From Town to City: Milton's Infill and Intensification Plan

Last Wednesday I had the opportunity to participate in the second of two public meetings discussing plans to increase development and population density in central Milton - otherwise known as 'Infill and Intensification'.

The Province has mandated that, in order to accommodate increasing populations and to avoid sprawl into agricultural areas, that certain towns increase the population density of their built-up areas to reach (in the case of Milton) a minimum of 200 people + jobs per hectare by 2031.

In practical terms, this means allowing for taller buildings, and developing 'brownfields' and underutilized spaces. The plan has resulted in predictable resistance from some members of the community who are envisioning crops of high-rise condo towers springing up in the downtown core, but the reality, thankfully, is much less terrifying.



To start with, the area where they are talking about doing most of this development could definitely use a facelift. I remember when we first came to Milton 15 years ago to look for a house, the first impression we had driving west along Main Street was of a dingy, haphazard collection of industrial units, strip malls, vacant lots - even an abandoned paint factory. The paint factory was torn down a few years later, but the sizeable lot it sat on remains an empty eyesore.

When the Loblaw's Supercentre and the attendant retail complex was built a few years ago at the corner of Main and Thompson, it was literally in the middle of nowhere. But with the residential developments now fully established to the east and southeast of town, the continued existence of this industrial wasteland between 'old' and 'new' Milton has become even more detrimental to the integrity of the town.

Filling that gap with high density housing and retail will (hopefully) create a larger, continuous downtown centre that will be accessible, walkable, and integrated with the older and newer parts of Milton. Additionally, increasing population densities in an area which, fortuitously, includes the GO Station will make in-town, commuter and intra-regional transit far more efficient and cost effective.




Concerns were raised about the loss of parking space at the GO station, but apparently there are several plans in the works that should make that less of a problem. In addition to making it easier to walk or bike to the station, there are plans to add two new stations at Trafalgar and at Tremaine which should ease the pressure on the downtown Milton station considerably. Also, at some point the line is going to be extended west. This should help a lot because a significant percentage of people using the Milton GO station are actually from Guelph, Cambridge and Kitchener.

Other interesting plans in the works include:

- moving the GO parking lot to south of the tracks, leaving the Main St. frontage for retail and apartments / condominiums.

- extending Main St. to Trafalgar, giving access to the 401 and the future GO station there, thus relieving traffic congestion downtown.

- incorporating a park / trail corridor parallelling Main Street to the north, thus allowing an alternate east-west route for pedestrians and cyclists.

- additional intensification to the west of the historic downtown core to create a western 'gateway' into both the old and new downtown areas.

I'm personally pretty excited by all this. Short of stuffing the whole town into a time machine and sending it back 20 years, I see this approach as being the best way of counteracting the sprawling, uncontrolled, unbalanced residential development that has been going on for the past decade, and transitioning Milton from a medium-sized town to a small city.

It's a shame they couldn't have done the infill first, but it is what it is.

(There's lots more information about the Town's plan on their website.)

The 'Building Complete Communities' Post-Summit Report is Here!

I'm excited! Aren't you excited?

Esther Shaye (Garth Turner's right hand woman) attended this summit of urban planning experts and regional and municipal leaders back in June, and was so excited she couldn't wait to call and tell me about it when she got back. Today, one of the co-sponsors of the event (the Canadian Urban Institute) released its post-summit report, along with presentations by CUI President Glen Murray and others.

The focus of the summit was primarily on service and infrastructure funding challenges and solutions for municipalities (particularly in Halton and Peel), but at the same time summit presenters emphasized that designing that infrastructure around compact, complete, sustainable communities isn't just a good idea - it's a necessity.

Complete communities require a financially sustainable growth management strategy, but they also require that we design our communities in a new way. This presents new challenges to municipalities where suburban expansion into rural areas has been the norm. As such, these new communities can be more costly to develop and maintain to the standards GTAH residents currently enjoy.

Affording this type of development in the GTAH requires a commitment to fiscal reform and innovation as far-reaching as the commitment to developing in a completely new way to implement the vision for the Growth Plan.

To summarize the road-blocks that need to be addressed and overcome:

• Development Charges that are calibrated to “business as usual” growth and not the rapid, compact form of growth projected in the Growth Plan.
• Cash flow issues related to the partial/delayed payment of Development Charges.
• Long-term operating and maintenance costs of infrastructure not covered by Development Charges.
• A regressive property tax structure.
• Inadequate funding for growth-related provincial infrastructure and servicing (this includes not only the building of schools, community centres, and day care facilities but also their day to day operational funding).

Murray's presentation is particularly interesting as it cites several reasons why developing 'complete communities' based on New Urbanist principles is going to become even more vital in the future. These include:

- Climate change: both because of the necessity of reducing GHG emissions from transportation and housing, and because we will need to accomodate a new wave of 'climate refugees' very soon.

- Economic changes: "In the past, three out of every five jobs in Canada were in the manufacturing sector. Today, in Canada’s “New Economy” 80% of job growth is in knowledge-based industries, with the remaining 20% in service industries. This type of growth promotes the development of centres of innovation and is attracting a new and creative workforce to Canadian communities. This workforce has different needs and preferences than the one our communities were planned to accommodate. The creative workforce is attracted to urban centres where arts and culture are vibrant, recreational facilities are state-of-the-art, and lifestyle choices are wide-ranging. Communities that are able to attract and accommodate this new workforce often enjoy increased community assets."

- Demographic shift: because for a rapidly aging population, issues like walkability and easy access to health, social and cultural services are becoming increasingly essential. Also because our multicutural and multi-ethnic society has different needs and wants than those for whom the suburban model of development was designed.

Anyway, it's a great read for anyone interested in urban development issues, and does a great job of explaining exactly what kind of infrastructure funding challenges our municipalities face in a way that we lay people can understand.

Milton Draws its 'Line in the Sand' with Region

From today's Milton Champion:

Town setting growth 'rules' with Region

The Town is laying out ground rules that it wants the Region to follow when it comes to local residential growth beyond 2021.

The proposed list of growth principles prepared by Town staff went before town council at an information workshop held Monday afternoon.

The item comes in response to the Region's Sustainable Halton plan, which is being developed to steer future growth while preserving and protecting things like greenspace and farmland.

As part of the process, Region staff has come up with five concepts that show how about 2,400 hectares of 'greenfields,' or undeveloped land, in Milton and Halton Hills could accommodate 120,000 people and the needed community infrastructure between 2021 and 2031.

(...) In response to the concepts, [Town] staff developed a list that tells the Region the Town will accept residential growth beyond 2021 only on the basis of the following principles, including:

- Balanced residential and employment growth based upon a minimum .5 employee-to-resident ratio

- Increased financial support from the Region relating to capital projects, with transportation/transit and water/wastewater systems as a priority

- Encouraged financial assistance from the Province for hospitals, schools and transit, including things like legislative changes to development charges

- Continued and respected input into the Region's evaluation of the proposed growth concepts, all the while respecting Milton's Strategic Plan goals and objectives

- That the cost of providing lake-based servicing to Halton Hills be borne by Halton Hills' landowners/developers, and that Halton Hills development doesn't impede Milton's ability to manage its growth

What I find most interesting about this list of "principles" is that every one of them is about money.

The sad thing is, the 'Sustainable Halton' plan is actually very good. Although it takes as a given that the population and urban area of Milton will expand significantly (which it already has), and although the suggested population density for new residential developments is shockingly low (50 people + jobs/hectare), it does take into account things like continuity and preservation of as much agricultural land as possible, recognition of the special needs of the greenhouse/market garden areas along Eighth Line, the integration of rail, transit and automobile transportation corridors and hubs, etc.

That's the big picture. The smaller picture - the actual implementation of this plan on a local level in terms of individual housing, retail and industrial developments, is the purview of the Town of Milton. But instead of going with the spirit and intent of the Region's plan and exploring innovative ways of creating sustainable new urban spaces (such as New Urbanist concepts, or, say, this development in Ottawa), the Town long ago chose to simply hand over the design of housing and retail developments to private corporations whose only purpose is to maximize profit per hectare.

The result, which may or may not adhere to the overall land use recommendations of 'Sustainable Halton', nevertheless makes 'New Milton' look like exactly the same barren wasteland of ticky-tacky houses and big box stores covering Brampton and Peel when viewed from street level.