THE CORPORATION OF THE TOWN OF MONO PLANNING AND ENVIRONMENTAL ADVISORY COMMITTEE MEETING TUESDAY, MAY 1 ST, 2018 SESSION #PEAC-02-2018 Minutes of Town of Mono Planning and Environmental Advisory Committee meeting held on May 2 nd, 2018 at 7:00 p.m. Present were: Members Gerald Reid, Brenda Teeter, and Chair Bob McCrea, Staff Judy Kohne, and Secretary Dave Trotman. Absent with Notice: Joanne Hyde and Delfino Bernardi Chair McCrea brought the meeting to order at 7:00 p.m. and pointed out the location of Emergency Exits. He then indicated that an election of Chair is required for 2018 and handed the meeting to the Secretary. Secretary Trotman asked for nominations. Bob McCrea was nominated by Brenda Teeter. No further nominations were put forward. Resolution 01-PEAC 02-2018 THAT Bob McCrea be appointed as Chair of the Planning and Environmental Advisory Committee for 2018. The Chair advised that declarations of pecuniary interest may be made at the beginning of the meeting or may be made at any time during the meeting. APPROVAL OF AGENDA Resolution 02-PEAC 02-2018 Moved by Reid - Seconded by Teeter THAT Planning and Environmental Advisory Committee approve the agenda of Session PEAC 02-2018 as circulated. PEAC MINUTES Resolution 03-PEAC 02-2018 THAT the minutes of Planning and Environmental Advisory Committee meeting PEAC 02-2018, dated January 16, 2018, be adopted.
SESSION # PEAC 02-2018 ~ 2 ~ May 1 st, 2018 PUBLIC QUESTION PERIOD There were no questions during public question period. PUBLIC MEETING Zoning Bylaw Amendment ZBA 2017-06 Owner - Property - 2255956 Ontario Ltd. Part of West Half of Lot 13 Concession 1 WHS Mono The Chair advised that the Committee is an advisory Committee to Council. This public meeting is the first step in the process for a Zoning Bylaw Amendment. The Applicant is in attendance to answer any questions, comments, and concerns that are brought forward by the Committee and the public. The Committee then deliberates and passes a recommendation to Council. Council will be holding a Statutory Public meeting with regard to this Application on May 8, 2018 and the recommendation from the Committee will be considered at that time. The Secretary advised that should the Zoning Bylaw Amendment be approved a Site Plan Application will then be processed. Various reports have been received from the Applicant with regard to stormwater management, a traffic impact study, and comments from MTO. MTO will approve only one entrance point to the property. John Owen, of Owen Design Consultants Ltd., was in attendance on behalf of the Applicant. He advised that he has been responsible for preparing documents in relation to this proposal, such as geometry, access, sewage, fire routes, fire suppression, and a secondary water supply. He advised that the proposal is considered as a low use operation and suggested that the units will be used mainly for the exchange of seasonal household items. There will be an office and washrooms as well. Member Teeter was pleased that the property was going to be used for something rather than the way it is now. Member Reid asked the Secretary for his comments. The Secretary advised that Council deemed the Application complete and the process was started. He indicated that the Site Plan Approval process will encompass more detailed reports and comments from various agencies will be received. He advised that storage at the back of the property of vehicles such as motor homes will be discussed during this process, as well as landscaping and signage. Member Reid indicated that with the traffic on Highway 10, a high usage driveway would cause problems. Mr. Owen advised that he has had discussions with MTO with regard to the entrance, landscaping, and lighting. The Chair asked if a sign should have been put on the property and he was advised that the Town circulated the Notice to landowners within 120 metres and required agencies, as well as placed an ad in the local newspaper and a sign was not required. The Secretary advised that no comments have been received from any neighbouring landowners or agencies.
SESSION # PEAC 02-2018 ~ 3 ~ May 1 st, 2018 The Chair felt that this is a good location for such a business. He noted that the proposal will change the rural feel of the area and requested that extensive landscaping or screening be used on both the north and south side of the property with plantings and possibly fencing. Mr. Owen advised that the first 20% of the lot will be primarily green and on the southside a 6 chain link fence is proposed. He said the buildings will be metal clad in soft colours. Dick Byford, a resident of Mono, was concerned about the traffic, the owner, fire suppression, and taxes. Mr. Owen indicated that he has worked with the owners for approximately 10 years and they are reputable business men. He said that the owner has built businesses in the City of Markham, which is a proactive community with strict standards that must be done properly, and there have not been any problems. He also advised that he has been in contact with the Conservation Authority to ensure that the proposal will not affect the conservation area on this property. Resolution 04-PEAC 02-2018 THAT Planning and Environmental Advisory Committee recommend that Council approve Application for Zoning Bylaw Amendment ZBA 2017-06 by 2255956 Ontario Ltd. to amend the portion of Highway Commercial (CH) Zone in Zoning Bylaw 78-1 that currently applies to property at Part of the West Half of Lot 13, Concession 1 WHS to Special Highway Commercial - 5 (CH-5) to add Commercial Self Storage Facility as a permitted use, subject to a site design layout to the satisfaction of the Town. Zoning Bylaw Amendment ZBA 2017-03 Owner - Property - Michael Bellissimo (Full Throttle Sales) Part of West Half of Lot 32 Concession 4 EHS Mono The Chair read the information on the Notice of Public Meeting and confirmed that Council will be holding a Statutory Public meeting with regard to this Application on May 8, 2018 and the recommendation from the Committee will be considered at that time. The Secretary advised that the proposal is an addition to the uses currently in the Local Commercial (CL) Zone. The proposed additional use is the sales and repairs of automobiles, light duty trucks, heavy trucks, and heavy equipment. The Notice was circulated to neighbouring landowners within 120 metres and required agencies, and also placed in a local newspaper. Should the Zoning Bylaw Amendment be approved a Site Plan Application will be processed. Various reports have been received from the Applicant with regard to stormwater management, noise impact study, and environmental site assessment. MTO has indicated that there will be no access onto Highway 89 and the entrance will be from 3 rd Line. Neither the Applicant or a representative on his behalf were in attendance to support the Application. Heidi Baufeldt, owner of Mrs. Mitchells and Granny Taught Us How, both of which are accessed from Highway 89 onto 3 rd Line, as the subject property will be, expressed concerns with the proposal concerning visual effect, noise, environmental issues, access and safety. She advised that there are 9 houses and 2 businesses in this triangle of land between Highway 89, 3 rd Line, and Mono- Mulmur Townline. She said there is historic value to this area as a former church
SESSION # PEAC 02-2018 ~ 4 ~ May 1 st, 2018 and Orangemen s Lodge are still being used. Her businesses have had regular customers for over 30 years and last year her restaurant had 29,400 customers. She feels that the historic and charming nature of the area also attracts tourists. The proposal will change the appearance and appeal of the area and impact her businesses as she also hosts weddings and garden tours. The noise of the large diesel vehicles and air tools, as well as the environmental impact that could happen due to oil or diesel leaks do not make this location desirable for such a proposal. She is also concerned about the safety of her customers as many of them are elderly and turning off of Highway 89 along with huge vehicles may be dangerous. Ms Baufeldt advised that she will be attending the Statutory Meeting of Council and will provide a letter with her concerns. Dick Byford, a resident of Mono, indicated that he has been to Ms Baufeldt s restaurant many times and does not want to see the destruction of such a pleasant area with big trucks on a small property. Andy Irvine who lives in this area is concerned about congestion on the road with huge trucks. The Secretary advised that MTO has not indicated what they will require of the Applicant in regard to ingress or egress off of Highway 89. He indicated that the property is currently zoned Local Commercial and any of the uses in that zone could be pursued on this property without notifying neighbours. The proposal must meet all requirements with regard to landscaping, fire suppression, stormwater management, and wetland areas. The size of the property may preclude some of the requirements as it is a constraining factor. Member Reid wanted to make sure the Applicant is aware of the other uses available in the current zoning, as long as the requirements can be met. Ed Kroeker, a resident of Mono, indicated that this proposal will cause a real concern with regard to water quality issues. Member Teeter asked how long the Applicant has owned the property and was advised that it has been between one and two years. She recommended that the Application be denied. Chair McCrea felt that since no one was in attendance to support the Application that no respect was shown toward the Town. He did not feel this was the correct location for such a use. Resolution 05-PEAC 02-2018 THAT Planning and Environmental Advisory Committee recommend that Council deny Application for Zoning Bylaw Amendment ZBA 2017-03 by MICHAEL BELLISSIMO to amend the Special Local Commercial - 7 (CH - 7) Zone in Zoning Bylaw 78-1 that currently applies to property at Part of the West Half of Lot 32, Concession 4 EHS to add the sales and repairs of automobiles, light duty trucks, heavy trucks, and heavy equipment as permitted uses, in view of various concerns expressed by the Committee and area landowners including noise, vehicular fuel leakage, spills, and traffic conflicts. COUNCIL MINUTES The Committee received Council minutes for Sessions 20-2017, 1-2018, 2-2018, 3-2018, 4-02018, and 5-2018. Member Reid had some comments with regard to some of the minutes.
SESSION # PEAC 02-2018 ~ 5 ~ May 1 st, 2018 Member Reid has concerns with the Conservation Authorities and a Resolution passed by Council on January 9, 2018 asking that the Province consider increasing its funding to Conservation Authorities. Further, he talked about the delegation made to Council on January 30, 2018 by Credit Valley Conservation concerning the 2018 and future budgets. Mono s share for 2018 is a 3.38% increase from 2017. The 2019 and 2020 budget forecasts estimate increases of 5% and 6% respectively. Member Reid feels the Conservation Authorities are building kingdoms with a lot of red tape. He feels that the Conservation Authorities should be held accountable to the Town and its ratepayers with their budgets and should reveal where the money is going. He noted that he is seeing many new pickup trucks being driven by CVC employees and wonders if these costly vehicles are necessary. Member Reid will write a letter to Council with his opinions. REVISION OF SITE ALTERATION AND FILL BYLAW 2014-31 Chair McCrea advised that in September 2016 Council asked the Committee to review and revise Fill Bylaw 2014-31. PEAC would use the existing Bylaw as a solid base for the revision. Ed Kroeker and Louis Bakker, residents of Mono, offered to assist in the preparation of the revision. According to minutes from previous meetings, PEAC requested that the Secretary prepare a draft that was reviewed on March 7, 2017, at which time PEAC asked for a second draft. A 2 nd draft was presented to PEAC on September 5, 2017 and further refinements were requested at that time. A 3 rd draft was viewed by PEAC on November 7, 2017 and it was requested that the Director of Planning, Ed Kroeker, and Chair McCrea meet to finalize the remaining matters in order to expedite completion. At this meeting, a final draft was presented to PEAC by Ed Kroeker. He advised that he has incorporated the most relevant sections from the Planner s drafts, used the same format as the existing Bylaw, and incorporated some of the proposed Provincial changes that are being prepared. He said a permit for fill will use the same approach as a building permit. Member Teeter is satisfied that there are now 2 different classes, which will make it easier for smaller projects and maybe deter large projects. Mr. Kroeker recommends the preparation of a Director s Handbook, that will not be part of the Bylaw, but would be used by the Town Engineer to review Applications and Overseers to inspect the job. He advised that it will be a guideline of what the Engineer and Overseers should look for when preforming their duties. The Committee agreed to have Mr. Kroeker prepare a Director s Handbook. The Chair advised that Mr. Kroeker did the lion s share of the work on the draft Bylaw and will now be preparing the Director s Handbook. The Chair recommends that Mr. Kroeker be compensated for his work. Mr. Kroeker advised that he appreciates the gesture, and as he did not consider this project to be a money maker, he would be happy with a stipend between $5,000.00 and $7,000.00
SESSION # PEAC 02-2018 ~ 6 ~ May 1 st, 2018 Resolution 06-PEAC 02-2018 THAT Planning and Environmental Advisory Committee recommend that Council approve draft Bylaw to regulate site alterations, placement of fill and removal of topsoil within the Town of Mono, substantially in the format as presented to PEAC, and repeal existing Bylaw 2014-31; AND THAT Town staff review preparation of a Director s Handbook to be prepared by Ed Kroeker at an upset fee of $7,000.00 to offset his incurred expenses. ADJOURNMENT Resolution 07-PEAC 02-2018 THAT we adjourn at 9:20 p.m. CHAIR BOB McCREA SECRETARY DAVID TROTMAN