Background Report - Town of Georgina

SUTTON SECONDARY PLAN REVIEW STUDY 

BACKGROUND REPORT 

TOWN OF GEORGINA 

JULY 2008 

The Planning Partnership • LGL Limited • Poulos & Chung • SCS Consulting • Cushman & Wakefield LePage

TOWN OF GEORGINA, SUTTON SECONDARY PLAN REVIEW STUDY 


TABLE OF CONTENTS 

1.0 INTRODUCTION 1 

1.1 PURPOSE 1 

1.2 STUDY LOCATION & CONTEXT 1 

2.0 BACKGROUND REPORT SUMMARIES 2 

2.1 PLANNING - POLICY CONTEXT 2 

2.1.1 Introduction 

2.1.2 Policy Context 

2.2 EXISTING ENVIRONMENTAL CONDITIONS AND OPPORTUNITIES/ 8 

CONSTRAINTS ANALYSIS SUMMARY 

2.3 MUNICIPAL SERVICING & STORMWATER MANAGEMENT SUMMARY 10 

2.4 TRANSPORTATION SUMMARY 11 

2.5 MARKET ANALYSIS - EMPLOYMENT & COMMERCIAL LAND 12 

ANALYSIS SUMMARY 

3.0 PUBLIC WORKSHOPS / CHARRETTES SUMMARIES 13 

3.1 SECONDARY PLAN REVIEW STUDY WORKSHOP 13 

SUTTON ARENA (AUGUST 18 - 19, 2007) 

3.2 SECONDARY PLAN REVIEW STUDY WORKSHOP 14 

SUTTON DISTRICT HIGH SCHOOL (NOVEMBER 23, 2007) 

APPENDIX A - SUTTON DEVELOPMENT AREAS & APPLICATIONS 

APPENDIX B - EXSISTING ENVIRONMENTAL CONDITIONS AND 

OPPORTUNITIES/ CONSTRAINT ANALYSIS 

APPENDIX C - MUNICIPAL SERVICING & STORMWATER 

MANAGEMENT SUMMARY 

APPENDIX D - TRANSPORTATION MEMORANDUM 

APPENDIX E - MARKET ANALYSIS - EMPLOYMENT & COMMERCIAL 

LAND ANALYSIS 

APPENDIX F - SECONDARY PLAN REVIEW STUDY WORKSHOPS / CHARRETTES 

(AUGUST 18 - 19 & NOVEMBER 23, 2007) 

The Planning Partnership • LGL Limited • Poulos & Chung • SCS Consulting • Cushman & Wakefield LePage | July 2008

1.0 INTRODUCTION 

1.1 Purpose 



The purpose of this report is to provide an overview of the background work that commenced in the summer 

of 2007 and completed as of June 2008, with respect to the Sutton Secondary Plan Review Study. This report 

concludes Phase 1 of a three phase study process and also includes a summary of the discussions at the public 

workshop that was held in Sutton (August 18-19, 2007) and the Sutton High School workshop (November 23, 

2007) which form part of Phase 2 of the study. Initial reports and findings for the Study Area have been provided 

with respect to planning, environmental, municipal servicing, transportation and market analysis contexts. A 

summary of the two workshops is provided in Appendix F. 

1.2 Study Location and Context 

The Sutton Secondary Plan Study Area is comprised of approximately 2,550 hectares (6,300 acres) of land. 

The Study Area is bounded by Lake Simcoe to the north, Park Road to the east, Latimer Road and the lot line 

between Lots 18 and 19, Concessions 7 and 8 (NG) to the south and McCowan Road and the lot line between 

Lots 15 and 16, Concession 9 (NG), to the west. The current population within the Study Area is approximately 

6,500. 

Study Area in Context 

The Planning Partnership • LGL Limited • Poulos & Chung • SCS Consulting • Cushman & Wakefield LePage | July 2008 

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2.0 BACKGROUND REPORT SUMMARIES 

2.1 PLANNING - POLICY CONTEXT 

2.1.1 Introduction 

The Provincial Policy Statement, the Greenbelt Plan, Places to Grow: Growth Plan for the Greater Golden Horseshoe, 

the York Region Official Plan and the Town of Georgina Official Plan were reviewed to determine the policy 

context for the Sutton Secondary Plan Study Area. The following is a brief summary of background information 

from these policy documents that are pertinent to the Secondary Plan Study Area. 

2.1.2 Policy Context 

Provincial Policy Statement (2005) 

The Provincial Policy Statement provides broad overall direction on matters related to land use planning and development. 

The Provincial Policy Statement supports improved land use planning and management in order to 

accommodate appropriate development to meet future needs through efficient land use patterns which promote 

a mix of housing, employment, parks and open spaces, and transportation, especially pedestrian and alternative 

modes of travel. The Preamble and Section 1.0 states: 

“The fundamental principles set out in the Provincial Policy Statement apply throughout Ontario, despite regional 

variations. To support our collective well-being, now and in the future, all land use must be well managed” and 

that “Efficient land use and development patterns support strong, liveable and healthy communities, protect the 

environment and public health and safety, and facilitate economic growth.” 

Section 1.0 Building Strong Communities, appears to be the most pertinent section with respect to the Sutton 

Secondary Plan Study Area. The following are excerpts from the subsections that are of particular relevance to 

the Study Area: 

“1.1.1 Healthy, liveable and safe communities are sustained by: 

a) promoting efficient development and land use patterns which sustain the financial well-being of 

the Province and municipalities over the long term; 

b) accommodating an appropriate range and mix of residential, employment (including industrial, 

commercial and institutional uses), recreational and open space uses to meet long-term needs; 

c) avoiding development and land use patterns which may cause environmental or public health 

and safety concerns; 

d) avoiding development and land use patterns that would prevent the efficient expansion of settlement 

areas in those areas which are adjacent or close to settlement areas;” 

e) promoting cost-effective development standards to minimize land consumption and servicing 

costs; and, 

g) ensuring that necessary infrastructure and public service facilities are or will be available to meet 

current and projected needs.” 


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“1.4.3 Planning authorities shall provide for an appropriate range of housing types and densities to meet projected 

requirements of current and future residents of the regional market area by: 

a) establishing and implementing minimum targets for the provision of housing which is affordable 

to low and moderate income households. However, where planning is conducted by an uppertier 

municipality, the upper-tier municipality in consultation with the lower-tier municipalities may 

identify a higher target(s) which shall represent the minimum target(s) for these lower-tier municipalities; 

b) permitting and facilitating: 

1. all forms of housing required to meet the social, health and well-being requirements of 

current and future residents, including special needs requirements;... 

c) directing development of new housing towards locations where appropriate levels of infrastructure 

and public service facilities are or will be available to support current and projected needs; 

d) promoting densities for new housing which efficiently use land, resources, infrastructure and 

public service facilities, and support the use of alternative transportation modes and public transit 

in areas where it exists or is to be developed; and, 

e) establishing development standards for ... new residential development which minimize the cost 

of housing and facilitate compact form, while maintaining appropriate levels of public health and 

safety.” 

“1.5.1 Healthy, active communities should be promoted by: 

a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, and 

facilitate pedestrian and non-motorized movement, including but not limited to, walking and cycling; 

b) providing for a full range and equitable distribution of publicly-accessible built and natural settings 

for recreation, including facilities, parklands, open space areas, trails and, where practical, 

water-based resources; 

c) providing opportunities for public access to shorelines; and 

d) considering the impacts of planning decisions on provincial parks, conservation reserves and 

conservation areas.” 

“1.6.1 Infrastructure and pubic service facilities shall be provided in a coordinated, efficient and cost-effective 

manner to accommodate projected needs… Planning for infrastructure and public service facilities shall 

be integrated with planning for growth so that these are available to meet current and projected needs.” 

In addition to Section 1.0, Section 2.0 of the document promotes the protection of the Province’s natural heritage, 

water, agricultural, mineral, and cultural heritage and archaeological resources to provide for long-term prosperity 

and environmental and social health: 

“2.1.1 The diversity and connectivity of natural features in an area, and the long-term ecological function and 

biodiversity of natural heritage systems, should be maintained, restored or, where possible, improved, 

recognizing linkages between and among natural heritage features and areas, surface water features 

and ground water features.” 

The emphasis on building strong communities through efficient use of land and natural resources, cultural resources, 

land patterns and densities, the mix of land uses and housing types, pedestrian friendly streets and access 

to parks and natural areas in the Provincial Policy Statement will be essential in the review of the Secondary 

Plan. 


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Greenbelt Plan (2005) 



Generally speaking, the Greenbelt Plan identifies a broad area where urbanization cannot occur or is restricted 

in order to provide long term protection to the agricultural land base as well as important ecological features and 

functions occurring within the Greenbelt. 

The Sutton Secondary Plan Study Area is identified as “Towns/Villages” in Schedule 1: Greenbelt Plan Area of 

the Greenbelt Plan, which is shown on Map 1 - Excerpt from Schedule 1 of Greenbelt Plan below. Towns and 

Villages” are defined as being the areas within the Protected Countryside that have the largest concentrations of 

population, employment and development. 

Towns and Villages 

Protected Countryside 

River Valley Connections 

Natural Heritage System 

Map 1 - Excerpt from Schedule 1 of Greenbelt Plan 

According to Section 3.4.2, the policies of the Greenbelt Plan do not apply within the Sutton Secondary Plan 

boundary, except for the external connections policies in Section 3.2.5 related to development near the Black 

River . As a result, there are general policies in section 3.2.5 External Connections with respect to the Natural 

Heritage System and features beyond the Greenbelt Plan boundary that are important to consider for the Sutton 

Secondary Plan Study Area. In particular, core woodland and wetland features flank the boundary and extend 

into the study area providing core woodland and linkage functions with the natural heritage system. 


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Section 3.2.5 External Connections provides the following: 

The river valleys that run through existing or approved urban areas and connect the Greenbelt to inland 

lakes... are a key component of the long-term health of the Natural System. In recognition of the function of 

the urban river valleys, municipalities and conservation authorities should: 

1. Continue with stewardship, remediation and appropriate park and trail initiatives which maintain and, to the 

extent possible, enhance the ecological features and functions found within these valley systems; 

2. In considering land conversions or redevelopments in or abutting an urban river valley, strive for planning 

approaches that: 

a) Establish or increase the extent or width of vegetation protection zones in natural self-sustaining vegetation, 

especially in the most ecologically sensitive areas (i.e. near the stream and below the sable top 

of bank); 

b) Increase or improve fish habitat in streams and in the adjacent riparian lands; 

c) Include landscaping and habitat restoration that increase the ability of native plants and animals to use 

valley systems as both wildlife habitat and movement corridors; and 

d) Seek to avoid, minimize and/or mitigate impacts associated with the quality and quantity of urban runoff 

into the valley systems; and 

3. Integrate watershed planning and management approaches for lands both within and beyond the Greenbelt.” 

Section 3.4.2 also encourages municipalities to support the long-term vitality of Towns and Villages though appropriate 

planning and economic development approaches which seek to maintain, intensify and/or revitalize 

these communities. This includes modest growth that is compatible with the long-term role of these settlements 

as part of the Protected Countryside and the capacity to provide locally based sewage and water services. 

Growth Plan for the Greater Golden Horseshoe - Places to Grow (2006) 

The Growth Plan informs decision-making regarding growth management in the Greater Golden Horseshoe 

(GGH). It contains policies that are intended to manage population and employment until 2031, by directing a 

significant portion of new development to the existing built-up areas, with a focus on urban growth centres, intensification 

corridors, major transit station areas and brownfields. Within this timeframe, the GGH is expected 

to accommodate approximately 3.7 million additional people and 1.8 million additional jobs. York Region is 

forecasted to grow to 1.5 million people and 780,000 jobs in that same 25-year period. Schedule 4 of the Plan 

identifies the Sutton Secondary Plan Area as being within the “Greenbelt Area”. 

Municipalities are required to bring their Official Plans in conformity with the Growth Plan by June 16, 2009. The 

review and update of the Sutton Secondary Plan must conform with the Growth Plan and constitutes the first 

step in the Town’s Official Plan conformity exercise. The balance of the Town of Georgina’s conformity exercise 

is expected to begin sometime in 2008, after York Region has significantly advanced their own Official Plan 

amendments. 

Presently, York Region is developing a new “Growth Management Strategy” that will allocate growth projections, 

as well as, requirements for greenfield development and intensification targets for each of the constituent area 

municipalities. This work is expected to provide overall direction and specific requirements about how future 

urban growth is to be accommodated in the Town of Georgina, and subsequently, within the Sutton community. 


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Greenbelt Area 

Source: Places to Grow: Growth Plan for the Greater Golden Horseshoe, Schedule 4, Ontario 2005 

In the absence of the Regional work, the Growth Plan indicates that by the year 2015 and for each year thereafter, 

new growth shall be accommodated through a minimum of 40% “intensification” within the built-up area and 

that new greenfield development shall achieve a minimum density of 50 persons/employees per hectare. 

In discussing these Growth Plan requirements with Region of York representatives, it is anticipated that in Georgina, 

given its more rural and small town context, both intensification and minimum density requirements may be 

adjusted to permit somewhat less intensive development patterns. This approach has not yet been confirmed, 

nor have the new adjusted requirements been articulated. 

York Region Official Plan (2007) 

The purpose of the Region Official Plan is to provide “policies that will help guide economic, environmental and 

community-building decisions affecting the use of land” and to “help coordinate and set the stage for more detailed 

planning by the area municipalities.” 

The York Region Official Plan (Map 5: Regional Structure), identifies a large portion the Secondary Plan Study 

Area as Towns and Villages. The Official Plan, in Section 5.4 Local Centres, identifies Sutton as a Local Centre 

with the objective of “providing a concentration of residential, business, institutional and human service activities 

for the surrounding community” and further explains that mainstreets such as Sutton’s “have long served 

the needs of the surrounding settlements and agricultural communities.” In addition, Section 5.2 Community 

Building notes the Region’s focus on growth management and “encourages additional development within the 

existing urban areas” and indicates that Local Centers “are also prime locations for infill and intensification, but 

at a smaller scale.” 


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Specific reference to Sutton is also made in Section 6.7 Water and Sewer Strategies noting that “the Region will continue 

to own and operate Lake Simcoe-based water supply and sewage treatment facilities serving the Keswick and Sutton areas.” 

Town of Georgina Official Plan (2002) 

The Town of Georgina Official Plan generally identifies the Secondary Plan Study Area noting that “Land use and development 

shall be subject to the policies of the Sutton Secondary Plan in Section 9.4 and Schedules G1, G2, G3, G4, G5 and 

G6” (Section 3.19.4). Section 9.4 (The Sutton Secondary Plan), Schedule G1: Land Use Plan, Schedule G2: Urban Structure 

Plan, Schedule G3: Planned Road Widths, Schedule G4: Environmental Resources, Schedule G5: Municipal Servicing 

Plan and Schedule G6: Special Provisions establishes policies with respect to land use, growth and development, and 

special policy areas for the Secondary Plan Study Area. A summary of these Schedules, is as follows: 

• Schedule G1: Land Use Plan, indicates an array of land use types including low, medium and high density residential, 

mixed use areas, rural areas, general commercial/tourist commercial areas, industrial areas, park areas, open space 

areas, institutional uses and schools, rural modular home park areas, private open space areas, and environmental 

service areas. 

• Schedule G2: Urban Structure Plan, identifies special development areas, open space linkages, significant visual 

resources, the urban corridor and four development areas within the secondary plan area. The four development 

areas include the Northeast Sutton Development Area, Southeast Sutton Development Area, Northwest Sutton Development 

Area and Southwest Sutton Development Area. 

• Schedule G3: Planned Road Widths, identifies the Provincial, Regional and Municipal Roads in the Secondary Plan 

Study Area. 

• Schedule G4: Environmental Resources, identifies the water courses, forest and wooded areas, wetlands, aggregate 

resources within the Secondary Plan Area. 

• Schedule G5: Municipal Servicing Plan, identifies existing and proposed servicing infrastructure for the Secondary 

Plan area. 

• Schedule G6: Special Provisions 


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2.2 EXISTING ENVIRONMENTAL CONDITIONS AND 

OPPORTUNITIES / CONSTRAINTS ANALYSIS SUMMARY 

Study Approach 

An analysis of existing environmental conditions was conducted of the Study Area. It consisted of background 

data review (reports, mapping), windshield surveys and airphoto interpretation. This information was used to 

develop a Natural Heritage System (environmental framework) for the Sutton Secondary Plan Review Study. 

Furthermore, the results were used to: 

• characterize and map the natural environment features / functions within and adjacent to the Study Area; 

• identify opportunities / constraints to future urban land use; and, 

• identify habitat restoration/enhancement opportunities, including buffers and corridor/linkage enhancements. 

The existing conditions overview included the areas of Vegetation, Wildlife, Fisheries, Corridors/Linkages, Environmental 

Policy Areas, LSRCA Regulation Area, Significant Woodlands, the Greenbelt Plan and Natural Hazards 

and Lake Simcoe Shoreline. The opportunities and constraints overview that follows, identifies levels of 

environmental constraints (Levels 1, 2, and 3), and their criteria, and an additional level of low constraint (Level 

4) which consists of existing developed areas, agricultural lands and cultural vegetation. The full report and 

analysis is contained in Appendix B. 

Existing Conditions Overview 

In terms of existing vegetation, the Study Area consists of meadow, shrub thicket and woodland communities that 

have largely established on former agricultural lands. Terrestrial features include deciduous, mixed and coniferous 

forest associations of varying species composition, age structure and disturbance history. Wetlands within 

the Study Area consist of swamp (coniferous, mixed, deciduous, shrub thicket), marsh (meadow, open water) and 

aquatic communities associated with areas of high water table conditions, riparian zones (e.g. Black River and 

tributaries) and closed depressions. 

Portions of the Study Area likely contain Significant Wildlife Habitat, as defined through the Provincial Policy 

Statement, and in particular, the large forest blocks, wetlands, Black River corridor and sections of the Lake 

Simcoe shoreline. The Study Area supports a diversity of terrestrial and aquatic wildlife habitat, which is capable 

of supporting a range of resident, summer resident, migrant and winter visitant animals. The key wildlife habitat 

function in the study area and surrounding landscape is associated with the Black River corridor (wetland, upland 

habitat, Greenbelt Plan external connection between Oak Ridges Moraine to the south and Lake Simcoe 

shoreline to the north) and the large block of forest/wetlands located in the northwest corner of the study area 

(east-west linkage connection to the Maskinonge River Corridor to the west). The large wetland and forest block 

in the southeast corner of the Study Area (Vatchell Swamp) also provides an important connection between large 

habitat blocks to the north and south. 

With respect to fisheries, the Black River is a productive system that provides habitat for cold water, cool water 

and warm water fish species along with an extensive natural corridor system with a direct connection to Lake 

Simcoe. The headwaters, located in the Oak Ridges Moraine to the south, support Brook Trout habitat. The 

middle and lower reaches support a fish community more tolerant of warmwater conditions. The shoals located 

along the Lake Simcoe shoreline provide important spawning habitat for Smallmouth Bass, Lake Trout and Lake 

Herring. However, anthropogenic induced degradation has limited the potential of this system. Direct examples 

of this within the Study Area include in-stream barriers, nutrient loading, and bank/channel alteration. As a result, 

there are numerous restoration opportunities associated with the Black River within the Study Area. The river 


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could be improved through the removal of barriers, treatment of urban stormwater runoff, groundwater recharge, 

bank/floodplain restoration, and riparian plantings to increase shading. 

Furthermore, the Black River provides an important north-south riparian corridor function that provides a linkage 

between the Oak Ridges Moraine to the south and the Lake Simcoe shoreline to the north. The large, contiguous 

forest block in the north-west corner of the Study Area provides an important connection with the Maskinonge River 

corridor to the west, which provides a southerly connection to the Holland River watershed. Combined, these core 

forest/wetland blocks and corridors comprise a key component of the Greenbelt Plan’s Natural Heritage System 

within the Town of Georgina and York Region. 

The Black River corridor and the large forest/wetland blocks within the Study Area are identified as core elements 

of the Town of Georgina and York Region Greenlands System and includes evaluated wetlands such as the Willow 

Beach Swamp Provincially Significant Wetland (PSW) , the Vachell Swamp PSW, the Mossington Park PSW, 

the Sibbald Point Wetland Complex (Locally Significant Wetland - LSW) and the Environmentally Significant Area’s 

(ESA) within or adjacent to the Study Area including Mossington Park, and two shoals along the Lake Simcoe 

shoreline. 

Watercourses and flood / fill areas are regulated by the Lake Simcoe Region Conservation Authority (LSRCA) within 

the Study Area and requires that for any development to proceed in areas under their regulation such as river or 

stream valley, a 15 m allowance from the greater of stable top of bank, floodline or meander belt width and wetlands, 

including 120 m from the edge of a PSW and 30 m from the edge of a non-PSW will require a permit from the 

Conservation Authority to proceed. 

It is important to note that the Sutton Secondary Plan Study Area’s core woodlands and wetlands are adjacent to the 

Greenbelt Plan’s Natural Heritage System and that natural heritage features extend into the Study Area providing 

core woodland and linkage functions. 

Opportunities and Constraints Overview 

Based on the review of the existing environmental conditions and key features within and adjacent to the Study 

Area, the following features would require protection with respect to future development: 

• Black River and Lake Simcoe; 

• Provincially Significant and Locally Significant Wetland complexes; 

• Environmentally Sensitive Areas (wetlands, upland forest, shoreline shoals); 

• Large, contiguous forest blocks (core woodlands, greenlands); 

• Corridors and connecting linkages – Black River, large forest blocks; and, 

• Environmental buffers/setbacks (stream channels, wetlands, upland forest edge). 

The basis of the environmental protection framework developed for the Sutton Secondary Plan Review Study is the 

LSRCA Natural Heritage System for Lake Simcoe Watershed (Final Draft - Beacon Environmental and LSRCA, April 

2007). There are three levels of high constraint which consists of the following: 

• Level 1: Provincially Significant. No Development Intrusion; 

• Level 2: Provincially Significant. No Development Intrusion; and, 

• Level 3: Watershed Significant. No Development Intrusion. 

A fourth level of low constraint has also been indicated in Figure 4 of Appendix B, as follows: 

• Level 4: Low Constraint. Existing Developed Areas, Agricultural Lands and Cultural Vegetation. 


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To protect the identified significant natural features, the following setbacks / buffers from the Level 1, 2 and 3 

Natural Heritage Features, are recommended: 

• 15 m from regulatory floodplain , meander belt width or stable top of bank; 

• 15 m setback from a warm water stream channel; 

• 30 m setback from a cold water stream channel; 

• 30 m wetland buffer (both PSW and LSW); and, 

• dripline plus 30 m from significant woodlot/wetland vegetation. 

In addition to the environmental work already conducted, some follow-up reconnaissance level field inventories 

will take place to complete the environmental characterization and fine-tune the opportunities/constraints framework. 

The land use concept plans, developed for the Sutton Secondary Plan Review Study Area, will be evaluated 

in the context of that opportunities/constraints framework and the Black River Subwatershed Study (State 

of the Watershed Report-Black River Subwatershed - Draft LSRCA 2002). 

2.3 MUNICIPAL SERVICING AND STORMWATER MANAGEMENT SUMMARY 

A summary analysis of current water and sewer servicing allocation and existing servicing infrastructure for the 

Sutton Secondary Plan Area was conducted. With respect to water servicing, Sutton is currently allocated an 

8,000 persons equivalent from the Willow Beach Water Treatment Plant of which 7,831 persons equivalent have 

been assigned, leaving 169 persons unassigned for water treatment. York Region is currently reviewing the timing 

for the Water Treatment Plant expansion to determine capacity and will help identify the maximum population 

that can be municipally serviced within the Sutton Secondary Plan Area. 

In terms of sanitary servicing, the Water Pollution Control Plant was expanded from 4,500 to 7,500 persons capacity 

in 2004. Approximately 4,182 persons capacity services in existing development and approximately 3,000 

persons equivalent has been allocated to proposed new development. An Environmental Assessment for further 

expansion of the Water Pollution Control Plant from 7,500 persons to 16,500 persons was being undertaken 

by York Region at the time that SCS Consulting Limited was completing the Current Servicing Allocation Status 

Summary, contained in Appendix C. The Provincial regulations have currently imposed a limit to Phosphorus 

loading, with respect to Lake Simcoe, of 148kg per year until April 2009. This new regulation affects the number 

of persons that can be serviced and thus also affects future population projections that may have been indicated 

previously. With respect to this new information, the future population that can be accomodated will be much 

lower than 16,500 persons. A more accurate projection number will be determined once the ongoing Provincial 

and Regional work has been finalized. 

With respect to current stormwater management in Sutton, the majority of sewersheds drain into Black River, 

Lake Simcoe and other watercourses without quality or quantity control. Only one sewershed currently has a 

stormwater management facility. The Lake Simcoe Region Conservation Authority will require that any new 

developments in the Sutton Secondary Plan Study Area follow specific stormwater management criteria with 

respect to quality control, quantity control and erosion control. 

Further details of the analysis that was conducted by SCS Consulting Limited, prior to the new Provincial regulations, 

are provided in Appendix C. 


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2.4 TRANSPORTATION - EXISTING CONDITIONS SUMMARY 

The review of transportation requirements within Sutton generally indicates that even at a future projected population 

of 16,500 persons, which will include retirees, it will essentially function as a small community that will 

generate minimal weekday travel. 

With respect to road accessibility, at the Provincial level an extension of Highway 404 north of Ravenshoe Road 

is not being considered prior to 2031. The Secondary Plan Study Area contains a hierarchy of existing roads. 

The most significant facility is Highway 48 which is under Provincial jurisdiction and provides regional accessibility 

and a direct link to the Greater Toronto Area. The existing regional roads such as Dalton Road, Baseline 

Road, Woodbine Avenue, and Kennedy Road along with Park Road, Metro Road North, Black River Road, and 

High Street will provide for daily travel demands in Sutton. Certain roads such as High Street and Dalton Road 

will likely need enhancement over time due to their essential local service nature. 

The transportation analysis indicates that within the existing roadway network, Highway 48 will continue to be 

the most important road facility for the Sutton community because of its current and projected accommodation 

of significant traffic flow. Sutton is serviced by two intersections (High Street and Park Road) with Highway 48. 

These two intersections, designed to Provincial standards, provide very significant capacity for all vehicle turning 

movements. In addition, existing roads such as Baseline Road, Woodbine Avenue, Park Road and Kennedy 

Road will also be important in terms of accommodating increased vehicle demands. 

It is observed that the predominant flow of traffic is to and from the south and is accommodated, to an acceptable 

level, by the existing network of roads with the heaviest utilized being Highway 48, High Street and Dalton Road. 

In fact, High Street and Dalton Road not only accumulate the traffic flows to access Highway 48 but also provide 

direct access to the numerous vehicle generating activities located along these roads. The second most convenient 

route to service the pre-dominant direction of travel is Woodbine Avenue and as a result both Baseline 

Road and Woodbine Avenue serve increased traffic demand and are an alternate to Highway 48. 

The transportation review indicates that the existing road network will have to accommodate the increased traffic 

flows that will be generated from the proposed development areas through strategic improvements, over time, such 

as additional lanes, signal timing modifications and intersection improvements within the available rights-of-way. 

It concludes that the primary roadway focus to accommodate the planned growth in population in Sutton should 

be to: 

• Identify the most optimum roadway / intersection configuration in the Dalton Road / High Street and Baseline 

Road areas; 

• Initiate intersection improvements and modifications where necessary to accommodate the primary northsouth 

traffic flow demand on High Street / Dalton Road between Highway 48 and Black River Road; 

• Monitor the following regional roads and their intersections to ensure satisfactory operations – Baseline Road, 

Kennedy Road, Metro Road North and Woodbine Avenue; 

Traffic studies will need to be undertaken, when development is contemplated, to address the timing and type of 

improvements necessary to accommodate the traffic flow demands. 

Further details of the analysis are provided in Appendix D. It should be noted that Poulos and Chung Limited, 

in a separate exercise, are currently conducting a detailed transportation assessment for the Sutton area. The 

findings and recommendations of that analysis will be included as addenda to this report and Appendix C at a 

later date. 


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2.5 EMPLOYMENT & COMMERCIAL LAND MARKET ANALYSIS SUMMARY 

The Employment and Commercial Land Analysis of the Sutton Secondary Plan Area included the examination of 

currently designated supply of employment land, a commercial retail analysis, and observations regarding future 

retail land designations in Sutton. 

The analysis notes that the Town of Georgina accounts for 127 hectares (314 acres) or 4.4% of York Region’s total 

employment land inventory and that between 2001 and 2005 only 4.2 acres were absorbed wholly in Keswick 

with none in Sutton. The analysis suggests that demand for employment land in Sutton will be limited and that 

future demand will largely be fulfilled by the planned Keswick Business Park due to its proximity to established 

employment areas to the south in York Region, as well as to future extensions of Highway 404. Furthermore, the 

analysis points out that the currently designated employment lands in Sutton are not appropriately located from 

a market perspective. 

It also indicates that the need for additional employment land in Sutton is likely to be very limited but, over the 

longer-term (20 years or more), some employment lands could be considered along or in direct proximity to 

Highway 48, because it is the current transportation spine through Georgina and would be in close proximity to 

the future Highway 404 extension near Sutton. 

With respect to commercial / retail land, it is noted that Dalton Road and High Street provide retail and commercial 

services to the local community, seasonal residents and visitors and that the retail service role and character 

of these areas should be protected and enhanced. With this in mind, it is recommended that large scale retail 

uses should be discouraged outside of the commercially designated areas and should only be considered in 

commercial areas if they do not compromise the role and character of the existing commercial core areas. 

Further details of the analysis are provided in Appendix E. 


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3.0 PUBLIC WORKSHOP / CHARRETTE SUMMARIES 

The purpose of the workshop/charrette process is to establish a common understanding of existing conditions opportunities/ 

constraints and design principles and to provide a forum for input from stakeholders and the public. Two workshop/charrette 

sessions have taken place with respect to the Sutton Secondary Plan Review Study. The first workshop/charrette was a 

broader two day event which took place at the Sutton Arena Hall on August 18 and 19, 2007 and involved various stakeholders 

and the public. It was identified, during this workshop, that there were very few young adults or teenagers participating 

in the process. In order to address this shortcoming, and to capture broader input, a second workshop/charrette was held 

at the Sutton District High School on November 23, 2007 with students from the Grade 9 and Grade 12 Geography classes. 

The following are brief summaries of key findings from the workshops with more details provided in Appendix F. 

3.1 SUTTON SECONDARY PLAN REVIEW WORKSHOP (August 18-19, 2007) 

The workshop took place over the course of two days with the first day concentrating on identifying key attributes and opportunities 

for change in the Sutton Secondary Plan Study Area and then establishing design principles for three focus 

areas and three broader topics including (1) the High Street Core Area, Jackson’s Point Lakefront and Core Area, Dalton 

Road and Baseline Road Corridors, (2) the Natural Heritage System and (3) Sustainable Communities and Community and 

Neighbourhood Design. The core design principles established were with respect to the following: 

• Natural Features - should be protected, restored, enhanced, contiguous and, provide a framework for future 

land use and that the quality of both groundwater and water bodies be protected or improved; 

• Community Design - should protect existing neighbourhoods; new development to respect character and 

scale of existing Sutton; small scale commercial for High Street and large scale on Dalton Road; intensify at 

key locations; include sustainable design and design control; 

• Recreation and Tourism - enhance pedestrian access and connection to key features such as the Lake Simcoe shoreline, 

Black River, parks, natural heritage, centres and enhance tourist and recreation facilities; and, 

• Transportation - existing regional roads and highways as primary connectors in community, enhance transit, cycling and 

pedestrian opportunities. 

The second day was focused on developing preliminary design concepts that were based on the information gathered and 

the principles established on Day 1. The Day 2 session culminated with a summary presentation of the key principles identified 

during the workshop and their application in the development of conceptual plans (see Appendix F). 

The information gathered and the principles established over the two day workshop will inform the policies and preparation 

of the new Sutton Secondary Plan. 


13



3.2 SUTTON DISTRICT HIGH SCHOOL WORKSHOP (November 23, 2007) 

The Sutton District High School workshop took place in the High School Library over the course of the afternoon. 

The workshop concentrated on identifying what the student participants considered key attributes 

and opportunities for change in Sutton and what they envisioned for the community in the future. The responses 

varied from small scale to large scale concerns and also included specific references to features 

in Sutton. The following is a brief summary of the general responses: 

• Opportunities and Change - maintain and enhance vegetation and environmental systems, better recycling 

systems, cleaner river with greater public access, provision for better long term employment, more 

frequent public transit, a central park, shopping and gathering amenities for youth (“area to hang out with 

friends, have coffee, movie theatre, etc.”), more recreational opportunities and activities (youth centre), 

medical centre needed, heritage preservation; 

• Attributes - historical landmarks, small town scale, provincial parks, Sutton Fair, Red Barn Theatre, 

Lake Simcoe and its shoreline, low density housing, recreational facilities, close to nature, quiet and 

clean; 

• Opportunities and Change - maintain and enhance vegetation and environmental systems, better recycling 

systems, cleaner river with greater public access, provision for better long term employment, more 

frequent public transit, a central park, shopping and gathering amenities for youth (“area to hang out with 

friends, have coffee, movie theatre, etc.”), more recreational opportunities and activities (youth centre), 

medical centre needed, heritage preservation; 

The general concern expressed by the participants was about Sutton becoming overdeveloped, that overdevelopment 

may lead to higher crime, the “disrespectful out-of-towners”, pollution of Lake Simcoe and the 

“lack of motivational spirit in the Town.” 

The final portion of the workshop involved the students conceptually locating some of the features they had 

previously mentioned on aerial plans of the study area. Though time was restricted, some of the students 

developed a rough concept for a central park off Dalton Road connecting it to Black River, High Street and 

to the community opposite the river. The conceptual sketch is included in Appendix F. 

This exercise gave the students a chance to express the opportunities and changes in plan as discussed 

earlier in the workshop, and allowed them to understand the possible spatial change that could take place 

in the Study Area over time. Of particular interest, is that the broad concerns and conceptual designs of the 

student participants were similar to those expressed at the August 2007 workshop. 


14


BACKGROUND REPORT - DRAFT 

APPENDIX A 

SUTTON DEVELOPMENT AREAS & APPLICATIONS 




SUTTON DEVELOPMENT AREAS AND APPLICATIONS 

Active Development Applications 

The existing Sutton Secondary Plan contains four Development Areas where the majority of future residential 

growth within the Sutton community is anticipated to take place: Northeast Sutton Development Area, Southeast 

Sutton Development Area, Northwest Sutton Development Area and Southwest Sutton Development Area. These 

Development Areas, along with corresponding policies, were created to provide for the comprehensive design and 

servicing of lands within Sutton. Map 2 - Active Development Applications in Sutton below illustrates the location 

and status of development applications, as of June 2008, that are generally within the four development areas 

in Sutton. The tables that follow (Tables 1, 2, 3, 4 and 5), provide more details on each of these applications. 

Study Area Boundary 

Urban Service Boundary 

Built Boundary as per the 

Growth Plan 

Approved Development 

In Process 

At the OMB 

Held in Abeyance 

NE - Northeast Sutton Development Area 

SE - Southeast Sutton Development Area 

SW - Southwest Sutton Development Area 

NW - Northwest Sutton Development Area 

O - Other Areas 

O-2 

O-3 

NE-2 

NE-1 

NW-3 

NW-5 

NW-4 

NW-1 

SE-3 

NW-2 

SW-4 

SE-1 

SE-2 

SW-3 

SW-1 

O-1 

SW-2 

Map 2 -Active Development Applications in Sutton 




Table 1 - Northeast Sutton Development Area (NESDA) 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Table 2 - Southeast Sutton Development Area (SESDA) 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Table 3 - Southwest Sutton Development Area (SWSDA) 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 




Table 4 - Northwest 

 

Sutton 

 

Development 

 

Area (NWSDA) 

 

Plan of Subdivision and ZBA 

 

applications to permit 351 dwelling units 

(205 singles, 37 townhouses, 109 

mixed use), and blocks for park and 

future residential uses 

1 534175 Ontario Ltd. 

(Saracini Estate) 

New Owners (2008): First 

Sutton Six Development III 

Ltd. 

2, 3 Nickolas Court Inc. and 

Dimitra’s Walk Estates Inc. 

 

 

Plan of Subdivision and ZBA 

applications to permit 206 dwelling units 

(104 singles, 102 townhouses), and 

blocks for open space, environmental 

protection, and commercial uses 

4 Ballymore Development 

Plan 

 

of Subdivision, 

 

OPA 

 

and 

 

ZBA 

 

(Sutton) Corp. 

applications to permit 450 dwellings 

units (302 singles, 148 townhouses), 

 

and blocks for open space, storm water 

 

 

management, park, future residential, 

 

 

and commercial uses 

1 st Phase approved by OMB: 100 

dwelling units (79 singles, 21 

 

townhouses), and blocks for 

 

 

commercial, park, and environmental 

protection uses 

 

 

5 Mattamy (Sutton) Limited OPA 

 

application 

 

submitted 

 

in 

 

November 

 

of 2006 to expand the boundary of the 

 

Northwest Sutton Development Area 

and to expand the Urban Service 

Boundary in order to permit residential 

development (unknown number of 

dwelling units) 

 

 

 

Applications held in 

abeyance pending the 

approval of the Northwest 

Sutton Development Area 

Plan and the availability of 

servicing capacity 

Plan of Subdivision file 

scheduled to be closed by 

York Region, followed by 

the closure of the 

associated Town files 

Plan of Subdivision 

applications appealed to 

the OMB in October of 

2007 

Awaiting scheduling of 

OMB hearing 

Applications appealed to 

the OMB in December of 

2006 

Draft plan of subdivision 

approval issued by the 

OMB in May of 2008 for 

first phase of development 

 

Outstanding appeals on 

remaining lands awaiting 

outcome of the Sutton 

Secondary Plan Review 

Study 

Held in abeyance pending 

the completion of the 

Sutton Secondary Plan 

Review Study 

 

 

Table 5 - Other Areas (OA) 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 




APPENDIX B 

EXISTING ENVIRONMENTAL CONDITIONS AND 

OPPORTUNITIES / CONSTRAINTS ANALYSIS 

LGL Limited 


SUTTON SECONDARY PLAN 

REVIEW STUDY 



OPPORTUNITIES/CONSTRAINTS ANALYSIS 

prepared for 


by 

MAY 2008 

LGL PROJECT TA4468

SUTTON SECONDARY PLAN 

REVIEW STUDY 



OPPORTUNITIES/CONSTRAINTS ANALYSIS 

prepared by: 

Digi-signature 

BRAD D. BRICKER, M.Sc. 

Manager – Natural Sciences, 

Certified Senior Ecologist (ESA) 

LGL Limited 

environmental research associates 

3365 Harvester Road 

Burlington, Ontario L7N 3N2 

Tel: 905-333-1667 Fax: 905-333-2660 

Email: burlington@lgl.com 

URL: www.lgl.com 

MAY 2008 

LGL PROJECT TA4468

TABLE OF CONTENTS 

1.0 INTRODUCTION .......................................................................................................................................... 1 

2.0 STUDY APPROACH ..................................................................................................................................... 1 

2.1 BACKGROUND DATA REVIEW AND COMPILATION ........................................................................................ 1 

2.2 IN-SEASON FIELD SURVEYS .......................................................................................................................... 3 

2.3 APPLICATION OF ENVIRONMENTAL DATA .................................................................................................... 3 

3.0 EXISTING CONDITIONS OVERVIEW .................................................................................................... 3 

3.1 VEGETATION ................................................................................................................................................. 3 

3.2 FLORA ........................................................................................................................................................... 5 

3.3 WILDLIFE ...................................................................................................................................................... 5 

3.4 WILDLIFE SUMMARY .................................................................................................................................... 6 

3.5 FISHERIES ..................................................................................................................................................... 7 

3.6 FISHERIES DISCUSSION ................................................................................................................................. 8 

3.7 CORRIDORS/LINKAGES ................................................................................................................................. 9 

3.8 ENVIRONMENTAL POLICY AREAS ................................................................................................................. 9 

3.9 LSRCA REGULATION AREA ......................................................................................................................... 9 

3.10 SIGNIFICANT WOODLANDS ......................................................................................................................... 11 

3.11 GREENBELT PLAN ....................................................................................................................................... 11 

3.12 NATURAL HAZARDS AND LAKE SIMCOE SHORELINE .................................................................................. 12 

4.0 OPPORTUNITIES & CONSTRAINTS OVERVIEW .............................................................................. 12 

4.1 ADDITIONAL RECOMMENDATIONS .............................................................................................................. 18 

5.0 NEXT STEPS ................................................................................................................................................ 19

Sutton Secondary Plan Review Study May 2008 

Existing Environmental Conditions and Opportunities/Constraints Analysis 

Project No. TA4468 

1.0 INTRODUCTION 

The following sections present the results of the existing environmental conditions and 

opportunities/constraints analysis for the Sutton Secondary Plan Review Study. The environmental 

characterization of the study area was done primarily through desk-top analysis and consisted of 

background data review (reports, mapping), windshield surveys and airphoto interpretation. This 

information was used to develop a Natural Heritage System (environmental framework) for the Sutton 

Secondary Plan Review Study. 

The location of the Sutton Secondary Plan Review Study Area and Urban Servicing Boundary are shown 

in Figure 1. 

2.0 STUDY APPROACH 

2.1 Background Data Review and Compilation 

Background documents that were reviewed as part of the analysis included: 

• Town of Georgina Natural Features and Greenlands System Study (LGL Limited and Keir 

Consultants 1996); 

• Natural Heritage System for Lake Simcoe Watershed – Final Report (Beacon Environmental 

and Lake Simcoe Region Conservation Authority, July 2007); 

• York Region, Town of Georgina and Lake Simcoe Region Conservation Authority (LSRCA) 

GIS natural heritage databases and aerial photography; 

• OMNR Natural Heritage Information Centre database; 

• State of the Watershed Report – Black River Subwatershed (Draft – LSRCA 2002); 

• Highway 404 Extension - Davis Drive to Highway 12, Route Planning Study and 

Environmental Assessment, Central Region, Ontario Ministry of Transportation (Cole 

Sherman & Associates Ltd. 1997); and, 

• Technical reports submitted in support of existing development applications within the study 

area. 

LGL Limited environmental research associates Page 1

LEGEND 

Lake Simcoe 

Study Boundary 

Urban Servicing Boundary 

Metro Road North 

Dalton Road 

Black River 

Black River Road 

Baseline Road 

Highway 48 

Produced using information under License with the 

Lake Simcoe Region Conservation Authority © Lake 

Simcoe Region Conservation Authority, 2007 

Sutton Secondary 

Plan Review Study 

Study Area and Servicing 

Boundary 

± 

Meters 

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2.2 In-season Field Surveys 

Due to the size of the study area and access limitations, in-season vegetation, wildlife and fisheries 

surveys were not completed to verify environmental conditions and constraints/opportunities to future 

urban land use. Vegetation, wildlife and fisheries characterization was based on a desk-top analysis of 

existing background reports/mapping and windshield surveys. 

2.3 Application of Environmental Data 

The results of the background data review, as described above, were used to: 

• characterize and map the natural environment features/functions within and adjacent to the 

study area; 

• identify opportunities/constraints to future urban land use; and, 

• identify habitat restoration/enhancement opportunities, including buffers and corridor/linkage 

enhancements. 

The results of this analysis were used to develop a Natural Heritage System for the Sutton Secondary Plan 

Review Study area. A more detailed discussion of the environmental analysis is provided below. 

3.0 EXISTING CONDITIONS OVERVIEW 

3.1 Vegetation 

The study area is comprised of a mosaic of cultural, terrestrial and wetland communities, active 

agricultural land and existing built-up urban areas (Sutton, Jackson’s Point). 

Cultural vegetation features within the study area consist of meadow, shrub thicket and woodland 

communities that have established on former agricultural lands. Terrestrial features include deciduous, 

mixed and coniferous forest associations of varying species composition, age structure and disturbance 

history. Wetlands within the study area consist of swamp (coniferous, mixed, deciduous, shrub thicket), 

marsh (meadow, open water) and aquatic communities associated with areas of high water table 

conditions, riparian zones (e.g. Black River and tributaries) and closed depressions. 





Cultural communities within the study area support a typical assemblage of pioneering tree/shrub species 

(e.g. white elm, red ash, trembling aspen, white birch, white cedar red-osier/grey dogwood, 

hawthorn/buckthorn, brambles) as well as common herbaceous species (e.g. goldenrods, asters) and 

forage grass species (e.g. brome grass, orchard grass, bluegrass) that establish on former agricultural land. 

Non-native, invasive species are often associated with these communities and typically comprise a fairly 

large percentage of the total species composition. 

Intact, native plant communities within the study area are associated with upland and wetland habitats 

associated with the Black River corridor and the large woodland blocks. 

The deciduous forest communities within the study area are comprised of immature to mature 

associations of sugar maple, red maple, white ash, American beech, red oak, large-tooth aspen, black 

cherry, with eastern hemlock, white pine and eastern white cedar as occasional/frequent associates. 

Immature, mixed forest stands of trembling aspen, white birch and eastern white cedar are also associated 

with upland habitats. Coniferous forest associations are dominated by eastern white cedar interspersed 

with trembling/large-tooth aspen and white birch. The upland forest blocks support an intact and fairly 

rich/diverse understorey and groundcover layer. Forest blocks with a fresh to moist drainage regime 

(wet-mesic) support a very rich and diverse groundcover layer comprised of herbaceous plants, ferns and 

sedges/grasses. 

Wetlands within the study area comprise deciduous, mixed and coniferous swamp associations, as well as 

thicket swamps, marshes (cattail, graminoid, herbaceous) and open water aquatic communities. These 

wetland communities are associated with the large forest blocks within the study area as well as the Black 

River corridor and tributaries. Wetlands within the study area are associated with seasonally high water 

table conditions and spring flooding along the Black River and its tributaries. 

Deciduous swamp communities are comprised of silver/red maple, trembling aspen, black ash, green ash 

and balsam poplar with occasional yellow birch, willow and white elm. Understorey vegetation consists 

of red-osier dogwood, speckled alder, mountain maple and seedlings/saplings of the hardwood overstorey 

trees, including eastern white cedar. The groundcover vegetation is comprised of a diversity of grasses, 

sedges (Carex spp.) and ferns. Typical species present include fowl manna grass, reed canary grass, wool 

grass, spotted jewelweed, sensitive fern, wood nettle, tall white aster, ostrich fern, false nettle, bulblet fern 

and dwarf red raspberry. 

Mixed and coniferous swamp communities are dominated by eastern white cedar in association with 

swamp maple, trembling aspen, black ash, green ash, yellow birch, white birch and white elm. 





Thicket swamp communities are dominated by a variety of shrubs, such as speckled alder, red-osier 

dogwood, pussy willow, heartleaf willow, Bebb’s willow, shining willow, sandbar willow and slender 

willow. The understorey of these communities is comprised of a variety of sedges, grasses and 

herbaceous species. Typical species present include reed canary grass, Canada blue-joint, fowl manna 

grass, red-top, tall scouring rush, common cattail, tall white aster, bitter nightshade, purple-stemmed aster 

and spotted joe-pye weed. 

Marsh communities within the study area include cattail (common, narrow-leaved), graminoid and 

herbaceous associations. Graminoid marshes are dominated by reed canary grass, with large bur-reed, 

sweetflag, rice-cut grass, lake sedge and tussock sedge as occasional associates. Herbaceous marsh 

communities are dominated by tall white aster, purple-stemmed aster, spotted joe-pye weed, spotted 

jewelweed, water-pepper and sensitive fern. 

Open water aquatic communities are present within the Black River, and consist of floating mats of 

common duckweed, Columbia water-meal, northern water-meal, bullhead pond lily and fragrant waterlily. 

Submergent species present include coontail, Canada waterweed, common bladderwort, slender 

najas, tape-grass, starwort and Eurasian water-milfoil. 

Wetland communities associated with the Black River corridor occur in a narrow band on either side of 

the river, in association with bottomland and river meander habitats, as well as seepage zones that occur 

at the toe of valley slopes. 

3.2 Flora 

The large, intact upland and wetland habitats within the study area support a rich and diverse assemblage 

of native plant species, including several species which are considered rare at the provincial, regional and 

local (watershed) level. 

3.3 Wildlife 

Based on the background data review and general knowledge of the landscape setting, the study area 

supports a diverse assemblage of resident wildlife species. 

Significant wildlife habitat is identified through the Provincial Policy Statement as: 

• Seasonal concentration areas; 

• Rare or specialized habitats and centres of diversity; 





• Habitats of species of conservation concern, excluding the habitats of endangered and 

threatened species; and 

• Animal movement corridors. 

Given the size, habitat diversity and connectivity of the forest and wetland patches within the study area, 

we would anticipate that portions of the study area (e.g. large, connected forest blocks in the northwest 

and southeast portions of the study area, Black River corridor, Lake Simcoe shoreline) would support 

significant wildlife habitat functions, as defined by the PPS. 

Although portions of the study area have been influenced by existing urban development, the remnant 

forest/wetland patches within the landscape are of sufficient size and connectivity to support large 

numbers of resident and summer resident birds. The mixed and coniferous forest stands within the study 

area have been identified by OMNR and LSRCA as important deer wintering habitat. Deer wintering 

yards have been identified in the Vachell Swamp (southeast corner of study area) and Sibbald Point 

Provincial Park (northeast corner of study area). 

The forest blocks and Black River riparian corridor provide an important linkage function through the 

study area and connect to large natural areas to the west, east and south of the study area. 

Various species of waterfowl likely use selective portions of the Black River corridor for staging and 

nesting. 

Suitable habitat for a variety of amphibians is also associated with the wetlands and wet-mesic forest 

blocks in the study area. 

3.4 Wildlife Summary 

Portions of the study area likely comprise Significant Wildlife Habitat, as defined through PPS, in 

particular the large, intact forest blocks, wetlands, Black River corridor and sections of the Lake Simcoe 

shoreline. 

The study area supports a diversity of terrestrial and aquatic wildlife habitat, which is capable of 

supporting a range of resident, summer resident, migrant and winter visitant animals. 





The study area supports habitat generalists and edge specialists that are tolerant of near urban conditions, 

as well as species that require forest-interior conditions and large habitat blocks (e.g. Scarlet Tanager, 

Wood Thrush, Ovenbird). 

The study area includes a riparian wildlife pathway (Black River), shoreline (Lake Simcoe) and large, 

connected forest blocks that provide an important linkage function between natural areas within and 

adjacent to the study area. 

The key wildlife habitat function in the study area and surrounding landscape is associated with the Black 

River corridor (wetland, upland habitat, Greenbelt Plan external connection between Oak Ridges Moraine 

to the south and Lake Simcoe shoreline to the north) and the large block of forest/wetlands located in the 

northwest corner of the study area (east-west linkage connection to the Maskinonge River Corridor to the 

west). The large wetland and forest block in the southeast corner of the study area (Vachell Swamp) also 

provides an important connection between large habitat blocks to the north and south. 

3.5 Fisheries 

The majority of the study area is mainly located within Subcatchments 15 and 16 of the Black River 

Subwatershed (LSRCA 2002). The northwest portion of the study area is located within the subcatchment 

of Willow Creek, which drains northerly towards Lake Simcoe. All of the watercourses within 

the study area ultimately drain into Lake Simcoe. 

The Black River is reported to support both coldwater and warmwater fish species. The headwaters, 

located in the Oak Ridges Moraine to the south, support Brook Trout habitat. The middle and lower 

reaches support a fish community more tolerant of warmwater conditions. Mottled Sculpin (coldwater 

species), pumpkinseed (warmwater species) and Northern Pike (coolwater species) occur in the lower 

reaches of the Black River, within the study area. Emerald Shiner and Golden Shiner (baitfish species) 

also occur in the lower reaches. Shoals located along the Lake Simcoe shoreline provide important 

spawning habitat for Smallmouth Bass, Lake Trout and Lake Herring. 

Key issues identified within the study area for the Black River include: 

• Streambank alteration and hardening; 

• Drains, pipes and stormwater outfalls; 

• Streambank erosion; 

• Reduction in riparian cover; 





• Off-line ponds draining into river; 

• Obstructions to fish passage; 

• Water taking; 

• Reduction in groundwater recharge; 

• Increased water temperature; and, 

• Nutrient loading (nitrogen, phosphorous) from agricultural practices and urban stormwater runoff 

(LSRCA 2002). 

3.6 Fisheries Discussion 

The Black River is a productive system that provides habitat for coldwater, coolwater and warmwater fish 

species along with an extensive natural corridor system with a direct connection to Lake Simcoe. 

However, anthropogenic induced degradation has limited the potential of this system. Direct examples of 

this within the study area, as previously mentioned, include in-stream barriers, nutrient loading, and 

bank/channel alteration. As a result, there are numerous restoration opportunities associated with the 

Black River within the study area. The river could improve through implementation of the following 

restoration activities: 

• Removal of barriers; 

• Treatment of urban stormwater runoff; 

• Groundwater recharge; 

• Bank/floodplain restoration; and, 

• Riparian plantings to increase shading. 

In brief, removal of in-stream barriers or installation of fish ladders may increase fish production through 

migration, re-establish of natural sediment transport processes, and reducing thermal loading. 

Riparian plantings would help to rehabilitate and stabilize altered stream banks and floodplain areas. 

Benefits associated with this activity include, increased bank stability, stream shading, food inputs and 

shore cover for both aquatic and terrestrial organisms. 





3.7 Corridors/Linkages 

The Black River provides an important north-south riparian corridor function that provides a linkage 

between the Oak Ridges Moraine to the south and the Lake Simcoe shoreline to the north. The riparian 

corridor also provides a connection to the large forest blocks within the study area that provide an eastwest 

connection between natural areas beyond the study area. The large, contiguous forest block in the 

northwest corner of the study area provides an important connection with the Maskinonge River to the 

west. The Maskinonge River corridor provides a southerly connection to the Holland River watershed. 

Combined, these large forest/wetland blocks and corridors comprise a key component of the Greenbelt 

Plan Natural Heritage System within the Town of Georgina and the Region of York. 

3.8 Environmental Policy Areas 

From an environmental policy perspective, the Black River corridor and the large forest/wetland blocks 

within the study area are identified as key components of the Town of Georgina and Region of York 

Greenlands System. 

The study area supports a number of evaluated wetlands including: 

• Willow Beach Swamp Provincially Significant Wetland (PSW) Complex located in the northwest 

portion of the study area; 

• Vachell Swamp PSW Complex located in the southeast corner of the study area; 

• Mossington Park PSW Complex associated with the Black River; and, 

• Sibbald Point Wetland Complex (Locally Significant Wetland - LSW) located in the northeast 

corner of the study area. 

Environmentally Significant Area’s (ESA) within or adjacent to the study area include Mossington Park 

and two shoals along the Lake Simcoe shoreline (Mossington Point, Townline shoals). 

3.9 LSRCA Regulation Area 

The LSRCA previously regulated watercourses and flood/fill areas under the Fill, Construction and 

Alteration to Waterways Regulation. Subsequent to May 8, 2006, this regulation has been superseded by 

a new regulation, referred to as the Development, Interference with Wetlands and Alterations to 

Shorelines and Watercourses, Ontario Regulation 179/06. Regulated areas within the study area are 

mapped on Figure 2. 


Lake Simcoe 

LEGEND 


Watercourse 

Development Applications 

Waterbody 


LSRCA Regulation Limit 

Meander Belt Width Overlay* 

Floodplain Overlay* 


Dalton Road 

Black River 


NE-2 

SE-3 

Baseline Road 

Highway 48 

* Meander belt width and floodplain occur within the 

LSRCA Regulation Limits. 




SW-1 



LSRCA Regulation Limits, 

Floodplain and Meander Belt 

Widths, Watercourses and 

Waterbodies 

± 

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Areas requiring a permit under the Regulation include: 

• River or stream valley plus 15 m allowance from the greater of stable top of bank, floodline or 

meander belt width; and, 

• Wetlands, including 120 m from the edge of a PSW and 30 m from the edge of a non-PSW. 

Lands within Regulated Areas require a permit from the Conservation Authority to proceed with any 

development. The regulated areas do not constitute a required buffer from a feature but act as a trigger 

for further environmental work to confirm limits of development and appropriate setbacks/buffers from 

features such as floodline, stable top of bank, wetlands, riparian vegetation limits and meander belt. 

3.10 Significant Woodlands 

Many of the forest blocks within and immediately adjacent to the study area are of a sufficient size, 

integrity and ecological function that they meet the test of significance under the Provincial Policy 

Statement and Region of York guidelines. Beyond the limits of the Secondary Plan study area, many of 

these woodlands are designated as part of the Greenbelt Plan Natural Heritage System. 

The size criteria used for identifying woodland significance within the study area was based on the 

following ranking system (Source: LSRCA 2007): 

• Provincially Significant (Level 1) - > 25 ha in area; 

• Provincially Significant (Level 2) - > 10 to < 25 ha in area; and, 

• Watershed Significant (Level 3) - > 4 ha and < 10 ha. 

3.11 Greenbelt Plan 

The Sutton Secondary Plan area is located within the Provincial Greenbelt Plan and is designated as an 

existing Town/Village. An external river valley connection is identified along the Black River due to its 

linkage function between the Lake Simcoe shoreline to the North and the Oak Ridges Moraine to the 

south. The significant woodlands and wetlands that flank the boundary of the Secondary Plan area are 

designated as part of the Greenbelt Plan Natural Heritage System. Many of these natural heritage features 

extend into the Sutton Secondary Plan area providing significant habitat and linkage functions. 

The Greenbelt Plan policies call for a minimum 30 m buffer from significant natural heritage features 

such as woodlands, wetlands, and fish habitat. 





The location of PSW’s, LSW’s, ESA’s, significant woodlands is presented in Figure 3. 

3.12 Natural Hazards and Lake Simcoe Shoreline 

Natural hazards, such as areas subject to flooding, erosion, steep slopes and unstable soils are associated 

with the Black River, other watercourse and wetlands within the Sutton Secondary Plan Review Study 

area. The Lake Simcoe Shoreline is also recognized as a “natural hazard” due to flooding, erosion and 

dynamic beach hazards. Future development should be directed away from natural hazards, in 

accordance with the policies of Section 3.0 of the Provincial Policy Statement (2005) and Ontario 

Regulation 179/06. 

Future development within the Sutton Secondary Plan Review Study area should also comply with the 

regulations of the pending Lake Simcoe Protection Act legislation. This new legislation will provide 

water quality protection targets for future growth within the Watershed. 

4.0 OPPORTUNITIES & CONSTRAINTS OVERVIEW 

Based on the above environmental characterization, the key features within and adjacent to the study area 

that requires protection in the context of future urban land use includes the following: 

• Black River and Lake Simcoe; 

• Provincially Significant and Locally Significant Wetland complexes; 

• Environmentally Sensitive Areas (wetlands, upland forest, shoreline shoals); 

• Large, contiguous forest blocks (significant woodlands, greenlands); 

• Corridors and connecting linkages – Black River, large forest blocks; and, 

• Environmental buffers/setbacks (stream channels, wetlands, upland forest edge). 

The environmental protection framework for the Sutton Secondary Plan area is based largely on the 

LSRCA Natural Heritage System for Lake Simcoe Watershed (Beacon Environmental and LSRCA, July 

2007), and consists of the following levels of constraint: 


LEGEND 

Townline 

Shoal 

Study Area 

Watercourse 

Lake Simcoe 


Environmentally Sensitive Area (ESA) 

Core Woodlands 

Mossington 

Park 

Provincially Significant Wetlands 

Vachell Swamp Wetland Complex 

Mossington Park Wetland Complex 


Dalton Road 

Black River 

Mossington 

Park 


NE-2 

Virginia 

Beach 

Relict 

Willow Beach Wetland Complex 

Locally Significant Wetlands 

Sibbald Point Wetland Complex 

SE-3 

Highway 48 

Baseline Road 




SW-1 



Provincially Significant Wetlands, 

Environmentally Sensitive Areas, 

and Core Woodlands 

± 

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Level 1: Provincially Significant. No Development Intrusion. 

Criteria: 

• PSW’s 

• Woodlands > 25 ha 

• Significant Habitat of Endangered and Threatened Species 

Level 2: Provincially Significant. No Development Intrusion. 

Criteria: 

• All non-evaluated wetlands > 10 ha 

• Any wetland contiguous with evaluated non-PSW’s where the total area > 10 ha 

• Unevaluated wetlands contiguous with PSW’s 

• Woodlands >10 ha and < 25 ha 

• Significant Valleylands 

• Core Winter Deer Yards 

• Colonial waterbird nesting sites 

• Rare vegetation communities 

• Provincial Life Science ANSI’s 

Level 3: Watershed Significant. No Development Intrusion. 

Criteria: 

• Evaluated non-PSW’s and designated Locally Significant Wetlands 

• Watercourses, water bodies, drains, on-line ponds and mapped off-line ponds within 30 m of 

another NHS feature (habitat for fish) 

• Regional Life Science ANSI’s 

• Woodlands > 0.5 ha and 0.5 ha that overlap or within or are within 30 m of less of any identified 

Level 1, 2 or 3 NHS feature 

• Woodlands > 4 ha and




• Stream linkages (minimum 30 m from creek) between Level 1, 2 and/or 3 features (or continuous 

Level 4 – supporting feature) 

• Proximity Linkages between Level 1, 2 and/or 3 features (or continuous Level 4 – supporting 

feature) 

Existing built-up urban areas within the study area, agricultural land and cultural/successional features 

such as meadows, thickets, plantations, hedgerows and regenerating woodlands are considered to pose a 

low constraint to development, relative to the Level 1, 2 and 3 natural heritage features described above. 

Supporting natural areas (Level 4) such as small, isolated wetland/woodland blocks ( 10-15 ha) however may provide important ecological 

functions at a local or landscape scale such as: 

• specialized habitat for plant and wildlife species of concern; 

• linkage connection between natural areas for species dispersal; 

• buffer to sensitive terrestrial, wetland or aquatic habitats; and, 

• long-term increase in woodland/forest cover through natural succession. 

The ecological importance of supporting natural areas within the Sutton Secondary Plan area should be 

evaluated at the draft plan stage (through an EIS) to confirm opportunities/constraints to development and 

to identify appropriate mitigation measures, including avoidance (where appropriate), buffers/setbacks, 

and on-site/off-site habitat compensation. 

Recommended setbacks/buffers from Level 1, 2 and 3 Natural Heritage Features are as follows: 

• 15 m from Regulatory Floodplain , meander belt width or stable top of bank; 

• 15 m setback from a warm water stream channel; 

• 30 m setback from a cold water stream channel; 

• 30 m wetland buffer (both PSW and LSW); and, 

• dripline plus 30 m from significant woodlot/wetland vegetation. 





The above constraint criteria have been combined to form a proposed approximate development limit, as 

shown on Figure 4 (Natural Heritage System). Mapping of certain development setback criteria such as 

floodline (plus 15 m setback), the 100-year meander belt width (plus 15 m setback) and stable top of bank 

(plus 15 m setback) were not part of the mandate of this study. Depending on the results of a floodplain 

analysis, fluvial geomorphological assessment of the 100-year meander belt width and a geotechnical 

assessment of the stable top of bank (where applicable), additional setbacks may be required along the 

Black River corridor and other watercourses. The refinement of the final limits of development should be 

established through an Environmental Impact Study (EIS), at the draft plan of subdivision stage. 

A proposed Natural Heritage System for the Sutton Secondary Plan Review Study is presented in 

Figure 4. 

In order to address the protection, enhancement and restoration of the Black River (Subcatchments 15 and 

16), the following best management practices should be incorporated into future developments within the 

Sutton Secondary Plan area: 

• Enhanced (former Level 1) quality treatment for stormwater runoff; 

• Attenuation of post-development stormwater runoff to pre-development levels for design 

storms up to and including the 100 year storm event; 

• 24 hr. detention of runoff from 25 mm storm event; 

• Maintenance of the pre-development pattern and volume of groundwater recharge/discharge 

(water balance) to maintain wetland hydrology, stream baseflow and stream thermal regime; 

• Removal of barriers to fish migration; 

• Rehabilitation of disturbed stream banks with native plantings (wetland, bottomland) and 

other bio-engineering measures to provide shading and habitat creation; 

• Storm pond outlets should be located (where feasible) in areas of existing disturbance where 

rehabilitation is recommended; 

• Cooling measures should be incorporated in storm pond outlet design (e.g. buried stone 

gallery) to offset thermal loading within the ponds and mimic groundwater seepage zones; 

• Promote environmental stewardship/education. Encourage wise use or avoidance of 

commercial lawn chemicals for landscaped areas. Limit use of road salt/sand in winter; 

• Naturalize buffer/setbacks to environmental protection areas with native species indicative of 

the watershed and local setting. Stabilize erosion prone stream banks with thicket forming 

shrubs; 

• Remove invasive plant species from forest edges and wetlands; and, 


LEGEND 

Lake Simcoe 


Servicing Boundary 

30 m Offset 

LSRCA Regulation Limits 


Level 1 - Provincially Significant 

- PSW’s 

- Woodlands > 25 ha 

- Significant Habitat of Endangered and Threatened 

Species 

Level 2 - Provincially Significant 


NE-2 

- Woodlands >10 ha and < 25 ha 

- Significant Valleylands 

- Core Winter Deer Yards 

- Colonial waterbird nesting sites 

- Rare vegetation communities 

- Provincial Life Science ANSI’s 

Level 3 - Watershed Significant 

Dalton Road 

Black River 

SE-3 


- Evaluated non-PSW’s and designated Locally Significant 

Wetlands 

- Watercourses, water bodies, drains, on-line ponds and 

mapped off-line ponds within 30 m of another NHS 

feature (habitat for fish) 

- Regional Life Science ANSI’s 

- Woodlands > 0.5 ha and 0.5 ha that overlap or within or 

are within 30 m of less of any identified Level 1, 2 or 3 

NHS feature 

- Woodlands > 4 ha and




• Control/manage pedestrian access within natural areas to protect sensitive wetland, upland 

and aquatic habitat. 

4.1 Additional Recommendations 

Groundwater Recharge/Discharge Zones 

The study area supports important and sensitive groundwater recharge/discharge functions that should be 

protected. Future development applications must demonstrate to the satisfaction of the review and 

approval agencies that appropriate mitigation measures will be implemented to maintain (and enhance 

where appropriate) the pre-development groundwater regime (i.e. in terms of quantity, quality, flow path, 

and discharge points). 

Unique Physiographic Features 

The study area contains unique physiographic features such as the Virginia Beach Relict, located in the 

northeast quadrant of the Sutton Secondary Plan Review Study area. Where feasible, new development 

should have regard for this feature due to its influence on topography, surface water/groundwater regime, 

and linkage functions. Landform conservation should be addressed as part of an EIS at the time of a 

development application. 

Linkages and Corridors 

The protection of existing linkages and corridors are essential for sustaining the natural heritage system 

within the Sutton Secondary Plan Review Study area, as well as within the adjacent Greenbelt lands. 

At the development application stage, existing linkage connections and corridors (including restoration 

and enhancement opportunities) must be identified through an EIS and appropriate measures taken to 

ensure their protection and function. 

Natural Hazards and Lake Simcoe Shoreline 

Natural hazard lands, including areas subject to flooding, erosion, steep slopes and unstable soils should 

be avoided. Hazardous lands adjacent to the shoreline of Lake Simcoe which are impacted by flooding, 

erosion or dynamic beach hazards should also be avoided. 





5.0 NEXT STEPS 

Alternative land use concept plans for the Sutton Secondary Plan Review Study will be evaluated in the 

context of the proposed opportunities/constraints framework (Natural Heritage System) and the Black 

River Subwatershed Study. 

An environmental impact analysis and mitigation strategy will be prepared for the preferred land use 

alternative, including refinement of the environmental protection and enhancement/restoration measures 

described above. Guidelines for an environmental monitoring program will also be provided. 




APPENDIX C 

MUNICIPAL SERVICING AND STORMWATER MANAGEMENT 

Current Servicing Allocation Status Summary 

SCS Consulting Group 


ATTACHMENT A 

Sutton Water and Sewage Allocation Summary

ATTACHMENT B 

Schedule “B” from Development Charge Credit Agreement

ATTACHMENT C 

Servicing Drawings 17 to 21

ATTACHMENT D 

Schedule G5 from Sutton Secondary Plan

ATTACHMENT E 

Excerpts from the “Black River: State of the Watershed Report Strategy”



APPENDIX D 

TRANSPORTATION 

Existing Conditions Assessment 

Poulos & Chung 


Memo 

To: 

The Planning Partnership 

Mr. John Tassiopoulos 

Date: December 12, 2007 

From: 

Nick Poulos and Norman Chung 

RE: Sutton Secondary Plan - Transportation Project #: 07.206 

1. Setting 

The Sutton area is situated in the north east area of York Region on the southern shores of Lake Simcoe. The 

existing community is somewhat self-contained but the primary travel demand for both employment and 

shopping is to and from the municipalities to the south. 

The community is the focal point for much of this area of York Region. High schools and public schools are 

available and service a fairly large student catchment area. There is a fairly healthy retail commercial activity 

level along Dalton Road. The availability of these service facilities somewhat reduces the driving distances for 

shopping purposes. The community also contains a population group that either through retirement or 

employment opportunities in the community does not have to undertake a daily commute trip. 

2. Road Hierarchy 

The Secondary Plan Area contains a hierarchy of existing roads. The most significant facility is Highway 48 

which is under the jurisdiction of the Ontario Ministry of Transportation. This facility provides regional 

accessibility and a direct link to the Greater Toronto Area. 

A series of roads under the jurisdiction of the Region of York provide direct access to existing residents, 

employment and retail commercial activities. These roads include: 

• High Street; 

• Dalton Road; 

• Park Road; 

• Kennedy Road; 

• Woodbine Avenue; 

• Metro Road North; 

• Warden Avenue; 

• Black River Road; and, 

• Baseline Road. 

The grid like formation of Regional Roads provides alternate choices for primary travel in the north south 

direction as well as the east west direction. With the exception of Dalton Road most of these roads have two 

lanes of traffic with one lane of travel in each direction. Dalton Road and some of the intersections such as 

Black River Road provide exclusive left turn lanes for turning vehicles. Most other intersections within Sutton 

do not provide exclusive turning lanes. 

Sutton is serviced by two intersections (High Street and Park Road) with Highway 48. These two intersections 

designed to Provincial standards provide very significant capacity for all vehicle turning movements. 

The primary purpose of the east west regional roads is to access the north south regional roads. In addition the 

P o u l o s & C h u n g L i m i t e d 

535 Bur Oak Avenue – Markham, ON, Canada L6C 2S5 – Tel (905) 479-7942 – Fax (905) 479-1266 

Specialists in Transportation Planning & Traffic Engineering

Memo 

east west roads are used to access the available services on Dalton Street. It is the north south grid road that 

services the primary direction of travel which is to and from the south. The primary direction of travel 

accommodates a commute vehicle trip for work purposes as well as most shopping trip purposes. 

3. Existing Travel and Roadway Conditions 

Observed traffic flows indicate that the pre-dominant direction of vehicular travel is to and from the south. The 

predominance of this direction of travel is expected to continue as the planned population grows in Sutton. 

Currently all traffic flows are accommodated at acceptable levels of service by all of the primary roads 

(Regional and Provincial). 

Local roads which directly serve existing land uses also provide service capacity to satisfactorily meet daily 

travel demands. 

The roads which serve the highest vehicle demand and as a result use up approximately 40 to 50 per cent of the 

available roadway capacity include: 

• Highway 48; 

• High Street; 

• Dalton Road. 

It is not surprising that these are the heaviest utilized roads in Sutton. These roads accumulate the Sutton area 

traffic flows and essentially concentrate the flow at the most significant intersection on Highway 48. This is 

the intersection that provides direct access to the most convenient route servicing the travel demand to the 

south. The second most convenient route to service the pre-dominant direction of travel is Woodbine Avenue. 

As a result both Baseline Road and Woodbine Avenue serve ever increasing traffic demand as an alternate to 

Highway 48. 

The intersection of Park Road and Highway 48 also provides a direct route to and from the south. This 

intersection is currently not as heavily utilized due to the fact that most existing development is concentrated 

around the Dalton Road and Metro Road North corridors. 

It is estimated that the current traffic demand in the roadway peak hours uses approximately 45 to 50 percent 

of the available capacity on High Street and Dalton Road. These two roads not only accumulate the traffic 

flows to access Highway 48 but also provide direct access to the numerous vehicle generating activities located 

along these roads. It is estimated that the current vehicle demand on Highway 48 uses approximately 55 to 60 

percent of the available capacity. Traffic flows on Highway 48 do fluctuate due to the summer seasonal traffic 

flow. During the summer months the traffic flow on Highway 48 increases, especially on Fridays and weekend 

days by approximately 10 to 15 percent 

4. Future Development 

It is anticipated that the Sutton population will grow to accommodate a total of approximately 16,500 people. 

In addition it is anticipated that there will be some minor increases in retail / commercial activities in the 

designated areas. 

It is evident that some of the proposed development will contain senior citizen residents. Also the trend to 

provide housing for retired couples is expected to continue. These types of development do not generate the 

typical work trip during the weekday roadway peak hours. In addition this segment of the population tends to 




Memo 

undertake other daily trip purposes within the community. 

5. Roadway Network to Accommodate Development 

The available primary roadway grid consisting of the Regional and Provincial facilities is expected to continue 

to provide capacity and accessibility to serve the travel demands of the projected population. 

The location of the proposed development areas indicates that most of these grid roads will have to 

accommodate increased traffic flows. In particular: 

• Park Road will accommodate increased traffic flows. These increased traffic flows can likely 

be accommodated by the existing cross-section. In addition, the intersection with Highway 48 

appears to have sufficient reserve capacity to satisfactorily meet the increased vehicle 

demands; 

• Dalton Road and High Street will also attract increased traffic flows since these are the roads 

that provide the central access to Highway 48. Consideration will have to be given to 

intersection treatments including modifications and improvements to provide sufficient 

vehicle capacities particularly for vehicle turning movements. The intersections that will 

likely require attention include: 

• Highway 48 and High Street where signal timing modifications will likely be required; 

• High Street and Burke Street where consideration must be given to prioritizing north 

south traffic flows; 

• Dalton Road and High Street. The configuration of this intersection along with the 

Baseline Road alignment should be investigated to determine the most optimum 

configuration to serve the pre-dominant traffic flows. A public school is proposed on 

Baseline Road which will place increased vehicle demands on the key area regional 

road intersections; 

• Black River Road and Dalton Road is expected to accommodate increased traffic flow 

demands. However it is likely that the existing intersection configuration can 

satisfactorily accommodate this demand. 

The increased population will also create additional vehicle demands on the other regional roads providing 

alternate accessibility to and from the south. These roads include Metro Road North, Baseline Road and 

Woodbine Avenue. It is likely that these roads have sufficient reserve capacity to satisfactorily accommodate 

the increased traffic flows. However intersections with Kennedy Road and Woodbine Avenue should be 

monitored to determine if turning lane additions are necessary along with the introduction of upgraded traffic 

control devices. 

It is concluded that the primary roadway focus to accommodate the planned growth in population should be to: 

• Identify the most optimum roadway / intersection configuration in the Dalton Road / High 

Street and Baseline Road area; 

• Initiate intersection improvements and modifications where necessary to accommodate the 

primary north south traffic flow demand on High Street / Dalton Road between Highway 48 

and Black River Road; 

• Monitor the following regional roads and their intersections to ensure satisfactory operations 

– Baseline Road, Kennedy Road, Metro Road North and Woodbine Avenue; 

Traffic studies undertaken when development is contemplated will address the timing and type of 

improvement and addition necessary to accommodate the traffic flow demands. 




Memo 

6. Transit 

GO Transit currently provides a transit service to the Sutton area. The operation is a peak period bus service 

which provides a direct connection to the East Gwillimbury GO Rail Station and the GO Bus Terminal in the 

Town of Newmarket. 

It can be expected that as the population grows that transit will also increase the frequency of service to 

respond to increases in travel demand. 






APPENDIX E 

MARKET ANALYSIS 

Sutton Commercial & Employment Land Analysis 

Cushman & Wakefield LePage 


Cushman & Wakefield LePage, Inc. 

33 Yonge Street, Suite 1000 

Toronto, ON M5E 1S9 

Tel: 416-359-2517 

Fax: 416-359-2602 

July 18, 2007 

Mr. Harold Lenters 

Director of Planning 

Town of Georgina 

26557 Civic Centre Road 

Keswick, ON L4P 3G1 

Dear Mr. Lenters: 

RE: EMPLOYMENT AND COMMERCIAL LAND, SUTTON SECONDARY PLAN 

The following outlines our analysis and findings regarding the employment and commercial land opportunities as 

background for the Sutton Secondary Plan. As part of this analysis, we examined the currently designated supply 

of employment land and its appropriateness. Also, although a full retail commercial analysis was not undertaken, 

some observations regarding the direction of future retail land designations in Sutton are also provided. Some of 

this analysis builds upon the Keswick employment and commercial land analysis completed in 2005 for the 

Keswick Business Park. 

Our findings conclude with the following: 

• The currently designated employment lands in Sutton are not appropriate from a market perspective; 

• Demand for employment land is likely to be very limited but, over the longer-term, some employment 

lands should be considered along or in direct proximity to Highway 48, the current transportation spine 

through Georgina and roughly aligned near the future Highway 404 near Sutton; and, 

• The current Sutton retail commercial lands along Dalton Road and High Street appear to be well located 

to serve local residents, seasonal residents and visitors to the community and visually attractive and 

compact. These commercial uses should be protected and strengthened in order to maintain the 

character and nature of uses which attract residents and visitors to Sutton. 

Respectfully submitted, 

Cushman & Wakefield LePage Inc. 

Scott Chandler 

Vice President 

E: scott.chandler@ca.cushwake.com 

T: 416.359.2517

SUTTON SECONDARY PLAN EMPLOYMENT AND COMMERCIAL LAND 1 

Employment Land 

The Region of York completed an update of the Region’s vacant employment land inventory in 2005 (updated 

from the 2001 survey). The results are presented in the table below and include the following highlights: 

 

 

 

There is a total vacant employment land inventory of 2,862 net hectares (7,972 net acres) across the Region. 

The Town of Georgina accounts for only 127 hectares or 4.4% of the Region’s total (this is before the planned 

Keswick Business Park- which would add roughly 186 additional hectares, more than doubling the Town’s 

inventory). 

Only 4.2 acres were absorbed in Georgina during the 2001-2005 period, or 1.2 acres per year – all of this 

took place in Keswick, not in Sutton, and represent less than 0.5% of the regional absorption during that 

period. 

Presently, the Town of Georgina has very limited marketable employment land or industrial space (it is not 

tracked by major GTA real estate brokers, nor is it regularly listed for sale or lease) and, as indicated in the 

table above, represents a small part of the current York Region employment land structure. 

Over time, and especially as Highway 404 is extended north, it is anticipated that the market for employment land 

in Georgina will develop. As was outlined in the analysis for the Keswick Business Park, in order for the Region 

to reach its employment targets, marketable employment land in Georgina is required – and this will be largely 

fulfilled by the planned Keswick Business Park. 

Transportation infrastructure is crucial for employment lands, providing for the efficient movement of goods and 

access to markets. Without significant access to transportation routes, employment areas are not competitive 

and are unlikely to succeed. 

The proposed Keswick Business Park adds approximatly 186 net hectares (459 net acres) of employment land. 

With its superior location along Woodbine Avenue close to existing retail amenities and, as the most southern 

urban area in Georgina, closer to established employment areas and future extensions of Highway 404, this 

employment area will effectively serve as the primary employment area for the Town of Georgina. If approved, 

the Keswick Business Park employment lands will largely preclude the need for substantial employment lands 

elsewhere in the Town for the next 10 – 20 years.


The competitive position for the currently designated Sutton employment lands, on the other hand, is extremely 

compromised. Located roughly 5 kilometres from Highway 48 (and even further from eventual extension of 

Highway 404 to Ravenshoe Road), the currently designated employment lands in Sutton are removed from key 

transportation access. Furthermore, we understand that the Black River Road extension is likely not to take 

place, making even local access to the designated employment lands in Sutton difficult.


Furthermore, in response to the Growth Plan employment forecast, the Region of York is reviewing its 

employment targets across the Region. Although still draft, the employment targets for Georgina may end up 

being slightly lower than what is presently in the Region’s Official Plan. This suggests that even less employment 

land may be required over the longer term in the Town. It is anticipated that Keswick Business Park will continue 

to provide the majority of employment land opportunities in the Town and that uncompetitive employment land 

locations (such as those designated in Sutton) are even less necessary. 

York Region Employment Forecasts - O.P. and Recent Revisions 

New - Draft Revised 

O.P. Projections (older) 

Growth 

Growth 2006- 

Municpality 2006 2026 2006-2026 2006 2026 2026 

Aurora 19,871 33,491 13,620 17,740 33,000 15,260 

East Gwillimbury 7,297 23,050 15,753 5,350 20,000 14,650 

Georgina 8,016 18,307 10,292 9,350 22,000 12,650 

King 7,346 11,508 4,163 6,855 12,000 5,145 

Markham 143,568 240,607 97,039 122,925 212,000 89,075 

Newmarket 41,674 48,866 7,191 35,155 46,000 10,845 

Richmond Hill 60,422 91,334 30,912 53,135 119,000 65,865 

Vaughan 155,504 258,124 102,619 121,470 215,000 93,530 

Whitchurch-Stouffville 11,154 21,550 10,396 8,460 17,000 8,540 

York Region 454,851 746,837 291,986 380,440 696,000 315,560 

Source: York Region Planning Department, April 2007 - preliminary revised numbers 

The demand for employment land in Sutton is likely to be very limited in the short term. There may be a 

need for other types of employment generating land such as retail / quasi-commercial showroom space. 

Over the longer-term (20 years or more), some employment lands could be considered along or in direct 

proximity to Highway 48, the current transportation spine through Georgina and roughly aligned near the 

future Highway 404 near Sutton. 

Commercial (Retail) Land 

A cursory review of the retail commercial structure in Sutton was also undertaken. The current commercial 

areas in Sutton, notably on Dalton Road, High Street, and Lake Drive, provide retail and commercial services 

to the local community (including two supermarkets) but also serve the seasonal residents and visitors to 

Sutton. To a lesser extent, Baseline Road also provides some more land extensive commercial uses but 

these uses are disparate. 

These commercial areas have an attractive nature and physical character that add to the shopping 

experience in Sutton. These commercial areas should be protected and strengthened in order to preserve 

their important character. While there may be a demand over time for larger format retail uses which 

cannot be accommodated in the designated commercial areas in Sutton, these should only be 

considered if they are complimentary to the established uses and do not compromise the unique 

character and nature already established in Sutton’s existing commercial core.



APPENDIX F 

WORKSHOPS / CHARRETTES 

August 18-19 and November 23, 2007 





WORKSHOP/CHARETTE (August 18 - 19, 2007) 

Introduction 

A Workshop for the Sutton Secondary Plan Review Study was held at the Sutton Arena Hall on August 18 and 19, 

2007. The purpose of the workshop was to establish a common understanding of existing conditions opportunities/constraints 

and design principles and to provide a forum for input from stakeholders and the public. 

The Agenda 

August 18, 2007 

9:30 Coffee and Registration 

10:00 Welcome and Introduction 

10:05 Kick Off Presentation 

Overview of existing Secondary Plan and current planning applications, 

Summary of background study information: planning, natural environment, servicing, transportation, 

market 

10:45 Workshop Activity #1 

Working with your table group identify: 

Key attributes of Sutton/Jackson’s Point 

Best opportunities for change 

11:30 COFFEE BREAK AND LIGHT LUNCH 

12:00 Workshop Activity #2 

Design Workshop - participants will choose one of the following focus areas 

High Street Core Area 

Jackson’s Point Lakefront and Core Area 

Community and Neighbourhood Design 

Dalton Road and Baseline Road Corridors 

Natural Heritage System 

Sustainable Communities (healthy communities, energy conservation, climate change, 

aging population) 

1:30 Summary of Key Findings from Activity #2 

2:25 Wrap up and close 

2:30 Consultant’s Working Session 

3:30 Review Session with Steering Committee 

August 19, 2007 

9:00 Consultant’s Working Session and Informal Drop In 

1:30 Presentation of Workshop Results and Next Steps 

3:00 Close 




The Workshop 

The following is a summary of the process that took place over the course of the two day workshop: 

DAY 1 - Design Workshop 

The workshop began with a presentation by the study team that included an overview of the existing Secondary 

Plan, the status of current planning applications, as well as a summary of key finding of the consultant background 

studies. This was followed by 2 activities with area residents, the Town of Georgina staff, representatives of the 

Steering and Technical Committees. The first activity identified key attributes and best opportunities for change 

within the Study Area. The second activity was a design workshop which focused on establishing design principles 

for 6 focus areas in the community. 

ACTIVITY 1 - IDENTIFYING KEY ATTRIBUTES & KEY OPPORTUNITIES 

KEY ATTRIBUTES 

Natural Heritage 

• Lake Simcoe and Waterfront in Jackson’s Point 

• Black River connector Between Jackson’s Point and Sutton 

• Contiguous Natural Areas 

Rural Character 

• Working Farms 

• Rural Quality and Character in York Region 

Tourism 

• Tourist Opportunities - ice fishing, Briars, Red Barn Theatre, golfing; Recreation: canoeing, walking and cycling 

• Tourism Potential (existing and future) 

• Tourist Designation - Tourist Retail 

Community Character 

• Small Town Feeling 

• Compact and Small Size, well-serviced 

• Friendly - different interests but community 

• Strong sense of place on the lake 

• Strong Village character - treed eclectic architecture (older urban forest) 

• Post office “The village well” 

• Small Scale of Community 

• Small Town Friendly Community - Quality of Life 

• Small, Continuity, Self Contained, No Traffic 




Heritage 

• Historical Heritage - original cottage country, High Street stores, hedges, large homes 

• Cultural Heritage connection to farming, Sutton fair, Sibbald Point Park, museum, High Street Buildings 

Location 

• Close Proximity 

• Transition between village centre and wilder areas 

• Proximity to Lake Simcoe 

• Access to outdoor activities 

• Lake focused recreational activities 

Development Potential 

• Larger Properties; gradual controlled development 

• Designated for growth 

• Potential of Hwy 48, Hwy 404 - longer term potential 

• Already paid for development potential 

• Low cost development land 

• Large lot size, affordable unit/lot 

KEY OPPORTUNITIES 

Access 

• Serving boat traffic access to stores 

• Enhance Hwy 48 and Baseline Road entry points 

• New bridge over Black River 

• Improve public transit (Hwy 48/High Street Terminal) 

• Better Public Realm (views/access/open space) and plan for increasing day tripper use 

• Improve Hwy 48/High Street Access 

• Transportation availability for seniors 

• Provide more public access to Lake and River front 

• Explore public transit to other areas in the Region 

• Create linking system between schools/parks/community destination 

• Address ATV’s as transportation type with its own system 

Natural Features 

• Protect natural heritage: Trees, river, lakefront, wetlands, forests, create walking/biking trails 

• Enhance the river, mill pond - access to and from (i.e. Sutton Public School property as park/docking) 

• Enhance natural and built areas 




• Expand urban service boundary, while protection of natural features 

• Ecotourism - Lake Simcoe, Black River, Sibbald Pt. 

• Safe trail/travel ways to attach residents, natural features and business area (ex. walking, biking, hiking trails, 

sidewalks along Black River Road) 

• Recreation opportunities, community events 

Development 

• Plan community based on best practices 

• Improve beauty in buildings and landscape 

• Capture drive-though traffic - enhanced facilities/activities 

• Enhance/capture baseline road development opportunity - retail/mixed use - higher density 

• Revitalize retail opportunities and location 

• Local employment: think outside the “big box store” mentally. Community economic development 

• High Street and Jackson’s Point businesses and streets like Unionville - build on our heritage 

• Mixed use/ residential in commercial areas (no big box) 

• Lots: Estates Outside Service Areas; Range of lots sites smaller at core 

• Neighbourhood structure - high density, surround by lower density 

• Provide tourist activities: projects, boat cruises; Retail component to cater to tourists 

• Use it or lose it, sewage capacity allocation (attractive to built industry) 

Seniors 

• Require more medical servicing (more doctors) 

• More medical facilities, employment opportunities, better pedestrian/cycle access 

• Consider seniors residence near services (school site) 

• Develop old school site on Dalton as seniors development with park along river 

• Build on business potential for retirement residences bit new development should focus on attracting young families 

Heritage 

• High Street should be historically designated 

• Protect historical heritage: High Street downtown and Dalton Road junction; Hedge Road: hedges and trees; 

historical buildings in situ 

Involvement 

• Statutory protections - community to become more involved; monitor and assess constantly 




ACTIVITY 2 - ESTABLISHING DESIGN PRINCIPLES FOR FOCUS AREAS 

The second activity, a design workshop, established design principles for six focus areas: High Street Core Area, 

Jackson’s Point Lakefront and Core Area, Community and Neighbourhood Design, Dalton Road and Baseline 

Road Corridors, the Natural Heritage System and Sustainable Communities (healthy communities, energy conservation, 

climate change and aging population). The following discussion summarizes the principles for each of 

the six areas. 

JACKSON’S POINT - PRINCIPLES 

Environment 

• Land-based, Water-based; 

• Encourages walkability; 

• Support urban canopy; 

• Support spawning areas along lake edge; and, 

• Preserve existing park/band shell as focus. 

Social 

• Create a walkable community; 

• Bicycle trail system; 

• Enforced speed control; 

• Balance water’s edge access and activities 

for tourists and year-round residents; 

• Provide for transient boating; and, 

• Develop lake drive as a scenic pedestrian 

oriented street for residents and tourists. 

Land Use 

• Preserve cottage scale development footprint; 

• Promote mixed use development combining commercial and residential on lake drive; 

• Upgrade and support retail uses on commercial streets (Lake Drive); 

• Blend retail use for both tourism and residents; and, 

• Address rooming houses and retail conflicts. 

Main Opportunities for Change 

• Keep tourism as part of community mix/balance; 

• Retail that would support tourist and residents; 

• Support cultural activities and events; 

• Provide boating access to lake and from the lake; 

• Expand marina to attract transient boaters; 

• Create a park for everyone at the waters edge (not day trippers); 

• Opportunity for collaboration with park space and the two adjacent developments (developers, residents and town); 

• Support mixed use park retail/commercial/residential; 

• Neighbourhood road and beach access protection; 

• Conservation charge in stable residential areas (consistent with existing development); 

• Lake edge development - high environmental standard; and, 

• Tree cutting bylaw. 




DALTON ROAD AND BASELINE ROAD - PRINCIPLES 

• Dalton Road should address river front 

• Ensure Dalton Road provides safe pedestrian cyclist movement 

• Look for alternative pedestrian path from Dalton - High Street (near River and school) 

• Attractive streetscape (median) 

• Ensure Dalton is a mixed-use corridor 

• Allow for ROW that allows for pedestrian/cycling 

• Provide an entry feature along baseline into Sutton 

• Better wayfinding signage (Dalton/ Baseline/ High Street) 

• Ability to stay in community regardless of age 

• Provide for clean industrial along baseline 

• Concentrate higher density residential or mixed-use at nexus of Dalton/Baseline/High Streets 

• Old school on Dalton provides for future access to river 

• Provide a focal point (part/square) off Dalton (near high Street) 

• Design guidelines for corridors 

• Landscaping buffer on corridors 

• Concentrate commercial corridor perhaps from baseline to Black Rover 

• Carefully locate new institutional uses on Dalton 

• Small town character/built form 

• Preserve significant environmental features 

• Control ATV access to Dalton 

• Ensure capacity for traffic from new development 

• Expansion/widening of Baseline to accommodate future traffic 




NEW NEIGHBOURHOODS - PRINCIPLES 

• Extension of High Street and its direction connection with Baseline Road; 

• Road closing of existing Baseline Road at the Proposed extension; 

• Alignment interrupted by development of a round-about/ public place/ community focus; 

• Live-work units proposed as veneer on High Street extension; 

• Major neighbourhood park linking public square with existing environmental protection area; 

• Pedestrian access facilitate through neighbourhood housing design (mixed-use complex) 

• Existing school relocation utilized to form neighbourhood park to terminate at new east/west collector to view 

of Black Creek; and, 

• Increase density throughout neighbourhood and maximize it surrounding the public square. 

* Road extension is conceptual only. Actual alignment will be determined by further study. 


HIGH STREET - PRINCIPLES 



• Maintain building condition; 

• New economic development officer; 

• Deal in entire context - High Street/Dalton Road/Jackson’s Point; 

• Recognize mixed use; 

• Protect residential heritage; 

• Focus middle to Dalton as commercial centre; 

• Urban design quality, especially if higher density; 

• Gateway at Highway 48; 

• Heritage/architectural design control; 

• Design review committee; 

• Sign control; 

• BIA for Sutton and Jackson’s Point; 

• Pedestrian orientation, more patios; and, 

• Connectivity with fairgrounds, river, key sites, Jackson’s Point, Dalton Road. 




NATURAL FEATURES - PRINCIPLES 

• Protection, enhancement and enforcement, connectivity - cores and corridors 

• Restoration, manage, monitor 

• Protect groundwater, aquifer recharge 

• Need fieldwork and ground truthing 

• Tree cutting by-law 

• Conserve grasslands/meadows 

• Protect Lake Algonquin shoreline: improve public access, naturalize 

• Protect forest cover in northwest corner 

• Protect and restore shoreline areas 

• Protect wildlife corridors and cores 

• Ensure consistency with York Region’s significant forest study and the Natural Heritage Plan 

• Provide public access and trails 

• Provide fishway ladders around existing impoundments 

SUSTAINABLE COMMUNITY - PRINCIPLES 

• Support and protect local food production 

• Improve life cycle opportunities for aging society 

• Reduce car dependency 

• Protect central village areas 

• Increase opportunities to support local social and medial services 

• Improve communal services (i.e. Water and sewage) 

• Support alternative energy sources (local initiative to test wind power) 

• Encourage LEED initiatives 

• Examine co-generation opportunities 

• Examine geothermal opportunities 

• Examine public/private partnerships 

• Examine home energy reduction appliances 

• Enhance tree regeneration/protection (tree by-law) 




DAY 2 - Consultant Working Session / Workshop Results Presentation 

The principles that were established were based on the previous day’s sessions which were then used to 

develop a set of core design principles that will guide further refinement of concepts, where applicable, and 

assist in updating the Secondary Plan. 

A final workshop presentation took place to present a summary of the key attributes/opportunities and design 

principles that were generated from the discussions on Day 1 and the morning of Day 2. The following 

is a list of the core design principles compiled from the workshop to guide the review of the Secondary 

Plan. 


1. Natural heritage features (core areas and corridors) will be protected, restored and enhanced. Require 

a restoration plan. 

2. Natural features shall form a continuous system. 

3. Natural features will provide the environmental protection framework for future land use plans. 

4. Groundwater quality and quantity shall be protected. 

5. Improve the water quality of Black River and Lake Simcoe with improved municipal services. 

Community Design 

6. Existing residential neighbourhoods will be protected. 

7. New residential development will complement the small-scale character of Sutton/Jackson’s 

Point. 

8. Small scale commercial development will be focused on High Street and Lake Drive. 

9. Larger scale high quality commercial/mixed use development will be on Dalton Road. 

10. Encourage intensification in key locations. 

11. Design based on principles of sustainability. 

12. Implement design control. 

Recreation and Tourism 

13. Enhance pedestrian access to connect the attributes of Lake Simcoe shoreline, Black River, major 

public parks, commercial centres, environmental features. 

14. Enhance tourist and recreation facilities (trails, accommodation, shops). 




Transportation 

14. Use existing regional roads and provincial highways as primary connectors within the community 

and with other communities. 

15. Enhance transit, cycling and pedestrian routes. 

16. Improve the streetscape quality. 

The following two figures represent conceptual demonstration plans for the Sutton Secondary Plan area 

and for High Street. They were both developed through the course of Day 2 to illustrate some of the key 

principles established on Day 1. 

Conceptual Plan for Sutton 




High Street 

Conceptual Plan for High Street 

Conclusion 

The key attributes, opportunities and design principles that were established during the course of the workshop 

along with the conceptual plans, will provide a basis for the development of design demonstrations for the Sutton 

Secondary Plan Study Review area. The assembled information and the conceptual plans developed during the 

course of the workshop, provide a framework that will inform the development of the Sutton Secondary Plan. 





SUTTON DISTRICT HIGH SCHOOL WORKSHOP/CHARETTE (November 23, 2007) 

Introduction 

An additional workshop for the Sutton Secondary Plan Review Study was held at the Sutton District High School 

on November 23, 2007 in the afternoon. The purpose of the workshop was to address the lack of student participation 

at the August 18 -19, 2007 workshop and garner input from students and gain a perspective on how they 

currently perceive Sutton and what they envision for the community in the future. 

The Workshop 

The workshop was attended by both Grade 9 and Grade 12 Geography students who were broken up into separate 

groups. These groups were then asked to identify attributes of, and opportunities for change in, Sutton. 

This was followed by involving the students in conceptually locating different uses and opportunities identified in 

the previous exercise. This culminated in presentations of the information and conceptual plans gathered from 

each table group. 

The following is a list of comments received during the workshop session: 

SUTTON ATTRIBUTES 

Natural Heritage 

• Provincial Parks 

• Lake Simcoe 

• Forestry and Trails 

Rural Character 

• Wide Farm Land 

Community Character 

• Small Town 

• Sutton Fair 

• Forestry and Trails 

• Lots of Leisure Activities 

• Clean (not much pollution or bad smells) 

• Red Barn Theatre 

• Recreational Centres 

• Cemetery by Park Rd. 

• Mansion House 

• Beautiful Lake Drive 

• Area of Apples of Gold 

• Beach( but don’t like that it is dirty) 

Heritage 

• Historical 

• Historical landmarks—Sibbald’s, Knox Church, The Briars 




Location 

• Everything is Central and Close Proximity 

• Access to outdoor activities 

Development Potential 

• Low Density Housing 

• Black River subdivisions 

• Large Lot Size 

SUTTON OPPORTUNITIES 

Access 

• More and Better Public Transit 

• Public Access/Safe River 

• Walking Trails 


• Protect Natural Heritage: Trees, River, Lakefront, Wetlands, Forests 

• Better Recycling Systems 

• Cleaner River 

• Clean up our Forests 

Development 

• Create Central Park 

• More Parks (along Black River) 

• Park with Seating Areas, Fountains, encourage all ages, stone path, family restaurant, shop overlooking 

the river 

Amenities 

• Places to “hang-out” 

• a Hotel 

• Medical Centre 

• Skate Park 

• Movie Theatre 

• Bowling Alley 

• Recreational Centre 

• Youth Centre (YMCA) 

• More Food Selection Near School 

Heritage 

• Protect Heritage 

• Memorials 




CONCERNS EXPRESSED 

• Protect Heritage 

• SDHS Needs Update/Upgrade 

• Increased Development May Lead to Higher Crime / Vandalism Rates 

• Crowded Beaches 

• Disrespectful “Out-of-Towners” 

• Lack of Motivational Spirit in the Town 

• Pollution Going Into Lake 

DEVELOPMENT OF GATHERING AREAS 

The last portion of the workshop dealt with the location of land uses in Sutton and identifying areas that could possibly 

include spatially, one of the opportunities identified in the earlier portion of the workshop. Overall, various broad concepts 

were suggested with respect to where particular land uses should occur. The one recurring theme was creating opportunities 

for chance meeting sand gatherings in the community. One of the table groups in particular developed a rough concept 

for a community park that would link Dalton Road to the Black River and connect it to High Street along the riverfront and to 

the adjacent community by a footbridge. The conceptual plan is included below. 

Conclusion 

The workshop concluded with a presentation of each table groups lists of attributes, opportunities and very general indications 

of where certain land uses should be located and where opportunities may be present in Sutton that could incorporate 

some of the changes the student participants hoped for in the future. 

Dalton Road 

High Street 

Conceptual Plan for Park

Background Report - Town of Georgina

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