HomeMy WebLinkAboutPD-45-96THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: VAUANT.GPA
REPOR T
Meeting: General Purpose and Administration Committee File
Date: Monday, March 18, 1996 Res. ;}1'
Report #: PD -45 -96 File #: 18T -87087 By -law #
Subject: REVISION TO DRAFT PLAN OF SUBDIVISION - VALIANT PROPERTY MANAGEMENT
PART LOT 12, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
(MIDDLE ROAD & SCUGOG STREET)
FILE: 18T -87087
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -45 -96 be received;
2. THAT the proposed revisions to Draft Approved Plan of Subdivision 18T -87087
submitted by Valiant Property Management dated February 1996, as per
attachment No. 2 be APPROVED subject to the conditions of Draft Approval
contained in this Report;
3. THAT a copy of this Report and Council's decision be forwarded to the Region
of Durham Planning Department; 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: Valiant Property Management
1.2 Agent: G.M. Sernas & Associates
1.3 Revision to Draft Approval:
To permit a Plan of Subdivision containing 176 single family
dwelling units, 94 lots for semi - detached /linked dwellings (188
units), 106 on- street townhouse units, and a medium density block
containing 35 units for a total of 509 units.
1.4 Land Area: 32.192 ha (79.5 acres)
....2
REPORT NO. PD -45 -96 PAGE 2
2. LOCATION
2.1 The subject property is located north and east of the Middle Road, Scugog Street
intersection with approximately 871 metres (2858 feet) of frontage on the east side
of Middle Road.
3. BACKGROUND
3.1 The subject lands have been previously considered by Council as part of a report
dealing with an Official Plan Amendment, Zoning By -law Amendment and
application for proposed plan of subdivision. Draft Approval was granted for the
subject property in February 1990. The Owner of the property has recently
submitted a request for revision to Draft Approval. The revision if approved would
increase the number of units within the plan of subdivision from 487 to 509, an
increase of 22 units. A previous request for amendment to Draft Approval in
November of 1990, to increase the number of units by 41, was not supported by
Council.
3.2 The proposed revisions are illustrated as follows:
Frontage Dwelling Draft Proposed Net
Requirement Type Approved Revisions ChM
12.0 m min
single
176
176
0
15.0 m min
single
51
0
-51
18.0 m min
semi /link
108
188
+ 80
6.0 m min
on- street
113
106
- 7
townhouse
N/A block
townhouse 39 39 0
TOTAL
EM
E
509
+ 22
....3
REPORT NO. PD -45 -96 PAGE 3
• Fill N:J • -•
4.1 Within the Durham Regional Official Plan the subject property is designated Living
Area. The Living Area policies among other things encourage a wide variety of
housing style, form and tenure. The application would appear to conform.
4.2 Within the Official Plan of the former Town of Newcastle the subject property is
designated Low Density Residential within neighbourhood 2B of the Bowmanville
Urban Area. The additional 22 units proposed are deemed to conform to the
Official Plan.
4.3 The Council adopted Clarington Official Plan designates the lands urban
residential in the Knox neighbourhood of the Bowmanville urban area. The 509
units proposed in the revised draft plan appear to conform with the
neighbourhood housing target of 1900 units.
5 ZONING
5.1 The subject property currently has four residential zones and one commercial
zone. The subject application to revise the Draft Approved Plan of Subdivision
does not require an amendment to the zoning of the property.
6 STAFF COMMENTS
6.1 The subject application was discussed with the Public Works Department from
both an engineer and parks perspective. There was no objection to the proposed
revision from either branch of the Department. However, The Parks Division
identified a need for the park block (293) to be available with the registration of
Phase I to service the proposed population, and that any under dedication based
on 1 ha per 300 dwelling units, be provided as cash -in -lieu of parkland. This
requirement has been incorporated into the conditions of draft approval
(Attachment No. 2). .... 4
916
REPORT NO. PD -45 -96 PAGE 4
6.2 The Public School Board has provided comments advising that they are satisfied
with the school at this time, although the option of increasing the site from 2.023
ha to 2.83 ha was discussed with the applicant. This may require a red line
revision in the future, however, this will not impact the proposed phase I
development. In addition, the school board has requested that the Owner enter
into an agreement with the Board which addresses acquisition of the school block
(303) as shown on the revised plan.
6.3 In consideration of the comments contained within said report, and the limited
overall unit increase, staff would have no objection to the approval of the
proposed application to revise the Draft Approved Plan of Subdivision, subject to
conditions of approval contained in Attachment No. 2.
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
CP *FW *cc
Attach
March 12, 1996
Reviewed by,
W. H. Stockwell
Chief Administrative
Officer
Interested parties to be notified of Council and Committee's decision:
Valiant Property Management
177 Nonquon Road, 20th Floor
OSHAWA, Ontario L1 G 3S2
G.M. Sernas & Associates
110 Scotia Court, Unit 41
WHITBY, Ontario L1 N 8Y7
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
• 0 1 0
1. That this approval applies to draft Plan of Subdivision 18T -87087 prepared by G. M.
Sernas & Associates Ltd. dated (revised) February 1996, showing 176 lots for single
family dwelling units, 94 lots, 188 units for semi - detached /link dwellings, Block 271
inclusive to 288 inclusive for 106 on- street townhouse units, Block 289 for 35 block -
townhouse units, Block 293 for park, Block 292 for school, Blocks 296 and 297 for
walkway purposes, Block 294 for commercial development and various blocks for
reserve, road widening, site triangle etc.
FINAL PLAN REQUIREMENTS
2. That all streets within the Plan of Subdivision shall be dedicated as public highway and
shown as such on the final plan.
3. That all streets shall be named to the satisfaction of the Municipality of Clarington and
shown on the final plan.
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT
4. That the Owner shall retain a qualified landscape architect to prepare and submit a
Landscaping Plan to the Director of Public Works and the Director of Planning and
Development for review and approval. The Landscaping Plan shall reflect the design
criteria of the Municipality as amended from time to time.
5. That the Owner shall retain a professional engineer to prepare and submit a Master
Drainage and Lot Grading Plan to the Director of Public Works for review and approval.
All plans and drawings must conform to the Municipality's Design Criteria as amended
from time to time.
....2
-2-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT
7. That all easements, road widening, and reserves as required by the Municipality shall be
granted to the Municipality free and clear of all encumbrances.
8. That the Owner shall dedicated Block 293 for park purposes, and that any under
dedication, based on 1 ha per 300 dwelling units, be provided as cash -in -lieu of
parkland.
9. That the park block shall be transferred to the Municipality in a condition suitable to the
Director of Public Works, this shall include but not be limited to servicing and rough
grading. The transfer of the park block to the Municipality shall occur at the time of the
registration of the first phase.
10. That the Owner shall pay to the Municipality, the development charge in accordance to
the Development Charge By -law as amended from time to time, as well as payment of
a portion of front end charges pursuant to the Development Charge Act if any are
required to be paid by the owner.
11. That the Owner shall provide and install sidewalks, street lights, temporary turning circles
etc. as per the Municipality's standards and criteria.
12. That the Owner shall cause all utilities, including, hydro, telephone, Cable TV, etc. to be
buried underground.
13. That the Owner shall provide the Municipality, at the time of execution of the subdivision
agreement unconditional and irrevocable, Letters of Credit acceptable to the
Municipality's Treasurer, with respect to Performance Guarantee, Maintenance
Guarantee, Occupancy Deposit and other guarantees or deposit as may be required by
the Municipality.
14. That the Owner shall adhere to architectural control requirements of the Municipality.
...3
550
-3-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
15. That prior to the issuance of building permits, access routes to the subdivision must be
provided to meet Subsection 3.2.5.2(6) of the Ontario Building Code and, that all
watermains and hydrants are fully serviced and the Owner agrees that during
construction, fire access routes be maintained according to Subsection 2.5.1.2 of the
Ontario Fire Code, storage of combustible waste be maintained as per Subsection
2.4.1.1 and open burning as per Subsection 2.6.3.4 of the Ontario Fire Code.
16. That storm water drainage works and facilities necessary for this development must be
constructed in accordance with the Northwest Bowmanville Master Drainage Study,
prepared by G. M. Sernas and Associates and as finally approved by the Director of
Public Works. The applicant will be responsible to contribute an appropriate share of
the cost of any works or facilities outlined in the Study which benefit the watershed as
a whole.
17. This draft plan of subdivision cannot proceed to registration until such time that the
Municipality has approved the expenditure of funds for the provision of the
reconstruction of Scugog Street from Odell Street to Middle Road and the reconstruction
of Middle Road from Scugog Street northerly to the limit of this development. The
required reconstruction of these existing roads includes any external works or services
such as sidewalks, street lighting etc. which have been included in the Municipality's
Development Charge By -law and have been deemed necessary by the Director of Public
Works to service this development.
18. That contributions be made toward the reconstruction of Old Scugog Road from Middle
Road to Highway # 2. The contributions will be determined based on all developable
and developing lands that will directly impact the use of this collector corridor.
19. That the following blocks on proposed Street "X" not develop until such time as
development to the south proceeds:
Blocks 283, 284, 285 & 287.
...4
-4-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
20. Further to the above, Blocks 286 and 288 may develop, provided a Temporary Turning
Circle is constructed to allow vehicle turn around, so as not to interfere with any
driveway.
21. A Temporary Turning Circle is required at the east limit of Street "N ". Lots 101, 58 and
59 shall be on hold with no Building Permit issued until such time as development
proceeds easterly.
22. A Temporary Turning Circle is required at the east limit of Longworth Ave. Lots 28 to 34,
inclusive, shall be on hold and no Building Permit issued until such time as development
proceeds easterly.
23. Lot 295 shall be on hold with no Building Permit issued until such time as development
proceeds northerly.
24. That a 3.048 metre road widening be dedicated to the Town on Middle Road along with
a 0.3 metre reserve and sight triangles as shown on the attached plan.
25. That the applicant will bear the costs (100 %) of any works on Middle Road which are
necessitated as a result of this development. (ie: intersection improvements, turning
lanes, utility relocation, ditch grading, sodding, entrance construction, etc.)
26. That a copy of the proposed Plan of Subdivision be provided to the Municipality, on disk,
in a CAD format acceptable to the Director of Planning and Development.
27. That the owner shall enter into a written agreement with the Northumberland and
Clarington Board of Education which provides for the future acquisition of the school
site, shown as Block 303, to the satisfaction of the School Board.
552
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