By: Sylene Argent, Local Journalism Initiative Reporter, Essex Free Press

A majority Essex Council vote approved the second reading to amend the Town’s Comprehensive Zoning By-Law to permit a three-storey motel and combined use building and site-specific building regulations for 80 County Road 50 at the June 1 meeting.

A motion to pass the by-law beforehand did not get 60% support, which is why the option to provide the second reading was offered. Council has seen this file a few times now. Most recently, at the May 19 meeting, where the first reading was approved.

The proponent has requested to add an eight-unit motel on the ground-level and eighteen residential dwelling units, mostly on the top two floors. It will also have an onsite parking area to accommodate 33 parking spaces, loading, barrier-free spaces, and bicycle spaces.

Currently, the land is vacant and is split-zoned R3.1 for high-density residential uses and Commercial District (C1.3). It has been used as a parking lot for the area. In the past, it has also been used for residential and commercial uses.

In addition, “motel” would have to be included as an additional permitted main use, as the C1.3 district does not permit them. Dwelling units will also have to be permitted on the ground floor level of a Combined Use Building. They are only permitted above the ground floor in this use.

To do this, the applicant requires a site-specific amendment to the Zoning By-Law to permit the motel use, and site-specific building regulations, such as permissions for dwelling units on the ground floor, an increase to the building height to accommodate an architectural feature, and a reduction to the building setback from the rear property line shared with neighbouring The Grove Motel.

Public feedback has been received on the proposal in December at a public open house and during public meetings on April 27 and May 19.

Comments continue to be received, Rita Jabbour, Manager of Planning Services, told members of Essex Council. Feedback ranges from support to the development to concerns, with the main issues being parking, motel units being added to the ground level, and the look of the building, Jabbour summarized.

She added the proposed development meets parking requirements, motel use is permitted in the Colchester Secondary Plan for the main street area, and it complies with the general intent of the Colchester Secondary Plan regarding its height, setbacks, parking, landscaping, and the general character of the area.

Town administration continues to recommend approval of the by-law, Jabbour noted.

Resident Mike Piche has lived in Colchester for 26-years and is the co-founder of community support group Colchester Matters.

Other than the Grove Motel and a few wineries, little development has taken place in the area in decades. Many residents are uneasy or concerned that the right decisions are being made.

He questioned why there was a motel on the main floor? The Town’s Zoning B-Law requires commercial space on the main floor. Any commercial space in Colchester at this time is risky.

Previously, Proponent Wing On Li explained the creation of the motel was selected because it is unknown if there is any demand for commercial space in the area currently. There is also limited parking. Because of that, a motel for the ground floor was selected to meet planning requirements for the zoning designation that requires commercial space on the ground floor.

With tourism, motel rooms may be the only viable option, Piche said. In the future, commercial space may change, but, in the interim, 18 new and needed apartment dwellings will be added to the area. That will be available for retirees and small families.

Piche believes the short-term rentals have decimated the homes-for-rent market.

He suspects the new building will add some flair, and is a quick walk to local amenities.

The Town has a plan for parking and will hopefully deal with the loss of the parking spaces.

Councillor Rodney Hammond did not want to exacerbate parking issues in Colchester if the development would reduce parking spots in the area.

Councillor Jason Matyi asked about what the commercial vacancy rate in Colchester. He said there isn’t a lot of commercial space in the area, and they are all filled. That may be a sign that more commercial properties are needed and not more motel rooms.

He also asked if the development could be passed without the parapet roof, which is what is requiring the height increase, the developer is requesting. Lori Chadwick, Director of Development Services, said administration provided a fulsome review of the application. If Council denies certain aspects, there are risks.

Change is hard, Mayor Sherry Bondy noted.

Part of the Colchester Parking Study included installing a sidewalk along Sullivan Street to guide visitors to park down at the municipally-owned Colchester Schoolhouse.

“Parking is an issue in Colchester. Parking is an issue when you go to an Essex 73’s game, though. And, there are probably as many hot days in Colchester as there are Essex 73’s games where you have a parking issue and people are parking everywhere,” Bondy said.

Had the Town bought this lot when it was for sale, Bondy suspects it could have equated up to a 5% tax increase. She said the Town did not buy it because it has a lot of priorities. Parking is one, but so are flooding and roads.

She supported the request from the developer for 80 County Road 50. It was talked about quite a bit. She believes that if the Town improves signage in the area, visitors can be better directed to park at the schoolhouse.

She believes new apartment units in the area are needed.

The file will have to return to Council for consideration for final approval.