A zoning bylaw amendment to increase the number of lots in a proposed subdivision was the subject of a public meeting last week.
The special planning meeting was held prior to the Feb. 24 meeting of town council. The report from town planner Janine Mastronardi stated the property at 1267 Front Road North is currently zoned holding Special Provision Residential Type 1B (h-R1B-2) Zone and designated Low Density Residential in the town’s Official Plan.
Mastronardi wrote the property has gone through “extensive planning processes to receive draft plan approval for Riverview Subdivision” and town council approved a zoning bylaw amendment for the subject lands Sept. 14, 2020. The County of Essex issued a “Notice of Decision on an application for approval of a Draft Plan of Subdivision." On Aug. 8, 2022, Mastronardi said council approved a subdivision agreement which has subsequently been executed and registered.
Mastronardi said the applicant is in agreement to sell the property to a new developer. The request that has now come forward would increase the number of lots in the subdivision from 37 to 44. The subdivision would have single-detached dwellings.
The change in lot configuration requires a change in zoning, Mastronardi added. If approved, it would go from “holding Special Provision Residential Type 1B (h-R1B-2) Zone” to “holding Special Provision Residential Second Density (h-R2-11) Zone.”
The discussion went into alternate dwelling units (ADUs), with Councillor Molly Allaire asking if these homes could have them. Mastronardi said the Provincial Planning Statement says any property serviced by sanitary sewers can have two additional units on the property.
“That number of 44 units could rise a bit of they could do that,” Allaire said.
Councillor Peter Courtney wanted to ensure there is adequate infrastructure along Front Road North for water, wastewater and storm sewers for at least 44 homes. Mastronardi said the county and the town requested the developer justification for the servicing for the plans with the documentation being provided to the town, county and ERCA. She said all are satisfied with what has been provided.
Mastronardi said all environmental requirements are still in place. There will be a five-metre conservation easement fenced with wildlife fencing with no gates to allow a corridor for the fox snake. A row of cedars will be planted along the south property line, she added.
Councillor Diane Pouget wanted to ensure it was compatible in that area should ADU’s go in. Mastronardi said the request was for seven additional lots for 1,400-square-foot homes with an attached garage with manager of planning services Christopher Aspila saying additional ADUs are allowed per provincial legislation but are subject to the town’s zoning bylaw.
Pouget questioned about a traffic study, with Mastronardi stating a traffic engineer said there would be no additional impact with the seven additional lots and the County of Essex agreed with that assessment.
Dr. Mohamed Tabib from Colchester Heights East Development Inc. said they are asking for additional lots to bring the pricing of the homes down.
“We’re trying to stay within a budget that allows younger families to get into the housing market,” said Tabib. “We have no intention to build any additional units. The design is to have a kind of exclusive subdivision to complement the neighbourhood in the area. We’re not trying to build anything different than the theme of the homes in the area.”
Tabib said they are complying with zoning requirements and believes the outcome would be “an addition to the neighbourhood.” He said they are trying to have the highest price be $599,000.
Town council voted to receive the report and all comments, and have everything summarized for a future council meeting.
Public meeting held on lot additions
By Ron Giofu
Comments