{"id":101770,"date":"2021-08-16T17:24:17","date_gmt":"2021-08-16T21:24:17","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=101770"},"modified":"2021-08-16T17:24:20","modified_gmt":"2021-08-16T21:24:20","slug":"phase-two-of-a-151-unit-development-gets-rezoning-approval-on-hanes-road","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/phase-two-of-a-151-unit-development-gets-rezoning-approval-on-hanes-road\/","title":{"rendered":"Phase two of a 151-unit development gets rezoning approval on Hanes Road"},"content":{"rendered":"\n

<\/p>\n\n\n\n

Huntsville\u2019s planning committee has approved rezoning applications for 38 townhouses and up to 80 new apartments at 46 Hanes Road. <\/p>\n\n\n\n

Coupled with planning approvals already in place at 12 Legacy Lane, which also forms part of the Highcrest Muskoka development, there\u2019ll be up to 151 new units added to Huntsville\u2019s housing stock once the project is completed.<\/p>\n\n\n

<\/broadstreet-zone><\/strong><\/div>\n\n\n\n

The size of the land at 46 Hanes Road is 2.5 hectares with 190 metres of road frontage, while the property at 18 Legacy Lane is 1.8 hectares in area with no municipal road frontage.<\/p>\n\n\n\n

The file was deferred by committee last month following concerns expressed by neighbouring residents at Serenity Place Crescent. They requested that planning approvals be put on ice for another month to give the board of the condominium an opportunity to review the proposal.<\/p>\n\n\n\n

Committee was also not prepared to approve a height exemption of five metres for each of the two buildings proposed, from Huntsville\u2019s current 11-metre height bylaw, at least not without seeing diagrams of the buildings first.<\/p>\n\n\n\n

Planning consultant, Wayne Simpson, on behalf of applicant Dave Goodfellow, was back before committee at its August 11 meeting. He said his client has withdrawn the five-metre height exemption request for now. Planning staff noted that if the applicant wanted to pursue a height exemption in the future, a separate rezoning application would have to be submitted.<\/p>\n\n\n\n

Other changes to the application included specifying that required vegetative buffers will consist of both retained and planted trees and that the buffer will be left in a natural and self-sustaining vegetative state, according to staff. In addition, a tree buffer has been added as a condition of rezoning approvals along Hanes Road.<\/p>\n\n\n\n

The updated approval bylaw will also state how the height of the multi-residential buildings proposed should be measured, \u201cfrom the average finished grade along the wall where the front entrance to the buildings is located.\u201d<\/p>\n\n\n\n

Bob Mallette, president of the board of the condominium corporation at Serenity Place Crescent, on behalf of the residents thanked development representatives and Town staff for addressing the retention of trees and maintaining vegetative buffers around the property lines.<\/p>\n\n\n\n

He noted that outstanding concerns include the capacity for the disposal of wastewater associated with the development as well as the flow from surrounding fire hydrants. He said along with other development planned for the area the infrastructure to service that area \u201cwill require significant upgrades to the water-handling systems.\u201d<\/p>\n\n\n\n

Simpson noted those issues would be addressed by consultant Pinestone Engineering Limited and the District of Muskoka.<\/p>\n\n\n\n

Other issues expressed by Mallette included traffic. Committee heard that staff are taking into consideration other proposed developments in the area, which could result in traffic lights at the Hanes and Centre Street intersection.<\/p>\n\n\n\n

Councillor Bob Stone questioned what amenity space would be available for the residents of the development. \u201cYou know, we\u2019re going to have close to 300 people living in this small space, where can the little people throw a frisbee?\u201d he questioned.<\/p>\n\n\n\n

Planning manager Richard Clark said parkland space is not provided in the property, \u201cbut I believe the approach would be for residents to be able to use community amenities in the area.\u201d<\/p>\n\n\n\n

Stone referred to that as disappointing, while Councillor Nancy Alcock, who chairs the committee, questioned \u201chow it is that we would consider approving a development of this scale without amenity space? I mean we do in other residential neighbourhoods, we talk about parks, parkettes, trails, and I don\u2019t understand that.\u201d<\/p>\n\n\n\n

Clark said with any development the proponent can either provide \u201cpark amenities onsite or they can pay a sum, cash-in-lieu of the park requirement,\u201d which he said equates to about five per cent of the developable area. \u201cSo that would be the approach in this instance.\u201d<\/p>\n\n\n\n

Councillor Jonathan Wiebe said he\u2019d be less in favour of approving the cash-in-lieu of parkland approach because \u201cwhere this development is situated, it doesn\u2019t lend very well to going to a neighbouring park. There are no neighbouring parks…” He added that it should be reconsidered.<\/p>\n\n\n\n

In terms of traffic in the area, Wiebe said he\u2019s not keen on more traffic studies but would rather see traffic lights at that intersection. \u201cWe\u2019ve been talking about it for six years. I avoid it every time I can because I dread making a left turn there\u2026 so to me, I don\u2019t need an expert to tell me it\u2019s busy. It\u2019s busy,\u201d he said.<\/p>\n\n\n\n

He also said he wants it ensured that the flows of water and sewer are adequate to service the area.<\/p>\n\n\n\n

Alcock agreed with the need for lights at the intersection. \u201cIt\u2019s a corner I already try and avoid,\u201d she said.<\/p>\n\n\n\n

Town engineering technologist Brandon Hall said with the Paisley Centre<\/span><\/a> development also proposed in the area, the Town is pushing for traffic signals. \u201cWhat we\u2019re doing right now is we\u2019re looking at all the development in the area to put that into play. That is the Town\u2019s standpoint, that is our push. Not only with the Paisley Centre, we\u2019ve been in talks with Goodfellow \u2013 how that all falls into place, that\u2019s what we\u2019re trying to establish today,\u201d he said.  <\/p>\n\n\n\n

Director of planning for the Town, Kirstin Maxwell, reminded committee that there are holding provisions associated with the rezoning approval which include proper water and sewer servicing provisions and impacts to traffic.<\/p>\n\n\n\n

In terms of amenity space in the development, Stone raised the issue once more.<\/p>\n\n\n\n

Clark noted that the proponent would be establishing a north\/south trail connecting Hanes Road to Kinton Avenue and a sidewalk along Hanes Road. \u201cThey\u2019re also going to be working, based on the adjacent condo corps\u2019 comments, on a tree planting program on Town-owned property,\u201d said Clark.<\/p>\n\n\n\n

\u201cTrails are great. They\u2019ll get you to, you know, a dealership or Home Depot but it doesn\u2019t lead to any parks. We don\u2019t have any parks over there and again, where are you going to throw a frisbee,\u201d said Stone.<\/p>\n\n\n\n

\u201cAs Richard said, I believe this was reviewed by our operations and protective services, also reviewed by our park staff and that recommendation would\u2019ve came through them if they felt that was needed in that area, which they didn\u2019t address. So\u2026 I think they\u2019re the professionals and I don\u2019t think we should be starting to add things as we go forward with this so I\u2019m fine to let it go. I\u2019m ready to pass this,\u201d said Councillor Dan Armour.<\/p>\n\n\n\n

Simpson said the \u201cintention is to provide [amenity] space. The intention is not that it be public parkland per se because it\u2019ll be situated within a private development, or private road network and those sorts of things\u2026\u201d He noted that the municipality does have the final say as to whether it will required parkland dedication or cash in lieu. \u201cOur expectation or hope would be that the municipality would accept some cash-in-lieu and that the developer would be able to develop private open space, amenity space within the development knowing that the trails that are being built around the perimeter are public as well.\u201d<\/p>\n\n\n\n

Simpson also noted that part of the height exemption request from 11 to 16 metres involved creating amenity space at the top of one or both buildings when he attended the committee meeting last month.<\/p>\n\n\n\n

Maxwell also noted that the issue can be discussed further at the site plan approval stage.<\/p>\n\n\n\n

In the end, committee approved the rezoning application with some conditions. You can find those in the staff\u2019s planning report here<\/span><\/a>.<\/p>\n\n\n\n

Related story: Committee defers planning approvals for the next phase of 151-unit development<\/span><\/a><\/p>\n\n\n

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Huntsville\u2019s planning committee has approved rezoning applications for 38 townhouses and up to 80 new apartments at 46 Hanes Road. 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