I appreciate the…

I appreciate the consideration of updating the Provincial Policy Statement.
As the owner of one of the largest development consulting firms (Planning, Architecture and Engineering) in Ontario, we have seen a number of unnecessary development hurdles over the years.

A few suggestions:

1. In Rural jurisdictions, there needs to be more flexibility for development on partial services. A number of large commercial and industrial developments have been held up on properly zoned commercial/industrial sites due to lack of sanitary sewers. These properties could be easily subdivided and developed (with proper zoning) but the County will not let them be subdivided on partial services due to the existing PPS. This creates large islands of properly zoned, developable land with no sanitary services (but all other services). Waterloo Biofilter systems has developed advanced septic systems which completely eliminate the risk of development on these systems. It's also far more economical than extending the sewers in most cases.

2. In Rural jurisdictions there needs to be more onus on Municipalities' to provide sanitary capacity within settlement boundaries. We have had several residential developments delayed by years due to lack of foresight and investment by the Municipalities ultimately leading to lack of capacity in their systems. Although these Municipalities are working with the developers, the process of increasing capacity through Municipal Class EA's needs to be streamlined.

3. We have had some large developments proposed but due to town boundaries, two municipalities need to cooperate on servicing or outright refuse to provide sanitary services to a development on their border. There needs to be a formalized way for these developments to proceed.

4. We have had a number of properties that are zoned commercial, where we have proposed a mixed use development with commercial on the main floor and residential above. Unfortunately some Municipalities see this as an opportunity to request Official Plan Amendments which significantly delays the development of large mixed use projects. It would be very helpful if OPA's were not required for residential development above the zoned use. There should be a preference for density in urban areas.

5. It would be helpful if Conservation Authorities were less involved in development proposals and this responsibility was given to the Municipalities to oversee (ie. Storm water management etc.). We have had a number of developments held up due to lack of response from Conservation Authorities.

Thanks for your consideration.