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HomeMy WebLinkAboutThe Goderich Signal-Star, 1973-11-15, Page 5DE MA NT 24.2 TRI. Lan, Ont as '.M '2 s 1 1 2 7 Planning director tables comprehensive report Davidson, Director of this a proposal fur- multiple - ,County pian►nrng, was at fancily housing or fur single- te<ks committee meeting family housing on small lots? aitch Iowa Council in The general relevance of this Hy with Erik Krohmer, question is heightened by the developer who wants to fact that the land is now sub- s condominium -type divided into eight standard - on the youth end of sized, single-family dwelling Street sat Suncoast unit lots. "The decision process has not until is presently been finalized as Council must sting on whether or not still make a decision which may the area to permit the involve a re -zoning -procedure. g derelopn1ent to " up and The time frame has .been exten- ,n and his department ded because of two basic fac- been requested tb give an tors: firstly, the original 'sub - ,non the matter. mission was not complete and alength' but c'omprehen- secondly, reports from all affec- informative brief, David- ted agencies were not obtained outlined his findings upon 'at the outset. •ng into Krohmer's . "The proposal conform'; with •Ile said consideration the general intent of the Of- -views bf f--viewsl►f the people in the ficial Pla n. The a rea is surrounding the Krohmer designated 'residential" and but added the density provisions• do not should be given, -theproposal does conform exceed the Plan's guidelines of the general guidelines as 20 -units per -acre. The proposal et in the,,Offi-cial Plan. covers 1.52 acres and has a net luded in the brief was' a density of 9.21 units per acre, -it Long term planning as with 7.89 units per acre fcir the is the procedure which W "duplex houses" and 10,,5:3 d be followed when a units per acre for the "row lopermakes a presentation houses". municipality for a new "At Present,- zoning by-law t analysis is somewhat com- though Krohhmer was givers plicated by the fact that there`is opportunity to ;voice his one by-law in legal force but n about the- brief by another has ret"eived approval ':►n„he asked for time to by Council and is ready for it before commenting on public circulation. Although Council has a policy of using the new by-law in reviewing proposals, both by-laws are reviewed here., The reason Tor this is to show how multiple units are viewed and to review what may %e termed the "exact legal -situation". "The 198 by-law zones the area "residence zone A" which allows single family and .,,.multiple housing. However, this by-law refers only to multiples and -makes no reference to row . housing or divisions through party walls. "From this by-law one would infer that multiples were to he rented, not individually sold. Looking at the units as in- dividual lots, which is ap- propriate since the developer proposes to 1 them” this way. and sectio ..9(b) prohibits - more than e dwelling unit per lot, conformance problems become apparent in the ,folrowing` instances "(i) A minimum lot size of 5,000 square feet is required. The "row house" units at 3,875 square feet (31'x125) do not conform- while the "duplex units" at 5,750 square feet do -conform. . "Iii) A minimum frontage of 55 feet is required. Both the 'row house" units at 31 feet and the "duplex" units at 46 feet fail to conform. "(iii) Side yard requirement of `6 feet generally. or 8 feet from nearest building are set. As both units use attached garages, problems arise. • "A strict interpretation would, I feel, lead to a con- clusion of non-conformance. This, however, is partially the result of the proposal's plan to sell individual units of multiple housing which seem to be a situation unforseera at the time the by-law was enacted. - "The new by-law zones the area -"Developmental". This zone is hounded on hot h ,,the north and south by RI zones which alba only single family units; (R2 ,allows duplexes and R3 allows row housing). •_ . "To the west is also a development zone on which a „su-bdivision application •for single-family housing only (proposed Yonge subdivision) has been made. To the east is another development zone. The tail also felt members time to consider the. it length, and the matter 'be on the agenda 'at it's meeting of Town large portion of the brief ted by Davidson fol lows: e proposal envisages two-storey units on G i b- $treet attached by garages 'iu two-storey units in and attached by garages tohmer Drive. The eight are referred to as row and the six units as les. :iediately the terms can called into' question as ily row houses and es are attached by party not garages, which are uses. This problem of ion is compounded by fact that the developer �Yto sell the units in- "lland not rent the row or sell the, duplexes as units, question becomes` Is Is a world faith which Ghee and practices dom from racial, us, national, social Intellectual prejudice. BAHA'I 1),O. BOX 212 (1 l � WELCOME SERVICE like to call AY you with • warming gifts" and in- atinn about your new Ion. The Hostess will be to arrange your subscrip- to the Signal -Star IOW at 524-7854 COMING TO THE WHITE CARNATION MOLMESVILLE SAT. NOV. 17 "CASUALS" SAT. DEC. 1 FIRST ANNIVERSARY DANCE 8�r. "CAVALIERS" DEC, 8 "THE BROUGHAMS" SAT, DEC. 15 "THE B L UE WA TER P1.A YB O YS" $6 pe'r couple $AT. DEC. 22CHRIST S DANCE "BLUEMA D TONES" $10 per couple Ilimaimommimaxat misminsl txoc> >>ai s� For peIfervatlons Phone 482=7535 We Cater to Staff Parties surrounding R1 uses. would have to be considered in- any proposed re -zoning although proper site planning may allow multiples. In any event, a re- zoning procedure would con- sider the views of the surroun- ding residents and landowners. "The details of the new by- law pose 'certain problems. These are mainly definitional and tend to revolve around the intent to sell the units in- dividually, a process which would require several severan- ces or a plan of subdivision. The definition of duplex and row houses in the by-law infers, but does not directly state, the occurrence of a vertical or horizontal party connect ion. Again the problem arises as to whether buildings attached by garages which are an accessory use, can be considered as multiple housing under the by- laws definition. "As the by-law makes no direct reference to party wall divisions with appropriate fron- tage requirements, my inter- pretation is that such units are considered mainly for rentals. Viewed as rental units, with the exception of certain side yard provisions both housing topes would conform. Viewed as each unit on a single lot the same areas of non-conformance as noted in the 1958 by-law arise. "In general the design ap- pears to be good. However, proposed materials and colcnirs are still somewhat vague and these would have to be spelled out in a developer's agreement. The idea of staggering the units and breaking the .front view with garages is ,pleasant. The arranging and combining of various roof -types would also add to -the general appearance. "Adequate plans on land- scaping were not provided,and the .visual problem of fencing long narrow rear yards still has to be worked out. However, the design'is advancing and there is no reason -.t hat with proper design row -housing can not be made aesthetically pleasing. "Briefly,, the proposal (on - forms vpith the general guidelines of the Official Plan, but would require a re -zoning. As it,,isl arranged in a way not. directly" forseen by the zoning by-law, it tends not to conform with certain specific provisions. There is also the question of whether. these are multiples or single family `units on small lots with attached garages. THE LONG TERM "Alt -hough there are certain problems involved with this proposal, as there have been with 'most other recent 'proposals for multiple units, there are, I feel, insights in- volved for long term planning. General planning principles would hold that a town, through its fiscal and land use planning, should attempt to provide a wide range of housing for sale arra rent at varying prices. "It will have to provide housing which is financially ac- cestiible to its populati'o'n in an environment which is safe and pleasant. While the single family owned residence may be desirable in many instances, it will not be obtainable. for a growing segment of the population. Also, a grow* labour force will require a variety of rental accom- modations. "In view of this, the Town has instructed its planning con- sultants to review the_�?,fficial Plan's residential policies in depth. ,' consultants feel policies wil be available next spring. Without prejudging this report I feel.a few observations with regards to multiple housing, based on the evaluation of this and other proposals, may be helpful. "Multiple family units are usually encouraged near the downtown area. Due to the general good quality of housing adjacent to the core and the oc- currenceof well established low density residential com- munities, multiple unit development of any scale seems distant. Hence, in the few spot locations where such develop- ment may he feasible, a great deal of emphasis on design will be required if proposals are to he allowed in low density .,residential neighbourhoods. ",This concept-- of "designing in" -is also very applicable in newer subdivisions where vacant land is still available. Again the problem will be that existing residents, under the perception that the'area is'to be exclusively single family, will object. These objections are, of course, legitimate especially in the light of recon, designs of multiple units. In these areas emphasis will have to be on low rise, well-designed buildings. A few' imaginative schemes may well break the ice. "As the integrating' of higher density development into established areas will be dif- ficult, the undeveloped areas hold the greatest potential. In new subdivisions, designing multiplers would be easier and they could be integrated into lower density areas from the outset. However, this oppor- tunity is fastdisappearing. The last Targe areas which are still open and undeveloped are presently having plans prepared for them. Should Goderich have a policy of requiring certain areas be set aside for multiple fahrily units as t hese • proposa Is a re •prepared? DEVELOPMENT PROPOSAL "I think everyone is concer- ned about the amount of time it takes to move a proposal from plan to implementation. Delays hurt all involved, especially the developer. Ironically it is ef- forts to "speed up" the process which often cause the 'longest delays when certain aspects'are missing; area animosity to the development' is developed or certain- aspects must be re- reviewed so that decision-, makers are confident their ac- tions are in the best public in- terest. "The Krohmer- proposal is a case in point. The Planning Board -made a recommendation to Council and then the Coun- cil found it necessary to refer it to the Planning .Department. The Planning Department then found .it necessary to acquire additional information from the developer, all of which was not available by the time the report had Jo be written. "I feel. that all would benefit from a -procedure covering the material to be included with a submission; the agencies required to review the proposal and the decision process to be generally followed. "Material for submission would include "(i) a key plan showing -the site of proposal and the surrounding area noting surrounding land uses. "iii) two site plans: one showing existing natural and roan -made _features and, available services, and another showing proposed buildings, parking, landscaping .and ser- vices. "liii) floor plans of- buildings. A newly -formed local group 'HARBOURLITES under the management of. Gord Harrison WILL TAKE DANCEBOOKINGS FOR NEW YEAR'S EVE AND 1974 Telephone 524-8843 evenings econa±IC Clinton, Ont4rlo Lt. ANNOUNCES .... their -winter decorating SPECIALS 15%oFF on PLUS BONUS of 1 0 PAINT & WALL PAPER OFF LABOR COSTS CALL EARLY TO ENSURE COMPLETION OF YOUR WORK BEFORE THE HOLIDAYS econan L±J DRAPERIES PAINTS WALLCOVERINGS (formerly D.A. Kay & Son) CLINTON, ONTARIO 'PHONE 402-4542 P.O. BOX 337 ffs GODERICH SIGNAL -STAR, THURSDAY, NOVEMBER 15, 1973-'—.' a iC 5 ""liv) elevational plans noting materials and colours to be used. "(v) building sections. "(yi) perspective of building . on site (a simple model is also very useful). "Five sets of these •.plans would be required. 'These would be sent to the Town and relayed to Planoir>,g Board in the appropriate manner. "The proposal would be cir- culated to the various agencies such 'as the building inspector, planner, engineer and other agencies as required. From these agencies the Planning Board should requ ire A WRIT- TEN REPORT eith regards to their specific areas. "The Planning Board should circulate the reports to its members, review the -proposal and then formulate a recom- mendation to: Council. The recommendation should be in writing, giving reasons and backup material. The recom- mendation would include required changes if necessary - and note if plan amendments or re -zonings were • required. The Council could then make a - decision and instruct various, people or groups to take ap- propriate action." 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