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HomeMy WebLinkAboutPD-42-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: TAUNTON.GPA REPORT PUBLIC MEETING �0 1z% '7 Meeting: General Purpose and Administration Committee File # ` - 7.00.0 Date: Monday, April 7, 1997 Res. # " A J 90<6- - , % Report #: PD -42 -97 File #: DEV 97 -003 & 18T -97002 By -law # REZONING • PLAN OF zr • APPLICANT: TERRACE PART LOT 35, CONCESSION •- • OF DARLINGTO1 FILE: DEV 00 & 18T-97002 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -42 -97 be received; 2. THAT the application to amend Comprehensive Zoning By -Law 84 -63 of the former Town of Newcastle, submitted by Taunton Terrace Limited, be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments, taking into consideration all of the comments reviewed; 3. THAT the application for proposed draft plan of subdivision submitted by Taunton Terrace Limited be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments, taking into consideration all of the comments reviewed; 4. THAT within 15 days of the Public Meeting, the Commissioner of Planning for the Region of Durham be advised and provided, by sworn declaration from the Clerk, the following: i) that the Municipality held a Public Meeting in accordance with Section 51 (21.1) of the Planning Act for the subject subdivision application; ii) a copy of the minutes of said meeting; iii) a copy of all written submissions received by the Municipality; • y REPORT NO. PD -42 -97 PAGE 2 iv) a list of all persons and public bodies, including their mailing addresses, that made oral submissions at the public meeting or written submissions; and, V) a copy of the report and the Council decision; and 5. THAT all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Taunton Terrace Limited 1.2 Agent: Same as applicant 1.3 Draft Plan of Subdivision: To develop a draft plan of subdivision containing 16 semi - detached/ linked dwelling units and 2 future development blocks. 1.4 Rezoning: Deleting the Holding (H) symbol from "Holding - Urban Residential Type One (H(R1)) Zone" to permit the development of the proposed draft plan of subdivision. 1.5 Site Area: 1.03 hectares (2.55 acres) 2. LOCATION 2.1 The subject lands are located between Townline Road, Kingsview Court, and the Foxhunt Parkette in Courtice. The applicant's land holdings total 1.03 hectares (2.55 ac). The property in legal terms is known as Part Lot 35, Concession 2 in the former Township of Darlington. 629 REPORT NO. PD -42 -97 PAGE 3 3. BACKGROUND 3.1 On January 14, 1997, Taunton Terrace Limited filed an application with the Municipality of Clarington to amend the former Town of Newcastle Comprehensive Zoning By -Law 84 -63. The purpose of the application is to delete the Holding (H) symbol from the Urban Residential Type One (R1) Zone to permit the development of a draft plan of subdivision containing 16 semi - detached dwelling units and 2 future development blocks. A related draft plan of subdivision application (18T- 97002) has been filed with the Durham Region Planning Department. 3.2 The applicant submitted two applications to the Land Division Committee in 1996 (LD 194/96 & LD 195/96). The purpose of the applications would permit the owner to retain the rear portions of the lots for the proposed subdivision. These land severance applications have implications on the future road access to the proposed subdivision. As a result, staff requested that the applications be tabled until the issue of access is resolved through the review of the plan of subdivision. 4. EXISTING AND SURROUNDING USES 4.1 Existing Uses: Vacant land with a single detached dwelling 4.2 Surrounding Uses: East: Urban residential and Foxhunt Parkette North: Urban residential West: Urban residential South: Urban residential 5. OFFICIAL PLAN POLICIES 5.1 Within the existing 1991 Durham Region Official Plan, the subject lands are designated "Living Area ". Residential development permitted within this land use designation. The application conforms with the policies. 630 REPORT NO. PD -42 -97 PAGE 4 5.2 The subject lands are designated "Urban Residential" within the Clarington Official Plan. Residential development consisting of single detached, semi - detached, and duplex dwellings are permitted within this land use designation. Development densities ranging between 10 to 30 units per net hectare are permitted. The subdivision proposes 16 semi - detached /linked units at a net density of 24.6 units per hectare. The application conforms with the Official Plan. 6.1 The subject lands are currently zoned "Holding - Urban Residential Type One (R1) ". The application complies with the requirements of the former Town of Newcastle Zoning By -law 84 -63. A rezoning application has been made to remove the Holding (H) symbol in order that the proposed subdivision may proceed on the property. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Pursuant to Council's resolution of July 26, 1982 and requirements of the Planning Act, the appropriate signage acknowledging the application was erected on the subject lands. The required notice was mailed to each landowner within the prescribed distance. 7.2 As of the writing of this report, one written submission and three inquiries have been received from adjacent residents. The following concerns are noted: • Traffic levels are a concern to the residents of Kingsview Court. Many motorists use Kingsview Court expecting that the road will exit onto Townline Road. Extending Kingsview Court would increase the levels of traffic for existing residents. This presents a safety problem to area children; • With the extension of Kingsview Court, residents are concerned about the construction traffic that would occur during development of the subdivision; 631 REPORT NO. PD -42 -97 PAGE 5 People in the area had purchased homes with the notion that Foxhunt Parkette would be developed into a neighbourhood park. If the park will not be expanded, an access to the parkette in the form of a walkway should be provided. This would allow people better access to the facility; and, Access to the proposed development should be developed from Townline -... These concerns will be addressed in Section 9.0 of the report. •uu 8.1 The application was circulated to solicit comments from other relevant agencies. The City of Oshawa, Ontario Hydro, and Canada Post had no objections to the proposal. 8.2 The Clarington Fire Department has no objections to the extension of Kingsview Court as long as there is a 12.0 metre turning circle at the end of the road to permit fire equipment to turn around. The developer should make potential purchasers aware that fire protection is only available on a full -time basis for 12 hours and on a part -time basis for the remaining 12 hours. 8.3 The Clarington Public Works Department - Engineering Division objects to the application. They have requested that the proposal be denied on the following basis: Existing Cul -de -Sac The proposal would extend Kingsview Court northwards from the existing bulb on Kingsview Court. Construction of this extension would convert the existing bulb into an elbow. Existing residents purchased their homes with the expectation that the street would remain in its present configuration. The proposal would create a undesirable street configuration. 632 REPORT NO. PD -42 -97 PAGE 6 Traffic Control The proposal would convert the existing bulb into an elbow. Clarington engineering standards permit an elbow to extend 3.75 metres beyond the standard road location. The proposed configuration would extend the elbow approximately 13.0 metres beyond the standard road location. This oversized pavement elbow will create a confusing and unsafe driving condition since driving lanes are not defined. Winter Maintenance Under the present configuration of Kingsview Court, the centre of the cul -de -sac is used for snow storage. If the road extension is approved, it would create a situation where the lanes will cross the centre of the cul -de -sac, thus eliminating snow storage area. Future winter maintenance will be sub - standard, difficult, and costly. 8.4 The Durham Region Public Works Department has provided the following comments: • Municipal services are available to the subject lands from the existing 150 mm watermain and 200 mm sanitary sewer on Kingsview Court; • An access from Townline Road is only acceptable if the temporary access to Merivale Court in Oshawa is closed. No proposals to close this temporary access have been submitted by the applicant to date; • Municipal servicing of the subject lands from Townline Road would not be preferable as the depth of the sanitary sewer is insufficient, requiring 2.0 m to 2.5 m of additional fill on the property; and, • If the Townline Road access is approved, a 9.0 m (minimum) easement for the sanitary sewer and watermain to Kingsview Court will be required. 6 J3 REPORT NO. PD -42 -97 PAGE 7 As a result, the Durham Region Public Works Department issued conditions of draft plan approval relating to access and site servicing to be incorporated into the Subdivision Agreement. 8.5 Comments from Central Lake Ontario Conservation indicate no objections to the proposal. The subject lands are within the Courtice Stormwater Management Study. Stormwater flows must be conveyed to the existing quantity facility located south of the proposed development. Information must be provided to demonstrate how these flows are to be conveyed and that the facility can accommodate these flows. The Courtice Stormwater Management Study does not address water quality issues in terms of the current guidelines. The applicant must demonstrate how the site can meet current guidelines. These concerns can be addressed through conditions of draft approval for the subdivision by the Region of Durham. 8.6 Comments still remain outstanding from the following agencies: • Durham Region Planning Department • Northumberland - Clarington Public School Board • Peterborough / Victoria /Northumberland / Clarington Separate School Board • Bell Canada 9. STAFF COMMENTS 9.1 Several residents have indicated that they had anticipated a neighbourhood park to be developed on the subject lands. When the existing units along Kingsview Court were developed, the official plan contained a neighbourhood park symbol at this location. With development occurring in the area, the lands which now comprise Foxhunt Parkette were acquired and developed by the Municipality. The remaining portion of the neighbourhood park was to be obtained from part 634 PO' PD-42-97 PAGE 8 of the lands subject to this application; however, ownership of these lands was fragmented and the Municipality would have had difficulty in assembling the land for the entire neighbourhood park as intended. As the demand for park facilities increased, the park was developed as a parkette rather than as a neighbourhood park. Subsequently, the neighbourhood park designation was relocated by amendment in 1990 to a larger site on lands east of Darlington Boulevard and south of Highway 2. This location is closer to the high density residential areas designated in the area. 9.2 The applicant has proposed the extension of Kingsview Court as a means of access to the proposed subdivision. As this creates an undesirable road configuration and is not reasonable for existing residents, Staff have indicated to the applicant that access from Townline Road would be more desirable. A small subdivision known as Merivale Court on the west side of Townline Road in Oshawa was developed with a temporary access onto Townline Road. Ultimately, this access will be closed when development occurs north of this property. Access would then be obtained through Hudson Avenue which would be aligned with Kingsway Gate. The Durham Region Public Works Department has indicated that the temporary Merivale Court access on the west side of Townline Road would conflict with the access onto Townline Road as requested by Staff. Although the Region does not object to an access to the proposed subdivision from Townline Road, they have indicated that such as access is not possible until the temporary Merivale Court access is closed. The developer has not been able to meet this requirement. This matter will have to be resolved prior to Staff reporting back to Committee and Council. 6JF REPORT NO. PD -42 -97 PAGE 9 9.3 Foxhunt Parkette can currently be accessed from Foxhunt Trail and Empire Crescent. Once the proposed subdivision is developed, many residents will have to walk to Foxhunt Trail to gain park access. In order to maximize access for existing and future residents, an additional park access will be required within the proposed plan. 9.4 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and considering the number of outstanding comments, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. Respectfully submitted, Reviewed by, s i Franklin Wu, M.C.I.P., R.P.P., W. H. Stockwell Director of Planning Chief Administrative and Development Officer RH *FW *cc Attachment #1 - Key Map Attachment #2 - Proposed Draft Plan of Subdivision March 21, 1997 Interested parties to be notified of Council and Committee's decision: John Foley Taunton Terrace Limited P.O. Box 11 319 College Avenue Oshawa, Ontario 1-11-1 7K8 Leslie Steane 41 Kingsview Court Courtice, Ontario L1 E 2A9 James & Helen Strickland 30 Kingsview Court Courtice, Ontario L1 E 1E5 John Melmer 23 Empire Crescent Courtice, Ontario L1 E 1V7 6 36 ATTACHMENT #1 637 I- FF„ `'ra: CD M Vol I° ' �: 1: K) f 10 Z � u 3 p N O g 0 a Y LLI o to ~ p o r ° f J ft ft—, U z R g w a LL. 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