GRAVENHURST COMMITTEE OF ADJUSTMENT

Transcription

GRAVENHURST COMMITTEE OF ADJUSTMENT
FOR CONSENTS AND MINOR VARIANCES
***** A G E N D A *****
WEDNESDAY, JANUARY 20, 2016
at 6:00 p.m. in the
Gravenhurst Municipal Office – Council Chambers
********************
PAGE
1.
ADOPTION OF AGENDA
2.
ADOPTION OF MINUTES:
3.
DISCLOSURE OF PECUNIARY INTERESTS
4.
UNFINISHED BUSINESS
a)
5.
6.
B/19/20/2015/GR
NOVEMBER 18, 2015
GRAY & JOINT PT INC.
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10
APPLICATIONS FOR MINOR VARIANCE
a)
A/33/2015/GR
ROCHWERG, Evelyn
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b)
A/34/2015/GR
STINSON, Charles & Malwina
22
c)
A/36/2015/GR
KAUFMAN, David & Elizabeth
27
d)
A/37/2015/GR
FERGUSON, Kenneth & Linda
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ADJOURNMENT
CA 2015.01.14
GRAVENHURST COMMITTEE OF ADJUSTMENT FOR CONSENTS
AND MINOR VARIANCES
WEDNESDAY, NOVEMBER 18, 2015 - 6:00 P.M.
GRAVENHURST MUNICIPAL OFFICES
COUNCIL CHAMBERS
MINUTES
PRESENT WERE:
Committee Members
Chair Bob Colhoun
Randy Jorgensen
John Dowdell
Laura Meikle
REGRETS:
Graeme Murray
Staff:
Katie Kirton, Senior Planner
Jeremy Rand, Senior Planner II
Wanda Speicher, Recording Secretary and Deputy Secretary-Treasurer
------------------------------------------------------------------1.
ADOPTION OF AGENDA
Moved by Randy Jorgensen
Seconded by Laura Meikle
#72 BE IT RESOLVED THAT the Agenda as presented to the Committee of Adjustment on
November 18, 2015, be adopted.
CARRIED.
2.
ADOPTION OF MINUTES
Moved by Laura Meikle
Seconded by Randy Jorgensen
#73 BE IT RESOLVED THAT the Minutes of the Gravenhurst Committee of Adjustment meeting
dated October 21, 2015, be adopted.
CARRIED.
Chair Colhoun advised that there is one item under Unfinished Business, two Consent
Applications, and three Minor Variance Applications on the Agenda for Committee’s
consideration.
3.
DISCLOSURE OF PECUNIARY INTERESTS
Nil.
2
4.
UNFINISHED BUSINESS
a)
Application No. B/33/2014/GR – Christine JAMESON
The Planner provided additional information relevant to the application and recommended that
Application B/33/2014/GR be approved as amended.
Committee requested clarification on the manner in which the application has been amended,
detail concerning the land which the applicant will be purchasing from the Town to address the
barn encroachment, and how the amendment will provide the applicant additional time in
which to complete the Consent application.
The Planner advised that the applicant’s lawyer had recommended an amended condition to
clarify Committee’s expectation, that the required survey has been completed, and that 3.0
metres on three sides of the barn will be purchased. This should suffice for maintenance
purposes. The Planner advised that the amendment would provide the applicant with another
year to fulfill the conditions imposed.
#74 BE IT RESOLVED THAT having had regard to the matters prescribed under Section 53(12) of
The Planning Act, R.S.O. 1990, c.P.13, that Condition No. 5: That the existing Barn
encroachment be addressed to the satisfaction of the Town, of the Consent Decision for
Christine JAMESON, be changed as follows:
CONDITIONAL ON:
(5) That the Applicant take all the necessary steps, including obtaining a survey, to complete a
purchase from the Town of Gravenhurst of the lands upon which the existing barn encroaches
and sufficient land to permit compliance with setback requirements, to the satisfaction of the
Town of Gravenhurst.
REASONS:
The application conforms with the requirements of the Gravenhurst Zoning By-law and the
Gravenhurst Official Plan and will meet the requirements of all commenting agencies.
CARRIED.
5.
APPLICATIONS FOR CONSENT
a)
Application B/21/22/2015/GR – WILF KASZANITS ENTERPRISES LTD.
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•
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•
•
•
•
•
Correspondence was received from:
The Plans Examiner;
The Director of Infrastructure;
The Parks & Trails Technician;
The Septic Inspector;
The Fire Prevention Officer;
The District of Muskoka; and,
Hydro One.
The Planner provided additional information relevant to the application and recommended that
the application be deferred.
Rick McCann, agent, expressed concern over the requirement for the completion of a
Boundary Road Agreement between the District of Muskoka and the County of Simcoe, and
Species at Risk.
No public comments were received.
The Committee also expressed concern regarding the timing of the Boundary Road
Agreement. Further information on when the agreement matter will be resolved, and from
which office entrance permits are required should be provided by the District of Muskoka.
The Planning Act, R.S.O. 1990, c.P.13, that Consent be Deferred for Application No.
B/21/22/2015/GR – WILF KASZANITS ENTERPRISES LTD., pending the submission of an
Environmental Impact Statement to address Species at Risk and for further consultation with
the District of Muskoka regarding entrance permits.
REASONS:
To confirm adequate access and to ensure that there is no impact on Species at Risk habitat.
CARRIED.
b)
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•
•
•
Application B/23/24/2015/GR – Mary Jean and John CLINE
The District of Muskoka;
Hydro One; and,
Sarah Bale.
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The Planner provided additional information relevant to the application and recommended that the
application be approved.
Rick McCann, agent, addressed the concerns of Mrs. Bale by explaining that although, essentially,
a three lot configuration is being proposed on the lake, it is no more than what exists now for
development. One of the benefits of going through the consent process is that site plan control
can be utilized to implement the recommendations contained in the Environmental Impact
Statement. If the lots sold were sold as they are, development of each would be less controlled.
This application results in a net win from an environmental perspective.
The Committee had questions concerning whether dock locations would be limited, waterfront
development percentage in relation to the Official Plan policies which state that only 10.0 percent
of new development will be in the Waterfront Area, boat traffic concerns, and timing of site plan
control.
The Planner advised that the Environmental Impact Statement did not include recommended
docking locations. This is only addressed if an area of concern is identified. A small area of Type
One Fish Habitat was identified on the property. The Official Plan and Provincial Policies permit
certain development.
The Planner advised that we have not, in the past, tracked rural versus waterfront development.
The lake capacity is looked at through the Lake Health Study with the District of Muskoka.
Phosphorous loading is critical. This proposal meets all policies.
The Planner advised that we cannot restrict boat traffic on a lake. The Zoning By-law has
shoreline development regulations concerning lakefront amenities related to boating. There are
no specifics concerning the general threshold of boats for this lake.
The Planner advised that a Site Plan Agreement is only required prior to issuance of a building
permit. The related Zoning Amendment will ensure protection of the first 30.0 metres of land
from the water, as recommended by the Environmental Impact Statement. Meandering pathway
and stairs are permitted. Site Alteration and Tree Preservation By-laws are also in place.
Moved by John Dowdell
The Planning Act, R.S.O. 1990, c.P.13, that Consent be Granted for Application No.
B/23/24/2015/GR – Mary Jean and John CLINE
CONDITIONAL ON:
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(1) A Deed and Schedule/Certificate of Consent for the severed lot be submitted to the SecretaryTreasurer (including all rights-of-ways, easements and the shared driveway), along with a
registered (paper) copy of the reference plan.
(2) A digital drawing file of the reference plan, compatible with AutoCad Version 13, shall be
provided to the Town. A fee per lot being created be paid, in accordance with the current
Fees and Services Charges By-law.
(3) Cash-in-lieu of parkland dedication be paid to the Town of Gravenhurst in the amount of 5%.
(4) The subject lands be brought into conformity with the Zoning By-law by means of the lands
being zoned for their intended use, including the requirement for a 30.0 metre vegetative
buffer along the shoreline and the identification of development envelopes.
(5) Unopened Road Allowance Closure Application No. RC-01-2013 be completed, including the
required land swap and payment. The Road Allowance bisecting the subject lands shall be
merged with the abutting lands.
(6) The three lots subject to this application be merged, including the Road Allowance bisecting
the subject lands. Confirmation that all lands have merged shall be provided to the Town by
way of Legal advice.
REASONS:
The application will conform with the requirements of the Gravenhurst Zoning By-law and the
Gravenhurst Official Plan and will meet the requirements of all commenting agencies.
CARRIED.
APPLICATIONS FOR MINOR VARIANCE
6.
a)
•
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•
•
•
•
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Application A/29/2015/GR – Allyn ABBOTT
The Plans Examiner;
The Emergency Planning Coordinator;
The District of Muskoka;
Union Gas; and,
Bruce and Wendy Cleland.
The Planner provided additional information relevant to the application, and recommended
that the application be approved.
Shea Greenleaf, agent, was present.
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The Committee had no questions or comments.
Moved by Laura Meikle
Seconded by John Dowdell
#77 BE IT RESOLVED THAT Application No. A/29/2015/GR – Allyn ABBOTT, be approved and
that the necessary Notice of Decision be prepared.
CARRIED.
b)
•
•
•
•
•
•
•
Application A/31/2015/GR – Ronald and Joanne SIMPSON
The Plans Examiner;
The Director of Infrastructure;
The Emergency Planning Coordinator; and,
Trent-Severn Waterways/Parks Canada.
that the application be approved.
Rick McCann, agent, explained that a variance had been requested and granted previously to
build closer to the road because of the terrain. Blasting was involved to site the building. The
owner had been to the property when the foundation had been installed. The poured
foundation, because of the uneven nature of the rock and blasting, forced the building up.
Construction continued and the owners are now asking for permission to exceed height. The
neighbors are not disagreeing with the proposal.
The Committee had no questions or comments.
Moved by John Dowdell
Seconded by Randy Jorgensen
#78 BE IT RESOLVED THAT Application No. A/31/2015/GR – Ronald and Joanne SIMPSON, be
approved and that the necessary Notice of Decision be prepared.
CARRIED.
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c)
•
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•
•
•
•
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Application A/32/2015/GR – Helene KORN
The Plans Examiner;
The Emergency Planning Coordinator;
Joseph Virball;
Robert S. Kinnear;
Michael Wise; and,
Hedy Chandler.
that the application be approved, conditional upon the applicant applying for a Site Plan
Agreement Amendment.
Rick McCann, agent, provided his rationale for the application and responded to the concerns
expressed in the comments submitted.
Joe Virball expressed concerns with tree removal, failure to plant new trees, proposed
excessive height, and short notice provided for the application’s public hearing.
No further public comments were received.
The Committee requested further information on why the height regulation cannot be met,
questioned whether fill could be utilized to meet the height regulation, expressed concern
about the waterfront and its naturalization, and requested clarification on how we ensure
naturalization is completed.
A discussion ensued regarding the method in which height is measured, how fill can be utilized
for a structure to meet a height regulation, the terrain specifics of the subject property
including the presence of a lawn near the water, the Zoning By-law requirement for 75.0
percent of the Shoreline Development Area to remain in a natural state, the definition of
natural state, how the preservation of this natural state is monitored, a timeline to create the
re-vegetated areas, and who designs a planting plan.
The Planner advised that if the Committee is looking for more of a guarantee, the proposed
condition could be amended to specify that the planting plan must be prepared by a qualified
biologist and the plan must be signed off on by a biologist. This would provide an assurance
that a qualified biologist would be involved to ensure the best outcome.
The Planner prepared and read an amended resolution.
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Mr. McCann agreed with the amended resolution.
Seconded by John Dowdell
#79 BE IT RESOLVED THAT Application No. A/32/2015/GR – Ronald and Joanne SIMPSON, be
approved and that the necessary Notice of Decision be prepared, conditional upon the
applicant applying for a Site Plan Agreement Amendment for the subject lands to include a
satisfactory planting plan to be prepared by a professional Biologist for the area within 20.0
metres of the Optimal Summer Water Level. Furthermore, a condition shall be included in the
Site Plan Agreement to require confirmation that the planting plan has been completed to the
satisfaction of the Biologist be submitted to the Town within one year of Occupancy being
issued.
CARRIED.
The Committee requested that staff forward a letter to the District of Muskoka concerning the
delay in providing comments to municipal staff, and the need for the agreement between the
District of Muskoka and the County of Simcoe to be expedited for Application No.
B/21/22/2015/GR, Wilf Kaszanits Enterprises Ltd.
7.
ADJOURNMENT
The motion to adjourn was moved by John Dowdell and seconded by Laura Meikle.
meeting adjourned at 7:26 p.m.
Bob Colhoun
Chair
Wanda Speicher
Deputy Secretary-Treasurer
:ws
9
The
THE CORPORATION OF THE TOWN OF GRAVENHURST
To:
Committee of Adjustment
From:
Date:
January 20th, 2016
Subject: B/19/20/2015/GR; GRAY & JOINT PT INC.
RECOMMENDATIONS
Based on the analysis contained below, Development Services staff recommends:
THAT consent be granted, provided that the requirements of the following conditions are
satisfied:
(1)
A Deed and Schedule/Certificate of Consent for the severed lot be submitted to the
Secretary-Treasurer (including all rights-of-ways), along with a registered (paper) copy of
the reference plan.
(2)
A digital drawing file of the reference plan, compatible with AutoCad Version 13, shall be
provided to the Town. A fee per lot being created be paid, in accordance with the current
Fees and Services Charges By-law.
The proposed lot addition shall be added to the abutting lands to the abutting lands, and Section 50(3)
of the Planning Act, R.S.O. 1990, Chapter P.13, shall be applied to all future transactions.
PURPOSE
The purpose of this report is to provide background information and recommendations related to a
change of conditions related to Consent Applications B/19/20/2015/GR.
The applications for two lot additions were submitted in order to correct existing structural and driveway
encroachments. The original application was approved at the Committee Adjustment on October 21,
2015. The applicant is now requesting a change of conditions. As proposed, there are no changes to
the intent of the conditions; the change is related to the lands to which the conditions apply. Severed
Lot #1 would be changed to Retained Lot # 1 and vice versa. A location map and Schedule are
attached.
PROPERTY INFORMATION
a) Lot Dimensions:
1865 North Muldrew Lake Road
Lot Area: 1.4 hectares
Lot Frontage: 64.3 metres
1829 North Muldrew Lake Road
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b) Servicing:
Private water supply and private sewage system.
c) Access:
Municipally maintained road: North Muldrew Lake Road (Muldrew Lake)
d) Fish Habitat:
The property is located adjacent to Type 1 fish habitat and unclassified fish habitat. This may affect
the availability of a building permit for any shoreline work on the subject lands.
e) Site Inspection and Characteristics:
A site inspection was conducted on October 9, 2015 by Jeremy Rand & Katie Kirton.
f)
Surrounding Land Uses:
The surrounding land uses are residential waterfront in nature.
g) Shore Road Allowance:
Not applicable.
ANALYSIS & OPTIONS
Staff has reviewed and analyzed the application against the following planning documentation, policies
and regulations in preparing a recommendation.
Provincial Policy Statement
The application, as submitted, is consistent with the Provincial Policy Statement.
Official Plan Policies
The property is designated Waterfront Area, as identified in the Town of Gravenhurst Official Plan.
More specifically, the following Sections are considered to be the most notable in the review of this
application.
D2.4 Unless otherwise specified in this plan, new lots shall have a minimum of 60
metres of frontage on a publicly year-round maintained road or navigable waterway and
an area of 0.8 hectares under ideal development conditions. Larger lots will be required
in many circumstances to fulfill the other requirements of this Plan.
11
D4.3.1 The creation of a new lot on Muldrew Lake is subject to the following policies:
a) backlot development shall not be permitted on the peninsulas between parts of
the lake;
b) the minimum lot frontage shall be 120.0 metres;
c) where the lot is abutting a narrow waterbody, the minimum lot frontage shall be
150.0 metres;
d) the creation of a new lot to divide existing residential dwellings may be permitted
provided that each lot meets the requirements of Sections D1.5 and D2.4.
The proposal would not result in new lot creation; however the resultant lots would maintain the
minimum lot frontage and area requirements of Zoning By-law 10-04, as amended.
D4.3.4 The permitted uses for lands within the Muldrew Lake designation shall be limited
to single detached dwellings, mainland waterfront landings for water access and existing
commercial uses.
The use of the subject lands will remain as single detached residential waterfront, which complies with
the permitted uses on Muldrew Lake.
Staff are of the opinion that the application meets the intent and policies of the Town of Gravenhurst
Official Plan.
Zoning By-law 10-04
Current Zoning: Residential Waterfront Zone (RW-6E) & Environmental Protection Zone (EP)
CONSULTATION
The subject property has been posted. Additionally, all neighbouring property owners within 60.0
metres of the subject lands and appropriate agencies have been circulated for comment, as per the
requirements of the Planning Act, R.S.O. 1990 as amended.
COMMUNICATIONS PLAN
Notification has been provided and a Public Hearing has been scheduled in accordance with the
Planning Act, R.S.O. 1990, as amended.
ATTACHMENTS
1. Key Map
2. Sketch
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RESPECTFULLY SUBMITTED BY:
Author: Katie Kirton, Senior Planner
Approved by: Scott Lucas, Director of Development Services & Acting Chief Administrative Officer
KK:sf
13
KEY MAP
TURTLE LAKE
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Subject
Properties
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1:7,982
420
560
Metres
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Proposed Consent
Application B/19/20/2015/GR
GRAY, Douglas & JOINT PT INC
Part of Lots B & C, Concession 14
in the former Township of Wood
now in the Town of Gravenhurst
District Municipality of Muskoka
Being Parts 53, 77, 78, 81, 82 & Pt of Part 55,
Plan BR 895 and Parts 1, 2 & 4, Plan 35R-17320
municipally known as 1829 & 1865, N Muldrew Lk Rd
Roll Nos. 020-043-03600 & 020-043-04000
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SCHEDULE
Proposed Consent
Application No. B119120/20151GR
GRAY, Douglas & JOINT PT INC
Part of Lots B & C, Concession 14
in the former Township of Wood
Being parts 53, 77, 78, 81, 82 & Pt of Part
55, Plan BR 895 and
Parts 1, 2, & 4, Plan 35R
-1
7320
municipally known as 1829 & 1865 North
Muidrew Lake Road
Roll No. 020-043-03600 & 020-043-04000
Date: December 23, 2015
9
Muu
15
To:
From:
Date:
January 20th, 2016
Subject: A/33/2015/GR; ROCHWERG, Evelyn
RECOMMENDATIONS
THAT Minor Variance Application A/33/2015/GR be approved.
PURPOSE
The purpose of this report is to provide background information and recommendations related to Minor
Variance Application A/33/2015/GR.
The application was submitted in order to permit a Dwelling with a minimum Side Yard (east side only)
of 4.6 metres instead of the permitted 6.0 metres as well as a Setback to the Optimal Summer Water
Level of 22.0 metres, instead of the required 30.0 metres. The proposed variances would permit a 16.8
square metre addition to the easterly side of the Dwelling.
a) Lot Dimensions:
b) Servicing:
c) Access:
Municipally maintained road: Muriel Crescent
d) Fish Habitat:
The property is located adjacent to unclassified fish habitat. This may affect the availability of a
building permit for any shoreline work on the subject lands.
16
A site inspection was conducted in December, 2015 by Katie Kirton and Jeremy Rand.
The property slopes steeply to the shoreline and is generally in a natural state outside of the
existing development with a mixture of rock, and low lying and mature vegetation.
f)
The surrounding land uses are residential waterfront.
Not applicable.
ANALYSIS & OPTIONS
The property is designated Waterfront Area and is located within a Narrow Waterway, as identified in
the Town of Gravenhurst Official Plan.
application.
D2.1 PRESERVATION OF VEGETATION
New development in the Waterfront Area shall be sensitive to the preservation of tree
cover and native vegetation so as to prevent erosion, siltation and possible nutrient
migration and maintain the complex ecological functions of the shoreline and littoral zone
environment. Primary development shall be set back a minimum of 30 metres from the
high water mark. Site alteration and disturbance of vegetation within 20 metres of the
shoreline shall be limited to minor alterations to accommodate access trails, marine
related structures, water pumping equipment or restoration work and limited limbing of
mature trees.
As a condition of development or redevelopment restoration, of the natural vegetation
and shoreline characteristics may be required. In these instances, undisturbed
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shorelines of the Lake shall be used as an example of how to regulate a disturbed
shoreline.
The property will be subject to Site Plan Control in order to maintain the existing vegetation in a natural
state, particularly along the steep slopes between the Dwelling and shoreline.
I1.4.9 Steep Slopes and Ravines
The following development criteria shall apply to development proposed within the Steep
Slopes and Ravines Area, as identified on Schedule B, or as identified by municipal staff
during a site visit.
a) It shall be the policy of this Plan to limit development on Steep Slopes.
Development of these areas can be hazardous to structures as well as the visual
integrity of the landscape.
b) Where development is proposed on slopes greater than 20 percent but less than
40 percent existing vegetation must be substantially retained. If vegetation
cannot be substantially maintained, a Site Evaluation Report shall be completed
to the satisfaction of the Town of Gravenhurst and the recommendations
implemented in the development approval process.
c) Where development is proposed on slopes 40 percent or greater, a Site
Evaluation Report will be required in accordance with Section I1.4.30;
d) Development on Steep Slopes or Ravines shall be subject to Site Plan Control.
The proposed development would be located adjacent to an area of steep slopes and would not
have a direct impact on the steep slopes. Through a Site Plan Agreement the owner would be
required to maintain the existing vegetation along the shoreline, including on the steep slope.
The retention of vegetation would further serve as a buffer to screen the development when
viewed from the lake.
I1.4.10 Boat Channel Protection Areas
The following development criteria shall apply to lands as identified on Schedule B as
Boat Channel Protection Areas.
a) For the purpose of this Plan, areas on Waterbodies where the distance from
shoreline to shoreline is less than 150.0 metres or where the distance from
shoreline to shoreline on a river is less than 30.0 metres shall be considered
b) Boat Channel Protection Areas include narrow channels, bays, inlets and outlets
and other areas where development of the shoreline might create a hazard to
water travel. Within Boat Channel Protection Areas the development of docks,
boathouses, boat ports or any other shoreline oriented structure may be
restricted to ensure the safe navigation of the waterway. The Town may also
require that properties be subject to Site Plan Control and the preparation of a
Site Evaluation Report.
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c) Where new lot creation is proposed adjacent to a Boat Channel Protection Area,
lot frontages may be increased to ensure that the density, water quality,
navigation, aesthetics, channel congestion and views are not negatively affected.
In addition to increasing the frontage requirements for development the Town
may also require that properties be subject to Site Plan Control and the
preparation of a Site Evaluation Report.
The property is located within a Narrow Waterway. The proposed development would be located a
minimum of 22.0 metres from the shoreline and will be buffered with mature vegetation when viewed
from the lake. No development is proposed along the shoreline therefore there would be no impact on
navigation.
Zoning By-law 10-04
Current Zoning: Residential Waterfront (RW-6B) subject to Special Provision 792 (S792)
The proposed Minor Variance would have the effect of permitting a reduced easterly Side Yard Setback
of 4.6 metres instead of the required 6.0 metres and a reduced setback to the Optimal Summer Water
Level of 22.0 metres instead of the required 30.0 metres for a small addition to the Dwelling.
CONSULTATION
COMMUNICATIONS PLAN
ATTACHMENTS
1. Key Map
2. Schedule
Approved by: Scott Lucas, Director of Development Services
KK:ws
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KEY MAP
MURIEL
PINE LAKE
116
6
MU
RIE
B OOT H
L
Subject Property
PINE LAKE
S
MERGAN
0
25 50
®
100
1:3,000
1:3,000
150
ER
Minor Variance Application A/33/2015/GR
ROCHWERG, Evelyn
Lot 14 and Part of Lot 13, Plan 24
in the former Township of Muskoka
being Part 2, Plan 35R-23438
Municipally known as 1149 Muriel Crescent
Roll No. 020-032-06200
200
Metres
20
.
I REQUIRE hitS
DATE:
.
.
-
.
DISTRICT
1) ThIS SUREY AND
ACT THE SUR’dEYORS
UNDER THEM.
2) ThE SUR’’EY WAS
NOVEMBER 29, 2010.
BRAcEBRIDGE. ONTAR
P/NE
FERENCE
LAKE
II
DISTANCES
SCHEDULE
Minor Variance
Application No. N33/2015/GR
ROCHWERG, Evelyn
Lot 14 and Part of Lot 13, Plan 24
Being Part 2, Plan 35R-23438
municipally known as 1149 Muriel Crescent
Roll No. 020-032-06200
Date: January 8, 2016
ARE IN METRES AND CAN BE CONVERTED 10 FEET BY DIVIDING BY 0.3048
UTN GRID DERIVED FROM SIMULTANEOUS GPS OBSERVAT1ONS ON
AND 8, HAVING A GRID BEARING OF N 51 35’ 55 E, NAD83 (cs*lS) II DISTANCES ON ThIS Pt.AN ARE HORIZONTAl. GROUND DISTANCES AND CAN SE CONVERTED TO
DISTANCES
D
BY MULT1PI.’tlNG BY A COMBINED SCALE FACTOR OF 0.99978.
(8I.WLONG
D_J
RED TO THE CENTRAL MERIDIAN OF UTM ZONE 17
21
rt’a.
Nc
To:
From:
Jeremy Rand, Planner II
Date:
January 20, 2016
Subject: A/34/2015/GR; STINSON, Charles & Malwina
RECOMMENDATIONS
PURPOSE
The application was submitted in order to facilitate the construction of a Garage proposed at a 26.0
metre Setback form the Optimal Summer Water Level instead of the required 30.0 metres. A location
map and sketch are attached.
a) Lot Dimensions:
Lot Area: 4,765.0 square meters
Lot Frontage: approx. 88.0 metres
b) Servicing:
c) Access:
Privately maintained road: White Eagle Road
d) Fish Habitat:
The property is located adjacent to Type 1 fish habitat and unidentified fish habitat. This may affect
the availability of a building permit for any shoreline work on the subject lands.
22
A site inspection was conducted in December 2015 by Jeremy Rand and Katie Kirton.
The subject property contains a Dwelling with Decking as well as a Dock and Gazebo. The property
is well treed along the property boundaries. The area where the Garage is proposed contains a
grassy area.
f)
Surrounding land uses area residential waterfront in nature consisting of lots similar in size to the
subject property.
Owned.
ANALYSIS & OPTIONS
The property is designated Waterfront Area as identified in the Town of Gravenhurst Official Plan.
Section S2.1 of the Plan outlines policies related to preservation of vegetation in the Waterfront Area
and states that
migration and maintain the complex ecological functions of the shoreline and litoral zone
mature trees.
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shoreline.
The proposed garage is located 26.0 metres form the Optimal Summer Water Level and would not
affect vegetation removal within 20.0 metres of water.
Staff are of the opinion that the proposal conforms to the intent and policies of the town of Gravenhurst
Official Plan.
Zoning By-law 10-04
Current Zoning: residential Waterfront Zone (RW-6F)
The proposed variance would have the effect of permitted a Garage with a minimum setback to the
Optimal Summer Water Level of 26.0 metres instead of the required 30.0 metres. Staff are of the
opinion that the proposal is in keeping with the intent of the zoning by-law.
CONSULTATION
COMMUNICATIONS PLAN
ATTACHMENTS
1. Key Map
2. Schedule(s)
Author: Jeremy Rand, Planner II
Approved by: Katie Kirton, Senior Planner
JR:sf
24
KEY MAP
N
LA
IS
KAHSHE LAKE
D
Subject Property
18
KL
KAHS
HE LA
KE
E
W
LAK
HI
TE
EA
HE
HS
GL
E
KA
KA
200
1:6,000
1:6,000
300
GE
R
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50 100
K
LA
0
®
RO
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HS
LA
R
STINSON, Charles and Malwina
Lot 14 and Part of Lot 13, Plan 35M-440
in the former Township of Morrison
Municipally known as 1069 White Eagle Rd.
Roll No. 030-019-02000
400
Metres
25
iLl
-
0
N
33O.
am
C’4
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0
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SC H E D U L E
Minor Variance
Application No. A134/2015/GR
STINSON, Charles and Malwina
Lot 14 and Part of Lot 13, Plan 35M-440 (Kahshe Lake)
in the former Township of Morrison
municipally known as 1069 White Eagle Road
Roil No. 030-019-02000
\
METRIC
26
LO W)-4ITE EACL RID
I4OO
To:
From:
Date:
January 20th, 2016
Subject: A/36/2015/GR; KAUFMAN, David and Elizabeth
RECOMMENDATIONS
THAT Minor Variance Application A/36/2015/GR be approved conditional on the applicant
providing a shoreline revegetation plan, prepared by a qualified professional to the satisfaction
of the Town. The plan shall be implemented through Site Plan Control.
PURPOSE
The application was submitted in order to permit an increase in Lot Coverage from the existing 13.5%
to 14.0%, to relieve the property from the Maximum Dwelling Width provision and to permit a reduction
in the Minimum Dwelling Side Yard Setback from the existing 5.0 metres to 3.0 metres (west side only).
The variances would permit the enclosure of an existing porch on the west side of the Dwelling, an
addition to the front of the Dwelling and a new Deck on the front of the Dwelling
a) Lot Dimensions:
b) Servicing:
c) Access:
Municipally maintained road: Pinetree Road (Loon Lake)
27
d) Fish Habitat:
The property is located adjacent to unclassified fish habitat. This may affect the availability of a
building permit for any shoreline work on the subject lands.
A site inspection was conducted in December, 2015 by Katie Kirton and Jeremy Rand.
f)
The surrounding uses are residential waterfront.
Not applicable.
ANALYSIS & OPTIONS
The property is designated Waterfront Area and is partially located within a Narrow Waterway, as
identified in the Town of Gravenhurst Official Plan.
application.
D2.1 PRESERVATION OF VEGETATION
migration and maintain the complex ecological functions of the shoreline and littoral zone
mature trees.
28
shoreline.
The shoreline appears to be void of vegetation. When staff conducted a site inspection it was difficult to
determine the amount and type of shoreline vegetation due to snow cover, however some bedrock was
evident directly along the shoreline. It appears from the 2013 aerial photography that there may be an
opportunity for the owner to revegetate the shoreline. Staff would recommend that the variance be
conditional upon the applicant providing a revegtation plan prepared by a qualified professional. The
revegetation plan shall bring the property into compliance with Section 5.23.1 of the Zoning By-law
which states:
5.23.1 A minimum 75.0% of the area of land 20.0 metres wide abutting and running
parallel to the Optimal Summer Water Level shall contain a Shoreline Buffer.
The Official Plan further identified the subject lands as fronting on a Narrow Waterway therefore the
following policy would be applicable:
I1.4.10 Boat Channel Protection Areas
The following development criteria shall apply to lands as identified on Schedule B as
a) For the purpose of this Plan, areas on Waterbodies where the distance from
shoreline to shoreline is less than 150.0 metres or where the distance from
shoreline to shoreline on a river is less than 30.0 metres shall be considered
b) Boat Channel Protection Areas include narrow channels, bays, inlets and outlets
and other areas where development of the shoreline might create a hazard to
water travel. Within Boat Channel Protection Areas the development of docks,
boathouses, boat ports or any other shoreline oriented structure may be
restricted to ensure the safe navigation of the waterway. The Town may also
require that properties be subject to Site Plan Control and the preparation of a
Site Evaluation Report.
c) Where new lot creation is proposed adjacent to a Boat Channel Protection Area,
lot frontages may be increased to ensure that the density, water quality,
navigation, aesthetics, channel congestion and views are not negatively affected.
In addition to increasing the frontage requirements for development the Town
may also require that properties be subject to Site Plan Control and the
preparation of a Site Evaluation Report.
The proposed development would be located a minimum of 16.0 metres from the shoreline. No
development is proposed directly along the shoreline therefore there would be no impact on navigation.
29
Zoning By-law 10-04
Current Zoning: Residential Waterfront (RW-6D)
The proposed amending Minor Variance would have the effect of permitting an increase in Lot
Coverage from the existing 13.5% to 14.0%, relieving the subject lands from the Maximum Dwelling
Width provision and permitting a reduction in the Dwelling Side Yard Setback from the existing 5.0
metres to 3.0 metres (west side only). The variances would permit the enclosure of an existing porch on
the west side of the Dwelling, an addition to the front of the Dwelling and a new Deck on the front of the
Dwelling.
CONSULTATION
COMMUNICATIONS PLAN
ATTACHMENTS
1. Key Map
2. Schedule(s)
Approved by: Scott Lucas, Director of Development Services
KK:ws
30
KEY MAP
LO
O
LOON LAKE
N
PI
N
TURTLE LAKE
0 20 40
80
1:3,000
1:3,000
120
KE
RD
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Subject Property
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KAUFMAN, David and Elizabeth
Part of Lot 31, Concession 5 (Loon Lake)
Being Lot 38, Plan M-388
Municipally known as 73 Pinetree Road
Roll No. 020-026-06100
160
Metres
31
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4
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43q4%
1•
SCHEDULE
Minor Variance
Application No. A/361201 5/GR
KAUFMAN, David and Elizabeth
Part of Lot 31 Concession 5 (Loon Lk)
Being Lot 38, Plan M-388
municipally known as 73 Pinetree Rd
Roll No. 020-026-06100
Scale: 1:250
Date:
January 8,2016
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To:
From:
Jeremy Rand, Planner II
Date:
January 13, 2016
Subject: A/37/2015/GR; FERGUSON, Kenneth & Linda
RECOMMENDATIONS
PURPOSE
The application was submitted in order to construct a covered porch at the front of the dwelling. The
addition would result in a Front Yard setback of 3.0 metres instead of the required 6.0 metres.
A location map and sketch are attached.
a) Lot Dimensions:
Lot Area: 826.7 square metres
b) Servicing:
Municipal water supply and municipal sewage system.
c) Access:
Municipally maintained road: Hughson Street
33
d) Site Inspection and Characteristics:
A site inspection was conducted in December 2015 by Jeremy Rand and Katie Kirton.
The subject property is located on the corner of Hughson and Bay Street. The property contains a
Single Detached Dwelling with an attached car port. The westerly side of the property at Bay Street
slopes down towards street and no direct access is provided to Bay Street.
e) Surrounding Land Uses:
Surrounding land uses are urban residential in nature. Lots to the east contain setbacks greater
than what exists on the subject lot. The dwelling on the lot directly across the road to the south of
the subject lands contains an existing setback to the roadway similar to the proposed setback on
the subject lands.
ANALYSIS & OPTIONS
The property is designated Urban Residential Area as identified in the Town of Gravenhurst Official
Plan.
Staff have reviewed the policies of the Town’s Official Plan and are of the opinion that the application
conforms to the intent and policies of the Plan.
Zoning By-law 10-04
Current Zoning: Commercial Core Zone (C-1)
The proposed amending Minor Variance would have the effect of permitting a proposed covered porch
with a setback of 3.0 metres instead of the required 6.0 metres.
Given the nature of the surrounding development, including the dwelling immediate across the road on
Hughson St, staff are of the opinion that the proposal is in keeping with the character of the
neighbouhood and would meet the intent of the Zoning By-law.
34
CONSULTATION
COMMUNICATIONS PLAN
ATTACHMENTS
1. Key Map
2. Schedule(s)
Author: Jeremy Rand, Planner II
Approved by: Katie Kirton, Senior Planner
JR:sf
35
KEY MAP
EAV
WN
ETT
CHEROKEE
E
Subject Property
BURNETT
H
HUG
S ON
T
H
M ON
ND
WA
AM
IR
CLA
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SAR
BAY
ILLE
R
0 15 30
®
60
1:2,000
1:2,000
90
FERGUSON, Kenneth and Linda
Lot 17, Plan 8
in the Town of Gravenhurst
Municipally known as 620 Bay Street
Roll No. 010-012-10100
120
Metres
36
Y
MAR
GR
BRO
-
LOT DIMENSIONS:
LOT AREA
MAX COVERAGE @45%:
EXISTING COVERAGE
SITE STATISTICS
-
154.1 m2-existing
-
23 5 m2 sheds
-
28.6 m2 carport
20.12 mx 41.04 m
826.7 m2
372 0 m2
102.0 m2 dwelling
SjHEOULE
Minor Variance
Application No. N37/2015!GR
FERGUSON, Kenneth and Linda
Lot 17, Plan 8
in the Town of GravenhurSt
municipally known as 620 Bay Street
Roll No. 01 0-01 2-1 01 00
Scie: 1 :2o0
37
FINAL TOTAL
197.4 m2
24%
43.3 m2
PROPOSED ADDITIONAL COVERAGE
10.8 riO
Front Porch
14.3 m2
Side Porch
18.2 m2
Deck
SHEET 1 OF 13-
SCALE: i 2o
DATE: December 1115
SITE PLAN
BY. K W Ferguson, P.Eng
REVtSED:
INTERIOR & EXTERIOR RENOVATIONS
620 BAY STREET, Gravenhurst, ON
D
c,
‘20

GRAVENHURST COMMITTEE OF ADJUSTMENT

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