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HomeMy WebLinkAbout75-1314 P 0-15L. NW¢.4AI REPORT ON ZONING APPLICATION FOR MARVA CARCONEA PRESTONVALE ROAD 1. Purpose of Application: On January 259 1975, an application was received regarding Lot 339 Concession 29 Darlington. This lot faces an "unimproved" segment of Prestonvale Road. The applicant requested that this classification of this segment of the road be changed to "Impro- ved Road" to permit the construction of a single family dwelling with 7 rooms and a gross floor area of 1770 square feet. 2. Official Plan Provisi2nsa The subject site is affected by three policy directives curr- ently under considerationg Amendment No.8 to the Darlington Off- icial Plan, The New District Plan, and The Courtice Concept Plan. (a) Amendment No.8 to the Darlington Official Plan - designates the area Urban Residential and permits only minor infilling until municipal water and sewage are provided. (b) The New District Plan - designates the site part of an "envi- ronmental Study Area" where detailed planning studies will be required prior to development except where such development is considered minor infilling and a continuation of existing uses. (c) The Courtice Concept Plan - proposes Residential land uses for the subject site. - 2 - Since there is only room for one building lot between exjst- ing residential uses, the development of this lot would be con- sidered infilling and would therefore be permitted by these three plans. 3, Zoning Provisions: The Darlington Township Zoning By-law designates the site R2. This category permits single family detached dwelling on lots of at least 18,000 square feet with a frontage of at least 90 feet. The subject site, with an area of 50,000 square feet and a front- age of 100 feet, conforms with these requirements. However, the Dalington By-law prohibits building on a lot fronting on an unimproved street of less than 66 feet except where amended by a subsequent by-law. It is this provision, which would prevent development of the subject site, that the applicant wishes to be exempted from. The portion of the road which is designated improved ends immediately north of the proposed lot. 4. Circulation of Aablicati(Lno The application was circulated for comments to the following agencies. 1. Northumberland and Newcastle Board of Education 2. Peterborough -Victoria -Northumberland and Newcastle Separate School Board 3. Durham Health Unit 4. Bell Canada 5. Central Lake Ontario Conservation Authority 6. Ontario Hydro - 3 - ( 7. Newcastle Works Department 8. Newcastle Building Department 9. Newcastle Fire Department All of these agencies replied. 5. Resume of Comments: (1) The Northumberland and Newcastle Board of Education - advised that they had no objections to the proposal. (2) The - advised that they had no objections to the (3) The Durham Health Unit - advised that they had no objections to the proposal. (4) Bell Canada advised that they had no objections to the proposal. (5) The Central Lake Ontario Conservation Authority - advised that they had inspected the property and could see no problems. (6) The Ontario Hydro - advised that since there was a hydro easement on the property, they had no objections provided that no building was located on the easement. (7) The Newcastle Works Department - advised that the subject site was on an unimproved road allowance. (8) The Newcastle Building Department - advised against an amendment for this lot, stating that the matter will take care of itself when the road has been widened and improved. (9) The Newcastle Fire Department - advised that consideration be given to whether the road surface is hard enough to support heavy fire equipment and to whether the road will be passable at all times. 6. Discussion: This application is for a change in the status of the unimproved portion of Prestonvale Road. The segment of Prestonvale Road which abuts this lot is paved to a width of approximately 20 feet - 4 - and the road allowance appears to be approximately forty-five feet wide. There is substantial residential development to the north and south of the subject site and there is considerable traffic on the road at this point. There is, therefore, justification for changing this segment of the Road to an "Improved Road" status. However, Prestonvale Road is a Forced Road at this point. A Forced Road is one which has been built outside of its designated road allowance. In such a case, only the travelled portion of the roadway is municipal property and. the lots fronting on the road extend almost to the edge of the existing pavement. Becasue of this narrow right-of-way, the improvement of this road segment to standard width would necessitate the acquisition of approximately thirty-six feet from abutting property owners. The cost involved in improving this section of the road is not justified by the benefits (accruing) to the Municipality at the present time. Because the Road already supports a considerable amount of Residential Development, it would be impossible to divert the road back to its original allowance. Since it is a road. which carries considerable traffic and is presently in poor condition, it will likely be recommended for early improvement in the Road Needs Study now underway. At that time further development might be permitted. In the meantime, it would appear that no great harm would be done if the improved section of the road were extended to include this one additional lot, since it would add only one more house to an existing residential street. - 5 - To assist in the capital works which will be required to improve this road, the owner should convey sufficient land to the municipality for future widening—of the road to 66 feet and pay the usual lot development charge for single family dwelling. 7. Recommendation° It is recommended - a) that Council request the applicant to convey sufficient land from his lot to the municipality for widening Prestonvale Road to 66 feet to the satisfaction of the Director of [Forks. b) that Council request the applicant to pay the usual development charge for a single family dwelling. c) that Council pass a by-law to amend by-law 2111 to redesignate that portion of Prestonvale Road adjoining the applicant's lot as an improved road on receipt of the lands and monies described above. Respectfully submitted, George F. Howden, Planning Department.