Mr. Brown presented his Report dated September 27, 2017 regarding the proposed Zoning By-law Amendment for lands owned by 1552843 Ontario Ltd. located at 150 Heritage Road (County Road 50) in the Town of Kingsville. The applicant is proposing a two-phase proposal. Phase 1 would be the construction of a street from Heritage Road and a total of 16 dwelling units in a mix of semi-detached and townhouse style under one ownership. The remaining lands, Phase 2, would be a total of 17 single detached residential lots on a new street connected to the existing stub from Normandy Avenue. This portion would be developed through the plan of subdivision process over the next 12 to 24 months. He recommended that Council approve the application to re-zone the phase 1 portion of the subject property known as 150 Heritage Road from Lakeshore Residential Exception 30, holding (LR-30(h)) to Lakeshore Residential Exception 33, (LR-33) and adopt the implementing by-law.
Comments from Council:
Deputy Mayor Queen asked if the holding provision on Phase 1 was removed, what assurance would Council have that Phase 2 of the proposal would be developed as outlined? Mr. Brown explained that the holding symbol was placed on the subject property with the intent that a plan of subdivision is to come forward which would go to the County for final approval. The holding is not being removed.
Mayor Santos stated that as the existing zoning for Phase 2 allows for singles, semis and townhouses, could Phase 2 be designated as single family dwellings? Mr. Brown suggested that could be done in place of the current amendment.
Councillor Neufeld commented that most of the residents in attendance have concern regarding Phase 1 of the proposal.
Councillor Driedger indicated he is not in favour of affordable housing in one block. He indicated he opposes Phase 1 at this time and asked about the Town's existing policies and regulations respecting affordable housing development. Mr. Brown explained that the Town's existing Official Plan echoes the County's Official Plan and that part of the reason affordable housing projects are completed in large blocks is that they must be of single ownership.
Councillor Neufeld commented that there are residents who built homes on Heritage Road knowing that the property would be developed, but not knowing that affordable housing units would be constructed.
Deputy Mayor Queen asked as a point of clarification whether the Town's existing Official Plan is being updated. Mr. Brown responded that the update is in progress with no definite timeline for completion.
Mayor Santos stated that the Town is behind as far as access to affordable housing (15%, rather than the 20%) and is trying to identify where to best fit potential affordable housing units.
Councillor Patterson indicated this is not the right location for the proposal.
Comments from the Applicant:
Mr. Walter Branco, President, 1552843 Ontario Ltd., clarified that at this point there is no funding in place and he is seeking approval for zoning for units that could be rented at fair market value or at a lower rate. He also explained that the Canada-Ontario Affordable Housing Program is not a geared-to-income program, but one that provides affordable units to individuals who need them. The 16 proposed units are comparable to the Dieppe development, but would be owned by the numbered company. Mr. Branco stated that he builds custom homes for the community and wishes to offer a different range of housing and price points to everyone who lives in Kingsville. He thought the proposal (a re-design with a mix of 17 single family units and 16 rental units) addressed previous comments and concerns. Mr. Branco requested a deferral of the application.
Comments from the public:
Roxanne Pratt, 221 James Ave. stated that Phase 2 could be changed down the road and that she is opposed to the plan.
Charlene Doughty, 25 Normandy Cres. stated that townhomes do not fit into the local subdivision; that landscape and buffering will not help with the concerns regarding a decrease in property values.
Dave Cours, 39 Normandy Ave., indicated concerns regarding impact on water pressure, stormwater management (what criteria is being used), the narrower width of proposed Street A and access; and asked when the traffic study was completed.
Scott Kraus, 41 Normandy Ave., asked what are the implications, if any, if the Town does not reach the 20% affordable housing percentage.
Joseph Prout, 148 Heritage Rd., indicated he has no problem with the layout of the subdivision, but asked for details pertaining to the tenant selection process. Mr. Branco explained the regulated application process which allows Mr. Branco to have the final say on the selected tenants.
Victor Nelson, 20 Normandy Ave., asked whether there are other properties in Kingsville that are available which would not require a zoning change. Mr. Brown clarified that the re-zoning requirement is because the proposal is not a single unit (one lot/one building). The developer is proposing a multiple-unit building with single ownership.
Robert I'Anson, 195 Woodlawn Cresc. asked what is to prevent Mr. Branco in selling this property in one year. Mr. Branco clarified that he will be committed to a 20-year contract.
Don Wadsworth, 209 James, asked what happens if something happens to Mr. Branco.
Jason Henderson, 136 Heritage stated that he might have chosen a different location to build had he known about the proposal.
Matt Dick, 200 Heritage, stated that he understands the need but that the location of the affordable units should be spread out. He feels that the property values will be negatively impacted.
Tim Dobson, 35 Normandy stated he respects Mr. Branco's efforts, however, this proposal is not a good idea at this location. He asked that Council consider value-based principles and make the wise prudent decision to deny the application.