A resident recently posted about MZO’s on the Stouffville Bulletin page. Some really good questions were raised that I hope to answer below.
The resident’s copy is in italics. My responses will be in bold.
RESIDENT: This particular MZO process as supported by the province and many councils is unprecedented . And opportunistic in a time of Covid . Some councils in Ontario have refused to support it-Burlington being one I believe . I would be interested as to what rationale the town has for supporting these developments?
Context: York Region’s 2051 Land Needs Assessment (planning growth in the next 30 years, part of the MCR) includes ALL of the remaining White belt Lands in Stouffville which includes the MZO lands to accommodate future growth in Whitchurch-Stouffville. The Region’s report recommending this can be found here: https://yorkpublishing.escribemeetings.com/filestream.ashx?DocumentId=20344
So, rationale the town has for supporting these developments: While I admit, the Land Needs Assessment for the MCR was not being contemplated at the time the first MZO request came to WS Council, what was being proposed was purpose built housing for seniors. Since becoming Mayor, a month doesn’t pass without a conversation with a senior needing to downsize or needing to find somewhere within Stouffville to live out their lives. We have a deficit of seniors housing, and as I said in the meeting, I will advance any application that will provide long term housing for our seniors. Now with the Land Needs Assessment recommendations for the Regional Municipal Comprehensive Review, settlement boundary expansion in this area was an eventuality. The MZO’s just advanced the zoning changes required as a first step in the planing process.
MZO 1 is in the White belt between McCowan and Hwy 48. MZO 1 detailed report is here : https://whitchurch.civicweb.net/document/148596
MZO 1 CONCEPT
Rationale for MZO 2.
It’s the natural extension of the boundary. It will bring future residents to town that can meet the 2051 Land Needs Assessment targets that are close to amenities and servicing in the Hwy 48 corridor. It will add life and vibrancy to this area of town. It will help balance population distribution among our Wards. It will be the home to a new recreation centre, a school and commercial employment all nestled into our beautiful green space.
MZO 2 CONCEPT SITE PLAN
Rationale for MZO 3.
Again, it’s the natural extension of the boundary that will complete the block. It will also bring residents that can meet the 2051 Land Needs Assessment targets that are close to amenities and servicing in the Hwy 48 corridor. But this time, it will be the home of our Agrihood- an Agricultural Inspired Development.
MZO 3 CONCEPT SITE PLAN
(Red outlined area in map below off McCowan Rd)
AGRIHOOD EXAMPLE
RESIDENT: So there are choices – but communities need to make their voices heard.
100% agree. The Public Meeting for MZO1 was December 15 2020 at 7PM. There was ONE resident at the meeting. We have statutory meetings. We advertise them extensively. Developers host Open Houses to the community on projects as well. There are lots of opportunities to have your voice heard. I wish more people showed up but sadly, they usually don’t. People are busy, I get it but Facebook comments after the fact mean nothing to the planning process.
RESIDENT: They also need ALL the information about how these developments will look, how massive they are and what the environmental impact will be.
Also 100% agree. This information is a requirement of the Planning meetings. There is a long list of studies that may be required under the planning act for an application to be deemed complete.
Here the list:
Planning
Land Use Compatibility Study, Population and Job Density Analysis, Affordable Housing
Report/Rental Conversion Assessment Transportation
Traffic Impact Study and/or Transit Impact Study, Transportation Demand Management
Options Report
Cultural / Heritage- Archaeological Assessment, Cultural Heritage Impact Assessment
Engineering
Noise and Vibration Study • Slope Stability Study and Report Urban Design , Height
Survey of Adjacent Buildings, Sun/Shadow Study
Environmental
Environmental Impact Study and Environmental Review Study, Air Quality Study
Economic
Retail Commercial Market Impact Study • Financial Impact Study
RESIDENT: I do hope that the summit will go on as long as the citizens are willing to participate- not summarily cut off . I also hope that maps will be created that give community members a REAL idea of the actual density and sweep of proposals .
Do we want Scarborough – with no planning or design? Do we want Millikan Mills with thousands of homes with very little green space , facilities and planning that encourages vandalism and lack of community ?
Of course not. WS is 95% protected Green space as you can see on the first map provided. The MZO lands are surrounded by ORM Countryside and Greenbelt lands. I disagree that planning in Stouffville encourages vandalism or any crime but it can most certainly encourage a sense of place and community. I believe the expansion of the settlement boundary area to McCowan will be amazing for our community. The MZO process has accelerated the zoning change. That is all.
RESIDENT: Where are the trees – when developers are building right up to the road allowance?
This is a great question and I believe through the Official Plan review, we should increase our requirements to include boulevard trees and rear yard trees where applicable.
RESIDENT: Where will these children play? Parks are exceptionally important – what is the town’s position on the allotment of green space?So many questions – I look forward to their answers .
As these are concepts, nothing is final but staff will be working with the developers to ensure park land dedication meets the requirements. You will notice there are parks identified over the entire site on the MZO 3 map. There is also a new Recreation Centre proposed. This is good news for our community. The blue in the map is for proposed parks. The bright red is the proposed location of the future recreation complex.
RESIDENT: Will these developments require a REFERENDUM on the development boundaries that Stouffvillians can live with? Or is it too late.
No. The Minister has made his decision on the change of use (zoning) and this will be reflected in our upcoming Official Plan. Our settlement boundary has expanded to McCowan Rd. But, HOW these developments will be designed, the built form, road connections, trail systems, park land dedication etc is fully within the Town’s and its residents control. There will be public meetings for each development where the proponent will provide the public and Council a vision and a plan for the community. Stay tuned.
RESIDENT: We managed to save one tree at Lincolnville- but there are many amazing trees worth saving- do we have an inventory?
On and On.
And remember , from my perspective none of this is personally directed at anyone. It is about supporting the Stouffville we love and want – and using all our resources to make it a livable, well planned, resilient model of a town worth committing our lives and our mortgages too. It is possible .
100% Agree.
RESIDENT: Why are there not plans and facts on display in the library/ rec centre? Where we can comment and have time to consider the implications .
That is a great suggestion. I will send it to staff. We do have giant billboards all over town promoting the Housing Summit. I am hopeful many will turn out!
RESIDENT: I hope that there will be HOUSING SUMMIT 2 ! Or Three?
If it’s a successful tool, me too. Please register!!! Details below.
But generally folks, people need to get more involved in the planning process. There are statutory time frames set by the province for development applications that we must adhere too. Staff and Council cannot unnecessarily hold them up if residents don’t happen to show up. That is a direct appeal to the Ontario Land Tribunal and in my opinion, an immediate approval.
Also of note, you can see in real time the development activity in WS here: https://townofws.maps.arcgis.com/apps/MapJournal/index.html?appid=9c3e72e46cc842c1a0731dad537c1d3d It is a great resource.
I hope this information is helpful.
