subdivision application sb02/2017, sunny residence inc

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S T A F F R E P O R T Meeting Date: 05 Dec 2017 To: Council Prepared By: Jim Peters Reviewed/Approved By: Lynn Phillips Department Report No: PLN-2017-94 Subject: Subdivision Application SB02/2017, Sunny Residence Inc. Subdivision Corporate Strategic Plan: Communications, Customer Service Council Recommendation: BE IT RESOLVED that Council receive Staff Report PLN-2017-94, with respect to Subdivision Application SB02/2017, Sunny Residence Inc., as information; AND FURTHER that Council deny Subdivision Application SB02/2017, Sunny Residence Inc., for the following reasons; or AND FURTHER that Council defer Subdivision Application SB02/2017, Sunny Residence Inc., and direct staff to bring forward further information; or AND FURTHER that Council direct staff to prepare draft conditions for subdivision approval, for Subdivision Application SB02/2017, Sunny Residence Inc. 1. Purpose/Nature of the Proposal: An application for a Plan of Subdivision has been submitted by Sunny Residence Inc., to create a plan of subdivision on lands at the end of Market, Ireton and Naseby Streets in the Town of Campbellford. The plan proposes to create 24 townhouse units. The plan incorporates the

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Page 1: Subdivision Application SB02/2017, Sunny Residence Inc

S T A F F R E P O R T

Meeting Date: 05 Dec 2017

To:

Council

Prepared By:

Jim Peters

Reviewed/Approved By:

Lynn Phillips

Department Report No:

PLN-2017-94

Subject:

Subdivision Application SB02/2017, Sunny Residence Inc. Subdivision

Corporate Strategic Plan:

Communications, Customer Service

Council Recommendation:

BE IT RESOLVED that Council receive Staff Report PLN-2017-94, with respect to Subdivision Application SB02/2017, Sunny Residence Inc., as information;

AND FURTHER that Council deny Subdivision Application SB02/2017, Sunny Residence Inc., for the following reasons;

or

AND FURTHER that Council defer Subdivision Application SB02/2017, Sunny Residence Inc., and direct staff to bring forward further information;

or

AND FURTHER that Council direct staff to prepare draft conditions for subdivision approval, for Subdivision Application SB02/2017, Sunny Residence Inc.

1. Purpose/Nature of the Proposal:

An application for a Plan of Subdivision has been submitted by Sunny Residence Inc., to create a plan of subdivision on lands at the end of Market, Ireton and Naseby Streets in the Town of Campbellford. The plan proposes to create 24 townhouse units. The plan incorporates the

Page 2: Subdivision Application SB02/2017, Sunny Residence Inc

unopened road allowance of Union Street. It also incorporates a municipal lot into the development for the widening of the intersection of Naseby and Union Streets.

This is a statutory Public Meeting for the application.

2. Background/Rationale:

The lands in question consist of a parcel comprised on the north side of Market Street; two lots on the south side of Market Street; two lots on the north side of Ireton Street; three lots on the south side of Ireton Street; three lots on the north side of Naseby Street; plus a 1.41 acre triangular parcel on the east side of Union Street.

Currently, these three streets have been developed with single family dwellings leading up to these vacant properties. Municipal water and sewer services end at the last developed lots along these streets.

An Engineering Services Report has been prepared by G.D. Jewell Engineering, to support this application. They have also prepared a Storm Water Management Report. The Engineering Report identifies how the development will tie in to municipal water and sewer services and connect to existing roads and sidewalks. Since there is an elevation change between the ends of the streets and this development, the stormwater management will be dealt with on-site.

The proposed density of the development is well under the maximum allowable density of thirty (30) units per hectare. The proposal is slightly under the recommended density for new greenfield development of fifteen (15) to twenty (20) units per hectare. The development could be increased to a total of thirty (30) units to meet this target.

The lands in question are designated as residential for the Campbellford Urban Area in the Trent Hills Official Plan. The residential designation permits all types of residential uses as outlined in the Plan. The policies also encourage a mix of residential uses to provide more housing choice in the community. Single dwelling units make up over 85% of the Trent Hills housing stock and it is important to encourage the development of different housing choices.

The lands included in this development proposal are currently Zoned as a combination of Residential 1 (R1) and Development (D). The Development Zone identifies that the lands have been designated in the Official Plan to be developed. It also indicates that the creation of a Servicing Plan and Development Plan are required before the Zoning can be changed.

The lands will have to be rezoned. The Planning Report from Clark Consulting Services, accompanying the application, recommended changing the Zoning to Residential 2 (R2). This may be the appropriate Zone, but eventually changing the Zoning to Residential 3 (R3) would offer the greatest flexibility.

If the application is approved, the requirement to rezone the lands would be one of the conditions of draft approval.

3. Relevant Options/Consultations:

Planning staff have met with the applicants to discuss their submission, and review the requirements.

Furthermore, the Notice of Public Meeting has been circulated to the public in the appropriate manner, as well as to the required outside agencies and municipal departments.

Page 3: Subdivision Application SB02/2017, Sunny Residence Inc

The Planning and Development Standing Committee reviewed the application at their April 26, 2017 meeting, and supported the application. Furthermore, municipal staff along with Northumberland County and Lower Trent Conservation have reviewed the application and supporting documentation. Comments from Northumberland County and Lower Trent Conservation are attached for Councils information.

The application has been considered and circulated in accordance with the Planning Act.

4. Risk/Safety Considerations:

Not applicable.

5. Legal Implications/Legislative Requirements:

The consideration of this application was carried out in accordance with the Planning Act. There was preconsultation with the developer and his Planning Consultant. A number of studies were submitted for review. These were reviewed by staff as well as circulated to the required agencies.

6. Policy/Staff Implications:

The application is being considered with regard to the policies contained in the Official Plan, Zoning By-law and Provincial Policy Statement.

Planning staff have been involved in the review of the application and preparation of notices and reports.

7. Major Benefits:

Not applicable.

8. Financial Analysis:

All applicable fees have been collected, in order to consider the application as complete.

9. Means of Communicating Decision:

The decision will be communicated to the applicant, the consultant, and to all those who have requested a copy of the Notice of Decision in accordance with the Planning Act.

Page 4: Subdivision Application SB02/2017, Sunny Residence Inc

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mm0.

“:.E

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um_m

1:§:

mim

am...