HomeMy WebLinkAboutPD-105-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: PD- 105 -97
REPORT
e Purpose and Administration Committee Meeting: General Pur p File # xv
Date: Monday, July 7, 1997 Res. 44�AQ/0— �7
Report #: PD- 105 -97 File #: 18T -88046 By -law #
Subject: APPLICATION FOR AMENDMENT TO DRAFT APPROVAL - MARTIN ROAD
HOLDINGS LTD.
PART LOT 15 & 16, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON
FILE: 18T -88046
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 105 -97 be received;
2. THAT application to amend the Draft Approval for Plan of Subdivision 18T -88046
be approved subject to the revised conditions of approval contained in
Attachment No. 3;
3. THAT a copy of this Report and Council's decision be forwarded to the Region
of Durham Planning Department; and
4. THAT the interested parties listed in this report and any delegation be advised of
Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Martin Road Holdings Ltd (The Kaitlin Group Ltd)
1.2 Agent: Design Plan Services Inc.
1.3 Revisions to Draft Approval:
to revise Blocks 328, 329, 332, 333, and 342 to 347 inclusive for the
development of two single family dwelling lot, 34 semi - detached /link
lots (68 units) , a reconfigured high density block, and a block for
future development.
1.4 Land Area: 53.48 ha
699084
REPORT NO. PD- 105 -97 PAGE 2
2. LOCATION
2.1 The lands subject to the proposed red -line revision are located south of Canadian
Pacific Railway line, east of Regional Road 57 (Martin Road), north of Aspen
Springs Blvd and west of the Green Road road allowance. The property is further
described as occupying part of Lot 15 and 16, Concession 1, Former Township
of Darlington.
3. BACKGROUND
3.1 The subject lands were originally Draft Approved in February 1991. The original
Draft Approval was for a total of 889 units over 53.68 ha. Since 1991, the owner
has received approval for 4 red -line revisions to draft approval. The current total
number of draft approved units is 860. The proposed application for red -line
revision was received by the Planning and Development Department in August of
1996, and if approved would increase the number of draft approved units to 930.
3.2 The proposed revisions have three main components:
i) delete the C.P.R. underpass from the draft approval, as per Council
direction of April 1995, in accordance with the recommendations of a
report from the Administrator;
ii) provide a street and lofting pattern for part of two blocks draft approval as
'future development' blocks (Blocks 333 and 334); and
iii) combine the two apartment blocks on the north side of Aspen Springs
Blvd. (Block 328 and 329) and increase the land area by the addition of the
some of the lands associated with the railway underpass.
3.3 The proposed lotting of the blocks reserved for future development would
introduce a new crescent shaped street, with 70 units, on the north side of Aspen
6 99085
REPORT NO. PD- 105 -97 PAGE 3
Springs Blvd. on part of the blocks originally reserved for a future GO Train
station and railway underpass. The block reserved for a future GO Train station
would be reduced to 4.41 ha (10.89 acres).
3.4 Staff had several meetings and discussions with the applicant and his agent in
order to arrive at an appropriate design for the proposed red -line revisions, and
to resolve the issues associated with noise attenuation and grading.
4. AGENCY COMMENTS
4.1 The following agencies advised they have no objection:
Regional Works Department; and
Clarington Fire Department.
4.2 GO Transit did not respond to the Region's circulation for comments, however did
provide a letter to the Kaitlin Group stating that the lands to be retrained for a
future potential GO station site should generally conform with the parameters set
of the 1994 GO Station Location Study carried out for the Municipality.
4.3 The Municipality of Clarington Public Works Department provided various
comments with respect to noise attenuation, grading and drainage, and
pedestrian routes. One of the more controversial issues was the applicant's
ability to provide the required noise attenuation measures without creating a "no-
man's land ". The 'no -man's land' refers to the area between the common
property line of the C.P.R. and the residential lots, and a noise attenuation wall,
typically 2.5 to 3 metres high. The railway requires a 1.8 metre high chain link
fence on the property line. Asa result the area between the fence and the noise
wall is part of the residential lot but not accessible.
699086
REPORT NO. PD-105-97 PAGE 4
4.4 In order to avoid creating an area that can not be accessed or maintained by the
home owner, Public Works staff required the lots backing on to the railway to be
graded with a berm, for noise attenuation, without the use of either a retaining
wall or noise fence. Public Works staff provided other comments and conditions
which have been incorporated in the revised conditions of Draft Approval.
5. STAFF COMMENTS
5.1 The applicant has now revised his proposed revisions to Draft Approval to the
satisfaction of both Planning and Public Works staff. The revisions propose a
total of 70 new units on a new crescent shaped street, and small addition to Block
328, a high density block. Development of the high density is being reviewed
under a separate application for site plan approval.
5.2 Staff are satisfied that the balance of Block 333, not included in the proposed
revision to Draft Approval can accommodate part of a future GO Train station as
contained in the "GO Station Location Study ", dated May 1994, prepared by DS-
Lea Associates Ltd., and as required by the Draft Approval.
6. CONCLUSION
6.1 In consideration of the comments contained above, it is recommended that
Committee and Council support the proposed red -line revisions to draft approved
plan of subdivision 18T- 88046, subject to the revised conditions of draft approval
contained in Attachment No. 3.
699037
REPORT NO. PD- 105 -97 PAGE 5
Respectfully submitted,
(f
Franklin Wu, M.C.I.P.
Director of Planning
and Development
CP *FW *km
Recommended for presentation
to the Committee
W.H. Stockwell,
Chief Administrative
Officer
Attachment No. 1 Excerpt from Draft Approved Plan of Subdivision - 18T -88046
Attachment No. 2 Proposed Revisions to Draft Approvaled Plan of Subdivision -
18T -88046
Attachment No. 3 Revised Conditions of Draft Approval
30 JULY, 1997
Interested parties to be notified of Council and Committee's decision:
Green Martin Holdings Ltd.
c/o Kaitlin Group Limited
1029 McNicoll Avenue
Scarborough, Ontario
M1 W 3W6
Design Plan Services
385 The West Mall
Suite 303
Etobicoke, Ontario
M9C 1 E7
699088
ATTACHMENT NO. 1
l _
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AY OF/C
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EXCERPT FROM DRAFT APPROVED
o,
PLAN OF SUBDIVISION 18T -88 046
699089
ATTACHMENT NO. 2
AREA SUBJECT TO RED LINE REVISIONS
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PROPOSED RED LINE REVISIONS TO DRAFT o
APPROVED PLAN OF SUBDIVISION 16T -68046
ATTACHMENT #3
REVISED CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
1. That condition 1 be deleted in its entirety and replaced with the following:
"That this approval applies to draft plan of subdivision 18T- 88046, prepared by Design
Plan Services Inc., identified by drawing number B- 8725/3 -85, dated April 2, 1997,
illustrating 185 single family dwelling lots, 149 semi - detached /linked lots (298 units), 165
on- street townhouse units, 2 residential apartment blocks for 282 units, and various
blocks for local central area, public elementary school, neighbourhood parks, open
space, walkways, road widenings, 0.3 metre reserves and future development.
2. That Condition No. 19 be deleted in its entirety and replaced with the following
conditions:
19 a) That the developer demonstrate that the grading of the lots on the north side of
the crescent abutting the Canadian Pacific Railway can be designed such that the
need for a retaining wall and noise fence can be eliminated and replaced with a
berm. In the event that the retaining wall and noise fence cannot be eliminated
as a result of inadequate lot depth, then a further red line revision to the plan is
necessary to adjust the road alignment southerly in order to achieve sufficient lot
depth plan to accommodate the necessary berm. This red line revision may
require the deletion of lots. In addition, the grading and the final design of the
berm must be compatible with the engineering design for Block 328 to the west
and to the satisfaction of the Director of Public Works.
b) That the grading and drainage (internal and external) of the proposed berm works
are constructed to the satisfaction of the Director of Public Works.
C) Purchasers of units situated on the north side of Street U must provide a signed
waiver indicating that they are aware that the grading of their property does not
conform to Municipal Guidelines. Signed waivers must be provided in
conjunction with the issuance of a building permit.
d) Prior to final approval of this development, additional pedestrian sidewalks must
be constructed within the Aspen Springs Subdivision in a manner sufficient to
provide suitable pedestrian links to the parks and the elementary school located
within this Subdivision. The extent of pedestrian sidewalks required shall be to
the satisfaction of the Director of Public Works.
3. That condition No. 23 be deleted in its entirety and the remaining conditions re- numbered
accordingly.
699091