The City of Clarence-Rockland Planning Committee reviews applications for Official Plan and Zoning By-law amendments. It also reviews subdivision applications and comments on policies, standards and studies, among others.

The Committee is composed of three members of city Council and two members of the community. Meetings are held at 7:00 p.m. on the first Wednesday of each month, except in July when there are no meetings. The January meeting is exceptionally held on the 2nd Wednesday of the month.

The public is welcome to attend Planning Committee meetings.

Go to our Council Meeting Calendar to learn the dates of the next meetings. 

Committee Terms of References 

Membership:

The Planning Committee shall consist of three members of Council and two member of the community. All appointments to the committee shall be for a term of one year, beginning on December 1st and ending on November 30th. The term may be extended at the discretion of the Mayor.

Committee Role:

The primary role of the committee is to review official plan and zoning by-law amendment applications. The secondary role is to provide guidance and input on planning policies, subdivision applications, planning standards and special planning studies.

Responsibilities:

To review and provide recommendations to the Council on land development regulations and policy and specific land development applications, including, but not limited to, the following:

• Official plan;

• Zoning by-law;

• Subdivision plans;

• Planning studies

• Other matters referred to the Committee by Council, the department head, and/or the Chief Administrative Officer

Meetings:

Meetings shall be held at 7:00 pm on the first Wednesday of each month except in the month of July where there will be no meeting. In the month of January, the meeting shall be held on the second Wednesday of the month.

Support Staff:

The Clerk shall be responsible to provide administrative support staff to assist in the preparation of the agendas, minutes and recommendations of the Committee.

Reporting: 

The Planning Committee shall submit its recommendations in the form of a written report to Council at a Council meeting for consideration.
Virtual Meeting Participation Guide

The City of Clarence-Rockland is now conducting its Planning Committee meetings virtually, using Zoom and Facebook until further notice.  

How to watch a meeting

The meetings are live streamed on the City of Clarence-Rockland Facebook page. 

How to provide comments

Submit comments in writing:

  • Sending an email with your comments. Written submissions must be emailed to zoning_zonage@clarence-rockland.com no later than 4:30 pm two days prior to the meeting date.
  • Submitting comments in the dropbox located outside the door at City Hall, 1560 Laurier Street in Rockland. The letter must be addressed to the Community Development Department and must be submitted the Friday before the meeting date.
  • Submitting comments via regular mail. The letter must be sent to 1560 Laurier Street, Rockland, ON, K4K 1P7, to the attention of the Community Development Department and must be received the Friday before the meeting date.

Register to speak at the Committee meeting:

If you intend to make a presentation you must complete a delegation request form or or call the Community Development Department at 613-446-6022 ext. 2285. Requests must be submitted no later than 4:30 p.m. two days prior to the meeting date.

Once we receive your delegation request, we will confirm your attendance within 1 business day and provide you with the instructions for participating* in the public meeting.

Information you choose to disclose in your correspondence will be used to receive your views on the relevant issue(s) to enable the Committee to make its decision on this matter. This information will become part of the public record.

If you do not participate in the public Zoom meeting or express your views in writing, the Committee may make a recommendation in your absence and may recommend changes to the proposal.

*Please note that neither a computer, nor a video sharing device, is required to participate in the meeting via Zoom. You may opt to call in from a cell or landline. A toll-free number will be provided for this purpose.

Meeting procedures 

  • The applicant/agent will speak first and will have 10 minutes to make their presentation.
  • Registered participants will be invited to speak after the applicant’s initial presentation. Each speaker will be given five minutes and one opportunity to address the committee, so please focus your comments as follows:
    • Clearly state your name and address.
    • Explain how the requested amendment or draft plan of subdivision being requested will impact the enjoyment of your property and neighborhood (positively or negatively).
    • Ask clear, direct questions. 

The Decision 

Once all the comments are received, the Chair will bring the matter “into committee” and no further comments will be permitted, unless the Chair or a Committee member asks a question.

The Chair and Members will announce their recommendation at the meeting.

The Committee may defer an application but only if circumstances warrant such action.

To receive a copy of the Decision, please make a request to the Community Development Department at zoning_zonage@clarence-rockland.com or by calling at 613-446-6022 ext. 2285 by providing the following: your name, your address, email address, date of meeting, file number and address of the subject property.

Individuals are also encouraged to submit written correspondence if you have questions or concerns that you wish to share.

Meeting Documents - December 7, 2022

File D-09-105 - D-14-579

Public notice

Notice of acknowledgement of completed applications –

Notice of a virtual public meeting concerning

A proposed amendment to the Bourget official plan and a proposed amendment to the zoning by-law of the corporation of the City of Clarence-Rockland

Take notice the corporation of the City of Clarence-Rockland will hold a virtual public meeting on zoom, on the 7th day of December 2022, at 7:00 p.m. To consider a proposed amendment (file no. D-09-105) to the Bourget official plan and a proposed amendment (file no. D-14-579) to the City of Clarence-Rockland zoning by-law no. 2016-10. The affected properties are described as part of lot 21, concession 5, part 3, plan 50r-8200 and part of part 5, plan 50r-7643, civic addresses 2060, 2062, 2064, 2070, 2072 and 2074 Laval street in Bourget.

The proposed official plan amendment would modify the land use designation from “village commercial” to “village residential”.

The proposed zoning by-law amendment would modify the zoning category from “general commercial (mg) zone” to “village residential second density – exception 14 (rv2-14) zone”.

If the proposed amendments to the official plan and to the zoning by-law are approved and adopted, the developer has the intention of building stacked townhouse dwellings containing a total of 24 units on each of the two lots.

The proposed zoning by-law amendment will not come into full force and effect until such time as the related amendment to the Bourget official plan is approved by the united counties of Prescott & Russell.

If you wish to be notified of the adoption of the proposed zoning by-law amendment, or of the refusal of the request to amend the zoning by-law, you must make a written request at the address shown below. If you wish to be notified of the adoption of the proposed official plan amendment, or of the refusal of the request to amend the official plan, you must make a written request to the united counties of Prescott and Russell, 59, court street, p.o. box. 304, L’Orignal, Ontario, k0b 1k0.

If a person or public body would otherwise have an ability to appeal the decision of the municipal council of the City of Clarence-Rockland to the Ontario land tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the corporation of the City of Clarence-Rockland before the proposed official plan amendment is adopted or before the by-law is passed, the person or public body is not entitled to appeal the decision.

If a person or public body does not make oral submissions at a public meeting or make written submissions to the corporation of the City of Clarence-Rockland before the by-laws are passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario land tribunal unless, in the opinion of the tribunal, there are reasonable grounds to do so.

If applicable, the owner of any land that contains seven or more residential units is required to post this notice in a location that is visible to all of the residents.

A note about information you may submit to the municipality: under the authority of the municipal act, 2001 and in accordance with Ontario's municipal freedom of information and protection of privacy act (MFIPPA), all information provided for, or at a public meeting, public consultation, or other public process are considered part of the public record and will be used to assist in deciding on this matter, including resident deputations. All personal information (as defined by MFIPPA), including (but not limited to) names, addresses, opinions and comments collected will become property of the City of Clarence-Rockland, will be made available for public disclosure (including being posted on the internet) and will be used to assist council/committee and staff to process this application.

 a copy of the proposed official plan amendment, a copy of the proposed zoning by-law amendment, additional information and material about these applications and information in regards to the zoom meeting is available on the City’s website at the following link: www.Clarence-Rockland.com/planningcommittee/ or by communicating with the community development department. If you just wish to follow along, the meeting will be live-streamed on the City's facebook page www.facebook.com/clarencerockland/.

1560, rue Laurier

Rockland, Ontario, k4k 1p7

Tél : (613) 446-6022, poste : 2285

Zoning_zonage@Clarence-Rockland.com

Dated at the City of Clarence-Rockland,

this 4th day of November 2022.

Agencies, please send your comments by November 24, 2022.

Location du terrain - 2074 Laval, Bourget

 
 Planning rationale

Amendment to the Village of Bourget Official Plan

Amendment to Zoning By-Law No. 2016-10 and

Part of Lot 21, Concession 5

Geographic Township of Clarence

City of Clarence-Rockland

Part 3, Plan 50R-8200 and Part of Part 5, Plan 50R-7643

2060 and 2070 Laval Street (County Road 2)

by


10817279 Canada Inc.

and

Lecompte Brothers Holdings Inc.

Planning Rationale

Amendment to the Village of Bourget Official Plan and amendment to the City of Clarence-Rockland Zoning By-Law No. 2016-10

Introduction

The company 10817279 Canada Inc., represented by Mrs. Natalie Lalonde and Mr. Robin Cloutier, and the company Lecompte Brothers Holdings Inc., represented by Mr. Yann Lecompte and Mr. Jonathan Lecompte, are filing an application to amend the Village of Bourget Official Plan and an application to amend Zoning By-Law No. 2016-10 concerning the properties located on the south side of Laval Street (County Road 2), described as a Part of Lot 21, Concession 5, geographic Township of Clarence, now in the City of Clarence-Rockland, being Part 3, Plan 50R-8200 and Part of Part 5, Plan 50R-7643.

The application to amend the Village of Bourget Official Plan aims at changing the land use designation of the properties from “Village Commercial” to “Village Residential” while the application to amend Zoning By-Law No. 2016-10 consists in changing the zoning category from “Commercial General (CG)” to “Village Residential Second Density – Exception (RV2-X)”.

The exception aims at allowing the construction of six (6) residential buildings (low rise dwelling house) composed of a total of forty-eight (48) dwelling units.

Properties Characteristics

The properties are located on the south side of Laval Street (County Road 2), west of Champlain Street (County Road 8) and east of Marcil Street.

The first property is regular in shape (rectangle).  The parcel of land shows the following approximate dimensions: a frontage of 90 meters (295 feet) in width, a depth of 106 meters (350 feet) and an area of 9,593 square meters (103,264 square feet or 2.37 acres).

The second property is irregular in shape.  The parcel of land shows the following approximate dimensions: a frontage of 90 meters (295 feet) in width, a depth of 106 meters (350 feet) and an area of 11,340 square meters (122,063 square feet or 2.8 acres).

In total, the two parcels of land concerned by the development proposal shows the following combined dimensions: a frontage of 180 meters (590 feet) in width, a depth 106 meters (350 feet) and an area of 20,933 square meters (225,321 square feet or 5.17 acres).

Provincial Policy Statement

The Provincial Policy Statement contains the following pertinent principles:

1.1.3 Settlement Areas

Settlement areas are urban areas and rural settlement areas, and include cities, towns, villages, and hamlets.

Ontario’s settlement areas vary significantly in terms of size, density, population, economic activity, diversity and intensity of land uses, service levels, and types of infrastructure available.

The vitality and regeneration of settlement areas is critical to the long-term economic prosperity of our communities.

Development pressures and land use change will vary across Ontario. It is in the interest of all communities to use land and resources wisely, to promote efficient development patterns, protect resources, promote green spaces, ensure effective use of infrastructure and public service facilities, and minimize unnecessary public expenditures.

1.1.3.1 Settlement areas shall be the focus of growth and development.

1.1.3.2 Land use patterns within settlement areas shall be based on densities and a mix of land uses which:

Land use patterns within settlement areas shall also be based on a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.

1.1.3.3 Planning authorities shall identify appropriate locations and promote opportunities for transit-supportive development, accommodating a significant supply and range of housing options through intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

1.1.3.4 Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety.

1.1.3.5 Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions.

1.4 Housing

1.4.1 To provide for an appropriate range and mix of housing options and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall:

a) maintain at all times the ability to accommodate residential growth for a minimum of 15 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and

b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans.

Upper-tier and single-tier municipalities may choose to maintain land with servicing capacity sufficient to provide at least a five-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans.

1.4.2 Where planning is conducted by an upper-tier municipality:

a) the land and unit supply maintained by the lower-tier municipality identified in policy 1.4.1 shall be based on and reflect the allocation of population and units by the upper-tier municipality; and

b) the allocation of population and units by the upper-tier municipality shall be based on and reflect provincial plans where these exist.

1.4.3 Planning authorities shall provide for an appropriate range and mix of housing options and densities to meet projected market-based and affordable housing needs of current and future residents of the regional market area by:

a) establishing and implementing minimum targets for the provision of housing which is affordable to low- and moderate-income households and which aligns with applicable housing and homelessness plans. However, where planning is conducted by an upper-tier municipality, the upper-tier municipality in consultation with the lower-tier municipalities may identify a higher target(s) which shall represent the minimum target(s) for these lower-tier municipalities;

b) permitting and facilitating:

1. all housing options required to meet the social, health, economic and well-being requirements of current and future residents, including special needs requirements and needs arising from demographic changes and employment opportunities; and

2. all types of residential intensification, including additional residential units, and redevelopment in accordance with policy 1.1.3.3;

c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;

d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed;

e) requiring transit-supportive development and prioritizing intensification, including potential air rights development, in proximity to transit, including corridors and stations; and

f) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.

United Counties of Prescott and Russell’s Official Plan

The two concerned properties are located under the "Community Policy Area" designation on Schedule "A" of the United Counties of Prescott and Russell’s Official Plan.

There are no natural features identified on the Official Plan for the properties.

2.3 COMMUNITY POLICY AREA

2.3.7 Residential Policies

1. Council’s objectives respecting residential development in the Community Policy Area are as follows:

a) To ensure the provision of an adequate supply of residential land;

b) To provide for a range and mix of low, medium and high-density housing types;

c) To provide for neighborhood facilities and amenities which are appropriate to a residential living environment;

d) To ensure the provision of roads and other municipal services necessary to the development of functional neighborhood areas.

3. Local zoning by-laws shall establish residential zones within the Community Policy Area which shall provide for the following uses:

a) Low density residential;

c) Medium density residential;

f) Accessory apartments.

5. In order to meet the varied housing requirements of Prescott and Russell residents and to provide for orderly residential development, it is the policy of this Plan that, subject to the availability of water and waste water services, zoning regulations be designed to provide for a mix of 70% low density residential development and 30% medium density residential development in the Community Policy Area. In cases where municipal water and waste water servicing is intended to be or has been extended, zoning regulations may provide for a mix of low, medium and high-density residential development as set out in Sections 2.2.6.2 and 2.2.6.5 of this Plan.

6. For the purposes of this section, low density development is defined as up to 16 units per hectare and medium density development is up to 30 units per net hectare. A net hectare is defined as the net area of the site developed for residential purposes. This term excludes roads, road right-of-way and areas that have been dedicated to the local municipality or another public agency.

3.3.4 Major Collector Policies

The policies of this section are designed to maintain a high level of efficiency for the movement of vehicles while also providing limited opportunities for commercial and industrial development which can benefit from high traffic volumes.

The following policies shall apply to roads designated Major Collector:

4. Development on lots of record existing as of the day of adoption of this Official Plan may be permitted in accordance with the applicable land use designation and local zoning regulations and provided that new accesses are kept to a strict minimum by enforcing, where possible, a minimum 200 meters separation distance from existing accesses on the same side of the road. Alternatively, safety issues may be addressed through engineered solutions such as turning lanes, acceleration lanes or deceleration lanes.

6. A minimum development setback of half the minimum right of way identified on Schedule D from the center line of the road shall be required and implemented in local zoning bylaw.

7.4.3 Site Plan Control

It is the intent of this plan that an appropriate policy framework be provided which will allow and encourage local Councils to use site plan control to enhance the quality of new development or redevelopment in conjunction with other applicable controls such as zoning and the Ontario Building Code.

The objective is to provide for the use of site plan control to ensure functional and aesthetically pleasing, safe development and redevelopment throughout the United Counties.

1. In order to achieve the goal, local Councils may adopt a Site Plan Control By-law which provides for the following:

a) The submission of site plans for review;

b) The application of appropriate engineering and site development standards;

c) Reducing or eliminating land use incompatibility between new and existing development;

d) Ensuring that approved developments are built and maintained as set out in the site plan agreement;

e) Ensuring that the development occurs in accordance with the environmental impact study 5.6 recommendations.

The entire geographical area of the United Counties of Prescott and Russell shall be considered a Site Plan Control Area pursuant to the provisions of Section 41(2) of the Planning Act, R.S.O. 1990.

2. Site Plan Control may be applied to the following land uses:

c) A residential dwelling consisting of three (3) or more dwelling units;

Site plan control is intended to be used where the type of development proposed or the features of the particular site require the assurance of a consistent standard of development, safe and efficient vehicular and pedestrian movement, compatibility between land uses and appropriate placement and provision of services and drainage regarding the development of buildings, structures, and other proposed features.

It is also intended that site plan control shall be used to regulate such matters as the exterior design of buildings and structures, including without limitation the character, scale, appearance and design features of buildings, and their sustainable design, but only to the extent that it is a matter of exterior design.

In addition, local Councils will use site plan control to implement sustainable design elements on any adjoining highway under its jurisdiction, including without limitation trees, shrubs, hedges, plantings or other ground cover, permeable paving materials, street furniture, curb ramps, waste and recycling containers and bicycle parking facilities.

4. In imposing site plan control, local Councils will seek to regulate the general site design of the property and, when appropriate, the conceptual design of all buildings and structures on the property. Local Site Plan Control By-laws shall stipulate when and what type of drawings are required. Floor plan, elevation and cross-section drawings of each proposed building may be required. In accordance with the provisions of Section 41(7) of the Planning Act, R.S.O. 1990, a local municipality may require the owner of land to provide to the satisfaction of and at no expense to the municipality any or all of the following:

a) Widenings of highways that abut the land;

b) Access to and from the land;

c) Off-street vehicular loading and parking facilities;

d) Pedestrian access;

e) Lighting facilities;

f) Landscaping and other facilities for the protection of adjoining lands;

g) Facilities and enclosures for the storage of garbage and other waste material;

h) Required municipal easements;

i) Grading of lands and disposal of storm water;

j) Emergency and secondary accesses.

Site plan control may be used to require the dedication of land for road widenings as indicated on Schedule D.

Land for road widenings will be taken equally from either side and will not exceed a width of 5 meters from either adjacent property. Additional lands for widening to provide corner triangles at all road intersections may also be required. In the review of site plan applications, local municipalities may circulate to public bodies and/or qualified professional for their comments prior to the approval of any site plan or site plan agreement.

Local Council will also have regard to the requirements of the United Counties of Prescott and Russell Public Works Department and the Ministry of Transportation with respect to road widenings, safe access, and the provision of storm drainage facilities.

Where the development proposal is adjacent to a watercourse local Councils shall consult with the appropriate Conservation Authority for their comments on the proposed site plan.

Where the development proposal is adjacent to a County Road, local Councils shall consult with the United Counties of Prescott and Russell for their comments on the proposed site plan.

7.4.4 Development Criteria

Local Councils shall consider the following development criteria when reviewing the compatibility and appropriateness of any new development or redevelopment, when considering amendments to local Zoning By-laws and in considering, where applicable, the requirements for site plan control under Section 41 of the Planning Act:

1. The provision of safe access onto or from a local or county road or provincial highway.

2. Adequate access to, and provision of, off-street parking.

3. Barrier-free access to public and commercial buildings and the designation of parking spaces for physically challenged persons.

4. Access and maneuvering of emergency vehicles in providing protection to public and private properties.

5. The availability of municipal services and the cost of upgrading such services including water, sewage treatment facilities, fire and police protection, street lighting, roads and winter maintenance, waste disposal, community facilities and recreation.

6. Adequate grade drainage or storm water management and erosion control.

7. The screening, buffering, or fencing of aesthetically displeasing or dangerous land uses or open storage.

A buffer may be open space, a berm, a wall, a fence, plantings, a land use different from the conflicting uses but compatible with both, or any combination of the aforementioned sufficient to accomplish the intended purpose.

8. The provision of landscaping, the creation of privacy and\or open space areas around buildings and other uses, and the establishment of setbacks to maintain proper distance separation between new development and natural heritage sites, natural hazards and resource areas and development constraints such as noise and vibration.

9. Adequate exterior lighting for access and parking areas for public or private use such as in commercial, industrial, institutional, and multiple residential development.

11. Protection of the environment by avoiding air, soil or water pollution.

15. The physical suitability of the land for the proposed use.

Village of Bourget Official Plan

The properties are located under the “Village Commercial” designation on Schedule “A” of the Village of Bourget Official Plan.

The relevant policies are as follow:

 

If the application to amend the Village of Bourget Official Plan is approved, the following policies will apply to the concerned properties.

 

4.2 Village Residential

The intent of the Village Residential designation is to define residential neighborhoods composed predominantly of detached housing and to provide for balanced neighborhoods where residential uses are provided with appropriate amenities. The Village Residential designation areas will permit a variety of dwelling types and lot sizes to provide for the needs of residents of all ages. Particular emphasis must be made to ensure housing is available for young people starting out and for residents who wish to age in their community.

4.2.1 Objectives

The following are the objectives for areas designated Residential:

  1. 1.    Promote a range of housing types and tenures generally limited to low and medium density dwellings with opportunities for high density housing with the future advent of municipal waste water services;
  2. 2.    Consolidate existing neighborhoods and promote the development of new neighborhoods to meet projected needs.

4.2.2 Permitted Uses

The following uses shall be permitted:

  • Low and Medium Density Residential Uses
  • High Density Residential uses where full municipal water and waste water services are provided
  • Parks and Recreational facilities
  • Home occupations
  • Community and social service facilities
  • Institutional Uses
  • Existing local commercial uses

4.2.3 Policies

  1. 1.    Where land is designated Residential on Schedule A to this Plan, a range of residential dwelling types `and densities shall be permitted subject to the ability to ensure appropriate levels of water and waste water servicing. Dwelling types shall generally be limited to low density residential development until such time as municipal wastewater servicing is available.
  2. 2.    New development shall only be permitted where it is a logical extension of existing residential areas in order to ensure efficient and effective piped, surface water and road services.
  3. 3.    Ancillary uses such as schools, neighborhood and community parks, trail connections, places of worship, home occupations, and community and social service facilities, shall also be permitted subject to the following:
  • Only those uses which are compatible with and complementary to residential uses and where the amenities of adjacent residential areas are preserved through the provision of adequate buffering, landscaping, off‐street parking, and vehicular access shall be permitted.
  • Where possible, ancillary uses shall be grouped together to serve as focal points for residential areas, and to encourage the integration of parking, landscaping, and other facilities.
  1. 4.    Accessory residential dwelling units also known as secondary suites, are permitted in a single detached or semi‐detached dwelling, in row housing or in ancillary structures in the Residential designation, subject to the requirements of the Ontario Building Code.
  2. 5.    Existing commercial uses may be zoned in the implementing Zoning By-law as a permitted use.

Residential infilling on vacant land is encouraged within existing residential areas. The built form, massing and profile of new housing shall be integrated and compatible in design with existing housing.

Zoning By-Law No. 2016-10

The properties are zoned “Commercial General (CG)” on zoning map “D” of the City of Clarence-Rockland’s Zoning By-Law No. 2016-10.

Subsection 6.6.2 of zoning by-law prescribes the following requirements for “low-rise apartment” dwelling houses serviced by municipal water network only in the “Village Residential First Density Zone (RV2)”.

Minimum Lot Area:                      4,000 m2

(5 to 8 dwelling units)

Minimum Lot Frontage:                   38 m

Minimum Front Yard:                      15 m

(County Road)

Minimum Interior Side Yard:             6 m

Minimum Rear Yard:                       10 m

Maximum Number of Storeys            3

Maximum Building Height                12 m

Maximum Lot Coverage:                  35%

Minimum Landscaped

Coverage:                                         30%

Development Proposal

As previously mentioned, the two properties concerned by the development proposal show a combined the following combined dimensions: a frontage of 180 meters (590 feet) in width, a depth 106 meters (350 feet) and an area of 20,933 square meters (225,321 square feet or 5.17 acres).

The forty-eight (48) dwelling units proposed on both properties represent a density of 25 units per net hectare: 20.933 m2 ÷ 48 = 436.1 m2/u.; 10,000 m2 ÷ 436.1 m2u. = 22.9 u/ha. whereby a maximum of 30 units per net hectare are allowed in medium density developments according to the policies in the UCPR Official Plan.

Amendment to the Village of Bourget Official Plan

The properties are located under the “Village Commercial” designation on Schedule “A” of the Village of Bourget Official Plan.

The application to amend the Local Official Plan consists in changing the land designation to “Village Residential”.

Amendment to Zoning By-Law No. 2106-10

The properties are zoned “General Commercial (CG)” on Schedule “D” of Zoning By-Law No. 2016-10.

The amendment to the zoning by-law consists in changing the zoning category to “Village Residential Second Density – Exception (RV2-X)”.

The exceptions to the “RV2-X” zone will allow the zoning provisions to correspond to the characteristics of the development project for each concerned property.

Minimum Lot Area:                      9,590 m2

(24 dwelling units/lot)

Minimum Lot Frontage:                   89 m

Minimum Front Yard:                      10 m

(County Road)

Minimum Interior Side Yard:             6 m

Minimum Rear Yard:                         7.5 m

Maximum Number of Storeys            3

Maximum Building Height                12 m

Maximum Lot Coverage:                  35%

Minimum Landscaped

Coverage:                                         30%

The exceptions requested for the "RV2" zone relate to the minimum lot area of 9,590 m2 instead of 4,000 m2 for the number of permitted dwelling units: 24 units per lot versus 5 to 8 units, the depth of the minimum front yard: 10 meters instead of 15 meters and the depth of the minimum rear yard: 7.5 meters instead of 10 meters.

These exceptions are considered acceptable given the following facts: 1. the density of the project (22.9 units/ha) is slightly lower than the maximum target (30 units/ha) established in the UCPR Official Plan for the medium residential density; 2. the project fronts on the portion of Laval Street (County Road 2) which is located within the limits of the Community Area. Most residential buildings are located closer to the right-of-way of this public road than commercial buildings; 3. Due to the orientation and footprint layout proposed for the buildings, the rear wall of the buildings faces the side yards of the property which will be developed to accommodate the septic fields. The side wall of the last two buildings faces the rear yard of the lot. This yard could be considered an interior side yard.

Supporting Documents

The owners have had qualified professionals prepare a hydrogeological assessment, a terrain analysis, a site plan, and a 3D rendering of the proposed buildings in order to support the Local Official Plan amendment and the Zoning B-Law amendment.

Conclusion

The development proposal is consistent with the principles 1.1.3.1, 1.1.3.2, 1.1.3.3, 1.1.3.4, 1.1.3.5, 1.4.1, 1.4.2 et 1.4.3 listed in the Provincial Policy Statement, reflects the policies 2.3.7 and 3.3.4 prescribed in the United Counties of Prescott and Russell Official Plan and reflects the policies 4.2, 4.2.1, 4.2.2 and 4.2.3 of the Village of Bourget Local Official Plan.

The development proposal is a good example of densification and intensification for residential purposes of two commercial parcels of land that have been vacant for a long time.

Over the past fifteen years, the commercial base of the Village of Bourget has changed significantly and population growth has remained barely unchanged.

While companies in the food and restauration sectors have disappeared from the built-up environment, those specialized in the fields of personal and health services, hardware and automobile have established themselves in the neighboring sectors adjacent to the heart of the village.

This is the case for businesses such as the Home Hardware, the Centre de Santé communautaire de l'Estrie and ML Trailer, which occupy lands located in the vicinity of the properties concernded by the current Official Plan and zoning by-law amendment application.

We can also note that the built-up environment of the village consists mainly of single-family residential buildings located on larger lots since these properties are serviced by a private septic service and the municipal water network.

Currently, there are no apartment-type buildings within the limits of the village like those proposed on the affected lands due to the areas required to accommodate the septic fields.

The proposed buildings (rental dwelling units) make it possible to diversify the range of dwelling offered and available in the village.

The buildings are projected along a major public road (Laval Street – County Road 2).

The traffic generated by the occupants of these housing units will have no impact on traffic and tranquility of neighboring low-density residential areas and the addition of new residents will benefit the commercial enterprises of the village.

The proposed layout for the buildings and the location of the areas intended for the septic systems provide significant setbacks from adjacent commercial uses such as the trailer center.

For the reasons provided above, the change of designation from commercial to residential is beneficial for the growth of the village and in the public interest.

Furthermore, the proposed development will be the subject of a Site Plan Agreement which will allow the addition of elements intended to reduce or eliminate the incompatibility between the existing land uses and the new development (fences, landscaping, shrubs, etc.).

Any other technical and engineering requirements that the municipality requires for projects of this nature may be provided as part of the site plan agreement approval process.
   

Comparative Table

Zoning By-Law Requirements

Section 6.6.2

Low Rise Apartment Building

 Minimum Lot Area:                      4,000 m2

  • (5 to 8 dwelling units)
  • Minimum Lot Frontage:                   38 m
  • Minimum Front Yard:                      15 m
  • (County Road)
  • Minimum Interior Side Yard:             6 m
  • Minimum Rear Yard:                       10 m
  • Maximum Number of Storeys            3
  • Maximum Building Height                12 m
  • Maximum Lot Coverage:                  35%
  • Minimum Landscaped
  • Coverage:                                         30%

Development Proposal

 Minimum Lot Area:                      9,590 m2

(24 dwelling units/lot)

Minimum Lot Frontage:                   89 m

Minimum Front Yard:                      10 m

(County Road)

Minimum Interior Side Yard:             6 m

Minimum Rear Yard:                         7.5 m

Maximum Number of Storeys            3

 

Maximum Building Height                12 m

Maximum Lot Coverage:                  35%

Minimum Landscaped

Coverage:                                         30%

 

Marc Daigneault

Urbaniste

 
Draft Zoning By-law
Draft Zoning By-Law
Draft OPA
Draft OPA
Site Plan

Site plan for 2074 Laval Bourget 

 
 Drafts

3d drawing for 2074 Laval Bourget

 

3d drawing for 2074 Laval Bourget

 

3d drawing for 2074 Laval Bourget

 

3d drawing for 2074 Laval Bourget

File D-14-584

Public Notice

Notice of a complete application

Notice of a public meeting concerning a proposed amendment to the zoning by-law of the corporation of the City of Clarence-Rockland

Notice of a virtual public meeting

Take notice the corporation of the City of Clarence-Rockland will hold a virtual public meeting via zoom, on the 7th day of December 2022, at 7:00 p.m. To consider a proposed amendment (file no. D-14-584) to the City of Clarence-Rockland zoning by-law no. 2016-10. The affected property is described as part of lot b, concession 5, part 1 on plan 50r-11379.

The proposed zoning by-law amendment would change the zoning category of the subject property from “rural – exception 10 (ru-10) zone” to “rural (ru) zone” in order to remove the special exception zone which permits manufacturing and retail of fish farm products and a campground including cabins.  This amendment is a required condition of consent application d-10-927.

If you wish to be notified of the decision of the council of the corporation of the City of Clarence-Rockland on the proposed zoning by-law amendment, you must make a written request to the corporation of the City of Clarence-Rockland, 1560 Laurier Street, Rockland, on, k4k 1p7.

If a person or public body would otherwise have an ability to appeal the decision of the municipal council of the City of Clarence-Rockland to the Ontario land tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the corporation of the City of Clarence-Rockland before the by-law is passed, the person or public body is not entitled to appeal the decision.

If a person or public body does not make oral submissions at a public meeting or make written submissions to the corporation of the City of Clarence-Rockland before the by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario land tribunal unless, in the opinion of the tribunal, there are reasonable grounds to do so.

If applicable, the owner of any land that contains seven or more residential units is required to post this notice in a location that is visible to all of the residents.

A note about information you may submit to the municipality: under the authority of the municipal act, 2001 and in accordance with Ontario's municipal freedom of information and protection of privacy act (MFIPPA), all information provided for, or at a public meeting, public consultation, or other public process are considered part of the public record and will be used to assist in deciding on this matter, including resident deputations. All personal information (as defined by MFIPPA), including (but not limited to) names, addresses, opinions and comments collected will become property of the City of Clarence-Rockland, will be made available for public disclosure (including being posted on the internet) and will be used to assist council/committee and staff to process this application.

Additional information relating to the proposed zoning by-law amendment and in regards to the zoom meeting is available on the City’s website at the following link www.Clarence-Rockland.com/planningcommittee/ or by communicating with the City by phone or email below. If you just wish to follow along, the meeting will be live-streamed on the City's Facebook page www.facebook.com/clarenceRockland/.

1560 Laurier Street,

Rockland, Ontario k4k 1p7,

(613) 446-6022, ext: 2285, zoning_zonage@Clarence-Rockland.com

Dated at the City of Clarence-Rockland, this 15 day of November 2022.

Agencies, please send your comments by November 28th, 2022.

Location of land at 2104 Clark Road

 
Draft By-Law
Draft By-Law

Filière D-14-585

Avis public

Avis d’une demande complète

Avis d’une assemblée publique concernant une proposition de modification au règlement de zonage de la corporation de la Cité de Clarence-Rockland

Avis d’une réunion publique virtuelle

Avis est donné que la corporation de la cité de Clarence-Rockland tiendra une réunion publique virtuelle le 7e jour du mois de décembre 2022, à 19h00 via zoom, afin de considérer une demande de modification (dossier no d- 14-585) au règlement de zonage no 2016-10 de la cité de Clarence-Rockland. La propriété concernée est décrite comme étant une partie du lot 24, concession 1 (ancien relevé), partie 1, plan 50r-785, adresse civique 455, rue Notre-Dame.

La proposition de modification au règlement de zonage, changerait la catégorie de zonage de

« zone de parcs et d’espaces verts– plaine inondable (os-fp) » à « zone de parcs et d’espaces verts – exception 1 – plaine inondable (os-1-fp) » afin de permettre une installation de gestion des eaux pluviales municipale.

Si vous désirez être avisé(e) de la décision du conseil de la corporation de la cité de Clarence-Rockland à l’égard de la modification au règlement de zonage proposé, vous devez présenter une demande écrite à la corporation de la cité de Clarence-Rockland, 1560 rue Laurier, Rockland, on, k4k 1p7.

Si une personne ou un organisme public avait par ailleurs la capacité d’interjeter appel de la décision du conseil de la corporation de la cité de Clarence-Rockland devant le tribunal ontarien de l’aménagement du territoire, mais que la personne ou l’organisme public ne présente pas d’observations orales lors d’une réunion publique ou ne présente pas d’observations écrites à la corporation de la cité de Clarence-Rockland avant l’adoption du règlement municipal, la personne ou l’organisme public n’a pas le droit d’interjeter appel de la décision.

Si une personne ou un organisme public ne présente pas d’observations orales lors d’une réunion publique ou ne présente pas d’observations écrites à la corporation de la cité de Clarence-Rockland avant l’adoption du règlement municipal, la personne ou l’organisme public ne peut pas être joint en tant que partie à l’audition d’un appel dont est saisie le tribunal ontarien de l’aménagement du territoire à moins qu’il n’existe, de l’avis de ce dernier, des motifs raisonnables de le faire.

Si applicable, le propriétaire d’un terrain comptant sept unités d’habitation ou plus doit afficher l’avis à un endroit à la vue de tous les résidents.

Une note quant aux renseignements fournis à la municipalité : en vertu de la loi de 2001

Sur les municipalités et conformément à la loi sur l’accès à l’information municipale et la protection de la vie privée (laimpvp) de l’Ontario, tous les renseignements fournis pour, ou lors d’une réunion publique, consultation publique ou tout autre processus public est considéré comme faisant partie du dossier public et sera utilisé pour aider à prendre une décision sur ce dossier, y compris les délégations de résidents. Tous les renseignements personnels (tels que définis par laimpvp), y compris (mais sans s’y limiter) les noms, adresses, opinions et commentaires recueillis deviendront la propriété de la cité de Clarence-Rockland, seront mis à la disposition du public (y compris être publiés sur l’internet) et seront utilisés pour aider le conseil/comité et le personnel à traiter cette demande.

Les informations additionnelles concernant cette proposition de modification au règlement de zonage et concernant la rencontre zoom sont disponibles sur le site web de la cité au lien suivant www.clarence- Rockland.com/comiteamenagement/ ou en communiquant avec la cité par téléphone ou par courriel. Si vous souhaitez simplement suivre la réunion, elle sera diffusée en direct sur le site Facebook de la cité www.facebook.com/clarenceRockland/.

1560, rue Laurier Rockland, Ontario, k4k 1p7

Tél : (613) 446 6022, poste : 2285, zoning_zonage@Clarence-Rockland.com

Daté à la cité de Clarence-Rockland, ce 17 jour du mois de novembre 2022. Agences - svp envoyez vos commentaires avant le 28 novembre 2022 dossier d- 14-585

Location du terrain au 455 Notre-Dame

 
Planning rationale
Planning rationale
Draft By-Law
Draft By-Law
Application
Application