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HomeMy WebLinkAboutSeptember 03, 2026 - Council THE CORPORATION OF THE MUNICIPALITY OF BAYHAM STATUTORY PLANNING MEETING MINUTES MUNICIPAL OFFICE 56169 Heritage Line, Straffordville, ON Council Chambers— HYBRID Thursday, September 3, 2026 7:30 p.m. A. Proposed Zoning By-law Amendment ZBA-07/26 and Official Plan Amendment OPA-03/26, 2455892 Inc., 11470 Plank Road The September 3, 2026 Public Planning Meeting was held using hybrid technologies via Zoom and livestreamed on YouTube. PRESENT: MAYOR ED KETCHABAW DEPUTY MAYOR RAINEY WEISLER COUNCILLORS TIMOTHY EMERSON SUSAN CHILCOTT DAN FROESE STAFF PRESENT: CAO CINDY HOWARD CLERK ALAN BUSHELL ELGIN COUNTY PLANNING MAT VAUGHAN PUBLIC ATTENDEES A: PUBLIC ATTENDEES B: 1. CALL TO ORDER Mayor Ketchabaw called the meeting to order at 7:30 p.m. 2. DISCLOSURES OF PECUNIARY INTEREST &THE GENERAL NATURE THEREOF 3. CHAIRMAN'S REMARKS ON THE PURPOSE OF THE MEETING 4. PURPOSE AND EFFECT OF THE PROPOSED AMENDMENT A. Proposed Zoning By-law Amendment ZBA-07/26 and Official Plan Amendment OPA-03/26, 2455892 Inc., 11470 Plank Road THE PURPOSE of this combined Official Plan Amendment and Zoning By-law Amendment is to permit the development of two (2) 2-storey apartment buildings containing a total of 36 residential units (18 units in each building) on lands serviced by private water, and to rezone the subject lands from "Holding Hamlet Residential (HR)(h2)"Zone to a site-specific "Hamlet Residential (HR(h1)(h2)(X))" Zone to permit multiple-unit residential dwellings on lands that are not serviced by municipal water, which requires the additional following provisions: 2 • Section 9.12.X to add Apartment Buildings as an Additional Permitted Use on the subject lands. • Section 9.12.X to apply a Holding (h1) provision to the lands, addressing servicing capacity confirmation prior to development proceeding. The subject lands are located at 11470 Plank Rd. THE EFFECT of this combined Official Plan Amendment and Zoning By-law Amendment is to permit multi-unit residential development, including apartment buildings, on lands within the "Hamlet" designation that rely on private rather than municipal water services. Additionally, the effect of the Zoning By-law Amendment is to permit the development of two (2) 2-storey apartment buildings containing a total of 36 residential units on the subject lands, subject to the site-specific provisions described above, and subject to a Holding (h1) provision addressing servicing capacity confirmation prior to development proceeding. The holding (h1) provision is intended to ensure public health and safety. An agreement with the Municipality, or the satisfying of conditions of severance, which addresses the impacts of the new development on the applicable water supply system and/or sewage treatment and disposal system— which may include issues relating to water capacity, water quantity, water quality, and financial costs —will be required prior to the removal of the "h1"zone symbol. 5. PUBLIC PARTICIPATION Mat Vaughn (Planner)—planning staff provided a presentation on the application OPA0326 and ZBA0726. The proposal is to amend the Official Plan and Zoning Bylaw for a vacant 1.36- acre property on Plank Road in Eden. The application seeks approval for two 2-storey apartment buildings containing 36 residential units and 63 parking spaces. While apartment buildings are generally permitted under the Hamlet designation, amendments are required because the site lacks municipal water services and apartments are not currently permitted under the existing zoning. Staff noted that public feedback has focused on concerns about groundwater supply, wastewater capacity, traffic, infrastructure, and community services, particularly when combined with other proposed developments. A future staff report will review all comments and provide recommendations to council for a decision. Robert Ketchabaw—raised concerns regarding the proposed development's impact on local water supply, including well capacity, water quality, disclosure of pump test results, and potential treatment requirements; questioned the classification of the site's sewer connection as private; expressed concerns about increased traffic and safety on Plank Road; and stated that Eden's limited infrastructure and services make the proposed high-density residential development inappropriate for the hamlet. Matt Campbell (Agent)—on behalf of the applicant, advised that multiple supporting studies, including hydrogeological, traffic, servicing, and planning reports, were completed and reviewed, with findings supporting the proposed development. He noted that a municipality- selected peer review also supported the hydrogeological conclusions, that the traffic study identified no need for additional traffic infrastructure, and that a holding provision is proposed to prevent development until servicing capacity constraints are resolved. He stated that the Official Plan supports residential intensification and apartment development in principle, and that the application seeks to address servicing-related policy requirements through the planning process and supporting technical studies. 3 Sharon Zylstra -an adjacent property owner, expressed concerns about the potential impact of the proposed 36-unit development on existing groundwater supply, noting that her household already experiences limited well capacity. She also raised concerns regarding privacy from the proposed two-story buildings, increased noise associated with higher residential density, and potential traffic and safety impacts on nearby local streets, particularly for children in the area. Denise Kennedy - a Grey Street resident speaking on behalf of neighboring property owners, raised concerns regarding potential property boundary encroachments and fence removal during site work. She also questioned whether groundwater testing was conducted during representative peak-demand periods and expressed concerns about limited well capacity on Grey Street, asking how existing residents would be protected if the proposed development adversely affects local water supply. Lucien VanDamme - an Eden Line resident, questioned reports that a sewer connection may already have been installed on the property prior to development approval. He sought clarification on how servicing work could proceed before approvals were granted and asked whether any unauthorized infrastructure could be required to be removed if the development is not approved. Mayor Ed Ketchabaw—appreciates the question, unaware there was a line. Robert Ketchabaw -questioned the validity of the well pump testing methodology used for the proposed development, stating that, based on his observations, the test involved intermittent pumping periods that allowed the well to recover between runs. He expressed concern that this approach may not accurately reflect sustained groundwater capacity and requested further clarification regarding the testing results and methodology. Estelle Robichean - expressed significant concerns about the adequacy and timing of groundwater testing, questioning whether the results accurately reflect peak water demand conditions and future growth in the area. She stated that existing residents already experience water shortages and raised concerns that the proposed apartment development, together with ongoing residential growth, could further strain local wells. She also expressed concerns regarding increased traffic and safety risks, particularly for children and pedestrians, and questioned how existing residents would be supported if water supply issues worsen as a result of additional development. Denise Kennedy -expressed concerns about road safety, noting the street's narrow width, speeding issues, and frequent use by children. They also questioned the cumulative impact of existing and proposed residential developments on local water supply and community infrastructure and stated that apartment-style development is not appropriate within the hamlet's rural character. Matt Campbell (Agent) - acknowledged public concerns regarding water supply and advised that Council's decision should be guided by the hydrogeological report and independent peer review prepared by qualified experts. He noted that additional studies could be requested if Council requires further assurance. He also advised that the proposed development is intended to appeal primarily to seniors, although it is not a designated seniors' residence. 4 Mayor Ed Ketchabaw—asked for clarification on the proposed apartment building's unit mix, specifically inquiring whether the development would consist of bachelor, single-bedroom, or larger residential units. Matt Campbell (Agent) - advised that the building design remains conceptual and detailed plans have not yet been prepared. He indicated the development would likely consist of a mix of one- and two-bedroom market-rate rental units, primarily intended to attract seniors, but would not be designated as affordable housing, attainable housing, or a seniors' residence. Mayor Ed Ketchabaw—noted community concerns regarding the proposed unit mix and overall density of the development and requested clarification on whether the project was intended to provide affordable, attainable, accessible, or other forms of housing, given the uncertainty surrounding its target residents and occupancy levels. Matt Campbell (Agent)—agent for the applicant, clarified that the proposed development would be a market-rate rental project and not affordable or attainable housing as defined by provincial planning policy. He added that the applicant's intended target market is primarily seniors, although the development would not be a designated seniors' residence. Councilor Susan Chilcott - asked how the well pump testing accounted for the projected water demand of the proposed 36 residential units, seeking clarification on how groundwater capacity was evaluated and quantified relative to anticipated usage by future residents. Matt Campbell (Agent) - responded that the hydrogeological report concluded the well has a sustained capacity of 80 litres per minute and noted that the supporting well test data and the municipality's peer-reviewed assessment are available within the technical reports for Council's consideration. Councilor Susan Chilcott- asked whether consideration had been given to conducting additional groundwater testing during peak water-demand periods, in response to concerns that the existing testing may have been performed during lower-demand times and may not reflect actual community usage conditions. Matt Campbell (Agent) - advised that he was not qualified to comment on the technical timing of groundwater testing but noted that the testing program was established through the municipal review process and accepted by both the consulting experts and the municipality's peer reviewer. He stated that the testing methodology, timing, and results are documented in the hydrogeological report and supporting well logs, and that the peer review raised no concerns with the approach or findings. Councilor Timothy Emerson - noting concerns about cumulative development impacts, asked how the maximum sustainable capacity of the local aquifer is determined and whether there is an overall limit to the amount of development and groundwater demand that the aquifer can support. Matt Campbell (Agent) - responded that he was not qualified to determine the overall capacity of the aquifer but explained that hydrogeological assessments typically evaluate whether a specific development's projected water demand can be sustainably supported by the available groundwater supply, rather than establishing a fixed maximum capacity for the entire aquifer. 5 Councilor Timothy Emerson - asked whether groundwater testing evaluated impacts on neighboring wells, specifically whether drawdown effects were monitored or assessed at surrounding properties to determine how pumping from the proposed development could affect existing private wells and groundwater availability in the area. Matt Campbell (Agent) - responded that the hydrogeological report concluded impacts on neighboring wells are unlikely, but he could not confirm whether adjacent wells were specifically monitored during testing. He noted that details regarding any assessment of drawdown effects on surrounding properties would be contained within the hydrogeological report. Mayor Ed Ketchabaw- asked whether information regarding potential impacts on neighboring wells and groundwater drawdown could be addressed in future planning or supporting technical report as part of the development review process. Mat Vaughn (Planner) -advised that concerns regarding potential impacts on neighboring wells and groundwater supply would be further reviewed as part of the next report to Council. Staff acknowledged the importance of the issue to nearby residents and indicated that additional analysis and consultation with the study authors would be undertaken to ensure Council and the public have the information needed to evaluate the development proposal. Estelle Robichean -asked how residents would be able to access and review the results of the groundwater testing, including details of the testing process, participants, and findings, given the potential impacts of the proposed development on the community's water supply. Mat Vaughn (Planner) -advised that all reports associated with the application, including the groundwater studies, are public documents and will be made available online. Staff also noted that residents may contact the project planner to obtain copies directly and review the testing methodology, data, and findings. Elizabeth Mestyan -an Eden resident, asked what role community input plays in the decision- making process and whether residents have the ability to oppose the proposed 36-unit high- density development through a petition or other means. She sought clarification on the rights of residents and who ultimately determines whether such a development proceeds in the hamlet. Mayor Ed Ketchabaw—confirmed that the comments will be a part of the decision-making process. Elizabeth Mestyan -expressed concerns about the suitability of the proposed 36-unit development given the hamlet's limited services, increasing population, traffic growth, and lack of recreational space. She questioned whether infrastructure improvements and additional parkland would accompany further development, suggested lower-density alternatives, and reiterated concerns about preserving Eden's rural character and residents' ability to oppose the proposal through community opposition or a petition. Mayor Ed Ketchabaw—asks Elizabeth is she lives on the East or West side. Elizabeth Mestyan —West side next to the cemetery. Mayor Ed Ketchabaw—raises topic about speed limit and community concerns of reducing from 60 to 50, then brings the focus back to the application topic 6 Robert Ketchabaw-reiterated concerns about the groundwater pump testing methodology, stating that the well was not tested under continuous pumping conditions comparable to other tests he had observed. He also cited county traffic monitoring data indicating significant speeding through Eden and raised concerns about existing traffic safety conditions in the community. Mayor Ed Ketchabaw—confirms it was this was discussed with Council last summer and brings topic back. Matt Campbell (Agent) - advised that four neighboring properties participated in the hydrogeological study and had their wells monitored during the pump testing program, with the results documented in the report. Lucien VanDamme - questioned whether the applicant's stated intention to target seniors could change in the future, resulting in larger family-oriented units with greater water demand. They also expressed concern that the reported well capacity may be insufficient to support 36 residential units and asked how the proposed water supply compares to occupancy and minimum servicing requirements. Mayor Ed Ketchabaw- acknowledged the concern as valid, noting that while provincial requirements include water quantity standards for residential developments, the exact calculations and final servicing design for the project are not yet known. He emphasized that details such as pressure systems or holding tanks have not been determined. He also agreed with the resident's concern that, if the project does not attract enough seniors, there is uncertainty about what would prevent the developer from renting units to larger families instead. Lucien VanDamme—shared an opinion that the proposal should not move forward until there is a finalized, concrete plan. They expressed concern that key details could be changed after approval and that, once approved, it would be too late for residents or council to address any unintended impacts. Dean Crocker- expressed concerns about increasing traffic volumes as the village grows and highlighted the lack of a pedestrian crosswalk on Highway 19. He noted that key community destinations, including the playground, store, restaurant, church, and mailboxes, are located on the west side of the highway, creating safety risks for residents, especially children. He requested that the municipality consider installing a pedestrian crosswalk to improve safety. Mayor Ed Ketchabaw: thanked residents for their participation and noted that many important issues had been raised, emphasizing that public input is valuable for informing the planning process and gathering information before council makes any decisions. 6. CORRESPONDENCE Matt Vaughn confirmed correspondence has been received and filed for review. 7. OTHER BUSINESS 8. ADJOURNMENT 7 Moved by: Councillor Chilcott Seconded by: Deputy Mayor Weisler THAT the Zoning By-law be considered at a future meeting of Council; AND THAT pursuant to the Planning Act requirements, the Public Meeting for Zoning Application ZBA-07/26 and Official Plan Amendment OPA-03/26 is now complete at 8:29 pm. p.M. CARRIED MAYOR CLERK