Mark Kluge, Manager of Planner provided a summary of the application for a proposed Zoning -By-Law Amendment. He stated the application proposes zoning amendments to permit an increase the size of a home industry and allow outdoor storage to permit an On Farm Diversified Use.
He stated the purpose of the Public Meeting is to gather comments of Council and the Public and that no decision regarding the application would be made at today's meeting and the public has until January 5th to provide comments to the planning department. He stated all comments would be included in a future recommendation report. He advised that Eli Sherk, Agent for the Applicant, was in attendance to answer any questions regarding the application.
Mayor Soloman thanked the Manager of Planning for his report and requested Council provided any comments or questions regarding the application.
Councillor Jonker commented that his questions had been provided in advance of the Public Meeting to the Manager of Planning. Mr. Kluge acknowledged receipt of the questions and that they would be included and addressed in the final recommendation report to Council.
Deputy Mayor Rentsch's comments included he was generally in support of the application. He sought clarification on the order in which the buildings would be constructed, with a comment that generally it was the Town's preference that the home be constructed first.
Eli Sherk, Agent for the Applicant, advised the order of construction listed on the application was not in any particular order and that he did not believe the property owners would have issues with the constructing the home first.
Deputy Mayor Rentsch commented on the classification of "home industry". His comments included businesses with 5 employees was more in keeping with a commercial business, not a home industry, and that the property should be re-zoned as commercial. He stated other than those comments he was in favor of the application. He stated that he has driven by the property and noted that there is an entrance to a house and barn on an adjacent property and is pleased to see another application for this separate property.
The Manager of Planning commented that during his site visit he noted the address for the property to the southeast is listed as Concession 24/25, that this property is across the road with an address on Highway 89 and although he has not received comments from the Province regarding a proper entrance, he does not believe this will affect the Town road. Mr. Kluge advised he would work with the Applicant to review the zoning by-law to see if modifications could be made to the size of the shop to meet the definition of a home industry and incorporate these comments into a final report.
Councillor Latam commented on the classification of home industry. His comments included that the proposed zoning amendment is for five times what is permitted for a home industry in the Town's Zoning By-Law and believed this would be a commercial use.
Deputy Mayor Rentsch raised a question requesting clarification as to the whether the size of the property is 100 acres and whether clearing of trees had been conducted on the applicant's property or another adjacent property.
Mr. Sherk, Agent for the Applicant, confirmed there are two 100 acre properties which were purchased together, but there are two separate properties.
Mr. Kluge advised he would review the Town's mapping to confirm if there are separate fire numbers for the properties and to provide clarity regarding the two properties in a future report.
Mr. Kluge addressed the comments received from the Mississaugas of the Credit First Nation that a Stage 1 archaeological assessment should be completed. Mr. Kluge advised in consultation with another local Planner, he has confirmed that the Town's duty is to consult, but there is no obligation to the Applicant to carry out the suggestion that a Stage 1 Archaeological Assessment be completed. He stated it would not be his recommendation that a Stage 1 archaeological assessment be completed given the projects size and scope. He stated if this application had been for a large subdivision, it would justify proceeding with the assessment. He advised his past experience regarding these types of assessments for projects with this size and scope is that it adds unnecessary time and costs for the applicant.
Deputy Mayor Rentsch inquired as to whether previous comments received for Stage 1 Archaeological assessments included "shall" or "should" be completed.
Mr. Kluge advised he could not recall the exact wording, but that it has been his experience that the conducting of Stage 1 Archeological Assessments results in significant delays and costs for the Applicant. He stated that he would undertake to vet this further and include in his future report.
Mr. Sherk, Agent for the Applicant, advised the ground had been previously disturbed, with removal of gravel to develop the buildings envelope.
Mr. Kluge thanked Mr. Sherk for this information.
Mayor Soloman thanked Council for their comments and requested comments and questions from the public.
Mr. Sherk, Agent for the Applicants, advised the property owners would be agreeable to pay an industrial or commercial tax rate if the property was to be re-zoned industrial or commercial.
Mayor Soloman thanked Council and the Public for their comments.