Planning Advisory Committee

Monday, October 3, 2016

A meeting of the St. Marys Planning Advisory Committee was held on Monday, October 3, 2016, in the Board Room, Municipal Operations Centre, 408 James Street South, St. Marys, Ontario at 6:00 pm to discuss the following.

  1. Call to Order
  2. Declaration of Pecuniary Interest
  3. Approval of Minutes dated September 19, 2016
  4. Application for Approval of Draft Plan of Subdivision and Zoning By-law Amendment – Part of Lots 21 and 22, Concession 18 formerly in the Township of Blanshard now in the Town of St. Marys, County of Perth – Stoneridge Phase II (Meadowridge Properties Ltd.)
  5. Next Meeting
  6. Adjournment

Present:Chairman Councillor Don Van Galen

Councillor Jim Craigmile

Member W. J. (Bill) Galloway

Member Steve Cousins

Member Dr. Jim Loucks

Mark Swallow, Planner

Jeff Wolfe, Engineering Specialist

Susan Luckhardt, Secretary-Treasurer PAC

Regrets:Member Marti Lindsay

Grant Brouwer, Director of Building and Development

Call to Order

Chairman Don Van Galen called the meeting to order at 6:03 pm.

Disclosure of Pecuniary Interest:

None.

Approval of Minutes dated September 19, 2016

Chairman Don Van Galen noted an error on page 7 of the Minutes in that the meeting reconvened at 7:45pm, not 8:45pm as recorded, and requested this amendment.

Motion by Bill Galloway, seconded bySteve Cousins that the Minutes dated September 19, 2016 be approved as amended.

Carried.

Application for Approval of Draft Plan of Subdivision and Zoning By-law Amendment

Part of Lots 21 and 22, Concession 18 formerly in the Township of Blanshard now in the Town of St. Marys, County of Perth – Stoneridge Phase II (Meadowridge Properties Ltd.)

Barb Rosser, Planning Consultant and agent for the application; Randy Preszcator,Johnson Engineering; Brian Johnson, Johnson Engineering; and Rob Taylor, Meadowridge Properties Ltd. were present for the PAC review.

Barb Rosser spoke to the application with reference to the motion from the September 19, 2016 meeting which requested more information. Additional information has been providedto the Town regarding stormwater management and densities for the development.

The subdivision proposal has been revised toincrease the number of units from 71 to 74. There are now proposed 30 singles changed from 31 previously; 10 semi-detached dwellings which remains unchanged; and 34 townhouse units changed from 30 previously; representing a decrease of one single detached dwelling and an increase of four townhouse dwellings. This results in a marginal density increase of increase of one unit per gross hectare. Barb Rosser stated that consideration was given to neighbourhood comments provided at the September 19th meeting in placing the additional units in the development.

Barb Rosser stated that stormwater Block 45 to the south is shown on the revised draft plan; but may or may not be required to accept stormwater. Block 45 may be reduced or eliminated during the detailed design process. The proposed trail access in the southeast corner has been relocated between Lots 18 and 19. Barb Rosser spoke to Block 42 which is required as maintenance access to the northerly stormwater management pond and may also be utilized for a future trail if the Town chooses to extend a trail at this location.

Barb Rosser spoke to zoning issues to be addressed through special zoning. The lot depth of townhouse Lots 17 and 18 is now 34m; whereas a minimum lot depth of 37m is required for townhouse dwellings. Lots 31 and 32 are also marginally under the required minimum provisions of the zoning by-law and will be addressed through special zoning. Due to lot configuration, frontages for Lots 10 and 32 will be addressed through special zoning. There may also be a requirement to address maximum lot coverage for some of the lots. An interior side yard of 3.0m instead of 4.5m for the townhouse units has also been requested by the proponents.

Barb Rosser stated that they are of the opinion that this is a reasonable revision to the draft plan given the public comments at the September 19th meeting.

Mark Swallow provided comment regarding the stormwater management design; the proposed densities; and the proposed zone changes. If Block 45 to the south is not required as a stormwater management Block he would see it appropriate to divide the lands among the abutting residential lots.Mr. Swallow stated his understanding that the topography of the lands presents issues for the development. Mr. Swallow stated he views the proposed zone changes as appropriate.

Jeff Wolfe was present to speak to stormwater management for the development, stating the Town is in general agreement with the stormwater managementplan, with a couple of outstanding items to be addressed. Block 45 still remains on the draft plan at this time; the Block between Lots 24 and 25 shown on the previous plan has been removed and replaced by an easement. Jeff Wolfe stated that the Town requests a Block at this location rather than an easement over the private properties for storm drainage. Mr. Wolfe also asked the proponents for confirmation that the Block to the north is large enough to accommodate a stormwater management facility for the development.

When asked by Chairman Don Van Galen, it was the consensus of PAC members that Block 45 become part of the adjacent properties if not required for stormwater management.

Inresponse to Chairman Don Van Galen, Mark Swallow confirmed that the special zone provisions are appropriate for the development.

CouncillorCraigmile asked for comment from the proponents whether Block 43 is large enough to accommodate a stormwater management facility. Brian Johnson addressed the question and spoke to stormwater management for the development. Confirmation is still required from Upper Thames River Conservation Authority on approval of the proposed stormwater management. Brian Johnson stated he is of the opinion that Block 43 is adequate to accommodate a stormwater management facility for the development.

Mark Swallow stated that the proposed stormwater management design is adequate at this point to recommend approval to the draft stage.

Steve Cousins asked about Block 44 which has been removed from the draft plan and replaced with an easement.

Mark Swallow responded that this area could possibly remain an easement if the southerly storm Block 45 ceases to exist. If Block 45 is required and remains on the plan, then lot lines could be adjusted slightly to create a Block.

Steve Cousins asked about stormwater management approvals with respect to UTRCA. Brian Johnson stated he expects to hear from UTRCA. Mr. Johnson spoke to calculations that the stormwater management pond could be increased significantly in capacity and still fit onto the plan.

RECOMMENDATION:

Application for Approval of Draft Plan of Subdivision and Zoning By-law Amendment – Part of Lots 21 and 22, Concession 18 formerly in the Township of Blanshard now in the Town of St. Marys, County of Perth – Stoneridge Phase II (Meadowridge Properties Ltd.):

Motion by W. J. (Bill) Galloway, seconded by Steve Cousins that the Planning Advisory Committee for the Separated Town of St. Marys recommends approval of Applications STM-03-16 and Z04-2016 from Meadowridge Properties Ltd. for Approval of Draft Plan of Subdivision affecting Part of Lots 21 and 22, Concession 18 in the Town of St. Marys and further that Council proceed immediately to a Public Meeting to be scheduled for October 25, 2016.

Carried.

Chairman Don Van Galen advised the public of the next steps in the process with regard to the public meeting at Council.

Next Meeting:

T.B.A.

Adjournment:

Motion byBill Galloway, seconded by Jim Craigmile that the meetingadjourn at 6:32 pm.

Carried.

______

Councillor Don Van GalenSusan Luckhardt,

ChairmanSecretary-Treasurer

Copies to: PAC Members

Allan Rothwell

CAO-Clerk

Council

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