HomeMy WebLinkAboutPD-137-99
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DN: PD137-99
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting:
General Purpose and Administration Committee
File# PO...ril:<i1():J-!
Res. tiOfJlf-53r--11
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Date:
Monday, December 6,1999
Report #:
PD-137-99 File #: 18T-89021
By-law #
Subject:
SCUGOG DEVELOPMENTS INC.
DRAFT APPROVED PLAN OF SUBDIVISION - SOUTHWEST CORNER
OF SCUGOG ROAD & LONGWORTH DRIVE, BOWMANVILLE
FILE: 18T-89021
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-137-99 be received;
2. THAT the Committee and Council provide direction to staff as per the options identified in
Section 3; and
3. THAT all interested parties listed in this Report and any delegation be advised of Council's
decision.
1. BACKGROUND:
1.1 In May 1997 Scugog Developments Inc. purchased the 1.539 ha (3.8 acre) parcel ofland
located on the south east corner ofScugog Road and Longworth Avenue. The parcel of
land had previously received Draft Approval on. October 10, 1990, for 45 townhouse
units. (see attachment No.1).
1.2 The Owner retained G. M. Sernas & Associates to commence the engineering drawings
and work towards the completion of a subdivision agreement later that year. The Public
Works Department review of the engineering drawings through the spring of 1998
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REPORT NO.: PD-137-99
PAGE 2
identified concerns regarding poor driveway access, and a lack of on-street parking. An
"on-street parking plan" was requested demonstrating that adequate on-street parking is
being provided. The letter further suggested that revisions to draft approval could be
required in order to achieve compliance. At the time the Municipality recommended
draft approval of the subject lands, the Municipality did not require the submission of an
on-street parking plan.
1.3 In April, 1999, staff presented a report regarding on-street and off-street parking in
residential areas. The report among other things identified nine (9) draft approved plans
of subdivision with potential parking problems. Draft approved plan of subdivision 18T-
89021 together with a portion of the lands from draft approved 18T-87087 where
identified as a problem area. The report further recommended that staff negotiate with
the various landowners to modifY the subdivision design to improve the parking
problems.
1.4 Three of the nine subdivisions had the most severe problems as follows:
. the subject draft plan of subdivision (18T -89021) and the related draft plan of
subdivision to the north (18T-87087) would result in 84 street townhouses on the
future Crago Court
. the draft plan of subdivision 18T-9l005 on the north-east quadrant of Nash Road and
Trulls Road. The owner's representative Mr. William Manson and staff worked out
revisions to the draft approved plan to revise the unit mix from 110 townhouse units
to 53 townhouse units and 38 semi-detached/link units. Council approved the
proposed revisions in July, 1999.
2. DISCUSSION:
2.1 The owner, his agent and staff from the Planning and Public Works Department met on
several occasions to find a resolution to the parking issues. The draft approved plan
would allow for a total of seven (7) on-street parking spaces. The Municipality's
guidelines require 15 on-street spaces (1 for every 3 townhouse units). In addition, the
lands immediately to the north of the subject lands are Draft Approved for an additional
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REPORT NO.: PD-137-99
PAGE 3
39 townhouse units. The two draft approved plans forming Crago Court have a total of
84 townhouse units and require 28 on-street parking spaces in accordance with the
Municipality's guidelines. Only 9 on-street parking spaces are available. Staff consider
that the current draft approved plans of subdivision will create a serious on-going
problem for the Municipality.
2.2 The solutions proposed to date are:
. Public Works Department has agreed, to permit over-sized pavement at the corners so
the driveways can be aligned without kinks or overlapping. The Municipality's
design guidelines currently do not recommend the use of this technique.
. The sidewalk will be located on the north side of the street thereby minimizing the
number of driveways that could be impacted.
. The Owner has offered to provide a shed with each unit in order to ensure the garage
area is used for parking and not storage of household items.
. The Owner would register a clause against title advising the garage is to be used for
parking of motor vehicles and not storage.
Notwithstanding the above, the above changes do not increase the on-street parking
availability.
2.3 Staff met with Halloway Holdings Ltd., the landowner for the north portion of Crago
Court (18T-87087). They advised that they are not interested in developing these lands at
this time and therefore do not wish to spend any time or money dealing with the issue. In
addition, they advised that the portion of their subdivision where Crago Court is to
develop is being used as part of a temporary storm water management feature for other
lands in 18T-87087 which are developing along Longworth Ave.
2.4 In dealing with both the on-street and off-street parking issue, it is believed that Crago
Court should be considered in its entirety. When plans of subdivisions are being
reviewed for draft approval, designs are reviewed irrespective of lot lines. The review of
this issue should follow a similar approach. It is one street with 84 draft approved
townhouses with only nine (9) on-street parking spaces.
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REPORT NO.: PD-137-99
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3. ALTERNATIVES
Staff's negotiations with the developer are at a stalemate. This report is providing a
summary of the negotiations and request further direction from Council. Four possible
options are provided for Council's consideration.
Option No.1 - No Change
That staff be directed to proceed to prepare a subdivision agreement with Scugog
Developments Inc. based upon the draft approval received on October 10. 1990. for the
45 townhouse units.
While the solutions to date provide for some relief to the off-street parking situation, the
on-street parking problem would remain acute relative to the Municipality's current
policy. Accordingly staff do not recommend this option.
Option No.2 - Not to Proceed to Subdivision Agreement
That staff be directed not to proceed to the preparation and registration of the
subdivision agreement until such time as nearing the final phase of plan of subdivision
18T-87087 is registered.
The applicant provides approximately one half of the requirements under the
Municipality's policies. The proposal for the north portion of Crago Street within l8T-
87087 provides only 15% of the required on-street parking spaces. A solution to the on-
street parking should consider both plans. Since the subject lands are dependent on the
development of the Halloway Holdings Ltd. lands and they are not in a position to review
this matter at this time, the issue could be deferred to a later point in time. This would be
staft's preferred option.
Option No.3 - Revision to 18T-89021
That staff be directed to bring forward a proposal to revise the draft approved plan of
subdivision to comply with the on-street parking requirements of 1 parking space for
every 3 units for recommendation to the Region.
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REPORT NO.: PD-137-99
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This option would consist primarily of a reduction in the number of dwelling units and
other changes to the road design as identified above. This option only partially deals with
the problem since the other portions of Crago Street where the problem is more acute. It
doesn't allow for a wider array of design solutions since the lands to the north would be
fixed. In addition, it has the inherit problems of a legal challenge as identified in Option
4. Accordingly staff do not recommend it.
Option No.4 - Withdraw Draft Approval
That the Region of Durham be requested to withdraw draft approval for draft plan of
subdivision 18T-89021 and that portion of draft plan of subdivision 18T-87087 which
comprises of lots fronting onto Crago Court.
This option would require both developers to submit revised applications to be evaluated.
This could be done at such time as both developers are ready to proceed. In many ways
this would be preferable since the design of the street could be reviewed with a fresh
start. However, should Options 3 or 4 be chosen, the developer(s) would have the ability
to appeal the plan of subdivision(s) to the Ontario Municipal Board. This would be
expensive and should be avoided if at all possible.
4. CONCLUSION:
Discussions with the developer have reached a stalemate. The deferral of the preparation
of the subdivision agreement would allow for Halloway Holdings Ltd. to contribute to an
overall solution. Accordingly staff would recommend Option 2 at this time.
Reviewed by,
a~~
Franklin Wu, M.C.I.P., R.P.P.,
Chief Administrative Officer
Da d . rome, M.C.I.P., R.P.P.
Director of Planning & Development
CP*DJC*jip
Attachment No.1
Attachment No. I
Key Map
Crago Court lotting pattern
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REPORT NO.: PD-137-99
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Interested parties to be notified of Council and Committee's decision:
Daryl Gowdy
G.M. Semas & Associates Ltd.
11 0 Scotia Court, unit 41,
Whitby LlN 8Y7
Ram Niscal
Scugog Developments Inc.
23 Wingate Crescent
Richmond Hill L4B 313
Halloway Holdings Ltd.
177 Nonquon Road, 20th Floor
OSHA W A, Ontario
Ll G 3S2
633
ATTACHMENT NO.1
_ SUBJECT SITE
LOT 13
LOT 12
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BOWMANVILLE
KEY MAP
18T -89021
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