39T-MC1201 Pattyn Subd - County of Middlesex

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SEPTEMBER 11, 2012 Page 8 of 16 11. B. 1 - CW ACTIONPDSD-P-17-12Application for Draft Plan of Subdivision – 1748986 Ontario Corp. (Emil Pattyn)6The Delcan Plan discussed above is provided in Attachment 3 of this report.Staff consulted with the applicant regarding potentially reducing the frontages of theproposed lots north of the future road allowance from 24 m (78.7 ft) to 21.5 m (70.5 ft),which would yield an additional building lot. The reduced frontage would be moreconsistent with the Serrarens and A & M Sod Supply Ltd. draft plan requests withfrontages of 21 m (69 ft) and 20 m (66 ft), respectively. The applicant has expressedconcern based on soil conditions requiring slightly larger lots to accommodate septicsystems and related contingency areas based on his engineer’s assessment work todate.Notwithstanding, staff is satisfied that the applicant’s proposal conforms to SPA #3 asthe development is being proposed along Martin Road and would create lots across theentire Martin Road frontage. Although not a requirement under the Delcan Plan, the draftplan proposes a road allowance block to facilitate the internal development of the landshould Delaware village expand easterly and full municipal services become available.Overall, staff is satisfied that the applicant’s proposal conforms to the Municipal OfficialPlan.5.0 Middlesex Centre Comprehensive Zoning By-law 2005-005The subject land is currently zoned Community Residential First Density (CR1) with aholding (h-1) provision. The CR1 zone requires a minimum lot frontage and minimum lotarea of 20 m (66) and 700 m 2 (0.17 ac). The proposed lots meet the foregoingrequirements. The prerequisite for the removal of the holding symbol is that asubdivision agreement be entered and that the development be connected to existinginfrastructure. Appropriate zoning including the removal of the holding symbol can beaddressed as a condition of draft plan approval.6.0 Agency CirculationThe subject application was accepted as complete by the County on June 29/12 andcirculated to agencies / ministries for comment. The County has 180 days under Section51(34) of the Planning Act to make a decision after which the applicant may appeal tothe Ontario Municipal Board. The 180 day time period expires on December 26/12.To date, comments have been received from the Ministry of the Environment through theMinistry of Municipal Affairs and Housing, Bell Canada, Enbridge Pipelines, Sun-Canadian Pipe Line, the County Engineer and the following Middlesex Centre staff:Director of Planning and Development Services/Chief Building Official and Director ofPublic Works and Engineering. In all, no significant concerns have been raised.As requested by the Ministry of the Environment, an update on the Municipality’s currentgroundwater monitoring program has been provided by the Director of Public Works andEngineering. As well, the Ministry has noted there appears to be an existing nonresidentialuse present based on the existing long building which should trigger abrownfields investigation. Staff notes that the use relates to the former landscapingbusiness operated by the previous property owner.
SEPTEMBER 11, 2012 Page 9 of 16 11. B. 1 - CW ACTIONPDSD-P-17-12Application for Draft Plan of Subdivision – 1748986 Ontario Corp. (Emil Pattyn)7The County Engineer is requesting that the applicant contribute to the construction ofturning lanes at County Road 2 (Longwoods Road) and Martin Road in the amount of$2,000 per lot.The Director of Public Works and Engineering is requesting that the existing watermainon Martin Road be extended to connect to the existing watermain on Harris Road. Aroad widening of 5 m is also being requested along the frontage of Martin Road andWellington Street given that the road allowance fails to meet municipal standards.Planning staff wishes to point out that a widening cannot be provided for WellingtonStreet since that portion of the lands is not subject to this request for draft plan approval.The Director is also indicating Martin Road was not originally built to standard in that it is5.6 m wide chip seal road surface with no proper roadside drainage. Middlesex Centredevelopment charges projects include Martin Road from Longwoods Road to HarrisRoad and identifies this section to be rebuilt to urban local standards, when required bydevelopment. As such, the Director is requesting that the owner be required to financethe upgrading of Martin Road.In all, the comments received are capable of being addressed as draft plan approvalconditions.7.0 SummaryStaff is satisfied that the subject application is consistent with the PPS and in conformitywith both the County of Middlesex and Middlesex Centre Official Plans. As such, it isappropriate that Middlesex Centre recommend draft plan approval subject to theattached draft plan conditions with a three (3) year lapse period.8.0 RecommendationIt is therefore recommended:THAT the County of Middlesex be advised that the Municipality ofMiddlesex Centre recommends draft plan approval for land owned by1748986 Ontario Corp. (Emil Pattyn) and legally described as part of ParkLot 15, Plan 47 designated as Parts 1 and 2, Reference Plan 33R-16885(geographic Township of Delaware), Municipality of Middlesex Centre(County File No. 39T-MC1201), subject to the draft plan of subdivisionand draft plan conditions appended to the Report of the Planning andDevelopment Services Department dated August 2, 2012 and subject to athree (3) year lapse period.Respectfully submitted,PREPARED BY:REVIEWED BY:___________________________Marc Bancroft, MPL, MCIP, RPPSenior Planner___________________________Michelle Smibert, M.P.A, B.A., CMOChief Administrative Officer
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39T-MC1201 Pattyn Subd - County of Middlesex

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