HomeMy WebLinkAboutCSD-11-061 - DPC 30CDM-10214 - 771 Huron RdS~a~F Re opt
I~TC~~nT~~ CommunrtyServicesDepar~men~
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: May 30, 2011
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Elizabeth Brown, Planner - 519.741.2643
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: May 3, 2011
REPORT NO.: CSD-11-061
SUBJECT: 30CDM-10214
771 HURON ROAD
DEERFIELD HOMES LTD.
www.kitchenerca
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Executive Summary:
The Planning Division has received an application for a common elements condominium which
is proposed to have 60 Parcels of Tied Land (POTL), and a visitor parking lot comprised of twenty-
two (22) parking spaces. The proposed draft plan of condominium (see attached Appendix A)
identifies the common elements and the surrounding Parcels of Tied Land (POTL) containing the
60 townhouse units. The individual freehold townhouse units will be created through a
supplementary subdivision agreement. The 60 POTLS will each contain a townhouse dwelling unit
with a private front and rear yard, including a driveway for parking for one vehicle. The parking
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block has received Site Plan Approval in Principle, subject to the registration of the Draft Approved
subdivision and the registration of this proposed Common Element Condominium. Site Plan
applications have yet to be made for the townhouse blocks.
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-10214 for 771 Huron Road in the City of
Kitchener, subject to the following conditions:
1. That this approval applies to Draft Plan of Condominium 30CDM-10214 for Deerfield
Homes Ltd, prepared by MHBC Planning and dated May 3, 2011, proposing a common
elements plan of condominium for 0.119 ha of land comprised of a parking lot with
twenty-two (22) parking spaces.
2. That final approval is subject to the Registration of Draft Plan of Subdivision 30T-10201,
and that the Owner irrevocably direct its solicitors and surveyors to register the Plan of
Condominium 30CDM-10214 immediately after the registration of Plan of Subdivision
30T-10201 and prior to any interest in lots 12 through 71 created by the plan of
subdivision being conveyed or the subject of a charge to third parties. Any conveyance
or charge/mortgage of any interest therein made after the registration (other than may
have existed prior to the registration of the Plan of Subdivision) of the Plan of
Subdivision 30T-10201 and prior to the registration of Plan of Condominium 30CDM-
10214 is null and void and of no effect. Anyone who purports to acquire any interest in
any one of more of the said lots after the registration of Plan of Subdivision 30T-10201
and prior to the registration of Plan of Condominium 30CDM-10214 is bound as
successor in title to the Owner to convey, free and clear of encumbrance, the same to
the City of Kitchener or to a person including the Owner as directed in writing by the City
of Kitchener.
3. 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.
4. That the Owner submit a draft Condominium Declaration, for approval by the City's
Manager of Development Review, containing the following provisions:
i) That the parking or storage of derelict vehicles or recreational vehicles on the
subject lands is prohibited.
ii) That the parking area 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 and landscape 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 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.
5. 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.
6. 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.
7. 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
Deputy CAO of Community Services; and
(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.
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 develop and maintain the site compliance with the approved site plan
(file: SP10/097/H/EB)
10. 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.
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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.
11. 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.
12. 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.
13. That the City of Kitchener had been provided with confirmation that the common element
and POTLs in the condominium plan correspond with the final registered version of Plan
of Subdivision 30T-10201.
14. 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.
15. 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.
16. 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.
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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 13, 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 14 to 16, inclusive, 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 7 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 7 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.
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 Planning
and Engineering Divisions of the City of Kitchener 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 December 9, 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
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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 771 Huron Road and are zoned Residential Six (R-6) and
designated Low Rise Residential in the City's Official Plan. The site is the subject of
Subdivision file 30T-10201, and was granted Draft Approval by Council on September 7, 2010
and modified on October 26, 2010 and December 17, 2010. Site Plan Approval in Principle for
the common element parking block (see Site Plan -Appendix C) was granted on January 27,
2011.
The proposed draft plan of condominium (see Appendix A) identifies a common element parking
area and the proposed Parcels of Tied Land (POTL) that contain the 60 freehold townhouse units.
The individual freehold townhouse lots will be created through Plan of Subdivision 30T-10201.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNICATION:
Agency and Department Circulation
This plan was circulated to all required agencies and city departments on December 17, 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
A newspaper advertisement (see Appendix B) will be published in The Record on May 6, 2011
advising of the date of the public meeting to be held at the Planning & Strategic Initiatives
Committee Meeting on May 30, 2011.
CONCLUSION:
Authority to grant draft approval for plans of condominium has been delegated to the Manager
of Development Review by Council. However, a public meeting is required 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. Staff has no concerns with this application
and recommends that draft plan of condominium 30CDM-10214, affecting 771 Huron Road, be
approved subject to the conditions outlined in the Recommendation section of this report.
Reviewed by:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Mike Selling, Acting Deputy CAO
Communit Services De artment
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Attachments:
• Appendix A -Draft Plan of Condominium
Appendix B -Newspaper Advertisement
Appendix C -Approved in Principle Site Plan, SP10/97/H/EB
Appendix D - Department/Agency Post-Circulation Comments
www.kitchenerca
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Appendix `B"
Advertised in The Record -May 6, 2011
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED DRAFT PLAN OF COMMON ELEMENT CONDOMINIUM
UNDER SECTION 51 OF THE PLANNING ACT
771 Huron Road
The City of Kitchener has received a Common Element Condominium application from Deerfield Homes Ltd. proposing a
condominium that will be comprised of a common parking lot area tied to sixty-six (66) townhouse dwellings along. These
parcels are all part of Draft Approved Plan of Subdivision 30T-10201.
The public meeting will be held by the City's Planning & Strategic Initiatives Committee, a Committee of Council, which
deals with planning matters on:
MONDAY, MAY 30, 2011 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, any of the above noted proposals. 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/refusal of
these proposals, 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 at www.kitchener.ca on the Friday afternoon prior to the meeting -click on the
meeting date in the Calendar of Events), or in person at the Development and Technical Services Department -Planning
Division, 6t" Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Elizabeth Brown, Planner - 519-741-2643 (TTY: 1-866-969-9994), elizabeth.brown a(~.kitchener.ca
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