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HomeMy WebLinkAboutPSD-056-18Clarftwn 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 -056-18 Resolution: PD -141-18 File Numbers: S -C 2005-0002, ZBA 2018-0009 By-law Number: Report Subject: An Application by Farsight Investments and Savannah Land Corporation to amend a Draft Approved Plan of Subdivision and rezoning by adding lands into the draft plan Recommendations: 1. That Report PSD -056-18 be received; 2. That the application to amend Draft Approved Plan of Subdivision and application for Zoning By-law Amendment, submitted by Farsight Investments Limited and Savannah Land Corporation by adding lands into the draft plan and changing the configuration of the park, stormwater management pond and roads to permit 71 additional residential units continue to be processed and that a subsequent report be prepared; and 3. That all interested parties listed in Report PSD -056-18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -056-18 Report Overview Page 2 The Municipality is seeking the public's input on a proposed amendment to Draft Approved Plan of Subdivision and an application for Zoning By-law Amendment, submitted by Farsight Investments Limited and Savannah Land Corporation. The proposed change would add 0.64 hectares of land to the draft approved plan of subdivision and changes the size and configuration of the park, stormwater management pond and roads to permit 71 additional residential units. The ability of this amendment to draft approval and rezoning to proceed is predicated on land acquisition between Farsight Investments and Savannah Land Corporation and the opportunity for the Municipality to acquire additional lands for park and open space as set out in Confidential Report LGD-005-18 from the Municipal Solicitor. 1. Application Details 1.1 Owner/Applicant: Farsight Investments Limited Savannah Land Corporation 1.2 Agent: Bryce Jordan, GHD 1.3 Proposal: Amendment to Draft Approved Plan S -C 2005-002 i) To add 0.64 hectares of lands from Savannah Land Corporation to the draft approved plan; ii) To reconfigure the park and stormwater management pond and change the road pattern in the southern portion of the plan; iii) To provide for future parkland and open space within the lands shown as Other Lands Owned by Savannah Land Corporation; and iv) To add an additional 71 residential units consisting of 38 single detached dwellings and 33 street townhouse units throughout the approved draft plan of subdivision. Amendment to Zoning By-law ZBA2018-0009 i) To implement the proposed amendments to the Draft Approved Plan of Subdivision noted above; and ii) To establish a setback from a visibility triangle on corner lots 1.4 Area: 46.96 hectares 1.5 Location: North of Durham Highway 2 between Mearns Avenue and Lambs Road, and south of Concession Street in Bowmanville (Figure 1.) 1.6 Gross Density: 51 jobs and persons per gross developable hectare 1.7 Roll Numbers: 18-17-010-010-08200, 18-17-010-010-08210, 18-17-020-060-13500 Municipality of Clarington Report PSD -056-18 1.8 Within Built Boundary: Yes Open Space .klN�TegS7 Park I I —L—.Z/ L_ 0.64 ha owned by Savannah Lands Corp to be added to draft approved plan SC 2005-002 ZBA 2018-0009 r=� SC 2005-002 Park B IIIIIII liiiiiiiii- - l i 1111111110 SWM Pond Open Space Medium Townhouse Block Of Single Detached Dwellings Limits of Draft Approved Plan SC 2005-002 Street Townhouses UTJ Medium Townhouse Block Figure 1: Subject Site Retained By Owner Page 3 2. Background 2.1 In September 2010, Farsight Investments Limited received Draft Approval for a 541 unit residential plan of subdivision. The draft plan consisted of 273 single detached units, five blocks for 29 street townhouse units, 2 blocks for 239 block -townhouse units; open space blocks, which includes the lands associated with the main branch of the Soper Creek as well as a tributary to the Soper Creek, a stormwater management block and two park blocks. Municipality of Clarington Report PSD -056-18 Page 4 2.2 Final Approval for the first phase of the plan was not possible due to sanitary sewer capacity constraints at the Port Darlington Water Pollution Control plant. As a result Farsight received an extension to Draft Approval in 2015. Draft approval was extended for Phase 1 to November 27, 2018, and no later than November 27, 2022 for any subsequentphase 2.3 In 2016, a further amendment was approved which related to trails, pedestrian connectivity and plan implementation. The timeframe for registration of Phase 1 or subsequent phases was not changed. 2.4 On March 9, 2018 Farsight Investments submitted an application for rezoning to establish a setback from a visibility triangle on corner lots within the Draft Approved Plan of Subdivision. Subsequently, Farsight Investments together with Savannah Land Corporation submitted an application to amend draft approved plan S -C 2005-002 to incorporate a 0.64 hectare (1.16 acre) of land, outlined in red on Figure 1 into the Draft Plan. Savannah Land Corporation owns the lands on which the Bowmanville Zoo was situated. The majority of Savannah's lands are in the floodplain with the exception of 0.64 hectares adjacent to Farsight's lands. Acquiring these lands will allow relocation of a portion of the park block and stormwater management pond on these lands. This has the effect of changing their size and configuration. It also changes the road pattern in the southern portion of the plan. Farsight has also taken this opportunity to change the unit type and count in other portions of the plan resulting in a total increase of 71 units over the entire draft plan. 2.5 The redevelopment potential of the Bowmanville Zoo lands is extremely limited because of its location in the floodplain. Farsight Investments as the adjoining land owner has the best opportunity to service and develop the portion of the former Bowmanville Zoo lands not in the floodplain. Additional parkland and open space may also be available as set out in the Confidential Report from the Municipal Solicitor, LGD-005-18. Supporting Documentation 2.6 A Phase 1 Environmental Site Assessment has been submitted. 2.7 The following studies/plans have yet to be submitted: x Scoped Environmental Impact Study x Tree Preservation Plan x Updated Functional Servicing Report x Updated Traffic Impact Study x Archeological Assessment x Updated Parking Plan. Municipality of Clarington Report PSD -056-18 3. Land Characteristics and Surrounding Uses Page 5 3.1 The lands subject to Draft Approval have been graded and some trees removed in anticipation of site servicing. The 0.64 hectare parcel owned by Savannah Land Corporation, is outside of the Soper Creek floodplain and currently supports three buildings, two barns and a building that was used as an auditorium by the Bowmanville Zoo (See Figure 4.) 3.2 The surrounding uses are as follows: North - Concession Road 3 and future residential lands as part of Lamb's Road School Development (Jury Lands) South - Rural residential lots, a used car dealership, and a veterinary clinic East - Rural Residential, cultivated fields and horticultural operation West - Open Space associated with Soper Creek, various buildings related to the former Bowmanville Zoo and a trailer park C -a9 -" DEVELOPMENT PROPOSAL Figure 2: Farsight lands looking west with barns in the background Municipality of Clarington Report PSD -056-18 Page 6 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Planning authorities are encouraged to create healthy, livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. The subject applications are consistent with the Provincial Policy Statement. Provincial Growth Plan 4.2 The subject lands are within the defined Built Boundary. Population and employment growth will be accommodated by directing a significant portion of new growth to the built up areas through intensification and efficient use of existing services and infrastructure. The development of complete communities is encouraged by promoting a diverse mixof land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. The Growth Plan establishes minimum targets for residential development occurring annuallywithin each upper tier municipality to be within the built up area.The subject applications are consistent with the Growth Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Areas. Lands designated Living Area permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. The proposed development conforms with the Durham Region Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the lands as Urban Residential and Environmental Protection. The Urban Residential designation shall predominantly be used for housing purposes, providing for a variety of densities, tenure and types. Neighbourhoods are to be walkable, compact, connected and create a high quality public realm. The lands associated with the Soper Creek valleylands and the 0.64 hectares being added into the draft plan are designated Environmental Protection. The The Natural Environment policies require a minimum 15 metres setback from natural heritage features including watercourses and valleyland. The 0.64 hectares are outside of the Soper Creek floodplain, contain multiple buildings and do not have any significant natural heritage features. These lands are interpreted to be designated urban residential. A scoped Environmental Impact Study (EIS) is required for the lands being Municipality of Clarington Report PSD -056-18 Page 7 added to the draft plan to determine the development limits, and define the limits of the park and stormwater management pond locations. 5.3 The lands adjacent to Lambs Road and Concession Street are identified as a Local Corridor which are to have a variety of medium density development. A medium density block is located at the north and south ends of the draft plan of subdivision. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands as Environmental Protection (EP), and various other urban residential zones for single detached dwellings, street townhouses and block townhouses. An application for rezoning has been submitted. 7. Public Notice and Submissions 7.1 One resident residing on Barley Mill Crescent expressed concern with the increased traffic and speed on Mearns Avenue, Concession Road 3, King Street and Liberty Street. 7.2 One resident residing on Barley Mill Crescent requested that the fencing between the Barley Mill Park, owned by the Municipality and the former Bowmanville Zoo lands be removed so that people could have access to Soper Creek. 7.3 One resident residing on Lambs Road is concerned with dust and the impact of the development on his horticultural operation. 7.4 One resident on Soper Creek Drive is concerned with the reduced size of the park, pedestrian connectivity through the park and valleylands. 8. Agency Comments 8.1 The Regional Municipality of Durham, Central Lake Ontario Conservation Authority, the two school boards and utilities were circulated however has not provided any comments as the time of writing this report. 8.2 Enbridge Gas has offered no objection. 9. Departmental Comments Engineering Services 9.1 The Engineering Services requires the submission of the updated Functional Servicing Report, updated Traffic Impact Study and the revised On -street parking plan to fully assess the proposed amendment to Draft Approval and rezoning. Municipality of Clarington Report PSD -056-18 Emergency and Fire Services Page 8 9.2 Emergency and Fire Services have offered no objection to the proposed amendment to draft approval and rezoning. 10. Discussion 10.1 Farsight filed an Official Plan Amendment, draft plan of subdivision and rezoning in 2005. The draft plan went through various changes before finally receiving draft approval in 2010. At the time, the owner of the Bowmanville Zoo, raised various concerns regarding the proximity of proposed residential uses adjacent to the zoo lands, mainly for safety reasons. The stormwater management pond and park were configured in such a way so as to provide a buffer between the new residential dwellings and the zoo lands. A 3.0 metre wide strip of land was to be transferred to the zoo as an extra buffer. The conditions of draft approval required that Farsight install 3 metre high, non -gated and non -scalable fencing with razor wire parallel to the shared property line between the zoo and stormwater management pond. Additional plantings were also required to deter access. See Figure 3. Now that the zoo is no longer operational and additional developable lands are available, Farsight proposes to move the park and stormwater management pond westerly which changes their size and configuration. See Figure 4. Limits of Draft Approved :;- Plan SC 7005-002 Ab i 3 Wire Fene Strip r SWM Pond Lands 6wned By F'ark Savannah � I and Corp t J l(in ' rownnouse - 9 $GeQt ZBA 2018-0009 91nrk _ Fast a�r� 5C 2005'002 *?'It 1 Figure 3: Park and Stormwater Management Pond approved in 2010 Municipality of Clarington Report PSD -056-18 Page 9 Parkland and Open Space 10.2 Parkland dedication is calculated at 5% of the land area within any draft plan or 1 hectare per 300 units. In 2010, parkland was calculated at 5%; 2.302 hectares. The draft approved plan totalled 2.67 hectares of parkland, which included a 0.14 hectare parkette situated in the north portion of the subdivision and the 2.53 hectares in the south portion adjacent to the stormwater management pond, which represented an over dedication of 0.5 hectares of parkland. In the current proposal, the parkette remains the same size while the proposed newly configured park is 0.93 hectares in size, or 1.601 hectares smaller, and less than the required 2.3 hectares. To reduce part of the deficit and to improve the overall park configuration and access to the open space lands staff are requesting that an additional four lots, adjacent the park be removed. As a condition of draft approval Farsight is required to construct a full park, which would include lands outside of the boundary of this plan of subdivision. Limits of Draft Approved 01 Plan SC 2005-002 Open Space "y Park Single Detached � , Dwellings �, �S I Lands F — Owned By Savannah Land Corp SWM Pond R i i Street Townhouses 0.64 ha owned by Savannah Lands Corp to be added to draft approved plan SC 2005-002 .� « _ OEieriSud�� Medlum i — _ k1n9 Street Townhouse E ZBA 20 8-0009 Block SC 2005- 02 Figure 4: Proposed changes to the Park and Stormwater Management Pond in 2018 Municipality of Clarington Report PSD -056-18 Page 10 10.3 Staff are also recommending that the townhouse block adjacent to the stormwater management pond be reduced by one unit, to provide a future trail connection from the south into the subdivision. As a condition of draft approval, Farsight is also required to build the trail through the Soper Creek valley from Durham Highway 2 to Concession Street and make a trail connection to the Barley Mill Park. Staff also are continuing to review the number of street townhouses in this area of the plan of subdivision. Stormwater Management Pond 10.4 In absence of the updated Functional Servicing Report, staff cannot determine if the new stormwater management pond is sized sufficiently or includes the required minimum six metre access area around the pond. The current layout does provide a 7.5 metre setback between the south property line adjacent to the stormwater management pond block and the residential dwelling to the south owned by Savannah. Lotting Pattern and Unit Count 10.5 The majority of the changes to the draft plan take place at the south portion of the draft plan where the streets are reconfigured and more residential units are added. Farsight's proposed amended plan also adds street townhouse units replacing single detached units in the north portion of the plan which face Lambs Road. This better implements the recent Local Corridor designation. The lot sizes as well as the unit count in the two medium density blocks remains the same. The number of larger lots have been reduced despite the overall increase in the number of units. The overall lotting mix will be further reviewed by staff. See Table 1. Housing Type 2010 Draft Approved Plan 2018 Proposal Difference in Unit Count 10m single 101 111 10 12 m single 122 171 49 13.5m single 50 29 -21 7m street townhouse 29 62 33 Block Townhouses 239 239 0 Totals 541 612 71 Table 1: Change in unit count Municipality of Clarington Report PSD -056-18 11. Conclusion Page 11 The purpose of this report is to provide background information on the proposed amendment to Draft Approval and rezoning submitted by Farsight Investments Limited and Savannah Land Corporation 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. 12. Strategic Plan 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. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Andrew C. Allison, B.Comm, LL.B Chief Administrative Officer Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or cstrike@clarington.net Interested parties list Bryce Jordan, GHD Robert Schickedanz, Farsight Investments Limited Alex Nagy, Savannah Land Corporation Richard Mostert Steve Dainard Nick Matesic