Rita Jabbour, Town Planner advised that the purpose of this Council to consider a Draft Plan of Subdivision, known as "Parkland Estates" and to gather information from the Public and Council. No decision will be made tonight.
Ms. Jabbour advised that the subject lands are 5.65 hectares (14 acres) of vacant land on the East side of County Road 13 in Harrow Primary Settlement Area, just south of 1 Pollard Drive (Harrowood) and just West of Pollard Park and Kinsmen Participark Trail. She explained that the property is currently zoned Holding Residential District 2.2 (HR2.2), medium density housing on urban lots and the applicant is looking for permission to develop the property to accommodate 72 semi-detached dwelling units.
Ms. Jabbour explained the impact on Pollard Park and the Participark. Cash in Lieu of parkland will be directed towards the construction of a gravel public parking area on abutting recreational lands to accommodate 60 vehicles and this would be Developer's responsibility and a Storm Water Management System will be composed of a dry detention pond located on abutting recreational lands.
Ms. Jabbour advised Council that Agency comments were received by the Director of Education, Windsor Essex Catholic District School Board, recommending sidewalks or recreation pathways for student safety and bus stops; the Watershed Planner, Essex Region Conservation Authority (ERCA), recommending storm water be addressed in accordance with Regional SWM Standards Manual, and no comments and concerns were received by Hydro One.
She advised that notice was given to all property owners within 120 metres of subject site, notice was published in the Harrow News and posted on Town's website and no written comments were received as of November 18, 2020.
Ms. Jabbour advised of the next steps:
- The results of this Public Meeting will be forwarded to the Manager of Planning Services for the County of Essex.
- A report will be prepared for Town of Essex Council outlining the recommended development servicing conditions.
- At the December 7, 2020 Regular Town Council Meeting, Council may set out by resolution the request that the Manager of Planning Services for the County of Essex to approve the draft Plan of Subdivision, subject to compliance with the recommended development servicing conditions.
- That Council's resolution to the County of Essex for draft plan approval of subdivision. If draft approval is granted, proponent has three (3) years to satisfy conditions.
Final approval of subdivision is granted only when all conditions are fulfilled.
Ms. Jabbour asked Council if they had any questions to the draft Plan of Subdivision and the following questions were brought forward:
- Deputy Mayor Meloche asked about rear yard drainage on existing properties that back up to the new subdivision.
Kevin Girard, Director of Infrastructure Services advised that there is a Storm Water Management Plan that is being proposed and rear yard catch basins are included as part of the development. He advised that adjacent properties will notified of the development and notified that it will be each property owner's responsibility for drainage on their property and the impact.
- Councillor Garon brought forward his concerns with the location of the pond and the parking lot and wondered if positions could be flipped.
Kevin Girard, Director of Infrastructure Services advised that there is no opportunity to flip the pond and parking lot as access to the parking lot from the street is required and the location of the pond is the preferred location.
Councillor Garon is concerned that there is no turn around access and that Lots 15 and 16 will be used for that purpose.
Mr. Girard advised that it is the intention that the parking lot will be used as for turn arounds, for emergency, buses and vehicular traffic.
- Councillor Bowman asked who would be supplying the hydro, Hydro One or E.L.K.
Mr. Girard replied Hydro One would be the supplier of hydro.
- Councillor Bondy asked for confirmation that access to the multi use trail on the main road and no sidewalks on the crescent.
Ms. Jabbour confirmed that access to the multi use trail will be on Street A.
Councillor Bondy asked if the retention pond will be the Developer's property or Town property.
Ms. Jabbour advised that the retention pond will be located on parkland property.
Councillor Bondy has concerns with the retention pond on parkland property, if the Town has plans for an additional ball diamond.
Doug Sweet, Director of Community Services advised that the Town has no plans for an additional ball diamond, only to enhance the back diamond and the parking lot would be an asset.
Councillor Bondy asked if the Town will be requiring a tree to be planted on each property.
Ms. Jabbour advised that the Town's Development Standards stipulates that one tree be planted per lot.
Councillor Bondy inquired how much the Town would be receiving for cash-in-lieu of parkland.
Ms. Jabbour advised that they do not have a dollar amount as it is the Developer's responsibility for the construction of the parking area.
Councillor Bondy asked if the parking lot is remaining gravel because of drainage issues or cost issues and is there a buffer between the parking lot and homes.
Mr. Girard advised that the existing trees in the park will provide a buffer so there should not be a need for additional vegetation to separate visibility to the park.
Mr. Sweet advised that the parking lot remaining gravel is for cost saving at this time.
Councillor Bondy asked if there is a start date available.
Ms. Jabbour said that the proponent is available at tonight's meeting, so he might be able to answer that question.
- Councillor Vander Doelen asked if the number of semi-detached lots and single lots are set in stone.
Ms. Jabbour advised that the dwelling units can be changed.
- Deputy Mayor Meloche asked if parking would be allowed on both sides of the street and if parking is only allowed on one side is that the Town's standard.
Mr. Girard advised that parking would only be allowed on one side and that this is the Town's standard at this time.
Deputy Mayor Meloche asked if not having sidewalks would be an insurance issue.
Mr. Girard stated that he could not foresee not having sidewalks as being an issue as the sidewalks would not be going anywhere.