For some it was much ado about nothing, but for others, parking surrounding a proposed townhouse development in Mount Forest remains a serious concern.
In Mayor Mike Broomhead’s absence, acting-mayor Ross Chaulk chaired the public meeting regarding the proposed application for relief from the required number of parking spaces for a cluster townhouse development along Princess Street.
Developer Peter Schlegel’s intention is the townhouse development is part of a larger project which will include a new seniors’ care facility to ultimately replace the current Saugeen Valley Nursing Centre. The requestwas about the minimum amount of required parking as the zoning bylaw requires – 1.5 spaces per unit. Based on that, the townhouse develop requires 74 spots, while the current proposal falls short by 13.
The matter was discussed by council last month, with area residents objecting to allowing relief at that time.
Council deferred the matter until Monday to allow the developer to speak to council directly on the matter.
Planner Linda Redmond believed the issue was fully discussed at the previous meeting and was at the meeting to provide clarification to council as required.
Schlegel told councillors that when the proposal was first put forward, he worked closely with the Wellington County planning department and felt the proposal is within the means of what was required.
Although the seniors facility and the townhouse development are treated separately because one is a private business and the other a condominium, the overall development is planned to work in harmony.
He said once the project is completed, there would be more than adequate parking.
And, he pointed out, for the first phase of the townhouse development there is more than adequate parking under the municipality’s bylaw.
The reason it seemed deficient is both phases of the townhouse project were being considered at the same time. All of the visitor parking is being constructed during the initial phase of the townhouse project. As a result, he asked that council consider deferring the parking matter until there are applications for the second phase of the townhouses.
If council agreed, there would be no reason for it to be considering relief from the parking requirement bylaw – at least for the initial phase.
“It’s not really an issue in the first phase.”
Redmond agreed.
However, residents at the meeting disagreed. In addition to the correspondence received by council, more than one resident chose to make additional comments.
Warren Fink believes parking for the entire project should be considered now because visitor parking would be used by the whole site. If the whole project complies, he asked why a minor variance is even needed.
He considered the idea of basing parking requirements on various phases or including the long term development as “smoke and mirrors.”
Fink was also concerned with what will end up being an increased population density in the area and the subsequent impact to traffic patterns.
Redmond explained that parking for the proposed nursing home is not included in the parking calculations. She added that the facility was only included on the site plans to show the interaction between it and the cluster townhouses.
The overall proposal has 41 units, but the first phase is for only 21. The visitor parking more than adequately meets the bylaw requirement for that.
She also pointed out that each townhouse has a garage and a laneway – the equivalent of two parking spots; however the bylaw only considers each unit to have a single parking space. Technically, there are almost 100 parking spots, plus visitor parking, she said.
Councillor John Matusinec said if council considers only phase one right now, “It’s in compliance and there’s no need for this meeting.”
Redmond said if council defers, the proponent could always include additional parking when he intends to start phase two of the townhouses.
Councillor Dan Yake said it is Schlegel’s call to defer the parking portion to the next phase of the project.
Road Superintendent Gary Williamson agreed people are inherently lazy and may park along the internal roads of the project. However, he pointed out those are private roads and maintenance is up to the condominium corporation.
He added the proponent could also lay in a patch of gravel on a portion of land and it would be considered as additional parking.
“To me it’s a lot to do about nothing,” he said of the issue.
He added that no matter how much parking is provided, there will be times, such as Easter or Christmas, when it is not enough.
He also agreed traffic is speeding along Martin Street, and said the OPP were contacted to check on the situation.
He added that No Parking sign could be placed on nearby streets to address concerns, but it would still need to be enforced.
Williamson pointed out that Schlegel does offer more than adequate parking for phase one of the project.
Chaulk told residents that obviously the developer has heard the concerns raised.
The issue has been deferred by council until the second phase of the project begins.
