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Planning Advisory Committee Agenda PLANNING ADVISORY COMMITTEE AGENDA Tuesday, March 9, 2021 | 5:00 pm ZOOM MEETING – PUBLIC ACCESS WEBSITE Virtual Meeting via Zoom https://us02web.zoom.us/j/85006353813 MEMBERS PRESENT OTHERS PRESENT DISCLOSURE OF PECUNIARY INTEREST DELEGATIONS: DISCUSSIONS & DECISIONS 1. Adoption of February 9th, 2021 Regular Meeting Minutes 2. Business arising from Minutes 3. Saugeen Cedar Heights West Subdivision 4. Official Plan Amendment LOPA#3 --------------Town of Hanover (Public Meeting March 15, 2021 at 7pm) 5. Proposed Site Plan ----------------------------------former JDSS 6. Proposed Site Plan ----------------------------------Hoffman, John / Frey, Eric 7. Zoning Bylaw Amendment No. Z1-21 ----------Town of Hanover (Housekeeping) 8. Zoning Bylaw Amendment No. Z2-21 ----------2501563 Ontario Inc. c/o Davidson, Ron 9. Minor Variance Application No. Z1-21 ----------Mills, Ian & Theresa Planning Report YES NO 10. Parkside (former Gath) Subdivision Parkland 11. New Business 12. Adjournment Next Meeting Date: April 13, 2021 PLANNING ADVISORY COMMITTEE MINUTES Tuesday, February 9, 2021 | 5:00pm Virtual Meeting via Zoom MEMBERS PRESENT Chair Tim Norwood | Vice Chair Mark Ebert | Harold Fleet | | Peter Hambly | Keith Hopkins MEMBERS ABSENT Terry Leis OTHERS PRESENT Mayor Sue Paterson | Brandon Koebel, Councillor | Dave Hocking, Councillor | Sibghat Ullah | Nitin Malhotra | Abu Ziauddin | Ramyar Mehraban | John Hoffman | Eric Frey |Don Tedford, Secretary- Treasurer | Brenda Goetz, Deputy Secretary-Treasurer | Brian Tocheri, CAO/Clerk | April Marshall, Economic Development Manager DISCLOSURE OF PECUNIARY INTEREST Nil DELEGATIONS Sibghat Ullah | Nitin Malhotra | Abu Ziauddin | Ramyar Mehraban | John Hoffman | Eric Frey Chair Tim Norwood welcomed Peter Hambly as a new member to the Committee. Tim further thanked Bruce Sickel for his years of service. 1. Adoption of December 15th, 2020 Regular Meeting Minutes Moved by HAROLD FLEET / Seconded by KEITH HOPKINS THAT the minutes of the December 15th, 2020 regular meeting be approved as printed and circulated. CARRIED 2. Business arising from Minutes The Secretary-Treasurer stated that the Application for Zoning Bylaw Amendment and the related Draft Plan of Subdivision relating to Item #3 was received as of today’s date. The Secretary-Treasurer stated that in relation to Item #3, the County of Grey reinitiated their previous interpretation of 25 units/hectare on average, rather than site specific. The Secretary-Treasurer advised that this application was calculated at 19 units/hectare of developable land. A pre-consultation meeting has been scheduled for February 18, 2021 in relation to Item #7 as being the former JDSS site and the owner will be moving forward with an Application for Zoning Bylaw Amendment. 3. Saugeen Cedar Heights West Subdivision The Secretary-Treasurer stated that his office received the Draft Plan today. The Application for Zoning Bylaw Amendment will proceed in the near future. 4. Official Plan Amendment LOPA#2 ----------- Town of Hanover The Secretary-Treasurer stated that we are awaiting the approval from County of Grey. 5. Official Plan Amendment LOPA#3 ----------- Town of Hanover The Secretary-Treasurer stated that the Public Meeting is scheduled for March 15th, 2021. 6. Proposed Site Plan -------------------------------- former JDSS This item to be deferred. 7. Site Plan Agreement ------------------------------ Ullah, Sibghat Chair Tim Norwood welcomed Sibghat Ullah, Nitin Malhotra, Principal Architect, Abu Ziauddin, Civil Engineer and Ramyar Mehraban, Traffic Engineer to the meeting. Nitin Malhotra highlighted his PowerPoint presentation. The development proposes a six- storey commercial and residential building with one level of underground parking. The building footprint will encompass 101,350 square feet, with the ground floor offering a retail commercial unit, gym, party room and other ancillary areas (e.g. garbage, moving area, electrical, washrooms). The Plan includes five storeys of residential units, and will feature approximately 18 suites per floor for a total of 90 - 1, 2 and 3-bedroom units and accessible dwellings. Each floor offers locker spaces for the residents use. The Plan illustrates a total of 87 parking spaces, 30 surface spaces and 57 spaces within the underground parking structure. The façade complements the Town’s heritage designs of the surrounding area, and will accentuate the cornerstone of our Community. Ramyar Mehraban reiterated the Traffic Impact Study, stating that the traffic count does not necessitate a left turn bay for both entrances on 10th Street and 7th Avenue. The timing of traffic lights will affect traffic flow to this site. County of Grey Transportation Services requested a ‘right-in’ and ‘right-out’ only on 10th Street access. Abu Ziauddin highlighted the Stormwater Management Plan stating that the 3 metre difference in ground level across the site has been addressed with quantity and quality controls required to meet all design criteria. Catchbasins will collect surface drainage resulting from snow melt, and will not impact neighbouring properties. The Committee discussed the possibility to include a ‘green roof’ as the roof is a retention area together with a storm receptor to allow post-flow to equal pre-flow for storm water. The Secretary-Treasurer stated that the proposed development conforms to the Downtown Commercial (C1) regulations within Comprehensive Zoning Bylaw 2912-15, in regards to parking, setbacks, etc. Any deficiency in parking is allowed to be a parking-in- lieu bylaw. Chair Tim Norwood thanked Sibghat Ullah and his Team for the very thorough and informative presentation. The Committee welcomes development of this vacant site within our Community. Subsequent to a good discussion with regards to this proposal, it was then; Moved by HAROLD FLEET / Seconded by PETER HAMBLY THAT the Planning Advisory Committee recommend to Council that the site plan prepared by nArchitecture Inc. on January 28, 2020 (as attached) proceed to a site plan agreement for development of property known as 223 10th Street. CARRIED 8. Site Plan Agreement ------------------------------ Hoffman, John Chair Tim Norwood welcomed John Hoffman and Eric Frey to the meeting to discuss their concept plan proposed for 936 10th Street. PAC MINUTES | PAGE 2 John Hoffman and Eric Frey are sales representatives for Coldwell Banker Commercial, Kitchener and made a PowerPoint Presentation on behalf of the owners. The Concept Plan (see attached) offers a mix of commercial and residential uses, and features a medical clinic, childcare centre, fitness centre and other commercial facilities e.g. coffee shop, bank, etc. The Plan also offers lifestyle residential design, enhancing the pond area with a bridge, walking trails and sitting areas, with approximately 300-350 units, each approximately 1,000 square feet in area. The existing commercial uses in the immediate area, such as CTC, Shoppers Drug Mart, LCBO, Walmart, etc. are all within walking distance to this site. John and Eric are marketing this concept plan as a package by creating a lifestyle environment utilizing the entire property, and will not be developed individually. The proposal is targeting a developer for the 55+ demographics. Chair Tim Norwood thanked John Hoffman and Eric Frey for their presentation of the concept plan, and the members look forward to the project moving forward. 9. Parkside (former Gath) Subdivision Parkland The Secretary-Treasurer stated this item is deferred to a future meeting. 10. Correspondence 10.1. Grey County Development Charges Bylaw The Secretary-Treasurer recently attended a virtual seminar relating to Development Charges. 11. New Business 11.1. Land Use Planning Act Changes The Secretary-Treasurer stated that his office will be updating the Committee with the new changes being proposed. 11.2. Growth Plan B. Tocheri and the Secretary-Treasurer updated the Committee members regarding the Special meeting of Hanover Council on January 18th, 2021 regarding Phase 2 of the Town’s Growth Plan. Consultants from Meridian Planning, GM Blue Plan, Watson & Associates and Fournier Consulting Services have been working with staff and made a very informative presentation outlining future growth and development challenges and constraints. The Provincial Policy Statement requires that municipalities plan for urban land needs for a planning horizon of 25 years. The consultant’s work also includes identifying options for future urban expansion to accommodate development for a longer-term planning horizon, i.e., 50 – 100 years. In summary, the Town requires an additional 87 gross hectares of land to accommodate overall growth over the next 25 years. This includes 38 ha of commercial lands and 46 ha of employment (industrial) lands. A component of the work is also to review Special Policy Area (SPA) lands within Hanover’s boundaries for development potential. The proposed Official Plan Amendment No. 3 (OPA 3) relates to the 4 SPAs created after restructuring in 2000. Next steps include circulating to affected land owners and holding the statutory public meeting. PAC MINUTES | PAGE 3 It was noted that 40% of the land supply potential for residential lands is accommodated on SPA lands through the proposed OPA 3, but this still needs to be confirmed. Without these lands, the Town would also have a shortfall of designated residential lands. B. Tocheri apprised the Committee members that since the Special Meeting, Municipality of West Grey Council have met with Town representatives
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