1 00:06:01,120 --> 00:06:03,360 Good afternoon everyone. I'd now like to 2 00:06:03,360 --> 00:06:05,039 call today's meeting of the committee of 3 00:06:05,039 --> 00:06:08,639 adjustment to order. 4 00:06:08,639 --> 00:06:10,560 We would like to acknowledge that we are 5 00:06:10,560 --> 00:06:12,720 meeting on the traditional lands and 6 00:06:12,720 --> 00:06:15,759 treaty territory of the sin oji way 7 00:06:15,759 --> 00:06:18,400 nation which includes the chipoaz of 8 00:06:18,400 --> 00:06:21,919 naywash unseated first nation and the 9 00:06:21,919 --> 00:06:25,840 chipawaz of sin first nation. We also 10 00:06:25,840 --> 00:06:28,639 recognize the matei whose ancestors 11 00:06:28,639 --> 00:06:31,919 shared this land and these waters. We 12 00:06:31,919 --> 00:06:34,800 extend our gratitude to all Anishnab and 13 00:06:34,800 --> 00:06:37,840 Matei peoples and their descendants 14 00:06:37,840 --> 00:06:40,960 past, present, and future who continue 15 00:06:40,960 --> 00:06:44,240 to care for and inhabit these lands and 16 00:06:44,240 --> 00:06:48,710 tend these waters. 17 00:06:48,720 --> 00:06:50,639 The purpose of this meeting is to review 18 00:06:50,639 --> 00:06:53,600 applications for minor variants as well 19 00:06:53,600 --> 00:06:56,720 as consent to sever applications as they 20 00:06:56,720 --> 00:06:59,039 apply to lands within the municipality 21 00:06:59,039 --> 00:07:02,160 of Meford. Let me start by first 22 00:07:02,160 --> 00:07:03,840 introducing the members of this 23 00:07:03,840 --> 00:07:07,120 committee. On my far right is Mr. David 24 00:07:07,120 --> 00:07:11,680 Cramp, Mr. Ed Ormsby, on my far left, 25 00:07:11,680 --> 00:07:14,240 Mr. Peter Toville, and myself, Terry 26 00:07:14,240 --> 00:07:17,199 Williams. I am the chair. I'd also like 27 00:07:17,199 --> 00:07:18,800 to introduce the members of the 28 00:07:18,800 --> 00:07:21,120 municipal planning staff in attendance 29 00:07:21,120 --> 00:07:24,400 here today. Denise McCarl, manager of 30 00:07:24,400 --> 00:07:26,479 planning services. 31 00:07:26,479 --> 00:07:29,120 Michael Kelly, planner. Helena 32 00:07:29,120 --> 00:07:32,639 Fascinado, planner, and Haley Amadi, 33 00:07:32,639 --> 00:07:34,639 planning technician and secretary 34 00:07:34,639 --> 00:07:37,440 treasurer for this committee. 35 00:07:37,440 --> 00:07:39,440 We are legally required to make 36 00:07:39,440 --> 00:07:42,160 decisions that conform to the provincial 37 00:07:42,160 --> 00:07:45,120 planning act as well as the existing 38 00:07:45,120 --> 00:07:48,800 county and local official plans. Based 39 00:07:48,800 --> 00:07:51,680 on those documents as well as any 40 00:07:51,680 --> 00:07:54,400 additional relevant correspondence, the 41 00:07:54,400 --> 00:07:56,639 municipal planning staff have prepared 42 00:07:56,639 --> 00:07:59,199 detailed reports and provide this 43 00:07:59,199 --> 00:08:02,160 committee with their recommendations. 44 00:08:02,160 --> 00:08:05,039 The committee is encouraging everyone to 45 00:08:05,039 --> 00:08:07,360 share their thoughts about proposed 46 00:08:07,360 --> 00:08:10,000 applications. For those joining us 47 00:08:10,000 --> 00:08:13,199 remotely via Zoom, as well as those that 48 00:08:13,199 --> 00:08:15,599 are here in person today, you will have 49 00:08:15,599 --> 00:08:17,680 the opportunity to speak should you wish 50 00:08:17,680 --> 00:08:20,400 to do so. I will call upon you at the 51 00:08:20,400 --> 00:08:22,560 appropriate time. 52 00:08:22,560 --> 00:08:24,879 It is also appropriate to ask questions 53 00:08:24,879 --> 00:08:27,599 that you may have as it relates to these 54 00:08:27,599 --> 00:08:30,400 applications because your constructive 55 00:08:30,400 --> 00:08:32,640 criticisms and comments to this 56 00:08:32,640 --> 00:08:35,120 committee will help us to make informed 57 00:08:35,120 --> 00:08:37,279 decisions. 58 00:08:37,279 --> 00:08:39,839 The applicant or their representatives 59 00:08:39,839 --> 00:08:42,000 will also have the opportunity to 60 00:08:42,000 --> 00:08:44,399 respond to any of the questions that are 61 00:08:44,399 --> 00:08:47,279 raised either by the committee or by the 62 00:08:47,279 --> 00:08:48,959 public. 63 00:08:48,959 --> 00:08:51,519 Anyone wishing to receive notice of the 64 00:08:51,519 --> 00:08:54,560 decisions of today's applications may do 65 00:08:54,560 --> 00:09:00,230 so by calling 519-5381060 66 00:09:00,240 --> 00:09:03,040 extension 1120 or through an email 67 00:09:03,040 --> 00:09:07,990 request to planning meford.ca. 68 00:09:08,000 --> 00:09:10,160 Before we begin today's public meeting, 69 00:09:10,160 --> 00:09:12,240 I must ask if any of the members of this 70 00:09:12,240 --> 00:09:14,959 committee have any direct personal or 71 00:09:14,959 --> 00:09:17,519 pecuniary interests or anything of a 72 00:09:17,519 --> 00:09:20,320 general nature thereof as it relates to 73 00:09:20,320 --> 00:09:22,640 today's files. 74 00:09:22,640 --> 00:09:25,120 Seeing none, 75 00:09:25,120 --> 00:09:26,800 have the members of the committee had an 76 00:09:26,800 --> 00:09:28,959 opportunity to review the minutes of our 77 00:09:28,959 --> 00:09:30,000 last meeting? 78 00:09:30,000 --> 00:09:31,120 >> Yes. 79 00:09:31,120 --> 00:09:36,070 >> Are there any necessary changes? 80 00:09:36,080 --> 00:09:37,519 May I have a motion to approve the 81 00:09:37,519 --> 00:09:40,399 meeting minutes of the last meeting? 82 00:09:40,399 --> 00:09:44,720 David and Peter. All in favor? 83 00:09:44,720 --> 00:09:48,000 That motion is carried. 84 00:09:48,000 --> 00:09:50,080 We will now proceed with the public 85 00:09:50,080 --> 00:09:53,760 section. Um this is a meeting of the 86 00:09:53,760 --> 00:09:56,720 committee of adjustment to consider uh 87 00:09:56,720 --> 00:10:00,320 an application for consent as under 88 00:10:00,320 --> 00:10:03,279 section 45 of the planning act as it 89 00:10:03,279 --> 00:10:08,480 relates to part law 27 concession 7 90 00:10:08,480 --> 00:10:12,399 uh in meford formally part of St. 91 00:10:12,399 --> 00:10:13,920 Vincent. 92 00:10:13,920 --> 00:10:15,680 The requirement to hold this meeting is 93 00:10:15,680 --> 00:10:18,160 that there must have been at least 14 94 00:10:18,160 --> 00:10:20,399 days notice as prescribed by the 95 00:10:20,399 --> 00:10:22,959 planning act. Haley, can you please 96 00:10:22,959 --> 00:10:25,839 confirm to me the date of the notice was 97 00:10:25,839 --> 00:10:27,920 published and calculate that we've had 98 00:10:27,920 --> 00:10:30,320 at least 14 days notice. 99 00:10:30,320 --> 00:10:32,720 >> Thank you, Mr. Chair. So, the notice was 100 00:10:32,720 --> 00:10:36,079 provided on August 7th, 2025, giving 101 00:10:36,079 --> 00:10:39,120 more than the required 14 days notice. 102 00:10:39,120 --> 00:10:41,440 >> Thank you. 103 00:10:41,440 --> 00:10:43,200 Has each member of the committee visited 104 00:10:43,200 --> 00:10:45,519 the subject land or had an opportunity 105 00:10:45,519 --> 00:10:47,360 to review the file? 106 00:10:47,360 --> 00:10:49,600 >> Yes. 107 00:10:49,600 --> 00:10:54,079 >> Um then I would ask the uh planner on 108 00:10:54,079 --> 00:10:56,959 this file, Michael, if you'd please uh 109 00:10:56,959 --> 00:10:58,959 summarize the application and provide us 110 00:10:58,959 --> 00:11:01,600 with any comments or comments that have 111 00:11:01,600 --> 00:11:03,760 been received. 112 00:11:03,760 --> 00:11:06,079 So through you, Mr. Chair, the applicant 113 00:11:06,079 --> 00:11:07,920 is requesting consent to sever one 114 00:11:07,920 --> 00:11:10,079 residential lot from an existing 7.6 115 00:11:10,079 --> 00:11:12,720 seen hector parcel. The lot will be 116 00:11:12,720 --> 00:11:15,120 approximately 3.21 hectares in size and 117 00:11:15,120 --> 00:11:17,440 have approximately 130 mters of frontage 118 00:11:17,440 --> 00:11:19,440 on seventh line. The lands would be 119 00:11:19,440 --> 00:11:20,800 serviced by a new private well and 120 00:11:20,800 --> 00:11:23,040 septic system and would be accessed 121 00:11:23,040 --> 00:11:24,880 again by seventh line and open and 122 00:11:24,880 --> 00:11:27,200 maintained municipal road. 123 00:11:27,200 --> 00:11:29,040 In addition, the applicant always also 124 00:11:29,040 --> 00:11:31,040 proposes to establish an easement across 125 00:11:31,040 --> 00:11:32,640 the severed parcel to recognize the 126 00:11:32,640 --> 00:11:34,560 hydro lane that services the existing 127 00:11:34,560 --> 00:11:36,720 house on the lot. 128 00:11:36,720 --> 00:11:38,160 uh the lands are designated rural and 129 00:11:38,160 --> 00:11:39,600 environmental protection in the me 130 00:11:39,600 --> 00:11:41,680 official plan. So comments were received 131 00:11:41,680 --> 00:11:44,000 from Gray County planning ecology and 132 00:11:44,000 --> 00:11:46,399 social services staff noting no concerns 133 00:11:46,399 --> 00:11:48,640 with the application. After report 134 00:11:48,640 --> 00:11:50,320 finalization, additional comments were 135 00:11:50,320 --> 00:11:52,320 received from the historic sahi matei 136 00:11:52,320 --> 00:11:54,640 who stated they had no objection to the 137 00:11:54,640 --> 00:11:56,560 application and additional comments were 138 00:11:56,560 --> 00:11:58,079 received from Grace Conservation 139 00:11:58,079 --> 00:12:00,000 Authority who determined that there was 140 00:12:00,000 --> 00:12:02,000 sufficient room outside the regulated 141 00:12:02,000 --> 00:12:03,920 area to establish a new building 142 00:12:03,920 --> 00:12:05,920 envelope for a dwelling well and septic 143 00:12:05,920 --> 00:12:08,240 system. GSA stated the consent was 144 00:12:08,240 --> 00:12:09,760 acceptable provided that the entrance 145 00:12:09,760 --> 00:12:11,040 for the new lobby required to 146 00:12:11,040 --> 00:12:12,880 demonstrate safe access and that the 147 00:12:12,880 --> 00:12:14,720 culvert is appropriately sized to handle 148 00:12:14,720 --> 00:12:17,040 storm events. Uh this would be required 149 00:12:17,040 --> 00:12:18,399 as part of the standard municipal 150 00:12:18,399 --> 00:12:19,760 evaluation for whether or not an 151 00:12:19,760 --> 00:12:21,440 entrance permit can be issued and as 152 00:12:21,440 --> 00:12:22,800 such is already captured under the 153 00:12:22,800 --> 00:12:24,959 requirements uh recommended in 154 00:12:24,959 --> 00:12:26,560 recommended condition number three in 155 00:12:26,560 --> 00:12:28,480 the planning report. Uh no other 156 00:12:28,480 --> 00:12:30,079 comments have been received as of this 157 00:12:30,079 --> 00:12:33,279 time and after review of the proposed 158 00:12:33,279 --> 00:12:34,959 proposal based on applicable planning 159 00:12:34,959 --> 00:12:36,800 policies and documents staff are 160 00:12:36,800 --> 00:12:38,320 satisfied that the application is 161 00:12:38,320 --> 00:12:40,320 consistent with the policies of the PPS 162 00:12:40,320 --> 00:12:42,000 and upholds the intent and purpose of 163 00:12:42,000 --> 00:12:44,240 the official plan and zoning bylaw. as 164 00:12:44,240 --> 00:12:45,920 Dutch staff are recommending approval 165 00:12:45,920 --> 00:12:47,680 subject to the conditions outlined in 166 00:12:47,680 --> 00:12:49,519 the report. 167 00:12:49,519 --> 00:12:51,839 >> Thank you, Michael. Members of the 168 00:12:51,839 --> 00:12:53,360 committee, are there any questions 169 00:12:53,360 --> 00:12:58,470 related to this application? 170 00:12:58,480 --> 00:13:02,000 » No. Um, would the applicant or his agent 171 00:13:02,000 --> 00:13:07,509 wish to say anything on this file? 172 00:13:07,519 --> 00:13:09,440 » Yes. Uh, good afternoon. My name is Ron 173 00:13:09,440 --> 00:13:11,920 Davidson. I am the planning consultant 174 00:13:11,920 --> 00:13:14,079 that filed the application on behalf of 175 00:13:14,079 --> 00:13:15,920 Mr. and Mrs. Lane and they're here with 176 00:13:15,920 --> 00:13:17,680 me today. I have very little to add. 177 00:13:17,680 --> 00:13:20,079 Michael went uh went through that uh 178 00:13:20,079 --> 00:13:21,760 everything basically that you need to 179 00:13:21,760 --> 00:13:24,320 know. Um it conforms with the official 180 00:13:24,320 --> 00:13:26,639 plan both the county level and the local 181 00:13:26,639 --> 00:13:28,720 level here. It is consistent with the 182 00:13:28,720 --> 00:13:31,279 provincial policy statements. Um just to 183 00:13:31,279 --> 00:13:32,720 back up a bit, what the slains are 184 00:13:32,720 --> 00:13:34,800 proposing to do is sever so they can 185 00:13:34,800 --> 00:13:36,800 downsize. they want to build their house 186 00:13:36,800 --> 00:13:39,519 on the severed parcel and sell the the 187 00:13:39,519 --> 00:13:41,440 retained parcel that their house is on 188 00:13:41,440 --> 00:13:44,240 right now. That's it in a nutshell. Um 189 00:13:44,240 --> 00:13:45,920 that's all I need to say. It looks like 190 00:13:45,920 --> 00:13:46,959 you've got a lot of things on the 191 00:13:46,959 --> 00:13:49,040 agenda, so I'll stop talking now. Thank 192 00:13:49,040 --> 00:13:52,720 you. Is there any members of the public 193 00:13:52,720 --> 00:13:56,000 either online or here wish to speak on 194 00:13:56,000 --> 00:13:57,600 this? 195 00:13:57,600 --> 00:14:03,360 Seeing none, um any final comments, 196 00:14:03,360 --> 00:14:06,320 members of the committee? No. Then Haley 197 00:14:06,320 --> 00:14:08,160 can you please read the suggested 198 00:14:08,160 --> 00:14:12,320 decision and conditions for approval? 199 00:14:12,320 --> 00:14:14,399 >> So the recommended decision is that the 200 00:14:14,399 --> 00:14:15,680 committee of adjustment of the 201 00:14:15,680 --> 00:14:18,480 municipality of meford approve consent 202 00:14:18,480 --> 00:14:20,800 B14205 203 00:14:20,800 --> 00:14:23,600 to sever one lot from an existing parcel 204 00:14:23,600 --> 00:14:25,760 and to establish an easement over the 205 00:14:25,760 --> 00:14:27,360 proposed lot for the purpose of 206 00:14:27,360 --> 00:14:30,000 recognizing an existing hydro easement 207 00:14:30,000 --> 00:14:32,560 subject to the following conditions. 208 00:14:32,560 --> 00:14:34,720 First that the applicant meets all the 209 00:14:34,720 --> 00:14:36,560 requirements of the municipality 210 00:14:36,560 --> 00:14:38,720 financial or otherwise for the 211 00:14:38,720 --> 00:14:41,519 certificate of consents to be issued. 212 00:14:41,519 --> 00:14:44,000 Second payment of cash in lie of 213 00:14:44,000 --> 00:14:46,000 parkland dedication for the severed 214 00:14:46,000 --> 00:14:48,480 lands. Third confirmation that an 215 00:14:48,480 --> 00:14:50,320 entrance permit is available for the 216 00:14:50,320 --> 00:14:53,120 road authority and will be provided by 217 00:14:53,120 --> 00:14:54,880 the applicant prior to the final 218 00:14:54,880 --> 00:14:57,440 approval. enforce that the final 219 00:14:57,440 --> 00:14:59,199 reference plan be provided to the 220 00:14:59,199 --> 00:15:00,800 municipality for review to the 221 00:15:00,800 --> 00:15:03,040 satisfaction of the municipality. 222 00:15:03,040 --> 00:15:04,560 >> Thank you. 223 00:15:04,560 --> 00:15:06,880 >> May I have a motion on the decision as 224 00:15:06,880 --> 00:15:11,910 read by the secretary treasurer? 225 00:15:11,920 --> 00:15:16,399 That was Ed and Peter. Any last comments 226 00:15:16,399 --> 00:15:19,519 before we take the vote? 227 00:15:19,519 --> 00:15:22,240 All in favor? 228 00:15:22,240 --> 00:15:24,880 That motion is passed. Can you please 229 00:15:24,880 --> 00:15:29,750 outline next steps, please? 230 00:15:29,760 --> 00:15:32,079 » Thank you, Mr. Chair. So, the applicant 231 00:15:32,079 --> 00:15:33,839 can now take down the sign on their 232 00:15:33,839 --> 00:15:36,320 property and I will provide the notice 233 00:15:36,320 --> 00:15:41,600 to you by email by Friday and and yeah, 234 00:15:41,600 --> 00:15:50,790 that's all. Thank you. 235 00:15:50,800 --> 00:15:53,440 We'll just take a 30 seconds to sign 236 00:15:53,440 --> 00:16:49,030 that. We may 237 00:16:49,040 --> 00:16:50,880 This committee will now consider two 238 00:16:50,880 --> 00:16:53,759 applications for consent under section 239 00:16:53,759 --> 00:16:57,120 45 of the planning act for vacant lands 240 00:16:57,120 --> 00:17:02,240 on grey road 18 art lot 17 concession to 241 00:17:02,240 --> 00:17:05,839 east in Meford. The requirement to hold 242 00:17:05,839 --> 00:17:07,839 this meeting is m that there must have 243 00:17:07,839 --> 00:17:10,319 been at least 14 days notice as 244 00:17:10,319 --> 00:17:13,039 prescribed by the planning act. Haley, 245 00:17:13,039 --> 00:17:15,120 can you please confirm to us the date of 246 00:17:15,120 --> 00:17:17,360 notice and calculate that we've had at 247 00:17:17,360 --> 00:17:19,199 least 14 days? 248 00:17:19,199 --> 00:17:21,520 >> Um, thank you, Mr. Chair. Yes, the 249 00:17:21,520 --> 00:17:25,120 notice was provided on August 7th, 2025, 250 00:17:25,120 --> 00:17:27,280 giving more than the required 14 days 251 00:17:27,280 --> 00:17:28,880 notice. 252 00:17:28,880 --> 00:17:30,720 Thank you. 253 00:17:30,720 --> 00:17:32,400 >> Michael, I believe you're the planner on 254 00:17:32,400 --> 00:17:34,480 this one again. Can you please summarize 255 00:17:34,480 --> 00:17:36,480 the application and any comments that 256 00:17:36,480 --> 00:17:37,919 have been received? 257 00:17:37,919 --> 00:17:40,320 >> Sure. So, through you, Mr. Chair, uh the 258 00:17:40,320 --> 00:17:42,000 applicant is requesting consent to sever 259 00:17:42,000 --> 00:17:43,679 two residential building lots from an 260 00:17:43,679 --> 00:17:47,760 existing 46.4 hectare vacant parcel. Lot 261 00:17:47,760 --> 00:17:50,480 A will be approximately 4.8 hectares in 262 00:17:50,480 --> 00:17:54,799 size and have 164.5 m of frontage on 263 00:17:54,799 --> 00:17:56,880 Grey Road 18. Lot B will be 264 00:17:56,880 --> 00:17:59,200 approximately 5.7 hectares in size and 265 00:17:59,200 --> 00:18:02,320 have 197 meters of frontage on Grey Road 266 00:18:02,320 --> 00:18:04,880 18. Uh the lands will be serviced by a 267 00:18:04,880 --> 00:18:07,360 new private well and septic systems and 268 00:18:07,360 --> 00:18:09,840 would have access on Grey Road 18 open 269 00:18:09,840 --> 00:18:11,440 and maintain municipal road. The lands 270 00:18:11,440 --> 00:18:12,960 are designated rule and environmental 271 00:18:12,960 --> 00:18:15,679 protection in the MER official plan. 272 00:18:15,679 --> 00:18:17,360 So, comments from the application were 273 00:18:17,360 --> 00:18:19,440 received from Gray County staff who 274 00:18:19,440 --> 00:18:21,760 stated that providing the conservation 275 00:18:21,760 --> 00:18:23,679 authority is satisfied with the findings 276 00:18:23,679 --> 00:18:26,240 of the flood mapping and analysis report 277 00:18:26,240 --> 00:18:28,080 and that all lots can be safely 278 00:18:28,080 --> 00:18:30,000 accessed, planning, county planning 279 00:18:30,000 --> 00:18:31,679 ecology staff's comments are addressed 280 00:18:31,679 --> 00:18:33,840 and that the proposed entrances conform 281 00:18:33,840 --> 00:18:35,679 to the previous county transportation 282 00:18:35,679 --> 00:18:38,080 comments from 2021. County planning 283 00:18:38,080 --> 00:18:39,919 staff have no concerns with the subject 284 00:18:39,919 --> 00:18:41,840 application. These requirements have 285 00:18:41,840 --> 00:18:43,520 been integrated into the recommended 286 00:18:43,520 --> 00:18:46,480 conditions of consent. Multiple comments 287 00:18:46,480 --> 00:18:48,000 were received from the historic sahim 288 00:18:48,000 --> 00:18:50,080 matei. Initial comments stating that 289 00:18:50,080 --> 00:18:51,760 they disagreed with the findings of the 290 00:18:51,760 --> 00:18:55,039 applicant's EIS and that development 291 00:18:55,039 --> 00:18:57,200 findings that development could be 292 00:18:57,200 --> 00:18:59,520 accommodated with no negative impacts to 293 00:18:59,520 --> 00:19:01,520 identify natural heritage features and 294 00:19:01,520 --> 00:19:03,760 related ecological functions. Historic 295 00:19:03,760 --> 00:19:05,039 Sahin does not agree with this 296 00:19:05,039 --> 00:19:06,559 conclusion stating that all healthy 297 00:19:06,559 --> 00:19:08,240 trees and in particular mature healthy 298 00:19:08,240 --> 00:19:10,000 trees provide important habitat and 299 00:19:10,000 --> 00:19:11,440 ecological functions that cannot be 300 00:19:11,440 --> 00:19:13,520 easily replaced. In comments later 301 00:19:13,520 --> 00:19:15,440 submitted historic sahim mate further 302 00:19:15,440 --> 00:19:17,280 recommended that a 30 m setback be 303 00:19:17,280 --> 00:19:19,280 maintained between the waterway and any 304 00:19:19,280 --> 00:19:21,760 disturbance. However, ultimately the 305 00:19:21,760 --> 00:19:23,600 historic sahim stated they had no 306 00:19:23,600 --> 00:19:25,440 objections to the severances as 307 00:19:25,440 --> 00:19:26,960 presented. 308 00:19:26,960 --> 00:19:28,559 Finally, comments were received from 309 00:19:28,559 --> 00:19:30,480 Grace Conservation Authority stating 310 00:19:30,480 --> 00:19:32,480 that the previous comments provided for 311 00:19:32,480 --> 00:19:34,640 the applications are still valid. These 312 00:19:34,640 --> 00:19:36,240 comments were included in the planning 313 00:19:36,240 --> 00:19:38,480 report as appendix 5 and the 314 00:19:38,480 --> 00:19:40,000 recommendations of these comments have 315 00:19:40,000 --> 00:19:41,919 also been integrated into the proposed 316 00:19:41,919 --> 00:19:44,320 conditions of consent. No other comments 317 00:19:44,320 --> 00:19:46,480 have been received as at this time and 318 00:19:46,480 --> 00:19:48,080 after review of the proposal based on 319 00:19:48,080 --> 00:19:49,520 applicable planning policies and 320 00:19:49,520 --> 00:19:51,600 documents, staff are satisfied that the 321 00:19:51,600 --> 00:19:53,919 application can be made consistent with 322 00:19:53,919 --> 00:19:56,160 the policies of the PPS and to uphold 323 00:19:56,160 --> 00:19:57,760 the intent and purpose of the official 324 00:19:57,760 --> 00:20:00,080 plans and zoning bylaws if the 325 00:20:00,080 --> 00:20:02,080 recommended conditions are implemented 326 00:20:02,080 --> 00:20:04,080 and as such staff are recommending 327 00:20:04,080 --> 00:20:05,440 approval. 328 00:20:05,440 --> 00:20:08,000 >> Thank you. Members of the committee, do 329 00:20:08,000 --> 00:20:10,080 you have any questions, comments, 330 00:20:10,080 --> 00:20:14,230 concerns? 331 00:20:14,240 --> 00:20:18,000 No. Um, is the applicant or their agent 332 00:20:18,000 --> 00:20:21,280 here? And if so, do they want to speak 333 00:20:21,280 --> 00:20:24,880 on this file online? If you would 334 00:20:24,880 --> 00:20:27,600 identify yourself, please. 335 00:20:27,600 --> 00:20:30,880 >> Um, my name is 336 00:20:30,880 --> 00:20:34,400 Hi, my name is Don Scott uh with Quest 337 00:20:34,400 --> 00:20:36,240 of Planning Consultants. We have been 338 00:20:36,240 --> 00:20:39,360 working with with Mr. and Mrs. back 339 00:20:39,360 --> 00:20:41,919 along this application for some time. 340 00:20:41,919 --> 00:20:45,360 I've reviewed Michael's uh report. We 341 00:20:45,360 --> 00:20:48,000 don't have any additional comments and 342 00:20:48,000 --> 00:20:50,880 we are uh supporting the recommendations 343 00:20:50,880 --> 00:20:54,559 that he provided the committee. I'll 344 00:20:54,559 --> 00:20:56,640 answer any questions if the committee 345 00:20:56,640 --> 00:21:02,470 has any uh questions. 346 00:21:02,480 --> 00:21:04,080 » Committee members, do you have any 347 00:21:04,080 --> 00:21:06,960 questions for this individual? No. 348 00:21:06,960 --> 00:21:10,799 >> Thank you. Thank you. Um, is there any 349 00:21:10,799 --> 00:21:12,799 member of the public that wishes to 350 00:21:12,799 --> 00:21:15,440 speak on this file? 351 00:21:15,440 --> 00:21:18,320 No. Last opportunity, questions, 352 00:21:18,320 --> 00:21:22,320 comments. Um, since this is two 353 00:21:22,320 --> 00:21:23,840 consents, 354 00:21:23,840 --> 00:21:26,559 um, they will be handled separately in 355 00:21:26,559 --> 00:21:29,520 two votes. So, if you could read the 356 00:21:29,520 --> 00:21:32,880 suggested decision. 357 00:21:32,880 --> 00:21:36,720 >> Yeah. Or B 01 first. 358 00:21:36,720 --> 00:21:38,960 Um so the recommended decision is that 359 00:21:38,960 --> 00:21:40,400 the committee of adjustment of the 360 00:21:40,400 --> 00:21:42,960 municipality of Mayford approve consent 361 00:21:42,960 --> 00:21:45,520 B012025 362 00:21:45,520 --> 00:21:48,640 to sever the lot from an existing vacant 363 00:21:48,640 --> 00:21:51,679 parcel. Uh should the committee decide 364 00:21:51,679 --> 00:21:55,360 to grant approval of consent B01 2025 365 00:21:55,360 --> 00:21:57,760 parcel A on the site plan staff 366 00:21:57,760 --> 00:21:59,679 recommend the following conditions be 367 00:21:59,679 --> 00:22:01,280 included. 368 00:22:01,280 --> 00:22:03,280 One that the applicant meets all the 369 00:22:03,280 --> 00:22:05,200 requirements of the municipality 370 00:22:05,200 --> 00:22:07,120 financial or otherwise for the 371 00:22:07,120 --> 00:22:10,000 certificate of consents to be issued. 372 00:22:10,000 --> 00:22:12,080 Second, payment of cash in lie of 373 00:22:12,080 --> 00:22:14,240 parkland dedication for the severed 374 00:22:14,240 --> 00:22:17,120 lands. Third, that a well test is 375 00:22:17,120 --> 00:22:19,520 conducted to demonstrate the severed lot 376 00:22:19,520 --> 00:22:22,640 can be adequately supported by on-site 377 00:22:22,640 --> 00:22:24,799 water servicing to the satisfaction of 378 00:22:24,799 --> 00:22:26,480 the municipality. 379 00:22:26,480 --> 00:22:28,960 Fourth, that evidence be provided by a 380 00:22:28,960 --> 00:22:31,200 qualified professional that on-site 381 00:22:31,200 --> 00:22:33,919 wastewater servicing can be accommodated 382 00:22:33,919 --> 00:22:36,960 in areas outside of any areas 383 00:22:36,960 --> 00:22:39,600 susceptible to flooding. Fifth, 384 00:22:39,600 --> 00:22:42,000 confirmation that an entrance permit is 385 00:22:42,000 --> 00:22:44,320 available from the road authority will 386 00:22:44,320 --> 00:22:46,799 be provided by the applicant prior to 387 00:22:46,799 --> 00:22:50,080 the final approval. Six, that written 388 00:22:50,080 --> 00:22:52,159 confirmation is received from the county 389 00:22:52,159 --> 00:22:55,120 of Gray that any required road widening 390 00:22:55,120 --> 00:22:57,120 has com has been completed to the 391 00:22:57,120 --> 00:22:59,440 satisfaction of the county of Gray. 392 00:22:59,440 --> 00:23:01,919 Seven, that the severed lot is 393 00:23:01,919 --> 00:23:04,480 appropriately reszoned by application of 394 00:23:04,480 --> 00:23:07,200 the property owners to the municipality 395 00:23:07,200 --> 00:23:09,360 to accurately represent the actual 396 00:23:09,360 --> 00:23:12,000 Hizard land limit as established in the 397 00:23:12,000 --> 00:23:14,320 letter provided by Grace Conservation 398 00:23:14,320 --> 00:23:17,600 Authority on November 7th, 2024 and to 399 00:23:17,600 --> 00:23:19,760 implement the recommendations of the 400 00:23:19,760 --> 00:23:21,919 submitted scoped environmental impact 401 00:23:21,919 --> 00:23:24,400 study provided by roots environmental 402 00:23:24,400 --> 00:23:28,480 and dated May 20th, 2025. And lastly, 403 00:23:28,480 --> 00:23:30,240 that the final reference plan be 404 00:23:30,240 --> 00:23:32,559 provided to the municipality for review 405 00:23:32,559 --> 00:23:35,840 to the satisfaction of the municipality. 406 00:23:35,840 --> 00:23:40,480 >> Thank you. Any comments, questions? 407 00:23:40,480 --> 00:23:44,880 May I have a motion then to uh accept 408 00:23:44,880 --> 00:23:46,720 the decision? 409 00:23:46,720 --> 00:23:51,760 Mo Peter and Ed, all of those in favor. 410 00:23:51,760 --> 00:23:54,799 That motion is carried. Uh we'll proceed 411 00:23:54,799 --> 00:23:58,480 with P 02 first. Next. 412 00:23:58,480 --> 00:24:00,640 >> Thank you, Mr. Chair. Uh, should the 413 00:24:00,640 --> 00:24:02,640 committee decide to grant approval of 414 00:24:02,640 --> 00:24:05,520 consent B 02205 415 00:24:05,520 --> 00:24:08,159 parcel B on the site plan, SAP recommend 416 00:24:08,159 --> 00:24:10,880 the following conditions be included. 417 00:24:10,880 --> 00:24:12,799 One, that the applicant meets all the 418 00:24:12,799 --> 00:24:14,559 requirements of the municipalities 419 00:24:14,559 --> 00:24:16,159 financial or otherwise for the 420 00:24:16,159 --> 00:24:18,400 certificate of consent to be issued. 421 00:24:18,400 --> 00:24:20,400 Two, payment of cash in of parkland 422 00:24:20,400 --> 00:24:23,200 dedication for the severed lands. Three 423 00:24:23,200 --> 00:24:25,679 that a belt test is conducted to 424 00:24:25,679 --> 00:24:27,679 demonstrate that the severed loss can be 425 00:24:27,679 --> 00:24:30,159 adequately supported by on-site water 426 00:24:30,159 --> 00:24:31,919 servicing to the satisfaction of the 427 00:24:31,919 --> 00:24:34,640 municipality or that evidence be 428 00:24:34,640 --> 00:24:36,559 provided by a qualified professional 429 00:24:36,559 --> 00:24:38,960 that on-site wastewater servicing can be 430 00:24:38,960 --> 00:24:41,200 accommodated in areas outside of any 431 00:24:41,200 --> 00:24:44,559 areas susceptible to flooding. Five, 432 00:24:44,559 --> 00:24:46,640 confirmation that an entrance permit is 433 00:24:46,640 --> 00:24:49,039 available from the road authority and 434 00:24:49,039 --> 00:24:51,279 will be provided by the applicant prior 435 00:24:51,279 --> 00:24:53,840 to final approval. Six, that written 436 00:24:53,840 --> 00:24:55,600 confirmation is received from the county 437 00:24:55,600 --> 00:24:58,159 of Gray that any required road widening 438 00:24:58,159 --> 00:24:59,919 has been completed to the satisfaction 439 00:24:59,919 --> 00:25:02,559 of the county of Gray. Seven, that the 440 00:25:02,559 --> 00:25:04,880 severed lot is appropriately reszoned by 441 00:25:04,880 --> 00:25:06,640 application of the property owners to 442 00:25:06,640 --> 00:25:09,200 the municipality to accurately represent 443 00:25:09,200 --> 00:25:10,960 the actual hazard land limit as 444 00:25:10,960 --> 00:25:12,799 established in the letter provided by 445 00:25:12,799 --> 00:25:15,600 Grace Conservation Authority on November 446 00:25:15,600 --> 00:25:18,320 7th, 2024 and to implement the 447 00:25:18,320 --> 00:25:20,720 recommendations of the submitted scoped 448 00:25:20,720 --> 00:25:22,799 environmental impact study provided by 449 00:25:22,799 --> 00:25:25,520 roots environmental and dated May 20th, 450 00:25:25,520 --> 00:25:28,799 2025. Eight that as part of any zoning 451 00:25:28,799 --> 00:25:30,960 ball amendment for this parcel, a 452 00:25:30,960 --> 00:25:33,679 holding symbol be established over the 453 00:25:33,679 --> 00:25:35,760 western portion of the parcel to ensure 454 00:25:35,760 --> 00:25:38,159 geotechnical information is provided 455 00:25:38,159 --> 00:25:40,640 regarding slope stability prior to a 456 00:25:40,640 --> 00:25:43,039 dwelling being constructed being 457 00:25:43,039 --> 00:25:45,600 constructed on the upper lands of parcel 458 00:25:45,600 --> 00:25:49,360 B. nine that the t that at the time of 459 00:25:49,360 --> 00:25:51,679 time parcel B is developed a detailed 460 00:25:51,679 --> 00:25:54,400 engineers grading and drainage plan be 461 00:25:54,400 --> 00:25:56,720 provided to demonstrate how drainage can 462 00:25:56,720 --> 00:25:58,720 be accommodated through the lower 463 00:25:58,720 --> 00:26:01,440 portion of parcel B and lastly that the 464 00:26:01,440 --> 00:26:03,600 final reference plan be provided to the 465 00:26:03,600 --> 00:26:05,279 municipality for review to the 466 00:26:05,279 --> 00:26:08,559 satisfaction of the municipality. 467 00:26:08,559 --> 00:26:11,760 >> Thank you. May I have a motion relative 468 00:26:11,760 --> 00:26:13,360 to this decision as read by the 469 00:26:13,360 --> 00:26:16,000 secretary treasurer? 470 00:26:16,000 --> 00:26:19,520 Ed and David. 471 00:26:19,520 --> 00:26:24,400 Any discussion, comments, concerns? 472 00:26:24,400 --> 00:26:26,799 All in favor? 473 00:26:26,799 --> 00:26:29,600 That motion is carried. Can you please 474 00:26:29,600 --> 00:26:34,549 read the next steps on that file? 475 00:26:34,559 --> 00:26:36,960 Uh now the applicant can take down the 476 00:26:36,960 --> 00:26:38,880 sign on their property and I will 477 00:26:38,880 --> 00:26:41,760 provide a notice to them by Friday and I 478 00:26:41,760 --> 00:26:43,919 will circulate it to them by email. 479 00:26:43,919 --> 00:27:55,830 Thank you. 480 00:27:55,840 --> 00:27:58,720 Next on the agenda is application file 481 00:27:58,720 --> 00:28:03,990 A0 2025. 482 00:28:04,000 --> 00:28:05,840 The committee of adjustment will now 483 00:28:05,840 --> 00:28:07,840 consider an application for a minor 484 00:28:07,840 --> 00:28:10,080 variance under section 45 of the 485 00:28:10,080 --> 00:28:13,279 planning act for the property known as 486 00:28:13,279 --> 00:28:18,320 63 Bridge Street in Meford. Um under 487 00:28:18,320 --> 00:28:21,679 section 45 planning act the requirement 488 00:28:21,679 --> 00:28:23,760 to hold this meeting must that there 489 00:28:23,760 --> 00:28:25,760 must have been at least 10 days notice 490 00:28:25,760 --> 00:28:28,159 as prescribed. Can you please confirm 491 00:28:28,159 --> 00:28:30,399 the date of the notice was published and 492 00:28:30,399 --> 00:28:32,000 calculate that we've had at least 10 493 00:28:32,000 --> 00:28:34,640 days notice? Thank you, Mr. Chair. The 494 00:28:34,640 --> 00:28:37,760 notice was provided on August 7th, 2025, 495 00:28:37,760 --> 00:28:39,600 giving more than the required attendance 496 00:28:39,600 --> 00:28:40,480 notice. 497 00:28:40,480 --> 00:28:43,360 >> Thank you, Elena. I believe you are the 498 00:28:43,360 --> 00:28:45,120 planner on this file. If you could 499 00:28:45,120 --> 00:28:47,440 please summarize it and outline any 500 00:28:47,440 --> 00:28:49,360 correspondence or that has been 501 00:28:49,360 --> 00:28:50,720 received. 502 00:28:50,720 --> 00:28:52,720 >> Yes, thank you. Through you, Mr. Chair. 503 00:28:52,720 --> 00:28:54,559 Um so the property owners would like to 504 00:28:54,559 --> 00:28:56,559 construct a detached garage containing 505 00:28:56,559 --> 00:28:59,919 an additional residential unit or ARU on 506 00:28:59,919 --> 00:29:03,200 their property at 63 Bridge Street. Um 507 00:29:03,200 --> 00:29:05,360 so for properties in the residential 508 00:29:05,360 --> 00:29:07,760 three or R3 zone, the required front 509 00:29:07,760 --> 00:29:10,559 yard setback for new accessory buildings 510 00:29:10,559 --> 00:29:12,559 is equal to the existing setback from 511 00:29:12,559 --> 00:29:16,000 the main wall of the main house um to 512 00:29:16,000 --> 00:29:18,080 the front property line. So this is to 513 00:29:18,080 --> 00:29:19,840 recognize the layout of those 514 00:29:19,840 --> 00:29:21,600 established neighborhoods and the more 515 00:29:21,600 --> 00:29:24,720 compact urban areas of town. Um and to 516 00:29:24,720 --> 00:29:26,480 ensure that accessory buildings don't 517 00:29:26,480 --> 00:29:29,600 significantly alter or impact the street 518 00:29:29,600 --> 00:29:32,559 view of the existing neighborhood. Um so 519 00:29:32,559 --> 00:29:34,159 for example, if all the build all the 520 00:29:34,159 --> 00:29:37,360 main houses are 10 m back and you put an 521 00:29:37,360 --> 00:29:40,000 accessory building a meter away, it 522 00:29:40,000 --> 00:29:42,960 alters that street view. Um, so in this 523 00:29:42,960 --> 00:29:44,640 case, the main house on the property is 524 00:29:44,640 --> 00:29:47,760 set back 13.9 m from the front property 525 00:29:47,760 --> 00:29:50,000 line. Um, and the owners are requesting 526 00:29:50,000 --> 00:29:52,960 a front yard setback of 7.5 m for the 527 00:29:52,960 --> 00:29:54,559 ARU. 528 00:29:54,559 --> 00:29:56,159 So, looking at the neighborhood, most of 529 00:29:56,159 --> 00:29:58,480 the houses are situated closer to the 530 00:29:58,480 --> 00:30:01,200 property line than this proposed ARU. 531 00:30:01,200 --> 00:30:03,679 Um, with a significant portion of the 532 00:30:03,679 --> 00:30:05,760 existing homes along St. Vincent Street 533 00:30:05,760 --> 00:30:08,480 located closer than 5 m from the front 534 00:30:08,480 --> 00:30:10,240 property line. 535 00:30:10,240 --> 00:30:12,720 Um, and then I also note that the as of 536 00:30:12,720 --> 00:30:14,640 right setback for main dwellings within 537 00:30:14,640 --> 00:30:18,080 this zone is 7.5 m. Um, so if you were 538 00:30:18,080 --> 00:30:20,720 building a main house on a property 539 00:30:20,720 --> 00:30:23,600 there, it could be 7.5 m from the front 540 00:30:23,600 --> 00:30:26,799 property line as a rate. Um, so in 541 00:30:26,799 --> 00:30:28,320 consideration of this and noting that 542 00:30:28,320 --> 00:30:30,880 all other zoning provisions will be met, 543 00:30:30,880 --> 00:30:32,480 uh, staff are of the opinion that this 544 00:30:32,480 --> 00:30:34,159 variance is minor and recommend 545 00:30:34,159 --> 00:30:36,799 approval. and comments were received 546 00:30:36,799 --> 00:30:38,799 from county planning and ecology 547 00:30:38,799 --> 00:30:41,279 departments who noted no concerns. And 548 00:30:41,279 --> 00:30:43,120 then following agenda circulation, we 549 00:30:43,120 --> 00:30:44,960 did receive comments from Grace Aubble 550 00:30:44,960 --> 00:30:47,120 and the historic Sagine Matei who also 551 00:30:47,120 --> 00:30:49,360 noted no concerns. Thank you. 552 00:30:49,360 --> 00:30:51,360 >> Thank you. Members of the committee, are 553 00:30:51,360 --> 00:30:54,480 there any questions, concerns, comments? 554 00:30:54,480 --> 00:30:56,640 Peter 555 00:30:56,640 --> 00:30:59,520 >> for Helina. Um Helen, is there adequate 556 00:30:59,520 --> 00:31:01,120 visibility sight lines between the 557 00:31:01,120 --> 00:31:03,360 corner of the proposed garage and the 558 00:31:03,360 --> 00:31:05,360 next house over? It's not shown where 559 00:31:05,360 --> 00:31:08,399 exactly next building is. 560 00:31:08,399 --> 00:31:10,799 >> Yes. Yeah. So, it'll be it does meet the 561 00:31:10,799 --> 00:31:13,120 provisions uh for the interior sideyard 562 00:31:13,120 --> 00:31:15,120 setback and it actually exceeds those 563 00:31:15,120 --> 00:31:16,880 provisions. Um 564 00:31:16,880 --> 00:31:18,559 >> because it's on a corner. 565 00:31:18,559 --> 00:31:20,720 >> Yeah. Yeah. 566 00:31:20,720 --> 00:31:22,640 >> Yeah. So, we do have for those corner 567 00:31:22,640 --> 00:31:25,279 lots sight triangle provisions and so 568 00:31:25,279 --> 00:31:28,960 it's 5 by 5 m and it's well away from 569 00:31:28,960 --> 00:31:33,520 that that corner line. Yeah. Thank you. 570 00:31:33,520 --> 00:31:35,600 Are there any members? Any other 571 00:31:35,600 --> 00:31:39,919 questions? Um Helena, I have one. Um how 572 00:31:39,919 --> 00:31:43,039 close is the proposed garage to the 573 00:31:43,039 --> 00:31:44,720 property line? 574 00:31:44,720 --> 00:31:47,679 >> It's 1.499 575 00:31:47,679 --> 00:31:50,640 m from the interior from sorry from the 576 00:31:50,640 --> 00:31:52,159 interior side 577 00:31:52,159 --> 00:31:53,679 >> yard 578 00:31:53,679 --> 00:31:57,919 >> relative to the first street north I 579 00:31:57,919 --> 00:32:00,640 guess it is or whatever direction on St. 580 00:32:00,640 --> 00:32:05,360 Vincent. How far does that garage come? 581 00:32:05,360 --> 00:32:07,360 Because to me, that house is sitting 582 00:32:07,360 --> 00:32:12,480 back a fairways from the street and a uh 583 00:32:12,480 --> 00:32:16,320 whatever it is, a 23 foot, 24 foot high 584 00:32:16,320 --> 00:32:19,600 garage sitting right beside their uh 585 00:32:19,600 --> 00:32:24,080 front porch isn't terribly attractive. 586 00:32:24,080 --> 00:32:27,039 >> Right. So, the the height for the ARU, 587 00:32:27,039 --> 00:32:29,279 it can be up to six meters. I realize 588 00:32:29,279 --> 00:32:31,360 that it's perfectly acceptable in terms 589 00:32:31,360 --> 00:32:33,679 of height, but I think it's a question 590 00:32:33,679 --> 00:32:37,440 of where does it sit relative to the 591 00:32:37,440 --> 00:32:40,640 house next door and their front porch. 592 00:32:40,640 --> 00:32:43,440 >> So, it sits um and it is an irregular 593 00:32:43,440 --> 00:32:46,799 lot for sure, this this lot at 63 Bridge 594 00:32:46,799 --> 00:32:50,000 Street. Um, so it'll sit um and the 595 00:32:50,000 --> 00:32:51,919 property owner is here as well who may 596 00:32:51,919 --> 00:32:54,159 be able to provide some more info, but 597 00:32:54,159 --> 00:32:57,200 um it'll be 598 00:32:57,200 --> 00:33:01,360 beside the house to 599 00:33:01,360 --> 00:33:02,000 side. 600 00:33:02,000 --> 00:33:05,360 >> Does it actually go closer to the road 601 00:33:05,360 --> 00:33:07,679 than than the porch of the house next 602 00:33:07,679 --> 00:33:09,200 door? 603 00:33:09,200 --> 00:33:12,240 >> No. From looking at aerial photos, no. 604 00:33:12,240 --> 00:33:14,960 Um 605 00:33:14,960 --> 00:33:16,559 >> um 606 00:33:16,559 --> 00:33:19,919 perhaps if the applicant is here um you 607 00:33:19,919 --> 00:33:22,799 can speak to that. 608 00:33:22,799 --> 00:33:24,880 >> Sure. I turn this on. 609 00:33:24,880 --> 00:33:26,559 >> Yes, please. And if you'd identify 610 00:33:26,559 --> 00:33:27,120 yourself. 611 00:33:27,120 --> 00:33:29,120 >> Yes. My name is Alan Reed. I'm the owner 612 00:33:29,120 --> 00:33:32,320 of 63 Bridge along with my wife. 613 00:33:32,320 --> 00:33:35,039 >> So the uh intention is not to disrupt 614 00:33:35,039 --> 00:33:38,480 the street the streetscape whatsoever. 615 00:33:38,480 --> 00:33:40,480 uh considerable efforts going into 616 00:33:40,480 --> 00:33:42,880 making sure that it reflects the street 617 00:33:42,880 --> 00:33:45,120 in terms of quality of product that's on 618 00:33:45,120 --> 00:33:48,159 the street. Um we have spent a fair 619 00:33:48,159 --> 00:33:50,320 amount of time with our neighbor Jeff 620 00:33:50,320 --> 00:33:52,799 Fletcher who was in the adjacent house 621 00:33:52,799 --> 00:33:55,600 that you referenced. He sees no issue 622 00:33:55,600 --> 00:33:58,799 with it. The only the only item he 623 00:33:58,799 --> 00:34:00,720 referenced was that he wanted to make 624 00:34:00,720 --> 00:34:03,279 sure that his side door could be opened 625 00:34:03,279 --> 00:34:06,000 because the lot line is so close. We 626 00:34:06,000 --> 00:34:07,679 gave him assurance that that would not 627 00:34:07,679 --> 00:34:11,440 be an issue. Um, but the intention is to 628 00:34:11,440 --> 00:34:13,280 make sure that it is not further forward 629 00:34:13,280 --> 00:34:16,079 than his front porch or any of the front 630 00:34:16,079 --> 00:34:17,760 porches that form that part of the 631 00:34:17,760 --> 00:34:19,520 streetscape. 632 00:34:19,520 --> 00:34:22,879 Thank you. Appreciate it. Um, are there 633 00:34:22,879 --> 00:34:25,679 any members of the public and wishing to 634 00:34:25,679 --> 00:34:27,760 speak on this? 635 00:34:27,760 --> 00:34:30,320 Many members any additional comments or 636 00:34:30,320 --> 00:34:32,480 questions? 637 00:34:32,480 --> 00:34:34,560 No. 638 00:34:34,560 --> 00:34:36,320 Haley, can you please provide us with 639 00:34:36,320 --> 00:34:38,079 the suggested decision and conditions 640 00:34:38,079 --> 00:34:39,280 for approval? 641 00:34:39,280 --> 00:34:41,679 >> Thank you, Mr. Chair. So the recommended 642 00:34:41,679 --> 00:34:43,440 decision is that committee of 643 00:34:43,440 --> 00:34:45,520 adjustments approve minor variance 644 00:34:45,520 --> 00:34:47,679 A082025 645 00:34:47,679 --> 00:34:50,639 for the lens at 63 bridge street 646 00:34:50,639 --> 00:34:54,800 providing relief from zoning bylaw 60209 647 00:34:54,800 --> 00:34:59,440 to permit a front yard setback of 7.5 m 648 00:34:59,440 --> 00:35:02,160 where section 4212D 649 00:35:02,160 --> 00:35:05,440 requires a minimum front line setback of 650 00:35:05,440 --> 00:35:09,359 13.9 m which is the setback of existing 651 00:35:09,359 --> 00:35:12,000 front yard of the main dwelling for an 652 00:35:12,000 --> 00:35:14,000 additional residential unit in the 653 00:35:14,000 --> 00:35:17,359 residential tree or tree zone 654 00:35:17,359 --> 00:35:19,520 subject to the following condition. That 655 00:35:19,520 --> 00:35:21,839 the proposed development shall occur 656 00:35:21,839 --> 00:35:23,760 substantially in accordance with the 657 00:35:23,760 --> 00:35:26,400 site plan and elevations provided with 658 00:35:26,400 --> 00:35:30,720 minor variance application A08 2025 and 659 00:35:30,720 --> 00:35:33,200 attached to the report. 660 00:35:33,200 --> 00:35:36,160 >> Thank you. May I have a motion on the 661 00:35:36,160 --> 00:35:38,000 decision as writed by the secretary 662 00:35:38,000 --> 00:35:41,750 treasurer? 663 00:35:41,760 --> 00:35:44,079 David and Peter. 664 00:35:44,079 --> 00:35:46,560 All of those in favor? 665 00:35:46,560 --> 00:35:50,550 That motion is carried. 666 00:35:50,560 --> 00:35:54,320 » Can you please outline the next steps? 667 00:35:54,320 --> 00:35:56,480 >> Uh, so the applicant can now take down 668 00:35:56,480 --> 00:35:58,560 the sign on their property and I will 669 00:35:58,560 --> 00:36:01,040 provide a notice to you by email by 670 00:36:01,040 --> 00:36:07,829 Friday. 671 00:36:07,839 --> 00:36:15,190 Could you repeat that please? 672 00:36:15,200 --> 00:36:18,640 » Uh you can now you you're aware that you 673 00:36:18,640 --> 00:36:21,599 can take down the sign on the property 674 00:36:21,599 --> 00:36:24,560 and the notice of the decisions will be 675 00:36:24,560 --> 00:36:26,720 signed and I will send it to you by 676 00:36:26,720 --> 00:36:29,440 email by Friday this week. 677 00:36:29,440 --> 00:36:31,680 >> You're welcome. 678 00:36:31,680 --> 00:36:33,680 There has to be an appeal period, which 679 00:36:33,680 --> 00:36:36,400 is why there's 680 00:36:36,400 --> 00:36:38,400 a slight delay, if you will, in final 681 00:36:38,400 --> 00:37:32,150 approval. 682 00:37:32,160 --> 00:37:34,079 The committee will now consider an 683 00:37:34,079 --> 00:37:37,520 application for minor variance file 684 00:37:37,520 --> 00:37:40,240 A092025 685 00:37:40,240 --> 00:37:43,760 under section 45 of the planning act 686 00:37:43,760 --> 00:37:46,079 known as 687 00:37:46,079 --> 00:37:48,720 203776 688 00:37:48,720 --> 00:37:51,119 highway 26. 689 00:37:51,119 --> 00:37:52,880 The requirement to hold this meeting is 690 00:37:52,880 --> 00:37:55,200 that there must have been at least 10 691 00:37:55,200 --> 00:37:57,119 days notice as prescribed in the 692 00:37:57,119 --> 00:37:59,520 planning act. Can you please confirm to 693 00:37:59,520 --> 00:38:01,920 us the notice the date the notice was 694 00:38:01,920 --> 00:38:04,000 published and calculate that we've had 695 00:38:04,000 --> 00:38:05,680 at least 10 days notice. 696 00:38:05,680 --> 00:38:08,160 >> Thank you Mr. Chair. Yes, the notice was 697 00:38:08,160 --> 00:38:11,520 provided on August 7th, 2025 giving more 698 00:38:11,520 --> 00:38:14,160 than the required 10 days notice. 699 00:38:14,160 --> 00:38:16,320 >> Thank you Elena. I believe you are the 700 00:38:16,320 --> 00:38:18,960 planner on this pilot again as well. 701 00:38:18,960 --> 00:38:21,520 >> Yes, thank you Mr. chair. Uh so the 702 00:38:21,520 --> 00:38:22,960 property owner would like to build a 703 00:38:22,960 --> 00:38:26,320 sugar shack with st sap tanks on the 704 00:38:26,320 --> 00:38:28,880 property at 203776 705 00:38:28,880 --> 00:38:32,560 highway 26 uh for maple syrup processing 706 00:38:32,560 --> 00:38:34,320 uh which is a permitted use in the rural 707 00:38:34,320 --> 00:38:37,280 area. The property is accessed by an 708 00:38:37,280 --> 00:38:38,880 established right of way over a 709 00:38:38,880 --> 00:38:40,720 neighboring property which provides 710 00:38:40,720 --> 00:38:43,520 legal access to the lands. uh staff 711 00:38:43,520 --> 00:38:45,599 would note that the subject property has 712 00:38:45,599 --> 00:38:47,359 an approved entrance permit issued 713 00:38:47,359 --> 00:38:49,760 through MTO and maintains a civic 714 00:38:49,760 --> 00:38:52,320 address. So at the time of building 715 00:38:52,320 --> 00:38:54,720 permit submission review, it was noted 716 00:38:54,720 --> 00:38:56,960 that the proposal did not comply with a 717 00:38:56,960 --> 00:38:59,839 portion of section 4.8 of the zoning 718 00:38:59,839 --> 00:39:02,880 bylaw. Uh so section 4.8 notes that 719 00:39:02,880 --> 00:39:06,320 prior to building um a property shall 720 00:39:06,320 --> 00:39:10,240 abut on and obtain legal access from a 721 00:39:10,240 --> 00:39:12,960 street. So although the property obtains 722 00:39:12,960 --> 00:39:15,200 legal access, uh it does not have 723 00:39:15,200 --> 00:39:18,240 technical frontage on a street. So the 724 00:39:18,240 --> 00:39:20,079 property owner is requesting relief from 725 00:39:20,079 --> 00:39:23,040 this provision. Um our official plan 726 00:39:23,040 --> 00:39:25,440 policy support driveway access by right 727 00:39:25,440 --> 00:39:28,079 ofways for existing landlock parcels 728 00:39:28,079 --> 00:39:29,839 such as this one with the intent being 729 00:39:29,839 --> 00:39:33,040 to not sterilize existing lots um that 730 00:39:33,040 --> 00:39:35,359 are within zones that permit these type 731 00:39:35,359 --> 00:39:39,200 of uses um such as the rural zone. And 732 00:39:39,200 --> 00:39:41,119 the way that the the zoning bylaw is 733 00:39:41,119 --> 00:39:43,920 worded uh does require planning approval 734 00:39:43,920 --> 00:39:46,640 prior to building on landlock parcels. 735 00:39:46,640 --> 00:39:48,800 Um and in this case, the property is 736 00:39:48,800 --> 00:39:52,480 viable for building. Um and both the 737 00:39:52,480 --> 00:39:54,880 county planning and ecology and grace 738 00:39:54,880 --> 00:39:57,200 conservation authority uh have no 739 00:39:57,200 --> 00:40:00,160 concerns with the proposal. Um and in in 740 00:40:00,160 --> 00:40:02,400 consideration of this staff do recommend 741 00:40:02,400 --> 00:40:04,720 approval of this this minor variance. 742 00:40:04,720 --> 00:40:05,599 Thank you. 743 00:40:05,599 --> 00:40:08,000 >> Thank you. Members of the committee, do 744 00:40:08,000 --> 00:40:09,839 you have any questions for the planning 745 00:40:09,839 --> 00:40:13,200 staff relative to this file? 746 00:40:13,200 --> 00:40:14,640 >> Yes, Mr. 747 00:40:14,640 --> 00:40:16,240 >> Hi, Helena. Yes, through you, Mr. 748 00:40:16,240 --> 00:40:18,880 Chairman. Um, the fact that it's going 749 00:40:18,880 --> 00:40:21,440 to be is it going to be retail or 750 00:40:21,440 --> 00:40:22,640 commercial? Like, are you going to be 751 00:40:22,640 --> 00:40:24,640 able to drive in there and buy certain? 752 00:40:24,640 --> 00:40:26,320 Does that make a difference in terms of 753 00:40:26,320 --> 00:40:29,440 access through this road allowance? So 754 00:40:29,440 --> 00:40:32,240 it'll be for the processing, so tapping 755 00:40:32,240 --> 00:40:35,599 the trees and and um 756 00:40:35,599 --> 00:40:38,400 collecting the sap, but it won't be um 757 00:40:38,400 --> 00:40:41,920 for any commercial uh retail sales on 758 00:40:41,920 --> 00:40:42,720 the property. 759 00:40:42,720 --> 00:40:44,640 >> So it it doesn't affect the access to 760 00:40:44,640 --> 00:40:48,160 the right of way in any way in terms of 761 00:40:48,160 --> 00:40:50,160 what what what's happening back in the 762 00:40:50,160 --> 00:40:53,119 landlock property doesn't affect the 763 00:40:53,119 --> 00:40:55,280 access to the highway. 764 00:40:55,280 --> 00:40:57,440 >> No. And it'll be similar to any other 765 00:40:57,440 --> 00:40:59,280 agricultural use where there may be 766 00:40:59,280 --> 00:41:01,280 some, you know, trucks, 767 00:41:01,280 --> 00:41:01,599 >> right, 768 00:41:01,599 --> 00:41:03,680 >> going in and out or tractors, that kind 769 00:41:03,680 --> 00:41:06,880 of thing. But, um, any any commercial 770 00:41:06,880 --> 00:41:08,720 use would need to go through site plan 771 00:41:08,720 --> 00:41:11,200 approval as well and and all of that. 772 00:41:11,200 --> 00:41:15,680 But no, it'll it won't affect affect it. 773 00:41:15,680 --> 00:41:17,520 >> Any other questions from the committee 774 00:41:17,520 --> 00:41:19,839 members? 775 00:41:19,839 --> 00:41:22,960 >> Is the applicant here? Uh, and if so, do 776 00:41:22,960 --> 00:41:24,560 they what? Would you like to speak on 777 00:41:24,560 --> 00:41:26,640 this or 778 00:41:26,640 --> 00:41:28,400 you quite comfortable with letting the 779 00:41:28,400 --> 00:41:31,839 committee make the decision from here? 780 00:41:31,839 --> 00:41:32,800 >> Thank you. 781 00:41:32,800 --> 00:41:33,599 >> Any public? 782 00:41:33,599 --> 00:41:37,680 >> No. Committee members, last chance and 783 00:41:37,680 --> 00:41:39,599 Haley, can you please provide a 784 00:41:39,599 --> 00:41:43,040 suggested decision and conditions? 785 00:41:43,040 --> 00:41:45,359 >> Thank you, Mr. Chair. So the recommended 786 00:41:45,359 --> 00:41:46,800 decision is that the committee of 787 00:41:46,800 --> 00:41:51,280 adjustment approve minor variance A9205 788 00:41:51,280 --> 00:41:54,640 for the lands at 203776 789 00:41:54,640 --> 00:41:58,480 highway 26 providing relief from section 790 00:41:58,480 --> 00:42:02,720 48A of zoning bylaw 60209 791 00:42:02,720 --> 00:42:04,640 to allow for the construction of 792 00:42:04,640 --> 00:42:07,760 buildings andor structures on a property 793 00:42:07,760 --> 00:42:10,160 that does obtain legal access from a 794 00:42:10,160 --> 00:42:12,480 street by way of right of the way 795 00:42:12,480 --> 00:42:17,040 easement over the lands. at 203816 796 00:42:17,040 --> 00:42:22,079 Highway 26 but doesn't front on street. 797 00:42:22,079 --> 00:42:27,200 >> Thank you. Um may I have a motion on the 798 00:42:27,200 --> 00:42:31,760 decision as suggested Peter and and 799 00:42:31,760 --> 00:42:33,040 all those in favor? 800 00:42:33,040 --> 00:42:36,309 >> Sweet. 801 00:42:36,319 --> 00:42:40,550 Motion carried. 802 00:42:40,560 --> 00:42:43,359 » All right. So, um, now you are aware 803 00:42:43,359 --> 00:42:45,520 that you can take down the sign on your 804 00:42:45,520 --> 00:42:48,880 property and I will provide a notice to 805 00:42:48,880 --> 00:42:52,240 you within a couple of days by email. 806 00:42:52,240 --> 00:43:46,790 Thank you. 807 00:43:46,800 --> 00:43:49,599 And now for what the majority of people 808 00:43:49,599 --> 00:43:51,839 here have been waiting for. Uh the 809 00:43:51,839 --> 00:43:53,280 committee will now consider an 810 00:43:53,280 --> 00:43:56,160 application for a minor variance for 811 00:43:56,160 --> 00:43:59,839 under section 45 of the planning act for 812 00:43:59,839 --> 00:44:07,599 lots 1 to 18, 23 to 26 and 94 to 97 813 00:44:07,599 --> 00:44:10,960 um plan 16M89 814 00:44:10,960 --> 00:44:14,000 in the in meford. The requirement to 815 00:44:14,000 --> 00:44:15,520 hold this meeting is that there must 816 00:44:15,520 --> 00:44:18,079 have been at least 10 days notice. Um 817 00:44:18,079 --> 00:44:21,680 since this was pre uh deferred from a 818 00:44:21,680 --> 00:44:24,400 previous meeting, we know that indeed uh 819 00:44:24,400 --> 00:44:27,440 we have had more than 10 days notice. 820 00:44:27,440 --> 00:44:30,000 Normally what would happen when we got 821 00:44:30,000 --> 00:44:33,839 to a file like this is we would simply 822 00:44:33,839 --> 00:44:36,079 um 823 00:44:36,079 --> 00:44:39,440 address any information that has come 824 00:44:39,440 --> 00:44:41,920 since the the file was originally 825 00:44:41,920 --> 00:44:44,800 discussed in our last meeting. I think 826 00:44:44,800 --> 00:44:50,400 given the interest and um the 827 00:44:50,400 --> 00:44:52,319 application 828 00:44:52,319 --> 00:44:53,839 uh or the letters that have been 829 00:44:53,839 --> 00:44:56,800 written, I think it's appropriate that I 830 00:44:56,800 --> 00:45:00,319 ask Michael to review the entire file 831 00:45:00,319 --> 00:45:02,800 and detail the correspondence that has 832 00:45:02,800 --> 00:45:06,240 been received at this time. Thank you. 833 00:45:06,240 --> 00:45:08,400 >> So through you, Mr. Chair. So this 834 00:45:08,400 --> 00:45:10,160 application was deferred at the July 835 00:45:10,160 --> 00:45:12,640 23rd meeting. Uh original comments were 836 00:45:12,640 --> 00:45:14,480 received from the historic sahim matei 837 00:45:14,480 --> 00:45:16,560 and the town of the blue mountains uh 838 00:45:16,560 --> 00:45:18,000 grey county planning and ecology staff 839 00:45:18,000 --> 00:45:20,240 and grey level conservation authority. 840 00:45:20,240 --> 00:45:21,920 All were received stating they had no 841 00:45:21,920 --> 00:45:24,480 concerns. Uh after the deferral as was 842 00:45:24,480 --> 00:45:26,560 mentioned uh we received quite a few 843 00:45:26,560 --> 00:45:28,240 letters from members of the public 844 00:45:28,240 --> 00:45:30,400 including from Imagine Meford, Roy 845 00:45:30,400 --> 00:45:32,319 Meredith, Christine Meredith, Justin 846 00:45:32,319 --> 00:45:36,560 Crouch, uh Chris Webb, Nicole Nicole 847 00:45:36,560 --> 00:45:39,119 McGill, Nikki, sorry, Nicole, and uh 848 00:45:39,119 --> 00:45:41,359 Brian Martin all voicing concern with 849 00:45:41,359 --> 00:45:44,160 the application. Uh concerns that are 850 00:45:44,160 --> 00:45:45,760 generally related to loss of green 851 00:45:45,760 --> 00:45:47,839 space, traffic safety, street parking, 852 00:45:47,839 --> 00:45:50,319 increased density, and snow removal and 853 00:45:50,319 --> 00:45:52,240 storage. I will note that all of these 854 00:45:52,240 --> 00:45:54,000 letters have been provided to committee 855 00:45:54,000 --> 00:45:56,800 members prior to this meeting. Uh so 856 00:45:56,800 --> 00:45:59,839 just to orient oursel the request is 857 00:45:59,839 --> 00:46:03,119 that the uh the application is that the 858 00:46:03,119 --> 00:46:04,640 applicant be granted relief from the 859 00:46:04,640 --> 00:46:07,680 zoning bylaw uh parking requirements of 860 00:46:07,680 --> 00:46:10,319 section 5.5B to permit a building with 861 00:46:10,319 --> 00:46:11,920 three or more dwelling units to allow 862 00:46:11,920 --> 00:46:14,160 parking in the front yard. Uh the 863 00:46:14,160 --> 00:46:16,240 original evaluation was out done was 864 00:46:16,240 --> 00:46:18,640 done in the original planning report. As 865 00:46:18,640 --> 00:46:20,480 part of this return to the committee, 866 00:46:20,480 --> 00:46:23,839 staff uh wrote an addendum report which 867 00:46:23,839 --> 00:46:26,000 was added to the original report and I 868 00:46:26,000 --> 00:46:27,440 think at this time we'll just go through 869 00:46:27,440 --> 00:46:30,960 a bit of that addendum now. Um so staff 870 00:46:30,960 --> 00:46:32,640 want to clarify the scope of the 871 00:46:32,640 --> 00:46:35,040 applicant's request. So once as I said 872 00:46:35,040 --> 00:46:36,720 the application is requesting relief 873 00:46:36,720 --> 00:46:38,720 from the zoning bylaw to permit a 874 00:46:38,720 --> 00:46:39,680 building with three or more dwelling 875 00:46:39,680 --> 00:46:41,599 units to have parking facilities in the 876 00:46:41,599 --> 00:46:44,000 front yard. Uh the purpose of this 877 00:46:44,000 --> 00:46:45,599 request would be to allow single 878 00:46:45,599 --> 00:46:47,520 detached or semi- detached homes to have 879 00:46:47,520 --> 00:46:49,680 driveways in front of the home rather 880 00:46:49,680 --> 00:46:52,160 than along the side into the backyard. 881 00:46:52,160 --> 00:46:54,240 And this request is the only thing under 882 00:46:54,240 --> 00:46:56,960 review. Uh staff want to clarify the use 883 00:46:56,960 --> 00:46:59,280 of the term front yard. Though in common 884 00:46:59,280 --> 00:47:00,960 language, a front yard generally refers 885 00:47:00,960 --> 00:47:02,880 to a landscaped area in front of a 886 00:47:02,880 --> 00:47:05,040 building. From a zoning perspective, it 887 00:47:05,040 --> 00:47:07,440 only refers to the area of a parcel 888 00:47:07,440 --> 00:47:09,440 between the street and the front wall of 889 00:47:09,440 --> 00:47:11,839 the main building. So requesting parking 890 00:47:11,839 --> 00:47:13,440 to be allowed in the front yard does not 891 00:47:13,440 --> 00:47:15,119 mean a property owner is permitted to 892 00:47:15,119 --> 00:47:16,880 park their cars on grass or anything 893 00:47:16,880 --> 00:47:18,720 like that. It simply means that a 894 00:47:18,720 --> 00:47:20,720 driveway can be located between the 895 00:47:20,720 --> 00:47:23,520 front of the home and the road. Uh 896 00:47:23,520 --> 00:47:25,200 during the initial meeting, staff 897 00:47:25,200 --> 00:47:28,480 addressed concerns about uh addressed 898 00:47:28,480 --> 00:47:30,640 questions about section 4.2 of the 899 00:47:30,640 --> 00:47:32,480 zoning bylaw which permits up to two 900 00:47:32,480 --> 00:47:33,920 additional residential units per 901 00:47:33,920 --> 00:47:35,920 property. However, in reviewing the 902 00:47:35,920 --> 00:47:37,520 meeting, staff later noted it could have 903 00:47:37,520 --> 00:47:39,359 been clear that this provision stems 904 00:47:39,359 --> 00:47:42,240 from provincial requirements. Uh changes 905 00:47:42,240 --> 00:47:44,240 to the planning act through Ontario 906 00:47:44,240 --> 00:47:48,160 regulation 29919 maintain mandate that 907 00:47:48,160 --> 00:47:51,359 municipalities allow up to two ARUS as 908 00:47:51,359 --> 00:47:55,920 of right on urban residential lands. Uh 909 00:47:55,920 --> 00:47:57,920 the municipality then amended its zoning 910 00:47:57,920 --> 00:47:59,839 bylaw to affect to reflect these 911 00:47:59,839 --> 00:48:01,760 requirements and has no authority to 912 00:48:01,760 --> 00:48:04,160 override them. I also want to clarify 913 00:48:04,160 --> 00:48:05,599 that during the last meeting I used the 914 00:48:05,599 --> 00:48:08,640 phrase municip municipally initiated to 915 00:48:08,640 --> 00:48:11,040 describe this amendment. Uh in hindsight 916 00:48:11,040 --> 00:48:13,520 that phrase is a bit jargony. Um 917 00:48:13,520 --> 00:48:15,599 municipally initiated simply refers to 918 00:48:15,599 --> 00:48:17,359 an amendment that is not brought forward 919 00:48:17,359 --> 00:48:20,319 by an application by a private citizen. 920 00:48:20,319 --> 00:48:22,079 It does not necessarily mean that it's 921 00:48:22,079 --> 00:48:24,319 the municipality's idea to do it. Oftent 922 00:48:24,319 --> 00:48:25,760 times it can be because we're just 923 00:48:25,760 --> 00:48:27,280 implementing things that have already 924 00:48:27,280 --> 00:48:30,480 been implemented by the province. 925 00:48:30,480 --> 00:48:32,000 So concerns were raised during the 926 00:48:32,000 --> 00:48:33,520 meeting regarding street parking. 927 00:48:33,520 --> 00:48:35,200 Meford's parking bylaw, which is 928 00:48:35,200 --> 00:48:36,559 available on the municipal website, 929 00:48:36,559 --> 00:48:38,079 regulates parking within the 930 00:48:38,079 --> 00:48:40,480 municipality. Anyone hoping to park on a 931 00:48:40,480 --> 00:48:41,920 public street would have to would be 932 00:48:41,920 --> 00:48:43,359 required to follow the rules of this 933 00:48:43,359 --> 00:48:45,599 bylaw. Some of these rules include no 934 00:48:45,599 --> 00:48:47,440 street parking during winter months, no 935 00:48:47,440 --> 00:48:49,280 blocking of driveways, no blocking of 936 00:48:49,280 --> 00:48:50,960 the path of travel on the roadway or 937 00:48:50,960 --> 00:48:53,280 sidewalks, amongst others. Anyone in 938 00:48:53,280 --> 00:48:54,960 contravention of this bylaw is subject 939 00:48:54,960 --> 00:48:57,440 to uh the specific penalties which 940 00:48:57,440 --> 00:48:59,599 include ticketing being towed as 941 00:48:59,599 --> 00:49:01,520 applicable. Uh it should be further 942 00:49:01,520 --> 00:49:04,000 noted that this bylaw will be infect at 943 00:49:04,000 --> 00:49:05,680 the time the road is assumed by the 944 00:49:05,680 --> 00:49:08,000 municipality. If at the time the streets 945 00:49:08,000 --> 00:49:09,520 within the subdivision are assumed by 946 00:49:09,520 --> 00:49:11,119 the municipality and the parking 947 00:49:11,119 --> 00:49:12,640 situation is deemed to be an issue, the 948 00:49:12,640 --> 00:49:14,319 municipality can update its parking 949 00:49:14,319 --> 00:49:16,480 bylaw to greater or restrict parking in 950 00:49:16,480 --> 00:49:17,920 this area. 951 00:49:17,920 --> 00:49:20,319 So after reviewing the meeting, staff 952 00:49:20,319 --> 00:49:21,599 also believe it would be helpful to 953 00:49:21,599 --> 00:49:23,119 provide members of the public with some 954 00:49:23,119 --> 00:49:24,880 additional context as to how the 955 00:49:24,880 --> 00:49:26,480 committee of adjustment is required to 956 00:49:26,480 --> 00:49:28,000 make decisions on minor variance 957 00:49:28,000 --> 00:49:30,640 applications. So the planning act is the 958 00:49:30,640 --> 00:49:32,480 provincial legislation which allows 959 00:49:32,480 --> 00:49:34,720 municipalities to make decisions on how 960 00:49:34,720 --> 00:49:37,839 land is used within their boundaries. 961 00:49:37,839 --> 00:49:39,839 Municipalities regulate the use of land 962 00:49:39,839 --> 00:49:41,520 through various policy documents, 963 00:49:41,520 --> 00:49:43,200 including the official plan, which 964 00:49:43,200 --> 00:49:45,440 contains highlevel policies on how the 965 00:49:45,440 --> 00:49:47,680 municipality as a whole is intended to 966 00:49:47,680 --> 00:49:49,920 develop over an extended period of time, 967 00:49:49,920 --> 00:49:51,920 and the municipal zoning bylaw, which 968 00:49:51,920 --> 00:49:53,760 contains more specific requirements on a 969 00:49:53,760 --> 00:49:55,920 property bypropy basis. It is important 970 00:49:55,920 --> 00:49:58,000 to note that any provincial legislation 971 00:49:58,000 --> 00:50:00,640 supersedes these two documents. If a 972 00:50:00,640 --> 00:50:02,559 property owner wishes to be granted an 973 00:50:02,559 --> 00:50:04,240 exemption from one of the requirements 974 00:50:04,240 --> 00:50:06,559 of the zoning bylaw, they can apply for 975 00:50:06,559 --> 00:50:09,119 a minor variance to be allowed to do so. 976 00:50:09,119 --> 00:50:10,640 The planning act permits municipal 977 00:50:10,640 --> 00:50:12,400 committee of adjustment to grant a minor 978 00:50:12,400 --> 00:50:13,920 variance as long as it meets the 979 00:50:13,920 --> 00:50:16,240 following four tests. One, does the 980 00:50:16,240 --> 00:50:17,839 variance maintain the general intent and 981 00:50:17,839 --> 00:50:19,680 purpose of the official plan? Two, does 982 00:50:19,680 --> 00:50:20,960 the variance maintain the general intent 983 00:50:20,960 --> 00:50:22,960 and purpose of the zoning bylaw? Three, 984 00:50:22,960 --> 00:50:24,400 is the variance desirable for the 985 00:50:24,400 --> 00:50:25,920 appropriate development of lands? And 986 00:50:25,920 --> 00:50:28,240 four, is the variance minor? The role of 987 00:50:28,240 --> 00:50:29,839 staff is to interpretate municipal 988 00:50:29,839 --> 00:50:31,520 policies passed by council as well as 989 00:50:31,520 --> 00:50:32,880 the applicable legislation by the 990 00:50:32,880 --> 00:50:34,800 province of Ontario and using the four 991 00:50:34,800 --> 00:50:36,240 tests provide the committee with a 992 00:50:36,240 --> 00:50:38,079 recommendation based on interpretation 993 00:50:38,079 --> 00:50:40,400 of this policy. It is the role of the 994 00:50:40,400 --> 00:50:42,240 committee members to decide whether they 995 00:50:42,240 --> 00:50:43,520 agree or disagree with staff's 996 00:50:43,520 --> 00:50:44,960 interpretation of the four tests and 997 00:50:44,960 --> 00:50:46,720 either improve and deny the application 998 00:50:46,720 --> 00:50:48,800 as applicable. It is important to note 999 00:50:48,800 --> 00:50:50,240 that the decisions of the committee are 1000 00:50:50,240 --> 00:50:51,520 only able to be made based on 1001 00:50:51,520 --> 00:50:53,520 interpretations of the four tests and 1002 00:50:53,520 --> 00:50:55,680 only for the application in question and 1003 00:50:55,680 --> 00:50:57,040 only within the scope of what the 1004 00:50:57,040 --> 00:50:59,760 application is requesting. Though staff 1005 00:50:59,760 --> 00:51:01,200 is sympathetic that members of the 1006 00:51:01,200 --> 00:51:02,480 public may have concerns regarding 1007 00:51:02,480 --> 00:51:04,000 density or street parking, these 1008 00:51:04,000 --> 00:51:05,760 concerns are beyond the scope of the 1009 00:51:05,760 --> 00:51:08,400 submitted application. As outlined in 1010 00:51:08,400 --> 00:51:10,319 the original report, staff are of the 1011 00:51:10,319 --> 00:51:12,000 opinion that this application meets the 1012 00:51:12,000 --> 00:51:14,000 four tests of minor variance and as such 1013 00:51:14,000 --> 00:51:15,119 staff recommend the committee of 1014 00:51:15,119 --> 00:51:16,720 adjustment approved the application for 1015 00:51:16,720 --> 00:51:19,040 minor variance. That's it. 1016 00:51:19,040 --> 00:51:21,440 >> Thank you. Members of the committee, do 1017 00:51:21,440 --> 00:51:27,430 you have any questions? 1018 00:51:27,440 --> 00:51:29,200 » Through you, Mr. Chair. First of all, I 1019 00:51:29,200 --> 00:51:31,040 apologize I wasn't at the last meeting. 1020 00:51:31,040 --> 00:51:34,240 So Tom, a lot of this is the information 1021 00:51:34,240 --> 00:51:36,319 that I've taken out of the of the file 1022 00:51:36,319 --> 00:51:38,880 and tried to absorb everything that 1023 00:51:38,880 --> 00:51:42,000 you've been telling us, Michael. Um, a 1024 00:51:42,000 --> 00:51:43,920 couple of things that came to my mind 1025 00:51:43,920 --> 00:51:47,040 was one I I took a little tour around to 1026 00:51:47,040 --> 00:51:49,119 some other developments and I see where 1027 00:51:49,119 --> 00:51:53,119 they have public parking places in every 1028 00:51:53,119 --> 00:51:56,319 section of their development. Is that 1029 00:51:56,319 --> 00:51:58,400 ever been looked at or is it legislative 1030 00:51:58,400 --> 00:52:00,160 or is that just something that's part of 1031 00:52:00,160 --> 00:52:02,079 good planning? That was my first 1032 00:52:02,079 --> 00:52:06,079 question. Um and secondly, how does this 1033 00:52:06,079 --> 00:52:08,000 impact 1034 00:52:08,000 --> 00:52:11,440 um these are six plexes I guess are is 1035 00:52:11,440 --> 00:52:14,480 that what they call these? This these 1036 00:52:14,480 --> 00:52:18,319 particular buildings are three plexes. 1037 00:52:18,319 --> 00:52:20,000 They're single dwellings with 1038 00:52:20,000 --> 00:52:21,200 >> Te technically they are 1039 00:52:21,200 --> 00:52:22,960 >> technically they're you could say that 1040 00:52:22,960 --> 00:52:25,599 they are semi- detached or single 1041 00:52:25,599 --> 00:52:26,960 detached dwellings with additional 1042 00:52:26,960 --> 00:52:28,400 residential units, right? 1043 00:52:28,400 --> 00:52:31,920 >> So just to make it Yeah, that's what it 1044 00:52:31,920 --> 00:52:32,400 is. 1045 00:52:32,400 --> 00:52:35,280 >> Yeah. So is each one of these people 1046 00:52:35,280 --> 00:52:36,720 still going to be allowed to park two 1047 00:52:36,720 --> 00:52:37,359 vehicles? 1048 00:52:37,359 --> 00:52:38,000 >> No. 1049 00:52:38,000 --> 00:52:40,720 Okay. Thank you. That answers my 1050 00:52:40,720 --> 00:52:42,640 question. 1051 00:52:42,640 --> 00:52:45,280 >> Committee members, any other Peter? 1052 00:52:45,280 --> 00:52:47,520 >> Yes. Thank you. Thank you, Mr. Chair. Um 1053 00:52:47,520 --> 00:52:49,680 we received today additional information 1054 00:52:49,680 --> 00:52:51,200 from 1055 00:52:51,200 --> 00:52:53,680 planning department on two no three 1056 00:52:53,680 --> 00:52:55,359 drawings. I wonder is that possible they 1057 00:52:55,359 --> 00:52:56,720 can be put up so everyone can see what 1058 00:52:56,720 --> 00:53:09,349 they are 1059 00:53:09,359 --> 00:53:10,880 » and can someone take us through what 1060 00:53:10,880 --> 00:53:15,270 they are about? 1061 00:53:15,280 --> 00:53:17,200 So I will let that leave that up to the 1062 00:53:17,200 --> 00:53:19,359 applicant who is here today. I can 1063 00:53:19,359 --> 00:53:23,119 direct as you want but 1064 00:53:23,119 --> 00:53:25,920 thank you chair. Um yeah we were 1065 00:53:25,920 --> 00:53:26,480 requesting 1066 00:53:26,480 --> 00:53:28,160 >> please identify yourself although most 1067 00:53:28,160 --> 00:53:29,599 people know 1068 00:53:29,599 --> 00:53:31,200 >> uh Rob Armstrong. I'm a planner 1069 00:53:31,200 --> 00:53:33,599 representing Nortara who is the 1070 00:53:33,599 --> 00:53:35,200 proponent of these properties who's 1071 00:53:35,200 --> 00:53:37,839 looking to develop it. Um at the request 1072 00:53:37,839 --> 00:53:40,720 of of of Michael, we provided some 1073 00:53:40,720 --> 00:53:43,200 drawings just to give some context of 1074 00:53:43,200 --> 00:53:47,280 what's being requested. Um this drawing 1075 00:53:47,280 --> 00:53:49,440 uh was the original uh drawing I believe 1076 00:53:49,440 --> 00:53:51,680 that was submitted with the application 1077 00:53:51,680 --> 00:53:56,000 which shows the uh a semi- detached 1078 00:53:56,000 --> 00:53:58,640 unit. You're seeing the unit on the left 1079 00:53:58,640 --> 00:54:01,119 with the four parking spots out front. 1080 00:54:01,119 --> 00:54:03,359 In accordance with the bylaw, you're 1081 00:54:03,359 --> 00:54:06,880 required two parking spaces for the main 1082 00:54:06,880 --> 00:54:09,359 dwelling unit and then one each for the 1083 00:54:09,359 --> 00:54:11,839 ADU accessory dwelling unit. So those 1084 00:54:11,839 --> 00:54:14,400 are the four parking spots. Um so that's 1085 00:54:14,400 --> 00:54:20,240 what you are seeing on that drawing um 1086 00:54:20,240 --> 00:54:23,440 in within a semi- detached. Um, as 1087 00:54:23,440 --> 00:54:25,599 Michael noted, uh, the provisions of the 1088 00:54:25,599 --> 00:54:30,000 bylaw, uh, when you are, uh, have a 1089 00:54:30,000 --> 00:54:32,480 dwelling unit, so one of those semi- 1090 00:54:32,480 --> 00:54:35,920 detached, which has three units in it, 1091 00:54:35,920 --> 00:54:37,920 you're not allowed to have parking in 1092 00:54:37,920 --> 00:54:40,800 the front yard by virtue of the bylaw. 1093 00:54:40,800 --> 00:54:42,640 Um those three units as Michael 1094 00:54:42,640 --> 00:54:45,440 mentioned are legislated that you must 1095 00:54:45,440 --> 00:54:48,480 allow them within a single detached 1096 00:54:48,480 --> 00:54:51,119 semi- detached uh type unit which is 1097 00:54:51,119 --> 00:54:52,720 being considered on that. So they're 1098 00:54:52,720 --> 00:54:54,800 required to be allowed. So our position 1099 00:54:54,800 --> 00:54:57,680 is uh we're allowed to have three units 1100 00:54:57,680 --> 00:55:00,079 but it's unreasonable for us to require 1101 00:55:00,079 --> 00:55:02,640 us to have parking in the sideyard or in 1102 00:55:02,640 --> 00:55:05,200 the rear yard for these type of units. 1103 00:55:05,200 --> 00:55:07,200 Um so that's that's what you're seeing 1104 00:55:07,200 --> 00:55:09,920 here. Uh the next drawing was just 1105 00:55:09,920 --> 00:55:12,880 showing context of how it would look 1106 00:55:12,880 --> 00:55:15,599 with two the two semi- detached. So you 1107 00:55:15,599 --> 00:55:17,760 can see you have the four parking spots 1108 00:55:17,760 --> 00:55:21,839 in front of each of the units and uh to 1109 00:55:21,839 --> 00:55:23,520 take advantage of provided additional 1110 00:55:23,520 --> 00:55:25,839 green space. Uh you're allowed to 1111 00:55:25,839 --> 00:55:28,720 connect the driveways uh on a semi- 1112 00:55:28,720 --> 00:55:31,200 detach. So there's zero lot line allowed 1113 00:55:31,200 --> 00:55:32,880 when you connect them which will keep 1114 00:55:32,880 --> 00:55:37,440 the 2 m uh on the opposite side. So 2 to 1115 00:55:37,440 --> 00:55:40,000 two you'll have 4 meters of green space 1116 00:55:40,000 --> 00:55:42,640 in between or landscape space in between 1117 00:55:42,640 --> 00:55:45,680 the parking areas. Um again this is just 1118 00:55:45,680 --> 00:55:47,839 showing the context when you have four 1119 00:55:47,839 --> 00:55:50,799 separate units. Um and the last drawing 1120 00:55:50,799 --> 00:55:54,960 that was uh provided um the provincial 1121 00:55:54,960 --> 00:55:59,520 legislation allows you to have two ADUs 1122 00:55:59,520 --> 00:56:02,240 in a dwelling for three units or allows 1123 00:56:02,240 --> 00:56:05,200 you to have one ADU in the dwelling and 1124 00:56:05,200 --> 00:56:06,960 one as accessory. you heard an 1125 00:56:06,960 --> 00:56:08,880 application earlier today where they 1126 00:56:08,880 --> 00:56:11,520 were uh doing an ADU in an accessory 1127 00:56:11,520 --> 00:56:14,480 building. So, here's a here's a uh a 1128 00:56:14,480 --> 00:56:18,240 synopsis where you have um two units in 1129 00:56:18,240 --> 00:56:20,160 the main building and you have an 1130 00:56:20,160 --> 00:56:22,559 accessory in the back. We would not be 1131 00:56:22,559 --> 00:56:24,640 in front of the committee today. They 1132 00:56:24,640 --> 00:56:26,559 would have a right of approval to do 1133 00:56:26,559 --> 00:56:30,160 that because you only have two units in 1134 00:56:30,160 --> 00:56:32,240 the main building, which is the 1135 00:56:32,240 --> 00:56:33,760 provision of the bylaw that we're 1136 00:56:33,760 --> 00:56:36,160 running against. uh and therefore we 1137 00:56:36,160 --> 00:56:38,640 can't do it. So we could do these and 1138 00:56:38,640 --> 00:56:41,440 have three units on the property uh in 1139 00:56:41,440 --> 00:56:43,520 accordance with the current bylaw. And I 1140 00:56:43,520 --> 00:56:45,760 think that was the intent of showing the 1141 00:56:45,760 --> 00:56:49,040 difference of of of uh what we could do 1142 00:56:49,040 --> 00:56:51,520 as of right today versus what why we're 1143 00:56:51,520 --> 00:56:54,000 here on the other scenario. I hope that 1144 00:56:54,000 --> 00:56:56,559 explains the purpose. Um I can answer 1145 00:56:56,559 --> 00:56:58,079 that one question that it didn't get 1146 00:56:58,079 --> 00:57:02,720 answered uh by the member uh Mr. Armsby. 1147 00:57:02,720 --> 00:57:04,400 Some developments, yes, they do have 1148 00:57:04,400 --> 00:57:06,319 common parking areas. Those are 1149 00:57:06,319 --> 00:57:08,799 typically in condominiums or other forms 1150 00:57:08,799 --> 00:57:11,839 of development where that parking area 1151 00:57:11,839 --> 00:57:13,440 can be managed by a condominium 1152 00:57:13,440 --> 00:57:16,079 corporation. This is a standard freehold 1153 00:57:16,079 --> 00:57:18,240 development. So, the individual will own 1154 00:57:18,240 --> 00:57:20,799 an individual lot. The roads are all 1155 00:57:20,799 --> 00:57:23,920 public. There's no common ownership and 1156 00:57:23,920 --> 00:57:25,920 ability to have common maintenance of 1157 00:57:25,920 --> 00:57:28,640 those areas. So, it's not uh you cannot 1158 00:57:28,640 --> 00:57:30,079 do that under a conventional plan 1159 00:57:30,079 --> 00:57:32,240 subdivision. 1160 00:57:32,240 --> 00:57:34,640 Are there any additional questions 1161 00:57:34,640 --> 00:57:39,030 specifically for the planning staff? 1162 00:57:39,040 --> 00:57:42,000 » Yes, planning staff. Um, if you expand 1163 00:57:42,000 --> 00:57:45,520 that drawing to the next units across, 1164 00:57:45,520 --> 00:57:46,720 how many units are we going to get? 1165 00:57:46,720 --> 00:57:49,359 Parking lot space we're going to get 1166 00:57:49,359 --> 00:57:50,480 because we're talking how many different 1167 00:57:50,480 --> 00:57:55,190 lots going to be applied to. 1168 00:57:55,200 --> 00:57:56,960 » Sorry, how many lots is the minions 1169 00:57:56,960 --> 00:57:59,119 applied to? You expand this drawing to 1170 00:57:59,119 --> 00:58:00,799 the real number of of units can be 1171 00:58:00,799 --> 00:58:02,400 built. How many parking spaces will 1172 00:58:02,400 --> 00:58:03,920 there be? 1173 00:58:03,920 --> 00:58:05,200 >> Uh 1174 00:58:05,200 --> 00:58:06,400 >> in the streetscape 1175 00:58:06,400 --> 00:58:08,960 >> there is approximately 20 units I 1176 00:58:08,960 --> 00:58:10,720 believe 1177 00:58:10,720 --> 00:58:14,160 30 approximately 30 units. Yeah. That 1178 00:58:14,160 --> 00:58:15,359 this variance would apply to. 1179 00:58:15,359 --> 00:58:18,720 >> So how many parking sps would there be? 1180 00:58:18,720 --> 00:58:21,599 >> 120. In theory there would be permitted 1181 00:58:21,599 --> 00:58:24,880 to be up to 120. But the just to make it 1182 00:58:24,880 --> 00:58:27,040 clear, it is already permitted. All of 1183 00:58:27,040 --> 00:58:28,559 those parking spaces are already 1184 00:58:28,559 --> 00:58:28,880 permitted. 1185 00:58:28,880 --> 00:58:30,480 >> I understand that. I understand that. 1186 00:58:30,480 --> 00:58:30,799 >> Okay. 1187 00:58:30,799 --> 00:58:32,319 >> My other point is the fact I take it a 1188 00:58:32,319 --> 00:58:34,960 bit of an issue with your report in your 1189 00:58:34,960 --> 00:58:36,079 four tests. 1190 00:58:36,079 --> 00:58:36,640 >> Okay. 1191 00:58:36,640 --> 00:58:38,319 >> Number three is the variance desirable 1192 00:58:38,319 --> 00:58:39,520 for the appropriate development of the 1193 00:58:39,520 --> 00:58:42,079 lands. I think this overdoing it. This 1194 00:58:42,079 --> 00:58:43,839 is not what the intent original intent 1195 00:58:43,839 --> 00:58:46,400 was to have single family buildings in a 1196 00:58:46,400 --> 00:58:48,640 low-rise development. This is now going 1197 00:58:48,640 --> 00:58:51,119 to look like a big parking lot. 1198 00:58:51,119 --> 00:58:52,880 My other point is the number four is the 1199 00:58:52,880 --> 00:58:54,799 variance minor. This is a major 1200 00:58:54,799 --> 00:59:03,670 variance, not a minor one in my opinion. 1201 00:59:03,680 --> 00:59:04,640 » It's okay. 1202 00:59:04,640 --> 00:59:07,839 >> I can that I mean that 1203 00:59:07,839 --> 00:59:10,319 >> follows with a similar question I had 1204 00:59:10,319 --> 00:59:14,079 and I discussed previously with you. Um 1205 00:59:14,079 --> 00:59:17,760 if the developer had come in 1206 00:59:17,760 --> 00:59:22,960 with a variance request to uh basically 1207 00:59:22,960 --> 00:59:27,440 reduce the um front yard from because 1208 00:59:27,440 --> 00:59:29,760 they wanted to go to singles from 11 to 1209 00:59:29,760 --> 00:59:33,520 8, reduce the sideyard setbacks 1210 00:59:33,520 --> 00:59:37,599 and do the uh additional move the 1211 00:59:37,599 --> 00:59:39,760 parking space. Would you would the 1212 00:59:39,760 --> 00:59:41,599 planning staff still have considered 1213 00:59:41,599 --> 00:59:46,150 this a minor variance? 1214 00:59:46,160 --> 00:59:48,319 So I'll I'll answer that question a few 1215 00:59:48,319 --> 00:59:51,760 parts if that's all right. So 1216 00:59:51,760 --> 00:59:53,920 sorry. So 1217 00:59:53,920 --> 00:59:56,559 to answer to bounce off a little bit of 1218 00:59:56,559 --> 00:59:58,480 what Peter already said. So the original 1219 00:59:58,480 --> 01:00:01,040 variance was to allow these lots to be 1220 01:00:01,040 --> 01:00:02,480 changed to allow single detached 1221 01:00:02,480 --> 01:00:05,200 dwellings. when the uh when the 1222 01:00:05,200 --> 01:00:06,720 subdivision was designed, it was 1223 01:00:06,720 --> 01:00:08,640 designed to have semi- detached 1224 01:00:08,640 --> 01:00:10,960 dwellings. So that was what was in place 1225 01:00:10,960 --> 01:00:13,359 before and then that was varied to also 1226 01:00:13,359 --> 01:00:17,119 allow single detached later. Uh whether 1227 01:00:17,119 --> 01:00:19,520 or not staff would still consider this 1228 01:00:19,520 --> 01:00:22,880 minor. So I will start by saying every 1229 01:00:22,880 --> 01:00:24,960 planning application is supposed to be 1230 01:00:24,960 --> 01:00:28,720 taken on its own merit. Um, but as part 1231 01:00:28,720 --> 01:00:30,480 of a 1232 01:00:30,480 --> 01:00:33,119 for a hypothetical sake, I would say in 1233 01:00:33,119 --> 01:00:34,960 my opinion, yes, I would still consider 1234 01:00:34,960 --> 01:00:37,440 this minor cuz the only thing actually 1235 01:00:37,440 --> 01:00:39,520 being requested here is that parking is 1236 01:00:39,520 --> 01:00:42,400 allowed in the front yard. And I would 1237 01:00:42,400 --> 01:00:45,359 say in line with most of the well with 1238 01:00:45,359 --> 01:00:47,119 every other part of this development, 1239 01:00:47,119 --> 01:00:49,040 parking is allowed in the front yard. 1240 01:00:49,040 --> 01:00:52,000 And as such, that request is not minor 1241 01:00:52,000 --> 01:00:55,280 or is minor. Sorry. 1242 01:00:55,280 --> 01:00:57,119 Um I have a couple of additional 1243 01:00:57,119 --> 01:01:00,400 questions. Um has the developer come 1244 01:01:00,400 --> 01:01:05,280 back and asked or had discussions 1245 01:01:05,280 --> 01:01:10,960 relative to any changes in um the 1246 01:01:10,960 --> 01:01:14,960 remaining phases 3 to five other than 1247 01:01:14,960 --> 01:01:19,920 what was approved in the recent uh 1248 01:01:19,920 --> 01:01:22,960 zoning bylaw 2025-30 1249 01:01:22,960 --> 01:01:26,950 in May. 1250 01:01:26,960 --> 01:01:28,799 Look, I'm trying to understand whether 1251 01:01:28,799 --> 01:01:32,319 there's going to be future changes and 1252 01:01:32,319 --> 01:01:35,599 I'm asking the planning staff first. 1253 01:01:35,599 --> 01:01:38,640 >> Mr. Chair, I'll I'll jump in. So, not to 1254 01:01:38,640 --> 01:01:40,799 my knowledge. However, there are there 1255 01:01:40,799 --> 01:01:43,440 is a number of of additional lands to be 1256 01:01:43,440 --> 01:01:47,280 developed and so um it isn't unusual for 1257 01:01:47,280 --> 01:01:51,040 developers over time to request changes 1258 01:01:51,040 --> 01:01:52,960 given the market changes that happen, 1259 01:01:52,960 --> 01:01:55,280 especially in subdivisions that uh build 1260 01:01:55,280 --> 01:01:57,119 out more slowly. So, if something built 1261 01:01:57,119 --> 01:01:59,119 out over over a course of a summer like 1262 01:01:59,119 --> 01:02:01,280 you might see in a big city, then they 1263 01:02:01,280 --> 01:02:02,720 don't need to do that. But what happens 1264 01:02:02,720 --> 01:02:04,400 when it takes several years to build out 1265 01:02:04,400 --> 01:02:06,799 a subdivision? often they realize that 1266 01:02:06,799 --> 01:02:08,799 certain unit types are more desirable to 1267 01:02:08,799 --> 01:02:10,240 the market at that time and they may 1268 01:02:10,240 --> 01:02:12,319 make changes. So it's not unusual. So I 1269 01:02:12,319 --> 01:02:14,240 don't want to say they never will ask 1270 01:02:14,240 --> 01:02:15,680 for anything else and I don't think it 1271 01:02:15,680 --> 01:02:17,119 would be reasonable to expect that they 1272 01:02:17,119 --> 01:02:20,079 wouldn't but at this stage they had 1273 01:02:20,079 --> 01:02:22,240 noticed that certain units were selling 1274 01:02:22,240 --> 01:02:23,920 better than other things and they wanted 1275 01:02:23,920 --> 01:02:26,480 to uh be more adaptable to those changes 1276 01:02:26,480 --> 01:02:28,960 which is why that zoning amendment 1277 01:02:28,960 --> 01:02:31,359 happened in the springtime. 1278 01:02:31,359 --> 01:02:35,119 >> I have one additional uh question. 1279 01:02:35,119 --> 01:02:38,400 there uh concern has been expressed with 1280 01:02:38,400 --> 01:02:41,599 respect to traffic and one of the in one 1281 01:02:41,599 --> 01:02:45,760 of the TIS studies um talked about a 1282 01:02:45,760 --> 01:02:48,480 left turn lane and lights going in at 1283 01:02:48,480 --> 01:02:51,359 Equity Drive um and it would be 1284 01:02:51,359 --> 01:02:54,160 triggered by when for instance Meford 1285 01:02:54,160 --> 01:02:57,760 Haven um started building. Do you have 1286 01:02:57,760 --> 01:03:01,200 any sense of when that is going to 1287 01:03:01,200 --> 01:03:05,510 happen? 1288 01:03:05,520 --> 01:03:07,599 So through you again Mr. Chair. So I was 1289 01:03:07,599 --> 01:03:09,599 dealing with some of these other files 1290 01:03:09,599 --> 01:03:11,920 at that higher level. So I was dealing 1291 01:03:11,920 --> 01:03:15,839 with me for Haven for several years. Um 1292 01:03:15,839 --> 01:03:18,880 at this stage the traffic impact study 1293 01:03:18,880 --> 01:03:21,119 was updated last year and so they can go 1294 01:03:21,119 --> 01:03:22,480 a little bit longer before those 1295 01:03:22,480 --> 01:03:24,559 improvements are needed. So originally 1296 01:03:24,559 --> 01:03:26,960 it was going to be and I think and Mr. 1297 01:03:26,960 --> 01:03:28,480 Armstrong will know better than me 1298 01:03:28,480 --> 01:03:30,480 automatically, but I believe it was 101 1299 01:03:30,480 --> 01:03:34,559 units were permitted in the first um 1300 01:03:34,559 --> 01:03:37,200 phase between both developments before 1301 01:03:37,200 --> 01:03:38,880 they needed to do traffic improvements 1302 01:03:38,880 --> 01:03:41,039 or in improvements and now I believe 1303 01:03:41,039 --> 01:03:45,510 it's 200 1304 01:03:45,520 --> 01:03:50,799 26 226 between the two developments. So 1305 01:03:50,799 --> 01:03:53,920 if you add in phase one of LON call and 1306 01:03:53,920 --> 01:03:57,039 you take the first phase of bay bounds, 1307 01:03:57,039 --> 01:03:58,880 they're well within that number. They're 1308 01:03:58,880 --> 01:04:02,079 below that. So um it'll be in the 1309 01:04:02,079 --> 01:04:04,079 following phases when they'll have to 1310 01:04:04,079 --> 01:04:05,200 make those improvements. 1311 01:04:05,200 --> 01:04:10,160 >> I I struggled with the um revised uh 1312 01:04:10,160 --> 01:04:11,839 TIS. 1313 01:04:11,839 --> 01:04:16,880 the it showed that when you went from 1314 01:04:16,880 --> 01:04:18,960 single dwelling 1315 01:04:18,960 --> 01:04:22,640 facilities to semi- detached, the 1316 01:04:22,640 --> 01:04:26,559 traffic went down. And and so in a 1317 01:04:26,559 --> 01:04:30,559 sense, I'm looking at this that says 1318 01:04:30,559 --> 01:04:34,960 we're going to go from semi- detached to 1319 01:04:34,960 --> 01:04:37,039 single, which is approved in the 1320 01:04:37,039 --> 01:04:39,839 previous variants, but now we're adding 1321 01:04:39,839 --> 01:04:42,640 three. while we're adding two additional 1322 01:04:42,640 --> 01:04:46,079 units to each of those buildings. So, 1323 01:04:46,079 --> 01:04:48,960 you know, to me, I think we need to to 1324 01:04:48,960 --> 01:04:52,559 take a serious look at at when this 1325 01:04:52,559 --> 01:04:55,520 traffic study gets done, especially with 1326 01:04:55,520 --> 01:04:57,280 the development of Bay Bounds. I mean, 1327 01:04:57,280 --> 01:04:58,960 they're going crazy getting that 1328 01:04:58,960 --> 01:05:03,359 property up and going now. Um just a 1329 01:05:03,359 --> 01:05:05,680 comment from the committee because I 1330 01:05:05,680 --> 01:05:10,000 know traffic and uh is is a serious 1331 01:05:10,000 --> 01:05:13,440 concern and we all know that uh the 1332 01:05:13,440 --> 01:05:16,319 traffic along 26 is getting more and 1333 01:05:16,319 --> 01:05:18,799 more every day. 1334 01:05:18,799 --> 01:05:20,880 Uh is there any additional questions for 1335 01:05:20,880 --> 01:05:23,520 the planning staff specifically? Just a 1336 01:05:23,520 --> 01:05:25,760 comment to what you said. This is 60 new 1337 01:05:25,760 --> 01:05:27,359 units. 1338 01:05:27,359 --> 01:05:29,599 We talked about 30 that were were there 1339 01:05:29,599 --> 01:05:32,559 initially. Now with two additional units 1340 01:05:32,559 --> 01:05:35,680 in or 30 that were proposed, two 1341 01:05:35,680 --> 01:05:38,240 additional new units in each one of them 1342 01:05:38,240 --> 01:05:39,359 is 60. 1343 01:05:39,359 --> 01:05:43,039 >> I think it's only specifically 24 like 1344 01:05:43,039 --> 01:05:45,280 24. So uh 1345 01:05:45,280 --> 01:05:47,039 >> I know it's 28. 1346 01:05:47,039 --> 01:05:51,589 >> Yeah. 1347 01:05:51,599 --> 01:05:53,200 » Actually, I want us to thank all the 1348 01:05:53,200 --> 01:05:55,520 people who responded the correspondence 1349 01:05:55,520 --> 01:05:57,599 from the neighbors received. Um I think 1350 01:05:57,599 --> 01:05:59,119 they're very good points and well worth 1351 01:05:59,119 --> 01:06:01,520 taking and to me that also and it goes 1352 01:06:01,520 --> 01:06:03,440 to this point about number three that 1353 01:06:03,440 --> 01:06:05,119 this frank is not desirable for the 1354 01:06:05,119 --> 01:06:08,799 appropriate development of the lands. 1355 01:06:08,799 --> 01:06:12,000 >> Um are there any other questions? Um I 1356 01:06:12,000 --> 01:06:18,390 have some for Mr. Armstrong if I may. 1357 01:06:18,400 --> 01:06:21,119 » Um I just want to clarify I also have uh 1358 01:06:21,119 --> 01:06:23,680 Zach Wilshek from Norta who is the 1359 01:06:23,680 --> 01:06:25,680 developer of these units. if I can't 1360 01:06:25,680 --> 01:06:26,799 answer them and they're more on the 1361 01:06:26,799 --> 01:06:28,559 development side, I'll I'll pass it over 1362 01:06:28,559 --> 01:06:32,160 to them. I also want to clarify. Um, so 1363 01:06:32,160 --> 01:06:34,480 Nortara, who is the one looking at to 1364 01:06:34,480 --> 01:06:37,200 develop these, they own some of these 1365 01:06:37,200 --> 01:06:39,359 lots and they also have offers to 1366 01:06:39,359 --> 01:06:42,160 purchase the rest of the lots from M1 1367 01:06:42,160 --> 01:06:46,079 Development Link, Lonall. Lonall is not 1368 01:06:46,079 --> 01:06:48,160 the one that's proposing to do this 1369 01:06:48,160 --> 01:06:50,559 development. They are a townhouse 1370 01:06:50,559 --> 01:06:53,039 developer as per you can see across the 1371 01:06:53,039 --> 01:06:55,280 road. that's what they develop um and 1372 01:06:55,280 --> 01:06:57,839 they're not um the ones doing it. So 1373 01:06:57,839 --> 01:06:59,760 it's most it's Nortara that is looking 1374 01:06:59,760 --> 01:07:02,960 to develop these units uh into these 1375 01:07:02,960 --> 01:07:04,960 tats. 1376 01:07:04,960 --> 01:07:07,599 >> Um I asked the question to planning 1377 01:07:07,599 --> 01:07:13,039 staff. Um is Nortra looking at any 1378 01:07:13,039 --> 01:07:17,039 changes for phases three through five? 1379 01:07:17,039 --> 01:07:19,119 Uh, Nortara does not have any interest 1380 01:07:19,119 --> 01:07:22,960 in any of the the future lots um at that 1381 01:07:22,960 --> 01:07:27,119 I'm aware of. Um, uh, Lon Call is 1382 01:07:27,119 --> 01:07:28,400 proceeding. They've submitted 1383 01:07:28,400 --> 01:07:32,400 applications to proceed with the next 24 1384 01:07:32,400 --> 01:07:35,760 units. Uh, those 24 units are up by the 1385 01:07:35,760 --> 01:07:37,440 storm water management pond, their town 1386 01:07:37,440 --> 01:07:40,960 houses. Uh, they are not proposing uh to 1387 01:07:40,960 --> 01:07:44,559 develop those units in that matter. Um 1388 01:07:44,559 --> 01:07:48,240 basically development will be 1389 01:07:48,240 --> 01:07:50,480 stalled after that point until they deal 1390 01:07:50,480 --> 01:07:52,640 with the turning lane requirements and 1391 01:07:52,640 --> 01:07:55,839 also water main upgrades uh aligned with 1392 01:07:55,839 --> 01:07:58,240 the bay balance development. 1393 01:07:58,240 --> 01:08:01,750 The 1394 01:08:01,760 --> 01:08:04,880 houses that are we're we're dealing with 1395 01:08:04,880 --> 01:08:13,280 today. Will they all not be built and until somebody basically buys them? 1396 01:08:13,280 --> 01:08:17,279 So, are they all guaranteed to have 380 1397 01:08:17,279 --> 01:08:18,880 units? 1398 01:08:18,880 --> 01:08:20,560 >> I think that's a question for Zach. I'll 1399 01:08:20,560 --> 01:08:24,470 pass it over to him. 1400 01:08:24,480 --> 01:08:25,600 >> Hello. 1401 01:08:25,600 --> 01:08:27,040 >> Is that on? There you go. 1402 01:08:27,040 --> 01:08:27,600 >> Yes, it is. 1403 01:08:27,600 --> 01:08:29,679 >> My name is uh Zach Walshuk. I represent 1404 01:08:29,679 --> 01:08:32,640 Nortara Development Group. Um, and yeah, 1405 01:08:32,640 --> 01:08:35,359 so just to specify, um, we're just 1406 01:08:35,359 --> 01:08:36,880 applying for the lots in the 1407 01:08:36,880 --> 01:08:39,600 application. LCDG is listed on there 1408 01:08:39,600 --> 01:08:40,880 because we have an interest in the 1409 01:08:40,880 --> 01:08:44,880 property, um, for future, uh, purchase. 1410 01:08:44,880 --> 01:08:47,040 But yeah, the intent to answer your 1411 01:08:47,040 --> 01:08:49,679 question is to continue to sell these as 1412 01:08:49,679 --> 01:08:52,400 market housing. We wanted to open up the 1413 01:08:52,400 --> 01:08:54,480 option to provide alternative forms of 1414 01:08:54,480 --> 01:08:57,839 housing on the lots. Given the nature of 1415 01:08:57,839 --> 01:09:00,799 the the conflict with the parking, we 1416 01:09:00,799 --> 01:09:02,480 felt we made the application on all of 1417 01:09:02,480 --> 01:09:04,239 the lots, but the intention is not to 1418 01:09:04,239 --> 01:09:06,719 build the entire subdivision with 1419 01:09:06,719 --> 01:09:10,159 triplexes on individual lots. Um, back 1420 01:09:10,159 --> 01:09:11,759 when we made the application to change 1421 01:09:11,759 --> 01:09:14,239 them into singles, that was also the 1422 01:09:14,239 --> 01:09:16,880 intent there. So, ultimately, we're 1423 01:09:16,880 --> 01:09:19,839 opening up the option on the lots to 1424 01:09:19,839 --> 01:09:24,319 appeal to different market uh demands. 1425 01:09:24,319 --> 01:09:26,400 Please correct me if I got this wrong. 1426 01:09:26,400 --> 01:09:29,199 Do I understand that not all of these 1427 01:09:29,199 --> 01:09:31,359 units that you're asking for a variance 1428 01:09:31,359 --> 01:09:35,359 on will be the triplex or is it simply 1429 01:09:35,359 --> 01:09:38,799 um somebody comes in and says I want a 1430 01:09:38,799 --> 01:09:41,759 house on lot one but I don't want it 1431 01:09:41,759 --> 01:09:43,839 built as a triplex. I want it built as a 1432 01:09:43,839 --> 01:09:46,400 single unit. Is that going to happen? 1433 01:09:46,400 --> 01:09:47,920 >> Correct. It's going to continue to 1434 01:09:47,920 --> 01:09:49,040 happen and that's actually the 1435 01:09:49,040 --> 01:09:51,120 preference. We have a handful of 1436 01:09:51,120 --> 01:09:52,719 different models. the majority of them 1437 01:09:52,719 --> 01:09:56,239 are detached or semi- detached and uh if 1438 01:09:56,239 --> 01:09:57,840 that's what they purchase then that's 1439 01:09:57,840 --> 01:09:58,560 what we build. 1440 01:09:58,560 --> 01:10:00,560 >> Okay. So the discussions we've had 1441 01:10:00,560 --> 01:10:04,640 essentially are potentially maximum as 1442 01:10:04,640 --> 01:10:05,600 opposed to 1443 01:10:05,600 --> 01:10:10,640 >> correct. Thank you. Um I have a if if I 1444 01:10:10,640 --> 01:10:13,600 can bring back Mr. Armstrong 1445 01:10:13,600 --> 01:10:16,080 please. 1446 01:10:16,080 --> 01:10:18,000 Um, 1447 01:10:18,000 --> 01:10:20,960 these originally when this subdivision 1448 01:10:20,960 --> 01:10:23,199 was approved, 1449 01:10:23,199 --> 01:10:28,000 um, the driveways were all this the 1450 01:10:28,000 --> 01:10:30,800 width outline here, which I think is 10 1451 01:10:30,800 --> 01:10:33,840 ft or 1452 01:10:33,840 --> 01:10:36,400 whatever it is. I got a little note 1453 01:10:36,400 --> 01:10:39,440 here. Um, the driveway widths have not 1454 01:10:39,440 --> 01:10:40,880 changed. 1455 01:10:40,880 --> 01:10:42,960 >> Uh, I don't believe the driveway widths 1456 01:10:42,960 --> 01:10:44,960 were identified. 1457 01:10:44,960 --> 01:10:48,480 um that I'm aware of. The the bylaw 1458 01:10:48,480 --> 01:10:53,120 requirement is uh 1 m sideyard 1459 01:10:53,120 --> 01:10:56,640 on on each side or if you're doing a 1460 01:10:56,640 --> 01:11:00,400 shared driveway, you can go zero. Um 1461 01:11:00,400 --> 01:11:03,199 that's um that the one of the things 1462 01:11:03,199 --> 01:11:04,560 that has happened, the buildings have 1463 01:11:04,560 --> 01:11:06,320 been pushed back further from the road, 1464 01:11:06,320 --> 01:11:08,320 so they're set back further to allow 1465 01:11:08,320 --> 01:11:10,480 that additional parking than the minimum 1466 01:11:10,480 --> 01:11:14,800 bylaw required. But but in in changing 1467 01:11:14,800 --> 01:11:19,920 from um a D uh semi- detached to a 1468 01:11:19,920 --> 01:11:23,199 detached, you would not change the 1469 01:11:23,199 --> 01:11:25,199 driveway dimensions 1470 01:11:25,199 --> 01:11:28,159 for those buildings. 1471 01:11:28,159 --> 01:11:30,880 >> I don't believe I'm not sure I 1472 01:11:30,880 --> 01:11:33,679 understand the the driveway dimensions 1473 01:11:33,679 --> 01:11:36,159 are controlled by the zoning bylaw. I 1474 01:11:36,159 --> 01:11:38,000 >> I understand there are minimums, 1475 01:11:38,000 --> 01:11:41,199 maximums. All All I'm trying to say is 1476 01:11:41,199 --> 01:11:46,800 the in my mind the change from the 1477 01:11:46,800 --> 01:11:48,640 original 1478 01:11:48,640 --> 01:11:50,719 submission on the subdivision which was 1479 01:11:50,719 --> 01:11:51,360 approved. 1480 01:11:51,360 --> 01:11:51,920 >> Yeah. 1481 01:11:51,920 --> 01:11:54,480 >> Um showed 1482 01:11:54,480 --> 01:11:56,000 driveways 1483 01:11:56,000 --> 01:11:59,199 essentially there. Um, and when you 1484 01:11:59,199 --> 01:12:03,040 applied to go to single detached, 1485 01:12:03,040 --> 01:12:06,719 it was normally would have had 11 m of 1486 01:12:06,719 --> 01:12:08,880 front yard 1487 01:12:08,880 --> 01:12:12,159 and and we approved to eight, which is 1488 01:12:12,159 --> 01:12:15,120 the same as the semi- detached. So, what 1489 01:12:15,120 --> 01:12:18,800 I'm saying is that change has not 1490 01:12:18,800 --> 01:12:21,840 changed anything relative to the 1491 01:12:21,840 --> 01:12:24,719 driveway width other than 1492 01:12:24,719 --> 01:12:28,080 >> that. I Yes, correct. Yes. So, if I 1493 01:12:28,080 --> 01:12:30,960 understand it correctly, um based on the 1494 01:12:30,960 --> 01:12:34,880 lot size, the driveways will take up 1495 01:12:34,880 --> 01:12:36,800 approximately 1496 01:12:36,800 --> 01:12:40,480 60% of the front yard. 1497 01:12:40,480 --> 01:12:42,159 >> Uh with 1498 01:12:42,159 --> 01:12:45,600 >> 5 1/2 mters out of an 8 mage. 1499 01:12:45,600 --> 01:12:50,080 >> Yes. So 2 and 1/2 mters is uh excess 1500 01:12:50,080 --> 01:12:51,440 space you don't require for parking. 1501 01:12:51,440 --> 01:12:56,070 That's correct. 1502 01:12:56,080 --> 01:12:59,920 All right. Thank you. 1503 01:12:59,920 --> 01:13:01,760 >> Any other 1504 01:13:01,760 --> 01:13:02,719 uh questions, Mr. 1505 01:13:02,719 --> 01:13:05,360 >> Chairman? Through you to to Rob or or 1506 01:13:05,360 --> 01:13:08,320 whoever you indicated that the houses 1507 01:13:08,320 --> 01:13:11,040 have moved deeper into the lot. 1508 01:13:11,040 --> 01:13:13,040 How give me the measurement now from the 1509 01:13:13,040 --> 01:13:16,080 curb to the garage door. 1510 01:13:16,080 --> 01:13:20,950 >> Maybe Michael has it. 1511 01:13:20,960 --> 01:13:24,080 Blow up that. 1512 01:13:24,080 --> 01:13:25,840 I need to get out a magnifying glass, 1513 01:13:25,840 --> 01:13:26,480 too. 1514 01:13:26,480 --> 01:13:28,480 >> Yeah. 1515 01:13:28,480 --> 01:13:30,960 >> So, the normal zoning bylaw requirement 1516 01:13:30,960 --> 01:13:34,080 is 7 1/2 m 1517 01:13:34,080 --> 01:13:40,070 and they're proposing 16.7 1518 01:13:40,080 --> 01:13:47,910 meters or 54 ft versus 25 ft. So, almost 1519 01:13:47,920 --> 01:13:49,280 » Yeah, there's room that we can bring 1520 01:13:49,280 --> 01:13:51,199 them closer to the road, but it was to 1521 01:13:51,199 --> 01:13:52,560 bring them back further. I don't want it 1522 01:13:52,560 --> 01:13:54,159 closer to the road. 1523 01:13:54,159 --> 01:13:56,080 >> Yeah. So, we've doubled the doubled the 1524 01:13:56,080 --> 01:13:57,760 setback. That's 1525 01:13:57,760 --> 01:13:59,600 >> We have a development in town right now 1526 01:13:59,600 --> 01:14:01,280 where you put a fulls size truck in a 1527 01:14:01,280 --> 01:14:03,440 lane weight sticking out on the road. 1528 01:14:03,440 --> 01:14:06,239 >> Yeah. The the the parking spots that you 1529 01:14:06,239 --> 01:14:08,800 see on the drawing are the minimum 1530 01:14:08,800 --> 01:14:11,040 requirements. You can see that there's 1531 01:14:11,040 --> 01:14:13,760 additional area between the garage and 1532 01:14:13,760 --> 01:14:15,440 the front property line, not the road, 1533 01:14:15,440 --> 01:14:17,600 but the front property line to 1534 01:14:17,600 --> 01:14:20,080 accommodate much deeper vehicles in this 1535 01:14:20,080 --> 01:14:23,669 instance. 1536 01:14:23,679 --> 01:14:27,280 questions from the committee? No. Um, 1537 01:14:27,280 --> 01:14:30,640 I'd like to invite the public um to come 1538 01:14:30,640 --> 01:14:34,320 up to the podium and um address your 1539 01:14:34,320 --> 01:14:39,679 concerns. In the interests of time, um, 1540 01:14:39,679 --> 01:14:41,840 because we have all read the letters 1541 01:14:41,840 --> 01:14:44,080 that have been submitted, I would 1542 01:14:44,080 --> 01:14:46,719 suggest, and we're all concerned about 1543 01:14:46,719 --> 01:14:51,679 traffic and parking, um, that we try not 1544 01:14:51,679 --> 01:14:55,280 to repeat what has been said by previous 1545 01:14:55,280 --> 01:14:58,800 people if that if that is possible. So 1546 01:14:58,800 --> 01:15:00,800 feel free if anyone would like to take 1547 01:15:00,800 --> 01:15:03,920 to the podium, 1548 01:15:03,920 --> 01:15:05,840 identify yourself. I think it needs to 1549 01:15:05,840 --> 01:15:10,149 be turned on. I think 1550 01:15:10,159 --> 01:15:12,239 » my name is Brian Martin. I live at 221 1551 01:15:12,239 --> 01:15:15,360 Equality Drive, the balloon subdivision. 1552 01:15:15,360 --> 01:15:17,600 We're talking about parking and this is 1553 01:15:17,600 --> 01:15:21,600 what we're here for. Um me growing up in 1554 01:15:21,600 --> 01:15:23,679 the GTA 1555 01:15:23,679 --> 01:15:28,000 and with this bill that Ford passed, 1556 01:15:28,000 --> 01:15:30,560 this bill 23, it allows builders to 1557 01:15:30,560 --> 01:15:33,520 build multiple dwellings. I get that. 1558 01:15:33,520 --> 01:15:36,159 When Ford was announcing um this 1559 01:15:36,159 --> 01:15:39,360 announcement, he was basically saying 1560 01:15:39,360 --> 01:15:42,560 the greater Toronto area or or big 1561 01:15:42,560 --> 01:15:46,159 metropolitan cities. Not once did I say, 1562 01:15:46,159 --> 01:15:50,239 "Oh, uh horn pain. Now they can go ahead 1563 01:15:50,239 --> 01:15:52,640 and develop homes and have multiple 1564 01:15:52,640 --> 01:15:55,280 dwelling units." Now, I'm all for 1565 01:15:55,280 --> 01:15:59,199 safety. And in Toronto, most of the 1566 01:15:59,199 --> 01:16:03,120 people I talked to that live in uh 1567 01:16:03,120 --> 01:16:05,199 basement apartments, 1568 01:16:05,199 --> 01:16:08,960 uh uh rooming houses, 1569 01:16:08,960 --> 01:16:12,880 uh upper upper level apartments, they 1570 01:16:12,880 --> 01:16:15,520 don't drive. They don't have wheels. 1571 01:16:15,520 --> 01:16:18,640 So when they leave their front door, 1572 01:16:18,640 --> 01:16:20,800 there's a sidewalk. 1573 01:16:20,800 --> 01:16:23,040 Up the street from a sidewalk, there's a 1574 01:16:23,040 --> 01:16:29,520 bus. If there's not a bus, there's a street car. Um, you walk down 1575 01:16:29,520 --> 01:16:33,520 two blocks, there's a subway. So, I'm 1576 01:16:33,520 --> 01:16:35,840 all for this and I'm in the town, they 1577 01:16:35,840 --> 01:16:36,960 should be all for it, too. These 1578 01:16:36,960 --> 01:16:39,440 multiple dwellings, but you have to take 1579 01:16:39,440 --> 01:16:42,400 in consideration the infrastructure. 1580 01:16:42,400 --> 01:16:44,560 Now, do you guys have public transit 1581 01:16:44,560 --> 01:16:47,910 here in Meford? 1582 01:16:47,920 --> 01:16:50,640 Do you? I'm asking a question. 1583 01:16:50,640 --> 01:16:51,920 >> No. 1584 01:16:51,920 --> 01:16:56,320 >> Okay, Michael. Uh, in your plans, do you 1585 01:16:56,320 --> 01:16:59,120 have any specific plans for putting a 1586 01:16:59,120 --> 01:17:01,280 sidewalk from from, let's say, the 1587 01:17:01,280 --> 01:17:03,840 Ultramar where the sidewalk ends to our 1588 01:17:03,840 --> 01:17:06,080 subdivision where you're supposeding 1589 01:17:06,080 --> 01:17:07,760 going to be putting up a set of lights? 1590 01:17:07,760 --> 01:17:10,159 Is there a sidewalk that you've uh in 1591 01:17:10,159 --> 01:17:12,719 the in the works? 1592 01:17:12,719 --> 01:17:14,239 >> Denise, 1593 01:17:14,239 --> 01:17:17,199 >> um, if if we could if we could take down 1594 01:17:17,199 --> 01:17:19,440 any specific questions and not do a bit 1595 01:17:19,440 --> 01:17:20,800 of a back and forth because that will 1596 01:17:20,800 --> 01:17:22,719 take a really long time. Sorry. So, but 1597 01:17:22,719 --> 01:17:24,800 I would be happy to answer questions at 1598 01:17:24,800 --> 01:17:26,239 the end if that's possible. We could 1599 01:17:26,239 --> 01:17:28,960 just amalgamate them all. Um, the answer 1600 01:17:28,960 --> 01:17:30,960 to that is there is a long-term plan for 1601 01:17:30,960 --> 01:17:33,440 sidewalks. It's not part of planning's 1602 01:17:33,440 --> 01:17:36,480 um uh work plan. It's an infrastructure 1603 01:17:36,480 --> 01:17:38,880 project. So, I can't comment on the 1604 01:17:38,880 --> 01:17:40,320 timing of something like that, but it 1605 01:17:40,320 --> 01:17:42,480 would be in the in the future. It's not 1606 01:17:42,480 --> 01:17:44,080 in the five-year capital plan. 1607 01:17:44,080 --> 01:17:46,320 >> Okay. Sorry. Are you allowed to walk on 1608 01:17:46,320 --> 01:17:49,199 Highway 26? 1609 01:17:49,199 --> 01:17:50,719 Am I allowed to ride a bike on Highway 1610 01:17:50,719 --> 01:17:52,480 26? 1611 01:17:52,480 --> 01:17:53,840 Like the reason why I'm bringing this 1612 01:17:53,840 --> 01:17:55,440 up, if you're going to have rental 1613 01:17:55,440 --> 01:17:57,520 units, 1614 01:17:57,520 --> 01:17:59,440 say you got a family that don't that 1615 01:17:59,440 --> 01:18:01,120 doesn't have a vehicle, how they get 1616 01:18:01,120 --> 01:18:02,960 into town? 1617 01:18:02,960 --> 01:18:04,480 Say there's a mother with two kids, 1618 01:18:04,480 --> 01:18:06,400 one's in a stroller. How is she going to 1619 01:18:06,400 --> 01:18:10,640 get from Lon subdivision in the town? 1620 01:18:10,640 --> 01:18:14,229 >> Can you answer that? 1621 01:18:14,239 --> 01:18:15,199 » No. 1622 01:18:15,199 --> 01:18:17,199 >> There's a lot of questions. That's my 1623 01:18:17,199 --> 01:18:19,280 concern. Safety. I understand your 1624 01:18:19,280 --> 01:18:21,280 questions are related around 1625 01:18:21,280 --> 01:18:22,719 transportation. 1626 01:18:22,719 --> 01:18:25,280 >> The existing bylaw. 1627 01:18:25,280 --> 01:18:25,840 >> Yes. 1628 01:18:25,840 --> 01:18:29,280 >> Which we are 1629 01:18:29,280 --> 01:18:32,320 only empowered to answer to, 1630 01:18:32,320 --> 01:18:33,120 >> right? 1631 01:18:33,120 --> 01:18:36,320 >> Allows the the threelex, 1632 01:18:36,320 --> 01:18:36,719 >> right? 1633 01:18:36,719 --> 01:18:40,400 >> And it says in those instances 1634 01:18:40,400 --> 01:18:42,800 >> there must be four parking spaces. 1635 01:18:42,800 --> 01:18:45,120 >> That's what we're arguing today. two for 1636 01:18:45,120 --> 01:18:49,199 the the principal resident and one for 1637 01:18:49,199 --> 01:18:50,719 each of the additional units. 1638 01:18:50,719 --> 01:18:51,280 >> Sure. 1639 01:18:51,280 --> 01:18:56,960 >> And so what you're suggesting 1640 01:18:56,960 --> 01:19:00,560 um is that there may be multiple 1641 01:19:00,560 --> 01:19:05,040 um cars for the same family. And I 1642 01:19:05,040 --> 01:19:07,520 understand that that is a very valid 1643 01:19:07,520 --> 01:19:08,880 concern, 1644 01:19:08,880 --> 01:19:11,040 >> but I can't I understand that 1645 01:19:11,040 --> 01:19:12,800 >> answer that question and neither can the 1646 01:19:12,800 --> 01:19:13,120 community. 1647 01:19:13,120 --> 01:19:14,719 >> Okay. But the city, they have to look 1648 01:19:14,719 --> 01:19:15,840 into stuff like that. Like you don't 1649 01:19:15,840 --> 01:19:17,600 want to be liable down the road. You 1650 01:19:17,600 --> 01:19:19,040 have to do your due diligence. That's 1651 01:19:19,040 --> 01:19:20,960 all I'm saying. You can't snuff it off 1652 01:19:20,960 --> 01:19:22,560 and say we'll worry about it down 1653 01:19:22,560 --> 01:19:23,840 because there's going to be renters in 1654 01:19:23,840 --> 01:19:25,120 there that aren't going to own vehicles. 1655 01:19:25,120 --> 01:19:27,440 I guarantee that. Guarantee. And you're 1656 01:19:27,440 --> 01:19:29,120 talking about parking. To me, don't 1657 01:19:29,120 --> 01:19:31,360 think parking's an issue. It's about 1658 01:19:31,360 --> 01:19:33,280 safety. like how are these people 1659 01:19:33,280 --> 01:19:35,360 getting into town? And if that's all you 1660 01:19:35,360 --> 01:19:39,840 want me to that's all I'll say. If it's if it's it's not imperative for 1661 01:19:39,840 --> 01:19:41,679 this meeting today, then I'll just sit 1662 01:19:41,679 --> 01:19:44,400 down. I just want to voice my opinion 1663 01:19:44,400 --> 01:19:47,520 because it's going to happen. 1664 01:19:47,520 --> 01:19:49,360 You know, if someone gets hit on the 1665 01:19:49,360 --> 01:19:52,320 highway 26, the the the town of Meford 1666 01:19:52,320 --> 01:19:54,400 is going to be liable. 1667 01:19:54,400 --> 01:19:56,719 Won't be 100% won't be 75, won't be 50, 1668 01:19:56,719 --> 01:20:02,800 but I guarantee it'll be 25% of fault. I certainly understand your concerns and 1669 01:20:02,800 --> 01:20:07,040 I would encourage you to address those 1670 01:20:07,040 --> 01:20:09,760 concerns directly with council because 1671 01:20:09,760 --> 01:20:13,040 they look at long-term capital budgets 1672 01:20:13,040 --> 01:20:16,719 as it relates to sidewalks and so forth. 1673 01:20:16,719 --> 01:20:18,800 Um, but we're here to 1674 01:20:18,800 --> 01:20:20,560 >> I know I'm just all about safety. That's 1675 01:20:20,560 --> 01:20:21,920 the only reason why I came here to put 1676 01:20:21,920 --> 01:20:23,520 this out there about the safety. You 1677 01:20:23,520 --> 01:20:25,520 know, I'm worried about the safety, the 1678 01:20:25,520 --> 01:20:26,719 people walking on 26. 1679 01:20:26,719 --> 01:20:29,280 >> I appreciate your concern. Thank you. 1680 01:20:29,280 --> 01:20:31,360 Is there anyone else that wishes to 1681 01:20:31,360 --> 01:20:35,510 speak? 1682 01:20:35,520 --> 01:20:43,430 » Yeah. 1683 01:20:43,440 --> 01:20:45,120 » Uh good afternoon. My name is Jim 1684 01:20:45,120 --> 01:20:47,600 Sullivan and uh although I live in 1685 01:20:47,600 --> 01:20:49,040 Meford, I don't live in this 1686 01:20:49,040 --> 01:20:50,560 subdivision. 1687 01:20:50,560 --> 01:20:52,480 um additional dwelling units uh gives 1688 01:20:52,480 --> 01:20:54,880 the impression that they are added to an 1689 01:20:54,880 --> 01:20:56,960 existing property and so the intentions 1690 01:20:56,960 --> 01:21:00,719 seem to be a good idea and long overdue. 1691 01:21:00,719 --> 01:21:04,239 However, what we see here is an abuse of 1692 01:21:04,239 --> 01:21:06,400 that idea. These should not be 1693 01:21:06,400 --> 01:21:08,560 considered as ADUs as they are 1694 01:21:08,560 --> 01:21:12,239 purpose-built three-unit multiplexes and 1695 01:21:12,239 --> 01:21:14,320 should face the same scrutiny as other 1696 01:21:14,320 --> 01:21:17,280 multiplexes with three or more units and 1697 01:21:17,280 --> 01:21:18,880 ensure that there is parking in the 1698 01:21:18,880 --> 01:21:22,159 rear. A six-unit semi- detached building 1699 01:21:22,159 --> 01:21:25,520 on a 14 meter lot will have 12 meters of 1700 01:21:25,520 --> 01:21:28,880 ashvault in front of it. 1701 01:21:28,880 --> 01:21:30,960 It'll be difficult to find a pla to find 1702 01:21:30,960 --> 01:21:33,600 a place to plant a tree in the boulevard 1703 01:21:33,600 --> 01:21:35,360 in front of these multiplexes because 1704 01:21:35,360 --> 01:21:38,320 it's all ashvalt. People moved into this 1705 01:21:38,320 --> 01:21:40,400 subdivision expecting more to look at 1706 01:21:40,400 --> 01:21:42,719 and than boulevards full of ashvault. 1707 01:21:42,719 --> 01:21:46,159 Meford should not let these people down. 1708 01:21:46,159 --> 01:21:48,239 The official plan calls for appropriate 1709 01:21:48,239 --> 01:21:50,000 parking. In this case, it should be 1710 01:21:50,000 --> 01:21:51,760 appropriate for what they are. Parking 1711 01:21:51,760 --> 01:21:54,400 in the rear for multiplexes of three or 1712 01:21:54,400 --> 01:21:57,280 more units. The online ads for this 1713 01:21:57,280 --> 01:22:00,000 builder show single driveways, only room 1714 01:22:00,000 --> 01:22:02,320 for one car in front of a single garage 1715 01:22:02,320 --> 01:22:05,040 on a single driveway. And yet they're 1716 01:22:05,040 --> 01:22:07,760 building something completely different. 1717 01:22:07,760 --> 01:22:10,960 Some would call this bait and switch. 1718 01:22:10,960 --> 01:22:12,960 The plan they provided for this meeting 1719 01:22:12,960 --> 01:22:15,520 was so blurry I had to ask for a clear 1720 01:22:15,520 --> 01:22:17,600 PDF copy. 1721 01:22:17,600 --> 01:22:19,280 When provided, I found the measurements 1722 01:22:19,280 --> 01:22:22,159 used did not match the lots. A semi- 1723 01:22:22,159 --> 01:22:25,679 detached building is shown on the plan 1724 01:22:25,679 --> 01:22:27,679 with a much wider frontage than a semi- 1725 01:22:27,679 --> 01:22:30,880 detached lot. It's shown on there as 1726 01:22:30,880 --> 01:22:34,560 being 8 mters. Half of a 14.3 meter uh 1727 01:22:34,560 --> 01:22:38,390 lot is 7.15. 1728 01:22:38,400 --> 01:22:40,800 So if you use the dimensions shown, the 1729 01:22:40,800 --> 01:22:42,320 building would not meet the sideyard 1730 01:22:42,320 --> 01:22:43,840 requirements. 1731 01:22:43,840 --> 01:22:46,239 Okay, this is just an example, but it's 1732 01:22:46,239 --> 01:22:48,880 deceiving. This has little to do with 1733 01:22:48,880 --> 01:22:50,320 driveways, but it might say something 1734 01:22:50,320 --> 01:22:52,000 about the differences in what you are 1735 01:22:52,000 --> 01:22:55,840 shown and what will be built. 1736 01:22:55,840 --> 01:22:58,000 By the way, the driveways are as wider 1737 01:22:58,000 --> 01:23:00,639 or wider than the buildings they're that 1738 01:23:00,639 --> 01:23:03,920 they're in front of. A building on the I 1739 01:23:03,920 --> 01:23:07,920 won't mention that. Um, 1740 01:23:07,920 --> 01:23:10,800 boulevards full of asshalt and cars at 1741 01:23:10,800 --> 01:23:12,880 the entrance of the subdivision will be 1742 01:23:12,880 --> 01:23:14,960 seen from Highway 26 and the western 1743 01:23:14,960 --> 01:23:17,360 entrance to Meford. Is this the luck 1744 01:23:17,360 --> 01:23:20,400 Meford wants? Ashfalted Boulevards full 1745 01:23:20,400 --> 01:23:22,159 of cars will not improve any resale 1746 01:23:22,159 --> 01:23:23,920 value of the properties that have 1747 01:23:23,920 --> 01:23:26,159 already been purchased. The plan of a 1748 01:23:26,159 --> 01:23:28,480 subdivision was approved and registered. 1749 01:23:28,480 --> 01:23:31,520 This is more than a minor vi variance. 1750 01:23:31,520 --> 01:23:33,440 It changes the streetscape of the main 1751 01:23:33,440 --> 01:23:35,840 entrance to this subdivision. Because it 1752 01:23:35,840 --> 01:23:38,320 is approved, another traffic study is 1753 01:23:38,320 --> 01:23:40,400 not needed. The park requirements do not 1754 01:23:40,400 --> 01:23:42,880 change and it is still a single entrance 1755 01:23:42,880 --> 01:23:45,600 subdivision despite having an additional 1756 01:23:45,600 --> 01:23:48,800 60 units and a lot more cars backing out 1757 01:23:48,800 --> 01:23:50,560 of driveways. 1758 01:23:50,560 --> 01:23:51,840 Newford does not have public 1759 01:23:51,840 --> 01:23:54,239 transportation so cars are needed. Most 1760 01:23:54,239 --> 01:23:56,880 families have two working members and 1761 01:23:56,880 --> 01:23:59,920 two cars to get to work. That is six 1762 01:23:59,920 --> 01:24:04,950 cars in that three-unit multiplex. 1763 01:24:04,960 --> 01:24:08,159 And where is the parking for guests? 1764 01:24:08,159 --> 01:24:10,639 Driveways that are 6 m wide will not 1765 01:24:10,639 --> 01:24:12,320 leave any room on that side of the 1766 01:24:12,320 --> 01:24:14,800 street for parking on the road. And 1767 01:24:14,800 --> 01:24:16,719 there's already very limited parking on 1768 01:24:16,719 --> 01:24:19,360 the other side. Existing homes on the 1769 01:24:19,360 --> 01:24:20,719 other side of the road will pay the 1770 01:24:20,719 --> 01:24:23,360 price for this and lose their extra road 1771 01:24:23,360 --> 01:24:24,880 parking. 1772 01:24:24,880 --> 01:24:27,840 That section 5.5B of the zoning bylaw 1773 01:24:27,840 --> 01:24:31,440 60-209 is valid. That requirement for 1774 01:24:31,440 --> 01:24:34,480 rear parking of multiplexes of three or 1775 01:24:34,480 --> 01:24:37,360 more units is protection to require 1776 01:24:37,360 --> 01:24:40,639 additional scrutiny to ensure that they 1777 01:24:40,639 --> 01:24:43,840 have as official plan says appropriate 1778 01:24:43,840 --> 01:24:45,840 parking not parking that changes the 1779 01:24:45,840 --> 01:24:48,560 whole streetscape of a main road into a 1780 01:24:48,560 --> 01:24:50,400 subdivision. 1781 01:24:50,400 --> 01:24:53,280 Ideas as significant as this should be a 1782 01:24:53,280 --> 01:24:56,000 part of the planning process, not an 1783 01:24:56,000 --> 01:24:57,920 afterthought where people have already 1784 01:24:57,920 --> 01:25:00,159 invested their future. 1785 01:25:00,159 --> 01:25:02,159 As I've mentioned, the parking for this 1786 01:25:02,159 --> 01:25:03,760 application should be considered for 1787 01:25:03,760 --> 01:25:07,520 what it is and and that is 30 three-unit 1788 01:25:07,520 --> 01:25:10,719 multiplexes requiring rear parking. 1789 01:25:10,719 --> 01:25:12,239 Thank you for the opportunity to present 1790 01:25:12,239 --> 01:25:15,910 this. 1791 01:25:15,920 --> 01:25:22,550 » Yes, sir. Please. 1792 01:25:22,560 --> 01:25:24,639 » My name is Roy Meredith from 219 1793 01:25:24,639 --> 01:25:26,880 Equality Drive. I just wonder if Michael 1794 01:25:26,880 --> 01:25:28,239 could put up the other drawing that 1795 01:25:28,239 --> 01:25:30,800 showed the the other parking on the 1796 01:25:30,800 --> 01:25:35,350 other side. 1797 01:25:35,360 --> 01:25:36,880 I know that uh it was mentioned that 1798 01:25:36,880 --> 01:25:39,920 there were 16 of these units. Um the 1799 01:25:39,920 --> 01:25:42,000 drawing I saw shows 26. I just want to 1800 01:25:42,000 --> 01:25:43,520 get clarification of how many there is 1801 01:25:43,520 --> 01:25:46,480 potentially that would be that could be 1802 01:25:46,480 --> 01:25:48,080 triplexes. 1803 01:25:48,080 --> 01:25:52,880 I believe it's 26 in total. 1804 01:25:52,880 --> 01:25:54,800 I wonder if I could get clarification on 1805 01:25:54,800 --> 01:25:57,360 that. It 1806 01:25:57,360 --> 01:26:00,480 it's it's my understanding that at the 1807 01:26:00,480 --> 01:26:03,199 moment, if I'm doing the math here, 1808 01:26:03,199 --> 01:26:06,080 slots 1 to 18, 1809 01:26:06,080 --> 01:26:12,400 23 to 26, and 94 to 97. So that's 18, 1810 01:26:12,400 --> 01:26:14,719 21, 24. 1811 01:26:14,719 --> 01:26:15,440 >> 24. 1812 01:26:15,440 --> 01:26:15,760 >> Yeah. 1813 01:26:15,760 --> 01:26:17,840 >> Okay. So, right there, it shows two on 1814 01:26:17,840 --> 01:26:21,679 that that uh on that um picture there. 1815 01:26:21,679 --> 01:26:23,840 So, there's going to be 24 of them. 1816 01:26:23,840 --> 01:26:25,360 that's going to have all those cars. So, 1817 01:26:25,360 --> 01:26:27,120 it's I know you guys were talking about 1818 01:26:27,120 --> 01:26:28,880 streetscape and we're very concerned 1819 01:26:28,880 --> 01:26:31,679 about it and and I just wanted to like 1820 01:26:31,679 --> 01:26:32,560 show you what it's going to look like 1821 01:26:32,560 --> 01:26:34,159 with all that parking that's going to be 1822 01:26:34,159 --> 01:26:37,040 allowed. I am going to cut I've got a 1823 01:26:37,040 --> 01:26:38,080 statement here. I'm going to cut it 1824 01:26:38,080 --> 01:26:39,280 short. I know a lot of questions have 1825 01:26:39,280 --> 01:26:40,719 been asked, but there's a few things 1826 01:26:40,719 --> 01:26:42,560 that I wanted to talk about that I was 1827 01:26:42,560 --> 01:26:44,560 I've talked to a lot of people and 1828 01:26:44,560 --> 01:26:46,560 they've been talking a lot about Bill 23 1829 01:26:46,560 --> 01:26:49,040 and how the feeling was that Bill 23 is 1830 01:26:49,040 --> 01:26:51,600 what's pushing this to happen and that 1831 01:26:51,600 --> 01:26:54,639 um like Bill 23 is to allow and support 1832 01:26:54,639 --> 01:26:56,880 gentle intensification. This is not 1833 01:26:56,880 --> 01:27:00,400 gentle. This is sudden 1834 01:27:00,400 --> 01:27:02,159 uh 1835 01:27:02,159 --> 01:27:05,199 intensification, not gentle. 1836 01:27:05,199 --> 01:27:08,400 And that bill 23, I know really it it 1837 01:27:08,400 --> 01:27:11,920 doesn't give developers a free pass. Um 1838 01:27:11,920 --> 01:27:14,800 it doesn't uh shift support of power to 1839 01:27:14,800 --> 01:27:17,040 the developers. You know, they still 1840 01:27:17,040 --> 01:27:18,560 have the authority and the duty to 1841 01:27:18,560 --> 01:27:20,719 decide where and how intensification 1842 01:27:20,719 --> 01:27:23,440 fits. You're not required to make 1843 01:27:23,440 --> 01:27:26,080 something fit that clearly doesn't. 1844 01:27:26,080 --> 01:27:28,320 You're not not looking to allow a square 1845 01:27:28,320 --> 01:27:30,400 peg in a round hole. 1846 01:27:30,400 --> 01:27:32,320 You can and you should insist on the 1847 01:27:32,320 --> 01:27:35,120 developments to to 1848 01:27:35,120 --> 01:27:37,920 respect local planning principles. And I 1849 01:27:37,920 --> 01:27:40,719 just want to talk lastly about section 1850 01:27:40,719 --> 01:27:43,440 45 of the planning act. I know it was 1851 01:27:43,440 --> 01:27:44,960 you guys did talk about it, but it's 1852 01:27:44,960 --> 01:27:47,760 true. It's this is not truly a minor uh 1853 01:27:47,760 --> 01:27:50,000 thing. It's it really is not it doesn't 1854 01:27:50,000 --> 01:27:52,560 maintain the intent of the zoning bylaw. 1855 01:27:52,560 --> 01:27:55,199 It doesn't conform to the official plan 1856 01:27:55,199 --> 01:27:58,719 and it's not appropriate for the land. 1857 01:27:58,719 --> 01:28:00,639 That's all I wanted to say. Thank you. 1858 01:28:00,639 --> 01:28:02,800 >> Thank you. 1859 01:28:02,800 --> 01:28:06,239 >> Um, Mr. Armstrong, 1860 01:28:06,239 --> 01:28:08,080 out of 1861 01:28:08,080 --> 01:28:11,360 all of the 1862 01:28:11,360 --> 01:28:15,360 dwellings that are have been built, 1863 01:28:15,360 --> 01:28:19,040 um, how many of them have single 1864 01:28:19,040 --> 01:28:21,920 driveways? So rather than something like 1865 01:28:21,920 --> 01:28:25,120 this where it's basically two cars can 1866 01:28:25,120 --> 01:28:28,000 be parked side by side. 1867 01:28:28,000 --> 01:28:29,679 >> I couldn't answer that. I'm not too 1868 01:28:29,679 --> 01:28:31,440 sure. Again, that comes down to the 1869 01:28:31,440 --> 01:28:34,000 building permit process um on how that 1870 01:28:34,000 --> 01:28:39,120 goes in. So I'm not too sure how much I know the town houses would be the 1871 01:28:39,120 --> 01:28:42,719 single cuz uh they're singles into the 1872 01:28:42,719 --> 01:28:45,280 garages, but I'm not sure of the the 1873 01:28:45,280 --> 01:28:47,120 singles the larger singles that were 1874 01:28:47,120 --> 01:28:48,560 sold off to another developer. 1875 01:28:48,560 --> 01:28:52,159 >> Yeah. um uplift of of the buildings that 1876 01:28:52,159 --> 01:28:56,239 Nortara has built. 1877 01:28:56,239 --> 01:28:58,880 >> I can speak to that. Um on our semi- 1878 01:28:58,880 --> 01:29:01,920 detached uh uh houses, we make the 1879 01:29:01,920 --> 01:29:04,480 driveway widths 3 m wide to match the 1880 01:29:04,480 --> 01:29:06,560 garage. If we were to have a twocar 1881 01:29:06,560 --> 01:29:08,719 garage, we'd make them 6 mters wide to 1882 01:29:08,719 --> 01:29:12,080 match the garage. Um but yeah, so for 1883 01:29:12,080 --> 01:29:14,480 the majority of the semis, the 3 m wide 1884 01:29:14,480 --> 01:29:22,390 driveway. Yeah. Thank you. 1885 01:29:22,400 --> 01:29:28,310 any 1886 01:29:28,320 --> 01:29:30,159 it we're going to give the online people 1887 01:29:30,159 --> 01:29:44,390 a chance first if I may. 1888 01:29:44,400 --> 01:29:48,000 Ryan Armstrong, if uh you are online and 1889 01:29:48,000 --> 01:29:50,880 wish to speak, could you unmute and go 1890 01:29:50,880 --> 01:29:58,709 ahead, please? 1891 01:29:58,719 --> 01:30:01,280 » Hi. Sorry. Can you hear me? 1892 01:30:01,280 --> 01:30:02,480 >> Yes, we can. 1893 01:30:02,480 --> 01:30:05,360 >> Okay. Hi. Um, yeah, I'm Bren Armstrong. 1894 01:30:05,360 --> 01:30:07,280 So, I'm also an owner of one of the town 1895 01:30:07,280 --> 01:30:11,360 houses on Equality Drive. Um, and yeah, 1896 01:30:11,360 --> 01:30:13,600 I'm just thinking about again like the 1897 01:30:13,600 --> 01:30:16,159 parking, the safety as mentioned, and 1898 01:30:16,159 --> 01:30:18,239 then mainly like looking across the 1899 01:30:18,239 --> 01:30:21,199 street and the view of just the parking 1900 01:30:21,199 --> 01:30:24,880 and minimal green space is kind of an 1901 01:30:24,880 --> 01:30:29,120 issue for me cuz like um Ron was saying, 1902 01:30:29,120 --> 01:30:31,920 I kind of bought the place originally to 1903 01:30:31,920 --> 01:30:33,920 move to Meford to move away from all the 1904 01:30:33,920 --> 01:30:36,080 traffic and whatnot and I was just 1905 01:30:36,080 --> 01:30:37,440 disappointed to hear when this was 1906 01:30:37,440 --> 01:30:39,600 happening and yeah, so I just wanted to 1907 01:30:39,600 --> 01:30:41,199 put in my two cents that I'm against 1908 01:30:41,199 --> 01:30:44,080 this as well. 1909 01:30:44,080 --> 01:30:46,000 >> Thank you. 1910 01:30:46,000 --> 01:30:49,110 >> Thanks. 1911 01:30:49,120 --> 01:30:58,950 » Uh Nicole, are you also online? 1912 01:30:58,960 --> 01:31:06,550 Yeah, you're still muted. 1913 01:31:06,560 --> 01:31:07,679 » Okay. 1914 01:31:07,679 --> 01:31:09,679 >> Sorry. Yeah, if you'd like to speak now, 1915 01:31:09,679 --> 01:31:12,800 please go ahead. 1916 01:31:12,800 --> 01:31:16,560 >> Hi, it's Nicole. Sorry about that. 1917 01:31:16,560 --> 01:31:18,639 >> That's okay. Please go ahead. 1918 01:31:18,639 --> 01:31:21,440 >> Um, hi. Um, so I'll be quick because I 1919 01:31:21,440 --> 01:31:22,880 know we've kind of touched base on 1920 01:31:22,880 --> 01:31:25,760 everything. My name is Nicole Moguli. 1921 01:31:25,760 --> 01:31:30,320 Um, so like everyone said, parking is 1922 01:31:30,320 --> 01:31:33,440 not the greatest. So I I just wanted to 1923 01:31:33,440 --> 01:31:37,040 mention just from the meeting the 24 1924 01:31:37,040 --> 01:31:39,520 lots that will be affected. They they 1925 01:31:39,520 --> 01:31:42,000 mentioned that the developer may ask for 1926 01:31:42,000 --> 01:31:45,280 more changes. So this might not be the 1927 01:31:45,280 --> 01:31:48,480 only ask. So, even if they sell all 24 1928 01:31:48,480 --> 01:31:51,600 lots, they might still continue to 1929 01:31:51,600 --> 01:31:54,639 continue rise up the questions on like 1930 01:31:54,639 --> 01:31:56,800 other lots that they haven't built yet 1931 01:31:56,800 --> 01:31:58,320 because like they said, they want to 1932 01:31:58,320 --> 01:32:00,560 sell off all the lots first and then 1933 01:32:00,560 --> 01:32:03,920 they're going to um and then they're 1934 01:32:03,920 --> 01:32:05,360 going to build more. So, once they do 1935 01:32:05,360 --> 01:32:06,800 build more, are they going to ask for 1936 01:32:06,800 --> 01:32:09,360 more of the zoning? So, that's something 1937 01:32:09,360 --> 01:32:12,400 that we should also consider down the 1938 01:32:12,400 --> 01:32:15,910 line. 1939 01:32:15,920 --> 01:32:16,719 Thank you. 1940 01:32:16,719 --> 01:32:18,480 >> Yeah, I agree with you, which is why we 1941 01:32:18,480 --> 01:32:20,639 asked the question, have they proceeded 1942 01:32:20,639 --> 01:32:24,880 with asking u for any changes? And 1943 01:32:24,880 --> 01:32:28,560 so, um, sorry for holding you up. If you 1944 01:32:28,560 --> 01:32:32,880 please go ahead. Thank you. Um, 1945 01:32:32,880 --> 01:32:34,639 uh, thank I'm not going to reiterate 1946 01:32:34,639 --> 01:32:35,120 everything. 1947 01:32:35,120 --> 01:32:36,320 >> Can you state your name first? 1948 01:32:36,320 --> 01:32:38,639 >> Oh, sure. My name's Reed Barrett. I'm 1949 01:32:38,639 --> 01:32:41,280 not a resident of uh the subdivision, 1950 01:32:41,280 --> 01:32:43,920 but I'm a long time longtime resident of 1951 01:32:43,920 --> 01:32:47,199 Meford. Um the purpose of me speaking 1952 01:32:47,199 --> 01:32:50,159 today is is not the personal interest, 1953 01:32:50,159 --> 01:32:53,679 but the long-term uh I want to avoid 1954 01:32:53,679 --> 01:32:56,639 sort of long-term issues for me. Uh 1955 01:32:56,639 --> 01:32:58,000 something that we have to pick up the 1956 01:32:58,000 --> 01:33:00,080 pieces because of a provincial 1957 01:33:00,080 --> 01:33:02,560 legislation or something that's happened 1958 01:33:02,560 --> 01:33:04,719 and we're going to pay the price of long 1959 01:33:04,719 --> 01:33:07,360 term. Uh if we can prevent that, I think 1960 01:33:07,360 --> 01:33:08,639 that would be great. And I think we've 1961 01:33:08,639 --> 01:33:10,080 heard a lot of good things, and I'm not 1962 01:33:10,080 --> 01:33:13,600 going to reiterate a lot of it. But um 1963 01:33:13,600 --> 01:33:16,080 uh additional dwelling units or ADUs 1964 01:33:16,080 --> 01:33:18,480 really work well in high density areas 1965 01:33:18,480 --> 01:33:22,400 like um Metro Toronto. And so I'm 1966 01:33:22,400 --> 01:33:24,400 certain that when the province 1967 01:33:24,400 --> 01:33:26,400 contemplated 1968 01:33:26,400 --> 01:33:31,199 um additional uh dwelling units um they 1969 01:33:31,199 --> 01:33:34,560 didn't think of the snow uh snow that 1970 01:33:34,560 --> 01:33:37,520 southern Georgian Bay gets and I think 1971 01:33:37,520 --> 01:33:40,080 Meford if they ever had a chance to uh 1972 01:33:40,080 --> 01:33:43,360 push back this would be the time. Um 1973 01:33:43,360 --> 01:33:46,560 when you think about um a community here 1974 01:33:46,560 --> 01:33:48,480 that doesn't have public transit, you 1975 01:33:48,480 --> 01:33:50,000 think about the school buses that have 1976 01:33:50,000 --> 01:33:52,800 to get in there, the garbage pickup and 1977 01:33:52,800 --> 01:33:55,920 the size of lot. This could be a real 1978 01:33:55,920 --> 01:33:59,040 challenge and might be a real mayhem for 1979 01:33:59,040 --> 01:34:02,239 several uh weeks in the winter. Um not 1980 01:34:02,239 --> 01:34:05,120 only that, but it's got one exit onto 1981 01:34:05,120 --> 01:34:07,199 26. So I think that you know the 1982 01:34:07,199 --> 01:34:09,679 additional cars is definitely a problem. 1983 01:34:09,679 --> 01:34:12,639 The other thing is that 1984 01:34:12,639 --> 01:34:15,760 um it is the gateway to our community. 1985 01:34:15,760 --> 01:34:19,199 So, uh as you drive past this, uh 1986 01:34:19,199 --> 01:34:20,639 subdivision, you don't want it to look 1987 01:34:20,639 --> 01:34:23,600 like a commuter lot or a park and fly. 1988 01:34:23,600 --> 01:34:26,080 This is, you know, it should be the 1989 01:34:26,080 --> 01:34:29,040 serene community of Meford that's on the 1990 01:34:29,040 --> 01:34:31,920 bay. And so I just want to say um I 1991 01:34:31,920 --> 01:34:35,440 think if we could limit some of the 1992 01:34:35,440 --> 01:34:39,280 issues before you know before it happens 1993 01:34:39,280 --> 01:34:41,360 it would be a really good thing for this 1994 01:34:41,360 --> 01:34:43,199 uh community. Thank you. 1995 01:34:43,199 --> 01:34:47,440 >> Thank you. Um, as I stated previously, 1996 01:34:47,440 --> 01:34:50,880 um, these decisions relative to ADUs 1997 01:34:50,880 --> 01:34:53,360 were not made by this committee. And I 1998 01:34:53,360 --> 01:34:57,120 would encourage you to, um, contact your 1999 01:34:57,120 --> 01:35:01,280 local counselor andor members of uh, the 2000 01:35:01,280 --> 01:35:03,840 municipality of Meford and address your 2001 01:35:03,840 --> 01:35:06,480 concerns, let them know. Um because 2002 01:35:06,480 --> 01:35:10,239 obviously with the growth um there's 2003 01:35:10,239 --> 01:35:12,480 going to be other developers that are 2004 01:35:12,480 --> 01:35:15,360 going to be looking to do relatively the 2005 01:35:15,360 --> 01:35:19,199 same thing as it relates to the one 2006 01:35:19,199 --> 01:35:24,480 entrance. Um I know that um the MTO 2007 01:35:24,480 --> 01:35:27,120 wants to limit the number of entrances 2008 01:35:27,120 --> 01:35:30,320 onto the highway. There is actually two 2009 01:35:30,320 --> 01:35:33,120 um but one is designated for emergency 2010 01:35:33,120 --> 01:35:36,719 purposes only. Um but I would think that 2011 01:35:36,719 --> 01:35:40,239 going forward in future um as the number 2012 01:35:40,239 --> 01:35:42,639 of units 2013 01:35:42,639 --> 01:35:45,280 builds in there um that there will be 2014 01:35:45,280 --> 01:35:50,080 more need for a secondary exit as well. 2015 01:35:50,080 --> 01:35:52,639 Is there anyone else that wishes to 2016 01:35:52,639 --> 01:35:59,189 speak? Certainly. Please. 2017 01:35:59,199 --> 01:36:00,880 » Yeah. Good afternoon. My name is uh Rick 2018 01:36:00,880 --> 01:36:03,360 Crouch. I do not live in uh Meford, but 2019 01:36:03,360 --> 01:36:05,600 my uh my son is one of the residents on 2020 01:36:05,600 --> 01:36:10,400 Equality Drive and he is one of the uh advocates that has written a letter. 2021 01:36:10,400 --> 01:36:12,400 So, I'm I'm not going to address some of 2022 01:36:12,400 --> 01:36:14,159 the things he's covered over. In the 2023 01:36:14,159 --> 01:36:15,679 interest of full disclosure, I am a real 2024 01:36:15,679 --> 01:36:17,199 estate broker. I'm with Southern 2025 01:36:17,199 --> 01:36:19,199 International Realy and uh one of my 2026 01:36:19,199 --> 01:36:21,040 colleagues, Matthew Lid Better, is the 2027 01:36:21,040 --> 01:36:23,760 agent for Lonall Development. I have no 2028 01:36:23,760 --> 01:36:25,840 involvement with Loon. I have no 2029 01:36:25,840 --> 01:36:28,320 involvement with uh any financial gain 2030 01:36:28,320 --> 01:36:32,639 from from this subdivision nor from my uh son and his wife's purchase. But 2031 01:36:32,639 --> 01:36:34,080 you know just to address you know some 2032 01:36:34,080 --> 01:36:36,000 of the issues outside some of the norms. 2033 01:36:36,000 --> 01:36:37,760 Somebody on the committee mentioned you 2034 01:36:37,760 --> 01:36:39,280 know that this seemed like it was not a 2035 01:36:39,280 --> 01:36:41,920 minor variance to start with this is not 2036 01:36:41,920 --> 01:36:44,159 a minor circumstance. All of the 2037 01:36:44,159 --> 01:36:46,080 homeowners in there typically bought 2038 01:36:46,080 --> 01:36:47,840 their properties through Loonall 2039 01:36:47,840 --> 01:36:49,760 Development who owned all the properties 2040 01:36:49,760 --> 01:36:52,159 across the road. The game plan has 2041 01:36:52,159 --> 01:36:54,639 changed. Loon call elected to sell those 2042 01:36:54,639 --> 01:36:58,000 properties to Nortara. Nortara, you 2043 01:36:58,000 --> 01:37:00,080 know, has has started to build in the 2044 01:37:00,080 --> 01:37:02,719 area. I commend them for that. Um, but 2045 01:37:02,719 --> 01:37:05,440 now the plan is let's let's let's change 2046 01:37:05,440 --> 01:37:08,960 the plan again going from single family 2047 01:37:08,960 --> 01:37:12,239 uh residential semi- detached homes to 2048 01:37:12,239 --> 01:37:15,679 multi-units. Uh, and you know, again, 2049 01:37:15,679 --> 01:37:17,760 that was not what these people bought 2050 01:37:17,760 --> 01:37:20,159 their homes under the pretense of. So, 2051 01:37:20,159 --> 01:37:22,080 you know, there's no point in belaboring 2052 01:37:22,080 --> 01:37:23,520 what they've already addressed in terms 2053 01:37:23,520 --> 01:37:25,760 of parking and garbage and noise and 2054 01:37:25,760 --> 01:37:28,560 that sort of thing. But I think as as 2055 01:37:28,560 --> 01:37:30,800 Mr. Bear said, it really speaks, I 2056 01:37:30,800 --> 01:37:33,280 think, to a couple things. Uh, one, you 2057 01:37:33,280 --> 01:37:36,159 know, the the basic complexion of of 2058 01:37:36,159 --> 01:37:38,960 meford, the town itself. I've read a lot 2059 01:37:38,960 --> 01:37:40,560 of the correspondence that was supplied 2060 01:37:40,560 --> 01:37:43,119 to me by my son, both from uh the 2061 01:37:43,119 --> 01:37:44,719 planning department as well as Sue 2062 01:37:44,719 --> 01:37:47,840 Travis and associates. Nowhere did 2063 01:37:47,840 --> 01:37:51,040 anything mention affordable housing. All 2064 01:37:51,040 --> 01:37:53,440 of the information I saw was addressing 2065 01:37:53,440 --> 01:37:56,800 investor buyers. Those are not who the 2066 01:37:56,800 --> 01:37:58,080 these people thought were going to be 2067 01:37:58,080 --> 01:38:00,400 their neighbors across the road. You 2068 01:38:00,400 --> 01:38:02,159 know, from the standpoint of the real 2069 01:38:02,159 --> 01:38:03,760 estate market. It has changed 2070 01:38:03,760 --> 01:38:05,520 dramatically in the last two years. And 2071 01:38:05,520 --> 01:38:07,119 I've been in the business here for 2072 01:38:07,119 --> 01:38:09,440 almost 25 years. And I cover from meford 2073 01:38:09,440 --> 01:38:10,960 right through town of Blue Mountains, 2074 01:38:10,960 --> 01:38:12,400 Colliewood, Clear View Township over to 2075 01:38:12,400 --> 01:38:14,719 Wasa Beach. Right now, we have the 2076 01:38:14,719 --> 01:38:17,760 highest level of MLS listings on our MLS 2077 01:38:17,760 --> 01:38:21,920 system that we've had since 2015, 2016. 2078 01:38:21,920 --> 01:38:24,480 So, my question is, there's been no 2079 01:38:24,480 --> 01:38:26,400 mention of these addressing the issue of 2080 01:38:26,400 --> 01:38:28,639 affordable housing. There has been a 2081 01:38:28,639 --> 01:38:30,960 real shift in the market, and this seems 2082 01:38:30,960 --> 01:38:34,000 to be more of a of a a request that's 2083 01:38:34,000 --> 01:38:36,719 being put forward, I think, to address, 2084 01:38:36,719 --> 01:38:39,440 you know, the fact that demand is down. 2085 01:38:39,440 --> 01:38:41,199 In fact, it's reaching out now to 2086 01:38:41,199 --> 01:38:44,639 different buyers, investor buyers, and I 2087 01:38:44,639 --> 01:38:46,480 think they're few and far between. I was 2088 01:38:46,480 --> 01:38:48,880 out last weekend showing clients uh 2089 01:38:48,880 --> 01:38:52,000 duplex, single detached uh and semi- 2090 01:38:52,000 --> 01:38:54,159 detached houses in Collingwood last 2091 01:38:54,159 --> 01:38:56,880 weekend. They're very unckempt. They're 2092 01:38:56,880 --> 01:38:58,719 rented out. The tenants don't cut the 2093 01:38:58,719 --> 01:39:01,199 grass. You know, the garbage cans are 2094 01:39:01,199 --> 01:39:04,080 out in full view of the street. And when 2095 01:39:04,080 --> 01:39:06,400 I read the the various reports how none 2096 01:39:06,400 --> 01:39:07,679 of this was going to change the 2097 01:39:07,679 --> 01:39:10,080 complexion of the street, I can argue 2098 01:39:10,080 --> 01:39:11,920 quite differently. And I think that's 2099 01:39:11,920 --> 01:39:13,760 something the committee really has to 2100 01:39:13,760 --> 01:39:16,159 think long and hard about regardless of 2101 01:39:16,159 --> 01:39:18,080 whether it's addressing what the 2102 01:39:18,080 --> 01:39:19,920 provincial legislation is. You know, 2103 01:39:19,920 --> 01:39:21,679 you've really got to think about the 2104 01:39:21,679 --> 01:39:23,440 existing home orders and what you want 2105 01:39:23,440 --> 01:39:25,760 the municipality to look like and is 2106 01:39:25,760 --> 01:39:27,520 this going to drive and address the 2107 01:39:27,520 --> 01:39:29,360 affordable out of housing issue in 2108 01:39:29,360 --> 01:39:31,840 Meford? To me, the answer is no, it's 2109 01:39:31,840 --> 01:39:33,119 not. 2110 01:39:33,119 --> 01:39:37,600 I did consider exactly your point that 2111 01:39:37,600 --> 01:39:40,159 um is this going to be a 2112 01:39:40,159 --> 01:39:42,320 multi-generational family that moves 2113 01:39:42,320 --> 01:39:44,960 into this and you know they have their 2114 01:39:44,960 --> 01:39:48,000 in-law suite and so forth as opposed to 2115 01:39:48,000 --> 01:39:50,400 how many people will buy it with the 2116 01:39:50,400 --> 01:39:55,679 intention of rental of all or 2117 01:39:55,679 --> 01:39:58,239 some of the units. So I understand your 2118 01:39:58,239 --> 01:40:00,639 concerns. Thank you. Is there anyone 2119 01:40:00,639 --> 01:40:04,400 else that wishes to speak? 2120 01:40:04,400 --> 01:40:07,199 No. 2121 01:40:07,199 --> 01:40:09,040 Any member of the committee have any 2122 01:40:09,040 --> 01:40:12,080 additional comments, questions? Yes. Uh 2123 01:40:12,080 --> 01:40:14,560 Mr. Chairman through the gentleman in 2124 01:40:14,560 --> 01:40:16,000 the hat that made the final 2125 01:40:16,000 --> 01:40:18,320 presentation. Um and I'm sorry I forgot 2126 01:40:18,320 --> 01:40:19,840 to write your name down. I got everybody 2127 01:40:19,840 --> 01:40:23,520 else. Um your last three points on your 2128 01:40:23,520 --> 01:40:26,000 presentation. I wonder if you would go 2129 01:40:26,000 --> 01:40:29,520 to the mic and repeat those and then I'd 2130 01:40:29,520 --> 01:40:33,119 like staff to respond to those. The last 2131 01:40:33,119 --> 01:40:40,629 three comments they have made 2132 01:40:40,639 --> 01:40:44,239 section 45 act was right at the end of 2133 01:40:44,239 --> 01:40:48,310 this presentation 2134 01:40:48,320 --> 01:40:50,320 that one of the comments was that it 2135 01:40:50,320 --> 01:40:57,030 didn't uh adhere to the official plan. 2136 01:40:57,040 --> 01:41:00,790 » Yes. Yes. 2137 01:41:00,800 --> 01:41:03,280 » Okay. Yeah, probably talking I guess I 2138 01:41:03,280 --> 01:41:04,960 was talking about uh section 45 of the 2139 01:41:04,960 --> 01:41:07,440 planning act talking about how uh in 2140 01:41:07,440 --> 01:41:09,119 order to you know for the parking 2141 01:41:09,119 --> 01:41:10,960 variance it must meet the following 2142 01:41:10,960 --> 01:41:14,320 criteria uh be truly minor and in this 2143 01:41:14,320 --> 01:41:16,400 case we've all everyone's in agreement 2144 01:41:16,400 --> 01:41:19,600 that it's not maintain the intent of 2145 01:41:19,600 --> 01:41:22,719 zoning bylaw and it doesn't that's why 2146 01:41:22,719 --> 01:41:24,960 the variance is being requested uh 2147 01:41:24,960 --> 01:41:28,000 conform to the uh with the official plan 2148 01:41:28,000 --> 01:41:29,600 uh which it does not the plan was for 2149 01:41:29,600 --> 01:41:31,760 single family community and be 2150 01:41:31,760 --> 01:41:34,239 appropriate uh for the land. And it and 2151 01:41:34,239 --> 01:41:37,199 it it isn't uh it changes the nature of 2152 01:41:37,199 --> 01:41:39,600 the street and the community. 2153 01:41:39,600 --> 01:41:42,400 Was that was that it? 2154 01:41:42,400 --> 01:41:46,159 I talked about uh um fitting a square 2155 01:41:46,159 --> 01:41:49,040 peg in a round hole. Uh a few times I do 2156 01:41:49,040 --> 01:41:50,639 that. I have to apologize because I had 2157 01:41:50,639 --> 01:41:52,159 a statement and I know that a lot of the 2158 01:41:52,159 --> 01:41:53,440 points were covered. I didn't want to 2159 01:41:53,440 --> 01:41:55,440 repeat them and repeat them again. So, I 2160 01:41:55,440 --> 01:41:56,560 kind of jumped in the middle, but I 2161 01:41:56,560 --> 01:42:01,440 talked about um Bill 23 and that um uh 2162 01:42:01,440 --> 01:42:03,119 Bill 23, I know that people I've talked 2163 01:42:03,119 --> 01:42:04,880 to have said that it's almost like it's 2164 01:42:04,880 --> 01:42:07,520 being pushed upon communities, Bill 23, 2165 01:42:07,520 --> 01:42:11,679 to follow suit, but really um it doesn't 2166 01:42:11,679 --> 01:42:14,000 give the developers a free pass and it 2167 01:42:14,000 --> 01:42:15,840 doesn't shift the balance of power to 2168 01:42:15,840 --> 01:42:19,520 the developers that um that it's still 2169 01:42:19,520 --> 01:42:21,360 with the municipalities and they have 2170 01:42:21,360 --> 01:42:22,880 the authority and the duty to decide 2171 01:42:22,880 --> 01:42:24,320 what and how intens in intensific 2172 01:42:24,320 --> 01:42:26,960 ification will fit and they're not 2173 01:42:26,960 --> 01:42:28,639 required to make something fit that 2174 01:42:28,639 --> 01:42:30,719 clearly doesn't and that you don't have 2175 01:42:30,719 --> 01:42:32,480 to allow and I said it again a square 2176 01:42:32,480 --> 01:42:37,520 peg in a round hole and uh yeah and and 2177 01:42:37,520 --> 01:42:39,440 it must follow the it must the respect 2178 01:42:39,440 --> 01:42:41,520 for local planning principles protect 2179 01:42:41,520 --> 01:42:45,750 green space and environment 2180 01:42:45,760 --> 01:42:48,960 avoid overburdening uh infrastructure 2181 01:42:48,960 --> 01:42:50,880 and reflect the safety and character of 2182 01:42:50,880 --> 01:42:53,040 the community 2183 01:42:53,040 --> 01:42:54,880 >> yeah I'm not trying to cut you off. It 2184 01:42:54,880 --> 01:42:56,560 was it was right at the end of your 2185 01:42:56,560 --> 01:42:58,400 presentation and I thought you'd made a 2186 01:42:58,400 --> 01:43:00,560 comment in there that it didn't 2187 01:43:00,560 --> 01:43:03,600 >> follow the official uh the the town's 2188 01:43:03,600 --> 01:43:05,520 official plan. 2189 01:43:05,520 --> 01:43:06,560 >> Okay. 2190 01:43:06,560 --> 01:43:08,239 >> Um yeah, so that's 2191 01:43:08,239 --> 01:43:10,080 >> you were jumping around. It may not may 2192 01:43:10,080 --> 01:43:11,360 not have been. So 2193 01:43:11,360 --> 01:43:13,840 >> yeah, sorry. But that's yeah, I had a 2194 01:43:13,840 --> 01:43:14,880 really nice story at the end I was going 2195 01:43:14,880 --> 01:43:20,629 to tell, but I 2196 01:43:20,639 --> 01:43:23,280 » Michael, because your initial 2197 01:43:23,280 --> 01:43:26,639 presentation um addressed some of that 2198 01:43:26,639 --> 01:43:29,040 relative to the official plan and so 2199 01:43:29,040 --> 01:43:31,600 forth, um perhaps you could reiterate 2200 01:43:31,600 --> 01:43:33,520 it. 2201 01:43:33,520 --> 01:43:35,840 >> Yeah. So it's staff's interpretation is 2202 01:43:35,840 --> 01:43:37,600 that this variance is in line with the 2203 01:43:37,600 --> 01:43:39,280 intent and purposes of the official 2204 01:43:39,280 --> 01:43:41,679 plan. The official plan designation for 2205 01:43:41,679 --> 01:43:43,840 this area is urban residential area. 2206 01:43:43,840 --> 01:43:45,760 It's meant to be a place that is the 2207 01:43:45,760 --> 01:43:48,159 most densified area of the municipality 2208 01:43:48,159 --> 01:43:50,560 and it's also meant to be a place where 2209 01:43:50,560 --> 01:43:53,760 just where residential uh residential 2210 01:43:53,760 --> 01:43:57,920 uses are allowed. Uh so a driveway for a 2211 01:43:57,920 --> 01:44:00,000 residential use is considered in line 2212 01:44:00,000 --> 01:44:01,840 with the intent and purpose of the 2213 01:44:01,840 --> 01:44:03,760 official plan. I can go through the rest 2214 01:44:03,760 --> 01:44:06,960 of the four tests if you'd Okay. 2215 01:44:06,960 --> 01:44:09,600 >> Any other comments or questions? 2216 01:44:09,600 --> 01:44:11,600 >> Yes, Denise. 2217 01:44:11,600 --> 01:44:13,119 >> Thank you, Mr. Chair. I was just going 2218 01:44:13,119 --> 01:44:16,320 to I only ended up writing down one 2219 01:44:16,320 --> 01:44:18,400 question to answer at the end, which I 2220 01:44:18,400 --> 01:44:19,840 I'd suggested we answer at the end and 2221 01:44:19,840 --> 01:44:21,280 it was about whether there was walking 2222 01:44:21,280 --> 01:44:23,840 biking permitted on Highway 26. But I 2223 01:44:23,840 --> 01:44:25,920 was hoping to answer any questions at 2224 01:44:25,920 --> 01:44:27,360 the end when we wrap up so that we're 2225 01:44:27,360 --> 01:44:29,360 not in a back and forth situation. If 2226 01:44:29,360 --> 01:44:31,040 you can think of any other outstanding 2227 01:44:31,040 --> 01:44:33,520 questions, um we're happy to answer 2228 01:44:33,520 --> 01:44:36,400 those. And then we also had a proposed 2229 01:44:36,400 --> 01:44:38,880 um additional condition that we were we 2230 01:44:38,880 --> 01:44:41,199 were going to suggest that might help 2231 01:44:41,199 --> 01:44:44,000 facilitate some of the uh resolution of 2232 01:44:44,000 --> 01:44:46,080 issues. But so the question was about 2233 01:44:46,080 --> 01:44:47,679 whether there's biking or hiking 2234 01:44:47,679 --> 01:44:49,920 permitted on or biking or walking on on 2235 01:44:49,920 --> 01:44:52,400 Highway 26. Obviously, I don't suggest 2236 01:44:52,400 --> 01:44:55,040 people should walk on Highway 26 without 2237 01:44:55,040 --> 01:44:58,159 a sidewalk. And we would identify that 2238 01:44:58,159 --> 01:45:00,239 definitely sidewalks are the preferred 2239 01:45:00,239 --> 01:45:02,639 method of people to to walk, but biking 2240 01:45:02,639 --> 01:45:05,360 is permitted on Highway 26. It's not a a 2241 01:45:05,360 --> 01:45:08,800 400 series highway. Um, but I think the 2242 01:45:08,800 --> 01:45:10,639 point is well taken that we know that we 2243 01:45:10,639 --> 01:45:12,960 need to provide for pedestrian access. 2244 01:45:12,960 --> 01:45:14,960 Um, however, I think I just want to 2245 01:45:14,960 --> 01:45:16,960 reiterate that the question about 2246 01:45:16,960 --> 01:45:18,719 whether we're permitting three units 2247 01:45:18,719 --> 01:45:21,760 here is the main topic of the concerns 2248 01:45:21,760 --> 01:45:23,679 I've heard with whether this is a good 2249 01:45:23,679 --> 01:45:25,840 idea. It's too dense. There's, you know, 2250 01:45:25,840 --> 01:45:27,920 concerns about safety of people walking 2251 01:45:27,920 --> 01:45:29,840 because there's so many units. But we 2252 01:45:29,840 --> 01:45:31,360 have to remember that's not the question 2253 01:45:31,360 --> 01:45:32,639 before the committee. It is about 2254 01:45:32,639 --> 01:45:34,480 whether or not it can be the parking can 2255 01:45:34,480 --> 01:45:37,600 be in the front yard. Um, because of 2256 01:45:37,600 --> 01:45:39,440 that, we had a condition that we thought 2257 01:45:39,440 --> 01:45:42,000 might help satisfy some of that. if 2258 01:45:42,000 --> 01:45:43,520 you'd like us to propose that. 2259 01:45:43,520 --> 01:45:47,280 >> I I think because the committee has a 2260 01:45:47,280 --> 01:45:50,639 has seen the suggested decision, we will 2261 01:45:50,639 --> 01:45:53,280 take a vote on that first and then look 2262 01:45:53,280 --> 01:45:56,320 at potential if that does not pass, we 2263 01:45:56,320 --> 01:45:58,960 will look at potential addendums to that 2264 01:45:58,960 --> 01:46:02,480 motion time. 2265 01:46:02,480 --> 01:46:04,880 So Haley, can you please read the 2266 01:46:04,880 --> 01:46:08,639 suggested decision and conditions? 2267 01:46:08,639 --> 01:46:10,880 >> Thank you, Mr. Chair. So the recommended 2268 01:46:10,880 --> 01:46:12,320 decision is that the committee of 2269 01:46:12,320 --> 01:46:15,280 adjustment to improve minor variance A07 2270 01:46:15,280 --> 01:46:20,560 2025 for the lens at lots 1 to 18 23 to 2271 01:46:20,560 --> 01:46:26,239 26 and 94 to 97 plan 60mm-89 2272 01:46:26,239 --> 01:46:28,480 providing relief from the parking 2273 01:46:28,480 --> 01:46:31,760 requirements of section 5.5B of zoning 2274 01:46:31,760 --> 01:46:34,719 bylaw 60209 2275 01:46:34,719 --> 01:46:37,040 to permit a building with three or more 2276 01:46:37,040 --> 01:46:39,360 dwelling units to allow parking in the 2277 01:46:39,360 --> 01:46:42,000 front yard. As Denise mentioned, 2278 01:46:42,000 --> 01:46:44,000 conditions are to be determined by 2279 01:46:44,000 --> 01:46:48,310 staff. 2280 01:46:48,320 --> 01:46:53,030 » May I have a motion 2281 01:46:53,040 --> 01:46:57,040 » to on the decision as read? I need a 2282 01:46:57,040 --> 01:46:58,880 mover in a seconder before we can vote 2283 01:46:58,880 --> 01:47:00,080 on it. 2284 01:47:00,080 --> 01:47:01,600 >> Okay, I'll move it. 2285 01:47:01,600 --> 01:47:05,350 >> Seconded. 2286 01:47:05,360 --> 01:47:07,360 » We can't vote on it until I get a 2287 01:47:07,360 --> 01:47:09,360 seconder. 2288 01:47:09,360 --> 01:47:10,480 Well, I'll second. 2289 01:47:10,480 --> 01:47:12,480 >> Thank you. 2290 01:47:12,480 --> 01:47:17,590 Is there any discussion on the motion? 2291 01:47:17,600 --> 01:47:20,320 I I would like to add a further 2292 01:47:20,320 --> 01:47:21,920 condition because one of the concerns 2293 01:47:21,920 --> 01:47:28,639 that I have is that um there would be a 2294 01:47:28,639 --> 01:47:31,679 an attempt by some of the owners in 2295 01:47:31,679 --> 01:47:35,679 these new units to even widen the 2296 01:47:35,679 --> 01:47:38,719 driveway further. and basically take 2297 01:47:38,719 --> 01:47:41,199 away any green space that's left. And 2298 01:47:41,199 --> 01:47:44,560 technically, um, you could squeeze in a 2299 01:47:44,560 --> 01:47:47,920 another single car driveway. So, I would 2300 01:47:47,920 --> 01:47:51,199 like to propose that there must be a 2301 01:47:51,199 --> 01:47:52,880 minimum 2302 01:47:52,880 --> 01:47:55,360 because I looked at basically the 2303 01:47:55,360 --> 01:47:58,560 numbers. Um, the driveways would take 2304 01:47:58,560 --> 01:48:02,320 approximately 60% of the frontage. Um, I 2305 01:48:02,320 --> 01:48:05,040 would like to see a minimum standard of 2306 01:48:05,040 --> 01:48:07,600 35% 2307 01:48:07,600 --> 01:48:10,960 um a green space 2308 01:48:10,960 --> 01:48:14,790 on the lot. 2309 01:48:14,800 --> 01:48:18,159 Is there any discussion on that 2310 01:48:18,159 --> 01:48:21,750 amendment? 2311 01:48:21,760 --> 01:48:23,760 We can vote on the original one first 2312 01:48:23,760 --> 01:48:26,000 and then just 2313 01:48:26,000 --> 01:48:27,360 >> I think that would be 2314 01:48:27,360 --> 01:48:30,400 >> okay. So, um all in favor of the 2315 01:48:30,400 --> 01:48:32,159 original 2316 01:48:32,159 --> 01:48:35,600 motion as read. 2317 01:48:35,600 --> 01:48:37,920 All opposed. 2318 01:48:37,920 --> 01:48:42,149 That motion is defeated. 2319 01:48:42,159 --> 01:48:44,960 Given the addendum, uh would anyone like 2320 01:48:44,960 --> 01:48:47,600 to discuss that further? 2321 01:48:47,600 --> 01:48:49,119 >> Yeah, through you, Mr. Chair. Are you 2322 01:48:49,119 --> 01:48:51,920 talking 35% of the entire lot? 2323 01:48:51,920 --> 01:48:54,400 >> 35% of the front yard. 2324 01:48:54,400 --> 01:48:59,430 >> Of the front yard. 2325 01:48:59,440 --> 01:49:03,199 » The the width. 2326 01:49:03,199 --> 01:49:12,629 >> Yeah. Front yard. Yeah. 2327 01:49:12,639 --> 01:49:16,159 Any additional comments? Anything from 2328 01:49:16,159 --> 01:49:19,040 the planning staff is because I know 2329 01:49:19,040 --> 01:49:21,360 that's one of the considerations that 2330 01:49:21,360 --> 01:49:22,639 you're going through. 2331 01:49:22,639 --> 01:49:25,360 >> Thank you, Mr. Chair. So the one thing 2332 01:49:25,360 --> 01:49:27,280 we and we did discuss this potential 2333 01:49:27,280 --> 01:49:29,520 with the um the applicant as well and 2334 01:49:29,520 --> 01:49:31,760 they were amendable to a minimum 2335 01:49:31,760 --> 01:49:33,440 requirement but when we were measuring 2336 01:49:33,440 --> 01:49:36,800 it it looks like to meet two parking 2337 01:49:36,800 --> 01:49:39,920 space widths which would be um it would 2338 01:49:39,920 --> 01:49:42,960 end up being slightly less than the 6 m 2339 01:49:42,960 --> 01:49:46,000 driveway. So I know um that we heard 2340 01:49:46,000 --> 01:49:47,920 already that a typical double driveway 2341 01:49:47,920 --> 01:49:50,639 is 6 mters. So, in order to meet the 2342 01:49:50,639 --> 01:49:52,960 very minimum of a parking space, which 2343 01:49:52,960 --> 01:49:57,119 is 2.7 m wide, it would be a 4 point or 2344 01:49:57,119 --> 01:50:00,560 a 5.4 m wide driveway, at least at the 2345 01:50:00,560 --> 01:50:04,080 property line. So, what I'm wondering is 2346 01:50:04,080 --> 01:50:06,400 it would be probably to get a double 2347 01:50:06,400 --> 01:50:08,239 driveway plus the green space that 2348 01:50:08,239 --> 01:50:09,440 you're talking about, it would be 2349 01:50:09,440 --> 01:50:11,920 probably closer to 32%. 2350 01:50:11,920 --> 01:50:14,960 Um, something like that. It would be 8 m 2351 01:50:14,960 --> 01:50:19,600 wide lot with um 5.4 4 m for the 2352 01:50:19,600 --> 01:50:22,880 driveway and then the remainder the 2.6 2353 01:50:22,880 --> 01:50:26,080 m for a green space and then if that is 2354 01:50:26,080 --> 01:50:29,280 added with the adjacent lot that'll be 2355 01:50:29,280 --> 01:50:32,480 um quite a bit more. So it will be 2356 01:50:32,480 --> 01:50:34,320 consolidium and that would make a 2357 01:50:34,320 --> 01:50:37,360 difference for the semis um for a single 2358 01:50:37,360 --> 01:50:38,960 if they chose to go with the single 2359 01:50:38,960 --> 01:50:40,320 which they haven't shown us in these 2360 01:50:40,320 --> 01:50:42,239 drawings today but if they were doing 2361 01:50:42,239 --> 01:50:43,119 that it would look a little bit 2362 01:50:43,119 --> 01:50:45,040 different. So, you're proposing that it 2363 01:50:45,040 --> 01:50:47,040 would be 38%. 2364 01:50:47,040 --> 01:50:50,320 >> 32 2365 01:50:50,320 --> 01:50:52,719 >> I think. Um, we'd actually spoken to the 2366 01:50:52,719 --> 01:50:55,280 developer about 30 and 70. So, 70% 2367 01:50:55,280 --> 01:50:58,080 driveway 30% which they've said they 2368 01:50:58,080 --> 01:51:00,719 would be okay with. Um, it's certainly a 2369 01:51:00,719 --> 01:51:03,040 cleaner approach, which is a more than 2370 01:51:03,040 --> 01:51:04,560 the minimum. Now, we don't have a 2371 01:51:04,560 --> 01:51:07,600 minimum size open space in our zoning 2372 01:51:07,600 --> 01:51:10,000 bylaw. Um, but it would prevent the 2373 01:51:10,000 --> 01:51:11,360 situation that you're speaking about, 2374 01:51:11,360 --> 01:51:13,280 Mr. chair which is where they realize 2375 01:51:13,280 --> 01:51:15,199 they need even more space and then they 2376 01:51:15,199 --> 01:51:18,080 decide to pave more. Um this would give 2377 01:51:18,080 --> 01:51:21,119 some open space requirement at minimum. 2378 01:51:21,119 --> 01:51:24,629 >> Yes. 2379 01:51:24,639 --> 01:51:27,440 So so yes Mr. Chair through you it 2380 01:51:27,440 --> 01:51:30,159 would be 30% would be landscaped open 2381 01:51:30,159 --> 01:51:33,520 space and 70% driveway 2382 01:51:33,520 --> 01:51:36,159 >> and that would prevent them from 2383 01:51:36,159 --> 01:51:37,679 essentially 2384 01:51:37,679 --> 01:51:40,560 paving over the entire front yard and or 2385 01:51:40,560 --> 01:51:43,520 moving parking their vehicles on there, 2386 01:51:43,520 --> 01:51:45,679 which in the winter time is a real 2387 01:51:45,679 --> 01:51:47,760 concern obviously because there's no 2388 01:51:47,760 --> 01:51:50,480 overnight parking. 2389 01:51:50,480 --> 01:51:57,119 Any additional comments from Penny? 2390 01:51:57,119 --> 01:52:01,119 May I have a mover and a seconder on 2391 01:52:01,119 --> 01:52:03,920 that motion that that there be a minimum 2392 01:52:03,920 --> 01:52:10,550 of 30% written space? 2393 01:52:10,560 --> 01:52:14,709 30 2394 01:52:14,719 --> 01:52:17,040 motion 2395 01:52:17,040 --> 01:52:23,589 and a seconder. 2396 01:52:23,599 --> 01:52:28,070 » Okay. All in favor? 2397 01:52:28,080 --> 01:52:31,440 That motion is also defeated. 2398 01:52:31,440 --> 01:52:35,760 Is there any changes to this variance 2399 01:52:35,760 --> 01:52:37,599 request 2400 01:52:37,599 --> 01:52:41,199 um that would meet the acceptability of 2401 01:52:41,199 --> 01:52:46,870 the committee members? 2402 01:52:46,880 --> 01:52:47,679 » Not. 2403 01:52:47,679 --> 01:52:50,960 >> Then may I have a motion to refuse the 2404 01:52:50,960 --> 01:52:53,520 varants as requested? 2405 01:52:53,520 --> 01:52:56,639 May I have a mover and a second Peter 2406 01:52:56,639 --> 01:52:58,800 and David? 2407 01:52:58,800 --> 01:53:02,480 All in favor of the motion to refuse 2408 01:53:02,480 --> 01:53:04,800 this variance. 2409 01:53:04,800 --> 01:53:13,270 That motion is carried. 2410 01:53:13,280 --> 01:53:19,199 So as of now um that is not approved. Um 2411 01:53:19,199 --> 01:53:21,199 understandably 2412 01:53:21,199 --> 01:53:24,960 um there is a right to appeal going 2413 01:53:24,960 --> 01:53:27,840 forward. 2414 01:53:27,840 --> 01:53:43,030 Thank you everyone. 2415 01:53:43,040 --> 01:53:44,719 » That's a refusal. 2416 01:53:44,719 --> 01:53:47,440 >> Yeah. 2417 01:53:47,440 --> 01:53:51,589 And 2418 01:53:51,599 --> 01:53:56,149 >> Yeah. 2419 01:53:56,159 --> 01:54:01,750 Is there any additional new business? 2420 01:54:01,760 --> 01:54:04,480 Then may I have a motion to adjourn this 2421 01:54:04,480 --> 01:54:07,920 meeting? Peter and David, this mo 2422 01:54:07,920 --> 01:54:09,920 meeting is officially a date for the 2423 01:54:09,920 --> 01:54:10,800 next one. 2424 01:54:10,800 --> 01:54:14,800 >> Um it's sometime in September 24th. 2425 01:54:14,800 --> 01:54:16,159 >> September 24th. 2426 01:54:16,159 --> 01:54:17,119 >> Thank you. 2427 01:54:17,119 --> 01:54:18,800 >> And there's one file. 2428 01:54:18,800 --> 01:54:23,080 >> All right. Thank you everyone.