report - Town of Collingwood

PLANNING JUSTIFICATION

REPORT

Zoning By-law Amendment and Draft Plan of Subdivision

Charleston Homes Subdivision Town of Collingwood Date: December 2015 Prepared for: 1671745 Ontario Limited (Charleston Homes) Prepared by: Kris Menzies, BES, BEd, MCIP, RPP Partner MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 113 Collier Street Barrie ON L4M 1H2 T: 705-728-0045 x227 F: 705-728-2010

Our File Y219B

TABLE OF CONTENTS 1.0

INTRODUCTION....................................................................................................................................................................................................1

2.0

PROPOSAL ...............................................................................................................................................................................................................2

2.1

PROPOSED ZONING BY-LAW AMENDMENT .................................................................................................................................... 2

2.2

PROPOSED DRAFT PLAN OF SUBDIVISION........................................................................................................................................ 3

3.0

SITE AND SURROUNDING USES ................................................................................................................................................................5

4.0

PLANNING ACT .....................................................................................................................................................................................................6

5.0

PROVINCIAL POLICY ....................................................................................................................................................................................... 10

5.1

Provincial Policy Statement (2014) ...................................................................................................................................................... 10

5.2

Growth Plan for the Greater Golden Horseshoe ........................................................................................................................ 12

6.0

COUNTY OF SIMCOE OFFICIAL PLAN ................................................................................................................................................ 16

7.0

TOWN OF COLLINGWOOD OFFICIAL PLAN .................................................................................................................................. 20

8.0

TOWN OF COLLINGWOOD ZONING BYLAW ................................................................................................................................ 26

9.0

TECHNICAL STUDIES ...................................................................................................................................................................................... 29

9.1

Environmental Impact Study ................................................................................................................................................................... 29

9.2

Traffic Impact Study ....................................................................................................................................................................................... 31

9.3

Functional Servicing Report ..................................................................................................................................................................... 33

9.4

Preliminary Stormwater Management Report ............................................................................................................................ 34

9.5

Geotechnical Investigation and Slope Stability Analysis ..................................................................................................... 35

9.5.1 9.6 10.0

Water Quality Testing for Groundwater.............................................................................................................................. 35

Noise Impact Study ........................................................................................................................................................................................ 35 CONCLUSION...................................................................................................................................................................................................... 37

FIGURES Figure 1 Figure 2 Figure 3 Figure 4 Figure 5

Subject Site – Aerial Photo Proposed Draft Plan Town of Collingwood Official Plan, Schedule A Town of Collingwood Zoning By-law, Schedule A – Map 14 Proposed Zoning By-law Amendment

Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

1.0

INTRODUCTION

MHBC was retained by Charleston Homes (the “Owner”) to review the planning merits of and prepare a Planning Justification Report (the “Report”) for an application for a Zoning By-law Amendment (the “proposed ZBA”) and Draft Plan of Subdivision (the “proposed Draft Plan”), in order to permit a residential subdivision consisting of 367 single detached and townhouse dwellings and 1.29 hectares of parkland (the “proposed development”). The subject site (the “Site”) is located in the Town of Collingwood, to the north west of the intersection of High Street and Poplar Sideroad. The Site is comprised of three lots, known municipally as 7972 and 8004 Poplar Sideroad, and an unaddressed parcel fronting onto High Street. The Site is legally described as Part of Lot 40, Concession 10. Figure 1 identifies the location of the Site in the Town of Collingwood and provides an aerial photo of the Site. The proposed Draft Plan is included as Figure 2. The property is currently predominately designated “Residential” and “Environmental Protection” in the Town of Collingwood Official Plan, with a very small portion designated “Rural” (see Figure 3). Additionally, the eastern-most portion of the Site is more specifically designated as “Medium Density Residential”, with the remainder of the Residential designated area on the Site specifically designated as “Low Density Residential”. The Site is zoned Residential Third Density ((H6)R3), Residential Second Density ((H6)R2), Deferred Residential (DR), Rural (RU) and Environmental Protection (EP) in the Town’s Zoning By-law (see Figure 4). The location of the (H6)R3 Zone generally corresponds with the Medium Density Residential designation, as does the EP Zone with the Environmental Protection designation. The proposed ZBA proposes to refine the boundary of the EP zone on the Site, and to re-zone the remainder of the Site into site-specific Residential Third Density (R3) and Residential Second Density (R2) exception Zones, and the Recreation (REC) Zone. The Draft Plan proposes the creation of 281 lots for single detached dwellings, and 17 blocks which will ultimately be further subdivided into 86 street townhouse units.

1 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

2.0

PROPOSAL

As stated, applications for both a Zoning By-law Amendment and Draft Plan of Subdivision have been submitted to the Town. Additionally, the applicant had a formal Preconsultation meeting with Town staff on February 5, 2015. The Section provides details of the proposed ZBA and proposed Draft Plan.

2.1

PROPOSED ZONING BY-LAW AMENDMENT

As stated, the Site is currently zoned Residential Third Density ((H6)R3), Residential Second Density ((H6)R2), Deferred Residential (DR), Rural (RU) and Environmental Protection (EP) in the Town’s Zoning By-law (see Figure 4). Single Detached dwellings are permitted in the R2 Zone while Single Detached Dwellings and Townhouses are permitted in the R3 Zone. The DR Zone is intended as a more general ‘deferred development’ zone that must be rezoned to a specific Residential zone. Notwithstanding that the majority of the Site is currently zoned to permit residential development, the proposed ZBA would place the entire residential developable area of the Site into site-specific R3 and R2 exception Zones, in order to provide site specific provisions for the Site and permit uses in conformity with the Town’s Official Plan. More specifically, in order to permit the proposed development, the proposed ZBA would: •

Refine the boundaries of the Environmental Protection (EP) zoning on the Site, based on the conclusions of an Environmental Impact Study (see Section 9.1) and Slope Stability Analysis (see Section 9.5), and based on the location of the proposed stormwater management facilities.

•

Rezone the area currently zoned Rural (RU) to the Environmental Protection (EP) Zone, in order to protect the natural heritage features on the Site.

•

Rezone the majority of the portion of the Site currently zoned (H6)R3 to a new site-specific R3 exception zone, which would include site specific provisions for minimum lot frontage and lot area as they relate to street townhouses, and would permit a minimum sight triangle of 3 metres.

•

Rezone the majority of the portion of the Site currently zoned (H6)R2 and DR to a new site-specific R2 exception zone, which would include site specific provisions for minimum lot frontage and lot area as they related to single detached dwellings, and would permit a minimum sight triangle of 3 metres.

•

Rezone specific areas of the Site to the REC Zone, in order to permit the proposed parkland. 2


December 2015

Figure 5 of this Report identifies Schedule A of the proposed ZBA for the Site. As outlined in Table 2.5.5.1 of the Town’s Zoning By-law, the conditions for removal of the H6 holding provision are the acceptance of a draft approved plan of subdivision and confirmation of adequate and functional municipal services. The Functional Servicing Report (see Section 9.3) provides a general analysis of the availability of municipal services to serve the proposed development, and concludes that there are sufficient water and sanitary sewage services available to service the proposed development.

2.2

PROPOSED DRAFT PLAN OF SUBDIVISION

As illustrated on the proposed Draft Plan (See Figure 2), the proposed development is for a total of 367 residential units, broken down as follows: • •

86 street townhouse units, in blocks of 4 and 6 units. 281 single detached dwellings: o 62 with frontage of approximately 15.3 metres or greater. o 219 with frontage of approximately 12.2 metres or greater.

In addition, the proposed Draft Plan contains two parks, two stormwater management ponds, a 5 metre wide stormwater swale, a large open space block for the Black Ash Creek and associated buffer, and walkways throughout the subdivision to promote active transportation. Finally, the proposed Draft Plan contains two future Right-of-Way blocks, for potential connection to the property to the south east, and a block which provides secondary temporary access to High Street for emergency and construction purposes, as recommended by the Traffic Impact Study (see Section 9.2). The Site is proposed to be accessed through two permanent vehicular entrances, one each to High Street and Poplar Sideroad. As stated, a temporary access road is also proposed to High Street, which will eventually become a pedestrian access once the Poplar Sideroad access is constructed. A separate pedestrian access is also proposed to Poplar Sideroad. The proposed Draft Plan has been designed in a ‘modified’ grid system, taking into account the unique shape of the Site and the natural heritage and natural hazard constraints that form the northern boundary of the developable limit. Two stormwater management ponds are proposed, in conjunction with a stormwater swale, all along the north and north-west boundary of the developable area of the Site (see Section 9.4). A Functional Servicing Report has been completed and the Site will be served with municipal sewage and water services. Municipal water and sewage services will be provided to the Site from High Street (see Section 9.3). A Scoped Environmental Impact Study (EIS) was undertaken to review the wooded feature and mapped watercourse along the western limit of the property and the potential for species at risk habitat within and adjacent to the property limits. The developable limit of the proposed development, as identified in the proposed Draft Plan (see Figure 2) and ZBA (see Figure 5) was determined based on the conclusions of the EIS along with natural hazard considerations reviewed by the Geotechnical Investigation and Slope Stability Assessment. Further discussion of the Scoped Environmental Impact Study and Slope Stability Analysis are found in Sections 9.1 and 9.5 of this Report. 3 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

The developable limit encroaches within 25 metres of 3 identified butternut trees, in the valley area of the Site. In accordance with Provincial requirements, the disturbance of these butternut trees will likely require compensation through planting butternut saplings and other native trees/shrubs. Any required planting is proposed for the area of the Site on the northwest side of the valley lands, currently zoned Rural. The plantings will also assist in providing a buffer between the valley lands and the adjacent agricultural lands. Specific details regarding the level of compensation will be determined at the detailed design stage, when detailed Site grading information is known.


December 2015

3.0

SITE AND SURROUNDING USES

The Site is located in the southwestern area of the Collingwood settlement area, in the Town of Collingwood, County of Simcoe. The Site is bound by High Street to the east, Poplar Sideroad to the south, Black Ash Creek to the north west, an undeveloped but approved residential subdivision to the north, and an adjacent property to the south, which is generally vacant and was originally proposed to be included within the proposed development during Preconsultation (See Figure 1). The Site is generally flat with the western boundary being a valley land and associated creek. The Site is vacant and is currently used for agricultural purposes, outside of the creek area. There are no buildings or structures on the Site. Adjacent and nearby uses to the Site are as follows: North: Directly to the north is an approved residential subdivision that has not been constructed. Beyond that is a single commercial/industrial use and a residential subdivision consisting of single and semi-detached dwellings. East: Directly to the east is High Street, followed by a large plot of former agricultural land, which is partially developed for residential use. Further to the east is Saint Mary’s Separate School, along with a partially developed residential subdivision. Hurontario Street is approximately 1.5 kilometres to the east. South: Directly at the corner of High Street and Poplar Sideroad are a handful of large residential lots, along with the vacant parcel of land previously mentioned, and other land at the corner which is understood to be owned by the Town. Further to the west, a shallow residential lot is in between the Site and Poplar Sideroad. Aside from these uses, directly to the south of the Site is Poplar Sideroad, which is the southern boundary of the Town. Beyond Poplar Sideroad is the Township of Clearview, with uses including a cemetery, rural residential type uses and agricultural uses. West: Directly to the west is the Black Ash Creek Natural feature, along with rural residential type lots and an agricultural lot. Beyond these uses is Tenth Line, which is the western boundary of the Town in this area. Beyond Tenth Line are some rural residential subdivisions, as well as Osler Ski Club.


December 2015

4.0

PLANNING ACT

The Planning Act sets out the foundation for land use planning in Ontario and describes how land uses may be controlled. The proposed development includes a proposed Zoning By-law Amendment and Draft Plan of Subdivision. The Planning Act sets out regulations for Zoning Bylaws in Section 34 and Plans of Subdivision in Section 51. Sections 2 and 3 of the Planning Act require that planning decisions have regard to matters of provincial interest, be consistent with the provincial policy statements and conform with the provincial plans that are in effect. Section 5.0 will examine the applicable provincial policy and plans as they relate to the proposed development. Notwithstanding this, Section 51(24) of the Planning Act outlines matters to be regarded when considering Draft Pans of Subdivision, and has been reviewed in the context of the proposed development: (a) the effect of development of the proposed subdivision on matters of provincial interest as referred to in section 2; It is submitted that the proposed development assists in implementing the matters of provincial interest outlined in Section 2 of the Planning Act. Further detail is provided in Section 5.1 of this Report. (b) whether the proposed subdivision is premature or in the public interest; The proposed development is located within the settlement area for the Town of Collingwood and is designated and zoned for residential development. The proposed subdivision is not premature and is in the public interest (c) whether the plan conforms to the official plan and adjacent plans of subdivision, if any; It is submitted that the proposed development conforms to the County of Simcoe and Town of Collingwood Official Plans, as outlined in Sections 6.0 and 7.0 of this Report. Additionally, it is submitted that the proposed development is compatible with adjacent development. (d) the suitability of the land for the purposes for which it is to be subdivided; The Site is ideally suited for the proposed development as it is within the settlement area for the Town of Collingwood and designated and zoned for residential development. The southwestern portion of the lands are zoned Deferred Residential which indicates Town intends to develop the land for residential purposes, subject to a Zoning By-law Amendment, which is proposed. The Site has access to existing municipal water and sewage services and transportation infrastructure and is currently vacant. Additionally, the 6 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

Environmental Impact Study and Slope Stability Analysis established the development limit for the Site and concluded that the proposed development is acceptable from a natural heritage perspective. (e) the number, width, location and proposed grades and elevations of highways, and the adequacy of them, and the highways linking the highways in the proposed subdivision with the established highway system in the vicinity and the adequacy of them; Poplar Sideroad is a County Road (County Road 32) and the County of Simcoe has advised that a road widening is required to conform to Schedule 5.4 of the County Official Plan for a 36 metre Right of Way. Accordingly, an 8 metre widening to the Right of Way and 0.3 metre reserve are proposed along Poplar Sideroad to accommodate traffic. As outlined in the Traffic Impact Study, the High Street Right of Way is of sufficient width to accommodate long term traffic. Understanding the traffic carrying function of High Street, the proposed development includes one permanent and one temporary access to High Street. One permanent access is also proposed to Poplar Sideroad, though this access is not required until the proposed development reaches 80% build out, as outlined in the Traffic Impact Study; when the Poplar Sideroad access is opened, the temporary vehicle access to High Street will be closed. As outlined in Section 9.2 of this Report, the proposed development functions appropriately from a transportation perspective. (f) the dimensions and shapes of the proposed lots; The proposed Draft Plan (see Figure 2) has been designed to provide relatively consistent sized and shaped lots and blocks to accommodate the following residential unit types: • • •

Single Detached Dwellings – 12.2 metre frontage Single Detached Dwellings – 15.3 metre frontage Street Townhouse Dwelling Units – 6 metre interior frontage

Amongst other matters, the proposed ZBA would place the Site in site specific R2 and R3 exception zones, in order to permit the proposed residential unit types (see Section 8.0). (g) the restrictions or proposed restrictions, if any, on the land proposed to be subdivided or the buildings and structures proposed to be erected on it and the restrictions, if any, on adjoining land; Section 2.1 of this Report outlines the content of the proposed ZBA, with Section 8.0 providing a detailed analysis of the Town’s Zoning By-law. (h) conservation of natural resources and flood control; A Preliminary Stormwater Management Report has been completed and a stormwater management system is proposed on the northwestern side of the property. Stormwater will be directed to two stormwater management ponds located at the northwest and southwest portion of the Site, and subsequently outletted to the Black Ash Creek. Additional an enhanced swale will collect rain water from the rear yard areas abutting the Creek and an additional area, to encourage infiltration. Further discussion regarding the proposed stormwater management system is provided in Section 9.4 of this Report. 7 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

Additionally, the EIS conducted for the proposed development (see Section 9.1), in conjunction with the Slope Stability Analysis (see Section 9.5), have established the development limit on the Site, in consideration of the creek. The proposed Draft Plan and ZBA reflect this development limit. The EIS also identified 14 butternut trees on the Site, outside of the developable limit. Notwithstanding that none of the trees are proposed to be removed, the proposed development will potentially “impact” 3 of the trees. Accordingly, any required compensatory tree planting is proposed in the northwest area of the Site, across the creek, in accordance with Provincial regulations. (i) the adequacy of utilities and municipal services; The proposed development will be serviced with municipal water and wastewater services. As outlined in Section 9.3 of this Report, the Functional Servicing Report has determined that there is sufficient capacity to service the proposed development based on existing and future municipal services along/near High Street. (j) the adequacy of school sites; During Preconsultation, the Simcoe County District School Board identified that Cameron Street Public School and Collingwood Collegiate Institute are the receiving schools for the proposed development. The Cameron Street Public School and Collegiate Institute are located approximately 1.3 kilometres and 1.5 kilometres respectively from the Site (k) the area of land, if any, within the proposed subdivision that, exclusive of highways, is to be conveyed or dedicated for public purposes; Two parks totalling 1.29 hectares in size (5 percent of the developable area) are proposed to be dedicated to the Town, along with 5 walkways, which provide dedicated pedestrian access to High Street, Poplar Sideroad and a potential trail system in the Black Ash Creek lands, as well as more direct access to the central park. It is also possible that the Black Ash Creek lands on the Site, which are proposed to be rezoned to the Environmental Protection Zone, will be conveyed to the Town. (l) the extent to which the plan’s design optimizes the available supply, means of supplying, efficient use and conservation of energy; and The proposed Draft Plan has been designed in a ‘modified grid pattern’, taking into consideration that unique shape of the Site, in order to allow for efficient pedestrian and vehicular movements. Additionally, the proposed development has been designed to an appropriate density, to allow for the efficient use of land, and will utilize nearby existing and future municipal servicing infrastructure. (m) the interrelationship between the design of the proposed plan of subdivision and site plan control matters relating to any development on the land, if the land is also located within a site plan control area designated under subsection 41 (2) of this Act… The proposed Draft Plan is being submitted in conjunction with the proposed ZBA, to ensure that the applicable zoning for the Site is appropriate for the proposed build form. 8 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

Section 34 of the Planning Act sets the legislative framework for Zoning By-laws. In accordance with Subsection 34. (1), it is submitted that the proposed ZBA appropriate regulates allowable matters. Subsection 34. (10.1) requires applications for Zoning By-law Amendments to include the prescribed information and material outlined in Ontario Regulation 545/06. It is submitted that the prescribed information is satisfied through this Report, the Zoning By-law Amendment application form, the proposed Draft Plan, the Functional Servicing Report and the Stormwater Management Report. Additional requirements that the Town determined through preconsultation have also been satisfied. It is submitted that this proposed ZBA complies with the policies of Section 34 of the Planning Act.


December 2015

5.0

PROVINCIAL POLICY

The Site is subject to both the Growth Plan for the Greater Golden Horseshoe (2006) and the Provincial Policy Statement (2014).

5.1

Provincial Policy Statement (2014)

The Provincial Policy Statement (the “PPS”) is a province wide planning policy document that all planning decisions shall be consistent with. The PPS seeks to sustain healthy, liveable and safe communities by promoting efficient, cost-effective development and land use patterns, protecting resources for economic or environmental benefit and directing development away from areas of public health or safety risk. Within Settlement Areas, sufficient land is to be made available through intensification, redevelopment and designated growth areas. The Site is located within the Settlement Area in the Town of Collingwood and is designated for growth (residential) in the Town’s Official Plan but has not yet been developed. Accordingly, the Site is considered a designated growth area and so has already been determined to be required in order to meet the projected growth needs of the Town over the 20 year horizon. The entire PPS has been reviewed in relation to the proposed development however, the following is a summary of policies within the PPS which are specifically discussed as it relates to this proposed development. Section 1.1.1 provides policies for sustaining healthy, liveable an safe communities, including avoiding development and land use patterns which may cause environmental or public health and safety concerns, promoting cost-effective development patterns and standards, and ensuring necessary infrastructure is available to meet current and projected needs. Section 1.1.3 provides specific policies for settlement areas, including that settlement areas shall be the focus of growth and development. Additionally, land use patterns in settlement areas shall efficiently use land and resources as well as infrastructure and public service facilities, and shall support active transportation. Development in designated growth areas should occur adjacent to the existing built-up area with a compact form, mix of uses and densities to allow for the efficient use of land, infrastructure and public service facilities. The Site is located adjacent to the existing built boundary in the Town, will contain a mix of housing types and lot sizes and was designed to appropriate density to allow for the efficient use of land and resources, as reviewed in Section 5.2 of this Report. Section 1.4 contains the Housing policies of the PPS. Section 1.4 contains policies to provide for an appropriate range of housing types and densities to meet projected requirements. Specific policies relevant to the proposed development include permitting and facilitating all forms of housing, directing new housing to locations where appropriate levels of infrastructure and public service facilities exist, and promoting densities for new housing which efficiently use land, resources and infrastructure. It is submitted that the proposed development is consistent with these policies. 10 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

In accordance with the public spaces, recreation, parks, trails and open space policies of Section 1.5, the proposed development provides two parks as well as multiple walkways throughout the Site to facilitate pedestrian access. In addition, pedestrian access to Black Ash Creek is facilitated by two walkway access points. Pedestrian connections to County Road 32 (Poplar Sideroad) and High Street are also provided to facilitate active transportation. Section 1.6 contains the Infrastructure and Public Service Facilities policies of the PPS. General these policies require infrastructure and public service facilities to be provided in a cost effective manner with the use of existing infrastructure being optimized. Section 1.6.6 provides the policies sewage, water and stormwater. In accordance with the sewage and water policies, the proposed development will allow for the efficient use and optimization of existing/future municipal water and sewage services. Additionally, a Stormwater Management Report has been submitted in support of the proposed development, consistent with the requirements of policy 1.6.6.7. Details of the findings of these reports are outlined in Sections 9.3 and 9.4 of this Report. In accordance with the Transportation policies of Section 1.6.7, the proposed development is situated with frontage on existing County Road 32 (Poplar Sideroad) and High Street, is supported by a Traffic Impact Study as outlined in Section 9.2 of this Report, and has been designed with vehicle access points to County Road 32 (Poplar Sideroad) and High Street as well as pedestrian connections to County Road 32 (Poplar Road) and High Street to facilitate active transportation. Section 2 of the PPS provides policies regarding the wise use and management of the natural environment and resources. Policy 2.1.4 outlines natural heritage features in which development and site alteration is not permitted. The Site does not contain any of these features. Likewise, policy 2.1.5 identifies natural heritage features where development and site alteration is not permitted unless it’s demonstrated that there will be no negative impact on the natural heritage feature or its ecological function. . As determined by the Environmental Impact Study (see Section 9.1), the riparian area on the Site associated with Black Ash Creek is considered to be a candidate significant woodland and candidate significant wildlife habitat. Neither development nor site alteration are proposed in these area, however policy 2.1.8 applies the same test of ‘no negative impact’ to adjacent lands of such features. In this regard, the EIS has determined that the proposed development will have no negative impact on the creek and associated riparian area. The Site contains 14 butternut trees, none of which will be removed but 3 of which will potentially be impacted, primarily due to the proximity of one of the proposed stormwater management ponds (Block 308). The Owner is progressing through the appropriate Provincial permitting process, in accordance with policy 2.1.7, which will likely involve compensatory plantings on the portion of the Site to the northwest of the Black Ash Creek. Section 2.2 of the PPS provides policies regarding water quality and quantity, including that they shall be protected, improved or restored by minimizing potential negative impacts and by implementing necessary restrictions on development to protect, improve or restore sensitive surface water features. This is elaborated in Policy 2.2.2 which requires development and site alteration to be restricted in or near sensitive surface water features so that their relayed hydrologic functions are protected, improved or restored. As stated, the Environmental Impact Study established the required setback from the Black Ash Creek. This required setback forms the developable boundary of the proposed development. 11 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

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A Phase1-2 Archaeological Assessment was conducted for the Site and did not identify any archaeological resources on the Site. Section 3 of the PPS provides policies regarding natural hazards. Specifically, policy 3.1.1 b) requires that development generally be directed to areas outside of hazardous lands adjacent to rivers. Additionally, policy 3.1.2 c) does not permit development in areas that would be rendered inaccessible to people and vehicles during times of flooding or erosion hazards. The limit of the proposed development (see Figure 2) is based in part on the flood and erosion hazard from the Black Ash Creek, as established by the Slope Stability Analysis (see Section 9.5). Accordingly, the proposed development is not located within areas impacted by flooding or erosion hazards. Based on a comprehensive review of the proposal and applicable polices of the PPS, it is the opinion of this office that the proposed development is consistent with the policies of the PPS.

5.2

Growth Plan for the Greater Golden Horseshoe

The Town of Collingwood is within the boundaries of the Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”) and thus the Growth Plan is applicable to the Site. The Growth Plan was created by the Province to guide the building of stronger more prosperous communities through the management of growth. The Growth Plan contains various principles which are to guide decisions on how land is developed. These guiding principles are outlined in Section 1.2.2 and include building compact, vibrant and complete communities, managing growth, protecting natural resources, optimizing the use of infrastructure, and providing for different approaches to managing growth that recognize the diversity of communities. The proposed development aligns with the guiding principles as it represents compact development and utilizes existing municipal infrastructure for water and wastewater servicing, and transportation access. Section 2 provides policies about where and how to grow with an emphasis on directing growth to existing settlement areas. Specifically, policy 2.2.2.1 provides requirements for how population and employment growth will be accommodated. These requirements include directing development to settlement areas that offer municipal water and wastewater systems, providing for a diverse mix of housing types, high quality public open space and easy access to local stores and services, and building compact, transit-supportive communities in designated greenfield areas. The Site is within the settlement area of Collingwood where existing infrastructure and municipal servicing is available. The Site is also located outside of the existing built boundary and so is considered a designated greenfield area. The proposed development provides a diverse mix of housing types with single detached and street townhouse dwellings on varying lot sizes, and includes two parks with access to the Black Ash Creek natural area. Additionally, the proposed development has been designed to an appropriate density given the characteristics and constraints of the Site and existing Official Plan designations on the Site, as outlined later in this Report. Section 2.2.7 provides policies for Designated Greenfield Areas, including directing development in such areas to be planned, zoned and designed to contribute to creating a complete community, utilize street configurations, densities and an urban form to support walking, cycling and the early integration and sustained viability of transit services, and creating high quality public open spaces to support opportunities for transit, walking and cycling. As stated, the proposed development contains a mix of residential unit types and lot sizes, to help contribute to creating a 12 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

complete community. Additionally, the proposed development was designed with a modified grid street pattern, in consideration of the shape of the Site. The proposed Draft Plan includes various walkways to facilitate pedestrian access to the Site and park/open spaces areas, and includes a larger central community park, and a smaller park in the southwest area of the Site, to provide public spaces to different areas of the Site. Policy 2.2.7.2 requires the entire designated greenfield area in the County of Simcoe be planned to achieve a minimum density of 50 residents and jobs per hectare; this is consistent with the County of Simcoe’s target for Collingwood; which is to be measured over the entire Town and not applied on a site by site basis. Policy 2.2.7.3 further specifies how the density target is measured, excluding specific natural heritage features including the Black Ash Creek. The area of the Site outside of the Black Ash Creek area as confirmed by the Environmental Impact Study and Geotechnical Report is 25.57 hectares. Accordingly, when applied specifically to the Site, the minimum density target for the Town equates to a population of 1,278. The County of Simcoe’s Land Budget for the Town of Collingwood identifies 2016 persons per unit ratios of 2.43 and 2.18 for single detached dwellings and row houses (townhouses) respectively. The proposed Draft Plan includes 281 single detached lots and 86 townhouse units, for a total of 367 units. This equates to a population of 871 and a density of approximately 34 people per hectare. In this case, notwithstanding that the proposed Draft Plan is under the minimum density target established for designated greenfield areas in the Town of Collingwood as a whole, when applied specifically to the Site, it is submitted that the proposed density of the Site is appropriate for the following reasons: •

Due to the location of the Black Ash Creek forming the north western boundary of the developable area of the Site, the Site is a very irregular shape negating the possibility for a straight grid pattern and requiring a more unique street pattern that may not be as efficient as the street pattern for more regular lots.

•

The property to the north of the Site is an approved residential subdivision, which is zoned (with a hold) to permit low density residential uses and appears to have been designed for large single detached dwellings. Accordingly, the proposed Draft Plan has been designed to include single detached dwellings along the northern boundary of the Site, to allow for appropriate compatibility.

•

The majority of the Site is within the Low Density Residential designation in the Town’s Official Plan, with the eastern-most area (generally corresponding with the R3 zoned area) within the Medium Density Residential designation. The density permitted in the Town OP for Low Density ranges from 15-20 units per hectare while the Medium Density designation permits 20-55 units per hectare. Details as to how this applies to the Site are outlined in Section 7.0 of this Report. Additionally, policy 2.5.6 of OPA 33 to the Town’s Official Plan projects a dwelling type mix of 60% single and semi-detached units, 20% townhome units and 20% apartment units. Townhouses and apartments are not permitted in the Low Density Residential designation, which applies to approximately 80% 13


December 2015

of the developable area of the Site. Notwithstanding this, the proposed development still includes 23.4% townhouse units. •

The Site is currently zoned a combination of R3, R2 and DR in the Town’s Zoning By-law. o

For the area currently zoned R3, the proposed Draft Plan would include a mix of street townhouses and single detached dwellings, both of which are permitted uses in the standard R3 zone. Additionally, the proposed ZBA is seeking to permit smaller street townhouse lots than are currently permitted in the standard R3 zone.

o

As noted, the Site is currently zoned in part R2. In an effort to increase the density of the proposed development, the proposed Zoning By-law Amendment proposes reduced minimum lot frontage and lot area provisions for single detached dwellings, from the standard R2 zone requirements. Through employing this approach, approximately 40 additional single detached lots are provided in the Draft Plan than would otherwise be permitted under existing conditions.

o

For the area currently zoned DR, the proposed ZBA would permit the same uses and provisions proposed for the adjacent area currently zoned R2 (e.g. smaller single detached lots than are currently permitted in the standard R2 zone). The area zoned DR is designated “Low Density Residential” in the Town’s Official Plan. Thus, the proposed ZBA would only permit low density residential uses permitted in the standard R2 Zone (e.g. single detached, semi-detached and duplex).

Notwithstanding the opinion of the undersigned that the density of the proposed development is appropriate given Site constraints and existing planning policies and regulations, it is submitted that proposed development will not inhibit the ability of the County of Simcoe to meet the minimum density target for the entire designated greenfield area. It is noted that the County’s Land Budget for the Town of Collingwood identifies a supply of approximately 5,929 units in designated greenfield areas in the Town, not including “lands not for urban uses”. Accordingly, the proposed development represents just 6.2% of the total supply of lands for urban uses in designated greenfield areas in the Town. Section 3 contains the Infrastructure policies of the Growth Plan, with specific sub sections including Transportation (3.2.2), Water and Wastewater systems (3.2.5), and Community Infrastructure (3.2.6). In accordance with the transportation policies, the Site is well located to utilize existing transportation infrastructure, being High Street and Poplar Sideroad. The proposed development also provides walking connections within the proposed development, and to High Street and Poplar Sideroad. The Town of Collingwood Public Transit currently has a route (west route) that runs down High Street before turning east onto Campbell Street, which is just to the northeast of the Site. The proposed Draft Plan has been designed to focus the townhouse units near High Street, in proximity to the transit route.


December 2015

Regarding water and wastewater services, the proposed development will utilize the existing municipal water and wastewater systems, utilizing existing infrastructure and infrastructure expected to be constructed by 2016. Section 4 contains policies for protecting natural systems, prime agricultural areas, mineral aggregate resources and the conversation of water, energy, air quality, cultural heritage and archeological resources. The Black Ash Creek runs through the northern portion of the Site. Both an Environmental Impact Study and Slope Stability Analysis were prepared to identify the precise limits of the Black Ash Creek; no development is proposed to take place in this valley land. While the Site is currently used for agricultural purposes, it is designated for residential development in the Town’s Official Plan and is located within a settlement area it is not considered a prime agricultural area. Collingwood is subject to the Simcoe Sub-Area policies of Section 6. Amongst other matters, these policies require primary settlement areas like Collingwood to plan to create complete communities and to ensure the development of high quality urban form and public open spaces that are transit supportive and support active transportation. As stated, the proposed development will assist in creating a complete community through the provision of a mix of residential units and lot sizes, and will include a significant open space component, trails and ready access to the Town’s transit facility. The Town of Collingwood also has town-wide urban design guidelines that are applicable to the development of the Site. Based on a comprehensive review of the proposal and applicable polices of the Growth Plan, it is submitted that the proposed development conforms with the Growth Plan.


December 2015

6.0

COUNTY OF SIMCOE OFFICIAL PLAN

The County of Simcoe Official Plan (County OP) was adopted by the County of Simcoe Council on November 25, 2008, and is under appeal to the Ontario Municipal Board (OMB). The updated version was endorsed on January 22, 2013. The OMB has granted partial approval of the Official Plan. Some policies contained within the previous 2007 Official Plan (2007 County OP) that remain unapproved are still in effect. For the purpose of this Report, the in force sections are utilized. The goals of the County OP generally aim to protect, conserve and enhance the County’s natural and cultural heritage; to achieve wise management and use of the County’s resources; to implement growth management to achieve lifestyle quality and efficient and cost effective municipal servicing, development and land use; to achieve coordinated land use planning among the County’s local municipalities and with neighbouring jurisdictions and First Nations lands; to further community economic development which promotes economic sustainability, providing employment and business opportunities; and to promote, protect and enhance public health and safety. It is submitted that this proposed development assists in achieving many of these goals as it will protect the natural features on the Site for the long term, make use of existing infrastructure, and not create any health or safety risks to the public. As per Section 3.1 of the County OP, the strategy of the Plan is based on four themes. These themes are to direct a significant portion of growth and development to settlements where it can be effectively serviced, to enable and manage resource based development, to protect and enhance the County’s natural heritage system and cultural features and heritage resources, and to develop communities with diversified economic functions and opportunities, and a diverse range of housing options. The Site is located within the Settlement designation of the Town of Collingwood in the County of Simcoe Official Plan. Municipal servicing is available to the Site. The Site contains the Black Ash Creek, with an Environmental Impact Study having been conducted in order to confirm the extent of the natural heritage features on the Site, and with a Slope Stability Analysis identifying the required erosion hazard setback. The proposed development includes different housing options including single detached dwellings with varying lot sizes and townhouses, as well as two parks. As such, the proposed development conforms with the four themes of the County OP. Section 3.2 includes the Growth Management Framework of the County OP. In conformity with policies 3.2.3 and 3.2.4, the Site is located within a primary settlement area and will be serviced with municipal water and sewage services. Section 3.3 of the OP hosts general development policies that apply throughout the County. Included in this section are policies regarding natural heritage, transportation, and the subdivision of land, amongst others. In conformity with the lot creation general development policies, the proposed development is only for land uses permitted in the settlement designation, as outlined 16 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

later in this Section, all lots will have access and frontage onto a public road and it is anticipated that the Town will require the entering into of a subdivision agreement. In conformity with the natural heritage general development policies of the 2007 OP, the Site does not contain any of the natural heritage features identified in policy 3.3.15. As stated, the Site does contain the Black Ash Creek, with the proposed development based on appropriate setbacks from the creek as established by the Environmental Impact Study and Geotechnical Report. In conformity with policy 3.3.16 of the partially approved County OP, the Black Ash Creek and associated setback area are delineated as a separate block in the proposed Draft Plan. A Stormwater Management Report has been prepared for the proposed development, and addresses the matters identified in Policy 3.3.16 of the in force 2007 OP. Likewise, policy 3.3.19 requires a Traffic Impact Study (TIS) for residential development consisting of 5 or more lots. Accordingly, a TIS has been prepared for the proposed development and concluded that the proposed development can be accommodated by the existing road network, with no additional improvements required except those that are currently planned or required for future background traffic. Section 3.5 of the County OP contains the Settlements designation land use policies. The objectives of the Settlements designation include focusing population and employment growth and development within settlements, to develop a compact urban form that promotes the efficient use of land and provision of municipal services, to develop mixed use settlements that are healthy and sustainable and to promote development that minimizes land consumption and servicing costs. The proposed development is in conformity with the objectives of the Settlements designation as it is located within the settlement area of the Town of Collingwood, makes efficient use of existing infrastructure, maximizes the use of land through a combination of single detached and townhouse dwellings and promotes recreation with two parks and access to the natural area. In addition to being within a settlement area, that Site is considered a designated greenfield area in its entirety, and is also designated as lands for urban uses (Residential) in its entirety. The Site is located contiguous to the existing built boundary, which is located across High Street to the north east of the Site. Additionally, the property to the north of the Site is an approved residential subdivision. Policy 3.5.15 provides criteria to be considered when determining the phasing of development. With regard to those criteria, municipal water and sewage infrastructure currently exists to service the Site, and no issues regarding the provision of public service facilities were identified during the Preconsultation process. As per the policies of the Growth Plan, the County OP identifies population forecasts for Collingwood. An assessment has not been undertaken to determine if the population proposed to be generated by the Site meets or exceeds that forecasted growth as Section 3.5.9 of the OP identifies that the Town can plan for development in excess of the population forecasts if development contributes to the achievement of the density or intensification targets, is on lands for urban use, can be serviced as per the applicable provincial plans and policies, and the County OP, and is in accordance with the Lake Simcoe Protection Plan (If applicable). It is submitted that the Site does contribute to the density targets (as outlined below), the Site meets the definition of “lands for urban use”, it can be properly serviced in accordance with provincial plans and policies as outlined in Section 5.0 of this Report and in accordance with the County OP as outlined below, and the LSPP is not applicable to the whole of the Town.


December 2015

The Density and Intensification policies for settlement areas are provided starting at Policy 3.5.23. As outlined in the Growth Plan, the minimum density target for designated greenfield areas in the Town of Collingwood in its entirety is 50 residents and jobs per hectare, with the average Countywide density target being 39 residents and jobs combined per hectare. As outlined in Section 5.2 of this Report, the density of the proposed development is calculated as 34 residents per hectare. The local policies of the Town of Collingwood OP provide for a density of a minimum of 15 UPH and a maximum of 20 UPH for the portions of the Site which are Low Density and minimum of 20 UPH and a maximum 55 UPH for Medium Density. On the Low Density designated portion of the Site the UPH is 12; on the Medium Density designated portion of the Site the density is 22 as outlined in Section 7.0 of this Report. The above density requirements for the low and medium residential density designations were established by Official Plan Amendment 33 to the Town of Collingwood Official Plan, which was approved by the County in February 2015, after the establishment of the Growth Plan targeted densities and thus the densities provided for in OPA 33 are deemed to conform to the Growth Plan. As shown above, the proposed development complies with the density requirements for the medium density residential designation, but is under the density requirement for the low density residential designation. Notwithstanding this, the proposed ZBA would permit reduced lot size requirements than are currently permitted in the low density residential area of the Site. Additionally, as outlined in Section 5.2 of this Report, it is submitted that the proposed development is appropriate for the Site, and that the proposed density will not compromise the ability of the Town or County to meet their respective density targets. Settlement Form policies in Sections 3.5.26, 3.5.28 and 3.5.30 apply to the proposed development. In conformity with these policies, the proposed development includes walkways and connections to a potential future trail in the Black Ash Creek area to facilitate safe pedestrian environments, provides a range of housing types, has been designed to provide higher density housing types (townhouses) in proximity to existing public transit, and appropriately incorporates the Black Ash Creek natural heritage feature while ensuring that public safety is protected. Section 4 of the County OP contains policy statements that supplement the policies of Section 3. Section 4.1 contains policies related to healthy communities and housing development. The proposed development provides a range of housing types and opportunities for recreation and active transportation with two parks, walkways throughout the development and access to natural settings with two walkway access points to Black Ash Creek. In accordance with the Resource Conservation policies of Section 4.5 (UA), the proposed development has been designed to protect water quality and quantity for the Black Ash Creek, development will take place outside of the flooding and erosion hazard areas associated with the Creek, and the proposed development is designed to be sufficiently setback from the Black Ash Creek. The proposed development also conforms with the Natural Heritage Conservation Guidelines of the 1997 County of Simcoe Official Plan, which currently remain in effect. The Site has been evaluated and does not contain any archaeological resources. Section 4.7 contains policies related to sewage and water services. As Section 4.7 outlines, the preferred method of servicing for settlement areas and multi-lot development is full municipal sewage and water services. A Functional Servicing Report has determined that municipal water and sewage services can be provided to the Site (see Section 9.3).


December 2015

Section 4.8 contains the Transportation policies of the County OP. The Site is located along County Road 32 (Poplar Sideroad) which, as per Schedule 5.5.1, is a ‘Primary Arterial Road’. As outlined by policy 4.8.24, the main function of County Roads it to provide for traffic movements between activity areas. To assist in preserving this function, the proposed development includes only one vehicular access to County Road 32. Table 5.4 of the County OP identifies the required basic rightof-way widths for the county road system. Additionally, during Preconsultation, the County of Simcoe advised that an 8 metre road widening would be required for County Road 32. Accordingly, the proposed Draft Plan includes an 8 metre road widening along County Road 32 (see Figure 2). Policy 4.8.26 requires traffic impact analysis where development applications will impact County Roads. The Traffic Impact Study for the proposed development determined that the proposed development can be accommodated by the surrounding road network with no additional improvements required, except those which are already planned for. The proposed Draft Plan includes reverse lotting along County Road 32. In conformity with policy 4.8.43, consideration of features such as fencing, plantings and/or landscaping will be considered during the detailed design phase of the proposed development. Regarding active transportation, the proposed development includes pedestrian walkways to High Street, County Road 32, the creek area and in the development itself where appropriate, in order to encourage active transportation. Additionally, streets in the proposed development will include sidewalks, with details to be confirmed during detailed design. Based on a comprehensive review of the proposal and applicable polices of the County Official Plan, it is the opinion of this office that the proposed development conforms to the policies of this County of Simcoe Official Plan.


December 2015

7.0

TOWN OF COLLINGWOOD OFFICIAL PLAN

The Town of Collingwood Official Plan (the “Town OP”) was approved on May 27, 2004 and consolidated in December, 2014. Additionally, Official Plan Amendment 33 (“OPA 33”) to the Town OP was approved by the County of Simcoe on February 10, 2015. OPA 33 includes new/updated residential and growth policies, and updated Land Use and Residential Density schedules. As illustrated in Schedule A (Land Use) of the Town OP, the Site is predominately designated “Residential”, with the Black Ash Creek area designated “Environmental Protection” and the small area of the Site to the northwest of the Creek designated “Rural” (see Figure 3). Additionally, as illustrated on Schedule C (Residential Density) of OPA 33, the Residential area of the Site is predominantly considered “Lower Density Residential”, with the eastern portion of the Site abutting High Street considered “Medium Density Residential”. Finally, Schedule E (Municipal Service Areas) of OPA 33 identifies the Site as within Municipal Service Area 2. It should be noted that there is no intention to develop on the Rural or Environmental Protection lands and that the proposed zoning for the Site will more accurately identify the limit of the environmentally sensitive lands. Section 2.5 of OPA 33 provides growth management policies. As outlined by policy 2.5.5, lands designated for urban uses on Schedule A (including “Residential”), will accommodate the Town’s 2031 population allocation. Policy 2.6.6 identifies the projected dwelling type mix for the Town as 60% single and semi-detached, 20% townhouses and 20% apartments. Policy 2.5.7.2 re-iterates the minimum density target of 50 residents and/or jobs per hectare within designated greenfield areas, as established by the Growth Plan and County OP. Policy 2.5.7.3 specifies some flexibility may be permitted with regards to achieving the density target on a development specific basis, “where it can be shown that there is a reasonable possibility of achieving the density target across the entire extent of designated and available development parcels within the designated greenfield area”. Section 5.2 of this Report contains a detailed analysis of the minimum density target for designated greenfield areas and density of the proposed development. To summarize, it is the opinion of the undersigned that the density of the proposed development is appropriate when considering the nature of the Site, compatibility with adjacent uses, the newly approved density policies of the Town OP, and approved permitted uses and provisions for the Site. Additionally, it is noted that proposed development represents just 6.2% of the supply of lands for urban uses in designated greenfield areas in the Town. Accordingly, it is submitted that there should still be a reasonable possibility for the Town to achieve the density target across the entire designated greenfield area and that this was taken into consideration when the Town crafted OPA 33. As outlined in Figure 3 of OPA 33, infrastructure (including stormwater management facilities) and public parks are permitted in the Residential designation.


December 2015

Policy 3.5.3 identifies the intent of the Town OP to not permit major forms of new development unless adequate municipal water, sanitary sewer and storm sewer facilities are available. Additionally, Policy 3.5.3 also intends that new development generally be contiguous with the existing built up areas. As stated, the Site is located within Service Area 2, as identified on Schedule E. Regarding Service Area 2, policy 3.6.2 specifies that Services Area 2 “…represents the area beyond the building boundary to which municipal services can most easily/efficiently be extended to facilitate new development”. Policy 3.6.2 further specifies that development may proceed in Service Area 2 subject to engineering studies confirming the feasibility, location and magnitude of any required servicing extensions, and where Council is satisfied that it can recover the full cost of water, sanitary or stormwater facilities. As outlined in the Functional Servicing Report (see Section 9.3), the proposed development can be served by existing municipal water and sanitary services, in consideration of an extension of such services to high Street which is expected to be completed by 2016. Additionally, the FSR outlines that it is expected that there is sufficient capacity in the downstream portions of the existing municipal systems to accommodate the proposed development. It is expected that a cost sharing agreement will be developed between Charleston Homes and other benefiting landowners regarding the required, modest servicing extension, such that the Town will not bear the costs. Stormwater will be accommodated on the Site and will not use municipal infrastructure. Section 3.8 provides goals and objectives related to Urban Design Guidelines. In accordance with the objectives, the proposed development will maintain the Black Ash Creek area and appropriate buffer area in its natural form and will potentially include compensatory plantings of butternut saplings and other trees in the northwest area of the Site (in addition to other tree plantings required in the subdivision itself), the Draft Plan has been designed to include appropriate pedestrian access points to facilitate public access to any potential future trail system in the Creek area, the higher density housing forms (townhouses) have been located to the east of the Site, in proximity to an existing public transit line, and specific landscaping and other design considerations will be considered through conditions of Draft Plan approval. Additionally, the Town’s Urban Design Manual was consulted in establishing the design of the proposed Draft Plan. Per the Town’s Urban Design Manual, for projects where the parkland dedication is 1.0 ha or greater as is the case with the proposed development, neighbourhood centre parks shall be “visually and/or functionally located in the centre of the project or neighbourhood”. The proposed Draft Plan was designed to include a neighbourhood centre park, located roughly in the centre of the northeastern area of the Site, the area closest to the existing built boundary and within the initial phases of development. The majority of this park is located in the area of the Site designated “Low Density Residential”, as is the other park area to the west. As a result, it is submitted that the density of that area is skewed downwards, as outlined later in this Report. As outlined in Section 3.9, Black Ash Creek is one of the four major river systems within the Town that are susceptible to flooding. In accordance with the general objectives for such natural hazards, the proposed development has been appropriately setback from the Creek, based on the recommendations of the Slope Stability Analysis and Environmental Impact Study. Additionally, a Stormwater Management Report has been prepared, in accordance with the criteria outlined in Section 3.9.2. In accordance with the policies of Section 3.9.4 that apply specifically to the Black Ash Creek Subwatershed, the Slope Stability Analysis, Preliminary Stormwater Management Report and 21 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

Environmental Impact Study include specific recommendations to protect natural features within the sub-watershed. The Reports and Studies were completed based on preconsultation with the Nottawasaga Valley Conservation Authority. As outlined in policy 4.1.3.3 of the Town OP, an amendment to the OP is not required for minor modifications to the boundaries of Environmental Protection Areas. Policy 4.1.3.4 further explains that Environmental Protection Areas shown on Schedules A and B are to be used only as a guide in preparing implementing zoning criteria. As stated, development is not proposed within the area of the Site currently designated “Environmental Protection”, with the proposed ZBA intended to more specifically identify the limit of environmentally sensitive and natural hazard lands, based on the findings of the Environmental Impact Study and Slope Stability Analysis. Policy 4.1.3.13 encourages naturally vegetated buffers from the edge of Category 1 and 2 features, that are generally a minimum of 30 metres in width. The Policy further explains that the precise nature of the buffers and their dimensions shall be determined on a site-by-site basis through the findings of an EIS. The limits of development reflected in the proposed ZBA and Draft Plan reflect the recommendations of the EIS and Slope Stability Analysis. Section 4.3 provides policies for the Residential designation. In accordance with the goals and objectives for the designation, the density of the proposed development is appropriate and will not compromise the ability of the Town to conform with the minimum density target as outlined in Section 5.2 of this Report, the proposed Draft Plan has been designed to include future connections to the adjacent property to the south, the proposed Draft Plan has been designed with consideration for providing opportunities for public transit access and active transportation, and the Draft Plan proposes townhouse and single detached dwellings which are smaller than those permitted by the standard residential zones in the Town’s Zoning By-law, this increasing affordability. Section 4.3.2.4 provides general policies that are applicable to all residential density designations, including recognition that the achievement of permitted density ranges is contingent upon appropriate servicing infrastructure and capacity being available, driveway access to residential development shall reflect the function and design of the adjacent road system, and the maximum density for a given density designation is considered a ‘hard ceiling’. The same absolute policy criterion is not afforded to the minimum density target. Permitted uses in the Low Density Residential designation include single-detached dwellings, semi-detached dwellings, duplex dwellings and boarding homes. The proposed ZBA would permit these uses in the R2-X zone; these are the same permitted uses as for the standard R2 zone. The minimum density target within the Low Density Residential designation is 15 dwelling units per gross hectare, with the maximum density being 20. The proposed Draft Plan features a density of 12 units per gross hectare within the area of the Site designated Low Density Residential. As stated, policy 4.3.2.4.6 directs that the maximum density requirement is a hard ceiling, but does not afford the same policy criterion to the minimum density target. Additionally, policy 9.3 of the Town OP describes all numeric standards used in the OP as approximate and not absolute, with amendments not required for minor variances from the criteria provided the general intent of the OP is maintained. In the case of the propose development, it is noted that the proposed ZBA would permit smaller single detached dwellings than are currently permitted as-of-right in the portion of the Site zoned 22 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

R2, but that the unique shape of the Site and parkland and stormwater management requirements make it impractical to provide a density of 15 units per hectare. Additionally, as previously stated, the Town’s Urban Design Manual provides direction for a large, centralized park in developments similar to what’s proposed. The original development concept involved a linear park along the creek area. However, based on the Design Manual and consultation with staff, the Draft Plan was designed to include a large centralized park that is primarily located within the Low Density Residential designation. The inclusion of this parkland skews the density calculation downward. It is submitted that for various reasons as outlined above and in Section 5.2 of this Report, the Site has been appropriately designed from a density perspective. Permitted uses in the Medium Density Residential designation include single detached dwellings, semi-detached dwellings, duplex dwellings, four lexes, triplexes, townhouse, apartments, student dormitories and boarding homes. The proposed ZBA would permit these uses in the R3-X zone; these are the same permitted uses as for the standard R3 zone. The minimum density target within the Medium Density Residential designation is 20 dwelling units per gross hectare while the maximum density is 55 units per gross hectare. The proposed Draft Plan features a density of 22 units per gross hectare in this area of the Site. Accordingly, the proposed development complies with the density requirements for the Medium Density Residential designation. Section 4.3.2.12 outlines criteria that must be addressed in consideration of Official Plan and/or Zoning By-law Amendments. In conformity with these criteria: •

The proposed development is acceptable from a transportation perspective, as concluded by the Traffic Impact Study (see Section 9.2 of this Report);

•

The Functional Servicing Report has concluded that the Site can be appropriately serviced with municipal water and sewage services, and detailed design associated with such servicing will be undertaken in accordance with all applicable standards;

•

During Preconsultation, the Simcoe County District School Board identified that Cameron Street Public School and Collingwood Collegiate Institute are the receiving schools for the proposed development. Both schools are within 1.5 kilometres of the Site. Additionally, the proposed development includes two parks, totalling 1.29 hectares in size.

•

The Site is currently designated for the proposed use. In consideration of the approved subdivision to the north of the Site, which appears to be designed for single detached dwellings, the proposed Draft Plan has been designed to include single detached dwellings along the northern boundary of the Site, instead of townhouses.

•

The proposed development conforms to the policies of the Town’s Official Plan, as outlined throughout this Section of the Report.

Section 5 of the Town OP provides the Transportation policies. Schedule D of the Town OP identifies both High Street and Poplar Sideroad as being arterial roads. More specifically, Poplar 23 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

Sideroad (County Road 32) is identified as a Primary Arterial County Road by the County of Simcoe Official Plan. Policy 5.3.3.1 specifies that arterial roads are designed to carry large volumes at traffic at relatively high-operating speeds, and shall have a minimum right-of-way width ranging from 26 to 36 metres. Access to such roads form abutting properties shall be kept to a minimum, with no access permitted where a traffic hazard would be created. In consideration of the design and intended function of High Street and Poplar Sideroad, the proposed development includes only one permanent access each to High Street and Poplar Sideroad. The access to High Street has been designed to line up with the future access road on the other side of High Street. Likewise, the access to Poplar Sideroad has been designed to generally line up with the access to the cemetery on the south side of Poplar Sideroad. In addition to the permanent access, a temporary access for emergency and construction purposes is also proposed to High Street. Given the unique shape and size of the Site, the two proposed permanent accesses are located on opposite ends of the Site. In consideration of potential phasing approaches to the proposed development, it is acknowledged that it will not likely be feasible for both permanent accesses to be constructed at the onset of the proposed development. In consideration of this, the proposed Draft Plan features a supplemental temporary access to High Street, which has been located roughly as far south as possible from the permanent entrance. As recommended by the Traffic Impact Study, the temporary access is intended to remain in place until the Poplar Sideroad entrance is build. The Study further determined that the Poplar Sideroad access is required once the Site reaches 80% build out. The Traffic Impact Study has determined that the proposed development will have acceptable impacts to the surrounding road network, as summarized in Section 9.2 of this Report. In addition to the proposed access arrangement, the proposed Draft Plan includes provision for an 8 metre widening to Poplar Sideroad, as requested by the County during preconsultation. In accordance with the requirement for local roads, roads within the proposed Draft Plan have been designed with a right-of-way width of 20 metres, and have been oriented in an east-west direction where possible. As encouraged by Section 5.3.8, the proposed Draft Plan has been designed to include a compact urban form, relative to the nature of Site and surrounding uses, with higher density hosing (townhouses) located to the east of the Site, nearer to High Street and the existing public transit route. Schedule D1 identifies a future pedestrian trail along Black Ash Creek, through and adjacent to the Site. In consideration of this future trail, the proposed Draft Plan has been designed to include two pedestrian walkways to the Black Ash Creek area, with a park also located adjacent to the creek in the southwest area of the Site, to provide additional provision for pedestrian access. A Stage 1-2 Archaeological Assessment was conducted for the Site, and concluded that the Site does not contain any archaeological resources. Likewise, the Site also does not contain any existing buildings. Section 8.2.1.2 outlines criteria for Council’s considerations when reviewing proposed Zoning Bylaw Amendments: 24 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

a) As stated throughout this Report, the proposed development will not have a deleterious impact on adjacent uses; b) The proposed ZBA would permit residential uses and so does not pose a danger to adjacent uses; c) The proposed development has been designed to incorporate appropriate buffers from the Black Ash Creek, as recommended by the Slope Stability Analysis and Environmental Impact Study. Additionally, the Stormwater Management Report has devised a Plan to appropriately protect water quality and quantity. d) The proposed ZBA conforms with the provisions of the Planning Act (see Section 4.0), County of Simcoe Official Plan (see Section 6.0), and town of Collingwood Official Plan as outlined throughout this Section. e) The required reports and studies to accompany the proposed ZBA were determined with Township staff and other external agencies through the Preconsultation process. It is submitted that the application for the proposed ZBA is a complete application. As outlined in Section 8.2.2.3, a holding symbol shall be removed once Council is satisfied that the development can proceed in accordance with the policies of the Town OP, which has been demonstrated throughout this Section of the Report. Additionally, as noted in the Town’s Zoning By-law, the conditions associated with the H6 holding zone, which applies to the central and eastern portions of the Site, are: • •

The acceptance of a draft approved plan of subdivision; and Confirmation of adequate and functional municipal services.

The application for the proposed ZBA and removal of the holding provision is being submitted in conjunction with the application for a Draft Plan of Subdivision. Additionally, the Functional Servicing Report has confirmed that there are adequate municipal services to serve the proposed development (see Section 9.3). In accordance with Section 8.6 of the Town OP, an application for a Draft Plan of Subdivision has been submitted for the proposed development, and the Site can be provided with adequate municipals services, as outlined throughout this Report. Additionally, it is submitted that the application for the Draft Plan of Subdivision contains all required information to be considered complete. Based on a comprehensive review, it is the conclusion of this office that the proposed ZBA and proposed Draft Plan conform with the Town of Collingwood Official Plan.


December 2015

8.0

TOWN OF COLLINGWOOD ZONING BYLAW

As stated, the proposed ZBA would re-zone the Site from the Residential Third Density (H6)R3, Residential Second Density (H6)R2, Rural (RU)and Environmental Protection (EP) Zones to a new site-specific Residential Third Density Exception (R3-X) Zone, a new site-specific Residential Second Density Exception (R2-X) Zone, and Environmental Protection (EP) and Recreation (REC) Zones (see Figure 5). The area proposed to be rezoned to the R3-X zone is currently zoned R3(H6), while the area proposed to be rezoned to the R2-X zone is currently zoned R2(H6) and DR. The permitted uses for the standard R3 and R2 Zones are proposed to be retained for the R3-X and R2-X Zones. Generally, the reason for the rezoning is to permit smaller single detached and townhouse lots, in order to more closely meet the density requirements of the Town’s Official Plan. Regarding the western portion of the Site, which is currently zoned Deferred Residential (DR), as outlined by Section 2.7 of the Town’s Zoning By-law, the deferred development zones are utilized until Council is satisfied what the final zone classification should be. In this case, the DR zoning references that the Site should be placed in a Residential zone, in conformity with the Town’s Official Plan. The proposed ZBA would place the area currently zoned DR into the new R2-X exception zone, the same as the central portion of the Site. The R2-X zone is proposed to only permit low density residential uses (e.g. single detached dwelling, semi-detached dwelling, duplex), in conformity with the Low Density Residential designation of the Town’s Official Plan. Tables 1 and 2 below outline the existing zone provisions for the standard R3 and R2 zones, the proposed zone provisions for the R3-X and R2-X zones, and the conditions portrayed in the proposed Draft Plan. Table 1 – Zone Provisions – R3-X Zone R3 Zone – Existing Requirement (Single Detached)

R3-X Zone – Proposed Requirements (Single Detached)

Proposed Draft Plan (R3-X Zoned Area – Single Detached)

R3 Zone – Existing Requirement (Street Townhouse)

R3-X Zone – Proposed Requirement (Townhouse)

Proposed Draft Plan (R3-X Zoned Area – Townhouse)

Minimum Lot Area (m2)

325

No change

378

225

175

186

Minimum Lot Frontage (m)

10

No change

12.2

7.5

5.75

6

Minimum Front Yard (m)

4.5

No change

TBD

4.5

No change

TBD

Zone Provisions


December 2015

Minimum Exterior Side Yard (m)

4.5

No change

TBD

4.5

No change

TBD

Minimum Interior Side Yard (m)

1.2

No change

TBD

1.8 (end units)

No change

TBD

Minimum Rear Yard (m)

7.5

No change

TBD

7.5

No change

TBD

Maximum Height (m)

12.0

No change

TBD

12.0

No change

TBD

45 %

No change

TBD

N/A

No change

TBD

40 %

No change

TBD

45 %

No change

TBD

35 %

No change

TBD

35 %

No change

TBD

Maximum Lot Coverage (bungalow) Maximum Lot Coverage (other than bungalow) Minimum Landscaped Open Space

Table 2 – Zone Provisions – R2-X Zone R2 Zone – Existing Requirement (Single Detached)

R2-X Zone – Proposed Requirements (Single Detached)

Proposed Draft Plan (R2-X Zoned Area – Single Detached)

Minimum Lot Area (m2)

450

360

378

Minimum Lot Frontage (m)

15

12

12.2

Minimum Front Yard (m)

4.5

No change

TBD

Minimum Exterior Side Yard (m)

4.5

No change

TBD

Minimum Interior Side Yard (m)

1.2

No change

TBD

Minimum Rear Yard (m)

7.5

No change

TBD

Maximum Height (m)

12.0

No change

TBD

Maximum Lot Coverage (bungalow)

45 %

No change

TBD

Maximum Lot Coverage (other than bungalow)

40 %

No change

TBD

Minimum Landscaped Open Space

35 %

No change

TBD

Zone Provisions

As outlined in Table 1 above, the proposed site specific provisions for the R3-X zone relate to minimum lot area and lot frontage for the proposed townhouse units. It is submitted that these reduced requirements are appropriate for the Site as the proposed development conforms with the density requirements for the Medium Density Residential designation (see Section 7.0 of this Report), and the proposed Draft Plan has been designed to more or less group the proposed townhouse uses together, and to not locate them along the northern Site boundary, adjacent to the Draft Approved subdivision to the north. 27 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

It is also noted that there are multiple exception zones in the Town’s Zoning By-law that permit a 6 metre minimum lot frontage for townhouses and minimum lot areas either less than or similar to the 175 m2 minimum lot area proposed by the ZBA. As outlined in Table 2 above, the proposed site specific provisions for the R2-X zone relate to minimum lot area and lot frontage for the proposed single detached dwellings. It is submitted that these reduced requirements are appropriate for the Site as they allow the proposed development to more closely meet the density requirements of the Town’s Official Plan and assist the proposed development in providing more affordable housing forms. It is also noted that the proposed reduced requirements are still larger than those permitted in the R3 zone. Both the R3-X and R2-X zones also include site-specific provisions permitting minimum 3 metre sight triangles, whereas 6 metres is the general provision. It is noted that several residential zones in the Town contain site specific 3 metre sight triangle requirements, with 3 metres being consistent with the Town’s Development Standards, which specify a minimum 3m x 3m sight triangle for the intersection of local roads. In compliance with the general provisions of the Zoning By-law, all of the lots in the proposed Draft Plan will be connected to municipal water and sewage services and will have frontage onto a public street. Additionally, all of the proposed lots will be required to comply with the standard parking provisions of the By-law, which require 2 parking spaces per single detached or townhouse dwelling. Based on a comprehensive review, it is submitted that the proposed ZBA is generally in keeping with approaches used for existing exception zones in the Town’s Zoning By-law, the proposed Draft Plan complies with the requirements of the proposed ZBA, and the proposed ZBA is appropriate for the Site.


December 2015

9.0

TECHNICAL STUDIES

This Section of the Report summarizes the various Technical Studies that have been completed for the Site and proposed development and included in the application submission package.

9.1

Environmental Impact Study

An Environmental Impact Study (the “EIS”) was conducted for the proposed development by Azimuth Environmental Consulting Inc., dated December 2015. The EIS documents the current environmental conditions present on the Site, assesses the potential presence of key/sensitive natural heritage features and outlines strategies to mitigate any potential impacts of the proposed development. The scope of work of the EIS was confirmed with the Nottawasaga Valley Conservation Authority (the “NVCA”). The Site is currently vacant with the majority under cash crop production and the western limit of the Site being a wooded riparian corridor of the Black Ash Creek. Ecological Land Classification mapping was conducted and identified four vegetation communities on the Site, which are described in detail in the EIS. The forested area adjacent to Black Ash Creek is vegetated predominately by Fresh-Moist Poplar Deciduous Forest Type, with a small area of Willow Mineral Deciduous Swamp present in a low plateau area. The woodland associated with Black Ash Creek would be considered a candidate Provincially Significant Woodland based on the criteria of the Provincial Policy Statement. The EIS concludes that the proposed development will not have a negative on the Woodland or its ecological functions subject to the implementation of various mitigation measures, including installing fencing along the rear yard limits that abut the creek area, directing artificial lighting away from the features and restricting access to the area to prevent the establishment of unofficial pedestrian footpaths/trails within the corridor. The creek area would also be considered a candidate Significant Wildlife Habitat. In this regard, the EIS concludes that the proposed development will not have a negative impact on bat maternity habitat, snake hibernacula, milksnake, eastern wood-pewee, red-headed woodpecker, and wood thrush, as development is not proposed in the creek area. The EIS also recommends that the limit of residential lots that abut the creek be clearly delineated and pedestrian and motor vehicle access to the area be restricted. An aquatic habitat assessment was completed as part of the EIS. The segment of Black Ash Creek on the Site provides permanent direct fish habitat and is likely inhabited by a tolerant baitfish community or other warmwater species. The EIS concludes that the proposed development will not have a negative impact on the fish habitat subject to recommended mitigation measures regarding the detailed design of the proposed stormwater solution. Fourteen butternut trees were identified on the Site, with one noted on adjacent lands to the north. Of the fourteen trees, 13 are Category 1 and 1 is Category 2. No additional plant species of 29 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

federal or provincial rarity were documented. A variety of species at risk are identified as potentially occurring on the Site by various provincial resources. Aside from the butternut, no other species at risk have been positively confirmed on the Site. All of the butternut trees are proposed to be maintained by the proposed development. The Ministry of Natural Resources and Forestry (the “MNRF”) typically accepts a 25 metre setback to Category 1 butternut trees. The proposed Draft Plan has been designed to respect this setback requirement for all but three trees. Development is permitted within the setback provided that the activity is registered with the MNRF prior to construction. This registration includes a commitment by the proponent to plan a prescribed number of compensation butternut saplings and companion tree/shrubs for each impacted tree. The total quantity required for compensation depends on the degree that the impacted trees will be affected. The EIS notes that further details regarding the compensation will be determined during the detailed design phase, when specific grading details are known. The EIS advises that the development application can proceed, with the compensation details needing to be determined prior to construction. The EIS notes that no barn swallow were observed on the Site, but that a potential nesting habitat is located immediately south of the Site, to the north of Poplar Sideroad. A portion of the Site is located within a 200 metre radius of this habitat. Given that the area within this radius is currently within cash crop production, which is considered to be marginal foraging habitat for the species, the proposed development will have no negative impact to quality foraging habitat for the species, nor the potential nesting habitat itself. In addition to the mitigation measures recommended for specific natural heritage features, as outlined above, the EIS also recommends the following general mitigation measures: •

There should be no development outside of the approved development limit, with the exception of the stormwater management pond outlets. The proposed Draft Plan and ZBA reflect the development limit.

•

Low impact development measures should be incorporated where site conditions are suitable.

•

Disturbed areas within the setback area to the riparian corridor should be stabilized with a native seed mix and planted with native tree and shrub species.

•

Equipment maintenance and refuelling should be completed away from the natural features and stormwater management facilities.

•

The removal of vegetation should be restricted from occurring between April 15th and August 10th, in accordance with the Migratory Birds Convention Act, 1994, unless a qualified avian biologist is present to determine if nests are present.

•

The stormwater management pond outlets should originate outside of the proposed creek setback limits to assist with filtration and cooling of water. 30


December 2015

•

All on-site construction workers should be informed of all species at risk that are to be considered species of environmental concern.

To summarize, the EIS concludes that the proposed development will conform with all applicable Provincial, County and local natural heritage policies as the development will have no negative impact on the features referenced above subject to the recommended mitigation measures. Additional discussions are required with the MNRF to quantify the compensation measures regarding the three potentially affected butternut trees, however the development application can proceed in conjunction with that process.

9.2

Traffic Impact Study

A Traffic Impact Study (the “TIS”) was conducted for the proposed development by C.C. Tatham & Associates Ltd., dated December 2015. The purpose of the TIS is to address requirements of the Town of Collingwood and County of Simcoe regarding potential transportation impacts. Specifically, the TIS analyzed the operations of the surrounding road network under current and estimated future background conditions to 2035, estimated the number of new trips likely to be generated by the proposed development, analyzed the operations of the surrounding road network and Site intersections under total future conditions, and determined the resulting impacts and need for mitigation measures. The study road network of the TIS included High Street, Poplar Sideroad (County Road 32), Campbell Street, and Hurontario Street (County Road 124), along with the following intersections: • • •

Campbell Street with High Street; High Street with Poplar Sideroad (roundabout); and Poplar Sideroad with Hurontario Street/County Road 124.

The proposed development access intersections were also assessed based on estimated trip generation of the proposed development. Based on its analysis, the TIS provided the following conclusions: •

The study intersections operate at excellent overall levels of service with minimum delays under current conditions. Additionally, the study road network has excess reserve capacity under current conditions. Thus, no improvements are currently required.

•

A 2007 Environmental Assessment conducted by the Town recommended that High Street be widened to a 4-lane urban cross-section from Poplar Sideroad to Campbell Street. Improvements along High Street have not occurred as-of-yet, however the TIS advises that engineering design has been undertaken, but not yet finalized or ready for implementation. The TIS advises that the High Street improvements will also include the installation of traffic signals at the High Street and Campbell Street intersection, along with a new intersection configuration. On that basis, the TIS has assumed that the improvements will be completed by 2025.


December 2015

o

The existing High Street Right-of-Way is of sufficient width (30 metres) to accommodate the proposed widening.

•

Under the forecast future background conditions (2035), the study area roundabout and stop controlled intersections will provide excellent operation conditions with minimal delays, while the signalized intersections will provide good overall operation with average delays. However, eastbound movement at the Poplar Sideroad and Hurontario Street intersection will approach capacity due to the high volume of east right turns during peak hours. Accordingly, the TIS recommends the implementation of an exclusive right turn lane to serve the eastbound right turn movement. No other improvements are recommended to address future background conditions.

•

Under forecast future background conditions, the study area road network will operate within capacity, considering the High Street improvements previously mentioned. Thus no improvements are required.

•

For the proposed development, the TIS has estimated that 268 total weekday AM peak hour trips and 348 total weekday PM peak hour trips will be generated, and distributed to the surrounding road network based on the results of the Transportation Tomorrow Survey.

•

Based on total future traffic conditions, including traffic generated by the proposed development, all study intersections will provide good overall operations with average delays except the westbound movement at the Findlay Drive/Street A intersection, which will experience level of service E. This level of service indicates that poor operating conditions are likely to occur with additional growth. However, the operational analysis does not consider the impact of upstream traffic signals at Campbell Street and High Street, which will likely create gaps in traffic flow to provide additional opportunity for traffic to exit the Site, resulting in actual better operations. Accordingly, no intersection improvements are recommended under total future conditions. This is also the case with the capacity of the surrounding roads.

•

Despite having acceptable levels of service, the TIS reviewed the need for left and right turn lanes to serve the proposed development. o

Based on estimated traffic volumes, neither right nor left turn lanes are required into the Site at the Poplar Sideroad Site access.

o

Regarding the High Street Site access, traffic volumes satisfy the MTO threshold for an exclusive right turn lane into the Site, however such a lane is not considered necessary given the anticipated 4 lane cross-section of High Street and the anticipated excess capacity as through vehicles will be able to manoeuvre around right turning traffic with minimal impedance. As such, an 32


December 2015

exclusive right turn lane is not required. The TIS also does not consider an exclusive northbound left turn lane on High Street into the Site access as necessary, given the relatively low volume of left turns and excess capacity along High Street. The TIS also notes that traffic signals at the Campbell Street and High Street intersection will provide additional gaps in traffic flows to further facilitate left turns. o

While exclusive left and right turn lands are not warranted in consideration of the anticipated 4-laning of High Street, the TIS recommends that a northbound left turn lane and southbound right turn lane along High Street at the Site access be constructed by 2020 (assuming 50% development of the Site) if the 4-laning of High Street is not in place.

•

No improvements are required to address the sight lines at the High Street or Poplar Sideroad accesses.

•

It is recommended that the Poplar Sideroad Site access be constructed by the time the proposed development reaches 80% build-out (assuming construction generally occurs from east to west).

9.3

Functional Servicing Report

A Functional Servicing Report (the “FSR”) was prepared for the Site by C.C. Tatham & Associates Ltd., dated December 2015. The FSR addresses servicing requirements for the proposed development including water supply for domestic and fire-fighting purposes, sanitary sewage servicing, and utility distribution (hydro, telephone, cable TV and gas). The FSR also summaries stormwater management and transportation considerations, which are reviewed in greater detail in the Traffic Impact Study and Preliminary Stormwater Management Report, summarized in Sections 9.2 and 9.4 of this Report respectively. Regarding sanitary sewer services, the FSR notes that sanitary sewage generated from the proposed development can be accommodated through the Findlay Drive/Hurontario Street trunk sewer system. This system includes a 300 mm sanitary sewer that runs through the Mountaincroft subdivision along Findlay Drive, then north along Hurontario Street where it is eventually directed to the Town’s wastewater treatment plant. The sanitary sewer design for the Mountaincroft subdivision incorporates development on the Site. Additionally, a segment of the sewer system is anticipated for completion in 2016 and will extend the sewer network to High Street at Findlay Drive, where it can then be connected into the Site. An alternative approach would involve directing sewage flows from the proposed development to the Campbell Street/Oak Street trunk sanitary sewer system. This would require the installation of approximately 250 m of external sewer along High Street, to the Site. The FSR notes that the Town’s wastewater treatment plant is understood to have sufficient capacity to accommodate the proposed development. The on-site sanitary sewer network will include minimum 200 mm sewers that will convey flows to the proposed High Street access via gravity. 33 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

As with the sanitary sewer services, the FSR notes that the proposed development can connect to the Town’s existing municipal water system via a watermain that is anticipated to be extended to High Street and Findlay Drive by 2016. The on-site water network will be looped and thus have 2 connections to the municipal system along high Street. Regarding utilities, the FSR advises that hydro, gas, telephone and cable TV are available to be provided to the Site.

9.4

Preliminary Stormwater Management Report

A Preliminary Stormwater Management Report (the “SWM Report”) was prepared for the proposed development by C.C. Tatham & Associates Ltd., dated December 2015. The SWM Report reviews the existing drainage conditions on the Site, proposes a SWM plan for the proposed development, and provides a siltation and erosion control plan. The SWM Report advises that the Site’s soils have been classified as tioga sand loam (Type A), and the Site is divided into three drainage outlet locations under existing conditions. The northwest area of the Site drains via overland flow in a northwesterly direction to an intermittent drainage channel that ultimately outlets to the Black Ash Creek. The southwest portion of the Site drains via an overland flow swale that outlets in a northern direction to Black Ash Creek. The southeast portion of the Site and adjacent lands drain via overland flow in a northeastern direction towards High Street, where the flow is picked up and conveyed across High Street to the Mountaincroft Subdivision drainage system. The proposed SWM plan was designed to provide enhanced water quality protection and phosphorus reduction on a best effort basis, and control and discharge flows directed to the High Street/Mountaincroft systems to pre-development levels or the amount allowed for in the sizing of the future High Street storm system. Post to pre-development quantity control is not required for stormwater outletting to Black Ash Creek. To do this, the preferred SWM strategy involves a serious of best management practices including at-source soakaway pits on lots where conditions permit, an enhanced grassed swale conveyance system along the Black Ash Creek linear buffer, and two wet ponds to provide water quality and erosion control before discharging to Black Ash Creek. The two ponds and the swale conveyance system are accordingly identified as blocks in the proposed Draft Plan. The proposed SWM plan consists of minor and major systems. Minor storm runoff consists of storm sewers and catch basins designed to Town standards to convey peak flows from the 5-year storm event. Major storm runoff will be conveyed via overland flow routes primarily in the proposed right-of-ways, ultimately discharging overland to the appropriate SWM facility. Proposed erosion and silt/sediment control measures for the Site including silt fences around the construction sites, sediment traps, “mud mats” at construction vehicle access points and the confining of refueling/servicing of equipment to areas well away from inlets to the minor or major system elements. In conclusion, the SWM report confirms that appropriate stormwater management can be provided, and that detailed design of the SWM systems will occur at the final design stage.


December 2015

9.5

Geotechnical Investigation and Slope Stability Analysis

A Geotechnical Investigation and Slope Stability Analysis (the “Geotechnical Report”) was prepared for the Site by SPL Consultants Limited, dated December 2015. The purpose of the Geotechnical Investigation was to obtain information regarding subsurface conditions and to make recommendations regarding geotechnical design of site grading, subdivision roads etc. A Slope Stability Analysis was also conducted to assess the long-term stability and erosion risks of the valley slope and provide recommendations for the long-term stable slope crest location. The Geotechnical Report describes the Site as relatively flat to gently sloping tableland, with most of the Site having high groundwater levels. The Geotechnical report provides a variety of construction recommendations regarding roads, sewers, engineered fill, building foundations and the stormwater management ponds. The Slope Stability Analysis component of the Geotechnical Report identifies the location of the “Long-term Stable Top of Slope Line”, and provides the following additional slope stability comments: 1. Direct run-off in an uncontrolled fashion should be limited over the crest of the slope. 2. A sediment control fence must be erected and maintained during construction to isolate the slop and valley system. 3. Existing slope vegetation should be maintained. The Open Space area identified in the proposed Draft Plan (Block 311) recognizes the Longterm Stable Top of Slope Line identified in the Slope Stability Analysis.

9.5.1 Water Quality Testing for Groundwater A Phase One Environmental Site Assessment (the “Phase 1 ESA”) was conducted for the Site by SPL Consultants Limited. The preliminary testing involved in the Phase 1 ESA documented areas of potential environmental concern as a result of previous applications of pesticides and herbicides on the Site. As a result of this potential environmental concern, the Phase 1 ESA recommended that a groundwater sampling program be completed to address potential pesticide impacts in groundwater. The groundwater sampling program was completed in July. C.C. Tatham & Associates Ltd. Prepared a Water Quality Testing for Groundwater summary letter which included and summarized the results of the water quality testing. Specifically, the letter concluded that “no exceedances of the Table 2 criteria were measured in the results of the subject lands. Furthermore, SPL confirmed that a Record of Site Condition (RSC) would not be required for the proposed development”.

9.6

Noise Impact Study

A Noise Impact Study (the “Noise Study”) was prepared for the proposed development by R. Bouwmeester & Associates, dated December 2015. The purpose of the Noise Study was to identify noise sources and noise-sensitive land uses, recommend mitigation measures where required, and identify areas requiring more detailed study if required. The noise source of concern for the proposed development is future traffic on Poplar Sideroad and High Street, based on the traffic data provided in the TIS. 35 Charleston Homes – ZBA and Draft Plan of Subdivision Planning Justification Report

December 2015

The Noise Study concludes that the Ministry of the Environment’s transportation noise guidelines (NPC-300) can be met in all of the dwelling units and associated outdoor living areas shown in the proposed Draft Plan, subject to the following recommendations: •

Lots 1,67, and 188 to 218, and Blocks 285 to 299 and 299 and 300 require warning clauses registered on title and included in the Subdivision Agreement and Agreements of Purchase and Sale or Lease regarding the predicted noise levels, as outlined in the Noise Study.

•

Lots 1, 67, and 188 to 218, and Blocks 285 to 290 and 299 and 300 require forced air heating systems sized for the future installation of central air conditioning at the future dwelling owner’s option and expense.


December 2015

10.0

CONCLUSION

Based on the analysis outlined above and the conclusions of the other technical studies, it is submitted that the proposed Zoning By-law Amendment and proposed Draft Plan, to allow for the development of 367 single detached and townhouse dwellings, and associated parks and stormwater management facilities, are in the public interest and represent good planning for the following reasons: 1. They conform with the Growth Plan for the Greater Golden Horseshoe and are consistent with the Provincial Policy Statement; 2. They conform with the County of Simcoe Official Plan and Town of Collingwood Official Plan; 3. The proposed Zoning By-law Amendment is in keeping with the approaches used in the Town of Collingwood Zoning By-law; and 4. The proposed Draft Plan complies with the proposed Zoning By-law Amendment and otherwise complies with the applicable provisions of the Town of Collingwood Zoning Bylaw. 5. Respectfully submitted,

MHBC

Kris Menzies, BES, BEd, MCIP, RPP Partner


December 2015

FIGURES

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G WASA NO TTA A CON . 10 MAP DATA: SIMCOE COUNTY 2012 ORTHO-PHOTOGRAPHY

FIGURE #1

SUBJECT SITE AERIAL PHOTO Charleston Subdivision Part of Lot 40, Concession 10 Town of Collingwood County of Simcoe

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December, 2015

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Contains information licensed under the Open Government Licence - Ontario 0

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FIGURE #2

PROPOSED DRAFT PLAN

BY-LAW No. XX-2016 SCHEDULE 'A'

Charleston Subdivision Part of Lot 40, Concession 10 Town of Collingwood County of Simcoe

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December, 2015

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Charleston Subdivision Draft Plan - 2015-12-09 0

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COLLINGWOOD OP LAND USES

TOWN OF COLLINGWOOD OFFICIAL PLAN - SCHEDULE 'A'


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Subject Site Municipal Boundary Environment Protection Residential Rural

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Corporation of the Town of Collingwood 0

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COLLINGWOOD ZBL ZONING TOWN OF COLLINGWOOD ZONING BY-LAW SCHEDULE 'A' - MAP 14


December, 2015

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Rural

Municipal Boundary

Recreation

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PROPOSED ZONING BY-LAW AMENDMENT BY-LAW No. XX-2016 SCHEDULE 'A'


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TOWNSHIP OF CLEARVIEW

LEGEND Subject Site Land to be rezoned from Residenital Third Density ((H6) R3) Zone to Residential Third Density Exception X (R3-X) Zone

Land to be rezoned from Residenital Second Density ((H6) R2) Zone to Residential Second Density Special X (R2-X) Zone Land to be rezoned from Deferred Residential (DR) Zone to Residential Second Density Exception X (R2-X) Zone

Land to be rezoned from Residenital Third Density ((H6) R3) Zone to Residential Second Density Exception X (R2-X) Zone

Land to be rezoned from Residenital Third Density ((H6) R3) Zone to Recreation (REC) Zone

Land to be rezoned from Residenital Second Density ((H6) R2) Zone to Recreation (REC) Zone Land to be rezoned from Deferred Residential (DR) Zone to Recreation (REC) Zone

Land to be rezoned from Residenital Second Density ((H6) R2) Zone to Environmental Protection (EP) Zone Land to be rezoned from Deferred Residential (DR) Zone to Environmental Protection (EP) Zone Land to be rezoned from Rural (RU) Zone to Environmental Protection (EP) Zone

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