What is this study about?
This study assesses the capacity of the Community of Stouffville to accommodate future residential intensification. It examines existing land use, vacant and underutilized sites within the “Built Boundary” of the Community (Click here to see map) to determine appropriate locations to either permit or restrict intensification. It also examines other factors which may affect intensification such as servicing and transportation capacity. Based on the conclusions of the study recommendations will be made for amendments to the Official Plan, Zoning By-law and urban design guidelines, including evaluation criteria for reviewing intensification proposals. To assist in the preparation of the study the Town has retained Planning Consultant Macaulay, Shiomi Howson LTD.
Why is the Town undertaking this study?
The Provincial Policy Statement (2005) and the Provincial Growth Plan for the Greater Golden Horseshoe establish policy directions which directs and requires a that by 2015 and for each year thereafter to 2031, a minimum of 40% of all residential development occurring annual within each upper and single tier municipality will be within the built up area. Note this factor applies across the entire Region of York. Building on the Provincial policies, the Region of York has developed their own directions with respect to intensification. These are set out in:
- The York Region 2031 Intensification Strategy;
- Chapter 5 of the draft Regional Official Plan; and,
- Preliminary Draft Intensification Guide, April 2008.
The principles of good planning must play a role in determining the location and amount of intensification which is appropriate. What is appropriate in a large city is not necessarily appropriate in an urban/rural municipality such as Whitchurch-Stouffville.
Recognizing this fact, the Town is seeking to build on the substantial planning work conducted in the Community of Stouffville, to create a residential intensification strategy which reflects an approach in keeping with the character of the community. It is an objective of the study to provide a basis for the Town to advise the Region of York on an appropriate intensification target for the Built Up Area of the Community of Stouffville. The Built Up Area of the Community of Stouffville, which is the focus of the study is shown on the map.
What are the Objectives of the Study?
The objectives are:
- To update land use policies and strategies within the Stouffville Secondary Plan to implement the requirements of the Province’s Growth Plan for the Greater Golden Horseshoe
- To assess best practices of other comparable Municipalities concerning intensification approaches
- To examine existing land use, vacant and underutilized sites within the Built Boundary of the Community of Stouffville and to determine appropriate locations to permit / restrict intensification.
- To determine the likely rate of take up of accessory apartment dwellings within existing housing stock
- To indentify opportunities and constraints for intensification, availability of municipal infrastructure, servicing capacity constraints, transportation capacity,
- To develop evaluation criteria for reviewing intensification proposals considering a number of factors including:
Compatibility / suitability
Urban design and building massing
Concentration
Impact upon existing community facilities
- To determine the hard service and social infrastructure impacts associated with the anticipated level of residential intensification
- To develop a systematic policy approach to developing a realistic and achievable intensification target within the Built-up area of the Community of Stouffville
- To develop an implementation program including recommended Official Plan and Zoning By-law Amendments and urban design guidelines ; and
- To provide a framework where extensive and meaningful community consultation is included in the study with key stakeholders and the public
What is the Study Schedule?
The Study commenced at the beginning of August, 2009. The first phase which includes background review and analysis is currently on-going. A public workshop to review and discuss the results of this work will be held in early September. Following that draft Official Plan and zoning by-law amendments and urban design guidelines will be prepared. These will be released for public review in early October. A public open house and public meeting will then be held in October to review the Official Plan Amendments resulting from the study process. Following consideration of the public input, the final amendments will be presented to Council for approval in December 2009.
Public Meeting
The public meeting will be convened on
Tuesday, October 20, 2009 at 7:00 PM
in the Council Chambers, Town Municipal Offices, 37 Sandiford Drive, 4th Floor, Stouffville Ontario.
For more information on the Town of Whitchurch-Stouffville Residential Intensification Study, please contact Alan Drozd , MCIP, RPP, Manager, Planning Services at (905) 640-1910 Ext. 2320 or alan.drozd@townofws.ca
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