Feature Article May 13
LAND O' LAKES NewsWeb HomeContact Us
Kennebec Lake residents oppose monster homePublic meetings concerning zoning variances dont often attract much attention, but when a building project for a 9,000+ square foot house came forward seeking a zoning variance, it drew a sizable crowd of uneasy future neighbours.
The property in question is located at 182A Blue Heron Ridge, a narrow cottage road that is maintained by the lakefront residents. It is an L-shaped three acre lot, with 182 feet of shoreline on Kennebec Lake.
The proposed main building will take up the bulk of territory available between a large rock outcrop and the lake. The shoreline is wavy, and in the western corner, it veers sharply northward, making it impossible to fit the large building within the 30 metre setback from the water that is required by the townships comprehensive zoning bylaw.
Gary Vest and Maria Tierno, the owners of the lot, have applied for a zoning variance to allow the southeastern corner of the building to encroach within 27 metres of the lake.
They also plan to build a carriage house, which will house a boat garage on the ground floor, and a 900 sq. ft. guest apartment, complete with kitchen facilities, on the top floor.
This also requires a zoning variance, because second buildings on cottage lots are permitted only to be sleeping cabins. They may have washroom facilities but not kitchens. The proposed height of the carriage house, 6 metres, also contravenes the zoning bylaw.
Central Frontenac engaged Glenn Tunnock, the planner who worked on the Official Plan for the township, to prepare a report on the zoning amendment request.
Tunnocks report rejected an earlier proposal by Vest and Tierno which would have seen the entire front of the building encroach on the 30 metre setback, but it did say that an encroachment of 3 metres, 10% of the prescribed 30 metre setback, was acceptable, only because of the unusual configuration of the shoreline. It also says it is reasonable, in my opinion, to vary the zoning by-law with respect to the carriage house.
This opinion was not shared by the 10 or so speakers who addressed the public meeting on the issue, nor by any of the township councillors who spoke.
Dave McCord, a Blue Heron Ridge resident, addressed the meeting. He said four of us have done a shoreline assessment on the lake. We found 20 foot docks on the lake, many rafts floating on the lake, decks built right along the shoreline. In short, Kennebec Lake is an unregulated lake. It is in reasonable shape now, but a monster home built 80 feet from the lake is not something we should allow. I could put seven of my homes inside that house. We should not amend any bylaws in this case.
David Pepper, another resident on the lake, asked why the township was allowing any building at all on the lot, since it only has 182 feet of shoreline, when the Official Plan now demands 300 feet of shoreline for waterfront lots.
Cathy MacMunn, of the township planning department, responded.
This is an existing lot of record. The 300 foot minimum setback applies to newly created lots. People are free to build on existing lots of record that pre-dated the official plan.
Other speakers objected to the building on various grounds, including the fact that much of the lot is located on a flood plain. Essentially, they see this new building as a complete change in the character of the lake and the Blue Heron Ridge Lane and are concerned it will someday become a lodge or other sort of commercial building. To the extent that the project contravenes existing bylaws, they argue it should be forced to be scaled back in order to comply.
Gray and Aileen Merriam, who live on the same road but were unable to attend the meeting, said in a letter Change the blueprints for the individual dwelling, not the blueprints for our future landscape.
Members of Council were then given the opportunity to comment and question the representative from Colbourne and Kembel, the architects hired by Gary Vest and Maria Tierno, who did not attend the meeting.
Councillor Murray took note that a proposed large deck on the building encroached further within the 30 metre setback, and wondered if that contravened the bylaw.
Councillor Nicolson asked about the proposed outdoor swimming pool, which is located entirely within the 30 metre setback and wondered how many bedrooms were planned for the building. He was told there would be 5 bedrooms in the main house and one in the carriage house.
Councillor Frances Smith said I dont support the carriage house. During Oso days we used to approve extra buildings, but that was for farms. If you have a 9,000 square foot building, you dont need an extra building.
No councillor, including the Mayor, expressed wholesale support for the proposed zoning variance.
At the end of the public meeting, a motion was passed to allow written submissions on the matter to be received at the township office by May 28, after which the entire matter, including all written submissions, will be returned to Glenn Tunnock for a further report.
Whether the zoning amendment is approved or the building plans altered, the project will be subject to septic and water approvals by the Health Unit.
