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Report To: Planning and Development Committee
Date of Meeting: January 30, 2017
Report Number: PSD -008-17 Resolution Number: 3 '
File Number: ZBA2016-0027 By-law Number:
Report Subject: Application by Nathan Thomas to amend the Zoning By-law to
facilitate the creation of two additional single detached lots at 6 Mann
Street, Bowmanville
Recommendations:
1. That Report PSD -008-17 be received;
2. That the application for rezoning ZBA2016-0027 submitted by Nathan Thomas continue
to be processed, including the preparation of a subsequent report; and
3. That all interested parties listed in Report PSD -008-17 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -008-17
Report Overview
Page 2
Staff is seeking the public's input regarding a proposal by Nathan Thomas on behalf of William
and Betty Irving to amend the Zoning By-law to rezone from "Agricultural (A)" to allow the
creation of two additional single detached lots (plus one retained lot) fronting on Mann Street.
1. Application Details
1.1. Owner: William and Betty Irving
1.2. Applicant/Agent: Nathan Thomas
1.3. Proposal: Amend Zoning By-law 84-63 to rezone from "Agricultural (A)"
to an appropriate zone to allow the division of one lot into three
single detached lots (see Figure 1)
1.4. Area:
0.2011 hectares (0.497 acres)
1.5. Location: 6 Mann Street, on the east side of Mann Street, south of Apple
Blossom Boulevard and north of Concession Street East,
Bowmanville
1.6. Roll Number: 18-17-020-060-09200
1.7. Within Built Boundary: Yes
2. Background
2.1 The proposal is to rezone the property known as 6 Mann Street to allow the creation of
three lots with frontages of 13.15 metres (43.14 feet) each. The existing dwelling (see
Figure 2) and accessory buildings are to be demolished.
2.2 Reports submitted in support of the application are: Heritage Impact Assessment, Site
Screening Questionnaire; Stage 1 & 2 Archaeological Assessment; and Tree Inventory &
Preservation Plan Report.
Municipality of Clarington
Report PSD -008-17
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Figure 1: Air Photo, Site Plan and Draft Reference Plan for Future Land Divisions
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Figure 1: Air Photo, Site Plan and Draft Reference Plan for Future Land Divisions
Municipality of Clarington
Report PSD -008-17
Page 4
Via•.
Figure 2: Existing Dwelling
3. Land Characteristics and Surrounding Uses
3.1 The subject property is flat, with an existing dwelling (see Figure 2) and accessory
buildings.
The surrounding uses (see Figure 1) are as follows:
North - Link Dwellings
South - Single Detached Dwellings and beyond, Concession Street East
East - Single Detached Dwellings
West - Single Detached Dwellings
Municipality of Clarington
Report PSD -008-17
4. Provincial Policy
4.1 Provincial Policy Statement
Page 5
The Provincial Policy Statement encourages the efficient use of service with cost-
effective development patterns, a mix of residential dwellings and opportunities for
intensification and redevelopment in accordance with provincial targets. It is also
requires the conservation of "significant" built heritage resources and cultural heritage
landscapes.
4.2 Provincial Growth Plan
The proposed division of an existing property to allow three single detached lots fronting on
Mann Street is intensification within a settlement area. It represents efficient use of land
and existing services while maintaining neighbourhood character — small lot single detached
housing. The proposal conforms to the Growth Plan.
5. Official Plans
5.1 Durham Region Official Plan
The Durham Region Official Plan designates the subject block Living Area. The policies
of the Plan generally promote infill and intensification. The proposal conforms to the
Durham Regional Official Plan.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject block Urban Residential — Low
Density. The proposal conforms to the Clarington Official Plan.
The heritage objectives guiding the policies encourage the conservation, protection and
maintenance of cultural heritage resources including historic resources that are
significant.
The Clarington Official Plan states where a cultural heritage resource is recognized on
the cultural heritage resources list the Municipality shall discourage the demolition or the
inappropriate alteration of a cultural heritage resource.
5.3 Clarington Official Plan as amended by Amendment 107
The Clarington Official Plan, as amended by Official Plan Amendment 107 designates the
subject block Urban Residential. It is a site interior to a neighbourhood appropriate for
low density intensification.
The property is identified as a Secondary Heritage Resource and a Heritage Impact
Assessment of the property is required. The proposal conforms to the Clarington Official
Plan as amended by Amendment 107.
Municipality of Clarington
Report PSD -008-17
6. Zoning By-law
Page 6
The subject property is zoned "Agricultural (A)". This zone does not permit lots with 13
metre frontages. The agricultural zone does not reflect the urban environment. Often the
agricultural zone in urban environments is a remnant of the past and functions as a
Holding zone. Therefore, a rezoning is required.
7. Summary of Background Studies
7.1 Assessment
The Heritage Impact Assessment states the existing former farmhouse and accessory
building —the carriage shed, have little heritage or architectural value. It recommends
demolition to make way for modern houses more in keeping with the current
neighbourhood.
7.2 Stage 1 & 2 Archaeological Assessment
The Archaeologists Inc. prepared a Stage 1 and 2 Archaeological Assessment. Stage 1
is a background study and determined the subject property had potential for the recovery
of archaeological resources of cultural heritage value. The Stage 2 assessment
consisted of a systematic test pit survey. It did not result in the identification of
archaeological resources. It recommended no further archaeological assessment of the
property.
7.3 Tree Inventory & Preservation Plan Report
The Tree Inventory and Preservation Plan indicated a total of 25 trees and one grouping
of trees and hedge within six metres of the subject property. The removal of nine trees
will be required to accommodate the proposed development or due to their deteriorated
condition. The group of trees and hedge, together with 16 trees can be saved with
appropriate tree protection measures. The measures include tree protection barriers and
fencing, a tree protection zone and inspections at appropriate times by arborists or
foresters.
7.4 Site Screening Questionnaire
The Regional Site Screening Questionnaire was completed. The only concern "flagged"
was that the existing buildings might have potentially hazardous materials such as
asbestos or PCBs. Precautions will have to be taken during demolition.
8. Public Notice and Submissions
8.1 Public notice was mailed to each landowner within 120 metres of the subject property and
a public meeting sign was installed on the Mann Street frontage.
Municipality of Clarington
Report PSD -008-17 Page 7
8.2 Two Bowmanville residents have contacted staff with concerns regarding the demolition
of the farmhouse dwelling. One resident suggested the house was over 150 years old, in
usable condition, and if the farmhouse was preserved there would still be land for some
new housing. The other claimed that the house was the farmhouse for the farm that
preceded the neighbourhood and must be preserved, along with the accessory building,
that is, the carriage shed.
9. Agency Comments and Departmental Comments
9.1 The Clarington Engineering Services Department had no objection to the rezoning. They
identified a number of requirements to be satisfied prior to actual development on site,
including the following:
x These requirements will be addressed through the Land Division process and
include a 20 metre x 3 metre road widening triangle be dedicated to the Municipality
of Clarington.
x The existing Mann Street road allowance boulevard retaining wall must be removed.
x The applicant is responsible for 100% of the cost, financial and otherwise, of any
required changes to the boulevard area on Mann Street which are deemed
necessary by the Director of Engineering Services.
x Submission of a Servicing Plan depicting existing and proposed water, sanitary and
storm sewer services satisfactory to the Director of Engineering Services.
9.2 The Clarington Operations Department has no objection, however identified a concern
the retaining wall remaining on the Mann Street frontage. Lot grading design efforts
require that the existing retaining wall be eliminated or replaced with a new standard.
The usual warnings about mud tracking off the site onto municipal streets during
construction will apply.
9.3 The Regional Municipality of Durham Planning & Economic Development Department
noted that the creation of new lots for future residential development within an existing
urban area conforms to the policies of the Regional Official Plan. Similarly, infill
residential development, intensifying a built-up area, conforms to the Province's Growth
Plan. The conclusions of the Archaeological Assessment, its submission to the Province,
and a clearance letter from the appropriate ministry, satisfy the Region regarding
archaeological potential. Regional Works noted sanitary sewer and water supply are
available from Mann Street.
9.4 Veridian Connections had no objection to the proposed development.
9.5 Enbridge Gas did not object, the Building Division had no comments, and Emergency and
Fire Services had no fire safety concerns.
9.6 The Public School Board and the Separate School Board, have not provided any
comments. The application was circulated on December 9, 2016.
Municipality of Clarington
Report PSD -008-17 Page 8
10. Discussion
10.1 Should Council support the rezoning application, the Owner would submit applications for
consent to the Region of Durham to divide the property into three lots. The majority of
the lands north of Concession Street and west of Mann Street were developed by
Registered Plan of Subdivision 10M-829, registered in 1989. Following development of
the subdivision and construction of services on the portion of Mann Street existing at that
time, the lots north of 6 Mann Street slowly redeveloped over time. The three proposed
lots at 13 metre (43 feet) frontages are larger than most lots on Mann Street which are a
little more than nine metres (32 feet).
10.2 This infill development utilizing existing municipal services is generally consistent with
Provincial, Durham Regional and Clarington land use policies. The lots would be similar
to the pattern in the surrounding neighbourhood.
10.3 The farmhouse at 6 Mann Street is a Secondary resource on the Heritage Properties List.
A Heritage Impact Assessment determined the farmhouse, although having some historic
and architectural character, has not retained its heritage value and can be demolished.
The architect attended the Clarington Heritage Committee to explain the assessment and
answer questions. Two Bowmanville residents (one a nearby neighbour) have stated that
the farmhouse and perhaps the carriage shed are of heritage value and should be
retained.
11. Conclusion
The purpose of this report is to provide background information on the rezoning proposal
submitted by Nathan Thomas for the Public Meeting under the Planning Act. Staff will
continue processing the application including the preparation of a subsequent report
upon resolution of the identified issues.
12. Strategic Plan Application
Not applicable.
Municipality of Clarington
Report PSD -008-17
*c -
Submitted by: 24 Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO
Director of Planning Services Interim CAO
Page 9
Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell ,clarington.net
The following is a list of the interested parties to be notified of Council's decision:
Nathan Thomas
Melanie Seymour
Alicia Irving
BR/CP/df
IAADepartmentlDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2016\ZBA2016-0027 6 Mann Street\Staff Reports\PSD-008-17.docx