Planning Commission - Regular Meeting

Thank you.

Hello everyone. I declare open the meeting of the Planning Commission of September 9, 2026.

I inform the public of the law on the public meeting in the west corner of the building and I ask to proceed to the nominal penalty.

Wait here. Hock. Present. Simonson. Huff, Gere, Ford.

Present.

Gere. Present. Griffith.

Present.

Kitsch.

Present.

Ronsfeldt.

Present. I ask for the approval of the full day's order. I propose its approval.

Press.

All members of the Commission present vote in favour. The motion is adopted.

Examen of the approval of the verbal trial of the meeting of the Planning Commission of August 18, 2026. Approved.

All members of the Commission present vote in favour. The motion is adopted.

At this stage, I open the public hearing to the request of SIG Enterprises Inc. to examine a conditional use permit aimed at exploiting a truck repair center on the property located at 1304 Azucar Road. Would you like to speak on this subject?

Yes, I'm taking care of it. I displayed on the screen, surrounded in red, the property we're talking about. It's in front of the Tazuka Park, and practically in front of Kebiz, and I think Wispak is present. They already have a conditional use permit for the repair of trucks, which was valid for 10 years. So he's now at a standstill. That's why they're in front of you. They would essentially like to get the same thing. I haven't had any complaints about this permit over the years I've spent here. So I don't think they're asking for anything else. They're enlarging their building, but not necessarily for the repair of trucks.

Do you have any details on what that could be?

Like a truck wash. Which is allowed in Zone I.

It's allowed. They don't need it in the case of the permit. Exactly.

It's for the repair of heavy loads that they do there.

And they give you an indication for ten years. It looks like the first one went well. Ten years, it seems.

Si vous voulez rester sur la même durée, je suis sûr que cela conviendrait, je sais.

Ceci est une audience publique. Y a-t-il quelqu'un ici qui souhaiterait s'exprimer en faveur de ce permis d'utilisation conditionnelle ? Not seeing any, I close the public audience. Opening of the discussion.

I do not see any reason why this permit should not be renewed.

It is therefore quite simple and clear. And just to clarify again, everything they add is explicitly authorized in Zone I. They do not need any specific conditional use permit for this.

Okay.

Yes, I agree with Cody.

In the absence of further discussion, I propose that the municipal services prepare a conditional use permit for examinations and decisions at the next meeting of the Urbanism Commission concerning the repair workshop of trucks located at 1304 Taazuka Road. Road.

I support the motion.

All members of the Commission present vote for. The motion is adopted.

Please go ahead and sign for us.

Thank you.

Hello.

Hello. Hello. It's good. Of course. Are you ready for me? It's pretty simple. I'm just asking for a change of zoning from A to, I think, R1. Mainly for retreat questions, for a cold storage shelter that we want to install on our field.

We have a little less of an acre and I think that allows us to change zones and get advantages in terms of retreat. You have about what? Six, seven, eight neighbors? Over there?

Yes, there are 8 neighbors on this road to Voynique and I think 3 on the right side of the road. And where are you going to settle? This would be essentially at the end of our walk. Just in this area. The 15-foot retreat from the southern border really compels us with the house because we also have to stay 10 feet from the house. So it would be really good for us to have a little more storage space. And what does the R1 zoning bring in terms of retreat?

So the R1 imposes a lateral retreat of 7 feet, 25 feet on the facade and 20 depths of the ground without exceeding 30. While the agricultural zone imposes 50 feet at the front and back and 15 feet on the sides.

And will this be attached to the house? No, it would be 10 feet from the house, due to the fire prevention code. And it would be at least 7 feet from the edge of the field. With the current dimensions, we should be able to maintain this area. And what is the zoning of the rest of the sector?

So we are just in this area here. There is this crone road cul-de-sac. So you have the RR zone in the north, the industrial zone in the west, roughly, and then a little bit of everything over there.

But in reality, this community over there, it's about eight people. Probably less, just around the mark of an acre.

Yes, they would never be in the agricultural zone today. They are not even close to reaching 40 acres per plot. So yeah, they probably have one, two, maybe three acres for the biggest ones, in my opinion. The agricultural zone does not really benefit them because you have to have a lot of acres before you can ask to have animals, for example.

We have no desire to have any. Jaden, you would be surprised.

Another thing, is this the right time to talk about it?

To make it clear, Jaden called me yesterday about this and had questions about the building itself that he wants to build.

So I just wanted him to share with the rest of the Commission his reasoning on this subject. With the current zoning or the one we are heading to according to the code, if I use a steel coating, it is not allowed for shelter. I am therefore looking for the recommendation of this team on how I could potentially move forward with this steel coating because it is more economical for me and it also corresponds to the aesthetics of the neighborhood. I think that on these 8 houses along this one-way road, there are already 3 buildings with a steel coating, similar storage shelters. I... Que D'Orc had the kindness to explain to me why this rule exists and I understand. I think we are in a unique situation, we are away from the highway, we don't see our property. So I think it makes sense, I just don't know which direction to take. I don't know if it's a permit request conditional use, or if Brianna had the kindness to explain to me how a derogation would work. But I was curious to know what you think I should do, or if I should not try. Thank you for your opinions.

And for the report, I didn't really know what to tell him.

I simply wanted, out of transparency, that we discuss the fact that we talked about it.

And I wasn't quite sure to know if it was related to the superposition corridor. or the exact place where the building he was talking about was located. So keep in mind that this is strictly a change of zoning.

The self-covering of motorways does not apply to isolated individual houses. So it would not apply in this case. What he is referring to is probably when he talked to us about the building permit and article 27 of the 87 on accessory uses for detached accessory uses. The exterior construction materials used for the accessory buildings of more than 180 square feet must be comparable, similar or architecturally harmonious with the existing main residential structure and compatible with the character of the surrounding residential area, except for the opposite arrangement by a conditional use permit. So, this is where it's a unique situation if they were previously allowed to build a steel structure that was not necessarily linked to... Can we say that it is architecturally compatible with the rest of the neighborhood? This is where we should examine the question. But that means that the whole neighborhood sees itself essentially granted this decision. And if we agree with that, if not, yes, a conditional use permit. This is where you can ask or grant, if you wish, essentially the derogation with this permit. Most people ask for it when they are much older and they need the permit from the start.

Above what is it?

2800? For the R1, it's 2,000 square feet. So if you exceed the 2.01 square feet, you should come and ask for this oversized accessory structure. And that's when it could be asked. I've never seen anyone come with a conditional use permit specifically for that. But I suppose he could ask for it if he wanted to. It's a pretty unique situation.

For me, it's only one thing, but it's logical to proceed with a conditional use permit in this way. It focuses on itself and does not encompass all the... Essentially, the few other buildings there could be considered unsuitable. In reality... Isn't it? And we would simply grant the exception, but via the conditional use permit, we would have all the rules respected. Essentially. In this regard, I just wanted to make sure that everything is transparent on our side between the conversation and the fact that the commissioners can also hear it.

Once again, this is only a change of zone and it is still a public audience. Is there anything else you would like to add? Thank you. Thank you all. Is the public audience still open? Someone else wants to make a comment. In the absence of comments, I close the public audience and open the discussion. I mean, we're just talking about the zoning change for the moment, but it seems to be going in this direction anyway, so I don't see any problem here. Because there is the R1 zone just to the west.

E, E, S, I know the game. Here, still nothing. So surrounded east and west, and most of them make less than three acres anyway. And that's what the R1 allows.

I agree with that too. I think so.

If there is no discussion, I will ask for a motion.

I propose to examine the recommendation of a change of zoning of the Agricultural District at R1, residential district for one or two families for the property located at 1106 Crown Road. Approved.

All members of the Commission present, your turn.

I open the public audience to the request of Christine Orblade and Cathy Colby, who have the rights of reversionary property on the usufruct of Thomas and Johan Coug, to examine a change in zoning of A, agricultural, and R1, residential, for one or two families, to RR, rural residential, On the property generally located at half a mile north of the 842nd route and 560th avenue. Does anyone want to speak in favour or in opposition? Hello. I am Tom Cugh and I represent my two daughters and we would like half of the West of these 160 acres to be residential and I would like everything to be zoned in residential. Last year I put it on sale and some investors, especially one of them, wanted everything to be residential before making an offer or buying. And I guess he went to see the banker and the banker didn't want to follow unless everything was residential.

And I didn't try to make it resonate because the planting season was approaching and I didn't think I would have time to do it. So this year I would like it to be done before putting it on sale because I want to sell the property and my daughters too.

And when you say residential, you mean strictly rural residential. Exactly. I think so.

That's how it's written and formulated. I just wanted to make sure.

Correct. So... We look at this quarter of a section, right here. It's against our limit of ETJ zone of influence. So where the color stops, it's the extent of our jurisdiction. So it's just at the limit. It happened in zones divided by the county when we extended our ETJ. It extends to the north. And the south, half of the west is currently in R1 and half is in agricultural zone. That's why we go from A to RR. Because R1 is limited to a maximum acreage. And so, We could build it if the water and the sewers arrive and we could then move on to 5.08 square feet of water at that time. But if they want to sell and build before the arrival of water and sewers, you need RR and at least three acres of water for wells and septic tanks. And the RR is recommended by zoning for this last half-mile, which is the case here.

Basically, this is where we want the rural residential to not have a property of 5 acres near the city.

Isn't it? We want it to be as far as possible from the limits of the city, public services and everything else, so as not to have to bypass them with water and sewage.

And it would be strictly just this... Because there is this square where the circle is.

Less this little piece right here, because I think a few years ago, before it went under our jurisdiction, you sold this little square of the pivot, this little triangle to the people, located directly in the south, because there is also a small neighborhood that develops here, which was anterior to our jurisdiction.

Mr. Clu, is there anything else you would like to add? I'm taking a break. A lot of people, everyone moves to the west and no one really moves to the east.

I don't know why people don't want to live in the county of Stanton, but... For me to be able to sell, investors want everything to be residential. It's hard for farmers to buy now because they have no more money. And investors, that's what they're looking for for the future, I suppose. Thank you.

It's still a public audience. Everyone is free to share. It's reflection.

Are we there or on the other side?

Can you speak for or against? For or against? Simply express your ideas.

We're going to ask you... Who recorded it? Minus three. Maybe four.

I think that my main questions or concerns are the following. Do I build a house further west on Benjamin? And where will the water flow if it divides all this into residential areas and plots? Because this stream is just in my garden and a large part would spill out, which exposes me more to the risk of flood zones, while we had already taken measures at the beginning of the work. We have raised our house to move it further away. of what the city suggested to us. And now, if we receive more traffic and everything accumulates near the 35 highway because the water has nowhere to go, I stopped to measure the small buses under each alley, 18-inch buses and they are all obstructed, we receive all the water from Woodland Park in addition to that of our area. And with that, concerning Benjamin, once you have more traffic towards a residential area, it's already a race track in front of our house as it is. Once the road is straightened, you can go there and at 3312 East Benjamin, where our new house is located, there are traces of tires left by young people or I don't know who. If you increase the traffic, it's... I see that it could be worse. For children, Here are my two main concerns, water and circulation, knowing that... I don't know how many plots there are.

So the Rural Residential, Val, if you could explain to us a little bit what it is.

The Rural Residential imposes a minimum plot size of three acres for wells and septic tanks. So, if it is, did he say? Probably not. If he withdraws a few acres, Let's see. Let me find a calculator. Let's say there are about 50 tags left on the 160 or something like that. So 150 times 43.560. Usually, when designing neighborhoods, about 25% of the land is simply used by roads and space losses. So times 0.75. By three. At most, you would have about 35 plots, but I can't imagine that this is the case. I mean, it depends on the promoter. I mean, they are not the promoter. They just need a change of zoning.

So? This opens the door to the construction of about thirty houses over there.

Where will the water go? when the loting will be presented.

Steve, do you want to talk about the way you manage rainwater and the fact that they have to take care of it, don't they? The water that flows from the house, you know, we have three acres to absorb. We do not see a strong increase in the amount of water.

The process when they arrive, they are supposed to demonstrate that the flow after construction does not exceed the flow before construction.

And again, at the RR level, it is not difficult to achieve. One of the messages I want to convey is about the naval activity. We are already working with the NRV to examine the regional retention in this basin.

Other discussions are underway concerning the possibility of naming this drainage basin or this stream that crosses the area in order to make it better known, as we have done for BRUSH Not brush. What is the stream that crosses the city? No, it's not Spring Branch. It's Corporation Gorge that crosses here. It's a major drainage route that crosses the community. And so we are in touch with the NRDA. We work with consultants on a more on this drainage basin and on what is happening in this basin until it connects to the north branch of the Lornes. You know, the streets, the county engineer would be involved in any type of activity related to the railway. This would create no form of load on the roads. But to come back to the global vision, communities are developing. We are growing by about three quarters of a percent per year. At some point, if you take the current footprint of Norfolk, it will end up doubling. We will reach 41,000 inhabitants. We will reach 50,000. We will reach 71,000.

And this growth, this growth occurs more quickly.

The bigger you get, the faster the numbers increase. You know, it's an RR zone, at the limit of our zoning law. There are already quite a few RR and R1 zones in the sector. Integrate it into an RR zone. It is quite logical given the location of the property. It will take a long time before we have water and sewage in this area. It could easily take 20 or 30 years before we see water and sewage. So you won't see any small development in this area before many, many years. I imagine, you know, I can't say for sure who will buy this land when it will be put on sale. I guess the potential of this project will be very similar to... the one that... in Bavaria. Yes, Pine Pine, whatever it is, La Voiture Ouest, West Eisenhower, they made lots of 5 acres. So I think, that's my hypothesis, that's kind of the vision for there. People, you know, there are a lot of people who like these big fields, they like to be in the countryside, to a certain extent, you know. So there is a lot of lots of 5 acres, which has worked very well, very well.

So let's say it passes and that there are 5 acres of water. Is there a guarantee that the FEMA will not modify the flood zone and that suddenly my house will be submerged? The FEMA will not change the flood zone here. Farther downstream, where the houses will be built, but west of this ... ground, when it all goes down in this stream that is behind our house.

The maps of the flood zones along the lower course of the El Horn River are in the process of refouling. But that would have no impact here.

Because you pour more water into this stream system and once it reaches highway 35, it starts to reflux because there is no way to evacuate the water quickly enough along highway 35. I stopped to measure the brush yesterday. You have on average a brush of 18 inches which is obstructed by the vegetation at each entrance. And you have to open them and enlarge them. Because you have all the water that comes from Woodland Park and then from this drainage. Woodland Park on both sides. The back side, on the side of our property, crosses the road or goes under the road over there. And then along highway 35, the desert road, it goes down when it rains. You add more water to that, because now you replace crops on sandy soil, which quickly absorbs the rain by gardens, where they will probably bring land to have a nice lawn. And then, the water drips. It does not infiltrate easily.

They will have small gardens, but they will not have gardens of one, three or five acres. When you take out the thorns, you know, you have a million dollars. These are concerns about the real development that will be put in place. This is only a change in zoning. Yes, I know, but once you have modified the zoning, it opens the door to everything. But it's ... Exactly. The complaint about the complaint. You complain, your complaints are about the development itself, not the zoning. You rush, you go beyond the object of this meeting. It is simply to know if this corresponds to our zoning. When a promoter will buy it and will say, I want to make 3 or 5 acres, or whatever the number, and here's how I want to manage the drainage. This is where this concern comes in. But it's another meeting, another public assembly where there will be opportunities to discuss. Should it be in RR? Absolutely. It should be in RR.

You have R1 and RR. I imagine that I may burn the steps, but is it not good to be here to talk about it? Because once a promoter has spent millions, ours will be worth nothing. Because he will have invested money, he will have his relationships played out, and at that moment, the floodplain will be in my house. And I should take a flood insurance.

No. You know, no development there will turn into something that would require a flood insurance. It's just impossible. I understand your concern, but it will never happen. They should cover these 160 acres of concrete. So there, you could have a problem. Because that's my big problem. But even in this case, we have a manual of design criteria for drainage that stipulates that there cannot be more water that leaves its 160 acres after the development that today... Thank you. Hello.

Thank you for your time.

My parents own a plot on the side of this property. So we've been in the area since probably 1991. It's a wet area and we have a lot of rain during rainy seasons. There's a lake over there right now.

There's a drain that runs through my father's property to the west and falls into the field of another neighbor.

A lot of neighbors we've talked to are worried about the excess or the increase in traffic on the roads. And I don't know if there is anything else that you could choose as zoning than the RR. I see your point of view. I'm a carpenter. You know, I believe in the construction of houses. I'm just not sure if it's the right zoning or the right place for that. Would you like to see this in R1 where they can quadruple the number of houses? Quadruple the number of houses and reduce the size by water. I thought it was already zoned in R1. It opens the door to, you know, 50 more houses instead of the 30 maximum. Because they want to convert everything into R&R. So they want to remove the R1 zoning on the West half, which... I thought a part was agricultural. Everything is, going back, it's all in R1. Half is half. So the West half is currently R1. So they could build houses on 5,000 or 7,000 feet of land. They want to move to RR, which would require three acres of land. So that would be an advantage. I guess I was more worried about the agricultural part. What is the global plan?

That's not it.

I asked him what the global plan was. How does it integrate into our complete planning plan?

It's an interesting question, and that's why I asked for an updated global plan, because it's part of our jurisdiction. So it's essentially following Norfolk Avenue, and they're somewhere around here. They're just outside of our global plan.

So it's a bit like... Because we should move the TGI in this new global plan. But as far as the policy established by the Council is concerned, if they want RER, they want this RER in this last quarter of May, the half-thousand. I think that's what...

So here is the intention of the RR, to provide a rural residential use of land, welcoming residential environments at very low and low density, at less than half a mile from the limit of the extraterritorial jurisdiction. The state grants first class cities an extraterritorial jurisdiction of 2 miles from our city limits. And so we say that we want in the last half thousand, or a thousand and a half of the city, because if it is in the water and the sewers so far, these large lots, we must exceed them. They will probably be imposed at the cost of a few hundred thousand dollars. We are therefore trying to avoid this as long as possible for people, so that they can enjoy these large rural residential lots as long as possible. That is why this intention exists.

Thank you for your time. Thank you.

I suppose he asked the question of whether this could be something else. In fact, it's the in-between where you can have a house for 40 acres in the R1 area. That's the in-between. Either you have 40 acres, or 5,000 square feet, or you are in a residential rural area between 3 and 40 acres. In our jurisdiction, we certainly don't want 40 acres.

As long as it stays in the agricultural area. Existe-t-il une superficie maximale pour un lot en RR? Non, sinon autant passer en agricole.

Donc, s'il voulait diviser les terres agricoles en deux, soit 80 acres, il pourrait le faire maintenant et en avoir deux, mais il reste l'autre moitié en R1, limitée à un acre maximum. That's why you need RR if you want to do anything without water, or anything with a drain. That explains the functioning of these things.

Is it still a public hearing? Does anyone else want to speak? In favour or in opposition? Announce concerns.

Direct, we have received two letters of opposition, if you want.

Madam, would you like to enter?

A lot of traffic.

Go ahead.

And please sign, please.

We live at 80 Guilting Avenue, which is to the south or north of the property.

Is it just to the north?

About.

Is taking the map. Are you on these 80 acres?

No. Well, no. Go a little further over there.

As you can see.

We are just north of Bud, Linkfelter. I can't. No, further north, I think. Anyway. Last year, well, I'll start with the flood. It was terrible. We live rather in height, but not really. And this water, and God save us from having another one because it was horrible, it's gone. I mean, she crossed everything. So you have everything that comes from above that goes this way, because ours has been going this way since Benjamin. It's okay, it'll be like that. It's like a piece of cake or a V right there. And even now, like yesterday, it fell a half inch in less than an hour. We can see the sills going down along the gravel road. To say that water is really a problem. It's all on sources. I know that this land is entirely on sources. When they installed the pipeline, it was not on our property. It was at Bohmer's and Sisler's. and we took a part on the property of Sissler, so it went right behind us. They buried two huge loaders. I don't know what kind of pay they were making, Joe could tell you, but they were gigantic. I mean, they went down. This land is wet, here or up there. It's full of sources. The traffic this past year, the semi-rails are awful. They leave the industrial highway and are redirected to the 560th. We have to do with it. They almost said, I know that New Corse Iron and Metal contacted their driver to tell them, don't go there. Take the 35th. But we still see it circulating around here. Now let's talk about Woodland Park. I don't criticize everyone at Woodland Park, but they're teenagers. Where are they going to do their skidding? To Benjamin and the 160th. It's at this intersection. If you want to go see them one day, it's so messed up. I don't know if it's... It's just, it's just horrible. And they're driving, they're driving at full speed on the 160th. I mean, these cars go fast. And speaking of the 560th South, after Benjamin, all the people of Woodland Park pass through there to join the 275th and go to Omaha. Benjamin, from Woodland Drive on the gravel to the 560th, they maintain it already twice a week because it's full of wavy hills because of the intense traffic. The 560th is no better. There are bosses who are worse than the tall, wavy, because they do that.

So, for me, there must be a conversation with the county of Staunton to pave the 560th of Benjamin to the 275th. Well, who's going to pay for that?

We don't want to pay for that. I'm sure the L'Inghilter don't want to pay either.

No, I don't think the county would ask the landowner to pay for that. It would be a expense to the county.

Oh, it will affect the taxes, sir. Drop that. But anyway, I just wanted to say that I think that it will cause so much traffic and I'm complaining. Anyone will want to build over there because it's full of water sources. There are a lot of water sources and that's all I have to say. I just hope that it will remain non-residential. I hope it will remain agricultural. And if they can't sell it as agricultural, maybe. You know, they want to sell so much.

Thank you. Hello, Karl Rasmussen. Just a few questions about... So, the zoning of the land for the sanitation network. Given the current situation, they must use a septic tank according to this zoning or is it ...

Exactly. Car il n'y a ni eau courante ni égout par là actuellement.

D'accord. Donc si vous modifiez cela par rapport à maintenant, alors ils vont installer un réseau d'assainissement là-bas à... Je veux dire, en termes de planification, et ce n'est pas une année précise, mais cela pourrait prendre 20 à 30 ans avant que l'eau et les égouts arrivent par là. D'accord. Donc I know it's in 20 years, but have they decided how they're going to do it? Those up to this point, do they have a long-term plan, if they know?

I mean, it's a question that is certainly being asked.

The current long-term plan is not so far off. We have projects to spread water and sewage to the east on Benjamin. Currently, the water and sanitation network is ending towards the general dollar. There are projects in our decennial plan to maybe move it from a kilometer east, but not that far, and certainly not up to this plot. The discussion is about the fact that the zoning would be in RR, which allows septic tanks and water wells. There is no will with this zoning to extend the water and the sewers there. This zoning would have no impact on our long-term planning for water and sewage.

So if they modify it, it doesn't mean that the sewage will not need to be installed there. They're trying to change it so that we don't have to install water and sewage.

Will this have an impact on cattle and the number of animals allowed in these existing areas? Only on the 80 acres that they want to classify as RRE.

But agricultural lands will always have a certain number of animals.

Not on their RR, not on their 100, not on those there.

On existing farms. And they don't control how much...

They only have their 80 acres that are currently is changing. This has no impact on the neighbors or their zoning.

Because you know it could happen later or if the sewage systems arrived, people would be affected by the sewage passing on their property. So it's a question to be checked.

And you already have a kilometer west of here already. Well, we have water and sewage practically up to the general dollar. In our ten-year investment plan, there is one or two projects to extend the water and the sewage to the east on this first kilometer. But it is a question of opening land for development potentially in the southeast part of Woodland Park. Promoters contact us constantly to develop land there. They want to do R1. and they need water and electricity. Most of it is still in the R zone.

Do you want to put the map back?

So, where you see the general dollar. Yes, all this is agricultural. There is a little bit of RR in this place. But the 80 acres they want to convert, these 80 acres in green, they want to turn them into RR. And then they want to turn the 80 acres west into R1, which could be small lots. We could probably make 120 lots of them. They want to convert them into RR. This would force them to build on lots of a minimum of three acres.

And R1 would still be? With septic tanks, where would it be?

In R1. Well, they can't install septic tanks in R1. In R1, the lots are too small. So to develop half of their property, they should bring water and sewage. What they ask us is to change their R1 to RR and their agricultural zone to RR to be able to make large lots of 3 acres minimum. And I think, does the county have a minimum for that? Is it a minimum that they set? It's our minimum. So it depends on our jurisdiction. And I think, can they go up to 10 or is there a higher limit for what they can do in RR?

There is only a minimum. They can go as high as they want in RR. I mean, the average is normally between 3 and 10 acres for people in RR.

But they could go up to 40 or 50 if they really wanted to.

So move, move what they have there. Is it a quarter of a section that they own? So by moving their quarter of a section in RR, we don't need to bring water and sewage. They can use septic tanks and private wells. They can make everything that is above the 3-acres load. They can make 10, 20 or 5-acres loads. They just can't make smaller than 3-acres.

So all this will be combined in 160 because it's 80. You said they are...

Yes, half of the west is 80 and half is 80. They have roughly the 160 where the pivot is. C'est ce qu'ils... Oui, c'est ce qu'ils ont. Donc au nord, au nord de leur pivot, la moitié nord de ce quart de section resterait en R1 sur la moitié ouest et resterait en agricole sur la moitié est. Et sur la moitié sud du quart sud-est, cela resterait en R1 sur la moitié ouest et en agricole sur la moitié est.

Celles-ci ne sont pas modifiées.

Et c'est plus à l'est. Exactement.

Yes, agriculture is to the east of... To the east of that.

So it's agriculture to the east, everything that is there. I think those were the only questions I had.

Thank you. It's always a public audience. If someone else wishes, we'll talk about it. Bonjour. My name is Coraline Felter. The property of my father is on the north and west side of this land here. And my main concern is the taxes he will have to pay with this zoning change.

You know, these land taxes will increase a lot if this changes. It's a big concern for me.

The other concern is the drainage, as Andrew Myers said, which comes from this land and would descend on my father's land, then to the south of Andrew Myers' property. There is a lot of water. of rainwater that goes down there and it's a problem. And even if you build houses on it, it will become an even more important problem.

The other thing is where would be the main access for these houses. I mean, would it be from Benjamin or from East Norfolk Avenue?

How would he access this property? First of all, construction.

I have no idea. We don't know because there is no... It's just a change of zoning. So we don't know yet if it's planned. I just think that the roads are also a problem here. You know, I mean, you have to think about it before thinking about all that too. You know, I mean, how are we going to do it? Everyone drives two or three cars per family.

So you're going to have three cars per house, 50 houses. You know, that makes 150 cars. There are a lot of cars that circulate on this road that arrive by Benjamin or by East Norfolk Avenue. I think there are a lot of things to take into account before deciding to rezone. I have the impression. So your father's field is also zoned RR. Let's see. It's just there. Yes. Just where BAC is.

So right now, it's agriculture and half of it is agriculture. And the other half is in R1.

I know. You see, where we are with that, it fits. And it has to make sense for us, doesn't it? And so your father has the three types of zoning. And it's not just because he doesn't want to do it. But what we're trying to determine is if it's consistent for the area. Now we all understand that there is a problem with water, with drainage, or whatever else. But that... It has to be taken into account if there is any development there.

It has to be nothing. And I think my brother also said that there is a drain that crosses this property. But... You know, you also have to think about that, you know. I mean, what do you do with a drain when you build houses there? You know. Do you have to turn it around? Or what happens with that?

I don't know. I suppose these are the three points I wanted to address. The roads, the drainage and my father's land taxes. Increase this.

Thank you.

Hello. Hello, how are you? My name is Kaelin Felter, the most handsome of the three brothers. Just a question about zoning.

When this area was integrated into the city of Norfolk, was it rezoned in R1 and RR at that time or when did it change? Why is there RR, R1 and A for this area?

So in our zoning code, if you look, there are tables for the County of Staunton and the County of Madison. And it is indicated that if you are classified as agricultural from one or the other, you arrive as an agricultural. If you arrive as R1 of the county, you arrive at home as R1 rural residential. We try to correspond as closely as possible. And so this fragmented zoning comes from the county. So they had already divided these properties for some reason. I don't know exactly how or when they did that. We take it essentially and make it correspond as closely as possible with this table. Thus, we do not change people by chance when they pass from the county to us.

I understand. Another of my concerns is that with agriculture, which is always practiced on the property of my father, farmers use often chemical products, pulverizers, whether they are harvest testers or tractors with anhydrous ammonia behind them. Having 50 houses right next door will affect these operations when it comes to knowing whether chemical products can be applied. The type of chemical product that can be applied, being so close to 50 houses, could also have an impact. Once again, I echo their concerns concerning the problem of drainage and circulation. It seems that many neighbours are opposed to it for all these reasons. It's just a question of how it would affect its continuous use for agriculture.

It would not affect these lands.

We are only talking about... But what about the spreading? If there are 50 houses there, will they still be able to apply chemical products like we are?

I don't see why not. Do you know a reason why this would not be the case? It's his property. He can continue to do what he does.

Yes, the maximum would be 35, but I don't see any problem in applying chemical products. When will the road problems and road reinforcement be addressed? When will it be treated? To be able to support 150 cars. Well, the road can support it from now on. It seems that it already supports it. But I will contact the Constantinople county and I will talk to them. You know what their problem is. They may already have a project to pave it. I don't know. But it seems that there is a lot of traffic there. So if they are constantly intervening, I guess it's on their radar. Yes, these are just my concerns about these capacities to continue to cultivate these lands with so many residential houses next door and traffic. Great concern concerning this drainage problem. All this is my concern.

Thank you. Is it still a public audience? Is there someone else who wants to speak? I would like to note for the report that there are two letters that have been addressed to the Urbanism Commission referring to Mitchell and Alison Wether and to Luis and Jacqueline Lemus. In summary, from what I understand, correct me if I'm wrong, it answers essentially with the same concerns concerning drainage and circulation. Was there anything else that I... forgot? Val, concerning these letters, apart from reading them, is there anything else that I should note in the context of this public hearing?

Not necessarily. You have included them in the public file and they will be added to the municipal council's agenda when it will be transmitted to the council in a few weeks. So... Just so you know, I just want it to be noted for them. Whatever the recommendation you make today, for, against, adoption, rejection, whatever it is, this recommendation will go to the municipal council in two weeks. You are the advisory body. They are the final decision-making body. So, this conversation with the Procès verbal de la Réunion, these letters will be joined on the day of the Council, so that the Council knows that these opposition letters have arrived and these people are lucky to have the same conversation in front of the Municipal Council, if they wish, here, in a few weeks, because it is another public audience. So there are two public audiences when it comes to a change of zone before a final decision is made.

Unless it's rejected today, isn't it?

No, it's still going on.

It's still going on.

You are just a consultative body. So whatever decision you make, it goes forward, adopted or rejected by you. Then the council takes into account when it makes its decision, in addition to the public audience at that time too, when it makes the final decision.

Thank you, Val. Before concluding, someone else. Go ahead, we can... Ah, you've already signed it, haven't you? Yes, it's okay. Thank you. The Commission will take note of 3. Two, no, three separate letters from Michael Adams. Tom, Tom and Mary Gansybomb. And Matt Fizer. This addresses the concerns. We could say an opposition. Just briefly. By reading the letters. Circulation. Drainage. Tax. Les coups. Je vais les distribuer à la commission. Laissez-leur un court instant. Examinez ces lettres. In the meantime, this is still a public audience. Is there anyone else who would like to make a comment? And one of the letters refers to... Let's avoid, I quote, let's avoid looting, where zoning is modified in an area that does not have the necessary services and infrastructure. Last reminder for any public comment. In the absence of comments, I close the audience and open the discussion. This is only my own point of view after having sat in this commission for, I would say, probably a decade now. I have seen and witnessed many rural, random residential areas that have been presented. They are problematic when they are located right next to the city. We had to extend the water and sewage. This is why, as a Commission, we have adopted the following position and we must be much more aware of the place where we place the rural residential areas and conform to the global plan. With this specificity of being less than half a mile from the area of ​​extraterritorial jurisdiction. To avoid causing other problems in the future. From a basic point of view, once again, we are only the Commission and the advisory body. As Val mentioned, there is no better place for residential rural zoning from a fundamental point of view. So that's why I'm in favor of zoning changes on this one basis. As for the drainage aspect, The promoter, it's a promoter combo. And according to the comments of the public, the drainage is not good from your point of view and... I don't know who's to blame. And that's the nature of the field, I suppose. But it will be up to the promoter to make sure that if it is really developed. Because it is clearly a change of zone. If it is considered, there is probably a development project in mind. In my opinion, it is more logical that it is a rural residential rather than a R1 zone. Currently. And just south of the property in question, there is already what I would consider as a rural residential with about 4, 5, 3 properties present.

So it's really a continuity of what already exists.

I mean, I appreciate all the comments from the public. You have the right to do it. And I think that your municipal advisers would be happy to hear you and to know your concerns so that they can address them if this project had to move forward.

So I really appreciate the comments from the public and the presence of each one.

I'm going to press his words a little. The comments from the public are very good and I think they must be expressed, but they must be during a project, because for the moment we have no knowledge of any project in this place. It is only a matter of changing the zoning. This is what is in front of us. Does it suit? And for the moment, it seems to suit.

I can understand the concern. For now, it's a difficult decision because one part is in the R1 zone and the other part is agricultural. And I think it's the part... We could have a lot more houses in R1 and see an increase in traffic as a result. If it is rural or RR, you will see less, while it seems that the greatest concern is the increase in traffic, drainage, this kind of thing. But for the moment, it is strictly a question of changing the zoning. It would be logical to put it in RR, as it is already the case nearby, and potentially to also alleviate some concerns.

Val, what does the approximate calculation look like, if we look at R1, and what does this terrain look like compared to R and R1? What does the difference in number of houses look like? Because the best visual description I can think of, if you go back to Woodland Park, is R1. That's what it could look like, in R1.

Exactly. R1 can go down to 5,000 square feet, which makes A sixth of an acre, or something like that.

I mean, that's what they put in there.

I thought it was the same thing. The RR is what makes the most sense to them.

And you said it was a minimum of three acres.

For the well and the septic tank, because according to the state, it is what it takes to have a well and a septic tank, a field of three acres. And that's why our code indicates a minimum of three acres, because we know that we can install a well and a septic tank on three acres.

So, and it's just the minimum, that doesn't mean they're not going to sell ten acres of water like they did in the West?

If you want something like Diron, Dirolo, these two are essentially two sections of a quarter, And they have lots of 8 to 10 acres over there. So they probably have 10 to 15 houses per section.

Of course. And again, it's just for zoning, but I'm taking the lead, but I think it's worth being noted.

But these are examples of similar things that could happen. But you're right for now. We don't know. There is no promoter. They will then have to present a plot at that time and ask for the plan and the route of the streets. This would come back to the Commission and the Council without passing by a public audience. They can always make comments, but this would not be the object of an opinion, as for a change of zoning. It is the law of the state.

No further discussion.

I propose to recommend a change of zoning from an agricultural district and residential R1 for one or two families to a rural residential district RR on a property located 800 meters north of Route 842 and Avenue 560.

I have a proposal and a support. Please vote.

Thank you all for your comments.

It is now time to examine the approval recommendation of the Improvement Plan for Immobilisations 2026-2036, which includes the Road Improvement Plan for 1 and 6 years for 2026-2031. If you want.

to know where the water and sewage routes will go in the future. I'll show you where to find this information. If you don't want to watch it, it's quite comprehensive.

But if you hesitate, I advise you to stay a little longer. That's it. Hello, Commissioner. My name is Laïel Lut. I am the Director of Operations in the city of Norfolk and I am going to talk to you today about the CAIP. First of all, I would like to thank you. to occupy these functions. You are in difficult positions. These are not positions for which we often receive congratulations. I know that this can sometimes put relationships at risk. So thank you for being here and thank you for your work. If you plan to run for election, which I will talk about, these are the expensive investments that the city plans to make over the next ten years, which will attract a lot of attention over time. I am here this morning because the law of the state requires that the city present this document to you before its approval at the municipal council, which will take place in a few weeks. This is part of the major financial part of the city. What is it? Val shows it on the screen, there on page 21 of your file. I think it seems a little different from what you have seen in the past if you have been here for a long time. It's a little cleaner, the process is simpler. But in essence, it is a 10-year perspective of the city's purchases exceeding $100,000. It was $50,000, but I guess everything is getting more expensive. and some vehicles cost more than that, the list was getting slower and slower. We therefore brought this threshold back to $100,000, or increased this threshold to $100,000, and therefore a little less elements here. It's not that we hide anything, everything that would have been in the $50,000 to $100,000 fork before is now included in the budgets of the divisions. So I'm going, well, we obviously spent a lot of time on this subject this morning, I'm going to give you a overview. You can look inside. If there is something for which you want a little anatomy lesson, if there is a point that you want to deepen, we can certainly do it.

But for the benefit of those who have wondered about the long-term plans for water and sewage, I will go directly to that.

A little bit. For example, the city obviously has a general fund and a business fund. If you go to the second page here, page 22 at the bottom, we will see the flood control and just above the RU office. By looking at this, you can see this first column on the right. Continue to the right, right there. So, La Voirie division. This is part of the division of La Voirie, the office of the division of La Voirie. A new roof project. And what you can see there, these are the general revenues. There is an element for $ 140,000. Just below, there is also a zero, just to the left of the place where the cursor is located. This is the amount of money already spent over the previous years. Just below, the anti-flood roof is a simple project. Just below, there is a more complex one. It is a flood control project. As we mentioned earlier, the importance of this flood control to divert water around the city cannot be underestimated, especially with what many of us remember here not so long ago. The re-certification, maintenance and repair of this are very, very important things. Using these two examples, we can see that a figure of 87 million dollars has already been spent. And can you zoom back or zoom a little higher so that we can see the year above? You can see? Yes. One more click. Maybe one more. It's going to get a little harder to read, but you can see that in 2028, for the flood control project, we plan to spend about 3.4 million. In 2029, it's three, or rather, excuse me, 2.4, and so on. At the end, you see a total of 10 million dollars. You can see what has been spent, what should be when it will be spent, and what is planned for spending. Let's take, for example, The New Holland 2018 tractor. Just a few lines on top. Go down a little, another line, right there. Going all the way to the right, we can see that it is about $ 200. The simple fact that it is placed here in the CIP does not necessarily mean that it is engraved in marble. If this equipment is a pumpkin that we have problems with and that causes us a nightmare, while the one right next to it may have to be replaced sooner, but that it works well, we can intervene. Each year, we therefore ask division and service leaders to give their opinion on their needs, whatever they may be. And we are trying to make this coincide with what the elected officials have planned in terms of strategic priorities and so on. It is therefore an exercise of balance between what service leaders want and need and what citizens and elected officials want for the future. The idea here is that even if this truck, this project, this equipment or this plan is designated in a specific place, it does not necessarily mean that it will be done at that time. If we can keep going, go to page 23, please. In the middle, here is another example. You see the enlargement of the Tehazuka Park, owned by Schaeffler, right there. If you ask yourself, okay, but how is it really funded? You can see the sources of funding listed below, the priority credits of the Council and the Kino funds. Thus, all this results in the total amount of the project. and by source of funding. So please continue to parade for the people who follow us. Or in fact, first stop at page 25. I know a lot of people are interested in the public security sector. So if you ask yourself what the firefighters and the police will buy, it's at page 25 out of 36. And from there, we move on.

And that's where I really appreciate the people who are interested in

what the future has in store for this city. Well, for those who are wondering what kind of road projects are planned, this is where you have to look. You see, there is $100,000 budgeted for the wait. Continue to descend. There are some improvements of bridges in various places. Continue to parade. Micro-surface. Benjamin Avenue, Victory Road intersection. Once again, you can see here that the funding comes from the gas tax. And you can also see the year planned for this. This does not mean that we cannot move forward. Some projects, if a large industry is established in the city or if a road is degraded more quickly, these elements can be moved. In this same logic, Val, if you continue to parade, that's it. So for the streets, for those who wonder when their streets will be taken over,

I was happy to see the e-mail from the city yesterday about the budgetary surplus proposal. Let's hope it will come back on the roads. It was a nice little e-mail. It's like in these situations where the days seem endless, but the years go by at full speed. But it's hard to believe that it's going to be hard for so long now.

The project, you know, was controversial at the beginning with all this scrutiny. But now that it's moving forward, it's a good thing. It's positive. It's a wonderful community. An excellent project to which to participate. If you could go to page 29, I think mine is slightly cut. Yes, the water is right there. So if you wonder when the water will arrive in your neighborhood, or the sewers that are lower on this page, or the rainwater, whatever the case may be, this is where you will find the case.

This is where you will find the information.

Look, for example, here in the middle of the page, it is indicated main conduit of 24 inches, conduit of 24 inches, 25th and Philippe Avenue towards the dirt tank project, no matter the years. Water conduit from Omaha Avenue. This would be an important project. Water conduit Omaha Avenue under the control of floods up to Victory Road. To make it short, without going into too much detail, this document is approved every year as part of the budgetary process. It appears on the financial page of the city in the program for projects to improve immobilizations, CIP, visible by all those who go there and click on it. You can scroll down the page and use the search function, CTRL plus F, if you are looking for a number, an address or other. That said, what are your questions? Of course, you know that these business funds are financed by your water bills, sanitation and transfer station fees. Thus, the salaries of these employees, the trucks they obtain, the shovels they buy, the gas, whatever the element, all of this comes from the service rates paid to the companies and to the owners. Which is slightly different from the general fund, which is based on the tax base.

I had a... I may have missed something here. Also... Let me find it. Where did it go? Oh, just about the water treatment plant... It should be on page... 32 of the file, page 12 of the... of your section over there.

And it would be all the way down there. Let's see... Sanding building of the purification station.

Leveling of the purification station...

In the years to come? Do you want to say a few words, Stéphane?

How to become a lagoon digester? How to become what? How to become a lagoon digester? Well, it takes time. I think you already have a good start. The touch of humor. I'm sorry. Do you have a specific question?

Yes, I was just curious about the financing for this. It looks like a part has already been... I appreciate the ventilation. A part has already been affected with federal and state subsidies, as well as other funds. But I was talking about the project in general. And it looks like a complete reassembly of these types of systems.

What this project is going to do is essentially add an industrial treatment flow to our used water treatment plant. It is very common in communities that have an important dairy industry in particular. There will be two sectors. There is the residential and commercial sector for the factory, and then there is what is called a sector or an industrial component for the factory. Currently, we have a unique factory. A sewage system is coming. I think we have just replaced this main 36-inch pipe that runs through all the waters of the city, of our industries, of our residents and of all our commercial entities. We just bought these 8 hectares in the east and we also have a few sections to the west. This project foresees, and there is a separate section, that we will build, we will remove the two dairy industries from the main sewage ducts and we will connect them individually by refouling somewhere here, just north of the factory. At this stage, we will build a new industrial treatment system that will eliminate all the current load of our existing facility and the current plant will then be dedicated to its commercial residential sector and to the other industries of the community. This will therefore essentially increase the treatment capacity on this side by about 50%. The new plant, if you look here, looks like a box divided into four cells. Two of the cells, the two in the west, are currently equipped with a foam on the surface, while the two others work by simple pneumatic agitation. But we are essentially going to build another one like this one We don't know. It may be in the west or in the east. But it's our sequential biological reactor. The lagoon itself would be located here, very likely on these 8 hectares, newly acquired. We will install everything that is necessary to meet our current industrial needs. This could represent 2 or 3 lagoons. The site will probably have a total capacity of 8 lagoons. potential. We will therefore plan them so that if other industries want to implement themselves in the community, we can tell them, okay, you will essentially have to put Lagoon Faxium in service. When we build the SBR system, we may only equip two of these cells and not the four, and not the four Once again, as we develop and as new industries arrive, we will mobilize their capital to equip the other cells and put them into service. In the context of this project, we will probably also modernize our solid matter management systems. I think that sounds compelling. There will be what we call engine control centers. This is where all the electricity passes, which feeds the systems. There will probably be changes to the engine control. I would say that these were the main points, if I remember correctly. The lagoon. The lagoon will be covered. So we will capture the gas that escapes. We will purify this gas. We will sell this gas on the market where we will consume it locally. It is a major component of the federal funding that we receive the capture of gas and the reduction of greenhouse gas.

This is what finances about half of the cost of the project, the federal subsidy.

Overall, the industrial sector represents about 76 million euros. Removing the two industries from our general supply chain and connecting them to forced transport costs probably 4.5 to 5 million euros more. Je prévois que le projet sera substantiellement achevé début 2030 et terminé à 100% vers septembre 2030. Nous passerons donc l'année prochaine à la conception et probablement à cette époque l'année prochaine nous lancerons les appels d'offres pour divers composants de ce projet. The capital contribution of existing industries is about 16.1 million. The federal funding is 38 million and the city participates at a height of about 21.9 million, I think. Other questions or comments?

Very well, thank you.

Thank you all. Are there any other subjects or concerns in suspense? I think I'm sorry.

I propose to examine the approval recommendation of 202. I can't read that far. 2026 to 2031, the road improvement plan for six years or not. Sorry, bad line. I second the motion. If you want to know what a digester is, we all have one. I just assumed that's what you were going to say.

That's exactly what it is.

We're waiting for one more. The motion is seconded. Please vote.

All members of the Commission present vote for. The motion is adopted.

Thank you. Other topics to address.

A reminder, I must give you the date of the virtual fall workshop of the NPZA that they have been organizing for a few years. This is the one where we can all register for about 100 dollars and add as many members of the municipal staff as possible. So it's October 16th. So, as soon as the date comes, I'm sure they will publish an agenda, but I just wanted you to write it down in your agenda if you want to attend.

Thank you, Val. I just want to thank you for all your patience. We had a few meetings of urbanism commissions that broke record speed. There is a fair return of things. Thank you again. I ask for a motion to raise the session.

I propose.