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HomeMy WebLinkAboutCSD-14-074 - Addendum - Zone Change Application - 250 Woolwich Street REPORT TO: Council DATE OF MEETING: June 30, 2014 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869 WARD(S) INVOLVED: Ward 1 DATE OF REPORT: June 25, 2014 REPORT NO.: CSD-14-074 SUBJECT: ADDENDUM REPORT DRAFT PLAN OF SUBDIVISION 30T-11205 ZONE CHANGE APPLICATION ZC11/14/W/GS 250 WOOLWICH STREET SESTAN BUILDING GROUP ___________________________________________________________________ RECOMMENDATION: That conditions 2.16 and 2.2.12 in CSD-14-004 be deleted and be replaced with: 2.16 “That prior to grading or registration (whichever shall come first), the SUBDIVIDER agrees to prepare a Tree Management and Compensation Planting Plan for Lot 10 to the satisfaction of the City’s Director of Planning. This plan will include an assessment and valuation of all existing vegetation using standard International Society of Arborist’s methods as well as a replanting scheme using a mix of trees with larger trees being a minimum sized caliper of 70mm specimens and designed to fully compensate for any required removals. The plans will also include detailed tree management schedules for the pre-construction, construction and post construction periods with the developer responsible to replace any trees that do not survive during this period. Any variation to this approved plan shall only be permitted if approved in writing by the City's Director of Planning. The SUBDIVIDER further agrees to provide written certification to the CITY’s Director of Planning that all tree protection measures have been implemented and inspected, in accordance with the CITY’s Tree Management Policy”. 2.2.12. “That prior to grading or registration (whichever shall come first), the SUBDIVIDER agrees to prepare a Tree Management and Compensation Planting Plan for Lot 10 to the satisfaction of the City’s Director of Planning. This plan will include an assessment and valuation of all existing vegetation using standard International Society of Arborist’s methods as well as a replanting scheme using a mix of trees with larger trees being a minimum sized caliper of 70mm specimens and designed to fully compensate for any required removals. The plans will also include detailed tree management schedules for the pre-construction, construction and post construction periods with the developer responsible to replace any trees that do not survive during this period. Any variation to this approved plan shall only be permitted if approved in writing by the City's Director of Planning. The SUBDIVIDER further agrees to provide written certification to the CITY’s Director of Planning that all tree protection measures have been implemented and inspected, in accordance with the CITY’s Tree Management Policy”. REPORT: rd At the June 23, 2014 Planning and Strategic Initiatives Committee meeting, there was considerable discussion surrounding trees that are located along the edge of Old Cottage Place and Lot 10 of the proposed draft plan of subdivision. This discussion led to a referral to allow staff time to assess and provide additional information related to tree preservation and replacement on the subject lands and to determine if the property is included in the Cultural Heritage Landscape Study. To respond to Committee’s request Planning staff has confirmed with engineering staff and are in agreement, that the extension of the sewer is in the City’s interest in order to ensure there is a future option to replace existing septic systems with a municipal sanitary sewer for the existing properties on Old Cottage Place. The Developer is already responsible for having to re-locate an existing water main through Block 15 (Stage 1) which will result in having to disturb that section of the laneway anyways. Also, any future extension of the sewer would have to be made at a higher cost to the City or through Local Improvement. Staff has examined locating the sewer to the west of the proposed location so that trees would not have to be cut. This locates the sewer further into the plan, which would involve reducing lot sizes. This is not a feasible solution as the trees would need to be removed anyways in the future when the laterals have to be installed to service the lots on Old Cottage Place. Tree roots would still be impacted by the construction of the sewer. Also, it is best to have the sewer located as close to the Old Cottage Place properties as possible as it reduces length of lateral servicing connections. Staff has investigated locating the sewer to the east on the individual property owner’s properties on Old Cottage Place. This is not feasible as there are trees located there as well so the same issue exists. As well this would involve having the property owner’s consent, establishing easements etc. The solution staff is proposing is that the sewer go forward in the location originally proposed and that two conditions in the existing report that reference the buffer and planting plan be revised to include additional information about what is expected in the tree management and compensation plan. This will include specifics on size of replacement trees, a plan for the developer to care for and maintain the trees, and a requirement for the developer to replace any trees that die during the maintenance period. The tree management plan is to the satisfaction of the Director of Planning. To address the other matters proposed by the Committee staff advises that this site is not among candidate sites under consideration by the Cultural Heritage Landscape Study. At the time of writing this report, staff had not had the opportunity to ask whether or not adjacent property owners would be willing to purchase the property to protect the tree line. CONCLUSION: Staff has been asked to investigate options to assist in tree preservation and replacement. Staff has confirmed the City’s interest in maintaining the need to provide sanitary servicing through Block 15 (Stage 1) as originally proposed. New wording of two conditions have been incorporated to provide specifics on size of replacement trees, a plan for the developer to care for and maintain the trees, and a requirement for the developer to replace any trees that die during the maintenance period. REVIEWED BY: Della Ross, MA, MCIP, RPP (Manager of Development Review) ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)