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HomeMy WebLinkAboutPSD-055-18Clarftwn Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 25, 2018 Report Number: PSD -055-18 Resolution: PD -140-18 File Number: ZBA2016-0031 & S -C-2018-0002 By-law Number: Report Subject: Applications by MODO Bowmanville Urban Towns Limited (The Kaitlin Group) for a Zoning By-law Amendment and Draft Plan of Subdivision to permit 125 townhouse units and an 88 unit six storey apartment building Recommendations: That Report PSD -055-18 be received; 2. That the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by MODO Bowmanville Urban Towns Limited to permit 213 residential units continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -055-18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -055-18 Report Overview Page 2 The Municipality is seeking the public's input on revised applications to amend Zoning By- law 84-63 and a Draft Plan of Subdivision, submitted by MODO Bowmanville Urban Towns Limited (The Kaitlin Group). The applications would permit a future common elements condominium with 213 residential units including 61 dual frontage townhouses, 64 back to back townhouses and 88 apartment units in a six storey building, common amenity space and private laneways. 1. Application Details 1.1 Owner/Applicant 1.2 Proposal: 1.3 Area: 1.4 Location: 1.5 Roll Number: 1.6 Within Built Boundary: 2. Background MODO Bowmanville Urban Towns Limited (The Kaitlin Group) Proposed Draft Plan of Subdivision To create one block for a condominium project. Rezoning To rezone the lands from the "Agricultural (A) Zone" to appropriate zones that permit 213 future condominium residential units including 61 dual frontage townhouses, 64 back to back townhouses and 88 apartment units in a six storey building, common amenity space and private laneways_ 2.87 hectares (7.1 acres) South side of Brookhill Boulevard between Green Road and Boswell Drive. 181701002018432 and 181701003002710 No 2.1 On December 16, 2016, MODO Bowmanville Urban Towns Limited submitted applications for Rezoning and Site Plan approval to permit 167 units including 56 stacked townhouses, 49 rear lane townhouses and 62 back to back townhouses. (Figure 1) 2.2 A Public Information Centre was held May 18, 2017 and a Public Meeting was held on June 5, 2017 at Planning and Development Committee. The applicant was provided detailed comments from internal departments, external agencies and the public for their review. A concern identified with the proposal was that it did not meet the Region of Durham or Clarington Official Plan policies, specifically with regards to density within the Town Centre. Staff also requested different forms of housing to provide more affordable and accessible options within the development. Municipality of Clarington Resort PSD -055-18 Page 3 BROOKHILL II }� E SITE PLAN i- ---• --may. 3.5 STOREY 14' A" OVAL FRONT -�- TOWNHOUSES ' 3 STORY 21'-0" $ACK TC BACK TOWNHOUSES If i 3.5 STCREY STACKED TOWNHOUSES ©3 STOREY I4'•V' DUAL FRONT TDWNHWES %1MIJiT SiAEilCEMiiS _W Figure 1: Original application submission for 157 townhouse units 2.3 In April 2018 the applicants submitted revised Zoning By-law Amendment and Site Plan Approval applications. The applicants also submitted a new Draft Plan of Subdivision application to facilitate a future plan of condominium on the lands. The revised concept includes 213 future condominium residential units including 51 dual frontage townhouses, 64 back to back townhouses and 88 apartment units in a six storey building. The revised plan will have an underground parking area accessed from the west side of the property to serve the apartment building. 2.4 The applicants have submitted a separate zoning by-law amendment application for a 5 storey apartment building abutting Green Road (shown as other lands owned by applicant on Figure 2). That application has been deemed incomplete at this time as land transfer is being worked on between Kaitlin and the owner of other lands at the corner of Green Road and Brookhill Boulevard. Municipality of Clarington Page 4 Reoort PSD -055-18 Figure 2: Revised application submission for 213 units. 2.5 The revised proposal has changed significantly, in both unit type and unit number, recirculation of public notice and a new public meeting is required. 2.6 A number of revised studies were submitted and circulated for comments_ • Functioning Servicing and Stormwater Management Reports • Traffic Impact Study ■ Noise Study • Energy Conservation and Sustainability Plan • Urban Design Brief The studies are being reviewed by staff and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat and vacant. No significant environmental features are present on the site, however it is identified as an Ecologically Significant Groundwater Recharge Area and an area of High Aquifer Vulnerability. Municipality of Clarington Report PSD -055-18 4�{ Existing Residential Development ler �•r � d1► r Sr - ear r ' Ted Miller Crescent _ a BrOOkhill � 5 T ruture Development 80 .T „, J 'O Not Owned By Applicant Broolchill Boulevard Lands Subject to Current Application Page 5 I , _ ' Wal Mart Nee Rekker's Garden Centre ` p 3 I No and Greenhouse -fes-C-16; , , 4�{ Existing Residential Development ler �•r � d1► r Sr - ear r ' Ted Miller Crescent _ a BrOOkhill � 5 T ruture Development 80 .T „, J 'O Not Owned By Applicant Broolchill Boulevard Lands Subject to Current Application Page 5 I , _ ' Wal Mart m �f ., .� �g � ..,o � > - _ - Canadian Tire �► �� ' �� $ 'ii �� %� > ��� • �- ,. � �`�`�+� a Y.,e-�� ” . '� �� Stevens Road tea 2016-.0031 , °' , ..•. Y - 26 Figure 3: Surrounding Area Land Uses 3.2 The surrounding uses are as follows: North - Brookhill Boulevard / rear lane townhouses and semi-detached dwellings South - Commercial area including Canadian Tire and Walmart stores East - Two existing single detached dwellings, additional vacant lands owned by the applicant, a Temporary sale centre and Clarington Secondary School West -Rekkers Garden Centre and Greenhouse Operation Clarington Central Secondary School Additional Lands Owned By Applicant m �f ., .� �g � ..,o � > - _ - Canadian Tire �► �� ' �� $ 'ii �� %� > ��� • �- ,. � �`�`�+� a Y.,e-�� ” . '� �� Stevens Road tea 2016-.0031 , °' , ..•. Y - 26 Figure 3: Surrounding Area Land Uses 3.2 The surrounding uses are as follows: North - Brookhill Boulevard / rear lane townhouses and semi-detached dwellings South - Commercial area including Canadian Tire and Walmart stores East - Two existing single detached dwellings, additional vacant lands owned by the applicant, a Temporary sale centre and Clarington Secondary School West -Rekkers Garden Centre and Greenhouse Operation Municipality of Clarington Resort PSD -055-18 4. Provincial Policy Provincial Policy Statement Page 6 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. New growth 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 including a range of housing options that are affordable to the area residents. 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. Places to Grow 4.3 The subject lands are designated as Greenfield Area and within the Bowmanville Urban Area. The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area, while making efficient use of existing and planned infrastructure. 4.4 Within Greenfield Areas, the Growth Plan establishes minimum density targets for residents and jobs. The current target is 50 residents and jobs per hectare measured across the Greenfield area. 4.5 The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of housing types, high quality public open space and easy access to local stores and services. Transit -supportive and pedestrian -friendly developments will be concentrated around existing and future transit routes. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as a Regional Centre, which is to be developed as the main concentration of commercial, residential and cultural functions within the urban area in a well-designed and intensive land use form. A Regional Centre shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Municipality of Clarington Page 7 Resort PSD -055-18 5.2 Development in Regional Centres shall be based on the following principles: xCompact urban form which is transit -supportive; xProvides a mix of uses and opportunities for intensification; xFollows good urban design principles with focus on public spaces and pedestrian connections, with parking to the rear or within buildings; and xEnhances grid connections for pedestrians and cyclists. Clarington Official Plan 5.3 The Clarington Official Plan designates the lands Urban Centre. Development within Urban Centres shall provide for a mix of uses with a focus on higher density and a mix of housing types to support the successful development of complete communities. The minimum density target for Urban Centres is 120 units per hectare. The current proposal has a density of approximately 74 units per hectare. When future applications are submitted for the remainder of the lands to the east, abutting Green Road, which are anticipated to be two apartment buildings, the density across the lands designated Low Rise High Density Residential is anticipated to meet the Official Plan density requirements of 120 units per hectare. 5.4 Urban Centres are to be developed as the main concentration of activity within communities. Development should be transit supportive with a pedestrian focus as people -oriented places with a high quality pedestrian environment including civic squares, parks, walkways and building forms and styles that reflect the character of the community. 5.5 Development within the Urban Centre designation must comply with the urban design policies of the Official Plan, including those specific to the Bowmanville West Town Centre Secondary Plan. Bowmanville West Town Centre Secondary Plan 5.6 The Bowmanville West Town Centre Secondary Plan designates the lands Low Rise High Density Residential. The low rise high density designation permits townhouses and low rise apartment buildings not exceeding six storeys in height. 5.7 The Bowmanville West Town Centre Secondary Plan is one of the Secondary Plans that staff are completing a conformity review. This work is in early stages. Currently the density in the Low Rise High Density designation shall be a minimum of 50 and a maximum of 80 units per hectare. The Official Plan with the adoption of OPA 107 has a policy indicating where an inconsistency with the parent plan exists related to density the parent plan shall prevail. Municipality of Clarington Page 8 Report PSD -055-18 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to implement the appropriate residential zones to permit the dual frontage, back-to-back townhouses and apartment units. 7. Public Notice and Submissions 7.1 Public notice of the revised application was mailed to each landowner within 120 metres of the subject lands on May 25, 2018 and details of the application were also included on the Municipality's website. Public meeting signs were installed fronting onto Boswell Drive, Brookhill Boulevard and Green Road on May 31, 2018. 7.2 At the time of writing this report staff have received comments from two residents. One resident indicated support for the proposal and one resident had concerns with the proposal. 7.3 The resident in support of the proposal believed the apartment provided an affordable option for residents in Bowmanville. The resident also indicated they would like to see a new park or expansion of current parks as part of the development due to the large number of families in the neighbourhood. 7.4 The resident with concerns had indicated concerns with the previous proposal as well. The concerns were related to density and not having regard for the existing Brookhill Neighbourhood. The resident indicated there should be a mixture of singles and semi- detached dwellings as part of the proposal_ 8. Agency Departments 8.1 Most agency comments, including Durham Region Planning and Works Departments and Central Lake Ontario Conservation Authority, have not been received as of the writing of this report. Once received, they will be included in a subsequent report. Durham Region Transit 8.2 Comments received include the need to maintain the existing bus stops on Boswell Drive and Brookhill Boulevard. Purchasers of units fronting onto these streets should be made aware of current transit operations and that levels of service and resulting infrastructure are subject to change in the future. It is recommended that a pedestrian connection into the centre of the commercial development to the south be incorporated in the site design to provide a more direct connection to transit services available on Highway 2. Municipality of Clarington Resort PSD -055-18 9. Departmental Comments Page 9 9.1 The Engineering Department has no objections, in principle, to the draft plan of subdivision or rezoning applications. The applicants will be responsible for addressing and implementing appropriate grading, site servicing, and traffic measures to the satisfaction of the Engineering Department through site plan approval. 10. Discussion 10.1 Revised applications were received in April 2018 with anew draft plan of subdivision application. The revised proposal will allow for a future common elements condominium with 61 dual frontage townhouses, 64 back to back townhouses and 88 apartment units in a six storey building, common amenity space and private laneways. 10.2 The proposal eliminates the stacked townhouse units from the original submission and instead proposes apartment units. The addition of apartment units will provide an accessible form of housing in the north of the West Bowmanville Town Centre. As well as potentially more affordable than residential units with individual doors '� I � i iii iii � ■ � i '_ I � i � _ � "" I Figure 4: Conceptual drawing of the six storey apartment building Municipality of Clarington Page 10 Reoort PSD -055-18 Figure 5: Conceptual drawing of back to back Townhouses Figure 6: Conceptual drawing of dual frontage Townhouses 10.3 The Region of Durham Official Plan has long-term density target of at least 75 residential units per gross hectare for Regional Centres. The Clarington Official Plan requires 120 units per hectare for Urban Centres. The current proposal has a density of 74 units per hectare, thereby positively contributing to the long-term target as contained in the Regional Official Plan, although not achieving the120 unit minimum required by the Clarington Official Plan_ Municipality of Clarington Page 11 Report PSD -055-18 10.4 The subject lands are within the northern limits of the Bowmanville West Town Centre Secondary Plan, which is within the Town Centre. The Brookhill Secondary Plan south boundary is located on the north side of Brookhill Boulevard, which is not within the Town Centre. The development of the subject lands and the lands abutting Green Road should be compatible and transition to the lower density located on the north side of Brookhill Boulevard while achieving the policies of the Official Plan. However compatibility does not mean duplicating the form or height of housing. 10.5 The applicant has not indicated if the future condominium will apply to all the lands or if there will be multiple condominiums within the plan. There may be a requirement for long term cooperation between the condominiums on the subject lands and the future developments adjacent to Green Road to ensure proper site circulation, servicing, and maintenance. 11. Concurrence Not Applicable. 12. Conclusion The purpose of this report is to provide background information on development applications submitted by MODO Bowmanville Urban Towns Limited for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 13. Strategic Plan Application The recommendations of this Report conform to the Strategic Plan action to support a variety of affordable mixed housing types and community design attributes that support our residents at every stage of life and across all abilities. 41*4t— Submitted by: Reviewed by: David Crome, MCIP, RPP, Andrew C. Allison, B. Comm, LL.B Director of Planning Services CAO Staff Contact: Brandon Weiler, Planner II, (905) 623-3379 ext. 2424 or bweiler@clarington.net BW/CP/jp List of interested parties to be notified of Council's decision is on file in the Planning Services Department.