Planning and Development

Any form of development proposal that does not coincide with the intended designations in the official plans will require an official plan amendment. 

1. Meet with the planners of the United Counties of Prescott and Russell and Forestry Department and the Township Planning Department in order to determine if an official plan amendment is required or if the proposed development is appropriate for the site or if there is another way in which the development could take place. 
2. Submit a formal application along with the supporting documents and pay the applicable fees. 
3. Once a complete amendment application is received, the process will begin, and all required steps will be carried out in accordance with the Planning Act.

A zoning by-law amendment is a formal process used to change the existing zoning regulations that apply to a specific property. Municipal zoning by-laws regulate how land can be used—such as the types of buildings allowed, their height, size, location, and permitted uses (e.g., residential, commercial, industrial).When a proposed use or development does not comply with the current zoning, the property owner must apply for an amendment to the zoning by-law to seek permission for the change. 

1. Meet with the Township Planning Department in order to determine if a zoning by-law amendment is required or if the proposed development is appropriate for the site or if there is another way in which the development could be accomplished. 
2. Submit a formal application along with the supporting documents and pay the applicable fees. 
3. Once a complete amendment application is received, the process will begin, and all required steps will be carried out in accordance with the Planning Act.

An application for consent, commonly known as a land severance, involves the division of a parcel of land from an existing property. This process can be used either to create a new separate lot for development or, to enlarge an adjacent property by adding the severed land to it.

If you are the owner of a parcel of land and you intend to sever a portion in order to create a new lot, you should consult with Township Planning Department or with the Planning and Forestry Department at the United Counties of Prescott and Russell (Approval Authority) in order to determine if, in fact, it will be possible for you to proceed with a consent and sever a portion of your property.

In some cases, severances may be restricted or simply prohibited.

1. Submit the required forms with the supporting documents to the Approval Authority at the UCPR Planning and Forestry Department and pay the applicable fees. 
2. Upon receipt of a complete application, the circulation process is initiated in accordance with the requirements of the Planning Act.
3. A report from the Planning Department containing the observations, recommendations and conditions for the consent approval will be presented to Council for approval.
4. The Approval Authority will be informed of Council's decision.

The Approval Authority will make a decision and compile all the conditions for approval.

The draft plan of subdivision approval process consists in creating lots intended for residential, commercial and industrial purposes.

1. Before anything else, you should consult a representative from the Planning and Forestry Department of the UCPR or of the Township's Planning Department in order to identify the policies and designations affecting your property and establish if it can be the subject of a subdivision proposal.
2. The municipality will need to allocate and reserve capacities at its water filtration and at its waste water treatment plants to accommodate the dwelling units and the commercial and industrial uses proposed in the draft plan of subdivision. 
3. If your property is suitable for a development proposal, the Approval Authority (UCPR) will require that you file a complete application, meaning that in addition to submitting an application for approval, you will be asked to provide all the necessary supporting documents with your development proposal. Soil, hydrogeological and archeological studies, environmental impact analysis, storm water management plans, engineering plans, road network, etc. are some examples of supporting documents that will be required in order to review the application for approval of a draft plan of subdivision.
4. An application for approval for a draft plan of subdivision often requires an official plan and zoning by-law amendment.  All of these applications can be processed jointly.
5. Upon receipt of a complete application, the circulation process is initiated in accordance with the requirements of the Planning Act.
6. The municipality and the agencies will be consulted in order to establish the list of conditions for approval of the draft plan of subdivision.
7. The Planning Department will submit a report to Council containing the recommendations and conditions for approval of the draft plan of subdivision.
8. Council will pass a resolution listing all the conditions for approval of the draft plan of subdivision and a copy of the resolution will be sent to the Approval Authority (UCPR).
9. The Approval Authority will make its decision and inform you of the list of conditions that will need to be completed before you may proceed with the registration of the draft plan of subdivision.
10. The municipality will require the completion of a subdivision agreement and the deposit of financial guarantees.
11. The Approval Authority will grant a five-year period to the landowner to complete the list of conditions.
12. When all the conditions are satisfied and the subdivision agreement is signed, it will be possible to register the plan of subdivision. At this point, all the lots within the plan of subdivision are created and can be sold separately.

Before anything else, you should first meet with the Township Planning Department in order to determine if, in fact, a minor variance is required or if the current situation or the proposed development requires an amendment to the zoning by-law.

A minor variance can only be granted if the following criteria are met:

• The variance is minor;
• The variance is desirable for the appropriate development or use of the property
• The general intent and purpose of the zoning by-law are maintained; and,
• The general intent and purpose of the official plan are maintained.

If a minor variance is required, 

1. You will need to submit an application to the Minor Variance Committee by completing the prescribed form along with a copy of the building location survey showing the location of the main building and accessory structures on the property and pay the applicable fees.
2. The Minor Variance Committee cannot grant a variance that would constitute a change to the zoning by-law.
3. Once a complete application is received, the process will begin, and all required steps will be carried out in accordance with the Planning Act.
4. The Minor Variance Committee will grant or refuse the request.

Part Lot Control

The part lot control process is a provision of the Planning Act which regulates selling or conveying part of a lot on a registered plan of subdivision.

The provision was enacted in order to help stop the uncontrolled division of land which was occurring in contravention of the intent of the Act. However, under certain circumstances, the provision may be relaxed, allowing you to divide lots in a subdivision or to convey already constructed dwellings.

For example, the part lot Control provision would be used to divide into two distinct parcels, a lot occupied by a semi-detached dwelling house and to divide into several distinct parcels (three, four, five, six, etc.) a block of land occupied by a row house comprised of as many dwelling units.

If the part lot control provision is applicable to your situation, you will need to submit an application in order for the municipality to adopt a by-law temporarily removing part lot control prescribed by the Act.

Once the by-law is enacted, a copy is forwarded to the Approval Authority (UCPR) for their review and approval. Upon receiving approval, the lots may be conveyed at any time. 

Please note that processing fees are required. 

Site plan control is a means by which the municipality can influence and approve the layout of a construction project such as the building location on the lot, the location of the accesses (ingress and egress), the storm water drainage scheme, the site lighting, the parking areas, the loading and unloading areas, the location and building material for the garbage enclosure, the fences, the concrete curbs, the landscaping, the location and height of the signs, etc.

The site plan control applies to residential properties containing more than ten dwelling units, as well as to properties permitting a commercial, industrial, or institutional uses.

The site plan control applies to new construction and also to existing buildings which undergo a change of use or expansion. For example, a commercially zoned building used for residential purposes which is transformed into a professional office building.

1. The Township's Planning Department will determine if a site plan agreement is required for your project.
2. If a site plan agreement is required for the project, you will need to retain the services of a consulting engineer and submit a formal application along with the supporting documents and pay the applicable fees.
3. When a complete application is received, it is circulated to various departments and agencies for reviews and comments.
4. When the final plans are approved, the Planning Department will prepare the site plan agreement. The municipality requires that the site plan agreement be signed and that a deposit in the form of an irrevocable letter of credit be filed before issuing a building permit.
   1. The irrevocable letter of credit is deemed necessary to ensure that the work agreed upon has been completed according to the plans contained in the agreement.
   2. The irrevocable letter of credit will be waived when the work is completed in compliance with the site plan agreement.
5. The signed agreement will be sent to a lawyer for registration against the property titles and the municipality will be able to issue the building permit.

A tariff of fees by-law is established for the processing of applications made in respect of planning matters. Please refer to the following document : LINK