Dundas University Plaza variances not appealed

News Jan 04, 2019 by Craig Campbell Dundas Star News

Minor variances to the zoning bylaw to permit conversion of a University Plaza grocery store into a Canadian Tire retail store with a 740-square-foot addition for a 10-bay auto garage were not appealed by a Christmas Eve deadline.

The University Plaza Area Neighbourhood Association confirmed it decided not to move ahead with a formal appeal of the City of Hamilton Committee of Adjustment decision but suggested they will continue to oppose loss of a grocery and addition of a service centre in the plaza.

The variances, which allow a reduction in parking in order to build the service centre addition, are the first of several site plan conditions that must be met before applying for building permits for the conversion and addition.

The proposed retail and auto service centre uses are permitted under the plaza’s existing zoning. In a separate project, Beverly Tire is relocating its University Plaza garage to a new structure it is building on its own property next door.

City of Hamilton planning manager Anita Fabac confirmed more than seven other site plan conditions still need to be met before Canadian Tire’s application can be approved.

“The status of the conditions for 119 Osler remains the same in that they have not yet been cleared,” Fabac stated in an email.

In December, Hamilton planner Joseph Sanseverino said none of the standard site plan conditions had been met, nor had two special conditions.

Standard conditions still outstanding include addressing specific issues raised by staff in the site plan; submitting a landscape plan, grading, drainage, site servicing and site lighting plans.

The special conditions include approval of the minor variances — the result of a required parking feasibility study, and approval and implementation of a noise study.

The noise study has been the subject of concerns from the neighbourhood association and planning staff, who have sent the study back to Canadian Tire at least twice so far to fix errors and address staff concerns.

Neighbours requested a peer review of the noise study, which Fabac said this week will be completed by Jade Acoustics. The company is located in Concord, south of Vaughan. Jade Acoustics’ website describes the company as “consulting engineers specializing in acoustics, noise and vibration.”

No estimated timeline for completion of the peer review has been released.

Linda Canaris of the University Plaza Area Residents Association said the organization decided, based on legal advice, not to appeal the committee of adjustment decision — which was focused on parking and did not include many of the community impact arguments made by opponents.

“Due to the fact the likely outcome would not change, it would not be a prudent use of limited funds or time,” Canaris stated in an email. “We have not given up on this and are in the process of planning our next moves.”

She said the association would like to have direct discussions with Canadian Tire and current plaza owner RioCan, but aren’t optimistic either of the companies will talk to them.

RioCan reached agreement two years ago to sell seven commercial properties to Canadian Tire in an ongoing effort to divest at least 100 secondary market properties. Canadian Tire had stores in each of the plazas it had agreed to purchase by Jan. 28, 2017.

RioCan announced last year it would focus on redevelopment of properties in the country's largest markets: Toronto, Ottawa, Vancouver, Calgary, Edmonton and Montreal.

On Oct. 31 of 2018 RioCan reported it had sold or had conditional offers for 65 properties outside those core markets, but did not say how many Canadian Tire is involved in. It’s not clear if RioCan is planning to sell University Plaza, or if it has any purchase agreement with Canadian Tire. Both RioCan and Canadian Tire have declined to comment on the application and future plans for University Plaza since the Dundas Star News broke the story in March 2018.

 

Dundas University Plaza variances not appealed

Company chosen for peer review of noise study

News Jan 04, 2019 by Craig Campbell Dundas Star News

Minor variances to the zoning bylaw to permit conversion of a University Plaza grocery store into a Canadian Tire retail store with a 740-square-foot addition for a 10-bay auto garage were not appealed by a Christmas Eve deadline.

The University Plaza Area Neighbourhood Association confirmed it decided not to move ahead with a formal appeal of the City of Hamilton Committee of Adjustment decision but suggested they will continue to oppose loss of a grocery and addition of a service centre in the plaza.

The variances, which allow a reduction in parking in order to build the service centre addition, are the first of several site plan conditions that must be met before applying for building permits for the conversion and addition.

The proposed retail and auto service centre uses are permitted under the plaza’s existing zoning. In a separate project, Beverly Tire is relocating its University Plaza garage to a new structure it is building on its own property next door.

"It would not be a prudent use of limited funds or time." - Linda Canaris

City of Hamilton planning manager Anita Fabac confirmed more than seven other site plan conditions still need to be met before Canadian Tire’s application can be approved.

“The status of the conditions for 119 Osler remains the same in that they have not yet been cleared,” Fabac stated in an email.

In December, Hamilton planner Joseph Sanseverino said none of the standard site plan conditions had been met, nor had two special conditions.

Standard conditions still outstanding include addressing specific issues raised by staff in the site plan; submitting a landscape plan, grading, drainage, site servicing and site lighting plans.

The special conditions include approval of the minor variances — the result of a required parking feasibility study, and approval and implementation of a noise study.

The noise study has been the subject of concerns from the neighbourhood association and planning staff, who have sent the study back to Canadian Tire at least twice so far to fix errors and address staff concerns.

Neighbours requested a peer review of the noise study, which Fabac said this week will be completed by Jade Acoustics. The company is located in Concord, south of Vaughan. Jade Acoustics’ website describes the company as “consulting engineers specializing in acoustics, noise and vibration.”

No estimated timeline for completion of the peer review has been released.

Linda Canaris of the University Plaza Area Residents Association said the organization decided, based on legal advice, not to appeal the committee of adjustment decision — which was focused on parking and did not include many of the community impact arguments made by opponents.

“Due to the fact the likely outcome would not change, it would not be a prudent use of limited funds or time,” Canaris stated in an email. “We have not given up on this and are in the process of planning our next moves.”

She said the association would like to have direct discussions with Canadian Tire and current plaza owner RioCan, but aren’t optimistic either of the companies will talk to them.

RioCan reached agreement two years ago to sell seven commercial properties to Canadian Tire in an ongoing effort to divest at least 100 secondary market properties. Canadian Tire had stores in each of the plazas it had agreed to purchase by Jan. 28, 2017.

RioCan announced last year it would focus on redevelopment of properties in the country's largest markets: Toronto, Ottawa, Vancouver, Calgary, Edmonton and Montreal.

On Oct. 31 of 2018 RioCan reported it had sold or had conditional offers for 65 properties outside those core markets, but did not say how many Canadian Tire is involved in. It’s not clear if RioCan is planning to sell University Plaza, or if it has any purchase agreement with Canadian Tire. Both RioCan and Canadian Tire have declined to comment on the application and future plans for University Plaza since the Dundas Star News broke the story in March 2018.

 

Dundas University Plaza variances not appealed

Company chosen for peer review of noise study

News Jan 04, 2019 by Craig Campbell Dundas Star News

Minor variances to the zoning bylaw to permit conversion of a University Plaza grocery store into a Canadian Tire retail store with a 740-square-foot addition for a 10-bay auto garage were not appealed by a Christmas Eve deadline.

The University Plaza Area Neighbourhood Association confirmed it decided not to move ahead with a formal appeal of the City of Hamilton Committee of Adjustment decision but suggested they will continue to oppose loss of a grocery and addition of a service centre in the plaza.

The variances, which allow a reduction in parking in order to build the service centre addition, are the first of several site plan conditions that must be met before applying for building permits for the conversion and addition.

The proposed retail and auto service centre uses are permitted under the plaza’s existing zoning. In a separate project, Beverly Tire is relocating its University Plaza garage to a new structure it is building on its own property next door.

"It would not be a prudent use of limited funds or time." - Linda Canaris

City of Hamilton planning manager Anita Fabac confirmed more than seven other site plan conditions still need to be met before Canadian Tire’s application can be approved.

“The status of the conditions for 119 Osler remains the same in that they have not yet been cleared,” Fabac stated in an email.

In December, Hamilton planner Joseph Sanseverino said none of the standard site plan conditions had been met, nor had two special conditions.

Standard conditions still outstanding include addressing specific issues raised by staff in the site plan; submitting a landscape plan, grading, drainage, site servicing and site lighting plans.

The special conditions include approval of the minor variances — the result of a required parking feasibility study, and approval and implementation of a noise study.

The noise study has been the subject of concerns from the neighbourhood association and planning staff, who have sent the study back to Canadian Tire at least twice so far to fix errors and address staff concerns.

Neighbours requested a peer review of the noise study, which Fabac said this week will be completed by Jade Acoustics. The company is located in Concord, south of Vaughan. Jade Acoustics’ website describes the company as “consulting engineers specializing in acoustics, noise and vibration.”

No estimated timeline for completion of the peer review has been released.

Linda Canaris of the University Plaza Area Residents Association said the organization decided, based on legal advice, not to appeal the committee of adjustment decision — which was focused on parking and did not include many of the community impact arguments made by opponents.

“Due to the fact the likely outcome would not change, it would not be a prudent use of limited funds or time,” Canaris stated in an email. “We have not given up on this and are in the process of planning our next moves.”

She said the association would like to have direct discussions with Canadian Tire and current plaza owner RioCan, but aren’t optimistic either of the companies will talk to them.

RioCan reached agreement two years ago to sell seven commercial properties to Canadian Tire in an ongoing effort to divest at least 100 secondary market properties. Canadian Tire had stores in each of the plazas it had agreed to purchase by Jan. 28, 2017.

RioCan announced last year it would focus on redevelopment of properties in the country's largest markets: Toronto, Ottawa, Vancouver, Calgary, Edmonton and Montreal.

On Oct. 31 of 2018 RioCan reported it had sold or had conditional offers for 65 properties outside those core markets, but did not say how many Canadian Tire is involved in. It’s not clear if RioCan is planning to sell University Plaza, or if it has any purchase agreement with Canadian Tire. Both RioCan and Canadian Tire have declined to comment on the application and future plans for University Plaza since the Dundas Star News broke the story in March 2018.