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HomeMy WebLinkAboutPSD-037-17Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2017 Report Number: PSD-037-17 File Number: ZBA 2016-0031 Resolution Number: PD-113-17 By-law Number: Report Subject: An Application by Modo Bowmanville Urban Towns Limited (The Kaitlin Group) to amend the Zoning By-law to permit 167 residential units in a development block, Bowmanville Urban Centre Recommendations: 1.That Report PSD-037-17 be received; 2.That the application to amend the Zoning By-law submitted by Modo Bowmanville Urban Towns Limited to permit 167 residential units in a development block continue to be processed including the preparation of a subsequent report; and 3.That all interested parties listed in Report PSD-037-17 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PSD-037-17 Report Overview This is a public meeting report to provide an overview of the applications by Modo Bowmanville Urban Towns Limited (Kaitlin Corporation). The rezoning application proposes to place these lands in appropriate zones to permit mixed style townhouse development. 1. Application Details 1.1. Owner/Applicant: Modo Bowmanville Urban Towns Limited (The Kaitlin Group) 1.2. Proposal: To amend the Zoning By-law to permit 167 units in a development block including 56 stacked townhouses, 49 rear lane townhouses and 62 back to back townhouses. 1.3. Area: 3.24 hectares. 1.4. Location: South side of Brookhill Boulevard between Green Road and Boswell Drive. 1.5. Roll Number: 181701002018432, 181701003002710 and 181701003002800 (owned by Lana Rose Daniell). 1.6. Within Built Boundary: No, with the exception of the property known as 2078 Green Road (owned by Lana Rose Daniell). 2. Background 2.1. On December 16, 2016, Modo Bowmanville Urban Towns Limited submitted an application to amend the Zoning By-law to permit 167 units in a development block including 56 stacked townhouses, 49 rear lane townhouses and 62 back to back townhouses. The proposal has a gross density of approximately 56 units per ha. Required supporting documents as identified in the preconsultation meeting were submitted subsequently and the application was deemed complete on March 29, 2017. 2.2 The site is located in the northwest corner of the Bowmanville West Town Centre. The lands are to the north of the existing commercial uses where Walmart and Canadian Tire are the major anchor stores (Figure 1). Municipality of Clarington Report PSD-037-17 Page 3 2.3 A number of studies were submitted and circulated for comments. A summary of these reports is included in Section 7 of this report. • Phase I Environmental Site Assessment • Functional Servicing and Stormwater Management Reports • Traffic Impact Study • Noise Study • Energy Conservation and Sustainability Plan • Urban Design Brief Figure 1 – Subject lands showing initial site plan layout Municipality of Clarington Report PSD-037-17 Page 4 2.4 The distribution of the various unit types mentioned above are illustrated on Figure 2 below. Figure 2 – Unit type distribution 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat and predominantly vacant (Figure 3). No significant environmental features are present on the site, however it is identified as an Ecologically Significant Groundwater Recharge Area and an area of High Aquifer Vulnerability. Figure 3 – Vacant development site, looking east along Brookhill Boulevard Municipality of Clarington Report PSD-037-17 Page 5 3.2 The surrounding uses are as follows: North - Brookhill Boulevard / rear lane townhouses and semi-detached dwellings South - Commercial area including Canadian Tire and Walmart stores East - Green Road / Clarington Secondary School West - Boswell Drive / Rekkers Garden Centre 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement identifies settlement areas as the focus of growth. New growth patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. Opportunities for redevelopment and intensification must be promoted. Municipalities must provide a variety of housing types and densities including a range of housing options that are affordable to the area residents. Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. The subject applications are consistent with the Provincial Policy Statement. 4.2 Provincial Growth Plan The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area. Municipalities are encouraged to create complete communities that offer a mix of land uses, employment and housing options, high quality open space and access to stores and services. In particular: • Growth is to be accommodated in transit-supportive communities to reduce dependence on the automobile through the development of mixed use, pedestrian- friendly environments. • Growth shall also be directed to areas that offer municipal water and wastewater systems. • Municipalities must accommodate residential development within the built up area. The proposal allows for the efficient use of land, infrastructure and public services and is consistent with the Provincial Policy Statement and the Growth Plan. The proposed development is part of an Urban Centre where various high and medium density housing types are to be accommodated as development progresses. Municipal water and sanitary sewers are available at the site, transit routes follow the perimeter of the property and municipal parks and Clarington Central High School are close by. Municipality of Clarington Report PSD-037-17 Page 6 4.3 Provincial Growth Plan 2017 A new Provincial Growth Plan was released May 18, 2017. All Council decisions made after July 1, 2017 must conform to the new plan. The new Growth Plan continues to reinforce and provide stronger policies to guide growth in consideration of: •Making use of existing infrastructure; •Addressing traffic congestion in the GTA; •Avoiding the environmental impacts of continued urban sprawl, and impact to natural resources; •Avoiding low density and automobile dependent development; •Accommodating an aging population and providing more varied housing unit types and affordability; •Supporting the Province’s commitment to its Climate Change Action Plan. With the next comprehensive review, the new target for existing Greenfield Areas will be 60 residents and jobs combined per net hectare in the Greenfield Area. New development in Greenfield Areas shall support the achievement of complete communities; support active transportation and encourage the integration and sustained availability of transit services.5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the lands as a Regional Centre, which is to be developed as the main concentration of commercial, residential and cultural functions within the urban area in a well-designed and intensive land use form. A Regional Centre shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Development in Regional Centres shall be based on the following principles: •Compact urban form which is transit-supportive; •Provides a mix of uses and opportunities for intensification; •Follows good urban design principles with focus on public spaces and pedestrian connections, with parking to the rear or within buildings; and •Enhances grid connections for pedestrians and cyclists. 5.2 Clarington Official Plan 1996 and Amendment 107 The Clarington Official Plan designates the lands as part of the Town Centre. On November 1, 2016, Council adopted Official Plan Amendment 107 to bring the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. Amendment 107 changes the name of the designation from Town Centre to Urban Centre. Both designations identify the Centre as a place to provide for a mix of uses with a focus on higher density to support the successful development of complete communities. Town/Urban Centres are to be developed with a pedestrian focus as Municipality of Clarington Report PSD-037-17 Page 7 people-oriented places with a high quality pedestrian environment including civic squares, parks, walkways and building forms and styles that reflect the character of the community. Development within the Town/Urban Centre designation must comply with the urban design policies of the Official Plan. 5.3 Secondary Plan The Bowmanville West Town Centre Secondary Plan designates the lands as Low Rise High Density Residential. The policies of the Secondary Plan state that residential uses on such lands will be developed at higher densities than the adjacent residential neighbourhoods in order to expand the range of housing types available within the municipality and to take maximum advantage of existing and future public transit opportunities. The Plan requires a minimum of 50 and a maximum of 80 units per net hectare within this designation and permits a range of dwelling types including townhouses, stacked townhouses and low rise apartment buildings not exceeding six storeys in height. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to implement the proposed site plan and to place the lands in appropriate residential zones. 7. Summary of Background Studies 7.1 Urban Design Brief The Urban Design Brief submitted with the application provides design direction for the subject lands and the adjacent future development lands fronting on Green Road. A revised Urban Design Brief is required to be submitted to capture the site design of the most recently submitted Site Plan application and the corresponding unit types and count. The background information in the brief is generally acceptable at this stage however additional content is required to demonstrate full compliance with the Urban Design Policies of Amendment 107 in addition to the Urban Design Policies of the 1996 Clarington Official Plan and the Bowmanville West Town Centre Secondary Plan. Urban Design details will continue to be reviewed through the site plan approval process and prior to a recommendation report being brought forward for the rezoning application. 7.2 Functional Servicing and Stormwater Management Reports The development will connect to existing services available on Brookhill Boulevard. Existing services were previously sized to accommodate the subject development, including the nearby stormwater management pond. The proposed road and lot grading scheme follows the Municipality’s Engineering Design Standards and respects the perimeter grades of the surrounding properties. Municipality of Clarington Report PSD-037-17 Page 8 7.3 Traffic Impact Study The Traffic Impact Study assessed current and future traffic conditions, and the anticipated impact on the surrounding road network as a result of the proposed residential development. The study concluded that there are no capacity or design issues to be addressed as a result of the proposed development. 7.4 Noise Study The Noise Study assesses both noise from road traffic and stationary sources in accordance with Ministry of Environment and Climate Change (MOECC) guidelines. To mitigate noise impacts from these sources, the study recommends that all units should be designed with central air conditioning systems and that appropriate warning clauses be included in the site plan agreement and offers of purchase and sale/future rental/lease agreements. 7.5 Energy Conservation and Sustainability Plan The Energy Conservation and Sustainability Plan submitted with the application provides a high level summary of sustainable development features of the development such as a compact built form and design for electric vehicle use. The plan is generally acceptable at this stage, and satisfies the policies of the Clarington Official Plan and Bowmanville West Town Centre Secondary Plan. Sustainable development measures will continue to be reviewed through the site plan approval process. 7.6 Phase One Environmental Site Assessment The Phase One Environmental Site Assessment (ESA) recommends completion of a Phase Two ESA. Potentially contaminating activities (PAC’s) were identified to have been conducted on the site with additional PAC’s identified in the broader study area. 8. Public Notice and Submissions 8.1 A combined notice of the Public Information Centre and Public Meeting was mailed on May 5, 2017 to landowners within 120 metres of the subject site and details of the application were also included on the Municipality’s website and social media. A Public Notice sign was also installed on the property’s frontages along Brookhill Boulevard, Boswell Drive and Green Road. 8.2 The Public Information Centre was held May 18, 2017 at The Church of Jesus Christ of Latter-Day Saints on Pethick Street in Bowmanville. Three neighbouring residents attended. Displays included several static panels depicting various components of the proposed development and other supporting materials. Municipality of Clarington Report PSD-037-17 Page 9 8.3 At the time of writing this report, concerns raised relate to: • Traffic; • Built form, height and design of units; • Impacts to properties north of Brookhill Boulevard; • Dust control during construction; and • Not wanting low income housing in the neighbourhood. 9. Agency Comments 9.1 Most agency comments, including Durham Region Planning and Works Departments and Central Lake Ontario Conservation Authority, have not been received as of the writing of this report. Once received, they will be included in a subsequent report. 9.2 Durham Region Transit Comments received include the need to maintain the existing bus stops on Boswell Drive and Brookhill Boulevard. Purchasers of units fronting onto these streets should be made aware of current transit operations and that levels of service and resulting infrastructure are subject to change in the future. It is recommended that a pedestrian connection into the centre of the commercial development to the south be incorporated in the site design to provide a more direct connection to transit services available on Highway 2. 9.3 Other Agencies Canada Post, Rogers and Enbridge have no objections to the application. 10. Departmental Comments 10.1 Engineering Services The Engineering Services Department has reviewed the proposal and agree with the approach and recommendations provided by the applicant’s consultants in regards to Traffic, Grading, Noise and Servicing. Staff have no objection to the rezoning, however the site plan application requires additional review including revised calculations with respect to Stormwater Management. Additional revisions and requirements will be needed regarding the Erosion Control, Site Servicing and Grading drawings. 10.2 Building Division No objection to the proposed rezoning. 10.3 Emergency and Fire Services No objection to the proposed rezoning. Municipality of Clarington Report PSD-037-17 Page 10 10.4 Operations Department No objection to the proposed rezoning. 10.5 Clarington Accessibility Advisory Committee It would be beneficial for a low rise apartment building to be incorporated into this site so that some accessible units are built. Having accessible housing options for people with disabilities is vital to the inclusion of people with disabilities in the community. Large developments such as this one, that do not offer accessible housing options, limit an individual’s ability to age in place and be a part of the community. Therefore, the Committee supports any recommendation that will see accessible housing being provided. 11. Discussion 11.1 The development proposal, combined with the Modo development further south on Green Road, introduces new housing types to Clarington, specifically the back-to-back townhouses and the dual frontage stacked townhouses. These new unit types will require careful review to address the challenges they would create. The unit types are illustrated below: Back to back townhouses are typically three storeys in height where each unit fronts onto a private road. These units share a common rear wall as shown in Figure 4. Outdoor amenity space is provided in the form of second or third floor balconies. Figure 4 – Conceptual back to back townhouse block Municipality of Clarington Report PSD-037-17 Page 11 Stacked townhouses are constructed with units divided horizontally and vertically. In the proposed design for this site the lower two units are stacked one of top of the other and may run the depth of the building while the upper two units, which are each two storeys in height, are back to back sharing a common rear wall (Figure 5). The lower unit is partially below grade. Figure 5 – Conceptual cross section of stacked townhouses 11.2 The development is proposed to integrate with existing and planned uses as provided for in the Bowmanville West Town Centre Secondary Plan. However, staff are of the opinion that the development proposes a large number of townhouse units albeit in three varying styles. Incorporating a small low-rise apartment building along the Boswell Drive and Green Road frontages would provide greater variety in unit types and allow for better accessibility. Townhouses are generally not accessible due to staircases both on the interior and exterior of units. Alternative housing forms should be added to the mix for the subject site as it must function as a transition between the commercial development to the south and existing medium density development on the north side of Brookhill Boulevard. As mentioned above, the Urban Design Brief must address the policies of Amendment 107 and reflect the most current site design proposed. 11.3 There would be a number of condominium corporations established for the development. This requires long term cooperation between the corporations for joint access and maintenance. 11.4 The purpose of the public meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant and addressed in a subsequent staff report. Municipality of Clarington Report PSD-037-17 Page 12 12. Conclusion The purpose of this report is to provide background information on the proposed Zoning By-law amendment submitted by Modo Bowmanville Urban Towns Limited 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 and receipt of all outstanding agency comments. 13. Strategic Plan Application Not applicable. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO, Director of Planning Services Interim CAO Staff Contact: Mitch Morawetz, Planner, 905-623-3379 ext. 2411 or mmorawetz@clarington.net The following is a list of the interested parties to be notified of Council’s decision: Catherine Verhoog Robert Walker Sue Carswell SmartREIT Attn: Nik Papapetrou Anna Boimistruck MM/CP/tg/df I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2016\ZBA2016-0031 Brookhill Boulevard\Staff Report\PSD-037- 17.docx