The URL can be used to link to this page

Home My WebLink AboutPSD-054-01 ... " Cl~-!!Jglon REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Resolution #:6fft- 5t7 ~6 / Monday, December 3, 2001 7);tf PSD-054-01 File #: 18T-88046 By-law #: Date: Report #: Subject: AMENDMENT TO DRAFT APPROVAL. REVISION NO.7 WEST BOWMANVILLE DEVELOPMENTS PART LOTS 15 AND 16, CONCESSION 1, 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-054-01 be received; 2. THAT the application for proposed amendment to draft approval to 18T-88046 as amended, submitted by G.M. Sernas & Associates on behalf of West Bowmanville Developments be APPROVED as red-line revised (Attachment 1) and subject to the amended conditions of Draft Approval contained in Attachment 2; and 3. THAT the Durham Region Planning Department, and all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: D vi . Crome, M.C.I.P.,R.P.P. Director, Planning Services Reviewed bd~-.::,~ Franklin Wu Chief Administrative Officer CP*L T*DC*df 27 November 2001 6Q9?2 > REPORT NO.: PSD-oS4-o1 PAGE 2 > 1.0 APPLICATION DETAILS 1.1 Applicant: West Bowmanville Developments (The Kaitlin Group) 1.2 Agent: G.M. Sernas & Associates Ltd. and Design Plan Services Inc. 1.3 Proposed Amendment to Draft Approval: . to revise the configuration of Street "U" as draft approved; and . to revise the number of a draft approved units on the subject lands from a total of 70 units, consisting of 2 single detached dwellings and 34 semi-detached/linked dwelling lots (68 units), to a total of 62 units, consisting of 4 single detached dwellings and 29 semi-detached/linked dwellings (58 units). 1.4 Area of Proposed Amendment: 3.54 ha (8.75 acres) 2.0 LOCATION 2.1 The property is located on the north side of Aspen Springs Blvd., west of Regional Road 57, south of the S1. Lawrence and Hudson rail line and east of West Side Drive. 3.0 BACKGROUND 3.1 Draft approved plan of subdivision 18T -88046 was originally issued draft approval in February 1991. Since that time six (6) revisions to draft approval have been granted, the last one considered by the Region was in May 1998. The current application proposes to alter the configuration of Street "U", a crescent shaped street on the north side of Aspen Springs Blvd., as well as reduce the overall number of units by 8 (see Attachment 1). 69923 rr REPORT NO.: PSD-054-01 PAGE 3 3.2 4.0 4.1 The most westerly portion of the Street "U" was originally draft approved over an existing water and sanitary sewer service easement. The road, as originally draft approved, was intended to provide access to Block 328 to the west, as well as the various lots fronting it. Block 328 is draft approved for high density residential, but does not have an approved site plan. For engineering reasons the feasibility of constructing the road and berm required for noise attenuation in this location, to the satisfaction of the Director of Engineering Services, was determined not to be financially viable. As a result the application was submitted to shift the road to the east. EXISTING AND SURROUNDING USED Existing Uses: the subject lands are currently vacant 4.2 Surrounding Uses: East - vacant land, Regional Road 57 and existing residential development North - St. Lawrence and Hudson rail line West - vacant land South - existing residential 5.0 OFFICIAL PLAN POLICIES 5.1 Within the Durham Regional Official Plan the subject property is designated "Living Area". The predominant use of land within this designation shall be for housing purposes. 5.2 The lands are designated Urban Residential within the Clarington Official Plan. The lands are within the Bowmanville Urban Area, and are within proximity of high density symbol to the west, a GO transit station symbol to the east, and a collector road, Aspen Springs Blvd., to the south. The lands are located within the Westvale Neighbourhood (No. 14). The predominant use of land within the Urban Residential designation shall be for housing purposes. The application conforms with both Official Plan policies. 69924 , REPORT NO.: PSO-054.{)1 PAGE 4 6.0 ZONING BY-LAW PROVISIONS 6.1 The subject lands are zoned "Holding-Urban Residential Type One ((H)R1)". The R1 zone permits both single detached dwellings with a minimum 15 m frontage and semi-detachedllink lots with a minimum 18 m frontage. The application has been revised so that all lots comply to the lot frontage and area requirements of the zone. Some of the corner or exterior lots although satisfying the minimum lot frontage requirements for the R1 zone, will not be able to be developed with a typical model for the zone, given the exterior side yard setback requirements. This issue has been discussed with the applicant, and a rezoning for the exterior side yard was recommended. The applicant does not wish to pursue a rezoning at this time, but rather is satisfied building within the zone setback requirements. Application for removal of the Holding (H) symbol will be required prior to development of the lands. 7.0 AGENCY COMMENTS 7.1 The application was circulated to a limited number of agencies for comments. 7.2 The Clarington Engineering Services Department have provided conditions of approval for the proposed amendment to draft approval. The berm required abutting the railway corridor makes the grading of some of the lots unique and less than ideal. As a result, the developer will be required to obtain the purchasers approval of the house siting/grading plan prior to issuance of a building permit for Lot 427. In addition, a clause is required to be included in the Purchase and Sale Agreements for Lots 417 to 427 inclusive advising that part of the slope of the berm exceeds the Municipality's standard of 3: 1. 7.3 Clarington Emergency Services Department have advised they have no objection to the referenced application. 69925 . REPORT NO.: PSO-G54-01 PAGE 5 7.4 The Durham Works Department and the St. Lawrence and Hudson Rail line advised that their previous conditions of approval remain applicable and they have no further requirements. 8.0 STAFF COMMENTS 8.1 The application to amend draft approval was originally filed to relocate the portion of Street "U" located over the servicing easement. Since the draft approval of this portion of the subdivision plan was considered by Committee and Council, changes to the Municipality's Zoning By-law have been adopted, requiring two outdoor parking spaces to be provided on each lot. In addition, on-street parking requirements were developed. As a result of these requirements and traffic concerns on Aspen Springs Blvd., additional revisions were required which impacted the lot yield of the proposed development, reducing the total number of units by 8 units. Engineering Services Department has approved the applicants on-street parking plan. 8.2 The revised plan as further red-line revised and contained in Attachment 1, addresses the concerns of the Municipality and the circulated agencies. Therefore, Draft Approved Plan of Subdivision, as revised is recommended to be further revised, subject to the conditions of Amending Conditions of Draft Approval contained in Attachment 2. 9.0 CONCLUSION 9.1 It is recommended that Committee and Council approve the proposed revision to draft approved plan of subdivision 18T-88046, as further red-line revised, be approved subject to the revised conditions of draft approval in Attachment 3. Attachments: Attachment 1 - Proposed Red-line Revision No.7 to Draft Attachment 2 - Approved Plan of Subdivision 18T-88047 Revised Conditions of Draft Approval 69926 REPORT NO.: PSO-QS4-Q1 PAGE 6 Interested parties to be advised of Council's decision: G.M. Semas & Associates Ltd. 110 Scotia Court, Unit 41 Whitby, ON L 1 N 8Y? West Bowmanville Development Ltd. 1029 McNicoll Avenue Scarborough, ON M1W 3W6 Design Plan Services Inc. 385 The West Mall, Suite 303 Etobicoke, ON M9C 1 E? CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L lC 3A6 T (905)623-3379 F (905)623-O830 69927 ATTACHMENT 1 Revision No.7 to Draft Approved Plan of Subdivision 18T -88046 REVISED CONDITIONS OF DRAFT APPROVAL Condition No. 1 is deleted and replaced with a new Condition No. 1 as follows: 1. That this approval applies to Draft Plan of Subdivision 18T-88046, prepared by Design Plan Services Inc., identified as drawing Number 8-8725/3-29 dated March 26, 1990, as amended on April 16, 1991, September 18, 1992, July 8, 1993, December 30, 1993, February 9, 1998 and May 6, 1998, is further amended in accordance with Drawing 8725/3-105 dated November 16, 2001, illustrating 187 single detached dwelling lots, 149 semi-detached/linked lots for 298 units, 165 street townhouse units, 2 residential apartment blocks for 282 units, and various blocks for local central area, public elementary school, neighbourhood parks, open space, walkways, future development, road widenings. Condition No. 19 is amended by adding the following new conditions: 19. a) That prior to construction of the noise attenuation fence on the top of the berm, the Owner shall retain a qualified consultant to prepare a geotechnical report detailing the design of the fence and footings and certification of the final product by a structure engineer. b) That the berm and fence be constructed as part of the initial works in the phase of development. This will allow the work to be completed unimpeded by house construction and access problems, etc. c) That the developer obtain the purchaser's approval of the actual house siting/grading plan prior to the release of a building permit for Lot 427. Condition No. 36 be deleted in its entirely and replaced with the following: 36. That prior to final approval of this plan for registration, the Director of Planning Services of the Municipality of Clarington shall be advised in writing by: a) the Region of Durham, how Conditions 1, 2, 3, 4, 6, 8, 11, 24, 30, 31 32, and 34 have been satisfied, b) the Central Lake Ontario Conservation Authority, how Conditions 20,21 and 35 a), 35 b), 35 c), 35 d) and 35 h) have been satisfied; 69928 . - 2 - c) the Ministry of the Environment, how Condition 24 has been satisfied; d) the Northumberland and Clarington Board of Education, how Condition 25 has been satisfied; e) the Peterborough-Victoria-Northumberland and Clarington Separate School Board, how Condition 26 has been satisfied; and f) the CP Rail, how Conditions 27, 28, 29, 35 e), 35 f), 35 g), 35 i) and 35 j) have been satisfied. The other conditions remain unchanged. This amendment has the effect of reducing the number of draft approved units by eight (8). 69929 . ~ w ~ ! ,"",~g'''I; :~~~I; ; I; woo , , ~m ...."'~.,.,~ ~ a c",-',.OO";""N"'_' '" ...;od'"' ~~ "''' .., Om " ~ . QJ,,, i "1""'8"'! I; . . 00 ;~f~11 1,*"li i0 ~ 00>- 'rTF:l ~ "- i J I ' I!III II 2> ~d I U I~ 00 I!l~ ~ moo ,~ n I~ '''' 'I ,,~ ~ ~_ z III; 0.00 w 'n '~~8~il I " m" tri ~ fj'j; l=>,~~"! i ~~ lL)<( "",-",,6 U <( "'12 ~2~",w ~;;::;!~ ci':J':J9o-", x v~ (:. ,- ~ ~t;j ~i'i!::~t I d~~~~ LL<( <( z z~ "'''"za''' H~~ ~ ~~: ~~~~~~,~ EEEE",,,, ~ '" "'0 '-'-,,,,wzo,,, ~~~i ~;~~1j~ \: ~ I t ~ ":: ~ "' ..I~ ~ - :1<( {.J "~f.'i ~ 36 ~ ::;- _w'I.-I" o~mo z t-0 z 0 n::z (3 :is Jf;2 ~ ....,. ; i!' , ifil .~ I ~"- I" Il:1 ; f]! ; ATTACHMENT 2 - ,.... Q) UJ ca .c Q. - I :~ ,. '. CD ~ o ex) ex) I I- ex) - --&:;1- ~~ ,.;J< Lr:; aVOl:llVNOI831:1 "'- "'''''-'~ :~ ~ ~~g~ " r i~i~ '" '" h is i;] '" ~ '" "; "; " " ~ <n " "' -, h ~ " ~ ~, c') -i: 0 c, ~, " \ \ \ \ \ ~~ I' , \ \ \ ----\, o..,u ..........". 69930 en z o - en :> w 0::: w z - ...J I C w 0:::