HomeMy WebLinkAboutPD-103-99
.~ ~ D1f: PDt03-99
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
,
REPORT
Meeting:
General Purpose and Administration Committee
File#])() 4 roE"
Res. #0(1 If- Y),)... - g 9
Date:
Monday, September 20, 1999
Report #:
PD-l03-99
FILE #: PLN 31.5.4
By-law #
Subject:
NEIGHBOURHOOD DESIGN PLAN
EMILY STOWE NEIGHBOURHOOD
PART LOTS 31, 32 & 33, CONC. 2, FORMER TOWNsmp OF
DARLINGTON
FILE: PLN 31.5.4
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-103-99 be received;
2. THAT a copy of Council's decision be forwarded to all interested parties.
1. NEIGHBOURHOOD DESIGN PLANS
1.1 The Clarington Official Plan requires the preparation of a Neighbourhood Design Plan
prior to consideration of any plan of subdivision in a neighbourhood not having a Design
Plan. These plans do not require Council approval but are to be utilized by staff in
reviewing subdivision applications for the specific neighbourhood. They are also
valuable documents in which to illustrate to existing residents and perspective purchasers
the intended land uses proposed in a neighbourhood.
1.2 The design plans are to detail the following:
. locations of schools, parks and open space blocks, including stonnwater management
blocks;
. lotting patterns and residential densities;
. road alignments within a neighbourhood, including right-of-way widths and required
widenings;
. walking or cycling trail systems, as well as future transit routes.
611
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REPORT NO.: PD-l03-99
PAGE 2
2. BACKGROUND
2.1 Subdivision application 18T-95028, submitted by G. M. Sernas and Associates Limited
on behalf of 708545 Ontario Limited, precipitated the preparation of a Neighbourhood
Design Plan for the Emily Stowe Neighbourhood in Courtice. (Attachment No. 1 shows
the limits of the Emily Stowe Neighbourhood). Report PD-43-98 to the April 6, 1998
Committee meeting advised that a draft Neighbourhood Design Plan for Emily Stowe
Neighbourhood had been submitted by the applicant, and that a Public Information
Centre was to be held on April15, 1998.
2.2 Staff directed the applicant to concentrate the neighbourhood design efforts on the lands
subject to the subdivision application, including the provision of a new Park, a new storm
water management facility and a new Type C Arterial Road which connects Prestonvale
and Trolls Roads. Access to the northern portion of the neighbourhood at the easterly and
westerly limits of the neighbourhood is also being established with the southerly
extension of Granville Drive and the establishment of a new Collector Road to provide a
connection from Glenabbey Drive to the new Type C Arterial Road.
2.3 This Plan was not finalized until recently due to other staff commitments and the review
of off-street parking issues. Furthermore the servicing of the southern portion of the
lands are dependent on the construction of services in south-west Courtice (between
Townline and Prestonvale Road south of Glenabbey Drive), and cannot develop in the
immediate future.
3. EMILY STOWE NEIGHBOURHOOD DESIGN DETAILS
3.1 Parks, Open Space Areas and Trails
3.1.1 This neighbourhood has one environmental feature within its limits. It was determined
that an Environmental Impact Study (EIS) was not required during the review of this
subdivision since the plan of subdivision was submitted in March of 1995, 20 months
612
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REPORT NO.: PD-103-99
PAGE 3
prior to the approval of the Clarington Official Plan. Furthermore, the Regional Plan did
not identify any environmentally significant features that would trigger such a study.
3.1.2 There are 3 parks within this neighbourhood. A large Neighbourhood Park, 1.99 hectares
in size, is located adjacent to the Emily Stowe Public School. Two other parkettes are
found adjacent to the open space corridor between Glenabbey Drive and John Walter
Crescent. These parkettes are 0.738 hectares and .822 hectares in size.
3.1.3 An open space corridor is provided along the associated tributaries of Robinson Creek
within this neighbourhood. This corridor is also identified on the Neighbourhood Design
Plan as accommodating a portion of the Municipality's trail system within the Courtice
Major Urban Area, eventually providing a link to the Emily Stowe Public Scho!)l and the
Courtice Main Central Area
3.2 Population and HousinK
3.2.1 Table 9.2 in the Municipal Official Plan identifies the housing target for this
neighbourhood allocated as follows:
. 1475 low density units;
. 275 medinm density units; and
. 550 intensification units.
3.2.2 The neighbourhood design plan has provided for 1503 low density units and 276 medium
density units, for a total of 1779 residential units. The number of low density units
exceeds the number given in the Official Plan by 28 units or 1.8%. The population and
unit allocation figures as contained in the Official Plan are meant to be approximate,
unless otherwise specified. The intensification units identified above are anticipated
either in the form of apartments in houses, the division of some larger residential lots and
primarily in the redevelopment of lands abutting Highway 2.
613
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REPORT NO.: P0-103.99
PAGE 4
3.3 ServicinK
3.3.1 As noted in Section 2.3 of this Report, the servicing of the southern portion of these lands
is dependent on the construction of services in south-west Courtice through the
development of draft approved plans of subdivision 18T-89037, 18T-95023 and 18T-
95026. A 300 mm watermain on Glenabbey Drive will provide water to the southern
portion of the neighbourhood with other internal watermains sized appropriately to
distribute water for domestic consumption purposes.
3.3.2 Since the services are being extended from the west, the phasing of the Neighbourhood
also proceeds in a west to east manner with a total of four phases.
3.3.3 The servicing of the Neighbourhood is slightly hindered by the undulating topography in
the south-west portion of the Neighbourhood near the vicinity of the intersection of
Prestonvale Road and the new Type "c" Arterial roadway. Phase 1 of the
Neighbourhood Design Plan includes the extension of both Glenabbey Drive and the new
Type "c" Arterial in order to provide vehicular access to the site. The extension of the
Type "c" Arterial will necessitate the placement of fill and/or the construction of
concrete box culverts.
4. AGENCY COMMENTS
4.1 The neighbourhood design plan was revised several times and was circulated to obtain
comments from various other departments and agencies.
4.2 The Durham Regional Planning Department offered no comments with regard to the
Neighbourhood Design Plan.
4.3 The Municipality of Clarington Fire Department offered no objection to the
Neighbourhood Design Plan and noted concurrence with the size of the watermains, as
they relate to the provision of fire protection.
614
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REPORT NO.: PO-103-99
PAGE 5
4.4 The Municipality of Clarington Public Works Department had a nwnber of comments
and concerns upon review of the original plans. More information was required with
respect to stormwater management issues. location of sidewalks, phasing of development
and on-street parking. The Clarington Public Works Department is satisfied that all of
their concerns have been addressed.
4.5 Central Lake Ontario Conservation (CLOC) noted that the Neighbourhood Design Plan
should be extended to the south to include the required Storm Water Management facility
within the limits of both the Neighbourhood Design Plan and the related Plan of
Subdivision 18T-95028. This having being done, CLOC offered no objection to the
endorsement of the Neighbourhood Design Plan.
5. STAFF COMMENTS AND CONCLUSION
5.1 It should be noted that the neighbourhood design plan is not subject to appeal. The
neighbourhood design plan does not replace the approval of a plan of subdivision or
rezoning, nor will it remove any resident's rights to object to subsequent subdivision or
rezoning applications under the Planning Act.
5.2 The neighbourhood design plan has been refined in light of the comments received
through the circulation and public open house processes as well as Councils' resolution
regarding parking in residential areas.
5.3 Staff have prepared this report to inform Council and members of the public that the
neighbourhood design plan has been completed and approved by the Directors of
Planning and Public Works.
615
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REPORT NO.: PD-103-99
PAGE 6
Respectfully submitted,
Reviewed by,
dr~-~
Da'd rome, M.C.I.P., R.P.P.
Director of Planning & Development
Franklin Wu, M.C.I.P., R.P.P.
Chief Administrative Officer.
WM*DC*cc
13 September 1999
Attachment No.1 - Limits of Emily Stowe Neighbourhood
Attachment No.2 - Neighbourhood Design Plan
Interested parties to be notified of Committee's and Council's decision:
708545 Ontario Limited
390 Bay Street
Suite 1710
Toronto, Ontario M5H 2Y2
G. M. Semas and Associates
110 Scotia Court, Unit 41
Whitby, Ontario
LlN 8Y7
616
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ATTACHMENT NO.1
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OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
OCTOBER \, 1997
REFER TO SECTIONS 5 AND 9
THIS CONSQUo,..TlON IS PRO\IIOED FOR COtMNIENCE ONLY
AND REPRESENTS REQUESTED MODIFICATIONS nlD APPROVALS
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fAKE ONlARIO
96-053
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ATTACHMENT NO.2
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