PAC Minutes – November 5, 2001

The regular meeting of the Grand Bay-Westfield Planning Advisory Committee was held Monday, November 5, 2001 in Room “A”, 609 River Valley Drive.   Chairman, Larry Chapman conducted the meeting and called the meeting to order at 6:06 p.m.
1. RECORD OF ATTENDANCE
All Members were present with the exception of Bill McCann.
2. PLANNING ADVISORY COMMITTEE MINUTES OF OCTOBER 15, 2001
“…moved by Ralph Stevens to accept as presented the October 15, 2001 Planning Advisory Committee Minutes….”
Motion seconded by Cllr. Little.  Carried.
3. PLANNING ADVISORY COMMITTEE SPECIAL MEETING MINUTES OF OCTOBER 18, 2001
“…moved by Ralph Stevens to accept as presented the October 18, 2001 Planning Advisory Committee Special Meeting Minutes….”
Motion seconded by Cllr. Little.  Carried.
4.  REGULAR COUNCIL MINUTES OF OCTOBER 9, 2001
“…moved by Cllr. Little to receive and file the Regular Council Minutes of  October 9, 2001….”
Motion seconded by James Evans.  Carried.
5. CHAIRMAN’S REMARKS
None.
6. DECLARATION OF CONFLICT OF INTEREST
None.
7. DEVELOPMENT OFFICER’S REPORT OF NOVEMBER 1, 2001 RE:   REQUEST FOR VARIANCE NORM ADAMS – 1 COOPER LANE
A Closed Session discussion was held regarding the above Request for Variance to construct a single family mini-home.
The following documentation was added to this item:
1.  copy of item noted in Joint Special P.A.C./Council Meeting Minutes dated July 23, 1984.
The Development Officer reported on the history of this property, stating that in 1984, the P.A.C. at the time met with great opposition when permission was granted for the placement of the previous mobile home.  As of the July 23, 1984 date, the mobile home became a Non-Conforming Use with the adoption of the revised Municipal Plan By-law.  The mobile home was removed in August 2001, and the Applicant is proposing to construct a mini-home on the property.  The only opportunity for the Committee to grant the Variance is to have the Committee consent under Section 40 (4) of the Act, to permit the change in use to a Similar Non-Conforming Use.
The Development Officer further advised that he has met with the Applicant, who informed him that should the variance not be granted, he would be willing to bring in a two section modular home unit with a similar total floor area, but at a higher cost.
Applicant, Norm Adams was present during the Open Session and advised the Committee of the following:

  • his proposal is a 2 ft. wider home than the previous trailer which was located on the property;
  • the home will meet all Codes and Regulations;
  • this is an economical decision, as he is down scaling and plans to retire in this home;
  • he does not wish to cause any hard feelings with his new neighbours.

There were no further presentations made in favor of this Proposal.
The following presentations were made in opposition to this Proposal:

Brad McGinnis – 31 Thompson Road

  • initially concerned that additional trailers will be placed on the adjacent property owned by Mr. Wheeler;
  • under the impression that no future trailers were allowed on this property;
  • after hearing Mr. Adams presentation, he did not  have a problem with the proposal.

Mr. McGinnis was advised that additional trailers would not be brought in without applications made to the Committee, with the same process of notification.

David Loomer – 30 Thompson Road

  • he was unsure of the definition of a trailer as opposed to a mini home;
  • was concerned as to what was going to happen to rest of the property;
  • the Applicant will have to trespass on at least two present properties to get the structure in;
  • advised that a crane was used to get the previous trailer in and that the proposed structure would be much harder to accommodate.

The Applicant advised that he is only purchasing one half of the existing lot and not the remainder of the property.
Grant Graham – 25 Thompson Road

  • he had concerns regarding Mrs. Cooper’s view, as the previous trailer blocked it and she kept her curtains closed because of it

Mr. Adams informed him that unfortunately, his home would be in front of Mrs. Cooper’s residence, however, it would be more pleasing to look at than the previous trailer.
Following the above presentations, Mr. Adams wished to know if there was much opposition to his proposal.  The Chairman advised him that there were a large number of letters received in opposition to placing this type of structure on this lot.  Mr. Adams then reiterated that it was not his intent to upset his neighbours and would consider a modular home to be brought in (26 ft. x 40 ft.), in two sections.
The Chairman then stated to Mr. Adams that if he wished, he had the opportunity to withdraw his application at this time.  Mr. Adams chose to have the Committee make their decision, to make it clear for similar future applications.
The following motion was then made:
“…moved by Michael Hare that the Planning Advisory Committee deny the following Request for Variance to the Town’s Zoning By-law, Town of Grand Bay-Westfield By-law No. 16, Division 1, for the development of a single family dwelling, to be located at 1 Cooper Lane, PID No. 00093625;
a) under Section 20 (3) (iv), deny the variance for the minimum width throughout the entire length of the house to be decreased 1.12 m from 6.0 m to 4.88  m….”
Motion seconded by Ralph Stevens.  Motion carried.
8. DEVELOPMENT OFFICER’S  REPORT  OF NOVEMBER 1, 2001  RE: REQUEST FOR VARIANCE  JAMES PARK – 14 HARMONY ROAD
The Committee addressed the above Request for Variance to increase the area of a detached garage, requiring a variance to the maximum area.
The Development Officer informed the Committee that the Applicant called to advise that he would not be able to make this evenings meeting.
The following motion was then made:
“…moved by Mel Steffens that the Planning Advisory ommittee grant the following variance to the Town’s Zoning By-law, Town of Grand Bay-Westfield By-law No. 16, Division 1, for the development of a detached garage, to be located at 14 Harmony Road, PID No. 00217570;
a) under Section 15 (c), grant a variance to increase the maximum area of an accessory building from 60 m² to a total of 74.3 m²….”
Motion seconded by Cllr. Little.  Carried with 1 Nay Vote.
9. ADJOUNMENT
Ralph Stevens moved to adjourn at 7:54 p.m.

Respectfully submitted,

Laylia Nice,                                                                         Larry Chapman,
P.A.C. Secretary                                                                   P.A.C. Chairman