CORPORATION OF THE TOWN OF BRADFORD WEST GWILLIMBURY

Special Meeting 1999/46 MINUTES December 15, 1999

PUBLIC MEETING

UNDER THE PLANNING ACT, REVISED STATUTES OF 1990, CHAPTER P.13 TO DISCUSS A PROPOSED OFFICIAL PLAN FOR THE TOWN OF BRADFORD WEST GWILLIMBURY

RE: Official Plan - Town of Bradford West Gwillimbury

TIME: 7:00 p.m.

PLACE: Council Chambers, Court House Building 57 Holland Street East, Bradford, ON L3Z 2A8

Members Present: Mayor Frank Jonkman Deputy Mayor Bud Brown Councillor Brian Bonany Councillor Peter Dykie Councillor John Gorzo Councillor Gary Lamb Councillor Ron Simpson Councillor Marty Toombs Councillor Sharon Villani

Staff Present: Eric Hodgins, Town Planner Patricia Nash, Deputy Clerk

Others: Miriam King Alfredo Tantalo Ross Raymond Greg Cook Rick Hunter Franca Tantalo Gord Feniak Silvana Porto Jim Craig John Porto Robert Miller Fabio Tersigni Marvin Geist Vencenzi Erica Paul Langford Allan Saunders Betty Lou Vanderpost William Dykie Hank Vanderpost A. Lalani Michael Mellings Lalani Group International James Feehely Bill Wolfert John Sokol John Hambly Robert Young Patrick Panalli Marianne Schleuter Jim Clark Artur Schleuter Edyth Fox Jutta Court R. McCoubray Gary Bell Rudy Dagostino Barry Horosko Robert Faris B.S. Onyschuk Peter Vander Kooij John Naylor Maria Mackovic Kathleen Naylor John Zima Barbay Holdings Inc. Angelo Orsi Paul Langford Nada Ladi Wm S. Addison Tony Stella Fred Picavet Enzo Vincenzi Jim Van Voorst R. Watson Bill Dykie and others. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 2

1. OPENING

46-001 Moved by: B. Bonany Seconded by: B. Brown "That this special meeting of Council being held pursuant to Section 17 (15) of the Planning Act, Revised Statutes of Ontario, 1990 come to order at 7:00 p.m." CARRIED.

2. INTRODUCTION: PURPOSE OF MEETING

Mayor Jonkman welcomed those present to this Special Meeting of Council and advised that the statutory public meeting was being held pursuant to Section 17 (15) of the Planning Act, Revised Statutes of Ontario, 1990, Chapter P.13, as amended, to discuss the proposed Official Plan for the Town of Bradford West Gwillimbury.

Mayor Jonkman advised that the purpose of the Official Plan is to present changes to the draft of the Town of Bradford West Gwillimbury Official Plan and to obtain public comment on the changes prior to Council making a decision on its adoption.

3. EXPLANATION OF MEETING PROCEDURE

Mayor Jonkman outlined the meeting procedures, as follows:

(i) Confirmation of Notice

The Deputy 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.

(ii) Written Responses to Notice

The Deputy Clerk will present any written responses to the publication and circulation of the notice of the second public meeting on the proposed Official Plan.

(ii) Presentation of the Proposed Official Plan

The Town Planning Consultants will highlight the possible changes to the proposed Official Plan. Mr. Raymond and Mr. Hunter will present the proposed modifications to the proposed Official Plan.

(iv) Public Participation

Public comments on the possible changes to the proposed Official Plan.

• Public in support of the Official Plan will speak first.

• Public in opposition to the Official Plan will speak next.

• Final questions or clarification required by the Members of Council. Minutes of Special Meeting of Council, 1999/46 December 15,1999 Town of Bradford West Gwillimbury Official Plan Page 3

(v) Further Action

The comments and submissions will be referred to the Planning Consultant for review and the preparation of a report to Council.

Prior to leaving the meeting, persons requesting formal notice of Council's decision on the proposed Official Plan must give their name and full mailing address to the Deputy Clerk.

(vi) Closing of the Public Meeting

Declaration by the Mayor that the meeting be closed.

Mayor Jonkman circulated an attendance roster and requested those individuals requesting notification of the decisions of Council provide their name and full mailing address.

4. CONFIRMATION OF NOTICE REQUIREMENTS

Mayor Jonkman then called upon the Deputy Clerk to provide confirmation of notice requirements.

Patricia Nash, Deputy Clerk, reported that Notice of the second public meeting was published in the Bradford West Gwillimbury Times on November 20, 1999 and mailed to 102 individuals who had previously requested notice and the public bodies prescribed by regulation under the Planning Act on November 22, 1999.

5. CIRCULATORY COMMENTS:

The Deputy Clerk reported that the proposal was circulated to commenting agencies and .notification of the public meeting resulted in a total of sixteen (16) responses, and read the following summary of the comments received in response to the publication of the Notice of Public Meeting, regarding the proposed Official Plan, into the record.

• Letter from Smith Lyons, Barristers & Solicitors re: Part of Lot 12, Concession 7 (Naylor) dated November 22, 1999.

• Letter from Davies • Howe Partners re: Bradford Mills Retirement Community, Part of Lots 16 and 17, Concession 10 dated November 25, 1999.

• Letters from Simcoe Muskoka Catholic District School Board dated November 25, 1999 and November 29,1999.

• Letter from G.W. Jorden Planning Consultants Limited re: Marlucor Investments Inc., Part of Lots 7 and 8, Concession 13 dated November 30, 1999.

• Letter from Lake Simcoe Region Conservation Authority dated December 1, 1999.

• Letter from Frank Mariello dated December 9, 1999.

• Letter from Michael Smith Planning Consultants re: Artesian Developments Limited and Nobledale Construction, Part of Lot 17, Concession 8 dated December 9,1999. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 4

• Letter from W.S.A. Consulting Services re: Patrician Homes Limited, Part of Lot 12, Concession 11 dated December 10, 1999.

• Letter from Feehely, Gastaldi & Hayes, Barristers and Solicitors, re: William Dykie and 297518 Ontario Limited, Part of Lot 13, Concession 6 dated December 13, 1999.

• Letter from Edward Gres re: 240 Holland Street West dated December 13, 1999.

• Letters from Millford Development re: Part of Lot 17, Concession 8 and Commercial Land Component Limited dated December 13, 1999.

• Letter from Avdon Homes Limited re: Part orLot 14, Concession 8 dated December 14, 1999.

• Facsimile from Davies • Howe Partners re: Bearsfield Developments Inc. and Robert Faris dated December 14,1999.

• Bratty and Partners, Barristers and Solicitors re: Urban Area Boundaries dated December 14,1999.

• Letter from Michael Orsi dated December 15, 1999.

• Letter from The Jones Consulting Group re: Part of Lot 16, Concession 8 (Vander Kooij) dated December 15, 1999.

Mayor Jonkman advised that the Town's Planning Consultants were present and would provide an overview of the proposed changes to the proposed Official Plan. Mr. Rick Hunter, of Walton & Hunter Planning Associates, provided an overview of the proposed changes as listed below:

• Map Changes

Schedules A, B-1 and B-2 are proposed to be modified as shown on the maps attached with this report.

Mapping changes also result from corrections to the Highway 400/404 Link alignment. An area south of the Highway, west of County Road 4, north of the residences along the 8th Line and east of the Hydro Right-of-way is deferred pending discussions with Ministry of Transportation regarding the access ramps to the Highway at this location.

• Population and Household projections

Section 2.2 B.asis of the Plan

Sections 2.2.3.1 and 2.2.3.2 are replaced with the following:

2.2.3.1 Population projections undertaken by C. N. Watson and Associates Limited indicate that the pressures for growth in the Town will be very strong due to its location on the edge of the Greater Area (GTA), resulting in a population of approximately 47,800 by the year 2026, of which 38,800 will be located in the expanded Bradford Urban Area, on full services.

2.2.3.2 This population of 2026 will be comprised of more than 15,600 households, of which 12,500 will be located in the expanded urban area on full urban services. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 5

Section 2.3 Time Frame

Sections 2.3.1 and 2.3.2 are replaced with the following:

2.3.1 This Official Plan is based on a time horizon to 2026. It is intended that the policies of the Plan will be reviewed periodically, and modifications made to the Plan to reflect desired changes in growth and development opportunities. Such reviews are expected at 5 year intervals, or sooner depending on growth pressures.

2.3.2 This Plan does not contemplate a fixed population or household target. Rather, the projected noted in Sections 2.2 and 3.5 are guidelines that will be reviewed and adjusted during the 5 year reviews of the Plan. The policies of the Plan provide direction to accommodate an expected population in excess of 47,800 persons by 2026. Additional growth areas in the expanded Bradford Urban Area are identified that can accommodate some additional growth beyond the 47,800 noted above.

Section 3.1 Principles

Section 3.1.4 is modified by changing the year 2021 with 2026.

Section 3.5.2 Population and Household Projections

Sections 3.5.2.2 to 3.5.2.5 are replaced with the following:

3.5.2.2 The Town will continue to grow at a relatively rapid rate, with a projected population of 47,800 by the year 2026, increased from 20,200 in 1996.

3.5.2.3 Household numbers are expected to increase from an estimated 6,400 in 1996 to over 15,600 by 2026.

3.5.3.4 It is expected that up to 85% of the anticipated population and household growth will be directed to the Bradford Urban Area. The balance of the growth will be distributed throughout the other settlement areas and the rural area.

3.5.3.5 The projected population for the Bradford Urban Area will be. approximately 38,800 by 2026, with over 12,500 households.

• Section 5.1 (Bradford Urban Area Development Features)

Sections 5.1.1 and 5.1.2 are replaced by the following:

5.1.1 The Bradford Urban Area is expected to increase in population to over 38,800 residents by 2026. Even with this growth, the Urban Area is intended to maintain its predominantly small town character and preserve its agricultural and heritage traditions.

5.1.2 Schedule 'B' identifies the boundaries of the Bradford Urban Area. The Schedule indicates the existing developed area and the area proposed for expansion over the planning period. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 6

Section 10.13 Official Plan Amendment Review Process

Section 10.13.1 is replaced by the following:

. 10.13.1 While the Plan is intended to provided direction for growth to 2026, there is a recognition that an Official Plan cannot anticipate all forms of development that may be appropriate and desirable in the community. As such, Amendments to the Official Plan may be initiated or considered by the Town at any time, to ensure that the Plan remains current and relevant.

• Requested modifications by the Nottawasaga Valley Conservation Authority

Section 4.1.1 is modified by changing the word "careful" with "effective" in the first line.

Section 4.2.1 is modified by the addition of the following at the end of the section:

It is the intent of the Town to undertake the Natural Heritage Plan (NHP) within the next five (5) years. The results of the approved NHP could be incorporated by separate amendment or as part of the Official Plan's 5 year review.

Sections 4.7.2 and 4.7.3 (Floodplain management) are replaced by:

4.7.2 The Fill Line/Hazard Land mapping prepared and administered by the conservation authorities provides guidance for flood plain management.

4.7.3 Developers/proponents are required to obtain approval from the appropriate conservation authority for any development or site alteration proposed within the . regulatory flood plain.

Section 10.16 Environmental Impact Studies is modified by replacing Section 10.16.1 with the following:

10.16.1 Where required elsewhere in this Plan or as required by the Town and the governing agencies through the development review process, an Environmental Impact Study (EIS) shall be prepared in accordance with the requirements of this section.

• Other Changes

Section 3.2.7 is modified by changing the word "urban" with "commercial" in the last line.

A New Section 9.2.3.4 is added to Section 9.2.3 (Provincial Controlled Access Highways):

9.2.3.4 The Ministry of Transportation will be undertaking a Planning Study of the Highway 400 corridor through Bradford West Gwillimbury from 2000 to 2002/2003. This study will determine the widening requirements for Highway 400 and include reviewing various alternatives and making recommendations to accommodate the future traffic volumes along this portion of the Highway. Development proposals abutting the Highway corridor shall consider the effects of the Corridor Study on the proposed development. . Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 7

Section 7.2.2.3 (Permitted uses in the Agricultural Designation) is modified by the addition of the following bullet:

• processing of agricultural products provided any proposal complies with applicable provincial regulations and Building Code requirements;

A new Section 4.17 is added to the plan, as requested by the County of Simcoe:

4.17 County of Simcoe Tree Cutting By-law

4.17.1 Reference should be made to the County of Simcoe Bylaw to restrict and regulate the destruction of trees by cutting, burning, or other means before the clearing or destruction of trees.

New Sections 9.7 (TransCanada Pipelines) and 9.8 (Utilities) are added to the plan:

9.7 TransCanada Pipelines

9.7.1 TransCanada Pipelines Limited operates high pressure natural gas pipelines within its rights-of-way which cross through the Town and are identified on Schedule A to this Plan Any development within 200 metres of the TransCanada's facilities may affect the safety and integrity of the pipelines.

9.7.2 TransCanada is regulated by the National Energy Board which, in addition to TransCanada, has a number of requirements regulating development in proximity to the pipelines. This includes approval requirements for activities on or within 30 metres of the right-of-way such as excavations, blasting and any movement of heavy equipment.

9.7.3 New development can result in increasing the population density in the area which may result in TransCanada being required to replace its pipeline to comply with CSA Code Z662. Therefore, the Town shall require early consultation with TransCanada for any development proposals within 200 metres of its facilities.

9.7.4 A setback of 10 metres shall be maintained from the limits of the right-of-way for all permanent structures and excavations. A reduction in the 10 metre setback will only be considered if it can be demonstrated, to TransCanada's satisfaction, that it will not compromise the safety and integrity of the pipeline and if all necessary municipal approvals are obtained.

9.7.5 In area of urban development, the Town will encourage the development of TransCanada's right-of-way for passive parkland or open space purposes subject to TransCanada's easement rights.

Note: The Town is waiting for final maps from TransCanada to finalize the location of the right-of-way on Schedule A.

9.8 Public Utilities

9.8.1 Hydro, telephone or public utility authorities shall be able to locate new facilities in any designated area subject to the restrictions of the Zoning By-law. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 8

New Sections 10.17, 10.17.1 to 10.17.3 are added to the plan, as requested by the County of Simcoe:

10.17 Sensitive Land Uses

10.17.1 Where a land use change is proposed that is likely to adversely affect existing uses or be adversely affected by existing uses, a feasibility study that assesses the impacts of odour, noise, vibration, particulate or other emissions may be required in accordance with provincial guidelines. Some uses (e.g., residential) may be sensitive to the odour, noise, vibration or other emissions associated with facilities such as highways, arterial roads, railway corridors, various types of industries and sewage treatment facilities. The feasibility study shall include recommendations on how impacts can be mitigated. The approval of the development proposals shall be based upon the achievement of adequate separation distances between land uses and other mitigation recommendations.

10.17.2 Development adjacent to a railway corridor shall ensure that appropriate safety measures, such as setbacks, berms, and security fencing are provided to the satisfaction of the Town, in consultation with the appropriate railway company.

10.17.3 If the site of a proposed land use is known or suspected to be contaminated, a study may be required in accordance with provincial guidelines to determine the nature and extent of the contamination and the identification of a remedial plan, if required. Where the need for remediation is identified, the site shall be restored in accordance with the remedial plan before development occurs to ensure there will be no adverse effects on the proposed use or adjacent land uses.

6. PUBLIC PARTICIPATION

Mayor Jonkman then indicated that the meeting was open for inputfrom the public.

The Mayor then asked if there were any persons present who wished to speak either in support or opposition to the proposed Official Plan. There were several respondents

Barry Horosko, Bratty and Partners Barristers and Solicitors, Suite 200, 7501 Keele Street, Vaughan, ON L4K 1Y2 (representing Embee Properties Limited) • his clients are the owners of the property being approximately a 88 acre parcel located at the southwest corner of Line 9 and County Road 4 (formerly Highway 11); • throughout the preparation of the new Official Plan for the Town of Bradford West Gwillimbury the subject lands have been included with the Bradford Urban Boundary, as recommended by the Town Planning Consultant; , • clients have expressed serious concerns with the removal of the "Residential" designation on the northerly portion of the subject lands and the exclusion of these lands from the Bradford Urban Area; • he confirmed that a written submission was forwarded to the Town and it was included within Council's information package tonight; • his clients were shocked to see the recent changes; • the new schedules propose to remove his clients' land from the urban boundary area; • his clients object to these changes; • his clients are opposed to the proposed changes and modifications; Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 9

BarrY Horosko, Bratty and Partners (continued) Barristers and Solicitors, Suite 200, 7501 Keele Street, Vaughan, ON L4K 1Y2 (representing Embee Properties Limited) • he requested consideration that staff be directed to include the Embee Properties within the urban boundary area; • he requested that 40 acres be designated residential as originally included in previous drafts; • changes occurred only after another land owner requested changes; • one result was that the Embee Propertieswas deleted from the urban boundary area; • not making an issue of including or excluding other properties; • if changes are not made, Mr. Horosko's clients have instructed him to appeal the entire plan to the Ontario Municipal Board; • he informed that the entire process and professional recommendations would be brought up and presented in great detail to the Ontario Municipal Board; • he confirmed that up to November 1999 meeting his clients' land was included within the Bradford Urban Area; • at the last moment the Embee Properties were removed from the Urban Boundary Area; • he requested written clarification on the reasoning why his clients' land was removed from the Bradford Urban Area; • he requested that Town staff to be directed to include the Embee Properties, 40 acres previously designated, to be put back in the Urban Boundary Area; • he encouraged Council to consider his clients' request for inclusion in Bradford Urban Area; • he informed that if changes were not made and his clients' properties included again in the Urban Boundary Area, that his client have directed him to object the entire Official Plan to Ontario Municipal Board; • he looked forward to receiving written correspondence from Council after Council has had time to reflect on the verbal and written submissions; and • he thanked Council for the opportunity to address them.

Gary Bell Skelton, Brumwell & Associates Inc., , ON (representing Marianne and Artur Schleuter) • Mr. Bell was requested by his clients to prepare a planning brief and present their of concerns to Council; • he was requested by clients to make recommendations, as planner, to Council; • he informed that Newton Robinson should be identified as settlement area; • he identified that some parts of the projected growth for the Town could be attributed to the Newton Robinson settlement area; • he informed that no future growth for Newton Robinson was identified in the draft Plan; • the proposed draft Official Plan did not include a portion for SUbstantial growth within Newton Robinson; • he informed that a portion of his clients land, located within Newton Robinson, was designated and previously adopted by the Township of Tecumseth for development; • in 1987, the Township of Tecumseth COl,Jncii adopted an Official Plan Amendment for the portion of his clients property; • restructuring of occurred in 1991, which resulted in the amalgamation a portion of the former Township of Tecumseth with former Township of West Gwillimbury and former Town of Bradford; • the amalgamation occurred and the designation on his clients property was reduced in the consolidated Official Plan document for the Town of Bradford West Gwillimbury; • after the lands became the jurisdiction of the Town of Bradford West Gwillimbury things changed; • he provided an explanation of hamlet; Minutes of S'pecial Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 10

Gary Bell (continued) Skelton, Brumwell & Associates Inc., Barrie, ON (representing Marianne and Artur Schleuter) • he informed that the draft Official Plan proposes to take away the area, identified as yellow in the written submission; • he requested fair consideration for inclusion of his clients property; • he requested Council to consider designating Newton Robinson as a settlement area and including it as a development area in the proposed Official Plan; • he informed that Council have taken away the designation in draft Official Plan; • he informed that the Official Plan Should clearly establish a vision for Newton Robinson and Council should including his client lands in the plan; • he informed that he would be making a formal written submission to Council in the very near future; • and thanked Council for the opportunity to address them.

Bob S. Onyschuk, Smith, Lyons, Barristers and Solicitors, Suite 5800, Scotia Plaza, 40 King Street West, Toronto, ON M5H 3Z7 (~epresenting John and Kathleen Naylor) • changes to the draft Official Plan came from a result of a request by another landowner to redesignate lands; • his clients do not agree with the proposed changes; • his clients want the proposed changes removed; • he informed that his clients property changed from residential to industrial commercial designation; • he would like to have the industrial commerical designation removed; • Mr. Craig has informed his client that he will not objecting to the removal of designation; • his clients would like designation prior to recent change; • he informed that the reasoning for this request is simple; • he informed that it is not normal to have specific buffers in residential areas; • the buffering provisions should be done with development applications under site plan and at the zoning stage; • buffering provisions should not be included within the Official Plan; • he informed that it may be 5 years or more until the property is developed; • not normal practice to be putting buffering provisions in the Official Plan; • buffering provisions should be addressed in the subdivision agreement, site plan and zoning applications; • buffering provisions normally are addressed with industrial and residential development applications; • therefore he was requesting that the buffering provision be left to the appropriate development applications to deal with the buffer setbacks; • he informed that M-1 permits light industrial under this designation; • he informed that the Ministry of the Environment guidelines provides for separators; • 06 guidelines are used from the Ministry of the Environment; • he referenced the M-1 zoning with Holding provisions; • site plan approval would be required in this area; • MOEE guidelines - 06 - requires 20 metre buffer separation from the building envelop to next use; • normal practice for the building envelopes are from creator to next use (ie. noise); • he informed that this is usually done in the development application stage; • he jnformed that the zoning for M1 requires 18 m rear yard; • industrial - residential designations for properties next door; • his client has requested that they not to put Industrial/Commercial designation in the new Official Plan; • 5318 and 5357 say buffer should be on residential side; Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 11

Bob,S. Onyschuk, Smith, Lyons, (continued) Barristers and Solicitors, Suite 5800, Scotia Plaza, 40 King Street West, Toronto, ON M5H 3Z7 (Representing John and Kathleen Naylor) • he raised the issue that this designation was not fair; • he has never seen the inclusion of buffering provisions within Official Plans before; • he informed that the 18 metres setback should be dealt with in zoning and development applications; • there was no need to deal with buffering provisions within the in Official Plan; • he suggested that buffering provisions should be dealt in zoning; • 9 metre rear yard - more than that; • hopes to create a balance; • reiterated that buffer provisions should be implemented during specific stages and development applications; • his suggestion to Council is that the Official Plan not include separator provisions; • he referred to two policies in draft Official Plan for buffering requirements being Sections 5.3.1.8 and 5.3.5.7; • if buffering provisions are included on residential designations for industrial setbacks this does not appear to be fair; • it appears that the Town is taking sides with developers; • from his experience, buffer provisions within Official Plans are not usually included, he has not seen these type of provisions in the Official Plan anywhere else in the Province; • recommended that buffering provisions be left to Ministry of Environment guidelines; • however Council should know what is proposed first; • very briefly summarized his pOints; • he would like to replace the residential designation that was removed and request the deletion of the buffering policies from the Official Plan; • defer #1 Durkowski letter; • request Council to consider appropriate policies; • his clients have met with Mod-Aire Homes regarding this designation; • Mod-Aire Homes has advised his client that Mod-Aire does not need the additional Industrial/Commercial designation; • he informed his clients do not want the proposed designation; • his clients would like the two (2) policy statements deleted from OffiCial Plan; • he confirmed that the buffering policies are not required because the Ministry of Environment has specific guidelines which cover buffering and setbacks; • his client would appreciate Council's consideration; • Mr. Craig of Mod-Aire Homes Ltd. may speak later in meeting to confirm Mod-Aire Homes position on the designation; • he confirmed he would be providing confirmation of his concerns in writing to Council; and • thanked Council for the opportunity to address them.

Paul Langford R. R. # 1, Bradford, ON L3Z'2A4 • he agrees with last speaker; • he does not understand what Council are changing the designation now; • would like the same treatment as the Naylor property; • previous suggestion, not bad idea; • request Council to give same consideration as Naylor request; • no problem with Commercial designation along the front of property; and • thanked Council for the opportunity to address them. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 12

Jim Craig, Mod-Aire Homes Limited P.O. Box 1060, Station Main, Bradford, ON L3Z 2B5 • 2 issues to discuss with Council tonight; • he would like to reaffirm position of Mod-Aire Homes; • concerned with the number of commercial designations in the Official Plan; • this issue has not been resolved; • regarding the commercial issue he advised that this issue has not been resolved to the satisifaction of Mod-Aire Homes Ltd; • hear to voice opinion; • speak to items which were not part of notice; • Mod-Aire is willing to accept any planning decision that comes out of the planning process and whatever Council decide; • if residential designations, Mod-Aire will live with it; • still some confusion over land use needed and population projections; • leave for another speaker to discuss further; • thanked Council for the opportunity to address them.

Fred Picavet, Hulst Town Contracting Ltd. Box 400, Bradford, ON L3Z 2A9 • brought written submission with him; • the written submission was distributed to each member of Council, Consulting Planners, Town Planner and Deputy-Clerk; • he informed that he had attended the last Official Plan public meeting; • he informed that he was told by Council on November 10 that no decisions would be made with regard to the Official Plan; • several changes have been introduced since the first public meeting; • he informed that Hulst Town has been owned and operated for 20 years in Bradford West Gwillimbury and he did not receive individual notification of the changes; • with regard to the proposed changes, the lands along proposed by-pass, if they were not in any specific designation they would become agricultural or rural designations; • opposed to amendments and changes; • he requested consideration for combination of designations ie. a strip, industrial commercial and residential for some of land; • six years ago, Pentecostal church in area near property; • buses moved to fill for residential; and • thanked Council for the opportunity to address them.

Angelo Orsi P.O. Box 2088, , ON L3V 6R9 (representing XXXX) • property owner in newly deferred area; • owners are in discussions with Mr. Hodgins and Ministry of Transportation staff; • 'notwithstanding; request to have a sliver of land left as residential; • understands that Ministry of Transportation have requested additional comments and provisions; • he would like the industrial portion deferred and has requested that the residential designation be left in plan; • thanked Council for the opportunity to address them. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 13

James Feehely, Feehely, Gastaldi & Hayes Barristers and Solicitors, 15 Mills St. East, Tottenham, ON (Representing William Dykie and 297518 Ontario) • Council will have a letter on file outlining concerns of clients; • he would like to summarize briefly; • process effect status blessing to previous by public process; • some radical changes proposed recently; • not sure of impact on his clients lands; • would like to maintain a position; • where he can adequately assess his clients position; • he informed he will be objecting to shift in change in urban area boundary area; • he is concerned with the impact in terms of population projections and servicing strategies; • he suggested that Council have no basis for changes proposed; • the changes were not as a result of provision of additional studies or Consulting Planner recommendations; • would like to protect his clients established rights; • will be objecting to any and all portions of Official Plan where directed; and • thanked Council for the opportunity to address them.

Michael Mellings, Davies Howe Partners Barristers and Solicitors, 19 Mercer Street, 4th Floor, Toronto, ON M5V 1H2 (Representing Bearsfield Developments Inc and Robert Faris) • his clients' land is located at and in proximity to the southeast corner of Sideroad 10 and Line 6; • Bearsfield property is adjacent to Faris property; • informed that written comments have been submitted previously and are contained within Council's package; • Malone Given Parsons report contains the review and analysis for Bearsfield Developments Inc. property and the needs for the Bradford Urban Area, particularly the Urban residential area; • his clients retained a planning firm of Malone Given Parsons for projections for lands to be designed; • Malone Given Parsons report will assist Council in their deliberations regarding the amount of land which should be designed for residential purposes in the new Official Plan; • trusting this information will be helpful to Council; • he would like the opportunity to highlight points briefly; • he informed that current plan reflects the fimeframe for a 30 year plan; • he informed that the Town Consulting Planners recommended the 30 year timeframe and his clients do not dispute this timeframe; • therefore projections would take the Town to the year 2026; • he informed that population and household projections were prepared by Town Consultant, CN Watson for Development Charges Study and updated; • he advised that the Malone Given Parsons report was prepared on behalf of his clients; • the process or the report was to match demand and supply projections; • submission to require; one exception • in terms, sincerely meant to help Council with their understanding of the residential area needed to be identified within the proposed Plan; • he was not encouraging dispute on the matter; • as there is no need to fight; • his client undertook this work to demonstrate process of how the urban area should be set; Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 14

Michael Mellings, Davies Howe Partners (continued) Barristers and Solicitors, 19 Mercer Street, 4th Floor, Toronto, ON M5V 1 H2 (Representing Bearsfield Developments Inc and Robert Faris) • the report contains factors which include residential intensification in existing areas, vacancies and the density of future development areas; • the report tried to match demand to supply; • he requested that Malone Given Parsons consider variations to these factors; • the variations were applied to produce a range of expected or required acreages; • the report provided the resulting range of 1,156 to 1,454 acres for year 2021 ,1 ,490 to 1,834 acres for 2026; • he informed by adding Bearsfield and Faris lands, approximately 150 acres, the result is 1,160 acres; • the comparison is at lowest end of the range of required acreage for 2021 and below the minimum required for 2026; • he informed that the is room in the Official Plan to designate his clients lands and others who have previously spoken; • he referred to the back page of his written submission, highlighted in yellow was his clients lands; • the Malone Given Parsons report will help Council with a number of pieces to the puzzle; • the report identifies ranges for new area to be included in Official Plan; • he informed his first position - resulting in newly designated land requirement in acres for 2026 is 1,834; • he informed of his second position - to increase the intensification factor to 10% - resulting in the newly designated land requirement in acres for 2026 is1 ,734; • he informed of his third position - to decrease the vacancy of new unit to 5% - resulting in newly designated land requirement in acres for 2026 of 1,655; • he informed of his fourth position - to increase gross density to 5 unit per acres - resulting in newly designated land requirement in acres for 2026 is 1,490; • he referred to the number projections and directed Council to turn back pages in written submission to the single table; • he informed of the supply side of equation, gross acreage without Hazard land identified; • he informed that the new residential land in proposed Official Plan, dated November 1999, is 1,221; • he referenced the 1,221 acres, highlighted in yellow, for future residential use; • he referred to the demand side, on page 3 of the written submission he referred to the charts prepared; • he offered his availability to explain the tables and submissions again to Council, if there were any questions; • he offered some frailty in population projections; • he provided a detailed explanation for the assumptions outlined in the report; • he encourage that this report should be included process as a part of Official Plan process; • he referred to the fourth column projection for 2026; • #1 example, he offered to work through the information to explain in detail the calculations and results; • he confirmed that the household number used was the number provided by the Town Consultant in amended Development Charges Study; • he informed that the household projection for 2026 was 12,456; • his clients' consultant subtracted the current number of households, provided by Town Consultants in amended Development Charges Study; • the assumptions were explained and the intensification until supply; • not all housing, some vacant, used to allow for the 5% to 10% factors for new; 1834 vacant acres; • therefore resulting in a density of 4.5 units per acre; Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 15

Michael Mellings, Davies Howe Partners (continued) Barristers and Solicitors, 19 Mercer Street, 4th Floor, Toronto, ON M5V 1H2 (Representing Bearsfield Developments Inc and Robert Faris) • he informed that the density for demand was determined by using same method, so as to compare apples to apples; • report identified the need for 1834 acres to be designated and the report identified the supply side as 1,221 acres; • in fairness to see numbers he asked Malone Given Parsons is change factors to obtain different assumptions; • he reviewed intensification factors which increased for 10% for 1,734 acres, and decrease vacancy of new units 1655 acres with 1,265 supply; • Malone Given Parsons report, projected gross density of units per acre; • the report identified that 1,490 acres were required; • this allowed room for time horizon projections; • he would like to request consideration by Council to consider the addition of his clients land to the Bradford Urban Boundary designation; • respectfully submitted; • suggested that the report creates a win-win situation; • no need to fight; • no need to have the situation that some properties are in or out; • final point, he would be pleased to review numbers within report and provided in agenda package individual to Council if more explaination required; • his opinion is that additional lands are needed to be designated in new Official Plan to provide sufficient supply for future residential lands within the range provided in the report prepared by Malone Given Parsons; • his clients' lands are suitable for designation given proximity to proposed urban area and location within a watershed planned for development; • the engineer provided confirmation that lands serviceable and high; • when Environmental Studies are done on Official Plan; • he implied that lands are capable of being serviced; • he identified that additional lands are required to be designated; • his clients' lands can be serviced; • consider lands defined in west side of boundary; • appropriate method to determine land use planning; and, • thanked Council for the opportunity to address them.

Marvin Geist Barristers and Solicitors~ 3300 Highway #7, Suite 905, Vaughan, ON L4K 4M3 (Representing 832695 Ontario Inc) • his clients' lands is located Lots 12 and 13, Concession 8, abutting Line 8 and proposed 400/404 By-Pass, connecting link; • advised that consulting engineers, planning consultants, and other professionals are reviewing effects of the proposed changes to Official Plan and how it affects to clients property; • commercial deSignation; • his consultants will be providing written comments to Council in the immediate future after they have had the opportunity to assess the proposed changes; • Council will be hearing from Mr. Geist, in writing, in the near future; and • thanked Council for the opportunity to address them. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 16

Peter VanderKooij Box 760, Bradford, ON L3Z 2B3 • thanked Council for the opportunity to address them regarding proposed Official Plan; • his lands are located on Line 8 N/S approximately 10 acres; • the lands are proposed to have an Open Space/Conservation designation; • his Consultants, Jones Group, have informed that he is not happy with the proposed designation of the lands as most of his property located within Open Space Conservation designation; • some of his property is within flood plain, no problem with designation for Open Space Conservation there; • however wants residential designation, the same as others; • informed that property is fill regulated property; • is requesting equal treatment as others have received; • would like hear from the Town that his request to change the designation can be made and accommodated; • thanked Council for the opportunity to appear before them to identify his concerns.

Robert Miller, Bratty and Partners Barristers and Solicitors, Suite 200, 7501 Keele Street, Vaughan, ON L4K 1Y2 (representing Embee Properties Limited) • his clients' land is located on east side of County Road 4, north and south of proposed By- Pass; • at the November 10, 1999 meeting Council received Planning report dated June 30, 1999; • southern portion designated as Conservation; • thr designation has changed for property to the south of by-pass from earlier versions to include more Open Space; • his client would like same designation as Orsi lands west of County Road 4; • informed that until Ministry of Transportation issue is resolved, clients would like the land designation deferred; • he would like to see how the realignment of by-pass affects his client's lands; • he requested to have more certainty in the designation in order to permit him to have a more informed decision; • thanked Council for the opportunity to address them.

Mayor Jonkman asked if there was any other input.

Mr. Jim Craig informed Mayor Jonkman that the attendance roster had not yet made its way through the attendees to the back of the room.

Mayor Jonkman directed that the rosters be circulated and anyone wishing notification of Council's decisions regarding the Official Plan sign the register.

There was no further response.

Mayor Jonkman called for final questions or clarification required by the Members of Council. There was no response.

Mayor Jonkman advised that the proposal would be referred to Town staff for preparation of a report to Council. Persons requesting formal notice of Council's decision on the proposed Official Plan must give their full name and mailing address to the Deputy Clerk.

Mayor Jonkman thanked those present for attending the meeting and showing an interest in the matter. Minutes of Special Meeting of Council, 1999/46 December 15, 1999 Town of Bradford West Gwillimbury Official Plan Page 17

7. CLOSING

45-002 Moved by: P. Dykie Seconded by: G. Lamb "That this special meeting of Council being held pursuant to the Planning Act close at 7:55 p.m." CARRIED ..

CONFIRMED IN OPEN SESSION THIS 18TH DAY OF JANUARY, 2000.

~ ..Y)14Ql)tD /-Ez )fl.a..S. nita Dempster-Evans, F(ankJOflpnan7 Clerk-Administrator Mayor