Mayor Soloman requested the Manager of Planning present his report.
Mark Kluge, Manager of Planning provided a summary of the Public Meeting Report.
He stated the purpose of the public meeting was to gather comments from the public and Council and that a decision regarding the proposed application would be presented for Council's consideration at a future meeting.
Mr. Kluge stated the proposed Zoning Amendment Application was to request an increase in lot coverage from 5% to 10% and to reduce the interior side yard set back from 15m to 7.5 m to facilitate the construction of an accessory building.
Mr. Kluge stated he has not received any public comments in opposition to the proposed amendment application. Concerns have been received from the Town's Engineers regarding stormwater management with their comments including a recommendation that the Town enter into a site plan agreement with the applicants to address these stormwater management concerns.
Mr. Kluge stated he sought Council's direction regarding the Town engineer's recommendation for a site plan agreement. He stated the site plan agreement provides assurance and securities to the Town should future stormwater issues arise.
Mr. Kluge stated Council had two options to consider, either requiring the applicants to enter into a site plan agreement, which would require the submission of a site plan application, or approve the proposed zoning amendment without the site plan agreement.
Mr. Kluge stated the Agent for the applicants was in attendance.
Mayor Soloman thanked Mr. Kluge for his presentation and requested the Agent for the Applicant provide their comments.
Christina Cozbo, Agent for the Applicant, stated the proposed Zoning By-law Amendment application requests an increase in the lot coverage size in accordance with the Town's Zoning requirements. She stated that there have been no objects received to their proposed application with the exception of the stormwater concerns outlined by the Town's Engineers.
Ms. Cozbo stated the applicants obtained a Storm water Management report. The report states the increased in lot coverage will not have a negative impact to stormwater management as hard surfaces already account for 10% and the proposed garage is to store trailers already parked on the site. She raised concerns regarding the Town's engineer's requirement for site plan approval.
Mayor Soloman inquired as to whether there will be a change in designation.
Mr. Kluge stated the lands are currently designated agricultural and with approval of OPA8 the lands will be surrounded by employments lands.
Councillor Paul Latam inquired as to the steps to re-designate the lands to employment lands.
Mr. Kluge stated the converting of agriculture to employment lands was discussed with the Town's Planning Consultants during the OPA 8 review. and as the Ministry is not in favor of such conversion, the lands remained agricultural.
Mr. Kluge stated the lands could be considered for conversion once the County of Dufferin completes its OPA 5 and at that time, the lands may be converted to employment lands through that process.
Councillor Latam inquired as to why the increase in lot coverage.
Ms. Cozbo stated the increase in lot coverage is to accommodate the size of a building required to store trailers currently parked on the site.
Councillor Jonker inquired as to current hard surfaces.
Ms. Cozbo stated hard surfaces consist of concrete and graded gravel, but could be returned to grass surfaces.
Councillor Jonker inquired as to whether the structure's surface will be concrete or paved.
Mike Khan, owner/applicant, advised surface structure for the proposed building is undecided.
Ms. Cozbo, stated surfaces will be under 10% and that the stormwater management report took into consideration current surfaces and surfaces of the proposed structure.
Mr. Kluge commented that entering into a site plan agreement would address engineering's concerns regarding stormwater management and provide the Town with assurances that the applicant would return hard surfaces to grass.
Councillor Jonker inquired as to what the neighbouring properties recourse to the Town could be if there was excess water.
Mr. Kluge advised the lands were currently zoned farmland, but in the future the applicants will need to have discussions with employment land owner (Thomasfield). He advised legal would need to respond on any risk to the Town.
Ms. Cozbo stated the Town's standard is 7.5m and she would assume By-Law would take this into consideration and that this is why the application was made.
Mr. Kluge stated the engineers have identified storm water concerns and are recommending a site plan agreement to afford assurances that storm water will be managed and remain on the applicant's property.
Deputy Mayor Rentsch inquired as to the cost of a site plan application.
Mr. Kluge advises the fees for a site plan application is $5,000.
Ms. Cozbo inquired as to whether this would be considered major or minor.
Mr. Kluge advised there is no major or minor, the cost is $5,000 and fees are in accordance with the Fees and Charges By-Law.
Deputy Mayor Rentsch stated he was in support of the requirement for a site plan to ensure there are no issues regarding storm water.
Councillor Dart inquired as to whether there was an alternative to site plan that the Town could have in writing that would ensure the Town has a recourse.
Mayor Soloman stated he was in support of a site plan agreement.
Ms. Cozbo, stated the use of the property was not changing, the proposed application is an effort to clean up the property. The applicants have obtained a report which states storm water has not been an issue and will not be an issue with the increase in lot coverage.
Councillor Latam inquired as to size of the current and proposed lot coverage
Ms. Cozbo, stated current lot coverage is 5% with proposed 8%. The proposed amendment requests 10% as this is what the Town's by-law allows.
Councillor Latam stated he was in support of the Town's engineer's recommendation for a site plan.
Ms. Cozbo, stated this is a public form and the neighbours have not raised concerns or provided comments.
Councillor Dart inquired as to whether there was language that could protect the Town, if a decision was made to forgo a site plan.
Mr. Kluge stated there is no language that could be included through a Zoning amendment. Engineering comments include they would not object to the proposed rezoning if a Holding provision were added and provision could be removed.
Mayor Soloman stated the question to Council is whether to provide direction for a site plan.
Deputy Mayor Rentsch comments included his support for a site plan agreement.
Ms. Cozbo stated the applicant was willing to implement different measures such as French drains in order to address storm water concerns.
Mr. Kluge commented that construction of infrastructure is dealt with as part of the building permit process. The Town's engineers would be required to approve building plans before recommending the Town's municipal approval. Review of building plans and municipal approval is not a formal agreement and there are no securities if there are issues in the future.
Councillor Dart stated all of these solutions will cost the applicant additional money.
Councillor Latam inquired as to whether this was municipal approval or zoning.
Mr. Kluge stated if there was no requirement for site plan, Council could approve zoning and municipal approval once engineering provided sign-off on the structure and municipal approval by the Town Planner.
Councillor Latam commented if approval is only for zoning, what are the Town's teeth.
Mr. Kluge stated as part of the County's building plan process they would not review the plans for drainage, this would be reviewed by the Town's engineers and once sign off from engineering was received, the Town would provide municipal approval.
Councillor Latam expressed his support of a site plan not being required, if the Town's engineer's comments were included in the final report.
Councillor Dart was in support of no site plan requirements, with final sign-off from the Town's engineers on review of final building plans with drainage.
Deputy Mayor Rentsch commented that the engineers are asking for a site plan, if Council decides one is not required we need to say why.
Councillor Jonker stated the Town needs to support the engineer's request.
Ms. Cozbo inquired as to whether there could be a discussion with the Town's engineers and give the engineers control to ensure there the concerns regarding storm water are addressed.
Mr. Kluge requested direction from the Clerk on wording for a Council recommendation to include consultation with the Agent and Town's engineers to find an alternate to site plan agreement which would address the storm water concerns.
CAO/Clerk Townsend advised she would be providing wording for Council's review and discussion once Council resumed into its regular meeting.
Mayor Soloman inquired as to how many employees worked for the applicant.
Michael Kahn, owner/applicant responded 40 employees.
Mayor Soloman thanked the Agent and applicants for attending the public meeting.
Mr. Kluge stated Council would not be making a decision regarding the proposed application at today's meeting and a copy of the Council's resolution would be provided to the Agent for the applicant.