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An application submitted to the planning committee next week that would allow the creation of six single-family homes is facing strong resistance – from neighbors as well as city staff.

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Municipal staff recommends that the planning committee reject Pauline and Raymond Quesnel’s request to amend the city’s official plan “in order to allow the creation of six new residential lots by consent as part of the designation of use of rural land”.

They say it is inconsistent with the provincial planning statement, inconsistent with the city’s official plan and does not represent good planning.

Additionally, the app does not support the city’s environmental goals.

“The development proposal to create six new residential lots within the Rural Land Use Designation would negatively impact the strategic goals and objectives associated with climate change and the adoption of the Community Energy and Conservation Plan. emissions (CEEP) which are identified in the city’s strategic plan. ” notes a staff report that will be presented to the planning committee on Wednesday.

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“The proposed lot creation would also impact the strategic goals and objectives of asset management and service excellence, as the new lots would contribute to residential development beyond the boundaries of the settlement area and create undue pressure to upgrade infrastructure, which would undermine the city’s ability to implement cost measures. efficient service delivery with the aim of reducing net costs.

The Quesnels appear before the planning committee with a request to modify the official plan and the zoning by-law. They own property in the area of ​​Dominion Drive and Velma Street in Hanmer and want to create “six new lots by consent rather than by plan of subdivision on a designated rural property.” …The site is vacant and wooded, except for a telecommunications tower on the southwest corner. The applicants requested site-specific zoning to allow for reduced lot frontages, lot sizes and interior side yard setbacks.

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The parcel in question is surrounded by agricultural and rural land, as well as low-density urban residences.

A water and wastewater capacity analysis was conducted and found no issues, saying there is “sufficient municipal capacity and pressure for the proposal in question.” However, the planned lots are much smaller than municipal standards. The Quesnels are requesting site-specific relief for the following:

– reduction of the frontage of the lot to 16 meters, while a frontage of 90 m is required;

– minimum lot area of ​​0.21 hectare, where an area of ​​2 ha is required;

– minimum interior side yard setback of 1.2 m plus 0.6 m for each complete floor above the first floor adjoining an interior side yard, when an interior side yard setback of 10 m is required.

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Staff say the request does not align with the city’s strategic plan.

“The proposed development would also negatively impact the stated goals and recommendations contained in the CEEP by allowing residential lots on the edge of the settlement area, thereby undermining the city’s key goal of creating compact and complete communities », notes the report.

If the planning board votes in favor of the application, despite staff’s recommendation, the city would gain more than $100,000 in development fees, as well as more than $30,000 a year in property taxes.

“If the project is approved, staff estimates tax revenues of approximately $34,500, based on the assumption of six single-family dwellings, based on an estimated assessed value of $400,000 at property tax rates of 2024,” the report states. “This would result in total development costs of approximately $133,000.”

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The city received three letters of opposition to the project. Jason Medeiros, a resident of Laroque Avenue, argued that the proposal was “out of character for the neighborhood; the area is already quite crowded.

Sheila Redden, who lives on Guimond Avenue, wrote that she is concerned about drainage and access to the new lots, and she believes the request circumvents protocols already in place by the municipality.

“I have several concerns about this proposal. What will become of the remainder of this property if this is approved by consent rather than a formal planned subdivision on the site? Will all properties have their driveway off Dominion Drive and are there limits on driveway width? » asked Redden.

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“The biggest problem is drainage. A large part of Dominion Park and a good part of the Laroque, Lillian and Guimond lands flow into the creek which adjoins this property. There is a legal exemption. It is essential that the watercourse is not moved and that the exemptions are respected.

“Also, I am confused about the actual construction of the proposed housing. Would these structures have full basements or just crawl spaces and would the crawl spaces count as one floor? …In general, I question the use of this process to bypass a formal planning process.

The planning committee meets Wednesday at 1 p.m. in the council chambers. The public is invited to attend in person or via livestream at tinyurl.com/4rjh6k6t.

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