Here is an article written by Tim Foran of the Milton Canadian Champion outlining details on the changes to Milton’s Official Plan.
In his article he mentions a local resident Michael Fox that I referred to in my Communication post recently. Also he refers to comments that resident Steve Camilerri made regarding the benefit of Milton Transit, the new route for his area in September and how council should focus on its growth.
Town council approves significant growth plans
The future is written but the book may need some revisions.
Milton council Monday night signed off on two secondary plans that will guide the last phases of residential and employment growth originally designated in the Town’s 1997 Official Plan.
It also endorsed an update to that same official plan. The document now includes new ‘smart growth’ policies that will govern areas of future growth from 2015 to 2031.
By that time, Milton is projected to be a community of almost 240,000 and its urban fabric will stretch to Hwy. 407 in the east and Lower Base Line in the south.
Council unanimously approved all three plans. However, planning staff indicated Monday there’s a long list of future studies that still have to be completed including assessing the price tag for the infrastructure necessary to accommodate future growth. Those studies will likely result in tweaks to all three plans before Halton Region, the municipal planning authority, gives its stamp of approval.
While much planning is left undone, it was still imperative council approve the three plans Monday, according to staff.
The Province had set a deadline of June 16 for lower tier municipalities such as Milton to update their official plans to conform to legislation enacted earlier in the decade, such as the Greenbelt Plan and the Growth Plan for the Greater Golden Horseshoe.
Milton’s new official plan also had to be brought into conformity with Halton Region’s December update to its own official plan, ROPA 38, the result of the Sustainable Halton planning process.
But there was no such such deadline for Milton to approve the two secondary plans, one for the Boyne Survey residential area to be built south of Louis St. Laurent Boulevard and another for the Derry Green Corporate Business Park destined for the area east of James Snow Parkway.
However, staff reports said the two plans must be completed by June 16 so that developments in the Boyne and Derry Green areas would be “grandfathered” and governed by the policies in the 1997 Official Plan rather than new less development-friendly ones contained in the updated official plan.
Those new policies, first outlined in Halton’s ROPA 38, could “potentially impact (the) feasability” of development in the Boyne and Derry Green areas due to their requirement for higher densities and the application of an enhanced natural heritage system that includes links between key natural features, stated staff reports reviewed by council.
The new policies also require all players at the table — the local municipalities, school boards, developers and the provincial and federal governments — to agree on what infrastructure is necessary to support “complete communities” and provide evidence the money is in place to build it, so that taxpayers don’t take the hit.
Municipal planners have said they expect these ‘growth must pay for itself’ policies to be challenged at the Ontario Municipal Board as soon as the Province signs off on ROPA 38.
Council didn’t discuss the decision to grandfather the two secondary plans. However, the Town’s consultant said after council it’s common practice for developments to be governed by the policies in place when they first began.
“Is it fair to change those (rules) in midstream?” asked consultant Elizabeth Howson rhetorically.
The policies in the updated official plan were applauded by local resident Steve Camilleri, who said he appreciated the focus on intensification and smarter development.
Camilleri, who lives near Derry and Holly roads, said he has lived in his community for four years but will only be getting a bus route this September.
Though he said he’s thankful to get it, he supported the municipality’s efforts to get transit on track quicker in the future.
“The answer is public transit and it needs to be looked at as an asset,” said Camilleri.
ROPA 38 policies require municipalities to have a plan in place to provide public transit to new subdivisions as they come on stream.
Another delegate to council took a dimmer view of intensification. Michael Fox, a resident of Frobisher Boulevard, petitioned council to reduce the heights allowed in the official plan for the section of Main Street in front of the GO Train station.
The plan allows the north side of Main Street across the street from the GO station, between Ontario Street and Thompson Road, currently occupied by low-rise commercial and industrial units, to be redeveloped into four-storey buildings, with potential for a maximum of three more storeys through typical bonusing provisions. Immediately adjacent to the GO Station, the plan allows for 10- to 14- storey buildings.
Fox said 72 of his neighbours, more than half of whom have pools, could be affected by shadows of buildings of that height.
However, Town staff responded the four-storey limit and the bonusing provisions haven’t changed since the 1997 Official Plan.
“To take away what is currently permitted without justification would be problematic,” Barb Koopmans, Milton’s senior manager of policy planning, told council.
She added developers are required to do a shadow impact study when filing their development application.
Through the site plan approval process, staff can mitigate any potential impact by buildings higher along the edge of Main Street but “step down” at the rear of the lot, she added.
Ward 4 Councillor Paul Scherer pointed out to Fox the original heights proposed the Town’s intesification background study called for buildings of six to eight storeys opposite the GO Station, which was ultimately dismissed in favour of keeping the status quo.
“I think we’ve done a reasonable job of protecting the neighbourhood,” said Scherer.
Ward 1 Councillor Rick Day was absent for the four-hour session as he was away on business, Mayor Gord Krantz said.