Residents ask important questions about SkyDev’s development (Knights Harbour).

Q: Who currently owns the proposed Development site for the “Knights Harbour” Development? (Fuller and Boucher)

A: According to SkyDev’s zoning application, it appears that the development company is assigned as the purchaser to the vendor (Knights) but the sale is not yet complete. Since this is a private sale agreement, we have no further details.

Q: At what stage of approvals is the SkyDev development? What is the process for approvals going forward?

A: SkyDev has applied to Council for a zoning amendment that would have the lands be rezoned to the “Residential Multiple” (RM-Exception) zone. This would allow Skydev to go ahead with their plans to build a five-storey hotel (90 units) and spa, three two-storey townhouse buildings (14 units), three five-storey waterfront townhouse buildings (72 units), and two five-storey apartment buildings (120 rental units) on the lands. In total, the site would have 206 residential units and 90 hotel units.

SkyDev has also submitted an application to buy 0.16 acres of municipal land that it would add to the development lands. The property requested is the extension of the Bridge Street road allowance, on the east side of Fuller Street.

Imagine Meaford is anticipating future applications for the Site Plan and the Plan of Condominium.

Q: What is the role of the Official Plan and its guiding principles in the decision process?

A: The Official Plan and its guiding principles are in place to provide direction to developers as to what is appropriate development for any particular site. If a developer wants to build something that is not in keeping with the Official Plan, it must apply to the municipality for an exception or variance. Elected municipal officials will determine, by vote, whether or not to allow the exception, based on expert advice from municipal planning officials.

In this specific case, the development is proposed for a section of land – called Special Policy Area #1 – that is subject to six principles that guide any proposed development. The overall direction for this area in the Official Plan states:

“It is the intent of this Plan to encourage the redevelopment of this area into a pedestrian oriented, mixed-use area. The lands identified in Special Policy Area #1 are considered to be integral to this objective, given their  location on the urban waterfront and immediately east  of the Meaford Harbour area.”

Q: What parties are involved in the decision process?

A: A decision on this proposed development will involve elected officials from both the Municipality of Meaford and Grey County. Their decision will be based on advice from planning officials in both jurisdictions.

Q: What is the definition of using the lands for “Public Good” and why is that important?

A:  Generally speaking, using the lands for “Public Good” means that the lands should be developed as shared spaces that live up to our community’s ideals. In the case of Meaford, the Official Plan says this Special Policy Area #1 is to be a mixed-use and pedestrian-oriented area. Given its prime location on the waterfront, it must be fully accessible to Meaford residents and the elements of the development must be in the best interests of the municipality.

There are some guiding principles for this area in the Official Plan that aim to make sure the land is used for the “public good”;
It must be a suitable mix of residential, open space and commercial uses related primarily to the hospitality, tourism and service sectors.

• The development will be compatible with surrounding residential uses.

• The development will create and improve linkages to existing open space and harbour lands and will maintain public access to the waterfront.

• The development will provide pedestrian space and access to the waterfront and will minimize the amount of space use for parking cars.

Q: Why does this proposed development include a mix of Hotel/Retail, Rental Apartments, Condominiums and stacked Townhouses rather than just one type of housing?

A: The Official Plan says that this area—called Special Policy Area #1—is to be redeveloped as a “pedestrian oriented, mixed-use area.” This means there is to be a mixture of commercial and residential buildings on the site. In terms of planning principles, building a mix of different types of housing is an important element of creating healthy, vibrant neighbourhoods.

Q: Will this development provide attainable or affordable housing options?

A: The proposed development includes rental accommodation that the developer has labelled as “attainable.” 

Q: Why is a hotel being considered on the waterfront?

A:  A hotel is being considered on the waterfront as a draw for tourists and business to Meaford. Hotel accommodations are in short supply in this part of Southern Georgian Bay, and the municipality has indicated a hotel on the waterfront will fill that void and allow visitors to spend more time in our community.  

Q: Is the hotel considered an essential element to this development?

A:  The Official Plan says that this area – called Special Policy Area #1 – is to be redeveloped as a “pedestrian oriented, mixed-use area.” This means there is to be a mixture of commercial and residential buildings on the site. The municipality has indicated that a hotel is an essential element to this development as it is a draw for tourists and business to Meaford. Hotel accommodations are in short supply in this part of Southern Georgian Bay, and the municipality believes a hotel on the waterfront will fill that void and allow visitors to spend more time in our community. 

Q: Is approval of this development contingent of securing a hotelier?

A: The municipality has indicated that a hotel is an essential element to this development because it is a draw for tourists and business to Meaford. The municipality also has the ability—through a provision on the Official Plan – to put a “hold” on any plans for this Special Policy Area #1 until certain conditions are fulfilled before development starts. This means the municipality has the authority to put a hold on the development until a hotelier is found. Imagine Meaford believes this development should only be approved if a hotelier agrees to be part of the development.

Q: How will the surface parking lot concerns be addressed, especially if underground parking can’t be built due to water table concerns?

A: Currently, SkyDev is proposing 258 above-ground parking spots. Imagine Meaford believes that all parking spaces should be underground except for the hotel “drop off” zone/short term parking. Large parking areas above ground are unacceptable and do not meet the intent of the Special Policy. If underground parking can’t be built, SkyDev should consider purchasing properties beside the development site on Fuller/Boucher/Bridge streets for more surface parking, if needed.

Q: How will this development affect traffic in the neighbourhood?

A: There is a lot of space dedicated to surface parking in SkyDev’s current proposal—258 above-ground parking spots. Traffic studies are being conducted to determine how the development will affect the amount of traffic in the area. Imagine Meaford is concerned that with the number of housing units and potential hotel visitors (who will most certainly drive to the hotel), traffic will increase dramatically in the area.

Q: Is the waterfront boardwalk part of this development?

A: Yes, a waterfront boardwalk is envisioned as part of the development. The boardwalk would be paid for, created and maintained by the municipality.

Q: What can residents do to voice their views about the proposed development?

A: Residents can voice their opinions by contacting Mayor Clumpus and members of Meaford Town Council by phone or email. They can also attend any public sessions that may be held as this development proposal proceeds through the approval process.