{"id":38774,"date":"2017-10-17T12:47:03","date_gmt":"2017-10-17T16:47:03","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=38774"},"modified":"2017-10-17T17:12:17","modified_gmt":"2017-10-17T21:12:17","slug":"not-enough-information-says-committee-after-staff-recommend-approving-septic-and-dwelling-closer-to-shoreline","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/not-enough-information-says-committee-after-staff-recommend-approving-septic-and-dwelling-closer-to-shoreline\/","title":{"rendered":"Not enough information, says committee, after staff recommend approving septic and dwelling closer to shoreline"},"content":{"rendered":"

Huntsville\u2019s Planning Committee was not overly enthusiastic about approving a zoning amendment that would permit a single family dwelling and septic system to be situated closer to the shoreline and type 1 fish habitat than the customary 30 metres \u2013 especially without a proper idea of the type of dwelling being proposed, its elevation or where the septic would be located on the property.<\/p>\n

Committee, at its October 11 meeting, heard that the roughly 0.46 hectare property has a right-of-way traversing it, which makes it difficult to situate a dwelling and septic system at the required setbacks.<\/p>\n

The vacant property, located at 300 Bay Meadows Road, has a frontage of about 68 metres on Fairy Lake. The applicant was seeking a setback reduction for the dwelling from 30 metres to 15.2 metres and for a septic, a reduction from 30 to 20 meters.<\/p>\n

Because there is type 1 fish habitat abutting the shoreline, Huntsville planner Elizabeth Reimer told committee that the applicant had a fish habitat study conducted by Riverstone Environmental Solutions Inc. She said the assessment made several recommendations including sediment and erosion control measures during the construction of both the dwelling and septic. It also recommended that all vegetation fronting the proposed dwelling remains in its natural state and that the open space between the dwelling, septic and the shoreline be revegetated. The assessment also referenced using a tertiary septic treatment system for the site, rather than a conventional septic system.<\/p>\n

<\/broadstreet-zone><\/strong><\/div>\n

\u201cThe Official Plan permits septics to be located at a lesser setback if a treatment unit is proposed. Treatment units operate differently than conventional septics in that effluent is treated inside the unit as opposed to in a leaching bed, therefore being unaffected by flooding causing effluent to wash away,\u201d Reimer told committee. She also said some of the structures of the neighbouring properties are closely in line with the dwelling setback being proposed. Reimer said staff was recommending the approval of the setbacks.<\/p>\n

But included in committee\u2019s package were two letters of opposition, one from a neighbour south of the property and the other from the Fairy Lake Association.<\/p>\n

\u201cWe feel reducing the setback by half (from 15 to 30) will significantly encroach on the privacy and views that we reasonably expected to be protected by the existing bylaws when we purchased our property,\u201d stated the neighbour immediately to the south.<\/p>\n

Fairy Lake Association expressed concern with a 20 rather than 30 metre setback from the shoreline for a septic system, which it noted would eliminate one-third of the buffer zone, should there be an accident. It asked that the municipality\u2019s existing zoning bylaw with respect to sewage treatment be strictly adhered to.<\/p>\n

\u201cThe consequences of sewage seepage, or a sewage ‘accident’ (no matter how unlikely), would be dire for the health of Fairy Lake,\u201d it stated. Its letter also noted its opposition to granting a dwelling setback for an unidentified structure and said that any dwelling built that close to the shoreline would likely impact views from the lake and neighbouring properties.<\/p>\n

\u201cWith respect to the building envelope, we do not support granting a reduced setback for a future structure that is currently unidentified. A setback reduction can only be properly evaluated by reviewing building plans that specify features such as height, massing, elevations, etc.,\u201d added the lake association.<\/p>\n

Huntsville Deputy Mayor Karin Terziano said based on the sketch provided, there seems to be quite a bit of space between the structure being proposed and the back corner of the property.<\/p>\n

Planning Consultant Graeme Huizinga, who was representing the applicant, told committee that moving the house closer to the back of the property was contemplated \u201cbut it was determined that if we were to do that we might be encroaching onto the right-of-way with the proposed building.\u201d<\/p>\n

My instinct is to say take another crack at a different design, because that\u2019s a drastic setback in my opinion and I don\u2019t know that I\u2019m ready to support that. Huntsville Councillor Jonathan Wiebe.<\/cite><\/p><\/blockquote>\n

\u201cWe\u2019re being asked to make a decision with very little information,\u201d said committee chair, Councillor Nancy Alcock.<\/p>\n

Terziano asked where the septic would be located. \u201cIt would be setback at least 20 metres from the shoreline,\u201d said Huizinga. \u201cI don\u2019t think Mr. Butcher [property owner] has had someone out to identify a specific location that would be suitable for the treatment system, but I do understand that the treatment system is much smaller than a typical tile bed so it was not shown in this drawing as it was too preliminary to nail down kind of a specific location for it,\u201d he added. Terziano responded that she then thought it also too early to make a decision on the application.<\/p>\n

The Town\u2019s chief building official Chris Nagy was called before committee to explain what the Ontario Building Code\u2019s (OBC) requirements are. He said the OBC calls for a 15 metre setback for a septic system, which is intended to address issues such as contamination. \u201cI would propose that the comments with regards to the septic system would be strictly based on a vegetative buffer and a visual impact rather than a contamination entity as that is already covered under the Building Code,\u201d he said, adding that the building department will look at \u201chow high above the watermark or the water table it [septic system] needs to be within. So through the actual inspections by the building department we\u2019ll be looking at that.\u201d<\/p>\n

Still, committee was not convinced. In the end, Councillor Jason FitzGerald recommended that the application be deferred. Committee deferred a decision on the application and asked that the applicant return with more information as well as proposed building elevations.<\/p>\n

\"\"

This site diagram seemed to leave committee with more questions than answers. The rectangular shape on the top left is where the dwelling would be located, but it provides very little information about the dwelling itself. Committee also asked where the septic would be located; that too was not shown on the diagram.<\/p><\/div>\n

Don\u2019t miss out on Doppler! Sign up for our free newsletter here<\/u>.<\/a><\/strong><\/p>\n

<\/broadstreet-zone>\n","protected":false},"excerpt":{"rendered":"

Huntsville\u2019s Planning Committee was not overly enthusiastic about approving a zoning amendment that would permit a single family dwelling and septic system to be situated closer to the shoreline and […]<\/p>\n","protected":false},"author":6,"featured_media":38779,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[10],"tags":[1495,26,1496,1494],"class_list":["post-38774","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news","tag-300-bay-meadows-road","tag-breaking","tag-fairy-lake-association","tag-october-2017-planning-committee"],"acf":[],"yoast_head":"\nNot enough information, says committee, after staff recommend approving septic and dwelling closer to shoreline - Huntsville Doppler<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/doppleronline.ca\/huntsville\/not-enough-information-says-committee-after-staff-recommend-approving-septic-and-dwelling-closer-to-shoreline\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Not enough information, says committee, after staff recommend approving septic and dwelling closer to shoreline - 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