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HomeMy WebLinkAboutPD-32-99 ~ ON: PD-32 -99 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON . REPORT PUBLIC MEETING Meeting: General Purpose and Administration Committee F i I e # '()c::J::1.<:.<<> R. 9 If. Co / Res. #Gt'rJ -:;:L\V-n Date: Monday, April 19, 1999 Report #: PD-32-99 File #: COPA 99-001 By-law # Subject: CLARINGTON OFFICIAL PLAN AMENDMENT APPLICATION FOR WEST BOWMANVILLE MAIN CENTRAL AREA AND SPECIAL POLICY AREA "H" PART LOTS 15, 16 & 17, CONCESSIONS 1 & 2, FORMER TOWNSHIP OF DARLINGTON FILE NO.: COPA 99-001 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-32 -99 be received; 2. THAT the application to amend the Clarington Official Plan as initiated by the Municipality of Clarington be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT the Region of Durham Planning Department and all interested parties listed in this report and any delegations be advised of Council's decision. 1. BACKGROUND 1.1 Urban Strategies Inc. and Totten Sims Hubicki have recently prepared new urban design guidelines and a transportation review of the Bowmanville West Main Central Area (BWMCA) and the West Bowmanville Gateway (WBG). These studies were prepared in response to applications submitted by 800769 Ontario Limited and Green Martin Developments Limited/Green Martin Properties Limited on the north side of Highway 2 on both sides of Green Road. 601 . REPORT PD.32.99 PAGE 2 . 1.2 Meetings were held with the two contributing landowners, the Region of Durham Planning Department and Works Department, Clarington Public Works and Planning Staff and the consultants throughout the study process to resolve any issues that arose. 2. PROPOSED CLARINGTON OFFICIAL PLAN AMENDMENT 2.1 The proposed amendment to the Clarington Official Plan incorporates issues raised through the urban design and transportation study process. The amendment proposes the following changes: . The boundary of the Bowmanville West Main Central Area is extended to include the public secondary school and the entire community park lands associated with the Garnet B. Rickard Complex. . Uptown Avenue is realigned between Clarington Boulevard and Green Road and extended eastward to Regional Road 57. Related adjustments to other streets are also included. . lands at the northeast corner of Highway 2 and Green Road are redesignated from "Medium Density Residential" and "High Density Residential" to "Retail Commercial". The maximum permitted site coverage for development is 25%. Although this would permit additional retail commercial development in the BWMCA, no retail floorspace is allocated to these lands at this time. . "Future Streets" are renamed as "Private Streets". These policies are also extended to the north side of Highway 2. . Certain restrictions on the type of retail uses for commercial lands west of the Garnet B. Rickard Complex are removed. . Development phasing policies the former Markborough lands are removed from the Plan because the development has been constructed. . The owners of Special Policy Area "H" lands are required to provide 0.5 hectares of land to the Municipality for future use, instead of the intended tourist information centre. A copy of the proposed official plan amendment is contained in Attachment No.1. 602 > REPORT PD-32-99 PAGE 3 . 3. AGENCY COMMENTS 3.1 The application was circulated to various agencies for comment. The Public Works and Fire Departments have no objections to the proposed amendment. 3.2 Central Lake Ontario Conservation has no objections in principle to the application but offers the following comments. Although the expansion of the BWMCA poses no difficulties, development of lands for a park and school could increase the amount of impervious area. These lands are considered within the drainage area of a tributary of the Bowmanville Creek for which no subwatershed study has been completed. Prior to deveh;>pment of these lands, a subwatershed plan should be considered. The extension of Uptown Avenue to Regional Road 57 would result in its passing through the valley and hazard lands of the Bowmanville Creek tributary. An impact study should be prepared to determine the best location and type of crossing prior to establishing the final location of the roadway. Although the redesignation of lands from residential to commercial uses is supported in principle, the Westside Creek Master Drainage Plan and Addendum have not accounted for runoff from this type of development. The developer will be required to update the Westside Creek Master Drainage Plan and Addendum and implement runoff controls to reflect commercial uses prior to development. 3.3 The Kawartha Pine Ridge District School Board has indicated their desire for a site configuration whereby they only have to negotiate with one landowner. 3.4 The Durham Region Planning and Public Works Departments have not provided comments to date. 603 REPORT PD-32-99 PAGE 4 4. STAFF COMMENTS 4.1 Expansion of Bowmanville West Main Central Area The existing BWMCA secondary plan boundary was developed through Official Plan Amendment #56 to the Town of Newcastle Official Plan. Since it was prepared prior to the new C1arington Official Plan, the exercise did not examine the issue of integration of surrounding uses to the north. The Ontario Municipal Board subsequently approved this amendment, which was incorporated into the Clarington Official Plan as a secondary plan. The Secondary Plan currently does not include the public secondary school and the community park expansion identified in the Official Plan Review within its boundaries. Main Central Areas provide a multitude of uses including institutional and recreational facilities. Both facilities would function as part of this Central Area and reinforce the mixed use focus of the designation. Staff propose to extend the BWMCA boundary to include the public secondary school and the community park expansion area. The medium density residential designation would be graphically relocated so that it would remain outside the BWMCA. The proposed changes will not impact the Municipality, public school board, or current landowners north of the existing BWMCA. The existing community park and secondary school designations will merely be encompassed within the BWMCA Secondary Plan. The benefit of relocating secondary school to the south is that municipal services may be available sooner. The Board's concerns about negotiating with more than one landowner to obtain a site will be reviewed further. 4.2 ChanRes to Uptown Avenue In the current Secondary Plan, Uptown Avenue currently extends from Green Road to the western extent of the Garnet B. Rickard Complex, forming a mid-block roadway for the north side of the West Main Central Area. 604 REPORT PD-32-99 PAGE 5 Street "H" is a collector that currently follows the northern boundary of the BWMCA only between Clarington Boulevard and Green Road. This road then extends west towards the future extension of Boswell Drive, forming the northern boundary of Special Policy Area "H". Staff propose that Uptown Avenue be realigned west from its present location at Clarington Boulevard to the present intersection of Green Road and Street "H". Streets "D" and "H" must be realigned to accommodate Uptown Avenue realignment. In addition, Uptown Avenue is to be extended north of the Garnet B. Rickard Complex and the Durham Regional Police station to Regional Road 57. This extension would follow the unopened Concession 2 road allowance. The benefits of realigning and extending Uptown Avenue are: . The traffic study identified traffic congestion issues at the Clarington Boulevard and Highway 2 intersection. The revised Uptown Avenue alignment functions as an east-west parkway parallel to Highway 2, providing an alternative route to Highway 2. This will alleviate some of the traffic pressure on Highway 2. · Policies in the Durham Region amd C1arington Official Plans encourage Main Central Areas to develop on the basis of a grid road network. This road will reinforce the notion. . Functionally, the road will separate the indoor facilities from the outdoor facilities in the Garnet B. Rickard Complex. · Extending Uptown Avenue would provide improved access for the Fire Department to the north and provide additional road frontage for the Durham Regional police station. The road location will facilitate the future expansion plans of the police station. 4.3 Designation of Additional Retail Commercial lands The amendment proposes to redesignate approximately 4.8 hectares (12 acres) of land at the northeast corner of Highway 2 and Green Road from "Medium Density Residential" and "High Density Residential" to "Retail Commercial". Density of development would be limited to 0.25 fsi, compared to 0.5 fsi permitted on other designated commercial sites in the BWMCA. Approximately 4.1 hectares is owned by 800769 Ontario Limited, the company that has initiated the commercial portion 605 REPORT PD-32-99 PAGE 6 of this amendment through file COPA 97-003. Two additional properties along Highway 2 form the remaining 0.7 hectare area. The BWMCA Secondary Plan contains retail threshold policies that releases retail floorspace based on population through future rezoning applications. In addition to the Canadian Tire site, approximately 27,000 m2 of retail commercial floorspace has been allocated to three individual sites within the BWMCA. Once the Clarington population reaches 78,000 persons, an additional 14,000 m2 will be available for allocation. 5.4 Reduction of Housing Targets With the redesignation of lands from residential to commercial uses, the amendment reduces the housing targets within the West Main Central Area Neighbourhood in Bowmanville. Medium density housing targets are reduced from 1,225 to 1,150 units and high density housing targets are reduced from 2,075 to 1,675 units. In total, housing targets are reduced by 475 housing units. The Official Plan encourages a mix of housing forms consisting of 70% low density (single and semi-detached units), 20% medium density (townhouses and walk-up apartments), and 10% high density (apartments). The housing mix for specific neighbourhoods may vary from this ratio. The overall effect of the proposed amendment is as follows: Existing Official Plan Proposed Amendment low Density 70.9% 71.8% Medium Density 19.4% 19.5% High Density 9.7% 8.7% The Durham Region Planning Department has expressed some concern regarding the removal of housing from the Main Central Area as follows: 606 . REPORT PD-32-99 PAGE 7 . The deletion of housing units within the BWMCA results could mean that the housing targets by type may not be achieved. . The deletion of housing units erodes the mixture of uses intended for the Main Central Areas. Staff do not feel that the reduction in housing units erodes the effectiveness of the BWMCA. Provision will be made to allow residential uses in the Retail Commercial Area. There would still be 175 medium and 1,300 high density residential units designated in the south end of the area. In addition, the public secondary school would be developed within the BWMCA, providing for a mixture of uses. 5.5 Private Streets The BWMCA contains policies for HFuture Streets". These right-of-ways are constructed to full municipal standards but remain in private ownership, Development cannot encroach upon these right-of-ways. The Municipality has the option of acquiring these streets in the future to reinforce the grid street network. These policies have been implemented on the former Markborough Shopping Centre lands through their development agreements. The amendment proposes to change the name of "Future Streets" to HPrivate Streets", This policy is also extended to the north side of Highway 2, whereby Street "0" would be reclassified as a "Private Street". 5.6 Expanded Range of Retail Commercial Uses on Clarington Place Lands The commercial policies in the BWMCA Secondary Plan currently exclude dothing, shoe, jewellery fashion accessory, yarn and fabric, hardware, furniture, and home furnishing stores on the Clarington Place (also known as Willsonia Industries) lands. This policy was approved by the Ontario Municipal Board in 1994 based on the retail market evidence as submitted by the retail consultant for C1arington PI.ace. The report indicated that sufficient market would be available by 1998 to support these uses on the Clarington Place lands. In order to permit Willsonia to attract an 607 REPORT PD-32.99 PAGE 8 increased array of uses, Staff support Willsonia's request that the policy limiting retai I uses be deleted. 5.7 Tourist Information Centre Requirement The provisions of Special Policy Area "H" requires The Kaitlin Group Limited to construct a tourist information centre to the Municipality's satisfaction on a site no less than 0..5 hectares. The land must also be conveyed to the Municipality for a nominal fee. The policy formalized the developer's submission to provide Municipality with a new tourist information centre at the entrance to Bowmanville and designate the lands for a business park. Since the Municipality has recently constructed a new tourist information centre on the east side of Liberty Street near Highway 401, a second tourist information centre may not be required. The proposed amendment provides that the site would remain reserved for any public use by the Municipality. 5.8 Subwatershed Study Requirements Commercial development in the BWMCA to date has proceeded on the basis of the Westside Creek Master Drainage Plan and Addendum. These documents provide the necessary approvals for stormwater management in the area. The Conservation Authority has indicated that development on lands owned by 800769 Ontario Limited can only proceed once these documents are amended to reflect commercial uses. A subwatershed study for the tributary to the Bowmanville Creek must be completed prior to development of these uses. 6. CONCLUSIONS 6.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. 608 REPORT PD-32-99 PAGE 9 Respectfully submitted, Reviewed by, cJ ~ ~---- ~tA.. Franklin Wu, M.C.I.P., R.P.P., Chief Administrative Officer Davi . Crome, M.C.I.P., R.P.P. Acting Director of Planning & Development RH*DJC*cc January 7, 1999 Attachment #1 Proposed Amendment to the Clarington Official Plan Interested parties to be notified of Council and Committee's decision: Mr. Glenn Willson 800769 Ontario limited 140 Bond Street P.O. Box 488 Oshawa, Ontario 11 H 7L8 George Ibanez Bayly Holdings limited 1535 Green Road Bowmanville, Ontario L 1C 3K7 Mr. Robert Martindale Martindale Planning Services 23 Elizabeth Street Ajax, Ontario L 1T 2X1 William Tonno William Tonno Construction 650 King Street East Suite 215 Oshawa, Ontario l1H1G5 Helen & Colin So utter 2374 Highway 2 R.R.#6 Bowmanville, Ontario l1C 3K7 Mr. John Shewchuk Royal LePage Frank Real Estate 234 King Street East Bowmanville, Ontario l1C 1P5 Mr. Kelvin Whalen Green Martin Holdings & Martin Road Holdings limited 1029 McNicoll Avenue Scarborough, Ontario M1W 3W6 Harriet Hamilton, Facilities Manager Durham Regional Police Services 77 Centre Street North Oshawa, Ontario L 1C 4B7 609 ... ''''"'."';:,,<,,,'.'.'''" .~ REPORT PD.32.99 PAGE 10 Mr. Bryce Jordan G. M. Sernas limited 110 Scotia Court Unit41 Whitby, Ontario L1 N 8Y7 Mr. Ron Hooper Bowmanville Business Centre P.O. Box 365 Bowmanville, Ontario L1C 3L1 Dr. Sebastian Corbo ACT Health Group Corporation 1280 Finch Avenue West Suite 710 Downsview, Ontario M3J 3K6 Victor Shearing 2060 Regional Road 57 Bowmanville, Ontario L1C 3K4 Ted Watson R.R.#2 Bowmanville, Ontario L 1C 3K3 Lynn Townsend Attention: Maria Jones 5710 Timberlea Boulevard Suite 207 Mississauga, Ontario L4W 4W1 Mr. Brian Bridgeman Walker Nott Dragicevic 172 St. George Street Toronto, Ontario M5R 2M7 Mr. Scott MacDonald Morguard Investments limited 1 University Avenue Suite 1500 Toronto, Ontario M5J 2V5 610 PURPOSE: BASIS: ACTUAL AMENDMENT: PROPOSED AMENDMENT TO THE CLARINGTON OFFICIAL PLAN The Amendment implements the following land use and related changes: . The boundary of the Bowmanville West Main Central Area is extended to include the public secondary school and the entire community park lands associated with the Gamet B. Rickard Complex containing baseball diamonds and open areas. . Uptown Avenue is realigned between Green Road and Clarington Boulevard and extended eastward to Regional Road 57 and related adjustments to other streets. . Lands at the northeast comer of Highway 2 and Green Road are redesignated from "Medium Density Residential" and "High Density Residential" to "Retail Commercial". Although this would allow the development of retail commercial uses within the Bowmanville West Main Central Area, no retail floorspace can be allocated to the project at this time. . Policies are added regarding private streets. . Certain restrictions on the type of retail uses for commercial lands west of the Gamet B. Rickard Complex are removed. . Policies for dedication of lands in Special Policy Area "H" are changed. The amendment is based on an application submitted by 800769 Ontario Limited (COPA 97-003) and an Urban Design and Transportation Study undertaken for the Bowmanville West Main Central Area and Special Policy Area "H". The Clarington Official Plan is hereby amended as follows: i) By amending Table 9-2 by: 611 - 2- a) By adjusting the housing targets for the West Main Central Area (N2) as follows: Medium Density - from "250" to "175" High Density - from "1,700" to "1,300" Total from "1 950" to "1 475" , , b) By adjusting the Totals for the Bowmanville area as follows: Medium Density - High Density - Total from "1 225" to "1 150" , , from "2 075" to "1 675" , , from "22,250" to "21,775" so the appropriate lines of Table 9-2 read as follows: Table 9-2 Housing Targets by Neiehbourhoods Housing Units Urban Area Residential Areas Central Areas Neighbourhoods low Medium High Medium High Intensification Total BOWMANVlllE 0 0 0 175 1300 0 1475 N2 West Main Central Area TOTAL 12975 3300 875 1150 1675 1800 21775 ii) By amending Map A3 - land Use: Bowmanville Urban Area as shown on.Exhibit "1". iii) By realigning and extending a collector road on Map B3 - Transportation: Bowmanville Urban Area as shown on Exhibit 1'2". iv) By amending the population target for the West Main Central Area (N2) on Map E2 - Neighbourhood Planning Units: Bowmanville Urban Area from 3,700 to 2,800 as shown on Exhibit "3". The Bowmanville West Main Central Area Secondary Plan, being a portion of the Clarington Official Plan, is hereby amended as follows: i) By deleting the words in Section 5.2.2 and replacing them with the following: 612 3- "5.2.2 The maximum density for Retail Commercial lands south of King Street shall be 0.5 fsi, calculated on the net development parcel. The maximum density for Retail Commercial lands north of King Street shall be 0.25 fsi, calculated on the net development parcel." ii) By deleting subsections (i) and (ii) of Section 5.2.1 (a). iii) By deleting Section 7.2.1 (f). iv) By deleting the second sentence of Section 12.1 v) By deleting the existing wording of Section 14.2.3 and replacing it with the following: "14.2.3 The "Private Streets" shown on Map A of this Plan shall be subject to Section 5.2.5(d) and the following: a) private streets will be designed to municipal standards suitable for assumption by the Municipality at some future date if deemed necessary; b) access points to parking spaces will meet municipal road standards; c) no buildings or parking spaces shall encroach into the private street right-of- way; and d) the developer shall provide for the future transfer of the rights-of-way to the Municipality at the Municipality's discretion. vi) By deleting the words ".... tourist information centre...." and replacing them with "....public use facility....." in Section 16.10.1 b) . 613 IMPLEMENTATION: INTERPRETATION: - 4- vi) By amending Map A - Land Use: Bowmanville West Main Central Area Secondary Plan as shown on Exhibit "4". The provisions set forth in the Clarington Official Plan and the Bowmanville West Main Central Area Secondary Plan, as amended, regarding the implementation of the Plan, shall apply in regard to this Amendment. The provisions set forth in the Clarington Official Plan and the Bowmanville West Main Central Area Secondary Plan, as amended, regarding the interpretation of the Plan, shall apply in regard to this Amendment. 614 EXHIBIT "1" AMENDMENT No. TO THE MUNICIPAUTY OF CLARINGTON OFFICIAL PLAN , MAP AS, LAND USE, BOWMANVIUE URBAN AREA I Di:L.ETE"PuIlUC SECONDARY SCHOOl! SYMBOL Ut --- URBAN BOUNDARY ~ D I@! []ill - - . l1li BtHJt~:1 FUTURE URBAN RESIDENTIAL URBAN RESIDENTIAL MEDIUM DENSfTY RESIDENTIAL HIGH DENSITY RESIDENTIAL MAIN CENTRAl AREA LOCAL CENTRAL AREA NEIGHBOURHOOD COMMERCIAL HIGHWAY COMMERCIAL AGGREGATE EXTRACTION AREA I i " ~. ~ - - III PRESTIGE EMPLOYMENT AREA UGHT INDUSTRIAL AREA GENERAL INDUSTRIAL AREA UTIUTY ENVIRONMENTAL PROTECTION AREA a ~ 5 .. ~ o - ffE1 GREEN SPACE WATERFRONT GREENWAY .. . . * COMMUNfTY PARK DISTRICT PARK NEIGHBOURHOOD PARK .......... TOURISM NODE 615 @ PUBUC SECONDARY SCHOOL SEPARATE SECONDARY SCHOOL PRIVATE SECONDARY SCHOOL PUBLIC ELEMENTARY SCHOOL SEPARATE ELEMENTARY SCHOOL PRIVATE ELEMENTARY SCHOOL SECONDARY PLANNING AREA SPECIAL POLICY AREA SPECIAl STUDY AREA C~ GO STATION . . flCl-o~ EXHIBIT "2" AMENDMENT No. TO THE MUNICIPAUTY OF CLARINGTON OFFICIAL PLAN MAP 83. TRANSPORTATION. BOWMANVIUE URBAN AREA t o 200 400 600 eoo m 200m f~-. .-~- . I I I . ......-- . . . . . . . . . ...~............J . . . I . . . . ~ . . I . I '. '. ............. "'t ......... LAKE ONl:4RIO "'_ ... _ URBAN BOUNDARY ,,_...~. FREEWAY TYPE A AATERIAL MAP B3 TRANSPORTATION BOWMANVILLE URBAN AREA EXISTING ~ FUTURE .c~ _I -~r~ OFFICIAL PLAN MUNICIPAUlY OF CLARINGTON FEBRUARY 2, 1999 REFER TO SECTION 19 I TI<<S CONSOUOI\11OH IS PRCMOtD fOR cotM}IlENCE OI-LY I NIl) RfIIAfS(HTS. IlEOUESTEO MODIfICATIONS Nfl) IJ>PR(NNS - - - - Trf'E 8 ARTERIAL. ----------.-. TiP[ C ARTERIAL COULCTOR RQ,I..O - - - - - - - REGK)tW. TRANSIT SPINE .......~..~rrRE~~ ~= GO STATlON FREEWAY ~GE o ('\ .,/ GRADE SEPARATION 616 . , EXHIBIT "S' AMENDMENT No. TO THE MUNICIPAUTY OF CLARINGTON OffiCIAL PLAN MAP E2, NEIGHBOURHOOD PLANNING UNITS. BOWMANVILlE URBAN AREA ADJUST "WEST MAIN CENTRAL AREA" BOUNDARY t o 200 0400 600 aoo m 200 m o C'i '" 1;;1 ~I ONTARIO MAP E2 NEIGHBOURHOOD PLANNING UNITS BOWMANVlLLE URBAN AREA "6-054 _ _ - URBAN eOUNDARY NEICH60URHOOO BOUNCIAAY (1000) POPtJLATION OFFICIAL PLAN MUNICIPALITY OF ClARlNGTON FEBRUARY 2, 1999 RITER TO SECTIONS 5 AND 9 11ll1S roNSOl.JDol.lION IS PRlM>EIl FOR COINDUf}fi ON..Y I N<<lREPRESO<<SfI:EOl6TroIlClOlf1CA.TlOMSN<<lN'Pfl(H..IJ..S 617 , ~ . EXHIBIT '4' AMENDMENT No. TO THE MUNICIPAUlY OF ClARlNGTON OFRCIAL PLAN BOWMANVllJ.E, WEST MAIN CENTRAL AREA. SECONDARY PLAN " I~ I ~ i I ~ ~I! ! ; ~ i ~L~ ,,~ "'! I! i ~ 1I!!;i M ~~ li~ ;i ,," ~ ~ ~t5 j;!l;\ ~~ ~~:;:~ Ii! ~ 8 ~ 8 !!' ~t! ~8 I ~.... '"iill_lm~OO :m :i~l 1; tI it . :::: :~~ .. . .. 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