A/31/2018/THE (Rolin)

August 7, 2018

Curtis Syvrel, Planner

Town of Huntsville
37 Main Street East
Huntsville, Ontario
P1H 1A1

Re: A/31/2018/THE (Rolin)

We note that the Notice provided makes reference only to the application for reduced side yard setback, but the letter of application drafted by Wayne Simpson and Associates on behalf of the applicants includes arguments to permit an increase in lot coverage to 6.9%. We assume there was an oversight and will address both issues in our response.

This proposal is generally consistent with the type of development contemplated in our Lake Plan – that is, an organic redevelopment of existing structures to accommodate growing needs of the subject family.  As such, we concur that it is appropriate and meets the intent and purpose of the Official Plan and existing zoning.

With regards to the side yard setback, reducing to approximately half the required distance would not normally be considered “minor”. However, in this case, given the considerable distance and natural vegetative state of the land between dwellings we concur that it will not give an impression of crowding along the shoreline and that ultimately the perception of what constitutes “minor” is up to the owner of the abutting property. We recommend that the Town confirm this in writing from the affected party rather than rely on hearsay from the applicant’s representative before granting this application.

With regards to the lot coverage issue, we note that this is not a 1.9% increase in lot coverage but rather a 38% increase above the permitted lot coverage.  We concur with Wayne Simpson & Associates that the purpose of limiting lot coverage is in part to preserve the aesthetic impact and that building rearward, away from the shore will also limit that impact. However, the report glosses anther important reason to limit lot coverage: the ecological impact.

Palette Lake is one of the most densely developed lakes in Muskoka. Phosphorous levels in the lake have been high for many years. The LWRA has long championed the principle that any further development should have a net positive ecological effect in an effort to reverse the water quality degradation in this lake. Increasing lot coverage has a negative ecological effect.

That said, we also concur with the Wayne Simpson report that the new septic system will be an improvement over the existing condition, based on both meeting modern design requirements and relocating the tile field to a point well beyond the required 30 meter front yard setback. We can accept the contention that this ecological benefit will at least equal the ecological impact of increased lot coverage outside the required setback, for a net positive, or at least neutral, impact on the water quality of Palette Lake. 

In conclusion then, the Lake Waseosa Ratepayers’ Association believes that this application meets the required four tests, subject to the acceptance of the abutting property owner, and therefore has no objection to this application.

On behalf of the LWRA Board of Directors,

Sincerely,

Dwayne Verhey,

Secretary, LWRA
secretary@lwra.net
705-788-3693 (voice)
705-788-9126 (fax)