Loading...
HomeMy WebLinkAboutPSD-046-06 CJ![pn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday,Apri/24,2006 Report #: PSD-046-06 File #: COPA2006-0001 ZBA2006-0007 By-law #: -" Subject: APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN AND ZONING BY-LAW TO PERMIT AN INCREASE IN DENSITY FOR A SIX STOREY APARTMENT BUILDING APPLICANT: DUNBURY DEVELOPMENT (GREEN) LTD. RECOMMENDA TIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-046-06 be received; 2. THAT the applications to amend the Clarington Official Plan and Zoning By-law 84-63 submitted by Dunbury Development (Green) Ltd. be referred back to staff for further processing and the preparation of a subsequent report; and, 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: Reviewed by: a~~~v,- Franklin Wu, Chief Administrative Officer adJ. Crome, M.C.I.P., R.P.P. Director of Planning Services SA/CP/DJC/sh/df April 18, 2006 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-046-06 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant/Owner: Dunbury Development (Green) Ltd. 1.2 Official Plan Amendment: To permit the development of a 6 storey residential building containing 124 units, by increasing the maximum density permitted from 100 units per net hectare to 190 units per net hectare (an increase of 58 units). 1.3 Zoning By-law Amendment: To rezone from "Agricultural (A)" to an appropriate zone to permit the proposed development. 1.4 Site Area: 0.6512 ha 2.0 LOCATION 2.1 The subject lands are located south of Highway 2 and west of Green Road at 2349 Highway 2 in Bowmanville. The property is contained within Part Lot 17, Concession 1, former Township of Darlington. 3.0 BACKGROUND 3.1 On February 17, 2006, Dunbury Developments (Green) Ltd. submitted applications to the Municipality of Clarington for the development an apartment building containing a total of 124 dwelling units. A noise study, traffic study and visual impact analysis have been requested from the applicant, but have not been received at this time. 3.2 The subject lands have been designated for higher density residential uses since 1992. Official Plan Amendment No. 43 to the Official Plan for the former Town of Newcastle provided for a density of 74 units per hectare. In 1996 the new Clarington Official Plan recognized this designation with a density of 100 units per hectare. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The subject property is currently vacant and has frontage along Highway 2 and Green Road. The site has recently been cleared and graded and is generally flat. There are existing low density residential dwellings located on the adjacent lots to both the west and south. 4.2 Surrounding Uses: North: South: vacant commercial designated and zoned lands existing low density residential REPORT NO.: PSD-046-06 PAGE 3 East: existing commercial uses, Loblaw's and Clarington Centre plaza West: existing low density residential 5.0 PROVINCIAL POLICY STATEMENT 5.1 The proposed subdivision application is within the Bowmanville settlement area and proposes a high density development. The existing neighbourhood contains only low and medium density development. Provincial Policy regarding settlement areas states that there shall be a mix of densities and land uses. 6.0 OFFICIAL PLAN POLICIES 6.1 The lands are designated "Living Area" in the Durham Region Official Plan. Lands designated Living Area permit the development of residential units, incorporating the widest possible variety of housing types, sizes and tenure. 6.2 The lands are designated "Urban Residential - High Density" in the Clarington Official Plan. The high density policies allow for development with a net density of up to 100 units per net residential hectare with predominant housing form to include medium rise apartments up to 6 storeys and mixed use developments. The applicant is requesting a net density of 190 units, thus the official plan amendment has been submitted. The site fronts on both Green Road and Highway 2 both of which are designated Type 'B' arterial roads. Access to Type 'B' arterial roads is to be limited to one access every 80 metres. The application proposes a single access on Green Road. 6.3 The Clarington Official Plan contains policies to guide development of high density residential areas. These include: · the site is suitable in terms of size and shape to accommodate the proposed density and building form; · the proposed development is compatible with the surrounding neighbourhood in terms of scale, massing, height, siting, setbacks, shadowing, and the location of parking and amenity areas; · adequate on-site parking, lighting, landscaping and amenity areas are provided; and, · the impact of traffic on local streets is minimized. 7.0 ZONING BY-LAW 7.1 The subject lands are currently within the "Agricultural (A) Zone". The applicant has applied to rezone the property to permit the proposed 6 storey apartment building. Any site specific zoning requirements will be reviewed through the concurrent site plan process. REPORT NO.: PSD-046-06 PAGE 4 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two (2) public meeting notice signs were installed facing Highway 2 and Green Road. 8.2 To date, four (4) inquiries have been received. The inquiries were regarding the following: · There were some objections to any high density development being permitted on this site; · All felt that the development is at too high a density; and · All were concerned about loss of privacy with the potential of people looking into their backyard from the upper units. 9.0 AGENCY COMMENTS 9.1 At the writing of this report, comments have been received from Clarington Emergency Services, Hydro One Networks Inc. and Bell Canada. These agencies/departments have no objection to these applications. 9.2 The Clarington Building Division has no objection to the Official Plan and Rezoning applications and will provide additional comment upon submission of the site plan application when detailed drawings showing site servicing, fire routes etc, are submitted. 9.3 Bell Canada has no objection to the application, and will send further comments at a later date when detailed site plan drawings are submitted. 9.4 Comments remain outstanding from Clarington Engineering Services, Regional Planning and Regional Works, Central Lake Ontario Conservation, the two school boards, Rogers Cable and Enbridge Gas. 10.0 STAFF COMMENTS 10.1 The Clarington Official Plan provides for a high density/intensification allocation of 125 units for the Darlington Green Neighbourhood. The subject application proposes to increase the density of the subject lands for an additional 58 residential units. Unless there is a further revision to increase the total number of intensification units, for the neighbourhood, this application is proposing to utilize the intensification density for the entire neighbourhood. 10.2 The applicant has proposed an apartment style building and located all the required resident's parking spaces below ground. With the surface area containing limited parking the applicant is able to locate a building with a higher density on the site and still provide adequate landscaped open space. There is some visitor parking at grade and Staff will be working with the applicant to increase the number of these visitor spaces. REPORT NO.: PSD-046-06 PAGE 5 10.3 The applicant has oriented the building to the street frontages providing an urban character that emphasizes the intersection as a high profile design feature. The "L" shape building leaves the south and east areas of the property as landscaped open space maximizing the separation to the abutting residential lots. The dwelling located west of the subject lot will be approximately 20 metres from the closest point of the new apartment building and the dwelling located to the south will be approximately 33 metres distant. 10.4 The applicant has applied for site plan approval, and will submit more detailed drawings, including landscape plan, lighting plan, and site servicing plan once the official plan and zoning amendments have received approval. 11.0 CONCLUSIONS 11.1 Issues regarding density impacts and site design have been raised and agency comments are outstanding. It is recommended that the application be referred back to staff for further processing. Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Amendment Interested parties to be notified of Council and Committee's decision: Dunbury Developments (Green) Ltd. James MacDonald E.!. Richmond Architects Ltd. Greg Pyatt Heather Muir ~ "S; C l'Cl E ~ 1XI t- Z w ::i .....0 CZ CW c::i ch< 23: -< N..J <(' m> Nm C) Z Z o N CL l'Cl ::::E c o :;:: l'Cl U o ..J ~ CIl CL e a. ~ C ALL 0 W A N(K~O;' B E ~S WEE N LOT 5 , 6 PIfrl 2M12-0D57 GREEN ROAD) AND 1 7 R 0 A 0 '" :1 ! . ). I ~ E ~ ::: " - ::: J( L f:l PLAN >- o ..... ~ 3' ,'/ iI '" / ~ I i ~ g ; i5 '" C,) .... 1 Attachment 1 To Report PSD-046-06 - c Q) E "C or- C C Q) c E c< , CQ c co! cD.. NiU <( 'u a. .- 0= CJ~ o - C) C 'i: o! (,) - CQ i c E C"C C C , Q) CQ E 8< N c <( ca a.ii: U) Q) - en .... 1 -ti - ..J - c CIl CIl .. C) - en - c CIl E CL .2 CIl ~ C ~ ~ .c c ~ C i.: CIl c ~ o I I i ., Attachment 2 To Report PSD-046-06 AMENDMENT NO,_ TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this amendment is to exempt the subject property from the maximum density requirement of 100 units per net hectare and permit an increase in the density to 190 units per net hectare. BASIS: To facilitate the development of the subject property for high density residential uses on the basis of the Zoning By-law amendment and Site Plan Control applications. ACTUAL AMENDMENT: Notwithstanding Section 9.4, "Table 9-1 Residential Density Standards", the net density permitted shall be 190 units per hectare on the property identified by the roll number 1817-010-020-17601 in Part Lot 17, Concession 1, former Township of Darlington. The developable area shall be defined in the implementing Zoning By-law. IMPLEMENTATION: The provisions set forth in the Clarington Official Plan as amended, regarding the implementation of the Plan shall apply in regard to this amendment. INTERPRETATION: The provisions set forth in the Clarington Official Plan as amended, regarding the interpretation of the Plan shall apply in regard to this amendment.