Development Approval & Planning Policy Department

Transcription

1 To: From: Mayor and Members of Council Development Approval & Planning Policy Department Meeting: Subject: Proposed Official Plan Amendment The Mayfield West Phase 2 Secondary Plan - Ward 2 RECOMMENDATIONS That Report DP regarding Proposed Official Plan Amendment The Mayfield West Phase 2 Secondary Plan - Ward 2 be received; and That the required By-law be enacted for Official Plan Amendment Number 222 (File No. POPA 08-01) approval; and That the Mayor and Clerk be authorized to execute the Financial and Development Charge Credit Agreement between the Town and the Mayfield West Phase 2 Landowners; and That Report DP be forwarded to the Ontario Ministry of Municipal Affairs and Housing, Region of Peel, City of Brampton, Toronto and Region Conservation Authority, Credit Valley Conservation, Peel District School Board, Dufferin-Peel Catholic District School Board, and Orangeville Railway Development Corporation. EXECUTIVE SUMMARY Official Plan Amendment 222 (OPA 222) establishes goals, objectives, and policies to govern the development and redevelopment of land within the Mayfield West Phase 2 (MW2) Plan Area. MW2 has been planned as a complete community that is compact, pedestrian and cyclist-friendly, and transit-oriented. Collectively, these attributes support the development of a healthy, safe, and balanced community. DISCUSSION Purpose The purpose of this report is to recommend that Council approve OPA The Mayfield West Phase 2 Secondary Plan. Background Council Endorsed Framework Plan Page 1 of 14

2 On September 3, 2013, Council endorsed the Framework Plan for the MW2 Secondary Plan and directed staff to use the Framework Plan to: (1) Prepare and submit an application to the Region of Peel to obtain an amendment to the Region of Peel Official Plan to expand the Mayfield West settlement area boundary; and (2) Commence the detailed design of MW2. An expansion to the Mayfield West settlement area boundary was approved by the Region of Peel in September 2014 (Regional Official Plan Amendment 29). An account of the planning process leading to approval of ROPA 29 is provided in Schedule A to this report. OPA 222, the MW2 Secondary Plan, is the final product of the detailed design of MW2. Provincial Planning Framework Official Plan Amendments are required to be consistent with the Provincial Policy Statement, 2014 and conform to Places to Grow: The Growth Plan for the Greater Golden Horseshoe. The following sections of this report provide a response to the applicable Provincial policies and plans. Provincial Policy Statement, 2014 (PPS) The PPS provides policy direction on matters of provincial interest related to land use planning and development. The following section reviews OPA 222 for consistency with the Provincial Policy Statement. Policy Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns - provides for numerous policies to achieve the overall objective for efficient land use and development patterns that support strong, liveable and healthy communities, protect the environment and public health and safety, and facilitate economic growth Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; Page 2 of 14

3 d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring the necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. OPA 222 accommodates population and employment growth in Mayfield West that is compact and transit-supportive, and provides an opportunity to plan and design a complete community 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 amenities and services. Under OPA 222 (Section ) a Community-wide Development Staging and Sequencing Plan (DSSP) shall describe in detail the staging and sequencing of infrastructure (e.g. roads, water and wastewater, stormwater management facilities, and public utilities), public transit services, schools, community facilities (e.g. public parks, pathways and trailways, recreation facilities), affordable housing sites, and natural heritage system required for development to occur in the Plan Area in an orderly, timely, and cost effective manner: PPS 2014: 1.3 Employment Planning authorities shall promote economic development and competitiveness by: a) providing for an appropriate mix and range of employment and institutional uses to meet long-term needs. OPA 222 is essential for the Town to meet its identified employment land needs, remain competitive and provide a range of employment uses and a range and choice of suitable sites. With an emphasis on building more compact, transit-supportive communities in designated greenfield areas, it is the intent of the MW2 Secondary Plan to strive to achieve a higher density prestige business/office park and commercial centre west of and adjacent to Highway 410/10. OPA 222 is consistent with the PPS Page 3 of 14

4 Growth Plan for the Greater Golden Horseshoe, 2006 (Growth Plan) The Growth Plan provides policy direction for implementing the Province s vision for building stronger, prosperous communities. Section Designated Greenfield Areas The following section reviews OPA 222 for consistency with Section Designated Greenfield Areas of the Growth Plan Designated Greenfield Areas 1. New development taking place in designated Greenfield areas will be planned, designated, zoned and designed in a manner that a) contributes to creating complete communities. b) creates street configurations, densities, and an urban form that support walking, cycling, and the early integration and sustained viability of transit services. c) 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. The Mayfield West Phase 2 Secondary Plan governs the development and redevelopment of land in the MW2 Plan Area. The Plan Area has been planned as a complete community that is compact, pedestrian and cyclist-friendly, and transit-oriented community. Collectively, these attributes support the development of a healthy, safe, and balanced community. OPA 222 conforms to the Growth Plan. Region of Peel Planning Framework The following section reviews OPA 222 for compliance with and conformity to the relevant policies in Regional Official Plan Amendment 24 (ROPA 24). ROPA 24 Regional Land Budget ROPA 24 contains a Regional Land Budget which assigns population and employment growth to the Growth Plan Policy Areas in the Region. The Regional Land Budget, as approved by the Ontario Municipal Board in June 2012, set the 2031 population and employment totals for Caledon. These totals are reflected in Local Official Plan Amendment Number 226 and the associated Caledon Land Budget, as adopted by Caledon Council on September 11, Plan to achieve a minimum greenfield density target of 50 people and jobs combined per hectare by 2031, to be measured over Pee Page 4 of 14

5 l s designated greenfield area excluding major environmental features as defined by the Growth Plan. The Caledon Land Budget, associated with Local Official Plan Amendment Number 226, has established population and employment totals and a total land area for all settlement area boundary expansions to accommodate unallocated growth in Caledon to Collectively, the settlement area boundary expansions, including the Mayfield West Phase 2 Secondary Plan, will enable the Region of Peel to achieve its greenfield density target of 50 people and jobs combined per hectare by OPA 222 represents an important step in implementing both the Regional and Caledon employment targets for OPA 222 achieves an overall greenfield density of 68.2 people and jobs combined per hectare and, as such, will contribute in a positive manner to the achievement of the density target contained in the Region of Peel Official Plan. Completion of the Mayfield West Phase 2 Secondary Plan is a key component of Caledon s long-term growth management strategy, as envisioned in ROPA 24 and OPA 226. OPA 222: (1) Implements planning considerations consistent with ROPA 24 and OPA 226 and their associated land budgets. (2) Provides for the planning and design of a complete community with a diverse mix of land uses, a range and mix of housing and employment types, high quality public open space and easy access to local amenities and services. (3) Accommodates population and employment growth in Caledon s designated greenfield area that is compact and transit-supportive. Regional Official Plan Amendment 29 (ROPA 29) Approved by the Region of Peel in September 2014, ROPA 29 established the MW2 Secondary Plan settlement area boundary expansion. ROPA 29 established a new section in the Region of Peel Official Plan, Section Mayfield West Phase 2 Settlement Area. Accordingly, a number of policies apply to the MW2 Settlement Area, including: (1) Section Healthy Communities and the Built Environment; (2) Section GTA West Preliminary Route Planning Study Area; and (3) Section Provincial Minimum Distance Separation Calculated Setback. OPA 222 responds to the policy direction contained in the above noted sections in Section , , and respectively. OPA 222 conforms to the Region of Peel Official Plan. The Mayfield West Phase 2 Secondary Plan Location The MW2 Plan Area is located in the area north of Mayfield Road, east of Chinguacousy Road, south of the Etobicoke Creek, and west of Hurontario Street. Page 5 of 14

6 The Plan Area comprises an area of approximately hectares. Of this total, approximately 43.8 hectares are comprised of existing and introduced natural heritage features and an existing railway corridor. The result is a net developable area of approximately hectares. Goal The Plan Area will develop as a complete community that is compact, pedestrian and cyclist-friendly, and transit oriented. Growth Management Strategy To ensure conformity with Caledon s growth management objectives, as described in Official Plan Amendment 226, the Plan Area has been planned to achieve the population and employment targets by 2031 as shown in Table 1. Table 1: MW2 Plan Area Population and Employment Targets Population (1) 10,348 Population-related jobs 2,635 Employment Area jobs 1,164 Total: 14,147 Land area (hectares) (2) Density (population and jobs per hectare) 68.2 (1) Inclusive of the Census undercount. (2) Net of the Natural Heritage System & the Orangeville Brampton Railway. The total number of residential homes permitted in the Plan Area shall achieve the planned population of 10,348. The Town will ensure compliance with the population and employment targets identified in Table 1 through the approval of a community-wide development staging and sequencing plan and site specific development staging and sequencing plans. The following plans/studies will provide important direction with respect to the preparation and review of development applications in the Plan Area. Unless otherwise provided for in OPA 222, development in the Plan Area shall occur in a manner consistent with the planning and design vision, goals and recommendations of these plans/studies. (1) Comprehensive Environmental Impact Study & Management Plan; (2) Water & Wastewater Servicing Study; (3) Transportation Study; and (4) Community Design Plan The Comprehensive Environmental Impact Study & Management Plan, and the Water & Wastewater Servicing Study have been completed. Page 6 of 14

7 The Community Design Plan and the Transportation Study are substantially complete and sufficiently complete for staff to prepare OPA 222 and to recommend Council s approval of OPA 222. Development Approval and Planning Policy staff will report back to Council for Council s approval of the Community Design Plan and the Transportation Study when they have been finalized. Residential Lands Four (4) residential designations have been established in the Plan Area; Low Density, Medium Density, High Density, and Live / Work - shown on Schedule B to this report. Together, the residential lands in the Plan Area will provide a range and mix of residential homes including, single detached, semi-detached, townhouses, and low-rise apartment buildings. Development of the lands designated High Density Residential at the north east corner of McLaughlin Road and the future spine road - shown as (1) on Schedule B to this report - shall include ground level non-residential uses that complement and support the development of the residential use. These ground level non-residential uses may include small-scale commercial (e.g. pharmacy and coffee shop) and professional offices (e.g. dentist and doctor) uses. Mixed-Use Policy Area The Mixed-Use Policy Area designation shown on Schedule B to this report - has been established to allow the ultimate location and design of the land uses in the Mixed-Use Policy Area to be coordinated with: (1) The GTA-West Corridor Study; (2) The ultimate location and design of the spine road and Highway 410/Hurontario Street connection; (3) The size and configuration of the Region of Peel lands; and (4) The location and design of the transit hub. Lands designated Mixed-Use Policy Area are planned to include: (1) A single parcel of land comprising up to approximately 4 hectares (10 acres) for the Region of Peel. These lands may be used by the Region of Peel for a future Peel Region Police facility and/or other Region of Peel uses. Other Region of Peel uses shall be compatible with existing and planned adjacent uses; (2) A commercial centre; (3) Low, medium, and high density residential homes; (4) A transit hub; (5) A stormwater pond; parkland, and a segment of the Greenway Corridor; and (6) A segment of the future spine road and its connection to Highway 410/Hurontario Street. Page 7 of 14

8 The lands designated Mixed-Use Policy Area shall be developed in a manner consistent with the goal for the Plan Area as a complete community that is compact, pedestrian and cyclist-friendly, and transit-oriented community. Transit Hub A Transit Hub shall be developed as part of the commercial centre located adjacent to and west of Hurontario Street and within the Mixed-use Policy Area. The transit hub is intended to support inter-regional, intra-regional, and local transit services in the Plan Area; under the Region of Peel Official Plan, the Region of Peel supports the expeditious planning and implementation of an extension of the rapid transit service along Hurontario Street in to Caledon. Development in the Plan Area will proceed in a manner which is supportive of the early integration and sustained viability of public transit services in the Plan Area. Hurontario Employment Area With an emphasis on building more compact, transit-supportive communities in designated greenfield areas, it is the intent of MW2 to strive to achieve a higher density prestige business/office park west of and adjacent to Highway 410 / Hurontario Street - shown on Schedule B to this report - to accommodate the Employment Area jobs shown in Table 1. The location and scale of the business/office park provides a great opportunity to attract a viable higher order regional transit service to Mayfield West. Commercial Lands The majority of the commercial lands are located in the Mixed-use Policy Area adjacent to and west of Hurontario Street. Similar to the Hurontario Employment Area, the location and scale of this commercial centre provides a great opportunity to attract a viable higher order regional transit service to Mayfield West, and supports Caledon s desire for MW2 to develop as a compact, complete and transit-supportive community. Smaller commercial nodes are planned for the urban village centre planned at the south west corner of McLaughlin Road and the spine road - shown as (2) on Schedule B to this report - and at the north east corner of McLaughlin Road and Mayfield Road - shown as (3) on Schedule B to this report. Schools Three new school sites are planned in the Plan Area; one (1) Public Elementary School, one (1) Public Secondary School, and one (1) Separate Elementary School shown on Schedule B to this report. Municipal Parks and Proposed Recreation Facility Page 8 of 14

9 The Open Space Policy Area designation shown on Schedule B to this report - is comprised of municipal parks that include community parks, neighbourhood parks, and urban village squares. The location of the municipal parks reflect the role of community parks in supporting and complementing the goal of the Plan Area and the opportunity to explore joint use initiatives with adjacent land uses (e.g. elementary and secondary schools). The lands designated Open Space Policy Area at the south east corner of McLaughlin Road and the spine road - shown as (4) on Schedule B to this report - are intended for a Town of Caledon recreation facility. Natural Heritage System The Natural Heritage System in the Plan Area is comprised of Environmental Policy Area (EPA) and Greenway Corridors - shown on Schedule B to this report. The EPA in the Plan Area is comprised of woodlands, wetlands, watercourse corridors, and associated environmental buffers. The Greenway Corridors in the Plan Area connect key natural heritage features and areas in and adjacent to the Plan Area. The design of the Greenway Corridors will include restoration and/or enhancement, including the planting of trees and shrubs, to provide wildlife habitat; opportunities for stormwater management measures, where appropriate; and pathways or trails for walking, cycling and hiking. The minimum aggregate area of the Greenway Corridors in the Plan Area shall be 5.6 hectares (13.9 acres); the Greenway Corridors shall not form part of the parkland dedication to the Plan Area. Affordable Housing Sites OPA 222 requires the landowners in the Plan Area to provide land for affordable housing in the Plan Area as follows: (1) Approximately 1.5 hectares of land shall be provided to the Region of Peel; and, (2) Approximately 0.4 hectares of land shall be provided to Habitat for Humanity. Intelligent Community OPA 222 requires the developers in the Plan Area to include fibre optic cable running along each local road and to each building (e.g. industrial, commercial, institutional, and/or residential). Thus, residents and businesses in the Plan Area will have access to high-speed internet service. Water and Energy Conservation OPA 222 requires all residential buildings in the Plan Area to be constructed using green energy measures that exceed the energy efficiency standards in the Building Code Act in place at the time of draft approval of a plan of subdivision or plan of condominium. Page 9 of 14

10 There are provisions relating to third party verification. PUBLIC CONSULTATION The Statutory Public Meeting with respect to OPA 222 was held by the Town on March 25, Draft OPA 222 was circulated for comments to Town departments and relevant agencies stakeholders, and landowners in March All comments have been considered and in some cases modifications have been made to OPA 222. Substantive Issues and Staff Responses The following sections describe in more detail substantive issues and staff s response. Connection and Access of the Spine Road to Hurontario Street / Highway 410 As discussed earlier, the ultimate location and design of the land uses in the Mixed-Use Policy Area will be coordinated with, among others, the GTA-West Corridor Study and the ultimate location and design of the spine road and Highway 410/Hurontario Street connection. Until such time as the aforementioned coordination has occurred, OPA 222 Section requires the community-wide Development Staging and Sequencing Plan to be approved by the Town prior to or concurrent with registration of the first plan of subdivision or approval of the first site plan application or any application under the Planning Act in the Plan Area, which requires Detailed arrangements for the provision of a vehicular connection and access from the spine road to Hurontario Street and/or the Highway 410 interchange (Section b)). Orangeville Brampton Railway Corridor In 2000, the Town of Orangeville acquired the 55.5 km Streetsville to Orangeville portion of the Canadian Pacific Railway s former Owen Sound subdivision. The rail line was renamed the Orangeville Brampton Railway ( OBRY ). The Town of Orangeville formed the Orangeville Railway Development Corporation ( ORDC ) and with its partners Cando Contracting Ltd. ( Cando ) and Orangeville- Brampton Rail Access Group ( OBRAG ), manage the railway property. There are two planned crossings of the OBRY in the Plan Area; the spine road crosses the rail line at a point approximately 520 metres east of McLaughlin Road, while Collector Road A (located at the north limit of the Plan Area) crosses the rail line at a point approximately 345 metres east of McLaughlin Road. The ORDC objects to the Town s plan to cross the OBRY corridor at these two locations. ORDC s concerns include at-grade crossings; safe operation of train traffic; setbacks; and noise and vibration. The ORDC has requested the Town to provide a grade separated crossing at the spine road and eliminate the second crossing at Collector Road A. Page 10 of 14

11 In accordance with the Canadian Railway-Roadway Grade Crossing Standards (Transport Canada, 2012), based on current and projected future traffic volumes, neither a grade-separated crossing nor a gate control is warranted at the spine road or Collector Road A. The warrant for a gate control at the spine road is close. As such, the Transportation Study for the Plan Area is recommending a gate control for the spine road at the crossing of the OBRY. Substantial modifications to the draft OPA 222 have been made to address the following: (1) Establishing noise and vibration sensitive areas with respect to the OBRY line; (2) Planning applications within the above noted areas will be circulated to the ORDC for comments prior to Caledon making a decision; and (3) Referencing to current guidelines relating to noise and vibration issued by agencies and bodies, including the ORDC Ontario Limited Ontario Limited owns approximately 17.2 hectares (42.4 acres) of land in the Plan Area located at the south east corner of McLaughlin Road and the spine road. OPA 222 designates these lands Open Space Policy Area, Institutional, Environmental Policy Area, and Medium Density Residential. The lands designated Open Space Policy Area (approximately 5.3 hectares) are planned for a Town recreation facility and municipal park shown as (4) on Schedule B to this report. The lands designated Institutional (approximately 6.8 hectares) are planned for a Peel District School Board secondary school shown as (5) on Schedule B to this report Ontario Limited objects to the land being designated Open Space Policy Area and Institutional as described above with the following concerns: (1) Proximity to rail line safety hazard for school children; (2) Recreation facility and secondary school not in centre of the community; and (3) Efficient use of natural heritage system Ontario Limited has requested the Town to relocate the Open Space Policy Area and Institutional designations to the south west corner of McLaughlin Road and the spine road. The Town s MW2 consultant team and staff have reviewed the suggestions presented by Ontario The result of this review is as follows: Relocating the subject uses directly adjacent to the woodlot west of McLaughlin Road would truncate an important collector road, thus impacting the effective and efficient function of the MW2 ring road system. In the context of siting the high school and recreation centre, the community includes the existing portions of Mayfield West which are located east of Highway 10/410; the subject uses will also serve these residents. Page 11 of 14

12 When planning for the Town recreation facility and secondary school consideration was given to the important role of municipal facilities in supporting and complementing the goal of the Plan Area, the opportunity to explore joint venture initiatives with adjacent land uses (in this case a recreation facility and secondary school), and the proximity (within a reasonable walking distance) to the future transit hub. In summary, effective land use planning involves managing land and resources in a manner that balances the interests of individual property owners with the wider interests and objectives of the whole community. OPA 222 strikes an appropriate balance. It is recommended that Council approve OPA 222 to the Town s Official Plan. Financial Implications The Fiscal Impact Assessment which was completed for the proposed development projected a $47 million shortfall in revenues over the long-term (17 years) based on assumptions on growth-related capital and operating costs (including transit service to the community) and assumptions on the timing of property tax revenues. Of the projected shortfall, $26.5 million relates to transit services. Based on a review of industry averages, a recovery of 25% to 30% was used for transit services in this community over the long-term. This means that transit services result in an overall revenue shortfall (e.g. transit revenues only recover approximately 25% to 30% of transit costs) which requires property tax subsidization of the gap between transit revenues and transit costs of 70% to 75%. To mitigate the balance of the revenue shortfall, excluding transit, of $20.5 million (= $47 million - $26.5 transit), Town staff have negotiated a Financial and Development Charge Credit Agreement with the Mayfield West Phase 2 Landowners. The proposed agreement requires the Mayfield West Phase 2 Landowners to up-front capital infrastructure costs, provide land for specific public infrastructure at no cost, and to provide funding for specific capital and operating items. Specifically, the agreement includes the following: (1) Landowners up-fronting approximately $36,000,000 of road works (inclusive of a spine road connection with Hurontario Street / Highway 410 for which the Town will provide development charge credits on the growth portion of the works); (2) Landowners will pay for the Town s non-growth portion of road works and studies (approximately $6,000,000); (3) Conveyance of land for affordable housing (Habitat for Humanity and Region of Peel/Peel Living) estimated cost $4,700,000; (4) Marketing and Community Building contribution to the Town ($400,000 plus HST); (5) Railway gates at the railway crossing along the spine road (estimated cost $1,900,000); (6) Contribution to a Comprehensive Adaptive Management Plan program for the long term monitoring of surface water, groundwater, water quality, fisheries, hydrology, stream morphology and terrestrial / wetland resources in the community ($700,000); Page 12 of 14

13 (7) Conveyance of 0.8 ha (or 2.0 acres) of land for a Transit Hub, and capital contributions towards a transit hub / bus shelters throughout the community and contribution towards operating costs for Transit in the community (estimated at $6,000,000); and (8) Landowners may cash flow, through a letter of credit, the construction of the Mayfield West Phase 2 recreational facility should the Town not have sufficient development charge funds to proceed with the facility in a timely manner ($10,000,000). In addition, the proposed negotiated agreement commits the Mayfield West Phase 2 Landowners to the following, which cannot be quantified at this time: (1) High-speed internet to residents and businesses throughout the community via the provision of fibre optic cable to every residential, commercial, and industrial building; (2) High Density Residential Housing; (3) Incorporation of low impact development techniques and measures and energy efficient residential building standards; and (4) Provision of transit pads, where required, in the Community. While a $47 million shortfall over the long-term is significant, excluding the impact of transit (which only recovers 25% to 30% of expenses), the negotiated agreement narrows this gap to approximately $1 million over 17 years through up-fronted works, conveyances of land at no cost, and payments for capital and operating costs by the Mayfield West Phase 2 Landowners. Further, additional commitments from the Mayfield West Phase 2 Landowners, such as high-speed internet to residents and businesses and commitment to high density residential housing, have benefits to the community and Town that cannot be quantified at this time. It is recommended that the Mayor and Clerk be authorized to execute the Financial and Development Charge Credit Agreement between the Town and the Mayfield West 2 Landowners. Applicable Legislation and Requirements Planning Act, R.S.O. 1990, c. P.13, s.17. Provincial Policy Statement, 2014 Places to Grow Act, S.O. 2005, c.13 Greenbelt Plan (2005) Growth Plan for the Greater Golden Horseshoe (2006) Region of Peel Official Plan Town of Caledon Official Plan COMMUNITY BASED STRATEGIC PLAN Strategic Objective Goal 2: Complete Our Community of Communities. NEXT STEPS Page 13 of 14

14 (1) DAPP staff will provide a Notice of Council s decision in accordance with the requirements in the Planning Act. (2) DAPP staff will monitor for any appeals that may be received during the following twenty day appeal period. (3) DAPP staff will issue an affidavit, provided no appeals have been received. ATTACHMENTS Schedule A The planning process leading to approval of ROPA 29 Schedule B Plan Area Land Use Plan Prepared by: Haiqing Xu Approver (L1): Haiqing Xu Approver (L2): Mary Hall Approver (L3): Carey degorter Approver (L4): Laura Johnston Page 14 of 14

15 Schedule A to Development Approval & Planning Policy Report DP PROPOSED OFFICIAL PLAN AMENDMENT 222 AN AMENDMENT TO IMPLEMENT THE MAYFIELD WEST PHASE 2 SECONDARY PLAN THE PLANNING PROCESS LEADING TO APPROVAL OF ROPA 29 OCTOBER P a g e

16 Schedule A to Development Approval & Planning Policy Report DP Caledon s Tri-Nodal Growth Management Strategy The Town of Caledon s pro-active approach to growth management the tri-nodal strategy directs the majority of new population and employment growth in Caledon to the Rural Service Centre settlements of Bolton, Caledon East, and Mayfield West. This pattern of growth focuses development in the south of Caledon, away from sensitive environmental areas and heritage settlements, minimizes interference with agricultural activity and concentrates new demands for services in locations where this demand can be most readily met. The established settlement pattern in Caledon also reinforces the concept of Caledon continuing to be a community of communities. Completion of the Mayfield West Phase 2 Secondary Plan is a key component of Caledon s trinodal growth management strategy, as envisioned in the Region of Peel Official Plan, as amended by Regional Official Plan Amendment Number 24, and the Town of Caledon Official Plan, as amended by Official Plan Amendment Number 226. Mayfield West Rural Service Centre Mayfield West is a Rural Service Centre in the Town of Caledon. Rural Service Centres are compact, well integrated rural towns on full piped water and sewer services and provide a wide range of commercial, employment, recreational, institutional and community services to serve both the needs of residents within the settlement, and to residents in other areas of Caledon. The Mayfield West Community Development Plan Study Area is established on Schedule B: Mayfield West Land Use Plan in Caledon s Official Plan. Within this area, a compact, well integrated community is being developed in the long-term through a series of phased expansions. The first such expansion, the Mayfield West Secondary Plan, was implemented through Regional Official Plan Amendment Number 17 and Local Official Plan Amendment Number 208. These amendments were approved in 2006 and 2007 respectively. These phased expansions are based on long-term population and employment forecasts contained in Caledon s Official Plan as may be updated from time to time. Growth Plan for the Greater Golden Horseshoe, 2006 The Growth Plan provides growth management policy direction and population and employment forecasts for the Greater Golden Horseshoe area and the Regions within it, including the Region of Peel, for the 2031 planning horizon. The government of Ontario introduced Amendment 2 to the Growth Plan in June 2013, which adjusted total population and employment for Peel Region by 2031 (referred to as 2031 B), and set new population and employment targets for the Region by Growth Plan Amendment 2 came into effect on June 17, 2013 and requires the affected municipal Official Plans, including the Region of Peel and Caledon Official Plans, be brought into conformity at the time of their next Official Plan review. ROPA 29 implements the original Growth Plan population and employment forecasts for 2031 (referred to as 2031 A) and the Regional and Caledon Official Plans which have incorporated the 2031 A forecasts. 2 P a g e

17 Schedule A to Development Approval & Planning Policy Report DP Region of Peel Official Plan The provincial Growth Plan requires the Region of Peel to allocate the forecasted growth to area municipalities up to the 2031 planning horizon and assess growth potential within Growth Plan Policy Areas (i.e. intensification areas, designated Greenfield Areas, and new designated Greenfield Areas through settlement area boundary expansions) with a focus on ensuring that growth occurs in such a manner that the targets of the Growth Plan are achieved on a Regionwide basis. This exercise was undertaken in Peel in a coordinated planning effort between the Region, the cities of Brampton and Mississauga, and the Town of Caledon. The result was ROPA 24 Growth Management, Employment Areas, and Greenbelt Conformity. Regional Official Plan Amendment Number 24 contains a Regional Land Budget which assigns population and employment growth to the Growth Plan Policy Areas in the Region, including Caledon. Accordingly, the Regional Land Budget, as approved by the Ontario Municipal Board (OMB) in June 2012, set the 2031 population and employment totals for Caledon at 108,000 and 46,000 respectively. Furthermore, the Regional Land Budget set the 2031 unallocated greenfield population and employment totals for Caledon at 21,500 and 11,000 respectively, and established the need for 609 hectares (1,505 acres) of land for all settlement area boundary expansions to accommodate unallocated growth in Caledon to 2031 (unallocated growth is growth for which no land is currently designated in the Regional and Caledon Official Plans). Town of Caledon Official Plan The Town of Caledon is required to bring its Official Plan into conformity with provincial legislative and policy changes that are enacted by the Province of Ontario. Caledon commenced a review of the existing Official Plan policies, known as the Provincial Policy Conformity exercise in Spring This exercise culminated in the approval of Official Plan Amendment Number 226 (OPA 226), by the OMB in October The population and employment forecasts which are contained in the Regional Land Budget are reflected in OPA 226, and the associated Caledon Land Budget, as approved by the OMB in October Official Plan Amendment 226 is being implemented by Caledon through a series of settlement area boundary expansions. ROPA 29 allows for the growth forecasts for Mayfield West contained in OPA 226. Municipal Comprehensive Review Both the provincial Growth Plan and the Regional Official Plan require that a settlement area boundary expansion only be undertaken as part of a municipal comprehensive review (MCR), which is defined in the Growth Plan as: An official plan review, or an official plan amendment, initiated by a municipality that comprehensively applies the policies and schedules of this plan. 3 P a g e

18 Schedule A to Development Approval & Planning Policy Report DP The MCR conducted by Caledon specifically addresses the requirements of all approved senior government policy documents including the Provincial Policy Statement 2005, the Growth Plan, and the Region of Peel Official Plan, as updated through the Peel Regional Official Plan Review. In accordance with Policy of Caledon s Official Plan, the Mayfield West Phase 2 Secondary Plan has been prepared in the form of an official plan amendment to address the specific role and function for an expanded Mayfield West Rural Service Centre. The secondary plan reflects a 2031 timeframe. Mayfield West Phase 2 Secondary Plan The Mayfield West Phase 2 Secondary Plan was initiated by Caledon in 2008 to determine the appropriate location, form and function for population and employment growth for Mayfield West as endorsed by Caledon Council. On June 10, 2008, Caledon Council endorsed a general terms of reference (GTR) for MW2 which contain a four-phase work plan designed to address the requirements of a municipal comprehensive review. The GTR describe the studies required to inform and support an application by Caledon to the Region of Peel to obtain an amendment to the Regional Official Plan for an expansion to the Mayfield West settlement area boundary, and a Caledon Official Plan amendment to implement the Mayfield West Phase 2 Secondary Plan. In accordance with the GTR, Caledon retained a multi-disciplined team of external consultants to complete the necessary technical studies to fulfill the requirements of a MCR. Cumulatively, these technical studies provide sufficient justification for the selection of a preferred expansion to the Mayfield West settlement area boundary and the preparation of this ROPA application to establish the expansion to the settlement area boundary for Mayfield West. MW2 Guiding Principles In January 2009, Caledon facilitated a one-day workshop to seek input and ideas that could be translated in to a set of planning, design and process related principles that would collectively guide decisions and recommendations during the MW2 study. The workshop was well attended by representatives from a broad range and mix of interests including agencies, advisory committees of Caledon Council, stakeholders, landowners and residents. In May 2009, Caledon Council endorsed the following 9 guiding principles for MW2. (1) Achieve net ecological gain, when practical, possible and advisable. (2) Adopt an integrated design process. (3) Foster a local identity rooted in the spirit of the Town of Caledon. (4) Establish the structure for a close knit small town that fosters self sufficiency. (5) Achieve a range and mix of housing. (6) Promote walking, cycling and transit opportunities. (7) Maximize conservation and innovation (water, waste, energy). (8) Ensure community connectivity and integration at all scales. (9) Support adaptive change. 4 P a g e

19 Schedule A to Development Approval & Planning Policy Report DP Collectively, these guiding principles demonstrate Caledon s desire and commitment to planning and designing the next phase of growth in Mayfield West that is compact and transit-supportive, and encourages healthy behaviours and lifestyles. Determination of a Framework Plan for MW2 Caledon retained a multi-disciplined team of external consultants to carry out the necessary technical studies to inform and support the completion of MW2 (including both ROPA 29 and Official Plan Amendment 222). These technical studies cumulatively provided sufficient justification for the selection of a preferred expansion to the Mayfield West settlement area boundary and the preparation of a ROPA application to establish the expansion to the settlement area boundary. In February 2012, two framework plans were reviewed with Caledon Council at a Council workshop; the framework plans illustrated and tested alternatives for laying out key community components i.e. residential, commercial and employment land uses, and complimentary and supportive land uses such as parks, schools and a transit hub. Subsequently, the framework plans were reviewed with the MW2 stakeholder advisory group in March 2012 and the general public at a public open house in May Using the feedback provided, NAK Design Strategies (Caledon s urban design consultant) developed a draft recommended framework plan in the summer The draft framework plan was revised in the fall 2012 as a result of the modifications to OPA 226 in September A draft preferred framework plan was reviewed with Caledon Council at a Council workshop in February At this workshop, staff also reviewed with Council a draft ultimate community plan which identified the potential full build-out of the lands bounded by Highway 410/10, Mayfield Road, Chinguacousy Road and the Etobicoke Creek. The ultimate community plan enables both Caledon and Peel to plan for the appropriate municipal infrastructure (roads, water and wastewater services) and community facilities (i.e. schools and parks) to support possible future growth beyond the MW2 population and employment targets. At the regular meeting of Caledon Council held on September 3, 2013, by resolution , Council endorsed a framework plan as part of the Mayfield West Phase 2 Secondary Plan exercise (Caledon Planning Report DP ). The framework plan identifies the location for the next phase of growth for Mayfield West and illustrates the land uses intended for that location see Schedule A to Caledon Planning Report DP Also on September 3, 2013, Caledon Council direct staff to use the framework plan to prepare and submit an application to the Region of Peel to obtain an amendment to the ROP to expand the Mayfield West settlement area boundary in order to implement, at the local level, the Mayfield West Phase 2 Secondary Plan. Accordingly, the proposed settlement area boundary expansion will result in the designation of approximately hectares (513 acres) of land (net of environmental exclusions and the 5 P a g e

20 Schedule A to Development Approval & Planning Policy Report DP railway corridor) within an expanded settlement area boundary to allow for the orderly development of lands to The framework plan accommodates population and employment growth in Mayfield West that is compact and transit-supportive, and provides opportunity to plan and design a complete community 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 amenities and services. MW2 Land Budget In accordance with ROPA 24 and OPA 226, the MW2 exercise has undertaken a rigorous land budget exercise to determine the appropriate lands to implement the population and employment targets for Mayfield West that are shown in Table 1 in Caledon Planning Report DP The land budget for MW2 is shown below. MW2 Land Budget Land Use Hectares Residential (1) Employment Commercial Institutional (2) Roads sub-total: Greenlands A Greenlands B Railway Corridor 1.57 sub-total Total: (1) Residential area includes parks and stormwater management ponds. (2) Institutional area includes all schools and the Peel Region Police Facility. For the purposes of determining the land budget for the Framework Plan, lands which constitute Greenlands A, Greenlands B, and the Orangeville Brampton Railway corridor have been excluded. Regional Official Plan Amendment 29 An expansion to the Mayfield West settlement area boundary was approved by the Region of Peel in September 2014 (Regional Official Plan Amendment 29). 6 P a g e

21 SCHEDULE B TO PLANNING REPORT DP CHINGUACOUSY RD MAYFIELD RD!2 MCLAUGHLIN RD!3!1!4! n î Low-Density Residential Medium-Density Residential High-Density Residential Live-Work Units Mixed-Use Policy Area Hurontario Employment Area General Commercial Institutional Future Recreation Facility n Elementary School n Secondary School Brampton Christian School Immanuel Christian Reformed Church Environmental Policy Area Open Space Policy Area Greenway Corridor Conceptual Road Network Railway Base Data Source: Town of Caledon, 2014 km SAVED: 15 October 2015 USER: jtijanic FILE PATHWAY: S:\POLICY SECTION\GIS\official_plan_amendments\OPA_222\final_mxd\ForReport_ScheduleB.mxd