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HomeMy WebLinkAbout74-54REPORT NO. 6 REPORT ON SUBDIVISION APPLICATION R. SPENCERg TYRONE 1® Ministry of Housing File No. - T24 -404 2. Applicant - R. Spencer 3. Location - Part of Lot 8, Concession VI, Darlington, East Part of Hamlet of Tyrone 4. Proposed Use - 12 single family dwellings 5. Status of Official Plan(s) - Passed, Approved 6. Conformity With Official Plan(s) - This land is designated Suburban Residential in the approved Official Plan for Darlington and as such the proposed subdivision conforms. This land is designated Hamlet in the proposed Amendment NO.8 to the Official Plan. This amendment would require a secondary plan and an engineering study to be done for the Hamlet prior to approval of any extensive new development. In terms of Tyrone, a 12 lot subdivision at least borders on being "extensive development" especially since the subdivision constitutes an extension of the present built up area. In any case this development should be on the basis of piped water rather than ti private wells. 7. Status of Zoning By -laws - Approved By -law No. 2111 8. Conformity with Zoning By -laws - Does not conform. This land is zoned (D) Deferred Development. None of the proposed lots (12 total) have the required minimum frontage (150') nor the minimum area of 37,500 sq. f t. 2 REPORT NO. 6 9, BY-law Provisions (1) Permitted uses - residential (2) Minimum frontage 150 ft. (3) Minimum area 37,500 sq.ft® (4) Minimum side yard 20 ft. 10. Tax Arrears - NONE 11, Site Characteristics (1) Slope and Topographyrolling with about a 10% slope in lots 1,20 to the east. (2) Drainage - several low lying areas in which water collects. (3) Soil A Bondhead Loam. (4) Vegetation - scrub grass and hay with a stand of ever- greens along the southern boundary. (5) Existing uses and buildings w frame buildings (stables) with grazing land. 12. Proposed services ® Above ground electricity and telephone, Paved roads. 13. Municipal Services Required (not proposed by applicant) Piped water, Underground electricity and telephone, Sidewalk along Concession Road, Street lighting. 14. Agencies Contacted ® NONE. 15. Resume of Significant Agency Comments - No agencies circulated have made critical comments thus far but the Health Unit have requested a complete report on soils and drainage and in view of the poor drainage of parts of the site some redesign of the proposal is likely to be required. The Regional Planning and Works Departments have not yet replied to circulation. REPORT N0, 6 16. Recommended Modifications - The following Modifications are recommended; i) redesign to meet Health Unit requirements, Li) inclusion of Block A in the area to be subdivided except for the eastern most portion to avoid leaving an unsatis- factory backland area. iii.) redesign to preserve row of mature spruces at the south limit of the property now shown as a future street allowance (NOTE: the proposal future development to the south does not conform to Amendment No,8), 17. Summary and Recommendations - The proposed subdivision is located just east of the hamlet of Tyrone on rolling pasture land. There is a fairly steep slope to the east and the siirface falls off more sharply in the section labled "A ". It would appear that because of drainage problems in addition to other considerations outlined below approval should not be granted at this time. A satisfactory storm drainage plan should be a requirement before approval is given. In addition if the Hamlet of Tyrone is to have a municipal water system as stated in Amendment No,8 then this and all other subdivisions should be connected to it. If the Hamlet is not to have a water system then the amount of development to be permitted may have to be sharply curtailed. This decision is of course now a Regional matter and the efforts of this municipality to obtain a state- ment of policy from the Region on the servicing of rural ® 4 REPORT NO. 6 Cont I d hamlets have not as yet borne any .fruit. Approval of this subdivision at this time without municipal services would constitute a percedent for departures from the Hamlets policy in Amendment No.8 which would not be desirable. I would recommend that this subdivision be deferred until the secondary planning and engineering studies requircd in Amendment No.8 have been completed in consultation with the Regional Works Department and the Health Unit. A copy of this report should be forwarded to the Ministry of Housing If approved. Respectfully submitted, George F. Howden9 Planning Director.