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Planning committee approves site plan for three-storey, 26-unit building on Manominee Street

By February 28, 2022March 3rd, 2022Site plan

At its February 16 meeting, the Huntsville Planning Committee approved the site plan for a proposed three-story apartment building, which would contain 26 apartments.

The building would be located on a 4,583.6 m² plot at 50 Manominee Street. The parcel of land has 64m of frontage on an unopened right-of-way and future collector road (Cliff Avenue) and 66m on Manominee Street, planner Kelsea Shadlock told the committee.

“The property rises from Manominee Street and is currently vacant and forested. The surrounding land uses are: commercial uses to the east and south, low density residential to the north, and high density residential on the adjoining property to west,” she added.

Planning staff recommended that the site plan be approved, pending conditions such as a D4 landfill assessment and any recommended mitigation measures implemented.

A traffic impact summary was provided to assess road capacity following the proposed development and concluded that the existing road infrastructure is able to accommodate the development.

According to the Shadlock staff report, “the report author explained that it was possible to provide a pedestrian connection from Manominee Street to Cliff Avenue (and to formalize what appears to be an informal pedestrian connection via the swale In their review, they determined that further assessment would be required to formalize this connection given the elevation differential between Manominee Street and Cliff Avenue and to ensure that a connection would meet the requirements of She added that “the investigation of this connection should be further investigated by the requester in consultation with city operations and protective services personnel.”

Councilor Jonathan Wiebe asked who would be responsible for paying for the connection.

Matthew May, who was before the committee representing the application, said he thought it would be the municipality’s obligation rather than the developer’s.

“Often when we have developments, requests that come to us, we actually ask the requestor to provide, where they can, links – whether it’s trails, stairs or whatever, sidewalks or whatever, to make it part of the development. And that’s something we traditionally do,” said committee chair Councilor Nancy Alcock.

May replied that the matter could be discussed, “but I guess for me it’s not on private property. You know, it’s not on our property…”

Wiebe and Alcock continued discussions regarding the addition of a pedestrian link and liability or partial liability of the developer.

Huntsville Mayor Karin Terzino told the committee that while pedestrian connectivity is important, she reminded the committee that the area being discussed was not identified in the city’s sidewalk master plan. “To impose liability on a claimant who wants to build there, as a condition of the construction, I think is a bit unfair,” she said.

Following a question from Councilor Dan Armour, May indicated that the apartments would be rented at market price. He said it would be mostly one-bedroom units, with around four two-bedroom apartments.

You can find the staff report here.

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