. In order to provide adequate protection to especially sensitive and significant environmental features two categories of natural heritage features and areas have been established; areas where “development will not be permitted” (Category 1); and areas where “development may be permitted if it can be demonstrated that it will not negatively impact” the natural features or functions of areas (Category 2). The categorization of environmental significance and sensitivity is determined to various degrees by provincial guidelines, the nature and detail of existing information, municipal criteria, and other agency approaches. It is acknowledged that the majority of the Natural Heritage System designation lines, shown on the various map schedules of this Plan, have been established through air photograph interpretation and as such may be subject to further interpretation through site specific field testing. [Mod. #43 - Jan.28/98] [OMB Order #2575] It is anticipated that the delineation of the Natural Heritage System will be periodically revised and updated from time to time over the duration of the planning period to take into account new information, provincial guidelines, and agency and municipal approaches.

16.2.1.1 Definitions Natural Heritage (Environmental Protection) - Category 1 Lands may primarily be characterized as undeveloped natural areas of high environmental quality and significance and/or sensitivity. These areas typically will be both publicly and privately owned. Natural Heritage (Environmental Protection) - Category 2 Lands may be characterized as areas of lesser environmental significance and/or sensitivity, although areas of high environmental quality may also be present. Category 2 Lands also presently contain lands/or waters previously altered or impacted (i.e. former agricultural or aggregate extractive areas) and developed areas which exhibit a variety and mix of existing uses.

(i) Natural Heritage (Environmental Protection) Category I Lands Lands designated as Natural Heritage (Environmental Protection) Category 1 Lands on Schedule “A” include environmentally significant lands and/or waters of inherent ecological sensitivity, such as those areas containing the following natural features:

• Internationally, provincially, and locally significant wetlands (Classes 1 - 7);

• Provincially significant Areas of Natural and Scientific Interest (A.N.S.l.’s) or other combinations of habitat or landform which could be essential for scientific research or conservation education;

• Significant portions of the habitat of threatened and endangered species; and

• Significant natural watercourses and ravines. Notwithstanding that all significant natural watercourses and ravines within the Township may not be shown as Natural Heritage (Environmental Protection) - Category I Lands on Schedule “A”, policies are contained within this section which apply specifically to these areas.

6.2.1.2 Permitted Uses (i) Natural Heritage (Environmental Protection) - Category I Lands a) The natural state of these areas is intended to be preserved and maintained to the greatest extent possible. Permitted uses on lands designated Natural Heritage (Environmental Protection) - Category I Lands as shown on Schedule “A” include existing approved agricultural uses. Other uses include forestry, passive outdoor recreation, scientific research and education, wildlife management, and other activities compatible with the conservation and preservation of the natural flora and

A portion of the subject lands are designate Natural Heritage (Environmental Protection) Category I Lands. This area on the site will remain in its natural state. No development is proposed within these lands.

fauna. b) No buildings or structures shall be allowed in Natural Heritage (Environmental Protection) - Category I Lands other than accessory buildings to permitted uses and those structures necessary for flood or erosion control or for conservation purposes as approved by Council in consultation with the appropriate agencies.

16.2.1.3 General Policies (i) Where land designated or delineated Natural Heritage System is under private ownership this Plan does not indicate that this land will necessarily remain as such indefinitely, nor shall it be construed as implying that such areas will be purchased by the Township or a public agency or are free and open to the general public and that unlimited outdoor recreation activities will be permitted. (ii) The re-designation of lands situated adjacent to Natural Heritage (Environmental Protection) - Category I Lands or adjacent to environmentally significant lands/waters as defined by Section 16.2.1.1. of this Plan shall generally be discouraged. In the event that an application to re-designate such lands is made, the applicant shall undertake an E.I.A. (Environmental Impact Assessment) completed by a professional qualified in the field of environmental sciences to the satisfaction of the Township and other approval agencies. (iii) The re-designation of (deletion of Aof undisturbed natural portions) [Mod. #44 - Jan.28/98] Natural Heritage (Environmental Protection) - Category 2 Lands of the Township for development may require an E.I.A. (Environmental impact Assessment) to be completed by a professional qualified in the field of environmental sciences to the satisfaction of the Township and other approval agencies. (iv) Non-Conforming uses within the Natural Heritage System may be recognized in the

The intent is that the Natural Heritage Lands will be dedicated to the Township. Public access to these lands will be determined by the Township. The lands designated Natural Heritage will remain as such. Through the OPA process additional lands will be designated from General Commercial and Urban Residential to Natural Heritage Category 1. This will provide additional buffers and protected lands… N/A N/A

Zoning By-law implementing this Plan. The extent of such use will be limited to an area sufficient to the siting of the use. Council shall discourage the extension of non-conforming uses in these areas. (v) It is not the intent of this Plan to limit the ability of existing agricultural land uses to continue even when such uses presently occur within a natural feature or area, or on adjacent lands, provided that they are consistent with the policies of this Plan or the Zoning By-law. Agricultural uses include; the growing of crops, including nursery and horticultural crops; raising of livestock and other animals for food, or fur, including poultry and fish; aquaculture; agro-forestry; maple syrup production; and associated on-farm buildings and structures. (vi) An amendment to this Plan will not be required for changes to the Natural Heritage (Environmental Protection) - Category I Lands designation or those areas delineated as Natural Heritage (Environmental Protection) -Category 2 Lands, if the changes are deemed to be insignificant by Council in consultation with the commenting agencies. Where boundaries are in question, the municipality shall consult with the applicable agency/ies to determine the necessity of an amendment to this plan. If an amendment is deemed unnecessary the Township shall proceed with an amendment to the Zoning By-law. (vii) In the absence of more detailed mapping, Natural Heritage System boundaries shall be used as guides for the implementation of the policies contained within this Plan. The municipality should amend the Schedules of the Official Plan and Comprehensive Zoning By-law to incorporate more detailed mapping of components of the Natural Heritage System when such mapping becomes available.

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Section 23 – Stormwater Management

23.2 Policies

23.2.1 As a general rule the effects and impact of stormwater management and quality control form an integral and important part of the land use planning and construction aspects of development, redevelopment and public works. As such, the integration and coordination of stormwater management should be a continuing and important part of any growth and development consideration.

A stormwater management facility is proposed to accommodate the proposed development.

23.2.2 A Master Drainage Plan which addresses both quantity and quality control aspects of stormwater management may be required to be undertaken by the developer for the catchment area of the applicable subwatershed area in which the development is located in order to minimize erosion and ensure drainage structures have adequate capacity. The determination of the applicable subwatershed area to be reviewed will be established by the Municipality and/or the applicable government agency having jurisdiction. All storm drainage works should be consistent with the guidelines as outlined in the Stormwater Management Practices and Design Planning Manual by the Ministry of Environment and Energy, 1994, or its successor. Agreements with the appropriate government agencies may be required regarding stormwater management for development abutting County roads and Provincial highways.

A stormwater management report has been completed as part of our submission.

23.2.3 Water quality monitoring may be required to be undertaken by parties proposing development with respect to bodies of water receiving surface runoff. If a deterioration in water quality occurs, appropriate measures may be implemented or required by the Township or the appropriate authority including restrictions on development, treatment of surface runoff to improve the quality, or regulations for on-site disposal of surface water.

To be determined at the detailed design stage.

23.2.4 The Township may undertake public works, pass by-laws, acquire lands and impose development conditions to ensure appropriate stormwater control and

Understood

management.

23.2.5 Stormwater management plans shall be undertaken for all new Plans of Subdivision, may be required for those developments placed under Site Plan Control by the Township and may be required for those developments which by their nature, magnitude or location present a potential for negative impact on the surrounding drainage area. The proposed stormwater management plan shall be acceptable to the relevant regulatory agencies and commenting bodies having jurisdiction and shall be designed in accordance with any Township design standards, and if applicable, the Master Drainage Plan for the subwatershed area in which the site is situated. In the absence of a Master Drainage Plan, the stormwater management plan should, as may be appropriate, address such matters as best management practices, consideration of watershed flow regimes and headwater areas, stormwater flow control, centralized facilities, erosion control during and after construction, impact on groundwater resources, maintenance of base flow and storage levels and effects on water quality including temperature, wildlife, fisheries and the implementation of any mitigating measures.

A Functional Servicing and Stormwater Management Report has been completed and submitted in conjunction with these applications. Detailed design will take plan through Site Plan Control.

23.2.6 The retention of existing tree cover or natural vegetation particularly along watercourses and water stream valleys [Mod. #60 - Jan.28/98][OMB Order #2575] and the provision of significant grassed and natural areas shall be encouraged to facilitate the infiltrating of stormwater runoff into the ground where soil conditions permit. Lot level and conveyance stormwater quality controls should be addressed in any new development proposal.

Landscaping requirements, reports and plans will be reviewed through Site Plan Control.

23.2.7 Channelization of natural watercourses should be minimized. Alteration of natural watercourses should only be undertaken as part of an approved renaturalization/replacement plan. [Mod. #61 - Jan.28/98]

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23.2.8 Where as a result of the consideration of current and adopted guidance documents dealing with stormwater management practices [OMB Order #2575] and design and where end of pipe management facilities are required, such facilities shall be designed [Mod. #62 - Jan.28/98] so as to retain surface runoff during peak flow periods, to permit settling of some pollutants contained in the surface runoff and to reduce the cost of storm sewers, related works and maintenance. End of pipe stormwater quality controls should include wet storm detention pond wetlands, oil/grit separators, buffer strips, or infiltration basins or trenches.


23.2.9 Developments which could have an impact on surface drainage shall provide comprehensive drainage plans detailing methods of treating stormwater runoff and discharging it to a suitable receiving watercourse [Mod. #63 - Jan.28/98] and any impact on adjacent or affected properties.


23.2.10 No Official Plan Amendment, Zoning By-law Amendment or Plan of Subdivision shall be approved in the Township if the proposed development would have a significant adverse impact on surface drainage.

A Functional Servicing and Stormwater Management Report has been completed and submitted in conjunction to support these applications.

23.2.12 Whenever possible, the location of the required stormwater facility should be located adjacent to the areas of parkland dedication, where such parkland dedication areas have been requested by the Township to be dedicated by the developer. The design of the facility should preferably be curve linear in shape with gentle grades and slopes so as to present as natural a landscape effect as possible, as opposed to being square or rectangular in design with steep slopes.

The proposed stormwater facility, as per the Functional Servicing and Stormwater Management Report, is located adjacent to the Natural Heritage lands and the residential dwellings.

23.2.13 In the development or redevelopment of any properties, the Township will acquire, as may be deemed appropriate, reasonable access to watercourses or easements along watercourses for the purpose of stream

The intent is that the Natural Heritage Lands will be dedicated to the Township. Access easements to the river through the proposed development will be discussed through Site Plan Control.

improvement works and maintenance.

23.2.14 Unless it can be demonstrated that flow attenuation is not required, post development peak stormwater runoff should be limited to predevelopment levels.

The Functional Servicing and Stormwater Management Report has been completed and submitted in conjunction to support these applications and provides review on stormwater.

23.2.15 Stormwater management plans and practices should recognize the need to protect and possibly enhance aquifers and groundwater recharge areas through best management practices. Such practices should strive to maintain groundwater quality and promote groundwater recharge by means of runoff retention, detention ponds or other appropriate methods.

The Functional Servicing and Stormwater Management Report has been completed and submitted in conjunction to support these applications and provides review on stormwater.

23.2.16.1 All plans of subdivision and/or plans of condominium shall be accompanied by a Stormwater Management Plan (SWM) prepared by a professional engineer. The SWM Plan shall fulfil the following: a) identify all of the drainage area affected by the development; b) indicate the methods of draining individual lots or blocks; c) identify the methods of controlling on-site and in-stream erosion and sedimentation during and after construction; d) identify the location and registration of easements for municipal drains; and, e) identify the methods of minimizing the impacts on water quality and quantity as it relates to fish, fish habitat, wetland areas, and overall stream health.

The Functional Servicing and Stormwater Management Report has been completed and submitted in conjunction to support these applications and provides review on stormwater. Detailed design will occur through Site Plan Control.

23.2.16.2 Methods of Stormwater Management will be designed to preserve and enhance the hydrologic balance, minimize the need for on-site and downstream remedial work, and minimize the impact on provincially significant wetlands, fish habitat, and other wetlands, streams and riparian zones.


23.2.16.3 All storm drainage works should be consistent with the state-of-the-art in storm water management and should consider the following guidelines: a) the final report titled AAn Evaluation of Roadside Ditches and Other Related Stormwater Management Practices; prepared for the Metro Toronto


and Region Conservation Authority (April 1997), and, b) all applicable Ministry of the Environment guidelines.

23.2.16.4 Infiltration trenches within the Municipal right-of-way in conjunction with the roadside ditches and the stormwater management pond(s) shall be capable of containing the 100 year post development flows, without relying on the infiltration pits on each individual residential lot.


23.2.16.5 Infiltration pits, located on each individual residential lot, shall be capable of containing the 25 year post development flow from each residential unit.


23.2.16.6 Stormwater management pond(s) shall be capable of independently containing, as a minimum, the 25 year post development flows. In addition, the placement of stormwater management pond(s) shall adhere to the following locational criteria: a) above 205 metres G.S.C.D.; b) above the defined top-of-bank, except when used as a secondary means of quantity control and left in a natural state; c) outside the designated erosion and access and slope stability setback of 15 metres, except when used as a secondary means of quantity control and left in a natural state; d) outside the 30 metre buffer or development setback from watercourses; and, e) outside environmentally significant areas and lands designated Natural Heritage (Environmental Protection) Category 1.


23.2.16.7 Stormwater management will be addressed through the following means: a) a Stormwater Management Strategy addressing storm water management, as identified in Section 23.2.16.1 to the satisfaction of the Township of Springwater, in consultation with the Nottawasaga Valley Conservation Authority, and other governing agencies including but not limited to the Ministry of the Environment;


b) Preliminary Stormwater Management Reports, in conformity with the approved Stormwater Management Strategy (a part of the Servicing Strategy), shall be prepared to the satisfaction of the Township of Springwater, in consultation with the Nottawasaga Valley Conservation Authority, and other governing agencies, prior to draft plan approval of any subdivision or condominium; and, c) detailed Stormwater Management Reports, in conformity with the Preliminary Stormwater Management Reports, shall be prepared to the satisfaction of the Township of Springwater, in consultation with the Nottawasaga Valley Conservation Authority, and other governing agencies, prior to final approval and registration of any plan of subdivision or plan of condominium. The Township acknowledges that the Ministry of the Environment is the legislated approval authority for storm water management works.


Documents

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D ...6 Train & 74 Yonge - PJR.pdfInnovative Planning Solutions has been retained by Elmvale (Daycor) Development Inc. to