Several new residential projects and a commercial project — are in the works in Champlain Township.
An April 9 public meeting is scheduled for 7 p.m. (the way this meeting is presented and/or the date may be changed due to the current efforts to prevent the spread of COVID-19) at Champlain Township’s council chambers at 948 Pleasant Corner Road East. At that public meeting an application for approval of a draft plan of subdivision (the Mahon subdivision) will be presented. The proposed subdivision would include 272 lots (213 single-detached units and 118 semi-detached dwellings). All residential units would be served by the municipal water and sanitary sewer networks. The land under consideration is located on currently vacant land to the east of Stanley Street; Higginson Street would be extended and some of the subdivision lots would abut Higginson Street, which would provide access points to the subdivision, as well as Farmers Avenue and Home Avenue. Higginson Street and Farmers Avenue are currently dead-end streets.
The entire application (Project 050-S-20-001) can be found on the United Counties of Prescott and Russell website here.
Minimal environment impacts are expected.
A traffic impact study examined the four main access points. Two accesses would be onto Main Street at Stanley Avenue and Farmers Avenue, and two accesses onto Highway 34 at Higginson Street and Perreault Street. An analysis was conducted using 2019 traffic counts and at the year 2035, when the completion of the subdivision is expected, and at the year 2040, which represents five years beyond completion. Peak morning and afternoon hours were studied.
All intersections should operate at an acceptable level of service for the expected traffic at year 2040. But the study, prepared by D. J. Halpenny & Associates, does recommend examining the possibility of an exclusive left turn lane or shared back-to-back left turn lane at the Highway 34/Perreault Street intersection due to the increase in development within the community and along Highway 34. The left turn lane warrant analysis for a southbound left turn lane determined that a left turn lane is warranted at the 2040 peak morning and afternoon hours. The left turn lane warrant would be triggered by a safety issue of a southbound left turning movement and high volume of through-traffic in the southbound left/through/right lane. The trip generation analysis determined that the subdivision would generate 46 vehicles entering and 138 vehicles exiting the site during the weekday peak morning hour for a total of 184 vehicle trips and 154 vehicles entering and 91 vehicles existing during the peak afternoon hour for a total of 245 vehicle trips.
Noise and vibration
The noise and vibration assessment does point out possible sound issues, related to specific lots in the proposed subdivision, due to proximity to a nearby rail line. The report states that the critical outdoor living area would include the backyard of the residential lots located closest to the railway, in particular lot 255. For lots 245 to 257, predicted noise levels do not meet the Ministry of Environment and Climate Change (MOECC) guidelines for indoor living areas. This applies only to the lots identified as they would act as a barrier for the subsequent row of houses located across the proposed street.
The report, prepared by Lascelles Engineering and Associations Limited, is suggesting that a warning clause be provided to any purchasers of the affected lots and or homes, indicating that, “This dwelling unit has been designed with the provision for adding central air conditioning at the occupant’s discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment.”
The report goes on to suggest that good workmanship, especially with regard to the building envelope and the installation of windows and doors, can reduce and attenuate noise levels inside the building.
New restaurant, destination in L’Orignal
There may be a new purpose ahead for the historic L’Orignal property known as Riverest, at 52 Wharf Street. Council approved a zoning change amendment for that property, from “Commercial Core Special Exception Zone” to “Commercial Core”.
A report from Champlain Township’s senior planner Jennifer Laforest stated that the changing zoning would permit a number of commercial uses, including a restaurant.
Riverest is located on 2.3 acres along the Ottawa River; it is located on the street that leads to the township’s marina. The historic one-and-a-half-storey stone home has been described as one of the finest examples of Regency-style architecture in Ontario. Built in 1833 by either Jacob Marston or his son, John Marston, it is noteworthy that the Marston family was among the original 100 settlers who came to the L’Orignal and Longueuil area at the invitation of Charles Treadwell.
Project developers André Chabot and Alexandra Quester have plans for a restaurant and destination at the location, and are considering how to incorporate plans for accommodations for what they hope will become a wedding venue. With plans to take possession of the home on May 1, more information will be available soon. A property across the street from Riverest has also been purchased by Chabot and Quester.
In Vankleek Hill, a proposed expansion at Vert Fourchette is temporarily on hold. A minor variance will permit the enlargement of the building’s footprint, which may mean more available seating in the successful urban-style restaurant located in a historic building on the town’s Main Street.
Homes to be built on site of former livestock sale barn
A zoning amendment will open the possibility of residential development on a property on Pendleton Street in Vankleek Hill to permit single-detached dwellings. The property, located at 114 Pendleton Street, will have its land use changed from “Village Commercial Policy Area” to “Low Density Residential Policy Area”. The property was once owned by the Glengarry Commission Auction Sales Ltd, which operated an auction sales barn at this location. Fire destroyed the building in the 1990s and the site has been vacant since then. The application for the zoning amendment was submitted by Ridge Holdings Inc. (John Russell).
In the March 2020 planning report, active subdivision applications were listed, including River Lane, which is in the building permit phase, Cliftondale (eastern edge of Vankleek Hill), for which the project scope is currently being revised, the Levac subdivision (building permit phase), Ouimet (building permit phase), Prud’Homme (the applicant is revising the project scope) and Goyer (the applicant is revising the project scope.)