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HomeMy WebLinkAboutPSD-062-16Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: November 14, 2016 Report Number: PSD-062-16 File Number: PLN 37.4.1 Resolution Number: By-law Number: Report Subject: Courtice Main Street Community Improvement Plan – Final Draft, Statutory Public Meeting Recommendations: It is respectfully recommended that the Planning and Development Committee recommend to Council the following: 1.That Report PSD-062-16 be received; 2.That subject to comments that would necessitate major revisions being received at the Public Meeting, the Courtice Main Street Community Improvement Plan be Approved; 3.That a by-law adopting the Courtice Main Street Community Improvement Plan and its area be forwarded to a subsequent Council meeting; 4.That the financial incentives, specifically the tax increment grants and development charge grants be addressed and implemented through the annual municipal budget process; and 5.That all interested parties listed in PSD-062-16 and any delegations be advised of Council’s decision. Municipality of Clarington Report PSD-062-16 Page 2 Report Overview Community Improvement Plans are studies that designate a defined area of the Municipality for incentives through a number of financial mechanisms, encourage land assembly and direct public works to promote development, redevelopment and improve urban infrastructure that otherwise would not occur naturally. Council requested Staff initiate a Community Improvement Plan for the Courtice Main Street area in May 2015. The Courtice Main Street Community Improvement Plan is the result and is being presented at this statutory meeting to obtain public comment, and seek approval for the incentives program. 1. Background Part IV of the Planning Act describes the steps a Municipality must undertake to designate community improvement areas and develop community improvement plans (CIP’s). The Official Plan sets out community improvement goals, objectives, policies and generalized study areas. The Regional Corridor along Highway 2 from Townline Road to Hancock Road is identified in the Official Plan as Courtice C1, a first priority community improvement study area. It was added as part of the amendment for the Courtice Main Street Secondary Plan (Amendment 89). Should Council adopt the Courtice Main Street Community Improvement Plan as presented a by-law adopting the CIP and project area (Figure 1), it will be included on a future Council agenda. Figure 1 – Courtice Main Street Community Improvement Project Area Municipality of Clarington Report PSD-062-16 Page 3 2. Community Improvement Background As part of the Official Plan Review, a special study on Courtice’s Main Street was completed. This Master Development Plan guided the policy direction of the Courtice Main Street Secondary Plan and Urban Design Guidelines which Council adopted in January 2013, the Region adopted in February, 2014 and was fully approved by the Ontario Municipal Board November 28, 2014. The zoning implementing the Secondary Plan was recently before Committee on October 3rd, 2016 for the statutory public meeting and will be included on a future agenda. The purpose of the Courtice Main Street Community Improvement Plan (CIP) is threefold: To build upon the clear direction set out in the land use policies and urban design guidelines of the Official Plan for urbanization as a mixed-use Regional corridor. To enable the Municipality to respond to increased development interest and community growth in Courtice by establishing a framework of financial incentives to promote property consolidations, redevelopment and intensification along the Highway 2 corridor. To develop an implementation plan for the Black Creek Trail. To achieve the purposes of the Courtice Main Street Community Improvement Plan the consulting team held two public information sessions. In addition a survey of the development proponents on the performance criteria to be used for the financial incentives was conducted and the results used in determining the criteria included in the CIP. Council provided input at the Planning and Development Committee meeting held on June 6th, 2016. 3. CIP Process and Final Recommendations The CIP process consisted of three stages. 3.1 Stage 1 - Identifying Community Needs The Courtice Main Street Master Plan, Secondary Plan and Urban Design Guidelines established the basis of the Community Improvement Plan. The Secondary Plan area in combination with the C1 Regional Corridor area formed the basis of the study area. The community support shown during the development of the Secondary Plan and Urban Design Guidelines continued to be built upon and set the direction for the financial incentives in the CIP. 3.2 Stage 2 - Draft Incentives and Programs The second stage included draft CIP incentives/programs. These were reviewed with the community and stakeholders. A survey of stakeholders was conducted to determine which financial tools/programs and performance criteria best suited the development community while maintaining financial sustainability for the Municipality. Municipality of Clarington Report PSD-062-16 Page 4 Community Improvement Plan incentives are intended to promote development that benefits the public. Therefore the financial incentives have been tied to performance criteria to take projects beyond the standards required by the Secondary Plan, Urban Design Guidelines and zoning. The incentives are not designed to benefit development that would be naturally occurring rather they are designed to spur development to achieve higher quality and assist with overcoming issues that would otherwise impede implementation. The grants are segregated to address properties that do currently have sanitary servicing. The performance criteria and percentage of the grant are set out in the Community Improvement Plan and summarized in Table 1 below. Table 1: Summary of Incentive Programs Project Performance Program Description If as-built project achieves: DC Grant (as a % of DC normally payable) for projects that: TIG (up to 10 year annual grant) as a % of the Municipal property tax increment (TI) Do not have to pay cost share to the Region for full municipal services Have to pay cost share to the Region for full municipal services 3 of 5 performance criteria 25% 50% 50% of TI 4 of 5 performance criteria 30% 60% 60% of TI 5 of 5 performance criteria 37.5% 75% 75% of TI The performance criteria are: Building Design and Construction; Pedestrian Environment and Active Transportation; Green Open Spaces and Trail Access; Housing Choice Accessibility and Affordability; and Sustainable Development. A financial analysis of the future assessment impacts based on the Secondary Plan and zoning was developed to assist with understanding how the financial incentives would impact the Municipality. For the Development Charge grants the Municipality will budget for and reimburse the Development Charge Reserve Fund; for the Tax Increment Grants (TIGs) the Municipality will forego the percentage of the local municipal portion of the property tax increment increase based on the assessment value over a period of 10 years. Municipality of Clarington Report PSD-062-16 Page 5 Projects which apply and are granted the Revitalization DC Credit under the Development Charges By-law 2015-035 are not eligible for the CIP incentives program. 3.3 Stage 3 - Implementation The last stage focuses on the mechanics of how the grants program will work (as set out in Section 8 and Appendix E and F). This includes screening, reviewing and approval of applications for financial assistance and administering agreements and issuing financial assistance payments. While the grants in the Courtice Main Street CIP are different in nature. Planning Services experience and familiarity with our other CIP programs has been instructive as to how the application, review and payment process should operate efficiently. As with the other CIP’s, marketing programs will be established to raise interest in and stimulate uptake of each program. As each development project site plan application is reviewed, beginning at the Pre-Consultation stage, Planning Staff will be working with applicants to determine how they can meet the performance criteria. Financing of the incentives (grants) will be addressed as part of the operating budget process on an annual basis. The monitoring program will continually address implementation and service delivery adjustments to make the process business friendly. Also included as part of the Courtice Main Street CIP is an implementation strategy for the Black Creek Trail system. Implementation is contingent on gaining access to the valleyland by developing agreements with the various private property owners through the mechanisms outlined in Section 7 of the CIP. Once access has been obtained, development of the trail will be to the standards established by Engineering Services. If the development is to be carried out by the Municipality a capital budget will have to be established. The information in this Section will be discussed in one-on-one meetings with the owners to determine if there is a way to advance the trail development. 4.Agency and Departmental Comments The final draft of the CIP was been circulated to the Ministry of Municipal Affairs and Housing, Region of Durham and other interested parties at the beginning of October with a deadline for comments of October 31st. Today’s report is the presentation at a formal public meeting to receive additional public comments. If necessary, revisions will be incorporated into the CIP prior to the bylaw for its adoption being forwarded to Council. 4.1 Ministry of Municipal Affairs and Housing To date we have not received written comments from the Ministry; however staff have been informed verbally that the Ministry have reviewed the CIP and have no issues with the recommended incentive program. Municipality of Clarington Report PSD-062-16 Page 6 4.2 Regional Municipality of Durham The Region of Durham has been involved as a member of the steering committee and in staff to staff meetings regarding the servicing issues in Courtice. The Region has provided detailed comments which will be considered when finalizing the document. The comments provided they do not affect the recommended incentives program, rather they further clarification of the Region’s servicing policy and the Regional Revitalization Program. 4.3 Central Lake Ontario Conservation Authority CLOCA staff are supportive of the objectives and directions outlined within the CIP. CLOCA welcome opportunities to work closely with the Municipality in the development of the location of the Black Creek Trail Systems. CLOCA staff will assist the Municipality in determining development limits on site specific development applications to ensure natural heritage values are maintained and natural hazards are respected while allowing for intensification. 4.4 Departmental Comments Staff of Engineering Services and Finance were members of the steering committee and very involved in the crafting of the Community Improvement Plan incentives and Black Creek Trail Strategy. No comments were received from other Departments. 5. Public Comments Few comments have been received from property owners and the public. One comment noted an error in Appendix E the chart involving the height of buildings. This will be corrected when finalizing the CIP document. Other comments received address the specific details of construction of the trail system and will be forwarded to Engineering Services. 6. Concurrence This report has been reviewed by Nancy Taylor, Director of Finance and Tony Cannella, Director of Engineering Services, Andy Allison, Municipal Solicitor who concur with the recommendations. 7. Conclusion The purpose of this report is to formally present the final draft of the Courtice Main Street Community Improvement Plan to the public. The CIP has been prepared based on the comments received during the public open house/workshops, Council input and commenting review process. Municipality of Clarington Report PSD-062-16 Page 7 Funding to implement the CIP will be budgeted for annually as part of the operating budget process. Depending on the funding allocated by Council and available, development charge grants will be awarded based on the applications received to the upset limit of the funding envelope available. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan, specifically with respect to “consultation with the business community (to) encourage business retention, expansion…” and “Support a variety of affordable mixed housing types and community design attributes that support our residents at every stage of live across all abilities”. Submitted by: Reviewed by: David J. Crome, MCIP, RPP. Curry Clifford, MPA, CMO Director of Planning Services Interim CAO Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or flangmaid@clarington.net Attachment 1: Courtice Main Street Community Improvement Plan (under separate cover) The list of interested parties is on file with the Planning Services Department. FL/NT/DJC/df;tg I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 37 Community Improvement Plan\PLN 37.4 Courtice Community Improvement\2015- CIP\PIC's\Statutory Meeting\Staff Report\PSD-062-16 CIP Report.docx