PDC034-2024

Background

Councillor Keenan expressed concerns in relation to traffic, incompatibility with the needs of the area residents, and the appropriateness of the subject development. He noted that he was not in favour of the staff recommendations and sought the support of Committee. 

The following motion was considered:

• PDC034-2024

  1. That the report from Harsh Padhya, Planner, Development Services, to the Planning and Development Committee Meeting of February 12, 2024, re: Application to Amend the Official Plan and Zoning By-law, Glen Schnarr & Associates Inc., Soneil Clarence Inc., 75 Clarence Street, Ward 3, File: OZS-2019-0006, be received; and
  2. That the Application to Amend the Official Plan and Zoning By-law, Glen Schnarr & Associates Inc., Soneil Clarence Inc., 75 Clarence Street, Ward 3, File: OZS-2019-000, be refused.

  Carried

Item Description

The report recommends approval of amendments to the Official Plan and Zoning By-law to permit the development of an eight (8)- storey apartment building containing 82 residential units and 443 square metres of ground floor retail space.

The proposal is consistent with the Strategic Focus Area – Growing Urban Centres & Neighbourhoods. The proposed apartment development will contribute to building complete communities that support housing and invest in strategic growth areas.

Proposed by

Councillor Keenan

Additional Details

The proposed development provides an opportunity to direct growth to an existing settlement area and provides a range of residential dwelling types. Technical requirements have been satisfactorily addressed through studies submitted in support of the proposal and approved by City staff.

Residents raised concerns that the development is not compatible to the existing neighborhood. Response: Planning Staff have reviewed the application and the submitted Planning Justification Report and is of the professional opinion that the proposed development is satisfactory based on the applicable provincial, regional and local policies. This includes the Provincial Policy Statement which supports the efficient use of land and resources through intensification, as well as the Growth Plan for the Greater Golden Horseshoe which promotes redevelopment and intensification near Main Street. The proposed development satisfies the 45-degree angular plan by ‘stepping’ the building. Providing a sensitive transition to the abutting low-density residential neighbourhood and mitigating shadowing and privacy by the proposed development. In addition, the applicant revised the proposal to provide considerable rear yard setbacks which creates and opportunity for additional buffering through vegetation or tree planting which will be further refined through the forthcoming Site Plan application.

Residents had raised concerns with regards to increased traffic on Clarence Street through the proposed development. Response: The Traffic Impact Study submitted pertaining to this application was reviewed and approved by Traffic Planning Staff. The Traffic Impact Study prepared to assess the proposed development proposes a 15-metre left-turn lane for the site access, with a two-way left-turn lane transition into the westbound left-turn lane at Centre Street/Sterne Avenue. The westbound left-turn lane at the site access would directly transition into the eastbound left-turn lane at Centre Street/Sterne Avenue. It found that the impacts from additional traffic from the development is acceptable.

Residents had concerns with pedestrian safety due to the vehicular access to the proposed development to the site. Response: The proposed development includes connections to existing sidewalks and nearby public transportation systems thereby encouraging walking and engagement with public transit as priority options for alternative modes of transportation while addressing safety concerns.