Council approves one reading for proposed 3-storey motel/apartment at 80 County Road 50

by Sylene Argent, Local Journalism Initiative

Essex Council approved one reading of three needed to pass a by-law that could – if fully approved in the future – allow for a three-storey building at 80 County Road 50 in Colchester to be built.

  This would add an eight-unit motel on the ground-level and eighteen residential dwelling units mostly on the top two floors.

  The first reading was provided at the May 19 regular meeting. A motion to provide two readings needed support from six members, and received only five. That is when the motion to support one reading was offered and approved.  

  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 order for the proponent to move forward with the plan, Essex Council will have to redesignate the entire site to a site-specific commercial zoning district.

  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.

  It would also add regulations specific to this building, including allowing a maximum building height of 11.28m whereas 10m is the max in this district. The building height has to do with an architectural feature, Manager of Planning Services, Rita Jabbour, noted.  

  The proposal was first introduced during a special meeting on Monday, April 27, held to gather public feedback, which questioned the need for the proposed motel as there is an existing motel nearby, the adequacy of the proposed parking area to support the development, and the scale of the building and its compatibility with neighbouring land uses.

  The proposal was amended slightly, following the public meeting, reducing the originally proposed number of motel rooms and dwelling units each by one.

  The report on the matter notes most of the units are located on the second and third level, with a couple of dwelling units located on the ground level to the rear of the commercial building and facing the proposed parking lot.

  The design is proposing nine studio/one-bedroom units and nine two-bedroom units.

  An on-site parking area for the accommodation of thirty-three parking spaces is proposed and meets the minimum requirement for the following breakdown.

Jabbour responded to the concerns heard at the prior meeting.

  She noted a traffic impact brief that was prepared during the peak tourist season in the summer of 2025, and it concluded that development will not impact traffic operations in the area.

  Administration reviewed this brief and agreed with the recommendation. She added.

  The proposal does meet the minimum parking requirements under the zoning bylaw, Jabbour added.

  Regarding the scale of the building and its compatibility with neighbouring land uses, Jabbour relayed the Colchester Secondary Plan does allow a three-story building. The need to allow for an increase in building height is only required to accommodate an architectural feature.

  She added the building is located towards County Road 50 on the lot, which is away from any lot line shared by neighbouring residential uses and the property and the parking area will also be screened by a fence along the entire perimeter of the property to ensure buffering and no adverse impacts.

  The zoning proposed will allow for different commercial uses on the first floor, so if the market changes, the motels can be converted, if desired. That could include retail shops, restaurants, and a business or medical office.

  Town Administration recommended the by-law be approved for two readings that evening, with the final at a future meeting.

  A delegate forwarded a concern about introducing a small motel and potential long-term impacts that could arise if approved without clear municipal standards. Desire was expressed to ensure the motel proposed is well managed, compatible with the character of the community, and protective of resident safety, comfort, and quality of life. The delegate asked Council to consider adopting motel guidelines to shape growth, not react to it. Essex does not have one.

  Lori Chadwick, Director of Planning Services, said the delegate provided great comments. The Town is working on the new Official Plan currently, and part of that is the Colchester Secondary Plan, which has strong land-use policies. She urged the delegate to take a peek at the draft Colchester Secondary Plan and to forward any suggestions to Town administration.

  Proponent Wing On Li appreciated the delegate’s comments. He explained the creation of the motel was selected because it is unknown if there is any demand for commercial space currently at that location. 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. 

  Councillor Kim Verbeek said she liked the development. She did have concerns about parking. She noted the concern is that users of the facility take up parking in the area if there is not enough parking provided at the facility. Parking in the area is already limited.

  Verbeek also wanted to know if there would be management for the motel onsite, and if On Li planned to sell the building after competition for someone else to manage.

  In managing the motel, On Li said there is AI that can be of use, but there will be a company that will manage the motel and apartment. Anyone not behaving accordingly will be under their microscope, he said.

  Councillor Katie McGuire-Blais also had concerns with the parking, especially considering there will be staff there, too.

  It was noted during the meeting that two car spaces were removed due to the inclusion of 10 bicycle parking spaces. McGuire-Blais said no one is riding their bike to Colchester. She thinks Council needs to look at that by-law.

  Councillor Jason Matyi had two big concerns: parking and loss of commercial space.

  Councillor Joe Garon noted the commercial sector has changed in the past few years. He said there are properties that are commercial that owners can’t get people into, and have requested converting that space into needed residential. He also suggested Council recommend the number of parking spaces they think is required, if they are concerned.

  Garon does not have anything against the development.

  Deputy Mayor Rob Shepley noted parking in the whole area is a problem. He did have some concern with that. He is not someone who supports the removal of commercial space on the main floor. This was not a complete removal, however.

  Reducing the setback at the rear of the building gave him pause for the neighbours. And they will have a wall facing them. Jabbour noted the rear lot line actually faces the Grove Motel next door. Even though the rear lot line will be reduced from 7.5m to 2.87M from the lot line, it would not impact residents.

   Mayor Sherry Bondy noted there were a lot of new comments and valid concerns provided at the meeting. She wanted the Town to be able to digest them. She was very comfortable providing one reading.

  “I do want to see development on this property,” she said.

  If the Zoning By-Law Amendment is approved, the applicant will also have to obtain Site Plan Control approval, Jabbour told members of Essex Council at the prior meeting. At that point, a building permit can be issued.