Official List of Concerns of the people living in the direct area of 15 Carere Crescent City Staff Responses – May 22, 2009
On May 5, 2009 the following list of concerns were forwarded to Councillors Ian Findlay and Vicki Beard. Staff have reviewed the concerns and have provided responses in blue based on the information available at this time. Staff also advise that in response to the residents concerns, the applicant is considering making changes to the site layout and therefore, the responses below may be updated based on the receipt of new information or plans.
1. All current residents were misinformed about the useage of the zoning R.3A – when asked it was stated that this property was zoned for 47 Clustered Townhouses. The submitted drawing (the first time most residents ever saw a site plan) states: Stacked Townhouses. The plan was submitted on March 2009 after almost ALL properties in the area were sold and inhabited. The plan leaves current residents wondering when and why the change was made from Clustered Townhouses to Stacked Townhouses.
– This subdivision was draft approved in July of 2005. The implementing Zoning By-law for the subdivision was also approved by City Council in July of 2005. The block which is now known as 15 Carere Crescent has been zoned R.3A since that time. The R.3A zone permits both Cluster Townhouses and Stacked Townhouses. At the time of draft approval, detailed plans had not been developed for this townhouse block. Conceptually 47 cluster townhouses were shown to demonstrate that the proposed size and shape of the block could support a townhouse development. Since the approval of the subdivision, the Provincial Government has provided clear direction through the Growth Plan for the Greater Golden Horseshoe that we must reduce urban sprawl and increase residential and employment densities within our existing boundaries. In July of 2007 the applicant submitted an application for site plan approval which proposed 61 Cluster Townhouse Dwelling units. In accordance with the Growth Plan, staff requested that the applicant pursue development of this site for Stacked Townhouses as they are also permitted by the R.3A zoning to assist in meeting provincial density targets. The applicant revised the proposal to Stacked Townhouses and has been working through the site plan process to finalize all details and resolve all issues.
2. This development of Stacked Townhouses does not fit in an area where the values of homes are 350,000 to over 500,000 where people have paid a premium for the lots that zone onto green space. Current residents purchased these homes to enjoy the views and watch wildlife. Will the City of Guelph warrant any compensation?
– No, the City of Guelph will not be providing compensation. Townhouses were approved at the same time as the surrounding detached dwellings were approved. This development will not reduce the amount of land that is considered to be green space – lands immediately to the east of this subdivision will continue to be zoned P.1 (Conservation Land). In addition, a mix of housing forms (i.e. detached, semi-detached, townhouses and apartments) are encouraged in each individual subdivision in order to provide a healthy mix of residential uses throughout the City.
3. Traffic
a. Carere Crescent is not built for entrance and exit roads for 122 dwellings. All current and future residents are questioning the safety on Carere Crescent with traffic going in and coming from the complex
o Through the review of the subdivision application, Engineering Services reviewed a Traffic Study and the anticipated traffic to ensure that the existing and proposed road networks would be sufficient to accommodate the maximum permitted densities and associated traffic.
b. How are 122 residents going to fit all their vehicles into the parking spaces in the complex?
o The Zoning By-law requires that 1 parking space per unit be provided for detached, semi-detached and townhouse dwellings. In addition, townhouses are required to provide 0.2 parking spaces per unit for visitor parking. The applicant is providing parking in accordance with the Zoning By-law requirement.c. During building of 15 Carere Crescent will ALL (heavy) traffic go on Carere Crescent? This is of great concern as residents that have lived through one winter can witness of muddy roads with mud up to 3 inches (7.5 cm) on a public road
o Through the review of the subdivision, Engineering Services reviewed a construction traffic access and control plan. The plan identified that no construction traffic is permitted on Muskoka Drive, Birchbank Boulevard or Ferndale Avenue. Therefore it has always been contemplated that the construction traffic associated with this townhouse block would use Carere Crescent for access and accordingly warnings were put in the Agreements of Purchase and Sale for the dwellings within this subdivision advising that residents may be inconvenienced by construction activities such as noise, dust, dirt, debris and construction traffic. Notwithstanding the above, the applicant is exploring opportunities to provide a direct access to Woodlawn Road East for this development. If after being reviewed by staff, a safe access can be approved to Woodlawn Road East, there would be an opportunity for construction traffic to use that access instead of Carere Crescent.
d. Will there be a no parking zone in front of the complex?
o This issue is under review by Traffic Services and additional information will be provided when it is available.
e. Will traffic on Carere Crescent/Price Street have speed limits and how will these be enforced?
o The speed limit throughout the City of Guelph is 50 km/hr unless otherwise posted and is enforced by Guelph Police Service.
f. Entrance concern for both Carere Crescent and Woodlawn; traffic will be affected by all the extra traffic to the Guelph Sports Fields and Brant Park. Stop signs are not affective without enforcement. Traffic will be increased on Atto drive as well.
o The maximum amount of anticipated traffic was reviewed by Engineering Services through the review of the subdivision application and at that time it was determined that the existing and proposed road networks were sufficient to accommodate the proposed traffic.
4. Living Space
– The required minor variances for this development proposal are being confirmed, however, based on the review of the site plan application in conjunction with the Places to Grow density targets that the City is aiming to meet, the minor variances are supportable and meet the four tests of a minor variance set out in the Planning Act.
5. Are the homes at 15 Carere Crescent to be purchased? We THE PEOPLE are opposed to rental or subletting these units.
– At this time it is our understanding that developer is proposing that these be condominium townhouses, which means that the units will be purchased. However, the City does not control the tenure of dwelling units, rather only the form of the dwellings. The units could be rented by the future individual condominium owners similarly to how each detached dwelling in the subdivision could be rented by the individual owners.
6. Builder to install the fence first before building starts. We THE PEOPLE are opposed to any debris from the building site. Builder must be held responsible for safety and adhere to Property Standards By-law (2000)-16454, as amended.
– Typically fences are installed after most of the building construction is complete at the same time as landscaping is installed. During the construction process temporary construction fences can be installed. The City would also expect the builder to comply with the Property Standards By-law. The Property Standards By-law is enforced on a complaint basis. If residents have concerns regarding this or any other property they should contact Building Services at 519.837.5615 to report their concerns.
7. Has a study been done on the added pressure this increase in residents would put on the adjacent conservation area
– Through the review of the subdivision an Environmental Impact Study and an Environmental Implementation Report were completed by the applicant and reviewed by City staff and the Grand River Conservation Authority. These studies were completed to determine what impact the subdivision, including the townhouse block, would have on the adjacent conservation lands and how these impacts could be mitigated. The developer is required to implement all recommendations within the Environmental Implementation Report to the satisfaction of the City and Grand River Conservation Authority.
8. Does the tree line remain on Woodlawn?
– The tree line on the northerly side of Woodlawn Road East is on City-owned property. It is intended that this section of Woodlawn Road East be reconstructed and upgraded as development occurs. To facilitate the planned reconstruction, the tree line will be removed. A portion of the boulevard reconstruction and upgrades will be completed in conjunction with the townhouse development which will necessitate the removal of the tree line when this development proposal moves forward.
9. Property Maintenance
– The property will be maintained, including snow removal, by the Condominium Corporation or the landowner, depending on the tenure of the project.
10. Parking spaces
– As indicated, parking is being provided in accordance with the requirements of the Zoning By-law. Typically, the developer will advise owners in the Agreement of Purchase and Sale or the Lease Agreement that only one parking space is available per unit and that multiple cars per unit cannot be accommodated. This discourages those individuals or families with multiple cars from purchasing or renting a unit in this project.
– With respect to barrier free parking, Section 4.13.5.1 of the Zoning By-law requires that for any development requiring a total number of parking spaces between 51 and 200, 2 spaces must be Special Vehicle Parking Spaces. The applicant is complying with this provision of the Zoning By-law.
11. Will school busses be going in and out of the complex?
– Typically school busses do not go on to private residential properties to pick up and drop off students, rather pick-up and drop-off would occur on the municipal road similarly to how it is done for detached and semi-detached dwellings.
12. Will there be future city bus service to the complex and will these busses use Carere Crescent?
– Through the review of the subdivision it was identified that future transit routes may be located on Bowen Drive, Mullin Drive and Atto Drive. While transit routes are subject to change based on demand, it is unlikely that a transit route will be contemplated on Carere Crescent due to its width. Staff