Corporation of the Town of Bradford West Gwillimbury Special Meeting 2006/40 MINUTES July 18, 2006 PUBLIC MEETING UNDER THE PLANNING ACT REVISED STATUTES OF ONTARIO 1990, CHAPTER P.13 TO DISCUSS A PROPOSED AMENDMENT TO THE MUNICIPALITY'S OFFICIAL PLAN RE: TIME: LOCATION: APPLICATION FOR OFFICIAL PLAN AMENDMENT NO.15 HIGHWAY 400 1 COUNTY ROAD 88 EMPLOYMENT SETTLEMENT AREA SECONDARY PLAN OP-05-03 8:00 p.m. Council Chambers, Court House Building, 57 Holland Street East, Bradford, ON L3Z 2A8 Members Present: Mayor Frank Jonkman Deputy Mayor Dennis Roughley Councillor Peter Dykie Councillor Mikki Nanowski Councillor Duncan Page Councillor Ron Simpson Councillor Doug White Members Absent: Staff Present: Others: Councillor Del Crake Councillor Natalie Dykie Jay Currier, Town Manager Juanita Dempster-Evans, Clerk Patricia Nash, Deputy Clerk Geoff McKnight, Director of Planning Miriam King, Bradford West Gwillimbury Times Stamm Research Associates, representing Bradford North Landowners Ladislav Kratky Ross Elliott Russ Grenon Grace Elliott Raj Sandhu Rick Hunter Taymour Katirai Hooman Katirai Giuseppe Pascali Kim Millsop D. Westbrook Frank Henriques W. Doyle Paul Taucar C. Taucar Marianne Schlueter Mary Gaboury Mildred Ward George Murray Lorainne Meher Mike Meher Dennis Harrison Denise Harrison Peter Cristillo Nick De Franceseo Sue Wood Wayne Taylor David McKay Jean Keffer James Leduc Vera Stoddart Jim Craig Fred Weening Tom Barlow Jim Williams Joanna Meeke Art Meeke Tom Tsampiras Robert Young G. O'Rourke Ken Simpson Marvin Geist Lech Jagodzinski Ann Scotch Pat Pawacci H. O. Seigel Mark Contois John Bousfield Cheryl Shindruk David Chambers June Chambers Gord Feniak Peter Schut Karen Gill And others.
Tuesday, July 18, 2006 Page 2 40-011 Moved by: P. Dykie Seconded by: M. Nanowski "That this special meeting of Council being held pursuant to Section 17(15) of the Planning Act, as amended, come to order at 8:00 p.m., to consider a proposed Secondary Plan and Amendment to the Official Plan in respect of certain lands located within part of the revised Highway 400/County Road 88 Employment Lands Study Area in part of Lots 6 & 7, Concessions 5, 6, 7 and 8, and the north % of Concession 4, former Township of West Gwillimbury." CARRIED. INTRODUCTION: PURPOSE OF THE MEETING Mayor Jonkman welcomed those present to this Special Meeting of Council and advised that this was the statutory public meeting held pursuant to the Section 17(15) of the Planning Act, as amended to discuss proposed changes to the Official Plan of the Town of Bradford West Gwillimbury. The proposed Official Plan Amendment will establish detailed policies for development in the Highway 400 Employment Settlement area Secondary Plan. The Official Plan Amendment proposes to redesignate certain lands along the Highway 400 Corridor located generally between Line 5 and Line 9 from Agricultural and Highway 400/88 Special Policy Area to the Highway 400 Employment Settlement Area to permit an industrial/business park and regional scale retail commercial uses. An enhanced transportation system contemplates a new interchange at Highway 400 and Line 5 and an arterial road connection between this new interchange and Line 6. EXPLANATION OF MEETING PROCEDURE The Mayor explained that the procedure for the meeting will be that the Clerk will outline the method by which notice of the public meeting was given and confirm that proper notice was provided in accordance with the legislation. The Planner will present the contents of the Planning Report and outline the details of the application. The Planner will present any written responses to the publication and circulation of the notice of the proposed amendment. The Planner will respond to questions from Council. The Applicant or a representative will provide details of the proposed amendment and 1 or respond to the Planner's presentation and questions from Council. The meeting will be opened to public participation. The Public will be invited to address Council to provide comments and ask questions. The Applicant or a representative will be invited to respond to the public comments 1 questions. Council will deal with the proposal tonight or refer the matter back to staff. Prior to leaving the meeting, persons requesting formal notice of Council's decision on the proposed amendment must complete a sign-in sheet and indicate their name and full mailing address. The meeting will then be closed. CONFIRMATION OF NOTICE REQUIREMENTS Mayor Jonkman called upon the Clerk to provide confirmation of notice requirements.
Tuesday, July 18, 2006 Page 3 Juanita Dempster-Evans, Clerk reported that Notice of the public meeting was published in the BWG Times on June 24, 2006, as prescribed by regulation under the Planning Act, and mailed to property owners and public bodies on June 23, 2006. In response to the notice, the Town has started receiving responses and a separate report will be prepared for a future Council meeting to address the issues. PLANNING REPORT Mayor Jonkman asked Mr. Rick Hunter, Town Consulting Planner, to confirm and explain to the public the Planning Act notice requirements and explain the application. Mr. Hunter reported: - The Town of Bradford West Gwillimbury has received an application to prepare a Secondary Plan for the Highway 400/County Road 88 Special Policy Area and additional lands along the Highway 400 corridor, including lands south of Line 5, proceeding northward to the future Highway 400/404 connecting Link (Bradford By Pass); - The Bradford West Gwillimbury Official Plan designates this area in part as Agricultural and in part as a Special Policy Area for the employment land development and requires the preparation of a Secondary Plan before additional development could occur in the area; - the proposed amendment will introduce planning policies that would permit the development of serviced employment lands (industrial and regional commercial uses) along the HighwayAOO corridor; - the Highway 400/County Road 88 Employment Lands Special Policy Area affects approximately 600 hectares of land on either side of Highway 400, from generally south of Line 5 to the future Highway 400/404 Connecting Link (Bradford By-Pass), and located within the Study Area approved by the Town in 2005, and extended following a public open house in early 2006; - the proposed land use concept for the 400/88 Area includes approximately 100 hectares of protected floodlplain, 475 hectares of employment lands (primarily industrial/business park) and 25 hectares of regional retail commercial lands. The retail commercial lands are proposed to be located around the Highway 400/County Road 88 interchange; - the Area is proposed to be serviced with municipal services with municipal water and sanitary sewers; - An enhanced transportation system, which includes a new interchange at Highway 400 and Line 5 and an arterial road connection between this new interchange and Line 6 are contemplated; - the Secondary Plan will establish land use policies for development in the Corridor, servicing provisions, a development phasing plan, design guidelines and an implementation strategy designed to encourage new employment lands in the Town of Bradford West Gwillimbury; - in November 2005, Council approved terms of reference for the initiation of the planning program for the Highway 400 Corridor, following a request from Bond Head Development Corporation to initiate a Secondary Plan for the Highway 400/County Road 88 Special Policy Area. Prior to that, the Town retained C.N. Watson & Associates to identify the level of industrial development needed to sustain a fiscallysound community to 2026; - the Terms of Reference included an expanded Study Area, which included lands from Line 5 to the future Highway 400/404 Connecting Link; - the expanded study area was devised so as to enable the Highway 400 Employment Area Secondary Plan process to consider both the short and long term opportunities for development of employment lands within the Town and the relationship of such lands to the balance of the Town's urban area;
Tuesday, July 18, 2006 Page 4 Mr. Hunter - contd. - the Study Area and the Secondary Plan boundaries were further modified during the preparation of the background material and the Secondary Plan; - during the preparation of the Secondary Plan and associated background documents, three meetings were held with the affected landowners in the corridor (November 29, 2005, March 20, 2006 and July 5, 2006), one public open house was held on March 23, 2006 and two Technical Working Group meetings (with agencies, Town staff and consultants, and BHDC consultants) were held (December 15, 2005 and March 7, 2006); - Background material prepared as part of the preparation of the Secondary Plan includes: a Planning Assessment Report An Employment Land Needs Analysis A Transportation Assessment Report An Archaeological Assessment An Environmental Impact Study An Agricultural Analysis, and A Master Environmental Servicing Report - These studies are under review by the Town of Bradford West Gwillimbury; Proposal - the purpose of Official Plan Amendment No. 15 is as follows: a) to expand the Highway 400 employment area; b) to establish a more detailed land use and transportation plan for the area; and - c) to establish policies to guide development with the Settlement Area, including policies regarding land use, transportation, environmental protection, staging of development, cost sharing and provision of municipal servicing; - refinements in the breakdown of land areas has been provided subsequent to the printing of the Draft Official Plan Amendment 15; - the numbers noted in the Information Report dated July 18, 2006 reflect the calculation provided to the Town on July 13, 2006; - the Highway 400 Employment Settlement Area Secondary Plan affects approximately 730 gross hectares (1807 gross acres) of land on either side of Highway 400; - approximately 105 hectares (260 acres) of land is occupied by existing and proposed freeway; - 30 hectares (75 acres) of land is occupied by existing roads and proposed arterial roads and 95 hectares (235 acres) of land is affected by flood plains. This leaves a net developable area of 500 hectares (1236 acres); - proposed Schedule G to the Official Plan Amendment is attached to the Information Report; - Schedule G identifies the following land designations within the Employment Area: Prestige Employment/Commercial; Employment Area, Environmental Protection and a proposed Stream Realignment Special Study Area. The text of the official plan amendment provides policies related to each of these designations; - Schedule G also shows a new interchange at Line 5, and a new arterial road connection for the Line 5 interchange to Line 6, as well as other collector road improvements; - the land use concept shows the following net development area for the different land use designations: - Prestige Employment I Regional Commercial: 130 hectares (320 acres of which approximately 26 hectares (65 acres) would be devoted to regional commercial uses; - Employment - 370 hectares (915 acres); - these totals would be further refined when the local and collector streets, storm water ponds and other public lands are taken into account, and would be reduced by an additional 25%;
Tuesday, July 18, 2006 Page 5 Mr. Hunter - cont'd. - the proposed Secondary Plan will establish land use policies for development in the Corridor, servicing provision, a development phasing plan, designed guidelines and an implementation strategy designed to encourage new employment lands in the Town of Bradford West Gwillimbury. Existing Official Plan Designation and Zoning - the lands are designated "Agricultural" and "Highway 400/County Road 88 Special Policy Area" in the Official Plan; - prior to development occurring on parts of the lands within the Special Policy Area, the Official Plan requires the preparation and approval of a Secondary Plan, which is intended to provide more detailed land use policies to guide that development; - according to By-Law 79B25, the Comprehensive Zoning By-Law for the former Township of West Gwillimbury, most of the lands are zoned General Agricultural (A) or Environmental Protection (EP). Specific lands in the vicinity of Highway 400 and County Road 88 are zoned either Resort Commercial (C3) or Highway Commercial (C2) to reflect existing and proposed uses at these locations. The zoning by-law will require amendment to various zones to implement the development concept outlining the Secondary Plan. Public and Agency Consultation - the applications were circulated to internal departments and commenting agencies on June 29, 2006. Notice of the public meeting was provided in accordance with the Planning Act on June 23, 2006; - comments from the public and from intemal departments and commenting agencies will be reviewed subsequent to the public meeting. Discussion - various reports submitted in support of the Official Plan Amendment are under review by the Town of Bradford West Gwillimbury; - electronic copies of the studies are available from the Town's website; - upon receipt of comments from the public, the Town peer reviewers and internal departments and external agencies, any required revisions to the Secondary Plan will be prepared and a recommendation prepared to adopt the Secondary Plan and submit it to the County of Simcoe for approval. Effect on Town Finances: - costs associated with the preparation of the Official Plan Amendment are being paid for the Bond Head Development Corporation, with cost sharing possible with the benefitting land owners in the Secondary Plan Area; - the financial implication for the Town will be considered as part of the review of the Secondary Plan, with additional information to be provided prior to any recommendation being made regarding adoption of the Official Plan Amendment. APPLICANT PRESENTATION Mayor Jonkman asked if the Applicant or Agent for the Applicant would like to speak. Mr. Bousfield was in attendance to present 'the application on behalf of the Applicant. Mr. Bousfield was in attendance and available to answer any questions from Council. PUBLIC PARTICIPATION Mayor Jonkman indicated that the meeting was open for input from the public. Mayor Jonkman asked if there were any persons present who wished to speak in support of the application.
Tuesday, July 18, 2006 Page 6 Taymour Katirai and Hooman Katirai - fundamentally a great idea; - to develop this area similar to Beaver Creek Area in Richmond Hill; - assumption are that firm start date; - announced that if not used may not happen within 20 years. and - support the Highway 400/88 Employment Area and requested that their lands located at 3696 Line 10 and 3676 Line 11 be included in the Special Study Area. Ken Simpson. Bradford. ON - owns property with his brother in the north east quadrant; - criteria for prestige a rea 2. and - if lands intended are not used as employment lands that have been designated. what is the process to change the properties to prestige employment area? Gary Stamm. representing the North Bradford Owners Group - Stamm Research Associates. representing Bradford North Landowners. will submit a written submission requesting a change in the designation of Bradford North Landowners from employment lands to residential lands; - his clients lands are currently designated for urban development with employment uses. determined by the existence of expressway development that is now no longer committed and no longer being planned; - Bradford West Gwillimbury continues to be advantageously located and will experience a strong increase in its rate of urban settlement for both residential and employment uses to the level well above the targeted current targets of the existing Official Plan; - the objective of OPA 15 is to permit and shift major employment land uses from the subject lands into the economically very attractive existing Highway 400 corridor. The use of the Highway 400 corridor lands for the purpose is economically supportable and is in the public interest. As shown in Exhibit 4 to their written submission. the approval of OPA 15 without other changes leaves in place existing employment land designations with no realistic potential of use; - the effect of OPA 15 policy. consistent as it is with delay Icancellation of the Highway 400/404 expressway link to past the year 2031 removes the economic functions assigned through employment land use designation to the subject land. and - a full written submission will be presented to the Town of Bradford West Gwillimbury requesting a change in the designation of Bradford North Landowners from employment lands to residential lands. Unidentified - owns properties in Bradford West Gwillimbury; - as the previous speaker identified before him. the project sounds great but understanding materials in the proposed Official Plan Amendment and proposal will effect the controls; - given the comments by agencies and departments the project in fact will not proceed unless services are available; - why were Concessions 7. 8.9. north of 88 between Sideroad 10 and Line 8 included?; - was Reagens included? and - consider including his property in the group. Jean McNair, 3205 Line 5, Bradford. ON - resident of Bradford West Gwillimbury; - confused by area on map; - extent of Official Plan; - is it to extend to Line 5; - what properties does it encompass; - why is the east boundary so jagged. west boundary is better; - why is the boundary not right down Sideroad 10; - Line 5 and Line 6 will depend, and - why is the boundary not extended on Highway 88 to Sideroad 10 or rural areas of Line 5 and Sideroad 10.
Tuesday, July 18, 2006 Page 7 Tom Barlow - representing clients with 200 acres, client owns south west around 88 /400 and south of Line 9 west side of Highway 400; - - general support for the amendment; - principles are supported; - however, some concerns with retained, sections are being reviewed; - restrictions for his clients; - Section of Official Plan which limits the large retail to exclude properties, no planning justification for that, would like the opportunity to discuss options with Town; - preliminary concerns will be flagged and identified in writing to the Town, and - generally supportive but has some concerns. Jim Craig, Mod-Aire Homes Ltd. - filed a letter with the Town with Appendices; - history of the Official Plan and designations; - 1998 Council passed the Official Plan; - Commercial policies were referred to the Ontario Municipal Board and studies were completed with peer reviewers, concluded that 20-50 hectares were over designated in the Plan; - competition; - settlement with appellants and regret 750,000 sq ft of commercial properties without person to market the area; - County of Simcoe, up in the air with IGAP; - no populations associated with area; - vision, Holland Street West unfold, never develop to Official Plan; - impossible to compete with 400/88; - Town will see a flurry of applications for Commercial and Industrial designations; - County Road #4 to Vanderpost farm, why in inventory, and - have submitted in writing their comprehensive review of the proposed Official Plan Amendment. Robert Keffer, 4169 Line 5, Bradford, ON - important to pick the best land for employment land; - important to get this right; - most positive results; - employment lands are required, aggressive to designate 425 acres by 2026; - with 325 acres in Special Policy Area, is it healthy for 43% up from 27%; - IGAP, will affect all of the municipalities in the County of Simcoe, not just growth area; - preliminary reports, exceed local shortage; - Barrie, 900 acres; - BHDC, Clayton Research, 700 more, 125 +, 325 +, 700 +; - Official Plan 1236 net acres 1807 acres; - 500-1100 more than shown as necessary; - expect concessions, complete agreement, phasing, too expensive to develop before sewer and water available so will not proceed, and - gateway to our community, not want wasted industrial greeting our people. Gary O'Rourke, Line 6, Bradford, ON - owner of Yogi Bear Campgrounds at 400/88; - attention to Line 5; - will be submitting written comments; - neither for or against at this time; - needs to gather more information before stating a position; - changes and concerns with the use prestige commercial, is it a noun/adjective - interchange lands from the corridor lands; - be addressed in more detail; - look at specific uses; - inclusion of grand fathering clauses; - information distributed July 5, so needed to cut holiday short to come back to make presentation; - conflicting information and inconsistent numbers are confusing;
Special Meeting of Council - Public Meeting - 2006140 Tuesday, July 18, 2006 Page 8 Gary O'Rourke - cont'd. - what type of escape clauses will be included in the agreement, will it basically freeze future development if services are brought to the area; - known as the Special Policy Area, not corridor lands, and - issue of appropriateness forced to pay infrastructure for new development. Sue Wood, 24 Lallien Drive, Bond Head, ON - opposed to proposal - website says open for business, commercial and industrial development; - comprehensive review and demonstrate need to use prime agricultural land; - investigate other Provincial Policies Statement; - existing growth based to 2026, intended to provide desired growth; - intervals or growth pressures; - requesting Council consider setting aside this OPA for further review and consultation; - IGAP and Places to Grow will happen in vibrant downtown urban centres; - any studies undertaken by the developer or Town showing negative impact to the downtown with the big box stores; - notice to existing landowners; - traffic congestion; - substandard traffic interchange at Highway 400/88 now, what and when will the Ministry of Transportation be offering for improvements to Highway 400; - gateway to the Town, concern how this is going to be developed; - positive impressions must be considered; - Official Plan Amendment, excessive and not required; - not in the best interest of the Town, and - heard from the opinions of the constituents on this matter. Jean Keffer, Line 6, Bradford, ON - Official Plan Amendment states Line 5 included, is this not a premature intersection, and it is not within Ministry forecast; - at what cost to the ratepayer, is the Town willing to approve or consider such a proposal; - who is going to front the 30 million dollars or more to make infrastructure improvements at Highway 400/88; - gateway entrance; - has the Town undertaken a cost analysis for the road improvements required to service the area, excluding the servicing cost for water and sanitary sewers?; - Environmental Assessments and impact studies that will be required; - trail and bike routes, who pays, who maintains; - want pathways consider the safety and security aspects; - transit will be an issue, who is going to operate and cover the debts that are associated; - consider the 2300 acres of floodlplain area and the long term effects of the proposal on our community, and - asking Council to consider that a detailed financial cost analysis is undertaken before a final decision is made on the OPA. Mark Tutton, representing clients, 10 acres, south side of Line 8, 3493 Line 8 - maintain highway at 400/88 as Special Policy Area; - action extend prestige commercial on Schedule "G" to Official Plan Amendment to Line 8 - recall Special Policy Area, requirements for 10 acres between 88/Line 8 conjunction; - designated proposal - erodes land south of Line 8, presently in the Special Policy Area and heightens lands in other areas; - original rationale, clear rationale, visible from Highway 400/88 along Line 8 and Holland Street West; - not recognized - rethink the basis of the application, and - design entire area with prestige commercial.
Tuesday, July 18, 2006 Page 9 Mr. Hunter thanked the speakers for their presentations and advised that a formal response and report will be provided to Council. Written comments are recommended. Council will be considering this Official Plan Amendment in a timely manner. Mayor Jonkman asked if there were any persons present who wished to speak in opposition of the proposed application. There was no response. Mayor Jonkman thanked those present for attending the meeting and showing an interest in the matter. 40-002 Moved by: P. Dykie Seconded by: M. Nanowski "That this special meeting of Council being held pursuant to the Planning Act close at 9:05 p.m." CARRIED. CONFIRMED IN OPEN SESSION THIS 6 th DAY OF FEBRUARY, 2007. Doug Whii;,ij!ayor