Owen Sound Committee of Adjustment Meeting Transcript — April 22, 2025

00:06:26 Speaker 02: It is three p.m., and I will call the meeting to order.

00:06:30 Speaker 02: I'd like to welcome everyone to these hearings today.

00:06:33 Speaker 02: The Committee of Adjustment is appointed by Council to consider consent applications and applications for minor variances and the zoning bylaw.

00:06:43 Speaker 02: Please be advised that any applicant or agent that is in attendance at today's meeting for a specific application may leave the meeting once the application has been considered by the Committee.

00:06:54 Speaker 02: Any applicant, agent, or member of the public wishing to address the Committee for a specific application is reminded that presentations are limited to 10 minutes per person.

00:07:04 Speaker 02: Are there any additional items from the Committee members or staff?

00:07:09 Speaker 02: Seeing none, do any Committee members have an interest arising from the minutes of the last meeting or listed on the agenda?

00:07:15 Speaker 02: If so, please state the nature thereof.

00:07:19 Speaker 02: Oh, oh, there we are.

00:07:22 Speaker 02: Couldn't see title for a minute.

00:07:24 Speaker 02: Do any Committee members have any comments or motions regarding the March 25, 2025 minutes to be adopted today?

00:07:37 Speaker 02: Yes.

00:07:37 Speaker 03: Chair, I'd like to make a motion to accept the minutes of the March 25 meeting.

00:07:45 Speaker 03: Thank you.

00:07:46 Speaker 03: I'll call the vote.

00:07:47 Speaker 03: All those in favour?

00:07:49 Speaker 03: Aye.

00:07:50 Speaker 03: The motion is carried.

00:07:52 Speaker 02: There are no correspondence items being presented for consideration.

00:07:57 Speaker 02: Please be advised that the Planning Act of Ontario indicates that anyone other than the applicant or agent who wishes to receive notice of the decision of the Committee of Adjustment,

00:08:07 Speaker 02: or in the event that the Committee defers its decision or notice for further proceedings respecting the application,

00:08:14 Speaker 02: such person or persons must leave their name and address in writing with the Secretary-Treasurer of the Committee prior to leaving the hearing by filling out the sign-in sheet located on the table outside Council Chambers.

00:08:27 Speaker 02: In addition, only the applicant, Minister, or specified persons or public body that has an interest in this matter has the right to appeal the decision of the Committee of Adjustment within the defined appeal period.

00:08:39 Speaker 02: More information concerning how to appeal the decision of the Committee of Adjustment to the Ontario Land Tribunal may be obtained from the Community Services Department Planning Division at City Hall.

00:08:53 Speaker 02: The Committee of Adjustment today will consider three minor variances, minor variance applications, and one consent application scheduled under the applicants.

00:09:03 Speaker 02: The Planning Act requires that a public hearing be held before the Committee of Adjustment decides whether to approve or consent to a minor variance.

00:09:14 Speaker 02: The public hearing serves two purposes: first, to present the details and background of the application to the Committee of Adjustment and the public; and second,

00:09:26 Speaker 02: to receive comments from the public and agencies before the decision is made for each application.

00:09:33 Speaker 02: The Secretary-Treasurer will summarise the proposal and correspondence on file.

00:09:38 Speaker 02: Planning Division staff will provide any other information that is relevant to the application.

00:09:45 Speaker 02: From there, the applicant will be provided with the opportunity to make a presentation, followed by questions or presentations from the public, either in favour or in opposition of the application.

00:09:56 Speaker 02: Any questions should go through me, the Chair, and presentations are limited to a maximum of 10 minutes.

00:10:02 Speaker 02: Committee members will then have the opportunity to question the applicant, the Secretary-Treasurer, the Planter, or anyone giving presentations.

00:10:11 Speaker 02: The application will then be considered by the Committee.

00:10:14 Speaker 02: Will the Secretary-Treasurer please advise how, when, and to whom the notice of public hearings were circulated?

00:10:22 Speaker 02: Through you, Mr. Chair.

00:10:23 Speaker 04: Notice for these applications was provided but, sorry, was posted on the subject properties on Tuesday, April 8, 2025, being at least 14 days prior to the hearing.

00:10:32 Speaker 04: Notice for these applications was sent by mail to the assessed owners within 60 metres of the subject properties, and was also circulated to those persons, departments,

00:10:40 Speaker 04: and agencies likely to have an interest in the applications, as legislated.

00:10:44 Speaker 04: Included with each notice was a legal description of the subject property and a description of the purpose of the proposed consent or minor variance.

00:10:51 Speaker 04: The circulations were provided in accordance with the provisions of the Planning Act.

00:10:57 Speaker 04: Thank you.

00:10:57 Speaker 02: I now declare this to be a public hearing for application A-052025.

00:11:03 Speaker 02: Miss Planner, will you please summarise the application and any correspondence received to date?

00:11:10 Speaker 02: Thank you, Mr. Chair.

00:11:12 Speaker 04: This is a minor variance application that was put forward by Morgan Planning and Development Inc. on behalf of U-Haul Co. Canada.

00:11:17 Speaker 04: The official plan designation is East City Commercial, and it is zoned as General Industrial with Special Provision 14.88, and Retail Commercial.

00:11:28 Speaker 04: The legal description of the lands is Range Six EGR Part Park Lot Eight and Registered Plan 16R1103 Part Six, and Range Six EGR Part Lot Nine Registered Plan 16R8490 Parts One and Four,

00:11:42 Speaker 04: City of Owen Sound, County of Grey, and it is known municipally as 1990 Sixteenth Street East and 2010 Sixteenth Street East.

00:11:51 Speaker 04: The applicant is proposing to establish a U-Haul self-storage and vehicle rental establishment on the subject lands.

00:11:57 Speaker 04: To facilitate the proposal, relief is requested from the zoning bylaw regarding the off-street parking requirements.

00:12:05 Speaker 04: Zoning Bylaw 2010-078, as amended, does not specify a parking ratio for indoor storage,

00:12:09 Speaker 04: but identifies a parking rate for all other industrial uses as five plus one space per 90 square metres of gross floor area.

00:12:16 Speaker 04: A variance is required to reduce the parking rate for indoor storage uses to zero point one spaces per 100 square metres of gross floor area.

00:12:26 Speaker 04: Comments have been received without objection from the Grey-Sawbel Conservation Authority, County of Grey, Historic Saugeen Maati, and the city's Engineering and Public Works Department and Building Division.

00:12:36 Speaker 04: Thank you very much.

00:12:39 Speaker 04: Excuse me.

00:12:40 Speaker 02: Planning staff, will you please provide any additional information that may be relevant?

00:12:47 Speaker 02: Thank you, through you, Chair.

00:12:49 Speaker 05: As noted, this is an application for minor variances, and therefore, the four tests of the minor variances must be met.

00:12:59 Speaker 05: And further to those four tests, I can provide the following: the subject property is designated ECD commercial in the city's official plan, which permits large format retail and service commercial uses such as garden centres,

00:13:10 Speaker 05: warehouses, and vehicle services.

00:13:13 Speaker 05: Under the official plan policies, off-street vehicle parking areas for uses in the ECD commercial designation shall be established at a rate that will adequately serve the related commercial facilities,

00:13:24 Speaker 05: including parking for all employees and customers.

00:13:27 Speaker 05: The application is proposing a reduction in the parking that is suitable for the proposed site, as detailed in a parking study prepared by CF Crozier and Associates,

00:13:38 Speaker 05: which concluded that an average of zero point zero one spaces are required per 100 square metres of GFA for self-storage facilities,

00:13:49 Speaker 05: and twelve parking spaces are needed to adequately serve the proposed self-storage facilities for customers and employees.

00:13:55 Speaker 05: The study also noted that seventeen spaces for the U-Haul vehicle rental operations will be provided, and the number of fleet vehicles is expected to fluctuate as operations largely consist of one-way vehicle rentals,

00:14:06 Speaker 05: as renters collect fleet vehicles in one location and return them to another.

00:14:14 Speaker 05: In short, in summary, planning staff find that the application conforms with the city's official plan.

00:14:21 Speaker 05: In regards to conformity with the intent and purpose of the zoning bylaw, the subject lands are zoned General Industrial and Retail Commercial,

00:14:31 Speaker 05: with indoor storage and automobile rental being among the uses permitted within the M1 zone, and automobile rental being permitted within the Retail Commercial zone.

00:14:40 Speaker 05: The proposed application is requesting relief from section 5182 of the zoning bylaw to permit 29 parking spaces with two being accessible.

00:14:50 Speaker 05: The applicant is proposing a reduction in the required number of parking stalls; sorry, that has been deleted.

00:14:55 Speaker 05: Sorry, the reduction in parking stalls is not anticipated to have a negative effect on the surrounding land uses and will provide adequate parking for the storage and vehicle rental facility.

00:15:05 Speaker 05: The proposal maintains the general intent and purpose of the city's zoning bylaw, subject to the recommended conditions.

00:15:12 Speaker 05: Test number three: is the application minor in nature?

00:15:16 Speaker 05: Request for relief can be considered minor in nature as the submitted parking justification study has demonstrated that the requested variances provide sufficient vehicle parking for the indoor storage use and is not expected to impact

00:15:28 Speaker 05: the ability of the site to support the commercial development as proposed.

00:15:32 Speaker 05: Finally, test number four is the application desirable for the development and use of the lands.

00:15:39 Speaker 05: The subject property is located within an existing built-up area of the city, adjacent to other commercial uses.

00:15:44 Speaker 05: The proposed development represents development on an existing underutilised site, which is desirable in the city's settlement area.

00:15:51 Speaker 05: The proposal is deemed to be desirable for the appropriate development and use of the lands.

00:15:58 Speaker 05: So, in consideration of this staff report respecting minor variance A-052025, planning staff recommend approval subject to the conditions outlined in Schedule E. Thank you very much.

00:16:14 Speaker 02: Does the applicant or agent for A-052025 have a presentation they wish to make?

00:16:21 Speaker 02: Good afternoon, Chair.

00:16:23 Speaker 02: My name is Jonathan Pock, and I am a senior planner at Morgan Planning and Development here on behalf of our client U-Haul Canada.

00:16:31 Speaker 06: I do have a brief presentation prepared.

00:16:34 Speaker 06: I will share my screen.

00:16:38 Speaker 06: Moment.

00:16:38 Speaker 06: And everyone see that?

00:16:45 Speaker 06: Okay.

00:16:52 Speaker 06: Are you able to make that full screen, Mister Poc?

00:16:58 Speaker 06: Is on mine.

00:17:01 Speaker 06: Does that help at all?

00:17:03 Speaker 06: Yes, that's great.

00:17:03 Speaker 06: Thank you.

00:17:06 Speaker 06: Thank you.

00:17:07 Speaker 06: So, planning staff did a great job giving an overview of the proposed minor variance application before committee this afternoon.

00:17:17 Speaker 06: In efforts to not duplicate items that were discussed, I just would like to flip over a couple slides.

00:17:26 Speaker 06: So, in summary, the proposed development that's before committee is comprised of a one-story storage building, which would consist of internally accessed individual storage units,

00:17:41 Speaker 06: which is described as Building A.

00:17:44 Speaker 06: The second building that's proposed on site is a three-story self-storage building with a showroom and dispatch and return bay, which is described as Building B.

00:17:57 Speaker 06: And two other buildings,

00:17:59 Speaker 06: which are shown on our site plan, described as Building C and D, are the typical externally accessed self-storage units.

00:18:10 Speaker 06: As planning staff mentioned, there are twenty-nine parking spaces proposed on site, with a five-lane equipment shunting area.

00:18:18 Speaker 06: And the shunting area would essentially be an area where vehicles would queue for rental services and provided on site, as well as just a kind of a storage area.

00:18:34 Speaker 06: There is a new access proposed via Twentieth Avenue East and the extension of that.

00:18:43 Speaker 06: This is an image of the proposed site plan, which was included in our planning justification report.

00:18:51 Speaker 06: Just would like to draw your attention to obviously Building A being that one-story building shown in yellow.

00:18:57 Speaker 06: Building B is that three-story storage building that I mentioned, and that would be the kind of the main building for the site,

00:19:07 Speaker 06: with frontage onto 16th Street as well as the future extension of 20th Avenue East to the north, and then the two smaller buildings shown in orange, Buildings C and D,

00:19:17 Speaker 06: which are those externally accessed individual storage areas.

00:19:22 Speaker 06: In the green space in the top right would be an on-site stormwater management facility.

00:19:28 Speaker 06: As you can see, there's snow storage proposed in the top left of the site with an adjacent loading space,

00:19:34 Speaker 06: and then the parking spaces that are shown in the bottom right-hand corner would be used for display purposes as part of that rental fleet that would be proposed on site,

00:19:46 Speaker 06: and then the shunting lanes would be shown just to the north of those display vehicle parking spaces, and then obviously the internal fire route shown in red.

00:19:57 Speaker 06: That kind of just gives an overview of the proposed development.

00:20:00 Speaker 06: I just would like to make committee aware that the proposal does comply with the zoning bylaw in all respects, save and except for that reduced parking ratio that we're requesting on site.

00:20:13 Speaker 06: And due to the nature of that proposed use, it is quite less in demand than is required by the city's zoning bylaw.

00:20:22 Speaker 06: But due to the nature of the uniqueness of the proposed use, in that customers would come to the site,

00:20:29 Speaker 06: we've provided that parking justification report that speaks to the rationale and requirements for that reduced parking rate.

00:20:40 Speaker 06: Just want to skip over these items, and so as mentioned, there was a parking justification study provided as part of the application submission.

00:20:51 Speaker 06: That study actually identified that there would be a surplus between 17 and 20 plus between 17 and 22 spaces on site due to the nature of the proposed use.

00:21:02 Speaker 06: There is some on-site management proposed by U-Haul staff that would manage the fleet vehicles and ensure that the use of the property does not become overwhelmed with on-site vehicles.

00:21:18 Speaker 06: I just would also like to note that the property is adjacent to a woodland feature, a significant woodland identified in the County of Grey Official Plan.

00:21:29 Speaker 06: We did provide a natural heritage review of that, and it concluded that the mapping of that wasn't reflective of what's on site today, and kind of expands that woodland feature.

00:21:43 Speaker 06: We are undertaking a scoped environmental impact study as part of the future site plan control application, which would evaluate that further.

00:21:53 Speaker 06: Our natural heritage consultant identified that that woodland feature doesn't meet the criteria listed under the provincial documents.

00:22:03 Speaker 06: As part of our application submission, we did submit a planning justification report evaluating the applicable planning policies.

00:22:12 Speaker 06: And again, just to conclude, we have provided that planning justification report, which evaluated those four tests of a minor variance, which your planning staff described earlier.

00:22:26 Speaker 06: We have provided that parking justification study for the rationale and reduction of those parking spaces, and you know we've concluded that the minor variance application is appropriate for the site,

00:22:39 Speaker 06: and further rationale was provided in that planning justification report.

00:22:45 Speaker 06: That concludes my presentation.

00:22:46 Speaker 06: If there are any questions, I do my best to answer them.

00:22:49 Speaker 06: I would also note if there's more operational perspective questions, I do have Matthew and Gabe from U-Haul Canada also on the line.

00:22:58 Speaker 06: Again, thank you, and that concludes my presentation.

00:23:02 Speaker 06: Thank you very much.

00:23:04 Speaker 02: Are there any members of the public here regarding application A05-2025?

00:23:11 Speaker 02: Seeing none.

00:23:14 Speaker 02: Good.

00:23:15 Speaker 02: Are there any further questions or comments from the committee to the applicant, secretary, planning department, or staff, or any persons made a presentation?

00:23:25 Speaker 02: None.

00:23:28 Speaker 02: I'd just like to say before we go any further that if the planning department had to write a bylaw for every situation such as this one,

00:23:35 Speaker 02: the Planning Act and the zoning bylaw would be the size of an entire football stadium.

00:23:40 Speaker 02: Sorry.

00:23:42 Speaker 02: Very good.

00:23:42 Speaker 02: Does any member of the committee wish to make a motion?

00:23:45 Speaker 02: A member of the committee wishes to make a motion for application A05-2025.

00:23:51 Speaker 07: Yeah, I'll make a motion to approve A05-2025 as listed with the attached conditions as presented.

00:24:01 Speaker 07: Thank you very much.

00:24:01 Speaker 07: I'll call a vote.

00:24:03 Speaker 07: All those in favour.

00:24:06 Speaker 07: Thank you.

00:24:06 Speaker 07: The motion is carried.

00:24:08 Speaker 02: Please be advised that there is a twenty-day appeal period during which time the applicant, the minister, or specified persons or public body that has an interest in the matter may appeal today's decision.

00:24:20 Speaker 02: During this appeal period, no building permit may be issued or other work commenced.

00:24:25 Speaker 02: I now declare the public hearing for A05-2025 to be concluded.

00:24:29 Speaker 02: The applicant may leave the meeting now if they wish to do so.

00:24:35 Speaker 02: If the chair.

00:24:39 Speaker 02: Okay.

00:24:41 Speaker 02: I now declare this to be a public hearing for applicant A06-2025.

00:24:49 Speaker 02: Miss Pena, would you please summarise the application and any correspondence received to date?

00:24:56 Speaker 02: Thank you, Mr. Chair.

00:24:57 Speaker 04: This is a minor variance application that was put forward by David Moyer.

00:25:01 Speaker 04: The official plan designation is waterfront mixed use, and it is zoned as neighbourhood commercial C3.

00:25:06 Speaker 04: The legal description of the lands is Town Plot Brook Lot Forty Three, Raglan East Side, City of Owen Sound, County of Grey, and it is known municipally as 3605 Third Avenue West.

00:25:16 Speaker 04: The applicant is proposing to sever the subject lands to create one new residential lot, which is intended to contain a single detached dwelling.

00:25:22 Speaker 04: Per consent application file number B05-2025, to facilitate the consent, this minor variance is being requested to address the lot and building provision deficiencies on the severed lot respecting the minimum lot area,

00:25:34 Speaker 04: minimum front yard setback, and minimum rear yard setback.

00:25:37 Speaker 04: Comments have been received without objection from the Grey Suburban.

00:25:39 Speaker 04: Objection from the Grey-Sable Conservation Authority, County of Grey, Historic Saugeen-Maiti, and the city's Engineering and Public Works Department and Building Division.

00:25:51 Speaker 04: Thank you very much, Planning Staff.

00:25:53 Speaker 02: Will you please provide any additional information that may be relevant?

00:25:58 Speaker 02: Thank you, through you, Chair.

00:25:59 Speaker 05: In regards to the four tests of the minor variants, the property is designated as waterfront mixed use, and which permits a wide variety of uses, including residential and commercial and institutional uses,

00:26:15 Speaker 05: in a compact urban form at higher development densities.

00:26:22 Speaker 05: The minor variants will facilitate the residential development on a lot with access to existing municipal infrastructure and will be compatible with the surrounding area.

00:26:33 Speaker 05: The official plan policies provide for policies related to municipal services.

00:26:40 Speaker 05: Development is permitted in areas where it can be adequately serviced by municipal services—municipal water, wastewater, stormwater management, and emergency services.

00:26:49 Speaker 05: The subject lands have access to these municipal services, and city engineering staff have not raised any issues related to these services.

00:26:58 Speaker 05: Planning staff are of the opinion that the proposal conforms with the city's official plan.

00:27:04 Speaker 05: In regards to conformity with the intent and purpose of the zoning bylaw, the lands are zoned as neighbourhood commercial C3.

00:27:09 Speaker 05: As a result of sort of past historic land uses, however, the C3 zone does permit single detached dwellings among permitted uses, and refers users back to the R5 zone provisions for residential uses.

00:27:30 Speaker 05: And so, the applicant is requesting relief from the minimum lot area for minimum lot area, front yard, and rear yard building requirements of the zoning bylaw.

00:27:38 Speaker 05: In regards to the minimum lot area,

00:27:40 Speaker 05: a conceptual site plan has been submitted that demonstrates that the reduced lot area will allow for sufficient area to accommodate a dwelling in accordance with other reduced building setbacks proposed and in compliance with the

00:27:52 Speaker 05: other applicable zoning provisions.

00:27:54 Speaker 05: In regards to the rear yard, the rear yard setback will provide for sufficient area for outdoor amenity for the inducer and the subject lands, but existing single detached dwellings to the north, south, and east.

00:28:06 Speaker 05: The reduced rear yard setback provides sufficient setback from adjacent residential uses to act as a buffer.

00:28:12 Speaker 05: Finally, the reduced front yard setback for the property will provide sufficient front yard depth to buffer future dwelling from the street and remains relatively consistent with surrounding streetscapes.

00:28:25 Speaker 05: However, the four five metre deep front yard setback does not provide sufficient depth to accommodate a surface parking space, which is required in the zoning bylaw.

00:28:34 Speaker 05: The site plan provided shows a six point zero metre setback to the attached garage.

00:28:39 Speaker 05: However, the application also indicates that there are no plans to build at this time, and as such, the future design may be different.

00:28:45 Speaker 05: A recommended condition of the minor variance is that a surface parking space be accommodated on site, regardless of whether there is a garage or not.

00:28:53 Speaker 05: In the final buildout, the proposal maintains the general intent and purpose of the city's zoning bylaw.

00:28:58 Speaker 05: City zoning bylaw.

00:29:00 Speaker 05: In regards to is the application minor in nature, the request for relief can be considered minor in nature for a number of reasons,

00:29:09 Speaker 05: including the variance has provided an appropriate balance of residential infill to accommodate the city's official plan growth policy.

00:29:18 Speaker 05: The variance is not expected to impact the ability of the site to support the residential development proposed, and the existing built form and character of the area will remain relatively unchanged.

00:29:26 Speaker 05: And no significant adverse impacts are anticipated from the proposed development.

00:29:32 Speaker 05: As such, the proposal is deemed to be minor in nature.

00:29:35 Speaker 05: Finally, is the application desirable for the development and use of the lands?

00:29:39 Speaker 05: The subject property is located within an existing build-up area of the city, adjacent to other low-density residential uses.

00:29:46 Speaker 05: The general appearance of the street frontage for the subject lands will not change, and the proposed development maintains the character of the area.

00:29:52 Speaker 05: The proposal is deemed to be desirable for the appropriate development and use of the land.

00:29:57 Speaker 05: In consideration of the staff report respecting minor variants A zero six twenty twenty five,

00:30:05 Speaker 05: the planning or sorry the staff recommendation is for approval subject to the conditions outlined in Schedule E. Thank you very much.

00:30:15 Speaker 02: Does the applicant or agent for A zero six twenty twenty five have a presentation they wish to make?

00:30:22 Speaker 02: No, I. Thank you, Mr. Chair.

00:30:25 Speaker 02: No, I'm quite content with the staff report.

00:30:29 Speaker 02: Thank you.

00:30:30 Speaker 02: Are there any questions or comments from members of the public?

00:30:33 Speaker 02: No. Are there any further questions or comments from the committee to the applicant, Secretary Treasurer, Planning Division, staff, or anybody else who's made a presentation?

00:30:45 Speaker 02: No. Nope.

00:30:46 Speaker 02: Does any member of the committee wish to make a motion for application A zero six twenty?

00:30:53 Speaker 02: A zero six two thousand and twenty-five.

00:30:54 Speaker 02: Yes, Chair.

00:31:00 Speaker 03: I'd like to make a motion to approve the minor variance application for A zero six two thousand and twenty-five.

00:31:11 Speaker 03: Thank you.

00:31:11 Speaker 03: I'll call a vote.

00:31:12 Speaker 03: All those in favour?

00:31:14 Speaker 03: Aye.

00:31:14 Speaker 03: It is carried.

00:31:16 Speaker 02: Please be advised that there is a twenty-day appeal period during which time the applicant, the minister, or specified persons or public body that has an interest in the matter may appeal today's decision.

00:31:27 Speaker 02: During this appeal period, no building permit may be issued or other work commenced.

00:31:33 Speaker 02: I now declare the public hearing for A zero six twenty twenty five to be concluded.

00:31:45 Speaker 02: I now declare this to be a public hearing for application B zero five twenty twenty five.

00:31:55 Speaker 02: Ms. Penner, will you please summarise the application and any correspondence received to date?

00:32:03 Speaker 02: Thank you, Mr. Chair.

00:32:05 Speaker 04: This is a consent application that goes alongside the past minor variance application.

00:32:10 Speaker 04: So this was again put forward by David Moyer.

00:32:13 Speaker 04: The official plan designation for this property is waterfront mixed use, and it is zoned as neighbourhood commercial.

00:32:18 Speaker 04: The legal description of the land.

00:32:18 Speaker 04: The legal description of the lands is Townplot Brook, Lot Forty Seven, Raglan East Side, City of Owen Sound, County of Grey, and it is known municipally as Thirty Six O Five Third Avenue West.

00:32:28 Speaker 04: The applicant is proposing to sever the subject lands to create one new residential lot.

00:32:33 Speaker 04: The severed parcel is currently vacant and is proposed to contain a single detached dwelling with an attached garage that will be accessed from Twenty Sixth Street West.

00:32:41 Speaker 04: The retained parcel contains an existing duplex dwelling with driveway access from Third Avenue West and Twenty Sixth Street West.

00:32:46 Speaker 04: Twenty-sixth Street West.

00:32:48 Speaker 04: The severed lot is proposed to have approximately seventeen metres of frontage on Twenty-sixth Avenue West.

00:32:53 Speaker 04: Oh, apologies.

00:32:55 Speaker 04: They're both Twenty-sixth Avenue.

00:32:57 Speaker 04: Twenty-sixth Street.

00:32:58 Speaker 04: Twenty-sixth Street West.

00:32:59 Speaker 04: Thank you.

00:33:00 Speaker 04: No, that's my mistake.

00:33:01 Speaker 04: Thank you.

00:33:03 Speaker 04: The severed lot is proposed to have approximately seventeen metres of frontage, twenty point two metres of depth, and three hundred forty-four point two square metres of lot area.

00:33:12 Speaker 04: The retained lot is proposed to have approximately twenty-two point two-two metres of frontage on Third Avenue West, and thirty-three point three metres of depth and six hundred seventy-four point one square metres of lot area.

00:33:23 Speaker 04: Comments have been received without objection from the Grey-Sawbel Conservation Authority, County of Grey, Historic Saugeen Ship, and the City's Engineering and Public Works Department and Building Division.

00:33:33 Speaker 04: Thank you, Ms. Pan.

00:33:34 Speaker 02: Planning staff, will you please provide any additional information that may be relevant?

00:33:40 Speaker 02: Thank you, through you, Chair.

00:33:41 Speaker 05: I'd like to offer the following in regards to the consent application: the City's Official Plan permits lot creation through consent where less than three new lots are created,

00:33:52 Speaker 05: and where the proposed lot represents infilling or redevelopment, has frontage on an open road, is maintained year-round, and is in an area serviced by municipal water and sewer.

00:34:01 Speaker 05: The proposed severance to create one new building lot plus one retained lot represents infilling and redevelopment.

00:34:07 Speaker 05: The lands are proposed...

00:34:10 Speaker 05: Sorry, the proposed retained lot has frontage on Third Avenue West and Twenty-sixth Street West, with a driveway access from both streets.

00:34:18 Speaker 05: The severed lot will have frontage on and access from Twenty-sixth Street West.

00:34:23 Speaker 05: Comments received from the City's Engineering Services Division indicate that a condition of approval requiring that a road widening be conveyed along Third Avenue West and that site triangles be conveyed to the City at the

00:34:38 Speaker 05: intersection of Third Avenue West and Twenty-sixth Street East.

00:34:42 Speaker 05: Your conditions of approval have been revised to reflect a one-five metre wide road, sort of one-five metre wide road widening.

00:34:52 Speaker 05: Convene.

00:34:53 Speaker 05: The consent shall have the effect of infilling in existing areas and not extending the existing development.

00:35:00 Speaker 05: The subject property is within an existing built-up area of the City.

00:35:04 Speaker 05: The proposal will infill and intensify the residential area.

00:35:09 Speaker 05: Creation of the lot does not compromise the long-term use of the remaining land or retained parcel.

00:35:14 Speaker 05: The severed and retained parcels each propose residential dwellings, which are permitted uses in the C3 zone.

00:35:19 Speaker 05: The long-term use of the retained parcel is appropriate and will not be compromised by the severance.

00:35:25 Speaker 05: The size of the parcel of land created by consent should be appropriate for the use proposed.

00:35:29 Speaker 05: And as we just discussed, the proposed severed parcel will require or has required minor variances for a reduced lot area, and the proposed variances meet the four tests of the Planning Act,

00:35:43 Speaker 05: and planning staff have recommended approval.

00:35:45 Speaker 05: Finally, soil drainage and conditions are suitable, or can be made suitable, to permit the proper siting of buildings.

00:35:51 Speaker 05: Comments received from the City's Engineering Division indicate that the applicant will be required to provide a grading and drainage plan prepared by a qualified person for the retained and severed lots to ensure that both

00:36:00 Speaker 05: lots will function independently of each other.

00:36:04 Speaker 05: The proposal conforms to the consent policies of the City.

00:36:06 Speaker 05: To the consent policies of the City's Official Plan, in regards to the City of Owen Sound Zoning Bylaw, as we just discussed, the application does require a number of minor variances,

00:36:17 Speaker 05: but the applications conform to the four tests of a minor variance, and staff recommend approval.

00:36:26 Speaker 05: Finally, city staff and agency comments are attached for your information.

00:36:33 Speaker 05: The staff recommendation is that, in consideration...

00:36:33 Speaker 05: The recommendation is that, in consideration of the staff report respecting a consent for lot creation, that the Committee approve the application subject to the conditions outlined in Schedule E. Thank you very much.

00:36:50 Speaker 02: Does the applicant or agent for B-05-2025 have a presentation they wish to make?

00:36:57 Speaker 02: Thank you, Mr. Chair.

00:36:58 Speaker 02: But I am certainly happy to answer any questions that the Committee may have.

00:37:03 Speaker 02: Thank you.

00:37:05 Speaker 02: Are there any questions or comments from members of the public?

00:37:10 Speaker 02: No, no comments there.

00:37:12 Speaker 02: Are there any further questions or comments from the Committee to the applicant, Secretary Treasurer, Planning Division, or any persons making a presentation?

00:37:21 Speaker 02: Seeing none.

00:37:23 Speaker 02: Does any member of the Committee wish to make a motion for application B-05-2025?

00:37:28 Speaker 07: I will make a motion to accept application B-05-2025 as presented.

00:37:38 Speaker 07: Thank you.

00:37:38 Speaker 07: I will call a vote.

00:37:39 Speaker 07: All those in favour?

00:37:41 Speaker 07: Aye.

00:37:42 Speaker 07: Thank you.

00:37:43 Speaker 07: The motion is carried.

00:37:45 Speaker 02: Please be advised that there is a twenty-day appeal period during which time the applicant, Minister, or specified person or public body that has an interest in the matter may appeal today's decision.

00:37:54 Speaker 02: During this appeal period, no building permit may be issued or other work commenced.

00:37:58 Speaker 02: I now declare a public hearing.

00:38:02 Speaker 02: I now declare public hearing B-05-2025 to be concluded.

00:38:06 Speaker 02: The applicant may leave the meeting if they wish to do so.

00:38:11 Speaker 02: I now declare this to be a public hearing for application A-07-2025.

00:38:21 Speaker 02: Ms. Pena, would you please summarise the application and any correspondence received to date?

00:38:24 Speaker 02: Thank you, Mr. Chair.

00:38:27 Speaker 02: This is a minor variance application.

00:38:27 Speaker 04: This is a minor variances application that was put forward by Acom Canada ULC on behalf of 1799 20th Street East Inc., Care of Markland Properties Management.

00:38:38 Speaker 04: The Official Plan designation is employment, and it is zoned as heavy industrial M2.

00:38:42 Speaker 04: The legal description of the lands is Plan 920 Part Lot 1, Registered Plan 16R10465 Part 1, and Plan 920 Part Lot 1, Registered Plan 16R10465 Part 4.

00:38:57 Speaker 04: City of Owen Sound, County of Grey, and it is known municipally as 1875 Sixteenth Avenue East and 1929 Twentieth Street East.

00:39:06 Speaker 04: The applicant is proposing the construction of a 1,100 square metre last-mile distribution centre where commercial products are transferred from trailers to delivery vans for local distribution.

00:39:15 Speaker 04: As part of the development, the applicant proposes that a portion of the parking area be paved with a permeable paving system, which features a reinforced grid with gravel fill.

00:39:24 Speaker 04: The reinforced gravel parking area is proposed to...

00:39:26 Speaker 04: cover the staff parking area and the delivery van parking area.

00:39:30 Speaker 04: The truck court for the large trailers would remain conventional asphalt.

00:39:35 Speaker 04: The proposed use of permeable paving system requires the following relief from... requires relief from the City's Zoning Bylaw 2010-078 as amended.

00:39:44 Speaker 04: Comments have been received without objection from the Grey-Sable Conservation Authority, County of Grey, Historic Saugeen Ship, and the City's Engineering and Public Works Department, as well as the Building Division.

00:39:53 Speaker 04: Thank you, Mr. Chairman.

00:39:54 Speaker 04: Thank you, Mr. Chair.

00:39:55 Speaker 02: Planning staff, will you please provide any additional information that may be relevant?

00:40:00 Speaker 02: Thank you, Mr. Chair.

00:40:02 Speaker 05: As noted, the subject property is designated employment in the City's Official Plan, which permits a range of uses, including warehousing and office uses.

00:40:13 Speaker 05: The section 6.1 of the P provides direction on matters of environmental management and sustainability, and specifies that the City will implement development standards to reduce climate change impacts on public works and infrastructure,

00:40:27 Speaker 05: including water and wastewater.

00:40:29 Speaker 05: The City will also protect and restore quality and quantity of water through various strategies, including storm... sorry, including ensuring stormwater management practices minimize stormwater volumes and contaminant load,

00:40:41 Speaker 05: and maintain or increase the extent of vegetative and pervious surfaces.

00:40:45 Speaker 05: The proposed permeable paving system will increase the development's pervious surface area compared to conventional asphalt or concrete paving.

00:40:55 Speaker 05: Related directly to the requested variances are urban design policies, which state that new development and redevelopment shall be designed to promote safe, comfortable, and accessible environments for all users,

00:41:07 Speaker 05: and unintended consequences of which may displace specific users must be considered in every decision.

00:41:13 Speaker 05: Publicly available sources for the permeable paving system proposed indicate that it is fully accessible.

00:41:18 Speaker 05: However, the specifications do not specifically reference ADA, and the variance does not prescribe a particular product.

00:41:27 Speaker 05: Staff recommend a condition of the minor variance to ensure that ADA compliance is confirmed through site plan approval for any and all required barrier-free parking stalls and pathways, and maintained in the long term.

00:41:39 Speaker 05: Requiring this as a condition of the minor variance means that if some future modification to the surface treatment negatively impacts accessibility, the parking lot would not comply with zoning.

00:41:48 Speaker 05: The proposal conforms with the City's Official Plans.

00:41:51 Speaker 05: In regards to the conformity within the intent and purpose of the zoning bylaw, the subject property is zoned having industrial and warehouse and offices are among the permitted uses in the C-2, sorry,

00:42:03 Speaker 05: in the M-2 zone.

00:42:04 Speaker 05: Under the general provisions, parking and surface drainage, all parking surfaces are to be constructed of a non-migrating hard surface material such as asphalt, paving brick, concrete or similar hard surface materials.

00:42:18 Speaker 05: The applicant is proposing a permeable parking surface and is requesting relief from this section.

00:42:24 Speaker 05: The proposed product, the permeable paving system, features a reinforced grate with gravel fill that helps reduce stormwater runoff and is expected to be a more sustainable option compared with asphalt or concrete.

00:42:37 Speaker 05: The reinforced grate design with angular stone fill is designed to be compacted to minimize dust generation and minimize washout of the gravel over time compared to typical gravel surfaces.

00:42:47 Speaker 05: The reinforced gravel parking area is proposed to cover the staff parking area and the delivery man parking area.

00:42:53 Speaker 05: All other parking areas, parking area surfaces, are to remain conventional asphalt, including the driveway apron to the municipal roadways.

00:43:03 Speaker 05: Given the above, planning staff are of the opinion that the proposal meets the general intent and purpose of the City of Owen Sound's zoning bylaw, subject to the recommended conditions.

00:43:14 Speaker 05: In regards to whether the application is minor in nature,

00:43:17 Speaker 05: the request for relief can be considered minor in nature as the request is not expected to impact the planned function of the lands for industrial development.

00:43:25 Speaker 05: The stormwater management infrastructure has been sized in accordance with non-permeable service requirements to ensure that the possible resurfacing of the parking area does not have negative impacts on the site's stormwater infrastructure and design.

00:43:38 Speaker 05: As such, the proposal is deemed to be minor in nature.

00:43:41 Speaker 05: And finally, is the application desirable for the appropriate development and use of the lands?

00:43:47 Speaker 05: The development is in keeping with the permitted uses of the M-2 zone and will provide additional service and jobs within an existing built-up area.

00:43:54 Speaker 05: The proposal is deemed to be desirable for the development and use of the lands.

00:43:59 Speaker 05: In conclusion, planning staff recommend approval in consideration of this staff report, subject to the conditions outlined in Schedule E. Thank you very much.

00:44:13 Speaker 02: Does the applicant or agent for A-07-2025 have a presentation they wish to make?

00:44:18 Speaker 02: No presentation.

00:44:21 Speaker 02: Could you step to the mic, please?

00:44:22 Speaker 02: Here we go.

00:44:39 Speaker 02: No further presentation.

00:44:40 Speaker 02: Just happy to support any.

00:44:42 Speaker 02: Oh, Jonathan McCann with AECOM Canada ULC.

00:44:45 Speaker 08: I am the project manager that's supporting this application.

00:44:51 Speaker 08: No further presentation.

00:44:52 Speaker 08: Very happy with the summary that's been provided and fully support the condition for the AODA compliance.

00:44:58 Speaker 08: That is something we have verified with the supplier of the product, EcoRaster, as well as with the general contractor for the work.

00:45:07 Speaker 08: So fully expect to be compliant with that criteria.

00:45:12 Speaker 08: Thank you very much.

00:45:13 Speaker 02: While I have you there, could you explain to the committee just how this gravel parking is maintained, so that the gravel doesn't spread?

00:45:27 Speaker 02: Certainly.

00:45:28 Speaker 08: So, the product is a plastic grid that has pockets in it, and those pockets are then filled with gravel.

00:45:36 Speaker 08: So the gravel is contained within a sort of geocell; that's the term that they use.

00:45:43 Speaker 08: But that's what helps sort of maintain it in its area and allow it to be compressed and take the loads that are required for the traffic.

00:45:52 Speaker 08: So compared with a traditional gravel road, that plastic barrier made from recycled low-density polyethylene helps prevent that spread away from the area.

00:46:05 Speaker 08: Thank you very much.

00:46:06 Speaker 02: Okay, are there any questions or comments from members of the public?

00:46:10 Speaker 02: Seeing none.

00:46:12 Speaker 02: Are there any further questions from or comments from the committee to the applicants, Secretary-Treasurer, Planning Division, or any persons who made a presentation?

00:46:22 Speaker 02: Seeing none.

00:46:25 Speaker 02: Does any member of the committee wish to make a motion for application A-07-2025?

00:46:34 Speaker 02: Yes, Chair.

00:46:38 Speaker 02: Oh, Tyler, go ahead there if you can hear us.

00:46:50 Speaker 02: Oh, sorry, I didn't.

00:46:52 Speaker 02: I didn't want to interrupt.

00:46:53 Speaker 02: Sorry, I'll make a motion.

00:46:54 Speaker 02: No, I've lost my train of thought.

00:46:59 Speaker 02: I'll make a motion to approve A-07-2025, subject to the conditions laid out by the other department.

00:47:09 Speaker 02: Thank you very much.

00:47:10 Speaker 02: I will call a vote for all those in favour.

00:47:16 Speaker 02: Motion is carried.

00:47:18 Speaker 02: Please be advised that there is a twenty-day appeal period during which time the applicant, minister, or specified persons or public body that has an interest in the matter may appeal the today's decision.

00:47:29 Speaker 02: During this appeal period, no building permit may be issued or other work commenced.

00:47:34 Speaker 02: I now declare public hearing A-07-2025 to be concluded.

00:47:39 Speaker 02: The applicant may leave the meeting now if they wish to do so.

00:47:52 Speaker 02: Application file numbers B-06 and B-07 have been deemed undisputed consents and are subject to staff delegated approval.

00:48:02 Speaker 02: Planning staff, please provide any information about this process that may be pertinent to the committee, the applicant, or other listeners.

00:48:13 Speaker 05: Thank you, Chair, and through you, the Planning Act and the City's Committee of Adjustment bylaw allow municipal staff the opportunity to approve undisputed consent applications without having to go through a Committee of Adjustment hearing.

00:48:24 Speaker 05: Undisputed consent would be considered a consent that is technical in nature and meets the following criteria: the application is recommended for approval with or without conditions by city staff;

00:48:35 Speaker 05: the application has no unresolved objections or concerns raised during the commenting period from agencies or the public;

00:48:41 Speaker 05: and the application does not necessitate a minor variance or an amendment to the City of Owen Sound zoning bylaw in force at the time of the application.

00:48:48 Speaker 05: Staff are recommending approval of the applications with conditions.

00:48:52 Speaker 05: No comments have been received from members of the public.

00:48:55 Speaker 05: Comments from city staff and external agencies are included in the staff recommendation report to the Director of Community Services.

00:49:02 Speaker 05: Staff find that there are no unresolved objections or concerns raised during the commenting period from agencies or the public.

00:49:09 Speaker 05: Sorry, the applications do not necessitate a minor variance or amendment to the City's zoning bylaw.

00:49:17 Speaker 05: For every undisputed consent, the Director of Community Services, the applicant, or the applicant's agent is entitled to refer the item back to the Committee of Adjustment should they choose to.

00:49:26 Speaker 05: The subject applications have not been referred to this committee by the applicant.

00:49:30 Speaker 05: Applications B-06 and B-07 have been processed under the undisputed consent process in accordance with the Planning Act and City Bylaw 2022-074.

00:49:40 Speaker 05: Planning Act processes, including circulating notice of the application, giving notice of the decision, and the appeal period, will continue as usual.

00:49:51 Speaker 05: Notice of the decision will be provided later this week.

00:49:55 Speaker 05: Thank you.

00:49:57 Speaker 05: Thank you.

00:50:02 Speaker 02: Application file numbers B-03-2025 and B-04-2025 were deemed undisputed consents and received staff delegated approval.

00:50:09 Speaker 02: Planning staff, please provide any necessary information about these applications at this time.

00:50:15 Speaker 09: Planning staff have no further comment other than to provide them for information purposes, and B-06 and B-07 will be provided in the same way at the next Committee of Adjustment meeting.

00:50:29 Speaker 09: Thank you.

00:50:31 Speaker 09: Thank you very much.

00:50:32 Speaker 02: Does any member of the committee wish to make a motion to receive items A-8 and 8B for information purposes?

00:50:48 Speaker 02: Oh, okay.

00:50:52 Speaker 02: Yes, Chair.

00:50:52 Speaker 03: I'd like to make a motion to receive where is that B-03 items 8A and 8B items oh 8A and 8B.

00:51:16 Speaker 03: Do we pass the file?

00:51:29 Speaker 03: Chair, just make a motion just to accept B-03-2025 and B-04-2025 for information purposes.

00:51:40 Speaker 03: Thank you very much.

00:51:41 Speaker 03: I will call a vote.

00:51:42 Speaker 03: All those in favour?

00:51:44 Speaker 03: Aye.

00:51:45 Speaker 03: The motion is carried.

00:51:47 Speaker 02: No additional business was added to the beginning of the meeting.

00:51:50 Speaker 02: We will move to item ten, which is the next regular meeting scheduled for May 27th, 2025.

00:52:01 Speaker 02: It is now 3:45.

00:52:05 Speaker 02: I declare this meeting adjourned.