Bradford’s south end is on track for more density and commercial opportunities.
Councillors approved the zoning bylaw amendment for Bradford Capital Holdings Inc.’s plan to build a three-storey mixed-use building on the south side of Line 6, about 125 metres west of Simcoe Road, during the Jan. 16 regular council meeting.
Deputy Mayor Raj Sandhu expressed support for the project, calling the report from staff “excellent” in responding to all the issues raised previously.
“This is something that’s needed in that area. When we were knocking on doors people were asking for commercial,” he said in reference to the 2022 electoral campaign. “Not everyone is going to like it ... but we have to think about what is best option for the majority over there.”
Bradford Capital is planning for the building to include 12 commercial units on the ground floor and a total of 12 residential units on the second and third floors, which would require the property officially known as Block 404, Plan 51M-1063, to be rezoned from Future Development (FD) to Neighbourhood Commercial Exception (C2*X), according to a report and presentation from Madeline Luker, town planner, as part of a special council meeting on Nov. 28, 2023.
At the time, only one resident had provided comments. Since then, only one more has weighed in, expressing opposition to the development due to concerns regarding increased noise, traffic and impact on property values.
However, according to a report from the town’s development and engineering services department, staff feel all the concerns have been addressed.
The commercial units are each proposed to be between 62 and 66 square metres, for a total of 768 sq. m of commercial space, and each of the 12 residential units are proposed to be about 126 sq. m, with the exception of the end units which are proposed to be about 130 sq. m. Each residential unit is also planned to include a balcony.
That size and the potential for units to be grouped together scored points with Ward 4 Coun. Joseph Giordano.
“It creates a lot of opportunity, and 1,400 sq. ft. (130 sq. m) is a perfect starter home for a lot of people, as opposed to a tiny little box,” he said.
During the November meeting, the biggest concern from council was over parking limitations, with the November report listing just 51 spaces, compared to the 61 that would normally be required, and the new report from staff listing only 49.
Ward 3 Coun. Ben Verkaik took issue with the reduction in November and again this week.
“The questions on the parking, I don’t think are resolved,” he said.
Verkaik expected the greater number of smaller commercial units to exacerbate the issue along with the “huge” residential units.
“Yes we want everyone to take the bus, but people in Bradford still end up having a car,” he said.
However, “staff submit they are supportive of the proposed parking reduction,” noting the property is along a transit route, making it easier to access without needing an automobile.
Staff also added that the parking deficit is only for the commercial units, with parking requirements met for the residential component.
The application also increased the number of bicycle parking spaces to 28, by adding 18 dedicated to the commercial units in addition to the 10 internal residential spots included in November, which staff expect will promote active transportation.
Still, Ward 5 Coun. Peter Ferragine remained unhappy with the parking situation.
“Parking is one of the biggest issue that we have in this town,” he said. “Whenever amendments come forward to reduce, I’m never in favour of that.”
Mayor James Leduc felt the issue wasn’t that dire.
“It’s amazing how on Dec. 1, all the cars leave the street and they find parking spots,” he said in reference to winter on-street parking restrictions.
The report also notes there have been no objections from public agencies or town departments, but requests from:
- Corporate services for improvements to accessibility
- Engineering asked for more info about the hydrogeological study
- Community Services wants drainage and landscape plans to be included in the future site plan
- The County of Simcoe added a reminder that they do not provide garbage collection for commercial or multi-residential buildings
- Both the Simcoe County District School Board and the Simcoe Muskoka Catholic District School Board warned they may not have room to accommodate students living in building
The following also had no concerns:
- Alectra Utilities
- Metrolinx
- Southlake Regional Health Centre
- Town of BWG Fire and Emergency Services
- Town of BWG Corporate Services
- Town of BWG Capital Projects
- Enbridge
- Town of BWG Finance Department
The next step for the development will be presenting a detailed site plan to staff and council in future, and if the units are intended to be owned instead of rented, a condominium plan will also be required.
Through that process, staff expect to have the opportunity to address any potential issues with landscaping, drainage, fencing, noise and light measures.
