A public meeting drew a large crowd during the Aug. 11 Selwyn council meeting regarding a zoning by-law change in Bridgenorth to allow for three new tri-plex buildings on the 8th Line.
During the Aug. 11 Selwyn Council meeting, Per Lundberg, planner with the township, presented a report to council outlining the application.
The application was made for 949 8th Line in Bridgenorth and Lundberg recommended that council defer any decision on the application to another meeting so that council may hear the concerns and comments of members of the public.
Comments already received by the township include concerns such as:
• Traffic
• Impact on local wells
• Development traffic impact
• Wildlife impacts
• Planning justification and rationale
• Impacts to the neighborhood character
Amanda Timmermans, Senior Land Use Planner with D.M. Wills gave an update on the project after Lundberg’s report to council.
Timmermans was representing the applicant, Jeff Chesher who owns the land and will be developing the tri-plexes.
Timmermans told council the subject property is on two and a half acres with 62 meters of frontage on the 8th Line.
There is currently a single detached home and garage on the property.
Chesher is looking to rezone the land from residential to multi-residential to create three separate triplex buildings with one bedroom rental apartments.
She explained that the process would be phased in over time, meaning not all three buildings would be built at the same time.
Each building would be on their own septic systems and wells, and they plan to leave all the existing vegetation on the property.
Timmermans said that she understand the community make-up and character of the area, but Bridgenorth is in need of more rental units and the province is pushing for more density in urban and rural settings.
She also mentioned that this project will be going straight to the building permit stage as it is less than 10 units and it is not a high density development.
During the public meeting residents had the chance to voice their concerns and ask questions.
One resident asked, if these were to be one bedroom apartments, how would the owner or township monitor the number of people living in each unit.
Staff responded saying they do not monitor or enforce how many people live in a dwelling.
Another resident voiced concerns over the development, stating there was a sidewalk connecting to the property. The resident stated that there was no sidewalk but rather a winged curb and it was not maintained in the winter.
Staff responded by saying this was correct, there was not a sidewalk in that area, though residents do sometimes walk on the winged curb.
Timmermans said she would update that in her plans to reflect that fact.
Residents also voiced their concerns about the traffic study and volume, stating that even though the speed limit is 50 km an hour, most drivers are not doing 50. This was most likely an enforcement issue with the police but it was noted that with increased traffic this area would become more dangerous.
Many residents also questioned the hydrogeological study done, specifically with neighbouring wells.
Many of the surrounding property owners were there and while the study said neighbouring wells were tested, none of those present participated in such a study.
D.M. Wills representatives stated that they were neighbouring wells on the two acre property that were tested, no water testing was done off of the property.
After the public had a chance to voice their opinions and ask questions council then had the opportunity to do the same.
Deputy Mayor Ron Black noted that during the presentation by Timmermans, the project was referenced as affordable housing options for residents.
He asked if there was any application made for grants to organizations that supported affordable housing or if the units would be listed for Market price.
Timmermans said that while it is early in the process to know what the units would be listed for, she was under the assumption they would be listed at Market price and there were no applications for grants for this project.
Black also asked if there would be paving allowed on the property for driveways. He mentioned that the balancing of water would change if this were to happen.
Lundberg said that it would be up to the discretion of the developer.
DM Wills said that their stormwater management plan was done under the assumption it would remain as gravel.
Coun. Brian Henry said he was struggling with the site line study for the entrance to this complex.
He said that he has worked closely with the OPP and school board to re-route school buses due to the amount of near misses in that area.
Henry also mentioned that Lakefield has had the opportunity to have much of their infrastructure upgraded in preparation for Lakefield South development. He said that while he is aware of the County and townships plans to update Ward Street, the planning is still being done on that project.
He asked if Bridgenorth would soon see the infrastructure updated or if once again they would be putting the cart before the horse with no updated infrastructure and new development taking place regardless.
It was stated that questions should be directed towards the county not the planners or developers.
Counc. John Boyko asked if it was in council’s purview to consider the character of a neighbourhood when deciding whether to approve a zoning by-law change or not.
Lundberg said, “Generally the direction to council is under the Planning Act, under section pre-sub five that your decisions be consistent with provincial planning statement and conform to any provincial plans within the area. There’s no provincial plans anymore with the repeal of the Provincial Growth Plan. Both my report and Amanda’s report speak to the provincial planning statement, and that’s generally where the buck stops in regard to where Council is supposed to exercise this discretion is that consistency with the provincial planning statement. With regard to character, there is some general provisions… I would have to check to see if the provincial planning statement still has reference that either the province or the planning authorities have regard for character. I would say from my seat as a planner, character has more to do with broad land use classifications that are applicable, so commercial industrial, residential. The character of Bridgenorth would be residential this maintains that character. This [application] maintains that character.”
After all comments were heard the report and options were all received by council for information.
The zoning by-law amendment will come before council for decision at a later date.
