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HomeMy WebLinkAbout2001/07/12 :Þ- -. - "" . . STATUTORY PUBLIC INFORMATION MEETING MINUTES A Statutory Public Information Meeting was held on Thursday, July 12, 2001 at 7:00 p.m. in the Council Chambers. PRESENT: Councillor Brenner, Chair ALSO PRESENT: C. Rose R. Taylor B. Taylor - Manager, Policy Division - Planner II - City Clerk The Manager, Policy Division, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration thereat. (I) DRAFT PLAN OF SUBDIVISION SP-2001~03 974582 ONTARIO LIMITED (GLENBROOK HOMES) PART OF LOT 22, RANGE 3, B.F.C. (LANDS ON THE EAST SIDE OF LIVERPOOL ROAD, AND SOUTH OF WHARF STREET) 1. Ron Taylor, Planner II, provided an explanation of the application, as outlined in Information Report # 19-0 1. 2. Gary Peck, representing the applicant, stated that this plan has been revised several times over the past 12 months based on information fÌ'om a previous Statutory Public Information Meeting and fÌ'om the staff. 3. Paul Hunt, 723 Hewson Drive, stated that he is opposed to this application. He inquired into the parking at the rear of the subject lands and stated that he is concerned about increased traffic on LiverPool Road and the impact of increased traffic at Liverpool Road and Krosno Boulevard. 4. Sylvain Trepanier, 1218 Monica Cook Place, stated that he is concerned that this meeting is being held in July when most people are on vacation. He asked what is meant by "approval in principle" and stated that comments made by the residents will not be taken seriously. He was not notified of this meeting and indicated that many other residents were not notified. Notification of this issue must be made to a broader area as it impacts a greater area. He stated that he does not see a great deal of the nautical theme in the proposed development and asked if previous concepts have been shelved. Mr. Trepanier stated that the density should be calculated on the three residential blocks only and noted that much work is needed to comply with the design study. 5. Dave Steele, representing the WaterfÌ'ont Task Force and PACT, stated that in preparing the WaterfÌ'ont Task Force 2001 Report, it was contemplated that there would be very little development south of Wharf Street. He stated that he objects to this application and noted that the density calculation includes the block designated for parking. His report recommended that the subject lands be developed for tourism-type businesses. and that the proposed development does not comply with the Liverpool Road South Study. He recommended that ,III'<- 7. - 9. - 12. --2-- properties fÌ'onting Liverpool Road be zoned to encourage tourist-type commercial and other uses that support the local area. He noted that residents are confused about the difference between "retail" and "commercial" uses. He further recommended that parking in fÌ'ont of the subject development, along Liverpool Road, be angled parking and that the development comply with the Liverpool Road Design Study. No boat storage should be allowed on the subject lands and no maintenance on the boats should be allowed. There must be control over storm water runoff and there should be a provision for retention ponds. The City should determine if there is to be public parking on the subject lands and ensure that there is an agreement to provide for this. He recommended that there be an entrance and exit at the north and south ends of the subject lands to safely move motorists through the property and onto Liverpool Road. 6. John Garley, 810 Helen Crescent, stated that he is concerned about how the subject lands will be assessed for the purpose of taxation. He noted that the parking block will be used by the public for parking and that the owners of the lands will charge for parking. Jacqueline Smart, 829 Fairview Avenue, stated that she was not notified of this meeting and noted that PESCA tried to notifY interested residents. She stated that the proposed developments will provide for townhouses that are similar to those in Canoe Landing which are very small and narrow and the proposed townhouses will not be in character with the Millennium Square and Trail. She is concerned that this development will set a precedent for greater density in future applications in the area. She asked how cars and boats can use the proposed parking lot without conflict and wanted assurance that there will be sufficient parking for cars year round. She asked if the parking lot is not successful, could the lot be rezoned to permit more housing. Ms. Smart noted that this application is being approved before the overall Liverpool Study is approved. She further asked what is meant by the term "part lot control" and what levels of commercial or retail uses would be required. She asked to what level of the Building Code would the proposed townhouses be built. She stated that the residents were told by the representative for the applicant that the zoning has been approved in principle and there is nothing that will change as a result of tonight's meeting. 8. Paul Kelland, 921 Grenoble Boulevard, stated that he understands that the zoning of the subject lands has been approved in principle and asked that the conditions of approval of the zoning be implemented. Paul White, 507 Cliffview Road, stated that he wanted to address this application in the context of access to the Lake. Development should be of the highest standard because of the high use of Liverpool Road by the public. The development of the subject lands can be a showcase for the area. He noted that the parking area will be used up very quickly if it is to be used for boat storage and parking for the commercial uses on the subject lands. 10. Jacqueline Smart, 829 Fairview Avenue, stated that seventeen townhouses have been allowed because the density calculation includes the parking lot. This will set a precedent for other developments in the area to have a high density. 11. Sylvain Trepanier, 1218 Monica Cook Place, asked why the City is looking at the cost of building the proposed townhouses and felt that this should be left to the builder. The builder should be required to build the proposed townhouses at the highest level under the Ontario Building Code for which the units can be used. The watemont has been well developed and future owners must be made aware of public activity in the area. This application should be looked at in conjunction with other applications that will be submitted in the future. Gary Peck, representing the applicant, stated that the number of sites in the parking lot is actually over 100. If the cooperative owners of this parking lot attract sufficient business to keep the parking lot full then there will be no boat storage. However, until the businesses in the proposed townhouses reach their ~ - - --3-- optimum, he anticipates that about 40% of the parking lot will be used for boat parking in the winter. There has been an intensive storm water management study of the parking lot and noted that the lot will have a gravel surface. The proposed development should emulate a Great Lakes Coastal Village and the proposed townhouses will have some features that are found in century houses in the area. The design of the townhouses is set up to accommodate a business on the main floor and will be constructed in such a way to accommodate a business. If a buyer wishes to intensify the use of a unit, they will be required to pay for any upgrades. (II) DRAFT PLAN OF SUBDIVISION SP-2001-01 ZONING BY-LAW AMENDMENT APPLICATION A 11/01 DANLU HOLDINGS LIMITED BLOCK 14 AND PART OF BLOCK 19, PLAN 40M-1981 (LANDS EAST OF AL TONA ROAD, AND SOUTH AND WEST OF SPARROW CIRCLE) 1. Ron Taylor, Planner II, provided an explanation of the application, as outlined in Information Report # 18-01. 2. Grant Morris, representing the applicant noted that when Phase 2 of this development was approved, the zoning included a provision to accommodate this application. 3. Bruno D' Amato, 338 Sparrow Circle, stated that the height of the proposed units will be up to 12 metres and he is concerned about the effect this will have on property values, privacy and the institutional look this will have to abutting residents. The proposed setback of six metres will block sunlight to abutting properties after 3:30 p.m. He noted that he has not seen any drawings of what is proposed for the three single detached homes and Block 4. The owner of 438 Sparrow Circle asked him to note that he is concerned about the proposed house being constructed very close to his house. The area residents want the proposed townhouses reduced fÌ'om three stories to two stories, the rear yard setbacks to be increased fÌ'om six metres to seven metres, remove the single detached lots and provide plans for the proposed units. He is concerned that the chain link fence may not be installed. The existing residents bought their homes based on Phases 2 and 3 and he noted that Phase 3 is very different fÌ'om what was proposed originally. 4. Jeff Bowers, 345 Sparrow Circle, stated that he bought his unit in a quadraplex based on the proposal for Phase 3 which has now changed. He feels his unit will loose value with what is now proposed. 5. Russ Piper, 355 Sparrow Circle, stated that he also bought his townhouse based on a proposal for Phase 3 and noted that Phase 2 was developed very differently fÌ'om what was proposed. 6. Cindy Hubert, 366 Sparrow Circle, stated that this application will not enhance the character of the neighbourhood and noted that the proposed units will cut down on the amount of sunlight reaching her property. 7. Grant Morris, representing the applicant, stated that the applicant went to great lengths to ensure that the zoning was in place for Phase 3 so that prospective buyers in earlier Phases would be aware of what was proposed for the subject lands. He noted that the municipality does not require a fence between these types of development and although a fence was shown on an engineering plan, he noted that that was when a condominium development was proposed. A four-foot fence will be built between the existing development and the subject lands. The Zoning By-law addresses the height of twelve metres and felt that there would be ",.. 8. 9. 11. - 15. - (III) Dated --4-- no loss of property value because a three-story unit backs onto a two-story unit. He noted that the density of the application has gone fÌ'om a 54 unit townhouse condominium to 43 fÌ'eehold townhouses plus three single detached houses. He agreed to address the concerns about the three lots zoned for single detached dwellings. The architect will be asked to provide detailed sketches of the proposed houses before Council approves this application. A great deal of time was spent with the architect to ensure that the proposed development is in character with the existing development. He noted that none of the proposed units would have balconies that overlook the existing lots. Martin Frarn, 362 Sparrow Circle, asked when and where the four-foot fence will be constructed. He asked that the style of homes should be what was originally proposed, namely two story houses. Bruno D' Amato, 338 Sparrow Circle, stated that he would like the applicant to give a timefÌ'ame on when the fence will be constructed. He stated that the three story unit is not in character with the existing neighbourhood and that a parkette was planned in this Phase but has now been removed. He asked the applicant what he based his statement on that the property value of a two story unit abutting a three story unit would not be affected. 10. Grant Morris, representing the applicant, stated that the parkette was removed because the original plan was for a condominium development and the parkette was for the use ofthe condominium owners only. An unidentified man stated that when he purchased his property in 1999, the sales personnel implied that there would be a parkette for public use. He asked what will happen if the builder faces delays in constructing the proposed units. He noted that the houses are being built in pockets and the residents don't know what is being constructed and that property values will be affected by the three story units. 12. Russ Piper, 355 Sparrow Circle, stated that he has been in his house for two years and it has not yet been sodded and therefore other timelines set by the builder cannot be expected to be met. He has a signed contract with the builder that certain development would take place. 13. Roma Wohlfeiler, 356 Sparrow Circle, asked that the developer erect a safety fence when this phase is under construction so that children cannot enter the construction area. 14. Bruno D' Amato, 338 Sparrow Circle, stated that the two trailers currently on the subject lands be relocated closer to Altona Road and asked if the fence in question will be installed after the completion of Phase 2 or Phase 3. A definite deadline should be established for the construction of the fence. Terri Hume, 438 Sparrow Circle, stated that she wanted to meet with the applicant's representative. ADJOURNMENT The meeting adjourned at 9:51 p.m. J UhY æc £) 2o-¡;j \ Clerk