Parry Sounds ~ Ideas and Opinions, In and Around Parry Sound

The big issue on the agenda is potential development of lower Waubeek Street (Item 2.1). A number of concerns were raised but the elephant in the room as far as I am concerned is whether this development will pay property taxes. Red flags go up for me whenever a development is proposed by DSSAB (District Social Services Administration Board). They pulled a little bit of a fake earlier this year when they suggested they would pay a not insignificant amount in recognition of the services provided by the Town of Parry Sound to their housing developments in the Town. In the end they retracted their offer. This suggests there is an awareness among the DSSAB management and board that they are taking advantage of the Town’s taxpayers for services and infrastructure. But thinking is different than doing. We are judged by our actions not by our intentions.

There may be a win-win opportunity here. How about DSSAB focus on only creating new developments in the proposed Township of Seguin housing project that is proposed to abut the Town (Item 4.2)? Otherwise I can imagine Town resources being consumed by DSSAB internally and by the Seguin development on the outskirts of the Town. Some of our neighbours and partners seem to figure that the Town exists to be bled. Not dry of course, that would be wasteful. Sheesh!

I will send a note to Town Council requesting clarification on whether the DSSAB proposed development will be subject to property taxes and water/sewer expenses at market rates.

Council Meeting Minutes, (Abridged)

Closed Session
e) litigation or potential litigation, including matters before administrative tribunals, affecting the municipality or local board, (Contractor work on Town property);
f) advice that is subject to solicitor-client privilege, including communications necessary for that purpose, (Contractor work on Town property);
k) a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the municipality or local board, (Municipal Servicing Agreement);
n) educating or training council members and no member discusses or otherwise deals with any matter in a way that materially advances the business or decision-making of Council, (Town’s organizational structure).

Disclosure of Pecuniary Interest and the General Nature Thereof
1.4.1 – Councillor Horne declared pecuniary interest in item 9.2.1 2022 Land Ambulance Budget as his spouse is Chief Operating Officer of the West Parry Sound Health Centre and the Land Ambulance Budget is part of the overall WPSHC Budget. Councillor Horne let the meeting for the duration of the item, did not participate in discussion nor vote on the issue.

Public Meeting
2.1 – Z/21-13 – Waubeek Street (District Social Services Administration Board).
Council held a public meeting to consider a proposed Zoning By-law amendment under Section 34 of the Planning Act. After the Mayor adjourned the regular meeting and declared the public meeting open, the Clerk advised that notice had been given by prepaid first-class mail to the required prescribed agencies and property owners within 120 metres, posted on the property and placed on the Town’s website.
Director of Development & Protective Services Dave Thompson advised that the purpose of the proposed Zoning By-law amendment would rezone the property from O1 and R1 to permit up to 90 dwelling units in a rowhouse and apartment style, subject to the R3 zone standards.

In Favour of the Proposed Zoning By-law Amendment
The following members of the public responded to the Mayor’s invitation to speak in favour of the proposed Zoning By-law amendment:

1. District Social Services Administration Board (DSSAB) member Rick Zanussi introduced the project by providing background on DSSABs including services provided and staffing and governance with respect to the Parry Sound DSSAB. Mr. Zanussi noted that over a decade ago, DSSAB purchased this 2.7 ha property behind the two Day Care Buildings on Waubeek Street from the Near North District School Board. The preliminary plan maintains fairly substantial green space. There are no firm plans yet for development and limitations on what can be done given the limited funding available.

The intention is for affordable housing and senior housing, whether done by DSSAB or in conjunction with a private developer.

Marcus Wheeler, architect on the project, reported that given DSSAB’s concerns about the condition, quality and availability of seniors and affordable housing in the area, the available Waubeek St. property was considered with a feasibility study undertaken to see if it can meet the mandates of affordable housing. A housing capacity of 80-90 units in a mix of townhouses and apartments, with potential for day care in cooperation with the existing day care was designed. In order to make it feasible to pay for servicing the site, there is a need to intensify the housing and therefore the number arrived at is based on budgets and what is suitable given size of the site, woodlands and neighbouring properties. The design intends to maintain large portion of woodlands, respect green spaces and backyard setbacks. It is a prototypical, concept; DSSAB has no current plans to develop the site, but it is a potential development that DSSAB would like to see approvals for. Using the site plan, Mr. Wheeler pointed out the location of the entrance, townhouses, apartment block and parking lot.

John Jackson as the planner assisting DSSAB with its application noted that they wished to consolidate the zoning from several different zoning designations to make it development ready for a medium density housing development. While DSSAB would like to go forward with more housing to meet the need, they recognize that it may be something for private developers to do a medium density private development.

Mr. Jackson reported on the process followed, noting engagement of Mr. Wheeler for the plans, engineers to do preliminary costing for services, environmental professionals studying natural heritage features with an aim to mitigate environmental disruption. Mr. Jackson reported that a traffic impact study confirms that there is no outstanding problem that the existing network of roads can’t accommodate; and that project proponents have pre-consulted staff as required, and prepared necessary evaluations related to the planning framework including the Growth Plan for Northern Ontario, and the Provincial Policy Statement. Mr. Jackson concluded with his opinion that the development did not propose the highest or most dense use of the property but created a good balance that could meet the socio-economic realities.

In Opposition to the Proposed Zoning By-law Amendment
The following members of the public responded to the Mayor’s invitation to speak in opposition to the proposed Zoning By-law amendment:

1. Alex Prichard, Chair of the Waubeek Appeal Committee, addressed Council expressing opposition to the rezoning of the land, not the actual development of the land, since the proposed rezoning opens up the potential for future development of the forested area.
   Ms. Prichard gave a screen shared presentation entitled Preserving our community during unprecedented growth based on a survey of 45 local residents. The presentation included the following:
   – 95% of respondents agreed that the proposal “represents a substantial lack of planning and considerations” related to attracting young families into the urban centre; addressing concerns of traffic and adherence to the official plan, and whether the visions of Council and residents are aligned with respect to the present and future culture.
   – newcomers, (those moving here in the last seven years) say they did so for the Town’s undeveloped open space, by-law zoning and small-town culture.
   – the benefit of “everyday freedoms” and “children’s infrastructure”, being the ability to play and socialize with high levels of independent mobility.
   – the Town’s Official Plan Policy indicates that the open space and recreational resources of the Town are integral components of the quality of life in Parry Sound, which prompts the question as to whether there is a plan to regenerate open space and urban forests if this land is developed, particularly as the future of certain urban open space and forested properties is unknown.
   – questioning how the character of the neighbourhood will be protected if moving from R1 and O1 to R3 in a predominantly R1 neighbourhood.
   – 31% of residents are considering moving with particular concerns about traffic and loss of greenspace. Had they known the proposal to amend the zoning on Waubeek Street, 70% indicated they would have chosen to live rural. Most newcomers would either choose to live rurally/with substantial green space, or in a greater urban development, but not in a small urban development without the green space.
   – primary concerns with the zoning amendment include increased traffic, increased noise, environmental degradation, lack of open space, lack of sidewalks, waste water management, tax implications and concerns that greater development will be undertaken at the shoreline.
   In reference to the Town’s Official Plan, Ms. Prichard discussed some of the primary concerns identified in more detail, questioning how the concerns would be addressed and mitigated, and what opportunity there would be for public input.
2. Eric Hansman, biotechnologist and resident of Baycrest Dr. addressed Council from a screen shared presentation expressing opposition to the planned development and rezoning for environmental, ecological, economic and biosocial reasons.
   Mr. Hansman pointed out the current condition of the park, as well as assets and features such as the Waubeek Street Community Garden, the north-east corner entrance to parking, road access to backyards off Prospect St., and brush and mixed forest. Mr. Hansman reported that the forest behind the fenced ball diamond is a Sylvan mixed forest lot of red and white oak, sugar, Canadian and striped maple, with Precambrian Shield and broken rock. This ecosystem serves as “home range” for living creatures to live and move on a periodic basis which provides familiar vegetation, sources of cover, materials for nesting, food, mates, symbiotic animals.
   Mr. Hansman reported that the forest area includes vernal pools, also known as ephemeral pools or vernal ponds which are seasonal in nature resulting from melting snow and spring rains and exist because of the natural rock formations. Fallen leaves line hollow areas which forms a barrier and fills with water. These pools are the centre of life in their immediate area and serve as home range areas for entire regions. They support diversity throughout their regions, eliminate pests and contain localized infestations of invasive species. In addition, this forested area on Waubeek Street functions as a corridor for migration and home range to threatened species.
   Mr. Hansman also opposed the rezoning for economic and food security reasons. Mr. Hansman suggested that the natural environment present in Parry Sound brings in tourists which supports the local economy. Bio-sustainability is directly linked to food autonomy, and food security is based on an individual’s ability to reduce the need for outside resources. The destruction of green spaces affects a garden’s potential.
   Mr. Hansman submitted that the Waubeek St. greenspace reduces noise and generates space for growth and expansion for families and communities, that higher density neighbourhoods produce unsustainable communities and waste that negatively impacts the region, and that the highest density communities tend to be nearest the Bay increasing pressure on this valuable municipal resource. Mr. Hansman suggested that other large, forested areas in Parry Sound such as that on the west side of Parry Sound Dr. across from the YMCA, or near the new subdivision behind the high school could support a housing complex and retain forested buffer around it to support animal migration.
3. Shahriar living on Waubeek St at property adjoining the proposed development area expressed support for everything that Alex and Eric said previously. He said that he understood that the plan presented this evening was conceptual and not necessarily what a final development would look like, and he would like confirmation of this understanding. In light of the finance limitations as stated by the DSSAB development team, Shahriar expressed concern that upon rezoning, the land would increase in value and be sold for a higher price, without providing any of the affordable housing proposed.
   Shariah said that he did not think it was the mandate of DSSAB to rezone a property to increase the value of the land and sell to a developer.
4. Janet Patterson living on a property abutting this property, said that she did not oppose the increase of affordable housing on this property when it is designed and complementary to the existing neighbourhood. Ms. Patterson said she found it most alarming that the rezoning is being considered outside the Official Plan and contradicts the OP in a number of areas. Ms. Patterson asked Council to undertake a review of the OP so that any kind of zoning changes can be done in comprehensive manner.
   5. Karen Walker of Waubeek Street across from the daycare affirmed everything that Alex and Eric said previously and cautioned that if we don’t pay attention to the environmental concerns, it will be at the Town’s peril. Ms. Walker reported that her big concern is the traffic. The traffic study referenced was done in 2015, and was not done on Waubeek Street, but rather on Salt Dock Road when only one of the soon to be four buildings was completed. Some people on Salt Dock Road take Waubeek St. to avoid stop lights and tracks. An additional traffic study was done in December 2020, but under a provincial stay at home mandate, and therefore not a true representation of the traffic. Ms. Walker requested that a traffic study be done in mid-summer to provide more accurate data. Ms. Walker said that she has seen what she thinks is a traffic counter on a post near her house, but is concerned that it is angled towards the old Early Years Centre (now part of Day Care), and would not get traffic coming down Wood and turning left on Waubeek or traffic coming down Waubeek and turning right on Wood. In addition to affirming comments from Alex and Eric, Ms. Walker affirmed the concerns of Shariah, noting that the rezoning would permit as many as 180 units there.
5. Ben Prichard of Wood St. addressed Council with reference to democracy and public input, pointing out that the proponents speaking at the meeting this evening, have done so out of a paid professional capacity. All those speaking against the proposed rezoning are members of the public. Mr. Prichard said: “the public doesn’t want this, let’s stick up for our beautiful Town.”
6. Nancy and Andre Harasym of Waubeek Street expressed concern that approving the rezoning would open the area for extreme high density including apartment buildings that would change the nature of the neighbourhood forever.
7. Davidson Veighey of Baycrest Drive expressed opposition, saying that the neighbourhood would be completely gutted and changed if this rezoning is done. Mr. Veighey questioned whether Council is taking into consideration the views of the residents and voters, and whether the proposed development would accommodate residents from Parry Sound, or people would be bussed in from other areas.
8. Colleen McLean reported that she moved here from Huntsville because of what Parry Sound offers that Huntsville doesn’t, being non-privatized space to enjoy, access to water, and forested areas accessible in Town. Ms. McLean said that COVID and climate change is forcing a rethink of things, providing an opportunity in Parry Sound to be an example of smart infrastructure and forward-thinking development and to preserve what the Town has. Ms. McLean suggested that the area selected is convenient but didn’t think it places the Town in a position that shows much forward thinking. Ms. McLean expressed the hope that Council would be visionary and give the Town a long-term plan that puts Parry Sound on the map as something other than what is up Hwy 11.
9. Brandon Cormack of Prospect Street reported that he witnessed high density at the beach for the third year in row with a lack of infrastructure, parking, public bathrooms and space. Mr. Cormack said there are no parks in this area for kids to play and doubling the population in the area could severely hurt tourism.
10. Al Bartlett of Baycrest Drive noted that it was apparent there is strong opposition to this proposed rezoning and that therefore this application must be denied. Mr. Bartlett said that he was informed just over a year ago by legal counsel of the O1 zoning, upon which he and his wife decided to invest in this home at this location and that the proposed change from current designation of no development to high density of R3 is wrong. Mr. Bartlett said that a high density community has the potential to escalate societal problems. Mr. Bartlett noted that Parry Sound advertises itself as the gateway to the 30,000 Islands, and that it is within a UNESCO biosphere reserve. Mr. Bartlett commented on the importance of greenspace to support endangered species, and that the area between Waubeek, Baycrest and Prospect is one of the last greenspaces available in Town. Mr. Bartlett suggested that there are previously developed parcels of land in town that should be redeveloped before paving over a standing coniferous forest by rezoning the property and that Council should propose legislation to require said redevelopment.

Correspondence Received with respect to the Rezoning Application

With no further comments from the public, Mayor McGarvey asked whether any correspondence had been received.

Mr. Thompson advised that no letters had been received in support of the development; that, 35 letters had been received in opposition, and gave the following summary as key points of concern:
Proposed zoning density is too high;
Habitat loss of mature forest, ponds and animals;
Destroying green space;
Sewer pumping station capacity limits;
More suitable properties exist within the Town;
Traffic concerns regarding increased vehicular traffic, speeding, crumbling and lack of sidewalks;
Traffic study is dated and does not align with current trends;
Property could contain at-risk or endangered species;
Ambiguity with the plan submitted;
Proposal doesn’t align with the Town’s Official Plan;
Engineering & cost information is inaccurate and incomplete;
Compatibility with the existing homes in the neighbourhood;
Parking concerns;
Singular access to the proposed development;
Drainage and storm water concerns;
Lack of parking for visitors to the area;
Concern for the increase in emergency services;
Privacy and security;
Loss of community garden;
Loss of play space for children;
Loss of character of the neighbourhood;
Loss of sunset view;
Light pollution;
Increased emissions;
Demographic disruption;
Proximity to the day care;
Snow removal;
Potential for future expansion;
Proposal is driving away existing residents;
Loss of access road behind Prospect Street;
Height concerns;
Request for environmental study;
Too much development in the area;
Reduction in property values;
Low income housing;
Significant impact on town services;
Maintenance of the building.

Petitions in Opposition Submitted – Concerns included above- Duplication of names among three petitions:
39 Original Signatures
98 Original Signatures (91 unduplicated signatures)
31 Original Signatures (4 unduplicated signatures)

Other Comments:
CP: Should the proposal receive approval – requests that the recommended proximity guidelines be followed

Wasauksing First Nation: Requesting further information regarding nature and scope of the project, estimated duration and project timeline, mitigation plans for impact on local wildlife or species at risk.

The Mayor advised that Council, at its discretion may approve the proposed Zoning By- law amendment and if so, must either circulate notice of passing of the by-law or give notice in the local press. Objections to the passing of the by-law will be received by the Clerk within 20 days from the date such notice is given, which objections will be forwarded to the Ontario Land Tribunal. If an appeal is submitted and the appellant has not provided Council with an oral or written submission before the passing of the by-law, the Ontario Land Tribunal may choose to dismiss the appeal.

Questions of Staff
3.2.1 – In response to Councillor Keith’s inquiry regarding status of the Cascade Street railing, Manager of Operations Vinni Bonazza reported on an on-site visit that day, wherein locations for the foundation for the new railing was marked out. Mr. Bonazza also reported that locates have been submitted and as soon as cleared, the foundation will be started. The contractor has ordered the steel and is putting it together in his shop starting next week.

Correspondence
4.1 – Parry Sound Area Planning Board.
Proposed Consent Application No. B40/2021 (PS) Hodgkiss Additional Deepwater Point Waterlot.
Filed

4.2 – Township of Seguin.
Inviting comments on establishment of residential development on lands in municipality preparatory to application for a Minister’s Zoning Order.
Referred to staff for recommendation to Council.

Deputations
None

Resolutions and Direction to Staff
9.1.1 – Waubuno Boat Launch Dock System Replacement.
Resolution
That Council accept the bid from Kropf Industrial Inc for a new dock system for the Waubuno Beach Boat Launch in the amount of $43,920.00 including taxes, delivery, and installation, this being the only complete bid received that met all of the required specifications.
Carried

9.1.2 – Fitness Trail Pedestrian Bridge Repairs.
Resolution
That Council accept the bid from Adams Brothers Construction for the repair of the fitness trail pedestrian bridge in the amount of $48,210.00 excluding taxes, this bid being the lowest of two bids received.
Carried

9.2.1 – 2022 Land Ambulance Budget.
Resolution
That upon the recommendation of the EMS Advisory Committee the 2022 Land Ambulance Operating Budget be approved with a 6.2% levy increase over the 2021 approved budget in a total amount of $11,943,641.72; and
That a Land Ambulance Capital Budget be approved in the amount of $640,000 to be funded from the EMS Capital Reserve Fund.
Carried

9.2.2 – Façade Improvement Program Recommendations.
Resolution
That upon the recommendation of the 2021 Façade Improvement Review Committee, Council approves a grant to the following businesses per the following:
a) Legend Spirits Company – 7 Great North Road – $17,503.75
b) Jeans Unlimited – 68 James Street – $4,992.50
c) Camenzuli Dirocco – 15SeguinStreet – $17,503.75
And that Agreement Letters be drafted and executed by the successful applicants.
Carried

9.3.1 – Bobby Orr Hall of Fame Exhibition Ad-Hoc Committee Terms of Reference.
Resolution
That Council hereby establishes the Bobby Orr Hall of Fame Exhibition Ad-Hoc Advisory Committee with Terms of Reference attached as Schedule A.
Carried

By-laws
10.1.1 – Approval of Transfer Payment Agreement – INVESTING IN CANADA INFRASTRUCTURE PROGRAM (ICIP): COVID-19 RESILIENCE INFRASTRUCTURE STREAM – LOCAL GOVERNMENT INTAKE.
By-law 2021 – 7192
Being a By-law to authorize the execution of a Transfer Payment Agreement with the Minister of Municipal Affairs and Housing regarding funding under the INVESTING IN CANADA INFRASTRUCTURE PROGRAM (ICIP): COVID-19 RESILIENCE INFRASTRUCTURE STREAM – LOCAL GOVERNMENT INTAKE.
Passed, Signed and Sealed.

10.1.2 – Agreement with CDW Canada Corp. for Palo Alto firewalls.
By-law 2021 – 7193
Being a bylaw to authorize the execution of a Customer-Supplier Agreement with CDW Canada Corp. for procurement and licensing of Palo Alto PA-460 firewalls.
Passed, Signed and Sealed.

10.2.1 Rezoning Application – Z/21/05 – McMurray & Gibson Street – Ryan for 2713571 Ontario Inc.
By-law 2021 – 7194
Being a By-law to amend By-law No. 2004-4653 (The Zoning By-law), as amended, for Z/21/05 – 7 McMurray and Gibson Street (Matt Ryan on behalf of 2713571 Ontario Inc.).
Passed, Signed and Sealed.

10.2.2 Rezoning Application – Z/21/08 – 19 Miller Street – FAD Architect Inc. on behalf of Kasmani.
By-Law 2021 – 7195
Being a By-law to amend By-law No. 2004-4653 (The Zoning By-law), as amended, for Z/21/08 – 19 Miller Street – FAD Architect Inc. on behalf of Kasmani.
Passed, Signed and Sealed.

10.2.3 – Zoning By-law Amendment – 9 and 11 Bay Street – FAD Architect Inc. on behalf of 30,000 Island Cruise Lines.
By-law 2021 – 7196
Being a By-law to amend By-law No. 2004-4653 (The Zoning By-law), as amended, for 9 and 11 Bay Street – FAD Architect Inc. on behalf of 30,000 Island Cruise Lines.
Passed, Signed and Sealed.