The Corporation of the City of Stratford Planning and Heritage Committee Open Session AGENDA

Transcription

1 The Corporation of the City of Stratford Planning and Heritage Committee Open Session AGENDA Date: Monday, March 26, 2018 Time: Location: Committee Present: 7:45 P.M. Council Chamber, City Hall Councillor Ritsma - Chair Presiding, Councillor Ingram - Vice Chair, Mayor Mathieson, Councillor Beatty, Councillor Brown, Councillor Bunting, Councillor Clifford, Councillor Henderson, Councillor Mark, Councillor McManus, Councillor Vassilakos Staff Present: Rob Horne - Chief Administrative Officer, Joan Thomson - City Clerk, Ed Dujlovic - Director of Infrastructure and Development Services, Michael Humble - Director of Corporate Services, Carole Desmeules - Director of Social Services, David St. Louis - Director of Community Services, Jeff Leunissen - Manager of Development Services, John Paradis - Fire Chief, Tatiana Dafoe - Deputy Clerk, Mike Beitz - Corporate Communications Lead Pages 1. Call to Order The Chair to call the Meeting to Order. 2. Disclosure of Pecuniary Interest and the General Nature Thereof The Municipal Conflict of Interest Act requires any member of Council declaring a pecuniary interest and the general nature thereof, where the interest of a member of Council has not been disclosed by reason of the member s absence from the meeting, to disclose the interest at the first open meeting attended by the member of Council and otherwise comply with the Act. Name, Item and General Nature of Pecuniary Interest

2 2 3. Delegations None scheduled. 4. Report of the Manager of Development Services 4.1 Planning Report Draft Plan of Subdivision 31T17-001, Official Plan Amendment O01-17 and Zone Change application Z01-17, 4117 Perth Line 36, 495 McCarthy Road West and Block 97, 44M-44. (PLA18-005) Chris Pidgeon, of GSP Group, has requested to speak on behalf of Northwest Stratford (2016) Developments Inc. and Marcor Farms Ltd. following the staff presentation. Motion by Staff Recommendation: Official Plan Amendment: THAT the application O01-17 to amend the Official Plan designation on the subject lands by amending Schedule A by applying special policies to the north side of McCarthy Road West ( Medium Density Residential Area-Special ) to permit a range of residential uses at a density of units per net hectare (upnh); permit a maximum height of 6 storeys for apartment dwellings and 4 storeys for other residential uses; to delete Special Policy Area #14, delete the Medium Density Residential Area policies on the south side of McCarthy Road West and replace it with a Residential Area ; to designate a portion of the lands Parks and Open Space ; and to alter the Regulatory Flood Hazard limit and to amend Schedule B by altering the Regulatory Flood Hazard limit, and UTRCA Regulation limit BE APPROVED. Zoning By-law Amendment: THAT the application Z01-17 to amend the zoning on the subject lands from Future Residential- 5- Holding Provision (FR-5-H), Residential Fourth Density- Special R4(2)-12, Residential Fourth Density- R4(2) in the City of Stratford Zoning By-law to: Residential First Density R1(5)- 39 zone that permits a single detached dwelling and a group home with the following site specific regulations to reduce the exterior side yard width to 3m (except where a corner lot is sited so that its rear lot line abuts an adjacent interior side yard, in which case the exterior side yard width shall be 4.5m), to require any part of any attached or detached garage to

3 3 provide a parking space between the garage door and road allowance, to allow the maximum width of any attached garage to 60% of the width of the front building elevation of a dwelling erected on a lot (measured from the inside face of outside wall to inside face of outside wall) and a minimum sight triangle of 3m x 3m at the intersection of two local roads. Residential Second Density R2(2)-46 zone that permits a single detached, duplex, home occupation, group home, converted dwelling, boarding house and day nursery with the following site specific regulations- minimum lot frontage for a duplex 16m and minimum exterior side yard width 7.5m, to require any part of any attached or detached garage to provide a parking space between the garage door and road allowance, to allow the maximum width of any attached garage to 60% of the width of the front building elevation of a dwelling erected on a lot (measured from the inside face of outside wall to inside face of outside wall) and a minimum sight triangle of 10m x 10m at the intersection of a local road and arterial road. Residential Fourth Density R4(2)-19(H1) zone that permits cluster single detached, semi-detached, townhouses, back-to-back townhouses, and stacked townhouses and cluster apartment dwelling units with two sets of site specific regulations (one for apartment dwellings and the other for all other permitted uses) relating to block size (area and frontage), height, minimum and maximum density, parking, setbacks from public roads, lot coverage, landscaped open space, rear yard depths and side yard setbacks. Residential Fourth Density R4(2)-19(H1)(H2) zone that permits cluster single detached, semi-detached, townhouses, back-to-back townhouses, and stacked townhouses and cluster apartment dwelling units with two sets of site specific regulations (one for apartment dwellings and the other for all other permitted uses) relating to block size (area and frontage), height, minimum and maximum density, parking, setbacks from public roads, lot coverage, landscaped open space, rear yard depths and side yard setbacks.

4 4 Residential Fourth Density R4(2)-20(H1) special zone that permits street townhouses with site specific regulations relating to height, density, garage elevations size, sight triangle and setbacks. Park (P) zone that permits auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre. Park (P-4) zone that permits auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre with a front yard depth of 6 m. Park- Floodplain (P-FP) zone that permits auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre. These lands are below the regulatory flood line and subject to the requirements of the Upper Thames River Conservation Authority with respect to the erection of buildings and structures. BE APPROVED. Approval of the Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision is recommended because: public interest was considered; the request is consistent with the Provincial Policy Statement; the request is consistent with the goals and objectives of the Official Plan; the recommended zone change will facilitate development that is appropriate for the lands, will not impact surrounding lands and is considered to be sound land use planning; it will provide a wide range of housing to meet the needs of the existing and future residents and the recommended zone change will encourage efficient use of land and planned infrastructure.

5 5 THAT the following: Reduced exterior side yard widths: abutting arterial roads and local roads, and where a corner lot is situated so its rear lot line abuts an adjacent interior side yard; Separate site specific zoning regulations for all forms of cluster housing; The inclusion of street townhouses within the cluster R4(2)-19 (H) special zone; Maximum lot coverage for cluster housing (singles, semis, townhouses, stacked townhouses and back-to-back townhouses); and The inclusion of semi-detached dwelling, elementary school or religious institution within the R2(2)-46 special zone. BE REFUSED for the following reasons: the request was not consistent with abutting requested zoning provisions; the request was not appropriate for the development of the lands and is not sound land use planning; public interest was considered; the request is consistent with the goals and objectives of the Official Plan; and the recommended zone change will encourage efficient use of land and planned infrastructure. Draft Plan of Subdivision: THAT the City of Stratford pursuant to Section 51(31) of the Planning Act grant draft approval to Plan of Subdivision 31T subject to the following conditions: This draft approval applies to Plan of Subdivision 31T submitted by GSP Group, prepared for Northwest Stratford Developments Inc., and Marcor Farms Ltd., certified by Terry Dietz O.L.S., dated March 13, 2018, File No. 31T-17001, drawing no , which shows a total of 120 single detached residential lots, 3 duplex residential lots and 13 multi residential blocks, 2 park blocks, 2 walkway blocks, 4 lot addition blocks, m reserve blocks, 1 stormwater management block, 1 McNamara

6 Drain block and 1 sanitary pumping station block all served by the extension of Butler Cove Drive, Robertson Drive, Davidson Drive and Bradshaw Drive, and 1 new local street. This approval of the draft plan applies for 7 years, and if final approval is not given by that date, the draft approval shall lapse, except in the case where an extension has been granted by the Approval Authority. The road allowances included in this draft plan shall be shown on the face of the plan and dedicated as public highways. The street(s) shall be named to the satisfaction of the Manager of Development Services. 6 Prior to final approval, the municipal address shall be assigned to the satisfaction of the Manager of Development Services. Prior to final approval, the Owner shall submit to the Approval Authority a digital file of the plan to be registered in a format compiled to the satisfaction of the City of Stratford and referenced to NAD83UTM Zone 17 horizon control network for the City of Stratford mapping program. Prior to final approval, appropriate zoning shall be in effect for this proposed subdivision. The Owner shall satisfy all the requirements, financial and otherwise, of the City of Stratford in order to implement the conditions of this draft approval. That prior to final approval the Owner shall pay in full all financial obligations/encumbrances owing to the City on the said lands, including property taxes and local improvement charges. The subdivision agreement between the Owner and the City of Stratford shall be registered against the lands to which it applies. The Owner shall grant to the appropriate authorities such easements and/or land dedications as may be required for utility, road, drainage or other municipal purposes. Phasing of this subdivision (if any) shall be to the satisfaction of the Manager of Development Services and the Director of Infrastructure and

7 7 Development Services. Prior to submitting a request to the City to prepare the subdivision agreement, an updated draft plan showing the redline amendments is to be provided to the City to the satisfaction of the Manager of Development Services. Prior to the receiving a clearance for building permits from the Manager of Engineering for each construction stage of this subdivision, all servicing works including any stormwater management facilities for the stage must be completed and operational, all to the specification and satisfaction of the City. Prior to Final Approval, all required connections from this plan to municipal services shall be available. Where the plan is to be phased, any dead ends and open sides of road allowances shall be terminated in 0.3m reserves that are to be conveyed to the City until required for the future production of such road allowance. Prior to submitting a request to the City to prepare the subdivision agreement a phasing plan showing all of the 0.3m reserves required to accommodate phasing is to be submitted to the City to the satisfaction of the Director of Infrastructure and Development Services. The subdivision agreement shall contain a provision requiring the City to remove the 0.3m reserves on Block 98, Block 100, Block 102 and part of Block 112 and a portion of Block 113 on Plan 44M-44 and Block 61 on Plan 44M-54 to the satisfaction of the Director of Infrastructure and Development Services. All costs associated with the removal of the 0.3m reserves shall be borne by the Owner. The subdivision agreement shall contain a provision requiring the City to remove and transfer ownership of the 0.3m reserves on Block 99 and Block 101 on Plan 44M-44 to the Owner to the satisfaction of the Manager of Development Services. All costs associated with the removal of the 0.3m reserves and registering the conveyance documents shall be borne by the Owner. Prior to registration the Owner shall provide the City with a copy of a deposited reference plan that shall describe the portion of Block 97 on

8 8 44M-44 required for the extension of Robertson Drive. These lands shall be transferred to the City at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. All costs associated with obtaining the reference plan and the transfer of the lands shall be borne by the Owner. The subdivision agreement shall contain a clause requiring the Owner to submit a reference plan showing Block 97 and Block 99 and 101 of 44M- 44 combined with Blocks of the Draft Plan to the satisfaction of the Manager of Development Services. All costs associated with obtaining the reference plan shall be borne by the Owner. Prior to final approval the Owner shall submit an application to lift part lot control to combine: Part of Block 97 and part of Block 99 on 44M-44 and Block 146 on the draft plan; Part of Block 97 and part of Block 99 on 44M-44 and Block 145 on the draft plan; Part of Block 97 and part of Block 101 on 44M-44 and Block 144 on the draft plan; and Part of Block 97 and part of Block 101 on 44M-44 and Block 143 on the draft plan. The subdivision agreement shall contain a clause indicating that the maximum number of units for all lands within 31T shall be 837, or until such time as the servicing has been addressed, to the satisfaction of the Manager of Engineering. Concurrent with the registration of any phase that includes the extension of Bradshaw Drive from 44M-54, the Owner shall remove easements PC & PC at the cost of the Owner to the satisfaction of the Manager of Engineering. Prior to registration of any phase, the Owner shall provide the City with a 20m wide servicing easement aligning with Street A to the west to the limit of the lands owned by the Owner and east to the limits of the draft plan, at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services.

9 9 Prior to registration of any phase, the Owner shall provide the City with a 10m wide easement for a forcemain from the north limit of Block 139 to the southerly limit of Perth Line 36, at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. Prior to registration of any phase, the Owner shall provide the City with a temporary 20m wide easement over the future extension of Bradshaw Drive, north of McCarthy Road West for construction and access to Block 139 to the satisfaction of the Manager of Engineering. This easement shall be required until Bradshaw Drive, north of McCarthy Road West, is dedicated as public highway. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. Prior to the registration of any phase, the Owner shall provide the City with a temporary 10m wide easement, for construction and access to Block 139. The temporary easement is to be located approximately 10m east of the future extension of Bradshaw Drive, north of McCarthy Road West and shall be to the satisfaction of the Manager of Engineering at the cost of the Owner. The Manager of Engineering shall determine when the easement is no longer required. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. Prior to the registration of any phase, the Owner shall provide the City with a temporary 10m wide easement on the north side of McCarthy Road West for overland flow to the satisfaction of the Manager of Engineering. The easement shall be required until an alternate overland flow route has been designed and constructed to the satisfaction of the Manager of Engineering. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. Prior to registration of any phase, the Owner shall provide the City with an easement over Block 139 for the construction of the pumping station to the satisfaction of the Manager of Engineering. The easement shall be released concurrent with the transfer of the land to the City. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. Concurrent with registration of the plan, Block 139 is to be dedicated to the City. The size and configuration shall be to the satisfaction of the Manager of Engineering. All costs associated with the transfer of the lands shall be borne by the Owner. The Owner may submit a claim in accordance with the Development Charges By-law #

10 10 In conjunction with the submission of Engineering drawings, the Owner shall submit an erosion/sediment control plan that will identify all erosion and sediment control measures for the subject lands in accordance with City of Stratford and Ministry of Environment standards and requirements, all to the satisfaction of the City of Stratford and Upper Thames River Conservation Authority. This plan is to include measures to be used during all phases on construction. Prior to any work on the site, the Owner shall implement these measures satisfactory to the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. In conjunction with the submission of Engineering drawings, the Owner shall submit a report prepared by a qualified consultant, and if necessary a detailed hydro geological investigation carried out by a qualified consultant, to determine the effects of the construction associated with this subdivision on the existing ground water elevations and domestic or farm wells in the area, to the satisfaction of the City s Infrastructure and Development Services Department. If necessary, the report shall also address any potential contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report shall be reviewed and approved by the City s Director of Infrastructure and Development Services, included in the pertinent agreement(s) with the City of Stratford prior to any work on the site. Should any remedial works be recommended in the report, the Owner shall complete these works prior to issuance of Certificate of Approval, to the satisfaction of the City, at no cost to the City. Prior to any grading on the site, the Owner shall decommission and permanently cap any abandoned water wells located on the property, in accordance with the Ontario Water Resources Act and the Ministry of Environment requirements and file the necessary reports with the Ministry of the Environment and the City of Stratford. The Owners professional engineer shall provide inspection services during construction for all work to be assumed by the City, and all works within easements or blocks to be dedicated to the City, and have its professional engineer supply the City with a certificate of compliance upon completion in accordance with the plans approved by the Director of Infrastructure and Development Services. The Owner shall comply with all City of Stratford standards, guidelines and requirements in the design of this draft plan and required

11 11 engineering drawings. Any deviation to the City s standards, guidelines, or requirements shall be completed to the satisfaction of the Director of Infrastructure and Development Services. Archaeological Survey Prior to any final approval and prior regrading, soil disturbance or site excavation, the Owner shall obtain and submit to the Manager of Development Services a letter from the Ministry of Tourism, Culture and Sport that indicates provincial concerns for archaeology have been satisfied. PARKLAND The Owner shall dedicate Block 137 and Block 160 to the City of Stratford for Park purposes pursuant to the provisions of Section 51.1 of the Planning Act. The dedication of Block 137 and Block 160 will satisfy the parkland dedication requirements for all lands within the boundary of this draft plan and approximately 5.8ha of land to the west also owned by the Owner. The subdivision agreement shall contain a provision outlining that parkland dedication may be conveyed to the City in phases until the third registration at which time all of the parkland dedication (Block 137 and Block 160) shall be conveyed to the City to the satisfaction of the Manager of Development Services. All costs associated with the conveyance of the lands shall be borne by the Owner. In conjunction with the submission of engineering drawings, the Owner shall submit park design and grading and servicing plans for Block 137 and Block 160 which shall accommodate a 4m wide pathway on Block 142 for review and approval by the Director of Infrastructure and Development Services and the Director of Community Services. The subdivision agreement shall contain a provision requiring the Owner to complete the grading and seeding of Block 137 and Block 160 all at once within one year of the first registration to the satisfaction of the Director of Infrastructure and Development Services and the Director of Community Services. No access will be provided to Block 137 and Block 160 from McCarthy Road West. Concurrent with registration, the Owner shall convey Block 141 (3m wide) to the City of Stratford as a pedestrian walkway. The Owner shall

12 12 construct the walkway and fencing in accordance with the City of Stratford walkway design requirements within one year of registration to the satisfaction of the Manager of Engineering. Concurrent with the third registration, the Owner shall convey Block 142 (4m wide) to the City of Stratford as a pedestrian walkway. The Owner shall construct the walkway and fencing in accordance with the City of Stratford walkway design requirements within one year of registration to the satisfaction of the Manager of Engineering. Concurrent with the registration of any phase that includes Block 140, the Owner shall provide an easement over Block 140 and extending west to the limit of the additional lands owned by the applicant in favour of the City. All costs associated with the registration of the easement shall be borne by the Owner. In conjunction with the submission of engineering drawings, the Owner shall submit a trail design and grading plans for Block 140 for review and approval by the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. FACADE The Subdivision Agreement shall contain a provision requiring the façade of any multi-unit developments on Blocks 124, 125, 127, 130, 132, 133 and 136 to address abutting streets to the satisfaction of the Manager of Development Services. NOISE Prior to submission of engineering drawings, the Owner shall have a qualified acoustical consultant prepare a noise study concerning the impact of traffic noise on Lots 12-24, 92, 93, and 123 and Blocks 124, 125, 127, 130, 132, 133 and 136 abutting McCarthy Road West which considers alternative noise abatement measures that are to be applied in accordance with the requirements of the M.O.E. to the satisfaction of the Manager of Development Services. The final accepted recommendations shall be constructed or installed by the Owner and may be incorporated into the subdivision agreement. PARKING PLAN

13 As part of the engineering drawings submission, the Owner shall submit an on-street parking plan for Lots 1-11, Blocks 124, 125 and 126 to the satisfaction of the Manager of Development Services. The accepted parking plan required for each registered phase of development and will form part of the subdivision agreement for the registered plan. STREET TOWNHOUSES 13 For residential blocks proposed for street townhouse dwellings, the Owner shall as part of the final approval of the plan make the necessary legal arrangements to establish a minimum of a 1m maintenance easement where the units to be built do not provide direct access to the rear yard from the garage for internal unit (not end unit ) Owners. ACCESS In conjunction with the submission of engineering drawings, the Owner shall provide a second means of access for emergency vehicles as required to the subdivision to the satisfaction of the Director of Infrastructure and Development Services. In conjunction with any phase, the Owner shall design and construct any required emergency access, to the satisfaction of the Director of Infrastructure and Development Services. SANITARY: The Owner shall not connect any weeping tile connections into the sanitary sewers within this plan. STORMWATER SERVICING: Concurrent with registration, the Owner shall provide all required land dedications related to the stormwater works, including Block 138, to the satisfaction of the Director of Infrastructure and Development Services. Minor revisions to the size of Block 138 may be required to accommodate the final design of the stormwater management pond in accordance with municipal standards to the satisfaction of the Manager of Engineering. Any cost associated will be the responsibility of the Owner. All costs associated with the construction of the access driveway to serve Block 138 will be at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. In conjunction with the submission of the engineering drawings, the

14 14 Owner shall have their consulting engineer submit a stormwater servicing report/plan (functional report where facilities are proposed) satisfactory to the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. This report shall include water balance measures and the identification of the major and minor stormwater overland flow routes for the entire catchment area to the satisfaction of the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. In the event that the works include a stormwater facility, the Owner shall have their professional engineer submit semi-annual monitoring reports to the Manager of Engineering demonstrating that the works perform in accordance with the approved design criteria. The reports are to provide test results on the volume and nature of the sediment accumulating in the works. The timing and content of the monitoring reports is to be in accordance with the City s Infrastructure Standards and Specifications manual. The Owner shall ensure that the monitoring program commences when building permits have been issued on fifty percent (50%) of the lots in the plan and shall continue until assumption. The Owner shall address forthwith any deficiencies of the stormwater works and/or monitoring program. Prior to assumption, the Owner shall operate, monitor and maintain the works. The Owner shall ensure that any removal and disposal of sediment is to an approved site satisfactory to the Director of Infrastructure and Development Services. Prior to final approval, the Owner s consulting engineer shall certify that increased and accelerated stormwater runoff from this subdivision will not cause damage to downstream lands, properties or structures beyond the limits of this subdivision. Notwithstanding any requirements of the City, or any approval given by the Director of Infrastructure and Development Services, the Owner shall indemnify the City against any damage or claim for damages arising out of or alleged to have arisen out of such increased or accelerated stormwater runoff from this subdivision. Surface and underground stormwater on portions of the subdivision including portions of the streets may flow into a private stormwater management system. The subdivision agreement shall contain a clause outlining that any condominium declaration or site plan agreement shall indicated that stormwater flows from other blocks or public streets may be directed into the private stormwater management system. In addition,

15 15 the declaration and/or agreement shall include: that the owners of the subject lands indemnify that the City of Stratford is not liable in any way now or at any time in the future for the repair, maintenance or cost sharing obligations related to the private stormwater management system on the subject lands and waive the right to make any claims against the City of Stratford; and that the owners of these lands to enter into a joint use, maintenance and cost sharing agreement with all other owners of the lands that flow into the private stormwater management system that sets out the responsibilities and cost sharing obligations for the private stormwater management system. TEMPORARY STORMWATER WORKS In the event that the Owner constructs temporary stormwater works, all works shall be to the satisfaction of the Manager of Engineering, and at no cost to the City. The Owner is responsible for all costs related to the construction and removal of all temporary works including decommissioning and any redirection of sewers and overland flow routes. OUTLET SEWERS The Owner shall in its servicing drawings make provisions for increased depth or oversizing of the internal sewers and water mains in the Draft Plan (or any resulting phase) to accommodate flows from the upstream lands and water servicing external to the subdivision to the satisfaction of the Director of Infrastructure and Development Services. The owner may submit a claim in accordance with the Development Charges By-law # The Owner shall construct all municipal services for the subject lands at the sole expense of the Owner to the satisfaction of the Director of Infrastructure and Development Services. WATER: The Owner shall construct and connect the proposed watermains to the satisfaction of the Director of Infrastructure and Development Services. In conjunction with the engineering drawings submission, the Owner

16 16 shall have its professional engineer provide a water servicing report to the satisfaction of the Manager of Environmental Services. As part of the water servicing report, the Owner shall have its professional engineer determine if there is sufficient water turnover to ensure water quality and determine how many homes need to be built and occupied to maintain water quality in the water system. If the water quality cannot be maintained in the short term, the Owner shall install automatic blow offs, where necessary, to the satisfaction of the Manager of Environmental Services, or make suitable arrangements with Water Operations for the maintenance of the system in the interim. TRANSPORTATION: The Owner shall construct all roads shown in this plan of subdivision such that alignments match joining roads outside this plan to the satisfaction of the Director of Infrastructure and Development Services. In conjunction with the engineering drawings submission the Owner shall have its engineer prepare ultimate centreline profiles along Street A throughout this Plan and beyond as necessary, for use in this subdivision design. The City shall review and approve centerline profile. Further, the Owner shall complete the requirements of this condition at no cost to the City all to the satisfaction of the Director of Infrastructure and Development Services. The Owner shall terminate Street A at the limit of each phase of this plan to the satisfaction of the Director of Infrastructure and Development Services. The Owner shall direct all construction and building trades traffic associated with this draft plan of subdivision to McCarthy Road West or other routes as designated by the Director of Infrastructure and Development Services. The Owner shall establish and maintain a Traffic Management Plan (TMP), when directed by the City, in conformance with City guidelines and to the satisfaction of the Director of Infrastructure and Development Services for any construction activity that will occur on existing public roadways needed to provide services for this plan of subdivision. The TMP is a construction scheduling tool intended to harmonize a construction project s physical requirements with the operational requirements of the City of Stratford, the transportation needs of road users and access concerns of area property owners. The Owner s contractor(s) shall undertake the work within the prescribed operational

17 constraints of the TMP. The TMP will be submitted and become a requirement of the subdivision servicing drawings for this plan of subdivision. 17 Should temporary turning facilities for vehicles be required by the Director of Infrastructure and Development Services, they shall be provided as easements concurrent with the registration of the phase. These easements shall be granted to the City of Stratford until the temporary turning facility is no longer required to the satisfaction of the Director of Infrastructure and Development Services. The Owner is responsible for all costs associated with obtaining the easement, the release of the easement and the construction and removal of all temporary turning facilities. HYDRO Prior to the entering into a subdivision agreement, the Owner shall obtain approval from the applicable hydro provider for an electrical layout. Any new addition and/or relocation of existing electrical infrastructure will be at the Owner s expense. FIRE The Owner shall not burn any materials on site. FLOOD PLAIN The regrading and channelization of Block 140 and land extending west to the limit of the additional lands owned by the applicant is to be completed all at once to the satisfaction of the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. No works shall be completed in contravention of the Drainage Act. All works on Block 140 and land extending west to the limit of the additional lands owned by the applicant and the McNamara Drain shall be completed generally in keeping with the Master Drainage Plan prepared by McCormick Rankin Corporation and approved report, 2007 to the satisfaction to Upper Thames River Conservation Authority and Director of Infrastructure and Development Services. The channelization and regrading of Block 140 and land extending west to the limit of the additional lands owned by the applicant shall be to the satisfaction of the Director of Infrastructure and Development Services and the Upper Thames River Conservation Authority. Channelization and

18 regrading within Block 140 and the lands extending to the west is to occur prior to any excavation or regrading within the existing flood plain limits on Blocks 128, 129,131,133, 134, 135 and 136 to ensure flood storage is maintained. Lastly, the Owner agrees to provide certification the channelization and regrading noted above has been completed in accordance with the approved plans. CONSERVATION REGULATION AREA Prior to undertaking any works or site alteration including filling, grading, construction or alteration to a watercourse in a Conservation Regulated Area, the Owner shall obtain a permit or receive clearance from Upper Thames River Conservation Authority. OTHER 18 Prior to final approval, the design and location of community mailboxes shall be to the satisfaction of Canada Post. For the purpose of satisfying any of the conditions of draft approval herein contained, the Owner shall file, with the City, complete submissions consisting of all required studies, reports, data, information or detailed engineering drawings, all to the satisfaction of the Manager of Development Services and the Director of Infrastructure and Development Services. The Owner acknowledges that, in the event that a submission does not include the complete information required by the City, such submission will be returned to the Owner without detailed review by the City. Prior to final approval, for the purposes of satisfying any of the conditions of draft approval herein contained, the Owner shall file with the Approval Authority a complete submission consisting of all required clearances, fees, and final plans, and to advise the Approval Authority in writing how each of the conditions of draft approval has been, or will be, satisfied. The Owner acknowledges that, in the event that the final approval package does not include the complete information required by the Approval Authority, such submission will be returned to the Owner without detailed review by the City. NOTES TO DRAFT APPROVAL It is the Owners/Developers responsibility to fulfill the conditions of draft approval and ensure that the required clearance letters are forwarded by the appropriate agencies to the City of Stratford, Development Services Division.

19 19 All plans are to be prepared using total station survey and compatible with the latest version of AutoCAD. The final plan submitted for registration, engineered design drawings and construction record drawings are to be provided in print and digital format referenced to a control network compiled to the satisfaction of the City of Stratford Infrastructure and Development Services Department in accordance with Ontario Basic Mapping (U.T.M. Grid 1:2000), for future use within the City s geographical information system. The final plan approved by Corporation of the City of Stratford must be registered within thirty (30) days or the Corporation may withdraw its approval under Section 51(59) of the Planning Act, R.S.O as amended. All plans of subdivision are to be prepared and presented in metric units. If final approval is not given to this Plan, within seven 7 years of the draft approval date, and no extensions have been granted, draft approval shall lapse under subsection 51(32) of the Planning Act, R.S.O., If the Owner wishes to request an extension to draft approval, a written explanation, together with a resolution from the local municipality, must be received by the Approval Authority 60 days prior to the lapsing date. 5. Adjournment Please note that an updated review of the plan, and revisions to the conditions of approval, may be necessary if an extension is to be granted. Meeting Start Time: Meeting End Time: Motion by Committee Decision: THAT the Planning and Heritage Committee meeting adjourn.

20 20 Infrastructure and Development Services Department MANAGEMENT REPORT Date: March 26, 2018 To: Planning and Heritage Committee From: Jeff Leunissen, Manager of Development Services Report#: PLA Attachments: None Title: Planning Report Draft Plan of Subdivision 31T17-001, Official Plan Amendment O01-17 and Zone Change application Z01-17, 4117 Perth Line 36, 495 McCarthy Road West and Block 97, 44M-44. Objective: The purpose of this report is to provide staff s evaluation and recommendation on the applications submitted by GSP Group on behalf of Northwest Stratford Development and Marcor Farms Limited being Draft Plan of Subdivision 31T-17001, Official Plan Amendment O01-17 and Zone Change application Z Official Plan Amendment The lands are currently designated Medium Density Residential Area, Parks and Open Space, and Residential Area with a special policy (11.2.8) on Schedule A of the Official Plan and are identified as being within the Regulatory Flood Hazard Limit and Erosion Hazards Limit and within the UTRCA regulated area on Schedule B of the Official Plan. The proposed Official Plan amendment application is to amend Schedule A by applying special policies to the north side of McCarthy Road West ( Medium Density Residential Area-Special ) to permit a range of residential uses at a density of units per net hectare (upnh); permit a maximum height of 6 storeys for apartment dwellings and 4 storeys for other residential uses; to delete the Medium Density Residential Area policies on the south side of McCarthy Road West and replace it with a Residential Area ; to designate a portion of the lands Parks and Open Space ; and to alter the Regulatory Flood Hazard limit and to amend Schedule B by altering the Regulatory Flood Hazard limit, and UTRCA Regulation limit. Draft Plan of Subdivision The proposed Draft Plan of Subdivision contains 120 single detached dwelling lots, 3 duplex residential lots, 13 multiple development blocks, 2 park blocks, 2 walkway blocks, 4 lot addition blocks, m reserve blocks, 1 storm water management block, 1 McNamara Drain block, and 1 sanitary pumping station block all served by 1 new local road and the Page 1

21 21 extension of Butler Cove Drive, Robertson Drive, Davidson Drive and Bradshaw Drive. The lands are projected to be able to accommodate between 410 to 837 residential units. The lot frontages for single detached dwelling lots range from approximately 10.48m to 18.6m. After the public meeting, the applicant made the following minor revisions to the draft plan: changing the proposed use on 3 lots from single detached lots to duplex lots and reducing the minimum frontage for a single detached from 10.60m to 10.48m. Proposed Official Plan Designation Page 2

22 22 Revised Proposed Draft Plan of Subdivision Page 3

23 23 Zoning By-law Amendment The requested Zoning By-law amendment is to rezone the lands from Future Residential- 5- Holding Provision (FR-5-H), Residential Fourth Density- Special R4(2)- 12, Residential Fourth Density- R4(2) in the City of Stratford Zoning By-law and Agricultural (A) and Floodplain (FP) in the Perth East Zoning By-law to a Residential First Density Zone with site specific regulations R1(5)-, a Residential Second Density Zone with site specific regulations R2(2)-, a Residential Fourth Density Zone with site specific regulations R4(2)-, a Parks (P) and a Park-Floodplain (P-FP) zone. The requested R1(5)- zone permits single detached dwellings and group homes. Site specific regulations have been requested to allow an exterior side yard width of 3m (provided that any part of an attached or detached garage shall be erected no less than 4.5m from the exterior side lot line and any parking space must be located 6m from any lot line), to allow a maximum percentage of the front building elevation (measured from inside face of outside wall to inside face of outside wall) for an attached or detached garage to be 60%, that the front yard depth or exterior side yard width for a dwelling shall not exceed 6m and to allow the sight triangle at the intersection of two local roads to be a minimum of 3m x 3m. The requested R2(2)- zone permits singles, semis, duplexes, converted dwellings, boarding house dwellings, day nursery, elementary school, group home, home occupation and a religious institution. Site specific regulations have been requested to allow the minimum lot frontage for a duplex to be 16m, to allow a minimum exterior side yard width of 3m (provided that any part of an attached or detached garage shall be erected no less than 4.5m from the exterior side lot line and any parking space must be located 6m from any lot line), to allow a maximum percentage of the front building elevation (measured from inside face of the outside wall to inside face of outside wall) for an attached or detached garage to be 60%, that the front yard depth or exterior side yard width for a dwelling shall not exceed 6m and to allow the sight triangle at the intersection of a local road and an arterial road to be a minimum of 10m x 10m. The requested R4(2)- zone would permit singles, semis, street townhouses, cluster townhouses, back to back townhouses, stacked townhouses and apartments. Site specific regulations have been requested to allow the sight triangle along the intersection of two local roads to be a minimum of 3m x 3m, at the intersection of a local and arterial road to be a minimum of 10m x 10m, and to establish site specific provisions for each requested use relating to: minimum and maximum density and height, lot coverage, minimum exterior side yard depth, rear yard depth, lot depth, lot area, and lot frontage per unit. The chart below includes all of the specific special provisions requested. Page 4

24 24 Regulations Lot Area- Interior Lot R4(2)_ Single Detached R4(2)_ Site Specific Regulations Requested R4(2)_ Semi- Detached R4(2)_ Street Townhouse 300m m m 2 (per unit) End lot 270 m 2 (per unit) 450 m m m 2 ( per unit) R4(2)_ Cluster Townhouse 180 m 2 (per unit) R4(2)_ Back-toback Townhouse 80 m 2 (per unit) R4(2)_ Stacked Townhouse 145 m 2 (per 2 units) R4(2)_ Other (Apartment) 1000 m 2 Lot Area- Corner Lot 180 m 2 (per unit) m 2 Lot 10m 8m (per 6m (per 22m per 6m (per 6m (per 25m Frontage- unit) unit) block unit) unit) Interior Lot Lot 15m 12m (per 14m (per 30m m Frontage- unit) unit) Corner Lot Lot Depth 25m 25m 30m (per 30m 14m (per 25m (per 30m unit) unit) unit) Front Yard 4.5m; 4.5m; 6m 3m 6m 6m 10m Depth 6m for 6m for Exterior Side Yard Width Side Yard Width Aggregate Side Yard Width Rear Yard Depth Max. Lot Coverage Max. Height Min. Dwellings per Lot/ Density Max. Dwellings per Lot/ Density Landscaped Open Space Parking garage garage 3m* 3m* 3m 3m 3m** 3m** 3m ** 1m 1.5m 2.5m (per 2.5m 3m 3m 5m unit) 2m 3m m 6m 7.5m (per unit) 40% 40% 40% (per unit) 11.5m 11.5m 12m (per unit) 7.5m 0m 6m 6m 40% % 12m 13.5m 13.5m 22m (Minimum 9m) uph 25 uph 25uph 25uph 65 uph 1 dwelling per lot 1 dwelling per lot 30% 30% 30% (per unit) 1 space per unit 1 space per unit 55 uph 55 uph 65 uph 65 uph 100 uph 1 space per unit 30% 10% 10% 30% 1.5 spaces per unit 1 space per unit 1 space per unit 1.5 spaces per unit Page 5

25 25 * Provided that any part of an attached or detached garage shall be erected no less than 4.5m from the exterior side lot line and nay parking space must be located a minimum of 6m from any lot line. ** Or as set out in Schedule B to By-law , whichever is the lesser, except on collector or arterial roads, in which case Schedule B shall prevail. Proposed Zoning Page 6

26 26 In summary, the applicant is requesting zoning that would permit predominately single detached, but also some semi-detached and duplex dwellings, with reduced exterior side yard width and provisions that would allow for double car garages on the south side of McCarthy Road West. For lands on the north side of McCarthy Road West, the applicant has requested a comprehensive set of zoning provisions to permit a broad range of dwelling types, from single detached and semi-detached dwellings to townhouse dwellings and apartment buildings, on both individual lots and multi-unit blocks. Background: Subject Site: The subject lands are located on the north and south side of McCarthy Road West between Fraser Drive and Greenwood Drive. The OPA and Draft Plan of Subdivision applications affect ha (82.68 ac) on two properties legally described as Part of Lots 3 and 4, Concession 2 (Geographic Township of Ellice) Registered Plan No. 11 in the City of Stratford. The lands are municipally known as 4117 Perth Line 36 and 495 McCarthy Road West. In addition to the lands described above, the Zoning By-law Amendment application also applies to lands described as Block 97 on 44M-44. Site Characteristics: Existing Use: vacant land (agriculture) Frontage: north side of McCarthy Road West- 593m ( ft) south side of McCarthy Road West- 244m ( ft) Depth: north side of McCarthy Road West- 350m ( ft) south side of McCarthy Road West- 185m ( ft) Area: 33.46ha (82.68 ac) Shape: irregular Surrounding Land Uses: North: Agriculture East: Agriculture and Rotary Complex (Institutional) West: Agriculture and Townhouses (Residential) South: Single Detached Dwellings (Residential) Page 7

27 27 Location and Zoning Map Page 8

28 28 Aerial Map Page 9

29 29 Subject Lands North side of McCarthy Road West Subject Lands South side of McCarthy Road West Page 10

30 30 Agency Comments Circulation of the application to various agencies produced the following comments to date (March 13, 2018): City of Stratford Infrastructure and Development Services Department Engineering Division (September 5, 2017): Draft Plan of Subdivision Comments The existing trees should be shown on the plan. The floodplain channelization of the McNamara Drain is not shown as part of any phase it should be included in Phase 1. Street A is required to provide sanitary trunk sewers to the east and west include in phase 1. The phase lines for 5 and 6 do not match the concept for stormwater management (SWM) areas. A detail of the intersection of Street A, Bradshaw Drive, and McCarthy Road West should be provided in order to make the reserve limits and road allowance limits visible. The daylight triangles are part of the road allowance, and should be shown as such, provide dimensions (will show up on detail). All block numbers should be updated for the current version of the plan Block 110 should be Block 125 and each other block should be numbered consecutively. Update land use schedule with correct block numbers. Lot 112 is labelled as Potential Walkway park access is not potential, Engineering does not require 12m. Block 120 may need to increase in size refer to comments below. The maximum number of units allowed for these lands, as detailed in the Class EA for the Quinlan pumping station, is 837 (33.46ha x 25units/ha). Revise land use table accordingly. Official Plan Amendment Engineering requires the necessary provisions be put in place for the changes proposed to the Regulatory Flood Hazard Line on Schedule A and the Flood and Erosion Hazard Line and UTRCA Regulation Limit on Schedule B before the Official Plan Amendment application is accepted. Zone Change Engineering requires the necessary provisions be put in place before changes to the floodplain are accepted. Planning Report, Northwest Stratford Development, GSP Group, March 2017 Page 30, section e) both the north and south halves of the proposed development are served by a combination of public and private stormwater management facilities. This is not in accordance with normal City practice, and is under review. Page 11

31 31 Functional Servicing Report, Proposed Plan of Subdivision, Northwest Stratford (2016) Developments Inc., Northwest Secondary Plan Area, R.W. Stratford Consulting Inc., March 20, 2017 Page 2 - references to figure 1 should be revised to Draft Plan of Subdivision; first sentence Phase 4 should be Phase 8; Existing Conditions should reference existing trees. Page 3 Subdivision Design first paragraph is misleading as the proposed layout does not conform to the West Secondary Plan with regard to swm facilities; third paragraph of this section Phase 4 should be Phase 8. Page 5 note internal oversized sewers will also extend from Street A to the pumping station. Page 6 provide comment in the Stormwater Drainage section on: provision of overland flow route for lands south of McCarthy Road West to MDP1 prior to the development of Phase 5; provision of staging (or not) of PDP1 and PDP2; comment on number, type and size of any easements required to allow overland drainage of public property through private property; comment on requirement of plugging temporary storm sewer on McCarthy Road; comment on staging of McNamara drain works, impact on drain flood levels, timing of MDP1 in relation to drain works (ie what flood levels will exist when the pond is constructed). Page 8 McCarthy Road West has two 4.25m wide lanes, not 3.5m. Utilities please be aware that this property is currently in Hydro One territory, not Festival Hydro. Dwg 1 sewer sizes to be determined at design stage; each dry pond should only have one outlet, not multiple; lots and blocks along Street A are half Phase1, half Phase 4 or 5 for drainage- revise to include all drainage from public lots to be directed to Street A and MDP1; revise drainage area 2 to include all of MDP1; revise elevations and flows for dry ponds and McNamara Drain as per comments for SWM report; drawing shows ponding elevations in the dry ponds and in the McNamara Drain after the ultimate channel is complete. It should show the interim condition( Coventry buildout) and existing for comparison. Dwg 1A minimum width for maintenance access roads is 4.0m, not 3. Dwg 2 sewer sizes to be determined at design stage; walkway block to park should be shown; easement will be required for park storm sewer connection to Bradshaw Drive. Dwg 3A, 3B sewer sizes to be determined at design stage; external areas east and west to be provided by City. Dwg 5A, 5B existing water main crossing at the extension of Bradshaw Drive is a 150, not 200; new connection across McCarthy Road West is not allowed phase 5 to be serviced from Street A; all watermains to be terminated as per current City standards; watermain sizing to be confirmed as noted in section 4.0 of the report. Page 12

32 32 Coventry of Stratford Preliminary Stormwater Management Report, MTE Consultants Inc., March 14, 2017 Page 3 lands north of McCarthy include Street A in With the exception of the extension of Bradshaw Drive Page 7 provide information used to establish 36% impervious area for MDP1. Staff calculates it should be closer to 46%, resizing of the proposed OGS is required. Page 8 Table 1 target flows are calculated incorrectly. SWM ID Basin 12 has a tributary area of 30.2ha, 13.8ha of which are outside of the Coventry lands. Therefore, the flows allowed should be based on a value prorated using16.4/30.2 of the total flows to that SWM basin. All dry pond sizes, storage and ponding elevations are to be recalculated and necessary changes to the plans, reports, and possible draft plan are to be completed. Page 10 section 2.7 it should be noted that this is AFTER the channelization has been completed, not existing; Water Balance section second paragraph explain how holding less water (i.e.: more runoff) results in more infiltration? If you are proposing mitigation measures, they should be more than the standard practices for all subdivisions which do not mitigate loss of infiltration. An outlet must be provided for the McCarthy Road storm sewers in order for Phase 2 to be developed. Planning Staff would like to note that the engineering comments/concerns will be addressed through the review of engineering drawings and the preparation of the subdivision agreement. Northwest Stratford Residential Development Interim Conditions Hydraulic Analysis of McNamara Drain, MTE Consultants Inc., May 5, 2017 No comment at this time. March 2018 The draft conditions were prepared in consultation with the Engineering Division. The Engineering Division has raised no objection to granting draft plan approval, subject to the recommended conditions or the Zoning By-law Amendment and Official Plan Amendment. City of Stratford Infrastructure and Development Services Department Building Division: Compliance with the following Subsections in Division B, Part 9 of the 2012 Building Code: Spatial Separation Between Buildings Spatial Separation Between Houses Page 13

33 33 Huron-Perth Catholic District School Board No concerns. Canada Post Canada Post has reviewed the proposal for the above noted Development Application and has determined that the completed project will be serviced by centralized mail delivery provided through Canada Post Community Mail Boxes. Upper Thames River Conservation Authority (August 25, 2018) Conservation Authorities Act The subject property is affected by the Authorities Regulation Limit which includes flooding and erosion hazards associated with the McNamara Municipal Drain. The UTRCA regulates development within the Regulation Limit in accordance with Ontario Regulation 157/06 made pursuant to Section 28 of the Conservation Authorities Act. This regulation requires the landowner to obtain written approval from the UTRCA prior to undertaking any development or site alteration in the regulated area which includes filling, grading, construction, alteration to a watercourse and/or interference with a wetland. UTRCA Environmental Planning Policy Manual The UTRCA s Environmental Planning Policy Manual is available online at: UTRCA Environmental Planning Policy Manual 1 The policies which are applicable to the subject lands include: Riverine Flooding Hazard Policies These policies address matters such as the provision of detailed flood plain mapping, uses that may be permitted in the flood plain, one & two zone flood plain policy areas as well as special policy areas. MRC, 2007 Report/ Cut-Fill Balance Approach With respect to the foregoing, it is recognized that the Court and McNamara Drain Master Drainage Plan, 2007 by MRC, was completed as part of a larger EA process. This report looked at a number of alternatives which ultimately looked at revising the configuration of the floodplain associated with McNamara Drain. The subject lands were included in this study, and as such, the alternatives provided are applicable in this instance. Ultimately, alternative # 7 was selected as the preferred alternative. This alternative (based on a cut & fill balance approach) to altering the floodplain associated with McNamara drain was approved at the time as being acceptable. While the Authority generally does not support a cut-fill balance approach to altering floodplains, it is recognized that this earlier study was undertaken through a public EA process, and was commenced pre-2006 (change to CA Act Regulations) and at that time, was determined to be appropriate and acceptable. As such, the Authority has reviewed the materials submitted by MTE Consultants Inc. which aim to demonstrate through 1 Page 14

34 34 technical justification how this approach will be carried out. Comments from the two (2) submissions made by MTE Consultants Inc. are provided in this letter Riverine Erosion Hazard Policies The Authority generally does not permit development and site alteration in the meander belt or on the face of steep slopes, ravines and distinct valley walls. The establishment of the hazard limit must be based upon the natural state of the slope, and not through re-grading or the use of structures or devices to stabilize the slope Woodland Policies The woodlands located on the subject property (south east of the existing Davidson Drive area) have been identified as significant in the Stratford Natural Heritage Inventory. This woodland was not evaluated at the time of the study, as no permission was granted to undertake a vegetation inventory. The Stratford Natural Heritage Inventory (June 2004) is available on-line at: Stratford Natural Heritage Inventory 2 Section outlines the Natural Heritage (Woodlands) Recommendations; Based on the findings of this study: 1. That all remaining natural woodlands in the City of Stratford be maintained. It is further recommended that the range of options for protecting and enhancing natural woodlands be assessed and that a comprehensive City plan be developed. 2. That existing natural woodlands that are not currently zoned and designated for development be protected in the official plan and zoning by-law. The Natural Heritage Reference Manual provides technical guidance for implementing the natural heritage policies of the Provincial Policy Statement, Policies for Stormwater Management and Erosion & Sediment Control Measures: Generally discusses the requirements for SWM and the requirements for report submissions, while advocating for catchment area planning of SWM facilities. Section of the Provincial Policy Statement states; Planning for stormwater management shall; a) minimize, where possible, prevent increases in contaminant loads; b) minimize changes in water balance and erosion; c) not increase risks to human health and safety and property damage; d) maximize the extent and function of vegetation and pervious surfaces; and e) promote stormwater management best practices, including stormwater attenuation and re- use, and low impact development. 2 Page 15

35 35 We note that UTRCA staff met with staff from MTE Consulting Inc. on July 26, At this time, a number of draft comments pertaining to Stormwater Management were reviewed and subsequently addressed. While the comments below will need to be addressed by MTE Consulting Inc., it is recognized that some of the comments will not be addressed until the detail design stage. Stormwater Management and Hydraulic Analysis The preliminary Stormwater Management report revised dated March 14, 2017 and Interim Conditions Hydraulic Analysis of McNamara Drain dated May 5, 2017, each prepared by MTE consulting were reviewed. The following comments are based on our review of these reports: 1. The City of Stratford devoted resources to the MRC 2007 report to plan for future SWM in the McNamara Drain subwatershed including this site and proposed SWM control measures including SWM basin 12 for this area and the area to the east. The MRC 2007 report proposed a wet pond for this area with permanent volume and extended detention volume. Despite the foregoing, it appears as though the proposed SWM measures for this development deviate from those included in the MRC, 2007 report. It is unclear that the hydraulic concept of encroaching into the McNamara Floodplain has been considered but the SWM concept for the site deviates from the MRC 2007 report by proposing three (3) dry ponds and five (5) Oil and Grit Separators (OGS). The wet pond functions differently than the dry pond and the OGS may not provide the required runoff quality over time due to maintenance issues. Providing several outlets from each pond may be expensive and may pose an erosion risk due to so many outlets to one drain from the relatively small developed (compared to only one outlet); The performance of the proposed OGS units in the absence of Operation and Maintenance may cause runoff quality issues; and The Preliminary SWM report should include justification for the deviation from the MRC 2007 SWM strategy. 2. Drawing 1A titled overland flow plan shows runoff flowing into the adjacent property to the east of this development on Street B. Please change the grading to avoid runoff under the major storm events from flowing onto the neighbor property. The flow should be contained under the minor and major flows unless there is an agreement between the neighboring property owners; Page 16

36 36 3. The minor and major system conveyance is shown on Drawings 1 and 1A respectively. However, it appears that flows during major storms are directed from one sub-catchment to another sub-catchment as shown on Drawing 1 and 1A; For example, minor system flowing North into the west inlet of proposed pond 2 while major flows system flow to the south towards street B and then North using street where the last MH is OGS-5. Similarly, minor system flow south to street B and then North to OGS-4 into pond 2 but major system flows north into dry pond 1. Please provide justification for this. 4. Drawing 1A shows a high point just north of McCarthy Road splitting the major system and directing flows during the major storm to McCarthy Road. Please provide justifications; 5. Outlet details for the 3 proposed ponds are not shown on the Drawing 1 and 1 A. Also, the Drawing 1A shows 8 outlets to the McNamara drain from the three proposed ponds. So many outlets in very short reach of the drain may create erosion issues and may also cause thermal loading. Also, peak flow issue may also cause flooding if peaked all at the same time. Please consider; 6. Runoff from minor system has been proposed to flow west on Davidson Drive towards an existing CB to the west as shown on Drawing 2 which shows minor and major systems on Drawing 2 from approximately 1.8 ha (area 3) flowing west and similarly area 2 (0.98) and area 1 (0.42 ha) diverting flow from this development into an existing system may cause flooding issues and also runoff quality issues; 7. Section 2.5 of the report notes the SWM control for the area of 9.33 ha south of McCarthy road. Please provide explanation as to how runoff from this area will be controlled under the post-development conditions. Also what has been proposed for the quality of the runoff under the proposed conditions? How minor and major flows will be conveyed under the proposed conditions; 8. Prorated flows are reported in Table 1 of the preliminary SWM report. Prorated flows are only used for hydraulic purposes in hydraulic analysis. A prorated flow can be used for finding flows between two cross sections in hydraulic model such as HEC-RAs but not in hydrologic model. The hydrology requires some physical variables such as grading and catchment information, area, soil types, imperviousness etc. Also, quantity control requires setting target flows based on the existing hydrology of the site. Page 17

37 37 Please provide justification for the prorated flows used for this site development from the MRC 2007 study; 9. Please update Table 3 by reporting actual elevations; 10. Section 2.7 reported that the 250-year elevations in each of the three ponds are higher than the 250-year flood elevation in the McNamara Drain by just comparing the 250-year water surface elevations and not considering the Time to Peak (Tp). The Tp consideration is required. Please provide a table showing the Tp in the McNamara drain and the Tp for each of the three ponds for all the storm events including the 250-year storm; 11. The 46% reduction in the infiltration under the proposed condition requires attention and should be addressed under the proposed conditions. While some general mitigation measures are suggested, the UTRCA requires the infiltration be compensated under the proposed conditions with real measures to be addressed in the SWM report. The proposed SWM measures proposed for the infiltration and its location should be shown on the plan. Please provide details of how and where on the site the infiltration will be compensated under the proposed conditions; 12. The OGS do not provide the required level of water quality protection over period of time in the absence of propose and continues maintenance. Please provided justifications as to how the proposed OGS s will provide the required water quality; 13. Please provide an explanation for the DUAL command 701 and 702 used in the VO2 model; 14. Please update the stage discharge curves for the proposed ponds by reporting actual elevations. Also, please submit volume calculations by using the average area method at various elevation for each pond; 15. The 2-year IDF parameters used in the VO2 model do not match with the city of Stratford 2-year IDF parameters. Please update the model by using the actual IDF parameters for the City of Stratford; 16. The HEC-RAS model alternative 7 for the main reach 1 of McNamara Drain has only one hydraulic structure at cross section while the submitted HEC-RAs model show two additional hydraulic structures for the same reach at cross sections and 52.5 respectively. Please provide justification and also identify the proposed structure proposed for the this development; Page 18

38 The submitted HEC-RAs for the alternative 7 shows an increase in flows for the 250-year storm for the McNamara Drain reach 1 ranging from 0.45 cms to 0.99 cms. Please provide an explanation as to why increased flows are being used for this reach in the HEC-RAS model; 18. The submitted HEC-RAS model shows an increase in the 250-year storm water surface elevation for the McNamara Drain Reach 1 from cross section 1268 to 192 ranging from 0.01 m to 0.04 m. The UTRCA do not allow an increase in the 250-year water surface elevations under the proposed conditions; 19. The submitted HEC-RAS model shows an increase in the 250-year storm flow areas in McNamara Drain Reach 1 from cross section 1268 to 192 ranging from 0.85 m 2 to 2.12 m 2 and a decrease of m 2. The MRC 2007 study set flow areas and the change in the flow area may cause flooding issues. Please provide justification for the increase and decrease in the 250-year flow areas under the proposed conditions; and 20. The submitted HEC-RAS model shows an increase in the 250-year storm top widths ranging from 0.07 m to 2.66 m in the study reach and m increase just downstream of the proposed development. The UTRCA do not allow an increase in the 250-year flood top width under the proposed conditions. Permit Requirements The UTRCA wishes to advise that permits will be required for any proposed works (including site grading/alteration) within the Regulation Limit on the subject property. Drinking Water Source Protection Clean Water Act The Clean Water Act (CWA), 2006 is intended to protect existing and future sources of drinking water. The Act is part of the Ontario government's commitment to implement the recommendations of the Walkerton Inquiry as well as protecting and enhancing human health and the environment. The CWA sets out a framework for source protection planning on a watershed basis with Source Protection Areas established based on the watershed boundaries of Ontario s 36 Conservation Authorities. The Upper Thames River, Lower Thames Valley and St. Clair Region Conversion Authorities have entered into a partnership for The Thames- Sydenham Source Protection Region. The Assessment Report for the Upper Thames watershed delineates three types of vulnerable areas: Wellhead Protection Areas, Highly Vulnerable Aquifers and Significant Groundwater Recharge Areas. We wish to advise that the subject property is within identified as being within a vulnerable area. Mapping which shows these areas is Page 19

39 39 available at: Mapping: Upper Thames wellhead protection areas, highly vulnerable aquifers and significant groundwater recharge areas 3 Provincial Policy Statement (PPS, 2014): Section requires that: Planning authorities shall protect, improve or restore the quality and quantity of water by: e) implementing necessary restrictions on development and site alteration to: 1. protect all municipal drinking water supplies and designated vulnerable areas; and 2. protect, improve or restore vulnerable surface and ground water features, and their hydrological functions Section requires that: Development and site alteration shall be restricted in or near sensitive surface water features and sensitive ground water features such that these features and their related hydrologic functions will be protected, improved or restored. Municipalities must be consistent with the Provincial Policy Statement when making decisions on land use planning and development. Policies in the Approved Source Protection Plan may prohibit or restrict activities identified as posing a significant threat to drinking water. Municipalities may also have or be developing policies that apply to vulnerable areas when reviewing development applications. Proponents considering land use changes, site alteration or construction in these areas need to be aware of this possibility. The Approved Source Protection Plan is available at: Approved Source Protection Plan 4 Recommendation At this time, the UTRCA awaits confirmation on a number of details relating to the Stormwater Management and Hydraulic Analysis component of the proposed development. While the approach being taken to manipulate the floodplain at this location would not be supported in contemporary times, the Authority recognizes that the basis upon which the development may proceed will be in accordance with the accepted alternative from the MRC, 2007 report. Given this, in this specific instance, the Authority does not object to the applications for Plan of Subdivision, Official Plan Amendment & Zone Change. We look forward to working with the City of Stratford, MTE Consultants Inc. and the applicant to address the comments provided herein. February 23, 2018: UTRCA would like to confirm that the Draft Plan Conditions appear to be acceptable. Conditions 32, 45, 56, 76, 77, 78 & 79 will require clearance by the

40 40 UTRCA. UTRCA is currently unaware of any trail system (Condition # 45) at this time. Regarding condition #76, we are pleased to see confirmation that all works will be completed in accordance with the Drainage Act. Hydro One No comments or concerns at this time. Public Comments: Notice of the application was sent to 142 abutting property owners on August 7, Notice was also published in the Beacon Herald on August 5, Two requests for additional information, two phone calls and written responses from six individuals have been received to date. Prior to the public meeting report (August 22, 2017) responses were received with the following comments: There is a lot of wildlife that lives in the woodland behind Anderson Crescent (birds, rabbits, monarch butterflies) and we would be opposed to having the trees cut down. After a discussion with the Upper Thames Conservation Authority, we understand that the City had a number of years ago identified this as an area of significant interest. Some trees need to be cut down, but would be opposed to the removal of all of the trees. Would like to see additional trees planted there to replace those that need to be removed. There are so few green spaces like this left in Stratford and when we chose our property we chose it because of this green space and the trees. The builder did not at that time indicate they would be removed in the future. We were under the understanding that there would not be any construction on the lots on the south side of McCarthy Road West for 9-10 years because of the costs associated with a storm water catch pond that would be constructed on the north side of McCarthy Road West and because residential construction was to continue from the north side of McCarthy Road West to the south. Can you justify why the plan is changing. Who is putting forward the request for amendment? Please notify me of 3 benefits to the City side to justify the amendment or is this purely a developer s request. Another thing is to try and understand where the benefit is to tax payers/ citizens of this area. Are the woodlot lands proposed to be filled up or left low? Who owns the woodlot lands? The current builder says it is owned by the Upper Thames River Conservation Authority. We were told that there was a 100ft strip of land easement that was not released to the builder directly behind Anderson Crescent. The storm water pond behind Northwestern High School is at max capacity thus creating possible complications with several new residential homes within the current subdivision for waste water and natural storm sewer. Natural storm water management will be drastically reduced with decreased lot sizes and housing sizes staying large. 21

41 41 The maximum lot coverage requested will be drastically increased causing a problem with water infiltration. Directly behind Anderson Crescent there was a small creek formed along the woodland area with a significant amount of water, in the summer the developer of the land filled in all along the rear of lots and is going as far into lot 28. There was no tile or drain of any sort put in place at that time. Can you advise where that water is to go late fall and early spring during wet seasons? There are a lot of young trees in the woodlot. Since a large drain was installed in the area there is not much water. Previously there was considerable water with ducks and other wildlife. After the public meeting, the following responses were received with the following comments: In the public meeting it was mentioned that phase 3 and all other phases were to be self- drained, and not to rely on the current lots on Anderson Crescent for stormwater management, how is this to happen when no drainage was put in place at the rear of the lots on Anderson Crescent which would be the lots that are proposed on the extension of Davidson Drive that fill that has been added. Should require drains to allow any stormwater to be directed to the new pumping station/ City owned dry pond. Lots to the south of the woodlot will retain water when the woodlot is removed and raised up to the same level as the rest. How will this be prevented since no draining was put in place before the back fill that has been happening during the summer of 2017? Concerned that the increased number of lots will increase the traffic volumes onto McCarthy Road West, Bradshaw Drive and Forman Avenue. Will there will be an extension of McCarthy Road West to O Loane Avenue to alleviate/ remove the increased traffic on the above noted streets? Are there any traffic calming measures proposed? Concerned that the draft plan of subdivision indicates only potential access to the park land from Bradshaw Drive. The original subdivision plan included a much larger access to the park. Want to guarantee that there will be access to the park from Bradshaw Drive. Concerned about the access to the park land if the pathway that was supposed to go behind Anderson Crescent is no longer proposed. Traffic measures need to be in place so that vehicles cannot park on the street directly next to the park access. This is a safety measure that needs to be in place for younger children accessing the park. Does the City have a plan of how the park in the subdivision will be used? Losing parkland next to Bradshaw Drive that was indicated on the original plan will be more of a significant concern if other areas of the park are used for increased parking or buildings related to the RBC recreation complex etc. 22

42 42 It does not make sense to fill in the lower area of the woodlot for homes and build a park on the higher dry ground. Will property taxes be reduced due to the additional taxes being paid and collected by the City? Concerned that they will be increased to offset the cost of this proposal. We have been picking up construction debris on our property since construction began from several houses down. It is requested that a full fence be provided at the developers cost along all properties that back onto the new phases of this proposed plan that is in line with the values of the houses we purchased for privacy issues and to help eliminate the debris from coming on our properties. Object to the entire removal of the woodlot. There are some trees that have reached maturity that could be taken down and the rest of the trees should remain. There is a lot of wildlife (birds, rabbits, monarch butterflies) that live within the woodlot. Very concerned about where the wild life will go if the entire woodlot is removed and how it impact the wildlife. Would like to see additional trees planted there to replace those that need to be removed. Consider having the park land behind Anderson Crescent as it is in the wetlands already and build houses on the high/dry land where the parks are currently being proposed. Requesting time restrains on working hours within a residential neighbourhood as there is currently construction and vehicle noise starting very early in the morning and going into the early evening. This needs to be set in stone before further works proceed. Analysis: Provincial Policy Statement Every planning decision in the Province of Ontario shall be consistent with the Provincial Policy Statement which came into effect on April 30, Building strong communities are achieved by promoting efficient development and land use patterns that accommodate an appropriate range and mix of residential uses (including additional units, affordable housing and housing for older persons) to meet the social, health and well-being requirements of current and future residents and by promoting cost-effective development patterns and standards to minimize and consumption and servicing costs. Section also states that new development should take place in designated growth areas that are adjacent to built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. To service the lands a pumping station and forcemain are required. The Engineering Division commented that based on the Class EA completed for the pumping station, due to servicing restrictions, the maximum number of units on the subject lands would be a maximum of 837. The applicant is proposing multi-unit blocks that would permit a wide 23

43 43 range of uses with a density of between units per net hectare on the north side of McCarthy Road West. To ensure that servicing consideration has been integrated into all stages of the planning process (as required by section 1.6.6), it is recommended that a holding symbol be applied to the multi residential unit blocks to limit the amount of units, until servicing has been further addressed. The wise use and management of resource policies include protecting natural heritage, water, agricultural, and archaeological resources. In accordance with section 2.2.2, development and site alteration shall be restricted in or near sensitive surface water features and sensitive ground water features such that these features and their related hydrologic functions will be protected, improved or restored. To support the proposed works on the McNamara Drain and flood hazard limit, the applicant has submitted a hydraulic analysis. Draft plan approval conditions have been included to ensure that the final design and works undertaken are consistent with section The applicant is proposing to remove a woodlot to the north of Anderson Crescent. In accordance with the cultural heritage and archaeology policies, significant cultural landscapes shall be conserved. This area was assessed in 2007 as part of the West Secondary Plan and it was determined that it was not significant. Further in 2012, a tree inventory was completed and it concluded that it should be removed because the tree stand has already reached maturity and it is anticipated to decline and become a liability and safety concern. To address archaeology, the applicant has submitted an archaeological assessment and a condition was included within draft plan approval that requires the owners to submit a letter from the Ministry of Tourism, Culture and Sport indicating that the provincial concerns for archaeology have been addressed prior to final approval, and any regrading, soil disturbance or site excavation. The protecting public health and safety policies include directing development away from hazardous lands adjacent to rivers, streams and small inland lake systems which are impacted by flooding hazards and/or erosion hazards (section 3.1.1). A permit will be required from UTRCA to alter the flood hazard boundary. Once the works to the McNamara Drain and the flood hazard limit are completed, the proposed residential development will be outside of the flood hazard limit and will be consistent with the projecting public health and safety policies. Subject to the recommended conditions of draft plan approval, the applications are consistent with the 2014 Provincial Policy Statement. Official Plan The lands are currently designated Medium Density Residential Area, Parks and Open Space, and Residential Area with a special policy (11.2.8) on Schedule A of the Official Plan and are identified as being within the Regulatory Flood Hazard and Erosion Hazards 24

44 44 Limit and UTRCA regulated area on Schedule B of the Official Plan and the lands were included as part of the Stratford West Secondary Plan. The special policy outlines that an expansion of the existing community park/rotary Recreation Complex is required. The City will determine the appropriate location and configuration of the expansion of the community park, generally to be located immediately west and abutting the existing park through the parkland dedication. On the north side of McCarthy Road West the Official Plan amendment is proposing to amend Schedule A by altering the Regulatory Flood Hazard Limit and by deleting the Medium Density Residential Area and Residential Area designation and applying a Medium Density Residential Area-Special Policy Area and by amending the Regulatory Flood Hazard Limit and UTRCA regulation limit on Schedule B. On the south side of McCarthy Road West, the Official Plan amendment is proposing to amend Schedule A by deleting special policy area #14, deleting the Medium Density Residential Area and replacing it with a Residential Area designation, and by designating the parkland portion of the lands Parks and Open Space. The subject lands are new residential lands. The new residential area policies in section state that: In new residential areas, applications for development shall be evaluated against their conformity with all other applicable policies of the Official Plan and the following criteria: i) mix of development forms and densities; ii) medium density residential uses are encouraged and shall be: a) intermixed with low density development in smaller groups; b) primarily street oriented in design; and c) located adjacent to collector and arterial roads, park and greenland areas, community facilities and commercial areas and/or as a physical transition between high and low density residential development. iii) the road pattern is modified, rectilinear grid pattern which provides for the maximum possible degree of connectivity internally, and externally with the existing developed areas and abutting arterial and collector roads with short blocks to promote active transportation modes; and iv) the development incorporates linkages to the City s parks and open space system and/or incorporates private or public open space features which serve as focal points for the residential development and/or structural elements which define the character and structure of the area. 25

45 45 For the lands proposed to be designated Residential Area, the primary use shall be single detached, semi-detached and duplex dwellings with a density range of between 12 and 65 units per net hectare. A Medium Density Residential Area designation was applied to a portion of these lands. The permitted uses on lands designated Medium Density Residential Area are townhouses, quadraplexes or apartment type residential uses with a density of between 30 and 100 units per hectare on lands designated Medium Density Residential Area. This designation was applied to ensure that the area contains a mix of housing forms and densities. The applicant is proposing to apply a Medium Density Residential- Special Policy Area on the north side of McCarthy Road West that would permit single detached, semi-detached, townhouse dwellings, apartment type dwellings, back-to-back and stacked townhouses at a density of units per net hectare (upnh) at a maximum height of 6 storeys for apartment dwellings and 4 storeys for other residential uses. Height within new residential areas is limited to a maximum of 4 storeys and 6 storeys in high density residential areas (section ). The applicant is proposing 10 multi-unit blocks that would permit a wide range of cluster uses ranging from single detached dwellings to apartment dwellings. Until these lands are proposed to be developed the location and mix of housing proposed within each multi-unit block is unknown. Since this is a new residential area, a height of 6 storeys for apartment dwellings will not create compatibility issues with abutting uses. Any proposed apartment dwellings will be subject to site plan control where site design, access, elevations, screening, massing etc., will be reviewed to ensure compliance with the Urban Design Guidelines and Official Plan policies. Based on the current Official Plan designation, a minimum of 292 dwelling units would be provided on the north side of McCarthy Road West. The proposed designation results in a minimum of 275 dwelling units on the north side of McCarthy Road West, 17 less than the minimum required by the current land use designations on the north side of McCarthy Road West. The Medium Density Residential- Special Policy Area covers 16.86ha of the subject lands whereas the current Medium Density Residential Area covers 4.53ha. Although the proposed overall density for the proposed new site specific Medium Density Residential- Special Policy Area is lower than the current Medium Density Residential Area and it results in a lower number of dwelling units it does cover a larger area and the requested additional uses will result in a mix and range of uses which is consistent with the current Medium Density Residential Area policies. The applicant is proposing to designate a portion of the lands on the south side of McCarthy Road West Parks and Open Space. Parks and Open Space is intended to be used for passive recreational purposes. These lands are currently subject to special policy that outlines that an expansion of the existing community park/rotary Recreation Complex is required and that the City will determine the appropriate location and configuration of the expansion of the community park, generally to be located immediately west and abutting the existing park through the parkland dedication. To address the 26

46 46 parkland dedication requirement, the owners are proposing to dedicate Block 137 and Block 160 of the draft plan of subdivision to the City, the proposed location and size is consistent with special policy The applicant has requested the removal of special policy #14 from Schedule A. Staff have no issue with this as the policy is being implemented through the draft plan of subdivision application. The McNamara Drain is proposed to continue to be designated Parks and Open Space and Regulatory Flood Hazard on Schedule A and Regulatory Flood Hazard, Erosion Hazard and be within the UTRCA regulation limit. Parks and Open Space is intended to be maintained primarily for passive recreational purposes, private amenity space, as natural areas, or for purposes of conservation due to their susceptibility to flooding or erosion. Development on the lands designated Parks and Open Space north of the McNamara Drain is prohibited with the exception of flood and erosion control structures, and community trails in consultation with UTRCA. Community trail linkages are to minimize the impacts on heritage resource features and provide pedestrian and cycling connections from the McNamara Drain to other destinations such as the rotary complex, parkland and schools. A condition was included within draft plan approval requiring the owner to submit a trail design and grading plans for Block 140 for review and approval by the City and UTRCA. A portion of the lands on the north side of McCarthy Road West proposed to be designated Medium Density Residential- Special Policy Area is within the regulatory flood hazard limit on Schedule A and B of the Official Plan. The owners are proposing works to the McNamara Drain and the floodplain. Conditions have been included within draft plan approval to ensure that all required works to the drain and floodplain are completed and accepted by the City and UTRCA prior to any grading, filling or alteration to any lands within the regulatory flood hazard limit. Section iv) Holding Provision, of the Official Plan allows for the application of a Holding Provision where the lands are deemed appropriate for development but other works are required prior. A Holding Provision is appropriate to prevent any buildings and structures within the current floodplain until the works are completed and accepted and the floodplain is modified. The subject lands will have access to full municipal water and sanitary services, however, in accordance with information provided in the Class EA based on the size of the subject lands, servicing will only be for a maximum of 837 dwelling units. The applicant has asked for a Medium Density Residential- Special Policy Area on the north side of McCarthy Road West that would permit a density of upnh. Section iv) Holding Provision, of the Official Plan allows for the application of a Holding Provision where the lands are deemed appropriate for development, but that the provision of sewer and/or waters services have not yet been resolved. A Holding Provision is considered warranted to limit the maximum number of units to 707 on the multi development blocks (837 maximum- 120 single detached, 4 lot addition single detached dwellings and the 6 duplex dwelling units) until servicing has been addressed. Further it is recommended that a condition be included 27

47 47 within draft plan approval requiring the subdivision to contain a clause limiting the number of units to a maximum of 837 unless servicing has been addressed. The policies within section outlines that there are a number of fringe greenspace lands associated with small woodlots that should be considered for inclusion in any development applications through a general vegetation overview and tree preservation plan. There is a small woodlot to the north of Anderson Crescent. As part of a subdivision to the south (31T10-001), a general vegetation overview was completed in 2012 which assessed the value of the tree stand and it determined that the tree stand has already reached maturity and it is anticipated to decline and become a liability and safety concern. The tree stand was assessed and determined that it is not significant and a portion of the trees were removed as part of this subdivision. The remaining trees within the small woodlot are proposed to be removed. To support this request the applicants submitted a Tree Management Update from the 2012 general vegetation overview for lots 67 to 71 of the draft plan of subdivision. The update noted that the stand has significantly declined mainly in part to the Emerald Ash Borer affecting the Ash and due to 2 significant ice storm events that injured and brought down numerous Silver Maple and Elm. The update stated that with the decline of the remaining trees, the stand will become a liability and a hazard due to increased exposure to wind and storm events and the potential for standing water created by future grading of the site may further contribute to the decline and that it is recommended that due to the anticipated conditions that the stand be removed in its entirety. As the tree stand is not designated significant and the applicant has demonstrated that long term it will be a hazard, staff have no objection to the removal of the tree stand. Subject to the recommended draft plan conditions and Holding Provisions the applications are consistent with the goals and objectives of the Official Plan. Zoning By-law The subject lands are currently zoned Future Residential- Special- Holding Symbol -FR-5- H, Residential Fourth Density- Special R4(2)-12, Residential Fourth Density- R4(2) in the City of Stratford Zoning By-law and Agricultural (A) and Floodplain (FP) in the Perth East Zoning By-law A portion of the property is currently zoned Future Residential- Special- Holding Symbol - FR-5-H, subsection c) of the site specific zones, outlines that the holding provision may be removed upon completion of subdivision approval. As the applicant has submitted for draft plan approval on the subject lands, it is appropriate to rezone these lands and remove the holding symbol concurrent with granting draft plan approval. Residential First Density- Special Zone The requested R1(5)- zone permits single detached dwellings and group homes. Site specific regulations have been requested to allow an exterior side yard width of 3m (provided that any part of an attached or detached garage shall be erected no less than 28

48 48 4.5m from the exterior side lot line and any parking space must be located 6m from any lot line), to allow a maximum percentage of the front building elevation (measured from inside face of outside wall to inside face of outside wall) for an attached or detached garage to be 60%, that the front yard depth or exterior side yard width for a dwelling shall not exceed 6m and to allow a sight triangle at the intersection of two local roads to be a minimum of 3m x 3m. To ensure that there is a consistent streetscape where the rear lot line of a corner lot abuts an adjacent interior side yard, it is recommended that a minimum exterior side yard width of 4.5m is applied to match the minimum front yard setback on the adjacent property. A provision should also be included requiring any part of any attached or detached garage to provide a parking space between the garage door and the road allowance. No concerns were received on the requested size of the sight triangle or the maximum percentage of the front building elevation for a garage. Residential Second Density- Special Zone The requested R2(2)- zone permits singles, semis, duplexes, converted dwellings, boarding house dwellings, day nursery, elementary school, group home, home occupation and a religious institution. Site specific regulations have been requested to allow a minimum lot frontage of 16m for a duplex, to allow a minimum exterior side yard width of 3m (provided that any part of an attached or detached garage shall be erected no less than 4.5m from the exterior side lot line and any parking space must be located 6m from any lot line), to allow the maximum percentage of the front building elevation (measured from inside face of the outside wall to inside face of outside wall) for an attached or detached garage to be 60%, the front yard depth or exterior side yard width for a dwelling shall not exceed 6m and to permit a minimum of 10m x 10m sight triangle at the intersection of a local road and an arterial road. The lands proposed to be zoned R2(2)- special are not adequately sized to fit a semidetached dwelling, elementary school or religious institution. As such it is recommended that these uses are not permitted. A special provision was requested to allow the exterior side yard width to be 3m (provided that any part of an attached or detached garage shall be erected no less than 4.5m from the exterior side lot line and any parking space must be located 6m from any lot line). These lots abut an arterial road and should have a minimum setback of 7.5m. A special provision was requested to allow the minimum lot frontage for a duplex to be 16m. Other than the lot frontage (that was reduced due to the 10m x 10m daylight triangle dedication) the lot meets all of the minimum requirements and is adequately sized to accommodate a duplex. No concerns were received on the request to have a sight triangle or the maximum percentage of the front building elevation for a garage. Residential Fourth Density- Special Zone (cluster housing) The requested R4(2)- zone would permit cluster singles, cluster semis, street townhouses, cluster townhouses, cluster back to back townhouses, cluster stacked 29

49 49 townhouses and cluster apartments. Site specific regulations have been requested to allow a minimum sight triangle of 3m x 3m at the intersection of two local roads and 10m x 10m at the intersection of a local road and an arterial road, to establish separate site specific provisions for each requested use relating to: minimum and maximum density, height, lot coverage, minimum exterior side yard depth, rear yard depth, lot depth, lot area and lot frontage permit unit. Street townhouses (freehold development) were included within the permitted uses for within this cluster zone. It is recommended that the street townhouses be removed from the cluster zoning and applied to the multi-unit blocks along the extension of Bradshaw Drive where the applicant is proposing street towns. Within the cluster zone it is recommended that two separate zoning provisions be applied one for apartment dwellings and the other for all the other forms of housing requested (single detached, semidetached, townhouses, stacked townhouses and back-to-back townhouses) relating to block size, frontage, setback from public roads, side yard and rear yard widths, lot coverage, height and density, landscaped open space and parking. The applicant requested a maximum lot coverage of 40% for the cluster singles, semis and townhouses. Staff do not support this because a lot coverage of 40% for the proposed cluster developments does not leave sufficient room for buildings, internal access, driveways, parking areas, landscaped open space etc. It is recommended that a maximum lot coverage of 35% is permitted within this area. The applicant requested that a minimum sight triangle of 3m x 3m at the intersection of two local roads and 10m x 10m at the intersection of a local road and an arterial road be applied. Since the street townhouse blocks will be within a separate Residential Fourth Density Special Zone, a special provision is not required for sight triangles as the cluster blocks will not require sight triangles. As these lands are proposed to permit such a wide range of uses, to ensure that the proposed units do not exceed the allocated servicing capacity for the subject lands it is recommended that a Holding Provision be put on the lands zoned R4(2)- (both the cluster lands and the lands that permit street towns) limiting the number of units to a maximum of 707 until servicing is addressed to the satisfaction of the Engineering Division. A portion of the lands proposed for cluster development is located within the existing floodplain. The applicant is propping to alter the floodplain to allow for the development of these lands. It is recommended that an additional Holding Provision be applied to lands within the existing floodplain to prevent any buildings or structures on these lands until the works to the McNamara Drain and floodplain have been completed and accepted by the City. 30

50 50 Residential Fourth Density- Special Zone (street townhouses) To separate the cluster developments and the street townhouses staff are proposing a separate R4(2)- special zone that permits street townhouses. Within that zone the applicant requested the following site specific provisions to allow an exterior side yard width of 3m abutting a local road and 4.5m abutting an arterial road, to allow a sight triangle to 3m x 3m at the intersection of two local roads and 10m x 10m at the intersection of a local road and an arterial road, to allow the maximum percentage of the front building elevation (measured from inside face of the outside wall to inside face of outside wall) for an attached or detached garage to be 60%) and to permit a height of 12m. The applicant requested a minimum exterior side yard width of 3m abutting a local road. The minimum setback from a local road for the cluster developments abutting the proposed street townhouses is recommended to be a minimum of 6m. Due to the range of uses requested within the multi-unit blocks and the size of the blocks at this time staff do not know exactly how these blocks will be developed. To ensure that the streetscape is as consistent as possible, it is recommended that a minimum setback of 4.5m is required for an exterior side yard abutting a local road with the requirement that any attached or detached garage shall provide a parking space between the garage door and the road allowance. A special provision was requested to allow the minimum exterior side yard width from an exterior side yard to be 4.5m. The minimum setback from the arterial road for cluster developments is proposed to be 7.5m which is consistent with the proposed setback exterior side yard width for developments along the south side of McCarthy Road West. To establish a consistent streetscape and ensure that a large enough separation distance is provided between the development and the arterial road it is recommended that a minimum setback of 7.5m from an arterial road is applied. Staff have no concerns with the requested height, due to the location of the development and requested abutting uses or the requested maximum elevation for a garage or the proposed size of the sight triangle. Park- Flood Plain The applicant is proposing to zone the McNamara Drain a Park- Flood Plain (P-FP) zone. The Park zone permits an auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre. In accordance with section of the Zoning By-law, these lands are proposed to include the flood plain zoning to identify that they are below the regulatory flood line and subject to the requirements of the Upper Thames River Conservation Authority with respect to the erection of buildings and structures. Park Zone The pumping station lands, city stormwater management facility and park lands are proposed to be zoned Park. The Park zone permits an auditorium, cemetery, golf course, 31

51 51 park, private club, private club, public use, recreational park and a theatre. Within the Park zone, a public use and recreational park are permitted uses. The Engineering Division has requested a 6m setback for the pumping station. It is recommended that the pumping station be zoned Park-Special to include the 6m setback requirement. Subject to the recommended zoning alterations to the zoning regulations and proposed Holding Provision,s the requested zones are appropriate for the subject lands and are consistent with the general intent of the Zoning By-law. Subdivision Issues The subdivision is proposed to be served by the extension of Butler Cove Drive, Robertson Drive, Davidson Drive and Bradshaw Drive and 1 new local street. Servicing A pumping station and forcemain are required to service the lands. The new pumping station and forcemain will relay sewage flows to the Vivian/ Romeo Street pumping station in the interim, which has sufficient capacity for the development of these lands. Upon the extension of the O Loane Avenue Trunk Sanitary Sewer and the Vivian/ Romeo Station approaching capacity, the ultimate forcemain will be constructed to relay sewerage flows from the new pumping station to the O Loane Trunk Sanitary Sewer. The pumping station and forcemain are a City led project and an approved capital budget item. Based on the information included within the Class EA completed for the pumping station, the maximum number of units on the subject lands is permitted to be 837. Conditions have been included within draft plan approval to ensure that the lands to the east and south have access to infrastructure to allow for the development. Stormwater Management There is an existing stormwater management pond behind Northwestern Highschool, this pond was sized to accommodate Coventry phases 1-3, Countryside Ph1-2 and the new lots on Robertson Drive, Davidson Drive and Butler Cove Drive. Stormwater management for the duplex lots and single detached lots on Bradshaw Drive south of McCarthy Road West will be provided by the new City stormwater management facility. The multi-unit cluster blocks will have two private stormwater management ponds. Conditions have been included within draft plan approval to ensure that where stormwater management is provided by a private stormwater pond that all parties are aware and to ensure that in the future that joint use, maintenance and cost sharing agreements are required. Public Comments Staff received correspondence from eight individuals which included concerns that can be grouped into the following categories: traffic, parkland, woodlot, stormwater management, drainage, noise, taxes, fencing, and easements. Traffic: A concern was received that the increased number of lots will increase the traffic volume onto McCarthy Road West, Bradshaw Drive and Forman Avenue and wondered if 32

52 52 there will be an extension of McCarthy Road West to O Loane Avenue to alleviate/ remove the increased traffic on the above noted streets and if there are any traffic calming measures proposed. The proposed subdivision will allow development that is considered and approved through the secondary plan process. The proposed plan will not generate traffic greater than what the area roads can accommodate. A comment was received that traffic measures need to be in place so that vehicles cannot park on the street directly next to the park access. The proposed park access abuts the intersection of the extension of Bradshaw Drive and Davidson Drive. No cars are permitted to park within the intersection. Parkland: A comment was received wanting to make sure that the park has access from Bradshaw Drive because pathway to the park was labelled on the draft plan as potential walkway. The draft plan was updated to alter potential walkway to walkway. Comments were received that the original subdivision plan showed a much larger access to the park block and that they are concerned with the smaller size especially since the pathway proposed behind Anderson Crescent is no longer shown on the plans. There is a pedestrian walkway (block 141) between Anderson Crescent and the extension of Davidson Drive that will provide a direct pedestrian access to the park. A comment was received requesting the consideration of having the parkland behind Anderson Crescent. The proposed park block size and location is consistent with the special policy are applied within the Official Plan to the subject lands. A question was received asking if the City has a plan on how the park will be used. It was noted that there are concerns that the use of this park is going to be for increasing parking or buildings related to the RBC recreation complex. Community Services does not have a plan for how the park will be used to date however they will be looking into potential recreational uses for the park likely in Tree stand: opposition was received regarding the tree stand to the north of Anderson Crescent relating to the removal of healthy trees and clear cutting of the entire tree stand. Many commented that they were surprised that the entire tree stand was proposed to be removed as they were under the understanding that the tree stand would remain and that the trees were protected and identified as significant. In 2008 the West Secondary Plan reviewed this area and concluded that the woodlot was isolated, heavily disturbed by grading, cutting, pasture use etc, resulting in a negligible regeneration layer and has limited below average ecological function. Further as part of the previous subdivision to the south (31T10-001) a general vegetation overview was submitted and approved by Community Services which assessed the value of the tree stand and it determined that the tree stand has already reached maturity and it is anticipated to decline and become a liability and safety concern. The tree stand was assessed and determined that it is not significant and a portion was removed as part of the subdivision to the south (31T10-001). The applicant provided an update tree inventory that confirmed that between 2012 and November 2018, the tree stand has heavily declined and will continue to. The conclusion within the tree inventory update remained the same as the conclusion within the 2012 original general vegetation overview that concluded that the tree stand will 33

53 53 become a liability and a hazard and that it is recommended that the stand be removed in its entirety. Comments of concern were received about how the removal of the tree stand will impact existing wildlife (birds, rabbits and monarch butterflies). As noted above the tree stand is isolated, heavily disturbed and has below average ecological function. The size, condition and location limits the potential of the tree stand to support wildlife. A couple of comments were received requesting that additional trees be planted to replace those that need to be removed. The subdivision agreement will require the owners to plant street trees and the community park proposed on the east side of the lands will provide greenspace for community. Stormwater Management: Comments were received that the stormwater management pond behind Northwestern High School is at max capacity and that adding new residential homes could create complications for homes within the current subdivision. Additional concerns on the impact of new houses on the existing stormwater management pond due the decreased lot sizes, large houses and high lot coverage requested. Engineering Division has confirmed that the stormwater management pond behind Northwestern High School was adequately sized to accommodate Coventry phases 1-3, Countryside Ph1-2 and the new lots on Robertson Drive, Davidson Drive and Butler Cove Drive. Stormwater Management for the lots on Bradshaw Drive, south of McCarthy Road West will be provided by the new City owned stormwater management pond on the north side of McCarthy Road West. Drainage: Comments were received that directly behind Anderson Crescent there was a small creek formed along the woodland area with a significant amount of water and that the land was filled in along the rear of lots on Anderson Crescent. There was no tile or drain of any sort put in place at that time. There are concerns about where that water is to go late fall and early spring during wet seasons and that these lots are very low and will retain water when the woodlot is removed and the grade is altered and because no draining in place before the back fill. The lots along Anderson Crescent contain catch basins to address drainage. Future phases will be engineered to ensure that stormwater is properly addressed, including piped storm drainage and overland flow routes. Noise: A comment was received requesting time restrictions on working hours in residential neighbourhoods as there is currently construction and vehicle noise very early in the morning and into the early evening. The City of Stratford Noise By-law regulates the times for construction. Taxes: A comment was received asking if taxes would be reduced because of the additional taxes being paid and collected for this development or will taxes be increased to offset the cost of this proposal. Taxes are based on assessed value of the property. The proposed development will not alter how MPAC determines assessed value. 34

54 54 Fencing: A comment was received requesting that the developer provide a full fence along the rear of the properties abutting new phases of the development to eliminate debris from coming onto these properties and eliminate privacy issues. The City does not require fencing between single detached dwelling properties. Easements: A comment was received stating that property owners on Anderson Crescent were told that there was a 100ft strip of land easement that was not released to the builder directly behind Anderson Crescent. On the portion of the lands abutting the rear of Anderson Crescent there is not a 100ft strip easement. Financial Impact: Development charges based on the number of units in the proposed draft plan (2018 rate) and the range of uses and density the development charges will range from approximately $3,552,844 to $11,512,727. A pumping station and forcemain are required to service these lands. The pumping station and forcemain are a City led project and an approved capital budget item that is estimated to cost approximately $5,500,000. The extension of the O Loane Avenue Trunk Sanitary Sewer will also be required. The cost of the trunk sanitary sewer project is unknown at this time and will be funded by a combination of development charges and private developers. Staff Recommendation: Official Plan Amendment: THAT the application O01-17 to amend the Official Plan designation on the subject lands by amending Schedule A by applying special policies to the north side of McCarthy Road West ( Medium Density Residential Area-Special ) to permit a range of residential uses at a density of units per net hectare (upnh); permit a maximum height of 6 storeys for apartment dwellings and 4 storeys for other residential uses; to delete Special Policy Area #14, delete the Medium Density Residential Area policies on the south side of McCarthy Road West and replace it with a Residential Area ; to designate a portion of the lands Parks and Open Space ; and to alter the Regulatory Flood Hazard limit and to amend Schedule B by altering the Regulatory Flood Hazard limit, and UTRCA Regulation limit BE APPROVED. Zoning By-law Amendment: THAT the application Z01-17 to amend the zoning on the subject lands from Future Residential- 5- Holding Provision (FR-5-H), Residential Fourth Density- Special R4(2)-12, Residential Fourth Density- R4(2) in the City of Stratford Zoning By-law to: 35

55 55 Residential First Density R1(5)- 39 zone that permits a single detached dwelling and a group home with the following site specific regulations to reduce the exterior side yard width to 3m (except where a corner lot is sited so that its rear lot line abuts an adjacent interior side yard, in which case the exterior side yard width shall be 4.5m), to require any part of any attached or detached garage to provide a parking space between the garage door and road allowance, to allow the maximum width of any attached garage to 60% of the width of the front building elevation of a dwelling erected on a lot (measured from the inside face of outside wall to inside face of outside wall) and a minimum sight triangle of 3m x 3m at the intersection of two local roads. Residential Second Density R2(2)-46 zone that permits a single detached, duplex, home occupation, group home, converted dwelling, boarding house and day nursery with the following site specific regulations- minimum lot frontage for a duplex 16m and minimum exterior side yard width 7.5m, to require any part of any attached or detached garage to provide a parking space between the garage door and road allowance, to allow the maximum width of any attached garage to 60% of the width of the front building elevation of a dwelling erected on a lot (measured from the inside face of outside wall to inside face of outside wall) and a minimum sight triangle of 10m x 10m at the intersection of a local road and arterial road. Residential Fourth Density R4(2)-19(H1) zone that permits cluster single detached, semi-detached, townhouses, back-to-back townhouses, and stacked townhouses and cluster apartment dwelling units with two sets of site specific regulations (one for apartment dwellings and the other for all other permitted uses) relating to block size (area and frontage), height, minimum and maximum density, parking, setbacks from public roads, lot coverage, landscaped open space, rear yard depths and side yard setbacks. Residential Fourth Density R4(2)-19(H1)(H2) zone that permits cluster single detached, semi-detached, townhouses, back-to-back townhouses, and stacked townhouses and cluster apartment dwelling units with two sets of site specific regulations (one for apartment dwellings and the other for all other permitted uses) relating to block size (area and frontage), height, minimum and maximum density, parking, setbacks from public roads, lot coverage, landscaped open space, rear yard depths and side yard setbacks. 36

56 56 Residential Fourth Density R4(2)-20(H1) special zone that permits street townhouses with site specific regulations relating to height, density, garage elevations size, sight triangle and setbacks. Park (P) zone that permits auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre. Park (P-4) zone that permits auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre with a front yard depth of 6 m. Park- Floodplain (P-FP) zone that permits auditorium, cemetery, golf course, park, private club, private club, public use, recreational park and a theatre. These lands are below the regulatory flood line and subject to the requirements of the Upper Thames River Conservation Authority with respect to the erection of buildings and structures. BE APPROVED. Approval of the Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision is recommended because: I. public interest was considered; II. the request is consistent with the Provincial Policy Statement; III. the request is consistent with the goals and objectives of the Official Plan; IV. the recommended zone change will facilitate development that is appropriate for the lands, will not impact surrounding lands and is considered to be sound land use planning; V. it will provide a wide range of housing to meet the needs of the existing and future residents and VI. the recommended zone change will encourage efficient use of land and planned infrastructure. THAT the following: Reduced exterior side yard widths: abutting arterial roads and local roads, and where a corner lot is situated so its rear lot line abuts an adjacent interior side yard; Separate site specific zoning regulations for all forms of cluster housing; The inclusion of street townhouses within the cluster R4(2)-19 (H) special zone; Maximum lot coverage for cluster housing (singles, semis, townhouses, stacked townhouses and back-to-back townhouses); and 37

57 57 The inclusion of semi-detached dwelling, elementary school or religious institution within the R2(2)-46 special zone. BE REFUSED for the following reasons: I. the request was not consistent with abutting requested zoning provisions; II. the request was not appropriate for the development of the lands and is not sound land use planning; III. IV. public interest was considered; the request is consistent with the goals and objectives of the Official Plan; and V. the recommended zone change will encourage efficient use of land and planned infrastructure. Draft Plan of Subdivision: THAT the City of Stratford pursuant to Section 51(31) of the Planning Act grant draft approval to Plan of Subdivision 31T subject to the following conditions: 1. This draft approval applies to Plan of Subdivision 31T submitted by GSP Group, prepared for Northwest Stratford Developments Inc., and Marcor Farms Ltd., certified by Terry Dietz O.L.S., dated March 13, 2018, File No. 31T-17001, drawing no , which shows a total of 120 single detached residential lots, 3 duplex residential lots and 13 multi residential blocks, 2 park blocks, 2 walkway blocks, 4 lot addition blocks, m reserve blocks, 1 stormwater management block, 1 McNamara Drain block and 1 sanitary pumping station block all served by the extension of Butler Cove Drive, Robertson Drive, Davidson Drive and Bradshaw Drive, and 1 new local street. 2. This approval of the draft plan applies for 7 years, and if final approval is not given by that date, the draft approval shall lapse, except in the case where an extension has been granted by the Approval Authority. 3. The road allowances included in this draft plan shall be shown on the face of the plan and dedicated as public highways. 4. The street(s) shall be named to the satisfaction of the Manager of Development Services. 5. Prior to final approval, the municipal address shall be assigned to the satisfaction of the Manager of Development Services. 6. Prior to final approval, the Owner shall submit to the Approval Authority a digital file of the plan to be registered in a format compiled 38

58 58 to the satisfaction of the City of Stratford and referenced to NAD83UTM Zone 17 horizon control network for the City of Stratford mapping program. 7. Prior to final approval, appropriate zoning shall be in effect for this proposed subdivision. 8. The Owner shall satisfy all the requirements, financial and otherwise, of the City of Stratford in order to implement the conditions of this draft approval. 9. That prior to final approval the Owner shall pay in full all financial obligations/encumbrances owing to the City on the said lands, including property taxes and local improvement charges. 10. The subdivision agreement between the Owner and the City of Stratford shall be registered against the lands to which it applies. 11. The Owner shall grant to the appropriate authorities such easements and/or land dedications as may be required for utility, road, drainage or other municipal purposes. 12. Phasing of this subdivision (if any) shall be to the satisfaction of the Manager of Development Services and the Director of Infrastructure and Development Services. 13. Prior to submitting a request to the City to prepare the subdivision agreement, an updated draft plan showing the redline amendments is to be provided to the City to the satisfaction of the Manager of Development Services. 14. Prior to the receiving a clearance for building permits from the Manager of Engineering for each construction stage of this subdivision, all servicing works including any stormwater management facilities for the stage must be completed and operational, all to the specification and satisfaction of the City. 15. Prior to Final Approval, all required connections from this plan to municipal services shall be available. 16. Where the plan is to be phased, any dead ends and open sides of road allowances shall be terminated in 0.3m reserves that are to be conveyed to the City until required for the future production of such road allowance. 39

59 Prior to submitting a request to the City to prepare the subdivision agreement a phasing plan showing all of the 0.3m reserves required to accommodate phasing is to be submitted to the City to the satisfaction of the Director of Infrastructure and Development Services. 18. The subdivision agreement shall contain a provision requiring the City to remove the 0.3m reserves on Block 98, Block 100, Block 102 and part of Block 112 and a portion of Block 113 on Plan 44M-44 and Block 61 on Plan 44M-54 to the satisfaction of the Director of Infrastructure and Development Services. All costs associated with the removal of the 0.3m reserves shall be borne by the Owner. 19. The subdivision agreement shall contain a provision requiring the City to remove and transfer ownership of the 0.3m reserves on Block 99 and Block 101 on Plan 44M-44 to the Owner to the satisfaction of the Manager of Development Services. All costs associated with the removal of the 0.3m reserves and registering the conveyance documents shall be borne by the Owner. 20. Prior to registration the Owner shall provide the City with a copy of a deposited reference plan that shall describe the portion of Block 97 on 44M-44 required for the extension of Robertson Drive. These lands shall be transferred to the City at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. All costs associated with obtaining the reference plan and the transfer of the lands shall be borne by the Owner. 21. The subdivision agreement shall contain a clause requiring the Owner to submit a reference plan showing Block 97 and Block 99 and 101 of 44M-44 combined with Blocks of the Draft Plan to the satisfaction of the Manager of Development Services. All costs associated with obtaining the reference plan shall be borne by the Owner. 22. Prior to final approval the Owner shall submit an application to lift part lot control to combine: i) Part of Block 97 and part of Block 99 on 44M-44 and Block 146 on the draft plan; ii) Part of Block 97 and part of Block 99 on 44M-44 and Block 145 on the draft plan; iii) Part of Block 97 and part of Block 101 on 44M-44 and Block 144 on the draft plan; and iv) Part of Block 97 and part of Block 101 on 44M-44 and Block 143 on the draft plan. 40

60 The subdivision agreement shall contain a clause indicating that the maximum number of units for all lands within 31T shall be 837, or until such time as the servicing has been addressed, to the satisfaction of the Manager of Engineering. 24. Concurrent with the registration of any phase that includes the extension of Bradshaw Drive from 44M-54, the Owner shall remove easements PC & PC at the cost of the Owner to the satisfaction of the Manager of Engineering. 25. Prior to registration of any phase, the Owner shall provide the City with a 20m wide servicing easement aligning with Street A to the west to the limit of the lands owned by the Owner and east to the limits of the draft plan, at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. 26. Prior to registration of any phase, the Owner shall provide the City with a 10m wide easement for a forcemain from the north limit of Block 139 to the southerly limit of Perth Line 36, at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. 27. Prior to registration of any phase, the Owner shall provide the City with a temporary 20m wide easement over the future extension of Bradshaw Drive, north of McCarthy Road West for construction and access to Block 139 to the satisfaction of the Manager of Engineering. This easement shall be required until Bradshaw Drive, north of McCarthy Road West, is dedicated as public highway. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. 28. Prior to the registration of any phase, the Owner shall provide the City with a temporary 10m wide easement, for construction and access to Block 139. The temporary easement is to be located approximately 10m east of the future extension of Bradshaw Drive, north of McCarthy Road West and shall be to the satisfaction of the Manager of Engineering at the cost of the Owner. The Manager of Engineering shall determine when the easement is no longer required. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. 29. Prior to the registration of any phase, the Owner shall provide the City with a temporary 10m wide easement on the north side of McCarthy Road West for overland flow to the satisfaction of the Manager of Engineering. The easement shall be required until an alternate 41

61 61 overland flow route has been designed and constructed to the satisfaction of the Manager of Engineering. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. 30. Prior to registration of any phase, the Owner shall provide the City with an easement over Block 139 for the construction of the pumping station to the satisfaction of the Manager of Engineering. The easement shall be released concurrent with the transfer of the land to the City. The Owner is responsible for all costs associated with obtaining the easement and the release of the easement. 31. Concurrent with registration of the plan, Block 139 is to be dedicated to the City. The size and configuration shall be to the satisfaction of the Manager of Engineering. All costs associated with the transfer of the lands shall be borne by the Owner. The Owner may submit a claim in accordance with the Development Charges By-law # In conjunction with the submission of Engineering drawings, the Owner shall submit an erosion/sediment control plan that will identify all erosion and sediment control measures for the subject lands in accordance with City of Stratford and Ministry of Environment standards and requirements, all to the satisfaction of the City of Stratford and Upper Thames River Conservation Authority. This plan is to include measures to be used during all phases on construction. Prior to any work on the site, the Owner shall implement these measures satisfactory to the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. 33. In conjunction with the submission of Engineering drawings, the Owner shall submit a report prepared by a qualified consultant, and if necessary a detailed hydro geological investigation carried out by a qualified consultant, to determine the effects of the construction associated with this subdivision on the existing ground water elevations and domestic or farm wells in the area, to the satisfaction of the City s Infrastructure and Development Services Department. If necessary, the report shall also address any potential contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report shall be reviewed and approved by the City s Director of Infrastructure and Development Services, included in the pertinent agreement(s) with the City of Stratford prior to any work on the site. Should any remedial works be recommended in the report, the Owner shall complete these 42

62 62 works prior to issuance of Certificate of Approval, to the satisfaction of the City, at no cost to the City. 34. Prior to any grading on the site, the Owner shall decommission and permanently cap any abandoned water wells located on the property, in accordance with the Ontario Water Resources Act and the Ministry of Environment requirements and file the necessary reports with the Ministry of the Environment and the City of Stratford. 35. The Owners professional engineer shall provide inspection services during construction for all work to be assumed by the City, and all works within easements or blocks to be dedicated to the City, and have its professional engineer supply the City with a certificate of compliance upon completion in accordance with the plans approved by the Director of Infrastructure and Development Services. 36. The Owner shall comply with all City of Stratford standards, guidelines and requirements in the design of this draft plan and required engineering drawings. Any deviation to the City s standards, guidelines, or requirements shall be completed to the satisfaction of the Director of Infrastructure and Development Services. ARCHAEOLOGICAL SURVEY 37. Prior to any final approval and prior regrading, soil disturbance or site excavation, the Owner shall obtain and submit to the Manager of Development Services a letter from the Ministry of Tourism, Culture and Sport that indicates provincial concerns for archaeology have been satisfied. PARKLAND 38. The Owner shall dedicate Block 137 and Block 160 to the City of Stratford for Park purposes pursuant to the provisions of Section 51.1 of the Planning Act. The dedication of Block 137 and Block 160 will satisfy the parkland dedication requirements for all lands within the boundary of this draft plan and approximately 5.8ha of land to the west also owned by the Owner. 39. The subdivision agreement shall contain a provision outlining that parkland dedication may be conveyed to the City in phases until the third registration at which time all of the parkland dedication (Block 137 and Block 160) shall be conveyed to the City to the satisfaction of the Manager of Development Services. All costs associated with the conveyance of the lands shall be borne by the Owner. 43

63 In conjunction with the submission of engineering drawings, the Owner shall submit park design and grading and servicing plans for Block 137 and Block 160 which shall accommodate a 4m wide pathway on Block 142 for review and approval by the Director of Infrastructure and Development Services and the Director of Community Services. 41. The subdivision agreement shall contain a provision requiring the Owner to complete the grading and seeding of Block 137 and Block 160 all at once within one year of the first registration to the satisfaction of the Director of Infrastructure and Development Services and the Director of Community Services. No access will be provided to Block 137 and Block 160 from McCarthy Road West. 42. Concurrent with registration, the Owner shall convey Block 141 (3m wide) to the City of Stratford as a pedestrian walkway. The Owner shall construct the walkway and fencing in accordance with the City of Stratford walkway design requirements within one year of registration to the satisfaction of the Manager of Engineering. 43. Concurrent with the third registration, the Owner shall convey Block 142 (4m wide) to the City of Stratford as a pedestrian walkway. The Owner shall construct the walkway and fencing in accordance with the City of Stratford walkway design requirements within one year of registration to the satisfaction of the Manager of Engineering. 44. Concurrent with the registration of any phase that includes Block 140, the Owner shall provide an easement over Block 140 and extending west to the limit of the additional lands owned by the applicant in favour of the City. All costs associated with the registration of the easement shall be borne by the Owner. 45. In conjunction with the submission of engineering drawings, the Owner shall submit a trail design and grading plans for Block 140 for review and approval by the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. FAÇADE 46. The Subdivision Agreement shall contain a provision requiring the façade of any multi-unit developments on Blocks 124, 125, 127, 130, 44

64 64 NOISE 132, 133 and 136 to address abutting streets to the satisfaction of the Manager of Development Services. 47. Prior to submission of engineering drawings, the Owner shall have a qualified acoustical consultant prepare a noise study concerning the impact of traffic noise on Lots 12-24, 92, 93, and 123 and Blocks 124, 125, 127, 130, 132, 133 and 136 abutting McCarthy Road West which considers alternative noise abatement measures that are to be applied in accordance with the requirements of the M.O.E. to the satisfaction of the Manager of Development Services. The final accepted recommendations shall be constructed or installed by the Owner and may be incorporated into the subdivision agreement. PARKING PLAN 48. As part of the engineering drawings submission, the Owner shall submit an on-street parking plan for Lots 1-11, Blocks 124, 125 and 126 to the satisfaction of the Manager of Development Services. The accepted parking plan required for each registered phase of development and will form part of the subdivision agreement for the registered plan. STREET TOWNHOUSES 49. For residential blocks proposed for street townhouse dwellings, the Owner shall as part of the final approval of the plan make the necessary legal arrangements to establish a minimum of a 1m maintenance easement where the units to be built do not provide direct access to the rear yard from the garage for internal unit (not end unit ) Owners. ACCESS 50. In conjunction with the submission of engineering drawings, the Owner shall provide a second means of access for emergency vehicles as required to the subdivision to the satisfaction of the Director of Infrastructure and Development Services. 51. In conjunction with any phase, the Owner shall design and construct any required emergency access, to the satisfaction of the Director of Infrastructure and Development Services. 45

65 65 SANITARY: 52. The Owner shall not connect any weeping tile connections into the sanitary sewers within this plan. STORMWATER SERVICING: 53. Concurrent with registration, the Owner shall provide all required land dedications related to the stormwater works, including Block 138, to the satisfaction of the Director of Infrastructure and Development Services. 54. Minor revisions to the size of Block 138 may be required to accommodate the final design of the stormwater management pond in accordance with municipal standards to the satisfaction of the Manager of Engineering. Any cost associated will be the responsibility of the Owner. 55. All costs associated with the construction of the access driveway to serve Block 138 will be at the cost of the Owner to the satisfaction of the Director of Infrastructure and Development Services. 56. In conjunction with the submission of the engineering drawings, the Owner shall have their consulting engineer submit a stormwater servicing report/plan (functional report where facilities are proposed) satisfactory to the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. This report shall include water balance measures and the identification of the major and minor stormwater overland flow routes for the entire catchment area to the satisfaction of the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. 57. In the event that the works include a stormwater facility, the Owner shall have their professional engineer submit semi-annual monitoring reports to the Manager of Engineering demonstrating that the works perform in accordance with the approved design criteria. The reports are to provide test results on the volume and nature of the sediment accumulating in the works. The timing and content of the monitoring reports is to be in accordance with the City s Infrastructure Standards and Specifications manual. The Owner shall ensure that the monitoring program commences when building permits have been issued on fifty percent (50%) of the lots in the plan and shall continue until assumption. 46

66 The Owner shall address forthwith any deficiencies of the stormwater works and/or monitoring program. 59. Prior to assumption, the Owner shall operate, monitor and maintain the works. The Owner shall ensure that any removal and disposal of sediment is to an approved site satisfactory to the Director of Infrastructure and Development Services. 60. Prior to final approval, the Owner s consulting engineer shall certify that increased and accelerated stormwater runoff from this subdivision will not cause damage to downstream lands, properties or structures beyond the limits of this subdivision. Notwithstanding any requirements of the City, or any approval given by the Director of Infrastructure and Development Services, the Owner shall indemnify the City against any damage or claim for damages arising out of or alleged to have arisen out of such increased or accelerated stormwater runoff from this subdivision. 61. Surface and underground stormwater on portions of the subdivision including portions of the streets may flow into a private stormwater management system. The subdivision agreement shall contain a clause outlining that any condominium declaration or site plan agreement shall indicated that stormwater flows from other blocks or public streets may be directed into the private stormwater management system. In addition, the declaration and/or agreement shall include: that the owners of the subject lands indemnify that the City of Stratford is not liable in any way now or at any time in the future for the repair, maintenance or cost sharing obligations related to the private stormwater management system on the subject lands and waive the right to make any claims against the City of Stratford; and that the owners of these lands to enter into a joint use, maintenance and cost sharing agreement with all other owners of the lands that flow into the private stormwater management system that sets out the responsibilities and cost sharing obligations for the private stormwater management system. TEMPORARY STORMWATER WORKS 62. In the event that the Owner constructs temporary stormwater works, all works shall be to the satisfaction of the Manager of Engineering, 47

67 67 and at no cost to the City. The Owner is responsible for all costs related to the construction and removal of all temporary works including decommissioning and any redirection of sewers and overland flow routes. OUTLET SEWERS 63. The Owner shall in its servicing drawings make provisions for increased depth or oversizing of the internal sewers and water mains in the Draft Plan (or any resulting phase) to accommodate flows from the upstream lands and water servicing external to the subdivision to the satisfaction of the Director of Infrastructure and Development Services. The owner may submit a claim in accordance with the Development Charges By-law # The Owner shall construct all municipal services for the subject lands at the sole expense of the Owner to the satisfaction of the Director of Infrastructure and Development Services. WATER: 65. The Owner shall construct and connect the proposed watermains to the satisfaction of the Director of Infrastructure and Development Services. 66. In conjunction with the engineering drawings submission, the Owner shall have its professional engineer provide a water servicing report to the satisfaction of the Manager of Environmental Services. 67. As part of the water servicing report, the Owner shall have its professional engineer determine if there is sufficient water turnover to ensure water quality and determine how many homes need to be built and occupied to maintain water quality in the water system. If the water quality cannot be maintained in the short term, the Owner shall install automatic blow offs, where necessary, to the satisfaction of the Manager of Environmental Services, or make suitable arrangements with Water Operations for the maintenance of the system in the interim. TRANSPORTATION: 48

68 The Owner shall construct all roads shown in this plan of subdivision such that alignments match joining roads outside this plan to the satisfaction of the Director of Infrastructure and Development Services. 69. In conjunction with the engineering drawings submission the Owner shall have its engineer prepare ultimate centreline profiles along Street A throughout this Plan and beyond as necessary, for use in this subdivision design. The City shall review and approve centerline profile. Further, the Owner shall complete the requirements of this condition at no cost to the City all to the satisfaction of the Director of Infrastructure and Development Services. 70. The Owner shall terminate Street A at the limit of each phase of this plan to the satisfaction of the Director of Infrastructure and Development Services. 71. The Owner shall direct all construction and building trades traffic associated with this draft plan of subdivision to McCarthy Road West or other routes as designated by the Director of Infrastructure and Development Services. 72. The Owner shall establish and maintain a Traffic Management Plan (TMP), when directed by the City, in conformance with City guidelines and to the satisfaction of the Director of Infrastructure and Development Services for any construction activity that will occur on existing public roadways needed to provide services for this plan of subdivision. The TMP is a construction scheduling tool intended to harmonize a construction project s physical requirements with the operational requirements of the City of Stratford, the transportation needs of road users and access concerns of area property owners. The Owner s contractor(s) shall undertake the work within the prescribed operational constraints of the TMP. The TMP will be submitted and become a requirement of the subdivision servicing drawings for this plan of subdivision. 73. Should temporary turning facilities for vehicles be required by the Director of Infrastructure and Development Services, they shall be provided as easements concurrent with the registration of the phase. These easements shall be granted to the City of Stratford until the temporary turning facility is no longer required to the satisfaction of the Director of Infrastructure and Development Services. The Owner is responsible for all costs associated with obtaining the easement, the 49

69 69 HYDRO release of the easement and the construction and removal of all temporary turning facilities. 74. Prior to the entering into a subdivision agreement, the Owner shall obtain approval from the applicable hydro provider for an electrical layout. Any new addition and/or relocation of existing electrical infrastructure will be at the Owner s expense. FIRE 75. The Owner shall not burn any materials on site. FLOOD PLAIN 76. The regrading and channelization of Block 140 and land extending west to the limit of the additional lands owned by the applicant is to be completed all at once to the satisfaction of the Director of Infrastructure and Development Services and Upper Thames River Conservation Authority. No works shall be completed in contravention of the Drainage Act. 77. All works on Block 140 and land extending west to the limit of the additional lands owned by the applicant and the McNamara Drain shall be completed generally in keeping with the Master Drainage Plan prepared by McCormick Rankin Corporation and approved report, 2007 to the satisfaction to Upper Thames River Conservation Authority and Director of Infrastructure and Development Services. 78. The channelization and regrading of Block 140 and land extending west to the limit of the additional lands owned by the applicant shall be to the satisfaction of the Director of Infrastructure and Development Services and the Upper Thames River Conservation Authority. Channelization and regrading within Block 140 and the lands extending to the west is to occur prior to any excavation or regrading within the existing flood plain limits on Blocks 128, 129,131,133, 134, 135 and 136 to ensure flood storage is maintained. Lastly, the Owner agrees to provide certification the channelization and regrading noted above has been completed in accordance with the approved plans. CONSERVATION REGULATION AREA 50

70 Prior to undertaking any works or site alteration including filling, grading, construction or alteration to a watercourse in a Conservation Regulated Area, the Owner shall obtain a permit or receive clearance from Upper Thames River Conservation Authority. OTHER 80. Prior to final approval, the design and location of community mailboxes shall be to the satisfaction of Canada Post. 81. For the purpose of satisfying any of the conditions of draft approval herein contained, the Owner shall file, with the City, complete submissions consisting of all required studies, reports, data, information or detailed engineering drawings, all to the satisfaction of the Manager of Development Services and the Director of Infrastructure and Development Services. The Owner acknowledges that, in the event that a submission does not include the complete information required by the City, such submission will be returned to the Owner without detailed review by the City. 82. Prior to final approval, for the purposes of satisfying any of the conditions of draft approval herein contained, the Owner shall file with the Approval Authority a complete submission consisting of all required clearances, fees, and final plans, and to advise the Approval Authority in writing how each of the conditions of draft approval has been, or will be, satisfied. The Owner acknowledges that, in the event that the final approval package does not include the complete information required by the Approval Authority, such submission will be returned to the Owner without detailed review by the City. NOTES TO DRAFT APPROVAL 1. It is the Owners/Developers responsibility to fulfill the conditions of draft approval and ensure that the required clearance letters are forwarded by the appropriate agencies to the City of Stratford, Development Services Division. 2. All plans are to be prepared using total station survey and compatible with the latest version of AutoCAD. The final plan submitted for registration, engineered design drawings and construction record drawings are to be provided in print and digital format referenced to a control network compiled to the satisfaction of the City of Stratford Infrastructure and Development Services Department in accordance 51

71 71 with Ontario Basic Mapping (U.T.M. Grid 1:2000), for future use within the City s geographical information system. 3. The final plan approved by Corporation of the City of Stratford must be registered within thirty (30) days or the Corporation may withdraw its approval under Section 51(59) of the Planning Act, R.S.O as amended. 4. All plans of subdivision are to be prepared and presented in metric units. 5. If final approval is not given to this Plan, within seven 7 years of the draft approval date, and no extensions have been granted, draft approval shall lapse under subsection 51(32) of the Planning Act, R.S.O., If the Owner wishes to request an extension to draft approval, a written explanation, together with a resolution from the local municipality, must be received by the Approval Authority 60 days prior to the lapsing date. Please note that an updated review of the plan, and revisions to the conditions of approval, may be necessary if an extension is to be granted. Prepared by: Rachel Tucker, Planner Recommended by: Jeff Leunissen, MCIP, RPP Manager of Development Services Rob Horne, Chief Administrative Officer 52

72 72 AMENDMENT NO. 24 TO THE OFFICIAL PLAN OF THE CITY OF STRATFORD Section 1 Title and Components This amendment shall be referred to as Amendment No. 24 to the Official Plan of the City of Stratford. Sections 1 to 4 constitute background information and are not part of the formal Amendment. Section 5 constitutes the formally adopted Amendment to the Official Plan. Section 2 Purpose of the Amendment The purpose of this amendment is to re-designate the subject lands south of McCarthy Road West from Medium Density Residential and Special Policy Area 14 to the following: 1. Residential Area designation; and, 2. Parks and Open Space designation. The amendment will also re-designate the Subject Lands north of McCarthy Road West from Residential Area, Parks and Open Space and Medium Density Residential to the following: 1. Medium Density Residential with a Special Policy Area that: a. Permits a range of low and medium density residential uses, including: single detached; semi-detached; townhouse dwellings; apartment type dwellings; back-to-back and stacked townhouses; and, b. Permits a minimum and maximum residential density of between 16 and 100 units per net hectare for each Phase in the Subdivision. c. Permit a maximum residential height of 4 storeys, except for apartment dwellings which are permitted to a maximum of 6 storeys. The amendment will also update Schedule A to relocate the proposed Regulatory Flood Hazard Limit and Schedule B to relocate the Flood Hazard and UTRCA Regulation Limit from their current locations to match the proposed drainage course, per the Court and McNamara Drain Master Drainage Plan. 53

73 73 The amendment will also update all applicable land use schedules to reflect the changes in land use, and introduce the transportation and servicing network contemplated to service the Subject Lands. Section 3 Location The Subject Lands are located in the northwest area of the City of Stratford, straddling the extension of McCarthy Road West. The Subject Lands have a total area of hectares (82.68 acres). Section 4 Basis of Amendment The City of Stratford completed their new comprehensive Official Plan update through Amendment No. 21 ( OPA 21 ). OPA 21 came into effect August 11th, 2016 with the exception of the Cooper Site policies, which are under appeal. Prior to the approval of the updated Official Plan (OPA 21), the City of Stratford completed a Secondary Planning Process for the Stratford West Secondary Plan Area. The Secondary Plan was approved through OPA 16 of the previous Official Plan and was incorporated into the updated plan through OPA 21. Policies in section 11 of the Official Plan state that the Stratford West community is one of the primary areas to accommodate new residential growth in the City of Stratford. Land uses in the Stratford West Secondary Plan Area are to be predominately low density residential, although a Medium Density Residential designation was imposed on particular blocks to ensure a minimum residential density of between 30 to 100 units per hectare in these areas. This Official Plan Amendment removes the Medium Density block from lands south of McCarthy Road West (within the Subject Lands) so that the southern portion of the Site can be developed with a similar character, form, and density to the existing subdivisions to the south. To account for the Medium Density Residential lands being removed, all of the Subject Lands north of McCarthy Road West have been designated Medium Density Residential within a Special Policy Area. The Special Policy Area requires a minimum density of 16 to 100 units per net hectare. Although the minimum density has been reduced, the minimum number of units that can be developed in the north half of the subdivision is slightly higher than the minimum number of units that could have been developed under the previous Medium Density and Residential Area designations. 54

74 74 In addition to the land use changes, modifications are proposed to the McNamara Drain to permit the development of the subject lands north of McCarthy Road West. This change requires modifications to the Regulatory Flood Hazard line shown on Schedule A of the Official Plan as well as to the Flood Hazard, and UTRCA Regulation Limits shown on Schedule B of the Official Plan. The outline of each feature will be determined by location of the drainage course provided in the Court and McNamara Drain Master Drainage Plan. The Stratford West Community will become a significant residential neighbourhood, well designed to promote a high quality of life for existing and future residents. The proposed Official Plan Amendment rearranges the potential density and natural hazard features, while maintaining the planning policy framework of the West Stratford Secondary Plan. The proposed Official Plan Amendment has been evaluated and has been found to be consistent with the 2014 Provincial Policy Statement. The proposed Official Plan Amendment also conforms to the City of Stratford 2016 Official Plan. Section 5 The Amendment The Official Plan of the City of Stratford is amended as follows: 1. By adding the following new Section to the Official Plan: Notwithstanding the uses permitted in the Medium Density Residential designation, within Special Policy Area 17, the following additional residential uses shall be permitted: single detached; semi-detached; townhouse dwellings; apartment type dwellings; back-to-back and stacked townhouses 2. By also adding the following new Section to the Official Plan: Notwithstanding the density provided in the Medium Density Residential designation, within Special Policy Area 17 the following residential densities shall apply: a. A minimum density of 16 units per net hectare and a maximum density of 100 units per net hectare. Notwithstanding the height provided in a section within the Medium Density Residential designation within Special Policy Area 17 the following residential heights shall apply: a. A maximum height of 6 storeys for apartment dwellings; and 55

75 75 b. A maximum height of 4 storeys for all other residential uses. 3. By amending Schedule A, General Land Use Plan and Schedule B, Natural Heritage and Natural Hazards and replacing them with the revised Schedule A, General Land Use Plan and Schedule B, Natural Heritage and Natural Hazards, which are attached and form part of this amendment. Schedule A 56

76 76 Schedule B 57

77 77 Draft By-law BEING a By-law to amend Zoning By-law as amended, with respect to zone change application Z01-17 to rezone Lots 3 and 4 Con 2 Geographic Township of Ellis, City of Stratford, Part of Part 3, Plan 44R-4864 and Parts 2 to 6, Plan 44R-5224, Part of Block 97, Block 99 and Block 101 on Plan 44M-44 for a Subdivision Development in the City of Stratford WHEREAS authority is given to the Council of The Corporation of the City of Stratford by Section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended, to pass this bylaw; AND WHEREAS the said Council has provided adequate information to the public and has held at least one public meeting in accordance with the Planning Act; AND WHEREAS the Council of The Corporation of the City of Stratford deems it in the public interest that By-law , as amended, known as the Zoning By-law, be further amended. NOW THEREFORE BE IT ENACTED by the Council of The Corporation of the City of Stratford as follows: 1. That Schedule A, Map 2a to By-law as amended, is hereby amended: by adding those lands outlined in heavy solid lines and described as Residential First Density with site specific regulations R1(5)-39, Residential Second Density with site specific regulations R2(2)-46, Residential Fourth Density with site specific regulations R4(2)-19(H1), Residential Fourth Density with site specific regulations R4(2)-19(H1)(H2),Residential Fourth Density with site specific regulations R4(2)-20(H1), Park Floodplain (P-FP), Park (P-4) and Park (P) on Schedule A, attached hereto and forming part of this By-law, and more particularly described as Lots 3 and 4 Concession 2 Geographic Township of Ellis, City of Stratford, Parts 2 to 6 on Plan 44R-5224 and Part of Part 3 on Plan 44R-4864, Part of Block 97, Block 99 and Block 101 on Plan 44M-44 City of Stratford. 2. The Township of Perth East Zoning By-law No as it applies to the subject lands on Schedule A is hereby repealed. 58

78 78 3. That By-law as amended, be further amended by deleting Section , being the Exceptions of the Future Residential Zone (FR-5-H). 4. That By-law as amended, be further amended by adding to Section , being the Exceptions of the Residential Fourth Density R4(2) Zone, the following: a) Defined Area (Northwest Stratford, north side of McCarthy Road West ) R4(2)-19 (H1) and R4(2)-19(H1)(H2) as shown on Schedule A, Map 2a b) Permitted Uses Cluster housing: single detached, semi-detached, townhouse dwellings, back-to-back townhouse dwellings, stacked townhouse dwellings, and apartment dwellings c) General Use Regulations In accordance with Table 8-3 TABLE 8-3 RESIDENTIAL FOURTH DENSITY R4(2)-19(H1) and R4(2)-19(H1)(H2) Regulations Northwest Stratford Development, north side of McCarthy Road West R4(2)-19(H1) and R4(2)- 19(H1)(H2) Cluster: Single Detached, Semi-detached, Townhouse Dwellings, Back-To-Back Townhouse Dwellings and Stacked Townhouse Dwellings R4(2)-19(H1) and R4(2)-19(H1)(H2) Cluster: Apartment Dwellings Block Area 800m m 2 Block Frontage 22.0m per block 25.0m Setback from 7.5m 7.5m Arterial Road Setback from 6.0m 6.0m Local Road Side Yard Width 1.5m 5.0m Rear Yard Depth 6.0m 6.0m 59

79 79 Regulations R4(2)-19(H1) and R4(2)- 19(H1)(H2) Cluster: Single Detached, Semi-detached, Townhouse Dwellings, Back-To-Back Townhouse Dwellings and Stacked Townhouse Dwellings R4(2)-19(H1) and R4(2)-19(H1)(H2) Cluster: Apartment Dwellings Max. Lot 35% 30% Coverage Max. Height 12.0m 22m Min. Density 16uph 16uph Max. Density 65uph 100uph Min Landscaped 30% 30% Open Space Parking 1.5 spaces per unit 1.5 spaces per unit Notes: or half the height of the building whichever is the greater. except that no side yard width shall be required on the side where individual townhouse dwelling units or individual dwelling units of a semi-detached dwelling are attached together by a common wall extending along the side lot line separating such lots, provided that any wall which does not constitute part of such common wall or a direct extension thereof shall be setback not less than 1.5m from the side lot line separating such lots. except that no rear yard depth shall be required along the rear where individual back to back townhouse dwelling units are attached together by a common wall extending along the rear lot line separating such lots, provided that any wall which does not constitute part of such common wall or a direct extension thereof shall be setback not less than 6m from the rear lot line separating such lots. Back to back townhouses and stacked townhouses are permitted to have a maximum height of 13.5m of the required spaces per dwelling unit shall be designated visitor parking. tandem parking (up to a maximum of 2 vehicles) in a driveway accessory to a cluster dwelling unit shall be permitted. Any attached or detached garage shall not exceed sixty (60) per cent of the width of the front building elevation of a dwelling unit (measured from inside face of outside wall or common wall to inside face of outside wall or common wall). 60

80 80 or 6 storeys whichever is the lesser. d) Holding Provision The holding provision (H1) shall apply to the lands zoned R4(2)-19(H1) and R4(2)-19 (H1)(H2), R4(2)- 20(H1) as outlined by Schedule A, hereto. Until such time as the (H1) is removed, a maximum of 707 dwelling units are permitted on the lands zoned R4(2)- 19(H1) and R4(2)-19(H1)(H2) and R4(2)- 20(H1). The (H1) shall not be removed until servicing has been addressed to the satisfaction of the City of Stratford Engineering Division for the lands outlined in Schedule A hereto. The holding provision (H2) shall apply to the lands zoned R4(2)-19(H1)(H2) as outlined on Schedule A. hereto. Until such time as the (H2) is removed, no buildings or structures are permitted on lands zoned R4(2)-19(H1)(H2) until the works have been completed and accepted to the floodplain to the satisfaction of the City of Stratford Engineering Division for the lands outlined in Schedule A hereto. 5. That By-law as amended, be further amended by adding to Section , being the Exceptions of the Residential Fourth Density R4(2) Zone, the following: a) Defined Area (Northwest Stratford- north side of McCarthy Road West) R4(2)-20(H1) as shown on Schedule A, map 2a b) Permitted Uses street townhouse dwellings c) General Use Regulations In accordance with Table 8-4. TABLE 8-4 RESIDENTIAL FOURTH DENSITY R4(2)-20(H1) Northwest Stratford Development north side of McCarthy Road West Regulations Lot Area Interior Lot R4(2)-20(H1) Street Townhouse (per unit) 180 sq.m 61

81 81 Regulations R4(2)-20(H1) Street Townhouse (per unit) Lot Area Corner 420 sq.m Lot Frontage Interior Lot 6.0 m Lot Frontage Corner Lot 11.0 m Lot Depth 30.0 m Front Yard Depth 6.0m Exterior Side Yard Width 4.5m (abutting a local road) Exterior Side Yard Width 7.5m (abutting an arterial road) Side Yard Width 2.5 m Rear Yard Depth 7.5 m Max. Lot Coverage 40% Max. Height 12m Landscaped Open Space 30% Max garage width Min Sight Triangle 60% of the front elevation of a dwelling erected on a lot (measured from the inside face of outside wall or common wall to inside face of outside wall or common wall) 3m x 3m at intersection of local roads 10m x 10m at intersection of local and arterial roads Notes: Any part of any attached or detached garage shall provide a parking space between the garage door and the road allowance. Except that no side yard width shall be required on the side where individual street townhouse dwelling units are attached together by a common wall extending along the side lot line separating such lots, provided that any wall which does not constitute part of such common wall or a direct extension thereof shall be setback not less than 2.5m from the side lot line separating such lots. d) Holding Provision 62

82 82 The holding provision (H1) shall apply to the lands zoned R4(2)-19(H1) and R4(2)-19 (H1)(H2), R4(2)- 20(H1) as outlined by Schedule A, hereto. Until such time as the (H1) is removed, a maximum of 707 dwelling units are permitted on the lands zoned R4(2)- 19(H1) and R4(2)-19(H1)(H2) and R4(2)- 20(H1). The (H1) shall not be removed until servicing has been addressed to the satisfaction of the City of Stratford Engineering Division for the lands outlined in Schedule A hereto. 6. That By-law as amended, be further amended by adding to Section , being the Exceptions of the Residential First Density R1(5) Zone, the following: a) Defined Area (Northwest Stratford, north and south side of McCarthy Road West) R1(5)-39 as shown on Schedule A, Map 2a b) Exterior Side Yard Width Where a corner lot is sited so that its rear lot line abuts an adjacent interior side yard, the exterior side yard width shall be 4.5m, when a corner lot is sited so that its rear lot line abuts an adjacent rear lot line the exterior side yard width shall be 3m. In all cases any part of any attached or detached garage shall provide a parking space between the garage door and the road allowance. c) General Use Regulations i) Any attached or detached garage shall not exceed sixty (60) per cent of the width of the front building elevation of a dwelling erected on the lot (measured from inside face of outside wall to inside face of outside wall) and the front yard depth or exterior side yard width for a dwelling shall not exceed 6.0 m. ii) At the intersection of two local roads, a minimum sight triangle of 3m by 3m shall apply. 7. That By-law as amended, be further amended by adding to Section , being the Exceptions of the Residential Second Density R2(2) Zone, the following: a) Defined Area (Northwest Stratford, south side of McCarthy Road West) 63

83 83 R2(2)-46 as shown on Schedule A, Map 2a b) Permitted Uses boarding house converted dwelling day nursery duplex dwelling group home home occupation single detached dwelling c) Minimum Lot Frontage duplex 16.0m d) Exterior Side Yard Width 7.5m e) General Use Regulations i) Any attached or detached garage shall not exceed sixty (60) per cent of the width of the front building elevation of a dwelling erected on the lot (measured from inside face of outside wall to inside face of outside wall). ii) At the intersection of a local road and an arterial road, a minimum sight triangle of 10m by 10m shall apply. 8. That By-law as amended, be further amended by adding to Section , being the Exceptions of the Park Zone, the following: a) Defined Area (Quinlin Pumping Station) P-4 as shown on Schedule A, Map 2a b) Minimum Front Yard Depth 6.0m 9. To be completed by the Clerks Department. 64

84 84 Schedule A to By-law P-4 65