HomeMy WebLinkAboutPD-30-96WC &tcMORT.GPATHE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: General Purpose and Administration Committee File #? E try°
Date: Monday, March 4, 1996 Res.
Report #: PD-30-96 •••
PROPOSED DRAFT PLAN OF cD • ,
MORTGAGE
PART LOT 1, BROKEN FRONT CONCESSION, CITY OF OSHAWA
00.
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -30 -96 be received;
2. THAT the City of Oshawa and the Region of Durham be advised that the
Municipality of Clarington objects to the approval of the application for Draft
Plan of Subdivision 18T -95009 submitted by C & K Mortgage Services Inc.;
3. THAT a copy of this report be forwarded to the City of Oshawa and Region of
Durham Planning Departments; 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:
C & K Mortgage Services Inc.
1.2
Agent:
AVID Planning & Development Consulting
Limited
1.3
Draft Plan of Subdivision:
To permit the development of 38 semi-
detached units, 42 townhouse units, a
parkette, and a stormwater management
facility.
1.4
Site Area:
4.53 hectares (11.19 acres)
5 i
REPORT NO.: PD -30 -96 PAGE 2
2. LOCATION
2.1 The subject lands are located within the southern portion of Oshawa. The
property consists of Part Lot 1, Broken Front Concession in the City of
Oshawa. The property consists of a 4.53 ha (11.19 ac) parcel on the west
side of Townline Road.
3. BACKGROUND
3.1 On March 24, 1995, the Municipality was requested to provide comments on
this Draft Plan of Subdivision application. Staff have delayed responding on
this application until such time as the designation of Townline Road was
confirmed through the consideration of the Clarington Official Plan.
3.2 The property represents a small, triangular residential site bordered by
Townline Road to the east, C.P. Railway tracks and Highway 401 to the west,
and existing residential development to the north. The proposal would extend
Southport Drive through the property from Southgate Drive at the north to
Townline Road. The townhouse units are proposed on the west side of
Southport Drive while the semi - detached units front onto the eastern side of
Southport Drive and Townline Road. A parkette is located at the northern end
of the proposal while a stormwater management facility is located at the
southern tip of the property.
3.3 The property was subject to a previous application for a non - profit, co-
operative housing development consisting of 49 apartment units in a 3 -4 storey
building and 115 townhouse units. Although the City of Oshawa Planning
Department recommended approval, both the City of Oshawa and Durham
Regional Councils denied the proposal and the application was referred to the
Ontario Municipal Board. The appeal was dismissed on the basis that the site
was too remote from services such as transit, schools, parks, retail areas, and
medical /dental clinics for an assisted housing project. The Board also felt that
the high noise levels from the nearby two railway tracks and Highway 401
REPORT ., PAGE 3
would be more suitable to a development in which the buyer was aware of the
situation through warning clauses. As a result, a revised application has been
submitted.
4.1 The application was circulated to the Public Works Department for review. The
following comments have been received for consideration:
• The Neighbourhood Plan for Southwest Courtice indicates that West
Townline Road is being considered as a future Type B arterial road.
The draft plan of subdivision proposes lots fronting onto Townline Road
which would not be permitted under a Type B designation. The status
of Townline Road should be finalized and the plan revised to eliminate
access onto Townline Road.
• A stormwater management report must be submitted to the Public
Works Department for review and comment prior to draft approval. The
report must address the manner in which drainage from the site will be
handled, the stormwater management works required to service the
development, and ensure that no municipal or private lands are affected.
• Development of this plan of subdivision will necessitate the
reconstruction of Townline Road from Southgate Drive to the southerly
limit of the development, 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 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.
514
REPORT • PD-30-96 PAGE 4
Until these issues have been addressed, the Public Works Department
considers the proposal to be premature.
5.1 The Durham Region Official Plan designates Townline Road south of Bloor
Street as a Type C arterial. Direct access is permitted on Type C arterial
roads. The draft plan of subdivision proposes 10 lots that would access
directly onto Townline Road South.
5.2 The Clarington Official Plan, as adopted by Council on January 29, 1996,
designates Townline Road south of Bloor Street as a Type B arterial. In
addition, the Municipality has requested that the Region amend its Official Plan
accordingly. Regional policies do not permit lots with frontage on and direct
access to a Type B arterial road. The draft plan of subdivision does not
conform with the Clarington Official Plan and the Municipality's application to
amend the Durham Region Official Plan.
5.3 It is noted that the issue of the designation of Townline Road is a matter which
will be considered by the Ontario Municipal Board at the hearing related to
various applications in southwest Courtice. The Municipality has requested the
Region to refer a portion of the Clarington Official Plan to be consolidated with
that hearing, including the designation of Townline Road. Until this matter is
resolved, the draft plan of subdivision should not be approved or should be
redesigned to eliminate lots with direct frontage on Townline Road.
5.4 The Boundary Road agreement between the City of Oshawa and the
Municipality of Clarington should be updated to reflect changing circumstances
in both Municipalities. At a recent meeting with respect to the southwest
Courtice OMB hearing, Public Works officials from both municipalities agreed
to initiate discussions on this matter. Until there is an agreement with respect
J
REPORT NO.: PD -30 -96 PAGE 5
to the road widening, reconstruction, and future maintenance, the approval of
this draft plan of subdivision is premature.
5.5 It is noted that a portion of the proposed plan of subdivision is adjacent to
Prestige Employment lands in the Municipality of Clarington. It is important
that potential buyers be aware of the land use designations in Clarington to
avoid future misunderstandings or potential objections to industrial
development in Clarington. Accordingly, it is recommended that at such time
that draft approval may be considered, a condition of approval would require
the subdivision agreement to contain a clause requiring the vendor to post a
plan showing future land uses in the Municipality of Clarington.
6. CONCLUSIONS
6.1 Based on the discussion in this report, it is apparent that the application is
premature until various issues have been resolved and that the draft plan of
subdivision is redesigned. It is recommended that the Municipality register an
OBJECTION to this proposal with the City of Oshawa and the Durham Region
Planning Departments.
Respectfully submitted, Reviewed by,
J
Franklin Wu, M.C.I.P., R.P.P. W.H. Stockwell
Director of Planning Chief Administrative
and Development Officer
RH *FW *df
Attachment #1 - Key Map
Attachment #2 - Draft Plan of Subdivision
23 February 1996
REPORT PD PAGE 6.
Interested parties to be notified of Council and Committee's decision:
C & K Mortgage Services Inc.
600 Eglinton Avenue East
Suite 600
Toronto, Ontario
M4P 1 P3
AVD Planning and Development
Consulting Limited
3800 Steeles Avenue West
Suite 202
Woodbridge, Ontario.
L4L 4G9
Attn: Anna V. D'Alessandro
ATTACHMENT #1
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SUBJECT SITE KEY MAP FOR
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PROPOSED LAND USES \\ F \ \ \�\ y7/—
DESCRIPTIONS UNITS AREA (h0) vs \Op �• '�(` • _ I' \�I
RESIDENTIAL 6.5m TOWNHOUSES 42 1.46 \ �G\ \��\ \_`d,..¢ -\ •`
LOTS 20 TO 81
RESIDENTIAL 18.0. SEMI'S 38 1.45 \ (\ \ \ \ I • \
LOTS 1 TO 19
2 \ \ \ De
PART LOTS -BLOCK 62 (EXISTING) i (10.72m) \ QM MWq \
BLOCK 63 (SEMI) 1 0.08 • \ \ \ \ \ ` AND R�. �R
WALKWAY - BLOCK 84,65, AND 66 3 0.03 \ \ \ \ \•' `• FggU UA[NJl,. ..
LOCAL PARK - BLOCK 67 1 0.26 \ \ \ \ \ `\ ''�\: `\ C u
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STORM WATER MANAGEMENT - BLK 68 1 0.61 \ \ \ \\ O>
3.Om ROAD WIDENING - BLOCK 69 1 0.11
ROADS 20,Om 1 0.59 \ \ \ \ \
0.30m RESERVE - BLOCK 70 1
TOTALS 80 UNITS 4.53 ha
NOTE 0.08h9 AREA IS PART OF 1,45ha AREA FOR SEMI'S.
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MINIMUM LOT DIMENSIONS \\ \\ \ \\ \
6.5m FRONTAGE (TOWNHOUSES) - MINIMUM LOT AREA : 185m, \ \ k N.
18.Om FRONTAGE (SEMI'S) - MINIMUM LOT AREA : 550m=
6,6m TOWNHOUSES - TOTAL FRONTAGE a 309.60m \ \.
18.Om SEMI'S - TOTAL FRONTAGE = 382.81. \
ADDITIONAL INFORMATION \\ \\ \ \\ \ \
AS REQUIRED PURSUANT TO SECTION 51 OF THE \ \ \ \ \ P\
PLANNING ACT:
B) STREETS SHALL BE NAMED IN CONSULTATION WITH THE
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MUNICIPALITY.
ENTIRE HOLDINGS OF
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C) THIS REPRESENTS THE APPLICANTS
UNDEVELOPED LAND IN THIS VICINITY.
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E) EXISTING USES OF AJOINING LANDS: RESIDENTIAL
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H) PROPOSED WATER SUPPLY: MUNICIPAL WATERMAINS,
1) SOIL: SANDY LOAM
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K) FULL MUNICIPAL SERVICES TO BE INSTALLED INCLUDING
I
SANITARY AND STORM SEWERS, PAVED ROADS WITH CURB
AND GUTTER.
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L) THERE ARE NO EASEMENTS OR RESTRICTIVE COVENANTS
AFFECTING THIS PROPERTY.
\