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Lake Waseosa Ratepayers’ Association c/o 21 Cottage Lane, RR#3 |
June 10, 2018
Curtis Syvrel, Planner
Town of Huntsville
37 Main Street East
Huntsville, Ontario
P1H 1A1
Re: A/24/2018/THE, Princess Margaret Cancer Foundation
The LWRA has closely examined the requested variances and we find that they do not meet the classic four required tests.
Clearly, neither variance is minor, either in terms of impact or of physical dimension. The requested set back is 30% less than required by zoning and the footprint is 20% larger than suitable for the size of the property.
The proponents will no doubt argue that the illustrated site plan will mitigate the impact, and the LWRA was historically a strong proponent of registering site plan agreements on title. However, experience has shown that it is beyond the Town’s resources to enforce such agreements. Not far away is a similarly imposing structure that, as a condition of requested variances, was to be separated from the waterfront by a meandering path through vegetation. Shortly after final inspections, the developer clear cut to the lake and replaced the natural vegetation with blocks of stone and a wide gravel boat launch. The site plan agreement remains un-enforced to this day. In another case, the building department issued permits for a structure in violation of an OMB order. It too remains.
The resulting redevelopment is not desirable or appropriate use of the land. The intent of the applicant is to create a lottery prize marketed to those able to afford tickets priced in the hundreds of dollars. For maximum impact, the applicant strives for large grandiose designs intended to dominate the landscape and suitable for flashy publicity shots. The history of this lottery shows that the winner is unlikely to move in – most PM prizes soon find themselves on the auction block – separating any site plan agreement yet one more step away from the original developer.
It is described in the architectural drawings as a single story, however the rows of panoramic windows gives the appearance of 3 stories. Perhaps in Toronto that lower story can be described as a “walkout basement” but here in Huntsville, our Zoning Bylaw limits the width of a walkout to an absolute maximum of 13 feet.
The variances are inconsistent with the intent of Official Plan provisions protecting and enhancing water related resources, the vista, panorama and night sky of the area, protecting quality of life for surrounding residents, and of course ensuring development is within the financial capability of the Town to accommodate and enforce.
That large wall of windows may serve to let in light during the day, but they also serve to let out light at night. Such a design might be appropriate for a large lake such as Muskoka or Joseph, but Waseosa is a small lake and this particular property fronts on a narrow channel of less than 60 meters width.
The water quality of Lake Waseosa has a speckled history. At one time it was a home to a thriving Lake Trout population, but poor planning practices caused the water quality to deteriorate rapidly and for many years development had to be frozen. Thanks to the controls and limits on re-development the deterioration was halted but those restrictions continue to play an integral role in preventing further decline.
All of which serves to make these significant variances inconsistent with the Zoning Bylaw provisions governing lot coverage and setback.
As property owners, the members of the LWRA understand that families sometimes outgrow a small cottage or desire to move into Huntsville permanently. In such situations the unique circumstances of a particular property may necessitate truly minor variances particularly if any impact can be set off by other provisions. But as noted above, the Town of Huntsville does not have the financial resources required to enforce agreed provisions in the long term and isn’t dealing with the ultimate user.
Contrast this proposal with the Canadian Diabetes Association development across the lake. Both proponents are registered charities working to support of their respective cause. But the long term expansion of Camp Huronda is an enduring benefit to the Town that has been well planned after consultation with their neighbours; respectful of both the environment and the community, often at increased expense or extended timetables.
The Princess Margaret development merits no such consideration. This is not an organic growth of an existing use. There is no demonstrated need or justification to exceed the permitted lot coverage. The only impediment to remaining within the permitted building envelope is the location of hydro lines, and as the Wright-Jager development proved, hydro lines can be moved. This is not even a social benefit to the Town of Huntsville and our own beleaguered and endangered hospital – it is just the next step in an unsustainable quest for the next prize.
We urge that this application be denied. Instead, the LWRA would like to challenge the Princess Margaret Cancer Foundation to replace this proposal with a true showpiece; one that is discretely harmonious with the natural setting and unique challenges of this particular property, respectful of the needs of their neighbours, and consistent with the philosophy of sustainable development. In other words, something that the Lake Waseosa Ratepayers’ Association would be pleased to support.
Please keep us advised of all information regarding this application, including the revised date of hearing, changes and decisions.
On behalf of the Board of Directors of the LWRA,
Sincerely,
Dwayne Verhey,
Secretary, LWRA