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HomeMy WebLinkAboutMay 07, 2015 - Planning - Bechard COMMITTEE OF ADJUSTMENT AGENDA THE CORPORATION OF THE MUNICIPALITY OF BAYHAM 9344 Plank Road, Straffordville Council Chambers May 7, 2015 6:30 p.m. Page 1. CALL TO ORDER 2. APPOINTMENT OF CHAIRMAN (a) Appointment 3. DECLARATION OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF 4. APPLICATION(S) (a) Minor Variance Application A-02/15 Bechard - Request for variance to grant relief from Zoning By-law Z456-2003 Section 4.2 a) - use of an accessory building; Section 4.2 c) - location of an accessory building; Section 10.11 b) - maximum height of an accessory building and Section 10.11 c) - maximum floor area for an accessory building in a Village Residential (R1) Zone to allow for the construction of a new detached garage located in a front yard with accessory living quarters above the ground level 5. STAFF PRESENTATION 3 - 17 (a) Report DS-30/15 by Margaret Underhill, Secretary/Treasurer Committee of Adjustment re Committee of Adjustment - Minor Variance - A-02/15 Bechard File: C07 / D12.BECH 6. PRESENTATIONS BY APPLICANT/AGENT 7. PUBLIC SUBMISSIONS 8. COMMITTEE QUESTIONS AND DISCUSSION 9. DECISION OF COMMITTEE (Motions) Page 1 of 17 Committee of Adjustment Agenda May 7, 2015 Page (a) Decision 10. ADJOURNMENT (a) Adjournment Page 2 of 17 19X1(114441 11.11* = REPORT DEVELOPMENT SERVICES #UPItio�anity 1i' ° TO: Mayor&Members of Council FROM: Margaret Underhill, Secretary/Treasurer Committee of Adjustment DATE: May 7, 2015 REPORT: DS-30/15 FILE NO. C-071 D12.BECH Roll#34-01.002-001-32000 SUBJECT: Committee of Adjustment•Minor Variance-A-02115 Bechard D13.BECH BACKGROUND: Kenneth and Karen Bechard have submitted a minor variance application for their 1292 m2(0.3 acre)property located on the south side of McCord Lane, south of Lakeshore Line property described as Concession 1 Pt Lot 13 RD6 Part.1, known municipally as 3 McCord Lane in the village of Port Burwell. The property is designated "Residential"and"Hazard Lands"in the Official Plan and zoned Village Residential(R1)and within the LPRCA Regulation Limit in the Bayham Zoning By-law Z456-2003. THE PURPOSE of the variances is to grant relief from: • Section 4.2 a)-use of an accessory building; • Section 4.2 c)-location of an accessory building; • Section 10.11 b)-Maximum Height of.an.accessory building; and, • Section 10.11 c)-Maximum Floor Area for an Accessory Building in a Village Residential (R1)Zone • THE EFFECT of the variances will be to allow-for the construction of a new detached garage located in a front yard with accessory living quarters above the ground level. DISCUSSION: Council must be satisfied with the Planning Act four"tests"when considering an application for a minor variance. Staff and planner concur the application meets the criteria as outlined in the planner's memorandum attached to this report. Other staff comments regarding the accessory living quarters include:the lot area around the proposed garage is to be graded so surface water discharges into the catch basin shown on the plan. If there is plumbing planned for the living quarters,verification from a licensed septic installer will be required to determine if the existing septic system has the capacity for more plumbing. Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 3 of 17 Staff Report DS-30-15 Bechard Page 2 ATTACHMENTS 1. Application for Minor Variance A-02/15 2. IBI Memorandum dated April 30, 2015 RECOMMENDATION 1. "THAT the Committee of Adjustment Secretary-Treasurer's report DS-30/15 regarding the Bechard minor variance be received; 2. AND WHEREAS the Committee agrees that the proposed variances meet Section 45.1(1)of the Planning Act and these variances are considered minor; 3. THEREFORE application A-06114 submitted by Kenneth and Karen Bechard, pursuant to Section 45 of the Planning Act for minor variance, is granted to allow relief from Municipality of Bayham Zoning By-law Z456-2003: • Section 4.2 a)—Use of an Accessory Building—to permit the use of the accessory building's second storey for a dwelling unit,where currently accessory buildings are not permitted to be used for human habitation unless specifically allowed in a particular zone,and; • Section 4.2 c)—Location of an Accessory Building—to permit the placement of the detached garage in the front yard,where currently accessory buildings are not permitted in front yards,and; • Section 10.11 b)—Maximum Height—to permit a maximum height for an accessory building,by Zoning By-law definition,of 5.3 metres,where 4.5 metres is permitted in the Village Residential Zone,and; • Section 10.11 c)—Maximum Floor Area—to permit a maximum floor area for an accessory building of 97.4 m2,where 65.0 m2 is currently permitted (note floor area includes both floors). Respectfully Submitted by: Reviewed by: Margaret Underhill /aul S Away .40001111P-- Secretary/Treasurer Secretary/Treasurer Committee of Adjustment CAO Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 4 of 17 IBI GROUP 203-350 Oxford Street West BI London ON 1T3 tel 519 472 7328fax Canada9 472 9354 I Ibigroup.com Memorandum TolAttention Municipality of Bayham Date April 30,2015 From Derek Dudek,MCIP RPP Project No 3404-589 cc Steno dd Subject Application for Minor Variance-3 McCord Lane,Port Burwell 1. We have completed our review of an Application for Minor Variance,submitted by Kenneth&Karen Bechard,for a property on 3 McCord Lane,in the Village of Port Burwell.The applicant is requesting the variances to Zoning By-law#Z456-2003 to accommodate the construction of a detached garage with second storey living accommodations in the front yard of the property. The subject lands are designated "Residential",with"Hazard Lands"constraints,as shown on Schedule D—Port Burwell: Land Use and Constraints in the Official Plan of the Municipality of Bayham;and zoned Village Residential(RI)in Zoning By-law Z456-2003. 2. The subject lands are characterized by an existing _ Yi dwelling with a garage currently -^,_a located in the front yard of the lot ;"ter_ • which is typical of lakefront residential lots. Reasons for such • — VIII configurations generally include `' limitations on the rear of the lot associated with slope hazards . along the shoreline,as well as rear yards being the primary amenity space of lakefront lots. Surrounding land uses are Lake Erie to the south;a small remnant - " agricultural field to the north;and similarly sized residential lots the east and west abutting the subject lands. 3. The applicants are proposing to remove the existing garage and replace it with a new larger(67.2m2)2-storey garage in a similar location. The applicants are requesting the following variances to ZBL#Z456-2003 to accommodate the proposed development: a. Section 10.11 c)Floor Area—A maximum floor area of 97.4m2,where 65m2 is currently permitted(note floor area includes both floors); b. Section 10.11 b)Height—A maximum height of 5.3m,where 4.5m is currently permitted; c. Section 4.2 c)Location—A permitted location within a front yard,where currently accessory buildings are not permitted in front yards;and IBI Group is a group of firms providing professional services and Is affiliated with IBI Group Architects Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 5 of 17 IBI GROUP MEMORANDUM 2 Municipality of Bayham—AprIl 30,2015 d. Section 4.2 a)Use—A permission to use the accessory buildings second storey for a dwelling unit,where currently accessory buildings are not permitted to be used for human habitation unless specifically allowed in a particular zone. 4. Section 45.(1)of the Planning Act outlines the four"tests"with which the Committee of Adjustment must be satisfied with when considering an application for a minor variance to the Zoning By-law.The following outlines our analysis of these tests: I. Are the variances minor in nature? • Floor Area—The proposed ground floor area(67.2m2)exceeds the maximum floor area 65m2)by just over 3%and would be visually similar to a single storey garage given that the proposed second storey is located within the eaves of the proposed garage. As such,this variance is deemed to be minor in nature. • Height—The proposed garage is 17.7%higher than the maximum permitted height but is located twice the minimum distance from closest property line and would not likely have any negative impacts created by shadowing on adjacent lands.As such,this variance is deemed to be minor in nature. • Location—As noted,lakefront lots commonly have accessory buildings in front yards to reflect lakeside amenity and meet appropriate setbacks from hazardous slopes. As such,this variance is deemed to be minor in nature. ▪ Use—The proposed living quarters use would be deemed to be minor in nature in that the proposed floor area(30m2)indicates it would likely be used for various short term periods associated with seasonal residential activities. ii. Are the variances desirable for the use of the lands? • Floor Area—This variance is desirable insomuch as it will allow for typically sized two car garage,with a modest amount of additional ground floor space for indoor storage which reduces the potential for outdoor storage • Height—This variance is desirable insomuch as it allows for a modest amount of second storey space without the need for changes in pitch to the roofline; • Location—This variance is desirable in that it that it recognizes the primary amenity of the lot being on the lake side of the property and allows for continued uninterrupted use of the lake side yard for subsurface uses, namely the septic system and leaching bed. • Use—The use of the building for accessory living quarters may be deemed to be desirable as the plans indicate that there would be little impact on the private amenity of the neighbouring residential use. In addition,and while Bayham has not yet addressed the matter in its Official Plan,accessory living quarters,or"secondary units"are being required to be addressed by local municipalities under the Province's Strong Communities through Affordable Housing legislation;in an effort to address housing flexibility,affordability, and compact urban form. iii. Do the variances maintain the general intent and purpose of the Zoning By- law? Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 6 of 17 IBI GROUP MEMORANDUM 3 Municipality of Bayham—April 30,2015 • Floor Area—The main intent of the floor area maximum to restrict oversized buildings used for businesses that may have negative impacts on surrounding land uses. This proposed building would not deviate from that intent. • Height—The intent of the maximum height regulations is to protect amenity space and potential shadowing impacts on surrounding land uses. The configuration,roof slope,and 6'setback from the westerly adjacent parcel will ensure that this intent is fulfilled with respect to the proposed development. • Location—The intent of this regulation is to protect public amenity and established streetscapes. As indicated earlier this is a desirable location for garages in lakeshore locations by protecting the lake side amenity for surrounding landowners. • Use—The intent of Section 4.2 a)is to avoid having structures not planned for human habitation used for such purposes,where they may not meet minimum standards under the Ontario Building Code for such use. Zoning By-law Z456-2003 does in certain cases specifically permit dwelling units within accessory uses and as such this purpose built dwelling unit would meet the intent of the Zoning By-law. iv. Do the variances maintain the general intent and purpose of the Official Plan? • The intent of the"Residential"land use designation is to permit a variety of residential type uses and their attendant accessory uses. The requested variances for floor area,height,and location would not detract from the intent or purpose of the Plan in any way and would contribute to continued investment in Bayham's settlement areas. • The use of the accessory building would also maintain the intent and purpose of the Official Plan,as Section 4.5.2.1 and 4.5.2.2 of the Plan encourage redevelopment and range of housing types to meet the needs of the Municipality. 5. Based on our review we would have no objection to the proposed application for minor variances to Zoning By-law#Z456-2003.This position is conditional upon satisfaction of any requirements of the Long Point Region Conservation Authority,given the fact that the entirety of the subject lands fall within the"Hazard Lands"constraint to development. 7-2—A-01 IBI GROUP Derek Dudek,MCIP,RPP Associate Consulting Planner to the Municipality of Bayham Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 7 of 17 File No. A - ihs- APPLICATION FOR MINOR VARIANCE Planning Act,R.S.O.1990,O.Reg 200/96 as amended The undersigned hereby applies to the Committee of Adjustment for the MUNICIPALITY OF BAYHAM P.O.Box 160,9344 Plank Rd. STRAFFORDVILLE,ON Telephone:519 866-5521 Fax:519 866-3884 Under Section 45 of the Planning Act,R.S.O.1990 for relief,as described in this application, from By-law No.Z456-2003(as amended)Municipality of Bayham. Application to be accompanied by the fee of 52000.00 in cash or cheque made payable to the Municipality of Bayham. 1. OWNER(S) I f} a) Name4 } -I rV kx) Lc•ei• Aid • b) Mailing Address L.cu6C>J (k) 1 g c) Telephone No. Home:ct 9_ T7-er6.64 Work:L d) Fax No. •L/sAar/ e gp}1ar/•cow- 2. SOLICITOR!AUTHORIZED AGENT v a) Name b) Mailing Address c) Telephone No. Home: Work: d) Fax No. Send correspondence to: [YdOwner(s) n Solicitor/Authorized Agent FOR OFFICE USE ONLY Application No.: a/1/ST, I Date Received: 7.40--34 4s I Date of Meeting: File No.:NI,( 1 Fee Received: gr:7O 0 [Committee Decision: ` 3a/j CallotzT6 W , ,-i 3://5-- 11/03/2015 Minor Variance 2015 Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 8 of 17 Municipality of Bayham Application for Minor Variance Page 2 3. Names and address of any mortgages,holders and charges or other encumbrances: Name Address S 4. Location of Land a) Lot and Plan or Concession No.: V b) Street/911#&Name:- F 6 (...A)Jr:', 5. Nature and extent of relief applied for: NOTE: In the case of a Supplementary farm dwelling,a Development Agreement is required. 6. Why Is it not possible to comply with the provisions of the By-law? \I ZE e'-- - 7. Dimensions of the land affected: a) Frontage(m) b) Depth(m) -7. c) Area(sq.m/ha) (6-1. 1,,A,&- 8. Particulars of all buildings and structures on or proposed for the subject land(specify ground floor area,gross floor area,number of storeys,width,length,height,etc.)c a) Existing \(��1� E`1 !`t011S6-�.J �� lft�?<9. (1) 11\. (.�kwln �itvL 7�.�.th,�- IH SS F as IoScil11�� b) Proposed 1/7_, /���� � � `�fA Gx" ( wti 6I,1 X 7. � x7. (,1,3 q11,1 !d! f� i/•Tice iie l6•to r ir4T 1 I-VIC 9. Date of acquisition of subject land: IA R4(c S 4-tD�i p 11/03/2015 Minor Variance 2015 Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 9 of 17 Municipality of Bayham Application for Minor Variance Page 3 I 10. Date of construction of all buildings and structures on subject lands:6g` `L £ .) 11. Existing uses of the subject property: -CS)tLQ-11 L --&A-sok kL- 12. Length of time and existing uses to the subject property have continued: i E 1'- 6 13. Existing uses of abutting proerties: a) North 6gKACi1l, 1,t b) East YSil7E/5111l,- c) South L - r c d) West kr5I 1C oi-i 1 L. 14. Services available(check appropriate space(s)) a) Method of Water Supply(if applicable) Public Water Supply System I , �� Private Individual Well ❑ Private Communal Well ®J Other(please specify) b) Method of Sanitary Waste Disposal(if applicable) Private Septic Tank and Private Communal System 0 Tile Field System NI Public Sanitary Sewer System ❑ Other(please specify) 4' 16C/0-1-1 I 15. Present Official Plan designation: A 1A,R A�� 1--4As 16. Present Zoning Bylaw classification: k PeaLuA al! 1,--1}\i`(- 17. Has the owner previously applied for a minor variance in respect to the subject property? a) Yes 0 No l if Yes,describe briefly: 18. Is the subject property the subject of a current application of consent 1 severance? Yes 0 No I 11/03/2015 Minor Variance 2015 Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 10 of 17 STATUTORY DECLARATION p ! e 40'\KX f4, 1 � �CC1�A1� of the Name of Applicant(s) I4\1,w\e_t M1_-1"1-1 Of bY&. in the tyw--1-1 DF =i4I)0 (City, Municipality,Town,Township) (County/District/Region) SOLEMNLY DECLARE I AFFIRM THAT to the best of my/our knowledge and belief, all of the information, exhibits and statements provided in this application as required under Section 45 of the Planning Act R.S.O. 1990 and Ontario Regulation 200/96 as amended are true; THAT I/We shall assume responsibility for any additional costs exceeding the deposited amount related to the said application and understand and agree that payment of said additional costs shall be a condition of this signed application. I/We also agree to accept all costs as rendered; AND I make this solemn Declaration conscientiously believing it to be true, and knowing that it is of the same force and affect as if made under oath and by virtue of the Canada Evidence Act". DECLARED before me at the r j 1' l 4r/nnpa/i J o 18iy7 ) (City,Municipality,Town,Township ) Signature of pplicant or Auorized Agent* in the aecii,4 �� ti ) (County!District!Region • ) Signature of Applicant this 3C1 day of //lei ,20/2 , ) Signature of Applicant ) ) A C. missioner,etc. MARGARET UND Tull ' If authorized agent,a letter of authorization from LL,a Commissioner@ eta. the owner of the property must accompany this Deputy Clerk of the Corporation ago) Mafficipaiity of Baykal. application. 11/03/2015 Minor Variance 2015 Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 11 of 17 APPENDIX s.-*f+"..is;'1.L1F}'al ilk.M'-W VIEW:F:MNPI.Ri�.+•.NF +I�,MtYIWrtL4R '+1�Yle'rf0i iR;in�kaFiKlal.:YIW!'1R!:MYMMW4Y...9Y++lYasoma.11'' ��-a's.'�¢:i!'inR+f..� --a-e wp�ir+a. MINOR VARIANCE APPLICATION 5. Nature and extent of relief applied for: Section 10.11 c) maximum floor area permitted 65 sq M: PROPOSING GROSS FLOOR AREA OF 97.4 sq M. **************************************************** Section 10.11 b) maximum height permitted 4.5M: PROPOSING HEIGHT OF 7.6M. Cara it-7 P 0-M aN Puri c-,4 1 - m ,F y /ON) 41'7E11 c't•it 41) To **************************************************** r>`;i i4/-�d.49 Y /It= �- Section 4.2 c) location not permitted in front yard: � '"-' �` � �°cam` PROPOSING GARAGE BE LOCATED IN FRONT YARD. **************************************************** Section 4.2 a) not used for human habitation: PROPOSING LOFT BE USED AS LIVING SPACE FOR GUESTS. Report DS-30/15 by Margaret Underhill, Secretary/Treasurer C... Page 12 of 17 NeGORD IAMI / / Mre f IN/ RD I I N errxldlo aim NI7IR }7rMMYM WMIRS — — _ _.. _.. sway e _...__�. .i _...__. ..._.. `IrrL 7 • • ��. ` SMI. 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