{"id":23681,"date":"2016-11-28T05:14:44","date_gmt":"2016-11-28T10:14:44","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=23681"},"modified":"2016-11-28T10:32:03","modified_gmt":"2016-11-28T15:32:03","slug":"planning-committee-approves-creation-of-highway-commercial-lot-in-huntsvilles-west-end","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/planning-committee-approves-creation-of-highway-commercial-lot-in-huntsvilles-west-end\/","title":{"rendered":"Planning committee approves another highway commercial lot in Huntsville’s west end"},"content":{"rendered":"

Hoping to attract more development to Huntsville\u2019s west end, Huntsville\u2019s Planning Committee decided to take a chance and approve the creation of a new highway commercial lot near Highway 11, despite Ontario Ministry of Transportation (MTO) objections.<\/p>\n

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

The parcel in question is located across from Mobile Marine in the town\u2019s west end and is zoned highway commercial with an exception recognizing that lot frontage on a private road meets the intent of the Town\u2019s zoning bylaw. The proponent is attempting to create a new commercial lot and add land to an existing lot. The new lot as well as the lot addition would be accessed through a common right-of-way over an existing entrance off District Road 3, also known as Main Street West. According to Manager of Planning Services Kirstin Maxwell, the entranceway to the property, located across from Cairns Drive, was put in place when the District rebuilt Main Street West a few years ago.<\/p>\n

While planning staff were recommending the approval of the lot addition, they expressed concerns with the creation of a new lot. Maxwell told committee that MTO had expressed objections with the entranceway, noting that the lands were too close to the Hwy 11 northbound on-ramp. She said that MTO had requested that both applications be deferred until a full traffic impact assessment has been conducted \u201cbecause they didn\u2019t approve the entrance in this location and they don\u2019t feel that it meets their requirements for distance separations from Hwy 11,\u201d she told committee. Again, staff recommended approval of the existing lot addition but recommended that committee defer the creation of a new lot.<\/p>\n

Lanny Dennis, planning representative for the registered owner of the lands, Suiss-Can Holdings Inc., said the owners have been trying to develop the lands for many years and are finally ready to move forward.<\/p>\n

\u201cThe severed lot would be for a potential purchaser of the property of a national retailer and also they\u2019re in discussion with a second retailer on that property as well,\u201d he said. While the name of the national retailer was not stated at the meeting, there are speculations that talks are currently taking place with discount store Giant Tiger.<\/p>\n

Dennis said that while he has not received anything in writing from the MTO it is his understanding that they\u2019re asking that the entranceway be located further east to an area of the lands that he said are under separate ownership.<\/p>\n

\u201cI\u2019m not sure how that is going to work, trying to get the cooperation of a third party to relocate an entrance,\u201d he argued. He also said a traffic study had been conducted with the development in mind and anticipated no traffic issues. He said that eastbound and westbound auxiliary turning lanes are already in place into those lands along Muskoka Road 3. He also said the study had found that no traffic light or intersection improvements would be required to accommodate the proposed development. He said moving the entranceway as the MTO has suggested would \u201cnot only destroy the lot but also the fundamental configuration that most traffic authorities and the District and approval authorities like when you have the intersection coming to a T,\u201d he said, referring to Cairns Drive which is located across from the lands proposed for development.<\/p>\n

\u201cAs I said, an offer to purchase is conditional on approval of the severance. I would respectfully request that committee approve the lot addition and the new lot without MTO\u2019s conditions,\u201d said Dennis, adding that a land use permit would still be required from the MTO so they\u2019d still have the ability to have their concerns addressed at that point.<\/p>\n

Councillor Jason Fitzgerald told committee that he did not believe the requirements of the MTO had any bearing on committee\u2019s approval of the creation of the lot. \u201cI think we should go ahead and let the new owners or owner deal with the MTO.\u201d<\/p>\n

\"Although

Although there is a draft-approval Plan of Subdivision on the lands, the latest approvals would create another lot and add to an existing lot. The District had no objections but MTO is concerned with the proximity of the area’s entrance to the Hwy 11 on-ramp.<\/p><\/div>\n

Maxwell cautioned committee. She said that by approving the creation of the lot \u201cwe\u2019re granting a certain level of development rights to the property that may not occur at this point or be there right now\u2026 if it is not feasible to have a lot there in the long run as a separate parcel, then I would suggest that what we\u2019re doing is premature,\u201d she said.<\/p>\n

Executive Director of Development Services Derrick Hammond agreed with Maxwell\u2019s concerns and questioned whether the Town would be put in a position of liability with respect to the creation of that lot and the associated development rights, if the MTO does not issue a permit.<\/p>\n

Committee chair Nancy Alcock asked Dennis why the proponent could not sort the issue out with the MTO before seeking planning approvals from the Town. He said timing is important as the potential purchaser may walk if there isn\u2019t at least a severance approval in place. He said MTO approval is still an issue that has to be dealt with \u201cbut at least you get the ball rolling in that direction,\u201d he said, referring to the Town approving the severance.<\/p>\n

\u201cDo we not have the verbiage to cover ourselves in the creation of the lot pending MTO approval?\u201d asked Fitzgerald. Hammond said a condition could be put in place indicating that the Town approves the severance pending MTO approval.<\/p>\n

Fitzgerald added that he believes the development is a good opportunity for that end of Town. Alcock concurred.<\/p>\n

In the end, committee approved the applications conditional on MTO approval. The recommendation will be sent to council for ratification.<\/p>\n

Don\u2019t miss out on Doppler! Sign up for our free, twice-weekly newsletter here<\/u>.<\/a><\/strong><\/p>\n

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 <\/p>\n

 <\/p>\n

 <\/p>\n","protected":false},"excerpt":{"rendered":"

Hoping to attract more development to Huntsville\u2019s west end, Huntsville\u2019s Planning Committee decided to take a chance and approve the creation of a new highway commercial lot near Highway 11, […]<\/p>\n","protected":false},"author":6,"featured_media":23683,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[10],"tags":[26,519,947,946],"class_list":["post-23681","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news","tag-breaking","tag-huntsville-planning-committee","tag-huntsvilles-west-end","tag-suiss-can-holdings"],"acf":[],"yoast_head":"\nPlanning committee approves another highway commercial lot in Huntsville's west end - Huntsville Doppler<\/title>\n<meta name=\"description\" content=\"Despite MTO objections, planning committee moves forward with approving the creation of a new highway commercial lot in Huntsville's west end.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/doppleronline.ca\/huntsville\/planning-committee-approves-creation-of-highway-commercial-lot-in-huntsvilles-west-end\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Planning committee approves another highway commercial lot in Huntsville's west end - 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