Application from MHBC Planning Limited on behalf of the owner, Reid’s Heritage Homes…

2:57:24one up is 1563 to 1576 gordon street 42 and 48 loes road west and 164 to 182 don avenue

2:57:35it's the proposed zoning bylaw amendment and this is a decision report and we have um

2:57:43three delegations pat looks like everyone might be in person here so patrick quirk

2:57:49jones furgusson and emily elliott patrick you are first feel free to come on down

2:57:59and then jones wherever you are you're in the you're in the wings okay thank you thank you for being

2:58:04here and emily is emily in the room too okay you're here gonna be up next so it's no more than five

2:58:12minutes and you'll hear a chime at the four minute and 30 second mark which is your warning

2:58:19to that you only have 30 seconds left okay and then stick around just in case there is any questions

2:58:24from myself or colleagues before you head off okay so whenever you're ready you go right ahead

2:58:30good evening mr. mayor members of council i'm pat quirk and i've lived at 159 don avenue for

2:58:36almost 20 years i moved in around the same time that the places to grow act came to be at that time

2:58:42i didn't know anything about it it was also at that time that the bulldozing began just around the

2:58:48corner on the west side of gordon five detached homes were taken down and replaced by approximately

2:58:54100 townhouses i think i emailed counselors of the day but don't remember any real concern

2:59:01shortly after that two beautiful 1950s era ranch bungalows on the east side of gordon

2:59:07were bulldozed and replaced by approximately 100 units this is when i began to learn about

2:59:13intensification corridors built boundaries density and infill it was also at this time i heard the

2:59:19phrase respecting mature stable neighborhoods i don't hear much of that anymore so my tiny little

2:59:26neighborhood loes and dawn came under attack this has not been an infill addition to a neighborhood

2:59:32it has been the removal of a mature stable neighborhood every single house on the north side

2:59:38of loes road from dawn to gordon has been bulldozed every house on the south side of loes from dawn

2:59:44to gordon has been or will be bulldozed under this application with the exception of two homes

2:59:50which i understand have developed development plans in the works on the east side of dawn

2:59:56from the old road of alms to loes road one home will remain standing on the northeast corner of

3:00:02dawn and loes one house has become three what was once a mature stable neighborhood is no longer

3:00:0910 to 20 homes in this small neighborhood have become hundreds the reason i'm before you is not

3:00:17to object to this intensification development i'm here to let you know our little neighborhood

3:00:22has done more than its fair share of intensification i am asking you to consider two amendments that

3:00:28will have no material effect on densification but will show a little respect to what's left of our

3:00:34neighborhood i'm asking you to consider moving the emergency road entrance from dawn avenue to

3:00:40dawn avenue to gordon street just like the two emergency access roads across the road in gordon

3:00:45street placing this access on dawn avenue negatively impacts our streetscape but more importantly

3:00:52it will become a walkway for residents of the new development to their new dawn avenue parking lot

3:00:58everyone knows these types of developments are underserviced in terms of parking providing easy

3:01:03access to parking on dawn avenue is less than fair don avenue do not have to support this

3:01:08application by providing parking there was already a proposed pedestrian access to gordon

3:01:14street from this development i am quite confident there are enough smart people involved with this

3:01:18that can figure out how to get squeezed in emergency access to gordon street

3:01:25the second thing i'm asking you to consider is reducing the number of detached homes on

3:01:28dawn avenue from eight to six the current proposal wants the eight lots to have frontages of approximately

3:01:3532 feet for perspective the three homes on dawn avenue that will be bulldozed each have frontages

3:01:41of 100 feet i'm not asking you for that the average of all frontages on the mature portion of dawn

3:01:48from the road allowance north to the dead end is approximately 79 feet i'm not asking for that

3:01:54the average of all frontages on the entire street from clearfields to the dead end is

3:01:59approximately 70 feet 67 feet i'm not asking for that the builder of three new homes on the corner

3:02:06of dawn and loaves was told by the city in 2020 that they would only support three new homes not four

3:02:12these three lot frontages have approximately 65 feet i'm not asking for that i am asking for six new

3:02:1950-foot lots this would double the number of homes that are there right now and would make an attempt

3:02:24a small attempt to respect what's left of the neighborhood the first request to move the emergency

3:02:30access has no impact on density the second request will reduce the intensification of the neighborhood

3:02:36by two units and again please remember that this small neighborhood has already added hundreds

3:02:42we have done our part so i'm not here to complain or object to the development but i would like to

3:02:48point out most of us consider infill to be developing an old school site a hotel a factory a

3:02:56commercial establishment a church or similar thing that is tucked up to an existing neighborhood

3:03:01if you live on a street that has larger lots you may experience one house becoming two that's the

3:03:06world we live in now this is not the case with the neighborhood of dawn and loaves my neighborhood

3:03:12has been erased and hundreds of units have been added i'm asking you to consider two small changes

3:03:18thank you for your consideration thank you very much and just let me see if there is a question

3:03:24as a follow-up to the delegate okay oh yeah uh councillor busetil please

3:03:31yes thank you to the delegation just a question of um uh did you raise these suggestions uh

3:03:38to in the planning process in the public process at all and what was the response back from the

3:03:43city and or the developer so i did not contact the developer i did contact every member of council

3:03:51and michael wittner back in june of 22 i think when it first came here and then i with mr wittner

3:04:00a couple months ago and he was very polite and respectful helpful but the message i got was

3:04:06it was a shrug and this is the way it is okay okay councillor busetil yes thank you okay perfect

3:04:20seeing nothing further thank you very much your delegation appreciate it and uh next up is uh

3:04:27june jone furkison i think many many of us here recognize you we appreciate you coming here you've

3:04:41always been uh here for you know a lot of these uh if i recall developments in the area so

3:04:48thank you for coming again and you two have up to five minutes okay okay um we're we live on don

3:04:53avenue we've been here numerous times the council for all of the applications we understand the

3:04:59intensification but don't fix the housing issue by creating parking issues your what i'm seeing is

3:05:09you're adding 150 homes onto a street that cannot afford to have extra cars parking on it

3:05:18first of all if you do lo's road has a flooding issue it's it's any heavy rain

3:05:26snow melting event you have the city operations department will come out and pump the road

3:05:32into gordon waste a taxpayer money it it should have been fixed and in this what we submitted to you

3:05:40we show that they took the drainage ditches out there were 12 of them that drained into very deep

3:05:47deeper trench ditches now there's only seven left so that water's got no place to go it can't

3:05:55climb a hill and the excess water still flows down don avenue to our area which we were told was

3:06:02not going to happen you can see the water when it rains come out of ferris circle down to don avenue

3:06:10it just trickles right down and when the lo's ponds uh get high enough they contribute to the

3:06:17water flowing down don avenue as well um the uh issue about the houses on um don avenue was

3:06:28actually brought up on the first meeting about uh this being uh not conducive to the street um

3:06:35just a reminder that was brought up previously um we'd also like um something done about the um

3:06:42since you're putting 150 units and 150 more cars onto a short street what traffic

3:06:52implementations are going to be there like speed bumps a traffic signal at gordon or at dawn and

3:06:58lo's the influx like this our road down to claire fields is like a shortcut people instead of driving

3:07:06down to claire fields will cut down lo's to dawn and they don't go slow nor do they stop at the stop

3:07:13sign most of the time like we actually i guess it would have been late last year when we realized

3:07:21this development was coming uh we put forth a traffic study for our half a dawn avenue which

3:07:27would be from the corner of lo's down to the dead end conservation we actually talked to our

3:07:33neighbors what can we do and we've changed our street to no parking overnight from lo's road

3:07:39down to the end conservation we had a long discussion what we could do so we've prevented

3:07:45overnight parking on our part of the street to help with the traffic issues um we're concerned about

3:07:53where the extra water from this new development is going to end up because it's 100 going to

3:08:01guaranteed make lo's road worse um which makes dawn avenue worse and there is no solution that we've

3:08:11seen put forth to correct the problem yet they did put a storm water management pond at the in the

3:08:19conservation which eventually does drain but it still ponds it still ponds and if they don't come in

3:08:29and clean the i don't know the inlet for that from all the debris that washes down dawn

3:08:35it still floods the street it does anyway because it wasn't put low on but we just would like you

3:08:43to consider our thoughts and the impact it will have on our neighborhood again we're not against it

3:08:49and we don't want to see parking be the outcome problem from building houses

3:08:58great thank you yeah thank you thank you very much is there anyone that has um further questions

3:09:05with the councillor boosted till is up again up to up to bat go for it thank you uh thank you very

3:09:10much for the delegation same question that i asked the previous delegation um did you meet with the

3:09:17developer did you meet with city staff around the three issues that you've raised the traffic

3:09:22parking and the water collection and what were the responses we were here at the last council we

3:09:28brief met we briefly met with a developer at the end of the council meeting last time and they told

3:09:33us about the storm water pond which sounded great but has not fixed the issue and we've spoken to

3:09:41michael wittmer and he's been very helpful for what he can help with apparently there's somebody

3:09:47new doing a study on it study doesn't fix the problem action does sorry just a clarification study on

3:09:59water problem along the water problem and with reference to the traffic in the parking

3:10:04absolutely we've been here for ferris circle um delegation and we're here for this one and for

3:10:14rain condos as well we were here as well sorry i'm missing it so for traffic and parking had

3:10:20there been conversations with city staff and or the developer and what what was the essence of

3:10:25the conversation i haven't spoken to them i would have thought a study would properly assess the

3:10:30increase in traffic and it meets the criteria from what i've heard that's more than 10 units

3:10:39we're just concerned that a that many cars in that little street is going to be crazy it's

3:10:46the street is not like it's a gordon street or clearfields it's it's a short street

3:10:53lois road through the mayor thank you very much thank you is there anybody else at this time

3:11:02no and thank you again for coming down and raising the concerns we do appreciate thank you

3:11:07and uh the last one we have is emily eliot and i think i saw your hand go up so come on down and

3:11:14you have uh five minutes as well okay good evening uh merrick athrian members of council my name is

3:11:33emily eliot and i'm uh with mhbc planning and we are the applicants with respect to this zoning

3:11:38bylaw amendment application and we're here tonight on behalf of reed's heritage homes to express

3:11:43support for staff's recommendation with me tonight is trevor frazier from stand tech the

3:11:48engineer on this application and jeff robinson from reed's heritage homes and i just like to start

3:11:54by thanking michael whitmer for his thorough staff report we've been working on the zoning

3:11:58bylaw amendment application for about two years and have appreciated all the effort and collaboration

3:12:03with city staff i'll try to keep my comments fairly brief as things are pretty well covered off in

3:12:07the planning report the zoning bylaw amendment application proposes the redevelopment of the

3:12:13lands bounded by gordon street uh loes road in don avenue there's a concept plan in the staff report

3:12:19as attachment nine the proposed development includes eight single detached dwellings fronting on don

3:12:25avenue and 150 stacked townhouse units the stacked townhouse units include two different unit types

3:12:31and there's conceptual renderings of these in the staff report as well there are 16 uh stacked

3:12:37townhouses units on gordon street and 10 stacked townhouse units along loes road both of which

3:12:43feature integrated rear garages um and front doors and front porches facing the streets

3:12:50this was done to provide a strong visually appealing street edge the stacked townhouse

3:12:55units internal to the site are more of a traditional style um oriented along a private roadway the site

3:13:02has also been designed to integrate with the surrounding neighborhood there's an aerial

3:13:06rendering of the proposed development included in the staff report as well that shows how the

3:13:11development uh is integrated with the surroundings the singles along don avenue uh provide an

3:13:18appropriate transition from the existing single detached dwellings on don as well as to the

3:13:24multiple residential development proposed and the rain condominiums the proposed lot sizes of these

3:13:29singles are similar to development to the south along don as well as to the uh herstone circle

3:13:37development to the north the front yard setbacks proposed are consistent with uh surrounding

3:13:42development and the buildings are proposed to be two stories in height which is a similar height to

3:13:46the surrounding one and two story houses the uh block of stacked townhouses along gordon was

3:13:53designed with a consistent setback to the rain uh development to the north in order to create a

3:13:58continuous street edge um and really contribute to the design of that gordon street intensification

3:14:03corridor there is surface parking internal to the site that's screened uh from view from the public

3:14:10streets um and there's ample opportunities for landscaping and amenity space in terms of parking

3:14:17the proposed development uh has surface and garage parking spaces so each of the single detached

3:14:23units will have a driveway and a garage parking space the 26 stacked townhouses with garages will

3:14:29also have a garage and a driveway parking space and then there are 141 surface parking spaces

3:14:34including 15 visitor spaces uh there's vehicular access to the development from a driveway connected

3:14:41to los road and an emergency access to don there are pedestrian connections to all surrounding streets

3:14:48and throughout the site there is a large central amenity area within the development

3:14:54as well as a smaller central amenity area and private amenity space for each of the dwelling

3:14:58units the site can be serviced through connections to existing infrastructure and through the review

3:15:03of the application engineering staff confirmed that the development can be supported by full

3:15:08municipal services and their sufficient capacity with respect to stormwater management all storm

3:15:15water for this development will be infiltrated on site such that there's no runoff to adjacent

3:15:20streets or properties we've worked with staff through the stormwater management strategy

3:15:26so that environmental and engineering planning are now satisfied that all storm water can be

3:15:32managed directly through infiltration and it eliminates any current drainage of water to

3:15:37those road and restricts any drainage to don avenue as well and like I said engineering and

3:15:42environmental planning staff have signed off on the stormwater management approach in terms of the

3:15:49process this application has been through a very extensive review process like I said the zoning

3:15:54bylaw amendment was initially submitted in april and the public meeting april of 22 and that public

3:15:59meeting was in july of 2022 through that process we've worked collaboratively with staff to address

3:16:06all technical comments and made modification to the plan including the reduction of four units to

3:16:13accommodate a larger amenity space and additional landscaping we're now initiating the site plan

3:16:18process so that reads can start sales in march and start servicing the site in the summer so thank

3:16:23you for your consideration this evening and we'd be happy to answer any questions and thank you to

3:16:30you as well uh councillor or roark please and then chew thanks very much margithry

3:16:38i just want to circle back to talk about the flooding because while you've given us an explanation

3:16:42about infiltration etc the residents in this area have every reason to be concerned about flooding

3:16:48when it rains a lot there's actual current on that road it is true the city has to send out

3:16:54trucks to pump into gordon and it's it is quite deep so councillor chew and i have sent

3:17:00you know videos and emails and all those things so um what can you say in a non-planning language

3:17:08okay to reassure people that this development is not going to contribute to the flooding on

3:17:16loaves and on through the mayor thank you for your question um the stormwater management strategy

3:17:24for this uh this development keeps all water on site essentially so all water for these lands will

3:17:32be infiltrated on site and not discharged to adjacent lands okay three you margithry um

3:17:39so it's my understanding that where there is runoff it's going to run off to the south to where

3:17:46there is a natural heritage is that correct and there's a stormwater pond there or there there

3:17:52tanks there through there that's correct there is a small area where there is some existing

3:18:00conditions where there's runoff offsite that will go to the city open space block where there is

3:18:06infiltration potential um but that is an existing condition and it won't be discharging to the

3:18:15adjacent streets okay and three you margithry um so you're also the the developer for the rain

3:18:25condos and ferris circle and the little plaza so when you're looking at the runoff for these sites

3:18:30are they being looked at in the cumulative because i think we've gone from you know like

3:18:3515 houses maybe to um twice 158 right so are we looking at at all of that runoff

3:18:43in the cumulative the delegates are quite right this has taken a lot of intensification

3:18:49yep and through the mayor uh the stormwater management strategy that was presented looked at the

3:18:57current conditions including the existing development at rain and ferris circle okay

3:19:03um through you margithry just another question about the possibility of going from eight to six

3:19:11lots um can the community can the community appeal that at committee of adjustment like

3:19:20do they have an opportunity to come and present their case when those lots will be severed

3:19:26through the mayor the creation of those lots will go through the committee of adjustment consent

3:19:31process the consent will be related to the uh division of land to create those lots as opposed

3:19:38to the zoning specifically uh the committee of adjustment is a public process and so notice will

3:19:43be given to everyone within the prescribed radius and they'll have an opportunity to speak at the

3:19:49committee of adjustment and you know if they have concerns they can also voice them there

3:19:53okay thank you and then my last question is around uh two sorry um is there any

3:20:01anything that the developer is doing to mitigate the reduction in the visitor parking and the

3:20:06potential for overflow parking on two adjacent streets through the mayor uh we had a transportation

3:20:13impact assessment done in support of this development and part of that included

3:20:17parking analysis uh the parking analysis supported the proposed reduction uh in this location there's

3:20:25great access to transit along gordon um and then in terms of tdm measures transportation

3:20:30demand management measures uh the uh traffic report recommended that parking be unbundled from the

3:20:39um from the unit so a purchaser would buy their parking space separate from the unit and that's

3:20:46a you know pretty common transportation demand management strategy to reduce parking uh demand

3:20:51on site okay thanks and then my last question through you mayor guthrie is is there an opportunity

3:20:56at site plan to review where that uh emergency access um comes out from whether that can come out

3:21:04from gordon as opposed to dawn through the mayor we've looked at the emergency access in quite a

3:21:10bit of detail um the emergency access is located on dawn so that it can accommodate uh servicing

3:21:17connections and um also assist with the grading and the internal road layout but it's something

3:21:22we can take a look at at site plan thank you councillor chou do you have any follow-up questions

3:21:29yeah i'll um through you mr mayor i'll keep it relatively brief um my colleague cancer

3:21:35rark has answered most of my questions uh this might be a question to our city engineer but

3:21:41i just was wondering from your end as an applicant uh how have you coordinated uh discussions on

3:21:52the stormwater catchment post development um for the units fronting dawn avenue i'm just curious

3:22:00because i'm aware as well through the studies that you guys are uh tied in with um our stormwater

3:22:07management master plan and some of the discussions on the lid that will be um put put in in the future

3:22:16at the end of dawn um and i'm just raising this because i'm just curious about the timing of

3:22:25your um clients development in light of our work on um dawn and loze road to address some

3:22:35of the ponding issues um that's legacy of the bungalows that have pre-disted um the development

3:22:44through the mayor i i think you're asking um how we've coordinated the stormwater management

3:22:50strategy for the units long dawn um so the stormwater management strategy for this development

3:22:56was a comprehensive stormwater management strategy so we would have considered that um at the time uh

3:23:01the stormwater management report was prepared and through the back and forth with city staff

3:23:06that occurred okay and just to the best of your knowledge not to put you on the spot but

3:23:14can you kind of elaborate maybe on you know the person where the high point is um for the units

3:23:22on dawn because there's going to be a portion of the frontage that's going to be uh sloped down

3:23:28towards dawn avenue um i understand there's those french french screens and but and some of them

3:23:35will infiltrate to that gallery that's being proposed uh but like i'm just curious like how

3:23:41much like roughly will uh kind of flow into dawn avenue uh through the mayor i don't know the high

3:23:50point on dawn avenue we do have trevor frazier the project engineer if you'd like he can answer

3:23:55that question regarding the high point on dawn avenue um but there is not intended to be any

3:24:01stormwater discharge onto dawn avenue okay yeah that's sufficient for me thank you okay

3:24:09seeing nothing further uh no councillor busetel go ahead yes thank you and through the mayor um

3:24:17thank you councillor aurorke i had some similar questions um again i'm going to bring it back

3:24:23to the stormwater um if you can explain a little bit more what i heard is that there's going to be in

3:24:29you know the design is an infiltration uh so that i would assume that would be absorbed into

3:24:35the groundwater and then you you said that if there is excess it would be redirected to where

3:24:41there's capacity in city stormwater could you just clarify that did i hear that correctly

3:24:48through the mayor uh the site is intended to be almost entirely infiltrated uh the infiltration

3:24:54is a combination of many different low impact development features like infiltration galleries

3:25:00a storm storage system and um something like a green uh or sorry a rain garden there is one small

3:25:07area um if i can just take a look at the engineering report where there is an existing condition um

3:25:15where there's uh runoff off the site and that is the only um water that will not be infiltrated on

3:25:24site is is that existing condition so the vast majority of water will be infiltrated on the site

3:25:32and it's just that that one small area which represents an existing condition and sorry just

3:25:40for clarification then that existing condition for runoff would not uh exacerbate the problems that

3:25:46the residents have raised is what you're saying through there that's correct it won't be to the

3:25:51road it will it's to the the city-owned open space to the south of the development not to

3:25:56any of the adjacent roadways thank you so i will be asking staff a little bit more on that city space

3:26:05the open space for clarification on that and the last question i have is about um communication

3:26:11and working with the neighborhood and the residents can you elaborate a bit on the engagement and the

3:26:18conversations that you've had with the residents throughout this process thank you through the

3:26:24mayor we had the public meeting back in july um and we have not been approached by any of the

3:26:30residents um otherwise we did hear uh the comments that were raised about pawning on lows and like

3:26:36i said we've worked really collaboratively with city staff to come to a storm water management

3:26:41solution that the city supports but we haven't heard directly from any of the residents at public

3:26:46meeting thank you mr mayor that's all okay that's it then thank you so much thank you okay it's back

3:26:55to us council and before i go to um some uh questions maybe of staff just for clarification

3:27:04is there uh can i just get someone to at least look to move the motions ahead of us for this

3:27:09development this this recommendation sorry counselor chiu and counselor katin thank you

3:27:15i'm going to start with counselor oror i believe just wanted to do some follow-up with staff

3:27:20and then i'll go alt to busitil uh thank you mayor guthrie through you to staff

3:27:28i remember clearly the statutory public meeting for this one and i remember

3:27:33counselor bell saying the intent people understand the intensification corridor the

3:27:38intensification corridor is meant for gordon street but now we're starting to intensify

3:27:45on dawn which is sort of the street behind right so i'm just wondering what is the i understand

3:27:52it aligns with the provincial policy statement all those things but what is the justification for

3:27:58really this intensification reaching back onto dawn and and should residents expect more of that

3:28:12through the mayor to the counselor so from you know the initial concepts which was stacked towns

3:28:18along dawn to uh proposed at this time eight still attached i think they have moved the

3:28:26plan to address some of those neighborhood concerns i will say that since even the application came

3:28:32in the planning act and our planning regime has changed so three units as of right are able to

3:28:39be on any lot through the comprehensive zoning bylaw we also change the lowest density zones to

3:28:44allow single semis triplex towns um so that end could end up being permitted and they could take

3:28:52a single detached and have three units as of right right now that's not risk proposed that's not the

3:28:57models shown um and it's certainly our hope that that the applicant comes uh follows through with

3:29:03that but given the planning act regime um and our comprehensive zoning bylaw with all those uses

3:29:09permitted they could amend the plans to allow for more okay thank you and uh through you merga

3:29:16through the other you know massive question for this area is the flooding on lows and so if i can

3:29:22just ask our engineering staff because they knew i was going to ask um what is the mitigation plan

3:29:30for lows a fully understanding that this developer is saying all the all the infiltration will be

3:29:36contained on the site or or flow to the south um what are the plans to to correct the issues that

3:29:44are currently occurring on lows so through the mayor to councillor roe good evening um so with

3:29:51respect to lows and gordon um through the city's multi-year budget process council has approved

3:29:56capital funding for the city to upgrade the infrastructure there to bring the the lows road

3:30:00design uh to a more current best practice or standard for stormwater management and so that

3:30:06work is underway now the design is nearly complete so the next steps for the city are permitting

3:30:11tendering and then the construction work itself that could we could see groundbreaking as early as

3:30:16this year or more likely into the early part of 2025 depending on the timing of those other steps

3:30:22okay thank you very much and uh through you mayor Guthrie how will that work align with the

3:30:26gordon street um uh improvements with the addition of the center turn lane is that does that all

3:30:32work together and we're going to see the beginning of that uh towards the end of this year so through

3:30:36the mayor to councillor roe yes you're correct uh sort of stage one if you will uh would be the

3:30:41work on lows with the work on gordon to follow thanks thank you uh alt and then shoo

3:30:52councillor ask my question and i heard the answer great thank you and councillor shoo then busatil

3:31:03thank you mayor Guthrie uh through you um okay i think i found the answer to this but i just

3:31:10want to clarify on the record uh to our city engineer um it looks like there's gonna be a

3:31:15drop structure uh on dawn avenue to the north of the site i was wondering uh is that essentially

3:31:22going to line up with the plans on the timeline uh for those improvements on lows and dawn that

3:31:28are highlighted through that uh through our storm water management master plan so through the mayor

3:31:38to councillor chou with respect to the the city municipal improvements on lows that design work

3:31:44is still being finalized now um but with respect to the development application in front of you

3:31:49the the water itself is is infiltrating within the site boundary with the safe except of the small

3:31:55portion at the south end of the property that was highlighted by the developers consultant which

3:32:00will drain to the city's right away um our green space property below that which already has existing

3:32:05infiltration infrastructure in place with capacity to take that existing runoff and so everything

3:32:11else is maintained in the site boundaries with the ability to drain through a series of catch basins

3:32:16and pipes into infiltration galleries which then restores the water to the groundwater

3:32:21okay and just the follow-up like my concern really is that dawn avenue well it has the

3:32:27capacity that lows doesn't to uh infiltrate the closest catch basin on dawn avenue is on clear

3:32:37is from clared fields drive west um and it reaches 100 meters into dawn avenue if you're going north

3:32:45i'm just concerned that if this development comes in and we don't have any contingent plans in place

3:32:53to do some work on dawn um as scheduled um as part of the neighborhood improvement study

3:33:01we may or we may be at risk for um some ponding issues in the future because um what's existing

3:33:09right now is support is there to support some of the existing um homes with the big lots um so

3:33:18i think it's just something to consider right because i think the residents here have been very

3:33:23understanding and accepting that development's going to take place but i think if there are

3:33:27ways in which we can line up some of our improvements um obviously it's all contingent on the budget

3:33:36right but it's something that we need to seriously take a look at um so i just leave my comments there

3:33:44so yeah thank you for your time thank you uh boost until then downer thank you um i have a storm

3:33:53water uh infiltration question as well so what i hear if you could just validate is that it is the

3:34:00south end of the development the rest will be infiltrated on the site itself and that this excess

3:34:07will go to the city's existing green space property that the city has so my question is

3:34:15number one my first question is is this parkland uh the city's quote green space and the second

3:34:21question is does this will this occur without any changes to existing catchment basins or other

3:34:31i guess infrastructure and the last one is how will this be monitored

3:34:40so through the mayor to council boost until i think i'll hopefully get all three of those

3:34:43questions in the right order so first the area in part is a an easement for trail and so that's the

3:34:50this portion of property to the south of the site the drainage infrastructure that's already there

3:34:54has capacity and is already taking some of the existing condition um so there's no upgrades to

3:34:59the infrastructure required which i think is what you're getting at there and then with respect to

3:35:03all of this um there are monitoring requirements for all city storm water management infrastructure

3:35:08through our permit that we have with the ministry of environment and so that's how we would take care

3:35:11of that through the mayor thank you thank you and uh let's go with downer thank you through you

3:35:20mr mayor uh one of the the residents talked about the emergency access and the possibility of moving

3:35:28it to gordon would do you think that's feasible at all and just the rationale for that was because

3:35:34people would cut through there but my guess is that you would probably have a walkway going to

3:35:41dawn avenue anyway because that just creates more access to the site for people wanting to go

3:35:47up for a walk on dawn instead of gordon so i just asking about that question through your

3:35:57america 3d councillor downer uh engineering staff and maybe they could speak to that out further but

3:36:02looked at the possibility of having the emergency access go to gordon street early in the review

3:36:06of this application and ruled out that feasibility just due to a conflict with traffic and the

3:36:11geometrics um there are there is going to be a walkway to both gordon street and and dawn avenue

3:36:18here uh and as emily elliott the applicant stated there there's also servicing connections

3:36:25primarily to the site coming from that emergency access to dawn i was going to ask that question

3:36:34so you took that from me that's okay all right i just have a closing comments it looks like

3:36:40if anyone needs to i'm just going to go with councillor O'Rourke please uh thanks mere guthrie

3:36:46i just want to thank the furgussians who've been here for every application

3:36:50on loz and dawn and mr quirk as well i said this at this at the statutory public meeting this is

3:36:58not a nimby scenario this is there's real flooding concerns you can see the work that they've done

3:37:04city staff have acknowledged and actually have created space and budgets and accelerated timelines

3:37:10to address that because there's a real acknowledgement of that problem um and it's true this is a short

3:37:15street that is seen roughly 20 homes converted into 316 units right and so they they are really

3:37:24probably the first of what the intensification corridor is going to be and and i think they

3:37:29have raised in a constructive way some really valid concerns so i want to thank you for that

3:37:34and because they love their neighborhood right so then and they have never said not this they have

3:37:38said could we maybe do like there's a few fewer and could we just really be careful about the parking

3:37:44which i appreciate so i just wanted to say um this isn't a case in nimby this is you know people

3:37:50who've seen a lot a lot of intensification just this development is 17 times the density that

3:37:55they currently have there um and i just want to thank them for raising it in a constructive

3:38:00way and to let them know the flooding will be fixed soon as soon as we can get to it

3:38:10all right and oh councillor chou has a comment as well uh it looks like boosted till as well

3:38:14after chou thank you thank you mayor guthrie and through you yeah thank you to the residents that

3:38:23have spoken up um i think we all appreciate your the constructive nature of your comments

3:38:29i think i just want to reiterate uh to staff and um like what councillor said we are trying

3:38:36our best to fix up loewe's avenue and also prevent um any future ponding events on don avenue

3:38:44so i trust that our staff will be prudent and watchful um and monitor any opportunities

3:38:50that may arise uh when preventing takes place for this development but i do want to challenge

3:38:58our staff and the developers as well through the site plan considerations to maybe take a second

3:39:05look at that uh emergency access off gordon street uh it's well over 200 meters from the next

3:39:13intersection on clear and well beyond that of loewe's road and it's your regarding proposing

3:39:20a sidewalk i think if there is opportunity to evaluate the easement for that to be a reality

3:39:29it could really be of service to the neighbors and show that we are working constructively to

3:39:35take in the comments at council even though it's supposed to be high nature and high high

3:39:42level of nature so i just leave my comments there thank you for everyone who's been working

3:39:46part at making these revisions thank you busatil then karan thank you and through you

3:39:55mr mayor um this is just an overarching kind of comment as we see more intensification overall

3:40:01in the city um thank you to the staff for attention to storm water and water and the impact and the

3:40:08limitations of our existing infrastructure and i want to include parks in that infrastructure

3:40:14it's a bit of a double-edged sword as we're intensifying housing units there is going to be an increase

3:40:20in the um need and demand uh for green space and while a water feature you know a storm water pond

3:40:28is categorized as parkland i really want to and i hope that staff are paying attention to

3:40:34green space and not a water pond retention pond as a water feature and that's my comment thank you

3:40:43thank you councillor karan mr mayor um i just want to cover uh the same topic that i cover at

3:40:51every planning application that is the community energy initiative um letter that came from the

3:40:57developer to council as part of the package i know that many of these uh uh aspects of the

3:41:05development are handled at site plan that i would like to in my closing statements prior to the vote

3:41:11highly encourage the developer to implement more of our community energy initiatives towards net

3:41:17zero and renewables with a recent oeb decision about uh gas fired energy and the costs of energy

3:41:29rising and the cost of renewables becoming on par now is the time during the construction

3:41:37to get those new technologies into this development affordability is something our community

3:41:44is talking about daily and the cost of utilities in perpetuity is part of the affordability equation

3:41:51and so i highly encourage our staff and the developer to um to do better on uh on the net zero goals

3:41:59thanks thank you hearing nothing further um i'll just say ditto to everything that's been asked

3:42:10one of the things about going last is that sometimes everything is asked and the comments

3:42:14as well have been captured the biggest issue for me was around the just the flooding in the area

3:42:20which i knew in advance staff have been really really addressing and the capital project that's

3:42:27coming up this year i was uh actually we asked about that i think myself councillor rork asked about

3:42:32that uh specifically during budget anyways and so there was um some real certainty there about

3:42:39that project coming forward to terry i just want to say thank you and your team and the planning team

3:42:44for making sure that that wasn't glossed over uh for for this issue because you know frankly getting

3:42:50the videos or the pictures sent at all hours um you know points to the problem that is there

3:42:59so actually this i actually feeling this problem is finally actually going to be addressed which is

3:43:04which is good and it combines with sort of the the development that that will be occurring

3:43:09there as well and you know i you know i think it was mr. kirk that said that this area has taken in

3:43:17a lot of that intensification that that's actually a really good point that that that area really has

3:43:24so you know thank you i guess i'll just say thank you to the ones that are here from from the

3:43:29from the neighborhood but for those that are listening as well you actually have taken a lot

3:43:33in that area uh now that i think about it and you know in a housing crisis and and such with

3:43:39intensification this this is going to happen and sometimes you'll see it happening in in other

3:43:44areas more spread out or more intensely happening in the area that you happen to be in and this is

3:43:51one of those areas so i just wanted to know that i recognize that and i also want to recognize that

3:43:57the kind of consistent and constant sort of construction can can can wane on people

3:44:02i get that too once it's done uh once it's you know landscaped once once the neighbors are coming

3:44:12out the door and you're waving to each other across the street like it it it starts to feel

3:44:17back to that sort of neighborhood that many have been there for a long time would start to feel again

3:44:22but with new neighbors which is really positive but it's just it just takes a long time to sort of

3:44:27get to that and i i i respect that so um yeah anyways just thank you for having me have a few

3:44:33comments there at the end too so with that i'll call the vote um is there anyone against

3:44:39seeing none that's unanimous then as well thank you again to the community who's been involved

3:44:44the whole time uh okay we are now at the intention to designate of 331 Claire

3:44:57sorry oh sorry i thought you were talking to me notice of objection i'm sorry i should say that