Committee of Adjustments

In-fill in QTN and Committee of Adjustment

Can 35 variances to every aspect of a proposal be a “minor variance?” Is a lot that is more than 75 square metres short of the minimum required in the land-use bylaw a “minor variance”? The purpose of variances is to address “peculiarities” of a property. There is nothing “peculiar” about the lots at 830-840 Alpine, but this week the Committee of Adjustment approved 35 variances and severance into five lots, which will see two semi-detached and one detached home replace three existing units.

The purpose of Committee of Adjustment hearings is to consider context and potential impacts. Anyone who reviews the record of recent hearings on proposals in QTN will see that the panel does not give any consideration to evidence of negative impacts brought forward by neighbours and community speakers. The process itself would not meet any reasonable test of a fair process with a level playing field for deciding what is appropriate in-fill for a particular location.

All of this is happening in the name of intensification. QTN supports appropriate intensification; the Official Plan says intensification should enhance the existing character of a neighborhood. There is a difference between in-fill that enhances a neighbourhood and in-fill that does not fit well and has significant negative impacts for neighbours and other residents.

QTN will not get the kind of “in-fill” that enhances the neighbourhood as long as the Committee of Adjustment approves every request for variances and severances without seriously considering the context and negative impacts. In its submission for the new Official Plan, the QTN community association proposes major changes to the way City planning decisions are made, to give more weight to what will work in each neighborhood. If the City wants public support for intensification, the process has to change.

Kathy Vandergrift, Chair of QTN Planning Committee

Community Meeting Regarding 830 and 840 Alpine Avenue – Minor Variance and Severance Application

Novatech has been retained to prepare and file minor variance and severance applications to facilitate the development of two semi-detached buildings and one detached dwelling on the lands municipally known as 830 and 840 Alpine Avenue. The proposed development has been designed around the preservation of the large mature tree located in the front yard of the subject properties.

The proposed site plan is as follows.  We have annotated it to provide clarity over the number of dwellings that are expected to be erected.

The artist rendering of the dwelling types is as follows:

Minor variances for lot area and lot width are required to support efficient building design while fitting in with surrounding lots. Minor variances for increased height and reduced setbacks are required to preserve the mature tree located in the front yard. Minor variances for the projection of the decks support effective use of the rear yard space.

Novatech is hosting a virtual community meeting is planned for Thursday November 19th at 7:00pm-8:30pm to further discuss this proposal. The meeting will take place through the “Zoom” application. Please email t.west@novatech-eng.com for more information and an invitation to the community meeting.

The original PDF invitation from Novatech is here.

If you have any questions or comments, do not hesitate to reach out to the undersigned. Taylor West, M.Sc. (Planning) | Planner, NOVATECH Engineers, Planners & Landscape Architects t.west@novatech-eng.com