Date Monday, November 09, 2015 From Robert Armstrong, Director, Development & Environmental Services Subject Oak Meadows Site Plan Approval and Agreement Report No. PB2015-53 Roll No. 42-10-493-001-09500 Recommendation That Committee of the Whole recommend Council of the Municipality of Meaford: 1) Grant Site Plan Approval for the development of 36 townhomes based on drawings prepared by GM BluePlan Engineering dated June 2015 and last revised October 13, 2015. 2) Authorize the execution of a Site Plan Agreement detailing the terms and conditions to which the property will be developed. Background The Municipality has received a Site Plan Application for the development of a 36 multiple dwelling unit rental project in 9 buildings on lands fronting on Victoria Street and described as Plan 309 Lots 1344 to 1349, Part Lots 1338-1343, Part Albert Street, Part Victoria Street, Part Noble Street and Registered Plans 16R-8044, Part 1, 16R-9190, Parts 1, 2 and 4, and 16R- 9634 Parts 1 and 2, located on Victoria Street in the former Town of Meaford. Attached as Appendix 1 is the proposed Site Plan. The site plan application included the following documentation: 1. Site, Landscaping and Utility Plan 2. Site Grading Plan 3. Site Servicing Plan 4. Details Standards and Notes 5. Stormwater Management Report 6. Assessment of Lombard Sewer 7. Geotechnical Investigation 8. Subsurface Investigation Report PB2015-53 Page 1 of 4
Council approved Zoning By-law Amendment No. 59-2015 on July 27, 2015 which rezoned a portion of the lands to the Residential R3-253. Exception 253 allowed single-storey multiple unit dwellings, meeting the 'Multiple Dwelling' yard setback and lot coverage standards of the Residential Multiple (RM) Zone per Table 6.2. 2. in addition to single detached dwellings. Originally the proponent proposed to separate the future development lands via consent however based on discussion with staff, this was withdrawn. The division of the lands would have created potential legal issues between the parcels related to drainage and also would not have facilitated the entrance to the development opposite Albert Street. Further the area delineated as Future Development Lands is zoned for single detached dwellings at this time. With regard to servicing, the water system in the proposed development will be municipally owned and operated. All other services will be private. Currently the Developer has the easterly three buildings under construction via a Conditional Building Permit and related agreement. He was concerned about winter conditions and wanted to commence the development. This was done at his own risk and was agreed to under the Conditional Building Permit Agreement. Analysis The proposed Site Plan and related materials have been reviewed by the Municipal Development Review team including the Municipal Engineering Consultant whom are in a position to accept the submission. The development review process also include consultation with the Grey Sauble Conservation Authority. In addition, Planning Staff met with the abutting residents who expressed concern through the Zoning process. We note certain elements have been included in the drawings to address some of their comments. This includes fencing amongst other matters. The most significant comment that came out of the public consultation process was with regard to the drainage ditch at the rear of the lots on St. Andrews abutting the proposed development and any adverse impacts that may arise from this development. It is noted that all stormwater from the development will be directed to a stormwater retention pond located in the north east corner of the property and then outlet to the storm sewer on Victoria Street. As a result, there will be no effects on the current situation of the ditch. This was confirmed by the Municipal Consulting Engineer. It would appear to staff that individual barriers, such as fences and vegetation located in the ditch, have led to the existing issues related to flow within the ditch and drainage for the St. Andrews lots. Report PB2015-53 Page 2 of 4
There have been previous issues with Pete s Creek due to historic flooding concerns. The stormwater management facility will ensure there is no increase in stormwater resulting from this development based on their engineer s details and acceptance by our Engineering Consultant. In that the water system will be municipal, it must be designed and installed to engineering standards. The Site Plan Agreement will contain securities to ensure this occurs and an easement will be provided to the Municipality. The Site Plan Agreement will also include provisions for the payment of cash-in-lieu of parkland, which is 5% of the value of land and provisions with regard to timing of payment of the Municipal Development Charges. In addition it will deal with other matters such as maintenance of stormwater facilities. Lighting for the proposed development has not been finalized however the Site Plan Agreement will denote that it will need to be approved by the Municipality prior to being installed and will need to be down lit to ensure dark sky provisions. The location of the lighting is included on the plans however. Financial Impact There will be no adverse financial impacts resulting from the proposed development. Implications The Site Plan Agreement will address any adverse implications resulting from this development through the provision of securities and undertakings. Strategic Priorities This report supports the mission, vision and values of the Municipality of Meaford, as well as the goals and objectives set out in Council s Strategic Priorities 2015-2018, particularly with respect to: Goal: Leading in Municipal Government Objective: Strengthen accountability and compliance Goal: Ensuring Sustainability Objective: Engage in Social Development Report PB2015-53 Page 3 of 4
Consultation and Communications Development Review Team (Fire, Transportation, Environmental Services, Planning and Building) Grey Sauble Conservation Authority Area Residents Conclusion Based on the foregoing, we recommend that Council grant Site Plan Approval for the proposed development and further authorize the execution of a Site Plan Agreement outlining the approved plan and detailing the terms and conditions to which the property can be developed. Supporting Documentation Appendix 1 Site Plan Respectfully Submitted: Robert Armstrong, Director Development & Environmental Services Reviewed by: Denyse Morrissey, CAO Report PB2015-53 Page 4 of 4