AGENDA L'ORDRE DU JOUR

Transcription

1 TOWNSHIP OF RUSSELL COMMITTEE OF ADJUSTMENT MEETING January 30, 2017 at 7:00 p.m. Gaston R. Patenaude Hall 717 Notre-Dame Street Embrun ON CANTONDE RUSSELL RÉUNION DU COMITÉ DE DÉROGATIONS Le 30 janvier 2017 à 19 h Salle Gaston R. Patenaude 717, rue Notre-Dame Embrun ON AGENDA L'ORDRE DU JOUR PAGE NO. 1. ROLL CALL APPEL 2. ADDITIONS, DELETIONS OR AMENDMENTS ADJONCTIONS, EFFACEMENTS OU MODIFICATIONS 3. ADOPTION OF THE AGENDA ADOPTION DE L'ORDRE DU JOUR 4. DISCLOSURE OF PECUNIARY INTEREST DÉCLARATION D'INTÉRÊT PÉCUNIAIRE 5. ADOPTION OF MINUTES L'ADOPTION DES PROCÈS-VERBAUX Minutes of November 28, 2016 Procès-verbal du 28 novembre REPORTS FROM THE DEPARTMENT AND RESOLUTIONS RAPPORTS DU DÉPARTEMENT ET RÉSOLUTIONS a. Réjean & Irène Blanchard, Pt Lot A, Con 9, Vacant Lot on St-Edouard Road in Embrun Report PD Minor Variance Presented by Claire Roy Réjean et Irène Blanchard, Pt lot A, con 9, lot vacant sur le chemin St-Edouard à Embrun. Rapport PD Dérogation mineure Présenté par Claire Roy b Ontario Inc., Pt Lot 10, Con 2, 106 Tweed Crescent, Russell

2 Report PD Consent application Presented by Claire Roy Ontario Inc., Pt lot 10, con 2, 106, croissant Tweed, Russell Rapport PD Demande d'autorisation Présenté par Claire Roy c. Theresa Wever, 1087 Concession St., Russell, Lots 2 and 3 on Plan H O Wood O.L.S Report PD Sign minor variance Presented by Alix Jolicoeur Theresa Wever, 1087, rue Concession, Russell, Lots 2 et 3 sur le plan H O Wood O.L.S Rapport PD Enseigne - Dérogation mineure Présenté par Alix Jolicoeur d. Sabrina Granata & Philippe Bruyère,Pt Lot 3, Con 3, 1763 Groves Rd., Russell Report PD Consent application Présented by Claire Roy Sabrina Granata et Philippe Bruyère, pt lot 3, con 3, 1763, ch. Groves, Russell Rapport PD Demande d'autorisation Présenté par Claire Roy QUESTION PERIOD ON MEETING OF THE DAY PÉRIODE DES QUESTIONS SUR LA RÉUNION DU JOUR 8. NEXT MEETING PROCHAINE RÉUNION Next Meeting: March 27, 2016 at 7 p.m. Prochaine réunion: 27 mars 2016 à 19 h. 9. ADJOURNMENT AJOURNEMENT Committee of Adjustments January 30, 2017 Page 2 of 52

3 TOWNSHIP OF RUSSELL COMMITTEE OF ADJUSTMENTS MEETING November 28, 2016 at 7:00 p.m. Gaston R. Patenaude Hall 717 Notre-Dame Street Embrun ON CANTON DE RUSSELL RÉUNION DU COMITÉ DE DÉROGATIONS Le 28 novembre 2016 à 19 h Salle Gaston R. Patenaude 717, rue Notre-Dame Embrun ON MINUTES PROCÈS-VERBAL Committee Members Present: Membres du comité présents: Absent: Cindy Saucier, Councillor/conseillère Calvin Pol, member of the public/membre du public Mélanie Gervais, member of the public/membre du public Jean-Guy Bisson, member of the public/membre du public Dominique Tremblay, Planning Director/Directrice Aménagement du territoire Claire Roy, Planning technician/technicienne en aménagement du territoire Alix Jolicoeur, Planner/urbaniste Nathalie Levac, Administrative Assistant/Assistante administrative Jamie Laurin, Councillor/conseiller 1. ROLL CALL 1. APPEL a. Ms. Saucier calls the meeting to order at 7:00 Moved by Calvin Pol Seconded by Mélanie Gervais Be it resolved that we open this meeting of the Planning Advisory Committee. MOTION APPROVED 2. ADDITIONS, DELETIONS OR AMENDMENTS None a. Mme Saucier fait le rappel à l ordre à 19 h. Proposé par Calvin Pol Appuyé par Mélanie Gervais Il est proposé que la séance du comité de dérogations soit ouverte. MOTION ADOPTÉE 2. ADJONCTIONS, EFFACEMENTS OU MODIFICATIONS aucun 3. ADOPTION OF THE AGENDA 3. ADOPTION DE L'ORDRE DU JOUR Moved by Jean-Guy Bisson Proposé par Jean-Guy Bisson Committee of Adjustments November 28, 2016 Page 3 of 52

4 Seconded by Calvin Pol Be it resolved that we approve the agenda as presented. MOTION APPROVED 4. DISCLOSURE OF PECUNIARY INTEREST a. There was no disclosure of pecuniary interest. Appuyé par Calvin Pol MOTION ADOPTÉE 4. DÉCLARATION D'INTÉRÊT PÉCUNIAIRE a. Aucune déclaration d intérêt pécuniaire. 5. ADOPTION OF MINUTES 5. L'ADOPTION DES PROCÈS-VERBAUX Minutes of October 24, 2016 Procès-verbal du 24 octobre 2016 Moved by Jean-Guy Bisson Seconded by Mélanie Gervais Be it resolved that the minutes of the Committee of adjustments held on October 24, 2016 be approved as presented. MOTION APPROVED Proposé par Jean-Guy Bisson Appuyé par Mélanie Gervais Il est résolu que le procès-verbal de la réunion du comité de dérogations du 24 octobre 2016 soit adopté tel que présenté. MOTION ADOPTÉE 6. REPORTS FROM THE DEPARTMENT AND RESOLUTIONS a. Réjean and Irène Blanchard, Part of Lot A, Concession 9 being Parts 8 & 9 on Plan 50R-3345, St-Édouard Road in Embrun. (UCPR B ) Report PD Presented by Claire Roy Moved by Jean-Guy Bisson Seconded by Mélanie Gervais Whereas the following report has been presented at this meeting of the Committee of Adjustments; And Whereas the Committee of Adjustments deems it advisable to approve the recommendations of staff from the said reports; Therefore, be it resolved that the Committee of Adjustments approves recommendations from staff for the following report: Report #PD Consent application #B RAPPORTS DU DÉPARTEMENT ET RÉSOLUTIONS a. Réjean et Irène Blanchard, Partie du lot A, concession 9 étant Parties 8 & 9 sur le plan 50R-3345, ch. St-Édouard, Embrun (CUPR B ) Rapport PD Présenté par Claire Roy Proposé par Jean-Guy Bisson Appuyé par Mélanie Gervais Alors que le rapport suivant a été examiné lors de la présente réunion du Comité de dérogation; Et considérant que le Comité de dérogation juge opportun d approuver les recommandations du personnel dans le rapport suivant; Qu il soit résolu qu il est maintenant proposé que le Comité de dérogation approuve les recommandations du personnel pour le rapport suivant : Rapport #PD Demande Committee of Adjustments November 28, 2016 Page 2 of 4 Page 4 of 52

5 submitted by Réjean and Irène Blanchard, legally described as Part of Lot A, Concession 9 being Parts 8 & 9 on Plan 50R-3345 being a vacant lot located on St-Édouard Road in Embrun, subject to the conditions identified in the report. MOTION APPROVED b. Réjean Blanchard and Réjean and Irène Blanchard, Part of Lot A, Concession 9, Part 9 on Plan 50R-3345, Part of Lot A, Concession 9 being vacant lots located on St-Édouard Road in Embrun and Part of Lot A, Concession 9, incl. Part 7 on Plan 50R-3345 located at the corner of Route 500 and St-Édouard Road and known as 1724 St-Édouard Road in Embrun. (UCPR B , B & B ) Report PD Presented by Claire Roy Moved by Jean-Guy Bisson Seconded by Mélanie Gervais Whereas the following report has been presented at this meeting of the Committee of Adjustments; And Whereas the Committee of Adjustments deems it advisable to approve the recommendations of staff from the said reports; Therefore, be it resolved that the Committee of Adjustments approves recommendations from staff for the following report: Report #PD Consent applications #B , B & B submitted by Réjean Blanchard and Réjean and Irène Blanchard, legally described as Part of Lot A, Concession 9, Part 9 on Plan 50R- 3345, Part of Lot A, Concession 9 being vacant lots located on St-Édouard Road d autorisation #B soumise par Réjean et Irène Blanchard, légalement décrite comme étant une partie du lot A, concession 9 étant les parties 8 et 9 du plan 50R-3345, soit un terrain vacant situé sur le chemin St-Édouard à Embrun, sous réserve des conditions indiquées dans le rapport. MOTION ADOPTÉE b. Réjean Blanchard et Réjean et Irène Blanchard, partie du lot A, concession 9 étant partie 9 sur le plan 50R-3345, partie du lot A, concession 9, étant des lots vacants situés sur le chemin St-Édouard à Embrun et une partie du lot A, concession 9, y compris la partie 7 sur le plan 50R-3345 situés sur le coin de la Route 500 et le chemin St-Édouard et connus comme étant le 1724, chemin St- Édouard à Embrun.(CUPR B , B & B ) Rapport PD Presenté par Claire Roy Proposé par Jean-Guy Bisson Appuyé par Mélanie Gervais Alors que le rapport suivant a été examiné lors de la présente réunion du Comité de dérogation; Et considérant que le Comité de dérogation juge opportun d approuver les recommandations du personnel dans le rapport suivant; Qu il soit résolu qu il est maintenant proposé que le Comité de dérogation approuve les recommandations du personnel pour le rapport suivant : Rapport #PD Demandes d autorisation #B , B & B soumise par Réjean Blanchard et Réjean et Irène Blanchard, légalement décrites comme partie du lot A, concession 9 étant partie 9 sur le plan 50R-3345, partie du lot A, concession 9, étant des lots vacants situés sur le Committee of Adjustments November 28, 2016 Page 3 of 4 Page 5 of 52

6 in Embrun and Part of Lot A, Concession 9, incl. Part 7 on Plan 50R-3345 located at the corner of Route 500 and St- Édouard Road and known as 1724 St- Édouard Road in Embrun, subject to the conditions identified in the report MOTION APPROVED 7. QUESTION PERIOD ON MEETING OF THE DAY 8. NEXT MEETING Next Meeting: January 30, 2017 at 7 p.m. chemin St-Édouard à Embrun et une partie du lot A, concession 9, y compris la partie 7 sur le plan 50R-3345 situés sur le coin de la Route 500 et le chemin St- Édouard et connus comme étant le 1724, chemin St-Édouard à Embrun, sous réserve des conditions indiquées dans le rapport. MOTION ADOPTÉE 7. PÉRIODE DES QUESTIONS SUR LA RÉUNION DU JOUR 8. PROCHAINE RÉUNION Prochaine réunion: 30 janvier 2017 à 19 h. 9. ADJOURNMENT 9. AJOURNEMENT a. Moved by Calvin Pol Seconded by Mélanie Gervais Be it resolved that we close this meeting of the Planning Advisory Committee at 7:10 p.m. MOTION APPROVED a. Proposé par Calvin Pol Appuyé par Mélanie Gervais Il est proposé que la séance du comité de dérogation soit levée à 19 h 10. MOTION ADOPTÉE Committee of Adjustments November 28, 2016 Page 4 of 4 Page 6 of 52

7 6.a. BACKGROUND INFORMATION REPORT RAPPORT D INFORMATION GÉNÉRALE PD DATE: January 30 janvier 2017 MINOR VARIANCE APPLICATIONS # A DEMANDES DE DÉROGATION MINEURE # A SUBJECT Minor Variance Application # A submitted by Réjean and Irène Blanchard for properties legally described as Part of Lot A, Concession 9, two (2) vacant parcels of land located on St- Edouard Road in Embrun. VARIANCE REQUESTED To permit the construction of a detached dwelling at a distance of 19 meters from land zoned Mineral Aggregate-Reserve (MAR) while the zoning by-law requires a minimum distance separation of 300 meters. This variance is a condition of severance applications # B and B SUJET Demande de dérogation mineure n o A déposée par Réjean et Irène Blanchard pour les propriétés légalement décrites comme étant une partie du lot A, concession 9, deux (2) terrains vacants situés sur le chemin St-Édouard à Embrun. DEMANDE DE DÉROGATION Afin de permettre la construction d une habitation isolée à 19 mètres d un terrain zoné «agrégats minéraux-réserve (MAR)» alors que le règlement de zonage requiert une distance minimale de séparation de 300 mètres. Cette dérogation est une condition aux demandes de détachement n o B & B BACKGROUND Réjean and Irène Blanchard, as the property owners, have applied for a reduction of the minimum separation ANTÉCÉDENT Réjean et Irène Blanchard, les propriétaires ont fait une demande d une réduction des 1 Page 7 of 52

8 distances on two (2) existing vacant parcels of land that are proposed to be enlarged together with a modified configuration on St-Edouard Road in Embrun. The subject lands under Consent Applications # B and B recently received a consent approval, subject to a Minor Variance reducing minimum distances between a new dwelling and lands zoned Mineral Aggregate- Reserve (MAR). PROPOSED PROJECT The proposed minor variance from the Zoning By-law is required to allow a development on St-Edouard Road in Embrun. The variance requested would allow the reduction of the separation distances from 300 metres to 19 metres from an area zoned Mineral Aggregate-Reserve (MAR) to allow a future construction of a detached dwelling. The property is currently zoned for the proposed form of development. distances minimales de séparation pour deux (2) parcelles de terrain vacantes qui sont proposées avec un agrandissement et une configuration modifiée située sur le chemin St-Edouard à Embrun. Les parcelles de terrain en question sous les demandes d autorisation n o B et B ont récemment reçu une approbation sous réserve d une dérogation mineure réduisant les distances minimales entre une nouvelle habitation et des terrains zonés agrégats minérauxréserve (MAR). PROJET PROPOSÉ La dérogation mineure proposée au règlement de zonage est nécessaire pour permettre la construction d une maison sur le chemin St-Edouard à Embrun. La demande de dérogation permettrait la réduction des distances de séparation de 300 mètres à 19 mètres d un terrain zoné «agrégats minéraux - réserve (MAR)» pour permettre la construction future d une habitation isolée. Cette propriété est présentement zonée pour la forme de développement proposé. 2 Page 8 of 52

9 Map 1 Carte 1 Subject Properties: St-Edouard Road, Embrun Propriétés en question : ch. St-Édouard,Embrun Picture of subject property on St-Edouard Road, Embrun 3 Page 9 of 52

10 Aerial photo of property in question PROVINCIAL POLICY STATEMENT 2014 The Provincial Policy Statement states that agricultural areas shall be protected for long-term use for agriculture. Section subsection (b) stipulates that lot in agricultural areas are to be limited in size needed to accommodate the use and appropriate sewage and water services. The subject property is not located within a Well Head Protection Areas, Source Water Protection Plan under the Clean Water Act, UCPR OFFICIAL PLAN The United Counties of Prescott and Russell Official Plan designates the subject property as Agricultural Resource Policy Area under Schedule A Land Use Designation and Bedrock Resource under Schedule E Resources. The Agricultural Resource Policy Area consist of a designation that seeks to promote agricultural uses and control non-agricultural ones. Lot sizes are to be kept to the minimum required for site services and local development 4 Page 10 of 52

11 standards for residential land uses, in accordance with policy subsection 4. With specific regards to consent, Section of the UCPR Official Plan states that when reviewing consent applications, several criteria shall be considered such as the size and configuration of the proposed severed and retained lot. This section also states that consents may be permitted where no new lots are created: Consents may also be granted to permit a lot enlargement, clarification of title or for any legal or technical reason which does not result in the creation of a new lot. The consents on both lots were approved in order to enlarge the boundaries of existing properties in order to include portions of land containing trees, bush and rocks resulting in an improved configuration of the land and to permit an adequate septic system for future construction of detached dwellings; therefore, not creating a new lot. Furthermore, as stipulated under Section a) Mineral Aggregrate Resource Areas Constraints, the development of a detached dwelling is permitted on existing lots of records and providing that all the private servicing requirements are fufilled. TOWNSHIP OF RUSSELL ZONING BY-LAW The subject property is zoned General Agricultural Zone (A2) in the Township of Russell Zoning By-law # The purpose of this minor variance is to grant relief from the Separation distances found under Section 3.34 a) v. of Zoning By-law # which outlines the provisions applicable for a new building notwithstanding any provision of this By-law to the contrary, new incompatible development which cannot be reasonably mitigated, including new dwellings, will be prohibited in the following locations: iv. Within 300 m of any land zoned Mineral Aggregate-Reserve (MAR); All the zoning provisions under the designation General Agricultural Zone (A2) of Zoning By-law # are respected. According to our records, 5 Page 11 of 52

12 the lots were created prior to The new configuration of the lots are in compliance with the lot area of the A2 designation and for development together with one of the lot being closer the existing detached dwellings. DISCUSSION Variances may be authorized by the Committee of Adjustment only if they meet the four tests set out in section 45(1) of the Planning Act (the Act ). They must be minor; they must be desirable for the appropriate development or use of the land; and they must maintain the purpose and intent of the official plan and the zoning by-law. Minor variance requests are not just a numerical test. That is, the number of variances requested or the size of the variance is not determinative. The Committee must consider the facts of each case and make a qualitative judgement. 1. The variance must be minor The subject property is zoned General Agricultural A2 in the Township of Russell Zoning By-law. This area permits low-density housing such as detached dwellings and farm buildings. The requested variance is minor and is not expected to have a significant impact. The lots were created prior to 1971, and their size and configuration have been modified by consent to improve the development of the existing lots. It will not prevent adjacent properties from continuing to be used for residential use, agricultural use or the use of the quarry. The active quarry is located more than 1,000 metres from the subject properties. The proposed variance will not limit the quarry activities. Therefore, the variance reducing the minimum separation distances is minor in nature. All other required setbacks meet the Zoning By-Law requirements. 2. The variance must be desirable for the appropriate development or use of the land, building or structure The subject properties are located within an agricultural area containing primarily of detached dwellings with accessory buildings and farm buildings. The properties are adjacent to a small established group of housing along St-Edouard Road inside the existing buffer zone of the quarry/pit designation. The proposed variance will not impact on the property s ability to be used for this purpose or the 6 Page 12 of 52

13 adjacent properties. The development of the subject properties is appropriate for the area and is desirable in the area. 3. The variance must maintain the general purpose and intent of the By-law The proposed development complies with all aspects of the General Agricultural Zone - (A2). The general intent of the required separation distances is to ensure that the buffer zone is not diminished and in this case, the existing houses along St-Edouard Road are within the prescribed buffer zone and that the impact on adjacent properties is mitigated. Reducing the minimum separation distances will still maintain this intent and will not have an effect on the privacy of the neighbours. 4. The variance must maintain the general purpose and intent, if any, of the Official Plan The Official Plan of the United Counties of Prescott of Russell permits the proposed form of development. The Official Plan outlines objectives for the residential designation such as ensuring that residential intensification and redevelopment is compatible with surrounding uses. This housing development is consistent with the Provincial Policy Statement and with the guidelines and objectives of the Official Plan. Compatibility of new developments shall be assessed based on height and massing. New buildings must have regards to the height and massing of adjacent buildings. Where variation in height or massing is proposed, a transition is desirable. Based on the above, the Planning Department finds that the variances, maintain the purpose and intent of the OP and Zoning By-law. They are desirable for the appropriate development of the land and they are minor. The subject minor variances meet the four prescribed tests set out in Section 45 (1) of the Planning Act and; therefore, support approval of the Minor Variance Application D13 A Page 13 of 52

14 The Committee must make their determination based on the above comments and their own evaluation of the proposed variances with respect to the four tests, whether to approve the application. PREPARED BY/PRÉPARÉ PAR: SUBMITTED BY/SOUMIS PAR: Claire Roy, Planning Technician/ Dominique Tremblay, Planning Director/ Technicienne en urbanisme Directrice de l aménagement du territoire 8 Page 14 of 52

15 6.b. REPORT TO COMMITTEE OF ADJUSTMENTS RAPPORT AU COMITÉ DE DÉROGATIONS PD DATE : January 30 janvier 2017 SEVERANCE APPLICATION 106 TWEED CRESCENT, RUSSELL DEMANDE DE DÉTACHEMENT DE TERRAIN 106, CR. TWEED, RUSSELL SUBJECT Severance Property owned by Ontario Inc. c/o Maggie Tessier, legally described as Lot 10 on Plan M6 and known as 106 Tweed Crescent in Russell. RECOMMENDATION The Planning Department recommends that severance application B be approved subject to the following conditions: 1. That an amount of $1, be paid to the Township of Russell for the severed lot as cash-in-lieu of parkland. 2. That municipal water and sewers connections for the severed lot be allocated by Council; 3. That municipal sewer be SUJET Détachement de terrain propriétaire Ontario inc. a. s. Maggie Tessier - La propriété est légalement décrite comme étant le lot 10 du plan M6 et connue sous l adresse civique du 106, croissant Tweed à Russell. RECOMMANDATION Le département d urbanisme recommande l approbation du détachement de terrain B assujettit aux conditions suivantes : 1. Qu un montant de 1 600,00 $ soit payé au canton de Russell pour le lot détaché pour les frais de parc et de terrain de jeux. 2. Qu une allocation pour le raccordement aux services d eau et d égouts pour le lot détaché soit attribuée par le conseil; 3. Que les égouts municipaux 1 Page 15 of 52

16 installed and connected to the existing dwelling (Part B on Map 2) and that the fees attributed with the local improvement be paid. 4. That municipal water and sewer services be extended and installed to the front of the property line of the severed lot (Part A on Map 2) and that the fees attributed with the local improvement be paid. 5. That the storage shed located on the proposed severed lot (Part A) be relocated or demolished. 6. That a Site Survey be provided indicating the location of the existing buildings on the retained lot. soient installés et branchés à l'habitation existante (Partie B sur la carte 2) et que les frais associés à l amélioration locale soient payés. 4. Que les services d'eau et d'égouts municipaux soient allongés et installés à l'avant de la ligne de propriété de la parcelle détachée (partie A sur la carte 2) ainsi que les frais associés à l amélioration locale soient payés. 5. Que la remise située sur le lot détaché (Partie A) soit relocalisée ou démolie. 6. Qu un plan de localisation soit fourni indiquant l emplacement des bâtiments sur le lot retenu. FINANCIAL IMPLICATION IMPLICATIONS FINANCIÈRES N/A S. O. BUSINESS PLAN PLAN D AFFAIRES N/A S. O. STRATEGIC PLAN PLAN STRATÉGIQUE N/A S. O. COMMUNICATION PLAN PLAN DE COMMUNICATION N/A S. O. PREPARED BY PRÉPARÉ PAR : 2 Page 16 of 52

17 Claire Roy, Planning Technician/Technicienne en urbanisme APPROVAL(S) APPROBATION(S) : Dominique Tremblay, Planning Director/Directrice de l aménagement du territoire January 30 janvier 2016 Date : January 30 janvier 2016 Date : 3 Page 17 of 52

18 PROJECT DESCRIPTION DU PROJET HISTORY, REFERENCE AND SUPPORTING INFORMATION Maggie Tessier, as owner and agent for Ontario Inc., has submitted a consent application for the property legally described above and known as 106 Tweed Crescent in Russell. The current owners purchased the property to be rented on September 1 st, The subject property is currently occupied by a detached dwelling and the lot is serviced by municipal water and a private sewage system. On November 30, 1989, the subject property located at 106 Tweed Crescent was connected to the Township of Russell municipal water system. The property owner was advised by the Infrastructure Department on November 6, 2015, to proceed with obtaining a connection permit to the sanitary sewers for the subject property as the MacDougall Tweed Sanitary Sewer Servicing Project was completed. As of this date, a connection permit has not been issued and the property has not been connected to the sanitary sewers. HISTORIQUE, RÉFÉRENCE ET INFORMATION DE SUPPORT Maggie Tessier, propriétaire et agente pour Ontario inc. a déposé une demande de détachement de terrain pour la propriété décrite ci-dessus et connue sous l adresse civique du 106, croissant Tweed à Russell. La propriété a été achetée le 1 er septembre 2016 par les propriétaires actuels aux fins de location. La propriété en question est présentement occupée par une maison unifamiliale et le lot est desservi par l'eau municipale et d'un système d'égout privé. La propriété située au 106, croissant Tweed a été branchée au système d'eau municipale du canton de Russell le 30 novembre Le service d infrastructure a avisé le propriétaire le 6 novembre 2015 de procéder à l obtention d un permis de raccordement aux égouts sanitaires pour ladite propriété, car le projet des connexions aux égouts sanitaires de MacDougall Tweed était achevé. À ce jour, un permis de raccordement n a pas été émis et la propriété n a pas été branchée aux égouts sanitaires municipaux. 4 Page 18 of 52

19 The application proposes the creation of a new lot on the north portion of the parcel of land. The property in question is the last lot located northeast of Tweed Crescent, in an older subdivision of the Village of Russell. The property was created in 1975 with a private well and a private sewer system, which required a larger lot area to accommodate the septic system. A pathway delimitating the boundaries between the two subdivisions is located north the subject property. The properties within the subdivision 50M-195 located to the north and west of the 106 Tweed Crescent have both water and sewer services. The lots have a lot area of approximately 0.17 acres and 0.18 acres. A mixture of one storey and two storey detached dwellings can be found in the vicinity of the property. The proposed severed lot (Part A on Map 2) would have a frontage of 15.5 metres on Tweed Crescent and a total area of square meters (0.175 acre). The proposed use for this lot is for the construction of a new detached dwelling. La demande propose la création d un nouveau lot sur la partie nord de la propriété. La propriété en question est la dernière propriété située nord-est du croissant Tweed, dans un ancien lotissement du village de Russell. La propriété a été créée en 1975 avec un puits privé et un système d égout privé qui exigeait une grande superficie de lot pour accommoder un champ septique. Une voie pédestre délimitant les limites entre les deux lotissements se trouve au nord de la propriété en question. Les propriétés du plan de lotissement 50M-195 sont situées au nord et à l ouest du 106, croissant Tweed et sont desservies par les services municipaux d eau et d égouts. Les terrains ont une superficie totale d environ 0,17 acre et 0,18 acre. Sur les terrains environnants, on retrouve des habitations détachées diversifiées contenant un étage et deux étages. Le lot détaché proposé (partie A sur la carte 2) aurait une façade de 15,5 mètres sur le croissant Tweed et une superficie totale de 708,66 mètres carrés (0,175 acre). L usage proposé pour cette parcelle de terrain est une nouvelle unité d habitation. 5 Page 19 of 52

20 The proposed retained lot (Part B on Map 2) would have a frontage of metres on Tweed Crescent and a total area of square meters (0.238 acre). This lot would contain the existing detached dwelling. MAP AND PICTURE(S) OF THE PROPERTY Le lot retenu proposé (partie B sur la carte 2) aura une façade de 21,08 mètres sur le croissant Tweed et une superficie totale de 963,77 mètres carrés (0,238 acre). La maison unifamiliale existante est située sur ce terrain. CARTE ET PHOTO(S) DE LA PROPRIÉTÉ Map 1 : Map Carte 1 : Carte Subject Property: 106 Tweed Crescent, Russell Propriété en question : 106, cr. Tweed, Russell 6 Page 20 of 52

21 7 Page 21 of 52

22 MAP 2: PROPOSED SEVERANCE / DÉTACHEMENT PROPOSÉ 8 Page 22 of 52

23 PICTURES OF PROPERTY LOCATED AT 106 TWEED CRESCENT IN RUSSELL Image from google maps Image from google maps MACDOUGALL TWEED SANITARY SEWERS SERVICING PROJECT 9 Page 23 of 52

24 DISCUSSION PROVINCIAL POLICY STATEMENT (2014) The Provincial Policy Statement states that settlement areas, such as the Village of Russell, should be the focus of growth and their vitality and regeneration promoted. Section of the PPS directs land use patterns within settlement areas by stating: Land use patterns within settlement areas shall be based on: a) Densities and a mix of land uses which: 1. Efficiently use land and resources; 2. Are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; b) A range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy The PPS also refers to the promotion of opportunities for intensification and compact built form within settlement areas in order to make use of planned and existing services and amenities. It is the role of Planning Authorities to identify lands that are appropriate for intensification and redevelopment can be accommodated, a process completed through the policies of the Official Plan (Section ). OFFICIAL PLAN OF THE UNITED COUNTIES OF PRESCOTT AND RUSSELL The United Counties of Prescott and Russell Official Plan designates the subject property as Urban Policy Area, a designation applying to towns and villages with populations of 1,000 people or more and which have been developed primarily on municipal services. The Urban Policy Area is intended to absorb a significant part of future growth in the United Counties. 10 Page 24 of 52

25 The proposed future use of the subject property as a residential lot is consistent with the Residential Policies (section 2.2.7) contained in the Plan. The Plan provides for low, medium, or high residential in these areas (subject to zoning), as well as institutional or recreational uses. OFFICIAL PLAN OF THE TOWNSHIP OF RUSSELL The role of the Official Plan is to guide and direct the use of land within the Township s four villages. The Plan provides policies for development and growth, which are aimed at ensuring the orderly development of the Township s four villages and industrial park. The Development Policies contained within Section 3 of the Official Plan are policies, which apply to all land use designations. Section discusses intensification describing it as the efficient use of land through the promotion of a more compact form of development. This section refers to infill development, including lot creation, as one of the ways in which intensification can be achieved. Intensification not only provides for a more efficient use of land, but is also a cost-effective way in which to provide infrastructure and community services, it decreases the pressure for the expansion of the Village boundary, and provides for more vibrant and complete communities by providing dwelling units close to existing amenities. The policies of this section allow for intensification in all land use designations so long as they are assessed in accordance with Section 3.2.3, Land Use Compatibility in order to mitigate the potential adverse impacts on existing uses and/or the character of the area. The policies of section would be used to evaluate any development at the zoning amendment and or site plan control application stage. The property is located within the Residential land use designation which permits primarily low and medium density housing forms (up to 42 units/net hectare) and higher densities in some cases. The objectives of the section speak to ensuring that intensification is compatible with the surrounding uses, that housing is provided in proximity to work, shopping, and other community services, and that a range of housing densities and forms are provided to create an inclusive and vibrant community. New development will occur where municipal water and wastewater services are available. All costs related to the extension/connections of the 11 Page 25 of 52

26 municipal (water and sewer) services shall be at the responsibility of the owner. Infrastructure Services have confirmed that municipal services are available at 106 Tweed Crescent in Russell. Tweed Crescent is identified as a Village Local Road in the Plan. Specific provisions relating to a village local road are contained in section , which contains specific provisions relating to this type of road such as a minimum right-of-way width for the road at 18 meters. MAP 3: OFFICIAL PLAN OF THE TOWNSHIP OF RUSSELL TOWNSHIP OF RUSSELL ZONING BY-LAW The subject property is presently zoned Residential One Zone (R1) in Zoning By-law , which permits a number of residential uses such as a bed and breakfast, detached dwelling, group home (type A & B), home occupancy and a secondary dwelling unit. The proposed severance would create one new lot, which is intended for a residential development. The subject severed parcel of land (Part A) is proposed with a frontage of Page 26 of 52

27 metres on Tweed Crescent in Russell and an area of approximately square metres. The retained lot (Part B) would remain with a residential zoning with a frontage of metres and an area of approximately square metres. Table 1: Zoning requirements for Residential One Zone (R1) Zoning By-Law Requirements (R1) Minimum Lot Area - Lot serviced by municipal water and municipal sanitary sewer : Minimum Lot Frontage - A lot which existed prior to December 4, 1978 and which has a lot frontage of at least 30 m, may be divided by the Land Division Committee into two or more lots, each having a lot frontage of at least 15 m, provided in all cases that all the lots are serviced by municipal water and municipal sanitary sewer. Required Proposed Severance (Part A) Proposed Retained (Part B) To be confirmed with location survey 600 m m m 2 15 m (Plan M6 was registered on Sept. 18, m m Minimum Front Yard Setback Minimum Interior Side Yard Setback 6 m No building + 6 m 1 m No building m 13 Page 27 of 52

28 Minimum Rear Yard Setback 7.5 m No building m A small storage shed is located on the proposed severed lot. Our files do not show the issuance of a building permit for the storage shed. The relocation or demolition of the small outbuilding is necessary. A permit to demolish the building will not be required if the building is under 10 square meters. As a Surveyor s Real Property Report of the property is not available, a Site Survey will be required to determine the location of the existing deck and detached dwelling in order to confirm its compliance with the requirements of Zoning By-law # All other aspects of the R1 zone are satisfied subject to a confirmation of the existing setbacks of the detached dwelling with a Surveyor s Real Property Report to be provided by the owner. PLANNING DEPARTMENT COMMENTS The subject property is located within the Village of Russell settlement area and within the residential designation of the Official Plan. The proposal seeks to intensify the existing village through the creation of one new lot that will be developed on full municipal services. Both the existing and new lot are required to be connected to the Township of Russell municipal sewage system. All costs associated with the connection to the municipal services of water and sanitary sewers are at the expense of the owner, including, but not limited to local improvement capital cost sanitary sewers for two (2) lots, road cut permits, connection permits, expenses related to connecting the services to the property and detached dwelling by a contractor and extension of municipal services, if necessary. The Infrastructure Department requires to be contacted prior to the commencement of any work. The South Nation Conservation has advised that when a septic system is disconnected and no longer in use, it is recommended that: 14 Page 28 of 52

29 the outlet pipe from the house to tank be properly removed and sealed the septic tank be pumped out and fill-in or removed and transported to a landfill site the leaching bed can simply be abandoned. The proposed lot would have an access on Tweed Crescent and is identified as a Village Local Road in the Official Plan of the Township of Russell. An entrance permit will be required from Infrastructure Services of the Township of Russell. The proposed severance is in conformity with the Provincial Policy Statement, the policies of the Official Plan, and the applicable provisions in Zoning By-law # subject to completion of the municipal consent conditions. CONSULTATION The proposed consent was circulated internally within the Township of Russell. Responses received are attached. A summary of comments received is provided below: Russell Fire Department (Bruce Armstrong/Brian Duhamel) Township of Russell Building Services (Julia Tuff) Township of Russell Public Safety and Enforcement (Millie Bourdeau) Application was reviewed and there were no comments. Application was reviewed and there were no comments. Please see Condition # No comments received. 15 Page 29 of 52

30 Township of Russell Public Works (Jonathan Bourgon) Township of Russell Environmental Services (Craig Cullen) Township of Russell Finance (Richard Godin) Township of Russell Recreation (Céline Guitard) Township of Russell Asset Management (Richard Godin) Township of Russell Administration Jean Leduc Services will need to be extended to property line at the owner expense and will need to pay his portion of the capital cost of the local improvement. Infrastructure Department will need to be contacted prior to any work being done. Please see Conditions # 2, 3 & 4 No comments received. No comments received. Application was reviewed and there were no comments. No comments received. Application was reviewed and there were no comments. ATTACHMENTS: No attachments 16 Page 30 of 52

31 BACKGROUND INFORMATION REPORT RAPPORT D INFORMATION GÉNÉRALE PD DATE: January 30 janvier 2017 SIGNAGE MINOR VARIANCE APPLICATIONS # D DEMANDES DE DÉROGATION MINEURE # D SUBJECT Signage Minor Variance Application #D submitted by Theresa Wever for a ground sign for 1087 Concession St., Russell, legally described as Lots 2 and 3 on Plan H O Wood O.L.S VARIANCE REQUESTED To permit the installation of a sign : 1. At a reduced minimum distance to a side lot line to 0.75 m while the by-law requires 3.0 m and 2. At a reduced minimum distance to a driveway or aisle to 0 m while the by-law requires 0.5 m. SUJET Demande de dérogation mineure pour une enseigne n o D déposée par Theresa Wever pour une enseigne au sol pour la propriété au 1087, rue Concession à Russell et légalement décrite comme étant les lots 2 et 3, sur le plan H O Wood O.L.S DEMANDE DE DÉROGATION Permettre l installation d une enseigne : 1. À 0,75 m de la ligne de lot latérale alors que le règlement requiert 3m, et 2. À 0 m d une entrée de cour ou une allée alors que le règlement requiert 0,5 m. BACKGROUND Council passed a new sign Bylaw on October 3 rd, Section 11 of the the new Sign By-law (by-law # ) states that the Committee of ANTÉCÉDENT Le conseil a adopté un nouveau règlement sur les enseignes le 3 octobre L article 11 du nouveau règlement sur les 1 Page 31 of 52

32 Adjustment may authorize minor variances from the provisions of the sign by-law, which in the opinion of the Committee of Adjustment maintain the general intent and purpose of the by-law. The Sign By-law states that in considering an application for minor variance for a sign, the Committee should consider: a) Design guidelines for signs set out in the site specific policies of the official plan; b) Physical impediments or obstructions; c) Topography; d) Sign visibility; e) Public safety; and f) Whether the variance is desirable in the circumstances. PROPOSED PROJECT The proposed minor variance from the Sign By-law is required to allow installation of a ground sign for a newly built mixed use building with two commercial units. The proposed ground sign including it s structure is 3 m tall and 1.47 m wide and 0.4 m thick. The sign will be composed of three sign panels. The text will be as follows: enseignes (règlement no ) stipule que le Comité de dérogation peut autoriser des dérogations mineures par rapport aux dispositions du règlement sur les enseignes, qui, de l avis du comité de dérogation, maintiennent l intention et l objectif généraux du règlement. Le règlement sur les enseignes stipule qu en examinant une demande de dérogation mineure pour une enseigne, le comité devrait considérer : a) les directives pour les enseignes figurant dans les politiques spécifiques au site du plan officiel; b) les obstacles physiques ou obstructions; c) la topographie; d) la visibilité de l enseigne; e) la sécurité publique; et f) si la dérogation est souhaitable dans les circonstances. PROJET PROPOSÉ La dérogation mineure proposée du règlement sur les enseignes est nécessaire pour permettre l installation d une enseigne au sol pour un bâtiment à usage mixte nouvellement construit avec deux unités commerciales. L enseigne au sol proposée, y compris sa structure, est de 3 m de haut et 1,47 m de large et 2 Page 32 of 52

33 1) Wever Financial/ Investia Financial Services Weverfinancial.com Investments, insurance & mortgage (side A) Investissement, assurances & hypothèque (side B) 2) Quilt Barn & Gifts (Trade name, both sides) 3) ccurrently empty) The newly constructed mixed use building was located approximately 1.7 m from the lot line with a covered walkway extending from the building to approximately 0.43 m from the property line with parking provided at the rear of the building. The building was located on the lot in conformity with the Zoning by-law provisions for non-residential uses in the Village core and based on our Official Plan policies, which encourage parking be located at the rear of the building in the Village Core whenever possible. The variance requested permit the installation of a sign : 0,4 m d épaisseur. L enseigne est composée de trois panneaux. Le texte est le suivant : 1. Wever Financial/Investia Financial Services Weverfinancial.com Investments, insurance & mortgage (côté A) Investissement, assurances & hypothèque (côté B) 2. Quilt Barn & Gifts (nom commercial, sur les deux côtés) 3. Présentement vide Le bâtiment à usage mixte nouvellement construit a été localisé à environ 1,7 m de la ligne de lot avec une passerelle couverte s étandant de l immeuble à environ 0,43 m de la ligne de propriété avec un stationnement prévu à l arrière du bâtiment. L emplacement du bâtiment est conforme aux dispositions du règlement de zonage pour les utilisations non résidentielles dans le centre du village et basé sur nos politiques du Plan officiel qui encouragent que le stationnement soit situé à l arrière du bâtiment au centre du village, lorsque possible. La dérogation demandée permettrait l installation d une enseigne : 3 Page 33 of 52

34 1. At a reduced minimum distance to a side lot line of 0.75 m while the by-law requires 3.0 m and 2. At a reduced minimum distance to a driveway or aisle of 0 m while the by-law requires 0.5 m. 1. À 0,75 m de la ligne de lot latérale alors que le règlement requiert 3m, et 2. À 0 m d une entrée de cour ou une allée alors que le règlement requiert 0,5 m. Map 1 Carte 1 Subject Property: 1087 Concession St., Russell Propriété en question : 1087, ch. Concession, Russell 4 Page 34 of 52

35 Site Plan for the property in questions Proposed sign location 5 Page 35 of 52

36 Proposed Sign Note: Applicant has agreed to reduce the base height to meet the maximum height requirement of 3 m. TOWNSHIP OF RUSSELL OFFICIAL PLAN Section 2.2 Guiding Principles identifies Promoting economic development as a guiding principle and revitalizing the downtown commercial districts as mixed-use pedestrian friendly areas. There is one design principles identified in section Design Principals and one design guideline identified in section Design Guidelines of the Official Plan, which should be considered when reviewing the application for a minor variance for a sign in the Village Core. The application is considered in light of these policies below. Section subsection 1. f) New developments should meet the needs of pedestrians as a priority. The building location close to the street and existing sidewalk makes accessibility for pedestrians the priority. The location of the building close to the lot line is in keeping with Official Plan and Zoning By-law policies and provisions, however, it has created a challenge in finding a sign location which meets with all of the Sign by-law provisions regarding setbacks. The use of a ground sign is in keeping with prioritizing the needs of pedestrians as it places the relevant business information at a height, which is visible to pedestrian walking along Concession St. The building also has a proposed 6 Page 36 of 52

37 wall sign located above the covered front entryway, however, given the proximity of the covered entryway to the sidewalk and the overhang of the entryway/walkway roof the wall sign may not be visible to pedestrians as they walk by the proposed building. Section subsection 1. a) New development should be oriented towards the street, with parking generally provided at the rear or side of the building. The newly built mixed use building was located in keeping with this design guideline. The resulting site layout has created a challenge in finding a sign location which meets with all of the Sign by-law provisions regarding setbacks while still visible to potential customers. In order to encourage the type of built form being promoted by this design guideline it is important to consider the minor variance for the ground sign in this case to ensure that adequate signage is permitted. TOWNSHIP OF RUSSELL ZONING BY-LAW 1087 Concession St., Russell is zoned Village Core in the Township Zoning By-law. The Newly built mixed use building is in compliance with all provisions of the Village Core Zone. The building location is within the permitted 0 to 6 m setback from the front lot line. The driveway width of 6 m is the operational minimum required to two directional entrances. Narrowing the driveway to increase the setback from the side lot line is not possible in this case. The covered walkway provided along the side of the building next to the access driveway could also not be narrowed or removed as it provides safe access from the parking area to the main entrance at the front of the building and must be a minimum of 0.9 m between the building and support posts to ensure it is accessible based on accessibility guidelines, it should also be noted that larger width walkways are recommended by many accessibility guides. TOWNSHIP OF RUSSELL COMMUNITY IMPROVEMENT AREA The Community Improvement Plan focuses on signage improvements to onbuilding signage and has no specific policies regarding ground signs. The intentions of the Community Improvement Plan is to revitalize commercial areas making them attractive places and cohesive places and to strengthen the local economy within the villages. The proposed ground sign would provide information at a pedestrian scale but that is also visible to vehicular traffic about local businesses and has been designed as part of a redevelopment of the building and property as a whole. 7 Page 37 of 52

38 TOWNSHIP OF RUSSELL SIGN BY-LAW The provisions for ground signs in the village core are compared with the proposed sign in Table 1 below. Table 1: Ground sign provisions in the Village Core compared with the proposed sign Aspect Regulated Required Proposed Maximum sign face 4.0 sq. m sq. m area Maximum height 3.0 m 3.0 m (with reduced base as agreed) Illumination Permitted Permitted Minimum distance to a 3.0 m or not less than 1.5 which is greater front or exterior side lot line half the distance from than half the distance the building to the to the property line Minimum distance to an interior side or rear lot line Minimum distance to other signs of the lot front lot line 1.5 m 0.75 m 30.0 m to ground or N/A pole signs on the same frontage 0.5 m 0 m Minimum distance to driveway lane or aisle Maximum number 2 1 One of the minor variances being sought is the elimination of a required setback from the driveway. The Sign by-law has only recently been created and since the By-law department began enforcing the new by-law it has been realized that this particular provision may be redundant as a more general clause in section e) under Rules for all signs states: no person shall erect, locate or display or cause to be erected, located or displayed a sign which obstructs the view of any pedestrian or driver of a motor vehicle, obstructs the visibility of any traffic sign or device, or interferes with vehicular traffic in a manner that could endanger any person. 8 Page 38 of 52

39 A zoning by-law amendment has been proposed to remove the minimum distance from the driveway for ground signs. Removal of this requirement allows for more site specific assessment of the impact of a sign in terms of public safety thus permitting more flexible sign location without reducing the safety of pedestrians or drivers. Minor variances to the Sign By-law being considered by the Committee are compared to the considerations identified in the Sign By-law. a) Design guidelines for signs set out in the secondary plans and site specific policies of the Official Plan The proposed sign was compared to the guidelines in the Official Plan and the Community Improvement Plans as discussed above and is in keeping with the intent of the Official Plan to focus development in the Village Core towards pedestrians and the intentions of the CIP in creating cohesion between boulevard elements such as signs and benches and the building. b) Physical impediments or obstructions Given the layout of the site as illustrated on the Site Plan there are limited locations for a ground sign. The required width of the driveway limits sign locations to the north-west of the building to the proposed location. The location of the building less than 2 m from the property line and the provision of accessible walkways suitable to accommodate a wheelchair means locating in front of the building along concession would result in an obstruction of the walkways. Locating the sign on the southeast side of the property would have limited visibility as the new building and the neighbouring house would have obstructed the view. The proposed location proves to have the fewest impediments to visibility and creates no obstructions to pedestrian or vehicular movement. c) Topography Concession Street is a fairly flat, even street with no major curves or bends in the road in this area that would affect visibility. d) Sign visibility The proposed location allows for the greatest visibility of the sign to pedestrians and drivers from either direction. The proposed minor variance are required for locating the sign at the proposed location. The reduced side yard setback would still be required if the sign was proposed on the other side of the building along Concession street but would have reduced visibility. 9 Page 39 of 52

40 e) Public safety The reduction of the minimum side lot line setback maintains the safety of drivers by respecting the minimum 6 m driveway width required to safely accommodate two-way traffic. The elimination of eth Setback from eth driveway similarly allows the driveway to remain the minimum 6 m width required to accommodate two-way traffic safely. The elimination of the set back from the driveway was also consider based on the impact it would have on visibility looking north-west from the site along concession for cars exiting the parking lot. The 1.5 m setback from the lot line allow a driver to have enough visibility along concession to see if there are pedestrians approaching along the sidewalk or cars coming along the road. f) Whether the variance is desirable in the circumstances In order to achieve a more pedestrian friendly, compact development form in the Village Core new buildings are encouraged to be located closer to the sidewalk with parking provided at the rear. This development form has been adopted in this case. The proposed minor variances are to permit a ground sign, which respect the general provisions and intent of the sign by-law, maintains public safety and is desirable to help achieve a pedestrian friendly Village Core. DISCUSSION Based on the above analysis, the By-Law Department and Planning Department find that the variances, maintain the purpose and intent of the Official Plan, Sign By-law, Community Improvement Plan and Zoning By-law. They are desirable for the appropriate development of the land and they are minor. The Committee must make their determination based on the above comments and their own evaluation of the proposed variances whether to approve the application. PREPARED BY/PRÉPARÉ PAR: SUBMITTED BY/SOUMIS PAR: Alix Jolicoeur Dominique Tremblay, Planning Director/ Planner/Urbaniste Directrice de l aménagement du territoire 10 Page 40 of 52

41 6. c. REPORT TO COMMITTEE OF ADJUSTMENTS RAPPORT AU COMITÉ DE DÉROGATIONS PD DATE : January 30 janvier 2017 CONSENT APPLICATION GROVES RD, RUSSELL DEMANDES D AUTORISATION CH. GROVES, RUSSELL SUBJECT Severance Creation of a new lot Property owned by Franklin and Nina Brock c/o Sabrina Granata & Philippe Bruyère and legally described as being Part of Lot 3, Concession 3 being Part 2 on Plan 50R-5165, a vacant parcel of land on Groves Road in Russell. RECOMMENDATION The Planning Department recommends that severance application # B be approved subject to the following conditions: 1. That the owner or applicant pays to the Township of Russell, an amount equivalent to $1, for cash-in-lieu of parkland. 2. That the zoning for the severed and retained lot (Parts A & B on Map 2) be amended from Rural SUJET Détachement Création d un nouveau lot propriétaires Franklin et Nina Brock a. s. Sabrina Granata & Philippe Bruyère pour la propriété légalement décrite comme partie du lot 3, concession 3 étant partie 2 sur le plan 50R-5165, une parcelle de terrain vacante sur le chemin Groves à Russell. RECOMMANDATION Le département d urbanisme recommande l approbation du détachement de terrain # B assujettit aux conditions suivantes : 1. Que les frais de subdivision aux fins de parcs ou autres loisirs publics de 1 600,00 $ soient payés au canton de Russell. 2. Que le zonage pour le terrain détaché et retenu (Parties A & B sur Carte 2) soit changé de «zone résidentielle rurale 1 Page 41 of 52

42 Residential Exception 11 (R- 11) to Rural Residential (RR). 3. That a Reference Plan be provided showing that road allowances for Groves Road along the severed and retained lands be widened as required to 9.88 metres from the centreline of the road, and that the Transfer/Deed of land conveying the said land to the Township of Russell be prepared and executed at no cost or encumbrance in consideration of the payment of $1.00, or a certificate from a Surveyor confirming the compliance width of the existing road allowance. Exception 11 (RR-11)» à «zone résidentielle rurale restreinte (RR)» 3. Qu un plan d arpentage soit fourni démontrant que l emprise du chemin St- Joseph le long des lots retenus et détachés soit élargie à 9,88 mètres du centre du chemin et qu un Transfert/Acte de cession transférant ledit terrain au canton de Russell soit préparé et exécuté sans frais et sans encombre pour la somme de 1 $, ou un certificat d un arpenteur confirmant la largeur nécessaire de l emprise de la route existante. FINANCIAL IMPLICATION IMPLICATIONS FINANCIÈRES N/A s. o. BUSINESS PLAN PLAN D AFFAIRES N/A s. o. COMMUNICATION PLAN PLAN DE COMMUNICATION N/A s. o. PREPARED BY PRÉPARÉ PAR : Claire Roy, Plannning Technician/Technicienne en urbanisme Date : January 30 janvier Page 42 of 52

43 APPROVAL(S) APPROBATION(S) : Dominique Tremblay, Planning Director/Directrice de l aménagement du territoire Date : January 30 janvier Page 43 of 52

44 PROJECT DESCRIPTION DU PROJET HISTORY, REFERENCE AND SUPPORTING INFORMATION Sabrina Granata/Philippe Bruyère, as the applicant for Franklin and Nina Brock, have submitted a consent application for the property described as being Part of Lot 3, Concession 3 being Part 2 on Plan 50R-5165, a vacant parcel of land on Groves Road in Russell. The subject property has a total area of approximately 2.56 hectares (6.32 acres) with frontage along Groves Road and on Wade Road in Russell. Two (2) watercourses are located from north to south on the subject property near Wade Road. The application proposes to sever the vacant property into two (2) equal parcels, which would create one new residential lot. The proposed severed lot (Part A on Map 2) would have an area of approximately 1.3 hectare (3.2 acres) and frontage of 64.6 metres (212 feet) along Groves Road. The lot would be vacant. The proposed retained lot (Part B on Map 2) would have an area of 1.3 hectare (3.2 acres) and a frontage of 64.6 metres (212 feet) along Groves Road in Russell. The lot would also be vacant. HISTORIQUE, RÉFÉRENCE ET INFORMATION DE SUPPORT Sabrina Granata/Philippe Bruyère requérants pour Franklin et Nina Brock ont soumis une (1) demande d autorisation pour la propriété décrite comme étant la partie du lot 3, concession 3, une parcelle de terrain vacante sur le chemin Groves à Russell. La propriété en question a une superficie totale d environ 2,56 hectares (6,32 acres) avec une façade sur les chemins Groves et Wade à Russell. Deux (2) cours d eau sont situés dans une direction nord-sud sur la propriété à proximité du chemin Wade. La présente demande propose de détacher la parcelle de terrain vacante en deux (2) parcelles égales, ce qui créerait un nouveau lot résidentiel. La parcelle détachée proposée (Partie A sur la Carte 2) aurait une superficie d environ 1,3 hectare (3,2 acres) avec une façade de 64,6 mètres (212 pieds) sur le chemin Groves. La parcelle de terrain sera vacante. Le lot retenu proposé (Partie B sur la carte 2) aurait une superficie 1,3 hectare (3,2 acres) avec 64,6 mètres (212 pieds) de façade sur le chemin Groves à Russell. La parcelle de terrain sera également vacante. 4 Page 44 of 52

45 The applicants wish to construct a new dwelling on the severed lot or the retained lot and sell the remaining property. At this time, the applicants have not decided on which lots they will build their detached dwelling. Les requérants souhaitent construire une nouvelle habitation sur le lot détaché ou le lot retenu et vendre le terrain non utilisé. En ce moment, les demandeurs n ont pas déterminé sur lequel des deux lots leur habitation détachée sera construite. MAP AND PICTURE(S) OF THE PROPERTY CARTE ET PHOTO(S) DE LA PROPRIÉTÉ Map 1 : Location Map Carte 1 : Carte de localisation Subject Property : Vacant property Groves Road Propriété en question : propriété vacante sur ch. Groves 5 Page 45 of 52

46 SUBJECT PROPERTY : GROVES ROAD, RUSSELL Aerial Photos of subject property Image from Google Map 6 Page 46 of 52