SITE STATISTICS SQ.FT [ SQ.M.]
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![WELL '-8" [79] PROPOSED STONE FENCE N 6'0" W PROPOSED BASEMENT PROPOSED GROUND FLOOR PROPOSED SECOND FLOOR GFA TOTAL FLOOR AREA TO LOT AREA 909. SQ.FT. [77.8 SQ.M.] 70.6 SQ.FT. [.90 SQ.M.] 008.7 SQ.](/docs-images/89/100568242/images/1-1.jpg "FT. [86.6 SQ.M.]")
1 SITE PLAN :00 No. 66 ADJACENT STOREY DWELLING LOT AREA GFA SITE STATISTICS SQ.FT [ SQ.M.] N 8 00'" E OVERHEAD WIRE '-7 " [760] EXISTING PRIVATE TREE TO BE REMOVED '-" [680] 9'-7" [90] 9'-7 " [909] 0'-" [9] '-" [9] AIR CONDITIONING UNIT WINDOW WELL '-0 " [97] 7'- " [6] '-0 " [8] WINDOW WELL '-8" [79] PROPOSED STONE FENCE N 6'0" W PROPOSED BASEMENT PROPOSED GROUND FLOOR PROPOSED SECOND FLOOR GFA TOTAL FLOOR AREA TO LOT AREA 909. SQ.FT. [77.8 SQ.M.] 70.6 SQ.FT. [.90 SQ.M.] SQ.FT. [86.6 SQ.M.] 79.8 SQ.FT. [. SQ.M.].76% ANTENNA PROPOSED REAR TERRACE '- " [99] PROPOSED PATIO '-" [9879] '-0" [66] DASHED LINE INDICATES EXISTING STOREY BRICK DWELLING TO BE REMOVED WINDOW WELL 9'-0" [7] GARAGE DOOR 7'-" [60] '-" [96] LOT COVERAGE PROPOSED DWELLING 7.06 SQ.FT [0.79 SQ.M] 9'-" [899] 7'-0 " [] ADJACENT GARAGE No. 9 ADJACENT / STOREY DWELLING 9'- " [890] 7'-8 " [89] '- " [69] 0'- " [7] 0'- " [] WINDOW WELL BASEMENT WALKOUT '-6 " [688] RETAINING WALL '-" [6] N '" W 0'-9 " [9] '-" [99] PROPOSED STONE FENCE 0'-" [0] '-0 " [000] PROPOSED STOREY DWELLING 0'-7 " [0] WINDOW WELL 0.0m MIN. SETBACK 98 7.m MIN. SETBACK 0 6'-8" [00] '- " [9790] 0'- " [976] '-0 " [966] PROPOSED FRONT PORCH 6'- " [80] 8'-6 " [870] 9'-0" [7] GARAGE DOOR PROPOSED FRONT PORCH '-8 " [669] '- " [7] 6'- " [8007] '-7" [089] '-6" [08] 8'-7" [87] EXISTING DRIVEWAY TO BE REMOVED AND RESTORED WITH NEW SOD 9'-0 " [80] NO. 7 '-8 " [7] PROPOSED ASPHALT DRIVEWAY 9'-0 " [80] NEW CURB CUT center line street U N I O N S T R E E T COVERAGE TOTAL KEY PLAN 7.06 SQ.FT [0.79 SQ.M.].9% HUIS DESIGN STUDIO CUSTOM HOME DESIGN AND RENOVATIONS 7 DIXIE ROAD MISSISSAUGA, ONTARIO LY A T: E:INFO@HUISDESIGNS.CA HUISDESIGNS.CA GENERAL NOTES DRAWINGS ARE TO BE READ NOT SCALED. DO NOT BEGIN CONSTRUCTION UNTIL DESIGNER OR PROJECT MANAGER HAS BEEN NOTIFIED. UPON COMPLETION OF ANY STAGE OF CONSTRUCTION, THE DESIGNER OR PROJECT MANAGER SHALL BE NOTIFIED TO ENSURE PROPER INSPECTION. ALL DESIGN AND CONSTRUCTION DOCUMENTATION ARE FINAL UNLESS REVISED BY THE DESIGNER. IF ANY DISCREPANCIES ARE DISCOVERED HERE WITHIN, THE DESIGNER SHALL BE NOTIFIED. THE DRAWINGS AND DOCUMENTS PROVIDED HERE WITHIN ARE THE EXCLUSIVE PROPERTY OF HUIS DESIGN STUDIO. REPRODUCTION OF THE DOCUMENTS PROVIDED IS PROHIBITED WITHOUT THE CONSENT OF THE DESIGNER. QUALIFICATION INFORMATION THE UNDERSIGNED HAS REVIEWED AND TAKES RESPONSIBILITY FOR THIS DESIGN, AS WELL AS HAVING THE QUALIFICATION AND REQUIREMENTS MANDATED BY THE ONTARIO BUILDING CODE TO BE A DESIGNER. REGISTRATION INFORMATION REQUIRED UNLESS THE DESIGN IS EXEMPT UNDER DIV. C-.. OF THE ONTARIO BUILDING CODE REVISION LIST ISSUE LIST COMMITTEE OF ADJUSTMENT..06 PROJECT NORTH: TRUE NORTH: DRAWING TITLE: SITE PLAN DRAWN BY: JH CHECKED BY: KVK PROJECT ADDRESS: 7 UNION STREET PROJECT NO. 06- SCALE: :00 SHEET NO. ASP
2 FRONT ELEVATION /":'-0" 0" FASCIA AND SOFFIT TO BE COPPER FINISH 0" METAL ROOF T.O SECOND FLOOR PRECAST BAND METAL ROOF 0'-0" 9'-0" 9'-0" T.O GROUND FLOOR GRADE CAST IRON GUARD REAR ELEVATION /":'-0" T.O SECOND FLOOR PRECAST PRECAST PRECAST 0'-0" 9'-0" T.O GROUND FLOOR GRADE HUIS DESIGN STUDIO CUSTOM HOME DESIGN AND RENOVATIONS 7 DIXIE ROAD MISSISSAUGA, ONTARIO LY A T: E:INFO@HUISDESIGNS.CA HUISDESIGNS.CA GENERAL NOTES DRAWINGS ARE TO BE READ NOT SCALED. DO NOT BEGIN CONSTRUCTION UNTIL DESIGNER OR PROJECT MANAGER HAS BEEN NOTIFIED. UPON COMPLETION OF ANY STAGE OF CONSTRUCTION, THE DESIGNER OR PROJECT MANAGER SHALL BE NOTIFIED TO ENSURE PROPER INSPECTION. ALL DESIGN AND CONSTRUCTION DOCUMENTATION ARE FINAL UNLESS REVISED BY THE DESIGNER. IF ANY DISCREPANCIES ARE DISCOVERED HERE WITHIN, THE DESIGNER SHALL BE NOTIFIED. THE DRAWINGS AND DOCUMENTS PROVIDED HERE WITHIN ARE THE EXCLUSIVE PROPERTY OF HUIS DESIGN STUDIO. REPRODUCTION OF THE DOCUMENTS PROVIDED IS PROHIBITED WITHOUT THE CONSENT OF THE DESIGNER. QUALIFICATION INFORMATION THE UNDERSIGNED HAS REVIEWED AND TAKES RESPONSIBILITY FOR THIS DESIGN, AS WELL AS HAVING THE QUALIFICATION AND REQUIREMENTS MANDATED BY THE ONTARIO BUILDING CODE TO BE A DESIGNER. REGISTRATION INFORMATION REQUIRED UNLESS THE DESIGN IS EXEMPT UNDER DIV. C-.. OF THE ONTARIO BUILDING CODE REVISION LIST ISSUE LIST COMMITTEE OF ADJUSTMENT..06 DRAWING TITLE: ARCHITECTURAL ELEVATIONS DRAWN BY: JH CHECKED BY: KVK PROJECT ADDRESS: 7 UNION STREET PROJECT NO. 06- SCALE: /" : '-0" SHEET NO. A0
3 RIGHT ELEVATION /":'-0" METAL ROOF T.O SECOND FLOOR 0'-0" 9'-0" T.O GROUND FLOOR CONCETE PORCH GRADE spatial separation EXPOSING BUILDING FACE: SQ. FT. 7.7 SQ. M. UNPROTECTED OPENINGS:.7 SQ. FT..09 SQ. M % PERMITTED: 6.6 SQ. FT..8 SQ. M % LEFT ELEVATION /":'-0" T.O SECOND FLOOR 0'-0" 9'-0" CONCRETE PORCH T.O GROUND FLOOR GRADE spatial separation EXPOSING BUILDING FACE: 87. SQ. FT SQ. M. UNPROTECTED OPENINGS: 6. SQ. FT SQ. M. 7. % PERMITTED: 69.7 SQ. FT. 6.8 SQ. M % HUIS DESIGN STUDIO CUSTOM HOME DESIGN AND RENOVATIONS 7 DIXIE ROAD MISSISSAUGA, ONTARIO LY A T: E:INFO@HUISDESIGNS.CA HUISDESIGNS.CA GENERAL NOTES DRAWINGS ARE TO BE READ NOT SCALED. DO NOT BEGIN CONSTRUCTION UNTIL DESIGNER OR PROJECT MANAGER HAS BEEN NOTIFIED. UPON COMPLETION OF ANY STAGE OF CONSTRUCTION, THE DESIGNER OR PROJECT MANAGER SHALL BE NOTIFIED TO ENSURE PROPER INSPECTION. ALL DESIGN AND CONSTRUCTION DOCUMENTATION ARE FINAL UNLESS REVISED BY THE DESIGNER. IF ANY DISCREPANCIES ARE DISCOVERED HERE WITHIN, THE DESIGNER SHALL BE NOTIFIED. THE DRAWINGS AND DOCUMENTS PROVIDED HERE WITHIN ARE THE EXCLUSIVE PROPERTY OF HUIS DESIGN STUDIO. REPRODUCTION OF THE DOCUMENTS PROVIDED IS PROHIBITED WITHOUT THE CONSENT OF THE DESIGNER. QUALIFICATION INFORMATION THE UNDERSIGNED HAS REVIEWED AND TAKES RESPONSIBILITY FOR THIS DESIGN, AS WELL AS HAVING THE QUALIFICATION AND REQUIREMENTS MANDATED BY THE ONTARIO BUILDING CODE TO BE A DESIGNER. REGISTRATION INFORMATION REQUIRED UNLESS THE DESIGN IS EXEMPT UNDER DIV. C-.. OF THE ONTARIO BUILDING CODE REVISION LIST ISSUE LIST COMMITTEE OF ADJUSTMENT..06 DRAWING TITLE: ARCHITECTURAL ELEVATIONS DRAWN BY: JH CHECKED BY: KVK PROJECT ADDRESS: 7 UNION STREET PROJECT NO. 06- SCALE: /" : '-0" SHEET NO. A0
4 W. E. O U G H T R E D a n d A s s o c i a t e s I nc. Real Estate Analyst / Development Consultant January, 07 Town of Oakville Committee of Adjustment Trafalgar Road Oakville, Ontario L6H 0H Attention: Ms. Kate Mihaljevic Committee of Adjustment Planner Dear Kate: Re: 7 Union Street Application for Minor Variance The owners of 7 Union Street are planning to demolish the existing residence and build a new two-storey single family dwelling on the lot. The property is zoned RL - SP under By-law 0- and is designated under Part V of the Ontario Heritage Act as part of the First and Second Street Heritage Conservation District. On May, 06, the Heritage Oakville Advisory Committee recommended approval of the application to permit removal of the existing dwelling and construction of a new residence (HPO /6-.OU). The design of the proposed new dwelling is the result of months of work between the property owners, their architect and Oakville heritage planning staff. As a result of this, the plans are now considered to be compatible with the Heritage Conservation District and other homes on Union Street. The new residence will require a minor variance for lot coverage of.96%; whereas total lot coverage of % is permitted under By-law 0-. In the staff report to the Heritage Oakville Advisory Committee dated May 0 06, it is noted that the proposed dwelling incorporates design elements such as a truncated hip roof, low-slope gables and dormers which will help to visually reduce the overall volume of the house. As a result, heritage staff concluded that the new home will not appear overly large for its lot and will fit into the surrounding heritage neighbourhood. The Planning Act sets out four tests for a minor variance. We have evaluated the requested variance against these tests, as follows: 0 Winston Park Drive, Suite 8, Oakville, Ontario L6H V Tel.: Fax: williamoughtred@on.aibn.com
5 7 Union Street January, 07 Page of. Is the variance minor in nature? The one percent increase in lot coverage that has been requested will not be noticeable given that the building will incorporate design elements that will visually reduce the home s size. Furthermore, the new home at 6 First Street has an approved minor variance for lot coverage of 0.% (CAV A/6/0) and a minor variance for lot coverage of.9% was approved for an addition to the home at 7 Second Street (CAV A/0/0). Within this context, lot coverage of.96% is minor in nature.. Does the variance maintain the intent and purpose of the Official Plan? The subject property is designated Low Density Residential in the Livable Oakville Plan. The Official Plan sets out criteria in Section..9 under which new developments in stable residential neighbourhoods should be evaluated. In particular, Section..9 a) states that new development shall be compatible with the surrounding neighbourhood in scale, height, massing, architectural character and materials. Further Section..9 b) specifies that setbacks, orientation and separation distances for new development should be compatible to surrounding properties and Section..9 h) requires that impacts on adjacent properties should be minimized in relation to grading, drainage, location of service areas, access and circulation, privacy and microclimatic conditions such as shadowing. In the May 0, 06 report to the Heritage Oakville Advisory Committee, heritage planning staff concluded that the proposed new dwelling will fit into the Heritage Conservation District in terms of height, massing, architectural character and materials. In addition the dwelling meets all Zoning By-law requirements for yard setbacks and is compatible with adjacent properties in respect to orientation and separation distances. There are no anticipated impacts on adjacent properties. As a result, the variance will maintain the intent and purpose of the Official Plan.. Does the variance maintain the intent and purpose of the Zoning By-law? The restriction on lot coverage is intended to prevent over-building on a lot. Since the requested lot coverage is slightly less than one percent more than the permitted coverage and all other By-law requirements have been met, the proposal does not constitute over-development of the lands. In addition, the proposed dwelling will incorporate design features that serve to visually reduce the size of the home. Therefore, the variance does maintain the intent and purpose of the Zoning By-law. W.E. Oughtred & Associates
6 7 Union Street January, 07 Page of. Is the variance desirable for the appropriate development of the lands? The proposed development will replace an older home which does not contribute to the First and Second Street Conservation District with a new dwelling that has been designed to fit with its historic surroundings. As noted previously, heritage planning staff have concluded that the proposed new home is appropriate for the Conservation District. As a result, the variance that has been requested is desirable for the appropriate development of the lot. In our opinion, the proposed variance is minor in nature, maintains the intent and purpose of the Official Plan and the Zoning By-law and is desirable for the appropriate development of the land. We trust that this provides an adequate justification for the variances that have been requested. Should you require any further information, please do not hesitate to contact me. Yours truly, W.E. Oughtred W.E. Oughtred & Associates Inc. W.E. Oughtred & Associates
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