Planning Justification Report. Milton Meadows Properties Ltd. Milton Meadows (Hunt Parcel) IN SUPPORT OF DRAFT PLAN OF SUBDIVISION.

Transcription

1 Planning Justification Report Milton Meadows Properties Ltd. Milton Meadows (Hunt Parcel) IN SUPPORT OF DRAFT PLAN OF SUBDIVISION For Part of Lot 4, Concession 1 Town of Milton HUMPHRIES PLANNING GROUP INC. 216 Chrislea Road, Suite 103 Vaughan, Ontario L4L 8S5 (905) , FAX

2 Table of Contents 1. INTRODUCTION SITE AND SURROUNDINGS SURROUNDING USES PROPOSED DEVELOPMENT REQUIRED APPROVALS POLICY AND REGULATORY CONTENT PROVINCIAL POLICY STATEMENT PLACES TO GROW REGIONAL MUNICIPALITY OF HALTON OFFICIAL PLAN TOWN OF MILTON OFFICIAL PLAN SHERWOOD SURVEY SECONDARY PLAN MILTON HEIGHTS NEIGHBOURHOOD PLAN ZONING BY-LAW No MILTON HEIGHTS CHARACTER AREA STUDY SUPPORTING STUDIES CONCLUSION DRAFT ZONING BY-LAW AMENDMENT HUMPHRIES PLANNING GROUP INC. PAGE 2 OF 42

3 1. INTRODUCTION This Planning Justification Report has been prepared in support of proposed and by Milton Meadows Properties Ltd. to facilitate the development of 18 two storey detached dwellings and a block provided for the completion of the Milton Heights Crescent right-of-way. The subject land, which is know as the Hunt parcel, is ha. (approx acres) located at the northeast corner of Milton Heights Crescent and Tremaine Road, and legally described as Part Lot 4, Concession 1, Town of Milton, Region of Halton and has been outlined on the draft reference plan below. Figure 1 - Draft R-Plan, prepared by Holding Jones Vanderveen Inc., October 22, 2014 The proposed development is consistent with the applicable policy documents. The applications represent good land use planning and are appropriate for approval. HUMPHRIES PLANNING GROUP INC. PAGE 3 OF 42

4 2. SITE AND SURROUNDINGS Figure 2: Subject Site The subject land is located north of Milton Heights Crescent, east of Tremaine Road (Region Road No. 22) and is legally described as Part of Lot 4, Concession 1, Town of Milton (Geographic Township of Esquesing), Regional Municipality of Helton.. The site has an overall area of ha. (approx acres) and the site currently contains 3 rural residential dwellings, a shed and a two storey commercial building (formerly a trucking operation). HUMPHRIES PLANNING GROUP INC. PAGE 4 OF 42

5 Figure 3: Subject Site - western limit looking north Figure 4: Subject Site - eastern portion looking north HUMPHRIES PLANNING GROUP INC. PAGE 5 OF 42

6 2.1 SURROUNDING USES The subject lands are underdeveloped as are many of the surrounding lands. The existing uses on the surrounding lands include rural residential and agricultural uses to the west, as well as some convenience commercial and retail at the corner of Termaine Road and 3 Sideroad (Village Market and Epique Cycling Design Studio). There are agricultural uses to the east of the site, as well as an industrial/ employment area further to the east of Peru Road. There are also existingrural residential uses that are approved for low and mid rise residential uses, commercial uses and business park uses, as contained within the Century Grove development. Figure Century Grove - east of the subject lands (status: Draft Plan Approved) Agricultural uses currently exist east of the site. There are also approved plans for low and mid rise residential uses and commercial uses, as contained within the Royal Park North Development, both north and east of the site. There are also various public service facilities to the north and west of the site, including Country Heritage Park, Ontario Beekeepers Association, the Montessori Country School in Milton, the Italian Canadian Club of Milton and the Halton Region Museum. HUMPHRIES PLANNING GROUP INC. PAGE 6 OF 42

7 Figure 5 - Demonstration Plan - Royal Park North - north of the subject lands HUMPHRIES PLANNING GROUP INC. PAGE 7 OF 42

8 Figure 6 - Surrounding Lands - Epique Cycling Design Studio (located at the N-E corner of Tremaine Road and No. 3 Sideroad) Figure 7 - Surrounding Lands - Village Market(located at the S-E corner of Tremaine Road and No. 3 Sideroad) HUMPHRIES PLANNING GROUP INC. PAGE 8 OF 42

9 3. PROPOSAL Figure 9:, prepared by Humphries Planning Group Inc. The above proposed illustrates the proposed development, which consists of 18, two storey detached dwellings. 7 full lots are proposed with 11 part blocks, which require the lands to the north and the west to be developed as full lots (the lands to the north and west are owned by the same owner as the subject site). The density of the proposed residential development is units per net hectare and the gross density is units per hectare. Further, a block will be provided for the completion of the Milton Heights Crescent right-of-way, which is hectares in area. 3.1 REQUIRED APPROVALS The subject land proposed for development is designated Residential Area in the Sherwood Survey Secondary Plan and the Milton Heights Neighbourhood Local Official Plan Amendment No. 38 (OPA 38) permits a density range of 15 to 40 units per hectare. An Official Plan Amendment application is not required to facilitate the development. The subject land is currently zoned FD Future Development Zone according in Zoning By-law , which does not permit medium density residential uses. The subject lands are also within the Milton HUMPHRIES PLANNING GROUP INC. PAGE 9 OF 42

10 Heights Character Area Study. The Character Area Study considers options to implement the Sherwood Survey Secondary Plan policies for the existing residential properties in the Milton Heights and Peru Character Areas and seeks to establish a zoning by-law consistent with the existing policy framework. As a result, a Zoning By-law Amendment is not required to rezone the subject lands to permit the proposed draft plan of subdivision, as this can be achieved through the Milton Heights Character Area Study and the implementing by-law that will arise from this study. A application is required to implement the proposed development and is being submitted. 4. POLICY AND REGULATORY CONTENT 4.1 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS), 2014 provides policy direction on matters of Provincial interest related to land use planning and development, and sets the policy foundation for the development and use of land. The PPS includes policies that direct new growth to achieve efficient development and land use patterns. In our opinion, the proposal is consistent with the policies expressed in the PPS to build strong communities by promoting efficient development patterns that: optimize the use of land, resources and public investment in infrastructure and public service facilities; promote a mix of housing, parks and open spaces; offer transportation choices that facilitate pedestrian mobility and other modes of travel; and create strong, livable and healthy communities that enhance social wellbeing and are economically and environmentally sound. The PPS supports densities and land uses which efficiently use land, resources, infrastructure and public service facilities. In particular: 1. Section requires that planning authorities identify and promote opportunities for intensification and redevelopment where it can be accommodated, taking into account existing areas and the availability of suitable existing or planned infrastructure and public service facilities. 2. Section states that new development taking place within designated growth areas should occur adjacent to the existing built up area and is required to have a compact form, and a mix of uses and densities that allow for the efficient use of land and infrastructure. 3. Sections and requires that planning authorities provide for an appropriate range of housing types and densities to accommodate projected requirements of current and future residents for a minimum of 10 years by HUMPHRIES PLANNING GROUP INC. PAGE 10 OF 42

11 permitting and facilitating all forms of residential intensification and redevelopment and promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of public transit in areas where it exists. 4. Section requires that planning authorities promote intensification and redevelopment in settlement areas where existing municipal sewage services and municipal water services are available to accommodate expected growth. 5. Section promotes the efficient use of existing and planned transportation system infrastructure. 6. Sections and promote a land use pattern, density and mix of uses that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation choices, including commuter rail and bus, and require that transportation and land use considerations be integrated at all stages of the planning process. The plan of subdivision provides for single detached dwellings while making efficient use of land, resources, infrastructure and public service facilities. The proposed development completes the development of the area by finishing the part lots within the adjacent plan in order to develop the area comprehensively. The proposed development is also supportive of other alternate modes of travel, as there are a mix of uses planned for near-by that make alternative forms of transportation a possibility. The proposed development contributes to a strong, livable, vibrant and healthy complete community, as the surrounding approved plans provide for a mix of residential, commercial, employment uses, as well as open space blocks and a village square. The proposed development is consistent with the applicable policies of the PPS, PLACES TO GROW Growth Plan for the Greater Golden Horseshoe Consistent with the PPS, the 2006 Growth Plan contains principles that are intended to guide the development of land, the management of resources and the investment of public funds. In accordance with the Places to Grow Act, the Growth Plan for the Greater Golden Horseshoe 2006 took effect on June 16, The Ministry of Public and Infrastructure Renewal issued the Built Boundary on April 2, 2008, in accordance with policy of the Growth Plan. The lands associated with this plan of subdivision are located outside the built boundary and within the Settlement Area for Milton. Therefore, the proposed development is subject to the designated Greenfield area policies, density targets and intensification policies. HUMPHRIES PLANNING GROUP INC. PAGE 11 OF 42

12 Milton Meadows Properties Ltd. Figure 10: Built Boundary (Region of Halton) for the Growth Plan, 2008 Section of the Growth Plan outlines the guiding principles of the Plan, including in part: Building compact, vibrant and complete communities, Optimizing the use of existing and new infrastructure to support growth in a compact efficient form The Growth Plan states that a focus for transit and infrastructure investments to support future growth can be provided by concentrating new development in these areas. HUMPHRIES PLANNING GROUP INC. PAGE 12 OF 42

13 Section of the Growth Plan directs that population and employment growth be accommodated by: Building compact, transit-supportive communities in designated greenfield areas; reducing dependence on the automobile through the development of mixed use, transit-supportive, pedestrian-friendly urban environments; providing convenient access to intra- and inter-city transit; planning and investing for a balance of jobs and housing in communities across the GGH to reduce the need for long distance commuting and to increase the modal share for transit, walking and cycling; encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services; directing development to settlement areas, except where necessary for development related to management or use of resources, resource-based recreational activities, and rural land uses that cannot be located in settlement areas; and, directing major growth to settlement areas that offer municipal water and wastewater systems and limiting growth in settlement areas that are serviced by other forms of water and wastewater services. The proposed development contributes to a compact and transit-supportive community in a designated greenfield area, which contributes to reducing the dependence on vehicular travel and encourages alternative modes of transportation, such as walking and cycling. Providing residential uses in proximity to industrial and employment uses to the east and future mixed use developments to the north, south and east balances jobs and housing and provides for an appropriate mix of uses to support shorter commutes to work, easily accessible open spaces, local stores and services. The proposed greenfield development is within the Milton settlement area, with full municipal services, which is an area where the Plan direct development and major growth. Section provides policies related to Designated Greenfield Areas, which include: 1. New development taking place in Designated Greenfield areas will be planned, designated, zoned and designed in a manner that HUMPHRIES PLANNING GROUP INC. PAGE 13 OF 42

14 a b c contributes to creating complete communities creates street configurations, densities and an urban form that support walking, cycling, and the early integration and sustained viability of transit services provides a diverse mix of land uses, including residential and employment uses, to support vibrant neighbourhoods d. creates high quality public open spaces with site design and urban design standards that support opportunities for transit, walking and cycling. 2. The designated greenfield area of each upper-or single-tier municipality will be planned to achieve a minimum density target that is not less than 50 residents and jobs combined per hectare. 3. The density target will be measured over the entire designated Greenfield area of each upper-or single-tier municipality, excluding the following features where the applicable provincial plan or policy statement prohibits development in the features: wetlands, coastal wetlands, woodlands, valleylands, areas of natural and wildlife habitat, and fish habitat. The area of the features will be defined in accordance with the applicable provincial plan or policy statement that prohibits development in the features. 4. Policy is provided for the purpose of measuring the minimum density target for designated greenfield areas, and is not intended to provide policy direction for the protection of natural heritage features, areas and systems. 5. The Minister of Public Infrastructure Renewal may review and permit an alternative density target for an upper-or single-tier municipality that is located in the outer ring and does not have an urban growth centre to ensure the density target is appropriate given the characteristics of the municipality and adjacent communities. 6. Municipalities will develop and implement official plan policies, including phasing policies, and other strategies for designated greenfield areas to achieve the intensification target and density targets of this Plan. The proposal contributes to a compact, vibrant, transit-supportive complete community in a designated greenfield area, which contributes to reducing the dependence on vehicular travel by promoting alternative forms of transportation, such walking and cycling by providing residential uses close to employment to support shorter commutes to work and easily accessible open spaces, local stores and services. The proposed density is above the minimum requirement of 50 residents or jobs per hectare, as it is an overall density units per net hectare. The Sustainable Halton Report, 2007 estimates 3.1 persons per unit in Milton, which equates to 78 residences per net hectare. The proposed greenfield HUMPHRIES PLANNING GROUP INC. PAGE 14 OF 42

15 development falls within the Milton settlement area, supported by full municipal services, which is an area where the Plan direct development and major growth. The Town of Milton designates the subject land Residential Area, which promotes residential development. The proposed development conforms to and is consistent with the requirements of the Growth Plan. 4.3 HALTON REGION OFFICIAL PLAN The Halton Regional Official Plan (Office Consolidation November 2014) contains goals, objectives and policies that manage growth and direct physical change and its effects on the social, economic and natural environment of the Region. The subject lands are outside of the built boundary and designated Urban Area in The Regional Structure, Map 1 in the Halton Region Official Plan, Office Consolidated November HUMPHRIES PLANNING GROUP INC. PAGE 15 OF 42

16 Figure 11: Map 1- Regional Structure, Halton Official Plan (* Subject Lands) Part III, Land Stewardship Policies-Development Criteria of the Halton Region Official Plan Urban Areas outline the objectives and policy of the Plan in relation to areas designated under this section. HUMPHRIES PLANNING GROUP INC. PAGE 16 OF 42

17 Section 72 states the objectives as the following: 72(1) To accommodate growth in accordance with the Region's desire to improve and maintain regional unity, retain local community identity, create healthy communities, promote economic prosperity, maintain a high quality, sustainable natural environment, and preserve certain landscapes permanently. 72(2) To support a form of growth that is compact and supportive of transit usage and non-motorized modes of travel, reduces the dependence on the automobile, makes efficient use of space and services, promotes live-work relationships and fosters a strong and competitive economy. 72(3) To provide a range of identifiable, inter-connected and complete communities of various sizes, types and characters, which afford maximum choices for residence, work and leisure. 72(4) To ensure that growth takes place commensurately both within and outside the Built Boundary. 72(5) To establish a rate and phasing of growth that is consistent with the attainment of Regional objectives. 72(7) To prescribe urban development boundaries. 72(9) To facilitate and promote intensification and increased densities. Section 77 states the policies are as follows: 77 (1) Prepare, in consultation with the Local Municipalities, and adopt periodic updates of population and employment forecasts in accordance with Table 1. Such forecasts shall: a) be updated regularly but no less frequently than every five years; b) be detailed for each Local Municipality; c) show the annual population and employment increases between the current year and year 2031; d) contain estimates of the annual number of new housing units by density type, consistent with the housing targets under Sections 86(6) and 86(6.1); e) contain assignment of population, employment and housing units under Sections 77(1)c) and 77(1)d) to the Built-Up Area, Designated Greenfield Area, and outside the Urban Area, consistent with Table 2; and f) contain estimates of Affordable Housing units to be achieved annually, consistent with the housing targets under Sections 86(6) and 86(6.1). HUMPHRIES PLANNING GROUP INC. PAGE 17 OF 42

18 The proposed Greenfield development falls within the Milton settlement area, supported by full municipal services, which is an area where the Plan direct development and major growth. The proposal contributes to a compact, vibrant, transit-supportive complete community in a designated Greenfield area, which contributes to reducing the dependence on vehicular travel and encourages transit, walking and cycling by providing residential close to employment to support shorter commutes to work and easily accessible open spaces, local stores and services. The gross density of the proposed development is units per hectare. The Sustainable Halton Report, 2007 estimates 3.1 persons per unit in Milton, which equates to residents per hectare. As a result, the HUMPHRIES PLANNING GROUP INC. PAGE 18 OF 42

19 proposed density is beyond the minimum requirement set by the Region of Halton for Milton of 58 residents or jobs per hectare for Greenfield area. 77(2.4) Require development occurring in Designated Greenfield Areas to: a) contribute towards achieving the development density target of Table 2 and the Regional phasing of Table 2a; b) contribute to creating healthy communities; c) create street configurations, densities, and an urban form that support walking, cycling and the early integration and sustained viability of transit services; d) provide a diverse mix of land uses, including residential and employment uses to support vibrant neighbourhoods; and e) create high quality parks and open spaces with site design standards and urban design guidelines that support opportunities for transit and active transportation. HUMPHRIES PLANNING GROUP INC. PAGE 19 OF 42

20 77(15) Require the development industry to absorb its share of the cost of the provision of infrastructure and human services as permitted by applicable legislation and that any financial impact of new development or redevelopment on existing taxpayers be based on a financing plan communicated to the taxpayers and subsequently approved by Council. Such a financing plan may provide measures such as staging or contingent provisions to demonstrate that the provision of infrastructure and public service facilities under the Joint Infrastructure Staging Plan by Provincial and Federal Governments and other service providers are coordinated with those by the Region and Local Municipalities so that the health and well-being of the community is advanced in a fiscally responsible manner. 86. It is the policy of the Region to: 86(6) Adopt the following housing targets: a) that at least 50 per cent of new housing units produced annually in Halton be in the form of townhouses or multi-storey buildings; and b) that at least 30 per cent of new housing units produced annually in Halton be Affordable or Assisted Housing. HUMPHRIES PLANNING GROUP INC. PAGE 20 OF 42

21 86(6.1) Establish, in conjunction with the Local Municipalities, annual targets for the production of housing units by density type and affordability for each Local Municipality, based on the Regional targets under Section 86(6) 89. It is the policy of the Region to: 89(1) Provide urban services only within the Urban Area, unless otherwise permitted by specific policies of this Plan. 89(8) Limit development in the Urban Area to the ability and financial capability of the Region to provide urban services in accordance with its approved financing plan under Section 77(15) of this Plan. Per the above policies, the Region s interests in the urban area are generally related to the availability of services. The Functional Servicing Report completed by Urbantech outlines the manner in which connecting full municipal services is achievable for the subject site. A request has been made to the Region of Halton for the appropriate amount of allocation under the 2017 allocation program. The Region has advised that a Financial Impact Statement is not required as a supporting study for this development, as there have been significant advances in the Region servicing so that individual development no longer need to demonstrate how the proposed development will absorb its share of costs for the infrastructure. The medium density development that is being proposed surrounding the subject land adds to the range and mix of housing types in the community and is consistent with the requirement that at least 50 percent of new housing forms be in the form of townhouses. The proposed development conforms to the objectives and policies of the Region of Halton Official Plan. 4.4 TOWN OF MILTON OFFICIAL PLAN The Town of Milton Official Plan (Office Consolidated August 2008) manages growth in a phased matter, reinforces community values, provide an environmental and land use action plan and implements the vision of the Town of Milton. The subject lands are within an Urban Expansion Area and are designated Residential Area in Schedule B of the Town of Milton Consolidated Official Plan, August HUMPHRIES PLANNING GROUP INC. PAGE 21 OF 42

22 Subject Land Figure 12: Schedule B - Urban Land Use Plan, Town of Milton Official Plan 2.0 Community Goals, Objectives Plan Goals: To provide a full range of community and cultural facilities including schools which is essential to the achievement of strong and healthy community To encourage development which is sustainable, i.e. development that meets the needs of the present without compromising the ability of future generations to meet their own needs To encourage community design at all levels of development which is people-oriented, reflecting a human scale and pedestrian orientation, particularly in the Urban Area and Hamlet Areas, rather than being designed primarily to accommodate vehicular traffic To build and maintain a safe, liveable and healthy community including the ability to influence change, and the provision of choice with respect to secure, adequate and affordable housing, location HUMPHRIES PLANNING GROUP INC. PAGE 22 OF 42

23 and type of employment and the pursuit of leisure, recreation and social activity To promote compact forms of development in all areas of the municipality to ensure the efficient land use pattern essential for the achievement of sustainable development. In Particular, a compact urban area, which maximizes the use of serviced land through sensitive intensification, and appropriate phasing of new development, will form the basis of the policies for the Milton Urban Plan. Further to the above goals of the Milton Official Plan the proposed development provides for sustainable development as it makes efficient use of land, resources, infrastructure and public service facilities. The proposed density of the development promotes alternate forms of transportation, such as walking to nearby areas Plan Objectives To identify employment lands throughout the Urban Area, in both mixed uses areas (commercial/residential) and dedicated areas (industrial/commercial) to ensure a balanced live/work relationship and to reduce the need to commute to larger urban centres To encourage development which promotes the integration of the community and accessibility by residents to public service facilities inside and outside Milton, including physical features such as mixed use developments, transit and pedestrian supportive design, barrier free access for users of different ages, sizes and physical and mental abilities, and the provision of enhanced telecommunications facilities To promote a diverse transportation system for the Town as a whole and to encourage urban development which supports, through its design, density and mix of use, public transit, rail and interregional travel, pedestrian and bicycle transportation, in conjunction with the efficient accommodation of private automobiles and trucks To enable all residents to find housing, employment and social and community facilities within the Town, To encourage the creation of liveable and attractive residential environments which provide for a wide range of housing HUMPHRIES PLANNING GROUP INC. PAGE 23 OF 42

24 opportunities (including affordable housing for low and moderate income residents) within all residential neighbourhoods To coordinate development of the public realm and the private lands to ensure the creation of an attractive human scale environment for streets and other exterior spaces particularly in the Urban Area and Hamlet Areas To encourage, through the establishment and implementation of design guidelines, a pattern of built form which is designed to provide long term public benefits including: a) the achievement of complementary relationship between new and existing buildings, including the accommodation of innovative built forms; and b) The achievement of new developments which supports the Town s objectives with respect to the creation of an attractive human scale environment for streets and other open spaces To encourage that all proposed development promotes safety and security through the use of appropriate design strategies including: a) Natural Surveillance- a design strategy directed at keeping intruders under surveillance; b) Natural Access Control- a design directed at decreasing the opportunities for crime; c) Territorial Reinforcement- a design strategy which is directed at creating a sphere of influence so that users of an area develop a sense of proprietorship over it; and d) Protection from Natural Hazards- a design strategy directed at preventing accidents due to natural hazards, such as prohibiting the location of stormwater management ponds on or adjacent to school properties To encourage development which reinforces the community s identity, and protect significant existing heritage features and character areas. Further to the above Official Plan objectives, the proposed development is pedestrian oriented and allows for close live work opportunities because of the surrounding mixed-use developments that have been approved to the south and east of the subject site. The proposed density is also supportive of various alternate modes of travel and contributes to a safe, strong, livable, vibrant and healthy complete community. HUMPHRIES PLANNING GROUP INC. PAGE 24 OF 42

25 3.2 RESIDENTIAL AREA GENERAL PURPOSE The Residential Area designation on Schedule "B" is designed for lands within the Urban Area where the predominant use of land is, or is intended to be, a mix of low and medium density residential development. RESIDENTIAL MIX IN URBAN EXPANSION AREA In accordance with the provisions of Section 2.7, Housing, and the policies of this Plan, residential development within areas designated "Residential Area" in the Urban Expansion Area on Schedule "B" shall: a) encourage an intermixing of unit types and low and medium density uses; b) encourage a general distribution of street-oriented Medium Density I residential uses in small blocks of 15 to 30 units throughout the individual planning districts; c) encourage a higher distribution of Medium Density I and II development adjacent to transit corridors; d) generally encourage medium density development that is street oriented and discourage development on private streets or lanes; and, e) be in accordance with the policies of subsections through to inclusive of this Plan when involving urban severances PERMITTED USES The Residential Area designation on Schedule "B" means that the uses shall be primarily low to medium density residential dwellings. Additional uses that are necessary to create a residential neighbourhood environment are also contemplated. The following uses are permitted: a) Low rise residential uses categorized as Low Density Residential such as detached dwellings with or without accessory apartments, duplex and semi-detached dwellings, townhousing and quattroplexes, at a maximum of 20 units per net hectare; b) Medium Density residential uses categorized as Medium Density Residential I such as street townhousing, stacked townhousing, triplexes, quattroplexes, and row housing at a HUMPHRIES PLANNING GROUP INC. PAGE 25 OF 42

26 maximum density of 35 units per net hectare in accordance with the policies of subsection ; c) Medium Density attached residential uses categorized as Medium Density Residential II such as stacked townhouses and apartments at a maximum density of 70 units per net hectare in accordance with the policies of subsection ; d) Special needs housing, including Group Homes Type 1 and Group Homes Type 2, but not Correctional Group Homes, in accordance with the policies of subsection ; d) Rooming, boarding and lodging houses and bed and breakfast establishments in accordance with the policies of subsection ; e) One accessory apartment in a detached dwelling unit in accordance with the policies of subsection ; f) Garden suites in accordance with the policies of subsection ; g) Local Institutional Uses which by their activity, scale and design are compatible with residential uses and which serve adjacent residential areas, including elementary schools, libraries, place of worship, day care facilities and community centres, in accordance with the policies of subsections and ; h) Local Commercial Uses including limited convenience commercial, service stations and office uses which provide for the immediate needs of residents of adjacent neighbourhoods in accordance with the policies of subsections and ; i) Home Occupation uses in accordance with the policies of subsection ; and, j) Parks, and other public spaces such as Urban Squares and Village Squares in accordance with the regulations of the Zoning By-law. NET RESIDENTIAL AREA means an area consisting of one or more surveyed and registered lots, blocks or parcels the principal or proposed use of which is dwellings. The proposed development provides for 18, two storey detached dwellings. 7 full lots are provided with 11 part blocks, which require the lands to the north and the west to be developed as full lots. The density of the net area proposed for residential development is units per net hectare per the definition of net residential area in the Official Plan. While this does not conform to the maximum density for Low Rise Residential uses of 20 units per net hectare, it does conform to The Milton Heights Neighbourhood Local Official Plan Amendment No. 38 (OPA 38), which applies to the subject land and permits a density range of 15 to 40 units per hectare. HUMPHRIES PLANNING GROUP INC. PAGE 26 OF 42

27 The proposed development conforms to the policies of the Town of Milton Official Plan. 4.5 SHERWOOD SURVEY SECONDARY PLAN- OPA No.15 The Sherwood Survey Secondary Plan (OPA 15) was adopted by Council on July, 2004 and approved by Halton Region on December 24, The purpose of the Sherwood Survey Secondary Plan is to establish a more detailed planning framework for the Sherwood Survey Planning District in support of the general policy framework provided by the Official Plan. The subject land falls within a Sub-Neighbourhood of the Milton Heights Neighbourhood according to Schedule C-8-A Community Structure Plan of the Sherwood Survey Secondary Plan. HUMPHRIES PLANNING GROUP INC. PAGE 27 OF 42

28 Figure 13: Schedule C8A Community Structure Plan, Sherwood Survey Secondary Plan (* Subject Lands) Section C.8.3 Goals and Objectives states the following: Further to and in accordance with, the goals and objectives of Section 2 of the Official Plan, the following specific goal and objectives are applicable to the Sherwood Survey Secondary Plan. C Goal HUMPHRIES PLANNING GROUP INC. PAGE 28 OF 42

29 to create a safe, liveable, attractive and healthy community in Sherwood Survey which has the strong sense of community and the environment evident in Milton today, and which is designed to be integrated with the Existing Urban Area and its Central Business District. C C C C C C Objectives to create strong physical connections with the Existing Urban Area, particularly the Central Business District, to ensure maximum opportunities for integration of the two areas. to ensure through the establishment of urban design guidelines and other measures a high quality and consistent level of urban design for both public and private areas of the community. Housing Mix General Housing Mix Target The ultimate housing mix targets for the Urban Area found in Section of the Official Plan, shall apply to The Sherwood Survey Planning District. These targets are 60 per cent single detached and semi-detached, 15 per cent row housing or similar housing forms and 25 per cent apartment or similar housing form mix. Residential Density Distribution Notwithstanding the policies of of the Official Plan, which encourage an even distribution of residential density throughout the Urban Area, and the HUSP direction to achieve an overall density of 30 units per net hectare, in the Sherwood Survey Planning District, residential development in Neighbourhoods in proximity to the Niagara Escarpment shall have a lower density than those neighbourhoods which are not adjacent to the Escarpment to ensure that development is sensitive to the Escarpment environment. The average density in each neighbourhood as designated on Schedule C-8-A1 shall be: a) Milton Heights Neighbourhood 15 units per net hectare, although lots situated abutting Provincial Freeways, Major Arterial Roads and Railway Corridors may be developed at 30 units per net hectare; The density of the net area proposed for residential development is units per net hectare per the definition of net residential area in the Official Plan. This is within the overall average requirement for the Milton Heights Neighbourhood, HUMPHRIES PLANNING GROUP INC. PAGE 29 OF 42

30 as outlined in the Sherwood Survey Secondary Plan OPA 15, of 15 to 30 units per hectare. The subject land is designated Residential Area" according to Schedule C-8-D Land Use Plan of the Sherwood Survey Secondary Plan. Figure 14: Schedule C8D Land Use Plan, Sherwood Survey Secondary Plan (* Subject Lands) HUMPHRIES PLANNING GROUP INC. PAGE 30 OF 42

31 Residential Area - Residential Mix C The residential mix in the Sherwood Survey Planning District as a whole, and for individual subdivisions which exceed 200 lots in size, shall be in accordance with the ultimate housing mix targets for the Urban Area, the policies of Subsection of the Official Plan and the density distribution policies of Section C of this Plan. In addition: a Medium Density I residential uses shall have a minimum density of 20 units per net hectare and a maximum of 35 units per net hectares. Street-oriented Medium Density 1 residential uses shall be encouraged to be interspersed with single and semi-detached dwelling units throughout to Planning District in small blocks of from five to 30 units and particularly in areas adjacent to the Neighbourhood Centre. b. Medium Density II uses shall be encouraged to locate adjacent to arterial roads and shall have a minimum density of 35 units per newt hectare and a maximum of 70 units per net hectare; and, c. All individual residential units shall be encouraged to front on and have access to public roads: however, where development fronts on arterial roads, vehicular access may be provided from hybrid roads, lanes or service roads subject to the approval of the Town in consultation with the Region. The residential units proposed in this plan of subdivision will all have access to public roads. The subject land is designated Phase 2C according to Schedule C-8-F Phasing Plan of the Sherwood Survey Secondary Plan. HUMPHRIES PLANNING GROUP INC. PAGE 31 OF 42

32 Figure 15: Schedule C8F Phasing Plan, Sherwood Survey Secondary Plan C.8.6 Implementation Further to, and in accordance with, the existing Implementation policies of Section 5.0 of this Plan, the following policies are applicable to the Sherwood Survey Planning District. C Phasing and Finance HUMPHRIES PLANNING GROUP INC. PAGE 32 OF 42

33 C Development in the Sherwood Survey Planning District shall proceed to three phases, 2A, 2B, and 2C as designated on Schedule C-8-F. Prior to the commencement of development in each phase, an acceptable financing plan must be approved by the Town and Region and any additional financial and other requirements of the Town and the Regional Municipality of Halton shall be satisfied, confirmation shall be received from utility providers and schools be satisfied, confirmation shall be accommodated; and the following conditions must be met: a Phase 2B- 60% of the developable land area of Phase 2A must be in registered plans of subdivisions prior to the commencement of development in Phase 2B, b Phase 2C- 60% of the developable land area of Phase 2B must be in registered plans of subdivisions prior to the commencement development in Phase 2C. The plan of subdivision is located in Phase 2C of the Sherwood Survey Planning District, which is the third phase of development. It is our understanding that an appropriate percentage of Phases 1 through 2 have already been registered. The proposed development conforms to the policies of the Sherwood Survey Secondary Plan (OPA 15). 4.6 MILTON HEIGHTS NEIGHBOURHOOD - OPA NO. 38 The Milton Heights Neighbourhood Local Official Plan Amendment No. 38 (OPA 38) dated March 3, 2014 was approved by the Ontario Municipal Board, as a result of OMB Cases PL101316, PL and PL The OMB found that the Royal Park/Milton Meadows, Century Grove and Andrin development applications/proposals were not premature as the draft plans can be approved with a condition for eventual servicing. The neighbouring planning applications surrounding the subject land were approved by the Board and OPA 38 was also approved to facilitate the current planning applications on the subject land. OPA 38 deletes the requirement for an approved Tertiary Plan for the Milton Heights Neighbourhood prior to any development occurring per Policy C a). OPA 38 also amends Section C a) by permitting a range of 15 to 40 units per hectare. The density of the proposed medium density development is units per net hectare per the definition of net residential area in the Official Plan. This is within the range of permitted density per OPA 38. The proposed development conforms to the policies of the Milton Heights Neighbourhood Local Official Plan Amendment No. 38 (OPA 38). HUMPHRIES PLANNING GROUP INC. PAGE 33 OF 42

34 4.7 ZONING BY-LAW NO The subject land is zoned FD Future Development Zone according to Schedule A- Urban Area Zoning, Zoning By-law , Consolidated November Figure 16: ZBL Schedule A - Urban Area Zoning (* Subject Lands) HUMPHRIES PLANNING GROUP INC. PAGE 34 OF 42

35 Section 12 Future Development Zone of Zoning By-law No states the permitted uses of the Future Development Zone are as follows: Only uses that legally existed on the date of this By-law comes into effect are permitted. The development of new buildings or structures is not permitted. Notwithstanding the above, additions to existing buildings and structures and accessory buildings or structures are permitted provided they comply with the following provisions: i Minimum Required Front Yard 4.0m ii Minimum Required Exterior Side Yard 4.0m iii Minimum Required Interior Side Yard 1.2m iv Minimum Required Rear Yard 7.5m v Accessory buildings or structures are subject to the regulations for Residential Zones as set out in Section The subject land will be placed into the appropriate zoning category to implement the proposed development, specifically the Residential Low Density (RLD) Zone with site specific exceptions. Further discussion on how the lands are expected to be rezoned is contained below in Section 4.8 of this Report. 4.8 MILTON HEIGHTS CHARACTER AREA STUDY The subject lands are located within the Milton Heights Character Area Study. The study considers options to implement the Sherwood Survey Secondary Plan policies for the existing residential properties in the Milton Heights and Peru Character Areas and seeks to establish a zoning by-law consistent with the existing policy framework. As a result, a Zoning By-law Amendment is not required to rezone the subject lands to permit the proposed draft plan of subdivision, as this is anticipated to be achieved through the Milton Heights Character Area Study and the implementing by-law that will result from this study. Should the Character Area Study not proceed expeditiously than we will submit a private Zoning By-law application to rezone the subject site to the Residential Low Density (RLD) Zone with site specific exceptions. A copy to the draft implementing Zoning By-law Amendment is contained within Section 7 of this Report. HUMPHRIES PLANNING GROUP INC. PAGE 35 OF 42

36 Figure 17: Character Area Boundaries (* Subject Lands) HUMPHRIES PLANNING GROUP INC. PAGE 36 OF 42

37 5. SUPPORTING STUDIES In addition to the Planning Justification Report, a number of supporting studies and plans have been completed in support of the proposed Draft Plan of Subdivision. The main conclusions and recommendations of the supporting studies have been summarized in the subsections below. 5.1 TRANSPORATION/TRAFFIC IMPACT ASSESSMENT A transportation/traffic impact assessment has been completed by R.J. Burnside, dated. The development is only expected to generate from 5-7 trips between the AM and PM peak hours. Day to day variations in traffic volumes will far exceed this number of trips. In addition, Old Tremaine Road will be terminated just south of Highway 401, and so traffic volumes are expected to drop significantly when traffic shifts to New Tremaine Road. Therefore, the development will have a minor, unnoticeable, impact on local road network operations. The Hunt Parcel was also considered within the HDR Report, which determined roadway requirements to service the Milton Heights area. The proposed draft plan complies with Town and Region Standards, with the exceptions described below. 5.2 HERITAGE IMPACT ASESSEMENT A heritage impact assessment, dated November 2011, has been completed by James Bailey Architect. The Report recommends that the buildings at 149 Tremaine Road be removed from the Town of Milton s list of buildings of historical interest. The consultant has evaluated both structures on the site in light of the Ontario Heritage Act, Ontario Regulation 9/06 and Regulation 10/06 and find that they do not merit retention. Historical investigations related to the site and a review of the ancillary building, has not substantiated that this building has the potential of being a former blacksmith shop. The house is in poor condition, has been greatly altered both inside and out, and is generally undistinguished. The ancillary building, has more architectural interest, but is in a worse condition, and in the consultant's view offers little potential for adaptive reuse. There is nothing about this site which would allow the consultant to consider it to have landmark status. HUMPHRIES PLANNING GROUP INC. PAGE 37 OF 42

38 5.3 ENVIRONMENTAL SITE ASSESSMENT A Phase 1 & 2 environmental site assessment, dated August 2011, has been completed by Pinchin Environmental Ltd. Based on the findings of the Phase II ESA, it is Pinchin s opinion that no further subsurface investigation is required at the Site in relation to the findings of the Phase I ESA. 5.4 FUNCTIONAL SERVICING & STORMWATER MANAGMENT REPORT A functional servicing and stormwater management report, dated November 2015, has been completed by Urbantech Consulting. The report determined that all flows from the storm sewers servicing the property will be conveyed through Royal Park North storm sewer system and outlet to SWM pond 43, which has been designed with adequate capacity to treat and control storm flows from the Hunt property. Sanitary sewers will be provided to the Hunt property via proposed 200mm diameter sanitary sewer mains located within Street A and Milton Heights Crescent. Water services will be provided to the property via watermains located within adjacent streets, specifically a 250mm diameter watermain to be installed on Street A, a 150mm diameter watermain to be installed within Milton Heights Crescent, a 150mm diameter watermain to be installed within Street B and a 200mm watermain to be installed within Tremaine Road. 5.5 GEOTECHNICAL INVESTIGATION & SOILS REPORT A geotechical investigation and soils report, dated August 2011, has been completed by Shad and Associates. The purpose of the geotechnical investigation was to obtain information about the subsurface conditions at the site by means of a number of boreholes. Based on their interpretation of the data obtained, recommendations are provided on the geotechnical aspects of the proposed construction. The fieldwork was performed on August 8, 2011 and consisted of drilling and sampling eight 5.0 m deep boreholes (BHs 311 to 318) at the site. It should however be noted that the fieldwork for the geotechnical investigation as well as Phase II ESA was carried out at the same time, and hence some boreholes were extended deeper and monitoring wells were installed in five boreholes. 5.6 ARBORIST REPORT AND ENVIRONMENTAL IMPACT STATEMENT An arborist report and environmental impact statement has been completed by Beacon Environmental, dated. Based on a review of the plan of subdivision, Beacon finds that it will be necessary to remove all trees from the property to accommodate the proposed development and site grading. HUMPHRIES PLANNING GROUP INC. PAGE 38 OF 42

39 Based on the findings of the EIS, there are no natural heritage features on the subject property which warrant protection under any of the applicable policy documents. Thirteen trees are to be removed, as is a very small isolated dug pond. Recommended mitigation measures include adherence to timing windows for tree removal and erosion and sediment control. 5.7 NOISE REPORT An noise report has been completed by Valcoustics Canada, dated December The Report concludes that the proposed development is considered as being feasible, based on demonstrating compliance with the applicable noise guidelines. 5.8 ARCHAEOLOGICAL ASSESSMENT A stage 1 and 2 archaeological assessment, dated September 2015, was completed by AMICK Consultants. As a result of the Stage 1 portion of the study it was determined that the study area has archaeological potential on the basis of proximity to water, proximity to historic settlement structures, and the location of early historic settlement roads adjacent to the study area. No archaeological sites or resources were found during the Stage 2 survey of the study area. As a result of the property Assessment of the study area, no archaeological resources were encountered. Consequently, the following recommendations were made: - no further archaeological assessment of the study area is warranted; - the Provincial interest in archaeological resources with respect to the proposed - undertaking has been addressed; - the proposed undertaking is clear of any archaeological concern. Ministry clearance has been received on the Report on November 12, HUMPHRIES PLANNING GROUP INC. PAGE 39 OF 42