{"id":77632,"date":"2019-11-21T05:44:24","date_gmt":"2019-11-21T10:44:24","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=77632"},"modified":"2019-11-21T10:47:17","modified_gmt":"2019-11-21T15:47:17","slug":"committee-approves-two-dwellings-on-treasure-island-but-leaves-the-rest-of-the-lands-in-a-conservation-zone","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/committee-approves-two-dwellings-on-treasure-island-but-leaves-the-rest-of-the-lands-in-a-conservation-zone\/","title":{"rendered":"Committee approves two dwellings on Treasure Island but leaves the rest of the lands in a Conservation Zone"},"content":{"rendered":"

 <\/p>\n

There were no real winners in a recommendation put forward by Huntsville planning staff regarding development on Treasure Island.<\/p>\n

The island is located on Lake Waseosa and is divided into two parcels\u2014one is approximately 9.5ha (about 23.5 acres) in size with about 100 metres of lake frontage, and the other is approximately 1.1 ha (2.7 acres) in area with about 300m of lake frontage. Both are zoned Conservation.<\/p>\n

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

The larger lot has been in the applicants\u2019 family for more than 70 years since it was originally purchased by their grandfather. In a 2017 tax sale, the applicants managed to secure the entire island by purchasing the smaller lot and now they\u2019re looking for development rights on each lot in order to develop two single residential dwellings on each. They maintain that they did not know of the Conservation zoning and also want the zoning lifted off the island and changed to a shoreline residential five zoning [SR5], noting that development restrictions can be imposed through site plan control.<\/p>\n

Area residents, including the lake association, have been opposing any development on the island citing, among other issues, the fact that it is zoned Conservation. Concerns have also been expressed that the applicants may want to create more lots in the future.<\/p>\n

Following several meetings and changes to the proposal, on November 13, 2019, staff returned with a recommendation to the Town\u2019s Development Services Committee: allow a primary residential dwelling on each lot by rezoning parts of the island and restrict development by spelling out where and how it can take place, but keep the Conservation zoning on the remainder of the lands. Access to the island lots will take place from a mainland property at 600 North Waseosa Lake Road, which will provide a waterfront landing as well as parking.<\/p>\n

Russell Cheeseman, the solicitor for the applicants, said that while his clients were happy with the recommendation from staff to allow for the potential of residential development on the island, they\u2019d still like the Conservation zoning changed.<\/p>\n

“What I\u2019m told is that there aren\u2019t any records as to how or what the justification was for the Conservation zoning,” he told the committee.<\/p>\n

Senior planner Elizabeth Reimer told the committee that since the zoning was placed on the island property, lake monitoring has greatly changed and Lake Waseosa is no longer considered a lake that by those same standards has issues. “Obviously there are differing opinions on this, absolutely, but the provision of two dwellings on the island through the conservation of vegetation and that riparian zone that that vegetation protects, the development of two houses and a dock and potentially a boathouse on each of these parcels, I\u2019m not an expert in environmental management, however it\u2019s not a proposal above and beyond something that is normally expected on a waterfront property,” she said.<\/p>\n

In terms of the schedules in the bylaw detailing how development on the island can take place, Cheeseman said he thought that in some ways staff had gone ‘a little too far’. “You know what put the standards in the bylaw, setbacks from the lake\u2026 buffers where they have to be\u2026 and leave it to the site plan control we have to go through.”<\/p>\n

He suggested that the entire island should be zoned Shoreline Residential Five. “Put it all in one zone and then put all the development standards that everyone agrees to\u2026 and tie it down. Make it as detailed as possible,” he argued.<\/p>\n

When questioned by committee members, Reimer indicated that while development can be controlled through the site plan process it’s the bylaw that gives teeth to development restrictions.<\/p>\n

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

“If the goal is to have two building envelopes on these two lands, it seems counterintuitive to me that you would not want Conservation lands to potentially mitigate the high taxes on the remainder of the island,” Councillor Jonathan Wiebe told Cheeseman.<\/p>\n

“The underlying concept there is that somehow the Conservation zone on this property devalues the property, and it does. It does today and it does tomorrow because Conservation restricts the uses of the land,” said Cheeseman. “Make it a zone and then restrict the zone like you do in any cottage property,” he argued, adding that the municipality has no substantial evidence that there is anything to conserve on the island.<\/p>\n

Doug Janes, a resident on West Waseosa Lake Road, said he was representing a group of area residents, and said while he is pleased with the development conditions put in place, he asked committee members to turn down the recommendation before them.<\/p>\n

“The fundamental question here is the long-term health of the lake,” he said, adding that the Conservation zoning placed on the island should be upheld by committee members, and those he represents do not agree with any zoning change in order to allow development on the island. He argued that every zoning placed on properties as part of the municipality\u2019s 2006 comprehensive zoning bylaw is up for grabs, otherwise, “as is the decisions that you make today. If a subsequent council can overturn paper decisions, then a subsequent council can overturn the decisions that you\u2019re making today on that zoning, and that will open up this island to further development,” he noted, also questioning who would enforce restrictions imposed on the island development.<\/p>\n

Acting Mayor Karin Terziano said the Conservation zoning was placed on the island in 2006 because the lake was over the threshold.<\/p>\n

I understand the lake isn\u2019t over threshold any longer, however, I don\u2019t want to see it go over threshold so anything we can do to prevent that, I\u2019m in favour of.Acting Huntsville Mayor Karin Terziano<\/cite><\/p><\/blockquote>\n

“Whatever we do today, we can\u2019t control what a future council will do\u2026 nor can I control what the applicants are going to do tomorrow, they might sell their property to somebody but I\u2019m going to do the best that I can do today and it seems by going through everything we\u2019ve been through the best we can do today is to allow their building sites, one on each piece, and keep the rest of the land in Conservation. I\u2019d like to keep it all in Conservation, give them the exception just to build, but our staff is recommending that the\u2026 [SR5 zone] is fine for the building sites, so I\u2019ll support this but I won\u2019t support changing the rest of the island into anything but what it\u2019s in now,” said Terziano.<\/p>\n

Wiebe echoed similar sentiments. “We all know what we\u2019ve gone through to get to this point but it seemed to me that the ratepayers association of Lake Waseosa were reluctant to support any development on this island, however they seemed to indicate in the one letter\u2026 that if it were to go through, the only way to do it in a responsible way would be, I think, what staff have come up with. So is it always going to be a perfect result where everyone is happy? Very rarely, but it seems to me that this has met their threshold for acceptance,” he said, adding that he would support the recommendation by staff as well.<\/p>\n

In the end staff\u2019s recommendation passed with a vote of three to two with councillors Jason FitzGerald and Dan Armour voting against staff’s recommendation to allow the development of a shoreline dwelling on each island lot while the remainder of the lands remains in a Conservation Zone. The committee’s decision is expected to be forwarded to Huntsville Council’s November 25, 2019 meeting for final approval.<\/p>\n

There were some minor changes to the draft development bylaw not yet updated in the staff’s report, which you can find here<\/span><\/a>.<\/p>\n

Don\u2019t miss out on Doppler!<\/h5>\n

Sign up here<\/u><\/a> to receive our email digest with links to our most recent stories.
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<\/broadstreet-zone>\n

 <\/p>\n

 <\/p>\n","protected":false},"excerpt":{"rendered":"

There were no real winners in a recommendation put forward by Huntsville planning staff regarding development on Treasure Island. 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