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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: February 20, 2018
Report Number: PSD -018-18 Resolution Number: #PD -033-18 & #PD -034-18
File Number: ZBA2017-0019 By-law Number:
Report Subject: An Application by Bowmanville Lakebreeze East Village Ltd.
to amend the R3-43 zone to permit a 341 unit townhouse
development (Kaitlin) in Port Darlington Neighbourhood in
Bowmanville
Recommendations:
1. That Report PSD -018-18 be received;
2. That the proposed application for Rezoning ZBA 2017-0019 continue to be processed
including the preparation of a subsequent report; and
3. That all interested parties listed in Report PSD -018-18 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -018-18
Report Overview
Page 2
This is a public meeting report to provide an overview of the application by Bowmanville
Lakebreeze East Village Ltd., a Kaitlin company. The proposed rezoning would amend the R3-
43 Zone to permit a townhouse (condominium) development (341 units) including a mix of
stacked and traditional townhouse units, and to reduce parking requirements for stacked
townhouse units. The lands are within the Port Darlington Neighbourhood in Bowmanville.
1. Application Details
Applicant: Bowmanville Lakebreeze East Village Ltd. (Kaitlin)
Proposal: A proposed rezoning to amend the R3-43 Zone to permit a
townhouse (condominium) development (341 units) including
a mix of stacked, dual frontage and traditional townhouse units, and
to reduce parking requirements for some stacked townhouse units.
Area: 7.68 hectares
Location: West side of Bennett Road
Roll Number: 1817 010 010 01600 and 1817 010 010 01400
Within Built Boundary: Yes
2. Background
2.1 The proposed rezoning and concurrent site plan application (SPA2017-0035) were
submitted on May 16, 2017. The applications were deemed complete on January 18,
2018.
2.2 There are two plans of subdivision that comprise the new development areas in Port
Darlington Neighbourhood
x Port Darlington Land Corporation East (PDLC East) plan of subdivision (S -C-2002-
002) was draft approved in 2012. The medium density block is contained within the
draft approved plan.
x Port Darlington Land Corporation West (PDLC West) plan of subdivision (S -C-2013-
002) was draft approved in 2014.
2.3 A total of 1,084 units are draft approved at this time as outlined in Table 1. Onsite
grading and servicing has begun, with final approval and registration expected to occur
in the next month or two.
Municipality of Clarington
Report PSD -018-18
Page 3
Figure 1: Port Darlington Land Corporation
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Municipality of Clarington
Report PSD -018-18
Page 4
Density
PDLC West Lands
PDLC East Lands
TOTAL
High Density
0
426
426
Medium Density
0
424
424
Low Density
234
0
234
Subtotal
234
850
1,084
Table 1: Port Darlington Land Corporation Draft Approved Subdivisions
Unit Breakdown
2.4 The preliminary site plan includes for the medium density block in the PDLC East
(Figure 1), as shown on Figure 2, indicates 341 townhouse units, 83 units less than the
Draft Approval for 424 units, as follows:
x 110 — three storey townhouse units with access on private lanes with traditional
rear yards.
x 79 — three storey dual frontage townhouse units with vehicular access and parking
accessed from the private lane and front doors facing Port Darlington Road.
x 152 — four storey stacked townhouse units.
2.5 The proposed zoning amendment proposes the following changes to the existing
zoning:
x Introduce stacked townhouse units as a permitted form of housing;
x Reduce the required parking for dwelling units that are 1 bedroom or less within a
stacked townhouse building;
x Reduce the setback requirements for a dwelling to a private road and allow porch
or steps to be as close as 0.9 metres to a property line.
2.6 The following studies were submitted in support of the application and are under review:
x Noise Study
x Energy Conservation and Sustainability Plan
x Parking Study
x Functional Servicing Report
x Landscape Analysis
Municipality of Clarington
Report PSD -018-18
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Figure 2: Master Block Plan for Subject Lands
Page 5
Municipality of Clarington
Report PSD -018-18
3. Land Characteristics and Surrounding Uses
Page 6
3.1 The subject lands have a rolling topography. The site has been stripped of topsoil and
onsite preliminary grading and servicing works have begun (Figure 3).
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Figure 3: Photo of Subject Lands
3.2 The surrounding uses are as follows:
North - CN Railway and Industrial lands
South - Future waterfront park and trail; Lake Ontario
East - Municipal parkland on the east side of Bennett Road
West -Lands Zoned for Apartment Use (up to 8 storeys and up to 120 units per hectare)
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land
use 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, and a
range of housing options that are affordable to the area residents.
Municipality of Clarington
Report PSD -018-18
Page 7
4.2 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.
Provincial Growth Plan
4.3 The Growth Plan for the Greater Golden Horseshoe was amended in May 2017 and all
decisions of Council after July 1, 2017 must conform to the amended policies.
4.4 The subject lands are within the defined Built Boundary. Population and employment
growth will be accommodated by directing a significant portion of new growth to the built
up areas through intensification and efficient use of existing services and infrastructure.
4.5 The development of complete communities is encouraged by promoting a diverse mix of
land uses, a mix of employment and housing types, high quality public open space and
easy access to local stores and services. New transit -supportive and pedestrian -friendly
developments will be concentrated along existing and future transit routes. A minimum of
40 percent of all residential development occurring annually within each upper tier
municipality will be within the built up area.
5. Official Plans
Durham Regional Official Plan
5.1 The subject lands are designated Living Area, and are considered to be within the
Waterfront Place designation. The Lake Ontario shoreline is identified as Waterfront Area.
The predominant use of lands within the Living Area designation shall be for housing
purposes.
5.2 There is specific recognition of the Port Darlington area as a Waterfront Place. Waterfront
Places shall be developed as focal points along the Lake Ontario waterfront having a mix
of uses, integrated with the Greenlands System. Uses may include residential,
commercial, marina, recreational, tourist, and cultural and community facilities. The scale
of development shall be based on and reflect the characteristics of each Waterfront
Place. Where appropriate Waterfront Places shall be planned to support an overall, long-
term density target of at least 60 residential units per gross hectare and a floor space
index of 2.0. The built form should vary, and be developed in a manner that is sensitive to
the interface with the natural environment, as detailed in area municipal official plans.
5.3 As the lands are within the Built Boundary, a minimum 32 percent of all residential
development occurring annually in Clarington shall be through intensification within built-
up areas.
Municipality of Clarington
Report PSD -018-18
Clarington Official Plan
Page 8
5.4 The Clarington Official Plan designates the lands Urban Residential and the lands are
within the limits of the Waterfront Place. Waterfront Places are considered to be a Priority
Intensification Area, together with Corridors, Centres and Transportation Hubs. Lands
within Waterfront Place must achieve a minimum net density of 40 units per hectare and a
range of heights between 2 and 12 storeys.
5.5 The Official Plan contains policies for the creation of multi -unit residential developments.
These policies were considered through the establishment of the Port Darlington
Secondary Plan and application for Draft Approval.
5.6 The update to the Clarington Official Plan introduces an arterial road network through the
Port Darlington Neighbourhood. Port Darlington Road extension and Lambs Road are
considered arterial roads.
5.7 The Official Plan provides additional direction on built form, urban design and
sustainability measures to be implemented through the site plan process.
5.8 Environmental Impact Studies and related environmental reports were approved at the
time of previous approvals of the subdivision. The appropriate development limits
adjacent to Lake Ontario and Bennett Creek were established through the Draft Approval
in accordance with all applicable policies in place at the time including the Clarington
Official Plan.
Port Darlington Neighbourhood Secondary Plan
5.9 The Port Darlington Neighbourhood Secondary Plan provides a more detailed land use
plan for this area. The lands are within a Medium Density Residential designation. The
Secondary Plan has a focus on providing a high quality urban environment, with attention
to heritage resources, the waterfront and recreational opportunities. The Waterfront
Greenway with the Waterfront Trail and the District Park is designated along the Lake
Ontario shoreline. The plan requires proponents to submit comprehensive design
documents showing how the development will satisfy the urban design objectives.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands Holding - Urban Residential Zone ((H)R3-
43 Zone which permits up to 424 units in the form of link townhouse units and apartment
units.
7. Public Notice and Submissions
7.1 Notice of the Public Meeting was mailed on February 2, 2018, in addition to posting on
the municipal website and in the Planning Services Department E -update.
7.2 At the time of writing this report Staff have received only general inquiries from area
residents.
Municipality of Clarington
Report PSD -018-18
8. Agency Comments
Page 9
8.1 At the time of writing this report, comments have not been received from the Region of
Durham, the Central Lake Ontario Conservation Authority, and several other circulation
agencies.
9. Departmental Comments
Engineering Services
9.1 The Engineering Services Department has no objection to the proposed rezoning,
however notes that the applicant must resolve all issues relating to the final Subdivision
Approval prior to proceeding with the proposed development.
9.2 Engineering Staff have several comments relating to access design, servicing and
grading on the site plan lands to be addressed in the context of the overall development
scheme for the neighbourhood. Detailed technical comments will be provided to the
applicant. Private entrances to the condominium townhouse block from Port Darlington
Road extension will require approval and performance guarantees to the satisfaction of
the Director of Engineering Services.
9.3 Engineering Staff has reviewed the Parking Study. While the report appears to provide
sufficient justification for a reduction in parking related to the 1 bedroom stacked
townhouse units, Engineering Staff together with other municipal departments will be
discussing the potential implications of the reduction.
9.4 Standard requirements apply with respect to site alteration, timing windows for road
excavation and construction, and noise attenuation.
Emergency and Fire Services
9.5 Clarington Emergency and Fire Services have no objections to the rezoning, however
have provided detailed comments on the site plan with respect to fire routes and turning
radii for fire trucks, requirements for no parking signage along fire routes and hydrant
spacing.
10. Discussion
Accessibility
10.1 The subject lands are within an approved plan of subdivision and were previously zoned
based on a different preliminary site plan which included low rise apartments.
10.2 While the request to add a stacked townhouse product, and to refine the unit or Parcel
Tied Land (POTL) regulations, appears to be a minor request, Staff have expressed
concern that the proposed housing forms all have stairs, interior or exterior to the unit or
both and the current plan lacks any accessible units. The current plan for 341 units has
Municipality of Clarington
Report PSD -018-18
Page 10
no accessible units. This issue has previously been noted to the applicant including the
need for some revisions to the site plan to find opportunities for accessible units.
Parking
10.3 A component of determining the final unit mix will be the assessment of suitable parking.
The applicant is requesting relief from the typical parking requirements for smaller 1
bedroom units within some of the stacked townhouses. The zoning by-law requires 2
parking spaces for each townhouse unit regardless of size.
10.4 The stacked townhouse product is relatively new to Clarington. A typical cross section is
shown in Figure 4, and an elevation drawing of a typical townhouse block is provided in
Figure 5. Each townhouse section provides for 4 units. A small one bedroom unit is
proposed at the first level — partially below grade, with a larger unit occupying all of the
main floor (at least 2 bedrooms), with the third and fourth floor also providing for 2
additional units (at least 2 bedrooms each).
10.5 The Zoning By-law requires 2 parking spaces for each townhouse unit, plus 0.25 spaces
for each unit to be assigned to visitor parking. No distinction is made between a
traditional townhouse unit and a stacked unit which may have small units more similar in
size to an apartment unit.
10.6 The applicant has prepared a parking study to justify the requested reduction in parking,
30 spaces overall, attributed to the stacked townhouse component. The study requests
consideration of a lesser rate for the stacked units, specifically reducing the rate for the
38 1-bedr000m stacked units, from 2 spaces per unit, down to 1.21 spaces per unit.
Visitor parking would continue to be provided at a rate of 0.25 spaces per unit for all the
stacked units. The parking study is currently under review.
Figure 4: Stacked Unit Cross -Section
Municipality of Clarington
Report PSD -018-18
Page 11
Figure 5: Stacked Townhouse Dwelling Elevation
Site Plan
10.7 The site plan review process will allow staff to review the Zoning compliance with the
R3-43 Zone and to report back with an amendment that appropriately reflects unit mix,
parking and unit regulations based on appropriate site design.
10.8 The purpose of the public meeting is to provide an opportunity for further public input.
These public comments will be addressed in a subsequent staff report.
11. Concurrence
Not Applicable.
12. Conclusion
The purpose of this report is to provide background information for the Public Meeting
on the rezoning application submitted by Bowmanville Lakebreeze East Village Ltd.
Staff will continue processing the application including the preparation of a subsequent
communication.
Municipality of Clarington
Report PSD -018-18
13. Strategic Plan Application
Not applicable.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by:
Page 12
Andrew C. Allison, B.Comm, LL.B
Chief Administrative Officer
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott clarington.net
The following is a list of the interested parties to be notified of Council's decision:
Enzo Bertucci
ATS/CP/nl
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0019 PDLC East\Staff Report\PSD-018-18.docx