THE REGIONAL MUNICIPALITY OF PEEL
May 19, 2005
To hold a public meeting pursuant to Section 17(15) of the Planning Act, R.S.O. 1990, as amended, to consider an amendment to the Regional Official Plan to extend the 2021 Regional Urban Boundary to include approximately 2430 hectares (6000 acres) of land located in Northwest Brampton within the Region's Urban System, and to change the planning horizon in the Regional Official Plan from "2021" to "2031".
1. ROLL CALL
|E. Adams, G. Carlson,
C. Corbasson, S. DiMarco, S. Fennell, A. Groves, E. Kolb, D. Lyons, K. Mahoney,
H. McCallion, G. Miles, E. Moore, M. Morrison, P. Mullin, P. Palleschi,
J. Sprovieri, N. Stewart
|F. Dale, due to other municipal business; N. Iannicca; R. Paterak, due to other municipal business; P. Saito, due to other municipal business|
|R. Maloney, Chief Administrative Officer; P.Graham, Commissioner of Health; D. Labrecque, Treasurer and Commissioner of Finance; L. Nashman, Commissioner of People, Information and Technology; J. Menard, Acting Commissioner of Social Services; N. Tunnacliffe, Commissioner of Planning; K. Ward, Commissioner of Housing & Property; M. Zamojc, Commissioner of Public Works; Dr. H. Shapiro, Acting Medical Officer of Health; C. Gravlev, Regional Clerk; J. Daly, Legislative Co-ordinator|
2. OPENING OF PUBLIC MEETING
Regional Chair Kolb called the public meeting to order at 9:35 a.m. in the
Council Chamber, Regional Administrative Headquarters, 10 Peel Centre Dr.,
Brampton. He stated that the public meeting was open and was being held pursuant
to Section 17 (15) of the Planning Act, R.S.O. 1990, Chapter P.13.
Chair Kolb stated that if a person or public body does not make oral submissions regarding this amendment at this public meeting or make written submissions before this proposed Official Plan Amendment is adopted by the Regional Municipality of Peel, the Ontario Municipal Board (OMB) may dismiss all or part of an appeal.
3. CONFIRMATION OF NOTIFICATION
The Regional Clerk stated that Notice of the Public Meeting was given in accordance with Section 17 (15) of the Planning Act, R.S.O 1990, Chapter P.13 by publication in the following news media:
Mississauga News - Wednesday, April 20, 2005
Brampton Guardian - Wednesday, April 20, 2005
Caledon Enterprise - Wednesday, April 20, 2005
Further, it was noted that Notice of the Public Meeting was posted on the Regional website as of April 18, 2005 (www.peelregion.ca) and the Draft Official Plan Amendment was available to the public on the website as of April 19, 2005.
4. FURTHER NOTICE REQUEST
The Regional Chair stated that if any person would like further notice of the future passage of this proposed Regional Official Plan Amendment (ROPA) that they should give their full name, address, postal code, and telephone number in writing at the Clerk's reception prior to leaving the meeting.
5. STAFF PRESENTATIONS
Chair Kolb called upon Nick Tunnacliffe, Commissioner of Planning and Bryan Hill, Planning Manager, Development Review and Transportation Planning to present Regional Official Plan Amendment (ROPA) Number 15.
Nick Tunnacliffe provided an overview of Official Plan Amendment 15, advising of the purpose, providing historical and forecast growth rates, and managing growth plans by the province and municipalities
The Province released new population employment projections to 2031. The projections suggest an increase of 8.6 million people and 4.3 million jobs in the Greater Toronto Area (GTA) and Hamilton by 2031. The Region of Peel is expected to accommodate approximately half a million additional people, for a total of 1.64 million by 2031. The Province released the draft "Places to Grow" plan on February 16, 2005. The draft plan addresses how to manage growth over the long term, focusing on:
The Provincial Policy Statements (PPS) place greater emphasis on intensification and redevelopment as a way to provide for part of the projected growth and apply to Northwest (NW) Brampton.
The existing Regional Official Plan (ROP) provides a guide to the year 2021. Section 22.214.171.124 provides policies which must be met to expand an urban boundary. The City of Brampton commenced studies five years ago in support of meeting the required policy to expand the urban boundary.
The Region of Peel has been undertaking an update to the Regional Official Plan; this update is generally referred to as the Regional Official Plan Strategic Update (ROPSU), which began with a public meeting. As a result, Council identified the following four areas to be investigated:
The Regional structure component of ROPSU is the Northwest Brampton urban expansion. Further, population and employment forecasts were updated in 2003 through Regional Official Plan Amendment 8.
New forecasts indicate that the Region of Peel will run out of green field land between 2015 and 2023. It should be noted that the Provincial Policy Statement (PPS) requires a ten-year capacity of green field land and Peel is fast approaching that ten-year capacity.
Bryan Hill advised those in attendance that the amendment proposes to address three areas of the ROP, as follows:
In response to the agency circulation of the OPA, comments have been received from:
GO Transit is requesting that Peel protect land for a commuter rail storage facility and encourage the planning of employment land near the Mount Pleasant GO station. Further, in subsequent transportation planning, allowance should be made for a bus rapid transit feature, such as queue jump lanes and shared access to GO stations.
The Ministry of Municipal Affairs and Housing (MMAH) submitted a letter recommending the protection of at least 25 per cent of the shale resources in Northwest Brampton and that consideration be given to phasing development.
Staff propose to revise the proposed amendment, giving consideration to comments received at the Public Meeting and report back to Regional Council on Thursday, June 16, 2005.
Councillor McCallion requested that staff clarify the impact of the Provincial Policy Statement (PPS) and the Places to Grow policies.
Nick Tunnacliffe advised that the PPS provides new needs tests that an urban expansion must meet as part of a comprehensive review. Hemson Consulting has been retained to review the PPS to ensure the amendment meets with the requirements.
It is possible that ROPA 15 may not be subject to the Places to Grow Plan if approved prior to being implemented, however, such a plan could be made retroactive, and in such a case, ROPA 15 would have to comply.
Councillor Mullin requested that staff provide information on water and wastewater servicing.
6. PUBLIC PARTICIPATION
a) Oral Submissions
i) John Corbett, Commissioner of Planning, and David Waters, Manager, Land Use Planning - City of Brampton
John Corbett provided members with background information, explained the need to extend the urban boundary and demonstrated that Section 126.96.36.199 of the ROPA has been satisfied.
It was suggested that failure to move forward on designating the urban boundary would hinder and compromise Peel and Brampton's ability to plan for the future, and the most compelling statistic is, that without Northwest Brampton in the urban boundary, Peel will have a deficit of land to accommodate approximately 170,000-180,000 people by 2031. This land deficit would be inconsistent with the Provincial Growth Plan.
John Corbett reviewed ROP Section 188.8.131.52 and the two-stage study process undertaken and the current status.
John Corbett subsequently identified how the City of Brampton has fulfilled the requirements of ROP Section 184.108.40.206:
a) Environmental and resource protection
In a meeting between Credit Valley Conservation (CVC), City of Mississauga and City of Brampton, it was agreed that the environmental planning sequence would start with a subwatershed study, and the development of a natural heritage system and land use designations. Further, subject to terms of reference, a subwatershed study can commence before five years of effectiveness monitoring has been completed; however, a subwatershed study should not be finalized until all five years of monitoring is complete for the inverted "L" lands to define the natural heritage system, and Figure 1 of Brampton's Official Plan (OP) to be amended.
b) Ensuring that there are no reasonable alternative locations which avoid the prime agricultural areas and no reasonable alternative locations with lower priority agricultural lands
c) Compliance with the minimum distance separation formulae
d) Population and employment growth forecasts in accordance with Table 1
e) Development potential, including intensification opportunities, within the existing areas, in the proposed expansion areas and their inter-relationship
f) Opportunities for efficient use of land, Regional infrastructure and services in existing areas
g) Fiscal impact including property assessment
h) Financial and physical abilities to provide necessary services to the proposed area, including the suitability and availability of water and sewage servicing
i) Growth management strategies of the Region and the area municipalities
ii) Ed Sajecki, Commissioner and John Calvert, Director, Planning and Building, City of Mississauga
Ed Sajecki advised members that there was good work done by the City of Brampton and the Region of Peel, however, the past two months has seen a condensed timeframe being implemented, and suggested that potential appeals could hinder the process and timeframes used. He further noted that the amendment is premature, as Caledon and Halton Hills have not reported on the amendment.
John Calvert stated that the City of Mississauga is not opposed to urban development in Northwest Brampton, however, the timeframes of the review and the approval process is of concern, and on these grounds requests the Region of Peel not approve the amendment.
A comprehensive analysis is required in the following areas:
There are implications for the Region of Peel and the City of Mississauga in the areas of:
John Calvert subsequently outlined six recommendations on behalf of the City of Mississauga:
Bob Duncanson expressed concern with the proposed amendment, as it will have an impact on the Credit River. The Credit River's cold water fishery is under pressure. Brook Trout and Red-sided Dace are the environmental early warning system. The Red-sided Dace is currently on the endangered species list. Each development puts stress on the river due to the increased storm water surge.
Bob Duncanson suggested that any failure of a sewer trunk, such as may be the case near Fletcher's Creek, could impact the creek and the river.
As it relates to subwatershed plans, the full five year monitoring is required. Once complete, agencies can make appropriate decisions. The five year plan will ensure that the watershed is maintained.
iv) Randolph Smith, Barrister and Solicitor, Trinison Management Corporation
Randolph Smith stated that his clients are located within Northeast Brampton and expansion should be subject to phasing policies. Trinison Management is concerned with the amendment in its current form, as the delivery of services and facilities need to be planned, built and financed.
Halton Region's Official Plan Amendment Number 8, provides that development should not proceed without achieving 75 per cent build-out of the established urban phase as identified within plans of subdivision. Trinison Management Corporation requests that this type of phasing policy be incorporated into ROPA 15.
v) Rae Horst, General Manager, Credit Valley Conservation
Rae Horst advised members of what she regards as the most important and potentially definitive environmental report in 20 years, which was released by the United Nations (UN). The report titled "Millenium Ecosystem Assesssment" links global ecosystem health to human well-being. The report states that 60 per cent of all ecosystems are degraded.
Highlights of the report are:
From a water recharge supply perspective, Northwest Brampton is a preferred location for housing developments to the sensitive areas to the north of the Niagara Escarpment. Given this, staff of the CVC support in principle the urban expansion in Northwest Brampton.
Fletcher's Creek has not had a particularly positive environmental outcome, however development proceeded based on the best knowledge available at the time, and we must now apply what we have learned to the development in Northwest Brampton.
To ensure proper environmental decisions are made, it is fundamental that environmental planning processes are properly sequenced and that there is adequate monitoring. With terms of reference and workplans completed to Credit Valley Conservation's satisfaction, the subwatershed studies can proceed, however the studies should not be completed until after the results of five years of monitoring are incorporated.
There are approximately 2000 acres on the east side of Northwest Brampton which have been identified as the first stages of development. This area is referred to as the "inverted L". Subwatershed studies must be completed before any heritage system designations can be made or the secondary plans for the "inverted L" can be completed, and before any land designations can be made, to CVC's satisfaction. A landscape terrestrial analysis on all subwatershed areas of Northwest Brampton must also be completed.
Rae Horst subsequently read a resolution approved by the Credit Valley Conservation Board of Directors at its meeting held on May 13, 2005 regarding Northwest Brampton. The Board of Directors are requesting that the Region of Peel not approve ROPA 15 unless the following issues are incorporated into ROPA 15 and the City of Brampton amendment:
Rae Horst stated that once the fundamentals of the CVC resolution are agreed upon, in writing, staff would be prepared to recommend approval of the urban expansion of Northwest Brampton to the CVC Board of Directors.
Councillor Fennell advised members that the City of Brampton has made environmental and natural heritage responsibilities a top priority in their strategic pillars in the development of the City. Brampton staff have the knowledge to protect the environment, and the protection of the Clairville Conservation Area is an example of the City's commitment to the environment.
Councillor McCallion inquired about the costs to correct erosion and flooding downstream.
Rae Horst suggested further studies would have to be done and that several strategies have been considered, such as ponding and that water should be managed from a natural perspective.
Councillor Mullin expressed the view that any costs associated with correcting flooding or erosion would be incurred by the Region of Peel, however, growth and the potential impacts of growth should pay for themselves.
vi) Scott Snider, Lawyer, Turkstra Mazza, representing North West Brampton Landowners Group ("NWBLG") Consultant
Scott Snider addressed the Public Meeting in-lieu of Peter Allen, Consultant, representing North West Brampton Landowners Group who own approximately 3,000 acres in Northwest Brampton. The landowners are developers such as Mattamy and Paradise Homes, and individual landowners. Timing of the urban expansion is of concern to the landowners.
On behalf of the landowners, it is time to expand the urban boundary in Northwest Brampton, however, it is not time to release land for development, nor determine the distribution of employment and residential lands.
Scott Snider provided the following three reasons as to why the landowners in Northwest Brampton feel it is time to expand the urban boundary:
Scott Snider stated that as provided for in various staff reports and growth forecasts prepared by Hemson Consulting Ltd. for the Province of Ontario, the reports reveal that with Northwest Brampton included in the urban area, there will be surplus demand to accommodate 106,000 persons by 2031.
The Mount Pleasant Go station is an investment that the City of Brampton and the Region of Peel should capitalize on through compact, transit-oriented development.
Official Plan Amendment 15 does not propose to release lands for development or determine land use designations, however, the amendment will set the framework to provide long range planning for the infrastructure needed to service development in Brampton.
If the "Places to Grow" plan is approved, "settlement area expansions" will not be permitted prior to the completion of sub-area growth strategies (SAGS). Brampton is said to be part of the GTA/Hamilton Sub-area. The SAGS would be prepared by the Province jointly with municipalities and other stakeholders and will address a complex array of planning and infrastructure issues.
SAGS will be a planning and negotiation exercise for municipalities and stakeholders identified within the SAG. For example, the Peel SAG would have required negotiations and competions with municipalities from Oshawa to Hamilton.
Scott Snider suggested that issues raised by municipalities and agencies can and will be addressed through future planning exercises. Areas to be addressed are:
In conclusion, landowners in Northwest Brampton have participated in a five year long process that has finally culminated in proposed Official Plan Amendments. Landowners believe that the City of Brampton and the Region of Peel should make a decision to control their own destinies and to preserve some measure of local autonomy over the planning for the future of the City of Brampton while at the same time being fair to the landowners in Northwest Brampton.
Councillor McCallion requested clarification on intensification studies as part of a SAG.
Scott Snider suggested that intensification has been a component of studies completed to date. There will be need for intensification given the number of residents forecasted to move into the Region of Peel. Further, we may not know where the intensification will be specifically located, however intensification should not restrict the Region of Peel in setting the framework for growth and urged Council to set the urban boundary.
In response to a question regarding Caledon's submission, Mayor Morrison advised members that a submission will be provided in June 2005.
vii) Cliff Laidlaw, Landowner, Northwest Brampton
Cliff Laidlaw stated that he represented ten families living on Heritage Road, where all but two of the families derive their income from agriculture. Mr. Laidlaw's family has lived on the west side of Brampton for 152 years and has seen a lot of change in the Region of Peel some of which can now be seen from his family farm.
In closing, Councillors should do what the community wants, and move forward on this issue and bring Northwest Brampton into the urban boundary.
viii) Teresa Taylor, Chair, Sierra Club of Canada and Resident of Mississauga
Teresa Taylor expressed gratitude to CVC for presenting highlights of the "Millennium Ecosystem Assessment", and suggested the view that it was disturbing to see what is happening to our planet.
The Region of Peel needs to challenge the idea of adding millions of residents to the Region. Peel does not have the transportation networks to accommodate this type of growth. One in five children have asthma, these children are our canaries used in the coal mines. Two-thousand Ontario residents die prematurely each year due to poor air quality, and clearly the Golden Horseshoe is choking on its financial prosperity. The air quality will determine our productivity; we are composed of 60 per cent water, so we should not be degrading watershed and suggested that 600,000 people live on the Credit River watershed; we need clean soil to grow green organic food.
Teresa Taylor strongly encouraged Council not to approve ROPA 15. The environmental study needs to be undertaken to address the goal of preserving the agricultural lands for the growing of organic food for those living in the watershed. Councillors should network with the Boards of Trade and explain the impacts to the environment as explained in the "Millennium Ecosystem Assessment" report.
Councillor McCallion advised Teresa Taylor that 100,000 new residents are anticipated to reside in Peel and we need to look after people, or else we should close immigration.
In response, Teresa Taylor suggested that intensification will accommodate growth but not by building on agricultural lands.
ix) Bruce Reed, Resident of Brampton
Northwest Brampton has been identified for a number of uses over the years, such as landfill, drywall manufacturers, a cemetery, and an inter-modal terminal.
A recent population study shows that there is a need for 1.6 times more land than what is located in Northwest Brampton.
Brampton Brick has proposed several developments in Northwest Brampton over the years for the development of shale extraction. After testing the core samples, Brampton Brick and Domtar withdrew shale extraction proposals. The Gartner Lee Study has made it clear Northwest Brampton is not a good candidate for shale extraction, and that there is only one to two per cent of Ontario's shale is in Northwest Brampton, not 40 per cent.
Bruce Reed strongly urged Councillors to include Northwest Brampton in the
x) Neil Monkman, Resident of Brampton
Neil Monkman advised members that it has become increasingly difficult to conduct farming in Northwest Brampton, given the number of changes in the community, and strongly urged members to approve bringing Northwest Brampton into the urban boundary.
xi) Bob Long, Consultant Engineer and Planner, Clay Bring Association of Canada
Bob Long objected to ROPA 15, specifically as it would remove the protection
of shale resources from Schedule C, and suggested that the Gartner Lee report
is flawed, as it relates to the shale resources. The removal of the shale protection
from the plan is contrary to the PPS.
b) Written Submissions
On April 15, 2005 Planning staff circulated the Draft ROPA to the appropriate plan review agencies and to the three area municipalities for review and comment. The following commenting agencies have provided technical submissions:
In addition to the aforementioned commenting agencies, submissions were received from the general public, specifically Mr. C. Adam Lauder.
Councillor McCallion requested that amendments be circulated to the police and the hospitals and other key social agencies.
7. CONCLUSION OF PUBLIC MEETING
Chair Kolb advised those in attendance that comments and submissions will be taken into consideration and a final report and supporting by-law will be considered by Regional Council at a future meeting.
Regional Chair Kolb officially closed the meeting at 12:45 p.m.