A council committee gave initial approval for the town’s final version of its new plan to allocate town services to new development applications on Monday night, and now there’s one more vote to go before it is put into effect.
During the March 14 development and operation services standing committee meeting, councillors received the final version of the town’s new service capacity allocation policy. It's one part of the three-part framework that seeks to protect the town’s finite water supply between the expiration of the interim control bylaw that puts a freeze on new development and the water treatment plant expansion completion, which is expected in 2025/26.
“This policy represents the playbook," said Summer Valentine, director of planning, building and economic development. "It represents a general pivot away from an informal first-come-first-served approach to capacity to a documented and tracked merit-based system that would prioritize ... allocation for projects that provide key community benefits.”
The interim control bylaw was passed in April 2021 by council after staff announced the current water treatment plant could not produce enough drinking water to meet the expected demand caused by growth over the next five years leading up to the planned expansion of the water treatment plant.
At the time of the vote, the town indicated it was a one-year moratorium with the possibility of another year's extension while the town worked on new policies for allocating water to development.
The servicing capacity allocation framework is made up of three parts that are all currently making their way through the approval process ahead of the lifting of the town’s control bylaw.
The three parts work together in order to ensure that available water capacity is monitored and distributed responsibly.
The first part will be an amendment to the Official Plan, which isn’t time-sensitive and will be incorporated in the first draft of the town’s updated Official Plan later this year.
The second part, the zoning bylaw amendment, was passed by council at their Feb. 28 meeting. The amendment will go into effect after a 30-day appeal period.
SEE MORE: Council, staff work through last stages of policy before lifting development freeze
The third part, the servicing capacity allocation policy, is a merit-based system that allocates points to a development applying for a building permit based on the inclusion of elements in their proposal such as green technology, affordable housing, mixed uses, water conservation measures, employment generation, natural heritage protection, walkability, active transportation and intensification.
Up to 100 points are available under the merit-based system, and development projects that score high will be first in line for approval.
SEE MORE: Merit-based system for new developments could be ‘important evolution’ for Collingwood
Since first being proposed in December 2021, the servicing allocation policy has gone through two rounds of public consultation, and the final policy was presented to councillors on Monday.
Key changes made due to the feedback received included broadening the definition of affordable housing, allowing a one-year exemption for all projects previously exempted from the control bylaw, allowing phasing of developments to make it easier for the town to track water use and allowing the termination of site plan agreements if development doesn’t commence within a 48-month period.
Changes were also made to the merit-based point system, including adding points for developments that are deemed shovel-ready, include key infrastructure, or follow good urban design.
The policy will also be reviewed by staff and council within 18 months of implementation to determine if any changes need to be made.
“It’s the opinion of the study team that this policy strikes a balance between flexibility and certainty. It creates a fair and transparent allocation system, and it prioritizes projects with key community benefits,” said Valentine.
As part of the policy, Director of Public Works, Engineering and Environment Peggy Slama said the town’s environmental services department also determined estimated total annual water thresholds for the town to help guide plans.
Between 2022 and 2024, presuming UV disinfection is operational and a five-per-cent factor of safety is in place, there will be 1,282 single dwelling units of capacity available, or 430 single dwelling units per year.
To keep track of capacity, the town is measuring the remaining water by single dwelling unit (SDU), which is the amount of water needed for a single-detached home (about .75 cubic metres per day). Townhouses and apartments would be counted as a partial SDU.
In 2025/26, Slama said with the water treatment plant expansion expected to start coming online, the town would then look at releasing the five-per-cent factor of safety.
“We’ve come through an incredibly difficult time and an incredible amount of work has been done,” said Deputy Mayor Keith Hull. “I think we’re very close to identifying the rules of engagement.”
“We are not that far out from an election. What safeguards or provisions are put in place to make sure that this bylaw is not unduly influenced through the election campaign by a party that maybe wants to fast-track?” asked Hull.
He asked that staff report back on his concerns when the matter comes back before council later this month.
Coun. Kathy Jeffery voted in favour of the recommendation.
“I think this has been transformative in terms of our processes and engagement with the development community and our public going forward on policy,” she said.
“I’m so proud that we’ve been able to consult broadly and been able to come up with a policy that is transparent and fair and will help us as a growing community deal with all the applications that are streaming through our door,” said Coun. Yvonne Hamlin.
The committee voted unanimously in support of the servicing capacity allocation policy. The decision will need to be ratified by council later this month and, if approved, will go into effect the day the control bylaw expires.
For more information on the interim control bylaw and the servicing capacity allocation framework, visit the town’s website here.
