Public Information Meeting Tools for Intensification within the Yonge/Davis Urban Centres Marion Plaunt MES, MCIP, RPP Planning and Building Services August.

Public Information Meeting

Tools for Intensification within the Yonge/Davis Urban Centres

Marion Plaunt MES, MCIP, RPPPlanning and Building ServicesAugust 18, 2011

Purpose of the Presentation

• Provide Background to Incentives Council Direction Official Plan Policies

• Review Proposed Tools and Policy for Intensification aimed at Stimulating Development

• Opportunity for Questions and Comments

• Outline Next Steps

Direction of Council

1. Staff was directed to provide Council with options for short and long term tools that would:

• stimulate and leverage quality mixed use development within the Urban Centres

• implement the policy provisions of the Official Plan

Proposed Tools for Consideration

Short Term Tools •Deferral of Development Charges •Deferral of Planning Application Fees

Long Term Tools •Bonusing Provisions of the Planning Act•Community Improvement Plan•Options for Homes Model

Recommendation to Council (June 13, 2011)

1. Approve in principle deferral of DC’s and Planning Application fees (Short term tools)

2. Direct staff to circulate the report and consult with stakeholders, including the Newmarket Economic Development Advisory Committee

3. Explore with York Region interest in similarly deferring DC’s

4. Report back following stakeholder engagement

Official Plan

Town of Newmarket Visualization, Massing and Height Study(Feb. 2010)

Official Plan Policies

Purpose of the Urban Centres are to: •accommodate a mix of uses,•greatest level of activity and •the highest quality of design …(4.0)

Support development and intensification of the Yonge Street Regional Centre for a broad mix of uses (e.g., major retail, service commercial, office, institutional, entertainment, cultural and higher density residential area(4.1(d))

Official Plan (cont’d)Encourage a balance of high quality commercial, office, institutional and residential uses to maximize the opportunities for the use of public transit (4.2.2 a)

Encourage a high standard of building design and landscaping in all Urban Centres (4.2.3)

60-250 persons and jobs/ha within the Urban Centres (Table 1)

Work toward achieving the affordable housing targets set by the Region (3.10.2)

Official Plan (cont’d)Promote water and energy conservation and energy efficiencies (14.1(c))

Implement innovative concepts relating to energy use through site planning, building design and renewable energy sources (14.1(d))

Council may consider incentives to encourage energy conservation principles, e.g., reduced Development Charges (14.7.4)

Official Plan (cont’d)

The Town may consider applying financial toolsand programs that support development within the Yonge Street Regional Centre including, but not limited to:• a review of Development Charge rates• tax increment financing • bonusing Provisions of the Planning Act

(4.3.2.5)

Principles of Proposed Tools

Provide catalyst for development

Ensure no long term negative impact on the Town’s resources or finances

Supports development that implements the provisions of the Official Plan

Short Term Tools

1. Deferral of Development Charges

2. Deferral of Planning Application Fees

Town has had previous experience

Deferral would be subject to Proposed Deferral Policy and Criteria

Deferral Policy Criteria

Eligible Development required to be •mixed use development, and •meet three of the following criteria

Residential development - 35 % affordable to low and medium income households or special needs housing

LEED silver or equivalent Green or reflective roofing

Deferral Policy Criteria (cont’d)

Renewable energy, combined with energy efficiencies reduce projected consumption by 40-45 % e.g., solar hot water, photovoltaic, geothermal or wind

Renewable or alternative energy produces 25 % of building energy

Grey water recycling reduces water consumption by 30 %

Rainwater harvesting and drought tolerant landscaping

Three stream recycling

Deferral Policy Process

1. Applies to requests for deferral made on or after the date the policy is approved

2. Will not be applied retroactively to applications where the DC and Application fees have been paid.

3. 1/3 of DCs and Planning Application Fees payable at the time of the Building Permit

4. 2/3’s of the DC and Planning Application fees payable upon Architect’s certificate of Substantial Completion

Deferral Policy (cont’d)

1. Proposes that interest accrue on the deferred portion based on the prime business rate at the time of the issuance of the building permit

2. Deferred fees are proposed to be secured by way of a letter of credit held by the Town

Deferral Policy Fees (cont’d)

1. Administrative application fee of $1000 proposed (not applicable to proposed development including affordable or special needs housing)

2. A fee equivalent to 1.0% of the value of the deferral to a maximum of $10,000 payable upon execution of the agreement

3. If the staff costs to prepare and administer the agreement is higher they shall be quantified and invoiced separately

Deferral Policy (cont’d)

1. All agreements will be registered on title to the property

2. The Development Charges and Planning Application Deferral Policy is meant to stimulate development and not intended to be long term

3. The policy is proposed to be reviewed annually

Long Term Tools

1. Bonusing under the Planning Act

2. Community Improvement Plans

3. Options for Homes Model

Long Term Tools (cont’d)

Bonusing under the Planning Act

•Bonusing provides for increases in height and density in exchange for community benefits

•Subject to a zoning by-law that specifies the benefits

•Bonusing standards and policies are to be considered as part of the Urban Centres Secondary Plan

•Defer consideration of the Bonusing provision until after Secondary Plan approved

Long Term Tools (cont’d)

Community Improvement Plan (CIP)

•Requires a CIP through Planning Act process

•Opportunity to partner with York Region on CIP

•Provides for grants or loans for eligible costs for community benefits such as mixed use, energy and energy efficiencies and related studies

•Recommendation for CIP one of the outputs of the Secondary Plan for the Growth Centres

•Defer consideration of preparation of CIP until after Secondary Plan approved

Long Term Tools (cont’d)

Options for Homes

•Requires more analysis if the Town to consider implementation

Comments & Questions

Summary & Next Steps•Request feedback •Report back to Council in fall 2011

We welcome your feedbackby September 2, 2011

Please reply to:[email protected]