HomeMy WebLinkAboutDTS-09-090 - Draft Plan of Subdivision 30T-07205-ZC07/25/H/KA-OP07/14/H/KA-Fischer Hallman Rd - Becker EstatesJ
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Development &
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Report To: Development and Technical Services Committee
Date of Meeting: August 11, 2009
Submitted By: Alain Pinard, Interim Director of Planning, 519-741-2319
Prepared By: Katie Anderl, Senior Planner, 519-741-2987
Ward(s) Involved: South Ward (Ward 4)
Date of Report: August 5, 2009
Report No.: DTS-09-090
Subject: DRAFT PLAN OF SUBDIVISION APPLICATION 30T-07205
ZONE CHANGEAPPLICATION ZC 07126/H/KA
OFFICIAL PLAN AMENDMENT OP07/14/HIKA
FISCHER HALLMAN ROAD, HURON ROAD
BECKER ESTATES INC.
RECOMMENDATION:
For Information
BACKGROUND:
Becker Estates Inc. made application to the City in November 2007 for a new residential
subdivision to be located on lands southeast of Fisher Hallman Road and Huron Road,
and bisected diagonally by Plains Road. The applications include a proposed Draft Plan
of Subdivision, a Zone Change and an Official Plan Amendment. The subject
applications were appealed to the Ontario Municipal Board (OMB) for failure to make a
decision and a prehearing conference has been scheduled in this regard for August 24,
2009. Since the appeal was made, City staff and outside agencies including the Region
of Waterloo and the Grand River Conservation Authority have continued to work with the
applicant in order to resolve outstanding issues and to finalize the draft plan and
conditions of approval in advance of the forthcoming OMB hearing. The purpose of this
report is to provide City Council with an update on the progress that has been made on
the proposed Becker Estates Subdivision and the issues that are still outstanding.
REPORT:
Becker Estates Subdivision is proposed to be a mixed-use subdivision that will ultimately
contain a range of residential, institutional and commercial uses together with parks and
open spaces. The proposed applications should facilitate the development of the lands
with a final density of approximately 60 residents and jobs per hectare and a range of
low, medium and higher density residential uses. Three blocks adjacent to Fischer
Hallman Road were originally proposed for mixed use and high-rise residential
purposes. However, staff and the applicant have agreed to show these as future
development blocks which will not be redesignated or rezoned at this time, but could
allow for mixed use development pending the outcome of the Fischer Hallman Corridor
Design Study and a future Fischer Hallman Corridor Community Plan or Secondary
Plan.
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It is the opinion of Planning staff that the proposed subdivision is well designed and
achieves most of the objectives of the City's Design Brief for Suburban Development
including: walkability, variety, place-making, connectivity, safety, liveability, and is transit
supportive. Most of the issues raised by commenting departments and agencies have
been resolved or can be resolved through conditions of approval. However, at the time
this report was prepared there are still several outstanding issues. Staff will continue to
work towards issue resolution before the hearing begins, and staff plan to bring final
conditions of approval to Committee and Council for endorsement before OMB
consideration.
The primary issues that are outstanding revolve around the appropriate parkland
dedication and the closure and commemoration of Plains Road (which includes the
determination of cost-sharing to pay for commemoration features, and negotiations for
the sale and closure of Plains Road). Secondary issues to be resolved include the
finalization of right-of-way widths for primary collector roads, the finalization and
approval of Heritage documentation for the farmhouse located at 1940 Fischer Hallman
Road, and finalization of the erosion calculations for the stormwater management block.
It is staff's position, that in order for the City to close Plains Road, which is a cultural
heritage resource, we must be satisfied that we have achieved an appropriate level of
conservation. Staff are of the opinion that the commemoration park and parkette
represents a minimum appropriate level of conservation, however the lands required to
achieve this level of commemoration are above what could be achieved strictly through
park land dedication. Therefore, staff continue to discuss and negotiate with the
applicant to achieve a solution that is acceptable to all parties.
Ultimately, to facilitate the subdivision, Plains Road needs to be closed and incorporated
into the proposed plan. The decision to close the road rests with City Council and
cannot be decided by the Ontario Municipal Board. Once a satisfactory agreement
regarding commemoration and cost sharing has been established, staff intend to bring
forward recommendations regarding the sale and closure of the road. This process may
either occur prior to the OMB hearing if a satisfactory solution has been reached or
following an OMB decision as a condition of draft approval.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this report.
CONCLUSION:
N/A
REVIEWED BY:
• Della Ross, Manager of Development Review
• Fiona McCrea, Assistant City Solicitor
ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager
Development and Technical Services Department
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