AMENDMENT NO. 27

TO THE OFFICIAL PLAN OF THE

TOWN OF BRADFORD WEST GWILLIMBURY

Downtown Revitalization Strategy Implementation

ADOPTED: March 21, 2017

APPROVED BY THE COUNTY OF SIMCOE: ___________, 201_

IN EFFECT: ____________, 201_

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 1

TABLE OF CONTENT

Page

THE CONSTITUTIONAL STATEMENT ............................................................... 2 PART 1 - THE PREAMBLE ................................................................................. 3 1. PURPOSE OF THE AMENDMENT ................................................................ 3 2. LANDS SUBJECT TO THE AMENDMENT ...................................................... 3 3. BASIS OF THE AMENDMENT ...................................................................... 3 PART 2 - THE AMENDMENT ............................................................................. 4 1. INTRODUCTION ....................................................................................... 4 2. DETAILS OF THE AMENDMENT .................................................................. 4 3. IMPLEMENTATION AND INTERPRETATION ................................................ 9 SCHEDULE A – Amendments to the Land Use Plan SCHEDULE B – New Maximum Heights in Downtown Bradford Schedule

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 2

THE CONSTITUTIONAL STATEMENT The following Amendment to the Official Plan of the Town of Bradford West Gwillimbury consists of two parts. PART 1 - THE PREAMBLE The PREAMBLE consists of the purpose, location and basis for the Amendment and does not constitute a formal part of the actual Amendment. PART 2 - THE AMENDMENT The AMENDMENT consisting of the text and Schedules A and B constitute Amendment No. 27 to the Official Plan for the Town of Bradford West Gwillimbury.

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 3

PART 1 – THE PREAMBLE 1. PURPOSE OF THE AMENDMENT

The purpose of this Amendment is as follows: (a) to amend Schedule ‘B’ of the Official Plan to redesignate certain lands

identified from “Commercial Core”, “Industrial-Commercial”, “Residential”, and “Service Commercial”, respectively, to “Residential”, “Commercial Core”, “Commercial Core Special Policy Area 5.3.10”, and “Commercial Core Special Policy Area 5.3.11”, respectively;

(b) to introduce a new maximum height Schedule ‘B-1’ into the Official Plan; and (b) to amend the text of the Official Plan in order to implement the remaining

recommendations of the Downtown Bradford Revitalization Study and other Town planning projects.

2. LANDS SUBJECT TO THE AMENDMENT

The lands affected by this Amendment are generally located on lands currently designated Commercial Core along both sides of Holland Street from the GO Station and Dissette Street to Professor Day Drive and Melbourne Drive. Additional lands proposed to be redesignated on lands having frontage on John Street East and West, and lands having frontage on Dissette Street. All lands are identified on Schedule ‘A’ attached hereto.

3. BASIS OF THIS AMENDMENT

This Amendment to the Bradford West Gwillimbury Official Plan provides new and amended policies related to lands in the Commercial Core designation. As lands comprising the traditional “downtown” of Bradford, considerable study has occurred in the past five years to identify tools and options to enhance the character through future design and programs. The Amendment is consistent with the Provincial Policy Statement (2014) and conforms to Town, County and Provincial planning policies.

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 4

PART 2 – THE AMENDMENT 1. INTRODUCTION

Part 2 – The Amendment, consisting of the following text and attached Schedules ‘A’ and ‘B’ constitute Amendment No. 27 to the Town of Bradford West Gwillimbury Official Plan.

2. DETAILS OF THE AMENDMENT

The Town of Bradford West Gwillimbury Official Plan is amended as follows:

(a) Schedule ‘B’ of the Official Plan for the Town of Bradford West Gwillimbury is amended by redesignating lands from “Commercial Core”, “Industrial-Commercial”, “Residential”, and “Service Commercial”, respectively, to “Residential”, “Commercial Core”, “Commercial Core Special Policy Area 5.3.10”, and “Commercial Core Special Policy Area 5.3.11”, respectively, as shown on Schedule ‘A’ attached hereto and forming part of this Amendment.

(b) A new Schedule ‘B-1’ is added to the Official Plan, as shown on Schedule ‘B’

attached hereto and forming part of this Amendment. (c) Section 3.4.4.1 is renumbered as Section 3.4.5.1, the current Section 3.4.5.1

is renumbered as Section 3.4.5.2, and Section 3.4.5 is retitled as, “Infrastructure and Community Services”.

(d) A new Section 3.4.4 is added to the Official Plan as follows:

“3.4.4 Downtown Bradford

3.4.4.1 Downtown Bradford is the primary location for intensification in the Town, with two nodes connected by a main street with a historic core at its heart.

3.4.4.2

Downtown Bradford is planned to be restored to its rightful role as the heart of the community. As the Town’s primary intensification and redevelopment area, it will accommodate growth and redevelopment that supports pedestrian, market, and social activity in a manner that provides for a high quality and vibrant public realm for all users.

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 5

3.4.4.3 Downtown Bradford is planned to accommodate an additional 2,700 new residents beyond the 2016 population.”

(e) Section "5.2.2.3" of the Official Plan is deleted and replaced with the

following:

"5.2.2.3 Development within the Commercial Core designation (Downtown Bradford) shall be evaluated in accordance with the Design Guidelines for Downtown Bradford or its successor document to ascertain conformity with the Official Plan. Alternative design approaches may be considered with appropriate justification and after consultation with the Town, provided the alternative meets the same intents of this Plan.

(f) Section "5.3.2" of the Official Plan is deleted and replaced with the following:

"5.3.2 Commercial Core (Downtown Bradford)

5.3.2.1 The Commercial Core designation applies to the historic “downtown” component of the Bradford Urban Area, generally along Holland Street and the four corners. The area is planned to be a walkable main street geared toward pedestrian traffic, providing a sense of place and animated streets at the centre of the community. Development should accommodate uses serving the surrounding community in forms and with architecture consistent with the Design Guidelines for Downtown Bradford.

5.3.2.2

Uses permitted include the full range of retail, office, institutional, restaurant, hotel, and public uses.

5.3.2.3 Dwelling units are intended to only be located above a first storey. Notwithstanding this, access lobbies, stairs, and mechanical or utility rooms are permitted on a first storey, and accessory components such as storage are permitted in a basement.

5.3.2.4 In new development, office, institutional, and public uses should be located above a first storey or in a basement unless it can be demonstrated that the use contributes to a pedestrian-oriented environment.

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 6

5.3.2.5 (a) The minimum height of new buildings shall be two storeys. (b) The maximum height of buildings in the implementing zoning by-law

shall be as shown on Schedule B-1 of this Plan. (c) Additional maximum height may be provided through a zoning by-

law amendment in the following circumstances:

i) Where Council is satisfied that appropriate community benefits as described in the bonusing provisions of this Plan are met; and,

ii) Where the entire first storey of a building (except for access lobbies, stairs, and mechanical or utility rooms) is 100% occupied by retail or service commercial uses;

iii) Other circumstances as may be appropriate with approval from Council.

Such additional height shall require appropriate stepbacks or

recesses from the storeys below on façades adjacent to public streets and lands in another land use designation. This stepback or recess shall be detailed in the implementing zoning by-law amendment.

(d) Any maximum height in the zoning by-law shall measure this height

to the top of the building roof, with rooftop elements to be additional to this policy maximum.

5.3.2.6

(a) In new development, the built form on lots adjacent to low and medium density residential uses in another designation shall be compatible with the surrounding neighbourhood. This includes, but is not limited to, scale, massing, architectural character and materials, setbacks, building orientation, grading, and separation distances.

(b) Buffering and a gradation in building height shall be used on lands in the Commercial Core designation adjacent to low and medium density residential uses in another designation to achieve compatible transition between designations.

5.3.2.7

The Town will complete a Downtown Parking Strategy to identify options and an implementation plan for expanding and operating a municipal parking supply serving lands within this designation. The Strategy will make recommendations to update the policies of this Plan.

5.3.2.8 Parking spaces shall be discouraged in any yard abutting Holland Street, Simcoe Road, or Barrie Street on lands within this designation,

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 7

unless the Town is satisfied that the existing and planned streetscape is not unacceptably adversely affected, maintains the scale of the urban environment, and does not compromise the safe and efficient movement of pedestrians and cyclists.

5.3.2.9 Until a Downtown Parking Strategy is approved by Council, the Town shall acquire, operate, maintain, and improve on-street parking spaces and off-street parking facilities to the benefit of all uses and users of lands within this designation.

5.3.2.10 Until a Downtown Parking Strategy is approved by Council, the Town will seek opportunities to create additional public parking facilities in the Downtown.

5.3.2.11 Existing public spaces and plazas should be expanded to create larger, flexible gathering and event spaces.

5.3.2.12 Any class environmental assessment or other detailed design of public or private streets and lanes shall incorporate a complete streets design approach to balance the needs and priorities of all users of and facilities within the right-of-way, including: (a) Pedestrians, active transportation users, and public transportation

users of all abilities; (b) Goods and service movement, emergency vehicles, and municipal

vehicles; (c) Utilities and functional services, including snow management; (d) Trees and landscaping; (e) Wayfinding and public gathering spaces; (f) Boulevards, patio spaces, and marketing locations; and, (g) Providing barrier-free accesses into buildings.

5.3.2.13 Creation of new views and vistas, parks and parkettes, pedestrian plazas, mid-block linkages between properties, and courtyards in both private and public ownership shall be investigated in any new development.

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 8

5.3.2.14 The Town shall consider implementing a permit program for restaurants to permit the occupancy and removal of off-street or on-street parking spaces, lanes, and components of public streets for temporary patios."

(g) New sections 5.3.10 and 5.3.11 are added to Official Plan as follows:

“5.3.10 Special Policy Area –Dissette Street and eastern end of Holland

Street (Eastern Gateway) Lands on the west side of Dissette Street and north of Holland Street, are designated Commercial Core (Downtown Bradford). These lands will form the core of a major transit station area near the Bradford GO Station. The following policies apply. Where there is a conflict between the following additional policies and a policy elsewhere in this Plan, these policies shall apply:

(a) Stand-alone residential buildings may be permitted along the rear of the properties through a zoning by-law amendment. The various housing policies, including housing forms and housing for older persons, shall apply to these dwelling units. The four-storey minimum height requirement shall not apply where stand-alone residential buildings are permitted in zoning.

(b) Appropriate transition, including setbacks, grading, and landscaping, plus compatible height shall be achieved between adjacent properties in a different land use designation.

(c) Sensitive land uses shall be appropriately separated or buffered from the wastewater treatment plant. To facilitate this, single storey commercial uses may be permitted on the northern half of the subject lands.

5.3.11 Special Policy Area – Professor Day Drive/Melbourne Drive to

just west of Thornton Avenue (Western Gateway) Lands between Professor Day Drive/Melbourne Drive to just west side of Thornton Avenue form the western gateway into Downtown Bradford. These lands represent a major intensification opportunity within the core of the Bradford urban area, and are primed to become a focal point for life in the community. Where there is a conflict between the following additional policies and a policy elsewhere in this Plan, these policies shall apply:

(a) Stand-alone residential buildings may be permitted internal to the site away from Holland Street West, as well as along the frontage abutting Professor Day Drive greater than 40 metres from the

AMENDMENT NO. 27 TO THE OFFICIAL PLAN OF THE TOWN OF BRADFORD WEST GWILLIMBURY PAGE 9

intersection of Professor Day Drive/Melbourne Drive and Holland Street West. If stand-alone residential is provided on lands north of Holland Street, a mix of housing forms shall be required. The various housing policies, including housing forms and housing for older persons, shall apply to these dwelling units. The four-storey minimum height requirement shall not apply where stand-alone residential buildings are permitted in zoning.

(b) Appropriate transition, including setbacks, grading, and landscaping, plus compatible height shall be achieved between adjacent properties in a different land use designation.

(c) Communal parking solutions shall be required for all commercial, institutional, and multi-unit residential uses, and lane-based parking solutions shall be considered for all detached and semi-detached dwellings not abutting lands designated Residential.

(d) A master plan that addresses conformity with the policies of this Plan and urban design brief shall first be required in support of any zoning by-law amendment to permit new development.”

3.0 IMPLEMENTATION AND INTREPRETATION

The provisions of the Official Plan of the Town of Bradford West Gwillimbury, as amended with respect to the implementation and interpretation of this Plan shall also apply to this Official Plan Amendment.

Bradford UrbanArea

LINE 8

BARRIE STREET

MORR

IS RO

AD

SIMCOE ROAD

DISSETTE STREET

NORT

HGAT

E DRIV

E

COLBORNE STREET

HOLLAND STREET WEST

COLLINGS AVENUE

ESSA STREET

NOBLE DRIVECHURCH STREET

NELSON STREET

MELBOURNE DRIVE

QUEEN STREET

ORSI

AVEN

UE

MAPL

EGRO

VE AV

ENUE

FREDERICK STREET

JAMES STREET

WALKER AVENUE

YONGE STREET

BRITANNIA AVENUE

FLETCHER STREET

LONGVIEW DRIVE

HURD STREET

PRINCE DRIVE

JOHN STREET WEST

LEE A

VENU

E

LUXURY AVENUE

PROFESSOR DAY DRIVE

GARDINER DRIVE

MOORE STREET

CENTRE STREET

MAGANI AVENUE

MILLER PARK AVENUE

CANA

L ROA

D

ROYAL COURT

HOLLAND STREET EAST

KULPIN AVENUE

TORONTO STREET

SPENCE LANE

BREEZE DRIVE

FOX RUN LANE

SCANLON AVENUE

HULS

T DRIV

E

MASO

N STR

EET

AGAR AVENUE

JOHN STREET EAST

BACK STREET

BANNERMAN DRIVE

COMPTON CRESCENT

EDWARD STREET

ROUGHLEY STREET

MILLS COURT

TURNER COURT

LOTTO LANE

ARCHER AVENUE

HIGHLAND TERRACE

WYMAN CRESCENT

REGENCY COURT

THORNTON AVENUE

BALES LANE

WOOD CRESCENT

DRURY STREETDEPEUTER CRESCENT

TOWNSEND AVENUE

PORTER STREET

BRIDGE STREETDOCTORS LANE

PARKSIDE COURT

VALLEYVIEW CRESCENT

IMPERIAL CRESCENT

MEADOWVIEW DRIVE

STODDART COURT

COUNTRYSIDE COURT

BUCE

AVEN

UE

WILLIAM STREET

ZIMA C

RESC

ENT

DAVID STREET

INDUSTRIAL ROAD

DAVEY BOULEVARD

NATALE COURT

MCDONALD LANE

ANNE STREET

DEER RUN CRESCENT

ELIZABETH STREET

LOWES GATE

GORDON COURT

EVANS AVENUE

HOLL

AND

COUR

T

INDU

STRI

AL C

OURT

ALLAN LANE

JOSEPH STREET

CAMBRIDGE CRESCENT

MAURINO COURT

JAY STREET

HARMONY CIRCLE

RAK COURT

GRES COURTTOWER COURT

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Settlement Area BoundaryRedesignated from Residential to Commercial CoreRedesignated from Commercial Core to ResidentialRedesignated from Residential to Commercial Core - Special Policy Area 5.3.11Redesignated from Commercial Core to Commercial Core - Special Policy Area 5.3.10Redesignated from Service Commercial to Commercial Core - Special Policy Area 5.3.11Redesignated from Industrial/Industrial-Commercial to Commercial Core - Special Policy Area 5.3.10Redesignated from Service Commercial to Downtown Commercial

Schedule 'A' to Official Plan Amendment No. xx (Downtown Revitilization Implementation Strategy)

Bradford West Gwillimbury

Bradford UrbanArea

LINE 8

BARRIE STREET

MORR

IS RO

AD

SIMCOE ROAD

DISSETTE STREET

NORT

HGAT

E DRIV

E

COLBORNE STREET

HOLLAND STREET WEST

COLLINGS AVENUE

ESSA STREET

NOBLE DRIVECHURCH STREET

NELSON STREET

MELBOURNE DRIVE

QUEEN STREET

ORSI

AVEN

UE

MAPL

EGRO

VE AV

ENUE

FREDERICK STREET

JAMES STREET

WALKER AVENUE

YONGE STREET

BRITANNIA AVENUE

FLETCHER STREET

LONGVIEW DRIVE

HURD STREET

PRINCE DRIVE

JOHN STREET WEST

LEE A

VENU

E

LUXURY AVENUE

PROFESSOR DAY DRIVE

GARDINER DRIVE

MOORE STREET

CENTRE STREET

MAGANI AVENUE

MILLER PARK AVENUE

CANA

L ROA

D

ROYAL COURT

HOLLAND STREET EAST

KULPIN AVENUE

TORONTO STREET

SPENCE LANE

BREEZE DRIVE

FOX RUN LANE

SCANLON AVENUE

HULS

T DRIV

E

MASO

N STR

EET

AGAR AVENUE

JOHN STREET EAST

BACK STREET

BANNERMAN DRIVE

COMPTON CRESCENT

EDWARD STREET

ROUGHLEY STREET

MILLS COURT

TURNER COURT

LOTTO LANE

ARCHER AVENUE

HIGHLAND TERRACE

WYMAN CRESCENT

REGENCY COURT

THORNTON AVENUE

BALES LANE

WOOD CRESCENT

DRURY STREETDEPEUTER CRESCENT

TOWNSEND AVENUE

PORTER STREET

BRIDGE STREETDOCTORS LANE

PARKSIDE COURT

VALLEYVIEW CRESCENT

IMPERIAL CRESCENT

MEADOWVIEW DRIVE

STODDART COURT

COUNTRYSIDE COURT

BUCE

AVEN

UE

WILLIAM STREET

ZIMA C

RESC

ENT

DAVID STREET

INDUSTRIAL ROAD

DAVEY BOULEVARD

NATALE COURT

MCDONALD LANE

ANNE STREET

DEER RUN CRESCENT

ELIZABETH STREET

LOWES GATE

GORDON COURT

EVANS AVENUE

HOLL

AND

COUR

T

INDU

STRI

AL C

OURT

ALLAN LANE

JOSEPH STREET

CAMBRIDGE CRESCENT

MAURINO COURT

JAY STREET

HARMONY CIRCLE

RAK COURT

GRES COURTTOWER COURT

KNEESHAW PLACE

Date: 16/02/2017

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Schedule 'B-1' -Maximum Heights in Downtown Bradford

Schedule 'B' to Official Plan Amendment No. ___

*NOTE: Reduced minimums and additional storeys through bonussing may be permitted in the text of the Official Plan.

Minimum Number of Storeys

Maximum Number of Storeys

2 42 64 84 10

*

See 5.3.10(a) and 5.3.11(a)