Alex Smith of Michael Smith Planning Consultants, Agent for the applicant, provided a summary of the application;
- 20-unit purpose-built rental townhouse development, south side of Dovedale Drive
- 25.59 metre frontage, 5.05 hectares, proposed development area covers 0.67 hectares of western portion of property, outside natural heritage features and proposed vegetation protection zone
- blue heron colony on eastern portion of woodland, proposed development located 120 metres from the limit of the colony, no impacts anticipated
- majority of subject land covered by significant woodlands, contains unevaluated wetlands
- rezone from Rural to Medium Density Urban Residential and Site Specific Open Space
- 3 townhouse blocks, 10 visitor parking spaces, privately fenced back yards to mitigate impacts to natural heritage features, 36 square metres of amenity area for each resident
- development to be set back a minimum of 6 metres from the watercourse to the west, encroachment into vegetation protection zones, compensation discussed in EIS
Brittany Dobrindt;
- proposal on a private road
- site specific regulations not required for residential portion as proposal will adhere to R3 zone requirements
- department and agency comments summarized
- issues requiring consideration include; ensure tenure remains as purposed built rental, adequacy of on-site amenity space, adequacy of access from site to trail network and Bayview Park, adequacy of proposed compensation program for loss of natural features, suitability of proposed zoning provisions including potential holding symbol in relation to final approval of the Keswick Secondary Plan, adequacy of road access to the site and servicing allocation assignment
- recommendations
Elisa Dong, 65 Tim Jacobs Dr, Keswick, adjacent to subject property, proposed site is on a wetland and woodland, building upon a wetland will lead to flooding, there is no way to adequately compensate for the loss of wetlands, recommends the developer reassess the situation and consider how they will impact neighbouring residents for flooding that will occur in future. A lot of ecological biodiversity in that area will be negatively affected including a rise in the mosquito population due to lack of predators to control them.
Mr. Dong, 65 Tim Jacobs, believes there has been too much construction in this already, another project will create more construction noise, and more construction will destroy the environment that includes hundreds of birds.
Alex Smith responded to comments made by the public;
- Lake Simcoe Region Conservation Authority has no concerns
- anticipates further clarification of stormwater management report through the site plan process
- construction prohibited during certain periods to ensure no negative affects on the blue heron colony; project located over 120 metres from the colony
Brittany Dobrindt;
- no development proposed on the wetland portion
- exact number of trees to be removed to be determined through site plan process, only location for proposed tree removal is in the northern portion to allow driveway access
Denis Beaulieu advised that allocation is set aside for purpose-built rentals, staff in the process to ensure that will remain the case
Council;
- ensure setbacks from wetland and woodland are sufficient
- investigate location of homes between shallow slopes and potential for future flooding created by impact to wetland
- include written agreement to ensure whomever maintains the property will maintain the trees as well
- additional drainage equipment and measures required to ensure future residents are well protected against potential flooding
- encroachment beyond residential fences; upkeep standards of the area by management beyond the fencing, management strategy, protection of the Open Space area
- layout of trail system and how it connects to Tim Jacobs Drive
- management plan for purpose-built rental
- ensure buildings are insurable and as part of rental/management strategy, ensure part of management strategy includes insurance/contents insurance due to surrounding water
- management plan; upkeep of rain gardens by certified individual
- opportunity for platform against buffer zone to indicate protection of naturalized area
- ensure interested parties are aware of links to Keswick Secondary Plan
- bicycle racks
Brittany Dobrindt;
- working with applicant regarding adequacy of tree compensation
- ensure amenity space is adequate to discourage encroachment into buffer area
- vegetation protection zone to be included in zoning bylaw amendment as a natural buffer
- trail connections being determined
- determine inclusion of insurance as part of site plan agreement and brought back to Council
Denis Beaulieu; expects appeal to Keswick Secondary Plan to have no material impact on timing of this project