Mayor Soloman requested the Manager of Planning to provide a summary of the proposed Zoning By-Law Amendment.
Mark Kluge, Manager of Planning, advised the purpose of the public meeting is to obtain public comments and feedback regarding a new proposed zoning amendment application relating to the property located at 50 Emma Street South, which comprises of the municipal addresses 40, 50 and 60 Emma Street South. Mr. Kluge advised that this is a new application proposing a 5-storey, 24-unit residential building, whereas the previous application proposed a 4-storey, 18 unit structure, with 38 parking spaces and that the 4-storey application remains open.
Mr. Kluge advised that during the public meeting for the proposed 4-storey, 18- unit residential building, with 38 parking spaces, Council's comments included interest in increasing height and density. The applicant has considered Council's comments and made a decision to revisit the building's design and have prepared a new application which proposes a 5-storey residential building with 24 residential units and 38 parking spaces. Mr. Kluge advised a County Official Plan amendment was required for the previous application. Dufferin County Council has approved the Official Plan Amendment, OPA 7, with permitted use being Urban Residential. He stated the new application will require site specific zoning to a Multiple Residential Zone to permit a multi-unit residential building and zoning exceptions for maximum building height, density and off-street parking. He advised site plan and condominium applications are also required but are not part of the public process. This application will require 12 servicing allocations. He stated technical comments have been received and shared with the applicant for their review. Engineering comments have not been received, but will be reviewed by the Town upon receipt and included in a future report to Council. Mr. Kluge advised one letter with public comments has been received. This letter has been shared with Council and the applicant. Mr. Kluge stated the deadline for receipt of public comments is March 21, 2025 and all comments received will be addressed in a future report to Council. He advised no decision on the proposed application would be made at this meeting.
Mayor Soloman thanked Mr. Kluge and requested Council provide their questions and comments.
Councillor Latam sought clarification regarding increased density and reduction of parking. Mr. Kluge provided clarification, stating that the proposed density is 75 units per hectare, whereas 50 units per hectare is required. Additionally, 2 parking spaces per unit are required under our zoning by-law, and the applicant is requesting a reduction to 1.58 spaces per unit.
Councillor Jonker inquired as to number of bedrooms per unit.
Andrew Wildeboer and William Wildeboer, owners of the lands, and representatives of Sheldon Creek Developments Inc., appeared at the meeting to provide comments and answered questions regarding the proposed application.
Andrew Wildeboer advised the building will consist of 20 two-bedroom units and 4 one-bedroom units.
Councillor Jonker inquired as to whether public comments received would be addressed. The Manager of Planning advised public comments would addressed in a future Council report.
Councillor Jonker expressed concerns regarding the appropriateness of a 5-storey residential building in this location and inquired of the applicants as to the motivation for a 5-storey residential building.
Andrew Wildeboer advised motivation included economics, the housing crisis and to address comments received from Council for increased density.
Mayor Soloman inquired as to whether a fire ladder truck was required for this application. Mr. Kluge advised a fire ladder truck is not a specific requirement for this application.
Deputy Mayor Rentsch stated he is not in support of the proposed increase in density or reductions in parking and request the applicants complete a Shade Study. His comments included that direction was not provided by Council to the applicants to increase density and stated these were comments from a certain Member of Council.
Mr. Kluge advised that the applicants have kept the 4-storey application open.
Councillor Dart stated he is not in support of the proposed 5-storey residential building in this location. His comments included the Town can get by with what we have for fire services. He stated he was not in support of reduced parking and expressed concerns regarding the slope to the neighbouring properties, commenting that upper units would look into current Taylor Drive residences.
Councillor Latam inquired as the affordability of units.
William Wildeboer stated the proposed 5-storey residential building provides additional availability. The additional storey maximizes unit availability and by increasing the building foot print it assists with affordability.
Councillor Dart inquired as to price range for the units.
William Wildeboer stated one bedroom units would potentially be listed in the range of low $500,000, with 2 bedroom units listed in low $600,000.
Andrew Wildeboer stated a large part of the price is the underground parking.
Councillor Latam requested engineering comments include clarification on whether lay-buys in front of Emma Street will be installed as the site plan provided is unclear. Mr. Kluge advised clarification would be sought from the Town's engineers.
Council Latam inquired as to whether the number of stories would affect the units' prices.
Andrew Wildeboer stated they would need to conduct a re-evaluation if the number of stories was decreased and stated comparable units in Orangeville are listed for an additional $150,000.
Mayor Soloman thanked Council for providing their comments.
Mark Kluge advised public commenting would remain open until March 21, 2025.