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PETAWAWA -Council decided not to support an application to sever three residential lots on the Ottawa River until it is satisfied that any new development meets flood plain requirements.
Reviewing the recent application during a meeting of the planning committee, councillors learned the proposed lots are all affected by the Ottawa River flood plain.
Planning technician Karen Cronier told committee members that the purpose of the application is to sever the residential lots, all three less than an acre in size and ranging in frontage between 41 and 45 metres.
She then explained the requirements for development within the floodway or flood fringe.
The floodway she defined as the inner portion of the flood plain where flood depths and velocities are generally higher than those experienced in the flood fringe, which is the outer portion of the flood plain and where flooding is less severe. No buildings or structures with exception of boating or launching facilities are permitted to be located within the floodway.
Minor extensions to existing buildings of no greater than 20 per cent of the original floor area may be permitted by amendment to the bylaw subject to a survey and building elevation plan that shows any openings in the building will be above the flood elevation.
One of the proposed lots is located within the flood fringe, she noted, while the second lot appears to fall within the floodway although the majority of the land is outside that area.
There is an existing cottage on this property with a septic system which extends beyond the proposed lot lines.
Should the application be approved, Ms. Cronier said the septic system would have to be removed and a new system developed.
The majority of the third lot is within the floodway.
Referring to the devastating floods on Vancouver Island, Deputy Mayor Ed Chow he would be concerned about allowing any development on land in which 75 per cent of the property lies in a flood plain.
“It seems to me not to be a good idea to do that,” said Deputy Mayor Chow, a native of Duncan, one of the flooded communities on Vancouver Island.
“I’m very reluctant to support lot number three.”
Staff recommended supporting the application subject to a survey plan identifying the location of an existing easement as well as the setbacks provided to the existing cottage. However, Mayor Bob Sweet added his concern for approving any development in this area.
“I’m not comfortable with this,” he said. “There’s too many issues for me to feel 100 per cent comfortable. I have trouble with this whole thing.”
Councillor Tom Mohns speculated the town’s building inspector would also have some concerns about construction there, however, he added with the right restrictions and controls in place the development may be able to proceed.
Council voted to table the application until staff could further review the application.