The City of Cornwall Official Plan contained specific policies and requirements for land severances.

If you want to divide your land into several parcels for development, you may have to follow the Plan of Sub-Division procedures, instead of the Consent Process.

a) provincial and municipal interests;
b) official plan policies and zoning regulations
c) compatibility with surroundings;
d) use, size and shape of the proposed lot(s); and
e) adequacy of road access, services, flood protection, etc.

Notice of the Committee considering the application is given to property owners in the area and a public meeting is then held to review the application. A decision is typically made that same day, or at a subsequent meeting if further information is necessary.

Within 15 days of making its decision, the Committee must notify the applicant/owner and anyone else who has asked to be notified.

Consent can sometimes include certain conditions which must be met prior to final approval. You must fulfill these conditions within one year of the decision.

Once a decision is final, and applicable conditions have been met, you will receive a Certificate. You then have two (2) years to transfer the property.

A Minor Variance is a change or amendment to a By-Law passed under Section 34 of the Planning Act, including Zoning By-Laws, Fence By-Laws, Site Plan Control By-Laws and Signs By-Laws (by-laws that implement an Official Plan). A variance application can also include requests for changes or extensions to legal non-conforming uses, or other uses not specifically defined in the Zoning By-Law.

If you wish to construct a new building, make additions or alterations to an existing building, your proposal must comply with the City of Cornwall Zoning By-Law. The same can be said for the erection of signs, or fences, in relation to their applicable By-Laws. If it doesn't, you may apply for a minor variance. However, if the change you wish to make is substantial, you must apply to the City for an amendment to the Zoning By-Law (Planning Advisory Committee).

Typical requests for variances include: lot dimensions, building setbacks, parking requirements, sign size or height, fence height, minor changes in legal non-conforming uses etc.

a) is minor in nature (not such a large magnitude to warrant a re-zoning of the site, nor will it unduly affect neighbouring properties);
b) is suited to the appropriate development of the land, building structure;
c) maintains the general intent and purpose of the City Official Plan.

Each application is judged on its own merit, and is not precedent setting. In other words, a decision made on one property doesn't necessarily mean the same decision will be made on another.

Yes! Two weeks before the date of a hearing, all assessed owners of property within 60 metres, are sent outlining the minor variance proposal. In addition, a sign is posted on-site by the applicant.

At the public meeting, the committee will hear any additional information from the applicant, will listen to the Planning Staff report, and allows interested parties to speak on their proposal.

Typically, a decision is made that same day, or at a subsequent meeting if further information is necessary. Within 10 days of making its decision, the Committee must notify the applicant/owner and anyone else who has asked to be notified.

The Zoning By-Law is a comprehensive land use by-law that governs where certain land uses and buildings can be established in the City. It also regulates setbacks of buildings from property lines, the height of buildings, how much parking they must provide, the minimum size of lots, and various other development matters.

The 'zone' in Zoning By-Law comes from the basic principle that the City is divided into a number of areas or zones where, for example, residential, industrial or commercial uses can be established.