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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.

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Presentation on theme: "Public Information Meeting Tools for Intensification within the Yonge/Davis Urban Centres Marion Plaunt MES, MCIP, RPP Planning and Building Services August."— Presentation transcript:

1 Public Information Meeting Tools for Intensification within the Yonge/Davis Urban Centres Marion Plaunt MES, MCIP, RPP Planning and Building Services August 18, 2011

2 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

3 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

4 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

5 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

6 Official Plan

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

8 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))

9 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)

10 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)

11 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 (

12 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

13 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

14 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

15 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

16 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

17 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

18 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

19 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

20 Long Term Tools 1.Bonusing under the Planning Act 2.Community Improvement Plans 3.Options for Homes Model

21 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

22 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

23 Long Term Tools (cont’d) Options for Homes Requires more analysis if the Town to consider implementation

24 Comments & Questions

25 Summary & Next Steps Request feedback Report back to Council in fall 2011 We welcome your feedback by September 2, 2011 Please reply to:

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