CITY OF ORILLIA Public Meeting of Council re Planning Matter Monday, February 8, 2016-6:00 p.m. Council Chamber, Orillia City Centre A G E N D A Page Call to Order Approval of Agenda Disclosure of Interest Purpose of Meeting - Mayor S. Clarke To present one proposed Zoning By-law Amendment. Application Glenn Nesbitt - 47 Westmount Drive South Correspondence 3-36 1. Development Services Department - re Staff Report DS-16-05 - Application for a Zoning By-law Amendment - Glenn Nesbitt- 47 Westmount Drive South. a) Presentation by MORGAN Planning and Development Inc. THAT as recommended in the report dated February 1, 2016 from the Development Services Department, the Draft Zoning By-law Amendment for Application No. D14-832 (Glenn Nesbitt - 47 Westmount Drive South), be presented to Council for its consideration at the next available meeting. Explanation of Appeal Procedures - Ian Sugden, Director of Development Services Adjournment Page 1 of 36
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CITY OF ORILLIA TO: Council Public Planning Meeting of February 8, 2016 FROM: Development Services Department DATE: February 1, 2016 REPORT NO: DS-16-05 SUBJECT: Application for Zoning By-law Amendment Applicant: Glenn Nesbitt Agent: Joshua Morgan, MCIP, RPP Property: 47 Westmount Drive South File No.: D14-832 Recommended Motion THAT the Draft Zoning By-law Amendment for Application No. D14-832 (Glenn Nesbitt) be presented to Council for consideration at the next available meeting. Purpose The purpose of this Report is to present Zoning By-law Amendment Application D14-832 to Council for consideration, together with an analysis of relevant land use planning policies and comments from City Departments and external agencies. The applicant is seeking Council s approval to rezone the subject property to legally recognize the existing four (4) Unit Dwelling subject to site specific performance standards. Background and Key Facts o The subject property is designated Living Area Stable Neighbourhood in the City s Official Plan and is currently zoned Residential Two (R2) under Zoning By-law 2014-44, as amended. o A Zoning By-law Amendment is required to zone the property in a manner that will legally recognize and permit the existing use. o The subject property is a corner lot with 20.5 metres (67.2 feet) of frontage along Westmount Drive South and 33.5 metres (109.9 feet) of frontage along Grenville Avenue. o The subject property has a lot area of approximately 688.3 square meters (7409.6 square feet). o The immediate neighbourhood consists primarily of Single Detached and Duplex Dwellings H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 3 of 36
Figure 1: Location Map of Subject Property Source: Mi TOWN GIS Mapping Figure 2: Street View of Subject Property View of subject property looking west from Westmount Drive South Source: Google Street View (image capture: May 2015) H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 4 of 36
Figure 3: Street View of Subject Property View of subject property looking south from Grenville Avenue Source: Google Street View (image capture: May 2015) Figure 3: Aerial View of Subject Property Source: Simcoe County Interactive Mapping (image capture: 2012) H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 5 of 36
o Two (2) of the existing four (4) units are considered legally existing as they have been in existence since at least 1951 and therefore predate all of the City s Zoning By-laws. o Two additional dwelling units have subsequently been constructed without the benefit of Building Permits. o The building currently has the following Dwelling Unit configuration: One 1-bedroom unit Apartment 1 (Basement) One 2-bedroom unit Apartment 2 (Main Floor) One bachelor unit Apartment 3 (Main Floor) One 1-bedroom unit - Apartment 4 (Second Floor) (See Schedule B ) o The Zoning By-law requires a Parking Area with six (6) paved parking spaces to accommodate a four (4) Unit Dwelling. o The applicant has submitted a Site Plan (See Schedule A ), prepared by a qualified engineer, which demonstrates that the parking requirements can be met. o The existing gravel parking area, which has expanded over the years onto the municipal boulevard, is proposed to be removed and restored with grass. o Should Council approve this Zoning By-law Amendment, the applicant will be required to post securities and enter into an Undertaking Agreement (Site Plan) as required by the City s Site Plan Control By-law. o A Building Permit cannot be obtained prior to the execution of the Undertaking Agreement. o As a consequence of completing two units without benefit of a Building Permit, the Chief Building Official has placed an Order to Comply on the units and, should Council approve this Zoning By-law Amendment, the applicant will face a penalty Building Permit fee of $515 which is the maximum permitted under Chapter 830 of the City s Municipal Code.. o Should Council not approve the Zoning By-law Amendment, two units would be required to be removed and the building returned to a two-unit dwelling. o In the event that the applicant fails to remove the offending units, it may be possible to lay charges under the Building Code Act and the Planning Act. o The existing attached garage provides one required parking space. o The space above the garage has been finished without benefit of a Building Permit and an Order to Comply has been placed on this space. o Should the space be determined in the future to be a Dwelling Unit, charges could be laid under the Building Code Act and Planning Act. o As the house was constructed in 1950, the proposed site-specific zoning exceptions (Schedule D ) recognize existing non-complying deficiencies which have resulted from ongoing changes to zoning requirements. o Should Council approve this Zoning By-law Amendment Application, the property will be brought into full compliance with all Building Code and Fire Code requirements. H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 6 of 36
Options & Analysis THAT the Draft Zoning By-law Amendment for Application No. D14-832 (Glenn Nesbitt) be presented to Council for consideration at the next available meeting. This option is recommended as the proposed Zoning By-law Amendment application: is consistent with the Provincial Policy Statement (PPS) 2014; conforms with the Growth Plan for the Greater Golden Horseshoe (Growth Plan) 2006, as amended; conforms with the applicable policies of the City of Orillia Official Plan (August 2013); complies with the general purpose and intent of the City of Orillia Comprehensive Zoning By-law 2014-44. A more detailed analysis of how the intent of each of the above-noted planning documents has been met is contained within Schedule C (attached hereto). Schedule D (also attached) is a copy of the Draft Amending Zoning By-law. OPTION 2 THAT Council defer its decision with respect to the Draft Zoning By-law Amendment Application No. D14-832 (Glenn Nesbitt) for reasons to be determined by Council. This option would have the effect of the application being deferred until such time as the applicant addresses any requests or concerns that may be identified by Council as a result of the input gathered at the Public Meeting. In this option, minor amendments to the proposal or application would be requested but a further public meeting not required. This option is not recommended, but may be deemed appropriate further to comments received at the Public Planning Meeting. OPTION 3 THAT Council defer its decision with respect to Draft Zoning By-law Amendment Application No. D14-832 (Glenn Nesbitt) for reasons to be determined by Council. AND THAT another Public Meeting be scheduled. This option would have the effect of deferring Council s consideration of the application until such time as significant changes have been made to the proposal or the application. The changes envisioned in this option would be large enough in scope to require an additional public meeting. This option is not recommended but may be deemed appropriate further to comments received at the Public Planning Meeting. Financial Impact Should the Zoning By-law Amendment Application be approved, the applicant will be required to pay all fees and charges applicable to two new Residential Dwelling Units including Development Charges ($12,341.10 (City) + $1,759 (S.C.D.S.B.), Parkland Dedication Fees ($750), Building Permit Fees (Approx. $640) and an Undertaking (Site Plan) Agreement ($570) plus Securities. It is anticipated that there will also be additional H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 7 of 36
tax revenues generated as a result of the reassessment of the property as a Four-Unit Dwelling. The property is currently assessed as a duplex. Comments from Departments/Agencies Notice of this application has been circulated to all Departments and agencies as prescribed under O. Reg. 545/06 of the Act. Comments were received from the following Departments: 1. Public Works Director of Public Works We are agreeable to the existing driveway location on Westmount Drive South remaining subject to an Undertaking Agreement to formalize the Parking Area. There shall be no visual obstructions located in the boulevard along Grenville Avenue. The Sight Triangle (7.5m x 7.5m) shall be maintained at Grenville Avenue and Westmount Drive and kept clear of visual obstructions. 2. Chief Building Official An Order to Comply has been placed on the property for the conversion of a 2 unit dwelling to a 4 unit dwelling without a permit. The building has been inspected and although the units are all occupied, the units are safe for the occupants. Should Council approve the rezoning, a number of minor upgrades will be required to be undertaken for the Building Permit and the owner will be required to pay a penalty of $515 for completing the work without a permit. Should Council approve the rezoning, the water account, which is currently residential, will be required to be changed to Commercial. Backflow prevention will be required to be installed by one of the plumbers on the City s list of certified plumbers and will require a Building Permit and an inspection by the Environmental Services Department. 3. Legislative Services Municipal Law Enforcement Officer There are no records of complaints with respect to this property regarding the Clean & Clear or Property Standards By-law. The following Departments and agencies have advised that they have no comments or concerns with respect to the application: 4. Fire Department Fire Chief/CEMC 5. Environmental Services Director of Environmental Services 6. Simcoe County District School Board No additional comments were received with respect to this application. H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 8 of 36
Comments from Committees The City of Orillia Housing Committee has indicated that the memo dated January 11, 2016 from the Planning Coordinator regarding an Application for Zoning By-law Amendment - 47 Westmount Drive South be received as information; AND THAT the following comments from the Housing Committee be provided to staff: there is a concern for the wellbeing of those who rent illegal units that are not properly fire-coded or subjected to the building code. Communications o A sign outlining the details of the proposed Zoning By-law Amendment was posted on the subject property on January 16, 2016. o A Notice of Application was advertised in the City Bulletin City section of the Orillia Packet & Times newspaper on January 14, 2016 and sent via first class mail to all agencies and bodies as prescribed by the Planning Act. o A Notice of Public Meeting was advertised in the City Bulletin section of the Orillia Packet & Times newspaper on January 14, 2016, and sent via first class mail to all agencies and bodies as prescribed by the Planning Act and to all property owners within 120 metres of the subject property. Link to Strategic Plan The recommendation included in this report supports the following goals identified in Council s Strategic Plan: o Environmental Stewardship Managing Growth and Using Land Wisely o Healthy Communities Enhancing the wellness of the community Promoting a Broad Range of Housing Choices within the Community. Conclusion Staff recommends that the Draft Zoning By-law Amendment for Zoning By-law Amendment Application No. D14-832 (Glenn Nesbitt) be presented to Council for consideration at the next available Council meeting (March 7, 2016). Prepared by & Key Contacts: Approved by: Susan Votour, CPT, ACST, Planning Coordinator Jeff Duggan, MCIP, RPP, Senior Planner Ian Sugden, MCIP, RPP Director of Development Services H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 9 of 36
Schedule A - Site Plan Schedule B - Floor Plans Schedule C - Review of Applicable Legislation and Policies Schedule D - Draft Zoning By-law Amendment to Zoning By-law 2014-44 Schedule E Comments from the public H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 10 of 36
Schedule A Site Plan H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 11 of 36
Schedule B Floor Plans Main Floor Basement H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 12 of 36
Second Floor H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 13 of 36
Schedule C Review of Applicable Legislation and Policies Provincial Policy Statement, 2014 ( PPS, 2014 ) The PPS, 2014 provides direction on matters related to land use planning and development that are considered to be of Provincial interest. The PPS, 2014 guides decisions on development applications in order to achieve appropriate patterns of development and to protect cultural and natural resources. The Planning Act requires that municipal decisions on land use planning matters be consistent with the policies of the PPS, 2014. The City of Orillia is identified as a settlement area under provincial policies. The PPS, 2014 promotes such settlement areas to be the focus of growth while providing opportunities for intensification that allow land to be used efficiently, with such uses being serviced by existing infrastructure and facilities. (Policy 1.1.3) Municipalities are encouraged to promote standards of development that enable intensification, redevelopment and compact form. (Policy 1.1.3.4) As it relates to this proposed amendment to the City s Zoning By-law, the PPS, 2014 encourages growth within settlement areas in a manner that makes efficient use of land and resources, while optimizing existing public infrastructure and facilities. The PPS, 2014 promotes such growth through intensification and redevelopment, while also encouraging a range of housing types and densities, all of which are to be reliant on existing water and sewage services. The subject property is serviced by the existing municipal water and sewage systems, and the proposed development would result in the increased intensification of the use of the property for residential purposes. The application adheres to and complies with the objectives of the PPS, 2014. Growth Plan for the Greater Golden Horseshoe, 2006, as amended (the Growth Plan ) The Growth Plan is established as a long-term plan outlining the Province s vision for building complete communities, and is intended to guide decisions relating to population and employment growth in order to, amongst other objectives, optimize the use of existing and future infrastructure. In January 2012 and June 2013, the Growth Plan was amended to include new policies specifically applying to the Simcoe Sub-Area, which includes the City of Orillia as a Primary Settlement Area (2012 consolidation), and to include population and employment forecasts through to the year 2014, in addition to other refinements (2013 consolidation). The Growth Plan directs intensification and density targets to be met by promoting development within settlement areas. The Growth Plan requires that at least 40% of all new residential growth in the Greater Golden Horseshoe is to be through intensification within the Built-up Areas by 2015 and annually thereafter. H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 14 of 36
The application adheres to and complies with the objectives of the Growth Plan and will aid the City of Orillia in meeting its intensification target. Lake Simcoe Protection Plan (the LSPP ) The subject property is located within the Lake Simcoe watershed, however, as no new development is proposed, the provisions of the LSPP are not triggered. The owner has submitted an engineered lot grading plan with the application that will ensure all runoff from the newly paved parking area will dealt with in a manner satisfactory to the City. City of Orillia Official Plan The subject property is designated Living Area Stable Neighbourhood The objectives of the Living Area designation include: to protect and enhance the character and identity of existing residential neighbourhoods ; to promote higher density ; to encourage and facilitate the production of an appropriate range of housing forms and tenures ; and to ensure that new development is compatible with the character of the adjacent buildings. (Section 3.3.2). Permitted uses within the Living Area Stable Neighbourhood Designation include: multiple-unit buildings and townhouses (Policy 3.3.4.2 a) ii)). Subject Property H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 15 of 36
Multiple-unit buildings may include triplexes, fourplexes and other similar buildings that include multiple dwelling units. (Section 3.3.3.6 a). Where permitted, multiple-unit buildings and townhouses may be considered on a Local Road provided the development is deemed acceptable to the City. (Section 3.3.3.6 b). Multiple-unit buildings are permitted in the Stable Neighbourhood designation subject to achieving the following criteria to the satisfaction of the City: o The development shall respect the existing character of the surrounding neighbourhood through compatible and complimentary building siting, massing, height and scale (Policy 3.3.4.4 c) i)). o The exterior design of the building including materials, colours, architectural detail, landscaping and streetscaping elements are compatible with the proposal s immediate neighbours (Policy 3.3.4.4 c) ii)). o The development shall be subject to Site Plan Control. (Policy 3.3.4.4. c) iii)). Subject property (right) and neighbouring property on Westmount Drive South Source: Google Street View (image capture: May 2015) H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 16 of 36
Subject property (left) and neighbouring property on Grenville Street Source: Google Street View (image capture: May 2015) o The existing building is considered compatible and complimentary to the surrounding neighbourhood. o The applicant will be required to post securities and enter into an Undertaking (Site Plan) Agreement with the City in order to complete the required Parking Area in accordance with the Site Plan submitted. The application adheres to and complies with the policies of the Official Plan. City of Orillia Zoning By-law 2014-44, as amended The subject property is currently zoned Residential Two (R2) under Zoning Bylaw 2014-44, as amended. The property is not subject to any of the Overlay Zones in the Zoning By-law. The permitted uses in the Residential Two Zone do not include Four-Unit Dwelling and therefore a site-specific zone is proposed to be created to add Four-Unit Dwelling as an additional permitted use on this property. H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 17 of 36
Subject Property The proposed site-specific zoning for the property would also recognize the following existing deficiencies which do not comply with the current zone requirements: o An exterior side yard of 4.3 metres (the Zoning By-law requirement is 4.5 metres) o A rear yard of 5.0 metres (the Zoning By-law requirement is 7.5 metres) o Setback of 6.0 metres for the existing driveway from the travelled portion of a local road (Grenville Street) (The Zoning By-law requirement is 15.0 metres) o Landscaped Buffer Area of 0.5 metres between a Multiple Residential Use and an adjacent residential use (The Zoning By-law requirement is 2.0 metres) o Landscaped Buffer Area of 0.0 metres between a Multiple Residential Use and an abutting public Street (Grenville Street) (The Zoning By-law requirement is 1.5 metres) The above noted exceptions recognize deficiencies that existed on the subject property prior to the passage of the City s new Zoning By-law in 2014. One additional site-specific exception being requested is that two of the proposed parking spaces be arranged in tandem; whereas the Zoning By-law does not permit tandem arrangement of parking spaces for residential buildings containing more than three (3) Dwelling Units. The property complies with the provisions of the Zoning By-law in all other respects. Public Open House City Policy 8.3.1.2 requires that [for] applications [proposing] large-scale or infill developments, a Public Open House be held. A Public Open House was not held as this application is considered by Development Services Staff to be neither a Large-scale or infill development requiring additional public consultation. H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 18 of 36
Schedule D - Draft Zoning By-law Amendment to Zoning By-law 2014-44 BY-LAW NUMBER 2016-xx OF THE CITY OF ORILLIA AMENDMENT NUMBER 23 TO BY-LAW NUMBER 2014-44, THE ZONING BY-LAW FOR THE CITY OF ORILLIA (GLENN NESBITT 47 WESTMOUNT DRIVE SOUTH) WHEREAS the Council of the Corporation of the City of Orillia may pass by-laws pursuant to Section 34 of the Planning Act, R.S.O. 1990, as amended; AND WHEREAS the Council of the Corporation of the City of Orillia has received an application to rezone the parcel of land municipally known as 47 Westmount Drive South; AND WHEREAS the Council of the Corporation of the City of Orillia deems the said application to be in conformity with the Official Plan of the City of Orillia, as amended, and deems it advisable to amend By-law 2014-44, as amended. NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF ORILLIA HEREBY ENACTS AS FOLLOWS: 1. THAT Map Number 21 of Schedule A to By-law Number 2014-44, as amended, is hereby further amended by changing the zoning of the lands identified on Schedule A-1 attached from the Residential Two (R2) Zone to the Residential Two Exception Ten (R2-10) Zone. 2. THAT Section 7.5 Residential Zone Exceptions of By-law Number 2014-44, as amended, shall be amended by adding the following Zone Exception to the end of Table 7.4 Residential Two (R2) Zone Exceptions : Column 1 Column 2 Exception Number Exception R2-10 Additional Permitted Uses: Four-Unit Dwelling Zone Provisions: Exterior Side Yard (min) 4.3 m Rear Yard (min) 5.0 m Location of Driveway on corner lot no closer than 5.0 m to the edge of the travelled portion of a local Road Width of Landscaped Buffer Area between a Multiple Residential Use containing 5 or more Parking Spaces and an Abutting Residential Use (min) 0.5 m Width of Landscaped Buffer Area between a Multiple Residential Use containing 5 or more Parking Spaces and an Abutting Improved Public Street (Grenville Avenue) (min) 0.0 m Two (2) of the required Six (6) Parking Spaces may be arranged in a tandem configuration Page 19 of 36
3. THAT this By-law shall take effect as of the date of passing, subject to the provisions of the Planning Act, R.S.O. 1990, Chap. P.13 as amended. BY-LAW read a first, second and third time and finally passed on this 7 th day of March, A. D. 2016. MAYOR CAO/CITY CLERK Page 20 of 36
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Schedule E Review of Applicable Legislation and Policies As of the date of this Report, the following public comments have been received: H:\PLANNING\C11 Council Reports\REPORTS_2016\RPT DS-16_05 47 Westmount Drive South.docx Page 22 of 36
Page 23 of 36 47 Westmount Drive South Rezoning Application D-14 832 (Nesbitt)
Purpose of Application Page 24 of 36 The existing building has 4-dwelling units. Each of the 4 units is occupied. The property file at the City of Orillia recognizes that 2 dwelling units have been in existence on the property since 1951. The purpose of this application is to rezone the property from the R2 Zone to an R2 Exception Zone to legalize each of the 4 dwelling units.
Location and Description of Land Page 25 of 36 Located on the south-west corner of Westmount Drive South and Grenville Avenue, the property has 20.5m of frontage on Westmount and 33.5m of frontage on Grenville. The total area of the property is 688 sq.m. There is an existing gravel driveway which flanks the exterior side yard of the property and access to the driveway is provided from both Westmount and Grenville. The front yard and the interior side yard of the property are grassed and there is a board fence providing privacy along the south and west property boundaries.
Page 26 of 36 Street view from Westmount Dr. S.
Page 27 of 36 Street View from Grenville Ave.
Illegal Units What a Headache!! Orillia is not alone in it s struggle with illegal units. Typical concerns / reactions expressed at Council meetings are: People are breaking the law therefore we should punish them Illegal units worry me because we don t know if they are safe People create illegal units to avoid Development Charges and the City relies on these funds to finance infrastructure. Page 28 of 36 We can t rezone a property where the units have been created illegally, it sends a bad message to law abiding citizens. In deciding how to address these concerns / reactions a municipality must look to it s policies for direction. In the case of 47 Westmount Dr. S. policy direction is provided in Section 3.3.4.4(c) of the City of Orillia Official Plan.
Legalizing 47 Westmount in Light of Council Concerns Regarding Illegal Units The Owner of 47 Westmount submitted the rezoning application on his own accord. The application is not the result of a neighbourhood complaint or the result of an action taken by the City of Orillia. The Chief Building Official (CBO) and I inspected each of the 4 units on January 29 th. The inspection confirmed that each of the 4 units are safe and would will qualify for building permits upon approval of this rezoning application. Staff Report DS-16-05 confirms that subject to an Undertaking Agreement to enforce minor site upgrades no concerns have been expressed by any municipal departments. Should the rezoning application and the subsequent Building Permit applications be approved, the owner must pay $13,881 in Development Charges and $1,500 in Parkland Fees. Page 29 of 36 Municipal planning staff and the City s website encourage owners of illegal units to refer to the Zoning By-law and Official Plan to determine if the policies support a rezoning application. This application meets the three tests of Official Plan Section 3.3.4.4(c) to permit a multi-unit building. In my opinion it is in the City s best interests to encourage the owners of illegal units to engage with the City, and if feasible, to proceed through the rezoning and building permit processes. Doing so will ensure that those units are safe and that the properties meet all municipal standards related to multi-unit buildings. Discouraging such collaboration with the City will drive some landlords further underground, thus exasperating the problem.
The 3 Tests in the Stable Neighbourhood Section 3.3.4.4(c) Multiple-unit buildings, townhouses, converted dwellings and communal housing may only be permitted within the Stable Neighbourhood designation subject to achieving the following criteria to the satisfaction of the City: i) The development shall respect the existing character of the surrounding neighbourhood through compatible and complementary building siting, massing, height and scale; Page 30 of 36 ii) iii) The exterior design of the proposed building or buildings, including materials, colours, architectural detail, landscaping, and streetscape elements shall be compatible with the proposal s immediate neighbours; and, The development shall be subject to site plan control.
MORGAN Planning Comment re: 3 Tests The surrounding neighbourhood consists of a mixture of single detached dwellings, duplexes, and small multi-unit buildings. The proposed four-unit dwelling is compatible with the abutting uses and respects the residential nature of the neighbourhood. In fact, the existing building looks much like a typical single detached home when viewed from the road. No outward expansion of the existing building is proposed, therefore the siting, massing, height and scale will not change. Page 31 of 36 The exterior of the building and the landscaping have each been improved in recent years to ensure compatibility with the abutting properties. From both frontages the exterior of the building is consistent with low density residential nature of the neighbourhood. The site plan submitted herein proposes to asphalt the gravel driveway and sod the gravel area within the City s road allowance. Each of these initiatives will further improve the streetscape and the property s compatibility with its immediate neighbours. A Site Plan prepared collaboratively by Dearden and Stanton Limited and MORGAN Planning & Development has been submitted in support of this application. It is proposed that an Undertaking Agreement be executed between the City of Orillia and the property owner to ensure all site improvements are completed promptly.
Page 32 of 36 Compatibility with Neighbourhood (89 and 91 Westmount Dr. S. )
Page 33 of 36 Compatibility With Immediate Neighbours (Subject Property & 51 Westmount Dr. S.
Page 34 of 36 Compatibility With Immediate Neighbours (Subject Property & 343 Grenville Ave.)
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Request: That Council adopt Option 1 (Recommended Option) as listed in staff report DS 16-05 and that the proposed zoning by-law amendment to permit a 4-unit dwelling be approved by Council at the next available meeting. THANK YOU Page 36 of 36