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PLANNING ADVISORY COMMITTEE MINUTES

Thursday, March 12th – 5:00 p.m.

Municipal Office – Council Chambers

ATTENDANCE: Members Present: Chair, J. Wanless Councillor W. Alford

J. Anderson B. Curry J. Grimes B. Widenmaier

Members Absent: Councillor J. Brennan Staff Present: K. Grenke, Senior Planner, Secretary/Treasurer M. Remmig, Planning Coordinator, Recording Secretary Guests (Signed In): K. Brown

1. CALL TO ORDER

The Chair, J. Wanless called the meeting to order at 5:01 p.m. A quorum was present.

2. APPROVAL OF AGENDA

The agenda was adopted as presented. Moved: W. Alford Seconded: B. Curry CARRIED: (6-0)

3. ADOPTION OF MINUTES

The minutes of the Planning Advisory Committee meeting held on February 13th, 2020 were approved as presented.

Moved: B. Widenmaier Seconded: W. Alford CARRIED: (6-0)

4. DISCLOSURE OF MONETARY INTERESTS

None at this time.

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5. PUBLIC MEETINGS The Chair, J. Wanless gave an overview of the purpose of the public meeting and the applications before the Committee to consider. He introduced the members of the Committee and Municipal Staff. i) Consent Application (B20-01) – 24 Alfred Street

Applicant/Owner: Kandace Brown a) Planner’s Report and Presentation. Senior Planner, K. Grenke gave and overview of the application. Kandace Brown is the owner of a residential parcel of land on the corner of Alfred Street and Aberdeen Street. The applicant has applied for this severance as a potential infill property as the existing property is reasonable large for a single detached dwelling and has a large vacant side yard. The applicant has applied to sever a 350.5 m2 parcel of land with approximately 21.38 m of frontage along Alfred Street and 16.39 m of frontage along Aberdeen Street. Leaving a retained parcel of approximately 249.9 m2 with 15.24 m of frontage along Alfred Street. The entire property is zoned Residential Type 1 (R1), which establishes a minimum lot size requirement of 450 m2. As both the severed and retained lot do not meet the minimum lot size requirements, staff have recommended a condition of provisional consent be included requiring the applicant to obtain relief from the lot area requirements of the Zoning By-law by way of minor variance application. The existing neighbourhood consists primarily of single detached dwellings with similarly oriented lots in close proximity and an apartment building located directly across Alfred Street from the subject property. There are also several undersized lots exist within a 1 block radius of the property which has increased the overall development density in this R1 zoned area. The applicant has provided a planning summary which includes a potential building envelope on the proposed severance demonstrating compliance with the provisions of the Zoning By-law. The department of Public Works and Utilities provided comment on the application noting that they do not object to the proposal, however they recommend the severed lot be connected to the road network and serviced as conditions of any planning approval. Additionally, it was noted that stormwater sewers are not presently available in this location, therefore it is also recommended that storm drainage be addressed through a development agreement with the applicant and registered to property title. The Rideau Valley Conservation Authority (RVCA) also commented on the need to address stormwater management due to the lack of stormwater sewers. Otherwise, their office had no concern with the proposal.

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Staff recommend inclusion of a condition requiring the planting of trees on the severed parcel to replace the trees that would be removed in accommodating future development. Staff plan to include this as part of a development agreement condition proposed to address stormwater management. In review, the application is supported by Official Plan policies and fits within the context of the existing neighbourhood. In the opinion of the Senior Planner, the infill and intensification should not impose any negative impacts on the neighbouring property. As such, staff recommend approval of consent application B20-01 subject to the conditions outlined in the staff report. b) Oral and Written Comments None. c) Applicant/Agent Comments K. Brown, Owner introduced herself to the Planning Advisory Committee. She did not have any further information to add to the staff report, however advised she was able to answer any questions regarding the proposal. d) Questions by the Committee B. Curry – asked where the access will be for the driveway and parking. K. Brown advised she felt it was best located off Alfred Street with the future development facing Aberdeen Street. K. Grenke advised that the entrance permits off the street for the driveway would be administered by the department of Public Works and Utilities. The department is currently satisfied with the location demonstrated in the planning summary. J. Grimes – was concerned that the proposed severance would need further relief from the requirements of the Zoning By-law for future development. K. Grenke noted that the planning rationale demonstrated the possibility of building a modest home without requiring further relief. However, it is possibly that a future developer may come forward with another minor variance application in the future to accommodate development. W. Alford – mentioned her support for residential infill development. Although the property is not large, it can accommodate a small home. e) Recommendation/Decision of the Committee

Motion #PAC-2020-04 THAT, the Planning Advisory Committee hereby grants provisional approval for consent application B20-01 for Kandace Brown to sever a 350.5 m2 vacant

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property and retain an approximately 249.9 m2 property with an existing single detached dwelling subject to the following conditions: 1. An acceptable reference plan (survey) of the severed and retained lands and

the deed or Instrument conveying the severed lands shall be submitted to the Secretary/Treasurer of the Planning Advisory Committee for review and consent endorsement within a period of one year after the “Notice of Decision” is given under Section 53 (17) or (24) of the Planning Act.

2. The owner shall supply one digital copy and two hard copies of the deposited reference plan for the severed lands.

3. The owner shall supply one digital and two hard copies of the deed or transfer document for the severed lands.

4. The balance of any outstanding taxes, including penalties and interest shall be paid to the Town.

5. The applicant shall obtain relief from the lot area requirements of the Residential Type 1 (R1) zone;

6. Servicing connections to the severed lot shall be established at the expense of the applicant (sidewalk removal and reinstatement is required) and to the satisfaction of the Town’s Department of Public Works and Utilities;

7. The applicant shall undertake a curb cut to provide access to the lot, subject to the approval of the Town’s Department of Public Works and Utilities.

8. The applicant shall enter into a Development Agreement with the Town of Smiths Falls to implement the stormwater comments as outlined by the Department of Public Works and Utilities and the Rideau Valley Conservation Authority and planting and maintenance of two trees (native species) on the severed lot.

Moved: B. Widenmaier Seconded: J. Anderson CARRIED: (6-0)

ii) Zoning By-law Amendment Application (ZA-20-01) – Bellamy Farms Phase

1 & 2 Owner: 1686994 Ontario Ltd. c/o Parkview Homes Agent: Colleen Ivits, Holzman Consultants Inc. a) Planner’s Report and Presentation Senior Planner, K. Grenke gave an overview of the application. – attached, page 9.

b) Oral and Written Comments None. c) Applicant/Agent Comments Colleen Ivits, Holzman Consultants Inc. briefly added that the proposed townhouse developments would respect all other provisions for Street Row Dwelling Houses as prescribed by the R5-4 zone. d) Questions by the Committee

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W. Alford – understood that a precedent was set when application MV-19-09 for Block 6 of Bellamy Farms Phase 1 was approved in December 2019. She was curious if the centre lots were more or less attractive to the buying community. K. Shelley, Parkview Homes advised that buyers are more interested in the price point as they are more affordable. J. Grimes – asked how many more townhouse blocks are proposed for development in Bellamy Farms Phase 2. K. Grenke advised a total of 63 townhouse units were approved in phase 1 and are currently under construction. The final townhouse unit count for phase 2 has not yet been determined. He noted that the application does not permit further development as only a text change is requested. K. Shelley noted that Parkview is currently looking into how to pursue the 30 acres proposed for development on the Bellamy Farms phase 2 lands. He would like to see the next phase include a total of 174 units between townhouses and single detached dwellings. The type of units will depend on the market. K. Grenke advised the Committee of the option to recommend approval for the phase 1 lands (currently under development) only and allow for the existing standards to apply for the phase 2 lands. W. Alford – mentioned she was considering supporting a motion for approval of the phase 1 lands only as a precedent was already set for these lands by approving application MV-19-09 for block 6 in December 2019. K. Shelley noted that Parkview would like to plan ahead. In his opinion, the best way to do that is to use the same design throughout all phases of the subdivision. Parkview knows the current design sells and doesn’t want to alter the design to find it no longer appeals to the market. K. Grenke advised that an approval of the application does not require the townhouse properties to be undersized; the applicant can change the design at any time and have the townhouse units situated on larger lots. C. Ivits agreed with K. Grenke’s statement regarding future design changes. J. Grimes requested a recorded vote. e) Recommendation/Decision of Committee

Motion #PAC-2020-05 THAT, the Planning Advisory Committee hereby recommend that Council approve Zoning By-law Amendment application ZA-20-01 for 1686994 Ontario Ltd. (c/o Parkview Homes) as submitted thereby amending the existing site-specific special exception of the Residential Type 5 – Exception 4 (R5-4) zone by adding additional

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provisions for Street Row Dwelling Houses to accommodate the development of townhouse units (middle units on a townhouse block) with the required relief from Section 10.2.4.1 (Lot Area) and Section 10.2.4.2 (Lot Frontage). W. Alford – Yea J. Anderson – Yea J. Brennan – Yea B. Curry – Yea J. Grimes – Nay J. Wanless – Yea B. Widenmaier - Yea CARRIED (5-1)

iii) Zoning By-law Amendment Application (ZA-19-05) – 8-10 Philip Street

Owner: Dennis O’Conner Agent: Olivia Gauthier, 2B Developments a) Planner’s Report and Presentation Senior Planner, K. Grenke gave an overview of the application. – attached, page 14.

b) Oral and Written Comments None. c) Applicant/Agent Comments Jamie Posen, Fotenn brought attention to the new Provincial Policy Statement. He noted that the new statement focuses greatly on intensification and the diversity of residential housing options. In his opinion, this proposal gives a different option of residential housing and makes use of the existing infrastructure. d) Questions by the Committee J. Anderson – requested clarification as to why a 0 m setback from the shared property line is requested. K. Grenke clarified that the revised concept provides for the properties to remain separate. The Zoning By-law requires this type of development to maintain a 1.5 m setback from all property lines, but this concept gives the illusion of a shared parking area at the rear of the properties which results in relief needed for parking. J. Anderson - asked for clarification for the driveway and parking separation from the habitable room window. K. Grenke advised that the minor variances requested are just a product of the design and therefore technical relief is needed.

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J. Posen noted that the Town’s current Zoning By-law has no elevation aspects for habitable room window separations, therefore the small windows facing the parking lot and driveway require relief although the developer has attempted to mitigate these issues. J. Anderson – concerned there is not enough area proposed for snow removal. Other members of the Committee did not appear to share this concern. J. Grimes – asked if only one-bedroom dwelling units were proposed. J. Posen advised all units are two bedrooms with the exception of a single one-bedroom in each building. These one-bedroom units will be accessible.

J. Grimes – mentioned a ramp proposed in the 2019 concept. The ramp has been removed from the revised concept. J. Posen noted that the accessible ramp is a design aspect and would be addressed through an application for Site Plan Control. O. Gauthier advised a ramp will likely be proposed for the main entrance of the buildings along the walkways adjacent to the proposed driveway location. K. Grenke advised the Committee members that they would have an opportunity to review a Site Plan Control application for the development if the Zoning By-law Amendment is approved. W. Alford – noted that the previous concept requested relief from the amount of required parking spaces. The new concept does not request relief. She thanked the applicant for making the appropriate changes to address the public’s concerns for the previous concept. f) Recommendation/Decision of Committee

Motion #PAC-2020-06 THAT, the Planning Advisory Committee hereby recommend that Council approve Zoning By-law Amendment application ZA-19-05 for Dennis O’Connor as submitted thereby amending the existing site-specific special exception of the Residential Type 4 – Exception 6 (R4-6) zone for the purpose of permitting an apartment dwelling house with 6 units on each property and by adding additional provisions to accommodate the intended design of the development with required relief from Section 9.2.5.5 (Interior Side Yard Width), Section 9.2.5.2 (Lot Frontage), Section 4.21.10.1 (Parking – Apartment Dwelling, Group Dwelling) and Section 4.8 (Dwelling Units Below Grade). Motioned: W. Alford Seconded: B. Curry CARRIED: (6-0)

6. PRIORITY ISSUES

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i) None.

7. CORRESPONDENCE ITEMS

i) None. 8. PROJECT ITEMS

i) SD-19-01 – Maple Ridge has been granted draft approval by Council. The applicant has received a list of conditions that need to be met before receiving final approval for the Plan of Subdivision.

ii) SD-19-02 – Staff have been working with the proponent of Bellamy Farms phase 2 to reevaluate the concept to include higher density. Staff will ensure the appropriate studies are undertaken. Staff are also advocating for appropriately sized parkland for any revisions to the concept.

iii) SP-19-04 – The Site Plan Control application for a triple building apartment

complex is almost complete. The Allan Street road closure will be coming forward at a future meeting of Council and will be the last piece needed to approve Site Plan Control as the road closure will allow for the developer to adequately service the property from Marguerite Street.

iv) Terms of Reference – the Committee asked to be circulated the Planning

Advisory Committee Terms of Reference. They request that the review of the Terms of Reference be scheduled as a priority item for a future meeting of the Committee.

9. ADJOURNMENT

THAT, the Planning Advisory Committee adjourn its proceedings at 6:27 p.m. and stand so adjourned until the next duly called Committee meeting. Motioned: B. Curry

_________________________________ ________________________________ Chairperson Secretary-Treasurer

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