BY-LAW NUMBER 8600-AMENDMENT Anti-Dilutive Protection of Our Resident Shareholders..pdf

BY-LAW NUMBER 8600-AMENDMENT Anti-Dilutive Protection of Our Resident Shareholders..pdf

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  BY-LAW NUMBER 8600-AMENDMENT:Anti-Dilutive Protection of Our Resident Shareholders. The character of LaSalle’s primary residential corridors have historically been established by local custom builders who design bespoke, high-quality single-family homes tailored to the spatial standards of our community. Squeezing four units onto a single parcel dilutes the spatial character of the street face, converts private green yards into concrete driveways, and degrades the premium MPAC assessment baseline that existing homeowners paid to acquire. When a municipality permits reckless multi-unit infills to slice apart established single-detached lots, it systematically erodes the very same scarcity that creates property value and sets LaSalle as a leader in quality of life among its peers. Multi-unit infill destroys this spatial scarcity. Splitting single-family lots into dense multi-unit conversions replaces green yards with concrete driveways, dilutes property values, and forces existing homeowners—who pay a premium for low density—to subsidize severe traffic congestion and infrastructure strain. Local roads and storm sewers were engineered strictly for single-family loads. The town of Tecumseh is a predicament, it deals with severe morning and evening corridor congestion, an accelerated pavement degradation without generating the corresponding commercial tax base needed to fund capital road expansions. Simon Jacques Official Stance I am running on one single premise, that the residents of this town are the true shareholders of LaSalle. It is certainly not our role to convert single-home streets into affordable housing because a government fixates on supply for the lower-income tier. Applying a rigid, Toronto-centric density model to LaSalle’s low-density enclaves threatens local infrastructure stability, degrades long-term property values, and undermines the distinct quality of life this community was built upon. By doing so we shift way too much population in LaSalle and it will totally dilute the quality of life, our residences valuation and the premium baked in it. Low-Density Means High Quality of Life. I can well accept paying a slightly higher premium per resident in LaSalle as long as I maintain a low-density quality of life. Now you alter this density with these infills, you remove some of the quality of life baked in the LaSalle premium, will you charge the same level of high taxation that existed before at the lower density ? In our town planning, I cannot allow the developer every loophole to create INFILLS. BY-LAW NUMBER 8600-AMENDMENT [SJ] 1
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  In the followingexample, a developer asks the town to serve one residential lot within a 100% single-detached residential street, into four micro-parcels to feed short term rentals. This is against the spirit of Living in LaSalle. BY-LAW NUMBER 8600-AMENDMENT [SJ] 2
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  Property Owners EquityProtection Plan. A foundational pillar of LaSalle’s municipal planning framework should be the protection of long-term private capital investment and community equity. Established residential enclaves along streets such as Maple Avenue, Tenth Street, Cady Street and Cervi blvd were explicitly engineered as quiet, single-family retreats. Homeowners along these residential corridors have committed substantial lifetime savings toward establishing high-value, single-detached estates under the statutory protection of low-density zoning designations. Decisive Planning Protections Our By-law Amendment reinforces LaSalle's foundational planning vision. We agree that the character of LaSalle’s primary residential corridors historically resides in high-quality single-family homes tailored to the spatial standards of our community. An amendment to by-law 8600 is required because it should be extremely hard to dilute our shareholders. By establishing clear infrastructure-capacity protections, enforcing strict effective-frontage parity, and capping structural coverage to safeguard natural grounds, this framework ensures that multi-unit density is directed strictly to designated for specific urban condos nodes ( Ellis, Malden etc) and that Committee of adjustment at Town of LaSalle respects and protects the spatial standards that are specific for LaSalle quality of life. This By-law Amendment establishes minimum frontage parity, caps structural coverage, and protects local infrastructure capacity. By directing multi-unit density to designated commercial nodes (like Malden or Ellis) while safeguarding our single-family corridors, Council will protect private equity, preserve municipal fiscal integrity, and maintain LaSalle’s high quality of life. BY-LAW NUMBER 8600-AMENDMENT [SJ] 3
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  BY-LAW NUMBER 8600-AMENDMENT[SJ] A By-law to Amend Zoning By-law Number 8600, as Amended, Respecting the Safeguarding of Architectural Distinction, Preservation of Estate-Scale Spatial Intervals, and Prevention of Vernacular Degradation within Premier Residential Enclaves. WHEREAS the Council of the Corporation of the Town of LaSalle recognizes that the long-term fiscal solvency, municipal prestige, and Municipal Property Assessment Corporation (MPAC) valuation hierarchy of the Town depend upon the uncompromising preservation of distinguished, low-density residential estates; AND WHEREAS the unchecked proliferation of formulaic, high-density infill, commodity semi-detached pairings, and speculator-driven land fragmentation severely undermines the established spatial elegance, streetscape rhythm, and architectural harmony of LaSalle’s primary single-family corridors; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF LASALLE ENACTS AS FOLLOWS: 1. Addition of Section 5.34 – Architectural Integrity & Estate Preservation Overlay Zoning By-law Number 8600, as amended, is hereby further amended by inserting the following section immediately following Section 5.33: 5.34 ARCHITECTURAL INTEGRITY & ESTATE PRESERVATION OVERLAY 5.34.1 Scope and Character Threshold The provisions of this Section shall apply to all lands designated Residential One (R1) where seventy-five percent (75%) or more of the prevailing residential structures along a given block face exhibit custom single-detached typology, expansive manicured grounds, and superior MPAC construction quality classifications. 5.34.2 Prohibition of Commodity Infill & High-Density Slicing Within an applicable Overlay zone, no parcel of land shall be subjected to consent to sever, lot division, or lot line adjustments that result in pedestrian, narrow, or substandard "infill" frontages. ●​ (a) Mandatory Minimum Frontage: The absolute minimum frontage for any newly created or retained parcel shall be twenty (20.0) metres ( ). The 65. 6𝑓𝑡 creation of narrow, repetitive parcels designed to accommodate 10𝑚 speculative multi-unit pairs are explicitly deemed incompatible with the character of the street face and are strictly prohibited. BY-LAW NUMBER 8600-AMENDMENT [SJ] 4
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  ●​ (b) Grandeur-ScaleSetback Requirements: To prevent the visual crowding typical of suburban tract developments, any new principal dwelling must maintain a minimum front yard setback of nine (9.0) metres ( ) 29. 5𝑓𝑡 and an exterior flankage side yard setback along arterial or collector routes of no less than eight (8.0) metres ( ). 26. 2𝑓𝑡 5.34.3 Exclusion of High-Density Duplication To safeguard the established tranquility and visual distinction of the neighborhood: ●​ (a) Attached semi-detached, duplex, or high-density rental-style structures shall not be permitted as-of-right via consent. ●​ (b) Mirror-image or "cookie-cutter" architectural elevations are expressly barred on adjoining parcels. Any proposed structure on a newly severed lot must demonstrate bespoke architectural design, premium facade masonry, and significant spatial separation from adjacent property lines. 5.34.4 Maximum Permitted Site Coverage To ensure that structural footprints remain secondary to expansive private green space and mature canopy cover, the maximum aggregate lot coverage for all buildings on a lot shall not exceed twenty-five percent (25%). 2. Effective Date This By-law shall come into force and take effect on the day of final passing thereof, subject to the provisions of the Planning Act, R.S.O. 1990, c. P.13, as amended. READ A FIRST, SECOND, AND THIRD TIME AND FINALLY PASSED THIS ______ DAY OF _______________, 2026. Mayor____________________ Clerk____________________ BY-LAW NUMBER 8600-AMENDMENT [SJ] 5
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  The Final Word Uncheckedhyper-density damages quiet, single-family streets like Maple, Tenth, Cady, and Cervi. Passing this amendment restores sensible physical limits—enforcing strict minimum lot frontages and coverage caps so one single-family property remains one single-family property, preserving the low-density character our residents invested in. As a vested taxpayer in this municipality, I view these proposed infill conversions as high-density rental units in disguise. Council must immediately enact this Zoning By-law Amendment to close a critical planning loophole. Right now, a developer can take one single-detached home on an original lot, sever it into four narrow parcels, and pack those with six multi-unit residences. Without decisive planning protections, LaSalle risks inheriting severe traffic congestion and over-burdened local roadways. BY-LAW NUMBER 8600-AMENDMENT [SJ] forms an insurance policy against serial infill abuses and dilution risk in the coming years. I nickname this by-law amendment ‘the anti dilution poison pill’. When enacted, this updated standard operating procedure (SOP) supersedes existing Committee of Adjustment decision-making rules. Local resident legal counsel expert William Wright will be fine-tuning its final language, while keeping the core structure roughly 85% the same. -Without this action, LaSalle will end up like a Tecumseh—stuck in bumper-to-bumper traffic waiting ten minutes at a single stop sign. The tax bill and traffic will go up, the Town of LaSalle won't be able to reconcile why but this will be the predicament of cheap infills in LaSalle. Close all the loopholes now. Don’t build and accept cheap, just for the sake of adding population. This text is entirely reflective of my municipal governance, recommendations and style. -Approving Infills on single-residence streets will be considered as an act of total administrative hostility toward LaSalle's taxpaying homeowners. -Simon Jacques Candidate for Deputy-Mayor simonfor_la_council@yahoo.com BY-LAW NUMBER 8600-AMENDMENT [SJ] 6
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  BY-LAW NUMBER 8600-AMENDMENT[SJ] 7