Proposed High-Density Apartment Building

Transcription

1 Planning Justification Report 1287 Costigan Road, Milton Proposed High-Density Apartment Building by IBI Group July 6, 2016

2 Table of Contents 1 Introduction Site and Area Details Neighbourhood Context Site and Immediate Context Site Context and Character Development Proposal Development Application Pre-Consultation Planning applications Official Plan Amendment Zoning By-law Amendment Supporting Studies and Materials Current Planning Status Provincial Policy Statement Places to Grow Growth Plan for the Greater Golden Horseshoe Region of Halton Official Plan Town of Milton Official Plan Bristol Survey Secondary Plan Town of Milton Zoning By-law Conclusion and Recommendations Appendix A Draft Official Plan Amendment Appendix B Draft Zoning By-law Amendment July 6, 2016 i

3 1 Introduction IBI Group was retained by the Owner (Valery Homes) to prepare this Planning Justification Report in support of the proposed Official Plan Amendment and Zoning By-law Amendment applications for 1287 Costigan Road in the Town of MIlton. This report fulfills one of the requirements for a complete application, as stipulated by the Formal Consultation Agreement of May 31, The report outlines the existing conditions and context, details the proposed development, and then provides a thorough review and analysis of the proposal for conformity to current provincial, regional and local policies and legislation. The report concludes that the proposed development has merit and that the applications are recommended for approval by Town of Milton Council. 2 Site and Area Details The following subsections provide a description and characterization of the subject lands as well as the surrounding area, providing visual evidence in the form of air photos and ground-level photos. 2.1 Neighbourhood Context The subject site is known municipally as 1287 Costigan Road. It is located on the north side of Costigan Road, just east of Clarke Neighbourhood Park and Bruce Trail public school. The property is within a residential neighbourhood that is relatively new in the context of Milton s historical development (i.e. developed after 1999/2000), and which is experiencing continued build-out, particularly at this location and to the south-east. Figures to below provide Google and Town of Milton air photo images at several scales. The nature and overall scale of the residential neighbourhood is evident from looking at these images, with primarily low and medium density housing forms with a small concentration of higher density forms in the vicinity of the subject lands. Further, there is a range of uses within several kilometers of the site, including: Schools Bruce Trail Public School. Approx. 200 m away St Anthony of Padua Catholic Elementary School. Approx. 600 m away. Imma Coulson Public School. Approx. 900 m away Parks, Trails Recreation Areas Clarke Neighbourhood Park South, including play areas, sports fields and surface parking. Immediately adjacent. Multi-use path connecting Clarke Neighbourhood Park North and South and providing access to north. Immediately adjacent. Field Park. Approx. 450 m away. Clarke Neighbourhood Park North, including play areas, sports fields and surface parking. Approx. 500 m away. Trudeau Park. Approx. 1 km away. Milton Memorial Area, Milton Lions Park and Milton Leisure Centre providing various indoor and outdoor recreation activities and services. Approx. 2.2 km away. Commercial and Retail Mixed-use at north-east corner of Thompson Road S and Derry Road (smaller scale local and or neighbourhood commercial uses). Approx. 1 km away. July 6,

4 Retail and Commercial at Main Street E and Thompson Road S (Real Canadian Superstore, various restaurants, service commercial, etc.) Approx. 2 km away Transit Services Milton Transit Route 3 (Trudeau), connecting to GO Transit station to north and Louis St. Laurent Avenue to the South. Several stops within m. GO Transit station near Main St E and Thompson Road S, providing regional transit connection. Approx. 2.5 km away Cultural Facilities Milton Center for The Arts, including public library. Approx. 2.2 km away. Figure Google Air photo showing side and wider context July 6,

5 Figure Google Air Photo of Site and Surrounding Area Figure Zoomed Google Air Photo of Subject Lands July 6,

6 Figure Town of Milton Air Photo and Parcel Map Showing Subject Lands and Area 2.2 Site and Immediate Context IBI staff conducted a visit of the site and surrounding neighbourhood on June 20, The purpose of the visit was to visually inspect the site, adjacent properties and the neighbourhood; and to collect photographic evidence of existing conditions. A number of these photos are provided below in Figures to , and additional photos can be provided upon request. The ground-level photo evidence combines with the aerial photos in the section above to illustrate and highlight various aspects of the existing character of the site and its immediate context Site The site itself is relatively flat, with some minor undulations and slight grade drop from the Costigan Road frontage north towards the park. The site is currently vacant (with the exception of a construction trailer placed in the middle) and appears to have been previously altered in anticipation of future development. There is no mature vegetation located within the interior, but there are some coniferous tree plantings in proximity to the north and west lot lines, which are located on the adjacent park lands. There is an informal gravel driveway which appears to be located mostly in the Costigan Drive road allowance. At present, the site has a frontage on Costigan Road of approximately 113 m and an overall area of 0.61 ha Context and Character As the photos also depict, the site is surrounded by publicly-owned lands in the form of the adjacent school, park and creek block. There is some diversity in existing dwelling types and sizes in the immediate and wider context, but that primarily these are in the form of low to medium density residential dwellings, including single detached dwellings, standard townhouses, and stacked townhouses. Just to the north-east of the site is a small concentration of mid-rise apartments providing higher residential densities. Dwellings on the south side of Costigan Road, immediately opposite the subject lands, are developed with two storey standard townhouses. It appears that Laking Terrace, which is also directly opposite the subject lands, will be extended to the south, to an area that will provide additional residential development. It is not anticipated July 6,

7 that Laking Terrace will provide direct access to Derry Road. This access is currently provided by Miller Road, located just to the east. Figure Looking east across site frontage, from south-west corner of site Figure Looking west across the site, from the south-east corner July 6,

8 Figure Looking north across the site and adjacent path, from the south-east corner Figure Looking south across the site, from the adjacent park July 6,

9 Figure Looking east across the site, from the northwest corner Figure Looking south across the site from the northwest corner July 6,

10 Figure Costigan Road streetscape, looking west from location of site Figure Costigan Road streetscape, looking east from location of site July 6,

11 Figure Existing higher density residential, located to the north-east of site Figure Existing higher density residential, located to the north-east of site July 6,

12 3 Development Proposal The proposed development is for an 8 storey, 105 unit residential condominium apartment building, with associated surface and underground parking areas. The current site plan and underground parking plan are provided in Figures 3.1 & 3.2 below. Pertinent details of the proposed development include the following: Total Unit Count: 105 Building Height: 8 storeys plus enclosed rooftop mechanical area Total Parking: 168 spaces (141 tenant and 27 visitor) Total Surface Parking: 42 spaces (15 tenant, 27visitor, including 6 barrier free spaces) Total Underground Parking: 126 tenant spaces (2 barrier free spaces), in one level Total Gross Floor Area: m 2 (including mechanical enclosure) Total at grade permeable surface on site: 36.9% Figure 3.1 Proposed Site Plan July 6,

13 Figure 3.2 Proposed Underground Parking Plan 4 Development Application Pre-Consultation In accordance with the requirements of the Planning Act and the Town s Official Plan, a development application pre-consultation is required prior to submitting applications for Official Plan and Zoning By-law amendments. For the subject applications, this pre-consultation occurred on May 31, As per the signed pre-consultation agreement, the following was identified as being required for submission of the applications: 1. Completed Application Form 2. Concept Plan 3. Planning Justification Report 4. OPA Justification Report 5. Functional Servicing Report 6. Traffic/Transportation Impact Analysis 7. Parking Justification 8. Environmental Site Assessment 9. Shadow Analysis 10. Draft Zoning By-law 5 Planning applications This Planning Justification Report accompanies the formal submission of both an Official Plan Amendment and Zoning By-law Amendment application. In accordance with the pre- July 6,

14 consultation, the required materials have been provided. A brief explanation of each application follows. 5.1 Official Plan Amendment Within the Town s Official Plan (2008 Office Consolidation), the site is subject to several schedules and designations, as well as a range of policies, all of which will be outlined in detail in the appropriate section below. Initially, it is noted that the lands are designated as Residential Area on Schedule B Urban Area Land Use Plan, as well as Neighbourhood Centre Area on Schedule C-6-D Bristol Survey Secondary Plan Land Use Plan (see Figures and below). The purpose of the Official Plan Amendment application is to permit an increased density for the proposed residential apartment building, on a site-specific basis. No land use designation changes are proposed or required. Rather, the proposal will require a map and text change to add a new specific policy area within the Official Plan to allow for an increased residential density of a maximum of 175 units per net hectare. Further, there is a required text change to the Bristol Survey Secondary Plan policies to permit the increased density to 175 units per net hectare from the currently permitted maximum of 100 units per net hectare under the Neighbourhood Centre Area designation. A draft Official Plan Amendment is included in Appendix B. Figure Town of Milton Schedule B Urban Area Land Use Plan July 6,

15 Figure Town of Milton Official Plan Schedule C-6-D Bristol Survey Land Use Plan 5.2 Zoning By-law Amendment The site is currently zoned RHD*68-H1, which is a site-specific high-density residential zone with attached holding symbol. Figure below provides a capture of the City s online zoning map. The site-specific RHD*68 zone stems from By-law , which was passed on September 26, Further, based on conversations with Town Planning staff, it is our understanding that the holding symbol results from the need for servicing allocations from the Region of Halton, and this would correspond with the H1 level of holding symbol attached to the lands. The purpose of the Zoning By-law Amendment application is to modify the existing site-specific zoning designation of RHD*68-H1 to simultaneously remove the holding symbol while amending the maximum height provision (to permit a maximum of 28.9 m) and introducing a new provision permitting a reduced tenant parking requirement (at a ratio of 1.34 spaces per unit). The result will be a modified site-specific zoning designation that will maintain the currently applicable provisions to which the proposed development has been designed (i.e. site-specific, general, etc.). Further, while the Official Plan Amendment proposes an increased density, there is no density requirement in the current zoning, and therefore no site-specific provision is required. A draft Zoning By-law Amendment is included in Appendix C. July 6,

16 Figure 5.1 Town of Milton Zoning Online Zoning Map 6 Supporting Studies and Materials As directed by the Development Application Pre-consultation Form and to provide a complete application, several supporting studies and materials were prepared based on the concept plan. These are: Functional Servicing report Prepared by Ausenco Engineering Transportation Impact Study Prepared by Aecom Parking Justification Brief Prepared by Aecom Concept Plan Prepared by KNYMH Architecture Solutions Environmental Site Assessment Prepared by Trow Associates Shadow Analysis Prepared by KNYMH Architecture Solutions These materials have been prepared by qualified professionals according to industry standards. Each document should be read in its entirety to gain an understanding of the assumptions, methods and recommendations/conclusions. Given that the current designation and zoning permit high density residential development, that there are existing services to which the proposed development can connect, and that the proposed development generally complies with the existing site-specific zoning, the reports fully support the proposed development and the applications. A thorough review of each document was undertaken in preparing this planning report and opinion. It is noted that no significant issues have been raised. Essentially, the increased density proposed will have a marginal impact on the existing municipal servicing systems and the existing road network. Further, the proposed increase in height is relatively minor in relation to the currently permitted height and the surroundings, and it does not produce any undue shadow impacts on adjacent lands, particularly the low rise residential buildings along Costigan. Given the conclusions and recommendations of each document, this report does not provide a detailed summary of each, but rather uses them to inform the opinions and analysis contained herein. July 6,

17 7 Current Planning Status 7.1 Provincial Policy Statement 2014 The Provincial Policy Statement 2014 ( PPS ) provides policy direction on matters of provincial interest regarding land use planning and development and sets the policy foundation for regulating land use and development of land. The PPS was issued under Section 3 of the Planning Act and the current 2014 PPS came into effect on April 30, In this regard, Section 3 of the Planning Act requires that land use planning decisions be consistent with the PPS. The PPS focuses growth within Settlement Areas and away from significant or sensitive resources and areas which may pose a risk to public health and safety. It recognizes that the wise management of development may involve directing, promoting or sustaining growth. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns. Section 1 of the PPS focuses on Building Strong Healthy Communities. Accordingly, Section 1.1 provides direction for managing and directing land use to achieve efficient and resilient development and land use patterns. Section Healthy, liveable and safe communities are sustained by: (a) Promoting efficient development and land use patterns which sustain the financial wellbeing of the Province and municipalities over the long term; Planning Comment: The proposed development will allow for increased residential density on a site within the Town s urban boundary that is already planned for high density residential development. The site is located in a residential neighbourhood with good access and connections to public transit, as well as local and regional transportation connections. In addition, it is served by existing municipal services. Subject to confirmation by Region of Halton staff, it is our understanding that there are no capacity constraints that would affect the proposed unit increase, and therefore the proposed development would make efficient use of these services. (b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older person), 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; Planning Comment: The proposed development is in keeping with the planned structure and land use permissions set forth at the local level by the Bristol Survey Secondary Plan. The proposed apartment building, which is already a permitted use, will contribute to the range and mix of residential densities and tenures within this neighbourhood. The proposed increase in residential dwelling units adds to the existing and planned unit mix, within a built from that is already permitted (albeit with a slight height increase). (c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; Planning Comment: There are no environmental, public health or safety concerns associated with the proposed development (e) Promoting cost-effective development patterns and standards to minimize land consumption and servicing costs Planning Comment: The level of residential density proposed is appropriate for the site and makes efficient use of the existing lands and municipal services. On a neighourbood scale, the increase in total units and unit density is minor, allowing for greater utilization of existing services and the land area without negative impacts. July 6,

18 (e) ensuring that 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; Planning Comment: Based on conversations with Town Planning staff, we understand that the existing holding symbol is in effect due to a previous lack of servicing allocations for this area. We have not confirmed with the Region of Halton directly, but we are of the understanding that there are no longer any capacity issues with the existing municipal services to which the proposed development will connect. The submitted Functional Servicing Report (FSR) confirms water and sanitary capacity within the existing systems. Further, the site has excellent access to the adjacent municipal public transportation services, public schools, several public parks, trails and other services in the wider area (i.e. arena, library, arts centre, etc.). The proposed increase in density will not overwhelm these services. Section Settlement Areas Section of the PPS provides policy direction to promote sustainable development of cities, towns, villages, and hamlets. Section states, Settlement Areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Planning Comment: The proposed development will contribute to growth and development of the existing settlement area. Section states, land use patterns within settlement areas shall be based on: (a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and 6. are freight-supportive; and (b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated. Planning Comment: The proposed development conforms to these criteria. The subject site is located within the settlement area boundary, but outside of the currently defined built boundary. As such, the criteria under (a) above are particularly applicable. The proposal will efficiently use the existing parcel and is appropriate for the existing infrastructure and services which are available, including sewer and water, roads, and adjacent parkland and schools. Further, there is the opportunity to support transit through increased density adjacent to the existing Route 3/Trudeau bus route. Lastly, while the development cannot be considered intensification under the Growth Plan (to be discussed below), it does meet the definition of intensification under the PPS, which includes the development or redevelopment of a property, site or area at a higher density than currently exists through the development of vacant and/or underutilized lots within previously developed areas. Therefore, the site is not within an intensification area, but the development of the vacant parcel to a higher density than exists or is currently permitted provides the intensification envisioned by the PPS. Section states, planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. July 6,

19 Intensification and redevelopment shall be directed in accordance with the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety. Planning Comment: Once again, the site is not located in area that has specifically been designated as an intensification area by the City. However, the proposed residential unit increase technically qualifies as intensification under the PPS and should be supported based on the compatibility of the development with this particular context. The effect of the proposed development will be, in part, to increase density on a site-specific basis, generally within the existing land use and built form permissions. The localized density increase will not overwhelm operational standards of the existing services and facilities given that it represents a small absolute and small percentage increase at the neighbourhood level. Section 1.4 Housing Section 1.4 provides detailed policies specific to the issue of Housing. Section states that in order to provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: a) Maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and b) Maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitable zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans.. Planning Comment: As the subject lands are within a previously designated urban expansion area; designated as a Residential Area (Schedule B) and a Neighbourhood Centre Area (Schedule C-6-D); were subject to a previous secondary planning exercise; are within a registered plan of subdivision; and are serviced by existing infrastructure and facilities, the proposed development will contribute to the provision of the range and mix of housing types and densities envisioned by this policy. The existing designation of the lands, which permits high density residential development, and the proposed site-specific density increase are in keeping with these policies, as the lands are part of the Town s inventory of serviced urban land which can accommodate new residential development. Section requires that planning authorities provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: a) Establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households b) Permitting and facilitating: 1. All forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements; and 2. All forms of residential intensification, including second units, and redevelopment in accordance with policy c) Directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) Promoting densities of new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and July 6,

20 e) Establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety Planning comment: The proposed development is consistent with these policies. There is no affordable housing being proposed, but at the time of writing this report no request was being made to provide such units. Despite this, the proposed unit sizes and mix of bedroom counts will provide variety of options to suit different demographics (i.e. age, income levels, household size, etc.), which will mix well with the existing housing stock in this neighbourhood. Further, the increased density will provide efficient use of this parcel without overwhelming existing public services and facilities, due to the relatively small increase in units as assessed at the neighbourhood level. Lastly, the implementing Official Plan policy and zoning provisions will provide a compact form of development. Section 1.5 Public Spaces, Recreation, Parks, Trails and Open Space Section 1.5 of the PPS states that, healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; b) planning and providing for a full range and equitable distribution of publicallyaccessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and where practical, waterbased resources. Planning Comment: The proposed development does not provide any publicly-accessible park, trail or open space areas within the site boundaries, but is surrounded on three sides by publicly accessible lands. In addition, the location of the site directly adjacent and in proximity to existing parks and trails ensures that the future residents will have several options for recreation and open-space use. It is anticipated that the proposed development will provide further utilization of these existing parks and trails, contributing to their vitality while allowing future residents to make use of these facilities for recreation and leisure. Section 1.6 Infrastructure and Public Service Facilities Section 1.6 of the PPS provides policy direction for infrastructure and public service facilities, and ensuring sustainable development in patterns which promote cost-effective development of existing and proposed facilities and services. More specifically, Section of the PPS provides direction for Sewage, Water, and Stormwater infrastructure. Policy Planning for sewage and water services shall: (a) direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: 1. municipal sewage services and municipal water services; Planning Comment: As already discussed, the proposed development will connect to existing municipal services and at the time of application. The submitted FSR has assessed the proposed development for capacity within the existing systems, and presents no conerns. Subject to confirmation by Region of Halton staff, we are of the understanding that there are no current capacity constraints. Policy Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible. July 6,

21 Planning Comment: The proposed development is consistent with this policy as it will provide a total of 105 residential units on existing municipal sewage and water services within the Town s existing settlement area. PPS 2014 Conclusion: The proposed development is located within a residential neighbourhood located within the Town s urban area, on a parcel that was designated and created through previous urban expansion, secondary planning and subdivision processes. It is our understanding that the site is adequately serviced by existing municipal services. It is also surrounded by school, open space and parkland uses, and has direct access to public transit. The proposed development will increase the efficiency of the use of land and services, without compromising existing standards. The built form and intensity is fully compatible with the existing housing stock, and will add to the choice of housing options in this area of the Town. 7.2 Places to Grow Growth Plan for the Greater Golden Horseshoe Places to Grow, the Growth Plan for the Greater Golden Horseshoe (Growth Plan) provides, the framework for implementing the Government of Ontario s vision for building stronger, more prosperous communities by better managing growth in the region to Section 5(b) of the Planning Act requires decisions that affect planning matters shall conform to provincial plans, including the Growth Plan, or shall not conflict with them, as the case may be. Section 2.2 of the Growth Plan provides policy direction on where and how the greater Golden Horseshoe should develop. More specifically, Section of the Growth Plan provides growth forecasts for the Greater Golden Horseshoe. The original 2031 population forecast for Halton Region was , which was revised to through the 2031B forecast update. The population for the Region is expected to increase to through 2036, and to Section Managing Growth Policy of the Growth Plan deals with managing growth. The relevant policies applicable to this application are as follows: 1. Population and employment growth will be accommodated by c) Building compact, transit-supportive communities in designated greenfield areas d) Reducing dependence on the automobile through the development of mixed-use, transit supportive, pedestrian-friendly urban environments e) Providing convenient access to intra- and inter-city transit g) 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 h) 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 i) Directing development to settlement areas, except where necessary for development related to the management of use of resources, resource-based recreational activities, and rural land uses that cannot be located in settlement areas; j) 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; k) Prohibiting the establishment of new settlement areas. July 6,

22 Planning Comment: The proposed development conforms to and helps implement this list of criteria. The lands were previously planned and designated for urban development through the Bristol Survey Secondary Plan. The proposed development will implement this plan through the proposed land use and built form, which are currently permitted, but with an increased density and building height which does not detract from the principles, goals and objectives of the plan nor compromise neighbourhood function and compatibility. The proposed increased density at the site scale will have a marginal effect on overall densities within the secondary plan area, while the increase height will not have a negative impact on the neighbourhood or surrounding properties. Further, the site benefits from good transportation connections, including transit links to the Milton GO station and other parts of the City, as well as active transportation infrastructure in the adjacent streets and trails. This combination encourages a positive relationship between the proposed increased density, reduced tenant parking requirement, and modes of travel that are alternative to the private automobile. Section General Intensification Planning Comment: The proposed development cannot be considered intensification as it is beyond the currently defined built boundary for Milton. However, Section is being noted here to comment that the proposal does not detract or hinder the Town from meeting it s mandated intensification targets 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. 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. This density target will be measured over the entire designated greenfield area of each upper- or single-tier municipality, excluding the following features where the features are both identified in any applicable official plan or provincial plan, and where the applicable provincial plan or policy statement prohibits development in the features: wetlands, coastal wetlands, woodlands, valley lands, areas of natural and scientific interest, habitat of endangered species and threatened species, 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. 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. Planning Comment: The proposed development conforms to and helps implement these policies. As will be discussed in later sections, the Region has prescribed for Milton a minimum Designated Greenfield Density Area target of 58 residents and jobs combined per gross hectare. At the site scale, the proposed density will provide a population density above this minimum, proposing a net residential unit density of 175 units per hectare (the difference in measuring people versus units, and gross verses net density is noted). However, as discussed throughout this report, the proposed localized density increase, reduced tenant parking, and increased building height are not incompatible with the existing context in terms of form and scale, and can July 6,

23 help support existing and planned transit use and the viability of adjacent and nearby community facilities. For the most part, the proposed development conforms to the existing site specific zoning. This implementation mechanism provides the land use, built form and site design permissions and requirements to achieve the criteria above. The build-out of the site will add built form and scale that is appropriate for this location, providing a mix of dwelling types and an aesthetically pleasing and functional development pattern. Section 3 Infrastructure to Support Growth Planning Comment: For the purposes of this report, a complete reading and analysis of the proposed development in the context of the Growth Plan was conducted. In that regard, the policies contained in Section 3, and its component subsections were reviewed in detail. Given the localized nature of the proposed development, and that no alterations to the existing water, wastewater, or transportation systems are proposed or required, it is deemed unnecessary to review and comment on each of these policies in this report. In general, the proposed development conforms to the intent and requirements of the applicable policies in this section, and the submitted FSR provides the required technical analysis. Growth Plan for the Greater Golden Horseshoe Conclusion: The proposed development fully conforms to the Growth Plan for the Greater Golden Horseshoe. As demonstrated by the above, the development will help the Town of Milton achieve its minimum greenfield density target, while providing a built form and use that implements the Bristol Survey Secondary Plan. The result will be an increase in the housing mix and densities at this location, helping to foster and sustain a compact form, transit use, and active transportation. 7.3 Region of Halton Official Plan The Halton Region Official Plan is intended to direct and guide growth within the Region of Halton. The Plan outlines Regional involvement in planning in broad terms allowing detailed land use policies and designations to be defined in local municipal official plans. For the purposes of this report, the relevant policies and mapping were obtained from the online version of the Halton Region Official Plan Package January 13, Within that document, the subject lands are identified as Urban Area and subject to a range of objectives and policies. Those deemed applicable to the proposed development are discussed below. Each objective and/or policy is followed by a planning comment that demonstrates how the proposal is consistent with the specific policy. Policy 57 - Development is directed to environmentally suitable areas with the appropriate land use designation in accordance with the goals, objectives and policies of this Plan. Planning Comment: The property is designated as Urban the Region of Halton Official Plan (ROP) and does not contain any environmentally significant and/or hazard features. The adjacent creek block has already been designated and buffered through the previous planning processes. Policy 58 - Uses are permitted as specified for each land use designation provided that: 58(1) the site is not considered hazardous to life or property due to conditions such as soil contamination, unstable ground or soil, erosion, or possible flooding; 58(1.1) adequate supply of water and treatment of wastewater for the proposed use has been secured to the satisfaction of the Region; and 58(2) development meets all applicable statutory requirements, including regulations, Official Plan policies, zoning by-laws, and municipal by-laws. Planning Comment: The proposed development is located on a site that has already been planned and zoned for high density residential development. There are no known instances of soil contamination and no hazards have been identified. The FSR confirms that there is July 6,

24 adequate supply and capacity in the existing municipal service systems to accommodate the total unit count. Policy 61 - In addition to those policies governing the land use designation(s) where it is located, development may be affected by, and: 61(1) shall be consistent with objectives and policies relating to areas of constraint as shown on Map 1 or Maps 1B through 1G; 61(2) shall be consistent with all applicable goals, objectives and policies under Part IV of this Plan; Planning Comment: The proposed development is consistent with these goals, objectives and policies. Policy 71 - The geographic area of Halton is divided into the following mutually exclusive land use designations, as shown on Map 1 with the exception of Regional Waterfront Parks, which are shown by symbol on Map 1 and detailed on Map 2: 71(1) Urban Area, Planning Comment: As per current mapping in the ROP, the subject lands are designated as Urban Area Policy 72 - The objectives of the Urban Area are: 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. Planning Comment: The proposed development contributes to the objectives of retaining local community identity, creating healthy communities and maintaining a high quality, sustainable natural environment. This is accomplished by providing a contextually appropriate increase in density and height, with a minor reduction in tenant parking requirements. This will result in a development generally in compliance with existing permitted built form and use provisions, on a site with good access to local transportation, public parks and trails, and community services (i.e. schools). 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. Planning Comment: As previously highlighted, the site benefits from good local and regional transportation links via the existing bus route on Costigan Road which links to the Milton GO station just a few kilometers to the north. This connection will allows those who wish to not own or use a private automobile to public transit to travel to needed services, shopping areas and for commuting. If a common standard of a 500 m radius is adopted, there are currently no commercial uses within this range. However, the current layout of the neighbourhood provides a walkable form via the existing road layout connecting to nearby arterials, with a range of local and larger commercial uses within approximately 2.5 km of the site. In addition, there are trail connections through the adjacent public parks and open space areas, providing pedestrian and cyclist access to other parts of the Town. 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. Planning Comment: The proposed development will increase the overall housing stock and the range of options for those residents seeking to locate in this neighbourhood. The increased density will add to choice of options. July 6,

25 72(4) To ensure that growth takes place commensurately both within and outside the Built Boundary. Planning Comment: The proposed development is outside the Town s Built Boundary, and within a Designated Greenfield Area. The small size and scale of the development and localized nature of the proposed density increase does not detract from intensification objectives within the Built Boundary. 72(6) To identify an urban structure that supports the development of Intensification Areas. Planning Comment: It has already been established that the property is not within a defined or designated intensification area, and is in a Designated Greenfield Area. The proposed increase in density at the site-scale does not conflict with the development of the planned urban structure as there are no impacts to the planned intensification areas. 72(7) To plan and invest for a balance of jobs and housing in communities across the Region to reduce the need for long distance commuting and to increase the modal share for transit and active transportation. Planning Comment: The proposed development will increase the stock and of housing in this neighbourhood. 72(9) To facilitate and promote intensification and increased densities. Planning Comment: The proposed development does not qualify as intensification as per the ROP, but does provide an appropriate density increase above that originally planned for the site. The increased density will contribute to a range of goals and objectives and outlined throughout this report. Policy 74 - The Urban Area consists of areas so designated on Map 1 where urban services are or will be made available to accommodate existing and future urban development and amenities. Planning Comment: The proposed development will fully connect to existing municipal services which were installed at the time of subdivision development. The submitted FSR indicates that these services have the capacity to accommodate the proposed increase in units. Policy 75 - The Urban Area is planned to accommodate the distribution of population and employment for the Region and the four Local Municipalities as shown in Table 1 and the Regional phasing as shown in Table 2a. Planning Comment: The proposed development will contribute to accommodating the population forecast distribution for Milton outlined in Table 1 (2031 forecast of ) while contributing units to meet the minimum overall Designated Greenfield Density target of 58 persons and jobs per gross hectare specified in Table 2. The units will also provide a portion of the high density units identified for phasing in Halton Region ( target of 6577 medium and high density units, target of 5208 medium and high density units) and specifically for the Town of Milton ( target of 3614 medium and high density units, target of 3184 medium and high density units). Policy 76 - The range of permitted uses and the creation of new lots in the Urban Area will be in accordance with Local Official Plans and Zoning By-laws. All development, however, shall be subject to the policies of this Plan. Planning Comment: The proposed development complies with the current Official Plan designation and Zoning for the subject lands in terms of land use and built form. The purpose of the development applications is to implement site-specific amendments to both documents to allow for a site-specific increase in density, building height, and a reduction in parking. Should these instruments be enacted and take effect, the proposed development will comply. Policy 77 - It is the policy of the Region to: July 6,

26 77(1) Prepare, in consultation with the Local Municipalities, and adopt population, employment and Regional phasing forecasts in accordance with the distribution of population and employment contained in Table 1. Such forecasts shall: 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 Table2; and Planning Comment: The ROP contains the information as indicated, and the proposed development contributes towards meeting the targets. 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; Approved 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. Planning Comment: The proposed development conforms to these criteria. Some of these issues were addressed during the secondary planning and subdivision design stages, and therefore are existing conditions that are not negatively impacted by the development. It is anticipated that the proposed increased density, building height and reduction in tenant parking will contribute to achieving a mix of densities and the urban form that supports walking, cycling and transit use. Further, the site design generally complies with the site-specific zoning (with the exception of the requested amendments for height and parking), providing the desired development adjacent to the public park, school and open space areas. Housing Policy 84 - The goal for housing is to supply the people of Halton with an adequate mix and variety of housing to satisfy differing physical, social and economic needs. Planning Comment: The existing neighbourhood currently provides a range of dwelling types, which, to our understanding, are primarily owner-occupied units. The proposed development will blend well with this context by providing additional residential density in the currently permitted built form, which is in keeping with the recently developed higher density sites to the north-east. The development will contain a mixture of unit sizes and bedroom counts, providing housing choice for different demographics. Policy 85 - The objectives for housing are: 85(4) To make more efficient use of existing developed lands, housing stock and available services to increase the supply of housing while maintaining the physical character of existing neighbourhoods. Planning Comment: The proposed development satisfies all of these criteria. The result will be an increase in housing stock, which will connect to existing municipal services, and is fully compatible with the existing neighbourhood. Policy 86 - It is the policy of the Region to: 86(6) Adopt the following housing targets: July 6,

27 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; 86(21) Require Local Official Plans to provide an appropriate mix of housing by density, type and affordability in each geographic area, consistent with current and projected demands reflecting socio-economic and demographic trends. Planning Comment: The proposed development provides residential dwelling units in the form of a multi-storey building, adding to the mix of housing density and type in the neighbourhood. Policy 87 - The goal for urban services is to ensure the adequate provision of an economic level of urban services to achieve Regional development objectives while conscious of the need to protect the environment. Planning Comment: No new services are proposed to accommodate the proposed development. Full connections to existing municipal services will be provided through the sitedevelopment process. Policy 89 - It is the policy of the Region to: 89(3) Require that approvals for all new development within the Urban Area be on the basis of connection to Halton's municipal water and wastewater systems, unless otherwise exempt by other policies of this Plan. Planning Comment: The proposed development will connect to existing municipal services. 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. Planning Comment: No new services are proposed to accommodate the proposed development. Region of Halton Official Plan Conclusion: The discussion in the section above has highlighted a number of relevant policies and provided a planning comment outlining how the proposed development conforms to those policies. In preparation of this report, a thorough review of the Region of Halton Official Plan was conducted. Where a specific policy may not have been referenced above, supplemental material can be provided at the request of Region of Halton staff. However, based on this review and planning comments provided in this report, the proposed development fully conforms to the Region of Halton Official Plan. 8 Town of Milton Official Plan The Town of Milton website provides a good overview of the Official Plan (OP), which states the following: The Official Plan is a policy document that is intended to serve as Council's primary tool for making land use decisions and managing change in the Town. It sets out a vision for the community based on long-term goals and objectives. All public works, by-laws, including the Town's Comprehensive Zoning By-law, and land use approvals must conform with the Town's Official Plan to ensure that Council's vision is consistently implemented. The policies and designations of the Official Plan are intended to manage change and guide development in the Town for a 20- year period. As such, the current Official Plan (OP) contains a range of goals, objectives and policies that address numerous contemporary planning issues, and which follow from the previously discussed upper-tier planning documents. With respect to the proposed development, a number of items from the current OP that are deemed applicable are discussed below. For the purposes of this report, the August 2008 Office Consolidation version was used, as accessed from the July 6,

28 Town of Milton website (Note: some discussion on OPA 31 and the applicability of secondary plan policies is provided in the closing paragraph of this section and the opening paragraph of subsection 8.1). Part A of the OP contains the Preamble, and is noted to not form part of the document. Therefore, this section was reviewed to understand the background and context of the OP document, but no formal analysis with respect to the proposed development and Part A will be presented here. Part B provides content directly applicable to development within the municipality, and includes general, functional and land use-specific goals, objectives and policies. A complete and thorough reading of this Part was conducted to prepare this report, and the following policies are highlighted for review and analysis PLAN GOALS Subsection provides the overall goals for the OP, which includes: 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 Area. Planning Comment: The proposed development contributes to this goal by providing an appropriate level of increased density on a parcel in an existing neighbourhood that will connect to existing municipal services. Subsection outlines the overall Plan objectives, including: 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 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 a wide range of housing opportunities (including affordable housing for low and moderate income residents) within all residential neighbourhoods To co-ordinate 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 a complementary relationship between new and existing buildings, including the accommodation of innovative built forms; and, b) the achievement of new developments which support 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; July 6,

29 b) Natural Access Control - a design strategy 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. Planning Comment: On a site-level scale, it is not common for a single development to achieve all listed objectives of the overall plan, as some are simply not applicable. In this particular context, a range of objectives where already achieved through the design and development of the neighbourhood within which the site is located. The key component in our opinion is how the proposed development maintains or does not conflict with these objectives. As has been clearly demonstrated, the subject parcel is already planned for high density residential development, to be implemented through the existing site-specific zoning. The proposed residential unit density increase, height increase and parking reduction are minor adjustments to these existing permissions. Therefore, the proposal is providing development that is generally in keeping with existing permissions and ensures conformity to the stated objectives. In addition to the overall goals and objectives listed above, the following sections were reviewed in their entirety for assessing the proposed development for conformity with the Town s OP: a) Section 2.2 Environment Planning Comment: The site is already designated for high density residential development, and is appropriately buffered from the adjacent creek block and open space areas. Further, the objectives of stormwater management and water quality will be met through review and implementation of site-level strategies at the site plan stage. There are no flood plain hazards which overlap the site, nor are there any significant environmental features. The site is also free of contamination and is not subject to nor will it produce any excessive noise and vibration. Lastly, erosion and siltation control will also be met through the implementation of appropriate procedures during the site development stage, as approved by Town and agency staff. b) Section 2.5 Community and Cultural Facilities Planning Comment: The site does not contain any of these facilities, but is abutted by and is in proximity to a range of parks, trails and recreation opportunities. Policy provides parkland standards. As the abutting Clarke Neighbourhood Park South is identified as a Neighbourhood Park in the secondary plan, the appropriate service standard highlighted under is 1 ha per 1000 population. While a detailed level of neighbourhood population and service standards is not within the scope of this report, the increase in density proposed for this site should not negatively impact the desired service standard. The contribution to neighbourhood population from the proposed development will be relatively small in both absolute and percentage terms. Further, it is noted that the Town prepared a Community Services Master Plan update in August of The site is shown to be located within the service area of a number of facilities, including the aforementioned parks, arenas, etc. As such, the proposed development will benefit from the Town s overall strategy and should be included as an input in any future assessment of facilities, standards and capacities. c) Section 2.6 Functional Community Services Planning Comment: The site is within an existing neighbourhood that was subject to a secondary planning exercise, and is also within a registered plan of subdivision. As such, planning for the functional services has occurred through the design and development of roads, July 6,

30 underground services, utilities, overall stormwater management, and waste management. No significant changes are proposed to the permitted built form or use. The FSR and the Transportation Impact Study (TIS) confirm that the proposed increase in density can be handled by the existing systems, and no significant impacts to these systems are anticipated. Lastly, adequate on-site parking will still be provided, as confirmed through the parking analysis completed in support of the application. Full review will occur by appropriate Town departments and agencies to confirm site-level development and implementation requirements. d) Section 2.7 Housing Planning Comment: The proposed development is in keeping with the planned function and character established through existing designations and policies. The proposed increase in density will contribute to the build out of the Bristol Survey Secondary Plan area, providing variety in units and added population to meet targets. The version of the OP accessed for this report provided a population target of persons to the year As the majority of this plan area has been developed, the impact of the unit increase over that currently permitted will not significantly impact the overall planned or actual population level of this neighbourhood. With respect to land use designations and permissions, Section 3.0 Urban Land Use Policies pertains to the subject lands. Subsection provides general purpose as well as a comment on the planning districts. Planning Comment: In accordance with this section, the subject lands and proposed development have been reviewed against applicable policies in Part B, in addition to the more secondary plan policies provided in Part C 3.2 Residential Area The 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. Planning Comment: As shown in Figure 8.1 below, the subject lands are located within a designated Residential Area. As such, the policies in this section are technically applicable. However, it should be noted that the permission for high density residential development comes from the Bristol Survey Secondary Plan, to be discussed in the following subsection of this report. Therefore, it has been determined through our analysis that many of the policies speaking to low and medium density residential development within Section 3.2 of the 2008 Office Consolidation are not directly applicable or are generally superseded by the detailed secondary plan policies. For instance, subsection lists permitted uses in Residential Areas, and high density residential development is not included in this list. However, there is a list of applicable policies under and , to which the development complies. Our review of the 2010 update through OPA 31, proposed as a conformity exercise that is still with the Region of Halton for approval, introduced a permission for High Density Residential Uses within the Residential Area designation, and provided policies for High Density Residential Uses within Designated Greenfield Areas. The land use permissions include high rise apartment residential uses categorized as High Density Residential within a density range of dwelling units per net hectare. Specific policies for High Density Residential Uses are provided. While these policies are not technically in effect, as a guide they were reviewed and it is our opinion that the proposed development conforms to them, as currently outlined under Our reading of Section 1.3 of the 2010 update indicates that the policies of OPA 31 do generally do not apply to the Bristol Survey Secondary Plan area, except for the population and employment targets. For context and additional information, the subject lands are highlighted on several OP schedules from the 2008 Office Consolidation in Figures below. July 6,

31 Figure 8.1 Town of Milton Official Plan Schedule B Urban Area Land Use Plan Figure 8.2 Town of Milton Official Plan Schedule D Urban Area Planning Districts, etc. July 6,

32 Figure 8.3 Town of Milton Official Plan Schedule D2 Urban Districts and Neighbourhoods Figure 8.4 Town of Milton Official Plan Schedule F Urban Area Transportation Plan July 6,

33 8.1 Bristol Survey Secondary Plan The Bristol Survey Secondary Plan is a detailed land use plan for a portion of the Town that is located south-westerly of what was considered the existing urban area at that time. In that regard, it is considered an urban expansion area, and our review indicates that the secondary plan was adopted by Milton Council as OPA #3 in 1998 and approved by Halton Region in Our interpretation of these facts indicate that the area predates the 2006 Growth Plan and the current edition of the PPS. However, as the lands are beyond the Built Boundary, the area is still considered a designated Greenfield Area that is experiencing continued build-out. As noted above, we understand that a conformity exercise under OPA 31 was adopted by Milton Council in 2010, but that this document remains with the Region for approval. A review of the mapping and policies for this area in the 2010 update shows consistency with the 2008 consolidated version, and the aforementioned policies in 1.3 of the 2010 OP provides direction with respect to policy applicability. Therefore, the policies for the Bristol Survey Secondary Plan in existence in Part C of the 2008 Office Consolidation of Town s OP are those that were originally implemented through OPA#3, and are used for the purposes of this analysis. The subject lands are highlighted two Secondary Plan schedules in Figures and below, which provide the following: Schedule C-6-A Bristol Survey Secondary Plan Community Structure Plan Identified as Neighbourhood Centre within the Clarke Neighbourhood Schedule C-6-D Bristol Survey Secondary Plan Land Use Plan Identified as Neighbourhood Centre Area July 6,

34 Figure Bristol Survey Secondary Plan Community Structure July 6,

35 Figure Bristol Survey Secondary Plan Land Use Important wording with respect to the purpose of the secondary plan is found in C.6.1.1, which reads: The purpose of the Bristol Survey Secondary Plan is to establish a more detailed planning framework for the Bristol Survey Planning District in support of the general policy framework provided by the Official Plan. It is a fundamental policy of this Secondary Plan that the impacts on existing taxpayers of the cost of new development within the Secondary Plan area shall be minimized. In order to ensure the implementation of this policy, the Secondary Plan is based upon the Town of Milton Financial Plan for the Bristol Survey Secondary Plan and Related Official Plan Amendments prepared by C.N. Watson and Associates and adopted by Council. No development shall proceed within the Secondary Plan area until the recommendations of the Financial Plan are secured to the satisfaction of Council in accordance with Section C of this Plan. Planning Comment: The proposed development builds off of the existing secondary planning work, by generally maintaining the existing land use designations and site-specific zoning. The proposed OP amendment deals with one issue: density; while the proposed zoning amendment deals with two issues: building height and parking. It is our opinion that the site-specific July 6,

36 changes proposed to these components of the existing planning instruments do not represent a significant departure. The concept behind the secondary plan is provided under C.6.2. The desired community character is outlined through the criteria listed under C In addition, key design elements are provided under C Planning Comment: The proposed development implements the envisioned community character. Notably, the items listed under C were secured through the design of the community and registration of subdivision plans, including securing a linked open space system, providing a connection to the Existing Milton Urban Area, developing community facilities, and developing a community that is human scaled and pedestrian oriented. The proposed development will add to the existing character of the community, and will not negatively impact the existing development. Key design items under C.6.2.2, such as the roads and trail system, and open space system, will be maintained. The concept of a Neighbourhood Centre is introduced under Community Structure, and the proposed Official Plan Amendment does not change this designation. The overall goals and objectives are provided under C.6.3. The stated goal is the following: C To create a safe, liveable, attractive and healthy community in Bristol 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. Planning Comment: The proposed development maintains and implements this goal. The stated objectives under C include the following: C To develop a residential community with its own special character which maintains the "small town" character of the Existing Urban Area. C To develop neighbourhoods that each have a "sense of place" created by the design of the development, including the pedestrian orientation of the streetscape, and the provision of community facilities, particularly parks which are designed as "meeting" points for the immediate area. Planning Comment: Given the small scale of the proposed development, the abovereferenced objectives were selected as most applicable. It is noted that through the proposed Official Plan Amendment, the actual designation of the site remain Neighbourhood Centre under the Bristol Survey Secondary Plan, and that the proposed residential density increase applies to this site only. Further, the proposed Zoning By-law amendment is being made to address parking and building height, and the site has been or will be designed to meet the remainder of the applicable zoning standards. As such, the outcome will continue to be high density residential development within the Neighbourhood Centre area, which maintains the pedestrian oriented streetscape and contributes towards the development of a community focal point. It should be noted that the full list of objectives was reviewed and the proposed development was deemed to implement or not conflict with them, as the case may be. Section C Housing Mix The ultimate housing mix targets for the Urban Area as found within Section the Official Plan shall apply to the Bristol 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. Planning Comment: The subject site maintains the permitted High Density Residential land use permissions established through the secondary plan and the site-specific zone. The proposed unit density increase would introduce a corresponding absolute increase in apartment units within the neighbourhood, but this increase is not substantial enough to upset the existing and planned mix. Section C provides policies and direction on Urban Design. July 6,

37 Planning Comment: It is our opinion that the proposed development conforms to and implements these policies, where applicable at the site level. However, we also note that the subject applications do not significantly touch on matters of urban design. It could be argued that the proposed reduction in parking allows for a more compact and urban built form, but the proposed reduction is not substantial. The majority of parking is provided underground, which is a positive in terms of urban design. The proposed increase in height is relatively minor, and while the proposed building location will ensure that the site is well buffered from lower rise residential buildings. Other elements of design, such as building materials, massing, landscaping, fencing, etc., are covered through site plan control and can be addressed at that stage. Again, many of the neighbourhood-level character defining and design elements have been implemented through the subdivision design process, which the proposed development does not modify. Section C.6.5 provides the policies the land use policies. With respect to the subject lands, the policies for the Neighbourhood Centre Area are provided under C Purpose C The Neighbourhood Centre Area designation on Schedule "C.6.D" is intended primarily for community uses and facilities which serve the neighbourhood as a whole, including elementary schools, neighbourhood parks, community centres, arenas, and local institutional and commercial uses and to a limited extent, compatible high density residential development. These areas are designed to support the community structure as established in Schedule "C.6.A" by providing focal points for each neighbourhood. Planning Comment: The majority of this specific Neighbourhood Centre has been developed, and by land area this node consists mainly of public and open space uses, including schools, parks, trails and open space. As clearly stated in the policy, compatible high density residential development is also a permitted use, to which the proposed development conforms. Permitted Uses C The Neighbourhood Centre Area designation on Schedule "C.6.D" means that the main permitted uses shall be uses which by their activity, scale and design are compatible adjacent with residential uses and which primarily serve the adjacent neighbourhood, including elementary schools, transit stops, postal outlets, parks and open space systems including trails, community recreational and leisure facilities, places of worship, day care facilities and convenience commercial and office uses and other similar local institutional and commercial uses. Public/private partnerships for the provision of community facilities will be encouraged and may incorporate certain limited uses not specifically identified as permitted if required to ensure their viability. The following additional uses may also be permitted: a) High density residential development with a minimum density of 70 units per net hectare and a maximum density of 100 units per net hectare in accordance with the policies of subsections and of this Plan; Planning Comment: The proposed development is high density residential in use and form, but provides an increased site-specific density of 175 units per net hectare. As such, it does not fully comply with this policy, but that is the purpose of the proposed Official Plan Amendment. The site-specific increase in density will implement the permitted use and form in a manner that is contextually appropriate and which fulfills the range of applicable goals, objectives and policies discussed throughout this report. In that sense, it is a relatively minor amendment to the existing policy, permitting additional residential density at a location that can accommodate the proposed increase in activity level. SITE DESIGN C Development in the Neighbourhood Centre Area designation shall be reviewed by the Town in accordance with the Urban Design Guidelines which form part of the Bristol July 6,

38 Survey Planning District Implementation Strategy. In particular, development shall be designed to: a) maximize multiple use of lands and facilities; b) eliminate barriers between facilities, particularly between parks and schools; c) ensure that buildings are oriented to public streets; d) maximize public service and safety; and, e) design parking, loading and access areas in a manner which will minimize conflicts between pedestrian and vehicular traffic. Planning Comment: It is our opinion that the proposed development implements these design criteria. However, as noted earlier, the planning applications do not significantly touch matters of urban design, as the majority of those items will be reviewed in detail at the site plan stage. Section C.6.6 provides Implementation policies, including those pertaining to phasing and finance, and the Zoning By-law. Planning Comment: It is our understanding that most of these policies were cleared and/or implemented through the subdivision process and the previous site-specific Zoning By-law. The lands are identified to be within Phase 1B, as are surrounding lands. The subject property will be one of the last remaining parcels in this area to be developed, Town of Milton Official Plan Conclusion: A thorough review of the Town of Milton Official Plan, including the Bristol Survey Secondary Plan, has been conducted to assess the conformity of the proposed development. The analysis confirms that the proposed development generally provides the scale, type, compactness and intensity of development envisioned and planned for, but adds additional residential units that will not overwhelm uses in the immediate context. In addition, the resultant increase in residential density will not negatively impact the function or character of the neighbourhood, as the absolute and percentage increase in units is relatively minor when looked at from the neighbourhood scale. 9 Town of Milton Zoning By-law The subject lands are within the area subject to Comprehensive Zoning By-law (HUSP Urban Area), and are currently zoned RHD*68-H1. This designation is based on the standard RHD zone, which permits high density residential development, and is a site-specific zone that incorporates standards for setbacks, landscape areas, etc. Further, it is our understanding that the holding symbol was previously attached to address servicing allocations. At this time, the proposed changes to the Zoning By-law are to remove the holding symbol, while enacting a reduced site-specific standard for tenant parking and permitting an increased building height. With respect to justification for removing the holding symbol, the confirmation of servicing capacity was provided through the FSR and will be verified by Region of Halton staff. It is our understanding that the allocations for the site are available, and this would seem logical given the development that has recently occurred on properties in the vicinity and that the majority of the neighbourhood has also been developed. With respect to parking, the proposed reduction in tenant spaces represents an absolute number of 18 spaces, from the required 158 to the proposed 140, which translates to roughly a 12% reduction. In terms of a ratio, the current standard is 1.5 spaces per unit, while the proposed unit and parking count would equate to a ratio of Justification is for this reduction is partly provided in the accompanying Parking Justification Brief provided by Aecom, which as looked at standards and uptake on nearby sites. July 6,

39

40 Appendix A Draft Official Plan Amendment July 6,

41 AMENDMENT NUMBER ## TO THE OFFICIAL PLAN OF THE TOWN OF MILTON PART 1 THE PREAMBLE, does not constitute part of this Amendment PART 2 THE AMENDMENT, consisting of the following text constitutes Amendment No. ## to the Official Plan of the Town of Milton July 6,

42 PART 1: THE PREAMBLE THE TITLE This amendment, being an amendment to the Official Plan of the Town of Milton shall be known as: Amendment No. ## To the Official Plan of the Town of Milton 1287 Costigan Drive (Part Lot 11, Concession IV (Trafalgar), W/S of Fourth Line, North of Derry Road, Town of Milton) PURPOSE OF THE AMENDMENT The purpose of this amendment is to amend the existing high density residential permission to allow an increased maximum net residential density, on a site-specific basis, within the existing Neighbourhood Centre Area designation. LOCATION OF THE AMENDMENT The subject lands have an area of approximately 0.61 ha (1.5 ac) and a frontage on Costigan Road of approximately 113 m. The lands are located on the north side of Costigan drive, south of Laurentian Avenue and North of Derry Road, just east of Clarke Neighbourhood Park South. The lands are known municipally as 1287 Costigan Drive, and are legally described as Part Lot 11, Concession IV (Trafalgar), W/S of Fourth Line, North of Derry Road, in the Town of Milton. BASIS OF THE AMENDMENT The proposed site-specific increase in the maximum permitted net residential density from the currently permitted 100 units per net hectare to the proposed 175 units per net hectare would permit a proposed high density residential development that is fully compatible with the context and the existing neighbourhood. The proposed development generally complies with the existing site-specific zoning, and therefore will occur in form, height, mass and design as previously planned for. July 6,

43 PART 2: THE AMENDMENT All of this document, entitled Part 2: THE AMENDMENT consisting of the following text constitutes Amendment No. ## to the Town of Milton Official Plan and the Bristol Survey Secondary Plan. DETAILS OF THE AMENDMENT The Official Plan of the Town of Milton is hereby amended by Official Plan Amendment No. ##, pursuant to Sections 17 and 21, and 22 of the Planning Act, as amended, as follows: 1.0 Map Change 1.1 Amending Schedule I1 Urban Area Specific Policy Areas by adding Specific Policy Area No. ## to the lands at 1287 Costigan Road (Part Lot 11, Concession IV (Trafalgar), W/S of Fourth Line, North of Derry Road, in the Town of Milton) 2.0 Text Change 2.1 Adding the following text to Section 4.11 Specific Policy Area Specific Policy Area Policies Specific Policy Area No. ## Notwithstanding any other provision of this plan, for the lands identified as Specific Policy Area No. ## on Schedule I1 of this plan, being Part Lot 11, Concession IV (Trafalgar), W/S of Fourth Line, North of Derry Road, the maximum net residential density for High Density Residential uses is 175 units per net hectare The Town of Milton Official Plan Bristol Survey Secondary Plan is hereby amended by Official Plan Amendment No. ##, pursuant to Sections 17 and 21, and 22 of the Planning Act, as amended, as follows: 1.0 Text Change 1.1 Amend Section C Neighbourhood Centre Area by adding the following new section: C ## Notwithstanding any other policy of this Plan, for the lands designated Neighbourhood Centre Area at 1287 Costigan Road, being Part Lot 11, Concession IV (Trafalgar), W/S of Fourth Line, North of Derry Road, High Density Residential development with a maximum density of 175 units per net hectare shall be permitted, in accordance with Specific Policy Area No ## and Sections & of this Plan July 6,

44 July 6,

45 Appendix B Draft Zoning By-law Amendment July 6,

46 THE CORPORATION OF THE TOWN OF MILTON BY-LAW NO. ###-2016 BEING A BY-LAW TO AMEND THE TOWN OF MILTON COMPREHENSIVE ZONING BY-LAW , AS AMENDED, PURSUANT TO SECTION 34 OF THE PLANNING ACT IN RESPECT OF THE LANDS DESCRIBED AS PART OF LOT 11, CONCESSION IV (TRAFALGAR), W/S OF FOURTH LINE, NORTH OF DERRY ROAD, TOWN OF MILTON, REGIONAL MUNUICIPALITY OF HALTON., (SCHEDULE A, TOWN FILE Z-##/16) WHEREAS the Council of the Corporation of the Town of Milton deems it appropriate to amend Comprehensive Zoning By-law , as amended; AND WHEREAS the lands affected by this By-law will comply with the Town of Milton Official Plan upon Official Plan Amendment No ## taking full effect 1.0 THAT Schedule A to Comprehensive Zoning By-law , as amended, is hereby further amended by removing the H1 holding symbol, thereby changing the existing RMD*68-H1 designation (Residential High Density site specific (Holding)) to RMD*68 (Residential High Density site specific), on the land shown on Schedule A attached hereto 2.0 THAT Section 13.1 is further amended by amending the following existing provision within Section , under i) Zone Standards: Notwithstanding any provisions of the By-law to the contrary, for lands zoned Residential High Density 68 (RHD*68), the following provisions apply: d) Maximum Height: 8 storeys to a maximum of 28.9 m (excluding mechanical and elevator enclosure) 3.0 THAT Section 13.1 is further amended by adding the following additional provisions within Section , under ii) Special Site Provisions: Notwithstanding any provisions of the By-law to the contrary, for lands zoned Residential High Density 68 (RHD*68), the following provisions apply: e) Minimum Off-Street Parking Requirements: The minimum required off-street tenant parking ratio for an Apartment Building shall be 1.34 spaces per unit 4.0 THAT Section 13.2 is further amended by deleting Section in its entirety 5.0 THAT if no appeal is filed pursuant to Section 34(19) of the Planning Act, R.S.O. 1990, c. P.13, as amended, or if an appeal is filed and the Ontario Municipal Board dismisses the appeal, this by-law shall come into force on the day of the passing, following enactment of OPA ##. If the Ontario Municipal Board amends the By-law pursuant to Section 34(26) of the Planning Act, as amended, the part or parts so amended come into force upon the day the Board s Order is issued directing the amendment or amendments July 6,

47 READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED this XX day of XXXXXX, Gordon A. Krantz Mayor Troy McHarg Clerk July 6,

48 SCHEDULE A TO BY-LAW No. ####-2016 TOWN OF MILTON PT LOT 11 CON 4 N.S. RHD* 68 THIS IS SCHEDULE A TO BY-LAW NO. ####-2016 PASSED RHD*68 Residential High Density Mayor Gordon A. Krantz Clerk Troy McHarg July 6,