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Report To: Planning and Development Committee
Date of Meeting: October 23, 2017
Report Number: PSD -078-17
Resolution Number:
File Numbers: ZBA2017-0028 & S -C-2017-0007 By-law Number:
Report Subject: An Application by Brookfield Residential (Ontario) Limited for Draft
Plan of Subdivision and Rezoning to permit the development of 23
single detached homes in Newcastle
Recommendations:
1. That Report PSD -078-17 be received;
2. That the proposed application for Rezoning ZBA 2017-0028 and proposed Draft Plan of
Subdivision S -C 2017-0007 continue to be processed including the preparation of a
subsequent report; and
3. That all interested parties listed in Report PSD -078-17 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -078-17
1 Report Overview
Page 2
The Municipality is seeking the public's comments on applications for a proposed draft plan of
subdivision and rezoning, submitted by Brookfield Residential (Ontario) Limited to permit 23
single detached dwellings.
1 Application Details
1.1 Owner: Brookfield Residential (Ontario) Limited
1.2 Agent: Bryce Jordan, GHD
1.3 Proposal: Proposed Draft Plan of Subdivision
To create a draft plan of subdivision consisting of 23 lots for
single detached dwellings.
Rezoning
To rezone the lands from the existing "Agricultural Exception
(A-1) Zone" to appropriate zones that permit the proposed
residential development.
1.4 Area: 4.14 hectares
1.5 Location: 879 Regional Road 17, Newcastle
Part Lot 28, Concession 2, former Township of Clarke
(see Figure 1)
1.6 Roll Number: 181703003004101
1.7 Within Built Boundary: No
Municipality of Clarington
Report PSD -078-17
Page 3
2 Background
2.1 The subject applications were received on August 24, 2017 and deemed complete.
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Figure 1 — Key Map
2.2 The entire 4.18 hectare parcel, outlined in red in Figure 1 was recently purchased by
Brookfield Residential (Ontario) Limited. Only the southerly 1.28 hectares is subject to the
applications. The balance of the lands are identified as Other Lands Owned by Applicant
and are outside the approved North Newcastle Neighbourhood Design Plan. See Figure
2. The lands located generally north of a future east -west collection road were omitted
from the Neighbourhood Design Plan because an Environmental Assessment is required
for the realignment of Regional Road 17 and for the relocation of a new water reservoir
on Arthur Street.
Municipality of Clarington
Report PSD -078-17
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Page 4
Municipality of Clarington
Report PSD -078-17
Page 5
2.3 The lands north of the approved draft plans identified as Future Development on Figure
2, including the Other Land Owned by Applicant will require a Secondary Plan before
development can proceed.
2.4 Two abutting draft plans to the south, Smooth Run Developments (S -C 2005-0004) and
Brookfield Homes (S -C 2005-0003) were approved by the Ontario Municipal Board in
2012. The lands subject to the current applications were not owned by Brookfield at the
time and are not subject to a draft plan application.
2.5 The applicant has submitted the following studies in support of the applications:
• Noise Report
• Functional Servicing and Stormwater Management Report
• Energy Conservation and Sustainability Plan
• Archaeological Assessment
• Phase 1 Environmental Site Assessment
• Parking Plan
These reports will be detailed in a subsequent recommendation report.
3 Land Characteristics and Surrounding Uses
3.1 The entire 4.18 hectare parcel supports a single detached dwelling, accessory buildings
and the remainder is being cultivated. The lands rise to the north east from Regional
Road 17.
3.2 The surrounding uses are as follows:
North - Cultivated lands, single detached dwellings and accessory buildings.
South - Cultivated lands, Draft Approved Plan of Subdivision by Brookfield Homes.
East - Cultivated lands, Draft Approved Plan of Subdivision by Smooth Run
Developments.
West - Existing rural residential development.
Municipality of Clarington
Report PSD -078-17
Figure 3: Photo of Subject Lands
4 Provincial Policy
4.1 Provincial Policy Statement
Page 6
The Provincial Policy Statement encourages planning authorities to create healthy, livable
and safe communities by accommodating an appropriate range and mix of residential,
employment, recreational and open space uses to meet long term needs. New
development shall occur adjacent to built-up areas, shall have compact form and a mix of
uses and densities that allow for the efficient use of land, infrastructure and public
services.
4.2 Provincial Growth Plan
The Provincial Growth Plan encourages Municipalities to manage growth by directing
population growth to settlement areas, such as the Newcastle 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.
Municipality of Clarington
Report PSD -078-17 Page 7
4.3 The development allows for the efficient use of land, infrastructure and public services
and is consistent with the Provincial Policy Statement and the Growth Plan. The Growth
Plan requires municipalities to achieve a minimum density target that is not less than 60
residents and jobs combined per hectare in the designated greenfield area and is
measured across the Region of Durham. The proposed development is part of a
neighbourhood where various housing types will be accommodated as development
proceeds. Municipal water and sanitary sewers and transit will be made available to the
site in the future.
5 Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates the lands as Living Areas. Lands
designated as Living Area permit the development of communities incorporating the
widest possible variety of housing types, sizes and tenure to provide living
accommodations that address various socio-economic factors. The proposed
development conforms with the Living Area designation.
5.2 Clarington Official Plan
The lands are designated Urban Residential. Urban Residential designation is
predominately intended for housing purposes. Other uses may be permitted which by
the nature of their activity, scale, design and location are supportive of and compatible
with residential uses.
An approved Neighbourhood Design Plan will continue to provide guidance for the
development of neighbourhoods unless superseded by a Secondary Plan. Only the
north portion of the North Newcastle Neighbourhood requires a Secondary Plan prior to
considering any applications for development.
The policies require new residential development and emerging neighbourhoods to be
designed to provide for a variety of housing types and supportive land uses, including
commercial and community facilities and encourage accessible, walkable
neighbourhoods that prioritize pedestrians over cars and provide for a variety of uses.
5.3 Neighbourhood Design Plan
The Neighbourhood Design Plan (NDP) identifies 12 lots for single detached units on the
south side of the collector road and 4 lots on the north side of the road. The area at the
north-west corner of the collector Road and Regional Road 17 is outside the limits of the
NDP, which allows for flexibility in future realignment of Regional Road 17 and future land
uses at the corner. However, the proposed draft plan shows an additional eight lots, for a
total of 12 lots on the north side of the collector road.
Municipality of Clarington
Report PSD -078-17
6 Zoning By-law
Page 8
Zoning By-law 84-63 zones the subject lands Agricultural Exception (A-1) Zone. A zoning
by-law amendment is required to permit the single detached units.
7 Public Notice and Submissions
Public Meeting notice was mailed to area residents, the public notice sign was displayed
on the subject property and details of the application were included in the Planning
Services Department E -update. At the time of writing the report, one individual has
requested to be added to the Interested Parties List.
8 Agency Comments
8.1 At the time of writing this report, comments have not been received from many of the
circulated agencies.
8.2 The Ganarska Region Conservation Authority states that the proposed subdivision is
dependent on development of the two draft approved plans of subdivision by Smooth Run
and Brookfield, for both stormwater management and site grading.
8.3 Enbridge Gas and Rogers have no objections to the applications.
9 Departmental Comments
9.1 Engineering Services
The Engineering Services Department do not have significant concerns with the proposed
draft plan. The development is dependent on the two existing draft approved plans
proceeding. The on street parking plan should be revised to include the surrounding
approved development and consideration given to the road grades and lot widths for
driveway pairing without requiring retaining walls.
9.2 Emergency and Fire Services
The Emergency and Fire Services offer no objections.
9.3 Operations Department
The Operations Department offer no objections.
Municipality of Clarington
Report PSD -078-17 Page 9
10 Discussion
10.1 The applications are consistent with the approved North Newcastle Neighbourhood
Design with the exception of the additional eight lots on north side of the collector road
abutting North Street. The proposed lots will front onto approved road patterns in the
abutting draft approved lands. The part blocks will meld with adjoining blocks in the
abutting draft approved plans to form lots. The road will facilitate the completion of the
east -west collector road between Regional Road 17 and Arthur Street.
10.2 As noted above, the Official Plan outlines the objective of creating walkable
neighbourhoods which requires the inclusion of a variety of needs to serve
neighbourhood residents. Future land uses on the north side of the east -west collector
road could provide for convenience commercial uses for this neighbourhood.
10.3 Development of this draft plan cannot proceed in isolation of the abutting draft approved
plans. Its development is dependent on the servicing, stormwater management, grading
and road patterns on the adjacent lands.
10.4 The lands to the north, which currently supports the existing single detached dwelling and
accessory buildings are outside the Neighbourhood Design Plan, and will be subject to a
Secondary Plan in keeping with the Clarington Official Plan. The existing single detached
dwelling and out buildings are identified on the Municipal Register as having heritage
merit. A Heritage Impact Assessment will be required when further development
applications on received on other lands owned by the Applicant.
10.5 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.
11 Concurrence
Not applicable.
12 Conclusion
The purpose of this report is to provide background information on the proposal submitted
by Brookfield Residential (Ontario) 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.
13 Strategic Plan Application
Not applicable.
Municipality of Clarington
Report PSD -078-17
Submitted by: Reviewed by:
Page 10
David J. Crome, MCIP, RPP Andrew C. Allison, B.Comm LL.B
Director of Planning Services CAO
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike(o)-clarington.net
The following is a list of the interested parties to be notified of Council's decision:
John Oates
Bryce Jordan, GHD
Aidan Dekkenia, Brookfield Homes
CS/CP/DCJ/tg/jp/ah