Chamber to lobby council on growth, revisiting OPA 203
By MARK PAVILONS Editor

The Caledon Chamber of Commerce, supported by the majority of its 411 members, will ask Caledon council to revisit the population numbers contained in OPA 203, and ultimately, increase them. Council is set to discuss staff report findings and their implications on OPA 203, at a meeting Nov. 6.

The call went out last week at a Chamber luncheon, held at Glen Eagle.

The key to Bolton's business sector longevity lies in expanding the commercial and residential boundaries, and allowing growth to proceed in South Albion. And the Chamber wants to help put this issue front and centre on the minds of Caledon's politicians to help create a vision for the future.

Provincial strategy, consultants' reports and even Town staff reports point to the inevitability and necessity of planned growth - a mix of employment lands and residential development. Creating the desired concept of "complete communities" takes a great deal of planning that needs to begin now.

The Region of Peel, in conjunction with its member municipalities, is working on its compliance to the province's Places to Grow strategy, which predicts a total population in Peel of 1.64 million by 2031. By all accounts, all but an estimated 31,000 of those are designated for existing growth areas in Brampton and Mississauga. Peel is proceeding with their plans and if Caledon wants to absorb that population, or a portion thereof, they need to provide Peel with their policy. The deadline from the province is June of 2009, but Regional Councillor Richard Whitehead believes Peel will be ready by mid-2008. They won't slow the process waiting for Caledon to submit its figures, meaning time is of the essence.

If Caledon doesn't get involved in this planning process, Brampton and Mississauga will be happy to absorb the outstanding numbers.

"We just want to get the job done at the Region," Whitehead said.

The Chamber has been leading the charge on growth since it first voiced concerns about what they saw as restrictive population figures contained in OPA 203, received but not adopted, by the former council in the fall of 2006. It basically outlined a no-growth scenario for Bolton through 2021, allowing for only 1,500 homes.

Chamber members believe that would sound the death bell for most retail outlets in Bolton, and they have been lobbying council to open the doors to growth.

Councillor Doug Beffort observed this whole issue is not about numbers, but about a "planned, productive approach to all of Caledon." He admitted Caledon is under pressure from various sides to "do it right" and come up with a properly blended planning direction.

Peel, he said, is asking for Caledon's numbers but "we don't have them."

Don Robb, community task force member, stressed the business sector is looking to council for leadership on this issue. They want councillors to take a stand, move forward and ultimately help the business community. And that means planning for growth.

Kelly Darnley, president and CEO of the Chamber, said they've found "resistance" from the Town regarding its concerns and that's why they've decided to rally the troops. After months of talks, it seems their point, backed up by studies, are falling on deaf ears. "Growth has to be phased in and managed now," she said. "We (business sector) can't afford to wait."

The Chamber is looking to the politicians to provide direction, and hopefully that will come at the Nov. 6 meeting.

The Chamber and business sector has argued its case adequately, and Darnley stressed local businesses need the Town's attention.

Beffort added the new council hasn't taken a stance on this issue and he's trying to learn as much as he can before any council debate.

Whitehead said council has several options - to simply receive the staff report; agree to revisit it, and/or change the population figures and adopt OPA 203.

This has led the Chamber to support the comprehensive Humber Station Villages proposal put forth by Solmar Developments. This plan involves a total of 6,491 housing units, 618 acres of employment land, eight school sites, eight parks, a community centre, etc. It's a six-phase plan that runs from Coleraine Drive on the east to The Gore Road to the west; Mayfield Road in the south, all the way north to Healey Road.

The Chamber, and progrowth advocates, have been criticized for endorsing a developer, but Darnley said they're not. Solmar's plan simply ties into the complete community concept and it meets the needs of the business sector. Also, it's the only one that's currently on the table.

"Doing nothing until 2021 is not acceptable," she said.

Charles Bristoll, chair of the Chamber's board of directors, said they have broad shoulders and influence and local businesses should look to them to be their champion. "We represent our members, not special interest," he said.

There has been a "huge response" from members who support Bolton's expansion.

Solmar has already presented its plan to council and the next step is the Nov. 6 meeting, Bristoll said.

Frank Miele, vice-president of Solmar, said their proposal is a complete community and the important thing to keep in mind is that it will be phased in over many years. Their development is designed in keeping with complete community precepts of jobs, services, housing, infrastructure, schools, open space and access to transportation.

The first phase (1A) involves a portion that borders Coleraine and Mayfield, which includes 1,216 homes and provisions for two school sites.

The benefits of the entire plan, he said, are just as massive. When complete, the Humber Station Villages will provide $103 million in development charges to the Town of Caledon; $83.1 million in DCs for the Region of Peel and $16.1 million for the school boards. It will result in more than 10,645 permanent jobs and 13,200 construction jobs. In the end, this community will generate a net revenue of an estimated $1 million annually for the Town of Caledon.

He pointed to a statement made in the Chamberc ommissioned urbanMetrics, which said a freeze on development will have a negative impact on local businesses.

"I'd be concerned if I owned a business in Bolton," he said, adding that currently, an estimated 50% of labour in Bolton comes from outside the community. There is an obvious housing demand, he said, adding informal polls they've done point to parents wanting their children (and grandchildren) to stay in the community.

Beffort asked Miele whether Solmar would consider working with the Town, and even offering upfront funding for schools. He also wanted to know if any given phase (1A for now) could be considered as stand-alone projects. Miele said yes to both questions. He also pointed out Solmar isn't the only developer involved - there are more than 30 developers/owners who have a stake in this.

When asked whether large subdivisions become a cost burden to the municipality, Whitehead said they don't. What does cost the Town money each year is servicing the rural community and keeping up with the huge road network. Settlement areas pay the freight.

He also pointed out that currently, Bolton does have reserve capacity (water and sewers) for added development. The phase-in plan as proposed by Solmar gives the Town and Region of Peel a schedule of when to provide services and that's very beneficial from a planning standpoint.

When asked whether massive development just west of Bolton will deter from planned improvements to Mayfield West, Whitehead said they're serviced by two totally unrelated pipe networks.

Councillor Annette Groves said Peel updates its servicing master plan every five years. ROPA 17 indicates that future population increases be shared between Bolton and Mayfield West.

Groves observed that immigration - estimated at 250,000 annually in Canada - is the main driving force of growth. Of that, a whopping 30% locates in Peel, so the development pressures now, and in the future, are great.

Members of the local business community are urged to delegate council and show their support for reviewing growth forecasts. Attend the Nov. 6 meeting or contact your local councillor and express your concerns.