we are what is vo 47, 2021 about? listening
TRANSCRIPT
For more information please contact the Red River Planning District.
Red River Planning District Mon-Fri* 806-A Manitoba Ave., Selkirk 8:30-4:15
*excludes all statutory holidays
What is VO 47, 2021 about? This variance application is to increase the maximum permitted height (from 22 ft. to 24.2 ft.) and site coverage (from 10% to 15.6%), in order to allow for construction of a detached garage on the subject property in the “R” Residential Zone.
We are Listening.
Public
Hearing
Monday,
June 14, 2021
10:00 AM
Matlock Recreation Centre
77 Matlock Road
Matlock, MB
Phone:
(204) 482-3717
1-800-876-5831
Fax:
(204) 482-3799
E-Mail:
Website:
redriverplanning.com
Seating at the public hearing will be limited to accommodate social
distancing. We ask that you contact the municipal office by 4:30 p.m. on
Friday, June 11, 2021 at 204-389-4962 or <[email protected]> to register
your attendance so that we can ensure adequate physical distance seating.
Masks will be mandatory.
For more information please contact the Red River Planning District.
Red River Planning District Mon-Fri* 806-A Manitoba Ave., Selkirk, MB 8:30am-4:15pm
*excludes all statutory holidays Note: Property owners are responsible for notifying “tenants”
806-A Manitoba Avenue Selkirk, Manitoba R1A 2H4
Toll Free: 800-876-5831 Phone: 204-482-3717
Fax: 204-482-3799
Date: May 20, 2021 (updated May 27, 2021 to include comments from Manitoba
Infrastructure)
File: VO 47, 2021
To: Planning Commission, Village of Dunnottar
Prepared by: Ingrid Zarichney, Community Planning Assistant
From: David Paton, B EnvD, MUP, MCIP, RPP, Community Planner
Location: Lot 27 & Part of Lot 26, Block 1, Plan 1335
182 Adams Boulevard (Roll No. 8500)
Zoning: “R” Residential; Village of Dunnottar Zoning By-Law 858/08
Variance Request Permitted Proposed
Accessory Building Height 22 ft. (max.) 24.2 ft. (max.)
Accessory Building Site Coverage 10% (max.) 15.6% (max.)
Purpose:
To increase the maximum permitted height and site coverage for an accessory building, in order
to allow for construction of a detached garage on the subject property.
Background:
The subject property is located on the west side of Adams Boulevard, just north of its
intersection with Lakeview Avenue, and abuts a public lane to the rear. The property is 5,321
square feet in area and is developed with a single family dwelling and detached garage.
In addition to being zoned “R” Residential, the property is located in an area designated as
Settlement Centre in the Red River Planning District’s Development Plan.
To the North: Property with frontage on Adams Boulevard, developed with a residential use and
zoned “R” Residential.
To the South: Property with frontage on Lakeview Avenue, developed with a residential use and
zoned “R” Residential.
To the East: Adams Boulevard, followed by properties with frontage on Lake Winnipeg that
are zoned “RL” Residential Lakefront
To the West: A public lane, followed by a property with frontage on Park Avenue, developed
with a residential use and zoned “R” Residential
Page 2 of 7
Analysis: The applicant is proposed a detached garage to the rear of the subject property with a footprint of
828 square feet (36 feet by 23 feet). The proposed garage would replace the existing, smaller
garage and be used for storage of vehicles, snow machines, boats, and other items. The garage
would also feature a loft area that would be used for storage, woodworking, and crafting. Note
that unless the applicant applies for and is granted conditional use approval to allow for a home-
based business, the proposed garage is permitted for personal, residential accessory use only. A
related condition of approval has been added for the Planning Commission’s consideration.
Documents submitted by the applicant including a letter, site plan, cross-section drawing, and
photo of the proposed garage style are attached to this report.
Two variances are required for the proposed garage. First, there is a maximum site coverage for
detached accessory buildings of 10 percent. In other words, the area of the lot occupied by
detached accessory buildings cannot exceed 10 percent of the total area of the lot (5,321 square
feet). With a footprint of 828 square feet, the proposed garage would have a site coverage of 15.6
percent – approximately 296 square feet above what is currently permitted. Section 1.2.1 of the
Zoning By-law explains the rationale for site coverage limitations:
Site coverage standards are designed to ensure a proper level of development on a zoning
site and deter over-development to maintain the preferred neighbourhood character and
respond to features on the zoning site. Moreover site coverage standards are intended to
promote on-site stormwater infiltration to minimize overland drainage flow into Lake
Winnipeg.
Of note, in addition to the 10 percent site coverage permitted for detached accessory buildings,
the dwelling is permitted a site coverage of 20 percent. Based on the applicant’s site plan, the site
coverage of the dwelling on the property is roughly 20 percent.
The second variance is to allow for a building height of 24.2 feet. Note that height is measured
from grade to the highest point of the roof surface, excluding projections such as chimneys.
Zoning regulations allow for a garage to be a maximum of 1.5 storeys, as is the proposed
structure, and 22 feet in height.
Section 1.2.1 of the Zoning By-law explains that maximum building height regulations limit
negative consequences of shade and shadow on neighbouring properties. The Planning
Commission must consider whether the variance will negatively affect other properties or
potential development in the surrounding area. As per the applicant’s site plan (attached), the
proposed structure will comply with applicable setback and building separation requirements. In
their letter (attached), the applicants refer to a “minimum side property line distance of 1 ft”.
This is a reference to projections such as eaves and eaves trough, which must be a minimum of 1
foot from the side property lines. At its closest points, the exterior walls of the proposed garage
will be 2.5 feet from the side property lines; the minimum requirement is 2 feet.
A building permit for the proposed detached garage would be required from our office. Note that
due to the property’s proximity to Lake Winnipeg, as per Section 2.2.2.2.b of the Zoning By-law
a geotechnical report from a qualified engineer may be required at the building permit stage.
Page 3 of 7
This application was referred to the Water Management and Structures Branch of Manitoba
Infrastructure, who indicated that they have no concerns (see attached). A condition of approval
has been added for the Planning Commission’s consideration that would require the applicant to
obtain all required permits and approvals.
Options:
Under section 97(1) of the Planning Act, on completion of the public hearing, the Planning
Commission may:
(a) reject the requested variance; or
(b) varying the application of specific provisions of the zoning by-law with regard to the
affected property in the manner specified in the order if the variance
(i) will be compatible with the general nature of the surrounding area,
(ii) will not be detrimental to the health or general welfare of people living or
working in the surrounding area, or negatively affect other properties or potential
development in the surrounding area,
(iii) is the minimum modification of a zoning by-law required to relieve the injurious
affect of the zoning by-law on the applicant's property, and
(iv) is generally consistent with the applicable provisions of the development plan by-
law, the zoning by-law and any secondary plan by-law.
Under section 98(1) of the Planning Act, in making a variance order under clause 97(1)(b)
above, Planning Commission may:
(a) impose any conditions on the applicant or the owner of the affected property that it
considers necessary to meet the requirements of clause 97(1)(b); and
(b) require the owner of the affected property to enter into a development agreement under
section 150.
Recommendations: Should the Planning Commission choose to approve the requested zoning variance, the following
conditions should be placed:
1. This variance is limited to allow a maximum height of 24.2 feet and a maximum site
coverage of 15.6% for a detached garage, as proposed in this application. Any changes in
use, location, and/or replacement may require a new variance approval;
2. That the proposed garage be for personal, residential accessory use only, unless and until
conditional use approval is obtained to allow for a home-based business in accordance
with Section 3.1.12 of the Zoning By-law; and,
3. Applicant / owner obtains all required permits and approvals, including but not limited to
those from the Red River Planning District and the Village of Dunnottar.
Page 4 of 7
LOCATION MAPS
Illustrating Subject Property
Page 5 of 7
Page 6 of 7
INFORMATION SUBMITTED BY APPLICANT
Letter of Intent, Site Plan, Cross-Section Drawing, Photo of Proposed Garage Style
April 29, 2021
Red River Planning Commission
806-A Manitoba Avenue
Selkirk Manitoba
R1A 2H4
Re: 182 Adams Blvd Matlock (Village of Dunnottar)
Proposed Garage / Loft Variance
To whom it may concern
We have had the above-mentioned property in the family for over 50 years.
With the uncertain times we are all going through we have decided to start our retirement.
We are planning to make our cottage at 182 Adams our permanent home. Having said that we
would have to make some minor changes to our cottage and replace our existing garage with
one a bit more suitable to our needs. The proposed garage / loft would be storage of our daily
vehicles, snow machines, boat and just stuff from downsizing. The loft area would be mainly
for storage, doing crafts and small wood working projects.
Attached is a photo of what we would like the garage / loft to look like. We checked with our
designer Don Bilsky to see if we could build our garage / loft like in the picture and he agreed
that it would work within the cross-section dimensions he had drawn.
We checked with Don that the separation distance on the attached site plan measured
between the furthest projection off each structure eve to eve is accurate at 12’ 2”.
Also checked with Don that the drawing has taken into consideration the minimum side
property line distance of 1 ft to be accurate.
Our plan is to use a land surveyor to lay out the position of the new garage to make sure it is in
the right location and update our survey certificate to reflect the changes.
In closing we would like the commission to grant our variance to build our new garage / loft and
move on with our retirement plan.
Sincerely
Leonard & Shelley Andrews
Page 7 of 7
COMMENTS FROM MANITOBA INFRASTRUCTURE
Water Management and Structures Branch
1
David Paton
From: Graham, Evan (MI) <[email protected]>Sent: Wednesday, May 26, 2021 2:56 PMTo: David PatonSubject: RE: Village of Dunnottar Variance Application - 182 Adams BlvdAttachments: VO-47, 2021 Contour Map.pdf
Hi David, We have no concerns. The flood protection level on Lake Winnipeg is 220.06 metres (722 feet) CGVD28. Topographic information, obtained by LiDAR, for the lot ranges from 220.37 metres (723 feet) to 220.68 metres (724 feet) CGVD28. Thanks, Evan Graham A\Senior Flood Protection Planning Officer Water Management, Planning and Standards Hydrologic Forecasting & Water Management Manitoba Infrastructure
Second Floor ‐ 280 Broadway - Winnipeg, Manitoba R3C 0R8 204‐794‐3557 – [email protected]
From: David Paton <[email protected]> Sent: May 6, 2021 1:40 PM To: +WPG1166 ‐ MIT Water Review (MI) <[email protected]> Subject: Village of Dunnottar Variance Application ‐ 182 Adams Blvd
CAUTION: This email originated from an External Sender. Please do not click links or open attachments unless you recognize the source. ATTENTION: ce courriel provient d’un expéditeur externe. Ne cliquez sur aucun lien et n’ouvrez pas de pièce jointe, excepté si vous connaissez l’expéditeur.
Good afternoon, Please find a variance application attached for your review and comments. Thank you.
David Paton, MCIP, RPP Community Planner Red River Planning District
806‐A Manitoba Ave.Selkirk MB R1A 2H4
Direct: 204‐482‐2958
Tel: 204‐482‐3717 Fax: 204‐482‐3799
www.redriverplanning.com Planning and Development Services for the Municipalities of: Dunnottar – East St. Paul – Selkirk – St. Andrews – St. Clements – West St. Paul The contents of this e‐mail message and any attachments are confidential and are intended solely for addressee. The informatpurpose of delivery to the intended recipient. If you have received this transmission in error, any use, reproduction or disseminarecipient, please immediately notify the sender by reply e‐mail or phone and delete this message and its attachments, if any.
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Ground Surface ContoursVariance Application182 Adams BlvdVillage of DunnottarLeonard & Shelley Andrews
Map produced by Manitoba Infrastructure,Water Management, Planning and StandardsBranch on 2021-05-26Projection:UTM Zone 14NHorizontal Datum: NAD83Vertical Datum: CGVD28
LegendCONTOUR (feet)
713714715716717718719720721722723724725726727728729730731732
25 0 2512.5 Metres