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HomeMy WebLinkAboutPSD-032-16 Clarington Planning 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: April 25, 2016 Report Number: PSD-032-16 Resolution: " c�-) File Number: S-0-2014-04 and S-0-2014-05 By-law Number: Report Subject: Applications by Regita Enterprise Inc./Schleiss Dev. Co. Ltd. and E. Manson Investments Ltd. for proposed Draft Plans of Subdivision Recommendations: 1. That Report PSD-032-16 be received; 2. That the City of Oshawa be advised that the Municipality of Clarington has no objection to the Proposed Plans of Subdivision for up to 363 single detached dwellings and 257 medium density dwelling units (S-0-2014-04); and 392 single detached dwellings, 64 semi-detached dwellings, 124 townhouses, and 61 medium density dwelling units (S-0-2014-05), subject to the Conditions of Draft Approval contained in Attachment 1 to Report PSD-032-16; 3. That the City of Oshawa, Development Services Department and the Durham Regional Planning and Economic Development Department be forwarded a copy of Report PSD-032-16 and Council's decision; and 4. That all interested parties listed in Report PSD-032-16 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-032-16Page 2 Report Overview The City of Oshawa circulated the Municipality of Claringtonrequesting comment on two Proposed Plans of Subdivision near the Clarington boundary. Clarington has identified two concerns tobe addressedthrough conditionsof development approval. They are potential impacts to wells ofnearby Clarington residentsand compliance with the Boundary Road Agreement. 1.Application Details 1.1Owners/Applicants:Regita Enterprise Inc./SchleissDev. Co. Ltd.;and E. Manson Investments Ltd. 1.2Agent: GHD 1.3Proposal:To permit the development of 328 to363 single detached dwellings and 257 medium density dwelling units (S-O-2014- 04); and 392 single detached dwellings, 64 semi-detached wellings, 124 townhouses, and 61 medium density dwelling units (S-O-2014-05) 1.4Area:42.9 hectares (106 acres) for S-O-2014-04; and 47.6 hectares (117.6 acres) for S-O-2014-05 1.5Location:Northwest corner of Conlin Road East and Townline Road North forS-O-2014-04;and Subdivision S-O-2014-05 abuts on the west, the above subdivision(see Figures 1 and 2). Municipality of Clarington Report PSD-032-16Page 3 Figure 1: Location ofProposed Draft Plan of Subdivision S-O-2014-04 Figure 2: Location ofProposed Draft Plan of Subdivision S-O-2014-05 Municipality of Clarington Report PSD-032-16Page 4 2.Background 2.1The City of Oshawa circulated the Municipality of Clarington on Feb. 12, 2016the referenced applications for Proposed Plan of Subdivisionsince both applications were located within one kilometre of the Clarington boundary. The applications have been reviewed by Clarington Planning Services and Clarington Engineering Services. The applications are north of Conlin Road and west of Townline Road. 2.2AHydrogeological and Geotechnical Investigation Report for the proposed residential development was submitted in support of the most easterly application. The Study, for Proposed Draft Plan of Subdivision S-O-2014-04,acknowledged the presence of both drilled and shallow dug/bored wells in the250 metre study area but noted that groundwater will generally be below the depth of future development, that the proposed subdivision is suitable from a hydrogeological perspective, and that minimal impacts are expected for both surface water and groundwater as a result of this future development provided appropriate design and planning is undertaken prior to and during construction. TheStudy concluded further geotechnical testing should be conducted at the locations for stacked townhouses and 3 to 4 storey apartment buildings. 2.3There are only a few Clarington homes in the vicinity of these Oshawa subdivisions. The above Study does not specifically mention them.It is accepted that any impacts from Proposed Draft Plan of Subdivision S-O-2014-05 would end in and be overshadowed byimpacts fromProposed Draft Plan of Subdivision S-O- 2014-04. Municipality of Clarington Report PSD-032-16Page 5 Figure 3: Areain the Vicinity of ProposedDraft Plan of Subdivision S-O-2014-04 Municipality of Clarington Report PSD-032-16Page 6 3.Discussion 3.1As noted, the S-O-2014-05 Plan of Subdivision abuts the other Plan of Subdivision: S-O-2014-04, which is on the northwest corner of Townline Road North and Conlin Road East.With the exception of a small segment of road at the south end of the subject lands,the road allowance is unopened;no road has been constructed. Townline Road is the boundary between the City of Oshawa and the Municipality of Clarington with the lands on the Clarington side being in the Protected Countryside Area of the Greenbelt, in contrast to the urban area on the Oshawa side. Given both provincial policies and Durham Regional Official Plan policies no urbandevelopment is anticipated on the Clarington side. 3.2This sharp landuse divide is reflected in the Oshawa-Clarington Boundary Road Agreement,in 2006.Constructioncostson TownlineRoaddue to Oshawa developmentare the responsibility of Oshawa alone.TheCity of Oshawa andthe developer shall pay for 100%of the cost of all road construction to afull urban standardacrossthefull width of the road section (including,but not limited to all services, road infrastructure,boulevards, sidewalks, streettrees, street lighting)along theentireTownline Road North frontageof theOshawa Subdivision –S-O-2014-004 andany external road improvements which may be required to facilitatethe above subdivision.Design of any external improvements which are required onany portion ofTownline Road North suchas intersection improvements at the Townline/Conlinintersection mustbereviewedandapproved by the Clarington Director of Engineering Services. 3.3The Boundary Road Agreement stipulates the City of Oshawa shall be 100% responsible for maintenance and repair ofthe relevantportion of Townline Road Northafter new construction. The Boundary Road Agreement must be amended to identifythis new portion of Townline Road North under Oshawa`s jurisdiction and responsibility. 3.4The developer will be responsible for maintaining Townline Road North free of mud, dust and debris as directed by the City of Oshawa during construction. 3.5Where development is adjacent to rural land uses that rely on private wells and septic systems, a hydrogeological study is typically undertaken prior to development occurring to consider potential impacts on nearby wells and identify measures to mitigate any potential negative impacts.As noted in Section 2.2 of Report PSD-032-16, for Proposed Draft Plan of Subdivision S-O-2014-04, a Hydrogeological and Geotechnical Study, including a review of wells in the vicinity on both sides of the boundary, was undertakenand submitted in support of the application. There have been no issues with the development of the large Silwell Municipality of Clarington Report PSD-032-16Page 7 Developments and Metrontario Group Plan of Subdivision immediately south of Conlin Road (S-O-2001-003). 3.6The Hydrogeological and Geotechnical Studystates that lands to the north, east and west are in various stages of development and will be municipally serviced in the future. This in fact is not correct as the lands east of Townline Road North are in the Provincial Greenbelt and not are to be developed or serviced. 3.7Based on groundwater observations, the above Studydoes not anticipate groundwater seepage to be asignificant issue during open excavation. However it does note that hydraulic conductivities can vary over a vertical and horizontal extent and may be outside the identified range. 3.8The above Studyfurther noted that 33% of the well records reviewed were for dug/bored wells. Of the eleven wells identified in Appendix C to the report, five were on the Clarington side of Townline Road. Two of the five were drilled wells; two had no information as the owners were not home when the survey was done; and one was identified as having a drilled/dug well and that the dug well runs out of water in the fall. 3.9The above Studyprovides no recommendations in terms of existing wells and potential well interference. It is not clear if in part this is because of the assumption that all surrounding lands would be municipally serviced in the future. 3.10The Region has a well interference policy in the event of any interference that is caused bythe development. To assist in ensuring appropriate data is collected, in the event of an interference, staff believe that the five existing homeowners in Clarington should be offered continuous well monitoring commencing 12 months in advance of construction and continuing until 12 months after all services are constructed. 3.11It is recommended as a condition of draft approval the S-O-2014-04 Owner/Applicant be required, 12 months prior to any servicing of the plan of subdivision, to retain a qualified professional to prepare and submit a well monitoring report to the satisfaction of the Municipality of Clarington and the Region of Durham Works Department. 3.12The combination of existing Regional policy andthe proposed well monitoring should help ensure nearby Clarington residents have an alternative water supply in the event of well interference problems. 4.Concurrence This report has been reviewed by theDirector of Engineering Serviceswho concurswith the recommendations. Attachment 1 to Municipality of ClaringtonReport PSD-032-16 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION MUNICIPALITY OF CLARINGTON APRIL 18, 2016 REGITA ENTERPRISE INCORPORATED AND SCHLEISS DEVELOPMENT COMPANY LIMITED FILE NO.: S-O-2014-04 1.The City of Oshawa and the developer shall pay for 100% of the cost of all road construction to a full urban standard across the full width of the road section (including, but not limited to all services, road infrastructure, boulevards, sidewalks, street trees, street lighting) along the entire Townline Road North frontage of the Oshawa Subdivision –S-O-2014-004 and any external road improvements which may be required to facilitate the above subdivision. Design of any external improvements which are required on any portion of Townline Road North such as intersection improvements at the Townline/Conlin intersection must be reviewed and approved by the Clarington Director of Engineering Services. 2.The Boundary Road Agreement must be amended to include this portion of Townline Road North under Oshawa`s jurisdiction. 3.The developer will be responsible for maintaining Townline Road North free of mud, dust and debris as directed by the City of Oshawa during construction. 4.The Owner/Applicant agrees, 12 months priorto any servicing of the plan of subdivision, to retain a qualified Professional Engineer to commence, to the satisfaction of the Municipality of Clarington Director of Planning Servicesand the Region of Durham Works Departmentawell monitoring program. 5.That the recommendations of the approved well monitoring report be included in the agreement betweenRegita Enterprise Inc./Schleiss Development Company Ltd. and the City of Oshawa to the satisfaction of the Municipality of Clarington Director of Planning Services.