Development: Caroline St. & Burlington Ave. - St. Luke's Precinct
Committee of Adjustment hearing for a number of lots and not supported by City Staff.
Many residents of St. Luke’s will have memory of a effort by a developer to amass a number of properties on Hager Ave, Caroline St., and Burlington Ave. as late as 6-8 years ago. In 2016 a huge number of variances were requested for the corner parcel resulting in some granted, but ultimately all lapsed. The total effect being a very high ratio of house to building lot as well as the unprecedented reduction of setback to the property lines. Link to 2016 Report.
Fast forward to 2021, a new file is scheduled to be heard before Committee of Adjustment on Wednesday April 23rd at 5:30pm under three separate addresses and files.
Staff have reviewed the requested variances in accordance with the Planning Act, the policies of the Official Plan and the requirements of the Zoning By-law and objects to the variances requested with each application. The proposed development does not meet the 4 tests of the Planning Act for evaluating Minor Variances and it does not align with Council’s expectations for new development in established neighbourhoods.
The Committee of Adjustment meeting is 5 days away and a number of constituents have contacted me to ask what is happening. The required Notice signs are difficult to see and have only very recently been corrected to provide visibility, in my opinion. This might ring similar to the same conduct that resulted in a re-scheduling of the initial file in 2016 to be held over for another committee cycle until adequate notice had been provided. Have a look at the before and after. I have requested that the meeting date be adjusted by the same period that the signs were not visible.
A summary of the requested variances are provided below, as well as a link to each public notice.
Here is the complete Meeting Package File.
The applicant is proposing three new single detached residential houses for each property – 548 and 550 Burlington Ave, and 1385 Caroline St.
Each property is required to have two signs posted on each public frontage. I have reported that two signs on each parcel do not exist.
The nature of the variances include:
Increased lot coverage and floor area ratio
Reductions in front yard, rear yard, street side yard and east side yard setbacks all for a proposed two storey detached dwelling with attached garage, proposed roofed over porch including steps and overhang and for a proposed roofed over patio.
Increased lot coverage, floor area ratio, and dwelling depth
Reduced front yard, north side yard, and south side yard setbacks for a proposed two storey detached dwelling with attached garage.
Increased lot coverage and floor area ratio
Reduced front yard, rear yard, north side yard, and street side yard setbacks all for a proposed two storey detached dwelling with attached garage, roofed over porch including overhangs and stairs and second storey balcony/terrace.
Anyone that wants to address the committee can do so by contacting:
CommitteeofAdjustment@Burlington.ca or call 905-335-7629 and Quote File: A-033-A-35/2020
Neighbourhood Concerns
Sidewalk condition/inspection
Of recent concern is the condition of the sidewalk in front of the vacant lot at Caroline Street and Burlington Avenue. It is the developer’s responsibility to maintain the sidewalk with asphalt during demolition through construction completion. The asphalt sidewalk then needs to go through a cycle of freezing and thawing for ground settle and to make sure that when the City replaces the curb and sidewalk with concrete, it does not heave and create an uneven sidewalk.
Vacant lot condition/inspection
It is not ideal for a lot to sit vacant, City staff are not aware of any violations. A City building inspector went to the site on Friday, Jan. 22 and confirmed the site is fully fenced and secured; there is no concern of public accessing this property at this time. The property is also completely flat with no open excavations or dangerous holes.