Development Name: 412 Miller Street Subdivision
File Numbers: SUB24-01, Z01-2024, County Plan of Subdivision File 42T-2024-01
Location: 412 Miller Street, Meaford
Units: +/- 122 residential units
Proposal: A residential plan of subdivision with a mixture of single detached, semi-detached and townhouse dwellings with a minimum of 122 of total units. The subdivision is to be serviced by municipal water and sewer with access on from Miller Street.
Status: Draft Plan Approved and Zoning Approved. Decisions and Notices posted below.
Next Steps: The applicant prepares detailed design of the infrastructure and works on clearing the Conditions of Draft Plan Approval.
Public Meeting: The public meeting was held on March 4, 2024 at 5:00 PM.
You can watch the livestream or video of public meetings on the Municipality of Meaford’s YouTube channel at www.meaford.ca/youtube.
Questions can be directed to the Planning Department at: planning@meaford.ca
| Municipal Documents and Notices: |
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Notice of Complete Application and Public Meeting (subdivision) Notice of Public Meeting (zoning application) Staff Report DEV2024-12 – Zoning By-law Amendment Z01-2024 (412 Miller Street) Notice of Passing of a By-law (zoning application) Staff Report DEV2025-01 – Draft Plan of Subdivision – 412 Miller Street |
| Submission Documents: |
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Stage 1 and Stage 2 Archaeological Assessment Natural Heritage Constraints Technical Memo
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Frequently Asked Questions:
| Will the roads and corners be designed to accept garbage trucks, fire trucks, tractor-trailer moving trucks and similar vehicles? |
| Yes public roads are to be designed to accept these sorts of vehicles. All roads will need to be designed to meet the County's standards as well as the municipality's Engineering Standards. |
| Will the municipality assume “Road A” ? What cost to taxpayers will be incurred? |
| Street A on the Draft Plan of Subdivision is intended to be a public road, constructed by the developer at their cost and then assumed by the municipality. There are no costs to taxpayers. |
| How does one determine an average traffic flow from a one day study? |
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This question on the Traffic Impact Study submitted by the applicant (Tatham Engineering, December 20, 2023), is answered by the applicant in the comment matrix which will be posted to the Grey County website. The municipal engineers have reviewed the Traffic Impact Study submitted by the applicant. No concerns were raised regarding the study duration. |
| Can you resolve concerns that the existing traffic conditions on Miller, Nelson, Pearson, and Gardiner Streets will become worse? |
| The configuration of Miller Street and nearby intersections is outside the scope of the zoning by-law amendment and the draft plan of subdivision. These issues are on the radar of the municipality for further study as identified in Municipality of Meaford’s Transportation Master Plan which includes recommendations for traffic calming measures prior to studies being completed. |
| Is there thought to extend sidewalk connectivity out onto Miller Street? |
| Connectivity of sidewalks in this area would be part of future discussions between Meaford and Grey County on ongoing transportation needs. |
| Will residents be required to connect to the municipal sewer once it is extended? Will the cost of any road redevelopment and the cost of installing the required sewer expansion to service the proposed subdivision be borne by the developer? |
| Residents who will front the extended sewer will be able to connect once this is available. The costs are not yet determined (will be known once the developer designs the system). The costs of installing the sewer will be initially borne by the developer. Potential for a front ending agreement (where the developer is paid back by those other residences connecting) has not be fully determined. |
| When was the zoning 'development' on the subject property established? |
| The site was historically used as an apple orchard. The lands were designated as Urban Living Area in the 2005 Meaford Official Plan which was the Official Plan post-amalgamation. The designation of the lands in 2005 identified the site as an opportunity for future growth. The lands have been zoned as Development (D) since 1974. The property was zoned as Development in the Town of Meaford Zoning By-law 631-1974. This By-law applied to the Town of Meaford pre-amalgamation and was the by-law in place for Meaford prior to the current Zoning By-law 60-2009. |
| Will there be a peer review completed of the technical studies/reports submitted for this development? Will the public be able to have access to the peer review comments? |
| The studies and reports submitted in support of the application have been reviewed by the municipal engineers and planning staff. Technical Review comments are currently internal to the municipality, but will be incorporated into the upcoming staff report for the Draft Plan of Subdivision. Once detailed design is completed, municipal engineers will complete additional peer reviews of the engineering submitted for the development. |
| Will there be a Site Plan Approval process for any future condominium development? |
| Site Plan Approval is required for any future multi-residential development of more than 10 units. |
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