Planning and Development Committee Agenda. January 10, :00 p.m. Town Hall. 160 Livingston Avenue

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1 TOWN OF GRIMSBY Planning and Development Committee Agenda January 10, :00 p.m. Town Hall 160 Livingston Avenue A. Call to Order B. Disclosure of Interest C. Open House i) Winston - Oakes Road, Draft Plan of Subdivision and Zoning Amendment Applications D. Reports i) E. Minutes i) Public Meeting Minutes Central Avenue, Zoning Amendment & Draft Plan of Condominium Applications F. New Business G. Adjournment Page 1 of 27

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3 Winston - Oakes Road, Draft Plan of Subdivision and Zoning Amendment Applications Page 3 of 27

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9 P.A REPORT TO: RE: Alderman N. DiFlavio, Chair and Members of the Planning & Development Committee Downtown Grimsby Façade Improvement Grant Program Application, John Dunstall, 15 DATE: January 10, RECOMMENDATION That Report P.A , regarding the recommendation that the Town of Grimsby approve the Downtown Façade Improvement Grant Application for John Dunstall at 15, be received and that the application attached to this report as Appendix A be forwarded to Council for approval. 2.0 BACKGROUND 2.1 SITE DESCRIPTION An application has been received for the Downtown Façade Improvement Grant Program by the owner of the property at 15. The application proposes to replace the existing front façade with no change to the structure of the building. Enclosed as Appendix A to this report is the application and associated documentation. The location of the subject site can be seen in Figure 1 below. Figure 1. A map depicting the subject site located at 15 indicated by the yellow outline. (Source: Mitown 1.4, January 2012). Page 9 of 27

10 John Dunstall, 15, Grimsby ON The subject property is not designated under Part IV of the Heritage Act and it is not listed on the Heritage Inventory as approved by Council under Section 27(1.2) of the Heritage Act. The property was originally used as the Police and Fire Services building and has most recently had mixed uses including apartments on the upper floor and commercial uses on the ground floor. Currently the site operates as the headquarters for the Chamber of Commerce on the ground floor and the upper level is divided into apartments for residential use. 2.2 PROPOSED WORKS The subject proposal for 15 includes removing the existing bubble awnings and stucco storefront. The proposed façade treatment includes repair and repointing of brickwork where necessary and the installation of new windows on the upper and lower floors. The upper floor window installation will comprise of three windows in a 2 over 2 pattern with new concrete sills. The lower floor storefront area windows will be three fixed vinyl windows and will create a largely glazed storefront appearance. The remaining storefront area will be sided with Hardie Board siding and the upper floor windows will also be trimmed in a Hardie Board material. The current concrete walkway will be replaced with new stamped concrete that will give the appearance of a cobblestone look (Figures 2 and 3). In addition to material for brickwork repairs and for glazing, the selected new materials include glazing and James Hardie Siding and Trim which offers a maximum durability and resistance to freezing climate/moisture. The materials are low maintenance and can be painted if desired. Page 2 of 15 Page 10 of 27

11 John Dunstall, 15, Grimsby ON Figure 2. The above image depicts the building at 15, Grimsby. The building s front façade is comprised of red brickwork with a stucco storefront. The stucco and bubble awnings would be removed in the proposal and the brickwork would be repaired and repointed as necessary. Two of the upper floor concrete sills are cracked and therefore replacement of all three sills has been proposed to ensure they are matching. Three new windows (2 over 2) would be installed on the upper floor and would be trimmed with Hardie Board. The stucco area of the building would be replaced with three large windows, storefront paneling from the Hardie Board system and two custom steel doors. (Source: Town of Grimsby, 2011). Page 3 of 15 Page 11 of 27

12 John Dunstall, 15, Grimsby ON Figure 3. The above image depicts the proposed façade works for 15. The proposed 2 over 2 windows on the upper level can be seen in the above drawing as well as the new storefront area. The siding and paneling around the storefront windows would be Hardie board as would the trim around the upper floor windows. The two doors on the ground level would be custom steel doors. It should be noted that the current proposal does not include the black dotted lines shown on the drawing. These areas of the drawing require further discussion before any subsequent proposals are made. (Source: cpdesign, 2011). 2.3 CONTRACTOR QUOTE A quote has been prepared by Greg Delong of Delong s Contracting and Design for the sum of $19, plus HST. A breakdown of the quote is as follows: Clean, point and repair all existing brickwork; Install 3 upper windows and trim with Hardie Board; Replace lower bay window with 3 fixed vinyl windows as per drawing; Replace both doors with new steel custom taller doors; Trim remaining wall with Hardie Board as per drawing; Replace front walkways and concrete work with new stamped concrete cobblestone look; Signage not included; Install lighting as required; and Replace stone sills on all three upper windows. Labour and Materials cost is $19, plus HST. Page 4 of 15 Page 12 of 27

13 John Dunstall, 15, Grimsby ON 3.0 COMMENTS Staff from the Town of Grimsby Planning Department consulted with the owner of 15 Main Street East prior to the submission of the attached application and are of the opinion that the proposal conforms with the Downtown Grimsby Design Guidelines. The Town of Grimsby Finance Department was consulted regarding the acceptance of 2011 and 2012 applications. It was agreed that applications received in 2011 would be eligible for the allotted 2011 grant money even though the associated reports, by-law and grant agreement will be dealt with in The subject application was received on December 21, 2011 and therefore constitutes a 2011 application. 4.0 CONCLUSION In summary, Town Planning Staff recommend that the application attached to the report as Appendix A be forwarded to Council for approval. Respectfully Prepared by: ORIGINAL SIGNED BY: Janice Hogg Junior Heritage Planner Respectfully Submitted by: ORIGINAL SIGNED BY: Michael Seaman, MCIP, RPP Director of Planning /jh Attachment Appendix A: 15 Application for the Downtown Grimsby Façade Improvement Grant Program (Contains the selected contractor quote, Delong Contracting & Design) Attachment Appendix B: Alternate contractor quote, Tarbutt Construction Ltd. Page 5 of 15 Page 13 of 27

14 John Dunstall, 15, Grimsby ON Appendix A- 15 Application for the Downtown Grimsby Façade Improvement Grant Program (Contains the selected contractor quote) Page 6 of 15 Page 14 of 27

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21 John Dunstall, 15, Grimsby ON APPENDIX B- ALTERNATE CONTRACTOR QUOTE Page 13 of 15 Page 21 of 27

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25 CORPORATION OF THE TOWN OF GRIMSBY PUBLIC MEETING Minutes of a Public Meeting held on Tuesday, December 13, 2011, at 7:10 p.m., at the Town Hall, 160 Livingston Avenue, Grimsby PRESENT: Alderman N. DiFlavio, Chair Alderman D. Wilson Alderman M. Seaborn Alderman J. Johnston Member J. Gillespie Member N. Andreychuk Member H. Chard ABSENT: Mayor R. Bentley STAFF: Michael Seaman, Director of Planning Walter Basic, Planner & Nancy Simon Zoning Clerk/Administrative Assistant, J. Hogg, Junior Planner Alderman D. Kadwell was also present. Prior to the Public Meeting the Chair noted the following: only those persons or public bodies who make an oral submission at a public meeting, or make a written submission to Council before a zoning by-law amendment is passed, or the applicant may appeal to the Ontario Municipal Board the approval of the zoning amendment or draft plan of condominium approval. The purpose of the Public Meeting was to hear the comments of the residents with respect to a Zoning Amendment and Draft Plan of Condominium application for Central Avenue. Notice of Public Meeting was circulated to relevant property owners within 120 metres of the subject lands on November 29, James Webb, Webb Planning Consultants and Paul Phelps of Phelps Homes & Associates were in attendance in support of the application. Walter Basic, Planner gave an overview of the application and the staff report. He noted the subject lands are located on the north side of Central Avenue with frontage on Central Avenue and Marlow Avenue. Currently there are 3 lots, an existing dwelling which is unoccupied and an active greenhouse business. On the easterly side the greenhouses have now been removed. The total area is 11.5 acres. He outlined the setting of the subject lands; details of the proposal; planning policies; public and agency comments; the background of the delay caused by the discovery of Butternut Trees on the property; and the resulting modifications to the plan. Staff recommendations: includes a restriction in the height of the units along the perimeter of the development to one storey which would eliminate the overlook impact of housing along Central Avenue; adequate buffering between the development and existing housing including the retention of the existing hedgerows; a common area along the side yards of the proposed units which would be maintained by the condominium corporation; the access beside 217 Central Avenue be shifted to the west side and that additional landscaping be incorporated; that there will be no upper floor windows facing the existing single homes; and that there will be a 30 metre setback from CN railway. Public Meeting Minutes Central Avenue, Zoning Amendment & Draft Plan of Condominium Applications Page 25 of 27

26 James Webb Mr. Webb noted that it has been 2 years since the Open House. During that time the applicant has worked diligently with staff to address the concerns that were noted during the Open House. He noted that the applicant is in agreement with all of the recommendations made by the Town. He requested a minor revision to Condition #6 by deleting the numeric reference of 4 with respect to the accommodation of additional parking. George Bruce Questioned what the distance between his lot line and the first unit is. Mr. Webb responded that the exact dimension is unknown at this time but there will be a common element there and that all 25 of the units on the perimeter will be one storey units. He stated that there will be a range of 2 to 3 metres for the side yards of units which back onto Central Avenue homes. Mr. Bruce also questioned what the units will look like. Mr. Webb stated that no specific models have been decided upon yet, but suggested that Mr. Bruce take a look at the website for Phelps Homes as all the models that they are currently building are displayed there. Linda Videto Questioned the one storey backing onto Central Avenue if the condominium corporation will maintain the existing cedars. She also had concerns about the waste water and drainage and the water runoff remaining on her property. Alderman DiFlavio responded that there are laws regarding drainage and that water runoff cannot impact neighbouring properties. The site plan agreement for the development will address any drainage issues. Maryann Barich Questioned the two accesses, Marlow Avenue and Central. Ms. Barich also had questions regarding the upgrading of Central Avenue and Marlow and potential widening of these roads. Mr. Basic responded that the road allowance is approximately 66 ft. wide and that there is no intention of widening the road. He noted that the improvements proposed by the Public Works Department are an upgrading of the road surface and the water mains. Cornelia Kuijvenhoven She noted that Central Avenue is too narrow for the current traffic. Clive Graham Mr. Graham was concerned about dirt that would be blown onto existing homes from construction. He also questioned whether or not the units on the west side will be one storey as well as the restriction on windows fronting onto existing backyards. Joanne Dykstra Ms. Dykstra felt that the developer had complied with many of the original concerns. She noted that she still had concerns with respect to whether or not the development would be for an adult lifestyle because they are two storeys and the two parking spaces per unit. She does not agree with two storey units and would prefer one storey in order to limit traffic. She noted that there are no sidewalks in the development and that there is a need for sidewalks on the other side of Central Avenue and Marlow Avenue. She also asked if all three of the properties have been secured by the developer. Paul Phelps responded that they are still in negotiations for the middle property but the other two properties have been secured. Steve Muys He asked about the size of the units. Mr. Webb responded that the final designs have not yet been done. Mr. Muys also noted that there is no need for sidewalks and he would like to see the units kept at one storey. He also questioned if there would be a noise attenuation study done along Marlow Avenue and noted that there is currently a problem with the noise from the QEW. He noted that he is concerned about additional noise being funneled down Marlow Avenue from the development. The developer stated that there would only be a noise attenuation study done for the development. Isaac Van Geest Mr. Van Geest questioned whether or not the development could proceed without the inclusion of the middle piece. Mr. Phelps responded that it was not his intention to proceed without the middle piece. He noted that the development would be done in 2-3 phases. Dave Anderson Mr. Anderson had concerns about the exit onto Central Avenue and the impact that would have on his home which is directly across the street. Public Meeting Minutes Central Avenue, Zoning Amendment & Draft Plan of Condominium Applications Page 26 of 27

27 There was a general discussion amongst Committee Members with respect to density, waste collection and whether or not perspective purchasers will be advised that it is private waste collection. There being no further comments the public meeting was adjourned at 8:30 p.m. Ald. N. DiFlavio,Chair M. Seaman, MCIP, RPP Director of Planning Public Meeting Minutes Central Avenue, Zoning Amendment & Draft Plan of Condominium Applications Page 27 of 27