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 June 18, 2012 in the Council Chambers, at 7:00 p.m.
PRESENT:
Chair Councillor J. King, Lord Mayor D. Eke, Councillors: M. Bau-Coote, D. Dick, A. Kaiser, M. Mazza, G. Zalepa, T. Flynn, J. Collard
REGRETS:
STAFF:
M. Galloway Chief Administrative Officer
M. Avramovic Director of Community & Development Services
J. Henricks Manager of Planning
L. Emberson Development Coordinator, Planner II
S. Randall Director of Corporate Services
H. Dowd Town Clerk
D. McInnis Project Manager/Communications Coordinator
D. Kerr Deputy Director of Public Works
J. Paul Administrative Assistant
OTHERS:
MEDIA:
S. Ferguson Niagara Advance
S. Mason The St. Catharines Standard
M. Cheevers Niagara This Week
Chair J. King presided and called the meeting to order at 7:00 p.m.
Public Community & Development Advisory Committee Minutes/Report June 18, 2012 Page 2
1.
PUBLIC MEETING
The Chair welcomed those in attendance and noted there is three public meetings this evening. The Chair explained the procedure to be followed for the Public Meetings.
Councillor M. Mazza declared a conflict of interest with Report CDS-12-044, SS Hunter Road, Proposal to permit Agricultural Purposes only zoning, as the owner of the neighbouring property is a relative.
1.a) 137 HUNTER ROAD
APPLICATION FOR ZONING BY-LAW AMENDMENT
At the request of the Chair, it was confirmed by the Recording Secretary that notice of the public meeting to inform the public of a Zoning By-law Amendment 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 rezone 1.63 ha (4.03 ac) of land, shown as Part 2, to an "Agricultural Purposes Only (APO) Zone" to preclude the construction of a dwelling. Part 1 will remain in residential use.
The Chair asked if there was anyone present to speak in support of the application.
Mr. John Perry, Profession Land Use Planner
Mr. Perry stated the zoning application for 137 Hunter Road is a standard application. He noted in order to satisfy the conditions of consent, rezoning must take place so as not to have a residence built on the property.
The Chair asked if there was anyone present to speak in opposition to the application. There was no one who came forward in opposition.
The Chair closed the Public Meeting under the Planning Act.
Public Community & Development Advisory Committee Minutes/Report June 18, 2012 Page 3
1.b) TAYLOR ROAD - MODIFICATION TO 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 a Zoning By-law Amendment 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 modifications to the Draft Plan of Subdivision to accommodate an open air retail outlet centre and residential uses. In order to facilitate the proposal amendments to the approved Draft Plan of Subdivision and Zoning By-law are required. Total gross area is approx. 720,000 sq.ft. First phase approx. 500,000 sq. ft. OPA deals with technical amendments.
The Chair asked if there was anyone present to speak in support of the application.
Mr. David Baffa, Vice-President of Ivanhoe Cambridge,
Michael Goldberg, Planning Consultant
Neil Palmer, Niagara-on-the-Green Properties
Mr. Baffa stated he is the Vice-President of Ivanhoe Cambridge, which is one of the 10 largest companies in the world that deals with this type of development.
Mr. Baffa stated the first phase of the development will be just under 500,000 sq. ft. of retail space and construction will be approximately 18 months. He stated they are hoping to open the open-air mall May 2014.
Mr. Goldberg spoke to the revised Draft Plan of Subdivision which is to accommodate a two-phase project; the Glendale Secondary Plan and advised the proposed site plan will be filed with the Town in the near future.
Mr. Goldberg stated the development will basically be an open-air mall. He stated there will be no vehicular traffic within the complex but will have a common amenity area with food kiosks.
Mr. Goldberg noted a market impact study as well as a traffic study has been completed and peer review have also been done. He noted the Ministry of Transportation, the Region and Town staff will need to give final approval of the traffic impact study.
Public Community & Development Advisory Committee Minutes/Report June 18, 2012 Page 4
Mr. Neil Palmer, Niagara-on-the-Green Properties
Mr. Palmer stated block numbering needs to be revised and will work with staff on this issue. He expressed concern with the Region request regarding upfront Development Charges and is hoping they can secure allocation by way of a letter of credit. He also stated they are hoping to submit the zoning application shortly.
In answer to a question regarding supply and garbage trucks, Mr. Baffa noted there will be loading zone areas around the perimeter of the buildings.
Discussion took place regarding the proposed ingress and egress areas for the development and whether the access area directly across from the White Oaks entrance can be moved. Mr. Goldberg stated access for the development will not be at the Niagara-on-the-Green Boulevard and noted the reasoning for the ingress and egress being opposite White Oaks
In answer to a question, Mr. Goldberg stated they are proposing a grocer or large convenience store with a food component.
In answer to a question, Mr. Baffa stated TODD signage cannot advertise for the mall itself but could advertise that there is shopping and food at the mall.
Mr. Michael Wakil, White Oaks
Mr. Frank Racioppo, Legal Consultant
Mr. Wakil stated White Oaks has been in business for 35 years and over the years has welcomed various neighbours to the area, Niagara College, The Royal Niagara Golf Club, Leons and the Niagara-on-the-Green Subdivision.
Mr. Wakil expressed concern with the proposed traffic and access points directly across from White Oaks and how this could potentially effect the clientele for White Oaks. He stated White Oaks is confident that their concerns can and will be addressed and asked that Council consider deferring the report to allow time for White Oaks and the developers for the project time to meet and come to agreement on these issues.
Public Community & Development Advisory Committee Minutes/Report June 18, 2012 Page 5
Frank Racioppo, Real Estate Lawyer and Legal Consultant
Mr. Racioppo reiterated Mr. Wakil's concerns with respect to traffic issues and noted this has a direct impact on White Oaks business. He stated White Oaks representatives are hopeful the traffic concerns can be resolved through meetings with the developers.
In answer to a question, Mr. Racioppo stated White Oaks has accepted that there will be a traffic intersection directly across from their business but there needs to be further planning to have this work safely and effectively.
Discussion took place regarding the request for deferral of the report by White Oaks representatives. Mr. Racioppo stated the deferral request was put forward in the hopes that White Oaks concerns be addressed and resolved. In answer to a question, Mr. Racioppo confirmed the main concern for White Oaks is respect to the traffic plan.
David Bale, 188 Wright Crescent Niagara-on-the-Green Boulevard
Mr. Bale stated he is pleased to see this development going forward as this is a growing, family focused community. He stated the development will provide jobs, and have bicycle and walking paths which will benefit the residents in the neighbouring subdivision. He also stated he is in favour of the development and trusts that Council will keep the neighbouring residents in mind in the decision making process.
Mr. Rick Layton, 58 Cole Crescent
Mr. Layton stated he lives in the neighbouring subdivision and stated he hopes the developers will review the possibility of a sound barrier fence, protection of children, lighting within the complex and effects to neighbouring residents with respect to vehicular traffic and garbage issues.
Mr. Forbes Carey, 57 Cole Crescent
Mr. Carey stated the proposed development is a welcome addition to the area and is hopeful it will reflect the characteristics of the Old Town with nice visual landscaping. He also expressed concern with the amount of traffic already in the area from the Niagara College students and how this will be dealt with.
Committee requested the developers be recalled to the podium.
Mr. Goldberg stated the developers have had meetings with White Oaks representatives and confirmed there is a commitment by Ivanhoe Cambridge to work with all proponents. He stated the developers will continue to work with White Oaks and if not content they would have an opportunity to appeal.
Public Community & Development Advisory Committee Minutes/Report June 18, 2012 Page 6
In answer to questions raised with respect to the proposed road construction, Mr. Baffa confirmed the proposed road work to take place. He stated interchange improvements will be done at the development stage. He also stated bicycle paths and walking paths will be proposed.
Discussion took place regarding lighting within the development. Mr. Baffa stated a certain level lighting is required for safety concerns. He stated any issues that arise will be resolved and Council will have the opportunity to review this.
The Chair asked if there was anyone present to speak in opposition to the application. There was no one who came forward in opposition.
The Chair closed the Public Meeting under the Planning Act.
1.c)
PARKING STANDARDS
At the request of the Chair, it was confirmed by the Recording Secretary that notice of the public meeting to inform the public of a Zoning By-law Amendment 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 amend Table 6-4 Section 6.39 of Zoning By-law 4316-09 by adding a new provision for the Queen Picton Commercial (QPC) Zone as follows: i) Restaurant - 1 per 18.5 square metres; and ii) Restaurant Takeout - 1 per 18.5 square metres
The Chair asked if there was anyone present to speak in support to the application.
The Chair asked if there was anyone in opposition to the application.
There was no one who came forward.
The Chair closed the Public Meeting under the Planning Act.
ADJOURNMENT:
8:45 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 June 18, 2012 Public Community & Development Advisory Committee Meeting be adopted.
___________________________________
LORD MAYOR DAVE EKE
THE CORPORATION OF THE TOWN OF NIAGARA-ON-THE-LAKE
PUBLIC COMMUNITY & DEVELOPMENT ADVISORY COMMITTEE MEETING MINUTES/REPORT