June 15/05 Report – Part 2 of 6

(Continued from Part #1 that ended with #10 of "Planning and Economic Development Committee" Report 05-013, June 7, 2005)

6.2 Planning and Economic Development Committee, Report 05-013, June 7, 2005
(http://www.hamilton.ca/Clerk/agendas-minutes-reports/
Planning-Economic-Development/2005/Jun07/Report%2005-013.pdf)

Mayor DiIanni : "And, #11." (hear some councillors say carried, as well as Councillor McHattie had indicated he wanted to speak to this item) "Councillor McHattie."

COMMENTS & REQUEST FOR TABLING / REFERRAL MOTION ON - " 11. City Initiative 05-F to Amend the Official Plans for the Former Regional Municipality of Hamilton-Wentworth, Former Town of Ancaster and the Former Township of Glanbrook to Recognize and Expand the Existing Airport Influence Area and to Create a Special Policy Area for Employment Purposes (PED05015) (City Wide) (Item 6.5)

That approval be given to the City Initiative 05-F for amendments to the former Regional Municipality of Hamilton-Wentworth Official Plan, former Town of Ancaster Official Plan and former Township of Glanbrook Official Plan to recognize and expand the existing Airport Influence Area and to create a new Special Policy Area to provide for the long term protection of lands for employment purposes, as identified in Appendix "A" to Report PED05015 on the following basis:

(a) That the former Regional Municipality of Hamilton-Wentworth Official Plan be amended to add a new map, that being Map No. 7 "Airport Influence Area" and that Subsection C.4.3.5.4 be revised to reference Map No. 7 "Airport Influence Area";

(b) That Subsection C.4.3.5.3 of the former Regional Municipality of Hamilton- Wentworth Official Plan be deleted and replaced with new subsection that requires the City of Hamilton minimize the future conflicts between the operation of the John C. Munro Hamilton International Airport and surrounding land use and development in the vicinity;

(c) That Subsection C.4.3.5 of the former Regional Municipality of Hamilton- Wentworth Official Plan be amended to add a new Subsection, being Subsection C.4.3.5.5 requiring the City of Hamilton in conjunction with the John C. Munro Hamilton International Airport, to update and maintain Airport Zoning Regulations and Noise Exposure Forecasts to protect the long term 24/7/365 operations in the vicinity of the John C. Munro Hamilton International Airport;

(d) That the former Regional Municipality of Hamilton-Wentworth Official Plan be amended by revising Map No. 1-Regional Development Pattern by adding Special Policy Area 9 which includes lands bounded by Fiddler's Green Road on the west, Garner Road and Twenty Road on the north, the Airport Industrial Business Park on the east and White Church Road West on the south and that a new Subsection, being Subsection C.3.1.4.6, be added to identify major employment lands for the development of a future economic growth centre;

(e) That the former Town of Ancaster Official Plan be revised to reference the proposed amendment to the former Regional Municipality of Hamilton-Wentworth Official Plan with respect to the addition of Map No. 7-Airport Influence Area and Map No.1-Regional Development Pattern as well as related policies C4.3.5.3, C.4.3.5.4 and C.3.1.4.6;

(f) That the former Township of Glanbrook Official Plan be revised to reference the proposed amendment to the former Regional Municipality of Hamilton-Wentworth Official Plan with respect to the addition of Map No. 7-Airport Influence Area and Map No.1-Regional Development Pattern as well as related policies C4.3.5.3, C.4.3.5.4 and C.3.1.4.6;

(g) That the General Manager, Planning and Economic Development Department, be hereby authorized and directed to prepare the requisite by-law to repeal and readopt the Draft Official Plan Amendments proposed in items (a) through (f) above, in a form satisfactory to Corporate Counsel for presentation to Council; and,

(h) That after consultation with property owners within Deferral Area No. 11, the Minister of Municipal Affairs be requested to modify the former Regional Municipality of Hamilton-Wentworth Official Plan with respect to the lands identified as Deferral No. 11 to designate these lands as part of Special Policy Area 1 primarily for major employment land purposes.

(i) That staff be directed to incorporate the NEF 28 contour into the proposed Official Plan Amendment, and to specify that any sensitive land uses permitted to be developed between 25 and 28 NEF contours will be required to implement noise mitigative measures in accordance with Provincial and Federal guidelines/standards.

(j) That Planning and Economic Development staff prepare a report in partnership with the Poverty Round Table and Public Health and Community Services staff, targeted at bridging the gap between poverty and employment in the Aerotropolis project. The report will include, by not be limited to, types and quality of jobs and discussions with other levels of government around transportation and training needs."

McHattie : "Thanks, Mr. Mayor. This is the item having to do with the Aerotropolis and expanding the urban boundary for employment lands up in the area of the airport."

"We had an extensive conversation, discussion at Committee last week on this. We had a large number of people from the different areas of the City speak to us on the issue. A number of folks were very clear that they wanted additional time to consider this issue."

"Folks who are actually living up in Ancaster and Glanbrook, as well as others throughout the City of Hamilton."

"It's one of the biggest initiatives we're going to take in the next number of years to expand the urban boundary by almost 3,000 acres - one of the largest urban boundary expansions ever in the history of this city, whether if be the old City of Hamilton, or the Region of Hamilton-Wentworth, or the new City of Hamilton."

"And, for that reason, I would like to suggest that we need to spend some more time on this before we go any further. And, have additional public consultation. The meeting, of course, we have our Planning Meetings take place at 9:30 in the morning on Tuesday. Difficult for people to make it to those meetings - particularly farmers, who are out busy this time of year, on the land. And, others who can't make it. It'd make it much easier if there was evening meetings."

"We have, of course, on large planning issues such as this, such as the Setting Sail, Secondary Plan and others, such as the Downtown Plan. We've held special Council meetings, or Committee meetings, rather, at 6pm at night - or in that range, to have that kind discussion. So, I think that's one of the issues here."

"The other issue I'd like to suggest is the staff report we had before us was detailed in it's support of the expansion of the urban boundary. But, it was very scant in its discussion of possible risks from the initiative. It's a large initiative - 3,000 acres. And, if things go wrong with that, there's a lot of concerns."

"We've talked in the past about issues of additional air pollution from expanded airport initiatives and transportation up to the airport. We've talked about the climate change implications. And, we were particularly aware of those last week or so, with the smog experiences we've had. Just yesterday, the Ontario Medical Association (http://www.oma.org/) came out with revised information on the number of deaths associated with air pollution. So, that's new information for us, Mr. Mayor, yesterday. And, there's additional information coming out in the next couple of weeks that pertain to particular cities, such as Hamilton."

"The other issue that we heard about on Tuesday at Planning Committee, and we're aware of, is the oil peak issues. That oil production may be peaking, may have already peaked, or, be peaking in the next 5 years, according to some of the large oil companies. And, that may have a real influence on the price of oil, the availability of oil. And, if we're basing our future on the Aerotropolis concept with air traffic and air movement, which is of course dependent upon fossil fuels, heavily dependent on fossil fuels, and the trucks which will service that area - the Aerotropolis industries - need to be aware of the potential threat. And, when I say threat, there's actually, there was air pollution, there's health issues, public health issues.

And, very much financial issues, as well. Should the City spend this kind of money. We need to know that we're in a good position to do so and that 20-30 year future years, in the future, we're still in a viable position with the price of oil."

So, with those 2 concerns, I'd like to put forward today, a Tabling Motion, which would be - "

Mayor DiIanni : "I'm sorry, - "

McHattie : " - Moved by myself - "

Mayor DiIanni : "- You can't. You can't, because you've already debated it. Somebody else, may. You cannot. You can't debate - "

McHattie : "I wasn't debating, I was explaining the Motion."

Mayor DiIanni : "Well, even though, you were engaging in some explanation, so - but somebody else may wish to Table it. And, you've stated the reasons. Let's see if somebody else . " (couldn't make out the Mayor's next couple of words, then hear someone say something of microphone)

"You want to speak to it? Or, do you want to Table it?" (hear someone say something off microphone)

McCarthy : "I believe a Tabling Motion can take place after a debate."

Mayor DiIanni : "Sure, anytime. It's just th - "

McCarthy : "I'd like to - "

Mayor DiIanni : " - Let me - "

McCarthy : " - discuss the issue, first." (hear someone say something off microphone)

McCarthy : "We're prejudging that there's going to be a Tabling Motion. So, I'm going to be debating the issue. I have several concerns with what was passed by Committee, as well."

"As, most notably, there were concerns raised regarding the lack of information - particularly alternatives that were proposed for this. The cost of this proposal is yet unknown. The loss of farmland was identified. The concern that this has been pushed through, obviously is something that needs further expansion for the public."

"But, more importantly, there was a Motion presented, because there was so much concern about the economic and social impacts of this proposal. And, the resolution that was passed by Committee suggested that staff examine the impact on existing poverty in Hamilton. And, the need to obtain details of the impact of peak oil prices, before a final decision is made."

"My concern is, with the greatest of respect, that that's, that process is backwards. You first have to understand what the implications are before you pass the Motion; not pass the Motion and then look at what the implications are."

"Again, concerns were raised that this process is being fast-tracked. And, as Councillor McHattie has noted, this is a huge proposal. And, I don't know if we fully appreciate what the financial implications of this are. Could I hear from Finance Department, please?"

Mayor DiIanni : "Well, Mr. Paparella has taken a lead on that - the issue is on the financing of this proposal. Either through you to Joe. Or, Mr. Paparella, you might want to take a crack at this, as well."

Guy Paparella - Economic Development : "Through you, Mr. Mayor, to Members of the Committee and the public. The amendment before you, is a special policy area, indicates that there will be a condition that all the Master-Servicing will have to occur prior to - and Secondary Planning - will have to occur before all that area is considered for employment land."

"So, there will be no development until those 2 conditions are met."

"Within that exercise, there'll be comprehensive review of various alternatives for Master-Servicing that are input from the GRIDS process. As you know right now, all 6 preferred options for growth include the Aerotropolis cluster. What this did, essentially, was give focus to that exercise. And, that GRIDS process will indicate in different financing options as to how the magnitude and how that will be financed."

"The intent clearly is that it will be initiated and financed primarily by private sector. The municipality has been out of the development - industrial development game for quite a while. We are facilitating; we're creating an opportunity. The private sector will drive the interest and the development of the area. Anything we can get from other levels of government will obviously be assistance to us. And, they've been participating in many areas, including the Toyota plant in Woodstock."

"So, they may be also initiating various programs under the 10-year capital that is being proposed, infrastructure capital program that's being proposed under the Places to Grow. So, we'll be tapping I to those sources, as well."

"So, there's a lot of different initiatives that will be analyzed and researched in terms of the financing. And, we'll be primarily dependent on private sector investing, and utilizing tools for development: like development charges, under the Municipal Act - "

McCarthy : "Thank you Mr. Paparella. But, I'm going to bring you back to item, the expansion of Airport Lands, east, under PED05028. And, what it identifies there in a resolution is that the funding for the total land acquisition costs be - and I believe this is the same, this is part and parcel of the same application - " (hear people talking off microphone) "Okay. So, the implications of this resolution are to have it financed primarily from the private sector?"

Guy Paparella - Economic Development : "Mr. Chairman, those are conditions of the special policy area. The Secondary Planning has to occur. The intent is that financing is done and developing is done by private sector."

McCarthy : "And, can I ask how many public meetings that were taking place regarding this issue."

Guy Paparella - Economic Development : "The public meeting for this amendment was on June 7 th of last week."

McCarthy : "And, that was the only public meeting?"

Guy Paparella - Economic Development : "There was additional open-house-type meetings, one that was held last night by Councillor Mitchell." (hear noises from audience)

McCarthy : "Mr. Mayor, can you tell me, please, how many other speakers there are here, on this issue?"

Mayor DiIanni : "There are 2 other speakers, so far.

McCarthy : "Thank you."

Mayor DiIanni : "And then, I'll come back for a Tabling Motion with Councillor McHattie. Or, do you want to, you know, do you want to get the Tabling Motion out of the way and see if there's support for the content?"

"There are a number of speakers, though, that do want to speak."

McHattie : "Okay, I - I was just told that that was the process I'm supposed to follow."

Mayor DiIanni : "I know, sorry - "

McHattie : "Anyways - "

Mayor DiIanni : " - so, but let's hear the speakers and we'll come back to see if people what to Table this, or not."

"I do have Councillor Whitehead, Bruckler, and Bratina."

Whitehead : "Thank you, Mr. Mayor. Well, first of all, I want to acknowledge that the process can always be better, in regards to the consultation. In fact, Councillor Mitchell and myself, when we originally put the Motion forward at Council, had requested that the public meeting in fact take place out at the Airport, at the Warplane Heritage Museum, in the evening so that we could provide the type of access."

"Having said that, we did in fact have 3 hours of deputations at the Planning [and Economic Development Committee] meeting. And, a number of issues were raised. And, they're all legitimate issues. But, I need to have Guy [Paparella] or Steve [Robichaud] explain clearly, in layman's language, what in fact are we doing by passing this particular Motion, tonight."

Mayor DiIanni : "Thank you, Steve or Guy - layman's language."

Guy Paparella - Economic Development : "I'll give it a shot, Mr. Mayor. In layman's terms, we're essentially drawing a line in the sand saying that this area is intended for employment lands for the future around the Airport."

"So, what we're saying, in order to accomplish that is that we have to go through a Secondary Plan process, which is like doing a neighbourhood plan, where we invite much more pubic consultation. We bring in various reports that indicate the various alternatives, or land use for servicing - whether it's going to have conventional servicing or unconventional servicing; where the road patterns are going to be, things of that nature."

"So, that's essentially what you're passing this evening if it is approved. And those are steps. It is the first step towards achieving that. It's a long-term plan. And, the conditions of that approval will lead to much more public consultation. And, that's essentially what's happening this evening."

Whitehead : "So Guy, would I be correct in saying this is a start of a process?"

Guy Paparella - Economic Development : "It is, as I indicated in the beginning. Yes, we're drawing a line in the sand, saying" (hear noises from audience) "this is what we intend for the next, over the long-term for employment. We want" (hear a glass clink) this area to be for employment purposes in the future. And, it is the first step towards achieving that."

"So, that's why it not just designated industrial park, or something of that nature like it will be, or possibly be, down the road. At this point in time, it's a special policy area for employment lands. That's the purpose of it. And, it follows the new Highway 6 which was a $34 million investment by the Province. And, the processing of Secondary Plans and all the servicing will follow, as part of the GRIDS; as part of the Official Planning process; and, as part of an extensive public participation process, which we'll be bringing forward to Committee and Council."

Whitehead : "Thank you, Guy. And, the other question, of course, is current with the GRIDS process, Steve, do you have any issues - through the Chair - have any issues with the GRIDS process, whether or not we're running afoul with the GRIDS process. Or is this complementary to the GRIDS process?"

Steve Robichaud - GRIDS Manager : "Through you, Mr. Mayor. All of the growth concepts for the GRIDS process that envision an Urban Boundary expansion to accommodate our projected employment growth. What this OPA [Official Plan Amendment] would do, is provide, would scope the work that we would be doing, in certain clarity and direction as to where the, for example, on the Infrastructure Master Plan, in terms of focusing the efforts, in terms of assessing what infrastructure would be required. And then, the timing and the phasing of that infrastructure - which is consistent with the Master Plan conditions that are in the proposed OPA."

"The balance of the GRIDS exercise will then focus on the residential components in looking at the alternative urban structures to accommodate our projected residential growth over the next 30 years."

"So, in short, the answer is, that this initiative, the City initiative, does not undermine the GRIDS process."

Whitehead : "Thank you. Mr. Mayor, from my perspective, and there are concerns out there relative to, we've heard, collusion. I'm mean, I guess, we've got to stop planes from flying. I'm not sure what the connotation is. But, planes'll fly as long as there's fuel. And, they're still building, putting billion dollars of investments in air factories. We've had significant investments up in Quebec."

"I mean, I don't think that governments would be spending those kinds of dollars if they felt that the future of the air industry would be collapsing within the next 5, 10 years."

"The other concern I have, Mr. Mayor, is we had 3 hours of deputations. And, some of the consistency issues were: one was, of course: 'am I going to get evicted from my land?' And, the answer to that, is 'no.'"

"'Will I continue to be able to farm my land?' The answer is, 'yes.' These are private lands. No one's forcing anyone to sell lands in this designated are. Life will go on. What this process is about is a zoning exercise. So, it gives the ability and the flexibility for potential investment, employment lands or airport-related industry lands or businesses to locate there."

"And, the reality is, is that we are competing - no question, we're competing with Pickering. And, Pickering has the zoning in place. There's a greenfield development that's in place; there's a billion-dollar investment. What we don't have, quite frankly, is the zoning. This process is about getting the zoning in place."

"And, this is not about Urban Sprawl from a residential perspective. This is about creating employment in the City of Hamilton. And, lowering the tax-payers, of this community, the residential taxes, because at this point, I believe, Joe, you were there, can you give me an indication what the tax burden is on the residential versus the commercial / industrial currently today?"

Joe Rinaldo - General Manager, Finance and Corporate Services : "Currently, it's in the area of, if I recall the numbers, in the area of about 75 / 25 - 75 residential / 25 commercial."

Whitehead : "75% of the tax burden is on the ta- the residential tax-payer in this community. The objective, here, is to shift that trend. At one point in time, the commercial / industrial tax base was around 60% and 40% on residential."

"There's been a dramatic shift. We can't stand still and watch things pass by. The tax-payers have made it absolutely clear, Mr. Mayor, that they want their taxes lowered. And, they cannot continue paying the taxes they pay into the future. This is about shifting that - and we're not talking about residential development, because residential development does not pay the bill. What pays the bill is commercial / industrial development. That's what we're talking about here." (hear noises from audience) "We're talking about jobs. We're talking about decreasing the tax assessment on the industrial and commercial base."

"Mr. Mayor, I can't speculate on where the oil is. And, I don't know - there's many experts out there, yet I see many other - I mean the ones I'm hearing in the oil industry, is it's a capacity issue. It's a capacity issue of refining the oil, not as much in respect to taking the oil out of the ground. Yes, perhaps, find alternate sources of fuel. But, I don't think that we can stand still and watch other communities pass us by, while we sit here debating for eternity on issues that need decisive decisions."

"So, I'm very supportive of what's in front of us, today. I do believe that we need broader consultation. I think that this process allows that broader consultation - as we heard very clearly through the Secondary stage, Mr. Mayor."

"And, financing is a red herring. From my perspecti - we're not talking about taking your money and making that investment, no. We're talking about the private sector taking their money and making that investment, providing those services and providing those jobs."

"So, this is a red herring when people put out that finance is an issue, because I will not be supporting putting out 50 or 100 million dollars in servicing. This has to be - just like the Binbrook project - it has to be picked up the by the commercial / industrial tax base."

"So, Mr. Mayor, I will be supporting this resolution, tonight. Thank you."

Mayor DiIanni : "Thank you. I'm going to remind people of the 5 minute rule." (hear noises from audience) "We'll try to impose that."

"Councillor McCarthy, on this issue? I do have other speakers - "

McCarthy : "Yes, I appreciate that - "

Mayor DiIanni : " - but, specifically on this issue? Don't stray."

McCarthy : "It was raised that this is private money. Guy Paparella - through you, to Guy. Private money is putting, is coming forward to put the infrastructure in place needed for employment lands?"

Guy Paparella - Economic Development : "Through you, Mr. Chairman. At this point, we've had very much interest in land assembling by private sector - commercial - not only, commercial and industrial realtors, but commercial and industrial developers from outside this community primarily."

"I just met with one, on Monday who's directed his staff to purchase 600 acres. They would not be buying 600 acres if they didn't think the prospect for development was a good one - "

McCarthy : " - So, is - "

Guy Paparella - Economic Development : " - yes he is one that is thinking that of investing. He asked how much we thought we would need in that area. And, the numbers that he indicated for 600 acres were far below what it would cost to develop in other communities. And he's already been very successful in - "

McCarthy : " - Are we talking commercial business and residential?"

Guy Paparella - Economic Development : "No, we're talking strictly commercial / industrial -type development that you see along the QE, or along the 403 through Mississauga. That's, those are the types of developers that are showing interest in coming into this area. So, it's quite good for Hamilton. We're not talking about many local people that have that kind of expertise. We're talking about larger, industrial developers that buy large tracts of land, and come in and service it and develop the land."

McCarthy : "For commercial and industrial."

Guy Paparella - Economic Development : "Correct."

Mayor DiIanni : "Thank you. You stressed the rules, Councillor McCarthy. You're so good at that. Councillor Bruckler."

Bruckler : "Mr. Mayor, Councillor Whitehead covered a lot of ground on some of the areas which I was going to speak to. So, I'll condense my comments. This has not been a new initiative, or not a new initiative because one of the first things that I heard coming on Council just a little while ago was: we've got to develop the Airport Lands."

"And, that was kicking around even before I came on Council. So, what we have here is not a new initiative. It's establishing a special policy area, which will be followed by a substantial amount of public consultation."

"And, it's intended to create employment lands. We have, there's an investment which the Province, I believe, put in with the new Highway 6 by-pass. That's party for this type of development."

"I drive regularly towards Brantford way. And, I think, over the last few years, all you've got to do is look at what's been happening in Brantford. Brantford is a community that had been starving, if you will, from being over-ridden with taxes. They're enjoying industrial development. And, one of the reasons they're enjoying industrial development is because they've got the proximity to an airport - a facility which we have and operate in this community. And, if we don't move forward with this, somebody else, some other community's going to be able to reap the benefits of what it is that we have here."

"So, as I said, this is not a new initiative. This is actually moving the initiative that we've been talking about for some time; making a decision on it; and moving it forward."

"And, again, we talked about triple bottom line. I would hope that, as we move forward with the Secondary Plans, that we will be looking at the triple bottom line of the: environment, the social and the financial impacts and what it is as we move forward with development."

"Again, this is the start of a process. We could keep talking about this process for a longer period of time than we already have. But, at some point in time, we have to start. And, again, it's such a large and huge complex that if we try to dot all the I's, cross the T's, we'll be here for a lot longer period of time. And, I think the planes will go by and they'll miss us. So, I will be supporting this, Mr. Mayor."

Mayor DiIanni : "Thank you, Councillor. Councillor Bratina."

See Part #3
Continuing with Item #11 - "Planning and Economic Development Committee," Report 05-013, June 7, 2005