Summary

The Planning and Housing Committee met to discuss transportation infrastructure, development charges, and mercury contamination at a development site. The meeting highlighted significant tensions between rapid growth and infrastructure funding, with councillors expressing frustration about delayed road projects and reduced development charge revenue. A major concern emerged regarding mercury contamination at a 175-acre former golf course under development, with residents fearful and the city lacking a comprehensive risk assessment. The committee also approved technical amendments to align the Transportation Master Plan with the Official Plan and discussed funding applications for transit projects.

Topics Discussed

Mercury Contamination at Development Site: A 175-acre former golf course slated for residential development has documented mercury contamination from historical pesticide use, but the city "has not received or conducted a sitewide risk assessment addressing mercury contamination mobilization across the full 175 acres." Residents living adjacent to the site have expressed significant fear, while the Medical Officer of Health has declined involvement, stating "he does not see any specific action that public health should take." The city has hired WSP for peer review and oversight of the developer's consultant work, but a councillor emphasized the city's "duty of care" and need to apply the "precautionary principle." The Ontario Land Tribunal has required a Record of Site Condition demonstrating proper remediation before residential development can proceed.

Infrastructure Funding Crisis and Development Charges: Councillors raised serious concerns about a 2% reduction in development charges outside the greenbelt, which represents a 20-30% reduction after provincial discounts and exemptions. One councillor stated: "We are asking to do more projects with less money when in the last TAP we didn't have enough funds for the committed projects." Critical infrastructure projects are being delayed, including Campo Drive widening pushed to 2046 and Brian Coburn Road widening scheduled for 2032-2035 despite current need. The city is relying on a $319 million placeholder for upper government funding with no contingency plan if funding doesn't materialize. Staff admitted they "haven't thought about if or how we would implement the continuous bus line and the transit way projects" without federal funding.

Transportation Master Plan Amendments: The committee approved technical amendments to align the Official Plan with the 2025 Transportation Master Plan, including updates to road classifications, transit networks, and active transportation networks. Seven new transit stations are being added to the city's network, triggering updates to the "evolving neighborhood overlay" in zoning bylaws. The city is updating the definition of "frequent street transit" to include continuous bus lanes, which will be recognized as "higher order transit priority facilities."

Transit Funding Applications: The city has submitted funding applications to provincial and federal governments for multiple transit projects, including Riverside South BRT and Bank Street lanes. Staff expressed "high degree of confidence" in Canada Public Transit Fund metro region agreement stream funding, having been "invited to submit a full package" after an early expression of interest. However, staff acknowledged that "timelines that follow from there in terms of submitting it to the federal government and receiving responses are a bit unclear."

Growth and Infrastructure Gap: Multiple suburban councillors expressed frustration about infrastructure lagging behind significant growth. Councillor DeRo stated: "Residents are prepared to do more on housing, but they want to see the services and infrastructure that go with it." He emphasized the need to begin design work immediately on key road projects to make them "construction ready" for federal/provincial funding applications. Another councillor highlighted resident concerns about "current growth pressures affecting daily life across the city" and new developments proceeding "with no minimum parking."

Motions

• Transportation Master Plan Official Plan Amendment: Carried
• Area-specific storm water development charges amendment for Riverside South: Carried
• Housing Acceleration Plan Terms of Reference Update: Received
• 2025 Annual Report pursuant to the Building Code Act: Received
• Transportation Master Plan Development Charges Amendment: Held for discussion

Attendees

• Councillor Kavanagh
• Councillor Curry
• Councillor DeRo
• Councillor Gower
• Councillor Kits
• Chair (name not specified in transcript)