HomeMy WebLinkAboutPD-11-99
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THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
PUBLIC MEETING
Date:
February 1, 1999
File #0\4. De.Q.W.Ofc,;r
Res. #c=:'pA J 54-'1'1'
Meeting:
General Purpose and Administration Committee
Report #:
PD-11-99
FILE #: DEV 99-068, By-law #
18T-82037 & 18T-87087
Subject:
REZONING APPLICATION AND AMENDMENT TO DRAFT APPROVAL-
HALLOWAY HOLDINGS LIMITED
PART LOT 11 & 12, CONCESSION 2, FORMER TOWN OF
BOWMANVILLE
LONGWORTH AVENUE AND HIGH STREET
FILE: DEV 98-068, 18T-82037 & 18T-87087
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-11-99 be received;
2. THAT application to amend the Municipality Zoning By-law 84-63 of the former
Town of Newcastle, as amended, and applications for proposed amendment to draft
approval for 18T-82037 and 18T-87087; submitted by G.M. Semas & Associates on
behalf Halloway Holdings Limited be referred back to staff for the preparation of a
subsequent report upon resolution of all outstanding issues;
3. THAT within 15 days of the Public Meeting, the Commissioner of Planning for the
Region of Durham be advised and provided, by swom declaration from the Clerk
the following:
i) that the Municipality held a Public Meeting in accordance with Section 51
(21.1) of the Planning Act for the subject subdivision application;
ii) a copy of the minutes of said meeting;
iii) a copy of all written submissions received by the Municipality; and
iv} a list of all persons and public bodies, including their mailing addresses, that
made oral submissions at the public meeting or written submissions; and
4. THAT the Durham Region Planning Department, and all interested parties listed in
this report and any delegation be advised of Council's decision.
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REPORT NO.: PD-11-99
PAGE 2
1. APPLICATION DETAILS
1.1 Applicant: Halloway Holdings Limited
1.2 Agent:
G.M. Semas & Associates
1.3 Rezoning:
From "Holding - Urban Residential Type Two ((H)R2)" and
"Holding - Urban Residential Type Three ((H)R3)" to an
appropriate zone to permit the development of twenty-six (26)
semi-detached/link lots, 52 units.
1.4 Proposed amendment to Draft Approval:
To revise a total of 115 draft approved units (76 single
detached dwelling units and 39 block townhouse units) to a
total of 112 proposed units (60 single detached dwelling units
and 52 semi-detached/linked dwelling units).
1.5 Area of Zoning:
2.24 ha (5.53 acres)
2. LOCATION
2.1 The property subject to application for rezoning is located in Part Lots 11 & 12,
Concession 2, former Town of Bowmanville. The lands are described as being
south of Longworth Avenue between Middle Road and Liberty Street and generally
north of Meadowview Blvd. The rezoning application includes lands in two (2),
separate but adjacent, draft approved plans of subdivision. The rezoning
application has been submitted in conjunction with applications for amendment to
draft approval to both 18T-82037 and 18T-87087 (see Attachment No.1).
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REPORT NO.: PD.11.99
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3. BACKGROUND
3.1 Draft approved for plan of subdivision 181-82037, adjacent to Liberty Street, was
revised on July 10, 1997 for a total of 363 units. The draft approval includes; 2
blocks, 150 units, for high density development, a block for a Local Central Area, a
block for a separate elementary school, and a park block. Plan of subdivision 18T-
87087, adjacent to Middle Road, as revised, was granted Draft Approval on April
19, 1996 and has a total of 509 units. It also contains a block for a Local Central
Area, a block for a public elementary school, and a park block, as well as a 39 unit
medium density block. Both plans have had registration and construction of at least
one phase of residential development. St. Elizabeth Catholic Elementary School has
been developed in 18T-82037 along with the necessary portions of Longworth
Avenue for access from the west.
3.2 The combined applications for rezoning and amendment to draft approval to
18T-82037 and 18T-87087 propose three changes:
i) eliminate a 1.127 ha (2.78 acre), 39 unit townhouse block in 18T-87087
and introduce a local road intersecting with Longworth Ave. (Street Z)
opposite Laurelwood St with 18.0 m frontage semi-detachedllink lots.
Rezoning is required;
ii) eliminate 23 single detached dwelling units fronting on the High St.
extension in 18T-82037 and replace them with 18.0 m frontage semi-
detached/linked lots and allow for the intersection of the above referenced
Street Z with High St. (Street A in 18T-82037). Rezoning is required; and
iii) revise 53 single detached, R2 zoned lots fronting on the Clayton Crescent
extension and the south side of the Longworth Ave. extension east of High
St. in 18T-82037 to 60 lots by reducing the lot frontages to a minimum of
12.0 m (40 ft). No change to the zoning is required.
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REPORT NO.: PD-11-99
PAGE 4
3.3 The following table summarizes the number of units draft approved and registered
in each plan of subdivision, as well as the proposed revisions.
12.0 m sin Ie 40 75 148 148
13.5 m sin Ie 51 21 28 28
15.0 m sin Ie 74 57
9 m semi/link 48 70 182 208
6.0 m on-street 106 106
townhouse
Block 39
townhouse
A artment 150 150
Total 363 373 503 490
EXISTING AND SURROUNDING USES
4
4.1
4.2
Existing Uses:
Surrounding Uses:
the subject lands are currently vacant
East - existing residential and liberty Street;
West - existing residential and Middle Road;
South - existing residential; and
North - St Elizabeth Catholic Elementary
residential and vacant lands.
School,
5. OFFICIAL PLAN POLICIES
5.1 Within the Durham Regional Official Plan the subject property is designated "Living
Area". The predominant use of land within this designation shall be for housing
purposes. The Transportation schedule, of the Durham Plan, identifies Longworth
Avenue as a future Type "C" arterial road.
5.2 Within the Clarington Official Plan the subject lands are designated Urban
Residential within the Bowmanville Urban Area, and are within proximity of two
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REPORT NO.: PD.ll.99
PAGE 5
Local Central Area symbols, one at Longworth Ave. and Liberty St. and the other at
Middle Rd and Longworth Ave. The lands are located within the Elgin
Neighbourhood (No. 7). The predominant use of land within the Urban Residential
designation shall be for housing purposes.
5.3 The Local Central Area designation at Liberty St. and Longworth Ave. includes 50
medium density units and 150 high density units in addition to the retail and office
floor space. The Local Central Area symbol at Longworth Ave. and Middle Road
includes 150 medium density units in addition to the retail and office floor space.
The Transportation Schedule of the Clarington Official Plan also identifies
Longworth Ave. as a Type C arterial road. The policies for Type C arterial roads
generally discourage private access for residential areas, except for
apartment/townhouse blocks.
6 ZONING BY.LAW PROVISIONS
6.1 The lands subject to the combined rezoning and amendment to draft approval are
zoned "Holding - Urban Residential Type Two ((H)R2)" and "Holding - Urban
Residential Type Three ((H)R3)". These zones would not permit the proposed semi-
detached/link lots. The lands subject to amendment to draft approval for revision to
the 12.0 m frontage single detached lots comply with the R2 zone provisions.
7 AGENCY COMMENTS
7.1 The application was circulated to a limited number of agencies for comments. To
date comments remain outstanding from:
. Regional Works Department;
· Regional Planning Department;
· The Peterborough Victoria Northumberland and Clarington Separate School
Board; and
· The Kawartha Pine Ridge District Public School Board
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REPORT NO.: PD-ll.99
PAGE 6
7.2 The Clarington Public Works Department, Engineering Division have commented
that the subject applications are within the Zone 2 water pressure zone. All
development in this zone is frozen until such time the Region of Durham has
constructed the necessary facilities to increase the water pressure in this zone. This
application should be tabled until the water pressure issue has been resolved.
7.3 Clarington Hydro has advised they have no objection to the referenced application.
8 PUBLIC MEETING
8.1 Publ ic notice was given by mai I to each landowner within 120 metres of the subject
site and public notice signs were installed on Longworth Avenue and High Street.
8.2 As of the writing of this report staff have received a number of counter and phone
enquiries. The majority of enquiries have expressed concern with a reduction of lot
sizes fronting on Longworth Ave. and Clayton Cres. Other concerns included an
abundance of semi-detachedllink lots in this area.
9. STAFF COMMENTS
9.1 The proposed revisions to draft approval associated with the introduction of Street Z
include three (3) through lots (six units). These lots are proposed to have access
from the new Street Z while their rear property line is bounded by Longworth Ave.
Design concerns have been identified, as future homeowners of these lots will most
likely fence their rear property line for privacy. This would not be in keeping with
the draft approved units on the north side of Longworth Ave. and is not considered
desirable. Staff will review this design issue further with the applicant and his
consultant in an attempt to achieve a preferred solution.
9.2 Phase I of draft approved plan of subdivision 18T-82037 (10M-835), was registered
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REPORT NO.: PD-11-99
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prior to the introduction of the Development Charges Act. As a result the lot
development charges collected for phase I were considerably less than those being
collected today by the Municipality. However, the subdivision agreement also
included the construction of items which were considered to be the responsibility of
the developer, which under the current Development Charges By-law are typically
included in the 10 year capital work forecast and paid for through development
charges. The current Subdivision Agreement for 18T-82037 requires the developer
to construct the park block with the registration of the next phase of residential
development. This has been a source of concem for Halloway Holdings limited. At
the time Halloway Holdings purchased the remainder of draft plan 18T-82037 they
requested that the park block construction requirement be removed form the
subdivision agreement and added to the Municipality's Development Charge.
Council denied this request. Should all servicing and design issues be resolved,
development of lands within the limits of 18T-82037 could not proceed until there
was concurrence with respect to construction of the park block.
9.3 As evident by some of the residents comments, the mix of units will have to be
reviewed closely to ensure an appropriate mix of housing type is being ultimately
approved. The applications propose to increase the number of smaller frontage lots.
The following chart illustrates that 9.0 and 12.0 m minimum frontage lots are
proposed to total 58% of the units in the two draft plans. This is up 10% from the
existing draft approval. Lots with 13.5 m and 15.0 m frontages drops from 17.5% to
just over 12%. The 39 unit townhouse block is eliminated.
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REPORT NO.: PD.ll.99
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DRAFT APPROVED
PROPOSED REVISION
6.0 m On-
Street
Townhouse
12.2%
Block
Townhouse
4.5%
Apartments
17.3%
6.0 m On-
Street
Townhouse
12.3%
Apartments
17.4%
9.0 m SemI-
detached
Linked unit
26.6%
12.0mB
21.7%
9.0 m Semi-
detached
Linked unit
32.2%
12.0 m Single
25.8%
15.0 m Single
8.5%
15.0 m Single 13.5 m Single
6.8% 5.7%
10. CONCLUSION
10.1 The purpose of this report is to facilitate the Public Meeting as required by the
Planning Act, to provide Committee and Council with some background on the
application submitted and for Staff to indicate issues or areas of concern regarding
the subject application. It is recommended the application be referred back to Staff
for further processing and subsequent report upon resolution of the above issue and
receipt of all outstanding comments and required revisions.
Respectfully submitted,
Reviewed by,
d r dl.....J0L... W-~
Frank Wu, M.C.I.P., R.P.P.,
Chief Administrative Officer.
Dav . Crome, M.C.I.P., R.P.P.,
Acting Director of Planning & Development
CP*LT*DJC*km
22 January 1999
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REPORT NO.: PD-11-99
PAGE 9
ATTACHMENT NO.1
ATTACHMENT NO.2
KEY MAP
PROPOSED REVISIONS TO PLANS OF
SUBDIVISION 18T-82037 & 18T-87087
Interested parties to be notified of Council and Committee's decision:
Halloway Holdings Limited
177 Nonquon Road, 20th Floor
OSHAWA, Ontario
L1 G 3S2
. Ian Monaghan
2 Aldercroft Crescent
BOWMANVILLE, Ontario
L1C 4P2
Marianna Developments Ltd.
68 Ki ng Street East
Bowmanville, Ontario
L 1C 3X2
G.M. Sernas & Associates Limited
110 Scotia Court, Unit 41
WHITBY, Ontario
L1 N 8Y7
Tammy Chinn
14 Aldercroft Crescent
BOWMANVILLE, Ontario
L 1C 4Pl
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ATTACHMENT .1
II ~N~~~yg~~cio
DRAFT APPROVAL
LANDS SUBJECT
TO REZONING
_ 18T -82037
_ 18T -87087
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DEV. 98-068
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