FURTHER THAT Consent B-19/16 be subject to the following conditions:

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1 September 21, 2016 Page 1 of 6 Report No.: PDSD-P Meeting Date: September 21, 2016 Submitted by: Ben Puzanov, Senior Planner Subject: Application for Consent (B-19/16); Steven Yarkovsky Ilderton Road, Ilderton (Roll No ) Recommendation: THAT Consent Application B-19/16, filed by Steven Yarkovsky to create a residential lot having a lot frontage of approximately metres along Ilderton Road (County Road 16), a depth of approximately metres and a lot area of approximately square metres; for a property legally described as Lots 12 and 13, Plan 361 (geographic Township of London), Municipality of Middlesex Centre and shown on the proposal drawing submitted in support of Consent Application B-19/16; be GRANTED. FURTHER THAT Consent B-19/16 be subject to the following conditions: 1. That the Certificate of Consent under Section 53(42) of the Planning Act shall be given within one year of the date of the notice of the decision. The request for the Certificate of Consent shall be accompanied by a written submission that details how each of the conditions of severance has been met. 2. That the fee for the Certificate of Consent be paid in accordance with the Municipality s Fees and Charges By-law. 3. That a draft reference plan be prepared by an Ontario Land Surveyor for the purposes of facilitating the transaction of Consent B-19/16 and that this plan be approved by the Municipality prior to being deposited with the Land Registry Office. 4. That the Owner s solicitor submit an undertaking in a form satisfactory to the Municipality to register an electronic transfer of title consistent with the Consent decision. 5. That the Owner s solicitor provide a Transfer in Preparation to the Municipality, together with a deposited reference plan and a Schedule describing the land to be transferred, for the purposes of the issuance of a Certificate of Consent. 6. That any outstanding property taxes for the severed and retained lots of Consent B- 19/16 be paid in full. 1

2 September 21, 2016 Page 2 of 6 7. That the owner provide confirmation that the severed parcel of Consent B-19/16 is serviced by adequate municipal water, sanitary sewer and storm sewer services and that this confirmation be provided to the satisfaction of Middlesex Centre s Public Works and Engineering Department. Should the severed parcel not already be serviced by municipal water, sanitary sewer and storm sewer services the owners shall enter into a Development Agreement with Middlesex Centre, to be registered against the title of the subject land, to address among other matters: entrance locations and construction, lot grading and drainage, building envelopes, connections to municipal infrastructure as well as any road restoration associated with the development, all to the satisfaction of Middlesex Centre and the County of Middlesex. 8. That upon Condition 7 of Consent B-19/16 being satisfied, if required the owner shall install water, wastewater and stormwater services for the severed parcel of Consent B-19/16 and that these be installed to the satisfaction of Middlesex Centre s Public Works and Engineering Department. 9. That the owner pay $1,000 cash-in-lieu of parkland dedication to Middlesex Centre for the severed parcel of Consent B-19/ That the owner pay $3,200 to Middlesex Centre for the purposes of sidewalk replacement along the frontage of the severed lot of Consent B-19/ That the owner provide a road widening dedication to the County of Middlesex of up to 15 metres from the centerline of County Road 16 along the entire frontage of the severed parcel of Consent B-19/16. AND FURTHER THAT the reasons for granting Consent Application B-19/16 include: The proposal is consistent with the Provincial Policy Statement; The proposal conforms to the County of Middlesex Official Plan and the Middlesex Centre Official Plan; and The proposal complies with the Middlesex Centre Comprehensive Zoning By-law. Purpose: The purpose of this report is to provide Council with a recommendation regarding an infill development proposal on the south side of Ilderton Road (County Road 16) and east of Robert Street in Ilderton. A location map is included in Attachment 1. 2

3 September 21, 2016 Page 3 of 6 Background: The purpose and effect of the subject application is to sever one residential lot from a 1, square metre (0.4 ac) residential property in order to construct a new single-detached dwelling on the severed lot. The lot proposed to be severed would have a lot frontage of approximately metres (66 ft) along Ilderton Road (County Road 16), a depth of approximately metres (132 ft) and a lot area of approximately square metres (0.2 ac). The lot proposed to be retained would have a lot frontage of approximately metres (66 ft) along Ilderton Road (County Road 16), a lot depth of approximately metres (132 ft) and a lot area of approximately square metres (0.2 ac). The lot proposed to be severed is currently vacant while the lot proposed to be retained contains a single-detached dwelling. A severance application for this proposal was filed in 2014 by the previous owners of the land (Consent B-18/14) and provisional approval was granted by the Municipality. However, the conditions of severance were not completed and the consent has since lapsed. An illustration of the proposal is included in Attachment 2. Analysis: The subject property is located within a Settlement Area according to the County of Middlesex Official Plan and is designated Residential by the Middlesex Centre Official Plan. The land is zoned Urban Residential First Density (UR1). The proposed infill development represents a more efficient use of land within Ilderton and would capitalize on the availability of municipal water and sanitary sewer services in the area. The Provincial Policy Statement, County of Middlesex Official Plan and the Middlesex Centre Official Plan all promote development in existing built-up areas and intensification, where appropriate. Infill development is advantageous because it allows for improved use of land and infrastructure. Planning staff is of the opinion that the subject property is a suitable candidate for intensification that would utilize more appropriate development standards given the availability of full municipal services in the village of Ilderton. The proposed lot creation would occur within a built-up area and adjacent to existing low density residential development. The Urban Residential First Density (UR1) zone that applies in this area necessitates a minimum lot frontage of 15 metres (49 ft) and a minimum lot area of 450 square metres (4,844 sq ft). The requested lot frontages and lot areas for the parcels proposed to be severed and retained exceed the aforementioned minimum standards. Financial Implications: None. 3

4 September 21, 2016 Page 4 of 6 Strategic Plan: The proposal supports the following Strategic Priorities of the Middlesex Centre Strategic Plan ( ): Realizing development potential Meeting the needs of both current and future residents 4

5 Attachment 1: Location Map September 21, 2016 Page 5 of 6 PARCEL PROPOSED TO BE RETAINED PARCEL PROPOSED TO BE SEVERED LOCATION MAP Owner: Steven Yarkovsky Agent: Jeff Pommer Application: Consent B-19/16 Location: Ilderton Road, Ilderton Address Numbers Water Bodies Open Space Golf Courses Assessment Parcels LEGEND Scale: 1:1200

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