Caledon HL Developments Inc. v. Caledon (Town), 2024 CanLII 97513

Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE: October 2, 2024

CASE NOS.: OLT-23-000693, OLT-23-000694

PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant and Appellant: Caledon HL Developments Inc.

Subject: Request to amend the Official Plan – Failure to adopt the requested amendment

Description: To permit the development of six (6) industrial warehouse buildings

Reference Number: PRE 2021-0224

Property Address: 12505 Heart Lake Road

Municipality/UT: Caledon/Peel

OLT Case No.: OLT-23-000693

OLT Lead Case No.: OLT-23-000693

OLT Case Name: Caledon HL Developments Inc. v. Caledon (Town)

PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant and Appellant: Caledon HL Developments Inc.

Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision

Description: To permit the development of six (6) industrial warehouse buildings

Reference Number: PRE 2021-0224

Property Address: 12505 Heart Lake Road

Municipality/UT: Caledon/Peel

OLT Case No.: OLT-23-000694

OLT Lead Case No.: OLT-23-000693

OLT Case Name: Caledon HL Developments Inc. v. Caledon (Town)

BEFORE:

WILLIAM R. MIDDLETON, VICE CHAIR

Tuesday, the 1st day of October, 2024

THE TRIBUNAL ORDERS that further to the Decision issued on October 29, 2023, the Procedural Order, as agreed to between the Parties and attached hereto as Schedule "A", shall be in force and effect for the purpose of governing the required procedures leading up to and including the hearing, which is scheduled to commence on November 4, 2024 for a period of five days.

"Euken Lui"

EUKEN LUI

ACTING REGISTRAR

Ontario Land Tribunal

Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248

The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal ("Tribunal"). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.

SCHEDULE A

ISSUE DATE:

CASE NO(S).:

PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant and Appellant: Caledon HL Developments Inc.

Subject: Request to amend the Official Plan – Failure to adopt the requested amendment

Description: To permit the development of six (6) industrial warehouse buildings

Reference Number: PRE 2021-0224

Property Address: 12505 Heart Lake Road

Municipality/UT: Caledon/Peel

OLT Case No.: OLT-23-000693

OLT Lead Case No.: OLT-23-000693

OLT Case Name: Caledon HL Developments Inc. v. Caledon (Town)

PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant and Appellant: Caledon HL Developments Inc.

Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision

Description: To permit the development of six (6) industrial warehouse buildings

Reference Number: PRE 2021-0224

Property Address: 12505 Heart Lake Road

Municipality/UT: Caledon/Peel

OLT Case No.: OLT-23-000694

OLT Lead Case No.: OLT-23-000693

OLT Case Name: Caledon HL Developments Inc. v. Caledon (Town)

1. The Tribunal may vary or add to the directions in this procedural order at any time by an oral ruling or by another written order, either on the parties’ request or its own motion.

Organization of the Hearing

2. The video hearing will begin on November 4, 2024 at 10:00 a.m.

3. The parties’ initial estimation for the length of the hearing is 5 days. The parties are expected to cooperate to reduce the length of the hearing by eliminating redundant evidence and attempting to reach settlements on issues where possible.

4. The parties and participants identified at the case management conference are set out in Attachment 1 (see the sample procedural order for the meaning of these terms).

5. The issues are set out in the Issues List attached as Attachment 2. There will be no changes to this list unless the Tribunal permits, and a party who asks for changes may have costs awarded against it.

6. The order of evidence shall be as set out in Attachment 3 to this Order. The Tribunal may limit the amount of time allocated for opening statements, evidence in chief (including the qualification of witnesses), cross-examination, evidence in reply and final argument. The length of written argument, if any, may be limited either on the parties’ consent, subject to the Tribunal’s approval, or by Order of the Tribunal.

7. Any person intending to participate in the hearing should provide a mailing address, email address and a telephone number to the Tribunal as soon as possible – ideally before the case management conference. Any person who will be retaining a representative should advise the other parties and the Tribunal of the representative’s name, address, email address and the phone number as soon as possible.

8. Any person who intends to participate in the hearing, including parties, counsel and witnesses, is expected to review the Tribunal’s Video Hearing Guide, available on the Tribunal’s website.

Requirements Before the Hearing

9. A party who intends to call witnesses, whether by summons or not, shall provide to the Tribunal and the other parties a list of the witnesses and the order in which they will be called. This list must be delivered on or before Friday September 27, 2024 and in accordance with paragraph 22 below. A party who intends to call an expert witness must include a copy of the witness’ Curriculum Vitae and the area of expertise in which the witness is prepared to be qualified.

10. Technical expert witnesses in the same field shall have a meeting on or before Friday October 4, 2024 and use best efforts to try to resolve or reduce the issues for the hearing. Following the technical experts’ meeting the parties must prepare and file a Statement of Agreed Facts and Issues with the OLT case co-ordinator on or before Wednesday October 9, 2024.

11. An expert witness shall prepare an expert witness statement, which shall list any reports prepared by the expert, or any other reports or documents to be relied on at the hearing. Copies of this must be provided as in paragraph 13 below. Instead of a witness statement, the expert may file his or her entire report if it contains the required information. If this is not done, the Tribunal may refuse to hear the expert’s testimony.

12. Expert witnesses who are under summons but not paid to produce a report do not have to file an expert witness statement; but the party calling them must file a brief outline of the expert’s evidence as in paragraph 13 below. A party who intends to call a witness who is not an expert must file a brief outline of the witness’ evidence, as in paragraph 13 below.

13. On or before Wednesday October 16, 2024, the parties shall provide copies of their [witness and] expert witness statements to the other parties and to the OLT case co-ordinator and in accordance with paragraph 22 below.

14. On or before Wednesday October 16, 2024, a participant shall provide copies of their written participant statement to the other parties in accordance with paragraph 22 below. A participant cannot present oral submissions at the hearing on the content of their written statement, unless ordered by the Tribunal.

15. On or before Wednesday October 16, 2024, the parties shall confirm with the Tribunal if all the reserved hearing dates are still required.

16. On or before Wednesday October 30, 2024 the parties shall provide copies of their visual evidence to all of the other parties in accordance with paragraph 22 below. If a model will be used, all parties must have a reasonable opportunity to view it before the hearing.

17. On or before Friday October 25, 2024 Parties may provide to all other parties and the OLT case co-ordinator a written response to any written evidence in accordance with paragraph 22 below.

18. The parties shall cooperate to prepare a joint document book which shall be shared with the OLT case co-ordinator on or before Wednesday October 30, 2024.

19. A person wishing to change written evidence, including witness statements, must make a written motion to the Tribunal. See Rule 10 of the Tribunal’s Rules with respect to Motions, which requires that the moving party provide copies of the motion to all other parties 15 days before the Tribunal hears the motion.

20. A party who provides written evidence of a witness to the other parties must have the witness attend the hearing to give oral evidence, unless the party notifies the Tribunal at least 7 days before the hearing that the written evidence is not part of their record.

21. The parties shall prepare and file a preliminary hearing plan with the Tribunal on or before Wednesday October 30, 2024 with a proposed schedule for the hearing that identifies, as a minimum, the parties participating in the hearing, the preliminary matters (if any to be addressed), the anticipated order of evidence, the date each witness is expected to attend, the anticipated length of time for evidence to be presented by each witness in chief, cross-examination and re-examination (if any) and the expected length of time for final submissions. The parties are expected to ensure that the hearing proceeds in an efficient manner and in accordance with the hearing plan. The Tribunal may, at its discretion, change or alter the hearing plan at any time in the course of the hearing.

22. All filings shall be submitted electronically. Electronic copies may be filed by email, an electronic file sharing service for documents that exceed 10MB in size, or as otherwise directed by the Tribunal. The delivery of documents by email shall be governed by the Rule 7.

23. No adjournments or delays will be granted before or during the hearing except for serious hardship or illness. The Tribunal’s Rule 17 applies to such requests.

TRIBUNAL REGISTRAR

Summary of Key Dates

DATE	EVENT
September 27, 2024	Exchange of witness lists
October 4, 2024	Experts meeting prior to this date
October 9, 2024	Agreed Statement of Facts
October 16, 2024	Exchange of Witness Statements, summoned witness outlines, Expert Reports and Participant Statements
October 25, 2024	Exchange of response to Witness Statements (if any)
October 30, 2024	Exchange of visual evidence (if any)
October 30, 2024	Finalize Joint Document Book
October 30, 2024	Final Work Plan filed with the Tribunal
November 4, 2024	Hearing commences

ATTACHMENT 1 Parties and Participants

PARTIES

Town of Caledon Thomson Rogers 390 Bay Street, Suite 3100 Toronto, ON M5H 1W2 David Germain dgermain@trlaw.com

Caledon HL Developments Inc. WeirFoulds LLP 66 Wellington St W Suite 4100 Toronto, ON M5K 1B7 Denise Baker dbaker@weirfoulds.com

Toronto and Region Conservation Authority Fogler, Rubinoff LLP 77 King Street West, Suite 3000, P.O. Box 95 Toronto, ON M5K 1G8 Tim Duncan tduncan@foglers.com

Ministry of Municipal Affairs and Housing 777 Bay Street, 17th floor Toronto, Ontario M7A 2J3 Joanna Wice Joanna.Wice@ontario.ca Anna-Lee Beamish Anna-lee.Beamish@ontario.ca

PARTICIPANT

QuadReal Property Group 199 Bay Street, Suite 4900 Toronto, ON M5L 1G2 Peter Kulkarni peter.kulkarni@quadreal.com

ATTACHMENT 2- ISSUES LISTS

Consolidated Issues list:

General

1. Are the applications premature in advance of:

   1. the Town’s new official plan coming into force?
   2. inclusion of the subject lands in the Town’s settlement area boundary?
   3. preparation of a growth management and phasing plan?
   4. preparation of a staging and sequencing plan?
   5. preparation of a secondary plan that includes the subject lands?
   6. planning for the extension of Dougall Ave in accordance with the Town’s Multi-Modal Transportation Master Plan and new Official Plan?

2. Do the applications appropriately reflect the settlement area boundary in the 2022 Peel Official Plan?

3. Are the proposed uses appropriate and desirable for the subject lands?

4. Are appropriate water and wastewater services and fire protection available to the subject lands?

Transportation

5. Are the proposed uses appropriate for the subject lands from a transportation perspective, including:

   1. whether sufficient access to the subject lands has been provided; and
   2. whether the road network is suitable for and can accommodate traffic generated by the proposed uses?

6. Do the applications appropriately protect the planned GTA West transportation corridor?

Natural Heritage and Natural Hazards

7. Do the applications appropriately protect natural heritage features and functions on and adjacent to the subject lands?

8. Is the floodplain hazard and all required buffer blocks appropriately identified?

9. Have the TRCA’s stormwater management guidelines been addressed, as applicable?

10. Has a local subwatershed study been prepared to the satisfaction of the Town with input from the TRCA?

Policy

11. Do the applications have appropriate regard for matters of provincial interest, particularly subsection 2(f) of the Planning Act?

12. Are the applicants consistent with the PPS, particularly policies 2.3, 2.8, 2.9, 3.1, 3.2, 3.3.1, 3.3.3, 3.5, 3.6, 4.1, 4.2, 5.1,5.2, 6.1 and 6.2.1?

13. Do the applications conform with the Greenbelt Plan, particularly policy 3.4?

14. Do the applications conform with the Official Plan of the Region of Peel, particularly policies 2.12, 2.13, 5.4, 5.5, 5.6, 5.8, 5.10, 6.5 and 7.2-7.9?

15. Do the applications conform with the Official Plan of the Town of Caledon, particularly policies 3.1, 3.2, 3.4, 4.1, 4.2, 5.5, 5.7, 5.9, 5.10, 5.16, 6 and 7.13?

16. If the Tribunal approves one or both of the proposed OPA and ZBA, what is the appropriate form of the planning instrument(s), including:

    1. provision of a framework, policies and standards to implement high quality site and building design which meets Town policies, standards and guidelines;
    2. appropriate parking standards; and
    3. any required holding provisions?

ATTACHMENT 3 – ORDER OF EVIDENCE

1. Caledon HL Developments Inc.
2. Town of Caledon
3. Toronto and Region Conservation Authority
4. Ministry of Municipal Affairs and Housing
5. Caledon HL Developments Inc. in Reply

Attachment to Sample Procedural Order

Meaning of terms used in the Procedural Order:

A party is an individual or corporation permitted by the Tribunal to participate fully in the hearing by receiving copies of written evidence, presenting witnesses, cross-examining the witnesses of the other parties, and making submissions on all of the evidence. An unincorporated group cannot be a party and it must appoint one person to speak for it, and that person must accept the other responsibilities of a party as set out in the Order. Parties do not have to be represented by a lawyer and may have an agent speak for them. The agent must have written authorisation from the party.

NOTE that a person who wishes to become a party before or at the hearing, and who did not request this at the case management conference (CMC), must ask the Tribunal to permit this.

A participant is an individual or corporation, whether represented by a lawyer or not, who may make a written submission to the Tribunal. A participant cannot make an oral submission to the Tribunal or present oral evidence (testify in-person) at the hearing (only a party may do so). Section 17 of the Ontario Land Tribunal Act states that a person who is not a party to a proceeding may only make a submission to the Tribunal in writing. The Tribunal may direct a participant to attend a hearing to answer questions from the Tribunal on the content of their written submission, should that be found necessary by the Tribunal. A participant may also be asked questions by the parties should the Tribunal direct a participant to attend a hearing to answer questions on the content of their written submission.

A participant must be identified and be accorded participant status by the Tribunal at the CMC. A participant will not receive notice of conference calls on procedural issues that may be scheduled prior to the hearing, nor receive notice of mediation. A participant cannot ask for costs, or review of a decision, as a participant does not have the rights of a party to make such requests of the Tribunal.

Written evidence includes all written material, reports, studies, documents, letters and witness statements which a party or participant intends to present as evidence at the hearing. These must have pages numbered consecutively throughout the entire document, even if there are tabs or dividers in the material.

Visual evidence includes photographs, maps, videos, models, and overlays which a party or participant intends to present as evidence at the hearing.

A witness statement is a short written outline of the person’s background, experience and interest in the matter; a list of the issues which he or she will discuss ; and a list of reports or materials that the witness will rely on at the hearing.

An expert witness statement should include his or her (1) name and address, (2) qualifications, (3) a list of the issues he or she will address, (4) the witness’ opinions on those issues and the complete reasons supporting their opinions and conclusions and (5) a list of reports or materials that the witness will rely on at the hearing. An expert witness statement must be accompanied by an acknowledgement of expert’s duty.

A participant statement is a short written outline of the person’s or group’s background, experience and interest in the matter; a statement of the participant’s position on the appeal; a list of the issues which the participant wishes to address and the submissions of the participant on those issues; and a list of reports or materials, if any, which the participant wishes to refer to in their statement.

Additional Information

A summons may compel the appearance of a person before the Tribunal who has not agreed to appear as a witness. A party must ask a Tribunal Member or the senior staff of the Tribunal to issue a summons through a request. (See Rule 13 on the summons procedure.) The request should indicate how the witness’ evidence is relevant to the hearing. If the Tribunal is not satisfied from the information provided in the request that the evidence is relevant, necessary or admissible, the party requesting the summons may provide a further request with more detail or bring a motion in accordance with the Rules.

The order of examination of witnesses is usually direct examination, cross-examination and re-examination in the following way:

• direct examination by the party presenting the witness;
• direct examination by any party of similar interest, in the manner determined by the Tribunal;
• cross-examination by parties of opposite interest;
• re-examination by the party presenting the witness; or
• another order of examination mutually agreed among the parties or directed by the Tribunal.