October 23, 2003 Public Rezoning Meeting Fordham
M I N U T E S
OF THE CORPORATION OF THE
MUNICIPALITY OF WEST ELGIN
PUBLIC MEETING
WEST ELGIN COUNCIL CHAMBERS
OCTOBER 23, 2003
MEMBERS PRESENT: Mayor Duncan McPhail, Deputy Mayor Graham Warwick
Councillors: Trudy Balint, Brad Bandeen, Mike Mooser
STAFF PRESENT: Joanne Groch Administrator/Treasurer
Norma Bryant Clerk
ALSO IN ATTENDANCE:
Ted Halwa Planning Consultant
SUBJECT: REZONING – 151A QUEEN STREET, RODNEY – WAYNE MCMILLAN
(FORDHAM MOTORS)
Also in attendance: Valerie Parker, Wendy Woolsey, Ron Fordham, Keith Fretter, Lisa
Cirka.
Mayor McPhail called the meeting to order at 9:30 a.m. The Clerk informed those
present that notice of this meeting had been given under Section 34(12) of the Planning
Act by prepaid first class mail to all assessed owners within 150 metres of the subject
property as well as provincial agencies and ministries as prescribed by regulation.
Correspondence was received from the Lower Thames Valley Conservation Authority
indicating no objections. A letter was also received from Bruce & Valerie Parker, which
outlined their reasons for objecting to the proposed rezoning.
The Planner outlined the request to change the zoning of a vacant piece of property
located at the corner of Queen and Ridout Streets. The subject property comprises a
rectangularly-shaped, vacant parcel having an area of 625.4 square metre (6,732
square feet), a depth (flanking along Ridout Street) of 31.1 metres (102 feet) and a
frontage of 20.1 metres (66 feet) on Queen Street. The applicant is proposing to use the
parcel as an employee parking lot and a parking area for leased vehicles in conjunction
with its motor vehicle sales and service establishment situated on abutting lands to the
west. No buildings or structures are proposed. The proposed by-law restricts the use to
a parking lot only. The imposition of site plan control would address the location of
entrances, curbing, the layout of parking area, surfacing, drainage, exterior lighting,
buffering and signage. Tree planting along Ridout Street can be considered. Site plan
control would address a number of the issues raised by Mr. & Mrs. Parker. While the
lands are designated “Residential” in the Village of Rodney Official Plan, boundaries
between land use designations, in this case, “Residential” and “Commercial”, are
considered approximate. Use of the lands for the purposes intended would appear to be
an appropriate extension of the existing business and compatible with neighbouring
residential uses.
The Mayor opened the floor to questions. Councillor Mooser enquired how much traffic?
Mr. Fordham replied that traffic would be minimal, access can be through the adjacent
lot rather than off Ridout or Queen. General Motors has indicated there is a need to
October 23, 2003 …Pg 2 of 3
upgrade their facilities and Fordham requires more land. They have no intentions of
putting any buildings on this property.
Councillor Mooser asked Mrs. Parker if she would object if only a parking lot? Mrs.
Parker replied yes, the intersection is unsafe for children crossing to go to pool and
community centre. Cars do not stop at this intersection, can’t see the children.
Councillor Balint arrived.
The Deputy Mayor enquired about site lines? The Planner noted that barriers can be
required on the lot to restrict parking to certain area on the lot, restrict entrances,
boulevard parking is not regulated by zoning by-law. The Deputy Mayor noted we could
sign this area as “No Parking” and no parking would be enforced by the OPP.
Councillor Bandeen arrived.
Mr. Fordham noted that they would consider not parking to the boundary of the lot.
The Mayor noted that the property had been vacant for 10 years with no one interested
in building a residential home on the lot. Parking lot is a passive use.
Mrs. Woolsey noted that the staggered intersection is not good planning and her
concern is what are the future plans of Fordham Motors? She noted that she is opposed
to the encroachment on residential, and for safety and aesthetic reasons. She enquired
about the proposed lighting, will floodlights be required for insurance purposes?
The Planner noted that lighting can be regulated in site plan control. Mr. Fordham
reported that the lighting will be minimal, for an employee parking lot.
Mrs. Parker noted that 80% of her windows face the lot. Mrs. Woolsey noted no one
would buy her house if business is extending from Main Street to Ridout and Stinson,
not protecting value of residential.
Mrs. Cirka agreed that it did not make sense to extend commercial, not desireable in
residential area.
The Deputy Mayor noted that commercial viability depends on expansion, must be
considerate of neighbours. Lower property values occur when businesses are vacant,
municipality better served when business community is viable.
Mrs. Cirka noted that the business area had already been extended, the gravel parking
lot was once residential.
The Planner suggested that Council may be more comfortable reviewing a plan for the
site prior to passing the by-law.
Mr. Fretter enquired why a site plan was not being considered at the same time as the
zoning application. There are safety concerns and perhaps an all-way stop sign should
be considered. Need to ensure that site lines are not obstructed by vehicles. Has
applicant considered alternatives, such as off-site storage?
The Planner reported that normally we do not consider site plan and rezoning at the
same time. Site plan applies when building is being erected, if zoning is not in place
there is a risk in engaging a consultant to prepare plan. A tentative plan could be
submitted for review and Council could rezone in a holding ”H” zone, to be lifted when
site plan is acceptable.
Mrs. Parker requested notification of “tentative” plan prior to by-law being passed so that
the ratepayers can provide input.
October 23, 2003 …Pg 3 of 3
The Mayor thanked those in attendance and reported that Council would make a site
inspection and reconvene at a later date to review draft site plan.
SUBJECT: ADJOURNMENT
RES. NO. 1 Moved by Bandeen
Seconded by Balint
RESOLVED that the public meeting concerning a proposed Zoning By-law
Amendment for land being part of Lot 7, Block A, Registered Plan 67, in
the Village of Rodney be hereby adjourned.
DISPOSITION: Carried
th
These minutes were adopted on this 13, day of November, 2003.
______________________________ _______________________________
MAYOR CLERK