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Home My WebLink AboutPSD-131-03 #" f..~J? CJ. f1 L~~ REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE 'P1'f CPA-~<tl~-O!. Date: Monday, October 6,2003 Report#: PSD-131-03 File #: S-O-2001-03 & Z-12/2001 By-law #: Subject: DRAFT PLAN OF SUBDIVISION AND REZONING APPLICATION TO PERMIT A 707 UNIT RESIDENTIAL SUBDIVISION IN THE CITY OF OSHAWA. SILWELL DEVELOPMENTS LIMITED AND 671516 ONTARIO LIMITED PART LOTS 1, 2, 3, CONCESSION 4, CITY OF OSHAWA RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-131-03 be received; 2. THAT the City of Oshawa be advised that the Municipality of Clarington would have no objections to the approval of proposed Draft Plan of Subdivision (S-O-2001-03) and rezoning Z-12/2001, subject to the conditions of Draft Plan approval contained in Attachment #3; 3. THAT a copy of the this report be forwarded to the City of Oshawa Planning Department; and 4. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: D i . Crome, MCIP, R.P.P. Director of Planning Services CS*L T*DJC*sh September 30, 2003 Reviewed by: c)~.~~ Franklin Wu, Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623- 3379 F (905)623-0830 6990rJ2 .~ ,~ REPORT NO.: PSD-131-03 PAGE 2 1.0 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 a maximum of 707 dwelling units, consisting of single detached dwellings and townhouses, 4.17 hectres of open space, a storm water management facility, a commercial block and a 9.62 hectare Future Development Block. 1.4 Rezoning: From "Urban Reserve" to an appropriate zone to permit the proposed development. 1.5 Site Area: 68.46 hectares (169.13 acres) 2.0 LOCATION: 2.1 The subject lands are located within the Taunton Planning Area in the City of Oshawa. The property consists of Part Lot 1, 2, & 3, Concession 4 in the former Township of East Whitby, more specifically, north-west of Taunton Road and Townline Road. (See Attachment #1). 3.0 BACKGROUND 3.1 On March 6, 2003, the Municipality of Clarington was circulated by the City of Oshawa to provide comments on the Draft Plan of Subdivision and rezoning application. 3.2 The area subject to the draft 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 II Planning Area was approved by the Durham Region Planning Department on March 29, 1996. 3.3 The development proposal represents the second phase of development for the applicant. The first phase was draft approved in the fall of 2002. This plan of subdivision, as circulated, consists of the following: >- Residential development consists of 655 to 800 single detached dwelling units and 53 multiple units; >- A.54 hectare commercial area; >- A 4.17 hectares of Open Space adjacent to the Harmony Creek; >- Storm water management facility; and >- A 9.62 hectares Future Development Block 6990'J3 \ '4: .." REPORT NO.: PSD-131-02 PAGE 3 A range of housing units were given to provide the developer with some flexibility to market various models and lot sizes throughout the subdivision. On September 29, 2003, Staff were advised that the maximum number of dwellings were reduced from 800 residential units to 707 units. The majority of housing units are single detached dwellings. 4.0 AGENCY COMMENTS 4.1 The application was circulated to the Municipality of Clarington Emergency Services and Engineering Services Departments for review. The following comments have be received for consideration: 4.2 The Clarington Emergency Services Department offered no comment. 4.3 The Engineering Services Department noted the following: Reconstruction/imDrovements on Townline Road Development of this plan will necessitate the reconstruction of Townline Road, including the installation of sidewalks and street lighting. The need to reconstruct Townline Road is solely to facilitate development in the City of Oshawa. The City of Oshawa shall assume and accept 100% of the cost for the reconstruction and future maintenance of Townline Road. A new Boundary Agreement that reflects this requirement is currently being negotiated. Until the new Boundary Road Agreement has been finalized and approved by both municipalities, the Engineering Services Department would not endorse approval of the proposed draft plan. Storm water manaaement The applicant must demonstrate that all post development storm water drainage will be maintained at pre-development levels where there is flow in the Municipality of Clarington. Hvdroaeoloav/well interference Policv All existing commercial and residential development on the Clarington side of Townline Road is serviced by private well and septic systems. 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 the subdivision development in Oshawa. 5.0 STAFF COMMENTS 5.1 The Boundary Road agreement between the City of Oshawa and the Municipality of Clarington is in draft form and negotiations are near completion. The agreement 699U1J4 ,- / REPORT NO.: PSD.131-02 PAGE 4 includes matters which are related to road widenings, reconstruction of Townline Road and future maintenance. The Engineering Services Department is satisfied their concerns will be addressed sufficiently through the Agreement. 5.2 A Storm Water Management Report was prepared by G.M. Sernas in March 2002 for the entire area bounded by Townline Road, Taunton Road, Conlin Road and Harmony Road. The Report has been reviewed by the Engineering Services Department and they are satisfied that the storm water management facility proposed for the area north and west of Townline and Taunton Roads is sufficient to accommodate any storm water flows. 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 should be required to prepare a hydrogeological report to assess any potential impact of development on neighbouring wells so that preconstruction information is available for subsequent monitoring. 6.0 CONCLUSIONS 6.1 In consideration of the comments provided within this report, it is recommended that the Municipality would have no objection of the approval of the draft plan of subdivision subject to the conditions of draft approval contained in Attachment #3. Attachments: Attachment #1 Key Map Attachment #2 Draft Plan of Subdivision Attachment #3 Conditions of Draft Approval List of interested parties to be advised of Council's decision: Malone Given Parsons 140 Renfrew Drive Suite 201 Markham, Ontario L3R 6B3 City Of Oshawa Municipal Office 50 Centre Street South Oshawa, ON L 1 H 3Z7 Region of Durham Planning Department 1615 Dundas Street East 4th Floor Lang Tower P.O. Box 623 Whitby, ON L 1 N 6A3 699U'J5 ATTACHMENT 1 CIlY OF OSHAWA I LOT 4 I LOT 3 I LOT 2 I LOT 1 MUNICIPALIlY OF ClARlNGTON LOT 351LOT 341LOT 331LOT 321 CONLIN ROAD II 6 ----' , II I b::11 gll wll il!/I ~ I- (/)11 z 15 II 0 E;I (f) z f3 ;;;:1 0 01 0 z I -<: 0 0 '" 0 II 0 J II 4' Ii :::!' 0 " z :1 5, 4 REGIONAL ROAO 4 (TAUNTON ROAD) ~ 0 I -<: 0 I- '" '" 0 0 >- Z << r<) Z 0 0 0 '" :::!' << 0 (/) Z '" '" W 0 -<: 0 5 w G: (f) z (f) I') ::; I') z W ~ 0 0 0 Z ~ I- 0 '" 0 -' -<: 55 z 0 i3 w '" l r It) Z o (f) (f) W o Z o o ~ Z o (f) (f) W o Z o o ~ Subject Site Oshawa/Darlington Key Map 5-0-2001-03 , , ,.' -..,! ~Lc::-.:.l.ci , I I I r-- COriI...IN ROAD (' 1 r' i i , , , , ,I ! , , , , , , (,_l.__~:~~~,j// ! ! ! , ( II --11 ,'/-~- I \ i .,...J.~3 . ::-~ I " , " , " , .\:.~-~:] ! mET" limits of DNft Plan 18T-85010 Inset ftAft Sell"; 1;4,000 ,:=J ~ ~ ------- 1-..1 I I [3i ~ i - I I -. , I - ....."" r North....., IIInIt of Draft Plan r :;:- "'"""'................. ,...... i 8-0-2001-03 699, , ATTACHMENT 2 -. 0::- Draft Plan of Subdivision For Part of Lot 1, 2& 3 Concession 4 Formerly In the Township d Eut. Whllby """"..""""" -.... City of Oshawa Regional Municipality of Durham KEY PLAN ij_. -. . -, I .... I&ar' - ...- --- .~.._.............--. =---=-.J:tl:: ::,:-. .._........-~"""-.._- -.....--...-........-... ---........-.._-..........,- -...-- OYoNER'S AUTHORIZA TlON =........:-... ..,..-=-~ ~".r=..- ..-- - - ...- - =-~.A ...- - SURVEYOR'S CERTlFlCA1E l. ':-::t.IlIt,.:- :=-.:.=.'-:'.: == -----..... ..- - ADDlTlONAL INfORMA TlON .e---:.."'.::'.::.-......- ..........-.... ............................,YIllI...... .-- --- SCALE: 1: 2000 . o ... . 300m '00 .. - ________ao.-. ~...............-.,-. -...- ... .~ ISS'FI_ -..--..- -~- III ....... ATTACHMENT 3 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION 1. The City of Oshawa shall assume all costs associated with the reconstruction and future maintenance of Townline Road from Taunton Road north towards Conlin Road, including the installation of sidewalk and street lighting. The Boundary Road Agreement between the City of Oshawa and the Municipality of Clarington shall reflect these provisions. 2. The Owner shall retain a qualified Engineer to prepare and submit a Hydrogeologist Report to the' Director of Planning Services Department for the Municipality of Clarington to demonstrate that the proposed development will not adversely impact the existing wells in the surrounding area. 699!) ;0