THE CORPORATION OF THE TOWN OF NIAGARA-ON-THE-LAKE
PUBLIC
COMMUNITY & DEVELOPMENT
ADVISORY COMMITTEE MEETING MINUTES/REPORT
The members of the Public Community & Development Advisory Committee met on February 6, 2012 in the Council Chambers, at 7:00 p.m.
PRESENT:
Chair J. King, Lord Mayor D. Eke, Councillors: J. Collard, M. Bau-Coote, D. Dick, A. Kaiser, M. Mazza, G. Zalepa
REGRETS:
Councillor T. Flynn
STAFF:
M. Galloway Chief Administrative Officer
M. Avramovic Director of Community & Development Services
B. Wiens Principal Planner
R. Wiens Manager of Enforcement/Chief Building Official
L. Emberson Development Coordinator/Planner II
D. McInnis Communications Coordinator
C. Buist Director of Parks and Recreation
E. Kuczera Director of Public Works
J. Paul Administrative Assistant
OTHERS:
MEDIA:
S. Ferguson Niagara Advance
M. Cheevers Niagara This Week
S. Mason St. Catharines Standard
Chair J. King presided and called the meeting to order at 7:00 p.m. The delegations were heard from 7:00 p.m. to 7:55 p.m. At 7:55 p.m. the Committee dealt with the Public Meeting regarding 445 Line 2 Road - Bradfield Estates.
Public Community & Development Advisory Committee Minutes/Report February 6, 2012 Page 2
CONFLICT OF INTEREST
There were no conflicts of interest declared at this time.
DELEGATIONS:
(heard from 7:00 p.m. to 7:55 p.m.)
MR. STEPHEN DOMINICK, 357 GATE STREET
RE: WATER BILL
Mr. Dominick stated he has lived in Niagara-on-the-Lake since 1996 and his current home was custom built with all state of the art materials. He referred to a recent water bill he received and provided a brief history of his past bills.
Mr. Dominick stated he spoke to Town staff regarding his bill and the meter from his home was removed and tested for accuracy. He stated the meter was returned and he was advised it was in proper working order.
Mr. Dominick stated he has no explanation as to where the water went. He asked that Council review his water bills and provide relief for the recent bill.
MR. JOHN J. BRODERICK, 4625 ONTARIO AVENUE, NIAGARA FALLS
(ALONG WITH MR. BOB GALE, MS. JESSICA FRIESEN
AND MR. EMILIO RAIMONDO)
RE: GALE'S GAS BARS LIMITED, VIRGIL SITE
AMENDMENT TO SITE PLAN
Mr. Broderick stated he was present on behalf of Gales Bar. He stated the parcel of land was rezoned in 2003/2004 allowing a convenience store on site. He referred to the proposed Site Plan Agreement and noted the relating documents are consistent with all policies. He also noted the Urban Design Committee had some recommendations and these have been incorporated into the proposal.
Mr. Broderick noted recommendations that were put forward by the Region, particularly the elimination of the access on Regional Road 55 closet to the intersection and the need for a Traffic Safety Impact Study and asked that these to items be eliminated in the Site Plan Agreement.
Mr. Broderick also spoke to a request by the Region for road widening. He stated the owners of the site have acquired an abutting parcel of land and they are willing to take the boundary to the southerly boundary of the land and stated if Committee is prepared to eliminate the need for a traffic study they would be prepared to dedicate the parcel referred to by the Region.
Mr. Broderick also spoke regarding the sanitary sewer and cross sections. He asked that with reference to clause 16.2 of the Site Plan Agreement, that this be removed.
Public Community & Development Advisory Committee Minutes/Report February 6, 2012 Page 3
MR. GALE, GALE'S GAS BAR
In answer to a question, Mr. Gale clarified if the Town says no to the Traffic Safety Impact Study in his opinion the Region is able to appeal. He also reiterated they would remove one of the access areas on Four Mile Creek Road but they are not willing to remove the access area on Regional Road 55 closest to the intersection.
MR. DOUG PETERS, QUARTEK GROUP
(ON BEHALF OF ANGELO & ANGELA FIORUCCI)
RE: REPORT CDS-12-012 - 720 WARNER ROAD, FIORUCCI SUBDIVISION
Mr. Peters answered questions regarding the construction of sidewalks in the Fiorucci Subdivision.
1.
PUBLIC MEETING
The Chair welcomed those in attendance and noted there is one public meeting this evening. The Chair explained the procedure to be followed for the Public Meeting.
1.a) 445 LINE 2 ROAD
DRAFT PLAN OF SUBDIVISION AND ZONING CHANGE
At the request of the Chair, it was confirmed by the Recording Secretary that notice of the public meeting to inform the public of the application for a Zoning By-law Amendment and Draft Plan of Subdivision was complied with as per the Planning Act.
The Chair advised that anyone wishing to receive notice should leave his or her name with the Clerk/Recording Secretary.
At the request of the Chair, the Director of Community and Development Services explained the purpose of the public meeting is to permit single unit detached dwellings and townhouses.
The Chair asked if there was anyone present to speak in support of the application.
Mr. Thomas Richardson, Sullivan Mahoney, 40 Queen Street
Mr. Richardson stated he was present to speak on behalf of Bice Builders Ltd., the developers for the Bradfield Estates Subdivision. He noted Ms. Jennifer Vida and Mr. Jason Schooley, Upper Canada Planning & Engineering Ltd. were also present to speak regarding the Zoning By-law Amendment and Draft Plan of Subdivision for 445 Line 2 Road, Bradfield Estates Subdivision.
Public Community & Development Advisory Committee Minutes/Report February 6, 2012 Page 4
Mr. Richardson gave a brief history of the property and stated Report CDS-12-010 recommends approval of the Draft Plan of Subdivision and his client is in agreement with the conditions.
Ms. Vida, Upper Canada Planning & Engineering Ltd.
261 Martindale Road, St. Catharines
(read from a prepared document - see file C04-PL Planning Minutes)
Ms. Vida stated an application for Draft Plan of Subdivision and Zoning By-law Amendment was submitted to the Town on June 7, 2011 consisting of 29 single lots, 31 street townhouse lots, a temporary stormwater management pond and road access from Line 2 connecting into the existing Oak Meadows Subdivision.
Ms. Vida noted at the July 25, 2011 Public Information Meeting there were several concerns raised with respect to:
- vehicular traffic cutting through Copper Beech Boulevard
- mix of housing types
- townhouses will decrease the property values in the Oak Meadows Subdivision
- timing of land use change
- transition from the Oak Meadows Subdivision to Bradfield Estates
Ms. Vida stated as a result of these concerns revisions were made to the plan layout and spoke to these changes. She also noted that further to these changes the residents still have concerns with respect to:
- high density
- more smooth transition from one subdivision to the other
- sideyards vs. rearyards
- traffic study
In answer to a question Ms. Vida spoke to lots 5 and 6 and the possibility of making these pie shaped lots with graduated frontage.
Mr. Jason Schooley, Upper Canada Planning & Engineering Ltd.
261 Martindale Road, St. Catharines
Mr. Schooley spoke to the issue of the stormwater management pond. He answered questions from Committee regarding a temporary pond versus a permanent pond, flow of water to the pond and the pond location.
Ms. Schooley answered questions regarding townhouses backing onto Crossroads School property and location of sidewalks in the development.
The Chair asked if there was anyone present to speak in opposition to the application.
Public Community & Development Advisory Committee Minutes/Report February 6, 2012 Page 5
Mr. John Williams, 12 Copper Beach Boulevard
Mr. Williams stated he was present speaking on behalf of the Oak Meadows Estates Residents Association (OMERA) and noted that over half of the residents are members.
Mr. Williams gave an overview of the subdivision showing open space streets, well kept lots, attractive and individual house designs. He noted the Association wrote a letter to the Town Clerk outlining concerns based upon the July 25, 2011 Public Information Meeting:
- contextual zoning standards
- proposed road access layout
- high density housing and small lot design
- current grading and drainage issues experienced by residents
Mr. Williams gave suggestions to alleviate these concerns.
Mr. Walter Konik, 1585 Concession 6 Road
Mr. Konik stated his concern is with respect to the location of the proposed storm water management pond and the impact on his farm operation adjacent to the development.
Ms. Gaye-Ann Pracsovics, 9 Copper Beech Blvd.
(read from a prepared document - see file C04-PL Planning Minutes)
Ms. Pracsovics stated she and her husband are in agreement with the concerns outlined in the letter by the Oak Meadows Estates Residents Association. Ms. Pracsovics stated her primary concern is that the new development provide a smooth transition from the established neighbourhood (Oak Meadows Subdivision) to the new neighbourhood.
Ms. Pracsovics also expressed concern with respect to:
- increased through traffic
- lack of parking spaces in the new development
- re-orientation of lots 5 and 6 to face Copper Beech Boulevard
-adherence to the current requirements for setbacks in the new development
Ms. Pracsovics answered questions of the Committee.
Mr. Les Pracsovics, 9 Copper Beech Boulevard
(read from a prepared document - see file C04-PL Planning Minutes)
Mr. Pracsovics noted concern with respect to setbacks and sideyard versus rearyard abutting his property.
Public Community & Development Advisory Committee Minutes/Report February 6, 2012 Page 6
Mr. Steven Hidvary, 459 Line 2 Road
Mr. Hidvary stated his property abuts the proposed stormwater management pond and is concerned that this will negatively impact his property. He also expressed concern with the lack of greenspace proposed for the proposed subdivision.
Mr. Hidvary answered questions from Committee with respect to drainage issues
Ms. Lesley Hidvary, 459 Line 2 Road
Ms. Hidvary expressed concerns with respect to compatibility of existing homes on Line 2 Road, proposed lighting and construction traffic.
Cayley Dubreuil, 10 Copper Beach Blvd.
Ms. Dubreuil expressed concerns with respect to vehicular traffic, construction traffic and drainage issues.
Ms. Austin Kirkby, 1601 Concession 2 Road
Ms. Kirkby noted that she has been on the Irrigation Committee for several years and she is aware of the drainage concerns in the Line 2 Road area. She stated there is an existing drainage problem with the Vineyards stormwater pond which is near the proposed development and is concerned that the proposed stormwater management pond will add to the problems.
Ms. Kirkby answered questions of the Committee.
Ms. Hady Braun, 455 Line 2 Road
Ms. Braun expressed concern with respect to drainage. She stated the property behind her currently has drainage problems and is worried that with the new development this will be made even worse. She stated she is concerned with the access points for construction traffic.
Mr. Herb Graf, 435 Line 2 Road
Mr. Graf stated he is concerned with drainage and proposed greenspace.
Mr. John Williams, 12 Copper Beech Boulevard
Mr. Williams expressed concern with respect to setbacks and the size of homes to be built in the Bradfield Estates Subdivision.
Public Community & Development Advisory Committee Minutes/Report February 6, 2012 Page 7
Mr. Ron Stockton, 18 Mulberry Lane
Mr. Stockton expressed concern with respect to parking, setbacks and drainage issues.
Mr. Stephen Cort, 16 Mulberry Lane
Mr. Cort expressed concern with respect to vehicular traffic. He suggested that a traffic study be done or at least review the study done in 2004 as well as looking at the possibility of installing some sort of calming measures.
Committee recalled Mr. Jason Schooley to speak to concerns raised with respect to the proposed stormwater management pond.
The Chair closed the Public Meeting under the Planning Act.
ADJOURNMENT:
10:05 p.m.
Lord Mayor, this concludes the Minutes/Report of the Public Community & Development Advisory Committee I Councillor ___________________ move, seconded by Councillor __________________ that the Minutes/Report of the February 6, 2012 Public Community & Development Advisory Committee Meeting be adopted.
_______________________________________________
DEPUTY LORD MAYOR MARIE BAU-COOTE
THE CORPORATION OF THE TOWN OF NIAGARA-ON-THE-LAKE
PUBLIC COMMUNITY & DEVELOPMENT ADVISORY COMMITTEE MEETING MINUTES/REPORT