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Home My WebLink AboutPSD-033-07 C/D!h]gron REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, March 26, 2007 GPA - ()l{9 ~o7 Report #: PSD-033-07 File #: S-C-2007 -0003 By-law #: and ZBA 2007-0004 Subject: APPLICATION FOR PROPOSED PLAN OF SUBDIVISION AND ZONING BY- LAW AMENDMENT APPLICANT: PRESTONV ALE LAND CORPORATION RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-033-07 be received; 2. THAT the applications for a proposed Plan of Subdivision and Zoning By-law Amendment submitted by Prestonvale Land Corporation 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 bYO~~ Franklin Wu, Chief Administrative Officer SA/CP /DJC/sh/df/jd March 19,2007 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-033-07 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: Prestonvale Land Corporation 1.2 Owner: Prestonvale Land Corporation and Paul Lysyk Family Trust 1.3 Agent: D.G. Biddle and Associates Ltd. 1.4 Applications: Plan of Subdivision: Residential plan of subdivision for a total of 48 dwelling units, consisting of 10 semi-detached dwelling and 38 single detached dwellings. Zoning By-law Amendment: To rezone the subject lands from the “Urban Residential Type One (R1) and Holding – Urban Residential Type One (H(R1)) to appropriate zones to permit the proposed plan of subdivision. 1.5 Site Area: 3.2 ha 1.6 Location: The subject lands are located in Courtice, east of Prestonvale Road and the majority of the application is on the north side of Oke Road (Attachment 1). The property is contained within Part Lots 32 & 33, Concession 2, in the former Township of Darlington. 2.0 BACKGROUND 2.1 On December 21, 2006, Prestonvale Land Corporation submitted applications to the Municipality of Clarington to permit the development of 48 new dwellings. 2.2 Two land division applications were recently approved by the Region of Durham Land Division Committee for the land assembly of this proposed draft plan of subdivision. LD013/2007 and LD016/2007 added the lands south of Oke Road to the proposed plan of subdivision. 2.3 An Environmental Site Assessment Phase 1 and a Soil Investigation Report accompanied the application. These are summarized in Section 7.0 of this report. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject property is currently vacant and has frontage along Oke Road and Prestonvale Road. A portion of this property was previously used for agriculture and the remainder is a greenfield site. REPORT NO.: PSD-033-07 PAGE 3 3.2 Surrounding Uses: North: urban residential - single detached dwellings South: vacant lands, previously used for agriculture, inside the Courtice urban area boundary East: urban residential - single detached dwellings West: urban residential - single detached dwellings 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement The Provincial Policy Statement (PPS) states that all new development should occur adjacent to the existing built-up area, and have a compact form. There should be efficient use of infrastructure including water and sanitary services and existing road networks. Development should be phased to ensure the orderly progression of development within a designated growth area. This application is within a planned neighbourhood, the Emily Stowe Neighbourhood (N8). Phasing for this neighbourhood indicates that this area is the next phase for development so the application is timely. Servicing is available for this development and there is an existing road network of collector and arterial roads with capacity to accommodate traffic from the proposed subdivision. The application conforms with the Provincial Policy Statement. 4.2 Provincial Growth Plan The Growth Plan states that intensification is to be encouraged throughout built-up areas. Intensification can be achieved through infill development, such as this, where infrastructure can accommodate the development. The Neighbourhood Design Plan identified the potential for 61 new dwelling units on these lands. The current application is for just 48 new dwelling units, and staff are in discussion with the applicant to increase the number of dwelling units. 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the land “Living Area”. Living Areas shall be predominantly used for housing purposes. Development in urban areas shall have regard for: compact urban form; the use of good urban design principles; use a grid street pattern; provide for parks; access to transit; the capacity of existing services; and, the balance between energy efficiency and cost. 5.2 Clarington Official Plan The Clarington Official Plan designates the land “Urban Residential” and is slated for low density development. Low Density development is for 10-30 units per net ha, and is REPORT NO.: PSD-033-07 PAGE 4 predominantly for single detached and semi-detached/link dwellings. Low density areas are generally internal to neighbourhoods and are not abutting arterial roads. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 as amended, zones the subject land “Holding – Urban Residential Type One (H(R1))” and “Urban Residential Type One (R1)”. The applicant has applied to rezone the property to permit the proposed subdivision development. 7.0 SUMMARY OF BACKGROUND STUDIES 7.1 Environmental Site Assessment Phase 1 The Environmental Site Assessment, Phase 1 by Soil Engineers Ltd. was done in August 2005. The study indicates that the majority of the site has previously been used only for agricultural purposes, and at the northern end of the site a small area was used for a receiving tower facility owned by Rogers Cable T.V. The study reviewed historical records, observations of adjacent properties, geotechnical investigation findings and a building audit. The geotechnical investigation consisted of 4 boreholes to a depth of 6.3 metres each. No obvious signs of soil contamination were found from the test soil. The report concludes that there are no issues of environmental concern with regard to the subject property or surrounding lands. 7.2 Soil Investigation Report The Soil Investigation for Proposed Residential Development was done by Soil Engineers Ltd. in September 2005. This study investigated the subsurface conditions and determined the engineering properties of the soils for the proposed construction of dwellings and roads. There were no severe limiting conditions found and provided the Ontario Building Code and Clarington Design Criteria and Standard Drawings are adhered to, construction may proceed. 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. Also three (3) public meeting notice signs were installed on the property along the Prestonvale Road and Oke Road frontages. As this application was received prior to January 1, 2007, Bill 51 procedures are not applicable. 8.2 To date no inquiries have been received following the sign being posted and notice mailed out. REPORT NO.: PSD-033-07 PAGE 5 9.0 AGENCY COMMENTS 9.1 At the writing of this report, comments have been received from Rogers Cable, Bell Canada, and Clarington Emergency Services. These comments have been forwarded to the applicant for review. 9.2 There were no objections from Rogers Cable or Clarington Emergency Services. Bell Canada will submit more detailed comments later. 9.3 Comments are outstanding from: Central Lake Ontario Conservation Authority, Regional Planning and Regional Works Departments, Clarington Engineering Services, Enbridge Gas, Hydro One Networks Inc. and the School Boards. 10.0 STAFF COMMENTS 10.1 This is an infill development, surrounded on three sides by existing low density residential development. The owner has amalgamated four parcels to create one planned development. The site will be accessed in two locations: by a local road, Oke Road to the south, and by a collector road, Prestonvale Road, at the north end. A new street, Street A, will link Oke Road to Prestonvale Road. 10.2 As an infill development inside the Courtice Urban Area boundary, there are existing regional services in the area for both municipal water and municipal sanitary service. Also, Durham Transit currently operates a bus route along Prestonvale Road between Southfield Drive and Claret Road, providing alternate transportation opportunities. Currently there is a neighbourhood park (Stuart Park) and a parkette (Glenabbey Parkette) for use of the future residents of this proposed plan of subdivision. 10.3 The proposed subdivision is located in the Emily Stowe Neighbourhood which has an approved neighbourhood plan dated November, 1999. The application as submitted is underachieving the neighbourhood plan density. Given that the Provincial Growth Plan is requiring more compact development and higher densities for new development, including infill development, Staff finds that this application needs further analysis and revision. Staff have been in discussion with the agent for the application, and it would appear that a higher density can be achieved with different lot sizes and a different lotting pattern. The development will still remain low density. 11.0 CONCLUSION 11.1 In consideration of the issues raised and the agency comments not received at the writing of this report, and that the purpose of this meeting is to fulfill the Planning Act requirements for a Public Meeting, it is recommended that the application be referred back to staff for further processing. REPORT NO.: PSD-033-07 PAGE 6 Attachments: Attachment 1 – Key Map Attachment 2 – Proposed Draft Plan Interested parties to be notified of Council and Committee's decision: Prestonvale Land Corporation Paul Lysyk Family Trust D.G. Biddle & Associates CJ ,- fTI Z )> rn rn I'l -< ;u o )> o 0 N :e 0 "'tl ~ C Z (3 CD D1 - 'C ~ Z CD .. ::Pen QN ~ "tI ca "tI. D3 OJ - r- iiO 1-:1> 0 tn ~ . n - N ~g III 0 o 0 - ~ ....0 S" < 0..... :2 AI )> ";"I 3: CD c::: . ero 3:0 III r- c.0 mO 'C AI ::cr 0 - ~ (ii" W ZO n c. C .I:lo 0 cr c (') 3: ::l 0 ~ m c:r ~ z CD " -4 LO-880-aSd JJoda~ 0.1 ~ luaw4oe>>'v' - -- - - -l o :::0 Cl> "0 o :4- -o~ (j)- o~ I =:1" 03 wCl> <f:::::l 0- -.J N