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Public Information Meeting Tools for Intensification within the Yonge/Davis Urban Centres Marion Plaunt MES, MCIP, RPP Planning and Building Services August 18, 2011. Purpose of the Presentation. Provide Background to Incentives Council Direction Official Plan Policies

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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
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
Direction of Council

  • 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


  • Long Term Tools

    • Bonusing Provisions of the Planning Act

    • Community Improvement Plan

    • Options for Homes Model


  • Recommendation to council june 13 2011
    Recommendation to Council (June 13, 2011)

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

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

    Explore with York Region interest in similarly deferring DC’s

    Report back following stakeholder engagement



    Town of Newmarket Visualization,

    Massing and Height Study(Feb. 2010)


    Official plan policies
    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
    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 d1
    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 d2
    Official Plan (cont’d)

    • The Town may consider applying financial tools

    • and 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
    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
    Short Term Tools

    Deferral of Development Charges

    Deferral of Planning Application Fees

    Town has had previous experience

    Deferral would be subject to Proposed Deferral Policy and Criteria


    Deferral policy 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
    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
    Deferral Policy Process

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

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

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

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


    Deferral policy cont d
    Deferral Policy (cont’d)

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

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


    Deferral policy fees cont d
    Deferral Policy Fees (cont’d)

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

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

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


    Deferral policy cont d1
    Deferral Policy (cont’d)

    All agreements will be registered on title to the property

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

    The policy is proposed to be reviewed annually


    Long term tools
    Long Term Tools

    Bonusing under the Planning Act

    Community Improvement Plans

    Options for Homes Model


    Long term tools cont d
    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 d1
    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 d2
    Long Term Tools (cont’d)

    • Options for Homes

    • Requires more analysis if the Town to consider implementation




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