HomeMy WebLinkAboutDTS-10-160 - Draft Plan of Condominium - 30CDM-102071
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Development &
Technical Services
Report To: Development & Technical Services Committee
Date of Meeting: September 27, 2010
Submitted By: Alain Pinard, Interim Director of Planning
Prepared By: Garett Stevenson, Planning Technician (519-741-3400 x 3158)
Ward(s) Involved: Chicopee -Grand River (Ward 2)
Date of Report: September 15, 2010
Report No.: DTS-10-160
Subject: DRAFT PLAN OF CONDOMINIUM 30CDM-10207
COMMON ELEMENTS CONDOMINIUM
305 BRIARMEADOW DRIVE
CLAYSAM CUSTOM HOMES LTD.
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Map 1: Location Map
EXECUTIVE SUMMARY:
The Planning Division has received an application for a common elements condominium which
is proposed to have 14 Parcels of Tied Land (POTL). The condominium is proposed to include a
private road, 10 visitor parking spaces (two of which are barrier free), bike racks, as well as
garbage and recycling facilities. The proposed draft plan of condominium (see attached Appendix
A) identifies the common elements and the surrounding Parcels of Tied Land (POTL) containing
the 14 townhouse units. The individual freehold townhouse units will be created through a Part Lot
Control application in accordance with the City's Parcels of Tied Lands Policy. The 14 POTLS will
each contain a townhouse dwelling unit with a private front and rear yard, including a driveway for
parking for one vehicle. The project is currently under construction and has received Site Plan
Approval (SP08/101/B/SR is attached as Appendix C). The common element will provide rear yard
access for all POTLS.
RECOMMENDATION:
That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990, c.P.13,
as amended, and By-law 2002-164 as amended, of the City of Kitchener, hereby grants draft
approval to Condominium Application 30CDM-10207 for 305 Briarmeadow Drive in the City of
Kitchener, subject to the following conditions:
That this approval applies to Draft Plan of Condominium 30CDM-10207 for Claysam
Custom Homes Ltd, prepared by Stantec Geomatics Ltd., dated August 16, 2010,
proposing a common elements plan of condominium for 0.66 ha of land comprised of the
road with 10 visitor parking spaces including two barrier-free parking spots, internal
sidewalks, bike racks, and a central amenity area.
2. That the final plan shall be prepared in general accordance with the above noted plan,
with a copy of the final plan being approved by the City's Manager of Development
Review.
3. That the Owner submit a draft Condominium Declaration, for approval by the City's
Manager of Development Review, containing the following provisions:
That the parking or storage of derelict vehicles or recreational vehicles on the
subject lands is prohibited.
ii) That walkways, driveways and parking areas be maintained in a snow free
condition and void of any obstructions 12 months of the year.
iii) That the Owner and/or Condominium Corporation agrees to maintain the subject
lands in compliance with the site plan, landscape plan, and tree management
plan approved by the City's Manager of Design and Development, for the life of
the development on the subject lands.
iv) That easements, as may be required, for servicing and/or access across the
condominium lands are to be conveyed to: City of Kitchener, Regional
Municipality of Waterloo, Kitchener-Wilmot Hydro, Bell Canada or other
communication/ telecommunication company.
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v) That access rights to Kitchener-Wilmot Hydro Inc. facilities on the subject
property will be maintained.
vi) That a centralized mailbox be built within the common element condominium for
home mail delivery for the residential dwellings located within the 14 Parcels of
Tied Land (POTL) which are located outside of the boundary of the
condominium.
vii) That a private contractor will pick up and dispose of all recyclables and other
waste materials from the subject lands.
viii) That the Owner and/or Condominium Corporation shall at its expense, be
obligated to implement and maintain the approved Salt Management Plan, as
required by the Region of Waterloo, related to winter snow and ice clearing and
maintenance, to the satisfaction of the Regional Commissioner of Planning,
Housing and Community Services.
ix) That the Owner and/or Condominium Corporation shall at its expense, be
obligated to implement and maintain the approved Environmental Noise Study,
as required by the Region of Waterloo, related to methods to be used to abate
traffic noise levels from Fairway Road North (Regional Road No. 53), for the
entire plan, to the satisfaction of the Regional Commissioner of Planning,
Housing and Community Services.
4. That the Owner covenant and agree in writing to the City's Manager of Development
Review to register a Condominium Declaration which shall include the approved
provisions as required in condition 3 hereof.
5. That the Owner shall make satisfactory arrangements with the City of Kitchener for the
payment of any outstanding Municipal Property Taxes, utility accounts and/or local
improvement charges.
6. That the Owner shall make arrangements for the granting of any easements for utilities
and municipal services. The owner agrees to comply with the following easement
procedure:
(a) to provide reference plan(s) showing the easements to Hydro, communication/
telecommunication companies, and the City, to the satisfaction of the City's
Manager of Development Review;
(b) to ensure that there are no conflicts between the desired locations for utility
easements and those easement locations required by the City's Director of
Engineering Services for municipal services;
(c) to ensure that there are no conflicts between utility or municipal service
easement locations and any approved Tree Preservation/Enhancement Plan;
(d) if utility easement locations are proposed within lands to be conveyed to, or
presently owned by the City, the owner shall obtain prior written approval from
the City's Manager of Development Review or, in the case of parkland, the City's
General Manager of Community Services; and
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(e) to provide to the City's Manager of Development Review, a clearance letter from
each of Hydro and communication/telecommunication companies. Such letter
shall state that the respective utility company has received all required grants of
easements, or alternatively, no easements are required.
7. That the Owner designate and sign a minimum of 10 parking spaces as "Visitor Parking"
including two barrier-free parking spaces.
8. That the Owner confirms that sufficient wire-line communication/telecommunication
infrastructure is currently available within the proposed development to provide
communication/telecommunication service to the proposed development to the
satisfaction of Bell Canada or other communication/telecommunication company.
9. That the Owner make satisfactory arrangements with Canada Post for the provision of
mail delivery via a designated Centralized Mail Box including a suitable centralized
location on-site, installing the concrete pad(s) and advising prospective purchasers
through purchase and sale agreements that mail service if from a centralized facility.
10. That the Owner develop and maintain the site compliance with the approved site plan
dated June 25, 2009 (file: SP08/101/B/SR)
11. That the owner shall submit to the City of Kitchener a Letter(s) of Credit to cover 100
percent of the remaining cost of all outstanding and/or uncertified site development
works as may be identified through the Site Audit process to the satisfaction of the City's
Manager of Development Review.
The Letter(s) of Credit shall be kept in force until the completion and certification
of the required site development works in conformity with their approved designs.
If a Letter(s) of Credit is about to expire without renewal thereof and the works
have not been completed and certified in conformity with the approved designs,
the City may draw all of the funds so secured and hold them as security to
guarantee completion and/or certification, unless the City Solicitor is provided
with a renewal of the Letter(s) of Credit forthwith.
ii) In the event that the owner fails to complete the required site development works,
to the satisfaction of the City's Manager of Development Review, then it is
agreed by the owner that the City, its employees, agents or contractors may
enter on the lands and so complete and/or certify the required site development
works to the extent of the monies received under the Letter(s) of Credit. The cost
of completion of such works shall be deducted from the monies obtained from the
Letter(s) of Credit. In the event that there are required site development works
remaining to be completed, the City may by by-law exercise its authority under
Section 326 of the Municipal Act to have such works completed and to recover
the expense incurred in doing so in like manner as municipal taxes.
iii) Other forms of performance security may be substituted for a Letter(s) of Credit,
at the request of the owner, provided that approval is obtained from the City
Treasurer and City Solicitor.
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12. That the project surveyors have provided their unqualified certification that the proposed
description for the proposed Common Elements Condominium have been approved by
the Registry Office and all signatures and certification required to permit its registration
have been included thereon, other than on the behalf of the City of Kitchener.
13. That the project solicitors have provided their unqualified certification that the proposed
declaration for the proposed Common Elements Condominium have been approved by
the Registry Office and all signatures and certification required to permit its registration
have been included thereon, other than on the behalf of the City of Kitchener.
14. That the City of Kitchener had been provided with the deposited reference plan that will
describe the proposed Parcels of Tied Land and that said reference plan reflects the
approved Site Plan and engineering drawings.
15. That a certificate has been received by the City of Kitchener from an Ontario Land
Surveyor confirming that all proposed foundation walls for the site have been
constructed and that the boundaries of the parts of the deposited reference plan insofar
as the same relate to the dividing one proposed Parcel of Tied Land from another within
the confines of the building envelop lie on or within the actual party wall foundation wall
so as to ensure that no part of any proposed Parcel of Tied Land lies beyond a party wall
foundation wall, or the deposited reference plan describing the Parcels of Tied Lands
must show the location of the foundation walls to the satisfaction of the City of Kitchener.
16. That an irrevocable undertaking irrevocably authorized by the proposed Declarant has
been obtained from the proposed Declarant's solicitor and surveyor to register the
declaration and description plans for the proposed Plan of Condominium forthwith upon:
the passage and registration of the Part Lot Control Exemption By law; and
ii) signing of the description plan approval or exemption box on the description
plans by the City of Kitchener and that the proposed Declarant undertakes to the
City of Kitchener that there shall be no conveyance of the Parcels of Tied Land
until such time as the Plan of Condominium description and declaration have
been registered on title The City of Kitchener may withhold registration of the
Part Lot Control Exemption Bylaw pending the City of Kitchener solicitor making
escrow arrangements with the solicitor for the proposed Declarant that are
satisfactory to the City of Kitchener solicitor to ensure the proposed declaration is
registered immediately following the registration of the Part Lot Control
Exemption Bylaw.
17. That the Owner provides for an easement, granted to City of Kitchener, without cost and
free of encumbrance, for a portion of land municipally addressed as 325 Briarmeadow
Drive and legally described as Registered Plan 58M-190 PT BLK 57, RP 58R-15441
PTS 105 & 106, for access to and maintenance of the existing City-owned storm sewer,
which services the lands within the condominium boundary.
18. That the condominium agreement, if necessary, be registered by the City of Kitchener
against the land to which it applies and a copy of the registered agreement be forwarded
to the Commissioner of Planning, Housing and Community Services for the Regional
Municipality of Waterloo prior to final approval of the condominium plan.
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19. That the Condominium Declaration be forwarded to the Commissioner of Planning,
Housing and Community Services for the Regional Municipality of Waterloo prior to final
approval of the condominium plan.
20. That the Owner prepare a Salt Management and Reduction Plan to indicate to the
Regional Municipality of Waterloo, methods to be used to reduce the application of road
salt to driveways and parking areas, and the Owner shall enter into a registered
agreement with the Regional Municipality of Waterloo and insert in the Condominium
Declaration to provide for implementation of the approved Salt Management and
Reduction Plan.
21. That prior to final approval, the Owner prepare an Environmental Noise Study, to the
satisfaction of the Regional Commissioner of Planning, Housing, and Community
Services, to indicate to the Regional Municipality of Waterloo methods to be used to
abate traffic noise levels from Fairway Road North (Regional Road No. 53), for the entire
plan, and if necessary, the Owner shall enter into an agreement with the Regional
Municipality of Waterloo and insert in the Condominium Declaration to provide for
implementation of the approved Noise Study attenuation measures.
CLEARANCES:
1. That prior to the signing of the final plan by the Manager of Development Review, the
Owner shall submit a detailed written submission outlining and documenting how
conditions 3 through 17 inclusive have been met. The submission shall include a brief
but complete statement detailing how each condition has been satisfied.
2. That prior to the signing of the final plan by the Manager of Development Review, the
City of Kitchener is to be advised by the Regional Commissioner of Planning, Housing
and Community Services that Conditions 18 to 21 have been carried out to the
satisfaction of the Regional Municipality of Waterloo. The clearance letter from the
Region shall include a brief but complete statement detailing how each condition has
been satisfied.
3. That prior to the signing of the final plan by the Manager of Development Review, the
Manager shall be advised by Kitchener Wilmot Hydro that Condition 6 has been carried
out satisfactorily. The clearance letter should contain a brief statement as to how this
condition has been satisfied.
4. That prior to the signing of the final by the Manager of Development Review, the
Manager shall be advised by the telephone company that Conditions 6 and 8 have been
carried out satisfactorily. The clearance letter should contain a brief statement as to how
the conditions were satisfied.
NOTES:
1. The owner/developer is advised that the provisions of the Development Charge By-laws
of the City of Kitchener and the Regional Municipality of Waterloo will apply to any future
development on the site.
2. The condominium plan for Registration must be in conformity with Ontario Regulation
43/96 as amended, under the Registry Act.
5-6
3. Draft approval will be reviewed by the Manager of Development Review from time to
time to determine whether draft approval should be maintained.
4. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of
Waterloo Department of Planning, Housing and Community Services and the City of
Kitchener Department of Development and Technical Services of any changes in
ownership, agent, address and phone number.
5. The owner/developer is advised that the Regional Municipality of Waterloo has adopted
By-law 96-025, pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, to
prescribe a tariff of fees for application, recirculation, draft approval, modification to draft
approval and registration release of plans of condominium.
5. This draft plan application was received on August 18, 2010 and shall be processed and
finally disposed of under the Planning Act, R.S.O. 1990, c.P. 13, as amended as of that
date.
6. When the survey has been completed and the final plan prepared to satisfy the
requirements of the Registry Act, they should be forwarded to the City of Kitchener. If
the plans comply with the terms of the approval, and we have received assurance from
the Regional Municipality of Waterloo and applicable clearance agencies that the
necessary arrangements have been made, the Manager of Development Review's
signature will be endorsed on the plan and it will be forwarded to the Registry Office for
registration.
The following is required for registration and under The Registry Act and for our use
One (1) original Mylar
Six (6) white paper prints
One (1) digital copy
REPORT:
The subject lands are located at 305 Briarmeadow Drive, legally described as RP 58M-190 PT
BLK 57 RP 58R-15441 PARTS 80 81 82 107 & 109. The lands are zoned Residential Six (R-6)
179U and are designated as Low Rise Residential in the City's Official Plan. Site Plan Approval
for a cluster townhouse development with 14 units (see Site Plan -Appendix C) was granted in
June 2009.
The proposed draft plan of condominium (see Appendix A) identifies the common element
walkways, driveways and parking areas and the proposed Parcels of Tied Land (POTL) which
contain the 14 freehold townhouse units. In accordance with the City's Parcels of Tied Lands
Policy, the individual freehold townhouse units will be created through a Part Lot Control
Application to be submitted in the near future.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
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COMMUNICATION:
Agency and Department Circulation
This plan was circulated to all required agencies and city departments on August 20, 2010. The
comments received have either been addressed or included as conditions of draft approval as
noted in the report. A complete set of comments is provided in Appendix D.
Neighbourhood Circulation
In accordance with Ontario Regulation 544/06
was published in The Record on September 3,
to be held at the Development and Technical
2010.
a newspaper advertisement (see Appendix B)
2010 advising of the date of the public meeting
Services Committee Meeting on September 27,
CONCLUSION:
Authority to grant draft approval for plans of condominium has been delegated to the Manager
of Development Review by Council. However, changes to Ontario Regulations (Ontario
Regulation 544/06) of the Planning Act requires a public meeting to be held for common
elements and vacant land plans of condominium. As such, a statutory public meeting is required
for this proposed common element plan of September 27, 2010.
Staff have no concerns with this application and recommend that draft plan of condominium
30CDM-10207, affecting 305 Briarmeadow Drive, be approved subject to the conditions outlined
in the Recommendation section of this report.
Reviewed by:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager
Develo ment and Technical Services
Attachments:
• Appendix A -Draft Plan of Condominium
• Appendix B -Newspaper Advertisement
• Appendix C -Approved Site Plan, SP08/101/B/SR
• Appendix D -Department/Agency Post-Circulation Comments
5-8
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Advertised in The Record -September 3, 2010
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED PLAN OF CONDOMINIUM
UNDER SECTION 51 OF THE PLANNING ACT
305 Briarmeadow Drive
The subject lands are currently zoned Residential Six {R-6) with Special Use Provision 1790 which permits townhouse
dwellings for which the owner has received site plan approval for the development of 14 cluster townhouses. A public
meeting is being held to give consideration to a common element condominium for the private road with parking spaces,
walkway, and a central amenity area.
The public meeting will be held by the City's Development and Technical Services Committee, a Committee of Council
which deals with planning matters on:
MONDAY, SEPTEMBER 27, 2010 at 7:00 P.M.
COUNCIL CHAMBERS, 2"d FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the Public Meeting and make written and/or verbal representation either in support of or in
opposition to the proposed .plan of condominium. If a person or public body that files a notice of appeal of a
decision, does not make oral submissions at this public meeting or make a written submission prior to approval
of the Draft Plan of Condominium, the Ontario Municipal Board may dismiss all or part of a subsequent appeal.
ADDITIONAL INFORMATION is available by contacting the appropriate staff person noted below, viewing the report
contained in the meeting agenda (available on the Friday afternoon prior to the meeting, in the calendar section of the website
http://www.kitchener.ca/calendar/calendarEvent.aspx), or in person at the Development and Technical Services Department -
Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. {Monday to Friday).
Garen Stevenson, Planning Technician - 519-741-3400 ext. 3158 {TTY: 1-866-969-9994), garett.stevenson@kitchener.ca
5-10
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