bolton residential expansion study (bres) · 2018. 7. 11. · bolton rural service centre. based on...

21 Queen Street East, Suite 500 3601 Highway 7, Suite 310 Brampton, Ontario Markham, Ontario L6W 3P1 www.gagnonlawurbanplanners.com L3R 0M3

Bolton Residential Expansion Study (BRES) REGION of PEEL OFFICIAL PLAN AMENDMENT

REGION of PEEL STAFF HYBRID OPTION NO. 4 and 5

(RECOMMENDED OPTION 4 MODIFIED)

Bolton Residential Option 4 and 5 Landowners Group Inc.

Public Input – Statutory Public Meeting - September 29, 2016

REGION of PEEL STAFF REPORT:

Bolton Residential Expansion Regional Official Plan Amendment Application – Request to Hold a Statutory Public Meeting

“…Option 4 as modified to exclude lands in water pressure zone 7 and include the northern portion of Option 5, is found by Regional staff to best address the Evaluation Themes and Criteria identified in accommodating 2031A growth in Bolton.”

Pg. 13 - June 28, 2016

• Gagnon & Law Urban Planners Ltd. represents the Bolton

Residential Option 4 and 5 Landowner Group Inc., Gold

Humber Station Inc. and Flato Developments Inc.*

• Our client group is diverse, consisting of farmers,

developers and builders, some of whom have owned lands

within Bolton for decades. The specific names of the

participating owners will be filed under separate cover.

• The landowners we represent own property within: BRES

Expansion Option Areas 4 and 5, within the limits of the

“Region of Peel Staff Hybrid Option 4 and 5 Area

(Recommended Option 4 Modified)”, and in the area north

of Healey Road, on the east and west sides of The Gore

Road.

• This is the fifth in a series of submissions our firm has

made in connection with the BRES exercise. The initial

submissions were made on behalf of Gold Humber Station

Inc. and Flato Developments Inc., a participating owner in

the Bolton Residential Option 4 and 5 Landowner Group

Inc. group.

* Potential Participating Landowner Group Members identified in yellow hatching,

approximately 290 hectares, of which 160 hectares are within the Recommended Option

4 Modified Area (green line).

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BRES – Landownership and Representation


BRES – Expansion Area Options

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• The BRES is meant to determine where and how to accommodate projected Bolton residential and population-related employment growth; equaling approximately 185 hectares, accommodating around 10,300 people and 2,500 jobs (2031A Growth).

• The Town of Caledon originally identified 6 Expansion Area Options; including:

• Option 1 – North Hill West • Option 2 – North Hill East • Option 3 – GO Station Focus • Option 4 – King Street West* • Option 5 – Healey Road North • Option 6 – Humber Station Rd.

* It is noteworthy that according to the Region of Peel Staff evaluation:

“Option 4 performs well against the Criteria in all 6 Themes and is the only option that The Planning Partnership does not assign a “least” rank for any Theme.” (pg. 13, June 28, 2016 Peel Staff Report)


BRES - Region of Peel Staff Hybrid Option 4 and 5 (Recommended Option 4 Modified)

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• The lands comprising Region of Peel Staff Hybrid Option 4 and 5 (Recommended Option 4 Modified) represent a logical extension to the Bolton Rural Service Centre. Based on the analysis undertaken by Region of Peel Staff, Recommended Option 4 Modified best addresses Regional interests based on the Final 6 Evaluation Themes and 18 Criteria.

• We support Regional Staff’s recommendation and are of the opinion that Recommended Option 4 Modified makes the most efficient and effective use of existing and proposed services, roads, and community facilities, while supporting environmental initiatives which are meant to protect natural heritage features.


BRES – Town of Caledon Expansion Criteria

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• Based on our review of the Town of Caledon 13 Expansion Criteria (listed below), we are of the opinion that Region of Peel Staff have made a sound and supportable recommendation in support of Recommended Option 4 Modified:

1. A logical extension to the current built-up area.

2. Comprehensive planning.

3. Sound future urban structure.

4. Compatible with adjacent land uses.

5. Minimal impact on sensitive/significant natural

features.

6. Accommodates natural heritage features.

7. Accessible by major roads.

8. Benefits from existing and planned major roads.

9. Accommodates future transit opportunities.

10. Technically and economically viable.

11. Accommodates infrastructure expansion.

12. Benefit from existing and planned community

facilities and infrastructure.

13. Support existing commercial areas by contributing

to the residential and employment land supply.


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1. Regional Staff, in concert with The Planning Partnership, having taken into consideration

the Town of Caledon’s earlier work, identified 6 Themes and 18 corresponding Evaluation

Criteria which they utilized in the assessment of how best to accommodate the expansion

of the Bolton Rural Service Centre.

2. Of the various Themes, Regional Staff gave the greatest importance to Theme 3 “Promote

Fiscal Responsibility” and Theme 6 “Response to Long-Term Urban Structure

Implications”; stating:

• “This reflects the current planning context for Bolton, the need for co-ordinated planning infrastructure, finance considerations, and the importance of considering the implications

to the long term future of Bolton and the Region of Peel.” (Page 13)

BRES ROPA Region of Peel Report June 28, 2016

Comments and Observations


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3. Regional Staff concluded that Recommended Option 4 Modified best supports the

aforementioned themes; stating:

• “… Option 4 as modified to exclude lands in water pressure zone 7 and include the northern

portion of Option 5 is found by Regional staff to best address the Evaluation Themes and

Criteria identified for accommodating 2031A growth in Bolton.” (Page 13)

4. Based on our review of the Themes and Evaluation Criteria, and the assessment and

analysis undertaken by Regional Staff, we share their opinion that Recommended Option

4 Modified is the preferred growth scenario to expand the Bolton Rural Service Centre.

The 6 Themes are listed below and we are of the opinion that Regional Staff have made a

sound and supportable decision by recommending Recommended Option 4 Modified.

Theme One – Protect Natural Heritage Features and their associated functions.

Theme Two – Promote coordinated, efficient, and cost effective infrastructure.

Theme Three – Promote fiscal responsibility.

Theme Four – Ensure compact, complete and healthy communities.

Theme Five – Protect agricultural lands.

Theme Six – Response to long-term urban structure implications.




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5. Regional Staff advised that their evaluation and support of Recommended Option 4

Modified incorporates an adjusted boundary to south of King Street, which may result in a

reduction or a delay in the contribution of traffic and the corresponding need for a grade

separation of the King Street Overpass/Underpass at the CPR Rail Line.

6. In regard to the GTA West Transportation Corridor, which is planned to serve growth in the

GTA, while improving mobility and goods movement, the Recommended Option 4 Modified

Expansion Area is not located within the EA Study Corridor Protection Area, and as such

will not prejudice the location or uses surrounding the GTA West Transportation Corridor.

7. We are of the opinion that endorsing the Region of Peel Staff Recommended Option 4

Modified BRES Expansion Area will accommodate the projected growth consistent with the

2031A forecasts.

8. As part of the process going forward, we would encourage the Region of Peel and its

member municipalities to ensure that planning for the BRES protect for future potential

population and employment growth of the Bolton Rural Service Centre beyond the 2031A

exercise.




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We wish to thank the Region of Peel for accommodating our client’s participation in the BRES

exercise. Regional Staff and The Planning Partnership are to be applauded for undertaking an

independent analysis and assessment of the Town of Caledon Bolton Rural Service Centre

Expansion. The final Evaluation Themes and Criteria have comprehensively considered the

long term urban structure implications for Bolton.

We are of the opinion that the Regional Staff Recommended Option 4 Modified Expansion

Area represents:

• A logical extension to the current built-up area that does not prejudice larger scale

comprehensive planning studies; including the GTA West Transportation Corridor and a

future possible GO Station, nor does it require the advancement of the grade separation of

the King Street Overpass/Underpass at the CPR Rail Line.

• An area that can easily be integrated with natural heritage features, accommodating

significant environmental features, creeks and woodlots, all of which can be integrated into

the design of the community as structuring elements.

BRES ROPA Closing Remarks


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• Is ideally positioned geographically to make efficient and optimum use of existing and

proposed servicing infrastructure, community facilities; including parks and schools, all of

which shall ultimately be master planned to contribute to the development of a complete

community.

In closing, we welcome the opportunity to participate in an open and transparent process

focused on the advancement of the Region of Peel Staff Recommended Option 4 Modified

Expansion Area.

BRES ROPA Closing Remarks


bolton residential expansion study (bres) · 2018. 7. 11. · bolton rural service centre. based on...

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