In 2015, the Parks and Rec Master Plan identified that Bridlewood Park had sufficient amenities, and any further features would be placed within the existing footprint.
In 2018, Council directed administration to proceed with the surplus process for the lands adjacent to Bridlewood Park. During that time, administration has received land surveys and the installation of site services for three lots–this took place during the Brien Ave. reconstruction.
Administration worked with land surveyors to draft a reference plan of the proposed lot which could be divided into four parcels, three of which could be sold. In 2021, the area was receiving servicing enhancements, so the Town ensured these lots were serviced in preparation for the land sale.
Administration came back to Council in July 2022 to proceed with the declaration of surplus lands; however, with a pending election, Council deferred the decision. Since then, administration conducted a Community Services Master Plan to identify if this property should be reconsidered as surplus. The Master Plan still identifies this as land that could be surplussed as it is unutilized, and the funds would be better suited for further development of the Essex Sports Fields.
In July of 2022, the proceeds from these lands were approved by Council to fund the CCRF grant that the Town received for the sport fields, with the additional surplus going in the parkland reserve.
In December of 2023, Council directed administration to proceed with the surplus process and that surplus proceeds from the land will be placed in the Parkland reserve to fund other park projects, such as the new sport fields.
The sale of the property amounted to $900,000.00, which was $123,000 over market rate.
Information regarding Zoning By-law and the proposed Severances:
The three (3) lots located on Brien Ave. are zoned R1 Low Density Urban Residential.
In June 2024, following extensive consultation efforts between Fall 2023-Winter 2024, Council approved a municipal-wide Zoning By-law Amendment to permit alternative housing options, particular in urban settings, and to accommodate changes as a result of Bill 23’s mandate to allow three (3) dwelling units by right on urban residential lots serviced with municipal water and sanitary systems.
Therefore, uses that are permitted by right in an R1 Zoning District include: o Single-Unit Dwelling (formerly known as a Single Detached Dwelling) o Two-Unit Dwelling (formerly known as a Duplex Dwelling) o Semi-Detached Dwelling o Three-Unit Dwelling (to recognize the maximum number of dwelling units permitted on one single residential lot) o Additional Dwelling Unit
A property owner may build, by right, up to three (3) dwelling units per lot on an R1 Zoned Property.
If a lot meets the minimum lot area requirements for a semi-detached dwelling, the lot may be further subdivided into two (2) lots.
The new owner of the surplussed properties at 195, 197, and 199 Brien Ave is therefore able to build between 3-9 dwelling units on three (3) lots (no severances) or between 6-18 dwelling units on six (6) lots (severances required).
Consent to Sever approval has been delegated by Council to the Committee of Adjustment (COA).
Administration has met with the developer over the past several months to continuously review and update various concept plans to ensure zoning regulations are met, such as height, setbacks, parking, and landscaping, and to review infrastructure, servicing, and development standards.
The proposal meets all zoning regulations therefore no Minor Variances are required.
A Consent to Sever application is a public process where notice is circulated to property owners within 60 metres of the subject properties and where a notice sign must be posted in a visible location on the subject property. Notice must be provided 14 days in advance of the COA meeting.
The COA will receive a Staff Report and Presentation which summarizes a policy review of the proposed severances against the PPS, County & Town OP, and the ZBL, and which will also summarize a technical review and comments from internal departments and external agencies. The Staff Report will be made available on the COA Meeting Agenda by September 12th.