That on the recommendation of the Manager
of Development Services & Planning Liaison, the following actions be
taken with respect to the site plan approval application for a commercial
building submitted by 2261531 Ontario Limited (York Developments), relating
to the property located at 1103 Adelaide Street North:
a) pursuant
to section 13.7 of the Council Procedure By-law, the actions of the Municipal
Council taken at its meeting of April 30, 2013, related to the adoption of
clause 4 of the 9th Report of the Planning and Environment Committee,
concerning the property located at 1103 Adelaide Street North BE
RECONSIDERED;
b) the
Approval Authority BE ADVISED that there were no issues raised at the public
participation meeting of the Planning and Environment Committee with respect
to the Site Plan application for the commercial building at 1103 Adelaide
Street North;
c) the
Approval Authority BE ADVISED that the Municipal Council supports the Site
Plan application for the commercial building at 1103 Adelaide Street North,
with the removal of the prohibition of the entrance/exit onto Huron Street
and the road widening to be consistent with the property located at 1135
Adelaide Street North, which is 6.1 metres off the property line;
d) the Civic Administration BE
ASKED to review their request for enhanced landscaping;
e) the
London Transit Commission BE REQUESTED to improve the two subpar bus stops on
Huron Street;
f) the
Civic Administration BE DIRECTED to undertake, as a 2014 Capital Project, improvements
to Huron Street, including, but not limited to, curbs, gutters, sidewalks,
traffic calming measures and a delineation between the road and private
property;
g) the
Civic Administration BE DIRECTED to assist York Developments to proceed with
a minor variance for the rear yard setback; and,
h) the
Civic Administration BE DIRECTED to proceed with a minor variance application
for the property located at 1135 Adelaide Street North;
it being noted that it was the intent of
the Municipal Council to interpret the 3.4 metre rear yard setback as the
side yard setback; and,
it being further noted that the developer
and the community are in agreement with respect to the 3.4 metre side yard
setback;
it being pointed out that at the public
participation meeting associated with this matter, the following individuals
made oral submissions in connection therewith:
• Ali
Soufan, York Developments Limited, applicant – indicating that this proposal
has been two years in the process; indicating that, when he first started the
process, he did not think that, two years later, he would still be talking
about the redevelopment of an existing building; noting that the application
is for the redevelopment of the former Harry’s Automotive; advising that the
building was originally 10,000 square feet when they purchased it and, with
the demolition of a portion of the building, the building is now 8,500 square
feet; indicating that there are four key components that they feel are
necessary to have this proposal be successful; advising that one of their
concerns is the road widening dedication; noting that there are three road
widening lines, the 19.5 metres, as identified in the Transportation Master
Plan, the 18 metres as outlined in the existing by-law and their neighbours
to the north, the Z Group building located at 1135 Adelaide Street North,
which has a smaller set back; advising that the distance between the parking
stalls on the east side of the property from the west side of the property is
6.7 metres, which is the minimum distance needed for an access lane for
emergency vehicles or two way traffic; advising that the City’s proposed
widening would eliminate not only the parking spots along Adelaide Street
North, but also the drive aisle access; noting that this renders the site
non-usable and would put him in contravention of the Act; advising that, what
they are proposing is the blue line on his drawing; noting that the blue line
represents the same widening as their neighbours to the north; indicating
that the 24 spots that are in question, along Adelaide Street, have not been
considered in their parking ratio so they meet the test under the Parking
by-law; advising that this is a Tim Horton’s proposal, and, at certain peak
hours, Tim Horton’s needs all the parking spots they can get on the site;
leading into his next comment relating to the landscaped areas; requesting
that the Committee look at the 3D renderings that they have put together;
advising that the landscaped areas that they have proposed meet and/or exceed
the landscaped open space coverage under the by-law, which is 15%; indicating
that their plan outlines tree plantings wherever we can fit the trees in, as
well as, planting beds along Adelaide Street North and along the three
boundaries, south east and north; indicating that they have made arrangements
with their neighbours to the west to do plantings on their property as well
as beefing up their plantings; noting that this creates a 360 degree buffer;
indicating that, between pedestrian connections and lush landscape
implementations, they think that they have met the test; advising that, to
increase the landscape coverage on this site and taking away eight or nine
parking spots does not meet the test of reasonableness; indicating that the
third point has been a little touchy through the process and he can candidly
admit that; indicating that the access onto Huron Street was a thought that
may have made sense at the time; advising that he thinks that some of the
language in the Council resolution talked about considering prohibiting the
access onto Huron Street; noting that the word consider tells him that maybe
he should study this access a little bit more; advising that they hired
Paradym Transportation Solutions who studied many of the intersections in the
vicinity and, more specifically, the intersection at Adelaide Street North
and Huron Street; advising that Paradym Transportation came up with a summary
of findings that could improve the existing situation; indicating that this
site has four full access points; noting that they plan on closing two of the
four; further noting that the two access points to remain are the two that
are the furthest away from the intersection; advising that the access from
Adelaide Street North will be restricted to a rights in/rights out access by
the construction of a centre median along Adelaide Street North; indicating
that Adelaide Street North carries 36,000+ cars a day; reiterating that, to
have a full movements access there does not make sense; however, if you limit
the site to one restricted rights in/rights out access, you create a very
unsafe situation because you will have people pulling u-turns in the middle
of Adelaide Street North to get in and out; noting that this does not make a
lot of sense, which is why they prepared the transportation study which has
been submitted to the Transportation Department; noting that the
Transportation Department has indicated that they feel that it met all the
requirements; advising that the fourth item, that he was not really prepared
to speak to today, is the 3.4 metre rear yard setback; advising that, based
on their interpretation of the Council resolution from March, 2012, they
always assumed that the rear yard was the rear yard; noting that the rear
yard is located on the west side of the building, which is where their
loading doors are located; further noting that the front doors will continue
to be where they are currently located; also noting that this is what the
Council of the day interpreted as well; advising that when he submitted his
site plan application, Mr. Henry, in his wisdom, brought this to his
attention; noting that he did not agree with Mr. Henry; indicating that he
filed for the variance that Mr. Henry requested in protest; noting that there
was a cover letter to the Committee of Adjustment outlining that he was
applying for a variance in protest; advising that the Committee of Adjustment
hearing was yesterday; indicating that, the Committee, in their respectful
right, denied the application; noting that, in all honestly, the application
was not denied based on the merits of the variances required; further noting
that the discussion got out of control and the Committee of Adjustment
started talking about other things on the site; reiterating that this is an
infill redevelopment site of an existing building; noting that the City is
promoting infill development; advising that this site is currently vacant,
raising approximately $20,000 in taxpayers revenue for the City; noting that,
once this site is fully developed, it will the revenue will be increased to
approximately $80,000; advising that they have commitments from Tim Horton’s
and other companies; indicating that they are about a year behind and the
companies are being very patient in working with them; respectfully
requesting that the site plan be tailored to render this a useful site;
advising that the entire west boundary is a composite wall structure; noting
that sometimes the City does not like to see a solid wall go right to the
property line because of the visual impact with cars pulling in and out so
there is typically a five metre or three metre stretch which they taper down
to black wrought iron fencing; further noting that this does not impact any
of the noise conclusions in the noise report; advising that he has worked
with area residents and understands their concerns; noting that they are
living on a subpar urban street with no curbs, no gutters, no sidewalks on
one side of the street, gravel shoulders and people treat it like a rural
road; advising that he can only do what he can on his property; and
indicating that it is up to the City to either step up or not step up to try
to work with the residents.
• Chris
McDonnell, 525 Huron Street – advising that he lives a few doors to the west
of the development, on the south side of the street; expressing concern with
the current state of Huron Street, a residential street with an interesting
collection of neighbours; advising that he is not concerned with the site
plan; advising that his concerns are long standing about the safety issues on
the street; indicating that he thinks that the Councillors will recall quite
a bit of discussion about the existing traffic problems on Huron Street;
noting that Councillor Henderson once mused aloud that Huron Street should be
turned into a cul-de-sac, which was a wonderful idea; noting that they are
not proposing that; advising that they have worked very hard with the
applicant to try to come up with a workable solution for the development;
noting that they have received some assurance; indicating that it was the
developers’ suggestion that they come to the City to see if they can find a
win-win for Huron Street to address some of the issues on Huron Street;
noting that these concerns include establishing proper curbs, gutters,
sidewalks and some traffic calming measures; advising that, currently, it is
a free for all, particularly in the latter part of the afternoon and into the
evening; advising that, because there are no curbs or sidewalks on the south
side of the street, traffic drives onto their lawns to make an extra lane on
the road; noting that there is nothing to impede them; advising that they
have met with representatives from the Traffic Department, Mr. Soufan,
Councillor Nancy Branscombe and have had some input from Mayor J.F. Fontana,
that there would be some expedition to correct the flaws on Huron Street;
noting that they undertook these steps to allow the withdrawal of their
appeal to the Ontario Municipal Board; advising that they spent one day with
the Ontario Municipal Board and provided compelling evidence; noting that the
continuance of the appeal was several months away and, in that time, Mr.
Soufan had the great idea that they all go together to the City to see if
they could get some assurances that their concerns on Huron Street could be
addressed, which they were glad to do; advising that they are generally quite
satisfied with the site plan for the development, but they are really
dissatisfied with what is happening on Huron Street; indicating that they did
receive a letter from the Traffic Department, on September 16, 2013,
suggesting that the neighbours might wish to put some speed cushions on the
street; noting that, without proper curbs or sidewalks, he thinks that gives
drivers another reason to drive on their lawns to avoid the speed cushions
because there is nothing to define them staying on the roadway and the speed
cushions would do nothing to encourage that; further noting that he is
agreeable to traffic calming measures; indicating that, when they met with
representatives from the Traffic Department, they could not get anything in
writing because the Traffic Department needs to consult the other neighbours;
advising that nothing had happened until they received a letter last week,
which was very disappointing because their discussion was held in early April
or possibly May and they did not hear anything until last week; reiterating
that the it was just a letter asking the neighbours if they wanted these
traffic calming measures; indicating that the letter suggested that you might
want the traffic calming measures, but keep in mind that you are going to
have to drive over them every day and it implies that you can have these if
you want them but I would not if I were you; reiterating that there was no
consultation and that it was a very discouraging letter; advising that he
thinks that the neighbourhood will still accept the traffic calming measures;
indicating that he thought that it was interesting that Mayor Fontana thought
that maybe Council should take the extra step to address what the rear side
yard of the development is; advising that he does not object to that and he
thinks that it makes sense; advising that he also thinks that, at the same
time, it is very helpful to the development and to the developer to give
something to the neighbours on Huron Street who are accepting that this drive
through is going to go through; advising that this is going to increase the
amount of traffic onto our street and make our street less safe; indicating
that Council voted not to consider prohibiting, and there has been a lot of
debate about that, but the vote was to prohibit access to Huron Street;
recognizing that Huron Street has a problem that needs to be dealt with;
reiterating that he is not here to speak to the site plan, which he does not
have a problem with, but to request that the needs of Huron Street be
addressed at the same time, not six months, a year or never; indicating that
some of their older neighbours were actually told, when the curbs were taken
out in the late 1970’s, that it was only temporary and here we are in 2013,
and it has not happened yet, so you can understand why some of them are not
too motivated to show up to a City Council meeting to push this along as they
have long given up; hoping that we can advocate for the street and that
Council can recognize that, as part of this development going through, Huron
Street will not suffer because of that, but that we can actually get the
improvements and the City agrees that the improvements are needed and are
valid concerns; noting that it is only a question of timing; hoping that,
because the development has to put in curbs and sidewalks, in tandem with the
development, the work could be done on Huron Street; and reiterating that that
is why he is here today.
• Beth
Hickey, 541 Huron Street – indicating that she lives five houses west of
Adelaide Street; advising that if she looks out her front window and turns
her head, she can see the Tim Horton’s drive through; indicating that there
will also be a bus stop in front of her house; indicating that she is here
for the same reason as Mr. McDonnell; reiterating that they have been working
very hard with the developer; advising that they have compromised quite a bit
in accepting that there will be a drive through restaurant on their street;
indicating that they have never disagreed with having a commercial
development in this location; indicating that they are only opposing the
drive through, but they are now accepting that a drive through will be
located on that property; advising that they were given very strong
assurances that there would be something done to improve the safety of their
street as well as the visual beautification of their street, which is what
they are here today asking for; and advising that she would like to see
safety measures put into place before a Tim Horton’s opens because as soon as
it opens, they are going to have a lot of traffic.
• Alon
Shatil, Or Shalom Synagogue, 534 Huron Street – advising that they have worked
with, and had several meetings with, the applicant; advising that they have
made arrangements that would mitigate the impact to their property and they
are pleased with that; noting that this includes the zero setback that has
been discussed today; enquiring about the durawall on the site plan; noting
that the durawall is quite clearly written at eight feet high; enquiring
about the other aspects of the wall that are just listed as sound wall;
requesting clarification as to whether the durawall is length of the west end
of the property or if it changes from one wall to another wall; and
indicating that they have no objection to the site plan which is in line with
what they had discussed previously.
Secretary’s Note: In accordance with
section 13.7 of the Council Procedure By-law, the reconsideration of this
matter requires the approval of at least two-thirds of the whole Council.
(2013-D11)
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