A key difference is that the OMB bases decisions on what is good planning whereas the LPAT is more restrictive—they will ask if the development is conforming to provincial and regional plans.
2. What is happening to the creek?
Realignment of the channel is proposed. Some vegetation will be cut out to create better flow condition. A flood analysis has been done, and flood elevation will be reduced.
3. Will pumping be required for the underground parking?
There will be pumping required.
4. Are you putting cement in creek?
A retaining wall will be right at the creek.
5. What is the design factor for the flood plain?
The City’s Capital Works department will be looking at both regional and 100-year policies. Site engineering staff will be looking at technical studies to ensure there are no adverse impacts to the creek.
6. Many residents expressed concern that traffic will be worse in the local neighbourhood.
City staff stated that they will ensure that traffic is within acceptable levels by conducting traffic forecasts and redistributing traffic. Staff will look at existing traffic patterns.
The forthcoming Transportation Plan has an emphasis on moving people, not cars… Staff are not expecting that every trip is going to be made by car and believe that people travel at different times during the day.
7. What magnitude of change are we going to see in traffic volumes? Will neighbouring developments be considered in forecast?
Anticipating 40 trips in a peak hour. Staff will be layering every development within proximity.
8. Why are we amending official plan, without transportation plan?
9. Multiple residents are concerned that this development is the beginning of many more like it, and we do not have the infrastructure and roads to support the volume.
Staff will not be widening roads, instead they are looking into transit, and moving people in a sustainable way. Staff are in early stages of reviewing transportation and traffic.
10. Who is going to pay for the sewage and transportation upgrades that will be required due to the increased usage that the development will bring?
Halton Region will determine if there is capacity for our sewage system. The developer pays upfront, and in long-term residents pay through taxes.
11. Would Mattamy have been interested in the site if they could have only gone to 11-storeys?
No, due to the cost to develop site.
12. By the time we get to the site plan phase, the applicant will have already been granted high density.
13. What allowances have you made for visitor parking?
31 parking spaces will be provided on first level.
14. We all chose to live here because it’s not downtown Toronto (congestion). How will you ensure pedestrian safety?
Applicant hasn’t gotten to that stage yet.
15. What is the estimated build time? What street will you be using for staging?
2 years for construction…. doesn’t have answers for staging area yet.
16. Is there going to be a drop off area at the entrance of the building? Resident recommends roundabout at corner of Martha and James.
There will potentially be 2 or 3 spaces at the front of the building for drop-offs.
17. Can City ask applicant to also put together an 11-storey application to compare to the current application in real time?
Would be expensive for developer.
18. Can the developer explain how the development fits with the character of the neighbourhood of 1 to 3-storey buildings?
Downtown is a mobility hub and what you see today is not what you’re going to see in the future. The character is shifting and downtown is going to change.
19. What is price point of units? Will there be affordable housing?
Mattamy doesn’t have answers at this point…application is in early stages.