council – planning and development agenda 21-pd_council agenda .pdf · january 21, 2008 council...

TOWN OF COLLINGWOOD

COUNCIL – PLANNING AND DEVELOPMENT AGENDA

January 21, 2008

"To maintain and enhance the quality of life and opportunities enjoyed by the present and future residents of Collingwood, while providing the leadership necessary to adapt to the global changes that are dramatically affecting the economy and population makeup of Collingwood."

A meeting of Municipal Council with regard to planning and development matters will be held Monday, January 21, 2008 in the Council Chambers, Town Hall, Collingwood commencing at 5:00 pm. ORDER OF BUSINESS

1. CALL OF COUNCIL TO ORDER 2. ADOPTION OF AGENDA

RECOMMENDING THAT the content of the Council agenda be adopted as presented.

3. DECLARATIONS OF PECUNIARY INTEREST AND/OR RECEIPT OF GIFT (over $200) 4. PUBLIC MEETING 5. DEVELOPMENT COMMITTEE MINUTES/REPORTS

Development Committee minutes: DC-2006-38 Tanglewood at Cranberry (Sierra Homes) Block 10 – 2nd Submission NVCA Comments held August 22, 2007 be received and the recommendations therein be approved.(p3)

Development Committee minutes: DC-2006-19 Admiral Collingwood Place & Admiral’s Village – 4th Submission held October 1, 2007 be received and the recommendations therein be approved. (p33)

Development Committee minutes: DC-2006-19 Admiral Collingwood Place & Admiral’s Village – 5th Submission held December 19, 2007 be received and the recommendations therein be approved. (p50)

6. STAFF REPORTS P2008-01 Amend Zoning By-law 2008-13 (243 St. Marie Street)(p9)

RECOMMENDING THAT Council enact and pass amending Zoning By-law No. 2008-13.

P2008-02 Official Plan Amendments Nos 10 & 11 (General Amendments to Commercial & Industrial land use designations and policies)(p19)

RECOMMENDING THAT Council recommend to the County of Simcoe that Official Plan Amendments No.10 and 11 be modified in accordance with the directions set out in Appendix A.

7. MOTIONS THAT this Council proceeds in Camera in order to address a matter pertaining to:

personal matters about an identifiable individual, including municipal or local board employees;

Items for Discussion a) Contract negotiations.

January 21, 2008 Council Planning and Development Agenda - of 2

January 21, 2008 Council Planning and Development Agenda - of 2

8. BY-LAWS THAT By-law 2008-13, being a By-law under the provisions of Section 34 of the Planning

Act, R.S.O. 1990, c. P.13, as amended be enacted and passed this 21st day of January, 2008. (243 St Marie Street)(p29)

9. NOTICE OF MOTIONS

10. OLD or DEFERRED BUSINESS

Durham Region re: Employment Insurance Eligibility and Links to Increased Poverty

11. OTHER BUSINESS

12. DEPUTATIONS

13. ADJOURNMENT

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Town of Collingwood

Development Committee Minutes

August 22, 2007 DC-2006-38 – Tanglewood At Cranberry Trail (Sierra Homes) – Block 10A - Site

Plan Application - 2nd Submission NVCA Comments Applicant(s): Tanglewood (Sierra Homes) Inc. Morris Kansun LL.B., President Agent: D.C. Slade Consultants Inc. David Slade Consultant(s):

Engineering Kevin Morris, P. Eng., Crozier & Associates Landscaping Strybos Barron King Architect Paul Kennedy, Cassidy’s Company

Surveyor John Beresford; Flanagan, Beresford

& Patterson Architects Municipal Address/Location: Cranberry Trail East/West of Highway 26 West

Date of Submission of Subdivision Application: November 21, 2006 Proposal Description: The second submission represented changes requested by the Municipality as well as changes by the Developer. The number of units was reduced from 122 to 107. The revision involved the removal of three (3) apartment blocks and replaces those blocks with townhouse units. There are two (2) new townhouse designs; one being a two-storey unit and the second being a three-storey unit. NVCA comments have now been received.

Subject property: Committee: Present: Regrets: Gordon H. Russell, Chair, Director, Planning Services Brian MacDonald, Manager Engineering Services Peter Dunbar, Director, Leisure Services Nathan Wukasch, Senior Planner Trevor Houghton, Planner

Bill Plewes, Director, Building Services Robert Bolt, Captain, Fire Prevention Officer, Town of Collingwood Marcus Firman, Manager, Water Services (departed at 12:10 pm)

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Attendee on behalf of the Applicant: Kevin Morris, P. Eng., Crozier & Associates David Slade, D.C. Slade Consultants Inc. arrived at 1:30 p.m. RECOMMENDATION

Moved by Nathan Wukasch Seconded by Trevor Houghton

THAT Staff proceed to prepare a Site Plan Agreement for the whole property; AND THAT the Holding symbol be removed in two (2) phases, with the caveat that the Holding symbol for the lands affected by golf ball spray shall not be removed until the golf course mitigation works are completed, or full securities are posted.

CARRIED A meeting of the Development Committee was held on Wednesday, August 22, 2007 at 12:50p.m. in the Braniff Room, Town Hall, to discuss the application for DC-2006-38– Tanglewood At Cranberry Trail (Sierra Homes) – Block 10A - Site Plan Application - 2nd Submission NVCA comments. The Chair called the meeting to order, welcomed all in attendance and requested that the Committee be updated on application.

1. Mr. Nathan Wukasch reviewed NVCA comments received dated August 15, 2007.

Based on NVCA’s review of this matter, the NVCA has no objection to the approval of the proposed Site Plan, and requests that four conditions be incorporated into the Site Plan Agreement for this development. A copy of the NVCA letter is attached. Mr. Kevin Morris said these are standard comments, and the Developer agrees to the conditions.

2. Mr. Nathan Wukasch updated the Development Committee on the golf ball spray analysis. A letter was received from Mr. Larry Law dated July 5, 2007 stating that Cranberry Golf Resort and Sierra Homes have resolved their differences in respect of the land affected by Fairway 15, 16 and 17 (letter attached). The Chair said the Town will require a copy of the formal agreement between the two property owners. The Developer is to ensure that full securities are in place prior to the issuance of building permits for the townhouses in the golf ball spray affected area, or the golf course mitigation works have been completed to the Town’s satisfaction. Mr. Kevin Morris said there are three parties involved to complete the entire works. The Chair said the Town would also like to ensure the Agreement is binding on any future land owners. Mr. Kevin Morris advised he will discuss this issue with Mr. Morris Kansun.

3. The Site Plan Agreement can be registered for the entire Block, but building permits will not be available for those lands within the primary golf ball spray area, until either the golf course mitigation works are complete, or securities have been posted for all the golf course works. The Chair said sewer, water and road works can be completed for the entire lands but building permits for dwelling units that are within the primary golf ball spray area will not be issued until full securities are in place or the golf course mitigation works are complete.

4. The Holding symbol may be removed in two phases, restricting building permit issuance based on the completion of golf course mitigation works. Building Permits for dwellings within the Golf Ball Spray area shall be withheld from issuance by the Municipality and not occupancy as desired by the Developer (Note: Town does not issue occupancy permits).

5. Mr. Kevin Morris inquired about model homes. The Chair said even a model home would not be permitted to be constructed in the location of the golf ball spray area as this would still result in a partial hazard for the builders, staff and future purchasers viewing the model home. The Chair said one block of model homes consists of six (6) units. The zoning in this area does not permit model homes. The Chair said the building of model homes is subject to the removal of the (H) Holding zone.

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NVCA letter dated August 15, 2007

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July 5, 2007 Letter from Mr. Larry Law

Town Comments: 1. Planning Services Nathan Wukasch, Senior Planner Second Submission Tanglewood Block 10A - Site Plan Control Application - Town File No. DC-2006-38 Official Plan Designation: Residential (Special Residential Density ‘A’) Zoning: Holding Residential Sixth Density (HR6) Mr. Nathan Wukash said he met with Mr. David Slade to discuss height requirements of the walk-up apartment dwelling. Mr. Nathan Wukash agreed that to be consistent with other developments reviewed, height will be measured from the part of the building that fronts on the public road and it complies with the height requirements of the By-law.

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DC-2006-38 – Tanglewood At Cranberry Trail (Sierra Homes) – Block 10A - 2nd Submission NVCA Comments - Development Committee Meeting of August 22, 2007 Page 6 of 6

Mr. Nathan Wukasch reviewed outstanding comments from minutes of the August 1, 2007 Development Committee meeting:

4. Please verify that the height of the steps, decks and balconies located at units 70-74, 86, 90, and 95 complies with General Provision 4.17 which allows these features to project into a required yard up to 1.5 metres, provided that they are not more than 1.8 metres above grade.

Developer has agreed to comply with by-law standards, and will check the drawings and confirm. Mr. Kevin Morris will forward confirmation to Mr. Nathan Wukasch.

2. Collingwood Utility Services and Landscaping

1. Mr. Nathan Wukasch said Collingwood Utility Services and Landscaping had some minor issues on the drawings. Mr. Kevin Morris said we will issue a final set of engineering drawings including landscaping for approval that will be sealed by Crozier and Associates and submitted to the Town for approval and inclusion to the Site Plan Agreement.

2. Mr. Brian MacDonald said the Collingwood Utility Services is agreed on all comments

pending comments from NVCA.

3. Mr. Kevin Morris said the issues that are outstanding do not impact the base plan of the development and we will deal directly with Mr. Brian MacDonald and Mr. Peter Dunbar regarding confirming changes to engineering and landscaping drawings.

4. Mr. Kevin Morris said final estimates will be provided with the final drawings for Ms.

Eha Naylor and Mr. Peter Dunbar to sign off on. Consultants to submit revised drawings to the Town for distribution to Engineering Services and Leisure Services, including cost estimates for site works.

5. Mr. Kevin Morris said there is one outstanding issue of the Hwy 26 traffic study review.

Mr. Brian MacDonald said he has received the comments but still needs to review them.

6. Mr. Nathan Wukasch to communicate to Mr. Brian MacDonald to include clauses in

the subdivision agreement regarding: a. the golf spray in relation to the 17th hole requiring works to be completed or

secured; b. recommendations of the Environmental Impact Statement, prepared by

Gartner Lee as approved by the MNR on March 6, 1995. Mr. Peter Dunbar said he has no concerns or comments to the existing document. ADJOURNMENT There being no further business to discuss, the meeting adjourned at 1:40pm

_______________________________ CHAIR

GR: rm

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REPORT #: P2008-01 DATE: January 21, 2008 TO: Council SUBJECT: Amending Zoning By-law No. 2008-13

Applicant: Ms. Madeline Quinn Part of Lot 8, East side of Ste. Marie Street, Registered Plan No. 144 Town File No.: Z-2006-35 243 Ste. Marie Street, Collingwood

SUBMITTED BY: Gord Russell – Planning Services 1. RECOMMENDATIONS: THAT Council enact and pass amending Zoning By-law No. 2008-13. 2. BASIC DATA PERTAINING TO THE MATTER: Synopsis of Proposal The purpose of the proposed Zoning By-law Amendment is to rezone the subject property from the current Residential Sixth Density Exception Twenty-Three (R6-23) Zone to the Local Commercial Exception Nine (C1-9) Zone. The effect of the proposed Zoning By-law Amendment is to broaden the uses permitted on the site by allowing a Business, Professional and/or Administrative Office use (i.e. a Planning and Engineering office and a Financial Consulting office) and a Personal Service Shop in the existing building and to recognize the lot provisions and setbacks for the existing building. Property Description The subject property is located on the south east corner at Ste. Marie Street and Fourth Street East and is legally described as Lot 8, East side of Ste. Marie Street, Registered Plan 144 in the Town of Collingwood and is municipally addressed as 243 Ste. Marie Street.

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The property is approximately 0.1028 hectares (0.2540 acres) in lot area and is improved with existing building that has been converted in the past from a residential dwelling into a commercial office. A parking area consisting of six (6) parking spaces for the commercial office is provided in the rear portion of the lot with access onto Fourth Street East. Surrounding land uses include a mix of residential dwelling units and commercial uses to the North, South and West and residential dwelling units to the East. Public Meeting Council held a public meeting regarding the proposed change of the zoning classification of the subject property on May 22, 2007. Parkland Dedication No dedication of land or payment of cash-in-lieu will be required by the Town as the rezoning of this property does not constitute “development” or “redevelopment” within the meaning of the Town’s Parkland Dedication By-law No. 04-63. Growth Plan for the Greater Golden Horseshoe The Growth Plan for the Greater Golden Horseshoe plans and manages growth to support a strong economy and to build complete communities, while emphasizing intensification. Planning Services is satisfied that amending Zoning By-law No. 2008-13, if enacted and passed, is consistent with the policies of the Growth Plan for the Greater Golden Horseshoe. Matters of Provincial Interest Section 2 of the Planning Act, R.S.O. 1990, c .P. 13, as amended, provides that Council in carrying out their responsibilities under the Planning Act shall have regard to matters of provincial interest. Planning Services is satisfied that amending Zoning By-law No. 2008-13, if enacted and passed, has had proper regard to matters of provincial interest. Provincial Policy Statement (PPS - 2005) Section 3(5) of the Planning Act, R.S.O. 1990, c .P. 13, as amended, provides that the Council of a municipality, in exercising any authority that affects a planning matter, shall ensure that those powers are exercised in a manner that is consistent with the policy statements issued by the Province. Upon having regard to the policies outlined within the Provincial Policy Statement (2005), it is the opinion of Planning Services that amending Zoning By-law No. 2008-13, if enacted and passed, will be consistent with the PPS (2005). County of Simcoe Official Plan Schedule 5.1 entitled Land Use Designations of the County of Simcoe Official Plan, as amended, identifies the Town of Collingwood as a Settlement and that the policies of the

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Settlement land-use designation apply. The County of Simcoe Official Plan contains policies encouraging development of those areas that are designated as Settlement. The County of Simcoe Planning Services Department has submitted no comments related to this submission. However, Planning Services is satisfied that amending Zoning By-law No. 2008-13, if enacted and passed, will conform to the general intent and purpose of the County of Simcoe Official Plan. Town of Collingwood Official Plan Schedule “A” entitled Land Use Plan of the Town’s Official Plan identifies the subject property as being designated Residential and located within the Downtown Core Fringe. Schedule “C” entitled Residential Density Plan of the Town’s Official Plan further identifies that the subject property is located within the Low Density Residential designation.

Section 4.3.4.9.1.8 entitled Downtown Core Fringe of the Town’s Official Plan states (in part) that within the Downtown Core Fringe existing dwellings may be converted to small-scale business and/or professional offices or small-scale personal service oriented commercial uses that complement the abutting Downtown Core area.

It is the opinion of Planning Services that the Applicant’s request to rezone the subject property to the C1-9 Zone for the purpose of permitting a Business, Professional and/or Administrative Offices or a Personal Service Shop is in keeping with the uses envisioned for those areas located within the Downtown Core Fringe.

The Official Plan stipulates that a conversion of a building for commercial uses in the Downtown Core Fringe is subject to meeting certain criteria; namely: 1. That adequate parking is provided on the site of a converted residential use or the

proponent must contribute cash-in-lieu of parking, 2. That the residential character of the house is maintained; and 3. That adequate buffering is provided between residential and commercial land uses.

Planning Services is satisfied that the Applicant can provide sufficient parking for the commercial uses being proposed based on the current gross floor area of the existing building. As part of this rezoning application the Applicant is proposing no changes to the exterior appearance of the existing building. As part of the Site Plan Control Agreement registered on the title of the subject lands on September 15, 1999 (Instrument No. 01421381) the Applicant was required install landscaping features to buffer adjacent lands. These landscape features are in place. It is in the opinion of Planning Services that amending Zoning By-law No. 2008-13, if enacted and passed, will conform with the intent and purpose of the Town’s Official Plan.

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Town of Collingwood Zoning By-law No. 87-61, as amended Schedule “H” of the Town of Collingwood Zoning By-law No. 87-61, as amended, identifies that the subject property is currently zoned Residential Sixth Density Exception Twenty Three (R6-23). The current R6-23 zone classification was enacted and passed on September 22, 2003 with the approval of amending Zoning By-law No. 03-79. The R6-23 zone restricted the permitted uses on the lands to a Financial Planning Office and an Engineering Office, and defined precisely what a Financial Planning Office and an Engineering Office constituted. Furthermore, the R6-23 zone imposed a maximum foot print for the building of 235.0 square metres (2530 square feet), limited the number of required parking spaces to six (6) and stipulated that the maximum height of any addition to the structure not exceed the height of the existing building. Planning Services recommends that the subject lands be re-zoned from the current R6-23 zone to a Local Commercial Exception Nine (C1-9) zone. This C1-9 zone would apply on a site-specific basis for this property, and would have the following provisions; 1) Limit the permitted uses in the C1-9 zone to a Business, Professional and/or Administrative

Offices or a Personal Service Shop, 2) Increase the maximum total gross floor area permitted in the C1-9 zone from 110.0 square

metres to 230.0 square metres, 3) To reduce the required Minimum Interior Side Yard setback in the C1-9 zone from 3.0

metres to 1.0 metre, and 4) Require a parking ratio of 1 space per 32.0 square metres of gross floor area in the C1-9

zone. The subject lands are located within the Town’s Official Plan Downtown Core Fringe area. Business, Professional and/or Administrative Offices and a Personal Service Shop are desirable uses in the Downtown Core Fringe area. Therefore, the rezoning of the subject lands to a C1-9 zone to permit said uses is in conformity with the Town’s Official Plan.

Section 6, Table 5, Footnote b entitled Maximum Floor Area within the C1 Zone of the Zoning By-law No. 87-61, as amended, stipulates that the total floor area of any local commercial use shall not exceed 110.0 square metres (1184 square feet). The existing building located on the subject lands has a total of 190.0 square metres (2045 square feet) of gross floor area. Without amending Footnote b, the existing building would not be in compliance with this provision of Zoning By-law No. 87-61, as amended.

Planning Services recommends that Footnote b should be modified in C1-9 zone by increasing the maximum total gross floor area for a building from 110.0 square metres to 230.0 square metres (2476 square feet). This would not only recognize the gross floor area of the existing building, but would also implement the Town’s Official Plan policies for Local Convenience Commercial uses. Section 4.4.9.2 entitled Permitted Uses, Local Convenience Commercial of the Town’s Official Plan states (in part) that individual local convenience commercial uses shall not exceed 230.0 square metres.

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Section 6, Table 5 of Zoning By-law No. 87-61, as amended, states that in the C1 zone the required Minimum Interior Side Yard setback is 3.0 metres (9.84 feet). The existing building (when measured at its closest point) has currently an Interior Side Yard setback of 1.07 metres (3.51 feet) to the southern lot line of the subject lands.

Planning Services recommends that the C1-9 zone reduce the required Minimum Interior Side yard setback from the C1 zone standard of 3.0 metres to 1.0 metre (3.28 feet). This will ensure that the location of the existing building is in compliance with Zoning By-law No. 87-61 with respect to Interior Side Yard setback.

Based on floors plans provided by the Applicant, it has been determined that the existing building has approximately 190.0 square metres (2045 square feet) of gross floor area. The lot can accommodate a total of six (6) parking spaces based upon the existing configuration of the parking area located in the rear portion of the subject lands.

Planning Services recommends that the C1-9 zone include a site-specific parking ratio of 1 space per 32.0 square metres of gross floor area. This parking ratio will essentially recognize that the site can provide sufficient parking for a Business, Professional and/or Administrative Offices or a Personal Service Shop for an existing building of 190.0 square metres of gross floor area.

If at some future point the Applicant/Owner chooses to increase the gross floor area of the existing building, or wants to introduce a new Use that (by its nature) will generate a need for additional off-street parking, such a request will require further analysis and the possible need for the payment of cash-in-lieu of parking. Conclusion It is respectfully submitted that amending Zoning By-law No. 2008-13 will not offend matters of Provincial Interest, will be consistent with the Provincial Policy Statement (PPS) and the Growth Plan for the Greater Golden Horseshoe, conforms to the policies of the County of Simcoe Official Plan and maintains the general intent and purpose of the Town of Collingwood’s Official Plan (2004) and Zoning By-law No. 87-61, as amended. It is Planning Services opinion that this proposal represents good land-use planning, and as such, it is recommended that the amending Zoning By-law No. 2008-13 be enacted and passed. A copy of amending Zoning By-law No. 2008-13 is attached as Appendix “A” to this Staff Report. 3. EFFECT ON TOWN FINANCES 3.1 Current Year

None

3.2 Future Years None

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4. DEPARTMENT HEAD REVIEW

This report was reviewed at the Town’s Department Head meeting held on January 15, 2008 and this Staff Report was recommended to proceed to Council.

5. APPENDICES

a) Amending Zoning By-law No. 2008-13 Respectfully submitted, ________________________ Gord Russell, M.C.I.P., R.P.P. Director of Planning Services Prepared by: Trevor Houghton, C.P.T.

Community Planner

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EXPLANATORY NOTE

THE CORPORATION OF THE TOWN OF COLLINGWOOD BY-LAW No. 2008-13

BEING A BY-LAW UNDER THE PROVISIONS OF SECTION 34 OF THE PLANNING ACT, R.S.O. 1990, C. P.13, AS AMENDED

The purpose of the proposed Zoning By-law Amendment is to rezone the subject property from the current Residential Sixth Density Exception Twenty-Three (R6-23) Zone to the Local Commercial Exception Nine (C1-9) Zone. The effect of the proposed Zoning By-law Amendment is to broaden the uses permitted on the site by allowing a Business, Professional and/or Administrative Office use and a Personal Service Shop in the existing building and to recognize the lot provisions and setbacks for the existing building.

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BY-LAW No. 2008-13

OF THE

CORPORATION OF THE TOWN OF COLLINGWOOD


WHEREAS Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, permits the Council of local municipalities to pass Zoning By-laws for prohibiting the use of land or the erection of buildings or structures except for such purposes as may be set out in the By-law; AND WHEREAS Zoning By-law No. 87-61 is the governing By-law of the Corporation of the Town of Collingwood and such was finally passed by the Council of the Town of Collingwood on October 26, 1987; AND WHEREAS the Council of the Corporation of the Town of Collingwood has deemed it advisable to amend Zoning By-law No. 87-61, and thus implement the Official Plan of the Town of Collingwood; AND WHEREAS Council deems that adequate public notice of the public meeting was provided and adequate information regarding this Amendment was presented at the public meeting held on May 22, 2007, and that a further public meeting is not considered necessary in order to proceed with this Amendment; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF COLLINGWOOD HEREBY ENACTS AS FOLLOWS: 1. THAT Schedule “H” of Zoning By-law No. 87-61, as amended, is hereby further amended, in

accordance with Schedule “A” attached hereto, by changing the zoning on the lands from the RESIDENTIAL SIXTH DENSITY EXCEPTION TWENTY-THREE (R6-23) ZONE to the LOCAL COMMERCIAL EXCEPTION NINE (C1-9) ZONE.

2. THAT Section 6.2 entitled EXCEPTION ZONES, COMMERCIAL of Zoning By-law No. 87-61 is hereby amended, by adding the following paragraph entitled LOCAL COMMERCIAL EXCEPTION NINE – C1-9 ZONE in proper sequence to read as follows:

“LOCAL COMMERCIAL EXCEPTION NINE – C1-9 ZONE

In the C1-9 Zone, the uses permitted shall be limited to a Business, Professional and/or Administrative Office and a Personal Service Shop.

In the C1-9 Zone, the provisions of Section 6, Table 5, Column 2 shall apply with the following exceptions;

Line 6 Interior Side 1.0 m

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Line 11 Other Zone Provisions (b) Footnote b. Maximum Floor Area within the C1-9 Zone The total gross floor area of any local commercial use in the C1-9 Zone shall not exceed 230.0 square metres. Despite General Provision 4.52 entitled Parking Space Requirements, in the C1-9 Zone the parking space requirements for a commercial use shall be 1 space per 32.0 square metres of gross floor area.”

3. THAT Zoning By-law No. 87-61, is hereby amended to give effect to the foregoing,

but Zoning By-law No. 87-61 shall in all other respects remain in full force and effect. 4. THAT this by-law shall come into full force and affect subject to the notice hereof

being circulated in accordance with the provisions of Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, and if required as a result of such circulation the obtaining of the approval of the Ontario Municipal Board.

ENACTED AND PASSED this 21st day of January, 2008.

_________________________ MAYOR _________________________

CLERK

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REPORT #: P2008-02 DATE: January 21, 2008 TO: Council SUBJECT: Official Plan Amendment Nos. 10 and 11

File Nos.: OPA-2006-10 and OPA-2007-03 Applicant: Town of Collingwood General Amendments of the Commercial and Industrial land use designations and policies Town of Collingwood, County of Simcoe

SUBMITTED BY: Gord Russell – Planning Services 1. RECOMMENDATIONS: THAT Council recommend to the County of Simcoe that Official Plan Amendments Nos. 10 and 11 be modified in accordance with the directions set out in Appendix A. 2. BASIC DATA PERTAINING TO THE MATTER: Synopsis of Proposal Planning Services staff would like to review several policies of adopted Official Plan Amendments Nos. 10 and 11 with Council and ensure that they adequately reflect Council’s direction. Planning Services staff believe that based on the motions passed by Council at its November and December meetings, there are several policies that require some clarification. The policies and the proposed amendments are outlined in Appendix A. It would be most appropriate for any changes to the policies be made at this time, prior to final consideration by County Council. Staff Report – P2008-02 Official Plan Amendments Nos. 10 and 11 Page 1 of 10

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Staff Report – P2008-02 Official Plan Amendments Nos. 10 and 11 Page 2 of 10

3. EFFECT ON TOWN FINANCES 3.1 Current Year

None 3.2 Future Years

None 4. DEPARTMENT HEAD REVIEW

This report was reviewed at the Town’s Department Head meeting held on January 15, 2008 and this Staff Report was recommended to proceed to Council.

5. APPENDICES

A. Proposed Modifications Official Plan Amendment Nos. 10 and 11 B. Letter from Mr. Parsons re: Landex Preliminary Market Opinion

Respectfully submitted, ____________________________ Gord Russell, M.C.I.P., R.P.P. Director of Planning Services Prepared by: ____________________________ Nancy Farrer, MCIP, RPP Senior Planner

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Appendix A Proposed Modifications Official Plan Amendments No. 10 and 11 Based on the “Motions” recorded by the Clerk’s office and the “Notes” taken by the Clerk’s office and Planning Services staff the adopted Official Plan Amendments forwarded to the County of Simcoe being the approval authority included the following positions: O.P. A. No. 10 1. Sub-Area A

Old Sub-Areas A (the old Blue Mountain Mall), B (Canadian Tire site) and C (Galaxy Theatre site) have been combined into the new, larger Sub-Area A.

2. Sub-Area B Old Sub- Areas D (A&P), E (Wal-Mart) and F (Goertz Hotel) have been combined into Sub-Area B.

3. Sub-Area C New Sub-Area C represents the property now known as the former Harding Carpet now known as the Holborn property.

4. Sub-Area D New Sub-Area D is the combination of six (6) private land holdings including the Landex property and Third Street West being an open public road.

5. Financial Institutions, Deposit-Taking Institutions

5.1 Previously a Deposit-Taking Institution consisting of a gross leasable area of no more than 70 sq.m. was permitted on the former Sub-Areas A and B together, or A and C together. Approval of O.P.A. No. 10 would now permit a Deposit-Taking Institution of no more than 70 sq.m. of g.l.a. in the new Sub-Area A (formerly A, B and C) O.P.A. No. 10 prohibits Deposit-Taking Institutions anywhere else (new B, C and D) in the Regional Commercial District. Modification Required Yes No

5.2 O.P.A. No. 10 prohibits Financial Institutions anywhere in the Regional Commercial District. Currently as adopted by Official Plan Amendment No. 10 the Downtown Core Commercial designation is identified as being the only land use designation that permits Financial Institutions. Modification Required Yes No

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6. Minimum Size of Retail Uses

The current Official Plan does not include a minimum size for retail uses in the former Blue Mountain Mall and expansion lands (old Sub-Areas A & B or A & C). There are a number of existing retail establishments in the new Sub-Area A that are less than 370 sq.m. Council decided that a minimum gross leasable area of 370m2 be required for all Retail Establishment uses in the new Sub-Areas (A, B, C and D). Based on this direction, Planning Services staff incorporated the statement “Retail uses shall have a minimum gross leasable area of 370 sq.m.” into the policies of the new Sub-Areas A, B, C and D. Therefore, a number of legal non-complying retail units have been created. Recommendation – that Official Plan Amendment No. 10 be modified to delete the minimum gross leasable area requirement of 370 sq.m. from Sub-Area A.

Modification Required Yes No

7. Non-Decision Area A (Mr. W. Goertz) In March, 2004 the County of Simcoe approved Official Plan Amendment No. 54 which permitted a hotel and restaurant on the Goertz property between High Street and Cambridge Street, south of the First Street extension (4 High Street) (formerly Sub-Area F, now Sub-Area B). Subsequent to the approval process of the 2004 Official Plan lands fronting onto High Street are considered a Non-decision Area on Schedule ‘A’ of the Town’s Official Plan. Subsequently, in November, 2005 Mr. Goertz made application for an additional O.P. Amendment to permit a wide range of commercial uses including a Financial Institution, Deposit-Taking Institution and offices on the 4 High Street site. A public meeting was held in July, 2006 and it was recommended that the application be held in abeyance pending the outcome of the Commercial Policy Review. Official Plan Amendment No. 10 permits Retail Commercial Establishments, Restaurants and Service Commercial Establishments on the 4 High Street site. The uses that are to be permitted on the site have therefore been expanded considerably. It prohibits Financial Institutions, Deposit-Taking Institutions and General Office uses. Modification Required Yes No

8. Motor Vehicle Uses At the present time there is an Interim Control By-law in place that prohibits Financial Institutions, Motor Vehicle Gasoline Bars, Motor Vehicle Service Stations and Motor Vehicle Washes to locate on many of the Regional Commercial District properties. The provisions of Sub-Areas B, C and D are silent with respect to Motor Vehicle uses. These uses will be considered at a later date when Mr. Parsons’ report is presented to Council.

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8.1 Sub-Area A includes “Motor Vehicle Service” in the list of permitted uses. Planning Services staff would also ask Council to consider whether the term “Motor Vehicle Service” should continue to be a permitted use in Sub-Area A. The options therefore are:

1) Leave OPA No. 10 as is; 2) Remove Motor Vehicle Service from the list of permitted uses. Modification Required Yes No

8.2 And, based on whether or not the OP policies are left in place, staff would recommend

that the text of Sub-Area A be modified to read the up-dated term “Motor Vehicle Gas Station”.


9. Sub-Area D – Landex and others

Mr. Parsons and Planning Services staff has reviewed the preliminary opinion letter prepared by the IBI Group. Mr. Parsons’ comments are attached. The initial letter does not in the opinion of either the Town’s consultant, or staff satisfy the study requirements of the Official Plan with respect to a commercial re-designation and Zoning By-law Amendment. As Mr. Parsons’ notes” the letter focuses on the Furniture, Home Furnishings, and Electronic Store Retail category and hypothesizes that if the market capture by Collingwood stores could be adjusted upward, then more space could be supported.” To date, there has not been adequate information provided to justify adjusting upward the market capture rate.

9.1 The options therefore are:

1.) OP policies/permitted uses remain as is; 2.) OP policies/permitted retail uses be restricted to Furniture, Home Furnishings

and Electronics Store;

Modification Required Yes No 9.2 And, based on whether or not the OP policies are to be modified:

1) Should the retail uses be permitted at this time, or 2) When market studies have been completed and approved to support the

additional retail development.


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O.P.A. No. 10 and 11 The motion to change all terminology from “Guidelines” to “Standards” was approved after the adoption of O.P.A. No. 10 and therefore a modification is required.


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Appendix B


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EXPLANATORY NOTE

THE CORPORATION OF THE TOWN OF COLLINGWOOD BY-LAW No. 2008-13


The purpose of the proposed Zoning By-law Amendment is to rezone the subject property from the current Residential Sixth Density Exception Twenty-Three (R6-23) Zone to the Local Commercial Exception Nine (C1-9) Zone. The effect of the proposed Zoning By-law Amendment is to broaden the uses permitted on the site by allowing a Business, Professional and/or Administrative Office use and a Personal Service Shop in the existing building and to recognize the lot provisions and setbacks for the existing building.

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BY-LAW No. 2008-13

OF THE

CORPORATION OF THE TOWN OF COLLINGWOOD


WHEREAS Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, permits the Council of local municipalities to pass Zoning By-laws for prohibiting the use of land or the erection of buildings or structures except for such purposes as may be set out in the By-law; AND WHEREAS Zoning By-law No. 87-61 is the governing By-law of the Corporation of the Town of Collingwood and such was finally passed by the Council of the Town of Collingwood on October 26, 1987; AND WHEREAS the Council of the Corporation of the Town of Collingwood has deemed it advisable to amend Zoning By-law No. 87-61, and thus implement the Official Plan of the Town of Collingwood; AND WHEREAS Council deems that adequate public notice of the public meeting was provided and adequate information regarding this Amendment was presented at the public meeting held on May 22, 2007, and that a further public meeting is not considered necessary in order to proceed with this Amendment; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF COLLINGWOOD HEREBY ENACTS AS FOLLOWS: 1. THAT Schedule “H” of Zoning By-law No. 87-61, as amended, is hereby further

amended, in accordance with Schedule “A” attached hereto, by changing the zoning on the lands from the RESIDENTIAL SIXTH DENSITY EXCEPTION TWENTY-THREE (R6-23) ZONE to the LOCAL COMMERCIAL EXCEPTION NINE (C1-9) ZONE.

2. THAT Section 6.2 entitled EXCEPTION ZONES, COMMERCIAL of Zoning By-law No. 87-61 is hereby amended, by adding the following paragraph entitled LOCAL COMMERCIAL EXCEPTION NINE – C1-9 ZONE in proper sequence to read as follows:

“LOCAL COMMERCIAL EXCEPTION NINE – C1-9 ZONE

In the C1-9 Zone, the uses permitted shall be limited to a Business, Professional and/or Administrative Office and a Personal Service Shop.

In the C1-9 Zone, the provisions of Section 6, Table 5, Column 2 shall apply with the following exceptions;

Line 6 Interior Side 1.0 m Line 11 Other Zone Provisions (b) Footnote b. Maximum Floor Area within the C1-9 Zone The total gross floor area of any local commercial use in the C1-9 Zone shall not exceed 230.0 square metres. Despite General Provision 4.52 entitled Parking Space Requirements, in the C1-9 Zone the parking space requirements for a commercial use shall be 1 space per 32.0 square metres of gross floor area.”

3. THAT Zoning By-law No. 87-61, is hereby amended to give effect to the foregoing, but Zoning By-law No. 87-61 shall in all other respects remain in full force and effect.

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4. THAT this by-law shall come into full force and affect subject to the notice hereof being circulated in accordance with the provisions of Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, and if required as a result of such circulation the obtaining of the approval of the Ontario Municipal Board.

ENACTED AND PASSED this 21st day of January, 2008.

_________________________ MAYOR _________________________ CLERK

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2008-13 243 St Marie St Amend Zoning 4 of 60

Town of Collingwood

Development Committee Minutes

October 1, 2007

DC-2006-19 Admiral Collingwood Place- Fourth Submission Site Plan Application File No: DC-2006-19

”Admiral Collingwood Place- Fourth Submission”

Applicant(s): Steve Assaff- Admiral Collingwood

Development Corporation Scott Strandholt- Admiral Village Inc. Agent: MHBC Planning Ltd. - c/o Kris Menzies Consultant(s):

Engineer: Ainley Group- c/o Kevin Lalonde Landscape Architect: MHBC Planning- c/o Nick Miele Architect: Richard Ziegler Architect-c/o Richard Ziegler

Traffic Engineer: C.C. Tatham & Associates Ltd- c/o Lilly Chen Date of Submission of Site Plan Application: September 6, 2007 Subsequent Development Committee Meeting Dates:

1st July 19, 2006 2nd August 9, 2006 3rd October 26, 2006

Municipal Address: 263 Hurontario St, 55 Hume St, 282 Ste. Marie St and 276 Ste. Marie St Legal Description: Lots 33 and 34 and Part of Lot 35 East of Hurontario Street and Lots 19, 11, 12 and 13 and part of lot 14 West of Ste. Marie Street; and Part of Lot 37, North of Hume Street Registered Plan 144 and Lots 3, 4 and 5 and Part of Lots 1 and 2 East of Hurontario Street and Part of Lots6 and 7, North of Hume Street and Part of the Lane Registered Plan 536 Town of Collingwood. Official Plan designation: Site Specific Downtown Core designation * OPA No. 5 created a site specific Downtown Core land use designation for the subject properties. Current Zoning: Holding General Commercial A Exception Two (‘H’C3A-2) Description of Proposal: As described by MHBC Planning – September 14, 2007 As per the settlement discussions at the Ontario Municipal Board (OMB) the site plan building design and landscaping for the Admiral Collingwood development has been amended in consultation with the Town’s Peer Review Architect, E.R.A. Architects Inc. and the Town’s Heritage Architect, David Eckler. The site is still “ringed” by the existing house at 276 Ste Marie Street, that has not been changed, and two new condominium buildings. The Strand (the retirement component) has

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been removed and replaced with a condominium building with ground floor commercial, known as Admiral’s Village. It consists of two four storey buildings with a single story connection in the middle. The residential units and commercial space has increased. The building has been stepped back along Ste. Marie Street as required by David Eckler. Admiral Collingwood Place is now a five storey building, with the fifth floor recessed and tiered on both ends. The ground floor of the building remains dedicated to commercial uses. The remaining floors are residential. The façade of the Admiral building no longer hosts undulations along Hurontario Street as required by David Eckler. Both new buildings are contained within the approved building envelop of the site specific zoning by-law. The façades of both buildings have changed substantially as per the circulated drawings. There are 87 residential units in the Admiral Collingwood building and 52 residential units in the Admirals Village, plus one in the existing Ste Marie Street building. The site plan has changed slightly in regards to the above ground entrance to the parking garage and the location of the at grade parking spaces. The residential parking is still provided underground. The layout of the parking spaces has changed slightly and the number provided has decreased slightly. The parking above ground, for the commercial uses, has changed in layout due to the changes to the Admiral’s Villages building. The landscaping has not changed substantially; the heritage monument feature is still located on site and in the same location. A large planter has been provided in front of the Admiral Collingwood building, at the intersection of Hume Street and Hurontario Street. The most substantive change on the engineering drawings is the location of an underground stormwater storage facility. See page 5 of the Stormwater Management Report, prepared by Ainley & Associates Ltd. Location Map:

Committee: Present: Regrets: Mr. Gordon H. Russell, Chair, Director, Planning Services Brian MacDonald, Manager Engineering Services Nathan Wukasch, Senior Planner Robert Bolt, Captain, Fire Prevention Officer, Town of Collingwood Peter Dunbar, Director, Leisure Services present at10:32 am Ed Houghton, President & CEO, Collingwood Utility Services present at 10:39 am

Marcus Firman, Manager, Water Services Bill Plewes, Director, Building Services,

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Attendee on behalf of the Applicant: Kris Menzies, MHBC Planning Ltd. Kevin Lalonde, Ainley & Associates Ltd. Steve Assaff, Admiral Collingwood Scott Strandholt, Admiral Village Inc. RECOMMENDATION Moved by Ed Houghton Seconded by Brian MacDonald THAT the minutes of the Development Committee meeting be forwarded to Council for information purposes. AND THAT Council accept Phase 1 (Admiral Collingwood Place) for Site Plan Approval with a Letter of Credit. AND THAT Council accept Phase 2 (Admiral’s Village) with a Letter of Credit to be posted within a set period of time, with a sunset clause for the site plan approval at the appropriate time, based on comments to be received by the Town by Friday, October 5, 2007.

CARRIED

A meeting of the Development Committee was held on Monday, October 1, 2007 at: 10:00 a.m. in the Braniff Room, Town Hall, to discuss the application for DC-2006-19 Admiral Collingwood Place – Fourth Submission. The Chair called the meeting to order, welcomed all in attendance and requested that the intent of the application be briefly reviewed.

1. Ms. Kris Menzies commented on the application known as the Admiral Site on Hurontario Street, Hume Street and St. Marie Street. It is an assembly of four parcels of land, there are two land owners who are doing a campus plan of the site. The property is subject to an approved site specific Official Plan Amendment and Zoning By-law Amendment. It had previously gone through site plan approval process with a recommendation for approval for a previous site plan by this Committee to Council. Due to an Ontario Municipal Board proceeding we are in settlement negotiations now with the Municipality respecting a new site plan. E.R.A. Architects Inc. has been asked to do a Peer Review Analysis of the building elevations with respect to the context of the historical guidelines of the municipality. E.R.A. Architects Inc. has completed that review, approved the building elevations and that formed the basis for the site plan approval re-application for the property. A letter of approval has been sent to the municipality from E.R.A. Architects, dated September 17, 2007, which indicates that E.R.A. Architects in consultation with Mr. David Eckler (the Town’s Peer Review Architect) is satisfied that the building designs do not represent a negative impact on the heritage nature of the surrounding area, and conform to the intent of the Downtown Heritage District Guidelines. Our purpose here today is to try and garner a recommendation from this committee to Council and enter into site plan agreement based on the approved E.R.A. Architects Inc. plan.

2. Ms. Kris Menzies commented on the timeline that has occurred on the property and

there is no longer any market for the Strandholt family to continue with a retirement home on this property. What was known as The Quarters, the retirement component on the property, is no longer part of the proposal. The Admiral Village building, which has ground floor retail and residential condominium dwelling units on the second to fourth floor above, has been changed from a rectangle to an “L” shape. The form of the building mirrors that of the Admiral Collingwood building and the elevations have obviously changed.

3. Ms. Kris Menzies said that ERA has had an opportunity in conjunction with Mr.

David Eckler to review the landscape plans and make comments.

4. Ms. Kris Menzies said the Developer / Municipality has received positive verbal comments from NVCA. They are pleased with the drainage and storm water management scheme and we anticipate receiving NVCA comments or hopefully clearance by October 2, 2007.

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5. Ms. Kris Menzies commented on the Application in relation to density and use which

allows both residential and commercial type uses on the property. The OPA has specific policies related to building height as well as other related building policies. The Proposal today consists of the following; the removal of the retirement home, the Admiral Collingwood Place building has today 87 residential condo units, the Admiral Village has 52 residential condo units and the house on St. Marie has one dwelling unit; the total dwelling units shall therefore remain the same as the original site plan for a total of 140 units. The site is a little over 1.4 hectares in area. The gross floor area of retail is 35,000 sq ft ground floor. The Admiral Building is five storeys and the retail square footage is approximately 20,000 sq ft. Everything above the ground floor will be residential. More parking is now available due to the change in the building configuration to the “L” shaped building (Admiral Collingwood). It has a classic Collingwood retail on the main floor and residential condominiums above. The Admiral Village building is not dissimilar in that the lower floors are a brick façade with a glass fourth floor. But as per the Zoning By-law, from the street it will look like two buildings with a one storey conjoined area in between. It is also “L” shaped with part of the “L” being on Hume Street. The proposal provides for underground parking for the residential units.

6. Ms. Kris Menzies said that Mr. Steve Assaff has a desire to start construction

immediately on the Admiral Collingwood Place. The construction for the Admiral Village Place will be behind that construction schedule and as such, construction will be phased. The Developer said the undertaking of Phase 2 will depend on the marketplace and how well the units are absorbed. Mr. Scott Strandholt now advised the Admiral Collingwood Place and Admiral Village are both separate sites and both are separate entities and companies. Two construction phases, two separate projects with two separate owners.

Ms. Kris Menzies said they are looking for one site plan agreement with a phased in clause. They would like to see the required letter of credit phased. The Chair said the Developer needs to put some thought into the draft agreement that ensures site works can be completed by the Municipality within a recognized period of time. If proposing to change a fundamental principal such as security of site works then these changes need to be brought forward to the Development Committee again. The Town has not reviewed a revised draft agreement. Ms. Kris Menzies said she would like to meet with The Chair and Mr. Leo Longo; Town Counsel, to discuss details of phasing of the site plan agreement. Mr. Nathan Wukasch said before we can recommend that an agreement go forward with phasing, we need to understand what is going to be built in Phase 1 to ensure that parking requirements are met and to also identify what interim conditions are going to be for Phase 2. Ms. Kris Menzies will outline what site works will be in Phase 1 and Phase 2 with costs, the letter of credit schedule will be included.

7. The Developer would like to phase the construction as follows. Phase 1 would

include the Admiral Collingwood Place building, the fire route, the underground parking access. The Admiral’s Village building and parking area, the parkette on Hume Street, and the streetscape treatments are proposed to be deferred until Phase 2. Ms. Kris Menzies to provide more detailed information on the proposed site works through the proposed phases and the interim conditions of the east lands.

8. Mr. Peter Dunbar noted that the streetscape/landscape issues need to be decided

for Hurontario Street and Hume Street prior to the agreement being completed. 9. Mr. Brian MacDonald commented on the old watermain off Hume Street, discussion

with Mr. Marcus Firman is required regarding the water hydrant. Mr. Robert Bolt said that the water hydrant by Hume Street is required.

10. Mr. Brian MacDonald said that the Town had a preliminary meeting and an

environmental assessment on the external works completed on Hurontario Street; the draft agreement speaks to these works being subject to the results of the

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environmental assessment. All works are acceptable as proposed but they are subject to the results of the environmental assessment.

11. Ms. Kris Menzies said she received a copy of the draft agreement from Mr. Leo

Longo on September 4, 2006 and all were asked to comment on it. Mr. Nathan Wukasch shall set up a meeting to review the draft agreement with staff before October 15, 2007.

12. The Chair said all the plans that have been proposed have been assessed under

Section 41 of the Planning Act. The municipality asks: Are any of these proposed works to be undertaken by the Developer being asked for recognition as part of Section 37 Agreement? Ms. Kris Menzies said she cannot comment on that at this time but will confirm. The Chair said the Town is looking to process this Site Plan proposal strictly under Section 41 unless Council directs us otherwise. My understanding with Mr. Longo is that there is no Section 37 site works to be recognized as part of this proposal. Mr. Peter Dunbar needs to be apprised of any differences to the contrary. Ms. Kris Menzies agreed.

Mr. Steve Assaff said he would like to get a site development agreement ready for signing as soon as possible. The Chair said we would be looking at the middle of November 2007 for the Agreement and if all securities, insurance and all standard requirements have been received / undertaken then the Town may be ready for the next Planning Council Meeting on November 19, 2007.

13. Ms. Kris Menzies asked what agreements are required prior to going to Council to

remove the “H” Holding. Mr. Nathan Wukasch said anything over 12m is subject to Section 37. Mr. Scott Strandholt said the plan shows 12.95m. The Chair said it is then evident that you as the Developer are putting forth site plans that will trigger a Section 37 Agreement for both sites. Ms. Kris Menzies shall forward phasing information to the Town. The Town will prepare a Section 40 Parking Agreement, a Section 37 Height and Density Agreement and a Section 41 Development Agreement.

14. The Chair said the Town needs elevation plans for all sides of the buildings in order

to move forward. Ms. Kris Menzies acknowledged.

15. Mr. Nathan Wukasch would like to include Mr. Michael McClelland’s letter dated September 17, 2007 in the minutes. Mr. Michael McClelland, E.R.A. Architects Inc., states that he is satisfied with the redesign. The Town is also going to contact Mr. David Eckler and have him sign off on the letter.

Please note that discussions and observations made at the Development Committee meeting are bold italicized and integrated after each point within the specific Town or Agency comment(s). Town and Agency comments: 1. Planning Services (date : September 29, 2007) SITE PLAN REVIEW Admiral Collingwood Place, Admiral’s Village (DC-2006-19) Official Plan designation: Site Specific Downtown Core designation (Section 4.4.4.10.3 of the Official Plan) * OPA No. 5 was appealed to the Ontario Municipal Board. The appeal was withdrawn, and the designation is in effect. Current Zoning: Holding General Commercial A Exception Two (‘H’C3A-2) * Zoning By-law Amendment No. 2006-93 which was approved by Council on September 18, 2006, was appealed to the Ontario Municipal Board. The appeal was withdrawn, and the zoning is in effect. A Retirement Home is no longer proposed on the east portion of the lands, being replaced by additional residential dwelling units and commercial floor space.

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These comments supplement those provided on July 19, 2006, August 9, 2006, and October 25, 2006.

1. Parking Requirements Please clarify the number of residential units proposed, and the gross floor areas for the commercial uses, as there are discrepancies between the drawings and the traffic report. Ms. Kris Menzies has confirmed A Peer Review of the Parking information provided by C.C. Tatham and Associates was completed by R.J. Burnside and Associates, a copy of which is attached. Based on the information provided by the Architect, a total of 389 parking spaces are required, with 178 spaces for commercial uses, and 211 for residential uses. A total of 358 parking spaces are proposed to be provided on the site (144 for commercial uses, 214 for residential uses), resulting in a deficit of 34 parking spaces for commercial use on the site. Both C.C. Tatham and Associates and R.J. Burnside Associates noted in their report that it was possible that further parking deficiencies could occur if commercial uses with a higher parking requirement, such as restaurants, located on the site. General Provision 4.55(a) requires that all required parking be provided on the same lot as the main use is located, therefore the parking spaces identified on Hurontario Street may not be counted towards the required parking on site. The Official Plan (Section 8.8) allows Council, under Section 40 of the Planning Act, to enter into agreements with an owner of land to exempt the owner from providing required parking facilities in exchange for the payment of money to the municipality. The money shall be paid into a special account which may be used to offset expenses relating to the provision of parking. Mr. Steve Assaff commented on the parking spaces for the two sites, they are separated by the fire access route; each developer will pay for their own cash in lieu of parking. There are no deficiencies in the underground parking. Ms. Kris Menzies will provide a detailed breakdown of parking relating to phasing and submit to Town.

General comments

2. Please indicate that the height of the board privacy fence on the north property line is to be 1.8 metres in height abutting the residential zone, and provide a detail of the board privacy fence on the landscape plans. This comment still applies. Please advise on the height of fence (5 or 6’) and show detail on drawings.

3. Show scale of 1:200 on site plan. This comment still applies. Agreed require a written scale not a bar scale on site plan.

Mr. Nathan Wukasch said the Deeming By-law is scheduled to be forwarded to Council for October 9, 2007. The draft will be forwarded to the Clerks office the week of October 1, 2007. The consent is scheduled for Committee of Adjustment on October 11, 2007 provided that the Deeming By-law is passed by Council on Tuesday, October 9, 2007.

Standard Requirements:

Planning Services requires coloured renderings of the landscaped plan, as well as all drawings in digital format, one week before any minutes from Site Development Committee can proceed to Council

A rectangular box for the “APPROVED” stamp is to be added to the bottom right hand corner of each drawing (dimension 3.5 in x 2 in.)

Applicant is to provide the name(s) of who(m) has the Authority to bind the Corporation as well as their title.

Applicant will provide Letters of Credit/cash for 100% of site works and landscaping once plans have been finalized

Applicant will provide proof of an Insurance policy in the amount of $5,000,000.00 naming the Corporation of the Town of Collingwood as a co-insured indemnifying the Town

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If there is a mortgage on the property, the applicant will provide the necessary information including the signing official name and title, any mortgagee, the mortgage amount and the registration numbers.

Applicant shall pay a the $5,000.00 administrative fee to be applied to the legal fees for the preparation of the Site Plan Agreement

Applicant shall pay an engineering administration fee that will be 4% of total town works construction costs for subdivisions, condominiums and site plans.

All final drawings and plans (including colour copies of landscape and elevations) to be submitted digitally along with 6 sets of the paper copies.

The Applicant is responsible to provide written clearance from other departments that all concerns and issues have been cleared.

The applicant is responsible to pay any additional costs and expenses regarding this application that shall be determined by staff of the Corporation of the Town of Collingwood.

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Letter of Approval dated September 17, 2007 Michael McClelland, E.R. A. Architects Inc.

2. Fire Services Department (date: September 19, 2007 Robert Bolt, Fire Prevention Officer Ref: Meeting 2006-10-19 As discussed here our revised recommendations to the Site Development Committee and Town of Collingwood Council.

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1) At a minimum sprinkler systems shall be installed in all commercial, institutional

occupancies and all underground parking areas. a. Each individual dwelling unit / condo unit will not require sprinklers. b. Each individual dwelling unit shall a monitored heat activating device in

addition to a local smoke alarm

2) Standpipe hose stations shall be installed on every level of all buildings spaced not less than 30% closer than the minimum requirement in accordance with NFPA 14 and the OBC

3) All building/areas are protected with fully addressable fire alarm systems.

a. These systems will allow FD personnel to pin point the exact location/detection device activated

4) Require copy of sprinkler system acceptance tests for review prior to occupancy

5) Require copy of Fire Alarms systems Verification inspection reports for review prior to occupancy.

6) All elevators to have a Firefighter recall features.

a. These elevators to have emergency contacts posted at the first floor/grade level on the exterior wall in close proximity, in the event of a malfunction

7) That the underground ground parking areas have smoke control measures.

a. These smoke control measures shall be reviewed by FD personnel for approvals.

8) That occupancy not be approved until a fire safety plan has been prepared and

approved as required. 9) A consultant is recommended to complete this document.

10) I am concerned about the travel distance between exits in the underground parking

areas. Please confirm that this meets the minimum requirement.

11) Fire routes posted in accordance with TOC standards.

12) Install lock box/boxes as required for emergency keys/access

13) A new hydrant is to be installed in the interior adjacent to the quarter drop off and a second on the North/West corner in not less than 3m from the refuse enclosure.

The Fire Department reserves the right to comment further when drawings are received. Mr. Ed Houghton commented on moving of hydrant at the northwest end of the site. Mr. Robert Bolt is concerned with the internal to the back of the site regarding hydrant servicing. Decision deferred until Friday, October 5, 2007. Ms. Kris Menzies to meet with Mr. Ed Houghton and Mr. Robert Bolt regarding hydrant servicing. The Chair commented on the layout for underground parking, man entry portholes need to be shown on site plan. Mr. Robert Bolt requires a concept or plan to show smoke control measures for underground parking; a clause in the agreement would suffice. Mr. Bolt requires the hydrant along the east side of the access road from Hume Street be installed through Phase One. Mr. Steve Assaff agreed to all of the above comments.

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3. Police Services Department (date: October 1, 2007 ) Inspector John Trude Ontario Provincial Police No comments to date. No Comments Received 4. Economic Development Office (date: September 21, 2007) Catherine Durrant, Economic Development Officer, Ec. D. (F) 1) Number of square footage of commercial space and number of units 2) Will the commercial space be a relocation of existing retail or new growth 3) Number of parking spaces for commercial and residential visitors 4) 87 residential units … what is their square footage each +/- 5. Leisure Services (date: October 1, 2007) Peter Dunbar, Director, Leisure Services Standard “Cash-In Lieu” of Parkland Comments: The applicant shall pay a prescribed percentage of the appraised value of the lands as “Cash- in- lieu” of parkland that will be determined by an appraisal that has been completed by a professional Appraiser one day prior to Building Permit Issuance. The percentages are as outlined below and further the amount will be collected by Building Services at the time of Building Permit Issuance.

2% for industrial/commercial development 5% for residential development ⌧ Mixed Use Developments: The respective rate shall be applied in the same proportion that the gross floor area of industrial/commercial uses to the gross floor area of residential uses.

Not Applicable Mr. Steve Assaff said there are no changes to the parkette and it will be phased in at Phase 2 of the Development. The time frame between the two phases is market driven. The interphase between Phase 1 and Phase 2 will be safe with either hording or fencing. 6. Landscaping (date: September 26, 2007) Eha Naylor, Principle, Envision the Hough Group With regard to the proposed redevelopment of the Admiral Collingwood Place & Admirals Village, I have reviewed the plans and reports prepared by MHBC planning, Richard Ziegler Architect, the Ainley Group, C.C Tatham & Associates and Nick Miele OALA. My comments are as follows and reflect progress in establishing streetscape standards for the BIA area. Admiral Collingwood Place

• The streetscape treatment along Hurontario is acceptable and but should reflect the material selection and details that the Town is requesting from other development proponents within the BIA area. For this project this involves utilizing the Town’s Street Tree in Pavement detail (structural soil) as well as specifying the appropriate pavement: Unilock, IL Campo, Heritage Brown colour.

• The low planter wall at the intersection of Hurontario and Hume Street should have a curvilinear alignment that parallels the building façade. Sightline issues can be accommodated with the use of low growing plant materials.

• The Hume Street frontage should include street trees spaced at 10 –12 m in a structural soil-growing medium. The pedestrian pavement on Hume street should also be the above noted concrete unit paver.

Admirals Village (formerly The Strand and The Quarters)

• The streetscape treatment along Hume Street should be consistent with the current proposals for updating the pavements, street tree planting and street furnishings for the BIA area. These plans provide decorative pavements and street trees to the Ste. Marie Street intersection.

• The concrete sidewalk on Ste. Marie Street should include unit-paving banding along the curb line and in a regular pattern (expansion joint lines) along the concrete sidewalk.

• The Ste Marie Street frontage should include street trees spaced at 10 –12 m in a structural soil-growing medium.

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Mr. Steve Assaff requires clarification from Mr. Peter Dunbar on the new BIA look. Mr. Steve Assaff would like to go forward with the same sets of comments and agreements as originally agreed to regarding the look of the main street being carried on to the development location. Ms. Eha Naylor’s comments are contradicting that. Mr. Peter Dunbar will follow up with Ms. Eha Naylor and Mr. Steve Assaff, details are required by Friday, October 5, 2007 before the Development Committee minutes go Council on October 15, 2007. Mr. Peter Dunbar has requested to defer on landscape comments until Friday, October 5, 2007 7. Building Services (date: September 21, 2007) Bill Plewes, Director, Building Services & Chief Building Official Regarding this file, I have no further comments to add to my previous comments. 8. Collingwood Utility Services (date: September 28, 2007) J.P. Labelle, Engineering Technologist Collingwood Utility Services to provide comments at the meeting. Mr. Brian MacDonald said the Developer has addressed the drainage and servicing issues, we have no concerns on the revisions to documents and drawings. 9. COLLUS POWER (date: October 2007) Larry Irwin, Director of Operations & I.T. Services The following are COLLUS Power comments relating to the Development Committee meeting for Admiral Collingwood Village Project

• Electrically engineered and stamped site servicing drawings need to be supplied to COLLUS Power for approval prior to any construction.

• Electrical engineered drawings must include required transformation based on developer’s estimate of building loads.

• Where possible all electrical distribution within the proposed site will be of an “Underground” design / construction.

• Developer needs to coordinate with COLLUS Power ASAP the scope works that COLLUS Power will be providing and any associated fees required.

• All electrical site servicing must comply with the most recent and approved version of COLLUS’ Conditions of Service and Electrical Safety Authority (ESA) regulations before system is energized.

• All electrical site servicing must comply with the minimum clearances as specified in CSA standards, CSA 22.3 No.1-06 Overhead systems and CSA 22.3 No.7-06 Underground Systems.

• Developer is required to provide an access agreement for operation and maintenance of the electrical distribution infrastructure to the satisfaction of COLLUS prior to the system being energized.

• Early consultation with COLLUS metering department is a must to avoid delays and installation issues. i.e. Provide phone line & access key for metering room

• Note that currently there is a minimum lead time of 20 to 28 weeks for transformers from suppliers.

• Once the facilities are energized and all payments for such have been completed by the Developer COLLUS will assume full ownership and responsibility for the electrical distribution system up to:

o The secondary load side of any residential meter base (Max 200amp) o The secondary connection on the distribution transformer (Above

200amp) o The primary disconnect ahead of any “Customer” owned 44kV

substation Note: As background, the Economic Expansion calculation is made to determine the amount of investment in any expansion project that may be applicable to COLLUS Power Corp.

• In most cases there will be a requirement to complete an Economic Evaluation of the Electrical portion of the project to insure compliance with the Ontario Energy

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Board Expansion Guidelines. In order to meet this requirement a developer must provide during the coordination process the following:

o The estimated cost of the required electrical site servicing work to expand the current primary electrical system to service the proposed development for any expansion over (5) five years after electrical service has been energized.

o The estimated number of connections to the expanded system in each of the (5) five years after electrical service has been energized.

o The type of connection, either Residential and/or Commercial / Industrial and the expected amount electrical load / use on an annual basis if applicable.

The following supporting documents are located online for the developer’s reference: Town of Collingwood Development Standards (Road cross sections)- http://www.collingwood.ca/uploaddocuments/devstandards.pdf COLLUS Power / Cornerstone Conditions of Service Document – http://www.collus.com/images/stories/Documents/conditions_of_service.pdf COLLUS Power Contractor & Material Requirements- http://www.collus.com/images/stories/Documents/GeneralContractorInfo.pdf Should the proponent have any further design questions they can contact : Mr. Ray Powell, Hydro Superintendent Phone : 705-445-1800 Ext 2237 Email: [email protected] 10. Collingwood Public Utilities (date: September 19, 2007) Marcus Firman, Manager Water Services Re: File DC-2006-19 Admiral Collingwood Place/Village Third Submission– 263

Hurontario St, 55 Hume St, 282 and 276 Ste. Marie St I have compared this submission to my previous comments issued at the meeting on October 26, 2006 and I have shown revised comments in bold italics. In general we have no objection in principal to the proposal for the above noted development and note that all conditions have been cleared:

1. The existing water mains shown on the Site Servicing Plan SS-1 appear to be in the correct locations.

Condition Cleared 2. This water distribution system will require modeling by our consultant at the

developers cost. Our consultant will require digital plans showing the proposed distribution system and finished ground elevations.

The modeling has been completed and the developer’s engineer has been issued the results. Condition Cleared 3. The drawing SS-1 Site Servicing Plan also shows three (3) new 200mm water

services one (1) on Hurontario and one (1) on Hume Street and a 150mm hydrant lead on St Marie Street. These new connections, specifically the live taps, will be constructed by CPU at the developer’s cost and will include tapping valves and isolation valves at the property line. CPU will require 4 weeks prior notice to schedule this construction work.

Acknowledged by the Developer’s engineer. Condition Cleared 4. Drawing SS -1 does not show isolation valves at property line. These valves

are to be provided. Condition Cleared All water mains and services are to be constructed in accordance with Town and CPU standards. In particular the water mains are to be Ductile Iron. Condition Cleared 5. All water testing and water main chlorination will be conducted by CPU at the

developers cost. It should be noted that water mains are not to be connected to the existing water main until bacteriological testing has been successfully completed.

Acknowledged by the developer’s engineer. Condition Cleared 6. The Developer is to contact the CPU when they require connections to the new

buildings in order to purchase water meters. As these meters will be non-stock items and CPU will require 4 weeks notice in order to purchase the appropriate size meters. At the time of purchase the builder will be provided with wire, remote meter read out pads and reduced flow meter spacer pipes. The pads are to be located

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http://www.collingwood.ca/uploaddocuments/devstandards.pdf

http://www.collus.com/images/stories/Documents/conditions_of_service.pdf

http://www.collus.com/images/stories/Documents/GeneralContractorInfo.pdf

mailto:[email protected]

beside the corresponding unit hydro meter and the wire run to the proposed meter location. When the water service is to be activated the Developer is to call the CPU at 445-1800 and our customer service rep will come out and install the meters. If it passes inspection the water will be turned on at that time by the customer service rep. No water service will be turned on before the meter is installed and inspected.

Acknowledged by the developer’s engineer. Condition Cleared 7. Backflow prevention will be required for these buildings and the developer should

refer to the Water By-Law Section 8 for further information on backflow prevention. Acknowledged by the developer’s engineer. Condition Cleared. 8. The two (2) new hydrants shown will remain private and an annual maintenance

fee will be charged to the condo corporations. It should also be noted that Hydrant marker stakes are required as Town and CPU standard.

Acknowledged by the developer’s engineer. Condition Cleared. 9. No water valves will be turned on without CPU approval. Acknowledged by the developer’s engineer. Condition Cleared 10. A construction water fee of $50.00/unit is due when a building permit is obtained. Acknowledged by the developer’s engineer. Condition Cleared

11. Nottawasaga Valley Conservation Authority (date: September 28, 2007) Marilyn F.V. Eger Director of Planning M.E.S., MCIP, RPP Comments via email transmission: From: Kevin Lalonde [mailto:[email protected]] Sent: Friday, September 28, 2007 10:35 AM To: Brian Macdonald Subject: Fw: Admiral Collingwood Development - Revised SWM Design FYI ----- Original Message ----- From: Darcia Fraser To: [email protected] Cc: Tom Reeve Sent: Friday, September 28, 2007 9:29 AM Subject: RE: Admiral Collingwood Development - Revised SWM Design Good morning Kevin, As far as I can tell, your recent email dated September 26, 2007 and attached drawing have addressed Tom’s email comments of September 7, 2007. However, since I am not overly familiar with the design I do not feel that I am in the position to issue engineering clearance at this point. Tom will be back on Tuesday and will be in a better position to do so. I apologize for the delay as I know that your meeting is on Monday. If you have any further questions please do not hesitate to contact me. Regards, Darcia -----Original Message----- From: Kevin Lalonde [mailto:[email protected]] Sent: September 26, 2007 2:54 PM To: Tom Reeve; Darcia Fraser Cc: Brian Macdonald Subject: Re: Admiral Collingwood Development - Revised SWM Design Hello Tom, Further to your comments below, please find attached the amended Site Grading Plan (Dwg. No SG-1), which identifies the parking lot ponding limits. As discussed with Darcia, the underground tanks have not been designed as an infiltrating system due to on-site soil conditions and proximity to the underlying bedrock and will be lined with an impermeable liner (See Dwg. D-1 for details). As such, the underground tanks will act as a reservoir, and will then undergo quality control via the on-site stormceptor, which has been sized accordingly.

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I trust this is satisfactory. However, should you have any questions, please do not hesitate to call. Regards,

Kevin Lalonde, P.Eng. Ainley Group 280 Pretty River Parkway Collingwood, Ontario L9Y 4J5 Tel (705) 445-3460 Ext. 171 Fax (705) 445-0968 Cell (705) 444-4320 [email protected]

----- Original Message ----- From: Tom Reeve To: Kevin Lalonde Cc: J.P. Labelle ; Brian Macdonald ; [email protected] ; Timothy Salkeld Sent: Friday, September 07, 2007 2:36 PM Subject: RE: Admiral Collingwood Development - Revised SWM Design Kevin, We have reviewed your recent digital submission on the Admiral Collingwood Place site plan. A few comments:

• Generally we like to infiltrate ‘clean’ water. Is there a feasible option to get treated for quality before it enters the underground tanks?

• Please show the parking lot ponding limit on the drawing. As discussed over the phone I am out of the office for three weeks starting today. If you have any urgent questions on this project please contact Darcia Fraser. Otherwise I will deal with it upon my return. Thanks, Tom Reeve Engineering and Technical Services Department Nottawasaga Valley Conservation Authority Centre for Conservation John Hix Conservation Administration Centre, Tiffin Conservation Area 8195 Concession Line 8 UTOPIA, Ontario LOM 1TO Phone: 705-424-1479 Fax: 705-424-2115 This e-mail message, including any attachments, is for the sole use of the intended recipient(s) and may contain confidential and privileged information. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, disclosure, or copying of this communication, or any of its contents, is strictly prohibited. Please contact the sender and destroy all copies of the original message. Thank you.

From: Kevin Lalonde [mailto:[email protected]] Sent: Wednesday, September 05, 2007 8:02 AM To: Tom Reeve Subject: Admiral Collingwood Development - Revised SWM Design Good morning Tom, As you may/may not be aware, the building height (Admiral Collingwood Place) and footprint (Admiral's Village) for the Admiral Development in the Town of Collingwood has changed.

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Specifically, the Admiral Collingwood Place has reduced in height from 6 storeys to 5. Also, the building footprint for the Admiral's Village has reduced in size, thus reducing the total amount of rooftop storage available for the site. As such, the SWM and parking lot grading designs were amended to reflect current site conditions. Would you like for the revised submission be sent via mail (hard copy) or would you prefer digitally via email? Please advise. -- Thanks, Kevin Lalonde, P.Eng. Ainley Group 280 Pretty River Parkway Collingwood, Ontario L9Y 4J5 Tel (705) 445-3460 Ext. 171 Fax (705) 445-0968 Cell (705) 444-4320 [email protected] Tom Reeve Engineering and Technical Services Department Nottawasaga Valley Conservation Authority 12. Breaking Down Barriers (date: September 9, 2007) Catherine A. Sholtz Employment Programs Coordinator Breaking Down Barriers Independent Living Resource Centre Please be advised that I have No Comments to make. 13. Bell Canada (date; February 14, 2007) John LaChapell, Bell Canada, Right-of-Way Control Centre

“Bell Canada Advisement for Small Scale Residential & Industrial/Commercial/Institutional (ICI) Development”

“The Developer is hereby advised that prior to commencing any work within the Plan, the Developer must confirm that sufficient wire-line communication/telecommunication infrastructure is currently available within the proposed development to provide communication/telecommunication service to the proposed development. In the event that such infrastructure is not available, the Developer is hereby advised that the Developer may be required to pay for the connection to and/or extension of the existing communication/telecommunication infrastructure. If the Developer elects not to pay for such connection to and/or extension of the existing communication/telecommunication infrastructure, the Developer shall be required to demonstrate to the municipality that sufficient alternative communication/telecommunication facilities are available within the proposed development to enable, at a minimum, the effective delivery of communication/telecommunication services for emergency management services (i.e., 911 Emergency Services).” (Received in a letter dated February 1, 2007 from John LaChapelle, MCIP, RPP, Bell Canada) Contact Information John La Chapelle, MCIP, RPP Manager – Development and Municipal Services, Ontario C/O Development and Municipal Services Control Centre Floor 5 – Blue 100 Borough Drive, Scarborough, ON M1P 4W2 Telephone: 416-296-6291or 800-748-6284 Facsimile: 416-296-0520 Email: [email protected]

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14. Ministry of Transportation (date: September 20, 2007) W. Asia Polus, Corridor Management Technician. We have reviewed the above-noted application and have no comments to offer as this subject proposal will not impact upon our provincial highway system. Regards W. Asia Polus Corridor Management Technician Ministry of Transportation Engineering Office, Central Region Corridor Management Section 7th Floor, building "D" 1201 Wilson Avenue Downsview, Ont M3M 1J8 15. Parking Peer Review (date: September 28, 2007)

Burnside – Jonah Lester

We have reviewed the Traffic Impact Study Addendum Update (TISAU) for the Admiral Collingwood Place development in the northeast quadrant of the intersection of Hurontario Street and Hume Street prepared by C.C. Tatham & Associates Ltd. (CCTA) in September 2007 and offer the following comments regarding the proposed parking provisions. The TISAU proposes a total of 358 on-site parking spaces and 12 on-street parking spaces for the development. For the proposed land uses (outlined in Table 1), the parking requirements set in the Town’s zoning by-law (By-law 87-61) would require 434 on-site parking spaces to be provided. However, the site-specific zoning-by-law (By-law 2006-93) requires provision of a minimum of 1 parking space per 31 m2 gross floor area (GFA) for “retail commercial establishments”, which would otherwise be 1 parking space per 23 m2 GFA per By-law 87-61. We understand that By-law 2006-93 does not change the parking requirements for other commercial uses and By-law 87-61 applies where commercial uses are known or proposed for this development. Therefore, by applying the requirements set in By-laws 87-61 and 2006-93, a total of 381 on-site parking spaces are required for the development. The TISAU suggests that the 12 on-street parking spaces will be used by the development and should be counted toward the total on-site parking, bringing the total to 370 parking spaces. However we understand that the Town does not allow the on-street parking to be counted as on-site parking so the total proposed parking spaces is still 358. A review of typical parking generation rates for similar land uses as provided in the Institute of Transportation Engineers (ITE) Parking Generation manual was performed to compare with the Town’s parking requirements. Table 1 compares the parking requirements of By-law 87-61/ By-law 2006-93 and the ITE data (i.e. For Admiral Collingwood Place, By-law 87-61 applies except as amended by By-law 2006-93 for retail commercial establishment uses only).

Building 2 Condo Units (CCRC) Commercial (Other)

52 units 21 528 ft2 / 2000 m2

1.5 spaces per unit 1 space per 31 m2 GFA

78 65

255 851

1.37 spaces per unit 1.34 spaces per 31 m2 GFA

72 87

Building 3 Apartment Office

1 unit 1227 ft2 / 114 m2


2 3

224 701


2 3

Total 381 390

From Table 1, it can be seen that the Town’s Zoning By-law parking requirements are comparable to the ITE requirements.

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DC-2006-19 Admiral Collingwood Place–Fourth Submission–Development Committee October 1, 2007 Page 17 of 17

We suggest that the Zoning By-law 2006-93 requirements be maintained and that a minimum of 381 parking spaces be provided. It should also be noted that the TISAU has assumed that a large portion of the commercial space (3190 m2 out of the total 5272 m2) will be used as “retail commercial establishment”. Because this land use only requires 1 space per 31 m2 GFA, this assumption results in a parking requirement that is lower than most other possible land uses for this site. For example, if a part of the assumed “retail commercial establishment” were to eventually become a restaurant, the parking requirement would be more than 600% greater (1 space per 4.5 m2 GFA) than what will be provided per the current proposal. Since it is not known at this time what commercial uses will eventually result, we recommend that it would be prudent to require no less than 381 parking spaces for this development. In summary, the key points are:

• For the proposed land use, the parking requirements of Zoning By-law 2006-93 require on-site 381 parking spaces to be provided for the proposed development.

• A total of 358 on-site parking spaces are proposed to be provided. • The Town’s parking requirements were compared to ITE parking generation data

and it was determined that the parking requirements of Zoning By-law 2006-93 are comparable to other developments of similar land uses as evidenced by the ITE data.

• It is recommended that a minimum of 381 on-site parking spaces be provided as per the Town’s Zoning By-law 2006-93.

• It is noted that if the assumed “retail commercial establishment” is used for another land use, it is likely that the parking demand will increase, which could result in a parking shortage.

ADJOURNMENT There being no further business to discuss, the meeting adjourned at 11:45 a.m.

_______________________________ CHAIR

GR: rm

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Town of Collingwood

Development Committee Minutes December 19, 2007

DC-2006-19 Admiral Collingwood Place – Revised Submission Applicant(s): Steve Assaff- Admiral Collingwood

Development Corporation Scott Strandholt- Admiral Village Inc.

Agent: MHBC Planning Ltd. - c/o Kris Menzies

Consultant(s): Engineer: Ainley Group- c/o Kevin Lalonde Landscape Architect: MHBC Planning- c/o Nick Miele Architect: Richard Ziegler Architect-c/o Richard Ziegler Traffic Engineer: C.C. Tatham & Associates Ltd- c/o Lilly Chen

Subsequent Development Committee Meeting Dates:

1st July 19, 2006 2nd August 9, 2006 3rd October 26, 2006 4th October 1, 2007

Location Map:

Committee: Present: Regrets: Gordon H. Russell, Chair, Director, Planning Services Peter Dunbar, Director, Leisure Services left at 3:24pm and returned at 3:53pm Brian MacDonald, Manager Engineering Services Marcus Firman, Manager, Water Services Nathan Wukasch, Senior Planner Robert Bolt, Captain, Fire Prevention Officer, Town of Collingwood Leo Longo, Town Legal Counsel

Ed Houghton, President & CEO, Collingwood Utility Services Bill Plewes, Director, Building Services

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Attendee on behalf of the Applicant: Kris Menzies, MHBC Planning Ltd. Kevin Lalonde, Ainley & Associates Ltd. Steve Assaff, Admiral Collingwood Scott Strandholt, Admiral Village Inc. Chris Tzekas, WeirFoulds LLP Barristers & Solicitors RECOMMENDATION Moved by Nathan Wukasch

Seconded by Peter Dunbar THAT the Town proceed with preparation of the Site Plan Agreement and that the sum of $660,000.00 be received by the Municipality by January 21, 2008 together with all other securities legal and insurance requirements. After which the Municipality confirms the said Agreements (Site Plan Agreement, Section 37 Agreement, Hoarding Agreement and Parking Agreement) will be finalized and forwarded to Council on February 4, 2008.

CARRIED A meeting of the Development Committee was held on Wednesday, December 19, 2007 at: 3:08 p.m. in the Braniff Room, Town Hall, to discuss the application for DC-2006-19 Admiral Collingwood Place. The Chair called the meeting to order, welcomed all in attendance and requested that the Committee be updated on the proposal.

1. Ms. Kris Menzies updated the Committee on the updated changes to the site plan, as follows:

i) We relocated a fire hydrant from the garbage and recycling centre; ii) identified ponding limits on grading plan as requested by the NVCA; iii) minor grading along Hurontario Street frontage to accommodate a new

doorway; iv) finished floor elevations revised; v) handicapped ramp amended slightly; vi) elevations reflected commercial entrance; vii) exit locations five (5) shown from parking condominium; viii) fire hydrant located near the driveway; ix) show existing deck on plan; x) added balcony on north wing of Admiral Village plan; xi) interior building elevations to parking lot; xii) request to remove planter box at curve of the Admiral Building and redo

the landscaping; xiii) an approval box has been added to landscaping plans; xiv) detail to privacy fencing included; xv) unit paving detail included; xvi) minor changes to landscaping because of entrance.

2. The Chair said in speaking with Mr. Gord Norris it is the Town’s hope to bring the Site Plan Agreement forward on February 4, 2008 to Council to pass the by-law subject to meeting the conditions of the Letter of Credit and other agreements be entered into. The Chair said the Council meeting on February 4, 2008 is Committee of the Whole, the latest would be February 11, 2008 for the by-laws to be passed.

3. Mr. Leo Longo said there is an OMB scheduled for January 28 and 29, 2008. Mr. Chris Tzekas said he will follow up with the OMB Board regarding the OMB dates. Mr. Chris Tzekas said he will see if the above scheduled OMB hearing can be adjourned.

4. Mr. Chris Tzekas would like to see the Site Plan Agreement prior to February 4, 2008. Mr. Leo Longo said he can release a draft of the Site Plan Agreement without prejudice by January 7, 2008.

5. Holding Symbol Removal conditions identified in the ‘H’C3A-2 Zone i) Site Plan Agreement is required to be signed and executed ii) Heritage Impact Assessment to the satisfaction of Council. Mediation

through the Ontario Municipal Board has achieved this. iii) Deeming By-law – to be registered by the Town and all land holdings be

merged as per the recent consent application. Town to confirm that the By-law has been registered on title.

iv) Section 37 Agreement - $660,000.00 to be secured now to the Municipality in a timely manner. Mr. Chris Tzekas to propose language to address the $660,000.00 with a short sunset clause period to be forwarded to Mr. Leo Longo to incorporate into an agreement. The Chair

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said we are looking at January 21, 2008 to resolve the Site Plan Agreement to advise Council of the status that we are moving to February 4, 2008 for Site Plan Agreement pending Section 37 and removal of the “H” Holding Provision.

v) Archeological Assessment and clearance – completed; Ms. Kris Menzies said we are hoping to receive the Ministry of Culture clearance letter this week.

vi) Environmental Audits; Phase 1 completed which required a Phase 2 audit. Phase 2 audit has been completed and provided to the Municipality. Mr. Nathan Wukasch to ensure Phase 2 Environmental Audit is peer reviewed prior to January 21, 2008.

vii) Engineering Services to confirm that the site can be appropriately serviced. Mr. Marcus Firman and Mr. Brian MacDonald to forward an email to Ms. Kris Menzies regarding servicing. Mr. Brian MacDonald said, for the record, servicing is available to that location.

viii) Transportation - traffic control – Mr. Brian MacDonald stated that the ingress and egress sufficient except for parking; therefore this condition has been cleared other than the parking requirement.

ix) Parking – Section 40 – Ms. Kris Menzies said the development is deficient by 34 parking spaces, but noted that the developer is providing 12 parking spaces on Hurontario Street in front of the Admiral Collingwood Place building. Referring to General Provision 4.55(b) of the Zoning By-law and Section 4.4.4.6 of the Official Plan, Ms. Menzies stated that it is her opinion that these twelve spaces could be included towards the parking deficit and therefore the site has a deficit of 22 parking spaces. The Chair referred the matter to Mr. Ed Houghton to seek advice as to whether roadside parking at that location can be incorporated as part of the parking calculation for the site. If the parking spaces are to be incorporated and the Town wishes to count those parking spaces instead of receiving cash-in-lieu of parking, that recommendation would have to come from Mr. Ed Houghton, Executive Director of Public Works and Mr. Gord Norris, CAO. The Chair said at the present time the value of each parking space is $3,100.00, but could be going up to $23,500.00 in the new year. Suggest parking issue be resolved prior to January 21, 2008. The remaining 22 parking spaces will be paid at the rate that the Agreement is signed.

x) Mr. Brian MacDonald said External Offsite Works are already in the Agreement and have been agreed to by the Developer.

xi) Removal of the “H” Holding Provision – The Chair said Ms. Sara Almas will notify the Developer formally upon the removal of the “H” Holding Provision.

6. Hoarding Agreement – Mr. Chris Tzekas said the Hoarding Agreement indicates that

the Developer will reimburse the municipality for any damage done to its property but it is trumped by the landscaping plans for that boulevard.

Mr. Steve Assaff indicated that the Town indicated that he did not need a permit to excavate. Fill permits are issued through Mr. Brian MacDonald. Mr. Macdonald will review and advise if a fill permit will be required. Mr. Leo Longo to confirm with by-law if a permit is required for excavation, if a permit is required would an Agreement be appropriate. Mr. Leo Longo to follow up with Mr. Gord Norris regarding breaking ground in accordance to the municipal by-laws.

Please note that discussions and observations made at the Development Committee meeting are bold italicized and integrated after each point within the specific Town or Agency comment(s). Town and Agency comments: 1. Planning Services (date : December 19, 2007)

Nathan Wukasch, Senior Planner Standard Requirements:

Planning Services requires coloured renderings of the landscaped plan, as well as all drawings in digital format, one week before any minutes from Site Development Committee can proceed to Council

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A rectangular box for the “APPROVED” stamp is to be added to the bottom right hand corner of each drawing (dimension 3.5 in x 2 in.)

Applicant is to provide the name(s) of who(m) has the Authority to bind the Corporation as well as their title.

Applicant will provide Letters of Credit/cash for 100% of site works and landscaping once plans have been finalized

Applicant will provide proof of an Insurance policy in the amount of $5,000,000.00 naming the Corporation of the Town of Collingwood as a co-insured indemnifying the Town

If there is a mortgage on the property, the applicant will provide the necessary information including the signing official name and title, any mortgagee, the mortgage amount and the registration numbers.

Applicant shall pay a the $5,000.00 administrative fee to be applied to the legal fees for the preparation of the Site Plan Agreement

Applicant shall pay a engineering administration fee that will be 4% of total town works construction costs for subdivisions, condominiums and site plans.

All final drawings and plans (including colour copies of landscape and elevations) to be submitted digitally along with 6 sets of the paper copies.

The Applicant is responsible to provide written clearance from external agencies that all concerns and issues have been cleared.

The applicant is responsible to pay any additional costs and expenses regarding this application that shall be determined by staff of the Corporation of the Town of Collingwood.

December 18, 2007 SITE PLAN REVIEW Admiral Collingwood Place, Admiral’s Village (DC-2006-19) Official Plan designation: Site Specific Downtown Core designation (Section 4.4.4.10.3 of the Official Plan) * OPA No. 5 was appealed to the Ontario Municipal Board. The appeal was withdrawn, and the designation is in effect. Current Zoning: Holding General Commercial A Exception Two (‘H’C3A-2) * Zoning By-law Amendment No. 2006-93 which was approved by Council on September 18, 2006, was appealed to the Ontario Municipal Board. The appeal was withdrawn, and the zoning is in effect. A Retirement Home is no longer proposed on the east portion of the lands, being replaced by additional residential dwelling units and commercial floor space. These comments supplement those provided on July 19, 2006, August 9, 2006, October 25, 2006, and September 28, 2007.

1. Parking Requirements Based on the information provided by the Architect, a total of 389 parking spaces are required, with 178 spaces for commercial uses, and 211 for residential uses. A total of 358 parking spaces are proposed to be provided on the site (144 for commercial uses, 214 for residential uses), resulting in a deficit of 34 parking spaces for commercial use on the site. Both C.C. Tatham and Associates and R.J. Burnside Associates noted in their report that it was possible that further parking deficiencies could occur if commercial uses with a higher parking requirement, such as restaurants, located on the site. General Provision 4.55(a) requires that all required parking be provided on the same lot as the main use is located, therefore the parking spaces identified on Hurontario Street may not be counted towards the required parking on site. The Official Plan (Section 8.8) allows Council, under Section 40 of the Planning Act, to enter into agreements with an owner of land to exempt the owner from providing

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required parking facilities in exchange for the payment of money to the municipality. The money shall be paid into a special account which may be used to offset expenses relating to the provision of parking. A parking exemption application has been filed with the Town.

General comments

2. Previous site plan comments have been addressed. 3. Phasing Plan - As requested at October 1, 2007 Development Committee meeting,

please indicate what the proposed interim treatment of ‘Phase 2’ of the development is. Ms. Kris Menzies said our preference is for hydroseeding, with a construction fence to restrict access to future Phase 2 lands. Mr. Nathan Wukasch said that on the Hoarding Plan Phase 2 it shows a 1.8 m chain link fence on the interior side. The Chair said there will be an interim scenario of top soil and hydroseeding if Phase 2 does not evolve immediately; there will be an open landscaped area and the fence would be dismantled, this would all be part of the Site Plan Agreement that would be required to be undertaken within a short period of time.

Mr. Peter Dunbar said he would be satisfied with language in the Agreement as “flattened topsoil then hydroseeded and maintained”.

4. Hoarding Plan Phase 1A and 1B a. Please explain the purpose of the Phase 1A and 1B hoarding plans. Ms.

Menzies stated that Phase 1A represents the existing condition. b. What is the proposed timing of Phase 1A and 1B hoarding?

Ms. Kris Menzies said we recognize that the fencing will have to be moved to accommodate some of the construction that will take place. We will take advantage of the existing fencing condition, start the construction and move the fence to Phase 1B when we get to a certain point in the construction.

c. Through Phase 1B, there will be no parking available for the existing uses in 276 Ste. Marie Street, as the rear parking area will be fenced off. Ms. Kris Menzies and Mr. Steve Assaff both commented that the area will be paved. The laneway will hold three (3) parking spaces; this is for a temporary period of a few weeks. Once the area has been paved there will be no fence, we will then go to Phase 2.

d. Please confirm that all signage on hoarding complies with sign By-law. Acknowledged

e. Hoarding will be located on Town property once road widenings are conveyed. Mr. Steve Assaff said on the Hurontario Street side the hoarding will be on Town property, on the Hume Street side the hoarding will stay as is. If Public Works needs to widen the road, then the hoarding will be moved back. Mr. Leo Long will add to Hoarding Agreement.

2. Fire Services Department (date: December 18, 2007) Robert Bolt, Fire Prevention Officer No Comments to date. Mr. Robert Bolt wanted confirmation that both hydrants will be installed during first Phase, and shown on Drawing A107. Mr. Steve Assaff agreed. 3. Police Services Department (date: December 19, 2007) Inspector John Trude Ontario Provincial Police No Comments to date. No Comments Received 4. Economic Development Office (December 19, 2007) Catherine Durrant, Economic Development Officer, Ec. D. (F) No Comments to date. No Comments Received

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5. Leisure Services (date: December 19, 2007) Peter Dunbar, Director, Leisure Services Standard “Cash-In Lieu” of Parkland Comments: The applicant shall pay a prescribed percentage of the appraised value of the lands as “Cash- in- lieu” of parkland that will be determined by an appraisal that has been completed by a professional Appraiser one day prior to Building Permit Issuance. The percentages are as outlined below and further the amount will be collected by Building Services at the time of Building Permit Issuance.

2% for industrial/commercial development 5% for residential development ⌧ Mixed Use Developments: The respective rate shall be applied in the same proportion that the gross floor area of industrial/commercial uses to the gross floor area of residential uses. The appraisal shall be undertaken valuing the land as of the day before the building permit is issued.

Not Applicable Ms. Kris Menzies said I would like to clarify that since the Development has had one floor removed that calculations be based on 5 floors – GFA. Mr. Nathan Wukasch to send parkland percentage numbers to Ms. Kris Menzies. 6. Landscaping (date: December 19, 2007) Eha Naylor, Principle, Envision the Hough Group Re: Landscape Plan Review of Admiral Collingwood Place, 263 Hurontario Street, 55 Hume Street, 282 Marie Street, 276 Ste. Marie Street – Our File #1595 DC 2006-19 With regard to the proposed redevelopment of the Admiral Collingwood Place & Admirals Village, I have reviewed the plans and reports prepared by MHBC planning, Richard Ziegler Architect, the Ainley Group, C.C Tatham & Associates and Nick Miele OALA. Some of my previous comments have been addressed; however, the following recommendations have not been reflected in the plans. Admiral Collingwood Place

1. The Hume Street frontage should include street trees spaced at 10 –12 m in a structural soil-growing medium. The pedestrian pavement on Hume Street should also be a concrete unit paver.

Admirals Village (formerly The Strand and The Quarters)

2. The streetscape treatment along Hume Street should be consistent with the current proposals for updating the pavements, street tree planting and street furnishings for the BIA area. These plans provide decorative pavements and street trees to the Ste. Marie Street intersection. Mr. Peter Dunbar said need to follow existing BIA standards. The upgraded cost of the landscaping on the Hurontario Street frontage is required to be paid for by the developer, and the developer agrees. The streetscape treatment on Hume Street stops as you move around the corner, there is a little parkette in the entrance in between but would like the treatment to continue. Mr. Peter Dunbar said it has not been confirmed in writing of what is required but it has been discussed. The issue is who is to pay for the upgraded streetscape treatment on Hume Street and Ste. Marie Street, and when will these works be completed.

3. The concrete sidewalk on Ste. Marie Street should include unit-paving banding along the curb line and in a regular pattern (expansion joint lines) along the concrete sidewalk.

4. The Ste Marie Street frontage should include street trees spaced at 10 –12 m in a structural soil-growing medium.

Mr. Brian MacDonald commented on Hume Street road works planned for 2008; Hume Street has had its first public information meeting and environmental assessment. The Town hopes to have a second public meeting in the New Year and through that process identify what is required. From a transportation perspective, once we know what is required for Hume Street we can then deal with any of the treatments associated with that required work. It was initially planned as a 2008 project; the Town cannot confirm that this project will take place in 2008.

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The Chair said Council’s direction is very clear, Council requests that the Developer adhere to standards and requirements under Section 41. The Chair suggested that if treatment on Hume Street is not being proposed by the Developer, that Mr. Peter Dunbar work with the Town as part of the environmental assessment process to ensure our landscaping plan and the development plan are in sync with each other. If the Developer wishes to contribute to ensure the treatment is enhancing their own buildings then they may want to partake at that time. Mr. Peter Dunbar would like to establish a value for four (4) trees proposed to be installed along Hurontario Street and defer the planting of the four (4) trees at a later date to be installed along Hume Street to address the issue. Mr. Peter Dunbar has the opportunity to rework the external work should he deem it appropriate; the wording can be worked into the Site Plan Agreement to be left at Mr. Peter Dunbar’s discretion as to the exact location of the trees subject to the EA and monies to be held until that has been rectified. Agreed and Acknowledged by both parties. Mr. Peter Dunbar said we have come to a hybrid conclusion to the two previous landscape letters dated 2006 and 2007. Cost Estimates

5. I have reviewed the cost estimates and they accurately reflect the landscaping work

illustrated on the plans. 7. Building Services (date: November 27, 2007) Bill Plewes, Director, Building Services & Chief Building Official Admiral Collingwood Place I have reviewed the drawings submitted and offer the following comments; July 26, 2007

1) Drawings for permits to be stamped by Architect and Professional Engineer 2) Architect to provide a matrix of the building indicating the classification & section

of the code to which the building is to be designed. 3) Letter of Undertaking by owner and Commitment to General Review by Architect

and Engineers to be complete and submitted to Building Department prior to permit being issued

4) Sign off letters required from Architect and engineers prior to occupancy. 5) Barrier free design required. 6) All fees to be paid prior to the Building permit being issued include but not limited

to Development charges, education levy, permit fees and Letter of Credit. 7) Signage to conform the Town’s Sign By-law. 8) Reserve further comments until final drawings have been received.

Additional comments as of November 27, 2007

1) 911 addressing to be completed by Building Department. Please provide floor plans indicating all units to have 911 addressing assigned

2) Has heritage committee commented on the construction details?? Mr. Leo Longo said Council has instructed Mr. David Eckler to work with the Developer’s architect and Mr. Michael McLelland to embellish and/or enhance the architectural details as necessary. Mr. Nathan Wukasch to get written confirmation from Mr. David Eckler on details added to the drawings. Mr. Steve Assaff said one issue is the removal of the planter that was required by Mr. David Eckler. Mr. Peter Dunbar said Ms. Eha Naylor and I do not support the planter. Mr. Michael McLelland was jointly chosen without prejudice for his recommendations.

8. Collingwood Utility Services (date: December 18, 2007) J.P. Labelle, Engineering Technologist SUBJECT: ADMIRAL COLLINGWOOD PLACE REVISED/HOARDING SUBMISSION DC-2006-19

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Further to your request for comment on the above noted submission, we wish to offer the following: GENERAL 1. Proposed jersey barriers are to transition and form radii at north-east corner of

Hurontario & Hume Street as opposed to perpendicular placement as identified. Drawing A1.05 taper to join the curb - acknowledged

2. Signage has not been indicated for abutment structure as it lies within close proximity to roadway. Advanced temporary lane closure sign will be required south of Hume Street. Add advance warning sign to drawing “Lane Closes Ahead” - Acknowledged

3. How will proposed jersey barrier align with traffic lanes south of the intersection? Acknowledged. Developer to confirm that the barrier does not extend into existing lanes of traffic.

4. It appears that pedestrian transition areas at both ends will require a temporary hard surface for safe pedestrian and winter maintenance circulation. Please review. Show on drawing - Acknowledged

5. Please widen the pedestrian zone to provide 2.0m clearance from the edge of asphalt to the edge of jersey barriers. Require more clearance – Acknowledged

6. Please provide a note on the drawing for Phase 2 that the provision for pedestrian access around the proposed St. Marie Street hoarding will require the review and approval of the Engineering Department. Mr. Brian MacDonald said the Town will require a drawing prior to construction showing pedestrian access along Ste. Marie Street. Acknowledged

7. We have reviewed associated Engineering costs and find them acceptable. Please note that the agreement costing schedule must include these costs as well as the required $150,000 traffic light at Hume and St Marie. The Engineering fee of 4% is applicable to all costing provided. Please add to Agreement costing schedule - Acknowledged

9. COLLUS POWER (date: March 6, 2007) Larry Irwin, Director of Operations & I.T. Services The following are COLLUS Power comments relating to the Development Committee meeting.

• Electrically engineered and stamped site servicing drawings need to be supplied to COLLUS Power for approval prior to any construction.

• Electrical engineered drawings must include required transformation based on developer’s estimate of building loads.

• Where possible all electrical distribution within the proposed site will be of an “Underground” design / construction.

• Developer needs to coordinate with COLLUS Power ASAP the scope works that COLLUS Power will be providing and any associated fees required.

• All electrical site servicing must comply with the most recent and approved version of COLLUS’ Conditions of Service and Electrical Safety Authority (ESA) regulations before system is energized.

• All electrical site servicing must comply with the minimum clearances as specified in CSA standards, CSA 22.3 No.1-06 Overhead systems and CSA 22.3 No.7-06 Underground Systems.

• Developer is required to provide an access agreement for operation and maintenance of the electrical distribution infrastructure to the satisfaction of COLLUS prior to the system being energized.

• Early consultation with COLLUS metering department is a must to avoid delays and installation issues. i.e. Provide phone line & access key for metering room

• Note that currently there is a minimum lead time of 20 to 28 weeks for transformers from suppliers.

• Once the facilities are energized and all payments for such have been completed by the Developer COLLUS will assume full ownership and responsibility for the electrical distribution system up to:

o The secondary load side of any residential meter base (Max 200amp) o The secondary connection on the distribution transformer (Above

200amp) o The primary disconnect ahead of any “Customer” owned 44kV

substation Note: As background, the Economic Expansion calculation is made to determine the amount of investment in any expansion project that may be applicable to COLLUS Power Corp.

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• In most cases there will be a requirement to complete an Economic Evaluation of

the Electrical portion of the project to insure compliance with the Ontario Energy Board Expansion Guidelines. In order to meet this requirement a developer must provide during the coordination process the following:

o The estimated cost of the required electrical site servicing work to expand the current primary electrical system to service the proposed development for any expansion over (5) five years after electrical service has been energized.

o The estimated number of connections to the expanded system in each of the (5) five years after electrical service has been energized.

o The type of connection, either Residential and/or Commercial / Industrial and the expected amount electrical load / use on an annual basis if applicable.

The following supporting documents are located online for the developers reference: Town of Collingwood Development Standards (Road cross sections)- http://www.collingwood.ca/uploaddocuments/devstandards.pdf COLLUS Power / Cornerstone Conditions of Service Document – http://www.collus.com/images/stories/Documents/conditions_of_service.pdf COLLUS Power Contractor & Material Requirements- http://www.collus.com/images/stories/Documents/GeneralContractorInfo.pdf Should the proponent have any further design questions they can contact : Mr. Ray Powell, Hydro Superintendent Phone : 705-445-1800 Ext 2237 Email: [email protected] 10. Collingwood Public Utilities (date: December 6, 2007) Marcus Firman, Manager Water Services Re: File DC-2006-19 Admiral Collingwood Place/Village third submission– 263

Hurontario St, 55 Hume St, 282 & 276 Ste. Marie St I have compared this submission to my previous comments issued at the meeting on October 3, 2007 and in general I have no objection in the proposed construction phases and hoarding plans. I also note that all previous conditions related to water have been cleared: Mr. Marcus Firman said all the conditions have been cleared in previous submissions.

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http://www.collingwood.ca/uploaddocuments/devstandards.pdf

http://www.collus.com/images/stories/Documents/conditions_of_service.pdf

http://www.collus.com/images/stories/Documents/GeneralContractorInfo.pdf


11. Nottawasaga Valley Conservation Authority (date: December 10, 2007) Chris Hibberd, Senior Planner

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12. Breaking Down Barriers (date: December 19, 2007) Catherine Sholtz No comments to date. No Comments Received 13. Bell Canada (date; February 14, 2007) John LaChapell, Bell Canada, Right-of-Way Control Centre

“Bell Canada Advisement for Small Scale Residential & Industrial/Commercial/Institutional (ICI) Development”

“The Developer is hereby advised that prior to commencing any work within the Plan, the Developer must confirm that sufficient wire-line communication/telecommunication infrastructure is currently available within the proposed development to provide communication/telecommunication service to the proposed development. In the event that such infrastructure is not available, the Developer is hereby advised that the Developer may be required to pay for the connection to and/or extension of the existing communication/telecommunication infrastructure. If the Developer elects not to pay for such connection to and/or extension of the existing communication/telecommunication infrastructure, the Developer shall be required to demonstrate to the municipality that sufficient alternative communication/telecommunication facilities are available within the proposed development to enable, at a minimum, the effective delivery of communication/telecommunication services for emergency management services (i.e., 911 Emergency Services).” (Received in a letter dated February 1, 2007 from John LaChapelle, MCIP, RPP, Bell Canada) ADJOURNMENT There being no further business to discuss, the meeting adjourned at 4:47 p .m.

_______________________________ CHAIR

GR: rm

DC-2006-19 Admiral Collingwood Place – Revised Submission Development Committee Minutes of December 19, 2007 Page 11 of 11

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