The Official Plan States:

Section A2.2.4 Intensification Targets • Primary Settlement Area - Urban Area of Meaford (page 13):

“An overall average development density of 20 units per hectare shall be achieved for new development within the Urban Area.”

SkyDev’s Plan:

SkyDev’s proposal works out to about 80 units per hectare. So while residential intensification may indeed be desirable close to downtown, how much density is too much?

The Official Plan States:

General Development Policies – D5 Height (page 148)

b. Residential, commercial and industrial buildings shall generally not exceed three storeys.

d. In some cases the bonus zoning provisions of Section E1.1.1 may be considered to permit increased building heights under strict control. These provisions shall generally be applied in the Urban Area where Council deems a greater height is necessary and appropriate to accommodate a proposed development which maintains the general intent of this Plan. Bonus height provisions shall generally be restricted to a maximum of 15.5 meters and/or five (5) storeys. 

SkyDev’s Plan:

SkyDev is proposing two 5-storey rental buildings, a 5-storey hotel, 72 stacked townhomes and more traditional townhomes on the Fuller Street and Boucher Street edge. Heights are generally restricted by Meaford’s zoning bylaw to 3 or 4 storeys.

Can the extra height requested  by the developer for these buildings be justified? If so, how?

Question: Has Council approved a bonus zoning provision for the SkyDev development?

The Official Plan States:

A2.3.2 Strategic Objectives #5 (page 16)

“To maintain and enhance the character and stability of existing and well established residential neighbourhoods by ensuring that development and redevelopment is compatible with the scale and density of existing development.”

SkyDev’s Plan:

SkyDev’s proposed buildings look large on this site. Perhaps orienting the buildings differently might improve the way the site addresses the town, the neighbourhood and the waterfront? Through creative design, a space can be made to feel more welcoming for pedestrians to enter. Building façades that are less flat, less industrial glass and steel could be considered instead. Imagine Meaford recommends something that feels “in place” on the waterfront.

The Official Plan States:

Land Use Designations B.1.8.1.2 - b (page 32)  

“b) the scale, massing and siting of the development is compatible and consistent with development on adjoining lands;”

SkyDev’s Plan:

SkyDev’s site plan indicates a small children’s park, but it’s tucked behind the row of townhouses, out of public view, and next to the parking lot. There is very little useable open space otherwise. 

The Official Plan States:

Strategic Objectives A2.3.2 - #10 (page 16)

“To foster a sense of civic identity through a high standard of urban design in all future development that considers:

• the appropriate integration of the design of public and private spaces;

• a high degree of visual diversity and aesthetic quality;

• a well-defined public realm, including an interconnected open space network;

• the sensitive integration of new development with existing development; and,

• a pedestrian oriented development pattern.”

SkyDev’s Plan:

The surrounding residential area around SkyDev’s development is predominantly low rise single family detached homes. All new developments should respect the character of existing development in terms of built form.

The Official Plan states, “It is a goal of this Plan to protect and enhance the character of the existing urban area.”

Check out Section A2.3 Urban Character (page 16)

The Official Plan States:

Development Principles B.1.8.1.2 - E (page 50)  

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

SkyDev’s Plan:

There is significant amount of space dedicated to surface parking in SkyDev’s current proposal (258 above ground parking spots). See SkyDev’s development rendering (above). It shows 25 parked cars. Picture 258 parked cars.

See the developer’s planners report for more on parking.