June 21, 2017 Page 1 of 5 Staff Report Meeting Date: June 21, 2017 Submitted by: Ben Puzanov, RPP, Senior Planner Number: PLA-39-2017 Subject: Application for Minor Variance (File No. A-11/17); Freure Homes; 7 Valleyview Crescent, Komoka Recommendation: THAT Minor Variance Application A-11/17, filed by Freure Homes for relief from the Middlesex Centre Comprehensive Zoning By-law 2005-005 in order to permit a minimum exterior side yard setback of 4.46 metres for a proposed single-detached dwelling whereas the Zoning By-law requires a minimum setback of 6 metres; for a property legally described as Lot 56, Registered Plan 33M-598 (geographic Township of Lobo), Municipality of Middlesex Centre and known municipally as 7 Valleyview Crescent; be granted. FURTHER THAT Minor Variance A-11/17 not be subject to any conditions. AND FURTHER THAT the reasons for granting Minor Variance Application A-11/17 include: The request complies with the general intent and purpose of the Middlesex Centre Official Plan; The request complies with the general intent and purpose of the Middlesex Centre Comprehensive Zoning By-law; The request is minor in nature; and The request represents appropriate development on the subject property. Purpose: The purpose of the report is to provide the Committee of Adjustment with a recommendation regarding a minor variance application for a property within the Komoka Glen subdivision. A location map is included in Attachment 1.
June 21, 2017 Page 2 of 5 Background: The purpose of the application for Minor Variance is to seek relief from the Middlesex Centre Comprehensive Zoning By-law 2005-005 as it relates to the exterior side yard setback from Union Avenue for a single-detached dwelling that is proposed to be constructed on the land. The applicant is requesting a minimum exterior side yard setback of 4.46 metres (14.63 ft) whereas the Zoning By-law requires a minimum setback of 6 metres (19.69 ft). The effect of the proposal is to allow the construction of a covered deck at the rear of the proposed dwelling. An illustration of the proposal is included in Attachment 2. Analysis: Section 45(1) of the Planning Act authorizes the Committee of Adjustment to grant relief from Comprehensive Zoning By-law requirements if a request is deemed to be desirable for the appropriate development or use of the land, building or structure; the requested relief is minor; and the general intent and purpose of both the Official Plan and Comprehensive Zoning By-law are maintained. Planning staff is of the opinion that the proposal satisfies the aforementioned Planning Act tests. The subject land is designated Settlement Areas according to the County of Middlesex Official Plan and Residential by the Middlesex Centre Official Plan. The lot is zoned sitespecific Urban Residential First Density (UR1-33). The minor variance application has been filed because the configuration of the subject lot is not conducive for the prospective purchasers proposed dwelling floor plan and in particular the layout of a covered deck. The general intent and purpose of the Middlesex Centre Official Plan for this area of the community is to facilitate the construction of a variety of housing types and sizes in a manner that contributes to attractive municipal streetscapes; and the requested relief would not offend this objective. The general intent and purpose of the Middlesex Centre Comprehensive Zoning By-law as it relates to the subject exterior side yard setback reduction request is to ensure that a protrusion into the setback does not result in any sightline obstructions along driveways on adjacent properties. Given the location of the neighbouring driveway at 208 Union Avenue at the westerly limits of that property and the significant separation between the driveway and the proposed exterior side yard setback protrusion, staff is satisfied that the general intent and purpose of the Comprehensive Zoning By-law would be maintained.
June 21, 2017 Page 3 of 5 Staff do not anticipate any adverse visual impacts on the Union Avenue streetscape from the requested relief and thus is satisfied that the proposal is minor. Financial Implications: None. Strategic Plan: N/A
Attachment 1 June 21, 2017 Page 4 of 5 Location Map 113.6 0 56.82 113.6 Meters Legend Description: File Number: Created By: Date: Scale: Freure Homes A-11/17 Ben Puzanov 5/30/2017 1: 2,237 Assessment Parcels Prepared By: Middlesex County
Attachment 2: Proposal June 21, 2017 Page 5 of 5