Meaford’s Committee of Adjustment has rejected a minor variance request submitted by SkyDev for their waterfront ‘Aspen Shores’ development on Boucher Street.
In their minor variance submission, SkyDev sought to have the height of three apartment buildings that are part of the development increased to 15 metres, or five storeys, on the rear, or water, side of the buildings. The site is currently approved for building heights of 12 metres, or four storeys. The five-storey height proposed by SkyDev is achieved by re-grading the property and eliminating plans for underground parking, which would allow for an additional lower level floor toward the rear of the buildings. From the street the height would be four storeys as previously approved.
The request drew a crowd in the council chamber for the February 25 committee meeting, which included a public hearing on the Skydev minor variance request. Many residents expressed concern about the additional height along with an increase of rental apartment units from 158 to 183 units, both of which are achieved in part by eliminating the plan for underground parking, will mean that much of the proposed greenspace will be replaced by a large asphalt parking lot.
“Members of the public have shared concerns about the loss of greenspace that will result from the larger surface parking area proposed,” municipal staff noted in their 14-page report to the Committee of Adjustment. “As part of the Site Plan approval process, staff will recommend mitigation in the form of required landscaping for areas between private and public spaces, parking areas and other uses, and enhance the visual quality and function of the proposal and public realm. Staff are reviewing a landscaping plan as part of the Site Plan re-submission and will ensure appropriate landscaping along the streets, including a diverse mix of vegetation. As part of Site Plan approval, staff are considering a decrease in surface parking as there are a surplus of parking spaces proposed. This decrease in parking will allow for an increase in the on-site green space, and will also provide for additional snow storage areas.”
During the meeting, it was noted by both municipal Planning staff and the proponent, that the minor variance request was specifically to address the height of the buildings, and not the above ground parking. It was also noted that SkyDev can opt to eliminate their plan for underground parking and move parking for the apartment buildings above ground without seeking permission from the municipality.
“Staff note that municipal policies and by-laws do not contain any requirements for underground parking, but the policies note that the space used for parking on-site shall be minimized. It is noted that the conversion to surface parking could be proposed outside of the variance application. Staff have noted there are several opportunities to mitigate the impact of parking with landscaping, green space, and reduction of parking spaces, where possible,” staff advised in their report.
Skydev’s original proposal for the property included a five-storey hotel and spa, and a four-storey apartment building with underground parking, along with three two-storey townhouse buildings, and four four-storey waterfront townhouse buildings. Their most recent plans include three four-storey apartment buildings (five storeys at the water side of the buildings), with above ground parking, as well as the hotel which will be built by a separate developer.
Since first introduced at council in March of 2021, the proposed development has been the subject of controversy, with many area residents expressing concern about the high density of the project, given both the size of the property and that it is to be built in a long-established residential neighbourhood, suggesting that the traffic to and from the property could overwhelm the existing neighbourhood.
While municipal planning staff were satisfied that the minor variance request met the ‘four tests of a minor variance’, the concerned residents, as well as the committee members, were not convinced that the variance was minor at all, suggesting that a request to increase the height of the three apartment buildings should be taken up at council with a zoning amendment request.
The Committee of Adjustment ultimately rejected the minor variance request with a unanimous 4-0 vote.
The full report, along with the proponent’s revised site plan drawings are available on the municipal website (meaford.ca).
