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Hamilton Spectator
25-07-2025
- Business
- Hamilton Spectator
County Planning Department working to streamline development approvals process
Essex County Council received a report outlining the departmental activities and performance – active and completed approvals – of the Planning Services Division over the past year for information. It also provided some comparisons to activity over the past five-years, in addition to comments on the Planning Division actions toward achieving goals outlined in the County's Strategic Plan and initiatives detailed in the Official Plan adopted in 2024, Rebecca Belanger, Manager of Planning, explained to County Council at the July 16 meeting. The Planning Services Division – consisting of a manager, two senior planners, and a summer student – for the County of Essex facilitates the approval of planning applications on behalf of the province in conformity of all sections of the Planning Act, as well as other provincial and federal legislation. 'The Planning Services Administration continue to focus efforts on streamlining the development approvals process and to improve service delivery,' Belanger said. On a few different occasions over the past couple of years, the staff members of this County department have received correspondence from the Windsor-Essex Home Builders' Association, providing recommendations from their perspective on how the County could improve the experience in the developmental approvals process, Belanger explained. 'I'm in regular communication with the Home Builders Association representatives, working on these continuous improvements to remove red tape and continue making these improvements,' she said. One of the improvements currently underway include the implementation of the Cloudpermit Planning module, which the County is in the process of building presently. This will provide a web-based platform for processing the subdivision and condominium applications County-wide. 'This web-based platform will allow developers, agencies, local municipalities, and the County to share application updates on a live basis,' Belanger said, noting this will ensure all users have the same information at the same time. The implementation of Cloudpermit accomplishes one of the County's Strategic Plan objectives, which encourages more regional collaboration through harmonizing planning approvals. Kingsville Mayor Dennis Rogers was pleased to hear of this collaboration, noting what is heard at the local level is how much back-and-forth there is on Plans of Subdivision and Condominium. The County's Planning Services Division has noticed an increase in the number of applications that are processed. In 2019, Belanger recalled reporting to County Council there were 30 development applications in process at that time, particularly relating to subdivisions. Presently, this department has over 150 planning applications in process, Belanger added. 'In the last two-years, there has been a notable increase in the number of condominium applications submitted for approval. Many involve the redevelopment of lands within the urban centers in the County, which utilize existing municipal services and support healthy, sustainable communities.' The processing of subdivision applications in particular involves a significant time-allocation of planning application and reviewing support studies – such as functional servicing, stormwater management, traffic and environmental impact assessments – in collaboration with agencies and local municipalities. 'The complexity in processing each application is unique, based on a series of circumstances,' she explained. County Planning provides four-broad service areas: long-range planning, processing and approving planning applications, managing special projects, and responding to public and agency inquiries. In terms of special projects, the Planning Department is currently working on the preparation of a large-scale Community Improvement Plan (CIP) program guideline, which should be presented to County Council later this summer. Staff is also working on including a new natural heritage compensation guideline in the County Environmental Impact Assessment, planned to be tabled this summer or early fall. In addition, the Request for Proposal to retain a consultant to prepare the Specialty Crops Study is planned for procurement in the coming months, with the project ongoing this fall and winter. Planning staff, Belanger added, is also heavily involved in the development of the Coastal Resilience Plan for the south-shore communities of the County. The outcome of this work is intended to be transferable to the other remaining communities in the County. Work will continue over the coming years, she added. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
18-07-2025
- Business
- Hamilton Spectator
County Council discusses proposed Paris subdivision
County of Brant Council received information in regards to a zoning by-law amendment and a proposed plan of subdivision for the north side of Paris during its regular Council meeting on Tuesday, July 8, 2025. The subject lands in question are located on the north side of Woodslee Avenue and south of Hartley Avenue, and the 11.16 acre lot is currently vacant. The concept plan for the development consists of 288 residential dwellings including: 90 traditional townhouses, 48 back-to-back townhouses, and 150 units within two seven-storey mix-use buildings, of which 35 have been designated for affordable housing. The plan also includes ground-floor commercial space within the two buildings and a nearby park area. Both the regular townhouses and the back-to-back townhouses will feature two parking spaces each (one in the garage and one in the driveway), as well as additional visitor parking. For the two seven-storey buildings, each of the market units will have access to one parking space, and there are 18 spaces slotted for the 35 affordable units. There will also be 60 parking spaces for both visitors and commercial use. Odete Gomes, a senior project manager with Arcadis Professional Services, spoke on behalf of the developer, Pinevest Homes Inc., telling Council that the owner was looking to have the property rezoned from light industrial to residential multiple medium density in order for the development to start moving forward. Bob Stewart of Pinevest Homes said that the company has been hard at work to come up with a plan that works well for the area. 'We've been working at this one for quite some time,' he said. 'We've been trying to develop a plan that checks all the boxes within that Official Plan, including the affordable housing units, … and we think we've found a plan that works well for the area.' According to the County's Official Plan, the subject lands fall within a special policy area that requires affordable housing units and for the developer to enter into an agreement with the County to ensure they are provided. During the meeting, Mayor David Bailey opened the floor for a public meeting, allowing residents to share their thoughts on the proposal. Andrew Guiducci of Molten Metallurgy Inc., spoke on behalf of himself and his father Ted. The two own and operate manufacturing facilities on the lands nearby the proposed development, and Guiducci said they were in opposition of the zone change. 'There's a significant need for small industry opportunities and you're taking this away by zoning something that currently is zoned M2 [light industrial] and changing it into residential,' he said. 'There's not a lot of businesses left in the area of the north end and we need the right type of businesses, but you can't do that if you don't have the lands. …It's kind of tough to have a community if there's no employers. People have to work and you need to have places for them to work.' He went on to say that proposed rezoning would ultimately eliminate potential businesses that qualify under the existing zoning, and that it would be detrimental to the existing employers in the area. The encroachment of residential units, with no buffer zones between industrial lands, would lead to complaints about noise, truck traffic, odor, and visual appeal. 'Even when the complaints are found to be false or baseless, the disruption, stress and aggravation to the industries are detrimental,' continued Guiducci. He said that if Council did proceed with the zone change, he would ask that a few things be done. 'Please carry out a full environmental impact study in cooperation with the MOE [Ministry of Environment] and the existing industries or their delegates. We've spoken to the industries in the area, our neighbours, and they are all opposed to this,' said Guiducci. 'They are all fearful of the same thing so we would ask to identify the potential factors that could impact the welfare of the existing industries, and after this study is completed, [we ask that] a detailed plan to address the concerns and factors of that study, be taken into consideration and implemented; for example, that a tree hedge, berm, a sound wall, fencing or other requirements with proper signage and due diligence be required.' Later, Councillor Steve Howes said he was thankful that the Guiduccis were able to share their perspective from the business side of things. He also asked if there was an opportunity to create a buffer and Stewart said that Pinevest Homes would be happy to work with the County to figure something out that works for everyone. Councillor Lukas Oakley said that he ultimately was happy to hear that affordable housing was being worked into the project. 'This is largely, I think, encapsulating everything that we've asked for in our Official Plan in what we want in a proposed subdivision,' he said. 'The affordable housing, mixed-use, it's everything we've been asking for.' After various comments and questions from other councillors, Council voted to receive the information about the re-zoning application and the proposed plan of subdivision, and staff will continue to review the application. Kimberly De Jong's reporting is funded by the Canadian government through its Local Journalism Initiative. The funding allows her to report rural and agricultural stories from Blandford-Blenheim and Brant County. Reach her at . Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
18-07-2025
- Business
- Hamilton Spectator
Province Seeks Feedback on Proposed MZO for Sandiford Seniors Complex
The Ministry of Municipal Affairs and Housing (MMAH) has posted a Minister's Zoning Order (MZO) request to the Environmental Registry of Ontario regarding a proposed seniors living centre by Gottardo Construction and the Sheriff Corporation. Their currently vacant 1.38-hectare property is located at 188 Sandiford Dr., at the northwest corner of Sandiford and Hoover Park drives. The MZO would permit full residential dwellings by eliminating existing zoning restrictions that limit electrical capacity to 219 volts. That cap has prevented the inclusion of full kitchens and laundry facilities within individual units, ensuring the development remained consistent with the parcel's designated institutional uses. As described by the Ministry, an MZO 'regulates the use of land and the erection, location, and use of any building or structure on the land, and prevails over the existing municipal zoning by-law to the extent there is any conflict.' If approved, the Zoning Order would allow complete residential units and independent living, which are otherwise not permitted under the property's Employment Business Park designation, as outlined in the Town's Official Plan. The new permission would effectively bypass the need for Gottardo to secure an Official Plan Amendment for the change. The MZO request met the Ministry's intake thresholds with an endorsement from Stouffville Mayor Iain Lovatt. A similar process occurred last November when the Mon Sheong Foundation sought an MZO to upzone and expand its own seniors facility on a neighbouring site. Only mayors who have been granted Strong Mayor Powers can personally endorse MZO requests over a Council resolution. While early expectations suggested Gottardo's request might intensify the site, the proposed upzoning will not increase the 212 unit count already approved by Stouffville's Council in 2023. 'This request is being made to expedite approvals for this proposal that would provide additional options for seniors housing,' the Ministry stated. 'This MZO request would allow up to 212 units providing a range of care services to its residents either directly through its staff or indirectly through another provider within the already permitted six-storey senior's care facility.' According to a June 2023 staff report , current zoning permits two six-storey buildings connected by a single-storey amenity structure. The approved Zoning By-law Amendment allows the buildings to reach just under 20 metres in height, excluding rooftop mechanical and servicing elements. The MZO request does not seek to alter height permissions. The applicant's approved proposal includes 94 independent, 66 independent-supported, and 52 assisted living units, offering a variety of care levels for the centre's future residents. Including studio, one-bedroom, and two-bedroom units, a total of 242 beds were permitted. Those unit types could be altered should MMAH approve the MZO to allow for complete independent dwellings, though any changes would depend on finalized terms. 'Those changes depend on if the Minister allows a certain percentage to be upzoned, or if they allow the whole thing,' said Commissioner of Development Services Dwayne Tapp in comments to Bullet Point News. 'But it could result in a permission that allows for individual independent dwelling units for a hundred percent of the site.' Gottardo's 2023 application planned to deliver 153 parking spaces. That parking rate was well above the Town's institutional standard of one space per three beds, which mandated a total of 81 spaces. However, if units were reclassified as independent residential dwellings not requiring care services, a higher parking standard may apply. Stouffville's Comprehensive Zoning By-law requires 1.25 resident spaces and 0.25 visitor spaces per standard apartment unit. If required, changes could be addressed through an updated site plan application, and Tapp noted that a final zoning review also occurs at the building permit stage. Should the MZO allow for Gottardo's project to maintain its institutional land-use designation while also permitting independent residential units, the builder could avoid the need to increase its parking provision. According to the Ministry, the MZO request does not include any terms specifying parking standards. 'Parking requirements are based on use. If these units are still considered institutional following implementation of the MZO, those rates will not require changes' Tapp told us. 'If the institutional designation no longer applies, Staff may interpret these units as complete residential dwellings and require the full 1.25 spaces.' The Ministry is asking the public to weigh in on whether the requested MZO should move forward and to flag any potential concerns to help inform its decision making. Residents and other stakeholders will have until August 9, 2025 to offer comments, which can be submitted through the Environmental Registry of Ontario website . Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
14-07-2025
- Business
- Hamilton Spectator
County Council reviews Paris subdivision proposal
County of Brant Council received information in regards to a proposed subdivision plan for 71 townhouse units in Paris during its regular Council meeting on Tuesday, July 8, 2025. The concept plan for the proposed development consists of 71 two-storey townhouse dwellings within a Common Element Condominium, a public park on the northeast side of the lot, and a new private street network. Each townhouse is planned to have a private rear yard, an attached one-car garage and private driveway. As well, 35 visitor parking spaces and seven barrier-free spaces will be provided on site. The subject lands are located on the east side of Paris, on the north side of West River Road (to later be renamed as Bendemere Road). The 5.9 acre lot currently consists of a single detached dwelling, which is to be demolished in the future, as well as a plantation of trees on the northeast side of the lot. 'The lands are currently designated as 'Community Corridor' within the County's Official Plan [OP], as well as 'Natural Heritage System.' West River Road is designated in the OP as a residential collector road so it does fit within the context of the Community Corridor designation, which permits a variety of developments, such as low, mid and high rise developments [as well as] mixed uses, institutional and office uses,' said Ryan Cummins, a County Planner. 'To note, it is located within the urban settlement area of Paris, and as many are aware, there is a natural heritage feature on site; the intent of that designation is to identify and protect lands identified as environmentally significant, as well as woodlands, watercourses and hazard lands.' Jennifer Gaudet, an MHBC Planning associate representing the developer, told Council that the developer was looking to have the lands rezoned from Residential Singles – Special Exception (R1-58) to Residential Multiple Low Density (RM1) with site-specific exceptions to allow for increased lot coverage and increased maximum driveway widths. As well, the developer was looking to have the plantation area zoned as Open Space Zone (OS1) for the public park. 'There was a plantation established in the early 1990s in the northeast corner of the site by a previous owner,' she said. '…That is designated Natural Heritage right now and it's got black walnut, red oak and basswood trees, and it's a little sparse.' Gaudet noted that various studies have already been completed including: a planning justification report, noise feasibility study, functional servicing and stormwater management report, stage one and two archaeological assessment, a transportation impact study and parking study, as well as an environmental impact study, arborist report, and tree preservation plan. The MHBC associate also said that there is a Draft Plan of Subdivision currently proposed, and the applications for the site plan approval, draft plan of condominium (common element) and part lot control, will come at a later date. Following the presentations, Laura Ruuska-MacKay, who lives nearby the proposed development, asked Council to consider turning down the overall plan. 'This will unnecessarily put a great deal of pressure on the already stressed infrastructure in the town of Paris, especially in the north end, and the development would negatively affect the flow of traffic, noise, safety and character of our neighbourhood.' Ruuska-MacKay then expressed her concern in regards to the credibility of one of the studies that have been done in preparation for the development. The resident said that 50 years ago, the previous owner of the property was provided seedlings to cover approximately 1.7 acres of the northeast corner of the subject property with the stipulation that the resulting woodland could never be touched, not even to remove a dead tree or underbrush. 'At the end of March 2023, early in the morning, I was drawn to noise coming from 73 West River Road. …It was a large crew attacking the forest on the subject land with chain saws, tractors, trucks and skid steers. They worked quickly, and by that evening, all that was left was a section of sparse, large trees and a forest floor bereft of anything but black muck,' said Ruuska-MacKay. '…They had annihilated every other species of plant life and at the same time, destroyed the habitat and sanctuary of numerous species of mammals, birds, insects, amphibians and reptiles; it was basically an ecological disaster. …This clearing happened at the end of March 2023 before nesting season, and surprisingly, the environmental impact study began evaluating the area on May 10, 2023.' '…It became clear to me, once I started reading the justification report and the environmental impact study submitted by the developer, that the developer or somebody connected to it, went into the woodland and cleared the forest prior to the assessment in an attempt to skew that environmental impact study,' she continued. '…This created a misleading baseline that downplays the ecosystem's significance and supports the narrative that this woodland is, in fact, not significant and can therefore be cleared and turned into a subdivision. Best practice guidelines for the environmental impact study make it clear that baseline conditions must reflect the undisturbed site so that the study can accurately measure the ecological significance of the area. Any pre-study disturbance undermines the credibility of the process.' Ruuska-MacKay went on to say that while she understands the need for housing, development needs to be done in a way that makes sense. Throughout the rest of the public meeting, there were other concerns regarding the lack of roads, bridges, traffic infrastructure and schools. Following various questions from Council to the representatives, the Council later voted to unanimously accept the report and presentations as information. Kimberly De Jong's reporting is funded by the Canadian government through its Local Journalism Initiative. The funding allows her to report rural and agricultural stories from Blandford-Blenheim and Brant County. Reach her at . Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Ottawa Citizen
05-07-2025
- Business
- Ottawa Citizen
Proposed zoning bylaw won't help Ottawa's housing crisis, says advocate
A local home builders' association is urging the City of Ottawa to rethink building height limits in the proposed zoning bylaw, saying they will impede the city's housing goals. Article content The comprehensive zoning bylaw, which was first proposed in May 2024, aims to streamline regulation and divide the city into six zones labelled N1 through N6, with six sub-zones labelled A to F. The zones will have regulations for density and maximum height of buildings, among others. Article content Article content Article content It also includes amended zoning allowances for transit hubs, main street zones, minor corridors and neighbourhood mixed-use zones, as well as industrial and transportation zones and zones for institutional, recreation and green space. Article content Article content 'The Official Plan directs how the city will grow for the next 25 years and we're trying to focus growth to locations where it's going to make the most sense for the city — in a bunch of different ways, like around transit stations — to make complete, livable communities and a financially sustainable city,' said Carol Ruddy, the city's manager of zoning and intensification, in April. Article content Currently, city staff are gathering public opinions on its second draft of the bylaw, which caps housing in N1 and N2 zones (traditional low-density residential areas) at 8.5 metres tall, or around two storeys. This means only detached, semi-detached and duplexes can be built. Article content Article content Outside the Greenbelt, building heights are capped at 11 metres in low-density neighbourhoods, or around three storeys. This will enable low-density housing like townhouses and rowhouses to be built, which are often called 'missing middle housing' in urbanist circles. Article content Article content 'We are at a turning point when it comes to creating the right conditions for the next generation of city building here in Ottawa,' said Barrhaven West Coun. David Hill in April. Article content Hill also introduced two motions at the council meeting on April 16, asking staff to include an option that would set a building height limit of 11 metres in single-family neighbourhoods. Both motions were carried. Article content Draft 2 also introduces regulations on building heights in mixed-use zones next to low-rise residential areas. Article content If the zoning bylaw passes, there will be a 30-metre-deep height transition area next to any nearby low-rise residential areas. For example, buildings in one area can be approximately 27 storeys tall (the proposed maximum height for high rises) but must transition to 13 storeys, then to six storeys, then to four storeys within 30 metres of the abutting low-rise residential area.
