Tina Peltier is joined by her husband Jeff, and speaks in opposition to the applications. She comments on the small town feel and desirability of the neighbourhood. Ms. Peltier remarks on the density of the proposed development and the impact of traffic and stormwater.
The Mayor opens the floor for questions from the Members.
In response to an inquiry on the intensification of the proposed development and compatibility of the neighbourhood, Mr. Ublansky remarks on the community support and market demand for this type of development.
A Member comments on the architectural features in the proposed development and inquires if the applicant is willing to receive additional community feedback. Mr. Ublansky comments on the planning process and the opportunity to amend design features. He has spent considerable time on the design features, incorporating elements of the former school including brick patterns, pillars, exterior colours, and the old Victoria school sign.
A Member remarks on the history of the neighbourhood and residential density. He questions the classification of R3 zoning rationale based on the current R1 classification in this neighbourhood, particularly in relation to other existing medium density residential developments. The Director explains the evolution of zoning throughout the Town through a planning perspective with reference to the Town's Official Plan.
In response to an inquiry on the proposed development's intensification, the Manager explains intensification based on the planning practices determining fit and compatibility of the proposed development. He comments on the Provincial planning environment and the policy changes that encourages intensification for a number of reasons including better use of infrastructure, being transit friendly and creating walkable communities. The Director explains the Provincial Policy Statement (PPS) and the planning principles that are used to determine the application's fit and compatibility. He advises that the PPS has recently changed and will be outlined in an upcoming report to Council.
A Member comments on a recent Local Planning Appeal Tribunal (LPAT) decision with respect to a neighbourhood's character. The Manager explains the character planning principle which can be defined differently by each municipality. The Director advises he will seek the recent LPAT decision for review.
A Member inquires on the need for affordable diverse housing and the real estate market. Mr. Toldo comments on the current market trends and the immediate demand for housing in the area.
In response to an inquiry about greenspace at the development, the Director explains how greenspace is calculated and ranges of greenspace on the proposed development. Mr. Kulchycki indicates that the development is calculated at 50 percent landscape or open space.
Discussion ensues regarding the design of the proposed development. The Mayor explains that similar developments are located in Niagara-on-the-Lake, Peterborough, and Cherry Hill, Michigan.
A Member inquires about the covered parking garage and consideration to underground parking. Mr. Ublansky explains the first designs unveiled to the community and the process of compromise and design changes due to community feedback. He explains the parking garage was added to tie in the architectural design and lessen the pavement feel with a parking structure.
A Member remarks on the accessibility of the proposed units and the elevator feature. Mr. Ublanksy explains the Townhomes have a design option for residential elevators and indicates this is a good selling feature. The stacked units do not have this option however some units are at ground level.
In response to an inquiry, Mr. Kulchychi explains the traffic study and the single access into the development. A pedestrian access is an option for emergency vehicle access in case the Dillion drive entrance is compromised. He indicates this option would be explored during the site plan control phase of the development.
Storm Drainage Master Plan (Plan) is raised and the Director Public Works & Environmental services reviews the flooding events in 2016 and 2017; the design of stormwater systems and overland flow routes; and the timelines for improvements outlined in the Plan. He explains the stormwater requirements for the proposed development including underground storage and a dry pond.
The Mayor reminds delegations and the viewing audience that written submissions can be submitted to the Clerk's office.