The Corporation of the Town of Bradford West Gwillimbury Special Meeting 2011/17 MINUTES UNDER SECTIONS 51(20) AND 34(12) OF THE PLANNING ACT, REVISED STATUTES OF ONTARIO 1990, CHAPTER P.13, AS AMENDED, TO DISCUSS PROPOSED PLANS OF SUBDIVISION AND AMENDMENTS TO THE MUNICIPALITY'S ZONING BY-LAW RE: Applications for Subdivision Approval and Zoning By-law Amendment Owners: Bradford Capital Holdings Inc. and 2062598 Ontario Inc. Location: Part of Lot 14, Concession 5 (West Plan) Planning Department Files: 5-10-01 and Z-10-02 - and- Owners: Bradford East Developments Inc. Location: Planning Department Files: 5-10-02 and Z-10-03 TIME: LOCATION: 7:00 p.m. Council Chambers, Court House, 57 Holland Street East, Bradford Meeting Location: Council Chambers, Court House 57 Holland Street East, Bradford, ON Members Present: Doug White, Mayor Rob Keffer, Deputy Mayor Del Crake, Councillor Peter Dykie, Councillor Cark Hordyk, Councillor Gary Lamb, Councillor James Leduc, Councillor Raj Sandhu, Councillor Ron Simpson, Councillor Staff Present: Geoff McKnight, Director of Planning & Development Services & Acting Town Manager Michelle Brandt, Deputy Clerk Karen Gill, Administrative Assistant Tami Kitay, Senior Planner Patricia Nash, Municipal Clerk Leigh Ann Penner, Planner Others: Miriam King Meade Helman Jay Gutteridge Jean Keffer Munawar Chaudary L. Owen C. Vicente Emilio Colaluca Donna & Dough Hull John Blake Marv Knibbe Ed Gres Donna Oliver Paula Cangiotti Don & Susan McLaren Virilio Almeide Adelaide Almeida Michael Agosta And others. OPENING 2011/17-001 Moved by: Rob Keffer Seconded by: Carl Hordyk "That this special meeting of Council being held pursuant to Sections 51(20) and 34(12) of the Planning Act comes to order at 7:05 p.m., to discuss applications for Subdivision Approval and Zoning By-law Amendment in respect of certain lands located in Part of Lot 14, Concession 5 (West Plan) and." CARRIED.
File Nos.: S-10-01 and Z-10-02, and Files Nos.: S-10-02 and Z-10-03 Page 2 of 15 DECLARATIONS OF PECUNIARY INTEREST- DISCLOSURE OF INTEREST Mayor White reminded the Members of Council of the Municipal Conflict of Interest legislation and requirements thereunder for disclosure. There were no declarations of Interest declared at this time or throughout the meeting. At this time, Peter Dykie remarked that due to the fact that his wife had sent a letter in this proposal, he is choosing to not participate in the process. Councillor Dykie stated that he would sit at the table in front of the audience, but will sit back and observe the public meeting. INTRODUCTION: PURPOSE OF THE MEETING Mayor White welcomed those present to this Special Meeting of Council and advised that this is the statutory public meeting held pursuant to Sections 51 (20) and 34(12) of the Planning Act, R.S.O. 1990, Chapter P.13, as amended, to discuss proposed plans of subdivision and proposed changes to Zoning By-law 2010-050 of the Town of Bradford West Gwillimbury. The purpose of the meeting is to inform the public of the nature of the proposals, invite public input, and answer questions regarding the proposed developments. EXPLANATION OF MEETING PROCEDURE Mayor White explained the procedure for the Public Meeting. 1. The Chairman will outline the purpose, nature and location of the planning application being considered. 2. The Chairman will remind the Members of Council of the Municipal Conflict of Interest legislation and requirements there under for disclosure. 3. 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. 4. Planning staff will outline the purpose and nature of the planning application being considered, present the contents of the Planning Report and outline the details of the application. The Planner will present any written responses received on the application from the publication, internal circulation to agencies or public bodies. The Planner will respond to questions from Council. 5. The Applicant or a representative will provide details of the proposed amendment and lor respond to the Planner's presentation and questions from Council. 6. The meeting will be opened to public participation. The Public will be invited to address Council to provide comments and ask questions. If residents have a prepared written submission that you are reading from, please submit itto the Clerk upon completion of your presentation. 7. Written submissions regarding the proposal can be made to the Clerk. If the public wish to be notified of the decision on the proposal, submit a written request to the Clerk or provide your contact information on the roster sheet located at the back of the Council Chambers. Additional information regarding the proposal is available for inspection during regular business hours (Monday to Friday, 8:30 a.m. to 4:30 p.m.) at the Town's Planning and Development Services offices located at 3541 Line 11, Bradford.
Page 3 of 15 8. The Applicant will be invited to respond and answer questions from the public. 9. Following the public portion of the meeting, Council members will be invited to ask final questions should they require clarification from the Applicant. 10. Council will not deal with the proposal tonight. Staff have prepared a recommendation report for Council's consideration. Council will refer the matter back to staff for further report. 11. It is very important that the Town receive the correct names and addresses of the individuals having an interest in each planning application. Therefore, prior to leaving the meeting, persons requesting formal notice of Council's decision on the proposal must complete a sign-in Attendance Register indicating their full name, mailing address, and telephone number on the Attendance Register. Under the Planning Act, the Applicant or the residents have the right to Appeal any decision of Council to the Ontario Municipal Board. The public must verbally express any comments or concerns here tonight or submit their comments in writing to the Clerk prior to Council'S decision on whether to approve the proposal. If a person or public body does not make oral submissions at the public meeting, or make written submissions to Council before the proposal is passed, the person or public body is not entitled to appeal the decision to the Ontario Municipal Board. If a person or public body does not make oral submission at a public meeting, or make written submission to Council before the proposal is passed, the person or public body may not be added as a party to the Hearing of an Appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. Comments presented at this public hearing are being recorded by staff. Please provide your name and address. Personal information is being recorded according to the Municipal Act and Municipal Freedom of Information and Protection of Privacy Act, providing your personal information will assist our Clerk in preparing accurate minutes and to create a record that is available to the general public including the Town's website. Questions regarding the collection and use of personal information should be directed to the Clerk, Town of Bradford West Gwillimbury. 12. With the benefit of input received tonight, staff will prepare a Recommendation Report for Council's consideration at a later date. 13. Council will consider the Information Report. 14. The meeting will then be closed. CONFIRMATION OF NOTICE REQUIREMENTS Mayor White called upon the Muni9ipal Clerk to provide confirmation of notice requirements. Patricia Nash, Municipal Clerk reported that notice of the public meeting was published in the Bradford West GwiUimbury Times and mailed to the property owners and public bodies on February 9, 2011, as prescribed by regulation under the Planning Act.
Page 4 of 15 As a result, the town received written submissions from the following individuals: Jim Craig- Mod-Aire Homes- Pt Lot 14 Concession 5 Edward Gres at 21 Golfview Blvd.; Serena Mendez at 23 Golfview Blvd.; Vera Robosky at 25 Golfview Blvd.; Lake Simcoe Region Conservation Authority dated February 28, 2011, and Donald and Susan McLaren at 593 Simcoe Road. PLANNING REPORT Mayor White requested that Leigh Ann Penner, Planner, confirm the Planning Act notice requirements and explain the application. Mrs. Penner explained the application as follows: The agenda package can be found at the rear of this room. It contains a copy of the agenda, confirmation of statutory notice requirements, the public notice, the information report, location map, and excerpts of the proposed applications for Subdivision Approval and Zoning By-law Amendment. The attendance roster is also located at the rear of this room. The Planning Department would ask that you fill in your name and full mailing address should you wish to receive any further notification of both matters. The purpose of this meeting is to introduce both proposals to Council and the public, and to invite questions and seek input. Council will not make any decisions on the applications tonight. Both matters will be referred back to staff to consider the results of the public meeting and to provide reports back to Council on each proposal at a later date. Two separate proposals have been submitted for lands located within the Green Valley Community Plan (Area 1) Secondary Plan. The purpose of the applications is to allow two (2) planned neighbourhood designs: The 1 5t consisting of 490 residential units within the proposed "West Draft Plan" lands; and, The 2 nd consisting of 401 residential units within the proposed "East Draft Plan" lands. The combined unit total of both draft plan applications is 891 residential units. In terms of site location, the Green Valley Community Plan is bounded by Line 6 to the north, Zima Parkway to the east, The Highlands Golf Club to the west, and the northerly limit of the Holland Marsh Canal to the south. The Green Valley Community Plan consists of approximately 130 hectares of land within the south-eastern portion of the Bradford Urban Area. The Secondary Plan provides a community structure with 2 new defined neighbourhoods located east and west of Simcoe Road. The proposed "East Draft Plan" lands are situated east of Simcoe Road and comprise just over 48 hectares. The surrounding lands contain existing residential development, vacant lands, community facilities, and institutional uses. More specifically, the St. Charles Catholic Elementary School, Portuguese Cultural Centre, Danube Seniors Centre, and St. Michael's Ukrainian Orthodox Church are located on the east-side of Simcoe Road. The regional storm floodplain also traverses the northern and eastern limits of the Community Plan.
Page 5 of 15 The proposed "West Draft Plan" lands are situated west of Simcoe Road and comprise just over 34 hectares. The surrounding lands contain existing residential development along the west-side of Simcoe Road, The Highlands Golf Club to the immediate west, and vacant lands within the north-west portion of the Plan. The Golfview estate residential development and the Bradford Alliance Church are located within the south-west portion of the Community Plan Area. OFFICIAL PLAN: The lands are designated "Residential" in the Town's Official Plan and are located within the Bradford Urban Area. The lands are also located within the Green Valley Community Plan Area 1 Secondary Plan, which was adopted by Council in 2008 following an extensive public consultation program. The Plan was approved by the County in March 2009 and came into effect April 2, 2009. Section 3.1 of the Plan outlines the vision for the Green Valley area. As mentioned, the Plan provides a community structure with two (2) new defined neighbourhoods located east and west of Simcoe Road that will be focused on neighbourhood community facilities, including neighbourhood parks and elementary schools. As shown on the Secondary Plan's Land use and Transportation Schedule, the majority of the existing development along Simcoe Road is found within the "Low Density Residential" designation. The land use designations that apply to both draft plan proposals include: Low Density Residential Neighbourhood Commercial Environmental Protection Storm Water Management, and Community Facility Utility Corridor Neighbourhood Park The "Low Density Residential" designation permits a maximum density of 24 units per net developable hectare. The residential land use policies also allow a variety of housing forms such as detached, semi-detached, duplex, and street townhouse dwellings. ZONING REGULATIONS: The Town's Zoning By-law applies various zones to the Green Valley Community Plan Area. The lands within the proposed "East Plan" are currently zoned "Future Development" and "Environmental Protection". The lands within the proposed "West Plan" are currently zoned "Future Development" in their entirety. Applications to amend the Zoning By-law were filed in conjunction with the related applications for Subdivision Approval. Rezoning the draft plan lands is required in order to reflect the various land uses and proposed site development. EAST PROPOSAL: The applications submitted on the east-side of Simcoe Road propose a total of 401 residential lots, comprised of detached, semi-detached, and street fronting townhouse dwellings. The subdivision layout incorporates a mix of lot frontages, a park block totaling 1.49 hectares, storm water management and open space blocks, 2 woodlot/valley land blocks - 1 located to the north, the other along the eastern limit of the plan, an elementary school block, future
Page 6 of 15 development blocks, accommodation for the planned trail system, and road connections from Simcoe Road and Zima Parkway. In terms of the proposed southerly connection at Danube Lane, which you can see highlighted here, the applicant is currently working towards acquiring additional lands in order to facilitate the planned access to Simcoe Road at this location. The applications respecting the "East Plan" were initially circulated to internal departments and external agencies for review and comment on May 2ih, 2010. Manager of Development Engineering Comments received from the Manager of Development Engineering advised that additional information and review with respect to the proposed site development is required. Specifically, the additional information requested relates to the Functional Servicing Report, related engineering studies, proposed trail connections and integration of the trail system. In terms of the review of the traffic studies, comments received were generally supportive of the conclusions and design recommendations contained in the reports. Overall, comments from engineering staff indicate that the proposed draft plan is reasonable to allow for the appropriate construction of roads and servicing of the site. Lake Simcoe Region Conservation Authority The Conservation Authority provided technical comments based on their review of the engineering related studies submitted in support of the applications. Comments received also indicate that portions of the proposed site development may be located within the floodplain. While minor encroachments within the floodplain may be accommodated, final approval from the Conservation Authority is required. Simcoe Muskoka Catholic District School Board Comments received from the Simcoe Muskoka Catholic District School Board advised that they will not proceed with the purchase of the future school site. As an alternative, the Board has requested a block of land to augment the existing St. Charles school site in order to improve vehicular and pedestrian flows on the property in relation to the development of the lands to the east. The existing school site is shown in red and the block of land proposed is highlighted as follows. PLANNING STAFF COMMENTS: In terms of the subject proposal, Planning staff find that: The draft plan is generally consistent with the Secondary Plan's Land Use and Transportation Schedule; The proposal complies with the maximum density requirements established in the Community Plan; and, The neighbourhood park block has been centrally located, which provides additional exposure to the park as well as the woodlot/valley lands. Additional information requested by staff relates to the proposed trail connections and overall integration of the trail system and the coordination with adjacent lands regarding neighbourhood function and design.
Page 7 of 15 Comments to the draft plan include providing greater exposure and visual open space to the northern woodlot/valley lands as well as minor road configuration changes. Also, the Town's urban design guidelines will be applied to this development, which will necessitate specific lot requirements to be incorporated into the Zoning By-law Amendment. The proposed zoning for the draft plan lands will incorporate a Holding symbol to address issues pertaining to servicing, connectivity, access, and development phasing. WEST PROPOSAL: The applications submitted on the west-side of Simcoe Road propose a total of 490 residential lots, also comprised of detached, semi-detached, and street fronting townhouse dwellings. The subdivision layout incorporates a mix of lot frontages, a park block totaling 1.76 hectares, stormwater management block, commercial block, future development blocks, accommodation for the planned trail system, and road connections from Simcoe Road and Line 6. The applications respecting the "West Plan" were initially circulated to internal departments and external agencies for review and comment on May 2ih, 2010. Manager of Development Engineering Like the comments received on the "East Draft Plan" proposal, the Manager of Development Engineering advised that additional information and review with respect to the proposed site development is required. The additional information requested relates to the Functional Servicing Report, related engineering studies, proposed trail connections, integration of the trail system, proposed westerly entrance alignment, and future road connection to the vacant lands to the south. In terms of the review of the traffic studies, comments received were generally supportive; however further clarification regarding on-street parking is required. Overall, comments from engineering staff indicate that the proposed draft plan is reasonable to allow for the appropriate construction of roads and servicing of the site. Lake Simcoe Region Conservation Authority The Conservation Authority provided technical comments based on their review of the engineering related studies submitted in support of the applications. Comments received also indicate that additional information with respect to the stormwater review is required. Simcoe Muskoka Catholic District School Board Comments received from the Simcoe Muskoka Catholic District School Board advised that the St. Charles School is located adjacent to the proposed draft plan on the east-side of Simcoe Road. Comments from the Board also include the importance of linking residential areas through the installation of sidewalks and walkways in orderto provide better connections to schools and other community facilities. PLANNING STAFF COMMENTS: In terms of the subject proposal, Planning staff find that: The draft plan is also consistent with the Secondary Plan's Land Use and Transportation Schedule;
File Nos.: S-10-01 and Z-10-02, and Files Nos.: S-10-02 and Z-10-03 Page 8 of 15 The proposal complies with the maximum density requirements established in the Community Plan; and, The neighbourhood park block has been centrally located within the draft plan, provides additional exposure to the park. Additional information requested by staff relates to: - the proposed lotting and future road connection, which considers the vacant lands to the south; - the proposed trail connections and overall integration of the trail system; - the future road connection with the adjoining lands to the west; and, - the coordination with adjacent lands regarding neighbourhood function and design. The Town's urban design guidelines will also be applied to this development, which will necessitate specific lot requirements to be incorporated into the Zoning By-law Amendment. The proposed zoning for the draft plan lands will incorporate a Holding symbol to address issues pertaining to servicing, connectivity, and development phasing. Based on the policies of the Secondary Plan, the Green Valley Community Plan Area is intended to accommodate an additional population of approximately 2,735 people. This projection equates to approximately 871 residential units. The "East Draft Plan" proposes 401 residential units and a population of approximately 1,259 people. The "West Draft Plan" proposes 490 residential units and a population of approximately 1,539 people. Combined, the draft plans consider 891 residential units and a total population of about 2,798 people. This is an increase of 20 residential units and roughly 63 people. Staff note that the intended new population within the "East Draft Plan" does not exceed the household allocation target for the east-side of Simcoe Road. However, the new population proposed within the "West Draft Plan" is greater than the 1,432 people stipulated through the Secondary Plan. While there are provisions in the Secondary Plan to allow for an increased population, as proposed on the west-side, we will be reviewing this further with Engineering staff in terms of the servicing capacity for the area. The development of the draft plan lands will be on full municipal services. Through the completion of the Environmental Assessment for the Community Plan Area, it has been determined that all developments within Green Valley will require the construction of a sewage pumping station on Line 6. Sump pumps are also proposed for both draft plans due to grading challenges on the subject lands. In terms of timing; the development of the east and west draft plans lands is contingent upon the availability of municipal services and the installation of required infrastructure. The pumping station required to service both developments is anticipated to be constructed within 2-years. In terms of Additional Departmental & External Agency Comments: Correspondence received from the Finance Department and Fire & Emergency Services have expressed no objections and/or minor comments to the subject applications.
Page 9 of 15 Standard conditions of draft plan approval regarding both proposals were provided in correspondence received from: Bell Canada Enbridge Gas Canada Post Hydro One PowerStream Simcoe County District School Board, and County of Simcoe Planning Department RESULTS OF PUBLIC CONSULTATION: Notice of the public meeting was given in accordance with the regulations of the Planning Act as notices of the applications and public meeting were mailed to all property owners within 120 metres of the subject lands and placed in the February 9 th edition of the Bradford West Gwillimbury Times. Written submissions from several members of the public have been received. In terms of the correspondence received: The resident of 655 Simcoe Road had questioned the removal of brush on lands within the "East Draft Plan". Planning staff advised that the removal of the topsoil by the developer was for the purpose of undertaking an archaeological study. Since the preparation of the staff report, Mod-Aire Homes provided comments regarding their vacant parcel to the south of the "West Draft Plan" lands. Comments advised that a formal application submission is forthcoming regarding the development of this vacant parcel. The residents of 21, 23, and 25 Golfview Boulevard expressed development related concerns. Comments included requests for tree line preservation, fence construction, erosion and dust control, and well monitoring. In response to the Golfview residents concerns, Planning staff advise that the Function Servicing Report and related engineering studies are still under review by the Town and the Conservation Authority. The resident of 21 Golfview Boulevard also provided a separate letter expressing concerns related to traffic, congestion around the St. Charles school site, and pedestrian safety. In response, Planning staff note that the School Board's request for a block of land to augment the existing school site will help to address these issues. The residents of 593 Simcoe Road provided comments to both draft plan proposals. Comments and concerns related to drainage, as flooding has been witnessed in this area. Planning staff advise that the engineering submissions received in consideration of both draft plan proposals are still under review. The Lake Simcoe Region Conservation Authority has also provided comments to both draft plan proposals in response to receiving the Notice for the public meeting. The Conservation Authority advised that their recommended conditions of draft approval will be provided once their comments to both proposals have been addressed. Planning staff advise that the purpose of tonight's meeting is to present both applications for information purposes and that a complete revised submission, which satisfies all comments of the Town and external agencies is required. All written submission received to-date have been forwarded to the applicant for further review and consideration.
File Nos.: S-10-01 and Z-10-02, and Files Nos.: S-10-02 and Z-10-03 Page 10 of 15 This concludes the presentation. We would now like to open up the floor for questions and public input. Again, Council will not be making a decision on this matter this evening. Both applications will be referred back to staff for further review and to provide reports back to Council on each proposal at a later date. I'd like to mention that the applicant and Planning Consultant for both projects are in attendance to answer any questions that Council may have on the applications. For members of the public who wish to receive notice of future meetings at which these applications will be considered, please send an email to:planninginfo@townofbwg.com. APPLICANT PRESENTATION Mayor White asked the applicant's representative if they wished to comment on the report or on issues or questions already filed. Roy Mason, on behalf of Bradford Capital Holdings and Bradford east Developments rose and introduced himself. Mr. Mason pointed out that that the presentation was thorough and there wasn't much to add. Mr. Mason did wish to point out that Bradford Capital Holdings and Bradford East Developments do conform with the revisions ofthe Official Plan, and the secondary plan on both applications. He noted that he had the opportunity to review the written comments received on and was prepared to work with the residents. Mr. Mason wished to point out that as part of the application for subdivision and rezoning for both applications, the applicants have submitted traffic studies which were consistent with the Town's master transportation plan. The applicants also submitted a master environmental servicing plan and environmental studies, dealing with the natural features. At this time, Mr. Mason noted that he was prepared to open the floor to the public and answer any questions. PUBLIC PARTICIPATION Mayor White indicated that the meeting was open for input from the public. Mayor White asked, a first time, if there were any persons present who wished to speak in support or in opposition to the proposal. 1. Lynn Owen: 12 Kathryn Court, Bradford, ON I have two questions. What assurances do we have that our wells will not be affected? We have had a person go door to door asking questions about our wells, So what assurances do we have during construction and post construction? Mayor White indicated that the applicants would answer all questions once all of them had been asked. Ms. Owen continued with her second question: Will the Line 6 and Simcoe Road intersection be addressed prior to construction? It is currently problematic. There is no designated left hand turn lane going northbound, turning back onto Line 6, and it backs up along Simcoe Road and on to Canal Road preventing the residents of the Golfview subdivision from getting into the subdivision. Mayor White asked if there was anyone else wishing to ask a question or provide comments.
Page 11 of 15 2. David Hensen: 627 Simcoe Road, Bradford, ON (on the east side) About 4 months ago I picked up a plan for East side and this plan has drastically changed from what was submitted four months ago. In regards to allotted houses along the east side, behind us, the planner had made, very nice, I feel, put a school behind there. Now recently it sounds like the school no longer needs to be there, and now it's all residential along there. Many of us have looked on those beautiful fields for many years. And what I was hoping to see a school, and if not a school, I think maybe they could change the plans to have a park back there, instead of the more houses to look onto. 3. Marvin Knibbe: 655 Simcoe Road, Bradford, ON A couple of concerns; I just want to touch upon traffic, and I've heard talk about the master transportation plan and the town's master transportation plan, I haven't seen anything that addresses, I guess the current state of the traffic. Circumventing the town of Bradford, down Simcoe Road, along Canal Road, or what the impact would be of another 2500 residents give or take, using that route to pass by the town. Also as I mentioned historically the land to the east side of Simcoe Road are low lands and there is significant flooding on that piece of property. What guarantees do we have that.... I'm on the east side of Simcoe Road, what guarantees do we have that the construction and the grade level of the development will not affect or flood our properties? Mayor White asked for anyone else wishing to speak. Mayor White asked, a second time, if there were any persons present who wished to speak in support or in opposition to the proposal. There was no response. Mayor White asked, a third and final time, if there were any persons present who wished to speak in support or in opposition to the proposal. There was no response. Mayor White thanked everyone who came out and to those who participated. Mayor White directed to Mr. Mason to respond. Roy Mason responded: Mr. Mason thanked Mayor White. I tried to catch all the points. The first point was the assurance that wells won't be affected. As part of any subdivision approval there will be a conditional draft approval whereby'we will be required to monitor the wells. This certainly isn't the first situation where we have dealt with wells. I stand corrected, but I believe the wells on Golfview in particular are drilled wells? I don't think there are too many dug wells, but in cases where there are drilled wells, normally they are very deep and the change to a grading hasn't had really any impact. I think we will find that this is the case here as well. But nevertheless we are committed to monitoring the wells to ensure that problems won't occur. The next point I had is that Line 6 and Simcoe Road traffic problems be addressed prior to development. I suppose that is up to the municipality in terms of dealing with the master transportation plan as to when that intersection is improved or the timing of improvement to Simcoe Road and that is something that is out of our control. But what we do as part of our development process, is provide a traffic report, and our traffic report is consistent with the master transportation plan that was prepared by the Town and I believe that master transportation plan WOUld, over time addresses the issues throughout the time, which I assume would include this intersection. The next point I have is that the school change and the resident that had a school site behind him now has housing there. The school, often what happens in a subdivision process is that we set a school site aside and in this situation, the school board came forward quite quickly and said we don't need that site. If you provide us with a block adjoining to our existing site, that will serve our
Page 12 of 15 needs. And often when we deal with these plans of subdivision, we set aside a school site, the school boards will take these sites and they'll have say a five year period to decide what they are going to do. If they decide not to take the school site, there is generally a provision in the secondary plan that it does move it to residential. So in this case the school board acted quite quickly. They knew they didn't need an additional site, they needed additional land so its just part of the natural progression of that secondary plan that this land would be residential. Now we do have a park site already on the property. If council chose to relocate the site, the park site, that's a municipal decision, but we think we've provided the park site in a central location, and actually we did that through a lot of discussion and meetings with staff provide a park site that served the overall community in a central location. The next point I have is again, impact on traffic on Simcoe Road in terms of this development. And I have to refer to our traffic study that shows that we are consistent with the master transportation plan that was prepared by consultants for the Town. Those same consultants that have prepared your traffic master plan have reviewed our plan and say that it is consistent. So that's the only information that I can give you at this point in time that we are consistent with the overall long terms objectives that are being provided for through your master transportation plan. And the last point I have deals with flooding and I'll take a stab at this. In terms of our grading, whatever we do to grade the site has to be approved by the municipality and there are certain restrictions and certain provisions where we can't adversely affect flooding or water flow onto a neighbouring property. So I think that it's certainly within the town's interest and our interest to ensure that whatever grading takes place does not change or make a situation worse than it already is within that area. In fact, hopefully when we introduce storm water management provisions, will help the situation that could be experienced by the existing residents. That is the extent of my comments and answers. Mayor White responded: Mayor White thanked Mr. Mason for his comments and asked the Acting Town Manager to address the issues of the traffic master plan as it affects this area. Geoff McKnight reported: With respect to Simcoe Road, it is scheduled to be reconstructed in its entirety within the next couple of years. There are some other major pieces of infrastructure that will be running underneath the road. It is at that time, the road will be reconstructed and certainly the intersection with Line 6. In a somewhat related matter, the concerns about the traffic that's currently utilizing Simcoe Road and Canal Road; the question was what will the impacts of that be on that be when this neighbourhood develops as well. The Town is also working on another piece of infrastructure that will connect the new arterial road from the southwest corner of the Bradford area to the interchange up on 5 and Hwy 400 and in time the ramp with Canal Road and Hwy 400 is going to be closed and likely coincide with the opening of the new one. So it's our expectation as well as the Ministry of Transportation's and the County of Simcoe that the usage of Canal Road will lessen considerably once that new route is available. So, any traffic from the east end wanting to get to Hwy 400 will be just as well suited to use Line 6 and the new arterial road connected to the Line 5 interchange. All of this is unfolding within the next couple of years, coinciding generally with the timing that is set out for the development of these two neighbourhoods. Mayor White reminded the public that the public portion of the public meeting is closed and that there is an opportunity for the public to put their comments in writing, which the Mayor urged the public to do so, if they wished.
File Nos.: S-10-01 and Z-10-02, and Files Nos.: S-10-02 and Z-10-03 Page 13 of 15 COUNCIL COMMENTS Mayor White asked Council if they had any questions or required clarification on the presentation. Councillor Gary Lamb: Councillor Lamb spoke with regards to the Application. I have been reading and I've learned a lot about this little section down there, and there's a few things that pop up at me. Generally when you try to merge or attach a neighbourhood to another neighbourhood, you try to get like development bordering each other. And I notice that if you look at Golfview and you look at Simcoe Road, they enjoy larger lots because I suppose, because of servicing and such issues. On the east plan, there are no 50 ft lots, only 40s and down and if what we did in the past was, in those kinds of situations ensured that there was a step down between types of lots. So you wouldn't put a townhouse behind a 50 ft lot, or a 75 ft lot or whatever. So what I am suggesting here is, for instance, the park has been taken out, but you are not showing like type of, you know, bungalows, or whatever, so I would prefer to see less density behind existing dwellings, on Golfview as well. They have 26-50 ft lots or 15.3m lots but I don't see them backing onto Golfview, I see them up in the cul-de-sacs towards the 6 th. So I'm suggesting that I would like to see a transitional situation where people with existing homes will enjoy existing or new similar type development to what they already have, and step it down into other densities. Secondly, I noticed that on the east plan, they will be going out to Zima parkway, I imagine. It's not that clear here. But there are maybe significant costs that the 6 th Line intersection on Zima Parkway may have to be addressed for traffic who chooses to go that way. So I don't know who is going to pay for that or whether we will get a chunk from the Developers to do that upgrade. Thirdly, in looking at the Mod-Aire situation, and I guess its not under discussion tonight, but it looks like they planned houses on what I see in the Official Plan in page 19 of this particular proposal, OP 19, pg 19. It says existing storm water management pond. So I don't know, is there an existing storm water management pond there? How can you put a number of houses behind those particular lots and where would that storm water go? And fourthly, I realize this is a public meeting, but I still like to put in a little input. School sites: this is a good opportunity to improve what we have done in the Town in the past. Mr. Gres brought up the bussing and the parents and that at St. Charles school. I deal with that on a weekly basis, going in and out of various schools, and there are very few parents that want their children to walk these days so they put their cars in there, and there is no room for the buses and sometimes common sense goes out the window. So, this is a good way to get the Simcoe District Muskoka School Catholic Board to change how they bring parents and buses into the same lots and how kids can be picked up. I would hope that those lessons will be allied to all future school sites in the Bradford West Gwillimbury. Those are my four concerns. I am sure there will be more. Councillor Raj Sandhu: Councillor Raj Sandhu spoke regarding the new development application. What I would like to know is the impact that would have on Melbourne: The traffic coming out of the subdivision through 6 th line. Melbourne already is a different speed, and the traffic coming from Southview is another speed. What impact would you have on that? Deputy Mayor Rob Keffer: Deputy Mayor Keffer had some comments as well. I guess my questions are more about the timing and are theses developer's members of the early payment agreement and do they have to have sewage allocation now and will they have to wait for Innisfil to be complete before they get the water allocation? I guess another question is, dealing more with urban design guidelines and traffic and transit readiness. Are these new streets designed so that there is enough room for transit vehicles to go around as well as the parking situation? It is fairly high density area. Those are my questions.
Special Meeting of Council, 2011/17 File Nos.: S-10-01 and Z-10-02, and Files Nos.: S-10-02 and Z-10-03 Page 14 of 15 Councillor Ron Simpson: Councillor Ron Simpson had some comments regarding the application. Due to the large number of townhouses in this development and my experiences in my ward north of the 8 th in the Greenfield subdivision; there isn't adequate parking for these townhouses. They're scurrying around trying to find parking. A lot of the houses, the garages are so small they can't get their pickup trucks etc, or larger vehicles into the garage. They have to buy a compact car to get it into the garage of the townhouses so I hope that the developer, when it comes to designing the houses would make sure that the garages are large enough to put any vehicle with four wheels on it in the garage. Because if you have one in the garage and one in the driveway, those two vehicles don't fit then you only have one parking space. Families today have a minimum of two cars, probably three or four. Councillor Del Crake: Councillor Del Crake asked to speak regarding the application. There will be as much pressure on Walker as there will be on Zima and it will be significant, so there is going to have to be some changes made there too. And the parking; you only have to deal with IF people did to put cars in their garages, which 50 to 75% don't, in small areas. There is going to be no room for visitors and it's going to be a chaotic quandary. Councillor Gary Lamb: Councillor Lamb had, as a supplementary with the Deputy Mayor talking about timing. Iwould certainly hope that the reconstruction of Simcoe road is not dependent on these subdivisions going ahead, that this road has been waiting for a dozen years. And it needs to be looked at and I don't want to do a road and then dig it up and put pipes in but we've got to make sure that we have the timing right on this issue. Councillor Ron Simpson: Councillor Ron Simpson had some further comments. There are parks fronting on a lot of roadways. Will there be on street parking for the roadways? Will there be two lanes of traffic plus one lane for parking? I would like to see that because a lot of people drive to the park. We have the same problem at West Park; there is no parking for the vehicles. Mayor White noted that he would like to ask the acting Town Manager to comment as to how all of these questions brought forward by council can be responded to. Geoff McKnight thanked the Mayor and members of the public for their great comments and questions: all of which will be applied to the further review of the application, and provide detailed responses beyond the explanations that occurred tonight. The questions will all be replied to through the final recommendation report that will be presented to council in some month's time. Any questions we received tonight and correspondence we received up until today and any further comments called and correspondence received after tonight will all find it's way into final reports and will be responded to. Mayor White urged anyone in the audience who didn't participate in the public meeting, if they do have any questions or comments, to please forward them to the Clerk's department or the Planning and development services at planninginfo@townofbwg.com A question was asked by an unidentified member of the public: Is there a pool of questions and comments with responses somewhere that we can look up on the internet or can we have access? Some people had submitted written comments and written questions, and we don't know. I would like to know what they are before I generate the same ones. Mayor White responded by saying that normally what happens is the document includes the issue and response; issue and response; issue and response, and this is a public document. The document will be the final report that deals with the application. Up until that point there is no
File Nos.: S-10-01 and Z-10-02, and Files Nos.: S-10-02 and Z-10-03 Page 15 of 15 A question was asked by an unidentified member of the public: Is there a pool of questions and comments with responses somewhere that we can look up on the internet or can we have access? Some people had submitted written comments and written questions, and we don't know. I would like to know what they are before I generate the same ones. Mayor White responded by saying that normally what happens is the document includes the issue and response; issue and response; issue and response, and this is a public document. The document will be the final report that deals with the application. Up until that point there is no public log of comments, but contacting the Planning department will ensure that comments are logged, and that there shouldn't be concern that the public are duplicating their concerns. Mayor White acknowledged that this concluded the night's discussion. 2011/17-002 Moved by: Carl Hordyk Seconded by: Rob Keffer "That Report No. PDS-11-07 entitled "Public Information Meeting - Applications for Subdivision Approval and Zoning By-law Amendment - Bradford Capital Holdings Inc. and 2062598 Ontario Inc., and Bradford East Developments Inc. (PDS Files: S-10-01, Z-10-02, S-10-02 and Z-10-03), dated, be received." CARRIED. 2011/17-003 Moved by: Carl Hordyk Seconded by: Rob Keffer "That this special meeting of Council being held pursuant to the Planning Act close at 7:54 p.m." CARRIED. CONFIRMED IN OPEN SESSION THIS 15 th DAY OF MARCH, 2011. Doug White, Mayor