REPORT. Mayor Bonnette and Members of Council. Adam Farr, Manager of Development Review Water Allocation Georgetown Urban Area

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1 REPORT REPORT TO: REPORT FROM: Mayor Bonnette and Members of Council Adam Farr, Manager of Development Review DATE: January 19, 2015 REPORT NO.: RE: PDS Water Allocation Georgetown Urban Area RECOMMENDATION: THAT report PDS Water Allocation Georgetown Urban Area dated January 19, 2015 be received; AND FURTHER THAT Council acknowledges receipt of 900 SDE of water system capacity allotted to the Town of Halton Hills for the Georgetown urban area by Halton Region on September 18, 2014 and distribute this water system capacity to the respective pools as follows: 444 SDE to the residential greenfield pool (Georgetown South); 402 SDE to the residential infill pool (development within the Georgetown built boundary as set out in the Town s Official Plan); and 54 SDE to non-residential pool (industrial commercial and institutional); AND FURTHER THAT Council approves provisional allocation of water system capacity as follows: 55 SDE from the residential infill pool to Menkes Developments Georgetown Estates 24T-05001/H REV conditional upon satisfying performance conditions outlined in Schedule A to Report PDS ; 42 SDE from the residential greenfield pool to Fernbrook Homes Mountainview Phase 3b 24T-97011/H conditional upon satisfying performance conditions outlined in Schedule B to Report PDS ; and 402 SDE from the residential greenfield pool to Halton Hills South Property Corporation Inc. (Halton Hills Village Homes 16) 24T-97012/H conditional upon satisfying performance conditions outlined in Schedule C to Report PDS ; AND FURTHER THAT, in accordance with the estimated residential units associated with the preferred redevelopment options for the Town s surplus lands, as identified in report R Surplus Properties Development Options Preferred Concepts and Next Steps File: L07 SU, Council allocates water system capacity as follows: Page 1

2 69 SDE from the residential infill pool to the Memorial Arena surplus lands 79 SDE from the residential infill pool to the Civic Centre surplus lands with any surplus water requirements being returned to the residential infill pool. AND FURTHER THAT a copy of this report PDS be forwarded to Halton Region for their information. BACKGROUND: This report deals with the receipt, distribution and allocation of 900 SDE of water system capacity released to the Town of Halton Hills for the Georgetown urban area by Halton Region. Please note that throughout this report the acronym SDE is used which refers to single detached equivalents, a measure of water system capacity employed by Halton Region SDE Release from the Region to the Town of Halton Hills In 2010 Halton Region released an allotment of 1200 SDE of water system capacity to the Town of Halton Hills for the Georgetown urban area. Council allocated a substantial quantity of that water through report PDS and continued, through numerous allocation reports in the following years, to assign the remaining water to various development projects. There are now 50 SDE remaining from the 2010 allotment. On September 18, 2014, Halton Region released 900 SDE of water system capacity to the Town for allocation to development projects in the Georgetown urban area (Schedule D Letter from Halton Region). The 900 SDE is intended to meet the development needs of the existing Georgetown urban area. Development needs include: the further completion of partially built residential neighbourhoods; infill residential development within the Georgetown built boundary (existing built up area) such as redevelopment of properties, construction of new single and multi-unit homes on vacant lots, etc.; connection, where eligible, of existing homes (that were on wells and septic) to municipal services; and non-residential development such as new and expanding institutional, industrial and commercial development. The 900 SDE is not intended to service the 1000 acre Vision Georgetown expansion area located between Trafalgar Road and 8 th Line and between 10 Side Road and 15 Side Road. The Georgetown expansion area is scheduled to begin development in 2021 and will be serviced from a lake based supply. The Georgetown urban area is serviced from a groundwater based system. The system is comprised of the Regional water treatment and wastewater treatment plants, the Page 2

3 infrastructure network of sewers and pipes and the Princess Anne, Cedarvale and Lindsay Court pumping stations which pump water from the groundwater system. 2.0 Process for Distribution and Allocation Once the Town receives an allotment of water from the Region, staff make recommendations to Council for the distribution of that allotment across three pools followed by allocation to specific projects with conditions. The three pools are: residential, which is intended for new residential development that is generally characterized as being greenfield or the areas of development located on the periphery of the urban area that require extensive new servicing i.e. roads, water and wastewater systems etc.; residential infill, which is intended for development within the Georgetown built boundary as set out in the Town s Official Plan, otherwise generally defined as the older more built up urban areas; and non-residential, which is intended for institutional development such as community facilities, churches and schools, industrial development such as manufacturing plants, warehouses and other similar uses and commercial development such as the shops and services throughout the community. The specific amounts deposited in each of the pools are intended to recognize demands, current and historic trends and Council s community development objectives. In the Georgetown urban area one single detached home requires 1 SDE of water system capacity; a townhome requires SDE and an apartment requires SDE. This means that higher density built forms such as townhouses or apartments use less water per unit than a single detached dwelling. The amount of water required by non-residential development is based on water usage reports submitted by applicants to Regional staff for calculation of the required SDEs. When considering recommendations for what projects should receive allocation, staff refer to 15 water allocation criteria approved by Council by way of report PDS in 2010 (Schedule E Council Approved Water Allocation Criteria). These criteria are considered in their entirety when assessing which projects should receive allocation. Once projects are identified, conditions are recommended to Council to set out performance expectations. Council also includes conditions that allow the recovery of water allocation, if it is not being used in a timely fashion, for re-allocation to other development ready projects. Page 3

4 COMMENTS: 1.0 Distribution of 900 SDE Across 3 Pools The proposed distribution of the water system capacity into three pools is recommended for the following reasons. 444 SDE are proposed for the residential greenfield pool in order to provide water system capacity for the completion of the greenfield lands in Georgetown South. These are located both east and west of Mountainview Road and north of 10 Side Road. Assignment of servicing capacity to development within these lands will result in completion of existing, partially developed neighbourhoods. 402 SDE are proposed for the residential infill pool which, with the completion of Georgetown South, will become the focus of development between now and 2021 when the Vision Georgetown expansion lands are scheduled for development. The proposed capacity in the residential infill pool may be generally sufficient to provide for development flowing from specific active and emergent applications of interest to the Town in the established portions of the Georgetown urban area. These lands coincide with the built boundary, an area of established development recognized by the Province as the area within which mandated intensification targets are set. Capacity in the infill pool will service development that includes: o providing 20 SDE for individual lots created by consent, connections to Regional services and new individual dwellings or similar small scale construction on vacant lots; o servicing for surplus Town lands including the coordinated development of the Civic Centre and adjacent privately owned lands and the Memorial Arena lands; and o additional development that is of interest to the Town in achieving balanced community development and intensification objectives and in meeting a variety of housing needs; 54 SDE have been set aside for non-residential development. This estimate is based on past trends, knowledge of potential development and consultation with the Economic Development Officer. 2.0 Allocation to Specific Projects Staff are recommending conditional water allocation to the respective Menkes, Fernbrook and Halton Hills South Property Corporation projects for the following reasons: These three projects have proceeded through the public process and gained draft plan of subdivision approval (see note on draft plan approval below); The build out of each subdivision will complete these communities. All of the subject lands are directly adjacent to existing development and fall within the Official Plan designated urban boundary; Existing residents will experience less disruption as new home construction and neighbourhood infrastructure is completed more quickly; Page 4

5 All three developers have previously agreed to donating $1000 per residential unit to the Town s arena contribution fund and secured this through draft plan conditions; All three developers have agreed to meet applicable green development standards; and Provisions for recovery and/or monitoring of water allocation are set out within the conditions. Additional conditions are highlighted where applicable below and are detailed in the schedules related to each development that are appended to this report. Please note, draft plan of subdivision approval sets out the conditions for registering the lots including setting the technical thresholds that, once met, allow for site preparation and installation of infrastructure including grading, construction of roads, installation of services, etc. New home construction can begin once any additional required planning approvals are gained, conditions of subdivision approval are fulfilled, infrastructure is sufficiently advanced, the lots are registered and building permits are issued. The following provides a more detailed summary of each development: 2.1 Menkes Developments Ltd. - Georgetown Estates: Menkes Georgetown Estates subdivision is located on the north side of Guelph Street/Highway 7, east of McFarlane Drive, and south and west of lands owned by Upper Canada College. The property is bound in the south by Highway 7 (Schedule A Location Map and Conditions). The draft approved subdivision is for a total of 184 residential units comprised of 104 single detached homes and 80 townhomes spread across 13 townhome blocks. The development of these lands was broken into two phases based on the availability of water and allocation of 118 SDEs in The registered first phase of development is comprised of 76 single detached homes and 49 townhomes spread across 8 townhome blocks. The second phase for which water is required includes 28 single detached homes and 31 townhomes spread across 5 townhome blocks. This amounts to a need for 55 SDE. Additional townhomes in the second phase will require site plan approval and part lot control prior to issuance of building permits. Due to the advanced completion of site preparation, and pre-servicing, once the necessary approvals and clearances are granted, the remaining lots can be registered and pending marketing and home sales, building permits can be issued in an orderly and timely fashion. The conditions associated with the proposed allocation to Menkes Georgetown Estates are set out in Schedule A Location Map and Conditions. Throughout the development of Phase 1 of the Georgetown Estates project Menkes has fulfilled its commitments to the applicable green development standards, voluntarily contributed $1000 per residential unit to the arena construction program and, working with the Town, has front ended design and construction of a public stormwater facility. Page 5

6 Menkes role in this project enabled the Town to advance this capital project sooner than would otherwise have been the case. This facility services the Menkes development and the Armstrong Industrial Area (Drainage Area 10) and will result in a net positive impact to the environment as water discharged into the Credit River is controlled both for quantity and quality. The previous stormwater facility serving the Armstrong Industrial Area provided quantity control but not quality control. 2.2 Fernbrook Homes - Mountainview Phase 3b: Fernbrook Homes Georgetown South Phase 3 subdivision is located north of 10 Side Road, east of 8th Line and west of 16 Mile Creek (Schedule B Location Map and Conditions). The draft approved subdivision is for 276 residential units comprised of 239 single detached homes and 37 townhomes. The development of these lands was broken into two parts based on the availability of water and allocation of 229 SDEs in The registered portion of phase 3 is comprised of 229 single detached homes. The remaining unregistered lands (Phase 3b) for which water system capacity is required include 10 single detached homes and 37 townhomes. This amounts to a need for 42 SDE. Additional townhomes will require site plan, condominium approval and part lot control prior to issuance of building permits. Due to the advanced completion of site preparation, and pre-servicing, once the necessary approvals and clearances are granted, the remaining lots can be registered and pending marketing and home sales, building permits can be issued in an orderly and timely fashion. The conditions associated with the proposed allocation to Fernbrook Homes are set out in Schedule B Location Map and Conditions. Throughout the development of Phase 3 of the Mountainview project Fernbrook Homes has fulfilled its commitments to the applicable green development standards and voluntarily contributed $1000 per residential unit to the arena construction program. 2.3 Halton Hills South Property Corporation Inc. - HHVHI 16 Phase 6: Halton Hills South Property Corporation land holdings in Georgetown South, otherwise known as HHVHI 16 Phases 5 & 6, are located east of Mountainview Road and north of 10 Side Road (Schedule C Location Map and Conditions). A large portion of these lands has already been developed with homes constructed by Remington Homes. Upon registration of the remainder of the subdivision lands Remington will be the builder. The remaining undeveloped lands have draft plan of subdivision approval and the portion for which additional water allocation is required includes roughly 417 units comprised of 261 singles detached homes, 62 semi-detached homes, 18 on-street townhomes and 76 proposed adult lifestyle bungalows. Halton Hills South Property Corporation retains 239 SDE of water from the 2010 allocation that has not been used because of a development dependency on major infrastructure including a sewage pump station and stormwater management pond. Page 6

7 Several variables influence the final layout and approval status of these lands. The public school board is exercising its option to purchase a school site (Block 920) located at the north edge of the property but requires additional lands. This will necessitate changes to the draft plan approval that was issued by the Ontario Municipal Board. If approved, this would result in a reconfiguration of the draft plan that would change the layout and trigger a modest reduction in the number of lots. The school board does not have immediate plans to develop the site but is securing it based on future demand and depending upon construction funding from the Province. A block of land intended for an Adult Lifestyle Community (Block 919), located adjacent to 10 Side Road is shown on the draft plan. This block requires a Zoning By-law amendment, and site plan, condominium and part lot control approval in order to proceed to development. The applicant has also indicated an interest in considering an amendment to the Official Plan to permit an additional 6 residential units in this block. There are two small street townhouse Blocks 885 and 886 that, for administrative purposes, also require Official Plan and Zoning By-law Amendments. In addition to the attributes of this development described above, this project includes a seniors housing (adult lifestyle) component that is in demand within the Town. The conditions associated with the proposed allocation to Halton Hills South Property Corporation HHVHI 16 lands are set out in Schedule C. Additional conditions, over and above those applied to the Menkes and Fernbrook projects, have been set out for the Halton Hills South Property Corporation HHVHI 16 lands to: control the number of building permits applied for annually, limiting the number of permit submissions, in order to ensure timeliness and predictability of development and to ensure that there are sufficient resources within the Infrastructure Services department to process the volume of applications; and formalize water allocation on conclusion of the necessary approvals from Town Council, Town staff and the Ontario Municipal Board. Throughout the development of the HHVI 16 lands to date Halton Hills South Property Corporation Inc. and the builder, Remington Homes, have fulfilled commitments to the applicable green development standards and voluntarily contributed $1000 per residential unit to the arena construction program. On the renewal of the subdivision conditions, Remington has agreed to elevate the green building standard to the most current standards. Page 7

8 3.0 Surplus Lands This report assigns water to two municipally owned surplus properties. Through approved report R dated September 27, 2013 Council endorsed: the Preferred Development Concept Plan Option #3 for the properties known as the Memorial Arena Site, being 42 Mill Street, Georgetown Part Lot 19, Concession 9, and the Lions Park Site and directed staff to undertake Amendments to the Georgetown GO Station Secondary Plan and Comprehensive Zoning Bylaw and report back to Council; and the Preferred Development Concept Plan Option #2, as outlined in Appendix B of Report R , for the property known as the Civic Centre Lands, being Part of Lot 18, Concession 8 Reference Plan 20R06472, Parts 1-3 and directed staff to undertake a Comprehensive Development Plan (CDP) process and report back to Council. In both cases, Town staff are advancing the required work. Official Plan and Zoning Bylaw Amendments are being prepared to advance the 42 Mill Street (Memorial Arena) development concept. Staff have been working along with the consulting team, external agencies and the adjacent property owner to develop the Comprehensive Development Plan for the Civic Centre Area which is identified in the Town of Halton Hills Official Plan as a key intensification area. The intent is that the properties would be offered for sale with both necessary approvals and servicing in place to facilitate the development of the preferred concepts by the eventual owner(s). 4.0 Remaining Available Water In the event that Council approves the recommended allocation in this report the following amounts, as further supplemented by the remaining 50 units from the 2010 allocation, would remain in each pool as follows: Proposed distribution to pools Remaining amounts in pools after proposed allocation Remaining 2010 allocation Remaining totals Residential Residential infill Nonresidential There are known emergent projects of interest to the municipality that fulfill Council objectives including intensification objectives within the built boundary. Staff have identified these for Council s consideration in the event of future water allocation requests. They include: Humberstone Lands: The lands located adjacent to the Town of Halton Hills Civic Centre, known as the Humberstone lands, are the subject, along with the Town s surplus lands in the area, of the special Civic Centre policy area designation in the Official Plan that is described in the section above. The Humberstone lands, which are Page 8

9 part of the lands subject to the Comprehensive Development Plan for the Civic Centre area, will require various development applications and the owner has indicated a strong interest in timely development of these lands. Rockport retirement residence: This proposed 120 residential unit retirement residence located at 224 Maple Avenue is the subject of applications to amend the Official Plan and Zoning By-law (D09OPA D14ZBA14.011). Credit River Ridge retirement residence: This proposed 113 residential unit retirement residence located at Mountainview Road is the subject of applications to amend the Official Plan and Zoning By-law (D09OPA and D14ZBA14.009). Subject to confirmation of the proposed final layout, redevelopment of the Humberstone Lands will require an estimated 96 SDE of water servicing capacity. The water servicing demands associated with the retirement residences are currently being reviewed by Halton Region. The conclusion of the latter two estimates will confirm whether there is sufficient servicing capacity to support all three developments. 5.0 Need for Additional Water Service Capacity Additional ground water based capacity will be required to meet the planned growth needs in the Georgetown urban area between now and 2021 when the Vision Georgetown lands come on stream and are serviced from a lake based water supply. In the interim, Town staff will continue to work with the Region to pursue the release of additional servicing capacity. In addition, without such release there may be a shortfall to realize the development of these above referenced emergent projects. RELATIONSHIP TO STRATEGIC PLAN: This report is consistent with the overall direction contained in the Strategic Plan and specifically satisfies the following strategies: A. Foster a Healthy Community B. Preserve, Protect and Enhance Our Environment C. Foster a Prosperous Economy E. Preserve, Protect and Enhance Our Countryside F. Achieve Sustainable Growth G. Provide Sustainable Infrastructure & Services H. Provide Responsive, Effective Municipal Government FINANCIAL IMPACT: The release of a water allotment by the Region to the Town has immediate implications for the finances of the Town. Water allocation is required to allow projects to advance through the land and building approvals process. Development triggers collection of various monies throughout the approvals process and ultimately results in expansion of the Town s assessment base. Page 9

10 COMMUNICATIONS IMPACT: A copy of this report and Council s decision will be forwarded to the interested parties and Halton Region. SUSTAINABILITY IMPLICATIONS: The Town is committed to implementing our Community Sustainability Strategy, Imagine Halton Hills. Doing so will lead to a higher quality of life. The relationship between this report and the Strategy is summarized below: Do the report s recommendations advance the Strategy s implementation? Yes No N/A Which pillar(s) of sustainability does this report support? Cultural Vibrancy Economic Prosperity N/A Environmental Health Social Well-being The proposed distribution and allocation of 900 SDE contributes to balanced long term sustainable development of the Town of Halton Hills. The balance of water system capacity distributed between the three pools provides for: build-out of existing partially completed neighbourhoods and completion of the residential greenfield component of Georgetown South; infill development within the Georgetown urban built boundary in keeping with the intensification objectives set out in the Town s Official Plan; non-residential commercial, industrial and institutional development based on historic trends, projected needs and planned growth needs in the Georgetown urban area. Allocation to specific projects includes conditions that ensure the applicable green development standards are met and developers have made voluntary contributions to the Town s arena construction program. Overall, the alignment of this report with the Community Sustainability Strategy is: Excellent Very Good Good Fair N/A Page 10

11 CONSULTATION: In preparing this Report, Town staff have: discussed the terms and conditions of provisional allocation with the proponents of each of the subject projects and the project proponents have indicated that they understand and agree to these terms; advised the staff of the Region of Halton of the Town s approach and solicited their cooperation in the timely processing of the subject projects; and held internal discussions among all Departments including the CAO and have consulted the Town solicitor. CONCLUSION: This report provides recommended: distribution of 900 SDE released to the Town by Halton Region across three pools; residential greenfield, residential infill and non-residential, conditional allocation of water servicing capacity to 3 developments; Menkes Georgetown Estates, Fernbrook Homes Mountainview Phase 3 and Halton Hills South Property Corporation HHVHI 16 Phase 6; allocation to Town owned surplus lands at 42 Mill Street (former Memorial Arena) and surplus lands adjacent to the Town of Halton Hills Civic Centre. The details and associated terms and conditions of each development are described herein. Respectfully submitted, Adam Farr, MCIP, RPP Manager of Development Review John Linhardt, MCIP, RPP Director of Planning, Development and Sustainability David Smith Chief Administrative Officer Page 11

12 Schedule A - Menkes Conditions and Location Map Page 12

13 Provisional Allocation: 55 SDE Location: Lands south of McFarlane Road, adjacent to Hwy 7/Guelph Street, east across the street from Hall Road (former Upper Canada College lands) Pool: Residential Infill Applications: D12/24T-05001/H and required site plan, and part lot control applications for townhouse blocks. Number and type of residential units: See table below Water servicing requirements: See table below Phasing: See also attached drawing This allocation provides the water servicing capacity required for the registration of the remainder of the development. Menkes Developments Georgetown Estates 2015 Water Allocation Single detached (SD) Town homes (TH) Total residential SDE* units Phase *1 Single Detached = 1 SDE 1 Townhome = SDE Conditions The Town assigns 55 SDE from the residential infill pool conditionally on the following matters being completed by Menkes Developments Ltd. to the satisfaction of the Town; That the developer file any required implementing applications in 2015 That a subdivision agreement be executed with the Town and the Region by or before January 1, 2017; That registration of remaining lands and building permits be issued before January 1, 2017 That the developer voluntarily contributes $1000 per residential unit to assist the Town in offsetting the costs of community facility projects to be collected by the Town prior to issuance of building permits. That the developer satisfies the requirements of the applicable green development standards as specified in the draft plan of subdivision approval conditions. That: o any downward revisions to the required servicing capacity are returned to the residential infill pool; o any additional water allocation requirements are subject to Council approval; o the water system capacity assigned is to this development only; and o any errors or required re-calculation is in favour of the municipality. That failing the timely and complete development of the subject lands and fulfillment of the conditions above including the registration of the subdivision Town Council may recover the water system capacity for return to the appropriate pool and re-allocation to development ready projects. Page 13

14 Schedule B - Fernbrook Conditions and Location Map Page 14

15 Provisional Allocation: 42 SDE Location: Lands north of 10 Side Road, west of Sixteen Mile Creek and east of 8 th Line Pool: Residential Applications: D12/24T-97011/H and required site plan, part lot control, and common element condominium approvals for the townhouse block 240. Number and type of residential units: See table below Water servicing requirements: See table below Phasing: See also attached drawing This allocation provides the water servicing capacity required for the registration of the remainder of the development. Fernbrook Homes Mountainview Phase 3 Single Town homes detached (SD) (TH) Total residential units Phase *1 Single Detached = 1 SDE 1 Townhome = SDE SDE* Conditions The Town assigns 42 SDE from the residential pool conditionally on the following matters being completed by Fernbrook Homes to the satisfaction of the Town; That the developer file any required implementing applications in 2015; That a subdivision agreement be executed with the Town and the Region by or before January 1, 2017; That registration of remaining lands and building permits be issued before January 1, 2017 That the developer voluntarily contributes $1000 per residential unit to assist the Town in offsetting the costs of community facility projects to be collected by the Town prior to issuance of building permits. That the developer satisfies the requirements of the applicable green development standards as specified in the draft plan of subdivision conditions. That: o any downward revisions to the required servicing capacity are returned to the residential infill pool; o any additional water allocation requirements are subject to Council approval; o the water system capacity assigned is to this development only; and o any errors or required re-calculation is in favour of the municipality. That failing the timely and complete development of the subject lands and fulfillment of the conditions above including the registration of the subdivision Town Council may recover the water system capacity for return to the appropriate pool and re-allocation to development ready projects. Page 15

16 Schedule C - HHVHI/Halton Hills South Property Corporation Conditions and Location Map Page 16

17 Provisional Allocation: 402 SDE Location: Lands north of 10 Side Road, west of Tenth Line, east of Mountainview Road. Pool: Residential Applications: D12/24T-24T-97012/H and required Official Plan Amendment and Zoning By-law Amendments, site plan, part lot control and condominium approvals as applicable to implement the adult lifestyle community Block 919 and the on street townhouses Blocks 885 and 886; and revisions to the draft plan before the OMB to expand the size of the school site and reconfigure the subdivision plan accordingly. Number and type of residential units: See table below Water servicing requirements: See table below Phasing: See also attached drawing This allocation provides the water servicing capacity required for the registration of the remainder of the development. Halton Hills South Property Corporation HHVHI 16 Phase 6 Water Allocation Single and Semidetached (SD) Town homes (TH) Total residential SDE* Phase Single detached 62 Semi-Detached *1 Single Detached or 1 semi detached = 1 SDE 1 Townhome = SDE 16 On Street Townhomes 76 Adult Lifestyle Townhomes units Conditions The Town assigns 402 SDE from the residential infill pool conditionally on the following matters being completed by the Halton Hills South Property Corporation or applicable parties, namely Remington Homes, to the satisfaction of the Town; That matters before the Ontario Municipal Board dealing the proposed school site Block 920 and the re-configuration of the development based on additional land requirements of the Halton District School Board be concluded together with any revisions to the parkland block 921; That, respecting the specific requests for 76 SDE to service the proposed Adult Lifestyle Community Block 919 and 14 SDE to service the on street townhouse Blocks 885 and 886, the required development applications be approved; That the developer file any required implementing development applications including those required for the development of the Adult Lifestyle Community Block 919 and On street townhouse blocks 885 and 886 in 2015; That a subdivision agreement for the remaining 24T-24T-97012/H lands in their entirety be executed with the Town and the Region by or before January 1, 2017 That the developer/builder limit the number of building permits applied for annually including consideration of phased removal of the Holding (H) provision and subdivision agreement conditions and such limitation be secured to the satisfaction of the Town including the Town Solicitor as follows: o 200* December 2015 o 200* September 2016 Page 17

18 o 76* December 2016 o 179* September 2017 *And further, that, any departure from this program is subject to the satisfaction of the Town of Halton Hills Director of Infrastructure Services and the Town Solicitor with particular regard for the distribution of building permit applications such that the number of applications does not exceed the review capacity as determined by the Director of Infrastructure Services. That the developer voluntarily contributes $1000 per residential unit to assist the Town in offsetting the costs of community facility projects to be collected by the Town prior to issuance of building permits. That the developer satisfies the requirements of the applicable green development standards as specified in the draft plan of subdivision conditions. That: o any downward revisions to the required servicing capacity are returned to the residential infill pool; o any additional water allocation requirements are subject to Council approval; o the water system capacity assigned is to this development only; and o any errors or required re-calculation is in favour of the municipality. That failing the timely and complete development of the subject lands and fulfillment of the conditions above including the registration of the subdivision Town Council may recover the water system capacity for return to the appropriate pool and re-allocation to development ready projects. Page 18

19 Schedule D Halton Region letter releasing 900 SDE Page 19

20 Schedule E - Council Approved Allocation Criteria Council Approved Water Allocation Criteria Report PDS The extent to which: a proposed development facilitates or directly contributes to the general good and welfare of the Town including to the financial viability and stability of the Town in terms of providing capital and operating funding that is needed for the services of that development; the completion of the community in terms of the viability of and utility of assorted community infrastructure; and the extent to which the proposed development brings added value to the community at the time it is seeking a water allocation. 2. The willingness of developers to enter into voluntary financial contribution agreements dealing with applicable fees, development charges, cash in lieu of parkland, special Municipal Act capital contribution of $1000 per unit and other related community financing costs; and commit to build in a timely manner. 3. The status of development approvals/applications with the Town and the Region. 4. Demonstrates a readiness to develop based on planning and servicing constraints on development approvals/applications. (i.e. subdivision draft approval, zoning approval, removal of a holding provision, existing zoning, site plan approval) 5. The proximity of existing and future water and wastewater facilities to existing and new development. This component includes not only the central facilities such as well sites and the pollution control plant but also the availability of existing trunk networks and/or the installation of new trunk networks for water and or wastewater. 6. The need for, or the triggering of, either Town or Regional Capital Works projects to accommodate proposed development 7. The timing of identified Town or Regional Capital works projects which would accommodate proposed development 8. The necessity for and the timing involved to undertake and obtain Environmental Assessment Approvals for public service projects 9. The mix of land use in development proposals (residential, commercial, industrial, institutional, and open space/parkland) to accommodate the variety of community needs 10. The mix of residential housing types (i.e. single family, townhouse and apartments) to accommodate community need. 11. Provides a mix of housing that is supportive of the Region s Comprehensive Housing Strategy. 12. The proximity of proposed development to existing and future community infrastructure 13. The planning policies of the Town as contained within its Official Plan and Secondary Plans. 14. Town Council s prerogative to retain its options for choice of development projects to respond to changing community needs. 15. Satisfaction of Town urban design objectives 16. Utilization and application of sustainable neighbourhood, building and site development design standards Page 20