PLANNING
JUSTIFICATION REPORT Town of Niagara-on-the-Lake, ON
4999 Victoria Avenue Prepared for
Mr. Jarsolaw Parniak Issue date
September 22, 2020
Zoning Bylaw Amendment
Contents
1.0
Introduction ... 3
2.0
Site Context and Surrounding Land Uses ... 4
3.0
Proposal ... 10
3.1
Background ... 10
3.2
Proposed Development ... 10
4.0
Policy Review ... 13
4.1
Provincial Policy Statement (2020) (“PPS”) ... 13
4.2
A Place to Grow: Growth Plan to the Greater Golden Horseshoe (“Growth Plan”) ... 14
4.3
Niagara Region Official Plan (“Region’s OP”) ... 15
4.4
Town of Niagara-on-the-Lake’s Official Plan (“Town OP”) ... 18
5.0
Town of Niagara-on-the-Lake’s Comprehensive Zoning By-law No. 4316-09 and Proposed Zoning By-law Amendment ... 27
5.1
Non-complying Lots, Buildings, or Structures ... 30
5.2
Permitted Use ... 32
5.3
Parking Requirements ... 32
6.0
Conclusion ... 38
7.0
Appendices ... 39
1.0 Introduction
Niagara Planning Group (NPG) Inc. are planning consultants for Mr. Jaroslaw Parniak, owner of the land municipally known as 100 John Street East in Niagara-on-the-Lake (“Subject Site”). NPG has been retained to provide professional planning advice for the proposed licensing of a fourth bedroom, in addition to the existing three licenced rooms.
Currently, the Subject Site’s three licenced rooms are permitted under the existing “Bed
& Breakfast” use. The proposal requires a Zoning By-law Amendment to permit “Country Inn” as a permitted use which allows four or more rented bedrooms. This Zoning By-law Amendment also seeks reliefs for zoning regulations for parking spaces applicable to
“Country Inn” use to bring the Subject Site to conformity.
It is noted that the existing building and structures do not appear to comply with several zoning regulations of the Town of Niagara-on-the-Lake Zoning By-law 4316-09. However, because they are legal non-complying based on Section 6.33 of the Zoning By-law, zoning relief for these non-compliances is not necessary. Section 5.1 of this Report discusses the specific legal non-compliances in detail. The key point to note for this application is that there are no changes proposed to the existing lot and buildings. Section 6.33 of the bylaw recognizes these buildings and structures as fully compliant with the bylaw. The only request associated with this application is for a new use to be added to the list of Permitted uses, a “Country Inn” with a special provision for up to four guest rooms. Currently there are three guest rooms allowed for the existing Bed and Breakfast operation.
This Planning Justification Report (PJR) provides a thorough analysis of the proposal and evaluates the appropriateness of advancing a Zoning By-law Amendment application in the context of the Provincial Policy Statement (PPS), the Growth Plan for the Greater Golden Horseshoe: A Place to Grow, the Regional Municipality of Niagara Official Plan, the Town of Niagara-on-the-Lake Official Plan and Zoning By-law. Based on our review, it is our recommendation that the Zoning By-law Amendment be approved by the approval authority.
2.0 Site Context and Surrounding Land Uses
The Subject Site is located at the west corner of John Street East and Charlotte Street as shown in Figure 1.
Figure 1. Land use context of Subject Site.
Currently, the Subject Site is the Owner’s residence as well as the 3-bedroom Darlington House Bed & Breakfast. Figures 2 and 3 show the building’s interfaces on John Street East and Charlotte Street respectively. The land is approximately 590 square meters in area, with a frontage of approximately 22.8 meters along Charlotte Street and a depth of approximately 25.9 meters along John Street East. The distance between the front lot line
and the edge of the asphalt on Charlotte Street is approximately 9.5m. There is a wood deck attached to the dwelling, a pergola framing part of the wood deck (Figure 4) and a detached shed (Figure 5) on the Subject Site.
Across John Street East are lands zoned as Open Space (Figure 6). To the northwest and southwest of the Subject Site are lands zoned as Established Residential (Figure 7).
Across Charlotte Street from the Subject Site are lands that are zoned as Open Space and part of the Rand Estate (Figure 8). As of December 2019, the notice of intention to designate the Rand Estate under the Ontario Heritage Act has been served. Photos of the Darlington House and neighbouring land uses are shown in Figures 2 to 5.
About 6.2m to the northeast of the Subject Site is a water course regulated by Niagara Peninsula Conservation Authority (“NPCA”) (illustrated in Figure 1 and pictured in Figure 9). Darlington House is also in walking proximity to the off-road portion of the Lake Ontario Waterfront Trail (illustrated in Figure 1) (“Waterfront Trail”) that connects communities along the shores of Lake Ontario and St Lawrence River with the Old Town and other famous tourist sites, namely Fort George National Historic Site, Butler’s Barracks National Historic Site and Niagara River in Niagara-on-the-Lake.
Figure 2 – View of Subject Site from John Street East (Darlington House).
Figure 3. View of Subject Site from Charlotte Street.
Figure 4. The wood deck and pergola in the Subject Site's interior side yard.
Figure 5. Detached shed in the Subject Site's interior side yard.
Figure 6. Open Space across John Street East from Subject Site (Google).
Figure 7 – Adjacent residential properties on John Street East (Google).
Figure 8. Part of the Rand Estate as viewed from the Subject Site (Google).
Figure 9 – NPCA-regulated water course near the Subject Site (Darlington House).
3.0 Proposal
3.1 Background
The Subject Site has been the subject of several past planning applications. All applications noted below were granted under the previous bylaw, not 4316-09 which is the Town’s current zoning bylaw.
The Subject Site was created by severance in 1993. Subsequently, a minor variance request was approved in 1995 to reduce the rear yard setback requirement and allow a higher lot coverage to facilitate the construction of the existing dwelling. The Committee of Adjustment’s decision for this application is in Appendix A of this report. It is notable that at the time of this application, the front lot line was along John Street with the rear yard being between the dwelling and neighbouring property municipally known as 507 Charlotte Street. Part of the property along John Street East (legally known as Part 1 of Plan 30R-8327) was transferred to the Town for road widening purposes and By-law 2926-95 declared this portion as a public highway and adopted it as part of the Town’s road system.
In 1996, another minor variance request was approved by the Ontario Municipal Board (“OMB”) to allow for the wood deck to project a maximum distance of 5.3 metres into the rear yard (now the interior side yard) of the Subject Site. The OMB written order is in Appendix B of this report.
3.2 Proposed Development
The Owner proposes to licence another bedroom to bring the total number of rented rooms of Darlington House to four. The current “Established Residential” zoning of the Subject Site permits “Bed and Breakfast” use which shall not contain more than three bedrooms. The proposed licensing of the additional guest room (of approximately 30 square metres), therefore, requires a Zoning By-law Amendment to include “Country Inn”
as a permitted use under the Subject Site’s “Established Residential” zoning. Additionally, zoning relief for parking regulations in the Zoning By-law 4316-09, which is discussed in section 5 of this Report, is needed to facilitate this proposal.
The proposal requires no extensive physical work on the Subject Site, be it the building’s interior or exterior nor outside of the building. The Site Plan attached to this application (Appendix C – Site Plan) illustrates the additional parking spaces required to conform with
the proposed “Country Inn” use (Figure 10). The following minor works were completed after a survey was prepared on March 5, 2020 (Appendix D - Survey Sketch):
Relocation of an existing shed further away from the front and interior lot line to make way for parking space #3 and increase side yard setback for this accessory structure. This is an accessory structure with no foundations and therefore its relocation does not require any excavation;
Relocation of a portion of the board fence to accommodate parking space #3;
Removal of a low iron fence (Figure 11) in front of the building to accommodate parking space #4; and
Removal of a small portion of the existing landscape area (Figure 12) between parking spaces #3 and 4 to make space for the latter. This involves removing decorative stones that lie above ground and their removal does not need any excavation.
Reduction of the existing uncovered deck’s width from 5.41 metres to 5.3 metres to comply with the 1996 OMB’s order (Appendix B).
Figure 10 – Site Plan
Figure 11. Low iron fence in front of the dwelling.
Figure 12. The landscaped area between Parking spaces #3 and 4.
4.0 Policy Review
The purpose of this PJR is to evaluate the appropriateness of advancing an application for a Zoning By-Law Amendment to facilitate the proposal in the context of the PPS, the Growth Plan, the Region’s OP, the Town OP and Zoning By-law. The following provides a brief overview and thorough analysis of these documents in the context of the proposed development.
4.1 Provincial Policy Statement (2020) (“PPS”)
The Provincial Policy Statement (PPS) outlines the policy foundation for regulating land use in Ontario. It requires that development make efficient use of land and services and supports opportunity for long-term economic prosperity.
Section 1.1 of the PPS calls for land uses that will achieve efficient and resilient developments. The proposal conforms with Policy 1.1.1 of the PPS and sustains healthy, liveable and safe communities by:
Providing more options for mid-range recreational accommodation in the Town of Niagara-on-the-Lake to meet the long-term demands from the tourism sector (Policy 1.1.1.b);
Not causing any environmental or public health and safety concerns (Policy 1.1.1.c);
Introducing more compact parking space dimensions and therefore reducing land dedicated for parking (policy 1.1.1.e); and
Not increasing demand for infrastructure and public service facilities as the additional licenced room is converted from an existing bedroom previously used by the Owner’s household (Policy 1.1.1.g).
As the Subject Site is within a settlement area as defined under the PPS, section 1.1.3 of the PPS which contains policies for settlement areas in the province has also been examined. The proposed development is in line with Policy 1.1.3.1 which directs growth and development to be in settlement areas. Additionally, the proposal helps achieve several objectives under Policy 1.1.3.2 as follow:
The proposal efficiently uses land and resources. It does not require additional land for implementation and is also a sensible response to the change in land use need. As a residential use, the bedroom is underutilized while the growing tourism sector demands new lodging options (Policy 1.1.3.2.a);
The proposal does not require expansion of infrastructure and public service facilities (Policy 1.1.3.2.b); and
The proposed development supports active transportation as it is located in close proximity to the Waterfront Trail bike route (Appendix E – Waterfront Trail Bike Route) which connects cyclists from all lakefront communities of Lake Ontario, Lake Huron and Lake Erie to the Town of Niagara-on-the-Lake and further to the renowned Niagara River Recreation Trail, approximately 1.25 kilometres from the Subject Site. The Subject Site is also located along the Niagara Region’s Strategic Cycling Network which is a prioritized public works project that improve the bicycle infrastructure and network within the region (Appendix F). As the Subject Site is conveniently located at the fringe of Old Town, next to a robust network of trails and bicycle lanes, the proposed additional licenced room on the Subject Site will encourage more visitors to cycle to the Region instead of driving.
As well, Policy 1.1.3.4 of the PPS calls for appropriate development standards to be promoted to facilitate intensification, redevelopment and compact form. In order to facilitate the proposal, minor relief from the Town’s Zoning By-laws’ minimum parking space dimensions are needed. This relief still ensures all parking spaces are functional for guests and residents with only minor superficial changes to the site’s overall character and appearance.
Section 1.7 of the PPS encourages developments that support long-term economic prosperity. As described, the proposed development will provide a convenient lodging option for visitors who opt to cycle as it is located close to popular bike trails. Improving convenience and comfort for cyclists will encourage more visitors to travel with this sustainable mode of transportation and therefore promoting sustainable tourism development. This is also in line with Policy 1.8.1.b which calls for developments that promote the use of active transportation.
Moreover, the proposal’s design has made every necessary effort in avoiding any changes near the NPCA-regulated stream. As such, the proposal is in conformance with Policy 2.2.1 of the PPS which urges the protection of sensitive water features.
4.2 A Place to Grow: Growth Plan to the Greater Golden Horseshoe (“Growth Plan”)
The Growth Plan builds on the policies set out in PPS and must be read in conjunction with it. The Growth Plan’s key goals are: to establish complete communities; prioritize intensification to make efficient use of land and infrastructure, providing for different
approaches to manage growth within the Greater Golden Horseshoe (GGH), while building more compact greenfield communities to reduce the rate at which land is consumed.
The Subject Site is located in a delineated built-up area within a settlement area as defined by the Growth Plan. Hence, the proposal conforms with Policy 2.2.1.2 which mandates that developments will be directed to settlement areas and away from hazardous lands and Policy 2.2.2.3 which encourages intensification throughout the delineated built-up areas.
In addition, the proposal also supports Policy 3.2.2.4 of the Growth Plan by encouraging more people to opt for cycling instead of driving as a mode of transportation when they travel. In other words, by providing an appropriate use for the Subject Site, the proposal has the potential to leverage on its proximity to major recreational bike trails and increase the modal share of alternatives to the automobile. And all of this is accomplished with no significant changes to the site and no changes to the building itself.
4.3 Niagara Region Official Plan (“Region’s OP”)
The Region’s OP is a long-range planning document that guides the physical, economic, and social development of Niagara Region. The Region’s OP and its content conform to and implement the PPS and the Growth Plan. The Region’s OP provides the policy framework ensuring that most new development in the Niagara Region is directed towards the existing Urban Area Boundary to accommodate future growth.
Section 2 – Growing the Economy
Section 2 of the Region’s OP establishes policies to grow the economy of the Niagara Region and recognizes tourism as an important sector in Niagara’s economy. The Subject Site is located along the Lake Ontario Waterfront Trail as part of the Greater Niagara Circle Route and Trails network1 and within walking distance of the Upper Canada Heritage multi-use Trail. Besides, the proposed development is also within the “Wine Country” Urban Areas as it is in the Old Town of Niagara-on-the-Lake.
The application provides an opportunity for tourism development and therefore improves the regional self-reliance and diversify the regional economy as stated in Objective 2.5 (b). Policy 2.A.1.1 recognizes tourism and recreation related development as a core
1 Niagara Region. (n.d.). Greater Niagara Circle Route Maps. Retrieved from
https://www.niagararegion.ca/government/initiatives/gncr/PDF/gncr-map-web.pdf
component of the regional economy and Policy 2.A.1.2 supports and encourages the expansion and development of tourism related opportunities within Settlement Areas. As previously explained, the proposal also represents an efficient use of lands within the existing urban boundaries, echoing Objective 2.1 (b) of the Region’s OP.
Sections 2.B and 2.D of the Region’s OP set out objectives and policies regarding the Greater Niagara Circle Route & Trails and the Niagara Wine Country respectively.
Supporting Objective 2.B.1.1, the proposal provides an additional bedroom in an existing accommodation establishment that is highly lauded by visitors. Darlington House has garnered a 5-star rating on Tripadvisor from more than 270 reviews, positioning it in the top 10% of bed & breakfasts and inns in the Town of Niagara-on-the-Lake according to the trusted travel site (Figure 13). On Booking.com, Darlington House has also accumulated a score of 9.8 out of 10, the highest among all properties listed in the Town (Figure 14). As such, increasing Darlington House’s number of licensed rooms will improve the Town’s ability to attract overnight visitors and increase their length of stay.
Policy 2.B.2.3 describes the Waterfront Trail, where the Subject Site is adjacent to, as a recreational trail for pedestrians and non-motorized vehicles. Policy 2.B.2.12 specifies that tourism related developments within the urban area boundary and along the Waterfront Trail should maintain or enhance the visual qualities and character of the scenic trail. As seen in Figure 2 above, the current Darlington House’s architectural qualities are of great visual values when viewed from the Waterfront Trail, across John Street East. The existing dwelling is also visually compatible with the surrounding properties and is a visual continuation of the architectural character of Niagara-on-the- Lake’s Old Town. As the proposal does not involve any physical changes to the existing dwelling’s exterior or interior, it is in line with Policy 2.B.2.12 as well as Policy 2.D.2.1 which encourages high quality tourism related development and redevelopment opportunities within existing urban areas that are compatible with and respects the distinctive character of the communities.
Figure 13. Darlington House Bed & Breakfast's rating on Tripadvisor on August 4, 2020.
Figure 14. Darlington House Bed and Breakfast's rating on Booking on September 11, 2020.
Section 4 – Managing Growth
Section 4 of the Region’s OP contains policies concerning growth management. The Subject Site is in the Built-up Areas within the Urban Areas in the Settlement areas of the Niagara Region, as shown in Schedule A – Regional Structure of the Region’s OP (Appendix F).
One of the Region’s objectives for growth management is to build compact and active transportation friendly communities in the Built-up Area (Objective 4.A.1.6). The licensing of the fourth bedroom is made feasible by the compact parking space dimensions proposed. This allows lands to be used for landscaping and amenity areas instead of parking.
Section 4.G.3 encourages sustainable urban developments. The proposal promotes active transportation and maintains the existing hydrological feature to the north of the Subject Site (Policy 4.G.3.1).
Furthermore, the application proposes an intensification in the form of increase in the number of licenced rooms in the Built-up Areas within the Urban Areas of the Niagara Region which Policies 4.G.7.2 and 4.G.8.1 enjoin to be the focus for accommodating growth, development and intensification.
Although the Subject Site is not designated as a mixed-use area in the Town OP, the proposal represents a complementary and appropriate mix of land uses for its location according to Policy 4.I.1. The proposal intensifies the existing tourism related use within a residential dwelling whose surrounding uses include residential and open spaces and represents mixing of land uses at several scales, namely neighbourhood, block, parcel and building (Policy 4.I.3). Given the Subject Site’s proximity to the Waterfront Trail, Upper Canada Heritage multi-use Trail and the regional Strategic Cycling Network, the proposed development also encourages a wide range of transportation modes such as walking and cycling in addition to driving (Policy 4.I.4).
4.4 Town of Niagara-on-the-Lake’s Official Plan (“Town OP”)
The Town of Niagara-on-the-Lake Official Plan provides policy direction for the future development of the Town. The Official Plan directs new urban development to the Town’s Urban Areas. The lands are designated Established Residential under Schedule B: Land Use Plan – Niagara/Old Town and Built-up Area under Schedule I-1 (Appendix G) in the
Town of Niagara-On-The-Lake Official Plan. The Subject Site is located at the western intersection of John Street East and Charlotte Street. The former is identified as a Collector Road in Schedule G: Transportation Plan of the Town OP. The following section discusses the relevant policies in the Town OP that apply to the proposed application.
Part 2, Section 6.3 – Country Inns
This section sets out policies related to Country Inns which is what Darlington House will be classified as upon approval of the application. Under the Town OP, a Country Inn is considered a secondary use in a single detached dwelling. The regulation of the number of rooms and other matters regarding Country Inn is implemented through the Zoning By- law and site plan approvals processes. Section 6.3 states a Country Inn will only be given consideration by Council by way of a Zoning By-law Amendment provided that there will be no disruption to the residential neighbourhood.
The following section analyzes the proposal against criteria established in the Town OP section 6.3 (Part 2) to protect and preserve the residential character of the surrounding area:
Criterion Evaluation
i, ii The Subject Site has a land area of approximately 592 square metres which is smaller than the recommended minimum lot size for a country inn with 4 guest rooms within the urban areas. However, the Town OP allows a lesser-sized country inn within the urban areas if the reduction in lot area does not negatively impact:
surrounding land uses – the reduction in minimum lot size does not have negative impact to lands zoned as open space.
Surrounding residential lands are also less likely to be negatively impacted by the reduction in lot area because of the Subject Site’s ability to provide adequate off-street parking, buffering, landscaping, screening and separation from adjacent uses;
the ability to accommodate parking and amenity space requirements – sufficient parking is provided within the Subject Site. Relief is needed for parking space dimensions which will be discussed in section 5 of this report. Despite the smaller lot area, the country inn still provides more than adequate amenity space area. More details on amenity area are in criterion vii of this table;
adjacent heritage resources and/or heritage resources on the property – refer to criterion v of this table;
the ability to provide sufficient buffering, landscaping, screening and separation from adjacent properties – the proposed development provides sufficient landscaped open space according to the prevalent Zoning By-law. There is currently a 2- metre board fence around the interior side yard which provides adequate screening and separation for the two neighbouring dwellings. The exterior side yard is also generously landscaped which not only beautify the John Street frontage but also provides additional screening for the 94 John Street East property.
the residential character of the property or the surrounding area – as opposed to the recommended lot size of 0.3 hectares, the smaller lot size is more comparable to the surrounding residential lots’ land area.
iii The existing dwelling is not designated under the Ontario Heritage Act.
iv The proposed increase in number of guest rooms is complementary to lands zoned as open space. Surrounding residential lands are also less likely to be negatively impacted by the proposal as tourism related activities are generally confined in summer months. There are no changes to the interior or exterior of the building and only very minor changes to the driveway configuration and landscaped area were needed to accommodate one additional parking stall. The Subject Site’s adjacency to a collector road (John Street) means the additional licenced room will not cause adverse traffic impacts on neighbouring roads’ carrying capacity.
v There are no heritage resources on the property. The proposal’s impact on the historic Rand Estate is negligible as the latter is located on another block on John Street East from the Subject Site and is further buffered by significant vegetation as seen in Figure 8.
The proposal does not involve physical changes to the existing dwelling and therefore preserves the residential character of the neighbourhood.
The additional parking space’s impact on the streetscape is minimized because there is a very limited increase in the gravel area within the Subject Site. The unusually substantive distance between the Charlotte
Street’s asphalt edge and the property line also provides added visual buffering.
As there is no addition to or removal of the existing vegetation or water features, the proposal does not cause adverse impacts on such factors nor loss of privacy due to adjacent outdoor amenity space. Matters such as parking and private amenity space will be discussed in section 4.5 of this report.
vi At the moment, the host family’s two parking spaces are provided in the double garage while parking for the country inn (parking spaces #1, 2 and 3) is located in the front yard along Charlotte Road where the existing driveway to the Subject Site is.
The fourth licenced room requires an additional parking space (parking space #4) which is proposed to also be in the front yard to minimize any additional impact on neighbouring properties. The proposed location also avoids disturbances to the watercourse between the Subject Site and John Street East. Impact of the additional parking space on the Charlotte Street public realm is not significant as most of the parking space is currently covered with gravel and only a minor area of existing landscaping was removed to accommodate the additional parking space. The width of the driveway onto Charlotte Street can remain at 6 metres. As can be seen in Figure 13 which overlays the proposal on top of an aerial view of the Subject Site, most of the proposed driveway utilizes the existing gravel driveway.
To facilitate the proposal, relief from the Zoning By-law’s parking space dimensions is needed for parking spaces # 1, 2 and 4. Section 5 of this report will discuss this in detail.
vii The current outdoor amenity area of Darlington House is located in the interior and exterior side yards of the Subject Site due to the small rear yard.
The existing amenity area in the exterior yard includes wooden chairs, a pergola and immaculate landscaping that is complementary to the adjacent stream (Figure 14). Overall, the amenity area in the exterior
side yard not only provides opportunities for guests’ relaxation but also contributes to a visually attractive frontage along John Street.
The existing amenity area in the interior side yard includes a pergola and a wood deck (Figure 4). The pergola is set back approximately 2 metres and 2.5 metres from the 507 Charlotte Street property and the 94 John Street East property respectively. An additional 2-metre board fence buffers this amenity area from the neighbouring properties. The proposal reduces a very small portion of this amenity area to accommodate parking space #3.
The remaining outdoor amenity area for the Subject Site is approximately 250 square metres which is substantially more than the 144 square metres required under the Town OP.
viii No new building or building addition/ construction/ conversion are proposed to facilitate the increase in the number of guest rooms.
ix There is only one dwelling on the Subject Site before and after the proposal.
x This Planning Justification Report is prepared to support the proposed change and it identifies ways of reducing any adverse impact on surrounding land uses.
xi A Site Plan satisfying the requirements of the Town’s Site Plan Control Agreement is submitted as part of this application.
xii Existing floor plans of the dwelling are submitted as part of this application.
xiii The Country Inn fronts on a public street (Charlotte Street).
xiv The Subject Site is located outside of the Niagara Escarpment Plan area.
xv, xvi, xvii
The proposed development does not require additional services. The Subject Site currently has adequate provision of water, sanitary and
stormwater management services. There is no significant change in the lot grading and drainage of the property.
xviii, xix, xx
The Country Inn is located inside urban boundaries and not in agricultural areas. Therefore, these criteria do not apply.
Figure 15. Proposed driveway.
Figure 16. Outdoor Amenity Area in the exterior side yard.
Part 2, Section 6.15 – Lands abutting Conservation Designations
The Subject Site’s exterior side yard is near an NPCA-regulated stream (Figure 1).
However, the additional parking space has been designed in a manner that results in no physical works in the exterior side yard of the property which ensure impacts on the natural environment, if any are nil or very negligible. The Site Plan application will also be circulated to the NPCA for review.
Part 2, Section 6.21 – Parking and Loading Facilities
There is only one access point to the parking area for the Country Inn which is from Charlotte Street. The additional parking space does not require an additional access point nor a wider driveway off of Charlotte Street. As there is currently no sidewalk on this side of Charlotte Street, the proposal does not create any danger for pedestrian.
Part 2, Section 6.30 – Servicing Policies
The existing dwelling is connected to the public sanitary, water and drainage system. As mentioned, the proposal does not create a substantial increase in demand for municipal services as the additional guest room is converted from an existing room in the dwelling.
Instead of being used by the host family full-time, the bedroom is proposed to be rented
out. The nature of the hospitality industry means the room will not be occupied all the time.
Besides, the proposed development will likely not result in significant additional run-off.
There is also minimal change to surface area and grading of the Subject Site because of the proposal. Therefore, the proposed development complies with policies in this section of the Town OP.
Part 2, Section 6.33 – Tree Preservation and Reforestation
The proposed development does not remove any existing trees inside and outside of the Subject Site’s boundary.
Part 2, Section 6.A – Growth Management Policies
Under the Town OP’s Schedule A, The Subject Site is located in Built-up Areas within Urban Area.
The proposal meets the growth strategy objectives set out by the Town in policy 3.2 of this section because the proposed development:
is within the Town’s existing Urban Areas (Policy 3.2 (d));
optimizes existing infrastructure (Policy 3.2 (g));
protects the adjacent watercourse by redesigning the parking area (Policy 3.2 (i)).
Part 3, Section 9 – Residential
This section of the Town OP contains policies that apply to residential lands. The Subject Site is designated as Established Residential under the Town OP’s Schedule B (Appendix G).
The proposal meets the objectives established for residential lands in the Town OP. As explained above, the proposed development is compatible with the surrounding land uses and preserves the existing natural feature adjacent to the Subject Site.
Policy 9.3.3.1 of this section of the Town OP permits single detached dwellings and accessory structures in lands designated as Established Residential. The Zoning By-law
Amendment is needed to include Country Inn as a permitted use of the Subject Site.
Policy 9.3.3.3 of this section also acknowledges the attractive streetscape in Established Residential area is derived from the wide variety of lot sizes and setbacks of these properties.
Section 9.4.4 speaks to the residential density and visual impression of density in the Town. The Subject Site has a density of approximately 6.8 units per acre which sits between the density of low density residential developments (6 units per acre) and medium density residential developments (12 units per acre). This density is considered appropriate as the Subject Site is located in a neighbourhood with lands designated as low density residential and medium density residential (Appendix XX) which enables a more compact form of development yet maintaining the visual impression of a low rise, low density small-town community.
Part 3, Section 18 – Heritage Conservation
The Subject Site is within areas of archaeological potential according to the Town OP’s Schedule H (Appendix G). Policy 18.5.4 of this section delegates the Town of Niagara- on-the-Lake to determine if an archaeological assessment is needed for minor zoning amendments.
Section 3 of this report details the works needed to facilitate this proposal and none of them necessitates any construction, demolition, grading or excavation works. Hence, an archaeological assessment is not necessary.
5.0 Town of Niagara-on-the-Lake’s Comprehensive Zoning By-law No. 4316-09 and Proposed Zoning By-law
Amendment
The Subject Site is currently zoned as Established Residential in Schedule A2 of the Town’s Zoning By-law No. 4316-09 (Appendix H). Table 1 compares the existing ER zone requirements under the Zoning By-law No. 4316-09 with the proposed development for compliance.
The Owner is proposing to amend the current zoning to a site-specific Established Residential (ER) zone with amendments for permitted use, parking in the front yard, tandem parking and parking space dimensions to facilitate the Country Inn proposal. Draft Zoning By-laws have been prepared and can be found in Appendix I – Draft Zoning By- law Amendment to this report.
Table 1. Zoning compliance comparison
Regulation ER Zone
Requirement Proposal Compliance Section 6.1 – Accessory Buildings and Structures
Maximum Accessory Buildings/Structures Lot Coverage
8% 3.6%2 Yes
Minimum Distance
from Main Building 1.2 metres 2.4 metres Yes Section 6.10 – Country Inn and Villa
Maximum Number of
Rented Bedrooms 6 4 Yes
Minimum Outdoor Amenity Area
135 + 9 = 144 square metres
253.1 square
metres Yes
Parking in Front or Not Allowed 4 parking spaces No
2 Accessory structures’ area is approximately 21.3 square metres.
Exterior Side Yard in Front Yard
Section 6.38 – Parking Requirements, Section 6.39 – Parking Space
Requirements and Section 6.40 – Parking Space Requirements, Additional Provisions
Minimum Parking
Space Dimension 2.75 m x 6.0 m
2.75 m x 5 m (1 space) 2.75 m x 5.5 m (2 spaces)
No
Parking Space Requirements
Single detached dwelling: 2 spaces Country Inn: 4 spaces
6 spaces Yes
Minimum Distance between Parking Area and Interior Side Lot Line
1 metre 1.5 metres Yes
Minimum Distance between Parking Area and Exterior Side Lot Line
2 metres 4.99 metres Yes
Tandem Parking Not permitted
2 tandem parking spaces
Tandem parking to the maximum depth of one tandem parking space
No
Section 6.44 – Permitted Yard Projections and Encroachments Maximum Projection
into Side Yard for Uncovered Deck
0.6 metres 5.3 metres Legal Non-
Compliance
Section 7.1 – Established Residential (ER) Zone
Permitted Use
Uses listed in subsection 7.1.1 of By-law No. 4316- 09
Country Inn No
Minimum Front Yard Setback
average of the front yard setbacks of existing main buildings on the same Block Face that the lot is located
5.11 metres Legal Non- Compliance
Garage Setback from
Front Lot Line 8.5 metres 5.7 metres Legal Non- Compliance Minimum Rear Yard
Setback 7.5 metres 2.07 metres Legal Non-
Compliance Minimum Interior Side
Yard Setback 1.22 metres 7.61 metres Yes Maximum Building
Height 10 metres Approx. 9.6
metres3 Yes
Minimum Rear &
Interior Side Yard Setbacks for
Accessory Buildings
1.52 metres 2 metres4 Yes
Maximum Lot
Coverage 33% 32.1% Yes
Minimum
Landscaped Open Space
30% 51.7%5 Yes
Minimum Exterior 4.5 metres 4.68 metres Yes
3 From grade to the roof peak.
4 Interior Side Yard Setback to the pergola.
5 Landscaped Open Space area is approximately 306.1 square metres.
Side Yard Setback Minimum Accessory Building Exterior Side Yard Setback
4.5 metres NA6 Yes
5.1 Non-complying Lots, Buildings, or Structures
Even though the existing dwelling and accessory structures do not comply with several zoning regulations as shown in Table 1, section 6.33 of the Town’s Zoning By-law permits their continued existence as they are considered legal non-complying building and structures. In our opinion, these technical amendments are not necessary to allow the application to be approved and are therefore not included in our proposed draft Zoning By-law.
Policy 6.33 (a) of the Zoning By-law permits the continued existence of buildings and structures that complied to the applicable regulations and general provisions when said buildings and structures were constructed. The existing dwelling and accessory structures had been constructed in 1995 before the current comprehensive Zoning By-law 4316-09 was passed. Their construction has been approved by planning applications described in section 3.1 of this report. The OMB had also approved the projection of the uncovered deck into the former rear yard (currently interior side yard) in 1996.
Policy 6.33 (f) acknowledges that legal existing buildings or structures may be in non- compliance with the regulations for the zone in which the lot is located as a result of public acquisition of part of the lot. Policy 6.33 (i) permits the use of such lots provided that they meet the requirements for the zone in which they are located prior to the public acquisition. Current non-compliances resulted from the Town’s acquisition of part of the lot along John Street East for road widening, making the lot line abutting Charlotte Street the front lot line as it is shorter than the one abutting John Street East. Consequently, the corresponding yards of the Subject Site are also changed and no longer meet the zoning regulations associated with front yard and rear yard in the Zoning By-law 4316-09.
Table 2 summarizes the legal non-compliances and explains why these non-compliances do not require zoning relief from their respective regulations according to Policy 6.33 (a), (f) and (i) of the Zoning By-law 4316-09:
6 No accessory building in the exterior side yard.
Table 2. Subject Site's Legal Non-compliances
Regulation ER Zone
Regulation Proposal Compliance
Maximum Projection into Side Yard for Uncovered Deck
(Section 6.44)
0.6 metres
5.3 metres
The maximum projection into a side yard for uncovered decks is 0.6 metres under section 6.44 of the Zoning By-law. A projection of up to 5.3 metres by the uncovered deck into the interior side yard (formerly rear yard) was approved by the OMB (Appendix B) in 1996.
Minimum Front Yard Setback (Section 7.1.2)
7.5 metres
5.11 metres
Prior to the public acquisition, the yards fronting onto John Street East and Charlotte Street are the Subject Site‘s front yard and exterior side yard
respectively. The Subject Site complies with the minimum front yard setback regulation prior to the public acquisition as evidenced by the approval of the Minor Variance application in 1995 (Appendix A). The garage setback from the former exterior side lot line
(currently front lot line) complied with zoning regulation prior to the public acquisition.
Garage
Setback from Front Lot Line (Section 7.1.2)
8.5 metres
5.7 metres
Minimum Rear Yard Setback (Section 7.1.2)
7.5 metres
2.07 metres
Prior to the public acquisition, the current rear yard and interior side yard were the Subject Site’s interior rear yard and rear yard. The Subject Site complied with the minimum interior yard setback regulation prior to the public acquisition while the Minor Variance application in 1995 (Appendix A) approves the former rear yard width (currently interior side yard width).
5.2 Permitted Use
Country Inn is an appropriate secondary use for the Subject Site as there is already an existing bed & breakfast use with three rented bedrooms. The permission of Country Inn use will facilitate the licensing of an additional bedroom.
Section 4 of this report explains how the proposed use is consistent with the PPS, the Growth Plan and the Region’s OP. Particularly, Section 4.4 of this report elaborates on how the Country Inn use complies with the Town’s OP policies, and protects and preserves the residential community in the immediate vicinity.
Additionally, converting a normal bedroom for tourism use is a logical land use planning response to accommodate the growing demand for travel-related accommodation. The Conference Board of Canada’s Travel Markets Outlook predicted a steady annual growth of 2% in the total number of visits and overnight visits for the Niagara Region through to 20237 (Table 3).
Table 3. Projected tourism growth in the Niagara Region.
Year 2018 2019 2020 2021 2022 2023
Total visit (‘000) 12,661 12,944 13,137 13,343 13,543 13,761
5.3 Parking Requirements
In addition to two (2) parking spaces in the existing attached garage, four parking spaces are located in the front yard of the Subject Site. Two (2) of these four (4) parking spaces are tandem parking spaces in front of the garage. Justifications for parking location and tandem parking are provided in subsections 5.3.1 and 5.3.2.
Due to limited front yard width, three (3) parking spaces on the Subject Site are proposed to be smaller than the Town’s Zoning By-law regulation of 2.75 x 6.00 metres. One of the parking spaces is proposed as a small car parking space. Justifications for the smaller parking space dimensions are provided in subsections 5.3.3 and 5.3.4.
7 The Conference Board of Canada. (2020). Travel Markets Outlook: National and Metropolitan Focus—
February 2020. Retrieved from https://www.conferenceboard.ca/docs/default- source/excel_downloads/10560_tmo_datatables.xlsx?sfvrsn=30ac5513_2
5.3.1 Parking in the Front Yard
Section 6.10 of the Zoning By-law does not permit off street parking for Country Inn to be located in the required landscaped portion of the front yard. The additional parking space is proposed to be in the front yard where existing parking for Darlington Bed & Breakfast is located, bringing the total parking spaces in the front yard to four (4) spaces. Locating parking spaces in the front yard has the following benefits:
The ability to restrict parking area to the front yard where cars are currently parked makes use of the existing gravel surface and limits soil disturbance on the site;
Not having to provide parking in the exterior yard, the area adjacent to the NPCA- regulated stream is not disturbed;
Not having to provide parking in the interior side yard or the rear yard ensures neighbouring properties are not negatively impacted by the proposal;
The existing amenity and landscaped area, which are in the interior and exterior side yards, remains largely unaffected except for only a small portion being removed to make way for the parking spaces;
Impacts of the additional parking space on Charlotte Street’s streetscape are minimal because:
Existing parking spaces are already provided in the front yard;
Access point into the Subject Site from Charlotte Street remains at 6 metres;
The distance between the property front lot line and Charlotte Street’s asphalt edge is approximately 9.7 metres; and
There is no sidewalk on this side of Charlotte Street.
Therefore, providing four (4) parking spaces in the front yard of the Subject Site still achieves the general intent of Section 6.10 which is to minimize visual and noise impacts of parking area on neighbouring properties and the public realm.
5.3.2 Tandem Parking
As tandem parking is not permitted as of right for Country Inn use and ER Zone, we also seek zoning relief to allow two (2) tandem parking spaces (Parking spaces # 5 and 6) in front of the existing dwelling’s garage to a maximum depth of one parking space.
Tandem parking spaces on the Subject Site is supportable because:
It optimizes land resources and creates a more compact development;
Providing two (2) tandem parking spaces in front of the garage allows the parking area to be concentrated in the existing gravel area in the front yard and achieves the benefits outlined in section 5.3.1 of this report;
The wide area between the front lot line and Charlotte Street’s asphalt edge prevents vehicles parked in tandem from projecting into the public road;
No significant site changes are required to provide for adequate parking 5.3.3 Compact standard parking spaces (2.75 x 5.5 metres)
It is proposed that parking spaces #5 and 6 be 2.75 metres in width and 5.5 metres in length which necessitates an amendment to the Town’s Zoning By-law 4316-09 whose standard dimensions for parking spaces are 2.75 x 6 metres.
In the last decade, there has been increased emphasis on compact and efficient land use patterns in planning at the provincial, regional and municipal levels. There have also been many policy changes that advocate for active transportation instead of automobile reliance. The 2014 Provincial Policy Statement and the subsequent 2020 iteration direct local municipalities to develop policies and development standards that support efficient land use patterns and promote active transportation.
A review of Zoning By-laws of other municipalities with more compact parking space design standards reveals that the proposed dimensions for parking spaces # 5 and 6 are consistent with these municipalities’ standards (Table 4). The selected municipalities include many small towns with strong tourism sectors to ensure the analysis is as relevant to the context of the Subject Site as possible. Parking spaces # 5 and 6 are proposed to have width of 2.75 metres and length of 5.5 metres which are equal to or larger than the dimensions of typical parking spaces across the selected municipalities. As such, 2.75 x 5.5 metres are appropriate and consistent with parking space dimensions in other comparable municipalities.
Table 4. Comparison of normal parking space dimensions across select municipalities.
Municipality Zoning Regulation Parking Space Dimension City of St. Catharines, ON Section 3.7 of Zoning Bylaw
2013-283 (2013) 2.6 x 5.2 metres
City of Mississauga, ON
Section 3.1.1.4.1 of Zoning
By-law 0225-2007 2.6 x 5.2 metres
City of Ottawa, ON Section 106.1 of Zoning By-
law 2018-155 2.6 x 5.2 metres
Lambton Shores, ON Section 3.29.1 of Zoning By-
law 1 of 2003 2.7 x 5.5 metres
Municipality of Port Hope, ON
Section 5.2.3.1 of Zoning
By-law 20/2010 2.7 x 5.5 metres
Town of Coburg, ON Section 6.1.4 of Zoning By-
law #85-2003 2.7 x 5.5 metres
Town of The Blue Mountains, ON
Section 5.1.5 of Zoning By-
law 2018-65 2.75 x 5.5 metres
Town of Banff, AB Section 8.16.17 of Land Use
By-law 2.5 X 5.4 metres
5.3.4 Small vehicle parking space (2.75 x 5 metres)
It is proposed that parking space #4 be 2.75 metres in width and 5 metres in length and be dedicated for small vehicles only. This requires an amendment to the Town’s Zoning By-law 4316-09 whose standard dimensions for parking spaces are 2.75 x 6 metres.
Vehicles that can park in the proposed parking space #4 range from two-seaters, mini- compact, subcompact to compact cars whose length is up to 4.75 metres according to
Natural Resources Canada’s vehicle classification8. The Honda Civic, a compact car, accounted for 52% of all passenger cars sold in Canada in the first half of 20209. As consumers continue to gravitate towards more compact vehicles, there is a strong likelihood that at least one of the country inn guests will be able to park in the small vehicle parking space.
In addition to their affordable price tags, small vehicles are more energy-efficient because of the smaller carrying weight and their ability to cover more distances with the same amount of fuel. As such, a parking space dedicated for small vehicles is a practical way to encourage more people to opt for an energy-efficient option and achieve greenhouse gas reductions. This also represents a good use of space in preparation for the rise of electric vehicles and autonomous vehicles which tend to be smaller compared to compact, mid-size, full-size and larger vehicle classes.
Table 5 highlights the dimensions of the best compact cars determined by the Automobile Journalists Association of Canada in the 2020 Canadian Car of the Year10. The proposed small vehicle parking space dimensions are more than adequate to accommodate various compact car options. Smaller vehicle classes such as subcompact and mini-compact cars, therefore, should be able to park in parking space #4 as well.
Table 6 demonstrates compact parking space dimensions for smaller vehicles in several municipalities, particularly major tourist attractions such as the Town of Banff in Alberta and the City of Kelowna in British Columbia’s Okanagan wine country. The dimensions of parking space #4 on the Subject Site are proposed to be 2.75 x 5 metres which are not smaller than the documented dimensions for small vehicles in the selected municipalities.
The number of small vehicle parking spaces (one space) represents 16.7% of the total number of parking spaces on the Subject Site (6 spaces). This is also a smaller percentage compared to what is allowed under the Zoning By-laws of selected municipalities in Table 6.
8 Natural Resources Canada. (2020, June 19). Retrieved from Most fuel-efficient vehicles:
https://www.nrcan.gc.ca/energy-efficiency/energy-efficiency-transportation/2020-fuel- consumption-guide/most-fuel-efficient-vehicles/21004
9 Cain, T. (2020, August 10). Driving. Retrieved from Canada's 5 biggest auto segments – and their leaders – in 2020's first half: https://driving.ca/ram/column/driving-by-numbers/canadas-5-biggest- auto-segments-and-their-leaders-in-2020s-first-half
10 Automobile Journalists Association of Canada. (2019, December 19). Retrieved from Category finalists announced for AJAC 2020 Canadian Car and Utility Vehicle of the Year awards:
https://www.newswire.ca/news-releases/category-finalists-announced-for-ajac-2020-canadian- car-and-utility-vehicle-of-the-year-awards-899535601.html
Table 5. Dimensions of compact car options.
Brand Dimensions (approximate)
Honda Civic (2020) 2.1 x 4.6 metres Mazda3 Sport (2020) 2.0 x 4.5 metres Toyota Corolla (2021) 1.8 x 4.6 metres
Kia Forte (2019) 1.8 x 4.6 metres
Kia Soul (2021) 1.8 x 4.2 metres
Table 6. Comparison of parking space dimensions for small cars across select municipalities.
Municipality Zoning Regulation Parking Space
Dimension Other conditions
City of Ottawa, ON
Section 106.3 of Zoning By-law 2018-155
2.4 x 4.6 metres
Up to 40% of required parking spaces.
Parking spaces are located in a parking lot or parking garage containing more than 20 spaces
Town of Banff, AB
Section 8.16.17 of Land Use By-law
2.5 X 4.6 metres
Other than parallel parking stalls, up to 25% of the required stalls
City of
Kelowna, BC
Section 8.2.7 of Zoning By-law No.
8000
2.3 x 4.8 metres
Maximum 50% of small size vehicle parking space in single detached dwelling
6.0 Conclusion
It is our opinion that the proposed Zoning By-law Amendment should be approved because it represents good land use planning, is in the public interest and should be supported by the approval authority for the following reasons:
The proposed development is consistent with the Provincial Planning Policy Statement (2020), and is in conformance with the Growth Plan, Region of Niagara Falls Official Plan, and the Town of Niagara-on-the-Lake’s Official Plan.
The proposed development is compatible with surrounding land uses, bolsters the Town’s tourism-related accommodation options and does not generate significant increases in demand for the Town’s infrastructure and public service facilities;
The proposed development allows for good use of the extensive public trails and bike infrastructure in the vicinity and promotes opportunities for sustainable tourism;
The proposed development does not disturb the existing stream adjacent to the property and minimizes impacts to the existing amenity and landscaped area through sensible layout of parking spaces;
The proposed development maintains the surrounding neighbourhood character and does not significantly impact the residential neighbourhood and streetscape;
The non-compliances detailed in section 5.1 of this Report do not require zoning relief for this application to be approved as they are legal non-compliances under Section 6.33 of the Zoning By-law 4316-09;
The proposed development’s compact parking space standards are appropriate and contributes to a more efficient land use pattern;
The proposed development’s small vehicle parking space promotes more energy- efficient cars and contributes to the reduction target of greenhouse gas emission.
Report prepared by:
______________________________
Jeremy Tran, MPlan Planner
Niagara Planning Group (NPG) Inc.
Report reviewed by:
______________________________
John Henricks, MCIP, RPP President
Niagara Planning Group (NPG) Inc.
7.0 Appendices
Appendix A – Committee of Adjustment’s Notice of Decision for Submission No. A-36-95
Appendix B – Ontario Municipal Board’s Order for Application No. A-20-96
OB #
MAR - 51997
FOLIO #
AGENTS:
Ontario
Ontario Municipal Board
Commission des affaires municipales de (' Ontario
Gloria Grieve has appealed to the Ontario Municipal
Board under subsection 45( 12) of the Planning Act,
R. S. O. 1990, c. P. 13, as amended, from a decision of the Committee of Adjustment of the Town of Niagara -on- the -Lake which dismissed an
application numbered A -20 -96 for a variance from
the provisions of By -law 500A -74, premises known municipally as 100 John Street
Alexander Grieve Student at Law)
for James & Gloria Grieve
Edward Leonard for Saul & Marcia Schop
V960281
MEMORANDUM OF ORAL DECISION delivered by Ronald J.. Emo February 18 . 1997 and ORDER OF THE BOARD
Mrs. Grieve has appealed to the Board, a decision by the Niagara on the Lake NOTL) Committee of Adjustment denying her application for a minor variance to sanction the position of a newly constructed deck. Section 3. 28 ( c) of Zoning By -law 500A -74 permits an uncovered patio or deck to extend up to 1. 5 metres into any required rear yard
setback. The variance requested would sanction the intrusion of 5. 3 metres by the existing
deck into the rear yard setback.
Mr. John Perry, the Planning Director for NOTL testified under a summons from the
applicant. Mr. Perry submitted and supported his Department's Planning Report to the
Committee of Adjustment of May 29, 1996. This report states that the Grieve property is
Mrs. K. Toye, the owner of the property immediately to the west and a former owner of much of the property from which the Schop and Grieve Tots had been severed, expressed her dismay at the appeal of the Committee of Adjustment decision, the appearance of the new fence and, up until recently , drainage problems allegedly caused by the Grieve' s sub -pump. She acknowledged that the drainage problem no longer exists.
The Board is satisfied from the testimony of the Town' s Planning Director that the
requested variance is minor in its impact on the neighbours, it is desirable for the
appropriate use of the land and building and maintains the general intent and purpose of
the Official Plan and Zoning By -law. The Board will therefore allow the appeal and authorize the variance subject to a condition that the applicant enter into a formal
agreement with the Municipality detailing existing and proposed landscaping and limiting the size, height and configuration of the deck to that presently in place.
The Board so orders.
R. J. Emo"
C. J. tiVi' J
MEMBER
J. L. O' Brien"
J. L. O' BRIEN MEMBER
Appendix C – Site Plan
REGULATION REQUIRED PROPOSED COMPLIANCE
Min. Front Yard Setback 7.5 m 5.11 m Legal
Non-Compliance
Garage Setback from Front Lot
Line 8.5 m 5.7 m Legal
Non-Compliance
Min. Rear Yard Setback 7.5 m 2.07 m Legal
Non-Compliance
Max. Projection of Uncovered
Deck into Interior Side Yard 0.6 m 5.3 m Legal
Non-Compliance
Min. Interior Side Yard Setback 1.22 m 7.61 m Yes
Maximum Building Height 10 m Approx. 9.6 m Yes
Min. rear and interior side yard
setback for accessory buildings 1.52 m Min. 2 m Yes
Max. Lot Coverage 33% 32.1% (189.66 sm) Yes
Min. Landscaped Open Space 30% 51.7% (305.9 sm) Yes
Min. Exterior Side Yard Setback 4.5 m 4.68 m Yes
Min. Accessory Building
Exterior Side Yard Setback 4.5 m NA NA
Outdoor Amenity Area 144 sm 253.1 sm Yes
Parking in Front Yard Not Allowed 4 parking spaces No
Tandem Parking Not Allowed 2 tandem parking
spaces No
Min. Parking Dimension 2.75 m x 6.0 m
2.75 m x 5.5 m (Parking spaces # 5, 6)
2.75 m x 5.0 m (Parking space # 4)
No
Parking Space Requriement 6 spaces 6 spaces Yes
100 JOHN STREET EAST, TOWN OF NIAGARA-ON-THE-LAKE
For: Mr. Jaroslaw Parniak Scale: 1:75
Rev.: 1 Date: September 21, 2020
SITE PLAN
John St E
Charlotte St
ZONING BY-LAW AMENDMENT &
SITE PLAN APPROVAL
ZONING MATRIX SITE STATISTICS
Lot Area 591.7 sm
Total Unit 1 single detached dwelling unit
Site Density 6.8 units/ hectare
Gross Floor Area Approx. sm
No. of Guest Rooms 4
N
Appendix D – Survey Sketch
