The URL can be used to link to this page

Home My WebLink AboutPD-105-96THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: SILMLL.GPA ry REPORT Meeting: General Purpose and Administration Committee File # - >�< 1996 2 July d uesay, uy , Date: T Res. Report #: PD- 105 -96 File #: 18T -95010 By-law # Subject: DRAFT OF •> DEVELOPMENTS APPLICANTS: SILWELL ONTARIO PART CONCESSION OF OSHAWA 18T-95010 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 105 -96 be received; 2. THAT the City of Oshawa and Region of Durham be advised that the Municipality of Clarington recommends approval of the proposed Draft Plan of Subdivision (18T- 95010) subject to the conditions of draft plan approval contained in Attachment #3; 3. THAT a copy of this report be forwarded to the City of Oshawa and Region of Durham Planning Departments; and, 4. THAT all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Silwell Developments Limited and 671516 Ontario Limited 1.2 Agent: Malone Given Parsons Limited 1.3 Draft Plan of Subdivision: To permit the development of 483 single detached units, 48 single detached units in reserve, 200 townhouse units, a medium density block, separate and public elementary school sites, a community park, a commercial block, and two stormwater� management facilities. REPORT NO. PD- 105 -96 PAGE 2 1.4 Site Area: 66.5 hectares (164.3 acres) 2.1 The subject lands are located within the Taunton Planning Area in the City of Oshawa. The property consists of Part Lots 1, 2 & 3, Concession 4 in the former Township of East Whitby. The property consists of a 66.5 ha (164.3 ac) parcel on the northwest side of Taunton Road and Townline Road (See Attachment #1). 3.1 On May 15, 1996, the Municipality was circulated by the Durham Region Planning Department to provide comments on this Draft Plan of Subdivision application. 3.2 The area subject to the plan of subdivision is located within the Taunton Part II Planning Area. Official Plan Amendment #36 to the Oshawa Official Plan, implementing the Taunton Part 11 Planning Area, was approved by the Durham Region Planning Department on March 29, 1996; however, the lands designated for Special Purpose Commercial uses near the northwest corner of Taunton Road and Townline Road have been deferred by the Region. Clarington raised concerns regarding the proximity of Special Purpose Commercial Areas to the Oshawa / Clarington boundary as well as the inclusion of "big box" retailers at this location. 3.3 The development proposal represents the first phase of development for this landowner (See Attachment #2). This plan of subdivision consists of the following components: • Residential development consists of 483 single detached dwelling units with 12.0 metre, 13.5 metre, and 15.0 metre frontages. There are 200 townhouse units proposed with 6.0 metre frontages. A 1.7 hectare medium density block is shown at the northeast corner of Grandview Street and Taunton Road. 582 REPORT NO. PD- 105 -96 PAGE 3 A 2.0 hectare separate elementary site and a 2.13 hectare public elementary school site have been reserved on either side of a 3.6 hectare community park. Should these school sites be deemed surplus by the respective boards of education, an additional 48 single detached units could be developed on these lands. A 3.3 hectare block has been reserved for special purposes commercial uses along Taunton Road between Townline Road and Street "C ". • Lands along the Harmony Creek will be dedicated as open space blocks. • Two stormwater management facilities are also proposed, one being located at the northwest corner Taunton Road and Grandview Street adjacent to the Harmony Creek and the other along Townline Road. 4. AGENCY COMMENTS 4.1 The application was submitted to the Municipality of Clarington Public Works Department for review. The following comments have been received for consideration: • This plan of subdivision is comprised of two sub - watersheds. The western portion of the plan drains into the Harmony Creek while the eastern portion of the proposal drains into a tributary of the Harmony Creek (Branch 4) located east of West Townline Road within Municipality of Clarington. • Prior to receiving development approval, the applicant must submit a stormwater management report to the Municipality of Clarington Public Works Department. The report must address the manner in which drainage from the easterly portion of the proposal will be handled and the stormwater management works required to service the watershed. • In order to accommodate the increased traffic levels anticipated from this plan of subdivision, development will necessitate the reconstruction of West Townline Road from Taunton Road north towards Street "A ", including the installation of sidewalk and street lighting. As the reconstruction works are not required by the Municipality, the City of Oshawa should assume and REVISED REPORT NO. PD- 105 -96 PAGE 4 accept all costs for the reconstruction and future maintenance of Townline Road. The Boundary Road agreement between the City and the Municipality should be amended to reflect these provisions. 5.1 The Boundary Road agreement between the City of Oshawa and the Municipality of Clarington should be updated to reflect changing circumstances in both Municipalities. The agreement should include matters with respect to the road widenings, reconstruction of Townline Road, and future maintenance of Townline Road prior to development of this draft plan of subdivision. 5.2 The Municipality wishes to ensure that stormwater from this watershed area can be accommodated within the development area and does not adversely impact properties within Clarington. 5.3 All existing commercial and residential development on the Clarington side of Townline Road is based on private well and septic services. The Region of Durham currently has a well interference policy in place which would be applicable in the event that the wells of Clarington residents would be affected by subdivision development in Oshawa. Notwithstanding, the applicant must be required to prepare a hydrogeological report to assess any potential impact of development on neighbouring wells so that such base (preconstruction) information is available for subsequent monitoring. 5.4 Although the Taunton Part II Planning Area was approved by the Durham Region Planning Department, the lands designated for Special Purpose Commercial uses near the northwest corner of Taunton Road and Townline Road have been deferred by the Region. With the proposed modifications to the Plan, a total of 100,000 sq.ft. of commercial floorspace could be developed at this location. REPORT NO. PD- 105 -96 PAGE 5 Clarington has objected to this commercial designation as large amounts of floorspace near the Oshawa /Clarington boundary will undermine efforts to develop a feasible commercial structure within Clarington. The inclusion of "big box" retailers should be deferred until the Region deals with the issue of these uses in Employment Areas. Therefore, Staff would require that no commercial development be approved on Future Development Block 513 until this issue has been resolved to the satisfaction of the Municipality. 6. CONCLUSIONS 6.1 In consideration of the comments provided within this report, it is recommended that the Municipality would have no objections to the approval of the draft plan of subdivision subject to the conditions of draft approval contained in Attachment #3. Respectfully submitted, Reviewed by, r Franklin Wu, M.C.I.P., R.P.P., Director of Planning and Development RH *DC *FW *cc W. H. Stockwell Chief Administrative Officer Attachment #1 - Key Map Attachment #2 - Draft Plan of Subdivision Attachment #3 - Conditions of Draft Plan Approval June 24, 1996 Interested parties to be notified of Council and Committee's decision: Mr. Richard Harrison Malone Given Parsons Ltd. 140 Renfrew Drive, Suite 201 Markham, Ontario L3R 6133 Silwell Developments Ltd. & 671516 Ontario Ltd. c/o Metrontario Group 1 Yorkdale Road, Suite 501 North York, Ontario M6A 3A1 W Attachment # 1 SUBJECT SITE CITY OF OSHAWA MUNICIPALITY OF CLARINGTON LOT 4 1 LOT 3 LOT 2 LOT 1 LOT 35 1 LOT 341 LOT 33 1 LOT 32 d' Lo O 0 W W O O U U M d- O O W w O O U U OO KEW Hap 18T-9501 0 CONLIN ROAD I �� CON _SSION RO [� 6 oz�� Oil o 0 0 a c� z 4 REGIONAL ROAD 4 (TAUNTON ROAD) o � � o 0 � z o z °a � 0 Q � U_ v w �- Z JROAD _ 586 ~ z 55 0 c� w PEBBLESTO _ 586 M 70 C M Cf) 0 FrI `' EX. , v Attachment #2 -7 P �E� �LA C�'�E-V-B—Y;��PZI�'ICANT �-�XGR 0, UtTbRAL-- F, 1K V,111, no -td 7 1..- lZi zt- > G7 C C N EL > i IM 17" Bull AGRICULTURAL i i I I e & RURAL RESIDENTIAL 5, 8 7 Attachment # CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION 1. The applicant shall submit a stormwater management report to the Municipality of Clarington Public Works Department for approval indicating the stormwater management works required to service the development. 2. The City of Oshawa shall assume all costs associated with the reconstruction and future maintenance of West Townline Road from Taunton Road north towards Street "A ", including the installation of sidewalk and street lighting. The Boundary Road Agreement shall be amended to reflect these provisions. 3. The Owner shall retain a qualified Engineer to prepare and submit a Hydrogeologist Report to the Director of Planning and Development to demonstrate that the proposed development will not adversely impact the existing wells in the surrounding areas. 4. No commercial development shall occur on the 3.3 hectare Future Development Block 513 until the area has been approved in the Taunton Part II Planning Area by the Durham Region Planning Department. 5