NORTHWOODS FOREST SUBDIVISION KEM Development ( John Markell )

Draft Plan Approval Official Plan and RezoningPlanning Advisory Committee Meeting - September 16th , 2013Mary C. Joyce-Smith, MCIP, RPPSenior Planner

SUBDIVISION REVIEW • The City of Cornwall has delegated subdivision

approval.

• The Plan has been reviewed in respect of the policies of the Provincial Policy Statement, the Official Plan, existing Zoning on site and current design standards. This plan is the result of comments and input received from various City Departments and outside Agencies.

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CORRESPONDING APPLICATIONS

• As well, tonight we are reviewing two Official Plan Amendments and a Rezoning Application

a) A change in the Staging of the lands from Stage Three and un- staged Lands to Stage One Lands

b) A change to Schedule 3 and 3B to recognize these lands as Urban Residential.

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CORRESPONDING APPLICATIONS

c) A request to amend the base zoning for a Residential 20 to a Residential 15 with site specific exceptions.

In addition there are exceptions to the provisions in the zone:

• A rear yard of 9 metres on Lots 2-8 and Lots 44-45• A rear yard on Lots 1, 39-43 of 8 metres • For 28 % of lots to be small lots singles • A Holding ( H) category on the remaining on site Res

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COMMENTS ON STAGING CHANGES

• The Staging of lands in the City is based on serviceability levels and the take-up rate of development which helps to ensure that the building industry/municipality have a healthy inventory of lots to accommodate growth .

• The Provincial Policy Statement directs the municipality to maintain at least a three year supply of: “residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and lands in draft approved and registered plans.”

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SCHEDULE 2 STAGING OF LANDS

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SCHEDULE 3 LAND USE

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SUBDIVISION PROCESS • Once a plan receives Draft Plan Approval, there

are set predetermined conditions that are associated with the plan. These conditions need to be met in order to obtain final approval and registration.

• The proposed Draft Plan represents the first implementation of a long term development pattern easterly past Pitt Street.

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SUBDIVISION PROPOSAL • Review of a Draft Plan of Subdivision and Draft

Plan Conditions:

• 24 single family units• 25 small lot singles • 19 semi detached lots • Blocks for storm water management, parkland

and presently proposed lot 3

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PROPOSED DRAFT PLAN

DRAFT PLAN CONDITIONS DEALING WITH CONCERNS OF ADJACENT PROPERTIES

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The Planning Division is in receipt of a letter from the adjacent land owners to the south who are concerned about the viability of their lands .

Upon further analysis of the original severance B- 26-86 it was determined that the land had been severed into 5 pieces. The severance did not provide direct reference to a draft plan however the application did supply an old draft plan dated 1966. Thus justifying why Part 1 on Plan 52R-2763 was 50 feet as opposed to 66feet.

Therefore as detailed in the the report Planning has provided some previous precedent cases in the city namely Wellington Street Municipal Rights of Way and McKenzie Municipal Rights of Way . Both of these situations are intended to reserve municipal access to back lot lands on Veteran Land (VLA) lots areas and provided for land assembly in the future to develop into plans of subdivision for example.

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Planning understands that in some cases there may not be any desire to develop, however, the Official Plan directs the municipality to consider the following:

3.2.3. Urban Development is to be encouraged in an orderly compact and logically staged manner and shall take plan through infilling, consolidation and gradual expansion of existing urban development areas.

Infilling and consolidation or existing urban development areas shall be strongly encouraged through: e) “ back lots” plans of subdivision, re-subdivision and

severance of existing large lot areas which are or can be economically serviced by municipal water and sewer facilities eg., V.L.A lot in the north Pitt Street area

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PRECEDENT NUMBER 1 - WELLINGTON STREET WEST

PITT STPITT STPITT STPITT STPITT ST

EDGAR ST

EDGAR ST

EDGAR ST

EDGAR ST

EDGAR ST

WELLINGTON ST E

WELLINGTON ST E

WELLINGTON ST E

WELLINGTON ST E

WELLINGTON ST E

WELLINGTON ST W

WELLINGTON ST W

WELLINGTON ST W

WELLINGTON ST W

WELLINGTON ST W

Raisin River (South Branch)

Raisin R

iver (South Branch)

CITY OWNED RIGHT-OF-WAYS

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PRECEDENT NUMBER 2 - MCKENZIE STREET

PITT STPITT STPITT STPITT STPITT ST

MERCIER AV

MERCIER AV

MERCIER AV

MERCIER AV

MERCIER AV

VETERAN DR

VETERAN DR

VETERAN DR

VETERAN DR

VETERAN DR

DUVAL AV

DUVAL AV

DUVAL AV

DUVAL AV

DUVAL AV

HILBERT AV

HILBERT AV

HILBERT AV

HILBERT AV

HILBERT AV

JOHNSTON AV

JOHNSTON AV

JOHNSTON AV

JOHNSTON AV

JOHNSTON AV

McKENZIE ST

McKENZIE ST

McKENZIE ST

McKENZIE ST

McKENZIE ST

ROSS AV

ROSS AV

ROSS AV

ROSS AV

ROSS AV

CITY OWNED RIGHT-OF-WAY

West along Cornwall Centre Road

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NORTH PITTEAST MERCIER

SOUTH PITTWEST MERCIER

Looking South towards Mr. & Mrs. Bedard’s property - 520 Cornwall Centre

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MARION - NORTH PITT MARION - SOUTH PITT

SUBDIVISION REVIEW Concurrent with this Draft Plan Approval

application, the Developer is also involved in the First Application process under Land Titles (formerly known as the Certification of Title) which is distinct and separate from the Draft Plan process. This is done in conjunction with the Subdivider’s Agreement and at that point the Developer may move to full Registration of the plan.

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CONCLUDING COMMENTS• Planning Division staff would comment that this

Draft Plan is a first stage in developing a new neighbourhood past Pitt Street extension.

• The Draft Plan is meeting the criteria of maintain an inventory of Draft Approved lots as directed in the PPS.

• The timing of the registration of this plan is dependent on the speed of development which appears to be positive at this time.

• In discussions with the Developer he is in agreement with the Planning Division’s request for a Block on Lot 3.

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