Puslinch councillors are looking for a bit more information before considering the removal of buffer requirements for a commercial property on Telfer Glen Street in Morriston.
On July 20, planner Arthur Grabowski, representing the planners retained by the property owner of 4 Teffler Glen Street in Morriston, asked for the removal of both the buffer and the 30-centimetre reserve.
He noted that in 1989, council passed a resolution requiring a buffer zone and 30-centimetre reserve (Block 50) located along Telfer Glen.
He contended the original resolution was intended for the owner of Block 54 to build a landscape buffer and 1.5-metre fence along Telfer Glen Street.
Grabowski noted the landscape buffer was built but the fence was not.
“In light of the new ownership we are requesting release from that requirement,” he said.
The potential use on the severed property is an office or vet clinic, he said.
The subject property is 0.43 hectares (1.061 acres) in size with approximately 63 metres (207 feet) of frontage on Highway 6 and 128 metres (420 feet) on Telfer Glen St.
At present, the subject property consists of a retail store known as Picard’s Peanuts with an accessory metal clad building in the rear yard, and a two storey dwelling located on the northeast corner.
A small stone wall divides the retail store and two storey dwelling. Access to the subject property is currently obtained from Highway 6 via a shared driveway.
Grabowski said the buffer block (54) is currently under shared ownership by their client and 848837 Ontario Ltd; 848838 Ontario Ltd, and 848839 Ontario Ltd.
The proposed consent application being contemplated by the owners would sever the subject property into two parcels of land. Picard’s Peanuts would be the retained parcel and the two storey dwelling would be the severed parcel.
The two storey dwelling and the Picard’s Peanuts store are each serviced by individual septic systems, but contain shared water connections. Picard’s Peanuts retail store would continue to operate with frontage and the existing access on Highway 6.
A veterinarian’s clinic is currently proposed for the existing two storey dwelling. Access to the clinic is proposed through the existing access for Picard’s Peanuts on Highway 6 through an easement.
Grabowski said at some point in the future, access to the two storey dwelling may be obtained from Telfer Glen St.
A nine metre (30 foot) building addition to the two storey dwelling is also being contemplated into the rear yard.
“It is our understanding that a Veterinary Clinic is not a permitted use in the C1 – Hamlet commercial zone, and that a minor variance application would also be required to permit this use. Site plan approval may also be required,” Grabowski said.
“In light of the new ownership of the Block 54 and our client’s development intentions to sever the existing two storey dwelling, it is our opinion that the landscaped buffer and fence are no longer required. Our client does not have concerns with the traffic along Telfer Glen St., that would warrant the construction of the buffer block, but rather the land may be better utilized for future commercial development.”
Grabowski contended the 30-centimetre reserve (Block 50) along Telfer Glen St. was created because the residential neighbour to the subject lands did not want a commercial access beside the property.
He said “the property is under the ownership of our client and is no longer residential in use.”
Councillor Susan Fielding said she would want to know the comments made by Wellington County before for making a decision.
Fielding asked CAO clerk Karen Landry “wouldn’t we want the county’s opinion before waiving anything?”
Landry said a meeting with township and county staff was held earlier in the week, and a resolution was prepared accepting Grabowski’s report along with a request for additional information including whether there is a suitable driveway access point on Telfer Glen Street, plus approval from the MTO in regard to the proximaty of the driveway to Highway 6.
Landry said the township was also seeking confirmation on the actual ownership of the property and verification the owner(s) supported the request.
Councillor Ken Roth wanted to be on record that he was not in favour of shared access to the property.
Councillor Matthew Bulmer asked how wide the buffer strip currently is.
Grabowski estimated the strip was three metres,
“So it is a three-metre buffer and 30-centimetre reserve. It’s not a significant buffer … but it is still a buffer.”
Bulmer suggested it might not be the appropriate time to remove the 30-centimetre reserve. He said despite councillor Roth’s concerns, it seems plans are to have a shared driveway access.
Bulmer expressed concern the report “assumes the only purpose for the reserve and buffer was to screen commercial use from the neighbours … but it could also be considered as creating an entrance feature for the people living on Telfer Glen. He said it could also create a long-term buffer for whatever commercial operation.
“The idea was to protect the residential use from the commercial use. The buffer might form that function as we go through the development process.”
Mayor Dennis Lever agreed that some public input is needed in the process because of the residential neighbourhood which lies just west of this property.
Council’s resolution was to receive the correspondence but prior to council considering lifting the 0.3-metre reserve and releasing the landscape buffering requirements, the following be provided to council:
– approval of the location of a driveway off Telford Glen for the proposed severed parcel;
– an explanation of how the proposed severed parcel will merge with Block 54; and
– confirmation of ownership of Block 54 plus written support of the proposed changes.
“As the CAO pointed out, we are looking for some additional information before we consider this,” Lever said.
Bulmer added, “it might be of benefit to the applicants to retain the buffer strip for their proposal.”
