2 CLOSING THE GAP Proposed sales tax hike

3 BALANCING THE PARTNERSHIP Inclusion incentives

WEDNESDAY, GREATER TORONTO FEBRUARY 14, 2018 Vol. 21 & HAMILTON AREA No. 7

DRAFT DOWNTOWN HAMILTON SECONDARY PLAN ESCARPMENT CONTEXT

Miriam Bart

ituated between Lake escarpment. In some instances, density to be put in place. I’m of two variables: the vista of Ontario and the Niagara this is a maximum of 30 storeys, concentrating my thinking— the bay which taller buildings S Escarpment, Downtown but it may be less based on the that is aided by the [community would obscure and the real Hamilton has unique planning site topography. engagement]—[that] more estate speculation that would challenges when it comes to “A lot of people are looking suitable taller building locations result in more landowners building heights. Buildings at 30 at it and seeing 30 storeys, are near the transit corridors, CONTINUED PAGE 4 storeys or taller obstruct views but there are a number of the Kings and the Mains. Draft Downtown Hamilton Secondary of the lake and the escarpment. conditions attached to the Through the spine and centre of Plan proposed maximum building This has become a flash point proposed 30-storey locations… the footprint that’s provided.” heights. Blue areas indicate with the community through factors that would need to The escarpment is a measure maximum height of 30 storeys. public consultation. be satisfied for that kind of for maximum height because SOURCE: CITY OF HAMILTON This is one of the challenges

Appendix I facing Hamilton staff members DRAFT Amendment No. ___ to the Urban Hamilton Official Plan STUART ST as they prepare the draft Downtown Hamilton Secondary Plan AY ST E DRAFT Maximum Building Heights Map B.6.1-2 MURRAY ST W MURR to be added to the Urban Hamilton Official Plan.

Downtown Secondary Plan, Date: Revised By: Reference File No.: BARTON ST W October 2017 AM/NB Downtown Hamilton SP BARTON ST E which covers the area bounded COLBOURNE ST by Cannon Street to the north, SHEAFFE ST ROBERT ST

M Wellington Street to the east, ULBERRY ST

CANNON ST E CANNON ST W

CATHCART ST J

Hunter Street to the South and M A

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E Queen Street to the west. This L

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YORK BLVD S WILSON ST area is identified as an urban T NAPIER ST

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Growth Plan and thus is V

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S the logical location for tall T

S 3 Storeys

ST W 6 Storeys

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buildings. N

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JAC FERGUSON AVE S W KSON ST E S JACKSON ST T O

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S 30 Storeys

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Ward 2 councillor Jason E

S Parks/Open Space HUNTER ST W HUNTER ST E Farr says that residents’ primary Secondary Plan Boundary

HAYMARKET ST Properties shown on map concern is the maximum BOLD ST have height permission AUGUSTA ST Urban Hamilton Official Plan Downtown Hamilton DUKE ST Secondary Plan Maximum Building Heights building height, which has YOUNG ST Map B.6.1-2

ROBINSON ST been proposed as no greater FOREST AV Not To Scale Date: October 2017 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT C Teranet Land Information Services Inc. and its licensors. [2017] CHARLTON AVE W May Not be Reproduced without Permission. THIS IS NOT A PLAN than the height of the top of the OF SURVEY LOCAL SHARE INITIATIVE UPCOMING

FEBRUARY 14 Brampton Committee of the Whole, 9:30 a.m. FUNDING INFRASTRUCTURE Durham Region Council, 9:30 a.m.

Georgina Council, 7:00 p.m.

Halton Region Planning & Public Maryam Mirza Works Committee, 9:30 a.m.

Hamilton Council, 5:00 p.m. n spite of the 10-year “We took a look at some An alternative to the sales Mississauga General agreement to upload social of the fiscal challenges tax increase proposed by Committee, 7:00 p.m. I services drawing to a [municipalities] face AMO would be a property 15 York Region Council, 9:00 a.m. close this year, municipalities individually, and as sector, and tax increase. Based on AMO 20 Ajax General Government Committee, 1:30 p.m. continue to be challenged we looked at every different calculations and estimated size to fund the delivery of option available to us in terms of the infrastructure deficit, an Ajax Council, 7:00 p.m. local services and finance of revenue tools that could help annual property tax increase of Aurora General Committee, 7:00 p.m. infrastructure projects. to reduce municipal costs,” said over 8 per cent would be needed

Burlington Council, 6:30 p.m. Association of Wilson. for 10 years to finance the Municipalities of Ontario AMO`s proposed Local estimated $60-billion municipal Caledon Council, 7:00 p.m. senior advisor Matthew Share Initiative would infrastructure gap, as well as Clarington Planning & Development Committee, Wilson told NRU that despite distribute revenues to all meet current service levels. 7:00 p.m. all the benefits of the upload municipalities across the “Considering all of the Hamilton Planning Committee, agreement, municipalities have province to help reduce the options we can choose from, 9:30 a.m. a significant fiscal challenge. infrastructure deficit and the HST choice is something Oshawa Council, 6:30 p.m. There is a province-wide provide for local needs. that a lot of other jurisdictions Richmond Hill Committee of the annual funding gap between According to Wilson, around the world use to finance Whole, 4:30 p.m. municipal revenues—property Richmond Hill, Ajax, Whitby, municipal needs,” said Wilson. Scugog Council, 6:30 p.m. taxes, user fees and federal and and Durham Region are some “It merits serious consideration Whitchurch-Stouffville Council, provincial transfers—and the of the municipalities that have in the Ontario context in the 3:00 p.m. cost of services and keeping passed resolutions to support absence of any other solution.” Whitchurch-Stouffville Public Planning Committee, 7:00 p.m. infrastructure in a state-of- an increase in the sales tax that good-repair. would be dedicated to Ontario Whitby Council, 7:00 p.m. To close that gap, AMO is municipalities. 21 Brampton Council, 9:30 a.m. proposing a 1 per cent sales tax Halton Region Council, 9:30 a.m. increase that would help to fund Considering all of the options we can choose Hamilton General Issues essential infrastructure costs. Committee, 9:30 a.m. from, the HST choice is something that a lot This would generate $2.5-billion Mississauga Council, 7:00 p.m. annually. The proposed sales tax of other jurisdictions around the world use to Vaughan Council, 1:00 p.m. would increase HST by 1 per finance municipal needs. cent, making it a total of 14 per - Matthew Wilson cent.

NRU PUBLISHING STAFF NRU PUBLISHING INC

Ian A.R. Graham, Publisher Miriam Bart Jeff Payette SALES/SUBSCRIPTIONS Novae Res Urbis Greater Editorial Office Billings Department [email protected] Planning Reporter Design/Layout [email protected] Toronto & Hamilton Area 26 Soho Street, Suite 330 NRU Publishing Inc. [email protected] [email protected] is published 50 times a Toronto, ON M5T 1Z7 PO Box 19595 Manulife PO, Lynn Morrow, Editor Annual subscription rate is year and is not to be Tel: 416.260.1304 Toronto, ON M4W 3T9 [email protected] Peter Pantalone Irena Kohn $389 +HST (ON). redistributed without the Fax: 416.979.2707 Planning Researcher Sales and Circulation Maryam Mirza Complimentary trial written consent of the ISSN 1918-7548 [email protected] [email protected] Municipal Affairs Reporter subscriptions are available. publisher. [email protected] Advertising rates available upon request. WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 2 INCLUSIONARY ZONING REGULATIONS PERSPECTIVES ON FUNDING

Miriam Bart

hile there is the need to address declining tax abatements, reduced build [affordable] units... there agreement around affordability across the parking requirements, or pre- have to be incentives. Because W the need for more province. The province has approved applications, for for [developers] to build affordable housing units, proposed a partnership example, will make it less likely those units, it does come at a there is disagreement around model where builders that municipal councils will cost. We will be your partner the details in the province’s would be responsible for the adopt an inclusionary zoning but it’s within a partnership draft inclusionary zoning construction and 60 per cent program. model that includes offsets and regulations. The development of the costs of affordable units. “Overall we were incentives, [which have] to be industry says the province While municipalities would disappointed. ... Based on balanced because we’re all in is on the right track, but be responsible for 40 per cent the initial consultation this together.” it needs a more equal of the costs of the government that the province had done Tridel development vice- financial partnership with mandated units. ... From the with us we were expecting president Steve Daniels agrees, municipalities. Meanwhile, industry perspective we believe there to be more flexibility he said that the development some municipalities argue that a true partnership should for municipalities to make industry has a responsibility to that the proposed cost sharing be 50-50.... And without decisions on affordable units. be a part of the solution but it is already a stretch and the appropriate incentives for But the draft regulations that requires a workable financing regulations shouldn’t include offsets, inclusionary zoning have been put out are fairly model. incentives at all. can be a hidden tax on restrictive. We’d like the ability “The government is in The comment period on the new housing through cross to go above the 5 per cent the business of providing province’s draft inclusionary subsidization.” affordable unit requirements. affordable housing. Not the zoning regulations ended However, City of Hamilton We don’t have the capacity at private sector. The private February 1 and now developers acting program manager this point to provide much sector can come in as a and municipalities are waiting Kristin Maxwell told NRU the in the way of incentives. So partner to help build the units to see what revisions will 60/40 cost sharing is asking too the concern is that council very efficiently and [with] be incorporate in the final much of municipalities. Her is generally less likely to economies of scale built into it.” regulations. understanding of inclusionary adopt an inclusionary zoning Ontario Home Builders’ zoning programs is that program with [an incentive] Association policy director they are funded through the component.” Mike Collins-Williams development process, and BILD policy and spoke with NRU about the that a 50/50 cost share would government relations vice- development industry’s have been untenable from the president Paula Tenuta response to the proposed municipal perspective. told NRU that the proposed regulations. He said that Further, Maxwell says provincial regulations are on the industry supports a that an inclusionary zoning the right track. While they partnership, but is concerned program should not include recognize that a partnership that the province has not incentives. Requiring model is integral to bringing proposed an equal partnership. incentives, which could affordable units to market, she “[The] development include a mix of direct says that incentives are needed. industry certainly understands subsidies, density bonuses, “If you want [developers] to

WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 3 IN BRIEF

GTA West highway cancelled Milton, to the west. proceeding with the highway. protected from development In December 2015, the Instead it recommended that while the province undertakes February 9 the Province of Province halted the GTA regional transportation needs the Northwest GTA Corridor Ontario has announced that West Corridor Environmental be evaluated through the Identification Study. This study it will not proceed with the Assessment and engaged Greater Golden Horseshoe will determine the extent of construction of a highway the assistance of an advisory Transportation Plan. new transit and/or utilities through the Greater Toronto panel to review the project and Now that the highway has infrastructure that should be Area West corridor, which identify potential alternative been quashed, a narrower developed along the corridor would have created a link approaches to moving corridor approximately to support and accommodate between Highway 400 in the people and goods through one-third the size of that future growth and development. City of Vaughan, to the east, the GTA West corridor. The considered under the GTA West and Highway 401 in the Town of panel recommended against Corridor EA will continue to be

how it could be fine-tuned. and public squares that tie ESCARPMENT One of the things we’ve made into development. You have clear is that we’re now saying to read the secondary plan in CONTEXT the area where tall buildings conjunction with the zoning will be allowed, those will be by-law to know that we’re

CONTINUED FROM PAGE 1 directed to the downtown and also looking at maximum tall buildings [won’t be] taller degree of flexibility in terms sitting on properties. Farr says that the initial version of the than 30 storeys. We want to of how buildings are used that is problematic if the city draft secondary plan included make sure that we are designing or reused. We don’t want to wants to continue attracting a discretionary height schedule within the escarpment context.” create artificial barriers to jobs and people to the that identified areas where For the first time, the city housing opportunities or larger downtown core. low-, mid- and high-rise will be adopting tall building units. We’re trying to provide “We’re anxious to continue buildings would be permitted. guidelines for the downtown flexibility while also providing the momentum we’ve seen, Based on feedback from area. This will include certainty.” particularly in the last six the development industry acceptable impacts within wind The final draft of the to seven years of increasing and other stakeholders, staff and sun shadow studies, as well Downtown Hamilton densities. This greatly enhances released the revised plan in as detail the metrics the city Secondary Plan, along with the rejuvenation and vitality October to provide more clarity will use to assess impacts. It will tall building guidelines, will be that we’re seeing. So we want and direction. also encourage good design. on the March 20 agenda of the to continue that. We don’t want “I think what’s happened is “The previous downtown Planning Committee. to see speculators blockbusting people look at the map, they plan was developed on the or sitting on land for 20 see large areas of the downtown idea of full lot coverage. That years. We’ve been there. That identified in blue which would becomes a podium and you phenomena was not helpful allow a max of 30 storeys. There put a tower on top. That creates with respect to a whole lot of was a bit of a misunderstanding a very repetitive design. Now things including vibrancy and of how those policies were we’re saying that might be neighbourhood.” operating and how those appropriate in some areas but Hamilton chief planner policies would be implemented, not in others. So we’re trying Steve Robichaud told NRU and further requirements on to create better public spaces

WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 4 COMMITTEE AGENDAS

development council recommending refusal of an demolish/remove the entirety considered a report application by ClubLink ULC of the Glen Abbey golf course recommending approval of and ClubLink Holdings to CONTINUED PAGE 6 HALTON a town-initiated zoning by- law amendment to clarify North Oakville secondary plan and update existing zoning revisions proposed regulations for rooftop terraces. The ZBA arose from staff At its February 12 meeting, findings that the existing Oakville planning and zoning regulations for rooftop development council terraces may prohibit or considered a public meeting significantly restrict terraces report regarding town-initiated that could be desirable. Staff DIRECTOR OF POLICY PLANNING & ENVIRONMENTAL SUSTAINABILITY official plan amendments to studied options and put forward a recommendation One of Southern Ontario’s fastest growing municipalities, with a the North Oakville East and mix of urban and rural areas, Vaughan is a sought-after place to North Oakville West secondary that council adopt revisions to live and work. Considered one of Canada’s most family and plans. The purpose of the the zoning by-law to provide business friendly communities, the City of Vaughan has a dynamic and diverse population of over 320,000 and a large and successful OPAs is to bring the secondary for more functional and employment sector. The City is now in the early stages of planning plans into conformity with the creatively designed rooftop to the 2041 horizon, which will entail an increase in the planned population and employment allocated to the City. This will be Growth Plan and Provincial terraces that will result in supported by major city-building initiatives such as the Mackenzie Policy Statement, to achieve valuable outdoor amenity Vaughan Hospital, the Vaughan Metropolitan Centre, the implementation of Regional Express Rail on the Barrie GO complete communities, and to spaces. Corridor, the Highway 427 Extension, the opening of the Toronto- provide a greater certainty for York Spadina Subway Extension and the completion of the Viva Rapid Transit system. development in North Oakville. Refusal recommended for Glen Abbey demolition application Reporting to the Deputy City Manager, Planning and Growth Management, the Director of Policy Planning & Environmental Oakville rooftop terrace ZBA Sustainability provides leadership in the development of policies recommended for approval At its February 12 meeting, and strategies that will guide the sustainable growth and development of the City. Through the creation of land use, Oakville planning and environmental, and infrastructure plans, policies and guidelines, development council the Director will ensure that Vaughan continues to develop as a At its February 12 meeting, sustainable city featuring vibrant communities, a healthy Oakville planning and considered a report environment, and a strong economic base. The Director will be an RPP with more than 15 years of progressive experience in a multi-disciplinary, fast-paced environment, including senior leadership roles in a municipal setting. With deep knowledge of relevant policies and experience in leading public and stakeholder discussions, you are comfortable HAVE A STORY TIP OR being an advisor to Council and an expert witness at the OMB. The Director will be strong team player and an accomplished IDEA RELATED TO YOUR professional with a proven track record in delivering Official Plans. Understanding the emerging economic, technological, MUNICIPALITY? environmental, regulatory and social forces that will shape municipal planning is essential. Send an email to [email protected] To explore this opportunity further, contact Julia Robarts in Odgers Berndtson’s at 416-366-1990 or apply only by March 8, 2018 at https://www.odgersberndtson.com/en/careers/14657.

WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 5 Consultants, Plan B Natural COMMITTEE Heritage, Cole Engineering Group, Bray Heritage, N. Barry Lyon Consultants, and AGENDAS SCS Consulting Group.

CONTINUED FROM PAGE 5 Aldershot mid-rise development proposed at 1333 Dorval Drive. The works and transportation application, submitted under committee considered a report At its February 12 meeting, Section 34 of the Ontario updating the committee on Burlington planning and Heritage Act, does not propose the status of the Downtown development committee demolition of the historic Georgetown planning study considered a preliminary RayDor estate house or its initiated in September 2017. report regarding official plan main stable building and two The report sets out a work and zoning by-law amendment adjacent sheds. program and engagement applications by Chelten strategy for the planning study, Development. Chelten Downtown Georgetown planning and outlines next steps. proposes to build a six-storey, study update received The consultant team mixed-use building with at- retained for the study includes grade commercial and office At its February 13 meeting, The Planning Partnership, uses, and 50 residential units Halton Hills planning, public Meridian Planning above.

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WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 6 OMB NEWS

EAST GWILLIMBURY settlement. McKay testified and Formula Ford dealerships, planner John Ashwood DEVELOPMENT SETTLED that the development as settled also operated by Fampa. (Javar Consultants) provided conforms to the applicable The city did not appear evidence on behalf of Fampa in In a January 29 decision, board provincial, regional and local at the hearing, nor did any support of its appeal. member Sharyn Vincent planning policies. Northcote other objectors. Planner Bryce Jordan testified that the allowed an appeal, in part, by testified that the proposed site Jordan (Sernas Group) and CONTINUED PAGE 8 1422754 Ontario against the plan will secure adequate site traffic and transportation new official plan of theTown of lines and parking provision. East Gwillimbury. The board adopted McKay 1422754 owns a and Northcote’s evidence and 2.023-hectare parcel of land allowed the appeals, in part, at 19287 Centre Street and withholding its order pending receipt of the finalized planning appealed the official plan in Niagara Region is seeking a Director of Development Approvals January 2013 on a site-specific instruments. About the Opportunity basis. In 2015, 1422754 also Solicitors involved in this Reporting to the Commissioner of Planning and Development, this appealed the town’s failure decision were Barry Horosko position is responsible for the execution and direction of all aspects and Gurnick Perhar (Horosko to make a decision on its of the development review and approval services, including natural rezoning application to permit Planning Law) representing heritage. This position is a key leadership and integrator role in 68 townhouses accessed by a 1422754 Ontario Ltd. and achieving the long term (25 year) vision of the Region’s Official Plan private road system as well as a Bruce Ketcheson (Ritchie related to development and Regional Council’s corporate objectives. two-storey, mixed-use building Ketcheson Hart & Biggart), Education with 10 residential units and and town solicitor Dean • Post-secondary degree in Planning, Environmental Studies, Urban commercial space. Horner representing the Town Development or a related field 1422754 and the town of East Gwillimbury. [See OMB • A Master’s degree in Planning, Environmental Studies, Urban reached a settlement of the Case No. PL110659.] Development or a related degree. appeals prior to the start of Knowledge PICKERING AUTO RETAIL the hearing, securing urban • 10 years planning, development experience in a municipal setting; design commitments, payment VARIANCES APPROVED • 5 years management experience with both projects and staff/project of community benefits, and teams (both unionized and non-unionized environment); a compensation, restoration In a February 2 decision, board member David Lanthier • Extensive experience presenting evidence as an expert witness at and enhancement plan for the the Ontario Municipal Board or other tribunals; site, which is located within allowed an appeal by Fampa Holdings against the City • Comprehensive understanding of the process and review the Vivian Creek flood plain. requirements for development applications including servicing and of Pickering committee of This latter plan will provide a natural heritage; net ecological benefit to the adjustment’s refusal of its minor • Sound understanding of land-use planning and development variance application. site through the planting of a principles and practices, infrastructure planning and approval, and significant number of trees and Fampa seeks variances the Ontario planning system. to allow for the operation shrubs. If you are looking for an opportunity to use your leadership Planner David McKay of a vehicle sales or rental expertise and grow your career with a progressive organization, (MHBC) and transportation establishment and the open please view the full advertisement, requirements and apply online planner John Northcote storage of vehicles at 962 at niagararegion.ca (Job Opening #19736), before midnight on (JD Engineering) provided Kingston Road. The proposed Tuesday February 27, 2018. evidence on behalf of use on the site will support the niagararegion.ca 1422754 in support of the adjacent Pickering Chrysler

WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 7 the variances, and he advised the board that his opinion on OMB NEWS the variances had not changed,

CONTINUED FROM PAGE 7 despite the committee’s refusal. The board accepted Jordan, site is within a mixed-use the variances meet the four Ashwood and Morrison’s corridor under the city’s official Planning Act tests. evidence and allowed the plan, which permits a broad Additional testimony was appeal, authorizing the range of uses, and stated that provided by city planner Cody variances. the surrounding area has Morrison who voluntarily Solicitor John Dawson historically functioned as an appeared at the hearing. (McCarthy Tétrault) automobile retail precinct. He Morrison had written a represented Fampa Holdings stated that the proposed use supportive planning report for Ltd. [See OMB Case No. will be compatible with the PL170871.] established commercial uses 962 Kingston Road, Pickering in the surrounding area, and SOURCE: GOOGLE MAPS MUNICIPAL AFFAIRS REPORTER JOINS NRU

of the world. She has worked in the Middle East, covering topics on world affairs, social issues, and politics. Maryam is passionate about social issues, Maryam Mirza has a gender parity and race Journalism Diploma relations. In her spare from Algonquin time and days off, she College. Maryam’s writes short stories, love for writing and and likes to stay busy journalism began in exploring the world, her middle school different cultures, and years and has followed food. her to different parts

PEOPLE

Whitchurch-Stouffville Brian Kavanagh takes until successors have controller in 1982 and Conservative MPP for public works director Rob over as acting director of been hired. Metropolitan Toronto Etobicoke West in Flindall and development public works and planning councillor representing 1990, and MPP for the services director Mary deputy director Haiqing Chris Stockwell passed Lakeshore-Queensway redistributed riding of Hall have left the town. Xu assumes responsibility away February 11. in 1988, Stockwell Etobicoke Centre in 1999. Capital projects manager for development services Elected City of Etobicoke became the Progressive

WEDNESDAY, FEBRUARY 14, 2018 NOVÆ RES URBIS GREATER TORONTO & HAMILTON AREA 8