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September 27, 2012 MUNICIPALITY OF WEST ELGIN AGENDA COUNCIL MEETING SEPTEMBER 27, 2012 Council Chambers, West Elgin Municipal Building --------------------------------------------------------------------------------------------------------------------- DISCLOSURE OF PECUNIARY INTEREST APPROVAL OF AGENDA DELEGATIONS: 9:30 a.m. Public Meeting —Zoning By-law Amendment— Perovich (Al & 131) Proposed Severance — Lots A & B, Concession 4 (Van Lith) (132) Proposed Severance -- Lot D, Concession 10 (Simon) (133) Proposed Severance —Third Street, Rodney (Begin) (134) Proposed Severance — Lot 19, Concession 12 (Ripley) (135) Proposed Severance — Lot 19, Concession 3 (Dieker) (136) PLANNING: (131-1321) 1.* Report re: Zoning By-law Amendment — Lot 14, Concession 10 (Perovich) 2.* Report re: Proposed Severance — Lots A & B, Concession 4 (Van Lith) 3.* Report re: Proposed Severance — Lot D, Concession 10 (Simon) 4.* Report re: Proposed Severance — Third Street, Rodney (Begin) 5.* Report re: Proposed Severance — Lot 19, Concession 12 (Ripley) 6.* Report re: Proposed Severance — Lot 19, Concession 3 (Dieker) 7.* Report re: Harvesters Baptist Church site plan 8. Report re: West Lorne Variety 9. Report re: Surplus Railway Lands — Thompsons Limited 10. Port Glasgow Secondary Plan Sept. 27/12..........Page 2 PORT GLASGOW SECONDARY PLAN — CORRESPONDENCE RECEIVED: 11.* Jayden Palmer, dated September 12, 2012 12.* Andrea Newman, dated September 12, 2012 13.* John Mud, dated September 12, 2012 14.* Douglas Schell, dated September 12, 2012 15.* Rob Currie, dated September 12, 2012 16.* Brian Sinasac, dated September 12, 2012 17.* Martha Sinasac, dated September 12, 2012 18.* Gary Hollingshead, dated September 11, 2012 19.* Rick Kyle, dated September 11, 2012 20.* John Mansell, received September 14, 2012 21.* William R. Denning, dated September 18, 2012 REPORTS: (C1-C7) 1. ROADS 2. RECREATION 3. BUILDING 4. WATER 5. DRAINS a) Petition for Drainage Works — Lot 1, Concession 2 6. WEST ELGIN PRIMARY SYSTEM 7. ADMINISTRATION a) Verbal Report— Issuance of hunting licenses b) Impact of 2012 Assessment on West Elgin in 2013 — to be distributed at meeting ACCOUNTS Sept. 27112...... ....Page 3 CORRESPONDENCE: (D1-D3) 1. Elgin County Land Division Committee — Notice of Decision -- Lot B, Concession 10 (Van Raes) 2. Elgin County Land Division Committee — Notice of Decision -- Lot B, Concession Gore (Boekhorst) 3. Elgin County Land Division Committee — Notice of Decision — Lot 14, Concession 12 (DeWit 1 Schaeken) BY-LAWS: By-law No, 2012-69 Zone Amendment— Lot 14, Concession 10 (Perovich) NOTICE OF MOTION OTHER BUSINESS: (E1) 1. Closed session, if deemed necessary *Information enclosed CONFIRMING BY-LAW ADJOURNMENT NEXT MEETINGS October 11, 2012 Council October 25, 2012 Council October 30, 2012 Tri-County Management Committee, 7:00 p.m. MUNICIPALITY OF WEST ELGIN Al NOTICE OF PUBLIC MEETING ZONING BY-LAW AMENDMENT Alexander Perovich (Peter Dieleman, Agent) 24249 Marsh Lana DATE & TIME: 9:30 a.m. Thursday, September 27th, 2012. LOCATION: West Elgin Municipal Building -22413 Hoskins Line north of the Village of Rodney. PURPOSE: To consider a proposed amendment to the Zoning By-law for the purposes of disposing a surplus farm dwelling. The proposed amendment would change the zoning of the lands lying on the south side of Marsh Line east of Kerr Road from the Agricultural (Al) Zone to the Special Agricultural (A2) Zone and to a 'site-specific' Agricultural (A1-#) Zone. The amendment would also fulfill a condition imposed by the County of Elgin Land Division Committee in granting Application for Consent E49/12 to dispose the surplus farm dwelling situated on the lands. The lands proposed to be rezoned Special Agricultural (A2) comprise an area of 7,444 square metres (1.8 ac), a frontage of 89.3 metres (293 ft) and a depth of 83.4 metres (274 ft). The parcel is occupied by a single unit dwelling (erected in the 1940's), barn and detached garage. No change in use is proposed. The lot would satisfy the minimum lot area, maximum lot area and minimum lot frontage requirements (4,000 sq. m, 1.0 ha and 50 m respectively) of the A2 zone. All other requirements are capable of being satisfied. Permitted uses of the A2 zone include a single unit detached dwelling, home occupation and an accessory use. The lands proposed to be rezoned 'site-specific' Agricultural (A1-#) comprise an area of 38.5 hectares (95 ac) and a frontage of 504 metres (1,654 ft). The parcel is devoid of buildings and structures and has been cleared for agricultural purposes with the exception of a woodlot located in the southerly portion of the farm. No change in use is proposed. The lot would satisfy the minimum lot area and lot frontage requirements (19 ha and 150 m respectively) of the Al zone. The `site-specific' (i.e. A1-#) zoning would prohibit a dwelling on the lands as stipulated by the PPS and the Municipality of West Elgin Official Plan. The subject lands are designated `Agricultural' in the Municipality of West Elgin Official Plan. ANY PERSON may attend the public meeting and/or make a written or verbal representation either in support of, or in opposition to, the proposed amendment. IF A PERSON OR PUBLIC BODY that files an appeal of a decision of the Council of the Corporation of the Municipality of West Elgin in respect of the proposed zoning by-law does not make oral submissions at a public meeting or make written submissions to the Council of the Corporation of the Municipality of West Elgin before the proposed zoning by-law is adopted, the Ontario Municipal Board may dismiss all or part of the appeal. ADDITIONAL INFORMATION relating to the proposed amendment is available between 9:00 a.m. and 4.00 p.m. at the Municipal Office or from the Municipal Planner, Mr. Ted Halwa, at(519)963-1026(London, Ontario). THE information and material required under Sections 34(10.1) and 34(10.2) of the Planning Act have been provided and this shall serve as sufficient notice of same under Section 34(10.4)of the Act. DATED AT RODNEY this�day of September, 2012. Municipality of West Elgin 22413 Hoskins Line P.O. Box 490 Norma Bryant Rodney, Ontario Clerk NOL 2CO Telephone: (519) 785-0560 Fax: (519) 785-0644 Email: nbryant @westelgin.net ZONING BY-LAW AMENDMENT: P812012 Alexander Perovich (Peter Dieleman,Agent) Municipality of 24249 Marsh Line WEST ELGIN Part of Lot 14, Concession X Municipality of West Elgin KEY MAP Zo G BF I _ I BEATTIE LINE " ,0 Al NINAGRICULTURAL FLEMING LINE a r A2 SPECIAL AGRICULTURAL CONCESSION P 0 RR3 RURAL RESIDENTIAL THRE II zGIBE D z W J MARSH LINE II � 0 L T 14 RR� Clachan JOHNSTON LINE 6 *ESS ON X 7,444 m2 A 13 1 2 3 4 5 6 7 8 8 10 11 12 (1.8 aa} 13 14 15 ul Al MC LEAN LINE e a de Pe c IV KINTYRE LINE 0 38.5 ha C J ac) J OT 3 (95 LOT 1 V w O 2 U MCDOUGALL LINE VI HWY 401 HOSKlNS LINE VI&VII LANDS TO BE RE-ZONED SPECIAL 1:12,500 DOWNIE LINE AGRICULTURAL(A2) 103 LANDS TO BE RE-ZONED"SITE 5PECIFIC' sF VII Rodney AGRICULTURAL(Al-#) 104 MCMILLAN LINE QUEENS LINE 104 Viil West Lorne i PIONEER LINE 2 I A B C O IX 1 2 3 4 1 5 6 7 8 9 10 11 12 5 16 17 18 19 20 21 22 23 24 MARSH LINE X SUBJECT LANDS T6 o THOMSON LINE o 0 O q O X W Q g O i XI U SILVER CLAY LINE ¢ _ ; i g 5 LU m New Ea le XII TALBOT LINE Glasgow 3 g XIII Port i Glasgow GRAY LINE I —� LAKE ERIE 1:100,000 Communit 3,000 1,500 0 3,000 Metres �anrlers Inc �l s CommuNit Planners Inc 10 September 2012 MEMORANDUM #000812210 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Public Meeting — September 271n, 2012 - Amendment to the Zoning By-law (138/2012)— Alexander Perovich —24249 Marsh Line The above-referenced public meeting is to consider a proposed amendment to the Township of Aldborough Zoning By-law with respect to the abovenoted lands. An Application for Re-zoning has been filed by the owner of the lands in partial fulfillment of conditions imposed by the Elgin County Land Division Committee in granting a related Application for Consent (E49/12) on June 27th, 2012 for the purposes of creating a lot to dispose a surplus farm dwelling. The subject lands are situated on the south side of Marsh Line east of Kerr Road. The proposed change in zoning is from the Agricultural (A1) Zone to the `site-specific Agricultural (A1-86) Zone and to the Special Agricultural (A2) Zone. The lands proposed to be rezoned A2 comprise the lot on which is situated the surplus farm dwelling. The parcel satisfies the minimum lot area, maximum lot area and minimum lot frontage requirements (4,000 sq m, 1.0 ha & 50 m respectively) of the A2 zone. Permitted uses include a single unit detached dwelling, home occupation and accessory use. The lands proposed to be rezoned Al-86 comprise the balance of the farm. The parcel satisfies the minimum lot area and minimum lot frontage requirements (19 ha & 150 m) of the Al zone. The Al-86 zoning prohibits a dwelling being erected on the lands as stipulated by the Provincial Policy Statement (PPS) and the West Elgin Official Plan. l I AM- Alexander Perovich-Proposed Zoning By-law Amendment #000812210 Municipality of West Elgin 10 September 2012 page 2 The lands are designated `Agricultural' in the West Elgin Official Plan. The draft By-law is considered to be consistent with the PPS and in conformity with the Official Plan. A reference plan has been prepared and deposited with the Land Registrar. The appropriate legal description has been inserted into Section 3 of the by-law and the by-law is now in a form suitable for adoption. (original signed by) Ted L. Halwa, MCIP, RPP enclosure CORPORATION OF THE MUNICIPALITY OF WEST ELGIN BY-LAW NO. BEING A BY-LAW TO AMEND THE TOWNSHIP OF ALDBOROUGH ZONING BY-LAW NO. 90-50, AS AMENDED Alexander Perovich 24249 Marsh Line WHEREAS the County of Elgin Land Division Committee has granted permission to the creation of a lot (Application for Consent E49/12) to dispose a surplus farm dwelling consistent with the Provincial Policy Statement and in conformity with the West Elgin Official Plan; WHEREAS the County of Elgin Land Division Committee in granting its- permission has imposed conditions pertaining to the zoning of the lot being created and the lands being retained including a restriction that no further residential development be permitted on the retained lands; WHEREAS the lands are not zoned for the purposes what they are intended to be used for; NOW THEREFORE the Council of the Corporation of the Municipality of West Elgin enacts as follows: 1. THAT Section 5.3 to By-law No. 90-50, as amended, of the former Township of Aldborough being the Exceptions of the Agricultural (Al)Zone, is hereby amended by the addition of the following: "5.3.86 a) DEFINED AREA Al-86 as shown on Schedule "A", Map No. 59 to this By-law. b) PERMITTED USES accessory use agricultural use dog kennel forestry use hunting preserve landing strip as an accessory use riding school wayside pit wildlife sanctuary" 2. THAT Schedule "A", Map No. 59 to By-law No. 90-50, as amended, is hereby amended by changing from the Agricultural (A1) Zone to the `site-specific' Agricultural (A1-86) Zone those lands outlined in heavy 2. THAT Schedule "A", Map No. 59 to By-law No. 90-50, as amended, is hereby amended by changing from the Agricultural (Al) Zone to the 'site-specific' Agricultural (A1-86) Zone those lands outlined in heavy solid lines and described as Al-86 on Schedule "A" attached hereto and forming part of this By-law, being part of Lot 14, Concession X formerly in the Township of Aldborough, now in the Municipality of West Elgin, in the County of Elgin. 3. THAT Schedule"A", Map No. 59 to By-law No. 90-50, as amended, is hereby amended by changing from the Agricultural (A7) Zone to the Special Agricultural (A2) Zone those lands outlined in heavy solid lines and described as A2 on Schedule "A" attached hereto and forming part of this By-law, being more particularly described as being Part 1, Plan 11R-9533, being part of Lot 14, Concession X, formerly in the Township of Aldborough, now in the Municipality of West Elgin, in the County of Elgin. 4. THIS By-law comes into force upon the day it is passed in the event an appeal has not been filed with the Clerk within the time prescribed by the Planning Act, R.S.O. 1990, as amended. In the event an appeal is filed with the Clerk within the time prescribed by the Planning Act R.S.O. 1990, as amended, the By-law shall be deemed not to have come into force until the appeal has been finally disposed of, whereupon the By-law (except for such parts as are repealed or amended as so directed by the Ontario Municipal Board) shall be deemed to have come into force on the day it was passed, READ a FIRST and SECOND time this day of 2012. READ a THIRD time and FINALLY PASSED this day of 2012. MAYOR CLERK I I t I CONCESSION IX(North) i i -MARSH-LINE A2 LOT 13 Al-86 LOT 15 CONCESSION X PART of LOT 14 i This is Schedule"A"to By-law No. Municipality of WEST ELGIN Passed this day of .2012. SCHEDULE W Mayor 41 L 1:5,008 Clerk iv-mreS cr 0 35 70 140 210 280 350 � a 16 August 2012 MEMORANDUM #019012199 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Proposed Severance - J. & M. Van Lith Farms Ltd. and Lithville Farms Ltd. - 21179 Clachan Road -east side of Clachan Road, south of McLean Line I. Purpose • to create a lot out of an 81 hectare (200 ac) parcel for the purpose of disposing a surplus farm dwelling (refer Figure 1); • the lands proposed to be conveyed have a frontage of 10 metres (32 ft) on Clachan Road, a depth of 390 metres (1,280 ft) and an area of 1.0 hectares (2.5 ac). The parcel is occupied by a single unit dwelling erected circa 1912, two detached garages and a storage barn. No change in use is proposed; • the lands being retained have a frontage of 900 metres (2,953 ft) on McLean Line, a depth and flankage of 925 metres (3,035 ft) on Clachan Road and an area of 79.9 hectares (197.5 ac). The parcel is devoid of buildings and structures and has been cleared for agricultural purposes with the exception of woodlots situated in the easterly portion of the farm, and is crossed by the Ashton Municipal Drain. No change in use is proposed; • neighbouring lands comprise a mix of agricultural (primarily cash crop) and extractive industrial uses, albeit with respect to the latter use to a far more limited extent. Rural residential development is limited in the area. The aforementioned woodlots on the lands being retained are identified as natural heritage in the West Elgin Official Plan. No large livestock operations have been identified in the vicinity of the proposed lot. 2. Provincial Policy Statement(PPS)and Official Plan ~` l & A8 VaoLith Farms Ltd.and L8hmyle Farms Ltd. _Proposed Severance #019012199 Municipality of West Elgin /8 August 20/2 page m in prime agricultural areas, the onnot|on of a lot for the purpose of disposing a residence surplus to a farming operation is permitted by the PIPS. A surplus residence is defined as an existing yann onm6devme that is rendered surplus a result of farm consolidation. Farm consolidation is defined by the PIPS as: the acquisition of additional farm parcels to be operated as one farm operation; w in this instamcm. the dwelling on the lands being conveyed is considered surplus tu the needs of the owners. J. & M. Van L|Ml Farms Ltd. and L|thvU|m Farms Ltd. intend to farm the lands being retained in conjunction with their farm located at 22088 C/aohan Road, Municipality of Chatham- Kent, which is also the principal residence of John Van Ldh. Neither the Official Plan nor the PIPS stipulate that the principle residence ofthe owner be located in the Municipality of VVmut Elgin, * the PPS requires that known deposits of mineral aggregate resources be protected from development(including the creation of new lot ) whichwouldpnec$ude or hinder the expansion of or the establishment ofextraction operations (or auoaon to the resource); development may be permitted where resource use would not befeasible, the development serves a greater long-term interest, and public health, public safety and environmental impact are addressed; w it is debatable whether the severance of aourp|ua farm dwelling at this location mmnmen aQreater long-term public interest than extracting potential aggregate resources. While the dwelling is in exintence, its severance from the farm could potentially place limitations on extracting aggregate from the lands in the future in terms of conflicts between the peace and enjoyment expeotat|ona of residential property and the nuisances which are typical of aggregate extraction; ° under the PPS. the loss of prime agricultural land is e key consideration. The size of the proposed |ut. at 1.0 hmoturme (2.5 ac), is not surprising for residential purposes in this instance given the effort made by the owner to leave an much productive land intact, and taking into account the location and length of the driveway to the dwelling from C|achan Line. |n addition, the rectangular area surrounding the dwelling and outbuildings (Figure 1 — insert) encompasses lands used as landscaped open space and not historically as part of the cultivated farm. To create amore regularly shaped (i.e. rectangular) lot would result in the area of the parcel being in the order of 4.8 ha (11.8 ac) with a considerable |oaa of productive land between the buildings r~ ; � &M. Van Uth Farms Ltd.and LithnvilleFarms Ltd. _Proposed Severance #019012199 Municipality of West Elgin 16 August 2012 page and the road. The creation ofo|mUar'nhapmd lots has been accepted in the past by Council, most notably in the case of E. VVUaon (part of Lot 8' Con |). J. K1U|er (part of Lot B, Con |X) and more nomant|y in the oa$$ of McIntyre Clan Ltd. /Part of Lot B. Con V1 despite the fact that such lots may be more exposed to adverse impacts from farming operations on adjacent cultivated lands; w under the West Elgin O#|c|m| P|mn, the subject lands are designated Y\ggnogetm Resources'. The subject lands are bound by pmUo|mm regarding new lots under the 'Aggregate Resources' designation, which prohibits the creation of lots for the disposal of surplus farm dm$|UnQ$: The creation of new lots' including the creation of lots to dispose of surplus farm dwellings... or the alteration of existing lots which would have the effect of compromising an existing or potential extractive operation shall not be permitted, (Section 6.6.4) ° while the Official Plan designation of 'Aggregate Resources' currently on the subject lands prohibits the creation of lots to dispose of surplus farm dwelling, Official Plan policies detailed in Section 6.6.1 state that"...lands shall be used for the extraction of aggregate unless the available aggregate has been evkaobad or it in otherwise determined that the awn&yb/e nyaourmy is not commercially viable to extract"In the past Council has supported similar applications vvheno the applicants had requested the severance of a surplus farm dwelling on lands designated 'Aggregate Resources'. In the mxme of Bob and Esther Wright (File El 11/05 ' 21161 C|mchmn Rumd, Part of Lot A, Concession |V), whose application for m severance oYa surplus farm dwelling was QnmnNad 14 December 2005, the applicants were able h» sufficiently demonstrate that the aggregate resources on the subject lands vxnukJ not be viable for extraction. More recently in the case of Henk Bnekhornt (20437 Hoskins L|nm), confirmation was provided by Johnston Bros (Bothwell) Ltd. that mviable nommmn:im| extraction of aggregate did not exist; ° if sufficient information was tobmprovided in this instance and as noted above todemonstrate that the aggregate resource found on the subject lands was of a low quality and/or extraction was not commercially viable, it could support the cnwudiqn of e new lot to dispose of a surplus farm dwelling. 3. Zoning By-law n ' J. &M. Van Lith Farms Ltd.and L8ffivill*Farms Ud. 'Proposed Severance #019012199 Municipality of West Elgin 16 August 2012 page * the subject lands are zoned Agricultural (A1). The proposed residential |cd would require a re- zoning to Special Agricultural (A2) given its main use and size. The lot would satisfy the minimum lot area, maximum lot area and minimum lot frontage requirements /4.000oq m. 1.0hm and 50 m respectively) of the A2zone. Based on the sketch provided, all other setback requirements are capable ofbeing oa1/sdked| * the lands being retained would readily satisfy the minimum lot area and lot frontage requirements (1Shaand 150 respectively) of the All zone. A re-zoning 1o 'eita-apao|fio' Agricultural (41'#) would be required bz prohibit edwelling being erected on the parcel in the future an stipulated by the PPS and the Official Plan. 4. Conclusions The proposed severance appears 10 constitute a |e8d|ma10 surplus tann dwelling as onnhamp|etmd by the Provincial Policy Statement and the West Elgin Official Plan. Neverthg|goo, the designation of the lands as 'Aggregate Resources' in the Official Plan prevails (similar 10 others previously mentioned severances) to the extent that onuediun of the lot would potentially hinder the future extraction of the resource and, on this basis, cannot be supported based on the available information. S. Recommendation That the applicants provide written confirmation dwmpnmtrat|ng, to the ood|ofmc |on of the pNunioipa|ity, that any aggregate on the subject lands is unlikely to be viable for nommmvoim| extraction in the future. (original signed by) Ted L Hm|wm, K4C|P. RPP APPLICATION FOR A CONSENT �- J. & M. Van Lith Farms Ltd. and Lithville Farms Ltd. Municipality of �^ 21179 Clachan Road _ WEST ELGIN Lots A& B, Concession IV Western Division FIGURE 1 Municipality of West Elgin slomcia barn =y Al } (2.5 ac) f i - 335 m {17 00 ft) garage - - dwelling garage 062.5125 250 375 500 Metres 1:3,000 Al x c Al :33 s - GOVERNMENT pRplN NO 2 -- _ MCLEAN LINE - A2 , 79.9 ha F (197.5 ac) _ .ri _ J&M Van Lith Farms Ltd - , and Lithville ims Fgj'T� r d; z Al ZONING AGRICULTURAL is qsr.ON10xarN " A2 SPECIAL AGRICULTURAL a 3 F. M3 EXTRACTIVE INDUSTRIAL AW A2 a A�rRhotoi 2006 LANDS TO BE CONVEYED LANDS TO BE RETAINED J, F Corti u�ip, 1:15,000 WOODLANDS (Municipality of West Elgin Official Plan) �neues 0- 1901f 380 570 760 JUL 1 62012 MUNICIPALITY OF WEST ELGIN ' cam,, • APPLICATION FOR PROPOSED SEVERANCES PLEASE COMPLETE THE FOLLOWING: 1. PROPERTY OWNER: Cl0 50 NAl ✓A n! L /rN NAME: _ ` _. \/Q 0 L .,. S LT) LW ILL E.. FA 2 M5 L+D ADDRESS: 22 Qq Q AcNad .R 0 1 -C 2-21 PHONE: _ L�- �o9_311 oS inm� C ELL ...:�58- -555 3 -- 2. LOT t� CONCESSION ---� ACREACE OF TOTAL PARCEL:_ on c, 3. PARCEL TO BE SEVERED: ACREAGE FRONTAGE ._ 10 M _ DEPTH 3 o Xls ( I hems T 4. ACREAGE TO BE RETAINED: _� Q T 5. REASONS FOR SEVERING AN AGRICULTURAL PARCEL-SURPLUS DWELLING ONLY IS THE DWELLING SURPLUS TO THE NEEDS OF THE FARM? YES NO WHEN WAS DWELLING CONSTRUCTED? (YEAR) IS THE DWELLING STRUCTURALLY SOUND & SUITABLE OR POTENTIALLY SUITABLE, FOR HUMAN OCCUPANCY? YES NO WHERE IS YOUR PRINCIPLE RESIDENCE? MUNICIPALITY T L 6. REASONS FOR SnE�VERING A PARCEL FOR OTHER THAN FOR SURPLUS DWELLINGS? /V 7. OTHER COMMENTS: lFreoijor S e a � dri %Iei4k DATE L 3 C COJ Z SIGNATURE VA,1 al- NOTE: There is no charge for the first time Council rev' ws a proposed severance application. The fee for additional reviews and re-submissions by Council is $100.00 per instance. If you wish to attend the council meeting, please contact the Clerk. Proposed severance applications are reviewed by Council at their meeting held on the 4th Thursday of each month. Please submit this application to the Clerk by the 2"d Wednesday of the month for inclusion in the agenda. cv C Je HOOP+ f'f _ rwy i �•l 's I r —71-7a 4 .,s 3 .�6645p, ,A rq�r wait 31 f .. 124 1344- 1904 f I. wi�i;; 14 August 2012 MEMORANDUM #019012200 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Proposed Severance— Steve Simon — 10861 Blacks Road — west side of Blacks Road, south of Marsh Line. 1. Purpose • to create a lot out of an 19 hectare (47 acre) parcel for the purpose of disposing a surplus farm dwelling (refer Figure 1); • the lands proposed to be conveyed have a frontage of 36.6 metres (120 ft), a depth of 76.2 metres (250 ft) and an area of 2,787 square metres (0.7 acres). The parcel is occupied by a single unit dwelling (erected in 1890), a workshop (erected in 1970) and a detached garage (erected 1995). No change in use is proposed; • the lands being retained have a frontage of 300 metres (984 ft) on Marsh Line, a depth and flankage of 540 metres (1,772 ft) on Blacks Road and an area of 18.7 hectares (46.3 ac). The parcel is devoid of buildings and structures and has been cleared primarily for agricultural purposes (currently soybeans). An open drain passes through the central portion of the farm. No change in use is proposed; • neighbouring lands comprise a mix of agricultural uses, primarily cash crop. Rural residential development is limited in the area and no large livestock operations have been identified in the vicinity of the proposed residential lot. 2. Provincial Policy Statement PPS and Official Plan • in prime agricultural areas, the creation of a lot for the purpose of disposing a residence surplus to a farming operation is permitted by the PPS. A surplus residence is defined as an existing farm Steve Simon-Proposed Severance #079012200 Municipality of West Elgin 14 August 2012 page 2 residence that is rendered surplus a result of farm consolidation. Farm consolidation is defined by the PPS as: the acquisition of additional farm parcels to be operated as one farm operation; + Mr. Simon currently own lands used for agricultural purposes (cash crop) as a single farm operation. The amount of land owned and farmed by Mr. Simon within the Municipality of West Elgin comprises 233 hectares (576 acres) spread amongst six farms. Mr. Simon resides on the "home" farm at 23676 Talbot Line. He proposes to farm the lands in conjunction with other farms he owns and operates; • the PPS requires that residential dwellings are prohibited on any vacant remnant parcel of farmland created by the severance. Such a restriction is appropriately addressed as a condition of consent, if granted, through the application of 'site-specific' zoning consistent with past practice in the Municipality. The application would be consistent with the PPS; • the subject lands are designated 'Agricultural' in the West Elgin Official Plan. The creation of lots to dispose surplus farm dwellings in areas designated 'Agricultural' is permitted provided: a) the dwelling considered surplus has been in existence for at least 10 years; b) the dwelling is structurally sound and suitable, or potentially made suitable, for human occupancy, c) no new or additional dwelling is permitted in the future on the remnant parcel which shall be ensured through an amendment to the Zoning By-law, d) compliance with MDS 1 with respect to any livestock building, structure or manure storage facility on the remnant parcel; e) minimizing the loss of productive farmland;and f) deteriorated, derelict, abandoned farm buildings (including farm buildings and structures with limited future use potential) are demolished and the lands rehabilitated. (Section 6.2.10) • based on information provided, the abovenoted criteria are satisfied or are capable of being satisfied. The dwelling and outbuildings are considered suitable for residential purposes and uses accessory to residential; 7 W 4 Steve Simon-Proposed Severance #019012200 Municipality of West Elgin 14 August 2012 page 3 the dwelling is serviced by a private on-site water supply and private septic sanitary waste disposal system. Confirmation will be required to ensure that the existing septic sanitary waste disposal system is wholly contained on the proposed lot. This matter is appropriately addressed as a condition of consent, if granted; • the proposed lot has an existing entrance to Blacks Road -- a local public road with year round maintenance. The lands being retained are accessed by separate field entrances from Blacks Road and Marsh Line and no new or additional entrances are required or proposed; • the boundaries of the proposed lot coincide, more or less, with landscaped open space surrounding the dwelling and outbuildings, and in an attempt to ensure that the water supply and sanitary systems are wholly contained on the new lot as they should be. It is apparent that the loss of productive agricultural land has been minimized to the greatest extent possible; • based on the foregoing information, conformity with the West Elgin Official Plan is capable of being maintained. 3. Zoning By-law • the subject lands are zoned Agricultural (Al). The proposed residential lot would require a re- zoning to Rural Residential Three (RR3) given its main use and size. The lot would satisfy the minimum lot area, maximum lot area and minimum lot frontage requirements (1,850 sq m, 4,000 sq m and 30 m respectively) of the RR3 zone; • the lands being retained would readily satisfy the minimum lot frontage requirements (150 m) of the Al zone but would have slightly less than the minimum lot area requirement of 19 hectares or 46.9 acres. A re-zoning to `site-specific' Agricultural (A1-#) would be required to permit the aforementioned deficiency in area as well as to prohibit a dwelling being erected on the parcel in the future as stipulated by the PPS and the West Elgin Official Plan. Steve Simon-Proposed Severance #019012200 Municipality of West Elgin 14 August 2012 page 4 4. Conclusions • the proposed severance would represent a type of lot creation which is both contemplated and permitted by the Provincial Policy Statement (PPS) and the West Elgin Official Plan. The Official Plan provides for the creation of lots occupied by dwellings considered surplus to the farm operation and suitable for habitation. The requirement or stipulation that the acquisition of additional farm parcels to be operated as one farm operation be taking place is satisfied in this instance based on the information provided. 5. RECOMMENDATION That the proposed application for consent be supported subject to the following conditions and the Elgin land Division Committee advised accordingly: i) That the requirements of the Municipality, if any, are satisfied with respect to the on-site septic sanitary waste disposal system serving the dwelling on the lands being conveyed; ii) That the lands being conveyed be re-zoned to Rural Residential Three (RR3) to permit their size and use for residential purposes; iii) That the lands being retained be re-zoned `site-specific' Agricultural (A 1-#) to permit the creation of a lot having less than the minimum lot area requirement (19 ha) of the AI Zone, and to prohibit the erection of a dwelling thereon in the future. REASONS i) Consistency with the Provincial Policy Statement would be maintained; ii) Conformity with the West Elgin Official Plan would be maintained; iii) The requirements of the Zoning Bylaw are capable of being satisfied; iv) The matters set out in the Planning Act would be satisfied. T Steve Simon-Proposed Severance #015012200 Municipality of West Elgin 14 August 2012 page 5 (original signed by) Ted L. Halwa, MCIP, RPP APPLICATION R 1. CONSENT Simon Steve 1 of �qY AF 10861 Blacks r •. • Lot D, Concession 9� 7 Municipality of West Elgin 1�g9 = ;L ;; z' V y 4RLI7i f v , it 1 � A 300:m �£ J f' - A P y) a 18.7 ha m n s� � Y �x t G i 1 AV ate' JL .,�.y � ��g y s 2'r� "''NNNN i i 1 1 Lr A a �� �� 1 1 I I 1 ` ' - A2 SPECIAL AG sRICULTU i- RR3 RURAL RESI IDENTIAL off .,�•:r{3ay^�.Lr-4ayi �o :�� `� '� �r �z=��<_ .�.�i� .-�': +"a.,- .�;x ac's � �`:� " S v • / 11 MUNICIPALITY OF WEST ELGIN APPLICATION FOR PROPOSED SEVERANCES PLEASE COMPLETE THE FOLLOWING: 1. PROPERTY OWNER: NAME: 7'CE l)6• 14 ADDRESS: PHONE: I —7 _+ 2. LOT CONCESSION 10 ACREACE OF TOTAL- PARCEL: T 3. PARCEL TO BE SEVERED: ACREAGE 7A C FRONTAGE I © DEPTH 2-5 e> 4. ACREAGE TO BE RETAINED: 4(e 5. REASONS FOR SEVERING AN AGRICULTURAL_ PARCEL — SURPLUS DWELLING ONLY IS THE DWELLING SURPLUS TO THE NEEDS OF THE FARM? YES NO WHEN WAS DWELLING CONSTRUCTED? ? (YEAR) IS THE DWELLING STRUCTURALLY SOUND & SUITABLE OR POTENTIALLY SUITABLE, FOR HUMAN OCCUPANCY? YES ---� NO WHERE IS YOUR PRINCIPLE RESIDENCE? ;3(p7Ca 7-191-867- �- ���,_ ROD109-Y MUNICIPALITY 6. REASONS FOR SEVERING A PARCEL FOR OTHER THAN FOR SURPLUS DWELLINGS? 7. OTHER COMMENTS: DATE SIGNATURE NOTE: There is no charge for the first time Council reviews a proposed severance application. The fee for additional reviews and re-submissions by Council is $100.00 per instance. If you wish to attend the council meeting, please contact the Clerk. Proposed severance applications are reviewed by Council at their meeting held on the 4"' Thursday of each month. Please submit this application by the 3rd Wednesday of the month for inclusion in the agenda. l Q n it Tj rz sk 67 S UN Jl 6 September 2012 MEMORANDUM #000812208 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Proposed Severance — Gaston & Louise Begin — 204 Third Street — south of Powell Street between Third Street and Munro Street—Village of Rodney 1. Purpose • to enlarge an existing vacant residential lot through the conveyance of abutting lands; • the lands proposed to be conveyed to enlarge the vacant lot comprise a regularly shaped parcel approximately 850 square metres (9,150 sq. ft.) in size. The parcel is devoid of buildings and structures, and is proposed to be added (merged in name and title) to the abutting vacant residential lot to the north. If granted, the existing residential lot would be increased in size from 809 square metres (8,712 sq ft) to 1,659 square metres (17862 sq feet). The frontage of the lot (on Munro Street), at 20.1 metres (66 ft), would not change. No additional lot would be created; • the lands proposed to be retained have a frontage of 10.1 metres (33 ft) on Third Street, an irregular depth and an area of approximately 2,266 square metres (0.5 ac). The parcel is occupied by a newer single unit dwelling and a shed. No change in use is proposed. The owners have since transferred a portion of their land, extending to the railway right-of-way, to the Municipality for the purposes of extending Third Street (Figure 1). The road has yet to be built to municipal standards, after which it will be assumed and opened as a public road; • the owners also own undeveloped lands to the east (i.e. separated from the subject lands by the extension of Third Street) which are not part of the proposed severance. 2. Provincial Policy Statement(PPS) and Official Plan Gaston&Louise begin—Proposed Severance #000812208 Municipality of West Elgin 6 September 2012 page 2 • under the Provincial Policy Statement, boundary adjustments in settlement areas are not specifically addressed, although it would be reasonable to assume that given these types of severances are permitted in prime agricultural areas, the intent of the PPS would not be compromised. On this basis, the proposed severance would be consistent with the PPS; • the subject lands are situated within the designated 'Village' of Rodney in the West Elgin Official Plan, being designated `Residential'. Consents for the purposes of conveying additional lands to an adjacent lot are permitted provided: a) the conveyance does not lead to the creation of an undersized, irregularly shaped lot(s) unsuited to the purpose for which it is being used or proposed to be used, or contrary to the provisions of the Zoning By-law unless the Bylaw is otherwise amended or a variance granted, b) the lands being conveyed are registered in the same name and title as the lands to which they are being added,and c) it is stipulated in the granting of the severance that any subsequent conveyance or transaction will require a future severance (Section 10.4.2) • allowing the lot addition would provide additional amenity area and for the construction of a single unit dwelling on the enlarged lot. The enlarged lot and its use for residential purposes would be an appropriate infill in an existing residential area designated and zoned for residential purposes. The area is serviced by the Municipal piped water supply system and sanitary sewers; • with respect to item b) and item c) above, these matters are appropriately addressed as conditions of consent, if granted. Conformity with the Official Plan is capable of being maintained; • the lands being conveyed are zoned, for the most part, Residential First Density-Holding (R1-H) in the Village of Rodney Zoning By-law. Removal of the holding (H) symbol is required, consistent with the zoning of the lands being enlarged and necessary in any event to permit the construction of a single unit dwelling. The enlarged parcel would readily satisfy the minimum lot area and lot frontage requirements (580 sq m & 15 m respectively) of the R1 zone; Gaston&Louise begin-Proposed Severance #000812208 Municipality of West Elgin 6 September 2012 page 3 the northerly portion of the lands being retained is zoned R1 while the remaining southerly portion is zoned R1-H. The H symbol should also be removed from the southerly portion. Until such time as Third Street is extended and opened as a public road, the lot continues to have less than the minimum lot frontage requirement of 15 m. To maintain compliance with the By-law, a new minimum frontage standard for the reconfigured lot could be established by applying a 'site- specific' (i.e. R1-#) zoning. This matter could be addressed in the new Zoning By-law of the Municipality now in preparation. 3. Conclusions • the proposed conveyance would not compromise the future extension and opening of Third Street; • the proposed conveyance would facilitate the use of an otherwise landlocked parcel for residential purposes and provide increased amenity area and more flexibility for the siting of a single unit dwelling on the enlarged lot. 4. Recommendation That the proposed consent by Gaston & Louise Begin be supported subject to the following conditions and the Elgin Land Division Committee advised accordingly; a) That the holding (H) symbol be removed from the R 1-H zoning which applies to the lands being conveyed consistent with the zoning of the lands to which they are being added to; b) That the lands being conveyed are merged in the same name and title as the lands to which they are being added, c) That Section 50(3) of the Planning Act,.R.S.O., 1990, as amended, shall apply to any future transactions or conveyances on the subject lands. Gaston&Louise begin-Proposed Severance #000812208 Municipality of West Elgin 6 September 2012 page 4 5. Reasons i) Consistency with the Provincial Policy Statement would be maintained; ii) Conformity with the West Elgin Official Plan would be maintained; iii) The requirements of the Village of Rodney Zoning By-law are capable of being satisfied; iv) The matters set out in the Planning Act would be satisfied. (original signed by) Ted L. Halwa, MCIP, RPP • - ■ • • • i Qp�4ZS'S?F kl�S a Y' r^ f" 71�"d Bi 11.R4"1�TY7 i31Rir- E� Y $ rx 33 r�+•'t F i 7 t 4• • �_-' l' r i� ymd Rl RESIDENTIAL FIRST DENSITY 2 RESIDENTIAL SECOND DENSITY Lj FR FUTURE RESIDENTIAL t.71 Ml GENERAL INDUSTRIAL INSTITUTIONAL OS OPEN SPACE . it to ? -}Cis►!. •�', r ".y ..k+. xs1 "1 cam... -"'Lt f.f'3tI 'iii 77L, 7) Ile. - � � � . � 's.,?r CIr� ,�•i" � � If � 1. Y�'+� .,s• '� S� L�3 1� �� a....af fit �•�F h ' S;{ `�>: {wry��, ®� 1 I� , ..1.�. - - f 3 y ki 1 5 10 20 30 40, ►`- •• ■ .yam. r�,�:'fRiP ,^+111IIl7-y�' i»-_ yF- xa l s ^ c j Ail w2` 1 i 1-., _ ram '•°R9 F 44 , An rte`.-t`,.. CYc � fit. 'eC i{� r�^..s �:_- � � `-�Y�•'�?Asa--��—>�T'v4�,;Yy}cam �� - -:a° 1 � 11 G6cuzc.� MUNICIPALITY OF WEST ELGIN `'' '" �4 �~ APPLICATION FOR PROPOSED SEVERANCES AUG 2 t 202 PLEASE COMPLETE THE FOLLOWING: 1. PROPERTY OWNER: _i 6 NAME: S 1 d � I Al i- Lia-z' zv'a 6 a le- ADDRESS: ._,:::;�,Q -D Al r'- X -- Ale)L 2,C 4 PHONE: �f g ' --AS GI' Q e-,S i iq r t I, 12 Q-.t L C.0- Ccu a -- 2. LOT (!� 104CONC SSION ACREACE OF TOTAL PARCEL: 3. PARCEL TO BE SEVERED: ACREAGE FRONTAGE — DEPTH I Z 4. ACREAGE TO BE RETAINED: 12 Ai [is, M QREASONS FOR SEVERIN AN AGRICULT PARCEL- SURPLUS DWELLING ONLY IS THE DWELLING SU L s NEEDS OF THE FARM? YES NO WHEN WAS DWELLING STRUCTED? (YEAR) IS THE DWELLr STRUCTURALLY SOUND & SUITABLE OR POTENTIALLY SUITABLE, FOR HUMAN OCC CY? YES NO /� WHERE IS YOUR PRINCIPAL RESIDENCE? --- A el J�l,� ! L' ,+U MUNICIPALITY W 5 1 4- k 6. REASONS FOR SEVERING A PARCEL FOR OTHER THAN FOR SURPLUS DWELLINGS? & f1kG s 1, 0LrLa ' J fl �.. 7. OTHER COMMENTS: 5 o . DATE SIGNATUR NOTE: There is no charge for the first time Council reviews a proposed severance application. The fee for additional reviews and re-submissions by Council is $100.00 per instance. If you wish to attend the council meeting, please contact the Cleric. Proposed severance applications are reviewed by Council at their meeting held on the 4tn Thursday of each month. Please submit this application by the 30d r' Wednesday of the month for inclusion in the agenda. /e iJ�f�� 1 (p(p to i !o G I r LD i N 1 , N ;. 1 ® _ � W I �' iJ W N �rn cm L9 —4 + g o0 6 1 r m ` 1 THI RD I o: :ZZ 4�, N I N 1 N i 1 Ljn I LP ' d Lit 1 I L O 92• _ _ _ _f..— .. _ — i_ — di.oY� 1.S3 I N� N -4 I ao s O c c p E C ` S CD I I � w , _ 1 `� w zo 33 64� FOURTH I F N x M w n 1 if i r '< O I 11.54, 1 .9 ry Is-Is v lA �= 324.6Y �� �otv�L U1 562'M=ire?^e Street N`�:Ir Londor Oo Lw,. Tel: 5l °ov f v2s vC?mitunl ,y P#atnners Inc 11 September 2012 MEMORANDUM #019012289 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Proposed Severance—Jack Ripley—25351 Silver Clay Line —south side of Silver Clay Line, east of Graham Road (County Road No. 76) 1. Purpose • to divide a 1.9 hectare (4.8 acre) lot occupied by a single unit dwelling and a shop into three smaller parcels, two of which would constitute new building lots (refer Figure 1); • the lands proposed to be conveyed comprise the two proposed building lots, each having a frontage of 45.7 metres (150 ft), a depth of 108.5 metres (356 ft) and an area of 4,961 square metres (1.2 ac). The proposed lots, which are vacant, are proposed to be used for residential purposes, namely, the construction of a single unit dwelling on each lot; • the lands being retained comprise the remainder of the parcel, having a frontage of 87.8 metres (288 ft), a depth of 108.5 metres (356 ft) and an area of 9,525 square metres (2.4 ac). The parcel is occupied by an existing single unit dwelling (being the owners residence) and a shop/warehouse out of which is operated a small construction contractor's yard. No change in use is proposed; • the lands proposed to be conveyed in this instance are abutting. In such instances an application with the County of Elgin Land Division Committee would be made on the basis that the `middle' proposed lot is conveyed and the abutting proposed lots to the east and west of it become the retained lots; • neighbouring lands are characterized by low density rural residential development (single unit dwellings) concentrated along Silver Clay Line and along Graham Road, and agricultural uses lying beyond. Rural residential development is extensive in the area and pre-dates both the former Jack Ripley-Proposed Severance #019012209 Municipality of West Elgin 11 September 2012 page 2 Township of Aldborough Official Plan and the new West Elgin Official Plan. No livestock operations have been identified in the vicinity of the proposed lots. 2. Provincial Policy Statement(PPS)and Official Plan • the relevant matters of the Provincial Policy Statement (PPS) have been reviewed. While it is recognized that the PPS does not permit the creation of non-farm related residential building lots in 'prime agricultural areas', the subject lands lie in an area designated 'Rural Residential' in the West Elgin Official Plan, being a 'carry-over' from a similar designation in the former Aldborough Official Plan. Although the PPS does not state that non-agricultural designations in an official plan supersede the policies applying to the creation of residential lots in prime agricultural areas, this has generally been understood to be the case. The loss of agricultural land, usually cited as a reason against such development, is not an issue in the instance at hand; • the subject lands are designated 'Rural Residential' in the West Elgin Official Plan. The creation of lots is permitted in accordance with the following: The creation of lots shall only be permitted which front on existing public roads. Development in depth and the establishment of new roads shall not be permitted. Lots shall normally be created by land severance or consent in accordance with the provisions of the Planning Act and Section 10.4.4 and other applicable sections of this Plan (Section 8.4.3) • the Official Plan also requires that severances be evaluated on the basis of: -whether a plan of subdivision is considered necessary, -whether conformity with the Official Plan is maintained; -whether the requirements of the Planning Act are satisfied; -whether the consent is consistent with the Provincial Policy Statement, -input received from public agencies(Section 10.4.1) • based on information provided, the abovenoted criteria are satisfied or are capable of being satisfied; • the dwelling on the lands being retained is serviced by the municipal water supply system and by a private sanitary waste disposal system. Confirmation will be required to ensure that the existing i' i O� Jack Ripley-Proposed Severance ##019012209 Municipality of West Elgin 11 September 2012 page 3 sanitary waste disposal system is wholly contained on the retained parcel. The proposed building lots will require independent connections to the municipal water supply supply system. A soils report from a qualified engineer will also be required to ensure that the two proposed building lots are capable of supporting independent sanitary waste disposal systems. Matters related to servicing are appropriately addressed as a condition of consent, if granted; • the proposed building lots would require new entrances to Silver Clay Line -- a public road with year round maintenance. The lands being retained are accessed by a separate existing entrance on Silver Clay Line and no new or additional entrances are required or proposed; • based on recent payments for cash-in lieu of providing a land dedication for park purposes arising from the creation of residential building lots elsewhere in the Municipality (e.g. Quintyn, Bianco, Slaats), it would be consistent to obtain a cash-in-lieu payment in this instance; • based on the foregoing information, conformity with the West Elgin Official Plan is capable of being maintained. 3. Zoning By-law • the subject lands are zoned 'site-specific' Agricultural (A1-4). The permitted uses include a contractor's yard or shop in addition to all other permitted uses of the Al zone. The rear portion of the lands, which were added to the Ripley parcel in 1990 (Application E136/90), are zoned Rural Residential Two (RR2). Given the reduction in the size of the lands, a re-zoning from A1-4 to RR2 would be appropriate; • based on discussions with the owner Mr. Jack Ripley, the business has co-existed for many years with neighbouring residences without incident, nevertheless, the potential for conflict still exists and may increase in the future as ownership of the properties changes. Mr. Ripley has no objection to a RR2 zoning which would render the existing business legal non-conforming. Similarly, the proposed residential building lots will require a re-zoning to RR2 given their intended main use and size. The lots would readily satisfy the minimum lot area and minimum lot frontage requirements (1,400 sq m and 25 m respectively) of the RR2 zone. I Jack Ripley-Proposed Severance #019012209 Municipality of West Elgin 1 i September 2012 page 4 4. Conclusions • the proposed severance would represent a type of lot creation in an existing built-up area which is both contemplated and permitted by the Provincial Policy Statement (PPS) and the West Elgin Official Plan. The proposed building lots would make use of underutilized lands and the residential uses would be compatible and in keeping with neighbouring development; 5. Recommendation That the proposed application for consent be supported subject to the following conditions and the Elgin Land Division Committee advised accordingly: i) That the requirements of the Municipality are satisfied with respect to connections to the municipal water supply system for the proposed building lots; ii) That an engineering report be submitted by the applicant demonstrating the feasibility of servicing the proposed building lots with on-site sanitary waste disposal systems and identifying those maters related to making connections to the municipal water supply system; iii) That the requirements of the Municipality, if any, are satisfied with respect to the on-site sanitary waste disposal system serving the existing dwelling on the lands being retained; iv) That the portion of the proposed building lots zoned `site-specific'Agricultural (A 1-4) be re- zoned Rural Residential Two(RR2) to permit their size and use for residential purposes; v) That the portion of the lands being retained zoned `site-specific' Agricultural (A 1-4) be re- zoned Rural Residential Two(RR2) to permit their size and use for residential purposes; vi) That cash-in-lieu of providing a land dedication for park purposes be provided in a form acceptable to the Municipality. 6. Reasons i) Consistency with the Provincial Policy Statement would be maintained; ii) Conformity with the West Elgin Official Plan would be maintained; L J Jack Ripley-Proposed Severance #019012209 Municipality of West Elgin i 1 September 2012 page 5 iii) The requirements of the Zoning By-law are capable of being satisfied; iv) The matters set out in the Planning Act would be satisfied. (original signed by) Ted L. Halwa, MCIP, RPP (i5 '? �. ZONING Al AGRICULTURAL A2 SPECIAL AGRICULTURAL 1 IAL RURAL RESIDENT • f RURAL RESIDENTIAL THREE Rng 2v'4,l. - �'< /fWl •. � /dam' ;(' ��f .�'I l� � _ � �.' )r r3 t � as t '- 5��#` 'E k �.� � r.„{ r'✓ _ i � fi� I; c �} .If ,sz.. l NOV PY WA� �u •S_'� ,n�r - Y A' III Y /r F _#L i� wi Ow WA VV f. �9E3 r y .'. ■ • ■ � Ii1 MUNICIPALITY OF WEST ELGIN APPLICATION FOR PROPOSED SEVERANCES PLEASE COMPLETE THE FOLLOWING: 1. PROPERTY OWNER: NAME: -- O 1 C. ADDRESS:,,r2 3 51 S I LV�12 �, L,4 Iry PHONE: .�7 . L29-3 2. LOT Jam.- CONCESSION ! Z �. ACREAGE OF TOTAL PARCEL: -I • ,) 3. PARCEL TO BE SEVERED: ACREAGE J -5 FRONTAGE -30 DEPTH 210P 4. ACREAGE TO BE RETAINED: 3. 4- ± 5. REASONS FOR SEVERING AN AGRICULTURAL PARCEL—SURPLUS DWELLING ONLY IS THE DWELLING SURPLUS TO THE NEEDS OF THE FARM? YES NO WHEN WAS DWELLING CONSTRUCTED? (YEAR) IS THE DWELLING STRUCTURALLY SOUND & SUITABLE OR POTENTIALLY SUITABLE, FOR HUMAN OCCUPANCY? YES NO WHERE IS YOUR PRINCIPLE RESIDENCE? S MUNICIPALITY 6. REASONS FOR SEVERING A PARCEL FOR OTHER THAN FOR SURPLUS DWELLINGS? -v -2 -j5 r ( Pr- Lo or' 44g6j5iiJG- 7. OTHER COMMENTS: DATE L EUG '27 2'��L SIGNATURE NOTE: 11 here is no charge for the first time Council r ews a proposed severance application. The fee for additional reviews and re-submissions by Council is $100.00 per instance. If you wish to attend the council meeting, please contact the Clerk. Proposed severance applications are reviewed by Council at their meeting held on the 4th Thursday of each month. Please submit this application to the Clerk by the 2"d Wednesday of the month for inclusion in the agenda. � .. r ..,•..,:�• Vii,.. �. , .. .. �{" •.��il ii; f ijE;S: J 10 September 2012 MEMORANDUM #000812211 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Proposed Severance — Henk & Ans Dieker — 24618 Argyle Line — north side of Argyle Line - north of the Village of West Lorne 1. Purpose to create a lot out of a 40.5 hectare (100 acre) parcel for the purpose of disposing a surplus farm dwelling; • the lands proposed to be conveyed have a frontage of 142 metres (466 ft), a depth of 115 metres (377 ft) and an area of approximately 8,200 square metres (2.0 acres). The parcel is occupied by a single unit dwelling erected circa 1941. The balance of the parcel lying between the dwelling and an open drain to the east comprises landscaped open space. No change in use is proposed; • the lands proposed to be retained would have a frontage of 438 metres (1,437 ft), a depth of 700 metres (2,297 ft) and an area of 39.7 hectares (98 acres). The parcel is occupied by a storage barn and has been primarily cleared for agricultural purposes. No change in use is proposed; • neighbouring lands comprise a mix of agricultural uses, primarily cash crop. Rural residential development has taken place, albeit to a limited extent, on both sides of Argyle Line. No large livestock operations have been identified by the owners in the vicinity of the proposed lot; • Henk &Ans Dieker purchased the lands in January 2012 and farm it in conjunction with other farms they own in the Municipality. 2. Provincial Policy Statement(PPS)and Official Plan Henk&Ans Dieker-Proposed Severance #000812211 Municipality of West Elgin September 10,2012 page 2 ® in prime agricultural areas, the creation of a lot for the purpose of disposing a residence surplus to a farming operation is permitted by the PPS. A surplus residence is defined as an existing farm residence that is rendered surplus a result of farm consolidation. Farm consolidation is defined by the PPS as: the acquisition of additional farm parcels to be operated as one farm operation; • in this instance, the dwelling on the lands being retained is considered surplus to the needs of the owners, Henk & Ans Dieker. The Diekers reside at the 'home' farm at 24242 Downie Line. They own five other farms in West Elgin totaling 195 hectares (481 acres); • the PPS requires that residential dwellings are prohibited on any vacant remnant parcel of farmland created by the severance. Such a restriction is appropriately addressed as a condition of consent, it granted, through a 'site-specific' zoning consistent with past practice in the Municipality. Granting the consent would be consistent with the PPS; • the subject lands are designated 'Agricultural' in the West Elgin Official Plan. The creation of lots to dispose surplus farm dwellings in areas designated `Agricultural' is permitted provided: a) the dwelling considered surplus has been in existence for at least 10 years, b) the dwelling is structurally sound and suitable, or potentially made suitable, for human occupancy, c) no new or additional dwelling is permitted in the future on the remnant parcel which shall be ensured through an amendment to the Zoning Sy-law, d) compliance with MDS 1 with respect to any livestock building, structure or manure storage facility on the remnant parcel; e) minimizing the loss of productive farmland,and f) deteriorated, derelict, abandoned farm buildings (including farm buildings and structures with limited future use potential) are demolished and the lands rehabilitated. (Section 6.2.10) • based on the information provided, the abovenoted criteria are satisfied or are capable of being satisfied. The dwelling, which has only been recently vacated, is described as being in good condition and suitable for occupancy; Henk&Ans Dieker-Proposed Severance #000812211 Municipality of West Elgin September 10,2012 page 3 * the dwelling on the lands being conveyed is serviced by the municipal piped water supply and an on-site sanitary waste disposal system. Confirmation will be required to ensure that the sanitary waste disposal system is wholly contained on the proposed lot which, based on the dimensions provided, would appear to be the case. This matter is appropriately addressed as a condition of consent, if granted; • the proposed lot has an existing entrance to Argyle Line -- a public road under the jurisdiction of the Municipality of West Elgin. The lands being retained have a separate field entrance and no new or additional entrances are required or proposed; • the loss of productive agricultural land appears to have been minimized to the greatest extent possible. The aforementioned drain is proposed to form the easterly boundary of the proposed lot and provides a distinct separation between the dwelling and cultivated farmland; • conformity with the West Elgin Official Plan is capable of being maintained. 3. Zoning B3tlaw • the subject lands are zoned Agricultural (Al). The proposed residential lot would require a re- zoning to Special Agricultural (A2) given its size. The minimum lot area, maximum lot area and minimum lot frontage requirements (4,000 sq m, 1.0 ha and 50 m respectively) of the A2 zone would be satisfied; • the lands being retained would satisfy the minimum lot area and lot frontage requirements (19 ha and 150 m respectively) of the Al zone. A re-zoning to 'site-specific' Agricultural (Al-#) would be required to prohibit a dwelling being erected on the parcel in the future as stipulated by the PPS and the Official Plan. 4. Conclusions • the proposed severance would represent a type of lot creation which is both contemplated and permitted by the Provincial Policy Statement (PPS) and the West Elgin Official Plan. Henk&Ans Dieker-Proposed Severance #000812211 Municipality of West Elgin September 10,2012 page 4 5. RECOMMENDATION That the proposed consent by Henk & Ans Dieker be supported subject to the following conditions and the Elgin land Division Committee advised accordingly: i) That the lands being conveyed be re-zoned to Special Agricultural (A2) to permit their size and use for residential purposes; ii) That the lands being retained be re-zoned `site-specific' Agricultural (A 1-#) to prohibit the erection of a dwelling thereon in the future; iii) That the requirements of the Municipality, if any, are satisfied with respect to the existing on- site sanitary waste disposal system serving the dwelling on the lands being conveyed. REASONS j) Consistency with the Provincial Policy Statement would be maintained; ii) Conformity with the West Elgin Official Plan would be maintained; iii) The requirements of the Zoning By-law are capable of being satisfied; iv) The matters set out in the Planning Act would be satisfied. (original signed by) Ted L. Halwa, MCIP, RPP APPLICATION FOR A CONSENT " Henk &Ans Dieker Municipality of 24618 Argyle Line WEST ELGIN Pt Lot 19, Concession III (Eastern Division) FIGURE 1 .' Municipality of West Elgin �f ZONING Al GENERAL AGRICULTURAL A2 AGRICULTURAL RR3 RURAL RESIDENTIAL THREE sy t' ,moth U PUBLIC UTILITY 4rM Fmk-.t k }h t-h. fE "➢.Y`., 8TAL•KER LINE �>`m op #' ��� � �'�r �:-� - 1 }. y 4s I sT AZ � � � � L S: dwelling ` N +� r 5' well 3 s� 0 4 8 16 24 32 t Metres 1:1,500 s � £, �- s k- A1 _ - � Al ` —COyNCE SIO III ( TERN 171VISI0 t p3 r .7 3r LOT 18 L`079 LOT 20 LOT 21 ` T � � : 39.7ha Y, r r �1, ac) ,� �k�r (98 � 8,200 m2 \ `r (2.0 ac) - �y - RR3 p� � . ARGYLLINE ARGYLE LINE _ F CONCESSION IV_ ` Air'Photo:2006 ® LANDS TO BE RETAINED w , J LANDS TO BE CONVEYED 1:10 s �n�runiCf ,000 c�._.,..,_.r..., _ , _ ..Metres � - 0 125.0 - 250 375 500 07C- 031 MUNICIPALITY OF WEST ELGIN APPLICATION FOR PROPOSED SEVERANCES PLEASE COMPLETE THE FOLLOWING: 1- PROPERTY OWNER:kk`-NAME: 0 k, 64--rlS 0 _ - ADDRESS: C� Irt2C CI PHONE: 2. LOT CONCESSION _-- -- - ACREAGE OF TOTAL PARCEL: 100 3. PARCEL TO BE SEVERED: ACREAGE 5 2 FRONTAGE DEPTH 4. ACREAGE TO BE RETAINED: ^ T CP 6- REASONS FOR SEVERING AN AGRICULTURAL PARCEL-SURPLUS DWELLING ONLY IS THE DWELLING SURPLUS TO THE NEEDS OF THE FARM? YES NO WHEN WAS DWELLING CONSTRUCTED?- (YEAR) IS THE DWELLING STRUCTURALLY SOUND & SUITABLE OR POTENTIALLY SUITABLE, FOR HUMAN OCCUPANCY? YES - NO WHERE IS YOUR PRINCIPLE RESIDENCE? MUNICIPALITY C r 6. REASONS FOR SEVERING A PARCEL FOR OTHER THAN FOR SURPLUS DWELLINGS? w-10/'U-f �( 7. OTHER COMMENTS: 4(n Iola /Cpol- 5 Z21e C 0, C C' I 0 '(J S' G? �r 1 DATE �C.( I L SIGNATUR !f + NOTE: There is no charge for the first time Coun �raews a proposed severance�a- lication. The fee for additional reviews and re-submissions by Council is $100.00 per instances you wish to attend the council meeting, please contact the Clerk. Proposed severance applications are reviewed by Council at their meeting held on the 4`h Thursday of each month. Please submit this application to the Clerk by the 2"d Wednesday of the month for inclusion in the agenda. 00000c,a00000 � o � 0.1 �o � Q0 a Qao PD QL o ,1CI` Or'Lwo 3JN6A 3,9 Fax. 5 1-1 438 oomR"?unity Ranne s Inc 30 August 2012 ME=MORANDUM #0190/2189 TO: Members of Council Municipality of West Elgin FROM: Ted L. Halwa SUBJ: Application for Site Plan Approval: Harvesters Baptist Church —22663 Johnston line (Part of Lot 9, Concession III) — south side of Johnston Line east of Furnival Road (County Road No. 103)—Aldborough A site plan prepared by S.A. De Rose dated July 7, 2012 with respect to the abovementioned property has been submitted to the Municipality. We offer the following preliminary comments. The subject lands comprise a frontage of approximately 549 metres (1,800 ft) on Furnival Road, a flankage on Johnston Line of approximately 610 metres (2,000 ft) and an area of 41 hectares (101 acres). The lands are occupied by a church, lodge, three private residences, shower house, tack building, two cottages, shop and storage. None of the buildings or structures are specifically labeled on the site plan. Access is provided by means of an existing driveway from Johnston Line connected to an internal road system. Existing services are described as being a"private communal well" and "multiple septic beds". The owner, Harvesters Baptist Church, proposes to erect 16 "cabins" on the subject lands to function as sleeping quarters. Each cabin is described as measuring 3.7 m x 4.9 m (12 ft x 16 ft) with a floor area of 17.8 square metres (192 sq ft). The cabins would be erected in two groupings. Group 'A' would comprise a total of 8 cabins spaced 3.7 m (12 ft) apart. Group 'B' would comprise a total of 8 cabins with the spacing yet to be determined. Design drawings/elevations of the proposed cabins have not been provided. The subject lands are designated `Agricultural' in the West Elgin Official Plan and are zoned Institutional (1) in the Township of Aldborough Zoning By-law. The lands were once the site of Twin Valley -- a camp for troubled youth. The permitted uses of the I Zone include a church, club, community centre, private or public school, and a public park. r TA 1 z> r Application for Site Plan Approval-Harvesters Baptist Church #019012189 Municipality of West Elgin 30 August 2012 page 2 Dwelling units and single unit dwellings are permitted as accessory uses. A church camp is not a permitted use. A re-zoning to `site-specific' Institutional (14) would be required to maintain compliance with the Zoning By-law and to permit the proposed cabins to be erected. Similar to the Bethel Park facility (zoned 1-2), a church camp would be defined and restrictions would be placed on the number of `cabins' and their size. The following definition currently applies in the case of Bethel Park: Church Camp shall mean the use of land, buildings or structures by a non-profit religious organization for assembly, worship and recreational camping between May 315'and October 315`of any given year, and includes lands for the siting of cabins and the siting or parking of tents, travel trailers and truck campers, and buildings and structures accessory thereto. Application of the holding (H) symbol would ensure that premature development does not take place unless and until a site plan agreement has been executed between the owner and the Municipality. Prior to any development proceeding, removal of the holding (H) symbol would be required by by-law of Council. Overall with respect to the site plan, more detail is required with respect to the identification of existing buildings and structures, and drawn at a larger scale for the two proposed cabin layouts (Group A & Group B) to show building footprints and the spacing between units as well as access. The Municipality's Chief Building Official has advised that the minimum separation between units required by the Ontario Building Code is dependent upon the size of the units, the type of construction and the size and area of openings in the walls that are opposite each other. This information is required to determine compliance with the Code. The condition of the internal access road to each area in the camp needs to be shown and/or described on the site plan. Access and routing is important to ensure safe access by EMS and fire protection if needed. A description of the water supply and sanitary sewage facilities available on-site should be provided along with capacity and recent test results and certifications. Site grading and storm drainage details may be necessary. An engineering assessment of these facilities to ensure they meet the needs of the camp should be provided. 01: Application for Site Plan Approval-Harvesters Baptist Church #!0190 12189 Municipality of West Elgin 30 August 2012 page 3 In summary, the following matters have been identified based on our review of the proposed development which require the attention of the applicant: i) description of existing uses and activities; ii) submission of an application for a Zoning By-law amendment to change the zoning of the subject lands from Institutional (1) to `site-specific' Institutional (14) to permit a church camp with restrictions on the number and size of cabins; iii) application of the holding (H) symbol until a site plan agreement has been executed between the owner and the Municipality; iv) more detail with respect to the proposed cabins and on-site water supply and sanitary sewage systems; v) quality and condition of internal roads to ensure emergency access when and if required,' vi) site grading to ensure appropriate drainage. Recommendation That the applicant be advised that its request is premature based on the information submitted and that no further action be taken pending submission of a more detailed plan and complete description of existing conditions and facilities (as identified herein) and the proposed expansion. (original signed by) Ted L. Halwa, MCIP, RPP ;UHII I::nA L.Er.�1j-tiv�r i rddr�� COMMENT FORM Jb- MAY 30, 2092 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012, Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario NGA 2P1 Fax: 519-438-7770 ' E-mail: thalwa @communityplanners.com Name: �JLA Address: iJ l L'cDGc� LQ cJ.'✓ Postal Code: Phone: Date: Comments: NK �T �aul- D "I h . Cam- k A.4 G p/-� D he i�s Dui�ATP.Q L. A n D PLEASE PRINT III r i i ')FP 201 COMMENT FORM _ b = MAY 30, 2012 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2P1 Fax: 519-438-7770 E-mail: thalwa @communityplanners.com Name: 40-0 R.cp i\JL7Lb Ml9 Address: `7!5 J IJ \1 C-5 'S- Ay C L o to_>p (3Z Postal Code: fJ 4 �� l Phone: 919 �S 7 O Date: 0a Comments: i. � � �� et UAg�? t �-I� - ,� j ct cam, PLEASE PRINT lrl g 13 ! F9Oh9iN1141AT COMMENT FORM FF P 2017 MAY 30, 2092 f' PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario NSA 2P1 Fax: 519-438-7770 E-mail: thaiwa @communityplanners.com Name: 'N' Z' n' AA, b Address: Postal Code: Ivs-W 4, Phone: sal q 6 5 5 -50 Y Date: — Comments: 7-1-1 Ie PLEASE PRINT I?I 6 4 Uf-t COMMENT FORM 2012 MAY 30, 2012 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. :Comments will be received for this part of the project until THURSDAY. JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2PI Fax: 519-438-7770 E-mail: thalwa@communityplanners.com Name: D(D e- Address., &- Zio 7Z Postal Code: ALI-24 CC_ Phone: 72-5— `9 Date: f ,21 204.2 LZ2 Comments: \A( e-- i E- r---,o-,i M 0 5 yye.,A4 Po p+ ow mar-,'A C'- &C-C 74,1 19 Ck- V"'&'I d e r- CALV r U/I Ile J-- +ke�- Cc V-7 e"t e-ve JJ oJ �fI 0 O4 e J oL A 'g e 5Qe Ct e aI3 UU V IV,CA kL ov-v'I '7L r�jt +0 4e- 1 0 cx,,-k U(NAer- -ACLI, JL- r�n +�' 1"d aCC6 7 77 rx, 7- b e i Lf PLEASE PRINT L11 Jw5� CAS 1 �s'� v�a`C`� c®•�� r t °C ri /�t �� /��i s co C'(le CL-1 a "1 Co e 4 017e VV + J, ct c-c I q ASS COMMENT FORM JJ_ MAY 30, 2012 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario NBA 2P1 Fax: 519-438-7770 E-mail: thalwa @communitypianners.com Name: X ug vis- Address: 21 Sc' r� L�fiNc L b N o,v Postal Code: NG 3%6' Phone: �l ) y, - 7 Cd ?I Date: Comments: VISIT J`fL' t/iC 1�!IV 2 I06 1 c Cc,,ve55 4 s� 1T G✓60LO 136 PLEASE PRINT!I! t � COMMENT FORM F MAY 30, 2012 _ PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2812. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2131 Fax: 51 9-438-7778 E-mail: thalwa @communityplanners.com Name: Ba!nnl Smi/-)$PC- Address: !3 0 PA G2 t Z L,/9 ill — C f L L,0A/Z)a.y 0Ay7— Postal Code: /v G t-c a T S Phone: ! q C 67 7 — C 3 Date: .S. "C /02 /'?, Comments: ft SF_- 7HC M,067 /jN L. il4� TfH � CrGZRaN � IIVCS & s T r; dz � �� � �i PPS 7 - 0 �,n iv D C n nJ 13 U� .a s Pr�o��G��� f'v az 4 C PLEASE PRINT M 2 COMMENT FORM MAY 30, 2012 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2P1 Fax: 519-438-7770 E-mail: thalwa@communityplanners.com Name: 12 a TH fi S I'VN S"9 C_ Address: O _P002 1,ci_i9,,V rr--- CAL 1'0-.'V120/L/ ON - Postal Code: Phone: X500 Date: Z_ Comments: A., or 7 0 Arr- C✓A D /3 PLEASE PRINT Y! Big � c�.�� COMMENT FORM MAY 30, 2012 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2P1 Fax: 519-438-7770 E-mail: thalwa@communitypianners.com Name: 9<.'� d0LLlA/z,-5 4�10 Address: R'iy 76W- G%d '—/ 5(7-hO,-i A S ea�I—JIY4) 0 Postal Code: A15-1 W_7 Phone: Z Date: z/� Comments: C, '0 0/�;ft, 71-A eft— 7_7_1 e /kt'-1"1 f C i"°� ;77F 4 IJ AvU At_�E<A% 6A Kt! 7-a- -TH 6 HA VzF,0S PLEASE PRINT C- L/ COMMENT FORM MAY 30, 2012 �` 201.2 F PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional infon-nation. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2P1 Fax: 519-438-7770 E-mail: thalwa @communityplanners.com Name: 9 I CiR "V&145 Address: �C7 df{� r]�= Yrl �' Q/U. Postal Code: 1y5-1 .3/4 7 Phone: / 76 Date: /l 20 Comments: � _�© � � , � � � LA) anaAP4 J V 7411 AtZadec'c S/\_6tiV toy LLS -eC) 6?_ /c. � � o/ say �Pz� �l�_ Pte. u S e a,s c l d p PLEASE PRINT ! COMMENT FORM i MAY 30, 2012 PORT GLASGOW SECONDARY PLAN PUBLIC INPUT AND COMMENTS ARE INVITED for incorporation into the planning and design of this project. Please contact Community Planners Inc. if you require additional information. Comments will be received for this part of the project until THURSDAY, JUNE 14, 2012. Mr. Gary Blazak c/o COMMUNITY PLANNERS INC. 399 Ridout Street North, London, Ontario N6A 2P1 Pax: 519-438-7770 E-mail: thalwa @communityplanners.com Name: jj f'l M L,L Address: C_&C i 107 7—,_r6 5 4lq� la Postal Code: (p Phone: sf5 , 77 7 —7 9 d Date: tJ I I Comments: /. &of,�� ;r#, ���IA�� of alorw 1 LIVE 7Wi� or LL Iq 0v�l 5 �7 Inkl✓ PLEASE PRINT M 6,2 1 Page 1 of i Norma Bryant From: Mary Bodnar[marybodnar @porch light.ca] Sent: September-19-12 9:35 PM To: scott gawley; norms bryant Subject: Fw: Good morning Councillors Hi Norma & Scott, forwarding to you for information. Mary -----Original Message ----- From: Bill Dennino To: Norm Miller : Dug Aldred ; marybodnar,_,.porchlight.ca ; Bernie Wiehle ; Lleatham hotmail.com Sent: Tuesday, September 18, 2012 8:32 AM Subject; Good morning Councillors Hi all, I wanted to mention something I thought would be important to consider pertaining to the secondary plan. Perhaps it's too late in the game or maybe it has already been dixus"sed. The opportunity for our trailer parks to go four seasons. This inclusion would benefit nearly ever business in West Elgin. We are pretty much the best place in Canada to winter (other than Vancouver and who can afford that?) and i think it could be marketed that way. I have spoken to many people who would love the chance to stay with us all year round. Just my two cents, Bill have a great day! William R. Denning Funeral Director bill@dennipgfLLrteralhome.com www.denningfuneralhome.com 519-785-0810 - Rodney 519-785-0810 - West Lorne 519-786-2401 - Forest 519-876-2218 - Watford DENNING )rUN)rR&L DIRECTORS LTD 20/09/2012