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HomeMy WebLinkAboutPSD-049-16Planning Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: June 27, 2016 Report Number: PSD-049-16 Resolution Number: File Number: S-C-2005-0002 By-law Number: Report Subject: Proposed Amendment Draft Approval for Far Sight Investments Ltd. Recommendations: 1.That Report PSD-049-16 be received; 2.That the Amendment to Draft Plan of Subdivision S-C-2005-0002 (Far Sight Investments Ltd.) be approved subject to conditions as contained in Attachment 1 to Report PSD-049- 16; 3.That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD-049-16 and Council’s decision; and 4.That all interested parties listed in Report PSD-049-16 and any delegations be advised of Council’s decision. PD-113-16 Municipality of Clarington Report PSD-049-16 Page 2 Report Overview This report recommends amending Conditions of Draft Approval for the subdivision owned by Far Sight Investments in Bowmanville. The amendment relates to trails, pedestrian connectivity and plan implementation. This draft plan of subdivision was originally Draft Approved in August 11, 2010 and an extension to Draft Approval was granted in October 2015. 1. Application Details 1.1 Applicant/Owner: Far Sight Investments Ltd. 1.2 Proposal: To amend conditions relating to: Sidewalk construction, and deleting the condition requiring the Owner to construct the sidewalk along Lambs Road; Providing a pedestrian crossing of Soper Creek and trail connection to Barley Mills park; Phasing of dedication of Open Space lands and trail construction; Finalizing the cost contribution for rehabilitation of Lambs Road; Updating the lapsing provisions in accordance with PSD-053- 15; and Minor revisions to block references and housekeeping items. 1.3 Area: 46.041 ha 1.4 Roll Number: 1817 010 010 08200 1817 010 010 08210 1.5 Location: The subject lands are east of Soper Creek, south of Concession Street East, north of Durham Highway 2 and west of Lambs Road. The property is contained within Part Lot 7, Concession 1, former Township of Darlington 2. Background 2.1 On July 12, 2010 Council considered the application for proposed Draft Plan of Subdivision S-C-2005-0002 and supported issuing draft approval for a total of 541 units. The draft approved plan consists of 273 single detached dwelling lots; five blocks for 29 street townhouse units; 2 blocks for 239 block-townhouse units; open space blocks, which includes lands associated with the main branch of the Soper Creek as well as a tributary to the Soper Creek; a stormwater management block; and a park block (see Figure 1). Municipality of Clarington Report PSD-049-16 Page 3 Figure 1 – Draft Plan of Subdivision Municipality of Clarington Report PSD-049-16 Page 4 2.2 Draft Approval was scheduled to expire in 2015 however an extension was granted as recommended by PSD-053-15. If final approval is not given to Phase 1 by no later than November 27, 2018, and no later than November 27, 2022 for any subsequent phase, draft approval will lapse. 2.3 The current approved conditions of draft approval require the owner to construct approximately 1 kilometre of sidewalk along Lambs Road and along Concession Street East to make a connection to the existing sidewalk on the west side of Soper Creek Drive. Existing conditions also require the owner to construct trail connections from Concession Street East, southerly through the park, and then easterly to Lambs Road. 2.4 Staff, the Owner and his consulting team have been working through the final approval process and the detailed Engineering drawings are under review. During this time, it was evident that there would be an advantage to provide the neighbourhood with a trail connection through Barley Mills Park, as opposed to sidewalk construction along Concession Road East and Lambs Road. The sidewalk will still be provided but either with the reconstruction of Lambs Road and Concession Street East or earlier if warranted. These projects are included in Clarington Development Charge By-law. The amendment also includes provisions relating to phasing the trail construction and dedication of Open Space lands. The Owner has provided his concurrence on the amending conditions. The proposed revisions to conditions of draft approval relating to pedestrian connectivity is depicted on Figure 2. Municipality of Clarington Report PSD-049-16 Page 5 Figure 2 – Proposed Revisions to Conditions of Draft Approval Municipality of Clarington Report PSD-049-16 Page 6 3. Discussion 3.1 The purpose of this report is to recommend approval of amending conditions, included as Attachment 1. 3.2 Sidewalk infrastructure along Lambs Road and Concession Street East can be deferred until a future date, when other lands in the area are developed. These sidewalk projects are included in Clarington’s Development Charge By-law, as part of the road reconstruction. Providing a creek crossing and making a pedestrian connection through Barley Mills Park will provide residents a more direct connection to existing neighbourhoods, parks and schools to the west. This will result in an overall benefit to the community by improving the trail network within Open Space lands and encouraging active transportation. Trails will also connect the neighbourhood to the Soper Creek trail system to the north, including connections to Camp 30. 3.3 Allowing the trail connection and dedication of Open Space to be phased is appropriate given the subdivision design. The trail connection through Barley Mills Park, up to Barley Mills Crescent and crossing of Soper Creek will be required at the onset, prior to the occupancy of the first dwelling in phase 1, and will efficiently connect the neighbourhood to the rest of Bowmanville. The remaining trail connections to Concession Street East and Lambs Road will be phased and required to be completed prior to issuance of the 240th and 300th building permit, respectively. The dedication of the Open Space lands connecting the Park northerly to Concession Street East will occur with the first registration, while the Open Space lands connecting the Park easterly to Lambs Road will occur with the second registration. 3.4 The amending conditions of draft approval also provide for confirmation of the cash contribution for the rehabilitation of Lambs Road in the amount of $113,941.75 and other minor revisions to block references. 3.5 The Region of Durham Planning Department, Central Lake Ontario Conservation Authority and Kawartha Pine Ridge District School Board have no objection to amending the Conditions of Draft Approval. 4. Conclusion 4.1 In consideration of the comments noted above, Staff recommends amending the Conditions of Draft Approval as included as Attachment 1. Municipality of Clarington Report PSD-049-16 Page 7 Submitted by: Reviewed by: 0 f'-rN--./��� Da . J. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott@clarington.net Attachment: Attachment 1 -Amending Conditions of Draft Approval List of interested parties to be advised of Council's decision: Far Sight Investments Limited Mary Mogford and Tom Campbell GHD -Bryce Jordan Matt & Marianne Yeatman GHD -Franklin Zadorozniak Michael Hackenberger (Bowmanville Zoo) Allison Lester Mike Domovich Anne Caroline Wilson Peter Klose Bernie Hirseland Rhonda Hooper Betty Marti Richard Mostert Dave & Shelley Winkle Shirley Amos Deborah Patrick Marlene Amos Dr. Wendy Korver Frank Lockhart John O'Toole Lorne Morton Lyndsay Luckhardt Margaret Quinney Mark & Cheryl Rigby Attachment 1 to Municipality of Clarington Report PSD-049-16 AMENDMENT TO CONDITIONS OF DRAFT APPROVAL Draft Plan of Subdivision S-C-2005-0002 Part Lot 7, Concession 1, Former Township of Darlington Date: June 16, 2016 Draft Approved Plan of Subdivision S-C-2005-0002, stamped approved September 28, 2010 together with Conditions of Draft Approval dated August 11, 2010, are hereby amended as follows: 1. Condition 10 is amended by adding the following paragraph: “The Owner agrees to provide a cash payment for external improvements as detailed below: Costs to be recovered (Lambs Road) Original Cost of Works 2011 $93,648.19 15% Engineering fees $14,047.23 Subtotal $107,698.42 CPI Index (All items) 2011 to 2015 1.058 TOTAL PAYMENT $113,941.75 2. Condition 15 is amended by deleting “293” and replacing with “294”. 3. Condition 16 is amended by deleting “292” and replacing with “293”. 4. Condition 18 is amended by deleting “296” and replacing with 297”. 5. Condition 19 is amended by deleting “Blocks 293 & 294” and replacing with “Blocks 295 & 296”. 6. Condition 23 is amended by deleting “and 291” and replacing with “291 and 292”. 7. Condition 30 is deleted in its entirety and replaced with the following: “30. The Owner shall be responsible for the conveyance of all Open Space Blocks identified on the Draft Plan and for the construction of 3.0 metre paved pedestrian trails as follows: i) The Owner shall convey Block 284 to the Municipality of Clarington as Open Space with the registration of the first phase of development. The Owner is responsible for constructing a pedestrian trail along the east side of Soper Creek within Block 284. The trail shall extend from the future sidewalk network along Concession Street East continuing south within the 5 metre buffer to the Environmental Limits along Blocks 280 and 281 and Lots 244 to 272 to complete a trail connection to the Park (Block 282) and the Stormwater Management Pond (Block 283). The Owner agrees to complete the trail construction in accordance with the approved construction drawings and specifications prior to the issuance of the 240th building permit. ii) The Owner will also be responsible to construct a connecting pedestrian trail, including the bridge crossing over Soper Creek, westerly from Blocks 282, 283 and 284, to lands identified by Assessment Roll Number 18-17-020-060-16721 owned by the Municipality of Clarington, known as Barley Mills Park. The trail shall terminate where Barley Mill Park fronts onto Barley Mill Crescent. The trail shall include a bridge and abutments over Soper Creek. The trail shall be constructed prior to the first occupancy of the first dwelling in Phase 1. iii) The Owner shall convey Block 285 to the Municipality of Clarington as Open Space with the registration of the second phase of development. In addition, the Owner is responsible for the construction of a pedestrian trail within Block 285, from Block 282 to Lambs Road. The Owner agrees to complete the trail construction in accordance with the approved construction drawings and specifications prior to the issuance of the 300th building permit. iv) The design and specifications of the pedestrian trail and bridge crossing over Soper Creek shall be approved by the Director of Engineering Services.” 8. Condition 31 is hereby amended by deleting “and stormwater management block prior to the transfer of Block(s) 282 and 283 to the Municipality.” and adding “, stormwater management block and open space block prior to the transfer of Blocks 282, 283 and 285 to the Municipality of Clarington.” 9. Condition 34 is hereby deleted in its entirety and replaced with the following: “The Owner shall construct a sidewalk on the both sides of Streets “A”, “H” and “B”.” 10. Condition 57 is amended by adding the words “including an access gate for maintenance of the pond” after the word “angle”. 11. Condition 53 is deleted is its entirety and all other conditions renumbered accordingly. 12. That Note 1 to the Conditions of Draft Approval dated August 11, 2010 be deleted and replaced with the following: NOTES TO DRAFT APPROVAL If final approval is not given to Phase 1 of this plan by no later than November 27, 2018, and no later than November 27, 2022 for any subsequent phase, and no extensions have been granted, draft approval shall lapse and the file shall be CLOSED. Extensions may be granted provided valid reason is given and is submitted to the Director of Planning Services for the Municipality of Clarington well in advance of the lapsing date.