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Planning Committee – Wednesday, December 7, 2022, 6pm

Updated: Jan 6

Please note the earlier-than-usual start time! This is being tucked in before General Committee. No Public Meetings, just staff reports regarding properties in Wards 2, 4 & 10, as well as a report about the impacts and potential implementation measures required as a result of Bill 109 and Bill 23 (Spoiler Alert: the City could potentially lose a lot of money)


Engage Follow-up: coming soon!



📑🗂 Staff Reports

🏘🏬 Zoning Bylaw Amendment – 969, 979 & 989 Mapleview Drive East (Sandy Creek Estates) (Ward 10)

  • HELD by Hamilton

  • Recommending approval of the application to rezone from 'Agricultural General' (AG), 'Rural Residential' (RR) and 'Environmental Protection' (EP) zones to 'Neighbourhood Mixed Use with Special Provisions' (NMH SP-XXX), 'Residential Neighbourhood' (R5), and 'Environmental Protection' (EP)

  • Special Provisions for NMH zone:

    • private roads and a storm pond are permitted

    • where a lot has multiple frontages, "lot line, front" shall be the shortest private road frontage, and vehicle access shall only be permitted from a private road

    • other than the lands fronting on Mapleview Drive East, the provision that requires front yards to be fully paved and seamlessly connected with an abutting sidewalk shall not apply

      • units fronting on Mapleview Drive East shall include paving and/or a hard landscape treatment to accent and connect the ground floor commercial uses with each other and the municipal sidewalk

    • remove the provision that permits minimum front yard setback of 0m and maximum of 50% of the frontage to have buildings within 5m of the front lot line

      • units fronting on Mapleview Drive East shall have 2-5m front yard setback, and minimum setback to any daylighting triangle will be minimum of 1m

    • balconies permitted to be setback a minimum of 1m from any private road

    • subject lands to be considered as one lot for purposes of zoning, and parking spaces may be provided on separate lots within the same subject zoning parcel

    • Hamilton had questions for staff re: affordable housing targets, participation of School Boards in planning, and how densities are managed.

    • Motion CARRIED unanimously


📜💸 Implementation of Bill 109, More Homes for Everyone Act, 2022

  • HELD by Riepma

  • Report is about the impacts and potential implementation measures required as a result of this provincial bill.

    • "While the City is supportive of the intended goals of the legislation, there may be unintended consequences with implementation of the Bill particularly related to financial risk, limited public consultation, and increased litigation."

    • Potential revenue loss of $906,368.04 in planning revenue for 2023

  • Recommendations:

    • repeal and replace the Site Plan Control By-law and any related Council policies to reflect the changes in legislation

    • amend Pre-Consultation By-law to reflect the required changes to the pre-consultation, pre-submission, and complete application review process

    • undertake a comprehensive fee review for Planning and Development application approvals in 2023, with the intent of supporting full cost recovery

    • Development Services to work with the Clerk to ensure the frequency of Planning Committee and Council meetings in 2023 will facilitate the consideration of planning applications on a regular and "as-needed" basis

    • undertake any necessary amendments to the City's new Official Plan, including any required public planning meetings

    • authorize the CAO to retain a strategic advisory firm at ~$90,000 through non-standard procurement, to assist City in communicating with the Province (funded from the Reinvestment Reserve)

    • Riepma asked about an email that had been circulated regarding the approval of our new Official Plan. Michelle Banfield confirmed the application has been re-opened by the Province for commenting until January 4, to allow additional opportunities for engagement.

    • Riepma had some other questions to staff regarding timing of approvals, etc.

    • AMENDMENT by Riepma to add a section to paragraph 4 (re: retaining a strategic advisory firm): That the CAO report back to General Committee on success of this initiative in August, 2023, and provide a request for proposal.

      • Amendment CARRIED unanimously

    • MOTION, as amended, CARRIED unanimously

🏬👍 Temporary Use Bylaw – 164 Innisfil Street (Liquidation Nation) (Ward 2)

🚚🔐 Official Plan Amendment and Zoning Bylaw Amendment – 320 Bayfield Street (Ward 4)

  • APPROVED on consent

  • Recommending to approve the Official Plan Amendment application, to allow for self-storage use in a portion of Bayfield Mall

  • Recommending to rezone from 'Shopping Centre Commercial' (C3) to 'Shopping Centre Commercial with Special Provisions' (C3 SP-XXX)

  • Special Provisions:

    • self-storage permitted on a portion of the lands – this use is restricted to the existing Bayfield Mall, and to a total of 6,039 sq.m / 15% of existing commercial shopping centre

🏙🌇 Zoning Bylaw Amendment – 129 Collier Street (Ward 2)

  • HELD by Riepma

  • Recommending to approve rezoning from 'Transition Centre Commercial-1' (C2-1) to 'Transition Centre Commercial-1 with Special Provisions' (C2-1 SP-XXX), to allow for the development of a building with two residential towers (12 and 13 storeys), consisting of approximately 297 units.

  • Special Provisions:

    • increase building height to 47m for south tower, 45m for north tower, with minimum 2m step-back taken above 3rd storey

    • reduce side yard for north tower to 9.5m from west property line and 7.5m from east property line

    • reduce side yard for south tower to 1.5m from west property line and 6m from east property line

    • reduce minimum coverage for commercial uses to 1.9% of lot area

    • reduce variable landscape buffer width to 1.5m

    • reduce parking ratio to 0.85 spaces per dwelling unit

    • reduce parking ratio to 0 spaces per 24 sq.m of commercial ground floor area

    • reduce parking space width to 2.6m

    • reduce drive aisle width to 6m

  • AMENDMENT by Riepma - That all floor levels of the buildings fronting on Collier Street and Dunlop Street West shall be required to be comprised of residential and/or commercial uses, to activate the street frontages.

    • Amendment CARRIED unanimously

  • MOTION, as amended, CARRIED unanimously




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