NOTICE: Next week, Mon - Fri June 21st - 25th  CONLIN RD EAST will be closed to through traffic between WILSON RD N & HARMONY RD N for installation of sanitary sewer.

​It will be a Full Closure - NO through access will be available for emergency vehicles from Riverton St. to Harmony Rd.

Contact George Poulias at Condrain Group at 905-669-5400 for more information

Like the Wilson Rd N & Greenhill Ave area residents, I believe the impacts of safety & design in a Neighbourhood reach far beyond just its residents. It effects the character and spirit of the community for the long term.

The reality is the priorities of builders and new buyers are on a shorter timescale and if municipal planners and politicians don’t set strong safety and design policies and standards no one else will.
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And who most can ENSURE they set them? The public who alert them to their concerns. That is what is intended by the public planning process and decisions being made 'in the public interest'!

For others to understand the issues concerning the GREENHILL AVE & WILSON RD N development plan, I point out that the residents are not against a commercial plaza. Many area residents say they have known the vacant corner lot has been zoned commercial for decades. BUT they have objections related to SAFETY & DESIGN and strongly believe area residents should have a voice...that a project of this size (20 commercial/residential units) should never go ahead without some community input!....if this one is allowed to slide by then it could happen in any neighbourhood.
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I appreciate the area residents taking the time to get involved and speak up. It is a good to hear all their positive comments, saying how much they love their neighbourhood and how much they love Oshawa. Many are involved in many charitable and social support activities and feel more neighbours would benefit from feeling as connected as they do.

Last evening's Committee of Adjustment meeting heard area residents concerns about the application for a commercial/residential plaza at 633 Greenhill Ave., South East Corner of Wilson Rd. N. and Greenhill. The Committee reserved its decision and it will be on the Agenda again in 2 weeks, June 23, 2021.

Safety is a big concern. For anyone thinking the plan for the wrap-around-the-corner building would be similar to what is at the Conlin and Simcoe corner ► Not only is the building at Conlin and Simcoe brick, not the ‘fiber concrete panels’ and glass planned for the Wilson/Greenhill project, but the actual Conlin/Simcoe INTERSECTION is absolutely not comparable! It is much larger, 6 lanes with turn lanes as opposed to the Wilson/Greenhill 2 lanes with no turn lanes. Besides, Simcoe St. is a Region arterial road which has Region ploughs working to keep it clear in the winter and it is in the middle of a Community Safety Zone where speeding tickets are doubled. It is a corner that is much SAFER and of a completely different character than the Wilson/Greenhill neighbourhood.

In addition, the planned new Wilson/Greenhill two-storey building extends from the eastern site limit and wraps around the corner to the southern site limit, with the drive-in access from Wilson Rd. under the residential units. This ends up placing the large surface parking lot completely behind the building and hidden from public view.

1. The kind of closed-in parking lot being planned is one many fear will be susceptible to safety and security issues - a haven that will attract nuisance and disturbance activities or criminal incidents, affect the well-being of the community, and even leave police attempting enforcement vulnerable to ambush.

​2. The exterior stucco and glass cladding is not in keeping with the bricks and mortar of the neighbourhood in all directions.

Members of Development Services Committee voted on Monday to make improvements so that the type of problem that occurred at Greenhill Ave./Wilson Rd N. is corrected. A Notice of a Committee of Adjustment meeting needs to be VISIBLE to Oshawa residents. The small-sized Notice for tonight's Application for a mixed-use development project at Wilson Rd. N. and Greenhill Avenue was posted 20 feet away, behind both a snow fence and an orange chain link fence. The expression 'adding insult to injury' comes to mind.

Area residents deserve an open and transparent process. The inadequate Notice given in this situation has been especially problematic given the concerns neighbours are raising related to the placement of a 2 storey commercial/residential building on the lot (consisting of around 8 commercial main floor units and 13 unit 2nd floor residential units). Concerns that include for example:

1. the two-storey building extending from the eastern site limit and wrapping around the corner to the southern site limit, with the drive-in access from Wilson Rd. under the residential units pushes the building 5 feet nearer to Wilson Rd and 5 feet closer to Greenhill Ave, an increasingly busy intersection with a history of accidents. This placement of the building on the site has the large surface parking lot completely behind the building  hidden from public view. This closed-in parking lot many see as susceptible to safety and security issues - attracting nuisance and disturbance activities or criminal incidents affecting the well-being of the community and even leaving the police attempting enforcement vulnerable to ambush; and
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2) that the exterior stucco and glass cladding is not in keeping with the brick and mortar of the neighbourhood.

The Committee of Adjustment consists of Oshawa residents appointed by Council to review minor variance applications. The minor variance does not change the zoning of a property. It will only allow for minor relief from specific requirements of the Zoning By-law in order to obtain a building permit.  
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The Committee of Adjustment members have authority under the Ontario Planning Act to consider variance applications and must satisfy themselves that the application meets 4 tests:

1. Is the application MINOR in nature?
- How it impacts the neighbourhood
- How it impacts the subject lands
- Not a numeric value
- Size as well as impact should be considered in the assessment
2. Is the application APPROPRIATE?
- Is the application in keeping with the neighbourhood
- Does it permit development that is good for the Municipality?
- Does the variance allow proper use of the property?
3. Does the application meet the intent of the ZONING BY-LAW?
- What is the purpose of the requirement for which a variance is being applied
- Is the purpose of that requirement still being maintained if the variance is granted
- Is the purpose of the standards in the Zoning By-law being considered
4. Does the application meet the intent of the OFFICIAL PLAN?
- Is the use in keeping with the policies of the Official Plan
- Is the application considerate of the surrounding environment, both natural and man made
- What is the effect on policy discretion and long term goals of the Official Plan

Here is a detailed guide to objecting to a Minor Variance (although it is from 2011 and the Planning Act has been revised since then it still contains some good points) https://glebeca.ca/wp-content/uploads/2016/04/Guide-for-Objecting-to-a-Minor-Variance.pdf
The minor variance requires it to be in keeping with Oshawa's Zoning By-law https://www.oshawa.ca/uploads/18/Zoning_By-law_60-94.pdf?ts=637587466434325952 and Oshawa's Official Plan https://www.oshawa.ca/business-and-investment/resources/City-of-Oshawa-Official-Plan.pdf

6:00 PM, Wed. June 9, 2021   the Committee of Adjustment will be reviewing an application for a mixed use plan at 633 Wilson Rd. N. (see location map below).
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The property owner, 2532973 Ontario Inc, has submitted the application to permit a mixed-use building (residential and commercial) with variances for front and side yard setbacks. http://app.oshawa.ca/agendas/committee_of_adjustment/2021/06-09/a-2021-46%20-%20greenhill%20-%20notice.pdf

​Instead of the Minimum Front Yard Depth of 6M and Minimum Exterior Side Yard Depth of 6M required by the Zoning By-law for a mixed-use building in a CC-A(2) (Convenience Commercial) Zone, the application is for a variance to 4.5M for each Minimum Depth. (See details below for CC and CC-A(2 Zoning Requirements.) 

Above is a renderings for the building plan. Area residents only received a Notice of the Committee of Adjustment application on Wednesday this week and reached out to me with concerns. It seems they were unaware that the building would be mixed-use with a residential component on the second floor - at a meeting during the former Mayor John Henry's term of office, they were told it would be a one storey commercial plaza. 

The plan now is for a 2 storey building with 2nd floor apartments, being approx. 20,000 total sq.ft. with 13 apartments on the 2nd floor.

I can see the problem from the area residents' perspective.  The surprise that what they understood would be one storey commercial building now is planned to be to a two story commercial/residential site, raises worries for example that lighting from the parking lot may be shining into bedroom windows. With only one week to send in correspondence to the Committee of Adjustments and no meeting to have a public discussion is a concern. Usually residents are given the opportunity to speak at Committee of Adjustment meetings, but since COVID-19, unfortunately in the past year the City has made no  provisions for delegations to be heard at any virtual Committee of Adjustment meeting. 
 
If the Committee of Adjustment approves the application on June 9, there is the 20 day appeal period, and no opportunity for the area residents to voice their concerns publicly before members of Council. I am attempting to raise this matter at Monday's Development Services Committee meeting to allow a delegation to speak to area residents' concerns.
 
Here are answers City staff provided to my questions today: (Note the City planner for this project has indicated residents can reach out to him at 436-3311 X 2366 with their questions)

1) Lot grading - the fall from the back to the front - how much at Wilson Rd is lower than where it backs onto the houses on Eagle Ridge Dr.?
ANSWER: The change in grade from the east property line of this site to Wilson Rd N is approximately 3m.

2) How high will the retaining wall be?
ANSWER: The retaining wall on east side of the site will be 2.4m. The retaining wall on the south side tapers from 2.4m to 0.2m following the existing grades of the south property line.

3) The garbage is marked as earth bin waste system, which I assume is the sunk in the ground types. So will there be any garbage sheds too? It is not clear what the storage corner at the south east corner will be used for. Do you have any specs/literature on the earth bin waste system?
ANSWER: There will not be any other waste storage areas. The applicant is showing snow storage in the south east corner of the site. They have identified this area to be used to pile snow in the winter. I have attached the applicant’s detail of the proposed earth bin for your information.
To the concern about back up beeps for loading and off loading - I tried to point out that the 2-2way access egress points from Wilson and Greenhill should lessen back up beeps. Is that fair to say?
ANSWER: It appears that the waste collection vehicle would come in one entrance and leave out the other without reversing. The loading space is required by the Zoning By-law. The actual tenants of the commercial space will determine the amount of use of the loading space, if any.
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4) Has this builder/developer built in Oshawa before?
ANSWER: I do not know if the owner behind the numbered company has developed in Oshawa before.

5) Is there a exterior design rendering to show those interested?
ANSWER: Please see the attached to show anyone who is interested.

6) What are the sizes of the proposed 13 units, do they include interior apartment. laundry rooms and are any accessible?
ANSWER: As you know, the site plan approval process does not review the details of the interior design of proposed developments. However, it appears that two of the proposed thirteen flats are accessible. It also appears that each unit has a washer/dryer. These details should be confirmed with Building Services during their review of the building permit application when it comes in.

7) Are there any known prospective commercial tenants at this time?
ANSWER: The Owner has not indicated to me if they have any tenants at this time.

8) Anticipated Completion Date?
ANSWER: The Owner has not told me their proposed construction schedule. They have been prompt in returning submissions for review.

9) Concern about lot maintenance, since for years the neighbours have called the City to complain about the garbage and high weeds on the lot… the narrow landscaped area to the south and east could see more of the same litter and weeds continue.
ANSWER: The parking area will be maintained. The narrow landscaped areas are being planted with a mix of deciduous and coniferous shrubs that require little maintenance while growing into a visually pleasing landscape area.

The key locked gate to this ‘landscaped area’ may not deter use of this narrow passage as a hideaway for illegal activities.
ANSWER: The locked gate in combination with the shrub planting is intended to deter any unwanted activities. The passive surveillance of those using the parking area is also considered to be a deterrent of unwanted activities.

Why has it not been taken right to the lot line and a landscaped area be placed in front at the corner.
ANSWER: The Owner is already proposing landscaping between the building and the streets. Having this area at the top of the wall allows for the construction of the wall without impacting the existing rear yards.

10) Is the bench seating area along the north east concrete or grass?
ANSWER: The area around the proposed benches is concrete to allow for a firm and stable accessible route of travel to the benches.

Can you explain next steps in process after C of A approval (following 30 day appeal period)…is there a public meeting for site plan approval? It seems there was a public meeting a number of years ago before this term of Council, is June 9 2021 the only opportunity for area residents to have a say in the process?
ANSWER: We are not aware of any previous public meetings regarding this property. According to our records there is no previous Committee of Adjustment application for this property, nor has there been a Zoning By-law Amendment application. If the Committee of Adjustment makes a decision on June 9 on the minor variance application, there will be a 20 day appeal period before the decision is final and there will be no further public commenting on the Committee of Adjustment application.

If the Committee doesn’t make a decision and “tables” the application, the application would be expected to return to the Committee at a future meeting and anyone who provides comments before the June 9th meeting will be given notice in advance of when the application returns to the Committee. The Site Plan Approval process does not include any public meetings or advertisements.

If the Committee approves the minor variance application, Staff will continue to process the Site Plan Approval application. Given the stage that this Site Plan Approval application is at, the current proposal could be approved for construction later this year if the minor variance application is approved by the Committee of Adjustment.

Update after posting: I received a notice from the Clerk, after discussions with the Commissioner of Development Services that the City will arrange for residents to speak to the Committee of Adjustment at this Wednesday's meeting. 
Email TRyan@oshawa.ca as soon as possible with your opinion of the project and ask to speak to the committee. Include your name and phone number and when the time comes the Clerk will phone you and link you in.

Also, the City planner answered another question about lighting:
The City is addressing the car lights as we would for all commercial developments that abut existing residential, we require a solid wood fence to block the headlights. In this case, there is the added factor of the grade change that works in favour of the existing neighbouring residents. The car lights from the lower parking area will be blocked by the retaining wall in addition to the solid wood fence. The height of the light standards has not been provided. What we do know is that they are using full cut off light fixtures and that the proposed lighting levels will not spill over into the adjacent residential properties

Tune in tonight starting at 6:30 to the review of the Durham-Scarborough Bus Rapid Transit preliminary design for Oshawa. This is a virtual presentation. Register now to participate. Details: http://ow.ly/EW8y50EW7Cz
By the way, Bus Rapid Transit (BRT) is a designated bus lane on King St from the City's western boarder to Ritson Rd. for buses only, going east  and another on Bond St, from Ritson to just east of Thornton Rd. for buses only, going west. (Yes, they will have to removed parking spaces to make room for it) You've likely seen the BRT lanes in Ajax...well Metrolinx and the Region of Durham have received federal funds during COVID to fast track this project. Although Whitby has spoken loudly against it,  some in Oshawa have mixed feelings on it, and I am far from sold on it, it seems in whatever community where it has first been strenuously opposed, it still  proceeds. 

Great new artwork behind the Automotive Museum! The maxim on the shipping container is a good one to take note of in Oshawa's downtown. "Nothing Changes If Nothing Changes"
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This is in the Canadian Automotive Museum parking lot on Celina St. behind the museum. A shout out of 'nice work!' to Dani Crosby (for design) and Chad Tyson (for the painting)

During National AccessAbility Week a big THANK YOU shout-out to all who volunteer on the Oshawa’s Accessibility Advisory Committee (OAAC) and champion accessibility! City businesses, residents and visitors benefit from the sincere interest and efforts of OAAC members in promoting continuous accessibility improvements in Oshawa.

Access for All is more important than ever, as the pandemic has had a disproportionate impact on persons with disabilities. Removing barriers is both a social responsibility and in the public interest! Communities are stronger and more vibrant when the built environment is barrier free and services provided are fair to all. Everyone can make sure this fairness is not absent, but is truly embraced where they live.