New Tec slams Everett growth plan

By Brad Pritchard Simcoe.com Feb 12, 2013 

ADJALA-TOSORONTIO – Adjala-Tosorontio’s planning department says “misinformation” is to blame for New Tecumseth’s lack of support over the township’s growth plans for Everett.

At last week’s Adjala-Tosorontio council meeting, director of planning Jacquie Tschekalin said she will need to sit down with New Tecumseth’s planning staff to clear up a list of concerns the neighbouring municipality outlined in a recent letter about the growth proposal.

“When you look at the report that was prepared for them there was a lot of misinformation that was forwarded on to them,” she said. “I believe that is the reason why their council is not showing us support for the concepts we are working on for Everett.”

Tschekalin highlighted some of the concerns mentioned in New Tecumseth’s director of planning and development Eric Chandler’s letter.

Tschekalin said there is confusion the township’s population will grow to 19,000 by 2031, which would exceed the municipality’s growth target of 13,000.

While the growth plan calls for Everett to reach 10,000 people, it will likely take 30 years or more to reach that point.

Chandler also has concerns about the plan’s impact on Alliston’s ability to grow, saying in his letter how it “represents the exact sprawl that the Places to Grow Plan policies seek to ensure to not occur.”

Tschekalin disagrees and said the proposal falls in line with the provincial and county growth visions.

 “I understand they may have issues with what the provincial numbers are and that kind of thing, but we’ll take our direction from the province on that,” Tschekalin said.

New Tecumseth also raised a red flag over the commercial development, including a line in the report that mentioned having a “general merchandise store” like Costco in Everett.

Tschekalin noted that type of store won’t be allowed and the reference will be removed.

She also touched on the commercial needs study and the impact to Alliston.

Tschekalin said a population of 10,000 people typically warrants 420,000 square feet of commercial space, but because of the existing businesses in Alliston, that will be reduced to about 30 per cent or 126,000 square feet.

Irked by the tone of the letter, Mayor Tom Walsh questioned the need to consult with New Tecumseth in the first place.

“Why bother them?” he asked. “If they want to have a Walmart or whatever…they shouldn’t bother us for what we want on our side.”

Afterwards, staff noted the township is required under the Planning Act to circulate information to neighbouring municipalities.

Deputy Mayor Mary Small Brett said she doesn’t think the growth plan will negatively affect Alliston. She said most people will continue to shop there for “bigger purchases.”

Essa Township has yet to offer a response on the growth plan.

 

By Brad Pritchard Simcoe.com Jan 29, 2013 

ADJALA-TOSORONTIO – Adjala-Tosorontio is putting some big plans in motion that will forever change the small rural community of Everett.

Later this year, it’s expected council will adopt a final version of the Everett Secondary Plan.

The development plan, which will unfold in phases, will set the stage for the community to quadruple its current population to nearly 10,000 people in the next 30 years.

While Ontario’s Places to Grow Act has Adjala-Tosorontio’s population set to increase 2,000 people to a total of 13,000 by 2031, the Everett Secondary Plan is looking beyond that.

For years council has eyed Everett as the main hub of growth over other communities like Colgan and Loretto. About a year ago, council agreed to direct most future development to the community in order to meet newer provincial growth requirements for intensification.

“We decided Everett should be where all our growth should be focused, because it was the biggest, most complete community to start with,” said Adjala-Tosorontio Deputy Mayor Mary Small Brett.

The township’s long-term vision for Everett is a “complete community” that respects its agricultural heritage and rural values while supporting policies that facilitate growth and healthy, sustainable lifestyles.

While Small Brett admits the community has a long way to go to make the municipality’s plan come to fruition, she thinks it’s still the best approach.

“It’s challenging for a rural community because we have next to no infrastructure and very little population to spread the cost over,” she said. “But with this growth plan we’re trying to think outside the box and think beyond the immediate term of council. We’re trying to think what’s best for everyone, especially the residents that are living there.”

By 2031, the community could see about 1,000 new homes, ranging from single-family dwellings, to two-storey apartments and affordable housing.

That means Everett will need new infrastructure, such as water and sewage servicing.

The community does have one sewage treatment plant, which currently services about 100 homes in the New Horizons subdivision.

Bringing in this infrastructure could also solve a looming problem for residents, since most of the community’s existing homes rely on aging septic systems, many of which will be subject to mandatory testing starting in 2015.

The township will be relying on developers to upfront money in order to pay for the new infrastructure.

“The province doesn’t fund sewage treatment plants like they used to…they don’t have any more money for us and we don’t have the money to upfront it,” said Jacquie Tschekalin, director of planning. “So now, I’d say in the last 10 years, if you want to develop and there’s no system there, the developer pays for it. It’s the same thing for roads. The municipality used to pay for roads but now it’s the developers.”

Commercial development is also big part of the plan with the idea to create a downtown area along the main street on County Road 5 near County Road 13.

The focus is on small local business, such as a grocery store and a pharmacy.

Unless it supports local initiatives like agriculture, larger businesses will be directed towards the Highway 89 employment lands corridor the township is also working towards developing.

“There won’t be a Walmart, there probably won’t be a Tim Hortons, but we are hoping there’s a small coffee company over in Collingwood that might like to open up in Everett,” Tschekalin said.

She further clarified the plan will discourage drive-thrus, but wouldn’t altogether stop a coffee chain like Tim Hortons from opening a location.

The main street will also be the focus of a revitalization plan. The idea is to see the area redeveloped into a “light” version of downtown Alliston, with a small selection of shops on the street level with apartments above. Promoting local activities in the community will also be a priority, like a farmers’ market.

The plan also includes the addition of new parks, with the idea of having one within five to 10 minute walk of every home, new roads and road widening, new street lighting and sidewalks, along with a trail system to fully connect the community and make it pedestrian friendly. A new joint school/recreation centre is also planned.

Another focus of the plan is to make sure the development has a minimal impact on the natural ecosystem but to also to improve the surrounding environment through efforts like riverbank stabilization and floodplain protection.

While the township has received mostly positive feedback on the plan from local landowners, some residents have been critical of it.

Everett resident Chantale Gagnon recently started a Facebook group (People United for a Rural Everett) to get a better sense of what other residents think of the plan.

Gagnon questions its financial feasibility and she also worries it will ruin the rural feel of the tiny hamlet and turn it into a “mini-Brampton.”

Tschekalin said there has been a lot of concern raised over the proposed changes, which is common whenever new development is proposed.

Once Everett reaches its full build out the community will be similar in size to the Town of Erin near Caledon, but nothing remotely comparable to Brampton, Tschekalin added.

Residents with questions or concerns about the growth plan are encouraged to speak with Tschekalin by calling 705-434-5055 or by visiting the township municipal office.

A handful of public meetings were held last year and it’s expected there will be one more before the plan is brought before council for further consideration.

To read the all of the reports and studies associated with the growth plan, visit the township website atwww.townshipadjtos.on.ca.

By Brad Pritchard Simcoe.com Jan 03, 2013

ADJALA-TOSORONTIO – For Adjala-Tosorontio Deputy Mayor Mary Small Brett, 2012 will go down in the books as the year that shaped the future of the township, both in the near future and long-term.

While several planning initiatives unfolded throughout the year, the most significant of the bunch were the Everett Secondary Plan and planning for the Highway 89 employment corridor.

When it comes to planning, adding a dozen or so homes into a village is one thing, but it requires a much larger and comprehensive vision when talking about redeveloping a hamlet into a complete community, or transforming a stretch of highway to attract a wide range of businesses.

In regards to the Everett Secondary Plan, the municipality is looking to transform the small rural community by directing most growth to the community over the next two decades. The goal is to expand its boundaries, significantly build up its infrastructure and increase the community’s population by about four-and-a-half times from the current 1,900 to 8,600.

It has caused a stir for residents on both sides of the fence. While some have expressed excitement over the proposal, there will always be those who prefer the township keep its rural heritage.

Speaking on behalf of Mayor Tom Walsh, Small Brett said the township has to be responsible in planning for the road ahead and all of the growth that will inevitably come with it.

“It’s a long way out and in doing that we want to make sure we have the best possible community,” she said.

Pointing out that the only constant in life is change, Small Brett said she believes the township is on the right track with the growth plan.

“What’s important to me is the community – the walking trails, a whole community where people can interact and meet their neighbours,” she said.

In 2013 the township will be looking to begin its strategic planning process to determine what other projects will be a priority in the coming years. As part of this, residents will be asked for their input.

Council’s decision to not lend support to green energy projects through the province’s FIT program will also likely come up for discussion again in the new year.

While the decision may hinder an applicant in getting approved, it won’t stop anyone from still applying for a renewable energy project, like rooftop solar panels.

Small Brett said it was a tough decision to come to, but in end she felt like it was the only way to be fair to all residents.

“As a council we feel that we couldn’t say Carte Blanc it’s green and it’s OK,” she said. “Sometimes it can be really hard to make a decision that on the surface is popular, but we are trying to protect everyone.”

Small Brett said council will reopen the matter for debate if and when more information is made available from the province.

She said there are still uncertainties surrounding the financial sustainability of its renewable energy program and if the higher per-kilowatt-hour prices will cause hydro prices to rise.

“We need to be fair to all residents in thinking and talking about it…but it isn’t finished, we aren’t done talking about it,” she said.

Overall though she is proud of what was accomplished in 2012 and she is looking forward towards another successful year.

“Council is proud to work with and for our residents,” she said. “We look forward to the future with pride and optimism, building upon the many successes that have made our township such a great place to live, work and play.”