INNOVATIVE PLANNING SOLUTIONS

Reference Document 2 Committee of the Whole Item CCW 16-190 1 of 13 INNOVATIVE PLANNING SOLUTIONS Township of Springwater Planning Department 2231 Nursery Road Minesing, ON L0L 1Y2 Tuesday February 24 th, 2015 Attention: Re: Brent Spagnol, MCIP, RPP Manager of Planning Carson Trail Estates Inc Population Request Part West ½ Lot 15, Concession 5 (known as 1224 Carson Road) Township of Springwater, County of Simcoe County File: SP-T-1202 (Carson Trail Subdivision) As there is no formal application process to apply for allocation from the Simcoe County excess 20,000 population, please consider this letter as our formal request for allocation. In connection with our 2012 Draft Plan of Subdivision application (File: SP-T-1202) in relation to the above noted project (Carson Trail Estates), we have evaluated the approved County of Simcoe Policies (3.5.10 & 3.5.11) in relation to the 20,000 excess population to be distributed within the County. Through a detailed review of the applicable policies within the approved portion of the County of Simcoe Official Plan, it is my professional planning opinion that this development represents an ideal location to allow logical, practical development that will not impact the existing Midhurst Village. Please find the applicable policies, along with our comments, as follows: 3.5.10 The County may approve adopted official plans or adopted official plan amendments regarding lands within a settlement area that redesignate lands not for urban uses to lands for urban uses that are in excess of what is needed for a time horizon of up to 20 years or to accommodate the forecasts in Table 1, whichever is sooner, until January 19, 2017 or such date as is specified in the Growth Plan, for an amount of land to accommodate a total 1 5 0 D UN L OP S TR E E T EA ST, SU I TE 20 1, BA R R I E ON TA R I O L 4 M 1 B 2 T EL : (7 0 5 ) 8 1 2-32 8 1 F A X: (7 0 5 ) 8 1 2-3 4 3 8 EM A I L : I N F O@I PS C O N S U LT I N G I N C. C O M

Reference Document 2 Committee of the Whole Item CCW 16-190 2 of 13 population not to exceed 20,000 for the County of Simcoe in total, provided the growth satisfies the following criteria: a) Can be serviced in accordance with applicable provincial plans, provincial policies and is in accordance with section 4.7 of this Plan and has demonstrated capability of being developable on municipal sewage services and municipal water services or private communal sewage services and private communal water services; In preparation of the Midhurst Secondary Plan, the Township completed a Phase 1 & 2 Class Environmental Assessment which demonstrated servicing feasibility for the entire Secondary Plan Area. This Master Servicing Plan was completed in July 2009 and sets out the servicing feasibility and requirements in accordance with Section 4.7 of the County Plan. The subject lands can be developed on full municipal services. The County of Simcoe adopted the Midhurst Secondary Plan including the development proposed on the subject lands, under the approved Master Plan. b) Contributes to the achievement of the density target or intensification target, as applicable, set out in section 3.5.23 and 3.5.24 of this Plan; The proposed development is defined as a Greenfield Development within the context of the Growth Plan. Section 3.5.23 requires that Greenfield Development in the Township of Springwater achieve a minimum density target of 32 people and jobs per hectare. In accordance with Section 5.8 of the Midhurst Secondary Plan, small scale retail and service commercial uses are permitted up to 0.5 hectare maximum within the Low Density Residential designation, as the subject lands possess. Block 106 of the Draft Plan will possess 0.5 hectares of employment uses. As shown in the following summary, the proposed development will possess 53.8 people & jobs per hectare. People & Jobs Summary 0.7 ha medium density (50 upha) = 35 units @ 1.96 ppu = 68.6 people 74 townhouse units @ 2.14 ppu = 158.4 people 95 single detached units@ 2.91 = 276.4 people 0.5 ha employment @ 30 jobs / ha = 15 jobs Density Summary 519 people & jobs 9.64 hectares 53.8 people & jobs per hectare It is important to note that the 32 people and jobs per hectare prescribed in the County of Simcoe Official Plan represent a minimum Carson Trail Estates Page 2

Reference Document 2 Committee of the Whole Item CCW 16-190 3 of 13 target for Greenfield Development. Furthermore, this is a target to be reached over the entire municipality. The Township of Springwater possesses a number of settlement areas where full municipal services are not available or planned. New developments occurring in these settlement areas will not be able to achieve the 32 people and jobs per hectare. The Settlement Area of Midhurst is considered a Primary Settlement Area where the form of development being proposed has been approved in principle through a detailed Secondary Plan process. c) Contributes to the development of a complete community; The subject lands are located in the northeast corner of the Anne Street, Carson Road intersection. The other three corners of this intersection possess draft plan approved subdivisions. These lands, including the subject lands, are located within Neighbourhood 1 of the Midhurst Secondary Plan. The Secondary Plan as approved by the Township of Springwater and County of Simcoe was deemed to meet the requirements under the Growth Plan for development of a complete community. The proposed development maintains this planning principle as it effectively urbanizes the fourth corner of a new major intersection that will contain a mixture of low & medium density residential, institutional, commercial and employment uses. d) Is subject to phasing policies of Sections 3.5.14 to 3.5.16; A phasing plan has been prepared in support of the Midhurst Secondary Plan. The proposed development will comply with this phasing plan and the policies of Section 3.5.14 to 3.5.16. The proposed development would not be considered leap frogging and is located in close proximity to existing development in the Settlement Area. e) Contributes to the achievement of the jobs to residents ratio in Table 1 for the local municipality; The proposed development will contribute both jobs and residents to the totals noted in Table 1 of the County Official Plan. The development proposes the creation of approximately 504 people and 15 jobs respectively. f) Is in accordance with the requirements of the Lake Simcoe Protection Plan, 2009, if applicable; Not applicable Carson Trail Estates Page 3

Reference Document 2 Committee of the Whole Item CCW 16-190 4 of 13 g) Is supported by appropriate transportation infrastructure and public service facilities and is in accordance with any transportation guidelines and policies developed by the County of Simcoe; The subject lands are positioned at the intersection of two Primary Roads (Carson Road / Anne Street) as noted on Schedule B of the Midhurst Secondary Plan. The Draft Plan of Subdivision is designed in a grid pattern, with 20.0 metre road widths, and 10.0 metre laneway widths. The Draft Plan design allows for active transportation including sidewalks, roads, bicycle and pedestrian routes. The transportation aspects of the proposed development will be designed and constructed to meet the requirements of the Midhurst Master Servicing Plan. The Draft Plan has been designed such that it can accommodate Public Transit amenities within Block 106 as required. At 53.8 people and jobs per hectare, the proposed development represents a density which is considered transit-supportive. h) Is in accordance with the other growth management policies of this Plan; and Three corners of this intersection have been approved by the MMAH for urban development with Phase 1 of the Midhurst Secondary Plan. This proposal represents maximizing the efficiency and cost-effectiveness of the Phase 1 infrastructure, which will be positioned directly in front of the subject lands. This Draft Plan represents sustainable and logical progression of development, rounding out a major intersection of two primary roads in Midhurst. The subject development application has been deemed complete and fully conforms to the Midhurst Secondary Plan. The Draft Plan contains a broad range of housing types, along with local commercial / employment opportunities. i) Does not involve an expansion of a settlement area boundary. The subject lands are located within the approved Settlement Area boundary for Midhurst. No expansion of a settlement area boundary is required. 3.5.11 For the purposes of this policy and Section 3.5.12 and the administration of the program outlined below, when the word applications or the word matters are used, either term is meant to include both terms and means adopted official plans or adopted official plan amendments (both privately initiated and municipality initiated). This policy provides additional criteria for consideration and the administration procedures to identify how the County of Simcoe will implement Section 3.5.10 and related policies. In addition to the requirements of Section 3.5.10, the County will consider the following criteria in the evaluation of applications or matters: Carson Trail Estates Page 4

Reference Document 2 Committee of the Whole Item CCW 16-190 5 of 13 1. how the application fits within the settlement area hierarchy or preferred growth areas for the local municipality; The Township of Springwater does possess a Settlement hierarchy. The settlement area of Midhurst is the primary settlement area where the majority of growth within the Township is being directed on full municipal services. 2. if the application contains both employment and residential uses; The Draft Plan contains a broad range of housing types, taking the form of single detached dwellings, townhouse dwellings, and apartment dwellings, along with local commercial / employment opportunities. 3. if the application is a redevelopment of a Brownfield site; The subject lands contain a single detached dwelling and have historically been used for agricultural purposes. 4. if the application includes policies detailing how the development will require the incorporation of affordable housing units; The various built forms contained within the Draft Plan, including apartments and townhomes, will provide housing products which promises to be affordable in nature for low to moderate income households. 5. if the application contains active transportation components; The Draft Plan contains sidewalks, roads, bicycle and pedestrian routes which allow for active transportation. The transportation aspects of the proposed development will meet the requirements of the Midhurst Master Servicing Plan. The proposed development is also abutting a large tract owned and operated by the County of Simcoe where an extensive active trail system exists. 6. if there are partnerships included on any financing proposal to reduce financial burden to the local municipality; The owners of the subject lands are willing and prepared to pay for their appropriate share of the required infrastructure costs, through a landowners group cost sharing agreement. The addition of the subject lands to cost sharing agreements will reduce the financial burden on the Township. Carson Trail Estates Page 5

Reference Document 2 Committee of the Whole Item CCW 16-190 6 of 13 7. if the application is on lands within a primary settlement area; The settlement area of Midhurst is the Township s primary settlement area, according to the settlement hierarchy, where the majority of growth within the Township is being directed on full municipal services. The Settlement Area of Midhurst is not considered a Primary Settlement Area under Section 6 Simcoe Sub Area within the Growth Plan. 8. if the lands provide a servicing linkage or provide critical mass for servicing feasibility; Three of the four corners of the Anne Street / Carson Road major intersection have development rights within Phase 1. The municipal infrastructure required to service the subject lands, will be present directly along the subject properties frontage (Carson Road / Anne Street). It does not follow logic to develop three of the four corners of this major intersection when municipal services are available directly to them without any expansion. 9. if the application consolidates and aligns land supply in more appropriate locations and uses rural infrastructure and public service facilities efficiently N/A 10. if the application focuses rural growth and promotes the vitality and regeneration of rural settlement areas; N/A 11. if the application contains a Council resolution from the local municipality to have an adopted official plan or adopted official plan amendment considered for this program. The Township of Springwater, and County of Simcoe, have both adopted and approved the Midhurst Secondary Plan, which designates these lands for development (transition & low density residential). An individual request relating to Carson Trail Subdivision is the basis of the following report. Additional justification for this development is contained within the Planning Justification Report submitted in concert with the Draft Plan of Subdivision application in 2012. Carson Trail Estates Page 6

Reference Document 2 Committee of the Whole Item CCW 16-190 7 of 13 It is our position with the following analysis that the Township of Springwater and County of Simcoe will be able to issue Draft Plan Approval for the following development. Should you have any questions, please do not hesitate to contact the undersigned. We look forward to future correspondence from you on this matter, Respectfully submitted, Innovative Planning Solutions Darren Vella, MCIP, RPP President & Director of Planning Cc: County of Simcoe, Nathan Westendorp, MCIP RPP Carson Trail Estates Devry Smith Frank, David White, Q.C Carson Trail Estates Page 7

Reference Document 2 Committee of the Whole Item CCW 16-190 8 of 13

Reference Document 2 Committee of the Whole Item CCW 16-190 9 of 13

Reference Document 2 Committee of the Whole Item CCW 16-190 10 of 13

Reference Document 2 Committee of the Whole Item CCW 16-190 11 of 13

Reference Document 2 Committee of the Whole Item CCW 16-190 12 of 13

Reference Document 2 Committee of the Whole Item CCW 16-190 13 of 13