Agenda Item # Page #

D E03-0 33/B. HENRY

SCHEDULE "A"

.The building is a one storey dwelling. The house is approximately 1 I 31 built in 1874.

sq. ft. in area and was

The exterior of the building is brick with wood trim. There is a kitchen, living/dining area, washroom, bedroom on the main floor and a bedroom in the attic. There is a partial basement.

There is a covered deck at the rear.

With respect to the exterior, the rear deck requires a new handrail and guard.

The loft in the attic needs to be removed; the stairs to the basement are too steep and need to be replaced; due to the limited headroom, the basement can only be used as a service area. A guard rail is required at the top of the stairs to the basement.

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Agenda Item k Page # 1

39T-99521 J. LEUNISSEN

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’That, on the recommendation of the Acting General Manager of Planning and Development, the following actions be taken with respect to Draft Plan of Subdivision submitted by Zebro Holdings Inc, referred to as Northridge North Subdivision, our file 39T-99521, and legally described as Part of the South Half of Lot I O , Concession 5, (geographic Township of London):

(a) Condition No. 38 of Draft Plan 39T-99521 BE AMENDED, as attached, to permit an additional 45 single detached dwelling lots (for a total of 165) to be built before a second access to a secondary collector road, linked to connect to an arterial road, is constructed; and

(b) A new condition of draft plan approval BE ADDED, as attached, which requires the applicant to enter into a maintenance agreement with the City, provide appropriate security, erect boundary markers, sign the temporary road and set out an inspection procedure to ensure the existing temporary road is capable of accommodating emergency vehicles on a continual basis until a linkage to a second secondary collector is available.

At its December 8’h, 2003 meeting, Don Riley on behalf of Zebro Holdings Inc appeared as a delegation requesting an additional 45 lots be permitted to be built before a new secondary collector road is constructed to connect to an arterial road. In response, the Planning Committee REQUESTED the Acting General Manager of Planning and Development to arrange a public participation meeting to consider this request.

Draft Plan 39T-99521 was originally accepted on September 15, 4999. In their reply to the Departmental Liaison, the Environmental Services Department requested the following:

time as a second vehicular access connection is available to Fanshawe Park Road; and,

units to be services, all to the satisfaction of the City Engineer. .

- the subdivider limit the development to a maximum of 80 dwelling units until such

the subdivider be required to provide “looping” of the proposed water main infrastructure for this subdivision when construction provides more that 80 dwelling

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ESD’s recommended conditions were combined into one condition and submitted to the Planning Committee on March 27, 2000, as the following:

That final approval (in one or more phases) shall be limited to 80 dwelling units until such time as temporary emergency access to Fanshawe Park Road E. is constructed to the satisfaction of the City Engineer and designated by law as a fire route and until a suitable looping of the proposed water main infrastructure is com pleted .

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,O metres 250 I 750 I 1000 I I LOCATION MAP

Subject Site: Eastern limit'of Grenfell Drive Planner: JL ,

Applicant: Zebro Holdings Inc.

File Number: 39T-99521 ,

Created By:(jl

Date: 1/5/2004 '

Scale: I: 6000

: N

CORPORATION ,OF THE CITY OF LONDON Prepared By: Planning & Development Department

Buildings

Draft Approved Plans I

I

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11871 I I

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C

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39T-99521 J. LEUNISSEN

During the public consultation process and at the public meeting, several members of the public expressed concerns about increased traffic on Grenfell Drive and the lack of a second access to an arterial road. Don Riley, on behalf of the applicant, indicated they intended provide access for emergency and construction vehicles to the lands north of Stoney Creek via an existing farm crossing on the subject lands. In response to the concerns expressed by the p,ublic and the information provided by the applicant, the Planning Committee capped the number of units by requesting the Approval Authority add the following condition:

That the subdivider agrees that between draft plans 39T-99520 and 39T-99521, final approval (in one or more phases) shall be limited to 120 dwelling units until such time as Street “ A on Plan 39T-99520 (identified as a secondary collector road) is constructed and extended to Fanshawe Park Road E.

The applicant is requesting permission to build an additional 45 lots beyond the 120 cap prior to construction of a second permanent access to an arterial road because conditions have changed since the 120 unit cap was imposed. Development of the lands to the east, where the proposed secondary collector is to be located, is no longer expected in the short term. Significant capital investment is needed to develop the lands to the east, such as the extension of a major trunk sanitary sewer, the construction of a major stormwater management facility and a structure over Stoney Creek. The applicant has indicated the property owner is not in a position to finance these major projects.

The applicant has constructed and is maintaining a second temporary access to Fanshawe Park Road E. for emergency vehicles and construction equipment. Further, the applicant has agreed to construct a temporary water connection to Fanshawe Park Road E. in order to loop the existing system. Given the above, the applicant has requested the condition be amended to allow an additional 45 lots beyond the 120 cap to be developed.

Notice of the request to permit an additional 45 single detached dwelling units to be constructed before a new secondary collector road is constructed to connect to an arterial was circulated to area property owners on January 6, 2004. To ‘date one email has been received in response to this circulation. The respondents lives on Portal Crescent and they are “strongly opposed” to the request for an additional 45 units. They have noticed that Trossacks Avenue is congested a peak rush hours and Grenfell Drive experiences traffic backups at Adelaide Street. It is their position that no further development take place east of Grenfell Drive until a new connecting road to Fanshawe Park Road East is completed as it is needed now.

. Parks Planning and Design has indicated they would like to use the existing bridge for a future public pathway. When the emergency access road is no longer necessary and removed by the developer, the bridge should be made safe for pedestrian use. Modifications to the bridge for pedestrian use may include cleaning, repaving the surface and installing of handrails.

The condition limiting to 120 dwellings which could be built was added for several reasons. Staff did not want the entire subdivision and the subdivision abutting to the east to be built with only one permanent connection and one temporary access. Area residents expressed concerns both during the consultation process and at the public meeting about potential traffic volumes on Grenfell Drive and Trossacks Ave.

In 2002, Grenfell Drive carried an Average Annual Daily Traffic (AADT) volume of 2500 vehicles while Trossacks Avenue carried an AADT volume of 3000. Both roads function well below their traffic carrying design capacity for secondary collector roads of 5000 vehicles per day. Allowing an additional 45 single detached dwellings to be constructed within this draft plan will not increase traffic volumes on area roads to a point where they are beyond their design capacity.

Maintaining a cap, however, is still recommended for the following two reasons: it provides an impetus for construction of a new secondary collector road connection to serve both the existing and

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39T-99521 J. LEUNISSEN

future residents of the area and it responds to area residents concerns about increased traffic volumes on area streets.

Currently, the Subdivision Agreement for Plan 33M-462 requires the temporary emergency access to be constructed using a hard surface material and that it be designated by by-law as a fire route. Given the emergency access road has the potential to remain for an extended p.eriod of time, greater detail regarding surface material, signage, boundary markers and on going maintenance is required. Either through the Subdivision Agreement for Phase 3 or through another formal agreement with the applicant, specifics should be established and an inspection procedure set up to ensure the emergency access road fulfills its intended purpose until a further permanent secondary collector road access is constructed.

The applicant does have the opportunity to make arrangements for a second access to the north of his development through the lands recently given final approval for residential development.

The applicant's request to permit development of an additional 45 lots (for a total of 165 lots) is recommended as area roads are able to accommodate the expected additional traffic volumes but provided the applicant enters into an agreement specifying surface material, signage, boundary markers and maintenance of the existing temporary access road to the satisfaction of the City of London.

January 13,2004 JU "Attach . I'

t

Y:\S hared\S U B&SPEC\SU BDIW 999\T99521 \phase 1 I Nplanning committee report

Agenda Item #

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39T-99521 J. LEUNISSEN

APPENDIX 39T-99521-1 (Revised Conditions to be included for draft plan approval)

THE CORPORATION OF THE CITY OF LONDON’S CONDITIONS AND AMENDMENTS TO

995214 ARE AS FOLLOWS: FINAL APPROVAL FOR THE REGISTRATION OF THIS SUBDIVISION, FILE NUMBER 39T-

Delete Condition No. 38 and replace with the following:

38. That the subdivider agrees that between draft plans 39T-99520 and 39T-99521, final approval (in one or more phases) shall be limited to 45 dwelling lots (I 65 minus 50 in phase 1 (33M-418) and minus 70 in phase 2 (33M-462)) until such time as a connection to a second secondary collector road, linked to an arterial road, is constructed.

Add the following new condition:

45. That the subdivider agrees to enter into a maintenance agreement with the City to provide appropriate security, erect boundary markers, sign.the temporary road and set out a inspection procedure to ensure the existing temporary access road is capable of accommodating emergency vehicles on a continual basis until a new secondary collector access is constructed and made available to the subdivision, all to the satisfaction of the City