The Corporation of the TOWN OF MILTON Report to:

Chair & Members of the Administration & Planning Standing Committee

From:

W. F. Mann, MCIP, RPP, OALA, RPF, Director of Planning & Development

Date:

June 21, 2010

Report No.

PD-039-10

Subject:

Public Meeting and Initial Report – Proposed Local Official Plan Amendment and Tertiary Plan by Milton Heights Landowners Group Applicable to Lands Legally Described as Parts of Lots 1 and 2, Lot 3 and Parts of Lots 4 and 5, Concession I, (Trafalgar) Town of Milton to permit the development of a residential community with business park and commercial areas in the Milton Heights Neighbourhood within the Sherwood Survey Secondary Plan area.

RECOMMENDATION:

THAT Planning and Development Department Report PD039-10 outlining an amendment to the Town of Milton Official Plan and Sherwood Survey Secondary Plan BE RECEIVED FOR INFORMATION; THAT Council endorse the direction of the proposed Tertiary Plan, attached as Figure 4, and the proposed Local Official Plan Amendment for the Milton Heights Neighbourhood, attached as Appendix 1 to Report PD-03910; AND THAT once all comments have been received and reviewed and the evaluation of the application relating to the proposed Local Official Plan Amendment and Tertiary Plan by the Milton Heights Landowners Group is complete, a Technical Report, be brought forward by the Planning and Development Department for consideration.

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Report No.PD-039-10 Page No. 2

EXECUTIVE SUMMARY The Milton Heights Landowners Group applied for a Local Official Plan amendment and proposed a revised Tertiary Plan in January of 2007. The project has experienced delays as a result of the negotiations associated with the Tremaine Road Environmental Assessment and review of the environmental constraints of these lands. The Subwatershed Impact Study (SIS) continues to be under review and staff has only recently started their review of the proposed Tertiary Plan and the associated Local Official Plan Amendment. The Milton Heights developers have held a number of informal meetings with the public over the years. Two meetings were held in recent months and provided an opportunity for the proponents to discuss their vision for this neighbourhood. Recognizing the unique location of the Milton Heights Neighbourhood and its character and in response to the large number of physical and environmental restrictions on this site, a “village” concept is proposed with a “main street” and smaller scale development (attached as Appendix 1 to Report PD-039-10). As this vision differs from the lower density and large lot development concept identified in the original Sherwood Survey Secondary Plan (2004), staff is looking for formal public input and direction from Council at this time. In addition, these lands are critical to the future realignment of Tremaine Road. As development proceeds, the right-of-way for realigned Tremaine Road will be secured. Servicing allocation for 300 SDE’s has been allocated to a portion of the lands within the Milton Heights Neighbourhood from the 2005 Regional Allocation Program. Halton Region is currently proceeding with the extension of the sanitary sewer to Peru Road.

REPORT Background Agent Rob Freeman Freeman Planning Solutions Inc. 6424 Edenwood Drive Mississauga, ON L5N 3H3 Applicants Parcel 1: 35.4 ha Parcel 2: 8.6 ha Mr. Doug Skeffington Milton Meadows Properties Inc. c/o Royal Park Homes 65 Royalpark Way Vaughan, ON L4H 1J5

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Parcel 3: 24.8 ha Mr. Albert Viullo 1321387 Ontario Inc. c/o Century Grove Homes 30 Moyal Court Vaughan, ON L4K 4R8 Parcel 4: 24.8 ha Mr. Tony Sandhu 52 Peru Road Milton, ON l9T 2V7 Parcel 5: 19.4 ha Ms. Joanne Barnett Andrin (Milton) Properties Limited c/o Kerbel Group Inc. 26 Lesmill Road Unit 3 Toronto, ON M3B 2T5 Location/Description In addition to the landowners listed above as applicants, the lands within the Milton Heights Neighbourhood include a number of private landowners. The majority of these properties is non-farm residential, but also includes some commercial and/or industrial/transportation businesses. The Milton Heights Neighbourhood has an area of approximately 149.5 ha and is bounded by Highway 401 to the north, the CP Rail corridor to the south, Peru Road to the east and existing Tremaine Road to the west. The property is legally described as Parts of Lots 1 and 2, Lot 3 and Parts of Lots 4 and 5, Concession I, (former township of Trafalgar) Town of Milton. The location of the property is illustrated on Figure 1. The subject lands consist primarily of agricultural land and a number of private residential dwellings and some businesses on individual properties of varying sizes. The main branch of Sixteen Mile Creek and several creek tributaries run through these lands. The lands are further constrained by the floodplain associated with Sixteen Mile Creek and several wooded and wetland features. Lands west of existing Tremaine Road are within the Niagara Escarpment Plan and include agricultural uses with non-farm residential on both sides of the existing Tremaine Road. South of the CP Rail Corridor, the lands also fall within the Niagara Escarpment Plan, and have been identified as future passive park land. On the east side of Peru Road, north of Sixteen Mile Creek, lands are designated and developed as industrial lands and, south of Sixteen Mile Creek, adjacent lands are designated and developed as residential lands with industrial lands in behind. The lands north of Highway 401 are part of the Highway 401

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Industrial and Business Park Secondary Plan and are intended to be developed for business park uses. Tertiary Plan The original Sherwood Survey Secondary Plan, which was approved in 2004, identified a number of specific policies for the Milton Heights Neighbourhood, including policies identifying low density development and larger lot development in the Milton Heights Neighbourhood. The policies also identify the requirement for a tertiary plan, which is to address compatibility of land use, transition of density, lot sizes and housing type based on consideration of the proximity of new development to the Niagara Escarpment Plan Area and natural heritage features, arterials roads, employment lands, railways and provincial highways and existing residential development. The tertiary plan is to be approved by Council without further amendment to the Secondary Plan. A number of changes, however, including changes to the proposed densities, are being contemplated in the Tertiary Plan. For this reason, an application for a Local Official Plan amendment is being brought forward to Council in association with the Tertiary Plan. Discussion The Milton Heights Landowners Group has held a number of informal meetings with the local residents over the last few years. Two meetings were held in recent months, one in March and a second meeting in May. These meetings provided an opportunity for the proponents to discuss their vision for the Milton Heights Neighbourhood with the neighbourhood public. The Milton Heights Neighbourhood has a unique setting with its location at the foot of the Niagara Escarpment and extensive environmental features. Notwithstanding, this neighbourhood also has a number of significant physical restrictions: the CP Railroad at the south, realigned Tremaine Road – a major regional arterial road to be located through the middle of the neighbourhood, Highway 401, its future widening and the future interchange at the north end, and Sixteen Mile Creek with its valley and extensive floodplain separating the northern and southern parts of the neighbourhood. The subject lands are critical to the future realignment of Tremaine Road. As development proceeds, the right-of-way for realigned Tremaine Road can be secured. Servicing allocation for 300 SDE’s has been allocated to a portion of the lands owned by the Milton Heights Landowners from the 2005 Regional Allocation Program. Halton Region is also currently proceeding with the extension of the sanitary sewer to Peru Road. This area is subject to extensive environmental constraints, which are been studied as part of the Subwatershed Impact Study. A number of creek tributaries occur within these lands, one of which has been identified as habitat for red side dace, an

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endangered species. These lands also include a number of wetlands and wooded areas. The Subwatershed Impact Study (SIS) has not yet been finalized and discussions regarding some of the environmental features are still on-going. Even though some changes and refinements are anticipated regarding the environmental constraints, it is useful to refine the development concept at this time. This will allow the SIS to appropriately address storm water management and servicing issues. The Tertiary Plan, attached as Figure 4 to this report, shows the overall direction for future development. A number of issues remain outstanding at this time, including some environmental issues, traffic concerns, and the final location and configuration of the Community Park among others. It is proposed that the Community Park be located east of realigned Tremaine Road. Additional discussions are required with Community Services staff in order to finalize this issue. As a result of the extensive restrictions on this site, it has become evident that the large lot development concept originally contemplated for this neighbourhood is perhaps no longer the most appropriate form of development for this community. Large lot development in the subdivisions south of Main Street has resulted in larger built form, which may be less compatible with the “small town” character previously identified for this neighbourhood. In order to address the policies in the Sherwood Secondary Plan relating to the unique Milton Heights character, a “village” concept is being proposed with a “main street” and smaller scale development. However, as the current vision for this neighbourhood differs from the lower density and large lot development concept identified in the Sherwood Survey Secondary Plan, staff is looking for formal public input and direction from Council at this time to make sure that the shift in direction is appropriate and is supported by Council. Major elements of the proposed Tertiary Plan New collector road In response to concerns about future traffic on No 3 Sideroad, a new collector road is being proposed to provide for an alternate route for traffic within this neighbourhood. The proposed collector road will provide an alternate link from existing Tremaine Road in proximity to the Country Heritage Park to Peru Road, crossing No 3 Sideroad west of realigned Tremaine Road and crossing realigned Tremaine Road south of No. 3 Sideroad. “Main Street” concept Lands on either side of No. 3 Sideroad have been identified as a Mixed Use Area and a Special Policy Area. This would allow No. 3 Sideroad to develop in the future as a “Main Street”, typical of small communities, with a mix of residential and local commercial uses. The intent is that this area, over time, will provide or contribute to the

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“sense of place” in the neighbourhood and will become the central focal point for community activity, leading to the Kelso Conservation Area. Policies are being proposed to encourage a pedestrian friendly streetscape with sidewalks and traffic calming measures to slow traffic along No 3 Sideroad. This could include on-street parking in the future. The scale of development and its relationship to the street should be designed to enhance the pedestrian realm of the streetscape. It should be noted that none of the existing private land owners are under any obligation to sell or develop their lands. A change to a “Mixed Use” designation only provides direction for future development should they desire to redevelop their lands. Increase in density of residential development As a result of the significant physical and environmental constraints on the lands, the applicants have requested an increase in the permitted densities for Milton Heights. They have requested an average of 40 units per net hectare. The Sherwood Survey Secondary Plan permitted 15 units per hectare near the Escarpment, existing reisidential development and natural heritage features and 30 units per net hectare near arterial roads, employment lands, provincial highways, and railways (see Schedule C-8A1 of the Sherwood Survey Secondary Plan, attached as Figure 2). The increased densities in combination with the proposed policies are intended to result in smaller lot sizes and to promote smaller scale development, more consistent with the character of the existing development in Milton Heights. Notwithstanding the overall increase in density, the tertiary plan has identified a transition zone along the east side of Tremaine Road with detached dwellings being proposed at 22 units per net hectare. Business Park Area and Community Park changes The proposed Business Park Area is identified east of realigned Tremaine Road at the future Highway 401 interchange. The Community Park location and configuration is to be east of Tremaine Road and will be finalized with the input of Community Services staff. The business park area along Peru Road as a transition between the current industrial area and the future residential development is not being proposed. A realigned creek corridor is proposed in this location. Special Study Area The lands south of Sixteen Mile Creek have been identified as a Special Study Area to allow resolution of environmental issues. Environmental features south of Sixteen Mile Creek include three (3) creek tributaries, several wetlands and wooded lands. Discussions to resolve these issues between the Milton Heights Landowners Group, the Conservation Authority and town staff are ongoing and will be documented in the

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Subwatershed Impact Study (SIS). Upon finalization of the SIS, the extent and final configuration of the developable area will be determined and may require some adjustments of the tertiary plan concept (Figure 4) to reflect the final configuration of the environmental features. Relationship to the Strategic Plan This application relates to the goal of “Well managed growth, well planned spaces”. The proposed subdivision will contribute to create a sense of civic identity and pride through a high standard of urban design for all new development identified under Direction 1. The proposed development is consistent with the phasing for the Sherwood Survey and thereby contributes to the efficient use of land to make the best use of infrastructure and services under Direction 3 “Encourage cost effective and timely municipal/ community infrastructure development”. Financial Impact There is no direct financial impact as a result of this report. It should be noted that the Milton Heights Landowners Group has already signed onto the Town’s Financial Agreement and that all financial requirements will be applied to each and every new residential unit that is ultimately developed. Respectfully submitted,

W. F. Mann, MCIP, RPP, OALA, RPF Director of Planning and Development MS If you have any questions on the content of this report: Maria Smith, 905-878-7252 ext.2311

Attachments:

Figure 1 – Location Map Figure 2 – Schedule C-8-A1 of the Sherwood Survey Secondary Plan Figure 3 – Schedule C-8-D of the Sherwood Survey Secondary Plan Figure 4 – Tertiary Plan - Concept Plan Appendix 1 – Proposed Official Plan Policies and Land Use Schedule

CAO Approval: _________________________

Appendix 1 to Report PD-039-2010

Proposed Modifications to Sherwood Survey Secondary Plan (OPA #15) Milton Height Neighbourhood

1. That Section C.8.4.5.2 a) entitled Residential Density Distribution be replaced with the following: a)

Milton Heights Neighbourhood

Average 40 units per net hectare

Notwithstanding the overall average density requirement of 40 units per net hectare for the Milton Heights Neighbourhood, as shown on Schedule C-8-A1, the maximum density for the tier of lots to be situated on the east side of existing Tremaine Road adjacent to the Niagara Escarpment Plan, shall be 22 units per net hectare. The lands further to the east of existing Tremaine Road shall be designed in a manner which provides a transition of densities with the highest densities being situated in the vicinity of Highway # 401, new Tremaine Road, Industrial Areas, the Canadian Pacific Railway and possibly adjacent to the Milton Heights Special Policy Area. This transition is to be accomplished through a distribution of density, lot sizes and housing types and styles. Medium Density I residential uses including street townhousing, stacked townhousing, triplexes, quattroplexes and row dwellings are permitted at appropriate locations at a maximum density of 45 units per net hectare in accordance with policies in Section 3.2.3.1. Medium Density II residential uses including stacked townhouses and apartments with a maximum density of 70 units per net hectare are permitted at appropriate locations in accordance with policies in Section 3.2.3.2. 2. Further to Section C.8.3.2.8: To develop a residential community within the Milton Heights Neighbourhood with its own special character which maintains the “small town” character of the Existing Urban Area and reflects its very unique location in close proximity to the Niagara Escarpment. that the following policies be added to Section C.8.4.6 Urban Design: k)

To ensure that the scale and massing of development be sensitive to the scale and massing of existing development in the Milton Heights area.

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l)

m)

n)

o)

To create a “main street” character along No. 3 Sideroad with buildings providing a sense of enclosure and creating a pedestrian scale, typically found on traditional “main streets” in “small towns”. To develop a materials pallet which reflects the unique location and character of this neighbourhood to be addressed through the required architectural control guidelines. To promote a pedestrian friendly streetscape by ensuring a direct relationship of the built form to the street through the use of porches, minimizing grade difference between the street and front door elevations, and minimizing the impact of garages To protect the natural heritage features and be sensitive to environmental constraints through the use of cluster development with increased densities for the lands south of Sixteen Mile Creek, if necessary.

3. With respect to Section C.8.5.12 entitled Business Park Area, that subsection e) be deleted and replaced with: e)

For the Business Park Area designation within the Milton Heights Neighbourhood at Highway 401, permitted uses are: a hotel, conference centre, banquet facility, office use and may include limited highway commercial uses at the intersection of No. 3 Sideroad and realigned Tremaine Road (north east corner).

4. With respect to Section C.8.5.14.1 entitled Milton Heights, Steeles Ave. (Reg. Road 8)/Peru Road and Main Street Character Areas, subsection e) be replaced with the following: e)

In order to ensure that any possible traffic related impacts are minimized, Third Sideroad will be designed and constructed to be a central focus of the Milton Heights Neighbhourhood and to create a “main street” character with consideration for on-street parking and an urban cross-section. In addition to No. 3 Sideroad, the road network will include a collector road connecting old Tremaine Road to Peru Road

5. That Section C.8.5 entitled Land Use Policies be amended by adding a new subsection as follows: Section C.8.5.18 Special Policy Area The area identified as a Specific Policy Area on Schedule “C.8.D” of this Plan is situated along both sides of Third Sideroad within the Milton Heights Neighbourhood. Within this Mixed Use Area, a broad range of residential and local commercial uses are permitted which by their activity, scale and design are compatible with adjacent residential uses and which are primarily intended to serve the Milton Heights Neighbourhood. These uses include but are not limited to residential uses, including upper floor apartments and live-work units, retail Page 2 of 4

commercial uses, service commercial uses, home occupations, galleries, studios and other similar complementary uses, but shall not include institutional uses, highway commercial uses, drive-through uses, or commercial strip development. Office uses and/or a medical clinic may only be permitted on the second floor of a mixed use building. The maximum height is three (3) storeys. A maximum height of four (4) storeys may be permitted provided that the proposed development is shown to be compatible with adjacent residential land uses. The maximum density is 70 units per net hectare. 6. That Section C.8.5 entitled Land Use Policies be amended by adding a new subsection as follows: Section C.8.5.19 Special Study Area The Special Study Area designation shown on Schedule “C.8.D” of this Plan is an overlay designation and applies to those lands where further study may be required with respect to planning, transportation or environmental issues. Future permitted uses in and adjacent to the Special Study Area will depend on the results of a specific Special Study Area study. No Amendment to this Plan will be required to implement the most appropriate land uses for the area in question, as determined through the Special Study Area study. 7. That Section C.8.6.1.4 b) entitled Phasing and Finance be replaced with the following: b) The Community Park in the Community Park Area designation on Schedule “B” to the Official Plan and on the east side of realigned Tremaine Road (delete “and north of No. 3 Sideroad”) and in accordance with Section C.8.5.9, as amended (see below) …….. In addition to Section C.8.5.9 Community Park Area: The location and configuration of the Community Park in the Milton Heights Neighbourhood shall be located east of realigned Tremaine Road and shall be further refined when plans of subdivision are prepared. 8. That Schedule C.8.A entitled Sherwood Survey Secondary Plan Community Structure Plan be amended in accordance with attached Schedule “A”. -

Change the location of the Greenlands/Open Space designation to accommodate new drainage corridor

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-

Relocate the Village Square symbol to be north of No. 3 Sideroad and add a Village Square symbol to area bounded by realigned Tremaine and Peru Road north of Sixteen Mile Creek

9. That Schedule C.8.A1 entitled Sherwood Survey Secondary Plan Residential Density Distribution Plan be amended in accordance with attached Schedule “B”. -

change the density colour from 15 upnh (average) to 40 upnh (average)

10. That Schedule C.8.B entitled Sherwood Survey Secondary Plan Transportation Plan be amended in accordance with attached Schedule “C”. -

change Peru Road from collector road to local road

11. That Schedule C.8.C entitled Sherwood Survey Secondary Plan Greenlands/Open Space and Pedestrian /Bike Path Plan be amended in accordance with attached Schedule “C”. -

change the location of the Greenlands A designation to accommodate new drainage corridor Relocate the Village Square symbol to be north of No. 3 Sideroad and add a Village Square symbol to area bounded by realigned Tremaine and Peru Road north of Sixteen Mile Creek

12. That Schedule C.8.D entitled Sherwood Survey Secondary Plan Land Use Plan be amended in accordance with attached Schedule “D”. -

change the location of the Greenlands/Open Space designation to accommodate new drainage corridor Relocate the Village Square symbol to be north of No. 3 Sideroad and add a Village Square symbol to area bounded by realigned Tremaine and Peru Road north of Sixteen Mile Creek add Specific Policy Area boundary and add to legend add Special Study Area symbol and add to legend delete the Business Park Area designation along the south side of 3rd Sideroad and the west side of Peru Road add Business Park designation north of No. 3 Sideroad and east of realigned Tremaine Road

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