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Home My WebLink AboutPSD-018-13 Clarftwn REPORT PLANNING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: March 18, 2013 Resolution#: - ) By-law#: Report#: PSD-018-13 File#: S-0-2012-02 AND Z-2012-10 Subject: APPLICATIONS TO AMEND OSHAWA ZONING BY-LAW 60-94 AND APPROVE PROPOSED DRAFT PLAN OF SUBDIVISION APPLICANT: 1494339 ONTARIO LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . THAT Report PSD-018-13 be received; 2. THAT the City of Oshawa be advised that the Municipality of Clarington has no objection to the proposed Zoning By-law Amendment and proposed Plan of Subdivision for 33 single detached dwellings subject to the Conditions of Draft Approval contained in Attachment 3; 3. THAT a copy of Report PSD-018-13 be forwarded to the City of Oshawa, Development Services Department and the Region of Durham Planning Department; and 4. THAT all interested parties listed in Report PSD-018-13 be advised of Council's decision. Submitted by: Reviewed by: Da id J. rome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer BR/CP/nl/df 7 March 2013 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 REPORT NO.: PSD-018-13 PAGE 2 1. BACKGROUND 1.1 The City of Oshawa circulated the Municipality of Clarington on January 9, 2013 the referenced applications for Zoning By-law Amendment and Proposed Plan of Subdivision. The applications have been reviewed by the Clarington Engineering Services Department and the Clarington Planning Services Department. 2. APPLICATION DETAILS 2.1 Owner/Applicant: 1494339 Ontario Limited (Foley) 2.2 Agent: D.G. Biddle & Associates 2.3 Proposed Plan of Subdivision: To permit the development of 33 single detached dwellings, a landscape strip block, future development blocks and local roads. 2.4 Zoning By-law Amendment: To rezone the majority of the subject site from R1-D (4)"h-14" (Residential) to an appropriate R1-E (Residential) Zone to implement the proposed draft plan of subdivision and special zoning regulations. 2.5 Area: 1.74 hectares (4.30 acres) 2.6 Location: South of Conlin Road East, north of Coldstream Drive and immediately west of Townline Road North, Oshawa 3. STAFF COMMENTS 3.1 The subject applications abut a section of Townline Road, the boundary road located between the Municipality of Clarington and the City of Oshawa. The adjacent lands in the Municipality of Clarington are located in the Provincial Greenbelt whereas the adjacent lands in the City of Oshawa are located within the urban area. No future urban development is possible or anticipated on the Clarington side of Townline Road. 3.2 Clarington Engineering Services Department advises that the Municipality of Clarington and the City of Oshawa entered into a Boundary Road Agreement in 2006 regarding Townline Road. Under the terms and conditions of the Agreement the Municipality of Clarington shall bear none of the construction costs on Townline Road (if applicable) that are related to development on the Oshawa side of the road. This portion of Townline Road is maintained by the City of Oshawa under the terms of the Boundary Road Agreement. The developer will be responsible for maintaining Townline Road free of mud, dust and debris as directed by the City of Oshawa during construction. REPORT NO.: PSD-018-13 PAGE 3 3.3 Where development is adjacent to rural land uses that rely on private wells and septic systems, a hydrogeological study is typically undertaken prior to development occurring to consider potential impacts on nearby wells and identify measures to mitigate any potential negative impacts. The current application by Foley is in essence an infill development as it is surrounded on the Oshawa three sides by a draft approved and partially constructed plan of subdivision by Silwell Developments and the Metrontario Group (S-0-2001-003). This earlier development application was supported by a hydrogeological report prepared by Soil Engineers Limited (see Attachment 2). 3.4 The Soil Engineers Report reviewed well water data for the broader area affected by Subdivision S-0-2001-003 including the properties of Clarington residents, and concluded it would be an "unlikely event that any of the private well systems within 500 metres of the site would deteriorate due to the site servicing of the residential development". There have been no issues related to existing wells and the development of the larger subdivision to date. However, through the review of the engineering drawings for the phase of the Silwell/Metrontario subdivision currently being considered, the Durham Regional Works Department has requested a consultant to address how water could be extended across Townline Road to the existing developed properties fronting on the Clarington side of the road, should their wells be impacted as a result of subdivision development in Oshawa. 3.5 It is recommended that as a condition of draft approval the Owner/Applicant be required, prior to any servicing of the plan of subdivision, to retain a qualified Professional Engineer to prepare and submit a Hydrogeological Report to the satisfaction of the Municipality of Clarington and that the recommendations of the report be included in an agreement with the City of Oshawa. The report would be a follow-up to the Hydrogeological Report prepared by Soil Engineers Limited, titled "Baseline Hydrogeological Report, Proposed Residential Development, Parkridge Developments", reference number 0510-W104.3 and dated November 15, 2005, done for Silwell Developments and the Metrontario Group for the surrounding subdivision S-0-2001-003. The recommendations of the study shall be incorporated into the subdivision agreement between the proponent and the City of Oshawa, to the satisfaction of the Clarington Planning Services Department, 3.6 In addition to the recommendations of the hydrogeological study referenced in 3.5, Durham Region has their "Drilled Well and Lot Sizing Policy" which contains provisions for well interference related to the installation of water and sanitary sewer servicing. The Region's policy would ensure anyone who has a private well, which is impacted as a result of development, will have municipal water extended to the property or provided a new well. The combination of existing policy and proposed study and recommendations should help ensure nearby Clarington residents have an alternative water supply in the event of well interference problems. 4. CONCURRENCE 4.1 The Director of Engineering Services concurs with the recommendations of Report PSD- 018-13. REPORT NO.: PSD-018-13 PAGE 4 5. CONCLUSION 5.1 In consideration of the comments provided within this report, it is recommended that the Municipality support the approval of the proposed draft plan of subdivision, subject to the comments herein and the recommended condition of draft approval. CONFORMITY WITH STRATEGIC PLAN — Not Applicable Staff Contact: Bob Russell, Planner II Attachments: Attachment 1 - Survey of Proposed Plan of Subdivision Attachment 2 - Limits of S-O 2001-003 and S-O 2012-02 Attachment 3 - Conditions of Approval of Final Plan Registration List of interested parties to be advised of Council's decision: David Sappleton, City of Oshawa Lino Trombino, Durham Region Bob Annaert, D.G. Biddle & Associates Attachment '1 to Report PSD-018-13 z i a o c E CL .c' ° N z ® � e z F r N O 0 o N O M H1aO I WMA 3NnNMOi 0 07 J FL d ro HM i O VO ku 3 a. 9H 9w 99 0 ® mm Z� H18ON GV08 3N17NM01 - - dWIS 3dVOSGNVI g£N0018 H 133Z11S M 00 M W LO CO I- 00 O 0 0 C\l = CO O W N M W N N d' Ce) N 00 N M e- N � N LO N c' d' N (fl N N b£>10018 L£>10018 9£>10019-3 5£ A0018 i- I E- - - — — — — — � -- - - - - - ; I - - i - - - - - -- - - i i i I --- - ii - - - --- - -- ! - - a- - - - - - - - - - a L — -- - - a Attachment 2 to Report PSD-018-13 FF M O 0 4) < 9 0 0 C'4 Z 0 1 11 0 U) 6 C04 0 0 Y 6 Cl) O 0 0 w z E E E Hl l]ON G VOil NIIN AO-L 1E13211S M31ANV' 0 CK < 0 < w z III z 0 U) 0 ill F GV08 ANOMM —--------------- —------ Attachment 3 To Report PSD-013-13 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION MUNICIPALITY OF CLARINGTON MARCH 4, 2013 1494339 ONTARIO LIMITED FILE NOS.: S-0-2012-02 AND Z-2012-10 1. The Owner/Applicant agrees, prior to any servicing of the plan of subdivision, to retain a qualified Professional Engineer to prepare and submit, to the satisfaction of the Director of Planning Services, a follow-up Hydrogeological Report to the Hydrogeological Report prepared by Soil Engineers Limited, titled "Baseline Hydrogeological Report, Proposed Residential Development, Parkridge Developments", reference number 0510-W104.3 and dated November 15, 2005. The 2005 Report was done for Silwell Developments and the Metrontario Group for the surrounding Subdivision S-0-2001-003, that is to the south, west and north of Subdivision S-0-2012-02, and 2. That the recommendations of the approved follow-up Hydrogeological Report be included in the agreement between 1494339 Ontario Limited and the City of Oshawa to the satisfaction of the Municipality of Clarington Director of Planning Services.