More green amenity space.
That was planning committee’s message to the developer of Highcrest Muskoka.
The proposed 150-unit development will be located on two lots, 18 Legacy Lane and 46 Hanes Road. The lots, which will be required to merge on title, have an area of approximately 3.85 hectares. The development will comprise 70 townhouses and two four-storey buildings which will house approximately 80 multi-residential units.
Planning consultant Wayne Simpson was before the committee on behalf of the applicant seeking planning approval for the next stage of the phased development.
Councillor Bob Stone reminded Simpson that the last time the application was before the committee, committee members expressed concern about the lack of amenity space for future residents of the development.
“A hundred and fifty units and there’s no amenity space and you said you were going to consider that. Can you tell us where that is going to be?” said Stone.
Simpson said there would be a pre-consultation meeting with municipal planning staff to discuss the buildings proposed and the corresponding parking requirements. “We think a parking standard of 1.25 as opposed to 1.5 would allow us to create more green space on the property,” said Simpson, adding that one of the buildings would also have a common roof space for the residents.
“It’s certainly something that we’re acutely aware of in terms of the municipality’s interest and we’ve taken it under advisement and will continue to work with staff through the design,” he added. “The next phase will get us into the mid-rise buildings and so at that time we will definitely be having to have more discussion about what sort of amenity space can be incorporated into the plan.”
Deputy Mayor Nancy Alcock said she too wanted to see green space. “I think it’s absolutely critical people have a place that they can go outside. If COVID taught us one thing it is that we need our outdoor spaces and I put that both to the applicant but equally to our own planning [staff]that I think this is becoming really significant as we continue to approve higher density developments…,” said Alcock, also referring to general urban public park areas.
Councillor Jonathan Wiebe said doing the minimum or what’s technically permitted “just isn’t good enough anymore,” and said he would not be willing to support anything without a condition “that says there has to be an increase in public park space because we’re going to look back in 20, 30 years and say ‘wow another lost opportunity.’ So, without a doubt, I think we need to do better there and I’ll be voting in favour once I see that.”
Simpson spoke of the general requirement for draft plans of condominium that the owner convey five per cent of the area of the lands to the municipality for parkland purposes, or alternatively, the municipality can require cash in lieu. “I would point out that the cash in lieu option is only there if the municipality offers it up,” he said, noting that the all-encompassing condition is already built into planning approvals.
Richard Clark, Huntsville manager of planning, clarified: “If what this committee is after is to have some suitable open space set aside for the eventual occupancy of this community, then they should be looking at making sure that the developer sets aside an amenity area in his private development for those future residents.”
Huntsville Mayor Karin Terziano told committee to focus on what they wanted to see in order to make it clear to the developer. “I agree with the amenity space but I think we need to be more specific. I mean we can walk away and a 2×3 patch of grass with a swing set can be considered amenity space.”
Alcock agreed and said committee will be up against what the developer is required to do versus what the committee would like to see. She said the 80 units, already approved, is what twigged the need for green space for her. She said in previous developments not enough attention was given to adding green space. “We are trying to negotiate the best possible green space and maybe it’s in addition to the walkway that’s already been dedicated, pedestrian walkway that’s green, maybe there’s some way we can add to that. I don’t know, I look to the creativity of our planners to figure it out,” she said adding that as far as she’s concerned it should be space so that people living in the development have an opportunity to go outside and “hang out, sit, appreciate the birds – all of that stuff. So that’s my direction. I can’t be more explicit than that.”
In the end, committee approved the next phase provided that the developer comes up with green amenity space for the future residents of the development.
You can find staff’s report here (pdf).
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Bill Beatty says
Stick with it gang.Jonathan is right.. The minimum requirements are not enough !
Debbie Kirwin says
So pleased to see developers building bungalow style town houses instead of town houses with three floors. Smart planning if you look at the demographics.
Lesley Hastie says
Looking to the future as Council is doing we also need to recognize that the climate is warming, and air conditioning will be required. The Town has committed to cutting carbon emissions by 50% in 7&½ years time. The relevance is that the energy to heat and cool these homes should efficient and electric, not fossil fueled, which means using heat pumps. And EV chargers should be installed at the outset.
Doug Austin says
Great comments and I agree with all.
“The paved paradise and put up a parking lot …”
Trees and Green space are a necessary part of our physical, mental health and combating GHG’s.
Sandy McLennan says
“Councillor Bob Stone reminded Simpson that the last time the application was before the committee, committee members expressed concern about the lack of amenity space for future residents of the development.”
This time: “committee approved the next phase provided that the developer comes up with green amenity space for the future residents of the development.”
Comes up with?
Brian Tapley says
DOPPLER is it possible to have a click to expand map with these kind of stories? Something that would let us see more of the area surrounding the location in question and then zoom in so that we could actually see and read some of the feature descriptions on the property.
The way it is now is a bit of a waste of time as the image is like a postage stamp, too small and too out of context to mean a great deal and I can’t find any easy way to expand it so a human can actually make sense of it.
The Forester suffers the same problem.
A picture may be worth a thousand words but a small, out of focus picture is not worth much at all in reality.
In both cases the picture needs to be better or it might as well be left out and more reference given to a spot on line that actually does have a picture that works. In the Forester, for example, most planning story pictures are just a fuzzy waste of ink. Doppler is only slightly better.
Tamara de la Vega says
Hi Brian,
I hope you are well. A link has been included at the bottom of the story. Click on it, and you’ll find the entire report including the maps provided by staff.
The photo included shows you where the property is located by indicating where Hanes Road and Serenity Place are. You can zoom in on it and get a closer look as well. I hope that helps.