HomeMy WebLinkAboutPD-095-00
DN: P095-00
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting:
General Purpose and Administration Committee
File # Z> t/ -Iff~
Res. #6'/il- 'f 30-00
Date:
Monday, October 2, 2000
Report #:
PD-095-00
FILE #: l8T-8702l
By-law #
Subject:
APPLICATION FOR AMENDMENT TO DRAFT APPROVED PLAN OF
SUBDIVISION
APPLICANT: G.M. SERNAS ON BEHALF OF THE QUADRlLLIUM
CORPORATION
PART LOT 11, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
SOUTHWEST OF THE LIBERTY STREETICONCESSION ROAD 3,
INTERSECTION
FILE NO.: 18T-87021
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-095-00 be received;
2. THAT the application for revisions to Draft Approval for Plan of Subdivision l8T-87021
revised and dated August 28, 2000 as per Attachment 2 be APPROVED subject to the
Conditions of Draft Approval contained in Attachment 3 to this Report;
3. THAT a copy of Report PD-095-00 and Council's decision be forwarded to the Region
of Durham Planning Department; and
4. THAT the interested parties listed in this Report and any delegation be advised of
Council's decision.
1. APPLICATION
1.1
Owner:
The Quadrillium Corporation
1.2
Applicant! Agent:
G.M. Sernas & Associates Ltd.
1.3
Rezoning:
None
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REPORT NO.: PD-095-00
PAGE 2
1.4 Amendments to Draft Approval:
. one additional single detached dwelling unit (see Attachment
2);
. 94 semi-detached dwelling units in place of 57 single detached
dwelling units for a total of 38 additional low density dwelling
units (see Attachment 2); and
. re-orient a number of the corner lots to meet zoning by-law
requirements (see Attachment 2).
1.5 Entire Plan of Subdivision Area:
. 17.783 hectares (43.941 acres)
1.6
Location:
The lands subject to the proposed amendments are southwest of the
Liberty Street/Concession Road 3 intersection. The lands are
located in Part Lot 11, Concession 2, former Town of
Bowmanville (see Attachment 1).
2. BACKGROUND
2.1 On January 13, 1998, the Planning and Development Department was advised by the
Region of Durham of an application to amend draft-approved Plan of Subdivision 18T-
87021 in order to permit the revisions described in Section 1.4 of this report.
2.2 Plan of Subdivision l8T-8702l was granted draft approval by Durham Region on March
26, 1990. This draft approval was subsequently amended on March 22, 1991.
2.3 The Public Meeting for the revisions to draft-approved plan of subdivision was held on
April 20, 1998. One person, spoke at the meeting. This individual was concerned with
the status of the lands surrounding her property particularly, the area of her septic system
tile bed. She noted that she had been given verbal assurance from Planning Staff that the
land around her property will be "frozen", The Conditions of Draft Approval, as
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REPORT NO.: PD-095-00
PAGE 3
originally issued ensures the lots surrounding the neighbours property can only be
developed when the individual wants to redevelop her property. The condition of draft
approval is not affected by the revisions proposed to the draft plan.
The applicant/agent for the property owner, G.M. Sernas and Associates Ltd., spoke in
favour of the application.
3. EXISTING AND SURROUNDING USES
3.1 The site is currently vacant and the topography is flat.
3.2 The surrounding land uses are as follows:
North - Concession Road 3, and north of it, vacant lands, 1 church and 4
scattered single detached dwellings,
South -
Vacant lands, and single detached dwellings.
East
One (1) single detached dwelling west of Liberty Street, and east of
Liberty Street is the Liberty Village subdivision which includes
townhouses, semi-detached and single detached dwelling units.
West -
Vacant lands, and one single detached dwelling.
4. OFFICIAL PLAN CONFORMITY
4.1 Within the Durham Regional Official Plan, the subject property is located within the
Bowmanville Urban Area and is designated Living Area. The application conforms.
4.2 Within the Clarington Official Plan, the subject property is designated as Urban
Residential with an indication of a Neighbourhood Commercial Node. The application
conforms.
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REPORT NO.: PD-095-00
PAGE 4
5. ZONING BY-LAW COMPLIANCE
5.1 Within Comprehensive Zoning By-law 84-63 of the former Town of Newcastle, the
subject property is zoned in part "Holding-Urban Residential Type One ((H)Rl)", in part
"Holding-Urban Residential Type Three ((H)R3)" and in part "Holding-Neighbourhood
Commercial ((H)C2)". The application conforms.
6. AGENCY COMMENTS
6.1 The amendment to draft approved plan of subdivision application was circulated to
various agencies and other Departments by the Planning and Development Department.
6.2 The Fire Department had no objections.
6.3 Clarington Hydro commented that capacity is available in the area for the subdivision.
The applicant was requested to submit a detailed plan for the power supply scheme as
soon as possible,
6.4 The Central Lake Ontario Conservation Authority commented that there are no major
modifications proposed for the plan and as such, the Authority had no objections to the
proposed amendment to the draft approved plan of subdivision.
6.5 The Clarington Public Works Department, Engineering Division, has offered a number of
comments. A number of their comments are reflected in the existing conditions of draft
approval. All other comments are reflected in the revised conditions of draft approval
attached to this report. A summary ofthe additional comments is as follows.
. The location of all road allowances must be compatible with the location of the road
allowances in all adjacent draft plans of subdivision.
. The future phasing of this draft plan will be restricted by the number of external
accesses which are available. Full development of the draft plan will require all
external accesses to be constructed. The specific lots available for building permits in
any single phase of the development will be determined at the engineering stage and
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REPORT NO.: PD-095-00
PAGE 5
any single phase of the development will be determined at the engineering stage and
shall be at the sole discretion of the Director of Public Works.
. Temporary turning circles are required at the terminus of Argent Street, Allison Street
and Courtney Street.
. Prior to the issuance of building permits the applicant must provide for the removal of
any temporary turning circles located immediately adjacent to this subdivision which
are in existence at the time of construction.
. Block 195 must be melded with the adjacent Medium Density Block to the south.
The combined Medium Density Block must be developed as a single site plan.
. The developer is required, as a condition of the Development Agreement, to make the
front end payments to the Municipality for the amounts stated in the front end
agreements entered into between the Municipality; and
Schickedanz Bros. Ltd. (Stormwater Management Works)
The owner of Plan IOM-829 (Storm Sewer Oversizing)
The owner of Plan 40M-1852 (Storm Sewer Oversizing)
. The applicant will be required to provide a Tree Preservation Plan in accordance with
current municipal policy.
. The applicant will be required to provide a Noise Attenuation Report in accordance
with current municipal policy.
. The applicant will be required to provide an appropriate cash contribution in lieu of
the normal parkland dedication.
. All lots and future lots located on the eyebrow of road allowances have been
appropriately changed to single detached lots, An on-street parking plan was
provided showing that 179 on-street parking spaces are available whereas only 63 on-
street parking spaces are required.
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REPORT NO.: PD-095-00
PAGE 6
7. STAFF COMMENTS
7.1 The proposed revisions to the draft approval results in the following change in unit mix
and density:
Dwelling Existing Proposed Change
Units Draft Approval Revisions
No. 0/0 No. %
15 m Singles 194 91.5 138 55.2 056
9 m Semi/Link 18 8.5 112 44.8 +94
Total 212 100% 250 100% +38
Gross Residential
Density 11.92 nph (4.83 upa) 14.06 uph (5.69 upa) +2.14 uph
7.2 The proposed amendments to the draft approved plan of subdivision increases the number
of units and density in the subdivision. Although this plan is missing the mid-range size
single detached dwelling lots (such as 35 ft" 40 ft, and 45 ft. lots), it now provides a
greater mix of housing. While staff has some concern for the percentage of proposed
semi/link lots, the overall density is appropriate.
This revision along with other recent revisions in the neighbourhood will increase the
number of housing units in the neighbourhood by approximately 3.6%. This increase falls
within the parameter permitted by the Clarington Official Plan.
8. CONCLUSION
In consideration of agency comments, public submissions, and the staff comments in this
report, it is recommended that the Amendments to Draft Approved Plan of Subdivision
l8T-8702l (Revised) be APPROVED subject to the Amended Conditions of Draft
Approval contained in Attachment 3 to this Report,
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REPORT NO.: PD-095-00
PAGE 7
Reviewed by,
d {/~::.- L0-k
David J. rome, M.C.LP., RP.P.
Director of Planning & Development
BR*LT*DC*df
Franklin Wu, M.C.LP., R.P.P.
Chief Administrative Officer.
27 September 2000
Attachment 1 - Site Location Key Map
Attachment 2 - Revised Draft Plan of Subdivision l8T -87021
Attachment 3 - Proposed Conditions of Draft Approval
Interested parties to be notified of Council and Committee's decision:
Ms. Mary Rycroft
G.M, Sernas & Associates Ltd.
110 Scotia Court, Unit 41
WHITBY, Ontario
LlN 8Y7
Mr. Harold Konopny
The Quadrillium Corporation
Suite 205-5300 Y onge Street
WILLOWDALE, Ontario
M2N 5R2
Mr. & Mrs. Christopher Barrett
342 Liberty Street North
RR.#5
BOWMANVILLE, Ontario
LlC 3K6
622
ATTACHMENT' 1
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18T -87021
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BOWMANVILLE 18T -87021
KEY MAP ( AS REVISED)
624
ATTACHMENT 3
REVISED CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
1. That Condition No. I be deleted in its entirety and replaced with the following:
"That this approval applies to draft Plan of Subdivision l8T-87021, prepared by G.M.
Sernas and Associates Ltd., identified as project number 87001, dated August 28, 2000,
showing 138 single family detached dwellings, 56 semi-detached lots for 112 semi-
detached dwellings, 2 part lot blocks for future single family detached dwelling
development, 4 part lot blocks for future semi-detached dwelling development, Block 195
for 6 townhouse dwellings, Block 202 for commercial development, various roads, road
widenings, site triangles and reserves".
2. That Condition No.4 be modified by replacing "3.0 metre" with "5.18 metre" and
"Block 227" with "Block 210" to be worded as follows:
"4. That the 5.18 metre road widening strip identified as Block 210 shall be dedicated
as public highway for the purpose of widening Concession Road No.3.".
3. That Condition No.5 be modified by replacing "Blocks 220 to 225" with "Blocks 207 to
209" and "Town of Newcastle" with "Municipality of Clarington" and by adding at the
end the words: "free and clear of all encumbrances, with the final registration of this
plan" to be worded as follows:
"5. That the 0.3 metre reserves shown as Blocks 207 to 209 shall be conveyed to the
Municipality of Clarington free and clear of all encumbrances, with the final
registration of this plan."
4. That Condition No.6 be modified by replacing "Blocks 218, 219 and 226" with "Blocks
204, 205 and 206", respectively, and by adding at the end the words: "free and clear of all
encumbrances, with the final registration ofthis plan" to be worded as follows:
"6. That the 0.3 metre reserves shown as Blocks 204, 205 and 206 shall be conveyed
to the Region of Durham free and clear of all encumbrances, with the final
registration ofthis plan."
5. That Condition No.7 be deleted in its entirety and replaced with the following:
"That the 14 metre x 6 metre site triangles at the intersection of Melville Avenue and
Liberty Street be conveyed free and clear of all encumbrances to the Region of Durham
with the final registration of this plan, and that the 14 metre x 7 metre site triangles at the
intersection of Lister Gate and Concession Road 3 be conveyed to the Municipality of
Clarington with the final registration of this plan.
6. That Condition No. 17 c) be modified by replacing "Blocks 207 to 217" with "Blocks
195 to 203", respectively, to be worded as follows:
"17. c) The Owner agrees not to develop Blocks 195 to 203 except in conjunction with
adjacent lands and further agrees to maintain these blocks until developed."
625
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7. That Condition No. 17 d) ii) be modified by replacing "202 and 203" with "192 to 194",
respectively, to be worded as follows:
"17. d) ii)
The Owner agrees to insert the following clause in the sale and purchase
agreement for lots 36, 37,192 to 194:
Purchasers are advised that noise levels due to increasing road traffic may
be of concern and occasionally interfere with some activities of the
dwelling occupants."
8. That the following Condition be added:
"That Block 19 in Plan of Subdivision l8T -89070 and Block 195 in Plan of Subdivision
18T-8702l shall be melded and developed as a single site plan".
9. That the following new Condition be added:
"The location of all road allowances must be compatible with the location of the road
allowances in all adjacent draft plans of subdivision".
1 O. That the following new Condition be added:
"The future phasing of this draft plan will be restricted by the number of external accesses
which are available. Full development of the draft plan will require all external accesses
to be constructed. The specific lots available for building permits in any single phase of
the development will be determined at the engineering stage and shall be at the sole
discretion of the Director of Public Works".
11. That the following new Condition be added:
"Temporary turning circles are required at the terminus of Argent Street, Allison Street
and Courtney Street. Lots 104, 105, 183, 184, 189 and Block 195 will remain frozen
until such time that the road allowances are extended and constructed with the finished
urban roadway including Regional services, asphalt paving, curb and gutter, sodded
boulevard, sidewalk, street trees and street lighting, for the entire frontage width abutting
the "frozen" lots or block".
12. That the following new Condition be added:
"Prior to the issuance of building permits the applicant must provide for the removal of
any temporary turning circles located immediately adjacent to this subdivision which are
in existence at the time of construction. The applicant must reconstruct any "external
connections" to an urban standard, including asphalt paving, curb and gutter, boulevard
sodding, sidewalks, street lighting and street trees".
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13. That the following new Condition be added:
"The developer is required, as a condition of the development agreement, to make the
front-end payments to the Municipality for the amounts stated in the front-end
agreements entered into between the Municipality and:
Schickedanz Bros, Ltd. (Stormwater Management Works)
The owner of Plan 10M -829 (Storm Sewer Oversizing)
The owner of Plan 40M-1852 (Storm Sewer Oversizing)
The Development Agreement must provide appropriate clauses which make provision for
the timing and amount ofthe required front-end payment Any required payments shall
be determined in accordance with the provisions of the Development Charges legislation,
and shall be to the satisfaction of the Municipality's solicitor and the Director of Public
Works".
14. That the following new Condition be added:
"The applicant will be required to provide a Tree Preservation Plan in accordance with
current municipal policy".
15. That the following new Condition be added:
"The applicant will be required to revise the noise control measures recommended in the
acoustic report dated September 8, 1989, prepared by G.M. Sernas & Associates Ltd., in
light of the latest design changes to the draft plan to the satisfaction of the Region of
Durham and the Municipality of Clarington".
16. That the following new Condition be added;
"That the Builder include a disclosure in all purchase and sale agreements advising home
buyers of municipal parking regulations, to the satisfaction of the Director of Planning
and Development".
17. That the following new Condition be added:
"That the Owner agrees that in all registrations all single detached dwelling units and all
semi-detached/linked dwelling units will be constructed with two (2) outdoor parking
spaces. 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 percent (30%)".
18. That the following new Condition be added:
"Any parking space within a garage shall have a minimum width of 3.0 metres and a
minimum area of 18.58 m2".
627
.
- 4 -
19. That the following new condition be added:
"That the Owner agrees to establish a geodetic benchmark in the vicinity of the
intersection of Liberty Street and Concession Road 3, which will serve as a vertical
control for the Neighbourhood. The Owner will be responsible for 100% of the cost of
establishing this benchmark".
628