[00:00:06]
[1. CALL TO ORDER]
WE HAVE TWO PUBLIC MEETINGS HELD BY COUNCIL UNDER SECTION 34 OF THE PLANNING ACT.THE PUBLIC MEETINGS ARE TO CONSIDER PROPOSED ZONING, BYLAW AMENDMENTS AND AN OFFICIAL PLAN AMENDMENT RECORDING IN PROGRESS TO THE CITY OF ELLIOT LAKE BYLAWS 1835 AND 1836.
THE PUBLIC MEETING IS A REQUIREMENT OF THE PLANNING ACT IN ACCORDANCE WITH THE PLANNING ACT.
NOTICE MUST BE GIVEN AT LEAST 20 DAYS BEFORE THE PUBLIC MEETING IS HELD.
NOTICE OF THE PUBLIC MEETINGS WAS PROVIDED VIA MAIL TO RESIDENTS AND LANDOWNERS WITHIN 120M OF THE PROPERTY AND A SIGN WAS POSTED ON THE PROPERTY.
IF YOU WISH TO BE NOTIFIED OF THE DECISION OF THE CITY OF ELLIOT LAKE ON THE PROPOSED ZONING BYLAW AMENDMENT, YOU MUST MAKE A WRITTEN REQUEST TO THE CITY IF A PERSON OR PUBLIC BODY WOULD OTHERWISE HAVE AN ABILITY TO APPEAL THE DECISION OF THE CITY TO THE ONTARIO LAND TRIBUNAL, BUT THE PERSON OR PUBLIC BODY DOES NOT MAKE ORAL SUBMISSIONS AT A PUBLIC MEETING OR MAKE WRITTEN SUBMISSIONS TO THE CITY BEFORE THE BYLAW IS PASSED. THE PERSON OR PUBLIC BODY IS NOT ENTITLED TO APPEAL THE DECISION.
IF A PERSON OR PUBLIC BODY DOES NOT MAKE ORAL SUBMISSIONS AT A PUBLIC MEETING OR MAKE WRITTEN SUBMISSIONS TO THE CITY BEFORE THE BYLAW IS PASSED, THE PERSON OR PUBLIC BODY MAY NOT BE ADDED AS A PARTY TO THE HEARING OF AN APPEAL BEFORE THE ONTARIO LAND TRIBUNAL.
UNLESS, IN THE OPINION OF THE TRIBUNAL, THERE ARE REASONABLE GROUNDS TO DO SO.
[3.1 Application for Zoning By-Law Amendment]
THE FIRST PUBLIC MEETING IS ABOUT 33 OAKLAND BOULEVARD.THE PURPOSE OF THIS PUBLIC MEETING IS TO CONSIDER A PROPOSED ZONING BYLAW UNDER SECTION 34 OF THE PLANNING ACT FOR THE PROPERTY LOCATED ON LOT 1R-3988 PART 576 33 OAKLAND BOULEVARD, GUNTERMAN CITY OF ELLIOT LAKE.
THE EFFECT OF THE PROPOSED ZONING BYLAW AMENDMENT IS TO REZONE THE AFFECTED PROPERTY FROM THE TOURIST HIGHWAY COMMERCIAL C-2 ZONE TO THE TOURIST HIGHWAY COMMERCIAL SPECIAL EXCEPTION C-2 TEN ZONE IN ORDER TO PERMIT THE USE OF A 2400 SQUARE FOOT FACILITY TO HOUSE A HEATING COOLING SHOP AND AN 800 SQUARE FOOT BUILDING FOR PUBLIC STORAGE.
SO WHAT DO WE DO? OKAY, SO THE APPLICANTS ARE NOT PRESENT.
[3.2 Report from J. L. Richards]
WE'LL GO RIGHT TO THE CITY PLANNER FROM J.L.THANK YOU, YOUR WORSHIP AND MEMBERS OF COUNCIL.
CAN YOU HEAR ME OKAY? PERFECTLY. THANK YOU.
SO I'M SARAH VERAULT, PLANNER FOR J.L.
AS WAS MENTIONED, THE PURPOSE OF THIS ZONING BYLAW AMENDMENT IS TO REZONE THE PROPERTY TO PERMIT THE USES OF A BUILDING SUPPLY OUTLET AND PUBLIC STORAGE FACILITIES AND THROUGH OUR REVIEW, WE HAVE ALSO MADE THE RECOMMENDATION TO REMOVE PERMISSIONS FOR ACCESSORY DWELLING UNITS, WHICH WOULD NORMALLY BE PERMITTED IN THE C-2 ZONE.
THE SUBJECT PROPERTY 32 OAKLAND BOULEVARD, IS LOCATED AT THE EAST END OF THE CITY OF ELLIOT LAKE, NORTH OF OAKLAND BOULEVARD AND EAST OF SKI HILL ROAD. IT'S IRREGULAR IN SHAPE WITH AN AREA OF APPROXIMATELY 1915M² AND APPROXIMATELY 17M OF FRONTAGE ON OAKLAND BOULEVARD.
THE LANDS ARE CURRENTLY VACANT AND SURROUNDED BY VACANT LANDS TO THE EAST AND THE WEST, WITH THE [INAUDIBLE] FOR RECREATION AREA TO THE NORTH AND THEN TO THE SOUTH WE HAVE THE VARIETY OF COMMERCIAL USES ON OAKLAND BOULEVARD, INCLUDING RESTAURANTS, RETAIL STORES, TAXI SERVICE.
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SO HVAC TYPES OF EQUIPMENT THERE, AS WELL AS AN 800 SQUARE FOOT BUILDING FOR PUBLIC STORAGE.THE LANDS THEMSELVES ARE ZONED TOURIST HIGHWAY COMMERCIAL, WHICH IS THE C-2 ZONE AND DESIGNATED TOURIST HIGHWAY COMMERCIAL IN THE CITY'S OFFICIAL PLAN, AND THE PROPERTY IS LOCATED WITHIN THE URBAN SETTLEMENT BOUNDARY.
THE LANDS ARE IDENTIFIED AS LOCATED WITHIN 500M OF A CLOSED WASTE MANAGEMENT FACILITY IN THE OFFICIAL PLAN, AND THE CITY IS CURRENTLY UNDERTAKING A STUDY RELATED TO THAT FACILITY TO DETERMINE THE POTENTIAL IMPACTS ON SURROUNDING AREAS.
THE PROPOSED DEVELOPMENT WILL REQUIRE CLEARANCE FROM THAT STUDY PRIOR TO PROCEEDING WITH SITE PLAN APPROVAL AND A BUILDING PERMIT, BUT THAT DOES NOT HOLD UP OUR RECOMMENDATION ON REZONING OF THE LANDS TO PERMIT THE PROPOSED USES TONIGHT.
WE HAVE REVIEWED THE APPLICATION IN REFERENCE TO THE REQUIRED PLANNING DOCUMENTS.
SO THAT'S THE PROVINCIAL POLICY STATEMENT, THE GROWTH PLAN FOR NORTHERN ONTARIO AND THE CITY'S OFFICIAL PLAN AND ZONING BYLAW WITH REGARDS TO THE PROVINCIAL POLICY STATEMENT. THIS DOCUMENT IDENTIFIES SETTLEMENT AREAS AS THE FOCUS OF GROWTH AND DEVELOPMENT AND THAT IT WOULD BE ON FULL MUNICIPAL SERVICES. SO THE PROPOSED LOCATION IS WITHIN THE CITY SETTLEMENT AREA AND ON MUNICIPAL SERVICES.
SECTION THREE DOES INDICATE THAT SITES WITH POTENTIAL CONTAMINATION SHALL BE ASSESSED AND REMEDIATED PRIOR TO SITE ACTIVITY, SUCH THAT THERE WILL BE NO ADVERSE EFFECTS.
SO WE DO FEEL THAT THE PROPOSED USES OF THIS PROPERTY REPRESENT EFFICIENT LAND USE PLANNING, AND IT IS OPTIMIZING AN UNDERUTILIZED, VACANT PARCEL WITHIN THE SETTLEMENT AREA ON MUNICIPAL SERVICES AND THAT THE PROPOSED USES WILL REFLECT A BROADER LAND USE AND PROMOTE ECONOMIC DEVELOPMENT WITHIN THE CITY, AND THEN WE ALSO NOTE THAT THE THE STUDY OF THE CLOSED LANDFILL IS ONGOING AND THAT CONCERNS REGARDING THAT WOULD BE ADDRESSED THROUGH THE SITE PLAN PROCESS.
SO WE DO FEEL THE APPLICATION IS CONSISTENT WITH THE.
THE GROWTH PLAN FOR NORTHERN ONTARIO SIMILAR TO THE ALSO RECOGNIZED AS OPTIMIZING USE OF EXISTING INFRASTRUCTURE AS WELL AS PROMOTING ECONOMIC DEVELOPMENT, AND WE DO FEEL THAT THE APPLICATION IS CONSISTENT WITH THE GROWTH PLAN.
WITH RESPECT TO THE CITY'S OFFICIAL PLAN.
AS WE MENTIONED, THIS IS ALONG THE HIGHWAY 108 CORRIDOR.
GENERALLY SPEAKING, AND IN THIS AREA, IT'S MEANT TO ACCOMMODATE COMMERCIAL ACTIVITIES WHICH MAY NOT BE CONVENIENTLY LOCATED ELSEWHERE AND REQUIRE EXTENSIVE LAND AREAS, SOME OF THOSE BEING RELATED TO CONSTRUCTION TYPE USES.
SO THE PROPOSED DEVELOPMENT OF A BUILDING SUPPLY OUTLET WE DO FEEL IS FITS IN WITH THOSE TYPES OF LAND USES FOUND IN THE TOURIST HIGHWAY COMMERCIAL AREA RELATED TO CONSTRUCTION MATERIALS AS WELL AS PUBLIC STORAGE.
SO THE PROPOSED DEVELOPMENT IS IN CONFORMITY WITH THOSE POLICIES, AND THE OFFICIAL PLAN ALSO CONTAINS POLICIES RELATED TO THE THE CLOSED WASTE MANAGEMENT SITE. AS I MENTIONED, THE CITY IS CURRENTLY STUDYING THAT PROXIMITY, AND SO WE ARE RECOMMENDING TONIGHT BECAUSE OF THAT PROXIMITY AND THE UNCERTAINTY OF POTENTIAL CONTAMINATION, AS THE STUDY IS ONGOING, THAT WE'RE RECOMMENDING REMOVAL OF ACCESSORY RESIDENTIAL USES WHICH ARE NORMALLY PERMITTED IN THAT TOURIST HIGHWAY COMMERCIAL ZONE PENDING THE FINISHING OF THAT STUDY AND BUT OTHERWISE, WE DO FEEL THAT THE PROPOSAL DOES CONFORM WITH THE POLICIES OF THE OFFICIAL PLAN.
FINALLY, THE PROPERTY IS CURRENTLY ZONED TOURIST HIGHWAY COMMERCIAL.
THAT ZONE DOES PERMIT A WIDE VARIETY OF USES, INCLUDING LARGE FORMAT, HIGHWAY ORIENTED USES, RESTAURANTS, OFFICES, RETAIL, ETCETERA.
THE PROPOSED USE OF THE HEATING AND COOLING SHOP AS WELL AS THE PUBLIC STORAGE FACILITIES.
[00:10:04]
C-2 NORMALLY PERMITTED USES TO ADD THE PERMISSIONS FOR THOSE TWO PROPOSED USES.OTHERWISE, THE PROPOSED DEVELOPMENT DOES MEET ALL THE C-2 ZONE PROVISIONS.
SO HEIGHT, SETBACKS, PARKING AND COVERAGE.
SO JUST IN CONCLUSION, BASED ON OUR REVIEW OF THE RELEVANT PLANNING POLICIES AND THE PROPOSED DEVELOPMENT, WE DO FEEL THAT THE PROPOSED ZONING BYLAW AMENDMENT CAN BE RECOMMENDED FOR APPROVAL.
THANK YOU, MS. VERAULT. I THINK NEXT IS FOR WE'VE NOT RECEIVED ANY WRITTEN SUBMISSIONS ON THE APPLICATION FROM MEMBERS OF THE PUBLIC. SO WE WILL OPEN IT UP TO ANY MEMBERS OF THE PUBLIC WISH TO SPEAK TO THE PROPOSED BYLAW AMENDMENT.
OKAY, SEEING NONE. NOW WE CAN TAKE QUESTIONS FROM COUNCIL.
THE FIRST ONE WILL BE THROUGH YOU, MR. CHAIR, FOR MR. ANTUNES. THE DRILLING THAT WERE SUPPOSED TO BE DOING AROUND THAT AREA.
IS THAT INCLUDED IN THIS SITE AREA OR IS IT SOMEWHERE ELSE CLOSE BY? THROUGH YOU, YOUR WORSHIP.
AS MISS VERAULT MENTIONED, IT DOES AFFECT THIS LOT.
IT IS ON THE OPPOSITE SIDE OF SKI HILL ROAD, BUT THE AS MS. VERAULT MENTIONED, BECAUSE OF IT BEING IDENTIFIED AS A WASTE MANAGEMENT SITE, THERE IS A RADIUS THAT GOES AROUND IT.
SO THIS WOULD BE WITHIN THAT RADIUS, AND THROUGH YOU, MISTER CHAIR FOR MS. VERAULT. WHAT HAPPENS IF WE PROCEED AND WE AGREE ON THE REZONING, AND SOMETHING IS FOUND ? DO WE GO BACK TO THE ORIGINAL SITE AREA OR OR DOES IT REZONING STAYS TO THE NEW ONE? THROUGH YOU, MR. CHAIR, TO THE COUNCILLOR.
SO IF WE PROCEED TONIGHT WITH APPROVING THE REZONING, THEN THE REZONING WOULD STILL SAY STAY.
SO IT WOULD BE A C-2 SPECIAL PERMITTING A HEATING OF THE BUILDING SUPPLY OUTLET AND PUBLIC STORAGE FACILITIES AND NOT PERMITTING ACCESSORY DWELLING UNITS.
IN TERMS OF IF SOMETHING IS FOUND THROUGH THE STUDIES THAT THE CITY IS UNDERTAKING, THE CITY STILL HAS THE SITE PLAN CONTROL PROCESS AS WELL AS THE BUILDING PERMIT PROCESS TO ADDRESS ANY MATTERS OF CONTAMINATION OR ANY ISSUES AT THE SITE.
SO WE DO FEEL THAT THOSE ARE TWO KIND OF STOPGAP MECHANISMS OR TWO ADDITIONAL CHECK POINTS THAT WE HAVE TO ADDRESS ANY MATTERS AND MAKE SURE THOSE ARE DEALT WITH PRIOR TO A BUILDING PERMIT AND THE FULL DEVELOPMENT OF THE SITE.
DOES ANYBODY KNOW IF HE HAS DONE ANY DRILLING ON HIS PROPERTY YET? THROUGH YOU, YOUR WORSHIP. NO, THE PROPONENTS AND I DO ON THEIR BEHALF, APOLOGIZE.
THEY ARE HEATING AND COOLING CONTRACTORS AND I KNOW AT THE DROP OF THE DIME, BOTH MR. CROSBY AND MR. GRAY GET CALLED ON JOBS AND THEY HAD FULL INTENTIONS TO BE HERE, SO WE WEREN'T ABLE TO CONNECT.
SO I CAN ONLY ASSUME THEY GOT CALLED ON A JOB, BUT TO ANSWER YOUR QUESTION, COUNCILLOR MORRISSETTE, THEY HAVE DONE NO DRILLING ON THEIR SITE BECAUSE WE'RE AWAITING THE OUTCOME OF OURS.
SO FOR THEM TO UNDERGO ANY TYPE OF ENVIRONMENTAL STUDY THEY WOULDN'T TYPICALLY UNDERTAKE IT, ESPECIALLY WITH THIS KIND OF HANGING OVER THE AREA AS A WHOLE.
MS. VERAULT, I THINK I GOT THAT CORRECT.
IF I DON'T THINK I'M MISSING ANYTHING.
[00:15:03]
THROUGH YOU, ONE MORE QUESTION.GO AHEAD. THEY OWN THAT PROPERTY ALREADY.
THROUGH YOU, YOUR WORSHIP. YES, THE SALE WAS DONE.
SO I SEE THE THE LAND THAT THE PROPONENTS ARE TENTATIVELY BUYING WAITING FOR THE REZONING , BUT THERE'S OTHER SECTIONS OF LAND FURTHER DOWN WHEN WE DO THIS.
IS THIS FOR THAT WHOLE STRIP OR JUST FOR THAT PARTICULAR TRANSACTION? SO THE ZONING BYLAW AMENDMENT THAT WE'RE DEALING WITH TONIGHT IS FOR JUST THE AREAS OUTLINED AT THE TOP OF PAGE TWO IN OUR MEMO. SO IT'S THE LEGAL DESCRIPTION, PARTS ONE AND TWO ON PLAN 1R-13-759.
SO IT'S TWO PORTIONS, AND THEY'RE DESCRIBED ON THAT R PLAN SPECIFICALLY.
NOTHING TO THE SOUTH OF OF OAKLAND BOULEVARD IS BEING TOUCHED TONIGHT.
IT'S JUST THIS SPECIFIC PROPERTY.
ARE THERE ANY FURTHER COMMENTS OR IS THERE ANYONE ELSE THAT WOULD LIKE TO SPEAK ON THE APPLICATION? OKAY, SEEING NO FURTHER COMMENTS.
THE PUBLIC MEETING FOR 33 OAKLAND BOULEVARD IS NOW CLOSED.
[3.3 Application for Zoning By-law Amendment and Official Plan Amendment]
OKAY, THE SECOND PUBLIC MEETING THIS EVENING CONCERNS THE 20 LISBON ROAD.WE WILL NOW OPEN THE PUBLIC MEETING FOR THE APPLICATION FOR THE PROPERTY LOCATED AT 20 LISBON ROAD.
THE PURPOSE OF THIS PUBLIC MEETING IS TO CONSIDER A PROPOSED ZONING BYLAW AND OFFICIAL PLAN AMENDMENT UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT FOR THE PROPERTY LOCATED ON LOT 1R-4519 PART ONE ON PLAN M-397 20 LISBURN ROAD, GUNTERMAN CITY OF ELLIOT LAKE.
THE EFFECT OF THE PROPOSED OFFICIAL PLAN AMENDMENT IS TO PERMIT CONVERSION OF THE EXISTING FORMER SCHOOL BUILDING TO A LONG STAY HOTEL AND RESTAURANT ON THE SUBJECT LOT, WHICH IS DESIGNATED RESIDENTIAL.
THE EFFECT OF THE PROPOSED ZONING BYLAW AMENDMENT IS TO REZONE THE AFFECTED PROPERTY FROM THE RESIDENTIAL MULTI MULTIPLE DWELLING R-2 ZONE TO THE TOURIST HIGHWAY COMMERCIAL SPECIAL EXCEPTION C-2-9 ZONE IN ORDER TO CONVERT THE EXISTING SCHOOL BUILDING TO A LONG STAY HOTEL AND RESTAURANT.
I BELIEVE WE HAVE A REPRESENTATIVE ON ZOOM.
SO I GUESS THERE'S NO COMMENT AGAIN.
[3.4 Report from J. L. Richards]
RICHARDS AND ASSOCIATES LIMITED IS IN ATTENDANCE TONIGHT VIA ZOOM AND CAN PROVIDE THEIR REVIEW AND RECOMMENDATION ON THE APPLICATION.THANK YOU, YOUR WORSHIP AND MEMBERS OF COUNCIL.
SO THIS APPLICATION, AS WAS MENTIONED, THE PURPOSE OF THIS IS TO REVIEW AN OFFICIAL PLAN, AMENDMENT AND ZONING BYLAW AMENDMENT TO PERMIT THE CONVERSION OF THE EXISTING FORMER SCHOOL BUILDING AT 20 LISBON ROAD TO A PROPOSED HOTEL AND RESTAURANT, AS WELL AS ACCESSORY USES. THE PROPERTY IS LOCATED AT THE WEST END OF THE CITY OF ELLIOT LAKE, SOUTH OF SPINE ROAD AND WEST OF OTTAWA AVENUE.
THE PROPERTY IS AN IRREGULAR SHAPE WITH APPROXIMATELY 1.7 HECTARES AND FRONTAGE ON LISBON ROAD, OTTAWA AVENUE AND SPINE ROAD. THE LANDS ARE PRESENTLY OCCUPIED BY THE FORMER SCHOOL BUILDING, AND THE SURROUNDING USES INCLUDE OPEN SPACE
[00:20:09]
USES. SPINE BEACH, AS WELL AS IN CLOSE PROXIMITY TO THE NORTH.THE LAND TO THE EAST IS OPEN SPACE WITH A CHURCH AND THE SOUTH.
TO THE SOUTH THERE IS A CEMETERY.
ALSO TO THE SOUTH AND THE WEST THERE ARE LOW RISE AND MEDIUM RISE, MEDIUM DENSITY RESIDENTIAL USES.
THE LANDS ARE DESIGNATED RESIDENTIAL IN THE CITY'S OFFICIAL PLAN AND THEY'RE ZONED RESIDENTIAL MULTIPLE DWELLING THE R-2 ZONE IN THE CITY'S ZONING BYLAW AND THE LANDS ARE LOCATED WITHIN THE CITY'S URBAN BOUNDARY, AS WAS MENTIONED.
THE SITE WAS PREVIOUSLY A SCHOOL, BUT I BELIEVE THAT USE CEASED PRIOR TO THE EARLY 2000S, AND SINCE THEN THERE HAVE BEEN SEVERAL SITE SPECIFIC AMENDMENTS FOR THIS PROPERTY, AND THE SITE IS CURRENTLY ZONED R-2 SINCE, I BELIEVE APPROXIMATELY 2012.
WELL, THE PROPOSED DEVELOPMENT OF THE SITE ITSELF WOULD ENCOMPASS APPROXIMATELY 3300M² OF GFA, SO GROSS FLOOR AREA, AND THAT'S USING THE EXISTING BUILDING FOOTPRINT.
THE PROPOSED HOTEL WILL HAVE 60 GUEST ROOMS, A GIFT SHOP AND A FITNESS ROOM, AND ADDITIONAL AMENITIES INCLUDE A RESTAURANT, BAR AND PATIO WITH SEATING CAPACITY OF APPROXIMATELY 80 SEATS.
SO AROUND THAT LISBON ROAD FRONTAGE OF THE BUILDING AND THE MAJORITY OF THOSE PARKING AREAS DO ALREADY EXIST ON THE SUBJECT PROPERTY. SOME EXTERIOR RENOVATIONS ARE ANTICIPATED.
HOWEVER, NO MAJOR STRUCTURAL CHANGES WERE PROPOSED THROUGH THIS DEVELOPMENT APPLICATION AND MUCH OF THE SITE IS OCCUPIED BY NATURAL VEGETATION. SO TREES AS WELL AS SOD, WHICH WOULD BE MAINTAINED IN THE PROPOSED DEVELOPMENT.
WE HAVE REVIEWED THIS APPLICATION WITH RESPECT TO PLANNING POLICY.
SO AGAIN, LOOKING AT THE PROVINCIAL POLICY STATEMENT GROWTH PLAN FOR NORTHERN ONTARIO AND THE CITY'S OFFICIAL PLAN AND ZONING BYLAW WITH RESPECT TO THE PPS.
THAT DOCUMENT AGAIN IDENTIFIES SETTLEMENT AREAS AS THE AREAS TO BE THE FOCUS OF GROWTH AND DEVELOPMENT AND THAT THEY'RE CRITICAL TO LONG TERM ECONOMIC PROSPERITY OF A COMMUNITY WITHIN THOSE SETTLEMENT AREAS.
WE SHOULD BE LOOKING AT EFFICIENTLY USING INFRASTRUCTURE AND PUBLIC SERVICE FACILITIES, AND WE DO RECOGNIZE THAT THIS SUBJECT PROPERTY IS LOCATED WITHIN THE CITY SETTLEMENT AREA.
BOUNDARY IS ON FULL MUNICIPAL SERVICES, HAS PUBLIC TRANSIT AS WELL AS THE ROAD NETWORK ADJACENT TO IT, AND IT REPRESENTS AN ADAPTIVE REUSE OF A FORMER BUILDING.
THE GROWTH PLAN FOR NORTHERN ONTARIO.
SECTION 2.2.2 IDENTIFIES TOURISM AS AN EXISTING AND EMERGING PRIORITY ECONOMIC SECTOR.
SO BY THE PROPOSED USE OF A LONG STAY HOTEL OR JUST A HOTEL IN GENERAL, THAT DOES SERVE TO FURTHER THE PURPOSES AND THE GROWTH PLAN FOR NORTHERN ONTARIO BY CATERING TO RESIDENTS AND VISITORS OF THE CITY AND PROMOTE ECONOMIC DEVELOPMENT.
SO WE DO FEEL THE APPLICATION IS CONSISTENT WITH THOSE POLICIES.
WITH RESPECT TO THE OFFICIAL PLAN.
HOTELS ARE TYPICALLY PERMITTED WITHIN THE CENTRAL COMMERCIAL DESIGNATION AND THE TOURIST HIGHWAY COMMERCIAL DESIGNATION, WHICH IS LOCATED GENERALLY IN THE DOWNTOWN AREA OF ELLIOT LAKE AND ALONG HIGHWAY 108 AS YOU'RE COMING INTO THE CITY.
SO THE PLAN ALSO PROVIDES THAT THOSE TWO DESIGNATIONS SO THE TOURIST HIGHWAY COMMERCIAL AREA OR SORRY, THE TOURIST HIGHWAY COMMERCIAL AREA WOULD NOT BE EXPANDED BEYOND THE CURRENT PARAMETERS OF THAT DESIGNATION.
[00:25:04]
SO THEREFORE, WE'RE RECOMMENDING INSTEAD TO MAINTAIN THE CURRENT UNDERLYING RESIDENTIAL DESIGNATION FOR THE LANDS, BUT TO PERMIT THE PROPOSED HOTEL USE THROUGH A SPECIAL POLICY AREA.THERE ARE SOME RELEVANT POLICIES WITHIN THE TOURIST HIGHWAY COMMERCIAL DESIGNATION AS WELL AS WITHIN THE RESIDENTIAL AREA DESIGNATION TO REVIEW WITH RESPECT TO LAND USE COMPATIBILITY. SO WHEN WE HAVE DIFFERENT TYPES OF LAND USES PROPOSED ADJACENT TO EACH OTHER, IN THIS CASE A COMMERCIAL USE PROPOSED WITHIN A RESIDENTIAL AREA, WHAT ARE SOME OF THE CONSIDERATIONS THAT WE'RE LOOKING AT? AND THE OFFICIAL PLAN SPEAKS TO THE USE OF SITE PLAN CONTROL, LANDSCAPING AND SIGNAGE, PROVISIONS OFF STREET PARKING AND ACCESS, AS WELL AS BUFFERING WITH RESIDENTIAL AREAS AND THE RESIDENTIAL POLICIES ALSO SPEAK TO COMPATIBILITY AND VISUAL APPEARANCE.
APPROPRIATENESS OF LOCATION AND TRAFFIC IMPACTS PROXIMITY TO A COLLECTOR ROAD NATURAL SITE FEATURES INCLUDING VEGETATION AND NATURAL DRAINAGE, USE OF SITE PLAN CONTROL, BUFFERING, PROXIMITY TO PUBLIC TRANSIT AND PEDESTRIAN ACCESSIBILITY.
THESE ARE SOME OF THE KEY CONSIDERATIONS WHEN LOOKING AT LAND USE COMPATIBILITY, AND WE DO FEEL THAT THE PROPOSED DEVELOPMENT OF THE REUSE OF THE BUILDING FOR A PROPOSED HOTEL DOES MEET THESE VARIOUS CONSIDERATIONS, EITHER THROUGH THE PROPOSED USE ITSELF, AND WE CAN LOOK AT SOME OF THESE FEATURES IN MORE SPECIFICITY WHEN WHEN REVIEWING THE SITE PLAN CONTROL APPLICATION.
THERE IS PUBLIC TRANSIT READILY AVAILABLE TO THE SITE AS WELL.
SPINE ROAD, AS WELL AS OTTAWA ROAD IN THE VICINITY OF THE SITE.
SO BASED ON OUR REVIEW OF THE RELEVANT POLICIES, WE DO FEEL THAT THE PROPOSED DEVELOPMENT OTHERWISE CONFORMS TO THE OFFICIAL PLAN AND THAT THE OFFICIAL PLAN AMENDMENT CAN BE RECOMMENDED FOR APPROVAL.
IN THIS CASE, WE'RE RECOMMENDING A C-2 SPECIAL.
SO TO PERMIT THE HOTEL EATING ESTABLISHMENT AND ACCESSORY USES TO THOSE PERMITTED USES, AND GIVEN THE NEIGHBORHOOD CONTEXT AND THE CURRENT MEDIUM DENSITY R-2 ZONE, WE'RE RECOMMENDING THAT THE R-2 USES BE PERMITTED IN ACCORDANCE WITH THE PROVISIONS OF THE R-2 ZONE TO PERMIT FLEXIBILITY FOR FUTURE USE OF THE PROPERTY, AND OTHERWISE THE PROPERTY AND THE PROPOSED DEVELOPMENT DOES MEET ALL OF THE PROVISIONS OF THE C-2 ZONE IN TERMS OF SETBACKS, BUILDING COVERAGE, AS WELL AS HEIGHT AND THE PARKING.
THE PARKING REQUIREMENTS HAVE BEEN MET AS WELL.
I BELIEVE THERE MIGHT BE ONE PORTION OF THE PARKING LAYOUT WHICH WE WILL FURTHER REVIEW WITH THE APPLICANT AT SITE PLAN IN TERMS OF THE WIDTHS OF VARIOUS LANDSCAPE LANDSCAPING STRIPS IN RELATION TO THE PROPOSED DEVELOPMENT.
SO FINALLY, JUST TO CONCLUDE, WE DO FEEL THAT THESE APPLICATIONS FOR OFFICIAL PLAN AMENDMENT AND ZONING BYLAW AMENDMENT ARE CONSISTENT WITH THE PPS, THE GROWTH PLAN FOR NORTHERN ONTARIO, AND THAT THEY OTHERWISE CONFORM TO THE CITY'S OFFICIAL PLAN, AND WITH THIS IN MIND, WE WOULD RECOMMEND THE APPROVAL OF THESE APPLICATIONS.
OKAY, THANK YOU, MISS VERAULT.
SO WE HAVE NO WRITTEN SUBMISSIONS ON THE APPLICATION FROM MEMBERS OF THE PUBLIC.
WE CAN START WITH QUESTIONS FROM COUNCIL.
DO WE HAVE ANY QUESTIONS? COUNCILLOR BULL.
THROUGH YOU, MR. CHAIR, I'M NOT SURE WHO THIS WOULD GO TO, BUT I KNOW IN THE PAST WHEN SOMEBODY WANTED TO DO A BUILDING PROJECT ON THEIR PROPERTY, A LETTER WAS SENT TO THE ADJACENT HOMEOWNERS TO SEE IF THEY HAD ANY OBJECTIONS.
DOES THIS STILL GO FOR THOSE RESIDENTS ON BECKETT? DO THEY STILL HAVE THAT? WOULD THEY STILL GET THAT LETTER IF THEY HAD ANY OBJECTIONS OR DOES THIS MAKE IT A DONE DEAL? I THINK AT THE INTRODUCTION I READ THAT NOTICE OF THE PUBLIC MEETINGS WAS PROVIDED VIA MAIL TO RESIDENTS AND
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LANDOWNERS WITHIN 120M OF THE PROPERTY AND A SIGN WAS POSTED ON THE PROPERTY.SO I AM ASSUMING THAT THEY ALL GOT MAIL.
IF THERE IS, I DIDN'T HEAR THAT PART THEN.
DO WE HAVE ANY OTHER QUESTIONS FROM COUNCIL? OKAY, SEEING NONE.
DO ANY MEMBERS OF THE PUBLIC WISH TO SPEAK TO THIS PROPOSED BYLAW AMENDMENT? SEEING NONE.
IS THERE ANYONE FURTHER WHO WANTS TO SPEAK ON THE APPLICATION? THAT'S WHAT IT SAYS.
[CHUCKLING] SO CLOSING SEEING NO FURTHER COMMENTS.
THE PUBLIC MEETING FOR 20 LISBON ROAD IS NOW CLOSED.
THE PUBLIC MEETING PROCESS IS NOW COMPLETE.
COUNCIL WILL GIVE CAREFUL CONSIDERATION TO THE COMMENTS RECEIVED ON THE PROPOSED BYLAW AMENDMENTS.
THE PUBLIC MEETING IS NOW CLOSED.
THANK YOU.
* This transcript was compiled from uncorrected Closed Captioning.