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Home My WebLink AboutPSD-017-01 '-"~, q~-!!Jgron REPORT PLANNING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE SEPTEMBER 17, 2001 ~ Resolution #0!fI-i6:::tJ / Date: Report #: PSD-017-01 File #18T-92011 By-law # Subject: PROPOSED PLAN OF SUBDIVISION APPLICANT: 1413345 ONTARIO INC. AND NORM HANAKA PART LOT 33, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1, THAT Report PSD-017-01 be received; 2, THAT the proposed Plan of Subdivision revised and dated March 2001, as per Attachment 2 be APPROVED subject to the amended conditions of Draft Approval contained in this report; 3. THAT the "Holding (H)" symbol be removed by by-law upon execution of a subdivision a9reement; 4, THAT the Mayor and Clerk be authorized, by by-law, to execute a Subdivision Agreement between the Owner and the Municipality of Clarington at such time as the subdivision agreement as been finalized to the satisfaction of the Director of Engineering and the Director of Planning Services Department; 5. THAT a copy of this report and Council's decision be forwarded to the Region of Durham Planning Department; and 6. THAT all interested parties listed in this report and any delegation be advised of Council's decision. ~~ Franklin Wu Chief Administrative Officer Submitted by: Reviewed by. Davi . Crome, M.C.I.P" R.P.P. Director, Planning Services Department SA*L T*DC*df September 11, 2001 682 REPORT: PSD-017-01 PAGE 2 1.0 APPLICATION DETAILS 1,1 Owner: 1413345 Ontario Inc. and Norm Hanaka 1,2 Agent: D,G. Biddle & Associates 1.3 Subdivision: Proposal to amend a Draft Approved Plan of Subdivision to include new lands and create a total of seventeen (17) lots for single detached dwellings. 1.4 Rezoning: From "(Holding) Urban Residential Type One ((H)R1)" to permit the proposed plan of subdivision. 1,5 Land Area: 1,268 ha 2.0 LOCATION 2.1 The subject property is located in Part Lot 33, Concession 2, former Township of Darlington, The SUbject lands will allow for the creation of a new court with thirteen (13) lots and the creation of four (4) new lots on the west side of Prestonvale Road, south of the Whittaker Avenue/Prestonvale Road intersection. 3.0 BACKGROUND 3.1 The original application was received In June 1992. The first phase has now been registered as 40M-1876, Staff received the revision request on April 23, 2001, that will be registered as "Phase 2". This application enlarges the area of the original application and would result in the creation of seventeen (17) single detached lots as an infill subdivision 4.0 EXISTING AND SURROUNDING USES 4.1 The existing site currently contains an existing dwelling and two existing accessory buildings that have been identified to be removed as a condition of approval of the subdivision. 683 REPORT: PSD-017-01 PAGE 3 4.2 Surroundinq land uses are as follows: South East North West single and semi detached dwellings single detached dwellings - single detached dwellings - single detached dwellings 5.0 OFFICIAL PLAN POLICIES 5.1 The Durham Regional Official Plan designates the subject property "Living Area". The primary use of land so designated is for residential purposes. The subject application conforms. 5.2 The subject lands are located within the Penfound Neighbourhood of the Courtice Urban Area and are designated "Urban Residential" in the Clarington Official Plan. The application conforms with the Clarington Official Plan. 6.0 ZONING BY-LAW POLICIES 6.1 Comprehensive Zoning By-law 84-63 of the former Town of Newcastle, as amended, designates the subject property "(Holding) Urban Residential Type One ((H)R1)". The proposed lot's area and frontage meet the current 'R1' zone requirements and thus the application conforms with the Zoning By-law. The applicant will be required to remove the Holding (H) symbol following the execution of a subdivision agreement. 7.0 AGENCY COMMENTS 7.1 The application was circulated to a number of agencies and departments for comment. The following departments and agencies advised that they have no objection to application as proposed: . Clarington Emergency Services . Hydro One Networks Inc. 7.2 The Peterborough Victoria Northumberland Clarington Catholic DistrictSchool Board and the Kawartha Pine Ridge District School Board have no objection to the application provided adequate provision for sidewalks are made. - 6 8 4 REPORT: PSD-017-01 PAGE 4 7.3 The Clarington Engineering Department has no objection to the application, subject to a number of conditions of approval. The applicant shall: i) Ensure all services (hydro, cable, storm sewer, water, sanitary sewer, sidewalks...) are installed to the satisfaction of the Director of Engineering; ii) Construct or reconstruct any existing works on Renwick Road or Whittaker Avenue that are deemed necessary by the Director of Engineering; iii) This subdivision will utilize an existing storm water service. The current subdivision conditions requires the Municipality to endeavour to collect an appropriate share of the cost of any oversized or external work from benefiting developers; iv) All drainage for this phase must be self contained; v) Provide a Lot Grading and Drainage Plan detailing the configuration of the on-site storm system (minor system) and the conveyance of the overland flow (major system) from this site; vi) All construction traffic must access the subject lands via Prestonvale Road and Whittaker Avenue; vii) Existing buildings and structures must be removed prior to development of the site; viii) The applicant must enter into a subdivision agreement with the Municipality which, includes all requirements of the Engineering Department regarding the engineering and construction of all internal and external works and services related to this proposal; and. ix) Provide the appropriate cash-in-lieu payment of parkland dedication. 7.4 Central Lake Ontario Conservation Staff reviewed the application previously and has advised the proposed changes do not impact their earlier comments. Prior to final approval of the Plan and/or commencement of site preparation, including filling, grading 685 REPORT: PSD-017-01 PAGE 5 or construction of services, the Owner shall obtain Central Lake Ontario Conservation approval of: i) site grading and storm water servicing plans; and ii) sediment and erosion control plans. 8.0 STAFF COMMENTS 8.1 The original subdivision application was applied for in 1992. At this time it was not a requirement within the Planning Act that a public meeting be held. As this is an amendment to the 1992 application, the provisions in effect within the Planning Act as the time of the original application still apply and thus a public meeting was not held. 8.2 The subject lands are located in Courtice within the Penfound Neighbourhood. This application is in keeping with the existing development patterns within the neighbourhood. As noted in Section 4.2, the surrounding lands contain mostly single detached dwellings, with a small area of semi-detached dwellings on Sagewood Avenue (38 semi-detached units). The proposed lot frontages and lot areas are consistent with existing developed lots which range from 9 metres to 16 metres, with lot areas ranging from 460 m2 to 500 m2 approximately. 8.3 The applicant has added additional lands to complete the subdivision. Approved Plan of Subdivision 18T-92011 approved Lots 21 to 26 inclusive, now known as Lots 1 to 3 and 11 to 13 inclusive. The additional lands now complete the court. 8.4 Staff note that although Lots 4, 5, 9 and 14 meet the minimum zone requirements, the lots are irregularly shaped and dwellings may require specific design to be sited in accordance with the Zoning By-law. 8.5 The School Boards have requested adequate provision of sidewalks. Sidewalks exist on the west side of Prestonvale Road and the north side of Whittaker Avenue. The Municipality of Clarington does not typically install sidewalks on a court unless there is a connecting walkway to a school or park. 686 REPORT: PSD-017-01 PAGE 6 9.0 RECOMMENDATIONS 9.1 Based on comments contained in this report, it is respectfully recommended that revisions to the draft plan of subdivision be APPROVED, subject to the attached conditions of draft approval. Removal of the holding symbol will require Council approval at such time as a subdivision agreement is registered. Attachments: Attachment #1 - Key Map Attachment #2 - Plan of Subdivision Attachment #3 - Conditions of Draft Plan Approval Attachment #4 - Original Plan of Subdivision Interested parties to be notified of Council and Committee's decision: 1413345 Ontario Inc. 8-600 Grandview Street South OSHAWA, Ontario L 1 H 8P4 Norm Hanaka R.R.#2 BOWMANVILLE, Ontario L 1C 3K3 D.G. Biddle and Associates Ltd. 96 King Street East OSHAWA, Ontario L1H 1B6 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905) 623-3379 F (905) 623-0830 687 AMENDED CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to a proposed amendment to draft approved Plan of Subdivision 18T-92011 prepared by D.G. Biddle & Associates Limited, revised March 2001, showing Lots 1 to 17, inclusive for single detached dwellings. FINAL PLAN REQUIREMENTS 2. That the builder includes a disclosure in all purchase and sale agreements advising homebuyers of municipal parking regulations. 3. The Owner acknowledges and agrees to provide two (2) outdoor parking spaces for each single detached dwelling unit to be constructed within the amended draft Plan of Subdivision 18T-92011. Where the two outdoor parking spaces are provided side by side, the combined minimum width of the two spaces may be reduced to 4.6 metres provided the minimum landscaped open space within the front yard is thirty (30%) percent. 4. Any parking space within a garage shall have a minimum width of 3.0 metres and a minimum area of 18.58 m" 5. The Owner agrees to assume all costs for provIsion, installation and location of Community mailboxes to service this subdivision in a manner satisfactory to the Director of Engineering. 6. The Owner agrees to dedicate free and clear of any encumbrances, a 5.0 metre x 5.0 metre sight triangle at the north west corner of Lot 13. 7. That the Owner shall fulfill all requirements of the Durham Region Public Works Department, Central Lake Ontario Conservation, Hydro One Networks Inc., Bell Canada, and Canada Post Corporation, financial and otherwise. 8. The applicant will be required to pay an appropriate share of the oversized/external works contained within the Plan of Subdivision 10M-797. 9. Lots of this subject plan must be pre-serviced with all urban services, including storm sewers and street trees. 10. Delete draft Condition #12 which states: "The Owner shall agree to provide a temporary turning circle at the terminus of Street "A" and that Lots 21, 25 and 26 (see Attachment 4) be frozen until such time as Street "A" is extended to the satisfaction of the Municipality of Clarington." (Note: no longer required as Street "A", will now be extended and constructed to a full urban standard). 688 - ATTACHMENT 1 ~ SUBJECT SITE LOT 33 ~\l /l:ll L )/ ~~ LOT 32 \ \ II I 1 -- - ~ H~y rl NO. 2 r----- \ V _~ r-----]JI~~ ~ ~TON -fS\~r=w---- ~ ~>- ~ 1\ \ \ ~::;\\=-::: L-- ~~\(lJ ,.- - 5T1RUNG AVEN 'i L---1 I~D IT .Yi 8lliTIm 4 /' ~ ~-~:1l'1T. -1My cv~f' - ~ /r= i= _____~ " ~y./'. f- I I- ~:::=:=I= ~ - STU'Ho'i.-' N t= - v ~ f-- 111 L---l= ~ ~ - /T i \ ~ := f- := _f(, r- ~ 111 r-- "l :::::E == z - r- ~'( ~f- _ i< >- 1- 0 -1i~~1'I ~~- ~ f.--.~ en ~lr-1 ~ ./, / H~_f-lo:r-f===:~ f:.--j"f:;::E::J~/ en HI l- j / I~ ~ --, LuJ.. IJn / ~ z .J.J. - . I 7 J--..--r--t ~ I A ClARa I?Q4o ~ f-- f---.J _ A\ill\ \ LJ /) . J /I -=l ~ \... 7 ~~~ ~~ ~~ll ~Wi~~ !!~ / ~~~ I~ ;$liu 71 f:1 f~ :!v ./ ~L- 'J( ~ -~ "1 =:.==- I~ ~ 'iTl <> tJ --L I '" I=:- t= 3 ),,~ ~,..~~ =ili ,\J-Qi U>I "\ 1''7 ~r1l~~.\-- .. (v~. - II I -'" L I' 'Y ,....J!.;' COURTICE 1ST -92011 KEY MAP 689 ATTACHMENT 2 '< ,l; ,! " p' I" / /" " / /" / / 1- 5ji I ~ - \ U)i ~ '<r-~- " ~. . ~/ ~ DI~ ~ ! ~ ~ ~ jlgP IB! I i;~"i"O"-' ,;;: ,,1 ~; '~!Ii!~~l~!!!i ' "H' ",. ,II' ' 1:11'1" ;;j-, .~ ~ . ." "". '"' I .'" 0 iI ~,-, ~o ; ; , :! . i ;' i ' 1..1,;" ~, ji,'F" ,.\. l ' "i !'"l 01'" H l' :: I !!; r ' i I I .Ii, j ilm"~ ;~,~ :!1t 'Iii; Il~i:q!i!i!i!!l~' :I~I/l';; '11!IH -0 '8 i, n= "" I ~lllli~:: en Ii-I '" ~:!~ tl , ... ,~. ~ i I I ~~ 11< a I ~.lii!il " '.~ _ " I. . \ . "Ii!'" ." . . '" -." . I " ~ ~a. :0 I an. n '!l '- II [i ~ s I 5;; ". f~~ :~2 ., ,. ~~ Plio 1"'-- ~ i~ j ~ S~;~~I" <: ,_ ' !.,,_ I C ,0 a~ ::,.. -. "'z ~::o ~ I ~- "'-_....> ~ ::z,...~nZ!f:" i m "j""-;! ~=O~r---i ~ t ~ ",51....> 0 l 1': . so: !!*i ~r~""'-U;lJ ; ~ 'II ~";;=<~"r ~ ~ ~"! a;:;;-<:;;~>U; ,II;;' - lh~ !:O~m Z 0- il 'l Ir -;.Is.... =<,"'Tl~~_ z _I' .'"" ..~.,. li;Oi!riCD ~ ~ .:J: r 0 = '" ll: rl! ~~ ~>~!'>--l ," :_ Iii M ;:l'" ~:::tl~~ I :11 ~ ~ 0......_ '"' '" to I n II I!:U I~ ~ ~ I\) I nUl c: ~o 69 Z ATTACHMENT 3 AMENDED CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to a proposed amendment to draft approved Plan of Subdivision 18T-92011 prepared by D.G. Biddle & Associates Limited, revised March 2001, showing Lots 1 to 17, inclusive for single detached dwellings. FINAL PLAN REQUIREMENTS 2. That the builder includes a disclosure in all purchase and sale agreements advising homebuyers of municipal parking regulations. 3. The Owner acknowledges and agrees to provide two (2) outdoor parking spaces for each single detached dwelling unit to be constructed within the amended draft Plan of Subdivision 18T-92011. Where the two outdoor parking spaces are provided side by side, the combined minimum width of the two spaces may be reduced to 4.6 metres provided the minimum landscaped open space within the front yard is thirty (30%) percent. 4. Any parking space within a garage shall have a minimum width of 3.0 metres and a minimum area of 18.58 m" 5. The Owner agrees to assume all costs for prOVISion, installation and location of Community mailboxes to service this subdivision in a manner satisfactory to the Director of Engineering. 6. The Owner agrees to dedicate free and clear of any encumbrances, a 5.0 metre x 5.0 metre sight triangle at the north west corner of Lot 13. 7. That the Owner shall fulfill all requirements of the Durham Region Public Works Department, Central Lake Ontario Conservation, Hydro One Networks Inc., Bell Canada, and Canada Post Corporation, financial and otherwise. 8. The applicant will be required to pay an appropriate share of the oversized/external works contained within the Plan of Subdivision 10M-797. 9. Lots of this subject plan must be pre-serviced with all urban services, including storm sewers and street trees. 10. Delete draft Condition #12 which states: "The Owner shall agree to provide a temporary turning circle at the terminus of Street "A" and that Lots 21, 25 and 26 (see Attachment 4) be frozen until such time as Street "A" is extended to the satisfaction of the Municipality of Clarington." (Note: no longer required as Street "A", will now be extended and constructed to a full urban standard). 691 . , ATTACHMENT 4 I II I [- -- -+ - -- ~ I ~ _I c:'JD / II Il - -- L --~ 1~11 j - - L -l U L. PL'1:'O"T9T RI~ ,D 0: PLAN 1~29.j'8 i s - - - . ----+Z' J"'--.~ -f-- - -- NI7'fr?r~-- -_u__ -~--~~-\1-L --~---- - - --- .. 455.. 7 "11'00'[ 5622.. -L~9~1E"--'1- / 45 8", 23 8 ~ 2"'4" '" p~3;~:7li ~ BLOCK 41! i ----:; 22 ' 2"5"0 .~< I~ f,;;I::~ / I ) ------- ,~,..,,_.. IdIJ '; , ~'y ," l ,," -. ',:" " g,@ IoJ'~ '-~~~ ' ~V:t0 ~ )2 ~J,i----/7l _ / !~i I 1-, ~ <:J(t.........:~ >' "-' " Ii;! I / / 'J/ <-, ~ ~ ~- '~" /t - - / / / ,32 'V' #' 39 ," I, I" / / / ~<"6' 0' '\" '-. '" 'b :~ ,-:;1 . - / ' / ;:-~~ ./ '-~ ~'. E /~"-- -d / / -rz~~~ ....y~ , ..-.. r~ -/1. I 04f J........ 3T'~" / .CJ. ~ J........ 36 '" [jJj'- I '(}: / L 35 ,~ -;.,: ii ILu, I '" ~ N ,~: L'l- , --_ .-"'- { ; <<, I v.,g.;,;p ....... - "TI'\- --- ;> ! / -$' 62 - -.- -. ':z: I ~ 6/~ mJ I /~i I ~ '::'~ "Q ~ -;.,,,J ~~ J,'r; I <6' ........... 0 , _ - , '.... 59........... ~ 3' g , u. "'~ ~ I3Y ~ SUBJECT SITE ' 15 ;1 , / "I 53 I / ---- ~ O'AI("("", , , "" 2 , G <: (f) u"'ttu..- '. \>- ~ "IS a:: ~ --~ iil t;J~ 20 ; 19 ' Zw" .u I a:: n::::z: --j0 I- N '.2J'5(}.'''- IUl . If- I N 17'50 40'11 /2457 m "?- , illJH -, ~~ " [(f;H -- '0 fl!jh- l' ,t J [[j) I; -Ji LOT 34 LOT 33 LOT 32 I.... 16 N 27'09"20'[ 40 19 .. '" ~ ~ ~ R1 ~2 <n <n w u 2: o U <8 /;;;- ---~ 18T-92011 KEY MAP 100 ;'0<) ~OO... ~ ~. 69