Report to: Development Services Committee October 13, 2009
SUBJECT: Draft
York Region Official Plan
PREPARED BY: Policy
& Research Division Staff
Planning
& Urban Design Department
RECOMMENDATION:
1)
That the report to Development Services Committee entitled
“Draft York Region Official Plan”, be received;
2)
And that the comments outlined in this report and
detailed comments attached as “Appendix A” be forwarded to the Region as
Markham’s preliminary response to the Region’s request for input on the draft
Regional Official Plan;
3)
And that further comments be provided to the Region as
Markham Council provides further direction with respect to the Town’s Growth
Management Strategy;
4)
And that Staff be authorized and directed to do all
things to give effect to this resolution.
EXECUTIVE SUMMARY:
On June 17, 2009,
the Region of York released a draft York Region Official Plan (ROP)
for public review and comment. Staff has
reviewed the draft ROP in the context of the
Provincial Growth Plan and Markham’s Growth
Management Strategy and associated background studies currently underway. The draft ROP
is the culmination of 3 years work by regional staff and council. There has been extensive public consultation
and involvement of municipal staff. The
draft ROP represents leading edge policy,
grounded in the three pillars of sustainability. Staff commends the Region for their efforts
to ensure a consultative and educational process and the resulting
comprehensive policy regime contained in the draft ROP.
The comments contained in this report and Appendix are
offered only to improve the direction and clarity of the ROP. Technical Staff comments and suggestions are
included in Appendix ‘A’ [attached] to this Report. This report outlines high level comments in
the broad theme areas of:
- Policies
- Study
Requirements, Phasing Mechanisms, and Implementation
- Definitions
and Mapping.
Staff met with Regional Planning
staff to discuss and review comments and concerns. Regional staff committed to continue working
with staff to address a number of technical requests. This report also
highlights a few matters that Council may wish to specifically review and
comment upon.
Committee will recall from the
presentation on September 15th by Regional Staff, that the draft ROP
contemplates expansion of the current urban area in northern Markham.
It is anticipated that the final ROP
submitted to Regional Council for adoption (targeted for November 2009) will
identify an extended urban area boundary. If, at that time Markham Council has
not reached a decision regarding any possible extension of the current urban
area, Council may wish to request a deferral of the ROP
policies and mapping until it has reached a decision.
PURPOSE:
The purpose of this report is to provide
Markham’s preliminary comments on
the draft York Region Official Plan currently out for public consultation. The Region should be advised that further
comments may be provided once Markham Council provides further direction with
respect to the Town’s Growth Management
Strategy.
BACKGROUND:
Since 2005, York Region (the
Region) has been proceeding with a growth management undertaking entitled ‘Planning
for Tomorrow’. Planning
for Tomorrow and related studies set the stage for a ‘new’ York Region Official
Plan. Through the Planning
for Tomorrow process, and the update of servicing and transportation Master
Plans, the Region incorporated an extensive consultation program. The draft ROP
also incorporates policies to achieve conformity with the new Provincial
planning context which includes the Greenbelt Plan, Source Water Protection, and
Places to Grow Plan, the Regional Transportation Plan (The Big Move) prepared
by Metrolinx, and the Lake Simcoe Protection Plan.
Provincial legislation requires
the Region to conform to and implement the Growth Plan for the Greater Golden
Horseshoe, through the new Regional Official Plan. In turn, Markham
is also required to conform to both the provincial plan and the new Regional
Official Plan through our conformity exercise, leading to a new Markham
Official Plan. It should be noted that, the Region is the approval authority
for Markham’s new Official
Plan. Our Official Plan conformity
exercise, leading to a new Official Plan will be initiated following a Council
decision on a prefered growth option.
On June 17, 2009, the Region released a draft ROP for public
review and comment. Regional staff
provided a presentation on the draft ROP to Development Services Committee on September 15, 2009. The Region has held public information
meetings at various locations across the Region (September 16, 2009 in the Town of Markham),
and a Statutory Open House on September
29, 2009, and will be concluding with the Statutory Public Meeting
on October 7, 2009.
The Region’s staff report dated June 17, 2009, recommends reporting
back to Regional Planning and Economic
Development Committee on November 4, 2009 with the comments received from the
consultation program and any recommended changes to the draft ROP
document at that time. It is anticipated
that this timing would enable Regional Council to adopt the draft ROP
before year end. The approval authority
for the new Regional Official Plan is the Province
of Ontario.
Town Staff from the Planning and
Urban Design and Engineering Departments and the Office of Sustainability met
with Regional Planning staff and discussed the
items outlined in this report. Regional
Staff continues to work with Town Staff to address a number of technical
requests.
OPTIONS/ DISCUSSION:
Specific and detailed comments on
the draft ROP are attached in Appendix ‘A’.
This report outlines the broader themes and comments discussed with the Regional
planning staff.
Policies
Environment
The
Regional Official Plan confirms that 69% of the total regional land base is
protected for agriculture and environment in the Oak Ridges Moraine and the Greenbelt.
Future development lands (“white belt”) identified in the Provincial Growth Plan represent 4% of the total
regional land area. The Region has
identified that only 1.6% of the total regional land area will be required for
new community development, prior to 2031.
In June
2009, the Town adopted in principle a proposed Greenway System through the
Town’s Environmental Policy Review and Consolidation Study (EPRC). The
Region’s proposed Greenlands System is generally consistent with the Town’s
Greenway System reflecting all the river corridors, woodlots, wetlands and Greenbelt boundary. The Region
identifies a ‘Greenlands System Vision’ through a conceptual arrow on Map 2
which extends through the urban area of Whichchurch-Stouffville through the
Federal lands in north Markham and eventually connecting to the
Little Rouge Creek corridor – Rouge Park. Recognizing that this
‘vision’ is conceptual, Staff still feels that the Greenway System vision
should extend along the Greenbelt protected corridor of the Little
Rouge Creek connecting to Bruce’s Mill Conservation Area to take advantage of
the natural heritage opportunity rather than through settlement lands and
agricultural lands. The Little Rouge Creek corridor in Markham is identified to support the
contiguous Rouge Park connection to the Oak Ridges
Moraine.
A number of
other comments have been provided on the Sustainable Natural Environment
policies and are contained in Appendix ‘A’. Of particular note, the
Region should ensure that the data sources and definitions of the component
layers in the Greenlands System are clearly identified so that these layers can
be replicated at the local level and understood by landowners and
developers. This is particularly important since similar features
(woodlands) can be defined differently by involved agencies (Province, TRCA,
Town). It is also important that where the Regional Greenlands
System is to be delineated to a finer level of detail in support of new
development, the policy should also support and acknowledge that the Regional
system can be enhanced through a local greenway system, should the local system
include additional lands.
Staff
recommends the inclusion of additional environmental policies. It would
be appropriate to include a specific Rouge Park policy since this park will have an
enhanced multi-purpose park function within both the Greenlands and
Agricultural System. Town Staff also suggests that a policy could be
included to allow new wetlands to be created on public lands to be recognized
in the Regional Official Plan without the need for a formal amendment to
support the wetlands enhancement initiatives in the Rouge Park.
The
recommended policy approach with respect to significant woodlands in Markham is that these features are to be
protected. The Region’s policy Section (2.2.38.b) provides flexibility
for the development and site alteration of significant woodlands in the ‘new
community areas’ (future growth areas). At this time, this policy is not
consistent with the recommendations of the Town’s Environmental Policy Review
and Consolidation Study.
These matters
were discussed with Regional Staff, who will be working with Town Staff to
address them.
Growth Forecasts, Land Budget and Settlement Area
Boundary
The draft ROP
incorporates growth forecasts for Markham
that have been used as the basis for determining the required land budgets to
accommodate growth. Staff has previously
reported to the Committee on the forecasts and land budgets. Work towards the development of a growth
management strategy for Markham including
the Intensification Study, the Housing Stock Analysis, and the Employment Lands
Strategy (Phase 1) has confirmed that Markham
can meet, and if the market responds, exceed the residential intensification
target established by the Region. Second,
the work has confirmed that the residential land requirement outside the
current settlement area (+/- 600
ha) identified by the Region is valid and should be used to accommodate new
housing, ensuring that Markham achieves a long term housing mix consistent with
market needs. Third, the work has
confirmed that the requirement for additional employment land outside the
current settlement area can be reduced (to +/- 300 ha), if the land contingency
is excluded and no separate land requirement for major retail development is
provided. Finally, the locations for new
communities and employment land proposed by the Region are consistent with the
Provincial Growth Plan and Markham’s
completed work and Staff’s preferred growth scenario.
The draft ROP incorporates a reduction of approximately
8,000 jobs within Markham over the
previous 2031 forecast. Details of the
breakdown of the new employment forecast are not yet available. Once the detailed information is available,
staff will review the implications for land budget estimates. In light of the minor nature of the overall
reduction, and the focus on employment growth within the current settlement
area, no significant change in the land budget is anticipated.
Staff is comfortable with the draft ROP’s
policies relating to growth forecasts and land budget and it is expected that
the final draft of the ROP will identify
additional lands to be added to the Urban Area on Map 1 [in the general
location of the conceptual asterisks shown in the current draft]. In the event that the Region does identify a
specific new urban boundary for Markham in the Regional Official Plan, and
Council has not reached a decision regarding possible expansion of the urban
area, Council will need to consider advising the Region, by resolution, that it
has not reached a decision and request a deferral of policies and mapping
related to urban expansion in Markham, pending a Town decision.
Employment
Markham’s
Employment Lands Strategy (Phase 1) Study
addresses the employment forecasts to 2031 in the draft ROP.
The Strategy assumed that all vacant lands within the current settlement area,
designated for employment, would be available to accommodate employment, in
order to reinforce current policy and minimize the need for additional land
outside the current settlement area. In this regard, all employment
lands, designated and proposed, are considered “strategic”, in meeting the
intent of the draft ROP to accommodate
employment growth.
The inclusion of policies in the draft ROP
suggesting that only some employment lands are strategic is confusing and could
undermine Town policies aimed at the preservation of all employment lands
required to accommodate the forecast employment growth. It would be
preferable for the draft ROP to confirm the
strategic importance of all employment lands needed to accommodate existing and
future employment. Staff supports the Region in conceptually identifying
the location of lands to be protected for employment purposes after 2031 to
ensure that future employment is strategically located, and that consideration
of future employment development can be taken account of during the planning
period to 2031.
Additional detailed comments with respect to policy
interpretation, clarification requirements, definition requirements, and
additional policy suggestions are contained in Appendix A.
Buttonville Airport
The draft ROP policy with
respect to the Buttonville Airport
is “That should airport operations at the
Toronto Buttonville
Municipal Airport cease, the subject lands shall be retained as employment lands.” Staff concurs with the draft ROP
policy and direction relating to the Buttonville
Airport. Markham’s
policy is that the airport lands have an INDUSTRIAL designation in Markham’s
Official Plan (in addition to a Transportation and Utilities designation for
the current airport use) and that:
“…... In the event that the Buttonville Airport ceases to operate, it is expected that the lands …will be developed
for uses consistent with the Business Park Area category of INDUSTRIAL designation”
Consistent with the Town’s Official Plan, the Employment
Lands Strategy (Phase 1) assumed that if the airport were to cease to operate,
the lands would be available for future Business
Park employment, and prepared land
budget estimates on this basis.
If the Region and the Town were to be requested by the
landowner to change the current Official Plan designation, this could only
happen in the context of a comprehensive review by the Town of its employment
land requirements and overall policies for land use and development.
Major Retail Uses
The significance of the policies addressing ‘Major Retail’ in
the draft ROP is heightened by the absence
of a definition of the term. Staff concurs with the draft ROP
policy direction of not permitting ‘Major Retail’ on designated or strategically
located employment lands. However, by
leaving it to individual local municipalities to define ‘Major Retail’, the draft
ROP permits possible inconsistencies in the interpretation
and implementation of the Region’s policies through the various conformity
exercises and development review by local municipalities. Potentially, the absence of a definition
could also leave interpretation to the Ontario Municipal Board. A definition in the draft ROP
would ‘level the playing field’ for all municipalities, using the same criteria
to define ‘major retail’. This is especially
critical with respect to implementing the draft ROP
policies dealing with ‘conversion’ of employment land to ‘Major Retail’. The draft ROP
does contain a policy requiring a Regional Impact Analysis for new retail
facilities in excess of 30,000 square metres of gross leasable area. The Region needs to clarify whether this floor
area is what is meant by ‘Major Retail’ and over what property configuration
the area measurement is applied.
Other more specific policy suggestions related to Major
Retail are contained in Appendix A. Staff has reviewed these matters with Regional
staff and will be working with them on a satisfactory resolution.
Sustainable Cities/Communities
The draft ROP was
developed using a Sustainability lens and incorporates what is commonly
known as Triple Bottom Line objectives to achieve sustainability goals. Several
policies in the draft ROP use the LEED® rating
system to realize this goal. Staff supports the objectives
of these policies and applauds the Region for this bold initiative. We note that LEED® is emerging as one of
the more identifiable rating systems within the development industry. It influences the market by
distinguishing LEED® certified projects within the market in an
effort to "accelerate global adoption of sustainable green building
and development practices through the creation and implementation of
universally understood and accepted tools and performance criteria." However, the Region (in its
September 2009 report) acknowledges that policies dependent upon
the LEED® rating systems identified in the draft ROP,
in certain circumstances, exceed Ontario Building
Code (OBC) requirements. Consequently the ROP
recognizes the possible advantages of application of equivalent evaluation
systems. In addition to this work, the
Region should encourage the Province to improve sustainable building design legislation
and requirements through the Ontario Building
Code. Markham continues to support
the Region’s efforts in applying LEED®, or an equivalent evaluation system, and
will join efforts to press the Province for appropriate amendments to the OBC.
The Town’s Sustainability office
also suggests that the draft ROP include
policy provisions to recognize the need for wildlife and regional or local
trail crossings of arterial roads at appropriate locations that do not
compromise good urban design.
Several other sustainability policy items have been
identified in Appendix A and have been discussed with Regional staff.
Agricultural
and Rural Areas Policies
The policy
approach taken in the draft ROP is generally consistent with the direction
underway in the Town through the Agricultural Assessment Study. The
majority of the agricultural lands in the Town are identified as ‘prime’
agricultural lands, which has been determined through a recent Regional Land
Evaluation Area Review (LEAR) study. A very small pocket of ‘rural area’
lands are identified in the northwest corner of the Town contiguous with rural
lands in Whitchurch-Stouffville. The only major issue identified by staff
is clarity and interpretation of the Agricultural and Rural Area designation,
policies and mapping. The designation shown on Map 8 does not address
other designations such as Hamlets and the Regional Greenlands System. In order to avoid direct conflicts, policies
should be included to clarify the interpretation of the boundary or the mapping
should be adjusted to reflect other regional designations.
Additional
technical and minor comments are provided in Appendix ‘A’ to this report.
Staff has discussed these items with Regional staff and are working together to
address the policies.
Affordable Housing
Section 3.5 includes policies
that establish targets for new affordable housing units across the Region
(minimum 25% region wide and 35% in Regional Centres and Corridors), and
distributed within each municipality.
The Region’s definition of affordable is based on the Provincial Policy
Statement definition of affordable, with low and moderate-income households
further defined as households with incomes in the lowest 60% of the income
distribution for the regional market area.
It would be helpful to further define the level of affordability by
identifying the percentile range for both low and moderate income
households.
Staff supports the provision of
affordable housing in the Region and in Markham
and the broad objectives contained in the draft ROP. However, application of the affordable
housing targets may present some challenges to Markham. Markham
land values and the rising cost of construction continue to challenge market
affordability for both ground related housing and housing in intensification
areas. While the market may be able to
provide affordable housing for moderate income households in Markham,
provision of housing for lower income households will remain challenging. For low income households, given the location
and cost of construction, new affordable housing units will likely continue to
be limited to social housing units reliant on funding or tax expenditures from
senior levels of government.
Having regard for these
challenges in providing market affordable and social housing units, Markham
will endeavour to support the Region’s objective, from a policy perspective, to
promote a mix and range of market responsive housing to meet the needs of our residents
and workers. However, in order to
implement the Region’s affordable housing policies, the Town will require a
commitment from the Region to provide an update to its region wide housing
requirements study and housing supply strategy, and to develop a comprehensive
and innovative affordable housing implementation and incentives framework. In particular, Markham will be looking to the
Region to provide guidance on the implementation of its housing policies and
targets, including identifying any additional planning policies, strategic
actions or funding mechanisms the Region, the Town and/or other levels of
government could employ to encourage the private sector and other stakeholders
to develop market affordable and social housing units. This information will
assist the Town in developing a new affordable and housing strategy which will
identify what policies will need to be included in the Town’s growth management
strategy and new official plan to enable Markham
to contribute its share of the targeted new affordable housing units across
York Region.
Secondary Suites
The draft ROP
contains policies that require local zoning by-laws to permit a mix and range of
housing types, lot sizes, unit sizes, functions, tenures and levels of
affordability within each community. In particular, there is a
requirement for “as-of-right” secondary suite zoning on a municipal wide basis.
Although Markham
currently has Official Plan policies permitting second suites, Council has not
supported “as-of-right” secondary suite zoning on a municipal wide basis. The
recent policy direction of Markham Council (May 2009) is to enforce current
Town zoning by-laws prohibiting second suites.
Cultural Heritage Conservation
The Town feels that
the draft ROP policies relating to cultural heritage could be stronger. Staff
has detailed comments and suggestions regarding the policies in the draft ROP
in Appendix A.
The suggested
feedback proposes modification to existing wording so as to better clarify
current policies and offers a few new policies. The new policies suggested
are to identify specific tools provided in the Heritage Act that can be used by
local municipalities, and to identify the opportunity for regional partnership
in local financial cultural heritage programs.
Town staff has
discussed these policy items with Regional staff.
Water, Wastewater and Transportation
Staff has completed a comprehensive review of the Region’s
Water & Wastewater Master Plan Update, along with the Region’s
Transportation Master Plan Update while reviewing related policies in the draft
ROP.
Specific comments on the Master Plan Updates will be forwarded to the
Region under separate cover. Staff is generally
satisfied that there is consistency with these documents and the Town’s emerging
Growth Management Strategy and related
documents. There will need to be
however, some coordination in order to reconcile the differences in the land
use projections, used by the Region with those used by the Town for its
background studies to support Markham’s
Growth Management Strategy.
With
respect to Transportation policies, Staff has the following major comments:
- It is recognized that road
capacity will be limited in Markham and priorities should be given
to transit, commercial vehicles, and high occupancy vehicles. Staff does not support the notion in the
Master Plan Update of restricting delivery by heavy trucks to certain time
of the day as this indirectly implies private vehicles have priority over
commercial vehicles.
- The Master Plan Update also
identifies a number of commuter parking and carpool lots. Staff feels that these large parking
facilities should not be located within high density urban areas and should
be relocated further away to the periphery of the urban area and along
highway or arterial corridors. This
will encourage higher transit use to the transit nodes.
- The current lack of transit
fare integration is a major deterrent to transit use between York Region
and neighbouring municipalities. A
greater emphasis and stronger polices are required in the ROP.
- In
order to promote alternative modes of transportation, Staff suggests that
an additional policy be included to require Regional staff to work with
local municipalities to develop alternative Regional
street design parameters to encourage
walkability and active transportation in nodes and along corridors. These parameters would include lane
width, intersection spacing, daylight triangle dimensions, boulevard
widths, amongst others.
- It
should be noted that Markham Council has indicated their preference for
dedicated bike lanes on Regional roads to be physically separated from
cars. As well, staff urge the
Region to review a variety of cycling lane/path options and support
integration with the local cycling systems.
Climate
Change has been identified as an important force of change component that needs
to be considered in the draft ROP document. The document has identified the need
to mitigate the impacts of climate change. It would be helpful if the Region
could elaborate on what protocols or strategies are being considered in the
planning and designing of the water and wastewater infrastructure to consider
the potential impacts from climate change.
Specifically a Strategy for Adapting to Climate Change in Water and
Wastewater design standards and criteria needs to be developed.
Staff agrees that the Town and the Region need to coordinate
the provision of water and waste water infrastructure for future
development. However, the Town seeks
clarification around the future implementation of these polices.
Staff has identified a number of technical mapping changes
in Appendix A relating to draft ROP
Transportation and Transit maps. For
example the transit priority roads should be extended on Map 11 into the new
communities, and the East Markham Mobility Hub in the Highway 7 and Don Cousens
Parkway, Havelock Line, Highway 407 area should be shown as a study area which
Markham Council has directed Staff to investigate. Staff has also identified to
Regional staff that some of the mid-block crossings shown on Map 12 in Markham
are not supported by Markham Council.
With respect to road widening projects, Staff will
participate in a project evaluation committee to determine where Regional
Arterial road projects can be supported.
Additional specific comments on water, wastewater,
transportation and transit policy items are listed in Appendix A. Staff identified these items with Regional
staff and will be working together on them.
Study Requirements, Phasing
Mechanisms and Implementation
Study Requirements
There are a significant number of plans and studies required
in the draft ROP (eg. Mobility Plans, Community Energy Plans, Economic/Fiscal
Impact Analysis, etc.). The completion
and review of Studies and or Plans will impact on Town resources and processes
on a go forward basis.
Several study requirements in the draft ROP
need clarification. The Region needs to identify
who is responsible to carry out the studies, when the studies need to be done,
what the specific trigger or mechanism to require the study is, who is
responsible to review the study and/or approve it. Staff
believes it would be beneficial and user-friendly to introduce a new table in
the draft ROP which summarizes all the studies identified
in the Regional Official Plan, at what point in the development approval
process they are required, and who reviews and approves them. This would facilitate consistent implementation
of the ROP across the municipality. This table could also address consolidated
studies where the Region and local municipality require a similar study to
reduce duplication.
Appendix ‘A’ identifies when staff believes clarification is
required with specific studies. Town and
Regional Staff discussed these issues and the Region committed to working
together on a satisfactory solution.
Phasing Mechanisms
The Provincial Policy Statement
requires that sufficient land be designated to meet the projected growth needs
for a maximum time horizon of 20 years.
The PPS also requires planning authorities to establish and implement
phasing policies to ensure specified targets for intensification and
redevelopment are achieved prior to, and concurrent with new development within
designated growth areas. The draft ROP
includes such a policy applying to new community areas but does not similarly
address phasing in intensification areas.
It would be helpful if the Region could identify or provide a specific
policy that would support Markham’s
efforts to phase in development permissions for intensification and
redevelopment.
Additional comments with respect
to phasing and or sequencing plans are located in Appendix A.
Financial Management
The draft ROP’s financial management components
are very similar to the Town’s financial
management components contemplated for inclusion in the Town’s emerging
Growth Management Strategy. Staff would, however, recommend to the Region
an additional clause under Policy 14
that considers not just the
impact on operating budgets, but examines the alignment of capital expenditures
to growth-related assessment revenues from a timing perspective. The
timing of the capital expenditure should give consideration to the timing of
new assessment revenues, in order to cover operating costs that result.
If the alignment is not close (e.g. a road is built but the comparable
assessment growth that requires the road to be constructed doesn’t happen as
quickly as expected), existing residents are then required to increase the
amount of taxes they pay to cover the operating costs associated with the new
infrastructure, in advance of the increase in growth-related assessment
revenues.
Staff has brought this to Regional Staff’s
attention.
Implementation
There are several specific comments and suggestions in the
chart in Appendix ‘A’ which relate to the implementation of the draft ROP. A consistent theme throughout relates to improved
clarity, which will in turn facilitate consistent implementation as well as
conformity by local municipalities. Staff
discussed these with Regional Staff and are working together on addressing the
items of concern.
Definitions and Mapping
There is a need for additional definitions
and/or more specificity in definitions provided to ensure proper
implementation. There are also various
specific mapping corrections and clarification items have also been noted in
Appendix ‘A’. These items have been
brought to Regional staff attention and they will be working with Town Staff to
address them.
Conclusion
Staff has reviewed the draft ROP
in the context and direction of the Provincial Growth
Plan and the Town’s emerging Growth Management
Strategy and associated background studies.
Staff is generally supportive of the policies and directions contained
in the draft ROP. This report highlights some of the Staff
comments and suggestions [included in Appendix ‘A’ - attached] related to
improving clarity of the draft ROP. This report also highlights a few matters
that Council may wish to specifically review and comment upon, in particular
the urban boundaries which may be identified in the new ROP.
The Staff met with Regional Planning
staff to discuss and review comments and concerns. Regional staff committed to continue working
with staff to address a number of technical requests.
FINANCIAL CONSIDERATIONS
AND TEMPLATE:
Not Applicable.
HUMAN
RESOURCES CONSIDERATIONS
Not Applicable.
ALIGNMENT
WITH STRATEGIC PRIORITIES:
Aligns with Growth
Management, Transportation and environment components of the Building
Markham’s Future Together process.
BUSINESS UNITS CONSULTED AND AFFECTED:
Many departments across the
Town reviewed the draft ROP and provided
comments.
RECOMMENDED BY:
________________________ ________________________
Valerie
Shuttleworth M.C.I.P., R.P.P Jim
Baird M.C.I.P., R.P.P.
Director of
Planning and Urban Design Commissioner of Development
Services
ATTACHMENTS:
Appendix ‘A’ –
Specific Staff Comments and Suggestions on the York
Region Official Plan
Q:\Development\Planning\MISC\MI
528 Regional Official Plan\rop comments sept 24.doc