Draft Secondary Plan Policies - Town of Innisfil

Amendment No. X__to theOfficial Planfor theTown of InnisfilALCONA NORTH SECONDARYPLANJuly 2013

THE CONSTITUTIONAL STATEMENTThe following Amendment to the Official Plan for the Town of Innisfil consists of three (3)parts:PART A – THE PREAMBLE - consists of the purpose, location andbasis for the Amendment and doesnot constitute part of the actualAmendment.PART B – THE AMENDMENT - which sets out the actual Amendmentconsisting of the text and Schedule“A” which constitutes AmendmentNo. ____ to the Official Plan for theTown of Innisfil.PART C – THE APPENDICES - consists of information pertinent tothis Amendment in the form ofbackground information. This sectiondoes not constitute part of the actualAmendment.July 2013i

PART A – THE PREAMBLE1. PurposeThe purpose of this amendment is to incorporate a new Secondary Plan for aportion of the Alcona Settlement Area into the Official Plan. This Secondary Planincludes a detailed land use schedule and establishes detailed policies for theSettlement Area. This amendment shall constitute an amendment to the May 2009Ontario Municipal Board approved Official Plan and shall be incorporated intoSection 15 of the Official Plan.2. LocationAmendment No. X applies to the lands generally bound by 20 th Sideroad to the west,the 9 th Line and the half concession line of Concession 9 to the north, the half lot lineof Lot 24 to the east, and the half concession line of Concession 8 to the south.3. BasisIn 2004 D.G. Pratt Construction Limited (“Pratt”) filed an application for an OfficialPlan Amendment for a new Secondary Plan Area north of Alcona called theLeonard’s Beach Secondary Plan Area. In 2004, Pratt appealed part of therequested Official Plan Amendment (the “Alcona North Amendment”), which wouldbring approximately 211 hectares of land into the Alcona urban boundary andredesignate those lands with appropriate land use designations.The Alcona North Amendment includes all of the lands north of Alcona that wereincluded in the Town’s Official Plan Amendment #1 which was approved by SimcoeCounty in October 2009 and is currently under appeal. Official Plan Amendment #1identifies Urban Settlement Expansion Areas both to the north and south of theAlcona Urban Settlement. These areas represent the locations intended toaccommodate the majority of the Town’s forecasted residential growth. The Towninitiated the Alcona North Secondary Plan in 2010 and an Open House was held inJuly 2011 and the Statutory Public Meeting was held in December 2011.The Alcona North Amendment also includes lands north of the 9 th Line that wereoutside of the limits identified in the Town’s Official Plan Amendment #1 and theAlcona North Secondary Plan.The preparation of a Secondary Plan for the Alcona North Amendment lands willaddress a number of matters including:1. Phasing according to infrastructure provision and population targets;2. Protection of all Natural Heritage Features including designation of a minimum30 metre vegetation protection zone;3. Delineation of lands for commercial uses in locations which provide focal pointsfor the surrounding neighbourhoods; and4. Delineation of lands for a range of residential densities.July 2013ii

5. Require detailed technical studies including:A hydrogeological study;An environmental analysis;A master drainage plan;A servicing master plan;A transportation master plan;A commercial needs analysis;An urban design report;A fiscal impact report;A planning assessment report;A phasing analysis;A community facilities needs assessment;An assessment of potential impact on adjacent agricultural operations andrecommendations for mitigation. Stormwater management plans toto address means of reducing downstream flooding and addressing requirements ofthe Lake Simcoe Protection Plan.PART B - THE AMENDMENT1. Schedule C: Transportation Plan is amended with the addition of collector roadsin Alcona North as shown on Schedule 1 to this amendment.2. Schedule D: Serviced Area is amended with the addition of a service area inAlcona North as shown on Schedule 2 to this amendment.3. A new ‘Schedule B16 – Alcona North Land Use Plan’ is hereby added.4. A new ‘Schedule B16 a – Natural Heritage Features’ is hereby added.5. A new ‘Schedule C4 – Alcona North Roads and Trails’ is hereby added.6. Additional definitions is added to Section 9.20 as follows and the subsequentdefinitions are renumbered accordingly:9.20.44 Public Service Facilities: means land, buildings and structures for theprovision of programs and services provided or subsidized by agovernment or other body, such as social assistance, recreation, policeand fire protection, health and educational programs, and culturalservices. Public service facilities do not include infrastructure.”7. The Official Plan is amended by adding a new Section 15.0 Alcona NorthSecondary Plan consisting of the following text and schedules and appendices:July 2013iii

TABLE OF CONTENTS15.1 GOALS AND OBJECTIVES........................................................................................................ 115.1.1 Goals .................................................................................................................................... 115.1.2 Objectives ............................................................................................................................. 115.2 CONCEPT .................................................................................................................................... 215.3 LAND USE PLAN ........................................................................................................................ 315.3.1 General ................................................................................................................................. 315.3.2 Residential Low Density 1 (RD1)......................................................................................... 315.3.3 Residential Low Density 2 (RD2)......................................................................................... 415.3.4 Residential Medium Density ................................................................................................. 415.3.5 Neighbourhood Commercial ................................................................................................ 515.3.6 Highway Commercial ........................................................................................................... 615.3.7 Mixed Use............................................................................................................................. 615.3.8 Light Industrial Service ........................................................................................................ 715.3.9 Institutional .......................................................................................................................... 715.3.10 Parks and Open Space ......................................................................................................... 815.3.11 Natural Environmental Area ................................................................................................ 815.3.12 Special Policy Area .............................................................................................................. 915.3.13 Stormwater Management Facilities ....................................................................................1015.4 SUSTAINABILITY ...........................................................................................................................1115.5 CULTURAL HERITAGE ...................................................................................................................1215.6 TRANSPORTATION ........................................................................................................................1215.6.1 Trails ...................................................................................................................................1315.7 MUNICIPAL SERVICES ...................................................................................................................1315.7.1 General ................................................................................................................................1315.7.2 Sanitary Servicing ...............................................................................................................1415.7.3 Water Supply .......................................................................................................................1415.7.4 Drainage and Stormwater Management .............................................................................1415.8 URBAN DESIGN POLICIES .............................................................................................................1515.8.1 Neighbourhood Structure ....................................................................................................1515.8.2 Site and Building Design .....................................................................................................1615.8.3 Parking and Access .............................................................................................................1715.8.4 Views and Gateways ............................................................................................................1715.8.5 Landscape Master Plan .......................................................................................................1715.9 DEVELOPMENT REVIEW ................................................................................................................1815.9.1 Tree Preservation Study ......................................................................................................1815.9.2 Functional Servicing Study .................................................................................................1815.9.3 Master Hydrogeological Study ............................................................................................1915.9.4 Archaeological Study ..........................................................................................................2015.9.5 Conservation Authority Regulations ...................................................................................2015.9.6 Noise and Vibration ............................................................................................................2015.10 IMPLEMENTATION ....................................................................................................................2115.10.1 Municipal Services – Phasing and Allocation .....................................................................2115.10.2 Cost Sharing ........................................................................................................................2215.10.3 Development Agreement......................................................................................................2315.10.4 Processing Development Applications ................................................................................2315.10.5 Zoning By-law Conformity ..................................................................................................2315.10.6 Site Plan Requirement .........................................................................................................2415.10.7 Holding (H) Provisions .......................................................................................................2415.10.8 Phasing Policies ..................................................................................................................2415.10.9 Development Charges .........................................................................................................2515.11 INTERPRETATION ......................................................................................................................26July 2013iv

15.0 SECONDARY PLAN FOR ALCONA NORTH(PRATT)15.1 GOALS AND OBJECTIVES15.1.1 Goalsa) To ensure that future growth in the Secondary Plan area occurs with a view to achieving ahealthy community including a mix of uses, housing types and densities and incorporatinglow impact design measures.b) To create a compact walkable neighbourhood that can support transit and where residentshave access to a connected network of parks, which will act as focal points within theneighbourhood.c) To ensure that future growth in the Secondary Plan area does not constitute a financialburden to the municipality, and that development occurs within the financial and physicalcapability of the municipality.d) To ensure that development takes place in an orderly manner and that the sequence ofdevelopment is logical, cost efficient, in line with population allocations, and provides for thenecessary municipal facilities, services and infrastructure in each phase.15.1.2 Objectivesa) To further the general goals and principles of the Official Plan, and the specific goals of theAlcona North Secondary Plan (Pratt) by providing a detailed policy framework for futuredevelopment, and setting forth detailed land use, servicing, and implementation policies,including development review criteria and principles to guide future development in theAlcona North Secondary Plan (Pratt) area.b) To develop a residential neighbourhood while also providing for commercial opportunitiesfor the residents of the neighbourhood as well as residents of Alcona and surrounding area.c) To provide a range of housing types and densities catering to differing needs within themunicipality.d) To accommodate parks, recreational facilities and institutional facilities of sufficient size,location, and configuration to meet the needs of residents and achieve a walkablecommunity design. Community and neighbourhood parks distributed throughout theresidential neighbourhoods will act as connected focal points within the community. TheMixed Use area will contain a publicly accessible plaza.e) To implement low impact design measures where possible.f) To provide commitments to long term flood diversion measures to reduce downstreamflooding and improve water quality from the wider Alcona North Secondary Plan (landsJanuary 2012 1

outside of Pratt) and beyond, consistent with the requirements of the Lake SimcoeProtection Plan.g) To ensure that the drainage and storm water management systems in the Alcona NorthSecondary Plan Area (Pratt) are designed and constructed to control floodwaters in order toreduce down-stream flooding and treat the quality of stormwater in accordance with theLake Simcoe Protection Plan.h) To ensure that adequate water supply, sewage collection, electrical supply, and storm waterdrainage systems are provided in line with the phasing of residential and commercialgrowth.i) To integrate new development within the Secondary Plan area with adjacent existingdevelopment and provide for a compatible relationship with abutting existing land uses.j) To ensure that the provision of servicing and infrastructure does not constitute a financialburden on the municipality, and that growth occurs within the financial and physicalcapability of the municipality.k) To develop a road system consisting of arterial, collector and local roads that creates a gridsystem of connected streets to facilitate efficient automobile and bicycle travel andcomfortable and walkable pedestrian travel while supporting future transit.m) To maintain the hydrologic function of the adjacent Leonard’s Beach wetland in order toprotect its health and function.15.2 CONCEPTThe Alcona North Secondary Plan Area (Pratt) provides for two neighbourhoods bisected by alarge natural environmental area. The eastern neighbourhood will be primarily residential andwill serve as an extension of the existing residential neighbourhoods to the south. It will bebound on two sides by significant environmental features and appropriate buffering andtransition will be required adjacent to these features.The western neighbourhood will consist of a combination of commercial and residential useswith the commercial uses focused at the intersection of the 20 th Sideroad and the east-westcollector road.A trail system is conceptually delineated on Schedule C4. It is intended to use the naturalenvironment features as a connecting spine with connections to the rest of Alcona while alsoconnecting to parks and stormwater management ponds through the Secondary Plan Area viathe road and sidewalk network.A “Gateway” will be created at the corner of the 20 th Sideroad and the Ninth Line providing arecognizable landscaped northern entrance to Alcona.January 2012 2

Stormwater will be controlled through a number of measures as set out in the Master DrainagePlan to reduce downstream flooding.The Secondary Plan Area is designed to achieve a overall gross density of 50 persons and jobsper hectare which is consistent with the average target of 32 persons and jobs per hectarerequired by the approved but not yet in effect Official Plan for the County of Simcoe.It is anticipated that the Secondary Plan Area will provide for a population of approximately5,500 people and employment of 850.15.3 LAND USE PLAN15.3.1 Generala) The Land Use designations for the Alcona North Secondary Plan (Pratt) area are identifiedon Schedule B16 - Land Use Plan, which should be read in conjunction with the policies ofthis Secondary Plan and other relevant policies of the Town of Innisfil Official Plan.b) Lands within the Alcona North Secondary Plan (Pratt) area will consist of a mix of housingtypes and densities, a mixed use node, employment and commercial facilities servingadjacent neighbourhoods and the broader Alcona community and parks and open spaces.c) New development shall generally be permitted only on the basis of full municipal sanitarysewer, water, and storm water services.d) Interim servicing for existing lots or consents may be permitted, at the discretion of theTown, provided such interim servicing is disconnected when full municipal sanitary and/orwater services are available and the landowner contributes to the applicable developmentcharges, hook up charges, and cost sharing, where applicable, for the full municipalservices.15.3.2 Residential Low Density 1 (RD1)a) Lands within the Residential Low Density One Area (RD1) shall be developed in accordancewith the policies of Section 3.3.5 and the additional policies of this Section.b) Where new designated Residential lands abut existing or planned Commercial uses,appropriate separation, buffering, screening, landscaping and/or berming are required tomitigate any potential adverse impact upon the new residential uses.c) The density in the RD1 designation shall generally not exceed 12.5 units per net residentialhectare.d) Where this designation abuts an established residential area, new lots in this designationshall serve as a transition between the established residential area and the new residentialarea. As such, new lots abutting established residential areas shall be compatible in termsof lot widths with the abutting existing lots and provide opportunities for tree retention alongcommon boundaries.January 2012 3

e) Residential development adjacent to boundary arterial or collector roads shall be designedto be aesthetically pleasing, provide a high quality character through enhanced boulevardlandscaping and a variety of built forms and housing styles to mitigate the view of buildingmass and , be sensitive to road conditions such as noise levels, and safety considerationssuch as sight lines and visibility from entrances and driveways. Adequate buffering andnoise mitigation measures shall be provided.e) Places of worship are permitted on lands designated Residential Low Density One (RD1)subject to the approval of a site specific zoning by-law amendment.15.3.3 Residential Low Density 2 (RD2)a) Lands within the Residential Low Density Two (RD2) shall be developed in accordance withthe policies of Section 3.3.6 and the additional policies of this Section.b) Density on lands designated ‘Residential Low Density Two shall be within a range of 12.5 to25 units per net hectare.c) The permitted net density range specified in subsection b) may be averaged over the totallands designated RD2 in each neighbourhood.d) Residential development adjacent to boundary arterial or collector roads shall be designedto be aesthetically pleasing and provide a high quality character through enhancedboulevard landscaping and a variety of built forms and housing styles to mitigate the view ofbuilding mass and be sensitive to road conditions such as noise levels, and safetyconsiderations such as sight lines and visibility from entrances and driveways. Adequatebuffering and noise amelioration measures shall be provided.e) Places of worship are permitted on lands designated Residential Low Density Two (RD2)subject to the approval of a site specific zoning by-law amendment.15.3.4 Residential Medium Densitya) Lands within the Residential Medium Density area shall be developed in accordance withthe policies of Section 3.3.7 and the additional policies of this Section. The ResidentialMedium Density designation shown on Schedule B16 – Alcona North Land Use Plan isconceptual and subject to adjustments at the rezoning stage without amendment to thisPlan.b) A maximum of 25% of the units in any Medium Density designation may consist of small lotsingle detached dwellings intermixed with other permitted housing forms in the designation.c) The implementing zoning by-law shall also establish a minimum lot frontage of 6 metres forstreet townhouses that contain integrated front garages in order to provide for sufficient onstreetparking.d) Ground related multiple attached buildings should not contain more than 8 dwelling units.January 2012 4

e) The maximum height of street townhouse buildings shall not exceed two and a half (2.5)storeys. A basement or a walk-out condition is not considered a storey. Stackedtownhouse buildings shall not exceed a height of three and a half (3.5) storeys.f) It is intended that sites containing residential medium density housing be developed withhigh standards of residential amenity and visual aesthetics as per Sections 5 and 15.8 andsubject to Architectural Control as per Section 5.9.2.2.g) Residential Medium Density housing shall provide adequate open space, landscaped areas,and recreation facilities for their occupants.h) Adequate on-site parking shall be provided for residents and visitors, subject to the urbandesign provisions of this Secondary Plan. Common parking areas, where provided, shall beappropriately screened with consideration given to safety and visual impact on thesurrounding land and roadways.15.3.5 Neighbourhood Commerciala) Within the Neighbourhood Commercial designation shown on Schedule B16 – Land Use,lands shall be developed in accordance with the policies of Section 3.4.2 and the additionalpolicies of this Section.b) In addition to the uses permitted by Section 3.4.2.1 for Neighbourhood Commercial Areas,the following uses shall also be permitted:i) Live/work and residential uses on the upper storeys of office and retail and servicecommercial uses.ii)iii)Auto services including a gas bar but excluding an auto body shop.Places of worship.c) The retail and service commercial uses shall provide for a maximum of 15,000 sq. m. offloor space. This floor space shall be phased in tangent with the phasing of populationgrowth. Despite this maximum floor space, a detailed concept plan and market demand andimpact study shall be submitted to the satisfaction of the Town with any application forrezoning for commercial use within this designation. The purpose of the market demandand impact study is to identify the phasing and timing of development in order to ensure thatcommercial uses develop in accordance with the timing of population growth within theAlcona North Secondary Plan Area. The Study is not intended to be a retail demandanalysis, nor is it intended to ultimately restrict the uses permitted by the Official Plan.d) The maximum height of mixed commercial/ residential uses including live/work buildingsshall not exceed three and a half (3.5) stories. In the context of this policy, a storey shall notinclude a basement or a walkout basement.e) On-street parking should also be considered in addition to on-site parking. The on-siteparking requirements will be reduced for the corresponding on-street parking provided.f) Development in this designation should be integrated into the street network of theneighbourhood. Smaller buildings should be located up to and oriented to the street toJanuary 2012 5

provide a strong street presence along Leslie Drive. Larger floor plate stores should beoriented to the interior portions of a site.g) For those buildings located close to the street, the principal entrances shall face thesidewalk and provide direct access onto the public sidewalk so as to create a pleasantpedestrian shopping environment. The primary windows and signage shall also face thestreet.15.3.6 Highway Commerciala) Within the Highway Commercial designation shown on Schedule B16 – Land Use, landsshall be developed in accordance with the policies of Section 3.4.3.b) In addition to the permitted uses listed in Section 3.4.3, Places of Worship are alsopermitted on lands designated Highway Commercial.15.3.7 Mixed Usea) Lands designated Mixed Use are intended to provide a variety of retail, service communityand residential uses in a mixed-use pedestrian-friendly setting that will serve the needs ofthe community. Within the Mixed Use designation shown on Schedule B16 – Alcona NorthLand Use Plan, lands shall be developed in accordance with the policies of this Section andother relevant policies of this Plan.b) Permitted uses in the Mixed Use designation include:i. Mixed residential/commercial buildings and live/work uses.ii.iii.iv.Medium density residential uses in accordance with Policy 15.3.4 of this Plan.A full range of retail uses, including convenience stores, designed to cater to the dayto-dayand weekly shopping needs and service requirements of the area residents.Offices and research and development facilities including medical offices and clinics.v. Personal services.vi.vii.viii.ix.Entertainment and eating establishments.Nursing homes, retirement homes and long-term care facilities.Parkettes, village squares, libraries and other public facilities.Places of worship.x. Public utilities, emergency services and municipal uses.xi.xii.xiii.xiv.Other uses considered accessory to a main use.Auto services including a gas bar but excluding an auto body shop.Day care establishment.Library.c) The area should be developed with a view to maximizing its attractiveness andconvenience to pedestrians. It is intended that these areas be developed orredeveloped as a unified, attractive, relatively compact, and readily accessible area.January 2012 6

d) Buildings should have a consistent minimal and maximum setback to promote pedestrianscale. A generally continuous building face is recommended to establish a unifiedstreetscape.e) Development shall minimize the impact of off-street parking on pedestrian streetscapes bylocating off-street parking at the rear, side or to the interior of the block. Safe, convenient andwell lit pedestrian access shall be provided to the street from such parking areas. Whereparking is provided to the side of buildings and abutting the street, they should be screenedwith low walls and landscape materials to provide a sense of enclosure along the setbackline.f) Adequate screening in the form of landscaping and fencing shall be provided adjacent toabutting residential designations, to minimize adverse impact on abutting residentialproperties.g) Mixed residential/commercial buildings should be permitted and encouraged. Mixedresidential/ commercial buildings shall provide a transition in heights and densities toadjacent residential designations including increased setbacks from the property line ofsuch adjacent designations. Such buildings should be brought up to the street in whichthey front, but should be stepped back from the front wall above 2 storeys or incorporateother similar design element.h) Loading areas shall be provided at the rear of the buildings, while screening of suchareas from abutting residential designations.15.3.8 Light Industrial Servicea) Within the Light Industrial Service designation shown on Schedule B16 – Land Use, landsshall be developed in accordance with the policies of Section 3.5.3.15.3.9 InstitutionalWithin the Institutional designation shown on Schedule B16 – Land Use, lands shall bedeveloped in accordance with the policies of Section 3.9 and the additional policies of thisSection.a) The location, size, and configuration of the school sites identified on Schedule B16 – LandUse are conceptual only and will be confirmed in consultation with the School Boards priorto draft plan approval of the subdivisions in the neighbourhood in which the new school sitesare shown on Schedule B16. The location of school sites on the land use schedule may bemodified without an amendment to this Plan.b) Applications for amendment to the Zoning By-law to permit elementary schools will beassessed on the basis of conformity with the following criteria:i) frontage and access on a collector road;ii) the site is situated on a segment of roadway with good visibility and with sufficientfrontage to meet the standards of the respective school board;iii) the school forms a campus with parks or other public facilities wherever possible; andJanuary 2012 7

iv) residential driveways directly opposite school sites are minimized wherever possible inorder to minimize conflicts with local traffic.c) Where any site designated for a school on Schedule B16 – Land Use is declared surplus orwhere a school designation is relocated, the site may be utilized for residential uses of theadjacent residential designation subject to the policies of that designation.15.3.10 Parks and Open Spacea) Lands designated ‘Parks and Open Space’ shall be developed in accordance with thepolicies of Section 3.10 and the additional policies of this Section.b) The Parks and Open Space designation shown on Schedule A – A l c o n a N o r t hLand Use Plan include four centrally located neighbourhood parks. Parks and OpenSpace areas are intended to be focal points of the community and owned by a publicauthority.c) The location and size of parks shown on Schedule B16 – Alcona North Land Use Plan, mayvary without requiring an amendment to this plan. However, any variation of the location ofthe parks should reflect the intent to maintain a balanced distribution of parks and having apark generally within a comfortable walking distance of residents within the secondary planarea.d) Parkettes are permitted and may be developed as passive, non-programmed spacesproviding for playgrounds and seating areas. The optimal size for a parkette is 0.25 to 0.5hectares.e) In addition to Section 3.10.7, parks may be developed by the landowner, where agreed toby the Town, to the Town’s specifications as set out in the subdivision agreements for newdevelopments with consideration for development charge credit.15.3.11 Natural Environmental Areaa) Within the Natural Environmental Area designation shown on Schedule B16 – Land Use,lands shall be developed in accordance with the policies of Section 3.1.1 and the additionalpolicies of this Section.b) In addition to the features included within the Natural Environmental Area designation inSection 3.1.1.1, features considered part of the Key Natural Heritage Feature classificationand the Key Hydrologic Features classification shall also be included within the NaturalEnvironmental Area designation.c) Despite Section 3.1.1.10, no development shall be permitted within a Natural EnvironmentalDesignation as per the Lake Simcoe Protection Plan.d) In addition to Section 3.1.1.4, infrastructure may be permitted to cross a NaturalEnvironmental Area designation if the need for the project has been demonstrated throughan Environmental Assessment or other similar environmental approval, and there is no otherreasonable alternative.January 2012 8

e) As required by Section 3.1.1.6, the boundaries of lands designated "Natural EnvironmentalArea" on Schedule B-16 are approximate and shall be further refined through staking of thelimits of the key natural heritage feature as part of an Environmental Impact Study (EIS)submitted in support of an application for Draft Plan of Subdivision.f) Despite Section 3.1.1.7, a minimum 30 metre vegetation protection zone shall beprovided around key natural heritage features included within the Natural EnvironmentalArea designation ands such area shall be composed of and maintained as natural selfsustainingvegetation.g) Despite Sections 3.1.1.10 and 3.1.1.11, any application for development or sitealteration, other than that permitted by Sections 3.1.1.4 and 15.3.11 d), within 120metres of a Natural Environmental Area designation shall be accompanied by a naturalheritage evaluation which meets the requirements of Section 6.26-DP of the LakeSimcoe Protection Plan and Section 9.10 of this Plan.h) As part of a natural heritage evaluation or EIS submitted in support of an application fordraft plan approval, an amphibian breeding survey shall be undertaken followingappropriate protocols. As part of this study, ponds should be mapped to ensure there iscomplete understanding of linkages between breeding and non-breeding habitats, and todetermine whether the Significant Woodlands also function as Significant WildlifeHabitat.i) As part of a natural heritage evaluation or EIS submitted in support of an application fordraft plan approval, plant species that are rare in the watershed should be mapped todetermine if there are concentrations that would qualify an area as Significant WildlifeHabitat according to the Official Plan and Provincial Policy Statement.j) Due to the increase in impermeable surfaces from development and the decrease ingroundwater recharge and surface flows, the potential for impact to adjacent hydrologicalfeatures particularly the Leonard’s Beach Swamp provincially significant wetland needsto be further assessed. As set out in Section 15.9.3, a water budget is to be prepared forthe secondary plan area and is to address the impact on the provincially significantwetland. Once this study has been completed, the change shall be analyzed from anecological perspective to evaluate if the changes will impact natural features or theirfunctions, particularly amphibian breeding habitat.15.3.12 Special Policy Areaa) Special Policy Areas are an overlay designation as shown on Schedules B16 and B16a.These areas represent natural features where additional study is required to determine ifsuch features are significant and require protection or whether they can be included withinthe development area. Until such studies are conducted, no development shall be permittedin these features or on adjacent lands within 30 meters of these features.b) Development may be permitted within these features, subject to further study specific toeach Special Policy Area delineated on Schedule B16a and as specified as follows:i) For Special Policy Areas One and Two on Schedule B16a, further study is required todetermine if the flow of water in the streams is due to the water table being above theJanuary 2012 9

stream bottom. If that is the case, these streams will be classified as intermittentstreams and will require protection under the Lake Simcoe Protection Plan. To makethis determination, a full year of monitoring of the watertable at these features shall beconducted. This will require the installation of at least one piezometer or transducerin each feature, preferably with the depth of the water table being recorded with adatalogger; andii) For Special Policy Area Three on Schedule B16a, the butternut trees within thiswoodlot need to be assessed by a designated Butternut Health Assessor to determinewhether these species are affected by Butternut Canker and are retainable. If thesebutternut trees are retainable, the woodlot within which they are located will beconsidered significant and shall be protected from development. If they aredetermined not to be retainable and a permit for removal is obtained from the Ministryof Natural Resources, the lands can be developed according to the underlyingdesignation.c) If it is determined through further study that a Special Policy Area contains a key naturalheritage feature or key hydrologic features that should be protected, the implementingzoning by-law shall zone these features as “Environmental Protection”.15.3.13 Stormwater Management Facilitiesa) Stormwater Management Facilities are shown schematically on Schedule B16 – AlconaNorth Land Use Plan, but are permitted in all land use designations except NaturalEnvironmental Areas. Stormwater Management Facilities shall be used to controlstormwater quality, quantity, and downstream erosion in accordance with approvedProvincial, LSRCA and Town criteria and where feasible reduce downstream flooding. Aswell, such facilities may provide for trail connections or ecological linkages in accordancewith the policies of this Plan.c) Stormwater management ponds are generally discouraged where there are Low ImpactDevelopment alternatives that may eliminate or reduce their size. New development shallconsider the implementation of enhanced streetscapes to provide additional width within themunicipal right of way for the purpose of facilitating potential LID measures such as bio-retentionswales, which promote infiltration and improved storm water quality/quantity control at thesubdivision stage.c) The location and size of storm water management ponds shown on Schedule B16 - areapproximate and can be changed without amendment to this plan. Where a storm watermanagement pond is moved or reduced in size, the adjacent or nearest urban designationshall apply to the area where the storm water management pond was formerly located onSchedule B16.d) The general size requirements for the storm water management ponds were establishedthrough the Alcona North Master Drainage Plan. The size of some of the ponds have beenenlarged in an effort to reduce downstream flooding from current levels.e) The specific size and location of storm water management ponds shall be establishedthrough a Functional Servicing Study prepared in support of applications for Draft Plan ofJanuary 2012 10

Subdivision. Such study shall be prepared in accordance with the Master Drainage Planand address the matters listed in Section 15.7.4 b) and demonstrate conformity with theLake Simcoe Protection Plan and in particular Section 4.8-DP.f) The Stormwater Management Plan, prepared as part of the Functional Servicing Study asper Section 15.9.2, shall also incorporate a naturalized design using native plant species inconsultation with LSRCA, as well as accommodate a trail system where appropriate.g) Lands required for stormwater management facilities shown on Schedule B16 shall bededicated, at no cost, to the municipality.h) The Town may consider the establishment of interim stormwater management facilities on atemporary basis within the Secondary Plan area, notwithstanding the underlying land usedesignation for the lands, provided the interim facilities do not preclude or prejudice futuredevelopment on the basis of the land use designations shown on Schedule B16.15.4 SUSTAINABILITYa) In addition to the energy conservation and water resource policies of Sections 4.5 and 4.7,the following additional policies shall also apply.b) Where appropriate and subject to topographical and servicing requirements, plans ofsubdivision should be designed to maximize the number of lots with a north southorientation.c) The use of vegetation to reduce energy consumption of buildings shall be encouraged.d) Plans of subdivision shall be designed to encourage pedestrian and cycling travel through:i) a modified grid system of roads;ii) block lengths generally not exceeding 250 metres in length;iii) a connected and efficient pedestrian and cycling network;iv) strong connections between the residential neighbourhoods and existing residentialneighbourhoods to the south;v) incorporation of mixed uses where feasible;vi) dedicated bicycle lands where necessary and feasible;vii) creation of pleasant pedestrian walking environments through wide sidewalks,landscaping, lighting, streetscape character and animated street life.e) Plans of subdivision shall be designed to provide the opportunity for transit use.f) Energy efficient building design including passive solar energy gain, increased insulation,Energy Star appliances, and alternative energy systems among other initiatives, shall beencouraged in all new buildings.g) An assessment of the low impact design considerations shall be submitted in support ofsubdivision applications.January 2012 11

15.5 CULTURAL HERITAGEa) In addition to the cultural heritage and archaeology policies of Section 6, the followingadditional policies shall also apply.b) Where possible and feasible, surviving elements of the rural agricultural landscape suchas tree lines, fences, hedgerows, associated with roadscapes should be maintained andincorporated into the development.c) Significant mature hedgerows dividing fields should be considered for retention and usedto form a framework for development, where possible and feasible.d) Opportunities for interpreting the history of the area should be pursued, including streetnaming and interpretive plaques.15.6 TRANSPORTATIONa) In addition to the Transportation and Transit policies of Section 8, the following additionalpolicies shall also apply.b) The proposed road network for the Alcona North Secondary Plan area is shown onSchedule C4 - Roads and Trails. The road classification in the Alcona North Secondary Planshall consist of Arterial Roads, Collector Roads and Local Roads. Collector roads shown onSchedule C4 are conceptual and the final alignment shall be determined throughimplementing draft plans of subdivision and /or Class Environmental Assessments wererequired. This confirmation includes the proposed re-alignment of Sideline 20 and locationand configuration of the intersection of Webster Boulevard with Sideline 20.c) A Preliminary Traffic Study has been prepared in support of the Alcona North and SouthSecondary Plans. At a preliminary level, it has identified the road needs within the entiretyof Alcona and evaluated required road needs and intersection requirements external to theSecondary Plan area. The Town will complete a Master Transportation Study that will fullyevaluate the road needs and intersection improvements required, which will serve as thebasis for an update to the Development Charge By-law.d) A further traffic impact study shall be required as part of the Functional Servicing Study, asset out in Section 15.9.2 in accordance with the approved Master Transportation Study. Thetraffic impact study component of the Functional Servicing Study shall consider intersectiondesign requirements of the Town and demonstrate how the intersections can be designedand constructed to accommodate anticipated traffic demands.e) Roads classified as Arterial, Collector and local on Schedule C4 shall be build in accordanceto the right of way and access requirements of Section 8.f) Future transit is anticipated along the Arterial and Collector road network in the AlconaNorth Secondary Plan area. Consideration shall be given in subdivision designs to theaccommodation of future transit stops.January 2012 12

g) In addition to Section 8.1.4.6, reverse lotting shall be discouraged and may only bepermitted in short reaches or where the owner satisfies the Town that no other alternativedevelopment form or street patterns are feasible.h) In addition to Section 8.1.5.5, dedicated cycle lanes shall be provided on all Collector Roadsthrough the Secondary Plan Area.i) Collector Roads through the Secondary Plan Area shall contain a maximum of 2 throughlanes, provide for on-street parking on at least one side.15.6.1 Trailsa) The planned public trail system is schematically illustrated on Schedule C4. It uses parks,natural heritage features, valleylands, stormwater management ponds, and on and off-streetlinkages to create a continuous system of pedestrian trails and bicycle routes.b) Adjustments to the trail system may be made including the addition or deletion of trailswithout amendment to this plan. The following principles shall apply to the development ofsuch a trail system:i) The system shall respect the natural heritage features;ii) Trails will connect to residential development and link them to commercial areas, parks,and employment areas through the development of trails in Natural EnvironmentalAreas, buffers, parks, stormwater management ponds and the utilization of publicsidewalks;iii) Trails will be established in appropriate buffer and open space areas adjacent to and onboth sides of the rail line where possible;iv) North-south and east-west connections shall be encouraged in each neighbourhood andlinking to adjacent neighbourhoods; andv) Where feasible, trails will connect to the County of Simcoe trail system.c) A plan indicating how the trail system will be implemented through the draft plan ofsubdivision shall be submitted in support of an application for draft plan of subdivision.d) Where a trail is to be constructed in, and adjacent to, an Natural Environmental Area, andwhere not already addressed in the Management Plan as set out in Section 9.10.1 xi), thepreparation of an EIS shall be required to confirm the route, fencing and any requiredmitigation measures.15.7 MUNICIPAL SERVICES15.7.1 Generala) Municipal Services shall be provided to the Alcona North Secondary Plan in accordancewith an approved Master Servicing Study and the more detailed Functional ServicingStudies prepared in support of each draft plan of subdivision. The Town’s Master ServicingStrategies (water and sewer; drainage and stormwater management; and traffic) shall, at thediscretion of the Town, be updated in support of future planning applications to confirmJanuary 2012 13

infrastructure sizing and conformity with the Town-wide master servicing and transportationplans.b) In extending services to the Alcona North Secondary Plan area, where an agreement hasbeen reached with the municipality, developer(s) shall provide adjacent existing unservicedor partially serviced residences with the opportunity to connect to the municipal servicingsystem.c) The cost of providing full municipal services to facilitate the development of land within theAlcona North Secondary Plan area shall be borne by current and future benefiting parties.This shall be achieved through the site plan or subdivision approval process whereappropriate provision will be made for using development charges, front ending agreementsand cost-sharing.d) The design of municipal services shall incorporate measures that minimize impacts on thegroundwater system and impacts on natural features.e) In the design of municipal services, where required, such services shall be appropriatelyintegrated with the surrounding servicing network.15.7.2 Sanitary Servicinga) The Town shall monitor the available sewage treatment capacity and shall allocate capacityin accordance with Sections 7.1.10 and 15.10.1 and future plant expansion requirements.15.7.3 Water Supplya) The Town shall monitor the available water treatment capacity and shall allocate capacity inthe Secondary Plan area in accordance with Sections 7.1.10 and 15.10.1 and future plantexpansion requirements.15.7.4 Drainage and Stormwater Managementa) Develop an updated SWM plan that addresses internal servicing and downstream floodingissues and complies with the Innisfil Creek Subwatershed Plan, the Master Drainage Plan,and Section 7.2.b) As required by Section 7.2.3, the Alcona North Master Drainage Plan has identified meansto mitigate downstream flooding by setting a target of 20% flow over-control throughdownstream reaches of the streams in Alcona North which can be achieved through:i) 80% over control of on-site ponds within the Secondary Plan Area;ii) The implementation of flow control from external lands can beimplemented to reduce the on-site over-control requirements (e.g. 15%flow reduction of external drainage through an off-site stormwater pondsituated north of the 9th Line results in a 50% overcontrol requirementfor on-site ponds); andJanuary 2012 14

iii) or various combinations of the above measures to achieve the 20%flow controltarget.d) Replacement or improvement of the culverts crossing Sandy Trail and Somers Boulevardshould be investigated and recommended work completed prior to development in theSecondary Plan Area.e) A Functional Servicing Study shall be prepared in support of each draft plan of subdivisionin accordance with the study requirements set out n Section 15.9.2. Such study shallinclude a detailed stormwater management plan implementing the recommendations of theAlcona North Master Drainage Plan.f) In addition to the Best Management Practices of Section 7.2.4, reduction of stormwaterrunoff volume and pollutant loadings is encouraged through:i) Implementation of a hierarchy of source, lot-level, conveyance and end-of-pipecontrols;ii) Implementation of innovative stormwater management measures; andiii) Incorporation of alternative community design and stormwater techniques throughsite plan design, lot grading, ditches and curbing, road widths, road and drivewaysurfaces, and the use of open space as temporary detention ponds.15.8 URBAN DESIGN POLICIESa) Plans of subdivision shall conform to the relevant design policies of Section 5 and theadditional policies of this Section.b) Urban design guidelines shall be prepared for the Alcona North Secondary Plan prior todraft plan approval of the first draft plan within the Secondary Plan Area. The urbandesign guidelines shall be based on the policies of Section 5 as well as the additionalpolicies of this Section.15.8.1 Neighbourhood Structurea) In addition to the Neighbourhood Structure policies of Section 5.2.1, the following policiesshall also apply.b) New development should emphasize a walkable and pedestrian-friendly scale.c) Subdivision design shall be sensitive to the topography and natural landscape byincorporating strong visual and physical links to natural features.d) Preservation of significant vegetation including tree lines and hedgerows along lot lines orstreets shall be encouraged where possible and feasible.January 2012 15

e) Residential development adjacent to arterial roads shall be designed to be sensitive to therural character of adjacent areas and provide a suitable transition from urban areas to rurallands.g) Residential development adjacent to the existing community area should be sensitive tophysical character and provide a suitable transition.15.8.2 Site and Building Designa) In addition to the Site Planning and Built Form policies of Sections 5.6.2 and 5.6.3, thefollowing policies shall also apply.b) Diversity of housing and lot type shall be applied within neighbourhoods, and distributed in abalanced fashion to avoid the predominance of a single house or lot type. As well, a varietyof housing elevations shall be encouraged within each residential block to provide aninteresting streetscape.c) The distribution of lot and housing types in neighbourhoods will be configured to createsmooth transitions and avoid abrupt massing changes within streetscapes, and unsuitablerelationships with existing residential areas.d) Building design shall screen views of mechanical equipment from the street through roofdesign or the use of other architectural features such as parapets or screens.e) For commercial, and institutional facades, large exposed blank walls should be avoided. Allvisible sides of a building should be treated in a similar fashion to the front of the building. Ahigh quality of architectural design shall be promoted through inclusion of entranceelements, windows, articulated wall areas and roof expression. Where blank exposed wallsare unavoidable, screening through landscaping will be required.f) Building entrances should be visibly well defined and accessible to pedestrians and thedisabled, as provided for in the Building and Fire Codes.g) Where townhousing is proposed, a mix of long and short townhouse blocks, with amaximum of 8 units in a block, on public and private streets shall be encouraged to providevariety to the streetscape. The massing of long townhouse blocks should be broken up witha variation of lengths and facades so that a single monotonous elevation is not created.The zoning by-law shall contain standards controlling this circumstance.h) Design of buildings should emphasize the building, not the car or parking areas. In low andmedium density residential areas, the implementing Zoning By-law shall contain provisionsrestricting the extent of garage protrusions.i) Residential density and massing at settlement edges shall be appropriate to thecharacteristics of adjacent lands and to the detailed design of the edge condition to ensuresmooth transitions. Where the edge of new development abuts existing neighbourhoods,density, massing and lot frontages shall respond to the character of the existing condition.January 2012 16

15.8.3 Parking and Accessa) The linking of parking areas, driveways and access points should be encouraged tominimize the number of access points to arterial roads subject to applicable municipal bylaws.Mutual entrances will be encouraged and clearly identified.b) Offset intersections will be discouraged. Where possible, driveways and access points onopposite sides of the major street should be aligned.c) Appropriate parking provision shall be made to accommodate the disabled.d) Within commercial areas, smaller parking areas divided by landscaped islands and stripsshould be provided. The visual impact of parking lots should be softened through the use ofberming and vegetation, where appropriate.e) Major loading and delivery areas and garbage enclosures should be screened or confined tothe rear of the building(s).f) Direct vehicular access to individual street townhouse units from collector roads shall bediscouraged.f) Municipal parking and/or commercial parking shall be considered and permitted within theMixed Use area.15.8.4 Views and Gatewaysa) In addition to the Views, Community Edges, Gateways and Landmarks policies of Section5.7, the entry point to Alcona North at the 9 th Line and Sideline 20 shall function as agateway within the urban pattern. Design of development at this location shall recognizethis function with a high quality of architectural and landscape development including entryfeatures in the street boulevard.b) Wherever possible, new development shall be designed such that parks and open spacesform terminus of views.c) Parks and parkettes are fundamental components of the neighbourhood structure in theAlcona North Secondary Plan. On this basis, these parks should assist in the identification ofspecific neighbourhoods through urban design and landscape architecture.15.8.5 Landscape Master Plana) Landscape Master Plans shall be prepared as a condition of draft plan approval, subject tothe approval of the Town with provision for development charge credit. The LandscapeMaster Plan shall address the landscape design of parks, parkettes, public street right ofway, entrances and gateways and consider the urban design themes and elementsdeveloped in the Urban Design Guidelines.January 2012 17

15.9 DEVELOPMENT REVIEW15.9.1 Tree Preservation Studya) A Tree Preservation Study approved by the Town shall be required as a condition of draftplan approval in order to identify trees that are not part of a protected Natural EnvironmentalArea and explore opportunities for their protection and incorporation into the subdivisiondesign. Such study shall be considered as part of detailed grading design.b) The tree preservation study shall consider vegetation along the boundary of the subject landsand its role in upholding the urban design policies of the Official Plan together with providing forappropriate transition between new and existing development. Where appropriate to thesatisfaction of the Town, transitional lots along the periphery of the subject lands will incorporateexisting vegetation buffers for the purposes of tree preservation.15.9.2 Functional Servicing Studya) A Functional Servicing Study (FSS) shall be prepared, to the satisfaction of the Town, insupport of an application for draft plan of subdivision approval. The FSS will include apreferred servicing strategy based on an analysis of servicing requirements, in accordancewith the approved Master Servicing Study and shall also address:i) servicing design requirements;ii) existing developed areas and potential intensification areas;iii) internal and external drainage areas;iv) preliminary sizing of water and wastewater infrastructure;v) layout for roads and other transportation systems including trails;vi) preliminary costs of trunk infrastructure;vii) utility needs;viii) preparation of a Stormwater Management Plan which addresses the matters set out inSection 15.9.2 c);ix) identification and refinement of infiltration areas as well as mechanisms and measures,to increase infiltration in such areas and to maintain or improve the existing hydrologicfunction to the provincially significant wetland features and natural heritage features toensure no negative impact;x) demonstrate general conformity with the recommendations of the Master ServicingStudy and identify where deviations are warranted, if any;xi) methods and measures to maintain the hydrologic function to natural heritage features;andxii) incorporation of mitigation measures recommended in the EIS and HydrogeologicalStudy related to servicing, stormwater management, groundwater infiltration anddischarge, and grading.b) To assist in the review of the Functional Servicing Study, the Town may retain a peer reviewconsultant at the expense of the proponent.c) As part of the Functional Servicing Study, a Storm Water Management Plan shall beprepared which:January 2012 18

i) demonstrates general conformity with the recommendations of the Alcona North MasterDrainage Plan;ii) identifies where deviations are warranted, if any;iii) provides supporting technical analyses for appropriate location, sizing and design ofproposed storm water management facilities;iv) provides further detail on water quality objectives set out under the Lake SimcoeProtection Plan;v) assesses downstream erosion criteria;vi) provides further detail on the recommended means to reduce downstream as set out inthe Master Drainage Plan and means of implementation by the developmentcommunity;viii) demonstrates how an integrated treatment train approach will be used to minimizestormwater management flows and reliance on end-of-pipe controls;ix) demonstrates how anticipated changes in the water balance between predevelopmentand post-development will be minimized, andiix) demonstrates how anticipated changes in phosphorous loadings between predevelopmentand post-development will be minimized.15.9.3 Master Hydrogeological Studya) A Master Hydrogeological Study shall be prepared, to the satisfaction of the Town inconsultation with the LSRCA, for the entirety of the Secondary Plan Area. It shall besubmitted for approval prior to submission of draft plan of subdivision applications and shallbe based on terms of reference approved by the Town in consultation with the LSRCA,which addresses, but is not limited to, the following matters:i) a pre and post development water budget based on the land use plan;ii) analysis of the impacts of soil compaction on groundwater recharge;iii) identification of infiltration areas and areas contributing to infiltration areas;iv) identification of mitigation measures to maintain pre-development infiltration anddischarge including an assessment of how the use of infiltration areas can bemaximized in the design of the draft plans of subdivision;v) assessment of potential dewatering requirements;vi) identification and evaluation of methods and mechanisms that work towardsmaintaining the hydrologic function to ensure the sustenance of and no negative impactto the adjacent provincially significant wetland;vii) assessment of the impact on the water table of other natural heritage features, as wellas base flow to watercourses and means to mitigate the impacts;viii) further assessment of the aquifer vulnerability in the secondary plan area in the contextof the observed elevated nitrate level in the deep monitor BH6-1 and recommendationsfor reducing or eliminating the potential for groundwater contamination;ix) recommendations for a monitoring programme to address monitoring during and afterconstruction; andx) assessment of risk to the Stroud Municipal Wells for the northwestern edge of thesubject lands based on the land uses proposed for that area.January 2012 19

) To assist in the review of the Hydrogeological Study, the Town may retain a peer reviewconsultant at the expense of the proponent.c) Recommendations from the hydrogeological study shall be used as the basis of moredetailed hydrogeological analyses in the functional servicing plans in support of draft plansof subdivision. As part of the functional servicing plan, a detailed water balance updateshall be completed which takes into account the grading plan, site servicing details, on-sitesoil testing, and the lotting and density proposed in the draft plan of subdivision.d) Should dewatering and/or permanent lowering of the groundwater table be required forconstruction purposes, the anticipated impacts should be accounted for in a detailed waterbalance analysis and impact assessment. Recommendations for mitigation measuresshould be included in the detailed hydrogeological report to ensure maintenance of thehydrological function of the property and associated hydrological features. Suchrecommendations should be incorporated into the Draft Plan and Site Plans whereapplicable.e) A well survey shall be conducted within and 500 metres of the boundaries of the SecondaryPlan area prior to draft plan approval. A subsequent well monitoring programme shall beestablished as a condition of draft plan approval.15.9.4 Archaeological StudyA Stage 2 archaeological survey (field based assessment) shall be completed by a registeredarchaeological consultant as a condition of Draft Plan of Subdivision approval to the satisfactionof the Ministry of Culture and Recreation. In the event that these surveys discoverarchaeological sites, a study, as a minimum, shall include an examination of the site, adescription of the artifacts discovered on site, an evaluation of the significance of any artifactsdiscovered on site, and recommendations for mitigative measures. Such measures mayinclude preservation by avoidance or mitigation by salvage excavation in advance ofdevelopment.15.9.5 Conservation Authority RegulationsThe LSRCA has a Development, Interference with Wetlands and Alterations to Shorelines andWatercourses Regulation (Ontario Regulation 179/06) that replaces the former Fill Regulation.These areas are illustrated in Appendix C. These regulated areas include floodplains,watercourse meander belts, steep slopes, wetlands, and lands within 120 metres of ProvinciallySignificant Wetlands and 30 metres of other wetlands. The LSRCA requires a permit to beissued prior to development, site alteration, interference with wetlands and alterations towatercourses within the regulation limits.15.9.6 Noise and Vibrationa) Potential noise sources within the Secondary Plan area include but may not be limited to:i) The 20 th Sideroad;ii) The GO Rail line;iii) The Neighbourhood Commercial designation;iv) The Light Industrial Service designation; andJanuary 2012 20

v) The Mixed Use designation.b) Where residential development is located within proximity to the facilities listed in subsectiona), proponents will be required to undertake noise analysis reports prior to draft plan ofsubdivision approval. Such studies shall use recognized noise and prediction techniquesand incorporate appropriate mitigation measures to minimize impacts. The noise reportshall be prepared to the satisfaction of the Town in consultation with the railway whereapplicable.c) The Noise Analysis Report shall contain an assessment of noise levels to which theproposed uses will be subjected before and after abatement measures are installed, for theexisting and anticipated situation during both day time and night time hours.d) Where anticipated indoor and/or outdoor sound levels in a proposed development willexceed the Ministry of Environment noise level guidelines, tenants or purchasers shall benotified through a warning clause inserted within the registerable parts of plans ofsubdivision.e) Where noise mitigation is required, consideration shall be given to requirements for brickveneer, central air-conditioning, window treatment, berming, acoustic fences and separationdistances. However, along the 20 th Sideroad, reverse-fronting lots and acoustical barrierswill be discouraged and only permitted in limited circumstances where other possiblemitigation measures are not viable.f) Where acoustical barriers (fence and/or earth berming) are required, such barriers shall besolid. Any gaps at the base of the acoustic fence must be minimized and localized so as notto significantly affect the acoustical performance of the barrier. The construction material foracoustical barriers will be in accordance with the Ministry of the Environment’s guidelines.15.10 IMPLEMENTATION15.10.1 Municipal Services – Phasing and Allocationa) Development shall only proceed when full municipal services, water, sanitary sewer andstorm drainage facilities are or will be made available to serve all or parts of the SecondaryPlan Area, to the standards of the Town, and as provided in the Town Wide Water andWastewater Master Servicing Plan and the Alcona North Master Drainage Plan.b) The Town has conducted sufficient analysis to satisfy itself that the Lakeshore wastewatertreatment plant can reasonably be expected to be expanded to service development andinfill within the existing designated service area as well as the settlement expansion areas incompliance with the plant's current approved Certificate of Approval discharge quality limits.Alcona North is within the settlement expansion service areac) If sufficient servicing capacity is not available for all or part of the Secondary Plan Area atthe time of draft plan approval, such deficiencies shall be identified during the draft plan ofsubdivision review process. Allocation of servicing capacity shall be a condition of draft planapproval; registration shall proceed for only those plans or portions thereof that haveallocation.January 2012 21

d) Municipal services shall be designed to meet the current standards in place at the time theTown reviews complete engineering submissions including detailed engineering drawings,reports and calculations.e) The overall phasing of new development within the Secondary Plan area will consider theTown Wide Water and Wastewater Master Servicing Plan, in order to achieve cost andservicing efficiencies when municipal services are built, upgraded or expanded.f) New development shall be deferred in the event that capacity is not available at theLakeshore Wastewater Treatment Plant and/or at the Lakeshore Water Treatment Plant.g) To address subsections e) and f) and where the Town has any concern regarding theavailability of services, development approval may be subject to a Holding “H” By-lawpursuant to Section 36 of the Planning Act, with provisions in that By-law that clearlyindicate the circumstances under which it will be lifted (i.e. certification of an engineer andapproval by the Town that services are or will be available).h) Where draft plan approval is to be granted, conditions of draft plan approval shall indicatethat no commitment to servicing allocation is provided until prior to registration; and that thesubdivision may not be registered if servicing capacity is not available. The plan may beregistered in phases, depending on servicing capacity. Allocation will be provided pursuantto Council Resolution.i) The subdivision agreement may require the owner not to apply for building permits untilcertification that services are available for the particular lot in question, and that the owneracknowledges that building permits are not required to be issued in such circumstance andadvise prospective purchasers.15.10.2 Cost Sharinga) To ensure that property owners in the Alcona North Secondary Plan Area contributeequitably towards the provisions of community and infrastructure facilities such ascommunity use lands, parks, and local infrastructure facilities or public works (i.e. oversizing) and including roads, sanitary, water and storm water facilities, financing and indexingadjustments, all property owners, within the Secondary Plan Area and interested indeveloping their lands, shall be required to enter into a cost sharing agreement as acondition of development approval for their lands, providing for the equitable distribution ofthe costs (including lands) of the aforementioned community and common public facilitieswhere such costs are not dealt with under the Development Charges Act.b) Prior to the approval of a development application within the Secondary Plan area, the Townshall require the landowner to enter into an agreement as set out in Section 15.10.2 a). Forthose facilities not of community wide benefit, costs will only be allocated to thoselandowners who are benefited by the specified work.c) The cost sharing agreement shall be prepared to the Town’s satisfaction and circulated tothe Town prior to finalization.d) It is recognized that the cost sharing agreement will establish rights for landowners toconnect to the services within the Alcona North Secondary Plan area provided suchJanuary 2012 22

landowners pay their fair share of the expenses. Furthermore, it is recognized thatlandowners may seek to secure easement rights across adjacent properties in theSecondary Plan area in order to provide the necessary municipal services to adjacent lands.e) The provision and timing of municipal facilities and infrastructure will be at the Town’sdiscretion acting reasonably. The timing of municipal facilities and infrastructure that are tobe provided by individual property owners shall be set out in development agreements.The cost sharing agreement shall not fetter the Town’s ability or timing to obtain suchmunicipal facilities through the development agreements.f) The Cost Sharing Agreement(s) may be registered on title for each participating landownerand the covenants and obligations of the Cost Sharing Agreement survive any transfer inownership of a relevant parcel of land.g) As a condition of draft approval the approval authority will require a letter of clearance fromthe trustee of the cost share group confirming that the landowner is in good standing withrespect to their financial obligations under the terms of the cost sharing agreement.15.10.3 Development Agreementa) Prior to draft plan approval, the owners may be required to enter into one or moredevelopment agreements with the Town with respect to providing required Towninfrastructure.15.10.4 Processing Development Applicationsa) Processing of individual plans of subdivision under Section 51 of the Planning Act will beundertaken in accordance with the policies set out in this Secondary Plan. Where anapplication for a new plan of subdivision is received on lands abutting a residential areaexisting on the date of approval of Section 15 of the Official Plan, the Town shall endeavourto notify the residents primarily affected as part of the process of considering the subdivisionplan.b) Prior to the draft approval of any plan of subdivision, the studies set out in this Plan as beingrequired prior to draft plan approval shall be prepared to the satisfaction of the Townincluding the delineation and staking of any Natural Environmental Area and the delineationof any floodplain within the plan of subdivision.c) The Town will process all development applications within the Alcona North SecondaryPlan; however, the issuance of final approval of any application will be subject to thephasing policies contained in Section 15.10.8 of this Plan.15.10.5 Zoning By-law Conformitya) Amendment(s) to the Town of Innisfil Zoning By-law will be required to implement thepolicies of this Secondary Plan.January 2012 23

15.10.6 Site Plan Requirementa) All development within the Alcona North Secondary Plan area shall be subject to Site PlanControl under Section 41 of the Planning Act with the exception of single detached, semidetachedand duplex housing.15.10.7 Holding (H) Provisionsa) Lands within the Alcona North Secondary Plan area may be subject to the Holdingprovisions under Section 36 of the Planning Act, and the Hold symbol maybe lifted inaccordance with the provisions of Section 3.7 and Section 15.10.8 c), including theavailability of sanitary and water treatment capacity and the requirements of Section15.10.1.15.10.8 Phasing Policiesa) Development within the Alcona North Secondary Plan may requiring phasing to ensure thatpopulation growth within the Town does not exceed the forecasts contained within theGrowth Plan for the Greater Golden Horseshoe.b) To implement Policy 15.10.8 a) above, the Town intends on preparing a Phasing andPopulation Allocation Policy for development applications. The Town recognizes thepotential that multiple applications may compete for population allocation under Schedule 7of the Growth Plan. For this reason, and until such time as the Town-wide Phasing andPopulation Allocation Policy is approved and in-effect, the following interim phasing policies,taken in part from Section 3.5.11 of the County Official Plan, will be used to evaluatecompeting applications. In addition, these policies will govern the issuance of final approvalof applications within the Alcona North Secondary Plan:i) How the applications fall within the Town’s Settlement Hierarchy.ii)iii)iv)Whether municipal sewage and water capacity is available.Whether an Environmental Assessment, if required, has been completed for anyservicing proposal.Which application best contributes to developing the Town as a CompleteCommunity.v) Which proposal includes mixed use, with both residential and employment.vi)vii)viii)ix)Whether the applications represent Brownfield redevelopment.Whether the applications contain affordable housing units.Whether the applications protect natural heritage features and system, if anyfeatures are identified.Whether the applications reduce the financial burden on the Town.January 2012 24

x) Whether the applications adversely affect the Town’s ability to achieve itsintensification target under the Growth Plan.xi)xii)Whether the application represents a logical progression of continuous development.Whether the application contains Low Impact Design features that minimize the sizeof stormwater management ponds and whether the stormwater design improvesdownstream flooding.c) Development of any parcel of land within the Alcona North Secondary Plan area shall notreceive final draft approval until such time as storm water, sanitary sewer, water facilitiesand utilities necessary to serve the parcel are available or provision has been madesatisfactory to the municipality, to make them available.d) A Holding Zone provision (“H”) may be applied to ensure that construction of newdevelopment does not commence until the matters in Section 15.10.8 b) have beenaddressed for each sub-phase as required.e) The approval of specific development applications in the Alcona North Secondary Plan areashall be governed by the following principles:i) avoidance of scattered development;ii) sequential development of neighbourhood areas;iii) provision of school sites and parks;iv) sequential construction of collector roads and access to arterial and boundary roads;v) sequential construction of sanitary sewer and watermain extensions and electricaldistribution system and any sub-phasing as contemplated by Section 15.10.1 e); andvi) the adequacy of storm drainage.f) As per Section 2.5.14 and 2.5.15, development within any phase shall not occur until theTown Wide Water and Wastewater Master Servicing Plan is completed, an updatedDevelopment Charges By-law is approved, the studies outlined in Section 15.9 arecompleted , and that the servicing of the subject lands supports, or does not impede, theservicing of the Innisfil Heights Economic District Expansion Area and a financing strategyfor the Innisfil Heights Economic District to the satisfaction of the Town.g) Notwithstanding Section 2.5.14, 2.5.15, and 15.10.8f) development on lands designatedLight Industrial Service, Neighbourhood Commercial Area and Highway Commercial Area,may proceed subject only to the study requirements noted in Section 15.9.15.10.9 Development Chargesa) Works within the Alcona North Secondary Plan Area include both local services (i.e. to be adirect developer responsibility) and works that are considered shared and eligible for costrecovery through the Development Charge By-law (non-local).b) Prior to revising the Development Charges By-law, the Town shall determine, based on theapproved Town Wide Water and Wastewater Master Servicing Plan, those works andservices within the Secondary Plan Area which are local and which are non-local.January 2012 25

c) In the event that the Development Charges By-law funded infrastructure has not beeninstalled when a developer wishes to proceed, the Town and developers may enter intofront end finance agreement(s) in order to secure development infrastructure in advance ofthe timing identified in the Town’s Capital Forecast.15.11 INTERPRETATIONa) The Alcona North Secondary Plan policies of Section 15 are intended to be consistent withthe goals, policies, provisions and the land use designations set out in other parts of thisPlan. In the event of a conflict between other policies of the Official Plan and the policies ofthis Section 15, the policies, provisions and designations in this Section 15 shall prevail.b) All population and other statistics are approximate except those concerning the maximumdensities, and shall be regarded as flexible.January 2012 26