URBAN PLANNING ADVISORY COMMITTEE – MINUTES – 346th meeting / Monday, August 19, 2024 at 5:32 p.m.

Minor Variance – Expansion of a single-family home – 603, rue Foran – Lucerne electoral district – Gilles Chagnon

Questions, answers, and comments were formulated regarding, among other things:

• The project increases the impermeable surface area of the ground;
• The parking space is wide enough to accommodate two cars side-by-side;
• There is no guarantee that the dwelling will remain a multigenerational dwelling over time.

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CONSIDERING THAT a request to expand a detached single-family home has been submitted for the property located at 603, rue Foran;

CONSIDERING THAT the expansion project aims to add a second dwelling on one floor at the rear of the building, with the goal of transforming the residence into a multigenerational home;

CONSIDERING THAT the project requires the granting, by the municipal council, of a minor variance to the Règlement de zonage numéro 532-2020, in order to reduce the minimum building height, prescribed in the specifications grid of the residential zone Ha-16-059, from 2 to 1 story;

CONSIDERING THAT the existing one-story single-family home is a non-conforming construction protected by acquired rights, that it complied with the provisions of the former Règlement de zonage numéro 377 of the former City of Aylmer, and that the prescribed minimum building height was one story;

CONSIDERING THAT the addition of a second dwelling to the building, as proposed by the project, implies the extinction of acquired rights and renders the one-story building height non-compliant with the provisions of the current Règlement de zonage numéro 532-2020;

CONSIDERING THAT the application of the bylaw would force the expansion to be carried out vertically by adding a second story, which would change the architecture of the building;

CONSIDERING THAT the lot is large enough to accommodate the proposed expansion, that the second dwelling will be occupied by elderly relatives, and that a one-story height would be more appropriate to ensure easy and safer access for them, while allowing the architectural style of the building to be preserved;

CONSIDERING THAT the surrounding sector consists mainly of single-family homes with a height of only one story, similar to the targeted property;

CONSIDERING THAT the requested minor variance respects the enjoyment of property rights of the owners of neighboring buildings;

CONSIDERING THAT, with the exception of the requested minor variance, the project complies with all other provisions of the current zoning and subdivision bylaws;

CONSEQUENTLY, this Committee recommends that the council grant a minor variance to the Règlement de zonage numéro 532-2020 for a project at 603, rue Foran, to expand a single-family home, aiming to reduce the minimum building height from 2 stories to 1 story, as illustrated in the project analysis in the following plans:

• Site plan of the building with the projected expansion – Cubiq Architecture + Design – June 26, 2024;
• Elevations of the building with the projected expansion – Cubiq Architecture + Design – June 26, 2024;
• Perspectives of the building with the projected expansion – Cubiq Architecture + Design – June 26, 2024.

UNANIMOUSLY RECOMMENDED

Minor Variance – Installation of a detached carport in the front yard – 79, rue de Brouage – Mitigomijokan electoral district – Anik Des Marais

Questions, answers, and comments were formulated regarding, among other things:

• No trees will be cut down to allow for the realization of the project;
• A question was asked if water will flow beyond the property line;
• A question was asked if a cedar hedge could be installed to create a visual break between the carport and the neighboring land;
• A question was asked regarding the color of the carport;
• There is concern that the approval of this request will inspire other homes in the neighborhood to do the same;
• It is felt that the aesthetics of the carport are more industrial than residential;
• A temporary winter shelter in the front yard is authorized from October 15 to May 1.

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CONSIDERING THAT a request to install a detached carport in the front yard has been submitted for 79, rue de Brouage;

CONSIDERING THAT although a project to install a carport that respects all applicable regulatory provisions is possible, the damages of cutting down mature trees or adding a second access driveway in the front yard are constraints demonstrated by the applicant;

CONSIDERING THAT the installation of the carport on the north side of the property would involve cutting down mature trees, and its installation on the south side would involve adding a new access driveway to the land;

CONSIDERING THAT the proposed location is not likely to cause prejudice to neighboring properties;

CONSEQUENTLY, this Committee recommends that the council grant a minor variance to the Règlement de zonage numéro 532-2020 for a project to install a detached carport in the front yard, as illustrated in the project analysis in the following plan:

• Extract from the location certificate and proposed minor variance (annotated by the applicant and the Urban Planning and Sustainable Development Department (Service de l’urbanisme et du développement durable - SUDD)) — André Durocher, land surveyor — April 2013.

This is conditional upon the addition by the applicant of a cedar hedge aimed at completely masking the carport from rue de Brouage.

UNANIMOUSLY RECOMMENDED

Minor Variances – Construction of a detached accessory building – 41, rue de Lorimier – Manoir-des-Trembles-Val-Tétreau electoral district – Jocelyn Blondin

Questions, answers, and comments were formulated regarding, among other things:

• A cedar hedge and a tree will be planted in front of the shed;
• The area of the shed will be 2.74 m by 5.48 m;
• The ground area of the shed complies with current regulations;
• It is noted that the shed is equipped with three doors;
• A question was asked if it would have been preferable to arrange the shed on the other side of the main building's facade;
• The applicant's needs that justify the use of such a shed have not been validated. These needs can vary from one household to another.

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CONSIDERING THAT a request for the construction of a detached accessory building (a shed) in the front yard has been submitted for the property located at 41, rue de Lorimier;

CONSIDERING THAT the project proposes the replacement of an existing non-conforming shed that was protected by acquired rights before it was dismantled;

CONSIDERING THAT the project also aims to improve and bring into compliance the parking space and various exterior landscaping of the property;

CONSIDERING THAT the proposed project involves three minor variances to the provisions of the Règlement de zonage numéro 532-2020 in order to allow the location of the detached accessory building in the front yard, and to increase the maximum encroachment of the access driveway as well as the parking space on the width of the main facade of the dwelling;

CONSIDERING THAT the very restricted side and rear yards of the property do not allow for an adequate installation of an accessory building;

CONSIDERING THAT the project attempts not to create prejudice to the owners of neighboring buildings by proposing an improvement to the landscaping of the front yard of the property targeted by the request;

CONSIDERING THAT the improvement of the landscaping proposed, notably to reduce the spreading of the existing parking space, means that the acquired right regarding the encroachment of the parking space on the entirety of the main facade is lost, which requires the granting of the two minor variances related to this encroachment;

CONSIDERING THAT the project respects all the provisions of the Règlement de zonage numéro 532-2020, with the exception of those concerned by this request for minor variances;

CONSEQUENTLY, this Committee recommends that the council grant minor variances to the Règlement de zonage numéro 532-2020 at 41, rue de Lorimier, aiming to:

• Authorize the location of a detached accessory building (a shed) in the front yard;
• Authorize the increase of the maximum authorized encroachment of the access driveway on the width of the main facade of the dwelling from 30% to 65%;
• Authorize the increase of the maximum authorized encroachment of the parking space on the width of the main facade of the dwelling from 30% to 65%.

All as illustrated in the project analysis in the following document:

• Site plan, proposed works, and identification of minor variances - Michel Fortin, land surveyor, March 19, 2008 – Annotated by the Urban Planning and Sustainable Development Department (SUDD) with the agreement of the applicant - 41, rue de Lorimier;

This is conditional upon the implementation of all exterior landscaping proposed by the Urban Planning and Sustainable Development Department (SUDD) and approved by the applicant.

UNANIMOUSLY RECOMMENDED

Minor Variance – Construction of a site access – 775, boulevard Gréber – Carrefour-de-l'Hôpital electoral district – Catherine Craig-Saint-Louis

Questions, answers, and comments were formulated regarding, among other things:

• It is understood that the addition of an access will increase the safety of users on the land. A question was asked if the safety of boulevard users was taken into consideration. The response is that a summary traffic impact study was submitted by the applicant, all to the satisfaction of the Mobility Department;
• The project is located near a residential zone. The type of use of the project will not have an impact on it.

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CONSIDERING THAT a request to develop a third access to the land under development has been submitted for the property located at 775, boulevard Gréber;

CONSIDERING THAT a permit was issued for the construction of a main building and exterior development including two accesses to the land;

CONSIDERING THAT the property is located in the industrial zone In-05-054, allowing the use class 5112 - wholesale of new parts and accessories for motor vehicles, of the CGSM use category (wholesale, specialized, and manufacturing businesses);

CONSIDERING THAT a summary mobility study confirms that the addition of a third access would not cause a significant impact on the conditions of the existing network;

CONSIDERING THAT the granting of the minor variance will not cause prejudice to the owners of neighboring properties;

CONSIDERING THAT, with the exception of the requested minor variance, the project complies with all other provisions of the current zoning and subdivision bylaws;

CONSEQUENTLY, this Committee recommends that the council grant a minor variance to the Règlement de zonage numéro 532-2020 for the project to develop a third access to the land for the property located at 775, boulevard Gréber, as illustrated in the project analysis in the following documents:

• Extract from the site plan submitted for the permit - By Hubert Carpentier, land surveyor – September 27, 2022 – 775, boulevard Gréber;
• Implementation concept and minor variance raised - By P Tabet architecte inc. – annotated by the Urban Planning and Sustainable Development Department (SUDD) – September 4, 2022 – 775, boulevard Gréber.

UNANIMOUSLY RECOMMENDED

Minor Variance – Construction of an industrial building – 1685, rue Atmec – Rivière-Blanche electoral district – Jean Lessard

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CONSIDERING THAT a request to build a detached industrial building has been submitted for the property located at 1685, rue Atmec;

CONSIDERING THAT the property is located in the industrial zone In-03-079 and does not include any housing nearby;

CONSIDERING THAT the future building fits into a built environment including buildings located with setback margins different from one another;

CONSIDERING THAT the applicant's project will allow for the consolidation of a built environment;

CONSIDERING THAT the construction project respects the minimum front setback of 9 m prescribed in the specifications grid of the residential zone In-03-079, without respecting the minimum insertion setback;

CONSIDERING THAT resolution number CM-2022-504 for a site planning and architectural integration program (PIIA) was granted by the municipal council, which aimed to build an industrial building in a detached structure;

CONSIDERING THAT the application of the insertion setback was not taken into account during the regulatory analysis;

CONSIDERING THAT a minor variance should have been filed at the same time as the approval of the PIIA resolution number CM-2022-504 for the approval of a site planning and architectural integration program (PIIA) by the municipal council, which aimed at the construction of an industrial building in a detached structure;

CONSIDERING THAT the resolution approved for a period of five years, spanning from 2022 to 2027, is still valid;

CONSIDERING THAT the applicant's project respects the approved site planning and architectural integration program (PIIA);

CONSIDERING THAT the granting of the minor variance will not cause prejudice to the owners of neighboring properties;

CONSIDERING THAT, with the exception of the requested minor variance, the project complies with all other provisions of the current zoning and subdivision bylaws;

CONSEQUENTLY, this Committee recommends that the council grant a minor variance to the Règlement de zonage numéro 532-2020 for an industrial building construction project at 1685, rue Atmec, to:

• Reduce the minimum insertion setback from 20.78 m to 15 m.

As illustrated in the project analysis in the following documents:

• Extract from the site plan - By Marie Ève R Tremblay, land surveyor – November 1, 2023 – 1685, rue Atmec;
• Implementation concept and minor variances raised - By Atnasious architecte – annotated by the Urban Planning and Sustainable Development Department (SUDD) – July 2024 – 1685, rue Atmec.

UNANIMOUSLY RECOMMENDED