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An Amendment to an Existing Draft Plan (Previous Draft Plan Approved in April of 1994 )

DOMAINE ST. MICHEL - PHASE II PAC – TUESDAY, MAY 22, 2012 Mary C. Joyce-Smith , Senior Planner. An Amendment to an Existing Draft Plan (Previous Draft Plan Approved in April of 1994 ) . SUBDIVISION REVIEW. City of Cornwall has delegated subdivision approval.

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An Amendment to an Existing Draft Plan (Previous Draft Plan Approved in April of 1994 )

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  1. DOMAINE ST. MICHEL - PHASE IIPAC – TUESDAY, MAY 22, 2012Mary C. Joyce-Smith, Senior Planner An Amendment to an Existing Draft Plan (Previous Draft Plan Approved in April of 1994)

  2. SUBDIVISION REVIEW • City of Cornwall has delegated subdivision approval. • Plan has been reviewed in respect of Section 51(47) of the Planning Act. This is typically used to review requests for minor changes to the Draft Plan Conditions such as reduction in density through redesign of the lot layout.

  3. PLANNING ACT PROVISIONS • Planning Act, Section 51- Subsection (47) and (58): • Provisions are made for minor changes to Draft Plans, before final registration of the Registered Plan, with no need for Public Notice or full circulation to all agencies. • Planning Division finds this change to be minor and, therefore, does not warrant new approval/circulation. • The total density of this draft plan is considerably less than the original plan which was primarily designed around semi detached lots.

  4. SUBDIVISION LOCATION

  5. SUBDIVISION REVIEW • Subdivision is located south of Lemay Street, north of Twelfth Street and east of the newly constructed addition of St. Michel Avenue • Proposal includes 10 single family lots, 9 semi-detached lots, and 2 blocks for 8 townhouse units (i.e. 4 units/blocks) • Phase I has already been registered in 1985 as Plan 365, situated south of Twelfth Street

  6. SURROUNDING REGISTERED PLAN

  7. Present Draft Plan Proposal

  8. Proposed Draft Plan GIS

  9. SUBDIVISION REVIEW Comments received from Municipal Works: • In regards to the proposed work, we should request a temporary extension on Lourdes Avenue at the east end. Service vehicles such as fire, garbage, electric or city plow need sufficient space to turn around without having to back up the street. Using a private driveway to turn around is not acceptable. • There is a ditch running north/south in this vicinity and appropriate measures (i.e. storm pipe or culvert) will have to be taken to provide continued drainage. • In discussion with Municipal Works, their concern is that if the subdivision is phased that there will need to be a temporary turning circle, so Planning will address this in the Draft Plan Conditions.

  10. GIS Photo Showing Existing Turning Circle

  11. OFFICIAL PLAN DESIGNATION ZONING • The subject site is designated as Urban Residential in the City’s Official Plan • Zoning is Residential 20 and no special exceptions will be required with this proposal. The zoning map does indicate Residential 20 with exception, but it was to allow a seniors’ development, in 1998, which is no longer being proposed with this development. • Parkland was considered in Phase1.

  12. Easterly on Lourdes Avenue

  13. Entrance to Subdivision from Lourdes Avenue

  14. Entrance to Subdivision from Lourdes Avenue

  15. Looking Westerly at the Extended St. Michel Avenue

  16. Looking Westerly at Subdivision from Municipal Works Parking Lot

  17. Looking Westerly on Lemay Street

  18. Looking Easterly on Lemay Street

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