DocumentsStaff ReportDec 5, 2016Pages 27–28
Staff Report (Land Development) - Proposed Panhandle Lots at 2566 & 2572 Wentwich Road
Report seeking Council direction on whether to exempt two proposed panhandle lots (2566 & 2572 Wentwich Road) from the minimum frontage requirements of section 512 of the Local Government Act.
Key facts
- Subject properties: 2566 & 2572 Wentwich Road; proposal to create two panhandle lots (Lots 1 & 2)
- Proposed lots meet R2 zone minimum lot size (550 m²) but would not meet 10% frontage requirement
- Staff request Council direction to either exempt the lots under s.512 LGA or not proceed with subdivision
- No known financial or legal implications if Council endorses panhandle lots
Staff Report to Council
- Date: December 5, 2016
- Department: Land Development
- Subject: Proposed Panhandle Lots at 2566 & 2572 Wentwich Road
Background
The owner/developer of 2566 and 2572 Wentwich Road has applied for a subdivision of these two neighbouring properties. The proposal is to create two additional lots, both of which would be panhandle lots as illustrated in Figure 1.
Commentary
Staff look to Council for endorsement of proposed panhandle lots as not only do they not meet the 10% frontage requirement, as noted in section 512 of the Local Government Act. Council has delegated portions of this requirement to the Approving Officer, such as when lots are created on a cul-de-sac.
In this specific case, staff seek direction from Council relative to section 512 of the LGA as the new panhandle lots proposed. The new lots that would be created will all meet the minimum 550m² size requirement of the R2 zone. Figure 1 shows where the subject properties are located, and the approximate outline of the proposed panhandle lots (Lots 1 and 2).
Currently, the zoning bylaw prohibits two-family dwellings on panhandle lots and excludes the area of the ‘panhandle’ portion when calculating the size of lot. Council also had a policy in the past that requested a larger area for panhandles, but as Council cannot direct the Approving Officer this policy was not enforceable. Council may wish to direct the City Planner to bring forward a report that would require the size and/or setbacks of panhandle lots to be larger than the zone requires in order to minimize impacts on neighbours.
Financial Implications
There are no known financial implications if Council were to endorse the panhandle lots.
Legal Implications
There are no known legal implication if Council were to endorse the panhandle lots.
Options
That Council:
- Consider section 512 of the Local Government Act in regards to minimum frontage on a highway and exempt 2566 and 2572 Wentwich Road from this consideration to enable a two-lot subdivision that will create two panhandle lots and direct staff to proceed with processing the subdivision application as proposed.
OR
- Consider section 512 of the Local Government Act in regards to minimum frontage on a highway and not exempt 2566 and 2572 Wentwich Road from this consideration direct staff to not proceed with the subdivision application as proposed.
Respectfully Submitted
Submitted by:
Robert Dykstra, MCIP, RPP
Land Development Planner
Concurrence:
Matthew Baldwin, MCIP, RPP
Director of Planning
Concurrence:
Michelle Mahovlich, P.Eng, P.Geo,
Director of Engineering
Concurrence:
Brent Molnar, Manager of Land Development
Concurrence:
Jim Bowden, Chief Administrative Officer
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