OBrien Estates at Norcan Lake: Phase 1 Zoning Bylaw Amendment and Plan of Subdivision - PowerPoint PPT Presentation

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OBrien Estates at Norcan Lake: Phase 1 Zoning Bylaw Amendment and Plan of Subdivision

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Title: OBrien Estates at Norcan Lake: Phase 1 Zoning Bylaw Amendment and Plan of Subdivision


1
OBrien Estates at Norcan Lake Phase 1 Zoning
By-law Amendment and Plan of Subdivision
  • Public Meeting
  • Township of North Frontenac
  • County of Frontenac
  • April 9th, 2009

2
Applications Proposal
  • Rezoning Application Township of North
    Frontenac
  • Rezone lands from Waterfront Residential
    Exception 3e (RW-X3e) Zone to Rural Limited
    Service Rural (LSR) Zone
  • Subdivision Application County of Frontenac
  • Divide property into 28 residential lots and
    three open space blocks
  • Open space blocks will contain recreational
    trails that connect with future residential
    phases
  • One of two proposed subdivisions in the Norcan
    Lake area
  • Two subdivisions would create a total of 41 new
    lots plus another 85 lots in future phases,
    totaling 126 lots plus existing development
  • Potential to accommodate 350 residents

3
Location
  • Lots 16, 17, 18 and 19, Concessions 5 and 6,
    North Canonto (Ward 3)
  • Accessed by Hydro Dam Rd, Mountain Chute Rd and
    Norcan Lake Lane and Skead Lake Lane

4
(No Transcript)
5
Property Description
  • Small swamp/pond in
  • Block 29
  • Intermittent creek
  • Mixed forest
  • Meadows in centre of property
  • Hilly
  • Butternut trees
  • Private roads Skead Lake Lane and Norcan Lake
  • Lane

6
Proposed Development
7
Background Info and Studies
  • Planning Rationale
  • Preliminary Stormwater Management Report (SWM)
  • Environmental Impact Statement (EIS)
  • Terrain Analysis and Hydrogeological
    Investigation (HydroG)
  • Stage 1 and 2 Archaeological Assessment
  • Studies have been peer reviewed
  • Response to peer reviews and final comments not
    yet received
  • Ministry of Culture satisfied with Archaeological
    Assessment
  • Township requested a waste disposal report, has
    not been submitted
  • Servicing options report has not been submitted

8
Studies Summary
  • Development will not significantly change
    existing drainage patterns and will not cause
    flooding
  • Maximize natural infiltration, reduced grading,
    roadside ditches
  • Skead Lake Lane will be upgraded to include
    roadside ditches
  • Recommends increased back yard setback for lots 1
    to 21 and increased front yard setback for lots
    22 to 28
  • One endangered species Butternut
  • 30 m (98.4 ft) setback from all Butternut trees
  • No fish habitat identified on lands
  • Does not take into account small pond/swamp
  • Groundwater quality and quantity meet provincial
    standards
  • Size of each lot appropriate for on-site sewage
    disposal
  • No archaeological findings or concerns

9
Official Plan
  • Lands located in the Rural Area land use
    designation
  • Minimum lot size is 0.4 ha (0.99 ac)
  • Smallest lot is 1 ha (2.47 ac)
  • S. 4.3.2(B) requires a servicing options report
  • Subdivisions should have public road frontage
  • Norcan Lake Lane and Skead Lake Lane will have a
    20 m ROW
  • Roads should be inspected by Fire Chief and Roads
    Super. to determine how much/type upgrading
    required
  • EIS states that there are no fish habitats on the
    lands, does not discuss small water bodies
  • Butternut to be protected by increased setback
  • EIS recommends a tree assessment after approval,
    peer review recommends tree assessment before
    approval
  • Peer review highlights potential impact on the
    Bald Eagle

10
Official Plan (continued)
  • Within Deer and Moose Winter Concentration Areas
  • Significant habitat areas located on adjacent
    lands, not in Phase 1
  • EIS does not discuss impacts of the recreational
    trail
  • Maximization of natural infiltration, limited
    grading and roadside ditches will avoid flooding
    and hazards
  • Require impermeable calculations
  • Require justification for increased front and
    rear yard setbacks
  • HydroG claims that density is suitable for clean
    and safe sewage and water services
  • Require response to issues raised by peer review
  • Require further testing of Test Well 6
  • Residential development compatible with
    surrounding uses
  • Area limited to Crown Land, residential and
    vacant land

11
Official Plan (continued)
  • Difficult to provide emergency services to this
    part of the Township
  • 1.5 hours from Township fire stations in Ompah
    and Cloyne and from the County EMS station in
    Ompah
  • No current aid agreement with Greater Madawaska
    or Renfrew County for fire or EMS
  • Private roads not built and maintained
    appropriately can make emergency access difficult
    and unsafe
  • Closest North Frontenac landfills are located
    near Cloyne and Ompah
  • Greater Madawaska landfill located 10 minutes
    from OBrien Estates

12
Official Plan (continued)
  • Require further clarification regarding
  • Fish habitat and surface water features
  • Imperviousness area calculation
  • Tree assessment
  • Impact on the Bald Eagle and other regionally
    significant species
  • Resample TW6
  • Servicing options report
  • Development in the Norcan Lake area must be
    appropriate to the level of services available
    and demanded
  • Development in this area may lead to pressures on
    Greater Madawaskas roads, landfill, parks,
    libraries, etc. whereas North Frontenac collects
    the tax revenues
  • Council needs to be satisfied that service
    provision in this area will be cost-efficient and
    safe

13
Zoning By-law
  • Currently zoned RW-X3e
  • Uses include permanent and seasonal residential,
    agriculture, camp, forestry, park, mobile home,
    etc.
  • Minimum lot size of 160 ha (395.3 ac)
  • Public or private road frontage
  • Application requests LSR zone
  • Subdivision designed to meet LSR zone
    requirements
  • Range of uses permitted in LSR including
    permanent and seasonal residential, agriculture,
    camp, forestry, park, mobile home, BB, etc
  • Sleep cabins permitted
  • Minimum lot size of 0.4 ha (0.99 ac)
  • LSR zone requires frontage on a private road or
    navigable water only
  • All proposed lots meet LSR zone requirements

14
Zoning By-law (continued)
  • If roads are owned by Twp, LSR becomes
    inappropriate
  • Rural (R) Zone would be appropriate zone
  • LSR and R zone requirements are identical
  • S. 4.20(f) requires a 30 m (98.4 ft) setback from
    creeks for buildings and sewage disposal systems
  • S. 4.21 requires a 50 m (164 ft) setback from
    endangered species
  • To be reduced to 30 m (98.4 ft) for Butternut in
    accordance with EIS
  • Sleep cabins only permitted on lots where primary
    use is seasonal residential, not year round
    residential

15
Zoning By-law (continued)
  • Amending by-law would establish
  • A 30 m (98.4 ft) setback from Butternut trees
  • Limit uses to residential, HBBs, BBs, sleep
    cabin, conservation, etc
  • Eliminate kennel, campground, portable
    asphalt/concrete plant, shooting range, etc
  • Increased front and rear yard setbacks can be
    implemented in amending by-law if necessary
  • Concerns raised in the peer reviews should be
    addressed prior to rezoning. Redesign of lots may
    be necessary.

16
Provincial Policy Statement
  • Provincial interests not already discussed
    include the following
  • Protection of fish habitat
  • Protect quality and quantity of surface and
    ground water sources
  • The PPS encourages a coordinated and
    inter-municipal approach for providing services
    such as emergency services and waste management
  • PPS encourages development in locations where
    services are available or can be made available
    at a reasonable cost
  • Requires that development be appropriate to the
    infrastructure which is planned or available, and
    to avoid the unjustified and/or uneconomical
    expansion of this infrastructure
  • Need confirmation of reserve sewage system
    capacity at licensed hauler

17
Agency and Public Comments
  • KFLA Public Health No objections, list of
    conditions
  • Conseil des Ecoles Catholiques de Langue
    Francaise du Centre-est No objections
  • Twp of Greater Madawaska
  • Request consideration of the fact that there is
    no waste disposal or fire protection agreements
    for this area, and that the development is
    accessed by Greater Madawaskas roads
  • Public Generally in support
  • Looking for retirement opportunities in the
    Norcan Lake area
  • Economic development opportunity
  • Many public comments sent on behalf of companies
    (e.g. real estate, furnishing, contractors, etc)
  • Request consideration of impacts on groundwater
    and road maintenance

18
Recommendation
  • Recommend that application for zoning by-law
    amendment be deferred.
  • Need response to peer review concerns
  • Council should be satisfied that
  • Roads are built/upgraded and maintained to a
    municipal standard
  • Fire and EMS services can be provided to the area
    in a reasonable time
  • Cost of providing services does not outweigh tax
    revenue (e.g. fire, EMS, parks, roads, etc)
  • Ratepayers should not be responsible for unduly
    subsidizing municipal services for this are
  • Future residents should have access to a level of
    services typically enjoyed by all residents of
    North Frontenac
  • All matters are addressed before a Subdivision
    Agreement is entered into
  • The County must be satisfied that the Plan of
    Subdivision meets with their approval
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