DEVELOPMENT SERVICES COMMITTEE AGENDA Wednesday 7:00 p.m. Town Council Chambers Page 1 1. CALL TO ORDER 2. DECLARATIONS OF PECUNIARY INTEREST 3. PUBLIC MEETINGS Nil. 4. DELEGATIONS AND PRESENTATIONS 4.1 Community Improvement Plan Nancy Reid Oldridge, Zelinka Priamo Ltd., Michael Hannay, Zelinka Priamo Ltd., Jon Linton, TCI Management Consultants https://bracebridge.civicweb.net/documents/documentlist.aspx?id=11751 5. MINUTES FROM ADVISORY COMMITTEES 5.1 Facade Improvement and Signage Advisory Committee Minutes June 27, 2012 6. NEW BUSINESS That the minutes from the Facade Improvement and Signage Advisory Committee meeting of June 27, 2012 be received. 6.1 Draft Community Improvement Plan Refer to Public Meeting (ED012-12) 1. That the Draft Community Improvement Plan dated June 2012 be received for information purposes. 2. That staff be authorized to proceed to the Statutory Public Meeting on August 22, 2012 as required under Section 28 (5) of the Planning Act, 1990. 6.2 Site Plan Application DA/27-12 (McMurray Street Investments Inc.) (DS034-12) 1. That site plan application DA/27-12 for the property described as Part of Lot 1, Concession 2, Bracebridge Ward of the Town of Bracebridge, being Parts 1 and 3 of Plan 35R-22861, be approved to retain a portion of the existing building and the construction of two new residential condominium building to contain a temporary Sales Centre and a total of seventy five (75) residential units, subject to the following: 1.1. That the Applicant enters into a Site Plan Agreement with the Town of Bracebridge to be registered on title. 1.2. That the Site Plan Agreement contains the provision that only a Sales Centre is permitted until such time as a servicing agreement is entered into with the District of Muskoka. 1.3. That the Applicant submits a revised fire route plan showing slopes of all fire routes, the radius of corners for the fire route, location for fire connections at the building, and distances from the fire route to the main entrance of the two proposed buildings.
DEVELOPMENT SERVICES COMMITTEE AGENDA Wednesday 7:00 p.m. Town Council Chambers Page 2 1.4. That the Site Plan Agreement contains the provision that the Applicant is aware that the existing available municipal parking on McMurray Street is not exclusive to the proposed development; 1.5. That the Applicant provides a revised site plan showing a paved public pedestrian linkage between McMurray Street and Armstrong Street to the satisfaction of the Director of Development Services and the Director of Public Works; 1.6. That the Applicant provides a report on the condition of the existing 400mm diameter CSP storm sewer to verify that it can accommodate a storm sewer connection from the proposed development and should the report indicate that the pipe has selection loss; the existing CSP is to be replaced by the Applicant; and 1.7. That the Site Plan Agreement contains the provision that upon the review of restricting traffic flow on McMurray Street, the turning movements at the proposed entrances onto McMurray Street may be restricted. 6.3 Rezoning Application ZA/17-11 (340698 Ontario Inc.) (DS035-12) 7. ONGOING BUSINESS Nil. 8. CORRESPONDENCE Nil. 9. CLOSED SESSION Nil. 1. That, based on the planning merits, the property described as Part of Lot 56 of Plan 9, Monck South Ward of the Town of Bracebridge be rezoned from Shoreline Residential Type 1 (SR1) to Shoreline Residential Type 1 Special 59 (SR1-59).\ 2. That further notice is not required pursuant to Section 34(17) of the Planning Act, R.S.O. 1990 c.p.13, as amended. 10. RESOLUTIONS ARISING FROM CLOSED SESSION 11. ADJOURN A copy of this agenda in large print format is available upon request. Assistive listening devices are available for your convenience from staff in the Council Chambers. 2
FAÇADE IMPROVEMENT AND SIGNAGE ADVISORY COMMITTEE MEETING MINUTES Wednesday June 27, 2012 2:00 p.m. Granite Room Page 1 1. CALL TO ORDER Committee Chair L. Cragg called the meeting to order at 2:00 p.m. and the following were recorded as being present. Committee Members: Regrets: Staff: Councillor, L. Cragg (Committee Chair) Director of Economic Development, C. Kelley Chief Building Official, T. Hookings Councillor, G. Tryon BIA Representative, B. Kelley Planning Technician, S. McCormick 2. DELEGATIONS AND PRESENTATIONS Nil. 3. DECLARATIONS OF PECUNIARY INTEREST (if any) Nil. 4. NEW BUSINESS 4.1. Application FIS2012-30 Angela and Martin Russell Russell s Food Mart (95 Manitoba Street) The applicant, Martin Russell, attended the meeting and provided photographs and brought samples of the windows and canopies for the proposed façade attached as Appendix A 1 (existing building), Appendix A 2 (work in progress) and Appendix A 3 (final façade) to the Minutes. 12-FS-006 Moved by: Seconded by: T. Hookings C. Kelley 1. That the Façade Improvement Loan and Grant Application under file FIS2012-30 for 95 Manitoba Street in the amount of $15,000.00 (50% loan, 50% grant) funded through account #01300000212003 and account #01270020067000 be approved. 2. That a by-law be prepared to authorize the Mayor and Clerk to execute the Façade Improvement Loan and Grant Financial Assistance Agreement with Angela and Martin Russell of Russell s Food Mart. CARRIED 3
FAÇADE IMPROVEMENT AND SIGNAGE ADVISORY COMMITTEE MEETING MINUTES Wednesday June 27, 2012 2:00 p.m. Granite Room Page 2 5. ONGOING BUSINESS Nil. 6. CORRESPONDENCE Nil. 7. CLOSED SESSION Nil. 8. RESOLUTIONS ARISING FROM CLOSING SESSION Nil. 9. ADJOURN 12-FS-007 Moved by: Seconded by: C. Kelley T. Hookings That Committee adjourn until the next regular meeting or any special meeting called by the Chair. The meeting adjourned at 2:30 p.m. CARRIED 4
FAÇADE IMPROVEMENT AND SIGNAGE ADVISORY COMMITTEE MEETING MINUTES Wednesday June 27, 2012 2:00 p.m. Granite Room Page 3 APPENDIX A 1 5
FAÇADE IMPROVEMENT AND SIGNAGE ADVISORY COMMITTEE MEETING MINUTES Wednesday June 27, 2012 2:00 p.m. Granite Room Page 4 APPENDIX A 2 6
FAÇADE IMPROVEMENT AND SIGNAGE ADVISORY COMMITTEE MEETING MINUTES Wednesday June 27, 2012 2:00 p.m. Granite Room Page 5 APPENDIX A 3 7
Staff Report ED012-12 Development Services Committee Page: 1 TO: FROM: Liam Cragg, Chair and Members of C. Kelley, Director of Economic Development D. Rahkola, Assistant Director, Development Services SUBJECT: DRAFT COMMUNITY IMPROVEMENT PLAN REFER TO PUBLIC MEETING RECOMMENDATION 1. That the Draft Community Improvement Plan dated June 2012 be received for information purposes. 2. That staff be authorized to proceed to the Statutory Public Meeting on August 22, 2012 as equired under Section 28 (5) of the Planning Act, 1990. ORIGIN 3. On November 30, 2011, Council ratified motion 11-GC-338 regarding the Work Plan Program for Community Adjustment Projects including a review of the Community Improvement Plan (CIP). Staff Report ED009-11 described the project as follows: The scope of work for an RFQ for the review of the Community Improvement Plan is currently under development. Staff is anticipating that the project would evaluate the current Façade and Signage Improvement Plan in the Downtown core, examine ways in which the program could be enhanced and look at other options in other areas of the community where a Community Improvement Plan could be beneficial to enhance investment and development. 4. The 2012 Corporate and Departmental Business Plan, as contained in Stafff Report AF014-12 and approved by Council on February 22, 2012, included the Community Improvement Plan Project (Project TOB-02) for 2012. Project TOB-02: Project Description: Review and Development of a Community Improvement Plan (CIP) Through the Town s current Facade and Signage Program, continue to offer grants and loans for building owners that upgrade their storefront within the CIP designated area and continue to offer grants for new signage for businesses within the CIP designatedd area. The CIP Review is a joint project of the Economic Development and Development Services Departments. The project will review the existing CIP, the existing Façade Improvement Loan and Grant Program as well as the Signage Improvement Grant Program. In addition the project will look at opportunities to expand the Community Improvement Plan within the existing boundaries (i.e. the BIA area) and also within the other areas of the community. The priorities for the CIP will be to assist the Town in attracting and retaining businessess within the seven (7) growth sectors identified in the Community Adjustment Plan. This could result in new programs to assist local businesses in Bracebridge.
Staff Report ED012-12 Page: 2 5. Zelinka Priamo Ltd., a Professional Planning firm with expertise in CIPs was contracted to undertake the development of a new CIP. The project objectives are as follows: 5.1. To undertake a review of the existing Community Improvement Plan that includes the Facade and the Signage Improvement Plan. 5.2. To identify opportunities to create a new CIP in the current project area or expand the project area to include other areas of the community or create an additional overall Community Improvement Plan that aligns with: 5.2.1. The Vision and Strategic Objectives of Bracebridge as outlined in the Community Based Strategic Plan. 5.2.2. The targeted business sectors (Construction, Green Tech/Geo Tech, Education, Tourism and Culture, Manufacturing, Retail/Commercial, Health Care) as outlined in the Community Adjustment Plan; and, 5.2.3. The Community s desire to continue to maintain a healthy downtown core. 5.3. To develop CIP that: 5.3.1. Has been customized to address Bracebridge s investment attraction needs; 5.3.2. Examines how the community can promote green development and increase the activity within the seven (7) targeted business sectors as outlined in the Community Adjustment Plan. 5.3.3. Ensures that any incentives that are proposed for the CIP are of significant profile so they can be measured to demonstrate that the business community is responding to the policies and programs. 5.3.4. Encourages, over the long term, more business development and retention in Bracebridge and increases the Town s overall tax base as outlined in the Community Based Strategic Plan Vision Statement V-7. Increasing the nonresidential tax base (commercial and industrial) to 15% of the total assessment through business expansion and attraction. 6. The development of the CIP has been based on the processes and timeline as outlined below: Benchmark Dates Background & Consultation February / March 2012 Goals, Objectives & Options Report Drafts to Working Committee (April/May 2012) Final May 2012 Circulation to Council June 2012 9
Staff Report ED012-12 Page: 3 Benchmark Draft Community Improvement Plan(s) Presentation to Council Committee. Dates, Plan to include: Introduction - background and context, purpose, basis of the plan, project area(s) (if applicable) Goals and Objectives Scope of the Plan Financial Incentives Strategy Municipal Leadership Strategy Implementation, Marketing, and Monitoring Conclusions Statutory Public Meeting per Section 28 (5) of the Planning Act, 1990. Staff Report/Committee Adoption of the Plan, August 22, 2012, September 12, 2012 Council Approval of the Plan Council, September 19, 2012 7. The consultation phase of this project involved the following steps: 7.1. Consultation with BIA businesses through an online survey to review the existing façade and signage program and to get their perspective on community improvements; 7.2. Consultation with other members of the business community through focus groups and an open house; and, 7.3. Consultation with current and past members of the Façade and Signage Advisory Committee. 8. Based on the information from the community and a review of the various background documents, the Phase I Report: Goals, Objectives & Options Report was prepared and released in early June to members of Council, the BIA and those that had been consulted. 9. The Draft Bracebridge Community Improvement Plan has now been completed and has been posted on the Town s website and circulated electronically to the Bracebridge BIA and other that were consulted during the first Phase. A hard copy of the plan has been also provided for members of Council. The Consultants will make a formal presentation of the details of the plan at the meeting on. 10
Staff Report ED012-12 Page: 4 10. Following the presentation on July 11 th and subject to Council s direction, staff will bring the Plan forward for a Statutory Public Meeting as required under The Planning Act. This meeting will allow staff and the Consultants to garner further input into the plan and make any necessary alterations prior to staff recommendations for adoption in September. ANALYSIS 11. As part of Bracebridge s 2002 Economic Development Strategic Plan, a key objective in the retail and commercial sector was to encourage full heritage renewal of the downtown area with appropriate façade and signage controls. 12. In support of that objective, in 2004 the Town undertook a significant revitalization program that included replacement of major infrastructure and installation of beautification components such as street furniture. 13. Community Improvement Policies were approved in the Town s 2005 Official Plan to establish the framework for the Town s first Community Improvement Plan. The Official Plan designated the Urban Area as illustrated on Schedule A of the Official Plan as a Community Improvement Policy Area. The Town s current CIP was developed under Section 28 of the Planning Act, 1990. To implement the Plan, Town Council approved By-law 2005-033 that designated the Central Business District as the Community Improvement Project Area. 14. In July of 2005, the Ontario Ministry of Municipal Affairs approved the Business Improvement Area, Community Improvement Plan of the Town of Bracebridge that focused on the maintenance, rehabilitation and redevelopment of the historical downtown identified as the Central Business District. The Central Business District is the designated project area for the current Community Improvement Plan. 15. The Community Improvement Plan for the Town adopted in 2005 set out the following goals: 15.1. To improve the commercial facades and signage of the Central Business District; 15.2. To improve the quality of building stock, including the rehabilitation of the brickwork on buildings, and stimulate pride in ownership in the Central Business District; and, 15.3. To encourage the Central Business District to become attractive and competitive. 16. The objectives of the Town s current Community Improvement Plan (2005) are as follows: 16.1. To provide for rehabilitation or improvement of commercial facades, including brickwork, and signage through the use of municipal assisted programs and funding sources; 16.2. To provide an incentive for private investment through the use of municipal assisted programs and funding sources; and, 16.3. To improve the physical and aesthetic amenities of streetscapes in the Central Business District while stimulating private investment and revitalization. 17. From the Community Improvement Plan, the Town developed the Facade Improvement Loan and Grant Program (hereinafter referred to as the Facade Program ) and the Signage Improvement Grant Program (hereinafter referred to as the Signage Program ). The program allows for loans and grants to support the enhancement and replacement of signs and storefronts within the Central Business District. Facade improvements can be supported through a grant and loan while sign improvements/replacements can be supported through a grant. 11
Staff Report ED012-12 Page: 5 18. The Facade and Signage Program was well-utilized in the years immediately following its establishment in 2005. However, in recent years the number of applications for the program has declined. Part of the work of this project was to review the rationale for the lower number of applications. 19. Despite the lower number of applications the Façade and Signage Program was successful by assisting with 35 applications between 2005 and 2011. This year there have been 4 applications for support 2 façade and 2 sign. This is most likely a reflection of the increased investment of the private sector in Downtown Bracebridge in 2012. 20. The Town has undertaken this work for a number of reasons including: 20.1. The review of the CIP was identified as a project in the Town s 2011 Business Plan (DS- 06); 20.2. To understand why participation in the existing CIP was lower in recent years; 20.3. There have been various legislative changes with respect to CIPs since the original plan was established; 20.4. The need to have a CIP that aligns with the community s vision established within Bracebridge s Community Based Strategic Plan and Community Adjustment Plan; and, 20.5. Several years have passed since the CIP was initiated and there is a need to review the existing program and explore other options. 21. Once the new Plan is approved, staff will review the various initiatives and make recommendations to implement certain programs during the 2013 year. It is not likely that staff would recommend implementing all of the programs in the next year. 22. Based on recent feedback from Council, it is expected that a full review of the Downtown Facade and Signage Guidelines will be undertaken as part of the recommendations regarding 2013 Programs to be implemented under the new Community Improvement Plan. The guidelines are used to measure the consistency with an overall vision of the proposed work in an application for facade and signage improvement programs in the Central Business District. It is likely that other guidelines may be required for programs that are proposed in area sub-areas as outlined in the Draft Community Improvement Plan. 23. To move this project forward, staff are recommending that the Community Improvement Plan be referred to the Statutory Public Meeting on August 22, 2012. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 24. The development of a Community Improvement Plan for Bracebridge is well aligned with the Community-Based Strategic Plan objectives: A Vibrant, Prosperous and Economically Sustainable Community 25. The implementation of a Community Improvement Plan and associated programs will enhance the ability of the Town to be proactive when recruiting new investment and economic opportunities for the community. 12
Staff Report ED012-12 Page: 6 LINKAGE TO COMMUNITY ADJUSTMENT PLAN 26. The development of a Community Improvement Plan for Bracebridge is well aligned with the Community Adjustment Plan Strategic Objective: Economic Development Services Delivery. The plan and associated programs will allow the Town s Economic Development Department to promote the community as aggressively seeking new investment through targeted financial assistance programs. ALTERNATIVE(S) 27. The following alternatives are available for Committee consideration: Alternative #1 The Committee could recommend that Community Improvement Plan not be forwarded to Statutory Public Meeting and that changes to the plan be undertaken first. This alternative is not recommended as staff feel the plan reflects the feedback received from the general public and business community and is consistent with both the Community-based Strategic Plan and Community Adjustment Plan. EXISTING POLICY 28. The Town s current Community Improvement Plan will be utilized until a new plan is adopted. 29. It is expected that based on recent direction from Council, that a review of the Downtown Facade and Signage Guidelines will be undertaken as part of the recommendations regarding 2013 Programs to be implemented under the new Community Improvement Plan. FINANCIAL IMPLICATIONS 30. While this current action has no financial implications, the development of the Plan was undertaken through contract with Zelinka Priamo Ltd. at a cost of $35,992.50 (net of HST rebate). 72.6% of the cost was received from FedNor. 31. Future financial implications will be identified through the recommendations regarding 2013 Programs to be implemented under the new Community Improvement Plan. As noted in the plan, the Consultants are recommending an annual budget of $40,000 (not including the value of loans). C. Kelley, Director of Economic Development D. Rahkola, MCIP, RPP Assistant Director of Development Services 13
Staff Report DS034-12 Page: 1 TO: FROM: SUBJECT: Councillor L. Cragg, Chair and Members of the Director of Development Services, K. Horrigan Planner III, M. Holmes Site Plan Application DA/27-12 (McMurray Street Investments Inc.) RECOMMENDATION 1. That site plan application DA/27-12 for the property described as Part of Lot 1, Concession 2, Bracebridge Ward of the Town of Bracebridge, being Parts 1 and 3 of Plan 35R-22861, be approved to retain a portion of the existing building and the construction of two new residential condominium building to contain a temporary Sales Centre and a total of seventy five (75) residential units, subject to the following: ORIGIN 1.1. That the Applicant enters into a Site Plan Agreement with the Town of Bracebridge to be registered on title. 1.2. That the Site Plan Agreement contains the provision that only a Sales Centre is permitted until such time as a servicing agreement is entered into with the District of Muskoka. 1.3. That the Applicant submits a revised fire route plan showing slopes of all fire routes, the radius of corners for the fire route, location for fire connections at the building, and distances from the fire route to the main entrance of the two proposed buildings. 1.4. That the Site Plan Agreement contains the provision that the Applicant is aware that the existing available municipal parking on McMurray Street is not exclusive to the proposed development; 1.5. That the Applicant provides a revised site plan showing a paved public pedestrian linkage between McMurray Street and Armstrong Street to the satisfaction of the Director of Development Services and the Director of Public Works; 1.6. That the Applicant provides a report on the condition of the existing 400mm diameter CSP storm sewer to verify that it can accommodate a storm sewer connection from the proposed development and should the report indicate that the pipe has selection loss; the existing CSP is to be replaced by the Applicant; and 1.7. That the Site Plan Agreement contains the provision that upon the review of restricting traffic flow on McMurray Street, the turning movements at the proposed entrances onto McMurray Street may be restricted. 2. A site plan application has been submitted by Planscape Inc. on behalf of McMurray Street Investments Inc. for the subject lands located at 26 McMurray Street, and legally described as Part of Lot 1, Concession 2, Bracebridge Ward of the Town of Bracebridge, being Parts 1 and 3 of Plan 35R-22861. 3. The subject property is a total of 2.3 hectares (5.7 acres) with approximately 74 metres (244 feet) of frontage on McMurray Street, 105 metres (345 feet) of frontage on Quebec Street and 27.6 metres (91 feet) of frontage on Armstrong Street. 14
Staff Report DS034-12 Page: 2 4. The subject lands slope from McMurray Street down to the previous sports fields to the west of the subject lands, with the largest slope being at the west end of the site. The property contains the previous Bracebridge Muskoka Lakes Secondary School (BMLSS). 5. Site Plan approval was granted on the subject lands in July 2009, which permitted the existing building on the site to be used as a Senior Citizens Home with 153 accommodation rooms. 6. The applicant is now proposing to retain the original portion of the existing building, being the front portion of the old high school and demolish the remainder of the building. The original front portion of the old high school is proposed to contain a sales centre and will contain eight (8) residential units. The applicant is then proposing to construct two residential buildings, with one building containing fifty six (56) residential units and the second building containing eleven (11) residential units. The subject lands will contain a total of seventy five (75) residential units, which will be condominiumized. 7. The subject property is proposed to contain a parking garage under the residential buildings that will contain seventy eight (78) parking spaces. These seventy eight (78) parking spaces will be accessed from a proposed entrance off of Quebec Street. An additional thirty six (36) parking spaces will be located to the rear of the proposed buildings for the purposes of visitor parking. These thirty six (36) parking spaces will be accessed by the existing entrance off of McMurray Street. 8. A Senior Citizens Home is proposed on the western portion of the subject lands, however the Senior Citizens Home is not part of this site plan application and an amended site plan application will be required when that phase of the development occurs. 9. A location map is attached hereto as Appendix A. 10. The site plan as submitted on June 15, 2012, is attached hereto as Appendix B. A larger scale plan is available in the Development Services Department for review and will be placed in the Council Chambers for review prior to the meeting. 11. An existing conditions plan as submitted on June 15, 2012, is attached hereto as Appendix C. A larger scale plan is available in the Development Services Department for review and will be placed in the Council Chambers for review prior to the meeting. 12. Building elevations as submitted on June 15, 2012, is attached hereto as Appendix D. A larger scale plan is available in the Development Services Department for review and will be placed in the Council Chambers for review prior to the meeting. 13. The landscape plan as submitted on June 15, 2012, is attached hereto as Appendix E. A larger scale plan is available in the Development Services Department for review and will be placed in the Council Chambers for review prior to the meeting. ANALYSIS 14. The subject property is currently zoned Residential Type 4 Special 26 Holding (R4-26H) according to Comprehensive Zoning By-law 2006-120, as amended. The subject property was rezoned from Institutional (I) to Residential Type 4 Special 26 Holding (R4-26H) by Zoning Bylaw 2012-047, which was passed by Council on June 6, 2012. 15
Staff Report DS034-12 Page: 3 15. The Residential Type 4 Special 26 Holding (R4-26H) Zone permits only a Sales Centre for the proposed residential dwelling units until such time as a servicing agreement is entered into with the District of Muskoka. Once the Holding (H) Symbol is removed by By-law, the permitted are all those uses in the Residential Type 4 Special - 26 (R4-26) Zone which includes all uses in the Residential Type 4 (R4) Zone and a Senior Citizens Home. The Residential Type 4 Special - 26 (R4-26) Zone would also contain the following provisions: 15.1. The minimum exterior side yard setback is 3.0 metres; 15.2. The minimum setback from the centre line of Quebec Street is 9.5 metres 15.3. The minimum setback from the east interior side lot line is 0.6 metres for the first storey of the structure; 15.4. The maximum height for one building is 16.2 metres and 13.1 metres for a second building; 15.5. A mechanical room is permitted to project 3.9 metres above the roof; and 15.6. That the development is deemed to comply to the Zoning By-law during phasing of the development 16. The proposal would meet all the requirements of Comprehensive Zoning By-law 2006-120, as amended. 17. The subject lands are located within Residential designation of the Town of Bracebridge Official Plan. The Residential designation, as outlined in Section C.3.2 permits a broad range of residential dwellings types at varying densities along with compatible uses that are complementary to and serving the primary residential use. These compatible uses include community facilities, home occupations, convenience commercial and open space uses. 18. Section A.4.4.1 of the Official Plan of the Town of Bracebridge states that the Urban Area should be the most intensely developed type of settlement. 19. Section A.5.5.2 of the Official Plan of the Town of Bracebridge states that intensive development should be directed to locations where municipal servicing infrastructure is available or can be provided in a cost effective manner. 20. Section A.5.6.1 of the Official Plan of the Town of Bracebridge states that residential goals are to provide the present and future residents of Bracebridge a full range of housing types and densities to meet projected demographic and market requirements in a fashion that supports the overall goal of mixed uses, visual attractiveness and pedestrian scale. 21. Section A.5.6.3 of the Official Plan of the Town of Bracebridge states that opportunities for residential intensification should be identified throughout the urban area. 22. Section B.6.3.1 of the Official Plan of the Town of Bracebridge states that the following criteria shall be considered when evaluating proposals for housing intensification and infilling within established neighbourhoods: 22.1. Availability of municipal services to accommodate increased demand, including such services as water, sanitary sewers, storm drainage and parkland; 22.2. Off-street parking is adequate; 16
Staff Report DS034-12 Page: 4 22.3. Compatibility with the existing neighbourhood character in terms of scale, massing, height, siting, setbacks, parking and amenity area so that a transition between existing and proposed uses is provided; 22.4. Existing vegetation is maintained where possible; 22.5. Community services and other neighbourhood conveniences are accessible; and 22.6. Capability to provide adequate buffering and other measures to minimize any identified impacts. 23. Section C.3.6 of the Official Plan of the Town of Bracebridge encourages a variety of residential development type, tenure size and location. 24. Section C.3.10 of the Official Plan of the Town of Bracebridge contains density ranges for residential development. High density development being apartment dwelling units require a maximum density of 60 units per hectare (24 acres). 25. Section C.3.11 of the Official Plan of the Town of Bracebridge contains criteria for multiple unit residential development. The development must be provided with municipally piped water and sewer services, the site must have appropriate access for both vehicular and pedestrian access and the development should be compatible with adjacent type and form or residential development. When apartment style development is proposed adjacent to single detached dwelling development, increased buffers and setbacks shall be utilized. 26. Section C.3.11 also states that the development should be in close proximity to open space and/or recreational facilities. Section 3.11 also requires the development be in close proximity to a collector or an arterial road and Quebec Street is a collector road. 27. The proposal conforms with the Official Plan of the Town of Bracebridge, is appropriate and represents good planning. 28. Comments received from the Town of Bracebridge Chief Building Official indicate a revised fire route plan be received showing slopes of all fire routes, the radius of corners for the fire route, location for fire connections at the building, and distances from the fire route to the main entrance of the two proposed buildings. The building permit will also be required to show that all access routes will conform to Section 3.2.5 of the Ontario Building Code. 29. Comments received from the Town of Bracebridge Fire Chief indicate no concerns. 30. Comments received from the Town of Bracebridge Public Works Department indicate the following recommendations: 30.1. That the Applicant be made aware that the existing available municipal parking on McMurray Street is not exclusive to the proposed development; 30.2. That the Applicant incorporates into the site plan a paved public pedestrian linkage between McMurray Street and Armstrong Street; 30.3. That the existing 400mm diameter CSP storm sewer located adjacent to the subject property must be inspected to confirm that it is in satisfactory condition to accommodate a storm sewer connection from this development. Should the inspection discover that the pipe has selection loss; the existing CSP is to be replaced; and 17
Staff Report DS034-12 Page: 5 30.4. That the applicant be made aware that staff are looking into the feasibility of restricting traffic flow on McMurray Street, which may have an impact on full turning movements at the proposed entrances onto McMurray Street. Although such a restriction would not necessitate an amendment of the proposed site plan, the applicant should be made aware of the review that is currently underway. 31. Comments received from the District of Muskoka indicate an agreement will be required respecting the provision of municipal services between the District of Muskoka and the applicant. 32. Comments received from Lakeland Power Distribution Limited indicate that Lakeland Power has been made aware of the amended site plan for this property and they are working with the applicant in regards to their electrical requirements. 33. Comments received from Hydro One Networks Inc. indicate no concerns. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 34. The site plan is well aligned with the community-based strategic plan objectives: A Vibrant, Prosperous and Economically Sustainable Community 35. The rezoning is in keeping with the Community Based Strategic Plan as it will also aid creating a vibrant, prosperous and economically sustainable community by offering a diversified range of housing and creating affordable housing in a healthy, livable community. ALTERNATIVE(S) 36. The following alternative is available for Committee s consideration: Alternative #1 The Committee could decide that the site plan application is not appropriate. This alternative is not recommended as the proposal conforms with the Town of Bracebridge Official Plan and Comprehensive Zoning By-law. EXISTING POLICY 37. Town of Bracebridge Official Plan 2005. 38. Town of Bracebridge Comprehensive Zoning By-law 2006-120, as amended. 18
Staff Report DS034-12 Page: 6 FINANCIAL IMPLICATIONS 39. The applicant will be required to provide securities for the construction of all outdoor works in the amount of 100% of the cost of the works. Upon the receipt of written completion of the required outside works to the satisfaction of the Town, a site visit is conducted to determine completion. If the works are completed, securities are released less the 15% holdback for one year. The applicant will also be responsible for the cost of making application to the Town of Bracebridge to have the Holding Symbol removed once a servicing agreement has been entered into with the District of Muskoka. Kim Horrigan, Director of Development Services Matthew Holmes, Planner III 19
Staff Report DS034-12 Page: 7 Appendix A Location of Subject Property 20
Staff Report DS034-12 Page: 8 Appendix B Site Plan 21
Staff Report DS034-12 Page: 9 Appendix C Existing Conditions 22
Staff Report DS034-12 Page: 10 Appendix D Building Elevations 23
Staff Report DS034-12 Page: 11 Appendix E Landscape Plan 24
Staff Report DS035-12 Page: 1 TO: FROM: SUBJECT: Councillor L. Cragg, Chair and Members of the Director of Development Services, K. Horrigan Planner III, M. Holmes Rezoning Application ZA/17-11 (340698 Ontario Inc.) RECOMMENDATION 1. That, based on the planning merits, the property described as Part of Lot 56 of Plan 9, Monck South Ward of the Town of Bracebridge be rezoned from Shoreline Residential Type 1 (SR1) to Shoreline Residential Type 1 Special 59 (SR1-59). 2. That further notice is not required pursuant to Section 34(17) of the Planning Act, R.S.O. 1990 c.p.13, as amended. ORIGIN 3. An application was received from Wayne Simpson and Associates on behalf of 340698 Ontario Limited for a zoning amendment of the subject lands located on the west side of Eilean Gowan Island, legally described as Part of Lot 56 of Plan 9, Monck South Ward of the Town of Bracebridge, more particularly described as Parts 2 and 3 of Plan 35R-23588. 4. The property is a total of 1.06 hectares (2.62 acres) with 53.3 metres (175 feet) of frontage on Lake Muskoka. 5. Severance application B/14/11/BR was conditionally approved on the subject lands on November 1, 2011. The purpose of the severance application was to sever off a 0.42 hectare (1.04 acre) parcel with no frontage, to be added to the adjacent lot to the northwest. One of the conditions of the severance is that the retained parcel be appropriately zoned to recognize the lot frontage and the existing accessory structure located at the water s edge. 6. The rezoning application was heard by the on November 23, 2011 and was deferred subject to the following: 6.1. Confirmation that the applicant has removed the wood stove from the accessory building; and 6.2. An inspection is performed by a Town of Bracebridge Building Inspector to ensure the accessory structure is built as per the Ontario Building Code. 7. The Chief Building Official of the Building Branch has confirmed that the woodstove has been removed and that the final inspection has been completed on the accessory structure. 8. A map showing the location of the subject lands can be found in Appendix A. 9. A map showing the zoning and surrounding zoning of the subject lands can be found in Appendix B. 10. The severance sketch from application B/14/11/BR can be found in Appendix C. 25
Staff Report DS035-12 Page: 2 ANALYSIS 11. The subject property is currently zoned Shoreline Residential Type 1 (SR1) according to Comprehensive Zoning By-law 2006-120 as amended. 12. The proposed zoning by-law would amend By-law 2006-120 by rezoning the subject lands from Shoreline Residential Type 1 (SR1) to Shoreline Residential Type 1 Special 59 (SR1-59). The Shoreline Residential Type 1 Special 59 (SR1-59) Zone would permit all uses in the Shoreline Residential Type 1 (SR1) Zone with the following provisions: 12.1. The minimum lot frontage is 26 metres; 12.2. The existing accessory structure is permitted prior to a detached dwelling; 12.3. The existing accessory structure cannot be used for human habitation; and 12.4. The existing accessory building cannot be enlarged. 13. The subject lands are located within the Waterfront designation of the Town of Bracebridge Official Plan. The Waterfront designation, as outlined in Section B.2.6, permits single detached residential dwellings, open space, marine related commercial and some major tourist commercial and marina establishments. 14. Section A.4.4.7 of the Official Plan of the Town of Bracebridge states that the waterfront is a unique recreational resource and land asset and, as such, development should enhance and protect those environmental qualities that contribute to its attraction. 15. Section A.5.6.1 of the Official Plan for the Town of Bracebridge states that residential goals are to provide the present and future residents of Bracebridge a full range of housing types and densities to meet projected demographic and market requirements in a fashion that supports the overall goal of mixed uses, visual attractiveness and pedestrian scale. 16. The rezoning conforms to the Principles and Goals in Section A of the Town of Bracebridge Official Plan by limiting the development of the property to the existing structure at the existing size until the land is developed with single detached residential development that enhances and protects the natural environmental and provides a range of housing type. 17. Section B.4.16 of the Official Plan for the Town of Bracebridge states that development on private services shall be limited to low effluent producing uses which do not generate large quantities of liquid effluent or create discharge, which would be an environmental hazard to ground water. 18. Section B.10.1 of the Official Plan of the Town of Bracebridge states that new development shall be compatible with: 18.1. Other legal land uses in the vicinity so as to ensure the continued operation of such uses and to allow expansion where feasible and appropriate to such uses; and 18.2. The type and character of the community in which the use is being proposed. 19. The rezoning conforms to the General Development Policies in Section B of the Town of Bracebridge Official Plan by permitting low effluent uses that will be in character with the area. 26
Staff Report DS035-12 Page: 3 20. The proposal conforms with the Official Plan of the Town of Bracebridge, is appropriate and represents good planning. 21. Comments received from the Town of Bracebridge Chief Building Official indicates that the wood stove in the accessory structure has been removed, and a final inspection has been completed for the accessory structure. 22. Comments received from the Town of Bracebridge Public Works Department indicate no concerns regarding this application. 23. Comments received from the District of Muskoka indicate no concerns regarding this application. LINKAGE TO COMMUNITY BASED STRATEGIC PLAN 24. The rezoning is well aligned with the community-based strategic plan objectives: A Green, Mindful and Environmentally Sustainable Community A Vibrant, Prosperous and Economically Sustainable Community 25. The rezoning is in keeping with the Community Based Strategic Plan as it will aid in creating a green, mindful and environmentally sustainable community by improving the ratio of permanent population to seasonal population. The rezoning is in keeping with the Community Based Strategic Plan as it will also aid in creating a vibrant, prosperous and economically sustainable community by offering a diversified range of housing. ALTERNATIVE(S) 26. The following alternative is available for Committee s consideration: Alternative #1 The Committee could decide that the rezoning application is not appropriate. This alternative is not recommended as the proposal conforms with the policies of the Town of Bracebridge Official Plan in that the use is permitted in all land use designations and the use will be compatible with the area. EXISTING POLICY 27. Town of Bracebridge Official Plan 2005. 28. Town of Bracebridge Comprehensive Zoning By-law 2006-120, as amended. FINANCIAL IMPLICATIONS 29. Nil. Kim Horrigan, Director of Development Services Matthew Holmes, Planner III 27
Staff Report DS035-12 Page: 4 Appendix A Location of Subject Property 28
Staff Report DS035-12 Page: 5 Appendix B Surrounding Zoning 29
Staff Report DS035-12 Page: 6 Appendix C B/14/11/BR Severance Sketch 30