Council considered Official Plan Amendment OPA21/010/L/AP and Zoning By-law Amendment ZBA21/015/L/AP, 528-550 Lancaster Street West and 26 Bridge Street West, Development Services Department report DSD-2023-193, listed as item 7.1.a. on the agenda this date. In addition Council was in receipt of four written submissions from Vive Development, Bobbi Stewart, Maria Truchan-Tataryn and Tiffany Balork related to this matter.
Stephen Litt, Vive Development and Pierre Chauvin, MHBC Planning addressed Council in support of the subject applications, noting since the Planning and Strategic Initiatives Committee, they have had further discussions with Planning staff and have proposed a number of additional options that balances the expectations of housing and amenities in the area, including but not limited to the possible commemoration of the two heritage dwellings in lieu of their relocation, a $200,000 donation to Parks in lieu of parkland, a $200,000 community benefit contribution to the Working Centre over 10 years, addressing housing alternatives for the existing tenants offered at their current rental rates for 5 years at 528 Lancaster Street, as well as 10% immediate affordable housing units within 528 Lancaster St being made available in the proposed development at 30% of median renter income for 10 years, the equivalent of 13 units.
Kelly Zuk and Alysha Mohamed addressed Council in opposition to the subject applications. Concerns were expressed with potential adverse environmental impacts, loss of tree canopy to the natural area and Grand River, lack of consultation Indigenous community, loss of affordable housing as well as adverse impacts on existing residents being displaced from their homes.
Councillor A. Owodunni left the meeting at this time.
Ryan Garibaldi addressed Council in opposition to the subject applications. R. Garibaldi cited concerns with the transportation study that was completed to support the development, noting an opinion that the conclusions outlined in the report do not adequately address existing traffic volumes. R. Garibaldi cited further concerns related to safety and the adequacy of roadway and active transportation network to support the increase traffic volumes as a result of the proposed development.
Councillor A. Owodunni returned to the meeting at this time.
William Martin expressed concern regarding Haldimand Tract treaty implications of the proposed application, the ability to build on the site, and the absence of consultation with the Six Nations Council.
Dan O'Driscoll spoke in opposition of the proposed development citing concerns with road safety of General Drive and Lang Crescent and requested Council reduce the size and number of units of the development, increase number of required parking spaces to reduce the need for overflow parking on General Drive and proposed driveway entrance
Dani Lindamood, Water Watchers, spoke to concerns with the proposed developing including the potential impact on the health of the Grand River, protection of the ecological corridor, interconnectedness of wildlife and the River, the Indigenous sovereignty and settler treaty consultation and displacement of existing tenants. The delegate responded to questions from Council regarding the scope of the Environmental Assessment of the subject property by GRCA, objections to the proposed application and impact of Provincial planning tribunals on development applications.
Councillor M. Johnston left the meeting at this time.
Councillor P. Singh left the meeting and re-entered the meeting at this time.
Councillor M. Johnston re-entered the meeting at this time.
Councillor D. Schnider left the meeting at this time.
In response to questions from Council, G. Stevenson addressed the purposes of the holding provisions for traffic purposes, that any changes in scope to the EA would require a holding provision, and that Council could defer the decision, however a deferral is seen as a non-decision and can be appealed by the Applicant.
A motion was brought forward by Councillor P. Singh, which was seconded by Councillor S. Davey to approve the recommendation as outlined in report DSD-2023-193.
Councillor S. Davey brought forward an amendment, which was seconded by Councillor C. Michaud to include the following amendments to the proposed Zoning By-law:
"That in lieu of the movement and relocation of the existing homes at 544 and 546 Lancaster St. the City accept the alternative community benefits as outlined in the developer's commitments during delegation with respect to Park Amenity, Donation to the Working Centre, displacement of residents, and affordable housing; and,
That as part of the holding provision pending Regional review of traffic infrastructure, that an alternate entrance/exit toward Riverbend Drive be explored; and,
That By-law attached as G1 to Staff Report DSD-2023-193 be amended by removing “This regulation shall only apply to buildings moved from 544 and 546 Lancaster Street West” in paragraph a); and,
That the Proposed Holding Provision (46) be amended by adding "or Commemoration Plan" in paragraph a) the by-law attached as Appendix B1 to Staff Report DSD-2023-193; and further,
That pursuant to Section 34(17) of the Planning Act, R.S.O. 1990, c. P. 13, as amended, further notice is not required to be given in respect to Zoning By-law Amendment ZBA22/023/B/AP."
Councillor Davey's amendment was then voted on and was Carried.
The following motion was then voted on by a recorded vote.