tag:blogger.com,1999:blog-38442402673852271692024-03-12T22:17:14.717-07:00IF YOU LOVE STRATFORDIf You Love
StratfordLesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.comBlogger70125tag:blogger.com,1999:blog-3844240267385227169.post-41948995308093131732013-03-22T13:50:00.001-07:002013-03-22T15:32:30.919-07:00Walmart Holding Funds for Market Square<!--[if gte mso 9]><xml>
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<span style="font-family: Arial;">This 'gift' of money to
Stratford's downtown from this immoral corporation is a cynical move calculated
to lull citizens into forgiving their previous bullying tactics towards our
city. It is a bribe in reality. This bribe money is the amount that walmart
should have paid to the city to cover the legal fees that the city was forced
to pay to defend our municipal rights and Official Plan in a nasty and lengthy
OMB hearing. I was stunned by the decision made by OMB chairman Colin Heffernan
requiring Stratford to cover the legal fees when the city was forced to this
fight by walmart. I lost all respect as this was not a decision that supported
the autonomous development of Stratford. <o:p></o:p></span></div>
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<span style="font-family: Arial;">This walmart bribe is
calculated to insure citizens shop in their store and is still a grave danger
to the health of our downtown. We need a real downtown, a functioning downtown
with businesses that citizens need in their daily lives and that people in the
area can walk or bike to do their errands. <o:p></o:p></span></div>
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<span style="font-family: Arial;">The big box being built in
the east end will create more sprawl in an area of the city already marred by
too much car based commercial. The urban planners who advised the city on these
matters created OPA10 in the official plan to promote balanced growth between
the east and west giving our downtown the central location and a better chance
to keep healthy and strong. Walmart has thumbed their nose at this balanced
municipal plan and bulldozed their way into the east. If walmart can spend so
much on this bribe - they must be counting on sucking a whole lot of money out
of Stratford. This money does not support the local economy but is channeled
right to the vast coffers of this corporation.<o:p></o:p></span></div>
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<span style="font-family: Arial;">One positive outcome of the
legal struggle is the reduction in size of this big box from 135,000 to 90,000 sq. ft.<o:p></o:p></span></div>
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<span style="font-family: Arial;">I worry so much about our
downtown, I have seen the number and types of business change over the years.
An attractive, flexible people place behind city hall is certainly a much
anticipated improvement to our heart, our core. However, we must be vigilant.
We do not need a disneyland type theme park, we need a real downtown. We must
support the downtown businesses. So called cheap prices have a very expensive
hidden cost. Buy Local / Buy Loyal / Buy Little Box.<o:p></o:p></span></div>
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<!--EndFragment-->Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com1tag:blogger.com,1999:blog-3844240267385227169.post-64402636613467295662011-10-31T15:17:00.000-07:002011-10-31T15:33:30.034-07:00Support walmart Hourly Employees<div>Help to make changes at walmart that help the workers. </div><a href="http://forrespect.org/wp-content/uploads/2011/10/OUR-Walmart-Town-Hall-110311.pdf">http://forrespect.org/wp-content/uploads/2011/10/OUR-Walmart-Town-Hall-110311.pdf</a>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-27654830629055033312010-09-28T10:58:00.000-07:002010-09-28T11:03:29.482-07:00Beacon Article on Latest Walmart Threat to the Character of Our Unique City<span style="font-weight:bold;">Please note that councilor Frank Mark was the only one <span style="font-weight:bold;">not</span> to support the interim control by-law that would help protect Stratford.<br /></span><br />Wal-Mart intentions stun city council<br />Local News<br />Have sights set on Gary Stockie property on Ontario Street<br />By Donal O'Connor<br /><br />Wal-Mart, it appears, has not given up on its idea of locating a department store in Stratford's east end commercial area.<br /><br />In a startling revelation to city council last night, planning consultant Warren Sorensen informed council that CRAFT Development Corp. representatives have advised they are working with Wal-Mart and that the retailer "wants them to proceed with plans and building as they have submitted."<br /><br />The city's planning consultant said that although no large commercial owner has been formally identified for a proposed 89,000 square foot building at Ontario St. and C.H. Meier Blvd., "Wal-Mart Project, Stratford, 892-920 Ontario Street" appears in the title block on landscape drawings submitted as part of a site plan application.<br />"The impression conveyed is that Wal-Mart is interested in locating on the site," said Sorensen in a written report to council that he presented in person.<br /><br />"That would constitute a significant departure from the intent of the city policies so recently endorsed by the OMB (Ontario Municipal Board)," Sorensen said.<br /><br />Following discussions that included a closed-door meeting with city solicitor Jose Matera, council accepted Sorensen's advice to bring in an interim control bylaw to prohibit use of a commercially zoned strip of land along the north side of Ontario Street for a department store.<br /><br />As well, council accepted advice that a planning study be undertaken that would "at a minimum" examine all the lands along Ontario St. East between Romeo St. and the city limits that are designated commercial or zoned highway commercial.<br /><br />The control bylaw, that would be in effect for up to a year, would ensure that the planning study can be carried out before any development occurs that would prejudice the results of the study or prejudice the achievement of the city's commercial structure policies, explained Sorensen.<br /><br />As a story in Saturday's Beacon Herald indicated, the land assembled by CRAFT Development Corp. includes the former Gary Stockie automobile dealership property and a former Taco Bell restaurant.<br /><br />Responding to a question from Coun. Dave Gaffney, Matera told council the proposed interim control bylaw could be appealed to the OMB by property owners and she expected there might be some appeals.<br /><br />Lands proposed for inclusion in the study area extend from the east city limits to Romeo St. and are mostly, but not exclusively, on the north side of Ontario St. The proposed study area does not include industrial lands.<br /><br />In his report Sorensen points out that the prospect of building demolition and redevelopment can increase the potential for developing significant retail facilities within developed areas of the Ontario St. East commercial corridor and there are other locations where that could also occur and "unanticipated retail developments" could come forward.<br /><br />At 90,000 square feet, compared to the 135,000 square feet Wal-Mart/Avonwood Shopping Centres Ltd. had proposed for an earlier store, the new configuration doesn't reflect "conventional Wal-Mart footprints," Sorensen said.<br /><br />But he advised the development proposal for the northwest corner of Ontario and C.H. Meier would prejudice the city's ability to achieve its long range commercial plans - plans supported by the OMB in its decision earlier this year.<br /><br /><span style="font-weight:bold;">Only Coun. Frank Mark voted against following the planner's advice.<br /></span>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-68017959254466216032010-09-28T10:50:00.000-07:002010-09-28T10:58:16.008-07:00NEW WALMART THREAT IN EAST ENDThis latest action by the disrespectful mega sprawl company Walmart ignores the accepted recommendations of Ontario Municipal Board Chairman Colin Hefferon regarding the best commercial structure for Stratford. It also flies against the passion of Stratford's citizens to protect the character of our community. Again our local planning rights are under attack.<br /><br />I think this quote is very appropriate:"In a time when urban sprawl and suburban big box stores have left our formerly vibrant downtowns struggling to hold on to some vestige of retail business, Stratford stands alone as a beacon of hope. There is no model for a Wal-Mart that could accurately reflect the artistry and creativity that define downtown Stratford and its population. Don't even try to define it.<br /><br />Living in Windsor, I know what urban sprawl can accomplish. Don't let big box banality ruin this unique example of Canadian urban success!" BPM<br /><br /><br /><a href="http://www.stratfordbeaconherald.com/ArticleDisplay.aspx?e=2776375"></a>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-43431629184374933392010-09-28T10:47:00.000-07:002010-09-28T10:48:41.651-07:00NEW PETITION COMINGPlease come back when I have a new petition to protect Stratford from mega sprawl in our east end.Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-32103870912866082982010-08-02T18:29:00.000-07:002010-08-02T18:33:03.612-07:00IF YOU LOVE STRATFORD: Two Cents Worthsign the petition to increase garment workers salary at<br /><a href="http://wakeupwalmart.com">http://wakeupwalmart.com</a>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-35285135390201599062010-08-02T18:11:00.000-07:002010-08-02T18:26:35.808-07:00Two Cents Worth<a href="http://"></a><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhTDd0qPEScSu3hS30T7adq4-mu1mfk5dqQzXwcsW5647bt6WOVyzXImGoIsmvxQ95PZF-cRkWpTRZWSdvZlO8W9DiN0eaTItzfi5g29r4_Owv4EWrokzchddu_WkP1THbCbtQD95motnw/s1600/Walmart+Jeans.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 193px; height: 200px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhTDd0qPEScSu3hS30T7adq4-mu1mfk5dqQzXwcsW5647bt6WOVyzXImGoIsmvxQ95PZF-cRkWpTRZWSdvZlO8W9DiN0eaTItzfi5g29r4_Owv4EWrokzchddu_WkP1THbCbtQD95motnw/s200/Walmart+Jeans.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5500985457765434066" /></a><br /><br />Please join Wake Up Walmart and the National Labor Committee in calling on Walmart to support a 35 cent per hour minimum wage for garment workers in Bangladesh.<br /><br />Last week we posted on our blog about how Walmart's $8 pairs of jeans were made by Bengali garment workers, mostly young women, who are paid the equivalent of 11.5 cents an hour. This week these workers took to the streets in protest over wages, where at least 25 workers were injured by authorities.<br /><br />Please join us in calling on Rajan Kamalanathan, Walmart's Vice President of "Ethical" Sourcing, to support protesting workers in Bangladesh in calling for a garment worker minimum wage of 35 cents an hour.<br /><br />Walmart’s claim that it sources its products in an ethical manner is completely undermined when workers are forced to take to the streets in protest over wages so low they have been called “not only insufficient, but also inhumane” by the Prime Minister of Bangladesh.<br /><span style="font-weight:bold;"></span><br /><a href="http://wakeupwalmart.com"><a href="http://wakeupwalmart.com"><a href="http://wakeupwalmart.com/"></a></a></a>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-62435262044665925542010-08-02T13:03:00.000-07:002010-08-02T13:17:12.624-07:00The rumor about Walmart Watching.... is true!<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhoIa4MUtfDO62kU-BA6wdzNv1twPeGgh2J8wISzY6FQ-EG9js6WF1TLx5W6lWdXwA4KNzqxv6E5B7w4Hd18iJrG0rckxhZrpU7pPPUxCukqos2eVednGMnQKdCYn_lwSY_HKSHt8Qy94M/s1600/wal-mart-radio-tag-2.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 200px; height: 149px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhoIa4MUtfDO62kU-BA6wdzNv1twPeGgh2J8wISzY6FQ-EG9js6WF1TLx5W6lWdXwA4KNzqxv6E5B7w4Hd18iJrG0rckxhZrpU7pPPUxCukqos2eVednGMnQKdCYn_lwSY_HKSHt8Qy94M/s200/wal-mart-radio-tag-2.jpg" border="0" alt=""id="BLOGGER_PHOTO_ID_5500908721297902722" /></a><br /><br /><span style="font-weight:bold;">Walmart Will Use Electronic “Smart” Tags to Track Clothing<br /></span><br />If you thought there wasn’t already enough to get riled up over when it came to Walmart, here comes news that this big-box retailer will soon be employing “smart” tags to manage their inventory. While this move may simply seem like an obvious technological trade-up, don’t be fooled, these electronic tags are doing a lot more than telling the store what’s on the shelves. Retailers have long employed radio-frequency ID (RFID) tags to track pallets of merchandise as they move from storage to store, but Walmart will be the first implement this technology where consumers roam. While they are removable, RFID tags cannot be turned off, meaning they’ll follow you wherever you go. So what does this technology mean for your privacy? Read ahead to see why this little tag has watchdog groups crying foul.<br /><br /><span style="font-weight:bold;">Walmart, Luxury Labels to Track Clothing With Electronic “Smart” Tags</span><br />by Jasmin Malik Chua, 07/26/10<br /><br />Privacy advocates, prepare to have a field day. Walmart has just announced plans to embed individual garments with scannable electronic ID tags, the first step in a real-time tracking system for controlling inventory and preventing theft, according to the Wall Street Journal. Starting August 1, the big-box retailer will be placing removable radio-frequency ID (RFID) tags on its jeans and underwear, a move that will allow its employees to find out which sizes are missing from the shelves—and what additional items remain in the storeroom—with a wave of a handheld scanner.<br /><br /><span style="font-weight:bold;">YOU’RE BEING WATCHED</span><br /><br />Retailers have long employed RFID tags, which act like long-range barcodes that can be scanned from a distance, to track pallets of merchandise moving through their supply chains. Walmart is the first to implement the tags in-store, rather than behind the scenes, but its broad adoption of the costly technology may result in enough of a price drop for other retailers to follow suit.<br /><br />Although you can rip the radio tags off your new pair of 501s, you can’t turn them off.<br /><br />Although you can rip the radio tags off your new pair of 501s, you can’t turn them off, a fact that has watchdog groups crying foul—or rather, “Big Brother.” Underhanded marketers or crooks driving by could scan your garbage to identify recent purchases, for one.<br /><br />Another concern that has privacy experts ruffled up: Sneaky retailers could scan customers who carry RFID-enhanced ID cards (such as drivers’ licenses, which states like Washington and New York have begun issuing) as they browse the store’s wares. Combined with their credit card information, the data could allow retailers to put a number to person and identify them the next time they step into their premises.<br /><br />Thanks Glenn E. for the reference.<br /><br /><a href="http://ecouterre.com/20741/walmart-luxury-labels-to-track-clothing-with-electronic-smart-tags/"></a>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-62810469016878674042010-06-24T18:27:00.000-07:002010-06-24T18:54:45.930-07:00Meadowlily Woods<b>Stratford's victory against big sprawl is providing hope for many other communities</b> struggling to maintain their individuality and character and the integrity of their neighborhoods. Best of luck to those fighting to protect Meadowlily Woods in London from big box asphalt, noise, traffic, cheap goods, and destruction of the community they know and love.<br /><br />'Quote This' Beacon Herald Thursday June 24, 2010:<br /><span style="font-style:italic;">"I'm very aware that it's a wonderful precedent for a lot of communities trying to be more progressive and forward thinking in terms of their planning."</span> Lesley Walker-FitzpatrickLesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-90232776321896520492010-06-24T18:09:00.000-07:002010-06-24T18:27:39.791-07:00STRATFORD BLUE SKIES AND GULF OF MEXICO DISASTER BLUESLiving in this wonderful city with such richness of opportunities and high quality of life, it is almost possible to ignore the disaster unfolding - or rather overwhelming - the Gulf of Mexico.<div>The constant spewing of Earth's deep blood in this deep water gaping wound sits heavy in my heart and I can feel the terror of the birds and beasts trapped in the poisonous nightmare. How many thousands of deep well cuts are there? This constant blood letting can't be good for the health of the planet.</div><div><br /></div><div>We had an earthquake yesterday - the epi-centre in Quebec radiating to Toronto and area. It has always been a concern of mine - and seems a logical fear - with all the drilling and mining, all the excavation of deep water, oil, gas and the many mines digging out countless tons of coal, shale, gold, minerals... when will the thin crust that we live on begin to become unstable?</div><div><br /></div><div>But here in Stratford we have had a great victory in local planning rights. <b>The time for Avonwood / Walmart to appeal has expired and so OPA 10 is now the law.</b></div><div><b><br /></b></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-21727203845815753442010-05-28T12:06:00.000-07:002010-06-01T08:41:30.849-07:00STOP SPRAWL AND SAVE THE OCEANS<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiSOBCafE6-TNLPp1wmmZNqQ4KIRbqY1oclPhhu84ZUjUxKmegAfX4Vt7rLNx6MpfBNSxRHYz_o7PFL-8GgM8qgtJnIfM0g1dU5RDeEgagGvVtfx9YfYbT-AYrEVE0DoJzvTyEmIh7sVY/s1600/53632521.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 200px; height: 140px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiSOBCafE6-TNLPp1wmmZNqQ4KIRbqY1oclPhhu84ZUjUxKmegAfX4Vt7rLNx6MpfBNSxRHYz_o7PFL-8GgM8qgtJnIfM0g1dU5RDeEgagGvVtfx9YfYbT-AYrEVE0DoJzvTyEmIh7sVY/s200/53632521.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5476405472510657362" /></a><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgCViRwxhLS8j0Gk3DNXWo55_g26i4T3ZJnbpelyE4oiTBH0ID9_vhATUxrjPKII1dx3bXz76_tdS9fVzcvY1KFP19tGAdf3P98qmCGZF5bRcxGKOcn0qYeIBOU0wS7GLLyAdKBlXz_wOQ/s1600/-d0c0419f7551a35f.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 186px; height: 200px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgCViRwxhLS8j0Gk3DNXWo55_g26i4T3ZJnbpelyE4oiTBH0ID9_vhATUxrjPKII1dx3bXz76_tdS9fVzcvY1KFP19tGAdf3P98qmCGZF5bRcxGKOcn0qYeIBOU0wS7GLLyAdKBlXz_wOQ/s200/-d0c0419f7551a35f.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5476404606579910546" /></a><br />With the horror unleashed in the Gulf of Mexico - we all need to envision a healthier sustainable future. <b>Time is crucial.</b> <i>Sprawl in our cities is the result of an oil dependent addiction. </i><div>Startford inherited an intact downtown from visionaries of the past. It is our responsibility to hold on to this important asset and past it on to the future.<div><b>We need policies that: </b></div><div><b>* restrict the size of parking lots on the periphery of our city</b></div><div><b>*require parking lots to be located away from the street scape - possibly behind the box store</b></div><div><b>* require the store to plant trees and a green-scape in front of their store</b></div><div><b>*require Victorian style architecture to fit the character of our city</b></div><div><br /></div><div><span class="Apple-style-span" style="font-size:large;">What other ideas do you have to prevent any more sprawl in Stratford? And Preserve Beauty....</span></div><div><br /></div><div><br /></div></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-40417810030015065922010-05-26T19:28:00.000-07:002010-06-01T08:44:00.670-07:00Envisioning Stratford<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj0UoZEdlqPJooVKUx4cuSOjpkX5UUw2flxETsbLvFl3SglO7Eyv9JDOCa8mtoIWXlmL9o3W2nHXuxZUADXovSVtav7fg27zHJIzW-o8U8oMXx9eYeeJq028HHOYm_QMULoLPeVFyJWSB4/s1600/smgeo-1.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 133px; height: 200px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj0UoZEdlqPJooVKUx4cuSOjpkX5UUw2flxETsbLvFl3SglO7Eyv9JDOCa8mtoIWXlmL9o3W2nHXuxZUADXovSVtav7fg27zHJIzW-o8U8oMXx9eYeeJq028HHOYm_QMULoLPeVFyJWSB4/s200/smgeo-1.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5476404186618747938" /></a><br /><span class="Apple-style-span" style="font-size:medium;">From the online environmental magazine </span><a href="http://www.grist.org/"><span class="Apple-style-span" style="font-size:medium;">www.grist.org</span></a><span class="Apple-style-span" style="font-size:medium;"> there is an article "10 ways to kick the offshore-oil habit". </span><div><span class="Apple-style-span" style="font-size:medium;">Number 5 on the list addresses sprawl: </span><span class="Apple-style-span" style="line-height: 48px; "><span style="font-family:Georgia;color:#D24F00;"><span class="Apple-style-span" style="font-size:medium;">5. </span></span><span style="font-family:ArialMT;color:black;"><b><span class="Apple-style-span" style="font-size:medium;">Smarter land use </span></b></span><span style="font-family:ArialMT;color:black;"><span class="Apple-style-span" style="font-size:medium;">Congress could direct (and help fund) local government efforts to update zoning and land-use</span><b><span class="Apple-style-span" style="font-size:medium;"> </span></b></span><span style="font-family:ArialMT;color:black;"><span class="Apple-style-span" style="font-size:medium;">regulations in ways that encourage compact development compatible with transit service and friendly to walkers and bikers. (Obama's </span><a href="http://www.grist.org/article/2010-02-24-obama-admin-wants-to-green-your-local-community"><span style="text-decoration:none;text-underline:nonecolor:#00669B;"><span class="Apple-style-span" style="font-size:medium;">Partnership for Sustainable Communities</span></span></a><span class="Apple-style-span" style="font-size:medium;"> is already taking steps in this direction.)Read about Smart Growth. The principles of Smart Growth were presented to the OMB chairman by citizen participant Sheila Clarke. </span><span class="Apple-style-span" style="font-size:medium;"><b>Stop sprawl in Stratford and help the planet. </b></span></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-46962502978693161252010-05-26T13:42:00.001-07:002010-06-01T09:12:26.447-07:00A Huge Thank You To Our Lawyers<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgNhCEgIqIhexHDEF8GELMUBgrZfVV4QmhfUUJUUIp_ynXU4P9iUD7WcxGlua5DPwlTAt7sSrLvSZ4lrPUaa8vLJfBJBG7pYcuoftwb7wMxcBbywL_V4ayKP-FpPUhyphenhyphen0Ijp209yrzYsLpo/s1600/IMG_3238.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 150px; height: 200px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgNhCEgIqIhexHDEF8GELMUBgrZfVV4QmhfUUJUUIp_ynXU4P9iUD7WcxGlua5DPwlTAt7sSrLvSZ4lrPUaa8vLJfBJBG7pYcuoftwb7wMxcBbywL_V4ayKP-FpPUhyphenhyphen0Ijp209yrzYsLpo/s200/IMG_3238.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475681978885424498" /></a>Our team of lawyers did a wonderful job protecting Stratford's local democratic planning rights. Lawyers for the City of Stratford: J. Matera, E. Costello and T. Halinski were clear, precise and to the crucial point in their defense of Stratford and OPA 10. For the City Centre Committee: M. Bowman and S. Stein were very effective in defending the future health and well being of Stratford's downtown heart and core.<div><br /></div><div>THANK YOU</div><div><br /></div><div><b>View the entire OMB decision by Colin Hefferon on The City of Stratford website: </b></div><div><a href="http://www.city.stratford.on.ca/documents/press_releases/PL071013-May-18-2010.pdf">http://www.city.stratford.on.ca/documents/press_releases/PL071013-May-18-2010.pdf</a></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-62053052372937439862010-05-26T13:25:00.000-07:002010-06-01T09:14:02.601-07:00Selections From OMB Decision: Page 36 and 37<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiFj9oWuy-hYYn_EPPxTd3AhP57fuJOa5Km1VXxsxIvUEyvz8Zj1ggRWQuoJeX30D_aDc_jT_t1__8AVdcgO93IBbbJCv8n1h-kv89-BHMqrPYSq07elTRj39eM1Trc8jM4T79eHCKNEig/s1600/IMG_2259.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiFj9oWuy-hYYn_EPPxTd3AhP57fuJOa5Km1VXxsxIvUEyvz8Zj1ggRWQuoJeX30D_aDc_jT_t1__8AVdcgO93IBbbJCv8n1h-kv89-BHMqrPYSq07elTRj39eM1Trc8jM4T79eHCKNEig/s200/IMG_2259.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5476399160383834082" /></a><br /><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">A key element of the City-adopted version of OPA 10 is the concept of “healthy interaction and balance” between and among what Council envisions to be a three-node commercial structure. From east to west, then, the regional-serving commercial structure of Stratford is composed of the existing Ontario Street East Commercial Area, the Downtown Core itself and the West End Commercial Area. Mr. Goldberg and the other experts supporting the Avonwood proposal reject completely the concept of a balanced 3-node commercial structure along an east-west axis. As noted, Avonwood sees a 2-node commercial structure – one part is centered on the current Ontario Street East Commercial Area and the second on the Downtown Core. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Again, the evidence from the parties represents two diametrically opposed visions of appropriate land use planning policy.<i> The Goldberg Version of OPA 10 reacts to what may be termed the imperative of the marketplace. </i>Confirming the land use planning opinions of Messrs. Clarkson and Goldberg, Avonwood’s retail market expert witness, Mr. Parsons, told the Board that the Ontario Street East Commercial Area exists primarily because it’s where the market determined it should be. ...</p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;font-size:100%;"><span class="Apple-style-span" style="font-size:12px;"><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">The Board was told that t<i>he City-adopted OPA 10, on the other hand, takes a pro-active approach to development applications. It directs development (most especially commercial retail) to where Council has determined it will best serve the </i></p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><i>public interest, which is consistent with the policy-led approach to land use planning advocated by the PPS</i> (Part 1, Preamble). The City’s expert witnesses contend that the Ontario Street East Commercial Area has succeeded as a shopping area because shopping centres and large format stores were permitted to develop there during the </p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">past few decades, which has been an era of unprecedented growth in disposable income and automobile ownership. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"> </p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><b>After consideration of all the evidence, I find that the City-adopted OPA 10 will protect the planned function of the Downtown Core by limiting the amount of lands designated to commercial retail development in the Ontario Street East Commercial Area to what currently exists. This has been Council’s policy for decades. The Board was told that the result of this policy direction has been the preservation of downtown Stratford, one of the few smaller city centres that have managed to survive the changes in contemporary shopping practices including the introduction in the past 10 years of “power centres” composed of multiple large format retail stores.</b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><div><br /></div></div><p></p></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-61021357732545422342010-05-26T13:20:00.001-07:002010-06-01T09:10:16.797-07:00Selections From OMB Decision: Page 35 and 36<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi6YWZw66_Sh-FwQIC2uSyhj0zSA7_GaeTRhThlvoh3eUWxdaOnL2EzWzvOLZJw-z6hjyMQ7lQafAYC9xHNQtm107duznH1P2l4ughyphenhyphenj3RmdtiVy94QEz60OjAt5A4qfPZbvhol55r6ivM/s1600/ifuluvstratford.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 200px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi6YWZw66_Sh-FwQIC2uSyhj0zSA7_GaeTRhThlvoh3eUWxdaOnL2EzWzvOLZJw-z6hjyMQ7lQafAYC9xHNQtm107duznH1P2l4ughyphenhyphenj3RmdtiVy94QEz60OjAt5A4qfPZbvhol55r6ivM/s200/ifuluvstratford.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5476398135659086818" /></a><br /><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">I find that the language of the Goldberg Version of OPA 10 provides little direction as to Council’s intent vis-à-vis the planned function of the Downtown Core than does the City-adopted version of OPA 10. Adherence to policies that protect the planned function of the Downtown Core is essential to the long-term prosperity of the City and therefore worthy of whatever protection or assistance can reasonably be afforded (as required by PPS policies 1.7.1.b and 1.7.1.f). <b>In my view, and in the view of the vast majority of the participants and lay witnesses who testified before this Board, </b></p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><b>anything that risks the health of the Shakespeare Festival – including threats to the City’s image as “the Festival City” – must therefore be avoided. </b>After consideration of the information made available to it and clearly mindful of the local insights of its constituent members, Council has determined that a large format department store use on the Avonwood lands poses considerable risk to the planned function of the Downtown Core and thus considerable risk to the Festival itself and has endorsed policies that protect the planned function of the Downtown Core. I find on the evidence that this City policy represents good planning. </p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;font-size:100%;"><span class="Apple-style-span" style="font-size:12px;"><br /></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-23988205376556907612010-05-26T13:12:00.000-07:002010-06-01T09:08:44.563-07:00Selections From OMB Decision: Page 34<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgq-vUxHjlnA_mPuqACzMT4lFhCSNR_FsKsx3s7JUfApypWQJkiVZBlaWdGVysiqYL3RnoKUlDmMjMdW3TNDAqEFRLcpvtV0cL2E1HtfC5XdqnwAb1D-8b2fmSMmTEvFJzTSYJx6j6FxiY/s1600/smms.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgq-vUxHjlnA_mPuqACzMT4lFhCSNR_FsKsx3s7JUfApypWQJkiVZBlaWdGVysiqYL3RnoKUlDmMjMdW3TNDAqEFRLcpvtV0cL2E1HtfC5XdqnwAb1D-8b2fmSMmTEvFJzTSYJx6j6FxiY/s200/smms.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5476398792810321154" /></a><br /><span class="Apple-style-span" style="font-size:100%;"><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Mr. Butler also testified that it is a key principle of land use planning in Ontario that <i>industrial lands should only be allowed to be removed from a municipal inventory under what the 1993 Official Plan describes as “substantive or extenuating” circumstances. ... Mr. Butler testified that preserving industrial land for future industrial uses makes a far greater</i></p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><i>contribution to the overall long term well-being of a community</i> than does Mr. Clarkson’s approach, which in Mr. Butler’s opinion, only offers reduced potential for land use conflict with existing residential. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><b>After consideration of the evidence and the submissions of Council, I find that the Goldberg Version of OPA 10 does not further the intent of the 1993 Official Plan and is not consistent with the policies of the PPS. I find, on the other hand, that the Sorensen version of OPA 10 furthers the intent of the 1993 Official Plan and is consistent with the provisions of the PPS specifying a “policy-led” approach to planning.</b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><p></p></span><p></p>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-8300374385229049032010-05-26T13:04:00.000-07:002010-06-01T09:07:28.212-07:00Selections From OMB Decision: Page 33 and 34<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiTMdK_zHrfgK0EJvVrI71YkPGxfMtZMh36unqv4DaFdFq0nAP0mmiDDHmaoDta0Imp8dEHMnIpH7ST17EtyDY9sxvMUMyCHM58aGTZY7gVw2BQtEeSda9PXeqKVjAl7mFHHhTGDWLWSj0/s1600/smst.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiTMdK_zHrfgK0EJvVrI71YkPGxfMtZMh36unqv4DaFdFq0nAP0mmiDDHmaoDta0Imp8dEHMnIpH7ST17EtyDY9sxvMUMyCHM58aGTZY7gVw2BQtEeSda9PXeqKVjAl7mFHHhTGDWLWSj0/s200/smst.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475672898742302834" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Second: the City-adopted version of OPA 10 recommends a policy-led approach to commercial retail planning. It would, for example, direct new large format retail to the West End Commercial Area. The Goldberg Version of OPA 10, on the other hand, suggests a market-centred or application-driven approach to planning for future retail commercial development in the City. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">The land use planning witness retained by the CCC, Mr. Butler, expressed deep concern with Mr. Goldberg’s recommended cautious, application-driven approach as it would apply to the Ontario Street East Commercial Area and particularly to the Avonwood lands. He contended that if the Goldberg version of OPA 10 were approved, there would be no effective means of controlling the loss of the several remaining smaller parcels of industrial land on the Avonwood site within the City limits to commercial uses and of discouraging speculation in the Industrial Area (including the F.A.G. and Samsonite plants) along the south side of Ontario Street east of Romeo Street. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">With respect to the second key concern, the Board finds Mr. Butler’s evidence more persuasive than that of either Mr. Clarkson or Mr. Dragicevic. <b>In Mr. Butler’s opinion, industrial-type jobs create wealth in a community, whereas retail jobs are only </b></p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><b>created where wealth already exists. In my view, this takes on added significance when considered in light of Stratford’s motto, “industry and arts”. This view was also put forward in evidence by one of the participants, Ms L. Walker-Fitzpatrick. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><br /></div><p></p><div><br /></div><p></p>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-89163635168873835332010-05-26T12:57:00.000-07:002010-06-01T09:06:15.470-07:00Selections From OMB Decision: Page 32<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiPLmhcSQOB70VcjmVCyQ-gO2lCBcbzGku0b-jXSZdBCP7s3a3hHd8WrFYLLBSpaBRiz4etyJK1_UYzZL6TM3kjbofEYtDzDC8C51Xqfsx1gb1OnJetSZlL0VsebekNz4cfzWFMTEajXxY/s1600/sms.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiPLmhcSQOB70VcjmVCyQ-gO2lCBcbzGku0b-jXSZdBCP7s3a3hHd8WrFYLLBSpaBRiz4etyJK1_UYzZL6TM3kjbofEYtDzDC8C51Xqfsx1gb1OnJetSZlL0VsebekNz4cfzWFMTEajXxY/s200/sms.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475670653230822194" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">The Goldberg Version of OPA 10 differed significantly in several key areas from the Sorensen version. For example, the Goldberg Version of OPA 10 promotes two rather than three nodes of commercial retail development along Highways 7 & 8 – the Downtown Core and the Ontario Street East Commercial Area. It also does not prohibit commercial development of the Avonwood lands but rather recommends a “cautious” approach to the re-designation of all non-commercial lands in all of Stratford.</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">In addition to its submission that the data on which the Sorensen-version of OPA 10 is based were flawed (see Objection 1 above), <i>Avonwood took issue with the inclusion of what it described as ‘emotive” words in the Sorensen version. In particular, the use of the term “eroded” in section 6.2 was cited, viz, “the relative prominence of the Downtown Core has been eroded over recent years.” Avonwood further alleges that the words “relative decline” in section 6.2, Goals and Objectives (ii): “…to reverse the relative decline in the retail sector (of the Downtown Core)…” were used to stir up strong reactions in the reader.</i> Avonwood suggested that Mr. Goldberg’s use of “less emotional” words in his version of OPA 10 is “more helpful” to an applicant attempting to determine Council’s thinking regarding land use in certain areas of Stratford. <b>Mr. Sorensen disagreed with this assessment, confirming to the Board in cross-examination that the words he used exactly describe the conditions he saw. After consideration of all the evidence on this question, I find that the words chosen by Mr. Sorensen in his recommended version of OPA 10 are appropriate. I therefore reject the submission of counsel for Avonwood in this regard. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica; min-height: 14.0px"> </p><p></p>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-50560378980648646402010-05-26T12:53:00.001-07:002010-06-01T09:04:15.189-07:00Selections From OMB Decision: Page 30 and 31<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhpUqMPjGXE_mEMb3jp7sSjJtSRf6DGtHyr9pj1gAny4MbUJytwVuIYGl43xWVQZpnTCA0fOK5AgmaVcXViPj92Sd6fNP-Qbs4NEkAiip_UOwHuUaAMfS1U822bH0v33DVV58nbKnDYwUE/s1600/smlm.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 150px; height: 200px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhpUqMPjGXE_mEMb3jp7sSjJtSRf6DGtHyr9pj1gAny4MbUJytwVuIYGl43xWVQZpnTCA0fOK5AgmaVcXViPj92Sd6fNP-Qbs4NEkAiip_UOwHuUaAMfS1U822bH0v33DVV58nbKnDYwUE/s200/smlm.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475674196153641602" /></a><br /><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">The Board was told by many witnesses – both the expert and lay witnesses – that Wal-Mart Canada Corp.is not an ordinary retailer. It is one that has an immediate impact on any market area it enters. It was the evidence of both the City’s expert witnesses and Mr. Butler, a qualified land use planner testifying on behalf of the CCC, that if a Walmart store were permitted to locate on the Avonwood lands, other large format retail stores would insist on locating nearby. Mr. Butler told me that in these circumstances it would be difficult, if not impossible, to stop them. Testifying in support of the Avonwood proposal, Mr. Parsons did not attempt to dispute this judgement, stating merely that in his opinion, the West End Commercial Area was not an appropriate location for regional-serving, large format retail stores (such as a Walmart store). </p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><b>After considering all the evidence, I find that Avonwood’s attempt to persuade the Board that the locational preferences of any developer or retailer – even a major developer like Avonwood or a major retailer like Wal-Mart Canada Corp. – should take precedence over the City’s planning policies is inconsistent with the policy-led planning approach instituted by the Province and endorsed by Council in both the 1993 Official Plan and OPA 10. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;font-size:100%;"><span class="Apple-style-span" style="font-size:12px;"><br /></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-79162903289031575822010-05-26T12:35:00.000-07:002010-06-01T09:03:09.975-07:00Selections From OMB Decision: Page 28, 29 and 30<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhcWkuE5ldL3fdakgM2dSEERYfM0u2VcMMdCwgFOBa1OmrFV0w1e_-16ufaP38tu57BD-J4A7MSKpti6kZQ-i8N6Q2QZVdFGxKLPQ1ZfgrFFhTQX7C1wPZzZ6REclG-blZ93-4sxffPdr0/s1600/smms.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhcWkuE5ldL3fdakgM2dSEERYfM0u2VcMMdCwgFOBa1OmrFV0w1e_-16ufaP38tu57BD-J4A7MSKpti6kZQ-i8N6Q2QZVdFGxKLPQ1ZfgrFFhTQX7C1wPZzZ6REclG-blZ93-4sxffPdr0/s200/smms.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475664763112544402" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Mr. Annand expressed his professional opinion that an Ontario Street East commercial Area location has greater potential for the recapture of the household shopping dollars that he indicated are currently leaving Stratford for centres like Kitchener-Waterloo and Woodstock, than would a West End Commercial Area location (Exhibit 53, page 27, conclusion vi). Mr. Annand told the Board that his research shows that people generally prefer to do all the weekly family shopping in one location if at all possible. The Kitchener-Waterloo area’s Sunrise Centre on Highways 7 & 8, with its new large format Walmart store, was used as an example of such an attractive one-stop shopping destination. The Avonwood lands represent, he testified, an opportunity for the Ontario Street East Commercial Area to develop into a shopping destination in the order of the Sunrise Centre. </p> <p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Although much was made by Mr. Annand and Avonwood’s land use planning witnesses (Messrs. Clarkson and Goldberg) on the benefits of an east end over a west end location with respect to recapturing retail dollar outflow, beyond some travel time estimates (Exhibit 152) prepared by Mr. Clarkson that in the end only succeeded in showing that no place in Stratford is less than 10 minutes drive from anyplace else, no data were presented to me that would justify Avonwood’s contention. <i>The Board was told by Avonwood’s witnesses that regardless of travel distances, the main point is that Wal-Mart Stores Inc., which Avonwood suggested is the world’s most successful retailer, is the best arbiter of what is a suitable location for one of its stores. </i>And, for its proposed Stratford store, Wal-Mart Canada Corp. has selected Avonwood’s east end site. As noted above, no one from Wal-Mart Canada Corp. was called as a witness and as a consequence this evidence was not tested by cross-examination. </p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">The City and Avonwood’s planning witnesses differed in their view of the land use implications of an east end versus a west end location. Avonwood’s land use planner – Mr. Clarkson, whose views were supported by Mr. Goldberg and Mr. Parsons –stated that it is “bad land use planning” to try to force a retailer to go where it does not want to go and where the community is not prepared for it to go. Mr. Sorensen contended that the West End Commercial Area has been planned for space extensive and large format retail uses since at least 1993 with the adoption of the City’s 1993 Official Plan, then re-confirmed with the adoption of OPA 10, and that this is good planning in the context of the City. ... <span class="Apple-style-span" style="font-size: 16px; "><span class="Apple-style-span" style="font-size: small;">With respect to the recapture of shopping dollars now spent outside Stratford by City residents: Messrs. Annand and Parsons were of the opinion that an Ontario Street East Commercial Area location is preferable to a location in the West End Commercial Area for the recapture of outflow dollars. However, no evidence was presented by Avonwood to support the testimony of Mr. Annand and Mr. Parsons. The City’s witness, Mr. Dee, on the other hand said that the east end and west end locations would be equally effective in recapturing outflow dollars.</span><span class="Apple-style-span" style="font-size:small;"> </span><b><span class="Apple-style-span" style="font-size:small;">After considering the testimony of all the witnesses on this question, I preferred the opinion of the City’s witness since I was not given any hard evidence that showed any difference in the capability of either the west end or the east end to recapture outflow dollars.</span></b></span></p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;"><span class="Apple-style-span" style="font-size:small;">Colin Hefferon</span></span></div><div><span class="Apple-style-span" style="font-family:Helvetica, serif;font-size:100%;"><span class="Apple-style-span" style=" ;font-size:12px;"><div><br /></div></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-4572169725563331122010-05-26T12:17:00.000-07:002010-06-01T08:55:00.872-07:00Selections From OMB Decision: Page 26, 27 and 28<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiJsbpkUQHdJqhgEWZWtvxcmks_vHH51zONpnymeeX-YieuBs6-82s4pVxDaPAhyphenhyphenrL2c7yN5NdxBj4JaKJLysNuM_lUvwd-kfCPT7nB_-Pq7_a5mZC4_Z4I-LcCvGc4RzluZJke94Nj6KY/s1600/smallstreet.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiJsbpkUQHdJqhgEWZWtvxcmks_vHH51zONpnymeeX-YieuBs6-82s4pVxDaPAhyphenhyphenrL2c7yN5NdxBj4JaKJLysNuM_lUvwd-kfCPT7nB_-Pq7_a5mZC4_Z4I-LcCvGc4RzluZJke94Nj6KY/s200/smallstreet.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475664393784054066" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Avonwood’s first objection to OPA 10 is that market data on which OPA 10 is based are flawed. Avonwood submitted that since the major retail policy initiatives of OPA 10 flow directly from (the recommendations of) the CNS 2002 and it is flawed, OPA 10 is itself flawed and should not be approved by the Board. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Counsel for the City did not agree that the CNS 2002 was in any way flawed and pointed out the lengthy process by which it was reviewed before being adopted by Council. They also pointed out that Council waited almost five years before adopting OPA 10.During that period, updated data about retail store vacancies in the Downtown Core and information about commercial retail in the City as a whole came available and were used to measure the validity and applicability of the data collected in 2000 for the CNS 2002. I was also told that during this period both the overall thrust as well as the specific policies of the Sorensen-prepared version of OPA 10 were subjected to rigorous analysis and close examination, and were found to be fundamentally sound. ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><b>I find on the evidence then that the City-adopted OPA 10 is not “flawed” as submitted by Avonwood. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><br /></div><p></p><div><br /></div><p></p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;font-size:100%;"><span class="Apple-style-span" style=" ;font-size:12px;"><br /></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-176629621929818362010-05-26T12:13:00.000-07:002010-06-01T08:54:04.263-07:00Selections From OMB Decision: Page 23<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEglNFeIlOZnDyNVEdjnxLAynwxBHOIj-rH0Ac2wH0at95Hipl2-etFQf9MZrZORYIpvLmS_QvCtAg5hFYiYORvuDFVuek5-LNe9sUziOAAMskf-m1y1VLcUCdrffNRSbyWHCF5fgdu5iGQ/s1600/tst.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEglNFeIlOZnDyNVEdjnxLAynwxBHOIj-rH0Ac2wH0at95Hipl2-etFQf9MZrZORYIpvLmS_QvCtAg5hFYiYORvuDFVuek5-LNe9sUziOAAMskf-m1y1VLcUCdrffNRSbyWHCF5fgdu5iGQ/s200/tst.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475659082643206866" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">In my view, the City-Adopted OPA 10 clarifies the City’s intent to protect the planned function of the Downtown Core. After reviewing the policies of the 1993 Official Plan in light of the City-adopted OPA 10, the evidence of all the witnesses, and the submissions of counsel, <b>I find that a large format department store on the subject lands threatens the planned function of the Downtown Core and that it does not represent good planning. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-60296909960197011632010-05-26T11:57:00.001-07:002010-06-01T08:53:17.860-07:00Selections From OMB Decision: Page 19 and 20<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCByudTFGRx8BU8xwo0oLBwI8mFRhJ2DOG4yQzZxj-k6K-0BRE951SXpdzHsvS1JcFp0WYSxK2e8HPVqTbeUpDNfov11XHlmWw9vlH1wZJ7bipcsBs-AIgKkeg1AWRdFt9t49KgiGDp9U/s1600/smblue.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCByudTFGRx8BU8xwo0oLBwI8mFRhJ2DOG4yQzZxj-k6K-0BRE951SXpdzHsvS1JcFp0WYSxK2e8HPVqTbeUpDNfov11XHlmWw9vlH1wZJ7bipcsBs-AIgKkeg1AWRdFt9t49KgiGDp9U/s200/smblue.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475656897107409634" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">The term ‘discourage” as used in sections 6.2, 6.4.2, 6.5 and 15.1.11 of the 1993 Official Plan expresses Council’s policy that large format retail development should not take place on lands designated for industrial uses. <i>I am of the view that this policy, which antedates the earliest of the Avonwood applications, <b>represents good planning</b>.</i> ...</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"><br /></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Testifying in support of the Avonwood applications, both Mr. Annand and Mr. Goldberg told the Board that the term, “discourage” allows an action to continue along the selected path but denotes caution. Mr. Stein, counsel for the CCC, argued to the contrary. He submitted that the word “discourage” denotes “prohibition”. ...</p><div><br /></div><p></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica"></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">In my view, the proposed new phraseology makes unmistakably clear what “discourage” in the 1993 Official Plan was not only intended to mean, but in fact does mean. As noted above, I find the phrase used to be a linguistic progression or evolution and a clarification of the City’s intent as expressed in the 1993 Official Plan. <b>I accept the submission of counsel for the CCC that the new phraseology does not change the City’s policies contained in the 1993 Official Plan but does clarifies them. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><br /></div><p></p><p></p><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj8roGlAl8ctV-L5aZK3p4mMqrgX-rpyvKEZz7AeN4cXn31oGbihB-AC4O5cNaA031If2SACR1E6nrcT7Ntmlne-q-XRnSdhXfuPzoKGTWWYM9WNffikFhX2YZzOvwhT1tBV4tPpNUYkpY/s1600/smblue.jpg"></a>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-66375123585772522532010-05-26T11:53:00.000-07:002010-06-01T08:50:45.342-07:00Selections From OMB Decision: Page 19<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEikIjMO2QrHFhAE3qBBQdpewqUQ6T6NFjdkOyHABuUYNVw-VDlDeZiRdHf9AVrAyErkc5J2u3vjCBPvgvXRWaCsxuDXV-seFX1D7jncAvkYaS-Z0tXDVxuKQKf51Rpa2159nJ9xVktu6jc/s1600/smb.jpg"><img style="float:left; margin:0 10px 10px 0;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEikIjMO2QrHFhAE3qBBQdpewqUQ6T6NFjdkOyHABuUYNVw-VDlDeZiRdHf9AVrAyErkc5J2u3vjCBPvgvXRWaCsxuDXV-seFX1D7jncAvkYaS-Z0tXDVxuKQKf51Rpa2159nJ9xVktu6jc/s200/smb.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475653981514437202" /></a><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Having regard to all the evidence and the provisions of the 1993 Official Plan including section 6.5, I adopt the evidence of the City and CCC planning witnesses on this point that the introduction of the retail uses proposed by Avonwood into the designated industrial area would reduce the potential attractiveness of the Romeo Industrial Park for future industrial users and would lead to other applications being made for the conversion of nearby lands within the Industrial Area to retail commercial uses. <b>Accordingly, I find that the planned function of the Industrial Area is likely to be adversely affected if Avonwood’s applications are allowed. </b></p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;font-size:100%;"><span class="Apple-style-span" style="font-size:12px;"><br /></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0tag:blogger.com,1999:blog-3844240267385227169.post-11758735405173470142010-05-26T11:31:00.000-07:002010-06-01T08:49:50.597-07:00Selections From OMB Decision: Page 17<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhAYiBR-deTxSI04K9U4_ZR-pIoKR05NVFJ7R_yAHbfNyCG5v3BMpjYJk5Z4BJxxg2kEXwWpmIznDlMtJdRfmGW7TZce9seq-d-MOb9ZiYhMKJ3oFqik2Wpi3gnJPan1YO6Is5MYMad1O4/s1600/smp.jpg"><img style="float:right; margin:0 0 10px 10px;cursor:pointer; cursor:hand;width: 200px; height: 150px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhAYiBR-deTxSI04K9U4_ZR-pIoKR05NVFJ7R_yAHbfNyCG5v3BMpjYJk5Z4BJxxg2kEXwWpmIznDlMtJdRfmGW7TZce9seq-d-MOb9ZiYhMKJ3oFqik2Wpi3gnJPan1YO6Is5MYMad1O4/s200/smp.jpg" border="0" alt="" id="BLOGGER_PHOTO_ID_5475653664747515122" /></a><br /><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">After consideration of all the evidence, I find that the Avonwood proposal poses a threat to sustainable tourism in Stratford, in large part because of the demonstrated fragility of the specialty retail and high end restaurant businesses in the Downtown Core, and is therefore not consistent with PPS policy 1.7.1 (g). <b>I am of the view that sustainable tourism development in the City would be at serious risk of being eroded if the Avonwood proposal were to be accepted. </b>(PPS is Provincial Policy Statement)</p><p style="margin: 0.0px 0.0px 0.0px 0.0px; font: 12.0px Helvetica">Colin Hefferon</p><div><span class="Apple-style-span" style="font-family:Helvetica, serif;"><span class="Apple-style-span" style="font-size:-webkit-xxx-large;"><br /></span></span></div>Lesleyhttp://www.blogger.com/profile/11717225179883224404noreply@blogger.com0