{"id":51715,"date":"2018-07-23T05:55:50","date_gmt":"2018-07-23T09:55:50","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=51715"},"modified":"2018-07-23T07:25:17","modified_gmt":"2018-07-23T11:25:17","slug":"legacy-lane-development-seeking-height-exemption-staff-request-visual-impact-renderings","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/legacy-lane-development-seeking-height-exemption-staff-request-visual-impact-renderings\/","title":{"rendered":"Legacy Lane development seeking height exemption, staff request visual impact renderings"},"content":{"rendered":"<p>A proposed new development on Legacy Lane at one of Huntsville&#8217;s highest vantage points is seeking a height exemption for one of its buildings from three storeys and 11 metres to four storeys and 14 metres.<\/p>\n<p>Elizabeth Reimer, senior planner with the Town of Huntsville, noted in her report to Huntsville&#8217;s Planning Committee that the proposal involves the construction of a four-storey multiple residential building, townhouses and semi-detached dwellings to be constructed on a currently vacant property surrounded by mature deciduous trees. A townhouse development exists to the south with another in the approvals process which would be located to the southeast. Two multiple-residential retirement living developments by Chartwell are nearby, one that is three storeys in height and another that is four storeys.<\/p>\n<p>She also noted that the existing Chartwell developments &#8220;can be viewed from multiple vantage points in the urban area, including Highway 11 and King William Street.&#8221;<\/p>\n<p>Her report was presented to committee for information only, as staff have requested a visual representation of the height of the four-storey building for committee&#8217;s consideration.<\/p>\n<p>Local planner Wayne Simpson clarified the request on behalf of the proponent at the Planning Committee&#8217;s July 11 meeting.<\/p>\n<div style=\"float: left; margin-right: 14px;\"><strong><broadstreet-zone zone-id=\"45658\" keywords=\"\" soft-keywords=\"true\" zone-alias=\"\"><\/broadstreet-zone><\/strong><\/div>\n<p>&#8220;We are confident we can prepare visual information to demonstrate that this building will be suitably sited even at 14 metres in height,&#8221; Simpson told committee. &#8220;Just by way of reference, this particular building location is actually at least a minimum three metres below the Chartwell elevation where it starts, and the wall of the Chartwell building facing the proposed building is four storeys high&#8230; It will have underground parking but the height of this building will not exceed the Chartwell building and indeed may be less.<\/p>\n<p>&#8220;The finished height of this building, the roofline, would be equivalent to the ground floor level of the Vernon View building. So we are starting at lower elevation basically in a hole and building it up so we won\u2019t exceed Chartwell\u2019s height and certainly are no comparison to Vernon View. So we\u2019ll prepare some visual evidence to demonstrate that.&#8221;<\/p>\n<p>(See photos and a sketch of the site below.)<\/p>\n<p>But Simpson added that he&#8217;s pleased to have the deferral because there is a roadway matter stemming from comments made by District of Muskoka staff that needs to be addressed.<\/p>\n<p>In its comments, the District wrote that &#8220;the standard easement width required for common element condominium roads containing in-ground municipal services is now 12.0 metres.&#8221;<\/p>\n<p>But Simpson said that the nearby developments have proceeded with roads that fall below that standard.<\/p>\n<p>&#8220;For clarification I asked if that meant the common elements corporation actually had to own the whole 12-metre width or if it could be similar to what happened in the Serenity Place development nearby with Devonleigh where the roadway is 6.4 metres wide and then there is another six metres, three metres on each side, as part of the total width,&#8221; he said. &#8220;The District has come back and said, no, they want the entire 12 metres to be part of the common elements corporation land. So that sort of plays havoc with the whole project to some extent. We have to now look at setbacks that are three metres further set into where the development is.&#8221;<\/p>\n<p>He added that the requirement would have a &#8220;profound impact on the development&#8221; because the proposed location of the buildings would have to be moved back by three metres to accommodate parking space that is not part of the common elements. &#8220;We\u2019re not quite sure how many units would be lost, how the whole thing could be structured, what the zoning amendments we would have to request of the municipality will be. Quite frankly I think the District is making a grievous error in enforcing this standard. The Devonleigh development could not have taken place if this was the requirement in that instance.&#8221;<\/p>\n<p>The Town&#8217;s Manager of Development Process, Kirstin Maxwell, said she learned in an email exchange with District that &#8220;there is a minimum requirement road width for transportation safety for building code and fire access, but then the District is also looking at what the width of the roadway needs to be so that they can have water and sewer services and be able to access those services without blocking across the entire width of the road&#8230;so if the road is only six metres wide and they are digging up a significant portion of it then they wouldn\u2019t be able to access through that area.&#8221;<\/p>\n<p>To which Councillor Jason FitzGerald quipped that it would be &#8220;cheaper to dig up front yards than it would be the road.&#8221;<\/p>\n<div style=\"float: left; margin-right: 14px;\"><strong><broadstreet-zone zone-id=\"45658\" keywords=\"\" soft-keywords=\"true\" zone-alias=\"\"><\/broadstreet-zone><\/strong><\/div>\n<p>Simpson added, &#8220;We don\u2019t disagree with the District in terms of the total width of the right of way and where they would choose to locate services. It\u2019s really a matter of who owns what\u2026 Any servicing that\u2019s outside the paved road area is usually accommodated by easements and that gives the District the right to be able to maintain them as well. So it\u2019s really more of where do we draw the property line and what are the implications when we draw those lines in different locations.&#8221;<\/p>\n<p>He said that they would continue discussions with both the District and with Town staff and councillors, and in the meantime would prepare visual evidence to satisfy the committee\u2019s concern about the height of the four-storey building.<\/p>\n<p>The roadway discussion led to questions from committee members about traffic in the area. Legacy Lane meets Centre Street North across from the commercial area that houses a Tim Hortons, a gas station, Home Depot, and a car dealership.<\/p>\n<p>Councillor Jonathan Wiebe noted that &#8220;one thing that has been a concern in that area has been traffic. There\u2019s nothing in the notes thus far about how the increasing level of density for those lots, how it will practically affect traffic at that intersection.&#8221;<\/p>\n<p>But Reimer said that none of the commenting agencies have asked for a traffic study.<\/p>\n<p>Deputy Mayor Karin Terziano wondered why &#8220;there\u2019s no consideration to punch a road out down into the Kinton Avenue area to alleviate traffic down there.&#8221;<\/p>\n<p>Simpson replied that he didn&#8217;t have the history on the possibility of a Kinton Avenue extension but that it may be related to the grade. Regarding traffic, he added, &#8220;I know the traffic study that was done for the whole of this property before anticipated about 60 units in the area and that\u2019s what we\u2019re looking at now is a maximum of 60 units&#8230; But I agree where Legacy Lane meets Centre Street there\u2019s a lot of turning movements there.&#8221;<\/p>\n<p>He said he would follow up on a possible connection to Kinton Avenue.<\/p>\n<div id=\"attachment_51717\" style=\"width: 716px\" class=\"wp-caption alignright\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-51717\" class=\"size-full wp-image-51717\" src=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-location-Photo-Town-of-Huntsville.jpg\" alt=\"The proposed location of the new Legacy Lane development (Photo: Town of Huntsville)\" width=\"706\" height=\"336\" srcset=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-location-Photo-Town-of-Huntsville-300x143.jpg 300w, https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-location-Photo-Town-of-Huntsville.jpg 706w\" sizes=\"auto, (max-width: 706px) 100vw, 706px\" \/><p id=\"caption-attachment-51717\" class=\"wp-caption-text\">The proposed location of the new Legacy Lane development is adjacent to existing buildings and is in an area that was cleared of trees by the previous owner. (Photo: Town of Huntsville)<\/p><\/div>\n<div id=\"attachment_52042\" style=\"width: 717px\" class=\"wp-caption aligncenter\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-52042\" class=\"size-full wp-image-52042\" src=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-location-cleared-Photo-Town-of-Huntsville.jpg\" alt=\"The proposed development location (Photo: Town of Huntsville)\" width=\"707\" height=\"426\" srcset=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-location-cleared-Photo-Town-of-Huntsville-300x181.jpg 300w, https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-location-cleared-Photo-Town-of-Huntsville.jpg 707w\" sizes=\"auto, (max-width: 707px) 100vw, 707px\" \/><p id=\"caption-attachment-52042\" class=\"wp-caption-text\">The proposed development location (Photo: Town of Huntsville)<\/p><\/div>\n<div id=\"attachment_52041\" style=\"width: 717px\" class=\"wp-caption aligncenter\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-52041\" class=\"size-full wp-image-52041\" src=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-nearby-development-Photo-Town-of-Huntsville.jpg\" alt=\"There are other, existing developments nearby (Photo: Town of Huntsville)\" width=\"707\" height=\"511\" srcset=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-nearby-development-Photo-Town-of-Huntsville-300x217.jpg 300w, https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-nearby-development-Photo-Town-of-Huntsville.jpg 707w\" sizes=\"auto, (max-width: 707px) 100vw, 707px\" \/><p id=\"caption-attachment-52041\" class=\"wp-caption-text\">There are other, existing developments nearby (Photo: Town of Huntsville)<\/p><\/div>\n<div id=\"attachment_52043\" style=\"width: 712px\" class=\"wp-caption aligncenter\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-52043\" class=\"size-large wp-image-52043\" src=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-development-sketch-Image-via-Huntsville-Planning-Committee-agenda-1024x609.jpg\" alt=\"A sketch of the proposed development on Legacy Lane shows the locations of the four-storey building, townhomes and semi-detached homes (all on the left of the sketch) and existing buildings on the site to the right (Image via Huntsville Planning Committee agenda)\" width=\"702\" height=\"417\" srcset=\"https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-development-sketch-Image-via-Huntsville-Planning-Committee-agenda-300x178.jpg 300w, https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-development-sketch-Image-via-Huntsville-Planning-Committee-agenda-1024x609.jpg 1024w, https:\/\/media-doppleronline-ca.s3-accelerate.amazonaws.com\/2018\/07\/Legacy-Lane-proposed-development-sketch-Image-via-Huntsville-Planning-Committee-agenda.jpg 1061w\" sizes=\"auto, (max-width: 702px) 100vw, 702px\" \/><p id=\"caption-attachment-52043\" class=\"wp-caption-text\">A sketch of the proposed development on Legacy Lane shows the locations of the four-storey building, townhomes and semi-detached homes (all on the left of the sketch) and existing buildings on the site to the right (Image via Huntsville Planning Committee agenda)<\/p><\/div>\n<p style=\"text-align: center;\"><strong>Don\u2019t miss out on Doppler! Sign up for our free newsletter <a href=\"https:\/\/doppleronline.ca\/huntsville\/dont-miss-out-on-doppler\/\"><u>here<\/u>.<\/a><\/strong><\/p>\n<p style=\"text-align: center;\"><broadstreet-zone zone-id=\"45657\" keywords=\"\" soft-keywords=\"true\" zone-alias=\"\"><\/broadstreet-zone>\n","protected":false},"excerpt":{"rendered":"<p>A proposed new development on Legacy Lane at one of Huntsville&#8217;s highest vantage points is seeking a height exemption for one of its buildings from three storeys and 11 metres [&#8230;]<\/p>\n","protected":false},"author":1903,"featured_media":51716,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[10],"tags":[26],"class_list":["post-51715","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news","tag-breaking"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.8 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Legacy Lane development seeking height exemption, staff request visual impact renderings - 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