Memo for Amendment to Growth Plan
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Transcript of Memo for Amendment to Growth Plan
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TOWN OF WHITBY
STAFF BRIEFING NOTE
POTENTIAL ACTION REQUIRED
Potential amendment to Town of Whitby’s Official Plan with
regards to conformation with the Province of Ontario’s Growth
Plan for the Greater Golden Horseshoe
Date: February 16, 2011
To: E. Belsey, Principle Planner, for distribution to Town of Whitby Council
From: Derek Nawrot (500201951), Student Intern, Ryerson University
Wards: All
Reference
Number:
P:\2011\PlanningDepartment\February2011\Update
SUMMARY:
The Town of Whitby is waiting on a decision from the Ontario Municipal Board (OMB)
regarding case PL100386. The subject of the case are lands centred on Anderson St./Conlin Rd.
which have been designated as Living Areas in the Region of Durham Official Plan Amendment
(ROPA) #128, and further supported by the Town. The Ontario Ministry of Municipal Affairs
and Housing (MMAH) rejected this designation stating that the original designation of the lands
as Employment Areas is consistent with the Places to Grow Act/Growth Plan for the Greater
Golden Horseshoe and should remain. The case regards an appeal by Highmark Homes
(“Appellant”) against the MMAH to support the redesigation of affected lands. The result of the
decision will determine if the lands remain as Living Areas or are reverted back to Employment
Areas. If the lands are supported as Living Areas, it is recommended that Council support the
amendment of Schedule P of the Taunton North Community Secondary Plan, Whitby Official
Plan, to reflect this as well as support further land-use studies. If the lands revert back to
Employment Areas, it is recommended that Council support further studies to determine the
feasibility of continuing as ‘Prestige Industrial/Agriculture’ zoned lands, or trying to incorporate
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mixed-uses. Regardless of the outcome, it is recommended that Council include the lands north
of Anderson St./Conlin Rd. as an addition to the Taunton North Community Secondary Plan,
Whitby Official Plan, incorporate terminology from the Places to Grow Act/Growth Plan for the
Greater Golden Horseshoe into the Official Plan, and work with Regional officials to amend any
changes to the Regional Official Plan.
RECOMMENDATIONS:
It is recommended that pending an outcome of Ontario Municipal Board (OMB)
case PL100386 favourable to the Town of Whitby, Council support:
a) Schedule P of the Taunton North Community Secondary Plan, Whitby Official Plan, be
amended so the lands in the four designated quadrants of Anderson St./Conlin Rd., which
are currently designated as ‘Prestige Industrial,’ are designated as ‘Residential’; and
b) Further studies be conducted on the Anderson St./Conlin Rd. lands in regards to the
Taunton North Community Secondary Plan, Whitby Official Plan, to support their
designation as ‘Residential’.
It is recommended that pending an outcome of OMB case PL100386 unfavourable
to the Town of Whitby, Council support:
a) Further studies to the Taunton North Community Secondary Plan, Whitby Official
Plan, to determine if Employment Areas lands should remain ‘Prestige Industrial,’ or
receive another designation under Employment Areas that may contain the possibility of
mixed-use including ‘Residential’.
Pending either outcome of OMB case PL100386, Council support:
a) To expand the scope area of the Taunton North Community Secondary Plan, Whitby
Official Plan, to include the lands north of Anderson St./Conlin Rd., which are currently
not part of the Plan and designated ‘Agricultural’ and a ‘Future Urban Development
Area';
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b) The Town of Whitby Planning Department to work with the Region of Durham in order
to ensure that any changes resulting from the OMB decision in the Official Plan conform to
the Region Plan; and
c) Further analysis be done on the Official Plan to incorporate terminology from the
Ontario Places to Grow Act/Growth Plan for the Greater Golden Horseshoe so that it is
consistent with Town terminology.
Financial Impact:
It is expected that there will be financial implications to the Town regardless of the OMB
decision. These costs are unknown at this time.
DECISION HISTORY:
On September 13, 2006, Durham Region Council resolved to designate approximately
60 acres of land at the northwest corner of Anderson St. and Conlin Rd. (see
Attachment#2) as Living Areas in the Regional Official Plan Amendment (ROPA) #114.
Consistent with this decision the site was considered as part of the Living Areas
inventory in the ‘Growing Durham’ land needs study. Growing Durham consultants, in
assessing the Employment Areas lands that had originally been designated, concluded
that the remaining lands on opposite corners should be retained as a contiguous
Employment Areas block.
On November 10, 2008, a public meeting in Council was held to seek input from
property owners within the Anderson St./Conlin Rd. area. At this meeting, Council
moved to recommend that Town Planning Report 142-08, which suggested that Council
recommend to the Region that additional land centred on the Anderson St. corridor and
encompassing all four quadrants of the Anderson St./Conlin Rd. intersection be
redesignated from Employment Areas to Living Areas, and forwarded to the Region. This
suggestion was included in ROPA#128 as the Region supported Council’s decision in
favour of the redesignation.
Minutes available here:
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http://www2.whitby.ca/asset/cs-minutes_specialplanninganddevelopmentcommittee-
nov102008.pdf
On November 25, 2008, the Recommended Growth Scenario and Policy Directions
Report, prepared by Urban Strategies, was endorsed by Regional Planning Committee
and formed the basis for ROPA#128.
On June 3, 2009, ROPA#128 was submitted to the Province for approval.
On March 12, 2010, the Ministry of Municipal Affairs and Housing (MMAH) issued a
draft decision for ROPA#128. The draft proposed a number of modifications including
refusing to acknowledge the designation of the affected lands as Living Areas. Reasons
provided were: 1) The additional three corners proposed to be converted were not
recommended through the ‘Growing Durham’ study; 2) The lands form part of a
significant employment area; 3) The lands are strategically located adjacent to the future
Highway 407; and 4) The lands benefit from buffers such as the natural major open
space corridor to the south and west, the hydro corridor, future highway corridor and
employment lands to the north, and employment lands to the east.
Response available here:
http://www.durham.ca/growthplan/appeal_documents_ROPA128/STAFFREPORT_FIN
AL_Sep28_10.pdf
At the end of May, 2010, the Region provided area municipalities with an early release of
their Commissioner’s Report, which is a response to the Province’s draft decision on
ROPA#128. The report continued to support the Living Areas designation. On June 7,
2010, Council voted to support Town Planning Report 79-10 which reaffirms their
support for the Living Areas designation and the Commissioner’s Report.
Report available here:
http://www2.whitby.ca/asset/cs-report_PL79-10-jun072010.pdf
Minutes available here:
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http://www2.whitby.ca/asset/cs-minutes_specialcouncil-jun072010.pdf
On July 29, 2010, a pre-hearing at the Ontario Municipal Board (OMB) begin for an
appeal by Highmark Homes (“Appellant”) against the failure of the Ministry of the
MMAH to make a decision regarding ROPA#128. The Appellant supports the
redesignation to Living Areas as it pertains to lands at the northwest quadrant in which it
has an interest. A second pre-hearing conference took place on September 10, 2010 with
the continuation on November 19, 2010. As of this date, approximately seventy appeals
have been filed against the MMAH decision regarding ROPA#128 which has delayed the
trial as the OMB waits for the appeals. A third pre-hearing date is scheduled for February
18, 2011.
OMB E-status case details available here:
http://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL100386
ISSUE BACKGROUND:
Growth Plan Conformity
a) Growth Plan for the Greater Golden Horseshoe
On June 13, 2005, the Province passed The Places to Grow Act, 2005, which provides the
legal framework necessary for the Province to designate a geographic area as a growth plan area
and subsequently to develop a growth plan for that area. Ontario Regulation 416/05 was also
approved which identifies the geographic area of the Greater Golden Horseshoe growth plan
area. This growth plan area includes the Region of Durham as well as other upper-tier and
single-tier municipalities extending generally around the western end of Lake Ontario. The
Ontario Ministry of Infrastructure website www.placestogrow.ca provides an extensive
description of the Places to Grow – Growth Plan initiative.
The Growth Plan requires that area municipalities must conform to and implement their
Official Plans through the following:
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Allocation of population and employment growth forecasts to 2031, for upper-tier
municipalities (e.g. Durham Region), to be allocated to each lower-tier area
municipality (e.g. Town of Whitby);
How to effectively and efficiently manage growth;
General intensification to 2031 including:
o a 40% rate of residential intensification which is to occur within ‘built-up’
areas to be measured across the upper-tier, or Region; and
o key locations where intensification should occur (e.g. Centres, Major Transit
Station Areas, Intensification Areas, and Corridors)
Restrictive policies regarding Employment Lands;
Minimum densities for designated ‘greenfield’ areas (e.g. 50 persons and jobs per
hectare for development within new urban areas); and
Urban area boundary expansions.
b) Growing Durham/Durham Region Official Plan
The Region’s ‘Growing Durham’ exercise was undertaken to confirm with and
implement the Growth Plan, which culminated in the adoption of ROPA#128. The ‘Growing
Durham’ website www.durham.ca/growthplan includes an extensive overview and
documentation regarding the exercise and further documentation for ROPA#128.
Implications for Whitby from ROPA#128 include the following:
Population, household, and employment forecast allocations for Whitby as follows:
2011 2016 2021 2026 2031
Urban
Population 122,935 138,555 154,835 177,060 190,760
Rural 2,055 2,070 2,080 2,090 2,100
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Population
Total
Population 124,990 140,625 156,915 179,150 192,860
Households 41,705 47,750 55,240 64,570 71,650
Employment 40,650 47,795 56,745 64,975 71,310 Source: Town of Whitby
General and specific growth management and staging policies;
Specific intensification targets allocated to Whitby, being 11,963 new dwelling units
through intensification within the ‘Built Boundary’ between 2015 and 2031, which is
approximately 45% of new residential growth in Whitby;
Special intensification policies regarding minimum densities and floor space indexes for
areas of intensification (e.g. Regional Centres and Corridors, Local Centres and
Corridors, Waterfront Places, Commuter Stations);
Identification of the ‘Built Boundary’ as determined by the Province of Ontario, where
minimum intensification targets are to be met; and
Minimum densities for new ‘greenfield’ development
Land designation map for the affected area can be seen in Appendix C.
c) Town of Whitby Official Plan
The Whitby Official Plan was adopted by Council on September 28th, 1994 and
subsequently approved with modifications by the Region of Durham on December 6th, 1995,
with the exception of certain deferrals. The Town website
http://www.whitby.ca/index.php?page=257 provides information on the Official Plan, review
process, and four phase approach to amendments.
The most recent amendment to the Official Plan, OPA No.90,
(http://www2.whitby.ca/asset/cs-report_PL108-10-sep092010.pdf) was moved by Council on
September 9, 2010. Although no amendments had to do directly with the Anderson St./Conlin
Rd. lands, the following amendments have to deal with Growth Plan conformity:
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Adjusted urban area boundaries and identified designated Future Urban Development
Areas established by the Region of Durham through ROPA#128 to accommodate
forecasted growth to 2031;
Included the ‘Built Boundary’ established by the Province of Ontario;
Incorporated a new planning horizon, as well as population and employment forecasts to
2031; and
Identified areas that require the preparation of a Secondary Plan prior to any development
occurring.
Section 11.10 of the Official Plan is the Taunton North Community Secondary Plan,
which deals with the lands to south, but not north, of Conlin Rd. The focus area of the Secondary
Plan is shown in Schedule P (see Appendix D). Current designation of the lands south of
Anderson St./Conlin Rd. is ‘Prestige Industrial’. Section 4.6.3.3.2 of the Official Plan addresses
‘Prestige Industrial’ and allows generally light industrial uses with enclosed buildings,
professional, corporate and industrial oriented office buildings, data processing centres,
commercial or technical schools, research and development facilities, and incidental sales outlets
within industrial buildings. Land north of Anderson St./Conlin Rd. is designated as
‘Agricultural’ and a ‘Future Urban Development Area’.
COMMENTS:
Subject Area Description
Location: Four quadrants at Conlin Rd. / Anderson St. intersection
(generally bounded by: the Ontario Hydro Corridor to the
north; the Ontario Hydro Corridor to the east; the
environmentally sensitive lands to the south (south of
Conlin Rd.); and, the environmentally sensitive lands to the
west (west of Anderson St.).
Subject Area: Approximately 100 hectares (247 acres)
Current Whitby OP Designation: North of Conlin Rd.:
Schedule ‘A’ – Land Use: “Future Urban Development
(F.U.D.A.) 2”; “Major Open Space”; and “Hazard Land”
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South of Conlin Rd.:
Schedule ‘P’ – Taunton North Community Secondary Plan:
“Prestige Industrial”; “Environmental Protection /
Conservation Land”; and “Hazard Land”.
Current Durham Regional
Official Plan Designation: 2008 Regional Official Plan (as amended by
ROPA #128, portions under Appeal): Living Area
Surrounding Land Uses: North: Ontario Hydro Corridor
South: environmentally sensitive lands
West: environmentally sensitive lands
East: Ontario Hydro Corridor
CONCLUSION:
The objective of this briefing note is to inform Council of an instance, the Anderson
St./Conlin Rd. lands, where the Region Official Plan suggests that lands on Anderson St./Conlin
Rd. be designated as Living Areas, as opposed to their original designation as Employment
Areas. This land conversion was rejected by the MMAH while the Town of Whitby maintains
the Living Areas designation. The issue is currently before the OMB in the pre-hearing stages. At
this point, no further recommendation is necessary pending the outcome of the OMB hearing.
Should the OMB hearing result positively for the Town and the use is permitted to continue as
Living Areas, it is suggested that Council support the amending of the Taunton North
Community Secondary Plan to adjust the land designation south of Anderson St./Conlin Rd.
from ‘Prestige Industrial’ to ‘Residential’. As such, further studies on land servicing should be
including in the Plan. Schedule P, the Taunton North Community Secondary Plan map, should
be amended to designate these lands as ‘Residential’. Regardless of the decision, it is also
recommended that Council expand the scope area of the Taunton North Community Secondary
Plan to include the lands north of Anderson St./Conlin Rd., which are not currently part of the
Plan and designated ‘Agricultural’ and a ‘Future Urban Development Area’. Subsequently, in
any decision, the Town Planning Department should work with the Region in order to ensure that
any changes in the Official Plan conform to the Region Plan. Finally, it is recommended that
further analysis be done on the Official Plan to incorporate terminology from the Growth Plan
(such as Living Areas and Employment Areas) so that it is consistent with Town terminology.
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Should the OMB decision result negatively for the Town, it is recommended that Council
support further studies to determine if Employment Areas lands should remain ‘Prestige
Industrial,’ or, for example, be designated as ‘Commercial’ with the possibility of ‘Residential.’
CONTACT:
Derek Nawrot, Student Intern, Ryerson University
SIGNATURE:
_______________________________
Ed Belsey
Principle Planner
Town of Whitby
ATTACHMENTS:
Appendix A – References
Appendix B – Overview aerial photo of affected lands
Appendix C – Land use designation of the Durham Region Official Plan
Appendix D – Schedule P of the Taunton North Community Secondary Plan, Whitby
Official Plan
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Appendix A – References
Durham, Region of. (2011). Growing Durham including The Regional of Durham Official Plan.
Retrieved electronically from:
http://www.durham.ca/growthplan/
Ontario, Province of – Ministry of Infrastructure. (2011). Places to Grow incl. The Growth Plan for the
Greater Golden Horseshoe. Retrieved electronically from:
https://www.placestogrow.ca/index.php?lang=eng
Ontario, Province of – Ministry of Municipal Affairs and Housing. (2010). Ministry staff report.
Retrieved electronically from:
http://www.durham.ca/growthplan/appeal_documents_ROPA128/STAFFREPORT_FINAL_Sep
28_10.pdf
Ontario, Province of – Ontario Municipal Board. (2010). E-status case details for Case PL100386.
Retrieved electronically from:
http://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL100386
Whitby, Town of. (2008). Minutes of a special meeting of the Planning and Development Committee held
on Monday, November 10, 2008. Retrieved electronically from:
http://www2.whitby.ca/asset/cs-minutes_specialplanninganddevelopmentcommittee-
nov102008.pdf
Whitby, Town of. (2010). Recommendation report prepared by the Planning Department for June 7,
2010. Retrieved electronically from:
http://www2.whitby.ca/asset/cs-report_PL79-10-jun072010.pdf
Whitby, Town of. (2010). Recommendation report prepared by the Planning Department for September
9, 2010. Retrieved electronically from:
http://www2.whitby.ca/asset/cs-report_PL108-10-sep092010.pdf
Whitby, Town of. (2010) Minutes of a special meeting of the Council held on Monday, June 7, 2010.
Retrieved from:
http://www2.whitby.ca/asset/cs-minutes_specialcouncil-jun072010.pdf
Whitby, Town of. (2011). Official Plan Review including the Town of Whitby Official Plan. Retrieved
electronically from:
http://www.whitby.ca/index.php?page=257
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Appendix B – Overview aerial photo of affected lands
Source: Bing Maps