HomeMy WebLinkAboutPSD-105-07
Cl~liygron
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Monday, September 17, 2007 ~esoll).-hDn #8 M-5-:3CJ~o7
Date:
Report #: PSD-105-07
File #: COPA 2007-0002
and ZBA 2007-0005
By-law #:
Subject:
APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN AND
ZONING BY-LAW BY 1276467 ONTARIO LIMITED TO PERMIT
APARTMENT AND TOWNHOUSE USES, REMOVE THE
NEIGHBOURHOOD PARK SYMBOL, AND PERMIT ADDITIONAL
COMMERCIAL PARKING FOR LANDS FRONTING DURHAM
HIGHWAY 2
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-105-07 be received;
2. THAT the application submitted by 1276467 Ontario Limited be referred back to
Staff for further processing and the preparation of a further report following the
receipt of all outstanding information and agency comments;
3. THAT a copy of Report PSD-105-07 and Council's decision be forwarded to the
Regional Municipality of Durham Planning Department; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
r'\ A
Reviewed by: '0 ,~~~lLA
Franklin Wu
Chief Administrative Officer
RH/COS/DJC/df
11 September 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-105-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: 1276467 Ontario Limited
1.2 Agent: Evans Planning
1.3 Official Plan Amendment Application:
The application proposes to redesignate the subject lands:
Part 1: From "Urban Residential" and remove the "Neighbourhood
Park" symbol to permit a high density residential development
containing a 177 condominium unit apartment building ranging in
height between 6 and 8 storeys and a separate townhouse block
with 6 units; and
Part 2: To expand the "Mixed Use Area" land use designation to
permit additional parking for commercial lands located at 1465
Durham Highway 2.
1.4 Rezoning: Appropriate to permit the apartment building and to expand the
commercial zoning area.
1.5 Site Area: 1.2 hectares
2.0 BACKGROUND
2.1 Oriainal Application
On December 21, 2006, Staff received official plan amendment and rezoning
applications from 1276467 Ontario Limited to permit a high density residential
development containing a 213 condominium unit apartment building ranging in
height between 7 and 9 storeys and a separate townhouse block with 9 units.
Access for the development is proposed from Durham Highway 2 through a
commercial property located at 1465 Durham Highway 2.
A central stormwater management pond is located to the south of the
development, which would accommodate flows from the proposal, from a future
residential development to the south, and from Darlington Boulevard once this
roadway is reconstructed.
A small 0.5 hectare parkette is being proposed on the south side of the
stormwater management pond.
The valley lands and sensitive portions of the property would be dedicated to the
Municipality of Clarington for stewardship and passive recreational purposes.
REPORT NO.: PSD-105-07
PAGE 3
2.2 Alternative Access
Based on a review of the initial submission, the applicant was requested to
secure an alternative means of access from Darlington Boulevard, improving
access both for future residents and emergency vehicles. As a result, the
applicant has secured the property located at 15 Darlington Boulevard for access
and development purposes.
2.3 Open House
Staff scheduled an Open House in the Courtice Community Complex on June 26,
2007 to introduce and present the proposal to area residents prior to a formal
Public Meeting in Council Chambers. The meeting was well attended by
approximately 100 area residents from the neighbourhood, Clarington
Councillors, Staff, and the applicant with his consulting team. The meeting also
included a presentation by the development team for the Pointe of View high
density residential application, located adjacent to the subject lands to east.
Prior to the Open House, the applicant subsequently revised the proposal by
reducing the number of units in the apartment building from 213 to 193 and
reducing the townhouse block from 9 to 6 units. Three single detached units
were added on the lands located at 15 Darlington Boulevard. The configuration
of the stormwater management pond remained unchanged.
Area residents raised the following issues associated with this proposal:
. Many residents do not want high density at this location as it will detract
from their views of the open space and Farewell Creek valley. They also
feel that private ownership will limit their ability to walk on the property to
Farewell Creek and access the Farewell Creek valleylands.
. While Staff notified all area residents within 120 metres of the subject
lands, residents beyond this area complained that they did not receive
notice of the open house.
. Some residents associate apartment buildings with social or rental
housing and expressed concerns about anti-social behaviour and reduced
property values.
. Some feel that the development is not transit oriented because it does not
front on Durham Highway 2 and many of the occupants will not use transit.
. Residents indicated that they experience large volumes of traffic currently
"shortcutting" through the Darlington Neighbourhood to and from Olive
Avenue in Oshawa to the Durham Highway 2/Darlington Boulevard
intersection. This causes problems for residents along Kingswood Drive,
Edinborough Lane, Foxhunt Trail and Darlington Boulevard. A suggestion
was made to close off Kingswood Drive.
. The proposal will create additional traffic loads onto Darlington Boulevard
and adjacent streets. Since Darlington Boulevard is relatively long and
straight, some traffic tends to race through the neighbourhood now.
. There are currently no sidewalks on Darlington Boulevard. Many
residents feel that their safety is being compromised by speeding traffic
along this road.
REPORT NO.: PSD-105-07
PAGE 4
. Access for the development onto Darlington Boulevard is not preferred by
area residents. They believe it could lead to shortcutting through the
development.
. Many residents question how the lands would be serviced.
. Several residents requested information on how the remaining lands on
Darlington Boulevard would develop. The applicant presented two
intensification scenarios for small single detached dwellings based on a
public road system and a private condominium road system.
. Some residents question what the impact on their property taxes would be
due to additional development in the area.
Many of these issues are discussed in Section 10 of this report.
2.4 Revised Application
In response to concerns raised at the Open House, the applicant submitted their
second revision to the proposal on August 29, 2007 by reducing the number of
units in the apartment building from 193 to 177 and reducing the height of the
apartment building from 7 and 9 storeys to 6 and 8 storeys. The townhouse
block remains unchanged at 6 units while the number of single detached units at
15 Darlington Boulevard also remains at three units. The configuration and
location of the stormwater management pond is unchanged. Access will be
maintained from Durham Highway 2 and Darlington Boulevard. Attachment 1
includes a key map of the current proposal while Attachment 2 contains a
proposed Official Plan Amendment.
3.0 SITE CHARACTERISTICS AND SURROUNDING USES
3.1 Site Characteristics
The property at 43 Darlington Boulevard is currently vacant and contains two
separate tableland areas backing onto the properties on the east side of
Darlington Boulevard suitable for development. The development areas are
bisected by a lower area, which transitions towards the Farewell Creek valley.
The remainder of the property contains wooded valleylands associated with the
Farewell Creek.
The proposal also includes property at 15 Darlington Boulevard, which contains a
single detached dwelling. This property is relatively flat and drains towards the
east.
3.2 Surroundinq Uses:
East:
North:
Open space lands associated with the Farewell Creek
Commercial and high density residential lands on the north side of
Durham Highway 2
Low density residential lots on Darlington Boulevard
Lower valley slope associated with the Farewell Creek
West:
South:
REPORT NO.: PSD-105-07
PAGE 5
3.3 Area Development Applications
There are two development applications located on adjacent properties as shown
on the drawing below.
. 2117412 Ontario Limited, north of the subject lands, has submitted a site plan
application (SPA 2007-0002) for lands located at 1465 Durham Highway 2 to
develop a retail commercial centre with 3,281 m2 of retail and office
f1oorspace. The proposal includes two free-standing pads along Durham
Highway 2 with a two storey building at the rear of the property.
. Pointe of View Developments (Stonecreek Pointe) Inc., east of the subject
lands, has submitted a site plan application (SPA 2007-0010) for lands
located at 1475 Durham Highway 2 to permit the development of 190
apartments units within two 4-storey buildings and one 3-storey building.
Staff would note that the residential proposal south of the stormwater
management pond is only conceptual at this stage.
4.0 PROVINCIAL POLICY
4.1 Provincial Policv Statement
The Provincial Policy Statement identifies settlement areas as the focus of
growth and supports residential intensification of vacant and underutilized
property. The policies also promote a variety of higher density residential
development within urban areas to provide lifestyle options for residents. Healthy
active communities with a balance of recreational opportunities including
facilities, parklands and open space are promoted. The natural areas of the
property would be protected by being transferred to the Municipality of
REPORT NO.: PSD-105-07
PAGE 6
Clarington. The proposed development is consistent with the Provincial Policy
Statement.
4.2 Growth Plan
The Provincial Growth Plan promotes urban intensification of underutilized and
vacant properties for intensive development. Emphasis is placed on
intensification along major arterial roads to support transit use. Intensification
along Durham Highway 2 promotes transit supportive development. Dedication
of valley land and sensitive areas ensures that natural areas are protected and
used for passive recreational uses such as walkways. The proposed
development is consistent with the Growth Plan.
5.0 OFFICIAL PLANS
5.1 Durham Reqional Official Plan
The Durham Regional Official Plan encourages efficient use of land for
development, protection of significant natural features and their functions, and a
mixture of housing by type, mix, and tenure. The application conforms to the
basic directions of this Official Plan.
The Durham Regional Official Plan designates the subject lands as "Living Area".
A variety of residential building forms are permitted within this designation. Since
the Plan designates Durham Highway 2 as a transit corridor, residential
intensification is encouraged along this arterial roadway. The application
conforms to the policies.
5.2 Clarinqton Official Plan
The Clarington Official Plan promotes the principle of healthy communities
through opportunities for recreational and social well-being of our residents.
Growth management policies promote protection of natural systems and compact
urban form through intensification, higher densities and mixed use development.
The application conforms to the basic directions of this Official Plan.
The Clarington Official Plan designates the property "Urban Residential". The
Clarington Official Plan also contains a "Neighbourhood Park" symbol at the
northern edge of the property, which was intended to include the subject lands as
well as 4 to 5 properties fronting Darlington Boulevard south of the commercial
lands fronting Durham Highway 2. Park facilities are provided to the residents for
enjoyment, recreational needs, and to promote healthy communities.
Neighbourhood parks are provided on the basis of 0.8 hectares per 1,000
persons and shall have a size ranging between 1 to 3 hectares.
Since high density residential uses are not permitted within this designation, the
applicant has submitted an application to amend the Clarington Official Plan for
consideration. The application has also requested that the "Neighbourhood
Park" symbol be removed to accommodate the proposal.
In order to permit additional parking for the commercial property located at 1465
Durham Highway 2, the applicant proposes to redesignate a strip of property
from "Urban Residential" to "Mixed Use Area".
REPORT NO.: PSD-105-07
PAGE 7
6.0 ZONING BY-LAW CONFORMITY
6.1 Zoning By-law 84-63 zones the northern portion of the subject lands at 43
Darlington Boulevard as "Holding-Urban Residential Type One ((H)R1) Zone",
which does not permit the proposed development. In order to permit the
proposal, a rezoning application was submitted for consideration.
6.2 Zoning By-law 84-63 zones the western half of 15 Darlington Boulevard as
"Urban Residential Type One (R1) Zone", which recognizes the existing single
detached dwelling. The eastern half of 15 Darlington Boulevard, which is
currently vacant, is zoned "Holding - Urban Residential Type One ((H)R1)
Zone". In order to permit more intensive development of these lands, the
rezoning application also covers this area.
6.3 In order to permit additional parking for the commercial property located at
1465 Durham Highway 2, the applicant proposes to rezone a strip of property
from "Holding-Urban Residential Type One ((H)R1) Zone" to "Holding - General
Commercial Exception ((H)C1-39) Zone".
7.0 SUMMARY OF BACKGROUND STUDIES
7.1 Plannina Rationale
The applicant prepared a planning rationale that examined the existing planning
context, policy framework contained in the Clarington Official Plan, Durham
Region Official Plan, Provincial Policy Statement, and the Growth Plan. The
report concludes that the proposal can be supported on the following basis:
. The proposal promotes efficient use of land through urban intensification and
growth purposes. The development provides an alternative housing form
within Courtice that will allow residents to move from low density housing to
an apartment condominium. The property is located in proximity to Durham
Highway 2 for transportation and transit access.
. The development will be situated on the eastern edge of the property,
providing sufficient distance separation to existing dwellings on Darlington
Boulevard.
. The development is consistent with local and upper tier policies on achieving
compact development without affecting the human and natural environment.
. The applicant will be requested to provide a rationale for deletion of the
neighbourhood park symbol, which will focus on how the neighbourhood park
needs of area residents will be served.
7.2 Environmental Impact Study
An environmental impact study was prepared in 2002 that identified the limits of
development on the subject lands. The report provided recommendations for
additional work to be completed prior to issuance of development approvals.
. CLOCA will determine whether fisheries compensation agreement with
Department of Fisheries and Oceans is necessary.
REPORT NO.: PSD-105-07
PAGE 8
. Stormwater management plans and erosion/sedimentation control plans must
be approved prior to construction commencement. These should ensure that
direct sheet flow into the valley is prevented.
. A tree preservation plan must be prepared.
. A 10 metre development setback from stable top-of-bank must be
implemented on the subject lands or maintain a stable 3:1 slope as
determined by CLOCA. This includes the location of sedimentation fencing.
. All soil stockpiles and operations should be maintained a minimum of 15
metres from the top-of-bank and drip line.
. Exposed soils should be revegetated as soon as possible.
At the time of the study preparation, the development concept for the area only
contemplated low density residential uses. This study will be updated to reflect
the proposed high density proposal.
7.3 Traffic Impact Analvsis
A traffic impact analysis was prepared as part of the original application
submission and provides the following conclusions. The report assumed an
annual 2% increase in background traffic levels on Durham Highway 2 and an
annual 1 % increase in background traffic levels on Darlington Boulevard and
Varcoe Road.
. The proposal should not impact the function and capacity of the intersection
at Darlington Boulevard and Durham Highway 2.
. The westerly commercial driveway on Durham Highway 2 will operate with no
problems since only right turns are made in and out of the site.
. Outbound traffic from the easterly driveway of the commercial block can
expect a noticeable delay. This should not affect residential traffic since they
can exit onto Darlington Boulevard to Durham Highway 2. Inbound traffic to
the site from Durham Highway 2 will experience level "A" service in the a.m.
period but level "D" service in the p.m. periods.
. Generally, the proposed residential development is projected to have a
negative impact on area roads.
. The traffic impact analysis will be expanded to address the neighbours
concerns raised both at the open house and the public meeting.
The traffic report will be updated to reflect the revised application, to include the
traffic infiltration component, and address issues raised by Durham Region
Public Works Department and Clarington Engineering Services.
7.4 Urban Desiqn Overview
An urban design overview was submitted with the proposal to outline the design
approach behind the proposal.
. The project is being designed in conjunction with the adjacent commercial
block as one comprehensive development. The commercial component
provides an urban edge to the streetscape with two street-related buildings.
REPORT NO.: PSD-105-07
PAGE 9
. The residential component is situated on the eastern edge of the property and
defined by the Farewell Creek valley, top-of-bank, and the Durham Regional
servicing easement that diagonally bisects the property.
. The 8 storey section of the building is farther away from existing homes. The
building steps down to 6 storeys as it curves southwest. The townhouse
component represents a further transition in building height to the south and
towards the valley. The position and size of the buildings minimize the visual
impact and provide architectural interest.
. The new buildings are sited to minimize their affects of change on the existing
residential fabric.
. A continuous internal sidewalk will link the proposal through the adjacent
commercial development to Durham Highway 2 and the future residential
area to the south.
. The project is designed to allow neighbours an opportunity to redevelop or
backlot their properties.
7.5 Shadow Calculations
Shadow calculations have been prepared by the applicant, which show the
shadows for various times of the year. While there will be some periods during
the winter when shadows may affect existing residences on Darlington
Boulevard, the shadows affect them for small periods of time during the morning
REPORT NO.: PSD-105-07
PAGE 10
hours. The proposal will cast longer shadows onto the commercial uses to north
and the valley areas. Generally, the proposal should not have a significant
shadow impact on existing residences.
8.0 PUBLIC NOTICE AND SUBMISSIONS
8.1 Public notice was given by mail to each landowner within 120 metres of the
subject site. The notice area was extended to include all properties west to
Townline Road and north to Durham Highway 2 at the request of residents at the
June Open House. Two (2) public meeting notice signs were erected facing
Darlington Boulevard and one (1) public meeting notice sign was erected facing
Durham Highway 2. Comments from general inquiries and written submissions
received to date are summarized below:
. The proposal will increase traffic levels in the area. Turning ability onto
Durham Highway 2 will be problematic. There is no appropriate intersection
with traffic lights being developed.
. The project is viewed as urban sprawl and contributing to the removal of
green space from the urban environment.
. There is insufficient parking being planned for the project, which will result in
on-street parking and enforcement issues.
. Crime rates will increase since people who live in these buildings typically do
not supervise their children.
. Emergency vehicles will not access the development due to limited road and
awkward access provisions.
. The privacy of single detached homeowners will be destroyed by people from
the apartment building looking into peoples' homes and backyards.
. Vehicular traffic will increase through the Darlington Neighbourhood as
people short-cut through the area to get to Oshawa and Highway 401. This
will affect the safety of area residents and their children.
. There are insufficient schools in the area to accommodate the additional
student load.
. The project will bring snow removal and parking issues on surrounding
streets.
. CLOCA must be consulted to determine the environmental impact of the
proposal on the floodplain.
. There would be parking and pedestrian overflows from the Courtice Medical
Centre on the north side of Durham Highway 2.
. There is no local public transit along Durham Highway 2 able to
accommodate commuting from the site into Oshawa or Bowmanville.
. The proposed development will draw a certain socio-economic part of society
not consistent with the residents of surrounding neighbourhoods.
. Darlington Boulevard will be covered in mud from construction vehicles
throughout the project's construction phase.
Many of these issues are discussed in Section 10 of this report.
REPORT NO.: PSD-105-07
PAGE 11
9.0 AGENCY COMMENTS
9.1 The application has been circulated to a number of agencies for comment.
Rogers Cable and Durham Region Transit have no objections to the proposal.
9.2 While the Clarington Emergency Services Department and the Building Division
has no objections to the applications, their development issues will be addressed
through site plan approval.
9.3 The Clarington Engineering Services Department has outlined the following
concerns with the proposal:
. The future operation of the full turn movement on Durham Highway 2 has
been identified as an issue. The anticipated levels of service (E and F) for
outbound left turning vehicles (westbound) combined with the geometrics of
the road and the operating speeds may result in increased use of the
Darlington Boulevard entrance for reasons of comfort and perceived safety.
This aspect of the overall traffic analysis requires further review.
. The overall storm drainage concept as well as the proposed location of the
stormwater management pond will be subject to further review and discussion
in conjunction with any review and comment by the Central Lake Ontario
Conservation Authority.
. This development cannot proceed until such time that the Municipality has
approved the expenditure of funds for the reconstruction of Darlington
Boulevard to an urban standard including provision for sidewalks and street
illumination improvements.
9.4 Bell Canada has no objections to the proposal but indicated that they may need a
service easement to the subject lands. Further comments will be provided
through the site plan process.
9.5 Enbridge Gas Distribution has no objections to the proposal but requests that the
developer discuss installation and clearance requirements for service and
metering facilities.
9.6 Comments have not been received from the following agencies:
. Clarington Operations Department
. Durham Region Planning Department
. Durham Region Public Works Department
. Central Lake Ontario Conservation
. Public School Board
. Separate School Board
. Canada Post Corporation
. Hydro One Networks Inc.
REPORT NO.: PSD-105-07
PAGE 12
10.0 COMMENTS
10.1 Area residents have raised a number of issues with this proposal both at the
Open House and through public submissions. The following discussion outlines
how some issues have been addressed to date. In other instances, certain
issues will require further investigation.
10.2 Traffic Issues
The main issue of concern centres on traffic impacts the proposal may have on
the surrounding road network. These issues include:
. Traffic shortcutting through the Darlington Neighbourhood from Oshawa to
avoid the Townline Road and Durham Highway 2 intersection and its
effects on public safety;
. Anticipated increase in traffic loads onto Darlington Boulevard and
adjacent streets;
. Traffic racing on Darlington Boulevard;
. Traffic queuing problems at Darlington and Durham Highway 2; and
. Lack of sidewalks on Darlington Boulevard.
These issues are being examined through a revised traffic impact analysis. The
applicant will be examining the level of traffic infiltration from Oshawa through the
Darlington Neighbourhood. Municipal Staff will meet both with the applicant and
Durham Region to discuss this issue.
10.3 Public Notification
The Planning Act requires that notification of a public meeting be provided to
property owners within 120 metres of an application. In response to complaints
by residents living beyond this area, public notification was mailed to each
landowner both within 120 metres of the subject site and all properties west to
Townline Road and north to Durham Highway 2. Public meeting notice signs
were also erected facing Darlington Boulevard and Durham Highway 2.
10.4 Loss of Green Space
Area residents, some for decades, have enjoyed the views and open space of
the property in its undeveloped state. The proposed development is situated on
table lands designated for development purposes. The proposal is continually
evolving to address issues of view corridors and minimizing impacts on privacy
for existing residences on Darlington Boulevard. It should be noted that only five
houses will directly back onto the apartment building site.
The development will focus access to the Farewell Creek valley rather than
continue to allow multiple access points into the valley. The acquisition of these
valley lands will allow the Municipality to further its walking trail plans through the
Farewell Creek valley, channelling movements through the valley and protecting
sensitive areas.
REPORT NO.: PSD-105-07
PAGE 13
10.5 Public Perception of Hiah Densitv
People commonly associate high density housing forms with social or rental
housing, which leads to neighbourhood denigration, increased crime rates, and a
reduction in property values.
At the Open House, the applicant presented the project profile, indicating that the
development will be marketed towards more affluent retirees by virtue of the unit
size and price scheme. The building materials and project finish are expected to
be high in calibre. Tenure of the project will be condominium not rental.
10.6 Lack of Public Transit
Some residents believe that the development is not transit oriented because it
does not front on Durham Highway 2. Others feel that many of these residents
won't use transit because of convenience or because connections aren't easy for
commuting purposes.
While the project is setback from Durham Highway 2, Staff still consider this
project to be transit-oriented due to its proximity to the Durham Highway 2.
Although many of the residents will not use transit for trips or commuting
purposes, it provides them with the opportunity to use transit should they wish to
do so as transit service improves.
10.7 Parkina and Access
According to area residents, the proposal will create on-street parking problems
on Darlington Boulevard while the proposed access from Darlington Boulevard
will result in additional traffic on Darlington Boulevard.
The development proposes sufficient underground and surface parking to
accommodate the needs of its residents as well as visitors. There should not be
anyon-street parking problems caused by the proposed development on
Darlington Boulevard. The property will not be used for the overflow parking
needs of the Courtice Medical Clinic on the north side of Durham Highway 2.
The proposed access from Darlington Boulevard is intended as an alternate
access for residents and emergency vehicles. In particular, it will be helpful for
west bound movement which would benefit from the traffic signals. Since only
residents will be able to access and exit through the Darlington Boulevard
entrance, short-cutting through the development by the general public will not be
an issue.
10.8 Environmentallmpacts
As mentioned in Section 7.2 of this report, an environmental impact study was
completed in 2002 and provided certain development recommendations;
however, considering that the scale of the development concept has changed, an
addendum to the environmental impact will be prepared to assess the specific
impacts of the proposal on the natural features. Specific questions to be
addressed include an assessment of the development 10 metre top-of-bank
building setback, appropriateness of the proposed stormwater management
facility, and a geotechnical assessment of the property to accommodate the
proposal.
REPORT NO.: PSD-105-07
PAGE 14
10.9 Area Servicina
The proposal will largely be dependent upon the reconstruction of Darlington
Boulevard for municipal services. In turn, the reconstruction of Darlington
Boulevard is also contingent on the proposal for storm sewer capacity within the
stormwater management facility within the development, which is being
oversized to accommodate Darlington Boulevard reconstruction. This project
cannot proceed until Council budgets for these works.
10.10 lnfill Potential for Darlinaton Boulevard Properties
A number of residents with property on the east side of Darlington Boulevard
requested information on how their rear yards could be developed. The applicant
presented two intensification scenarios for small single detached dwellings based
on a public road system and a private condominium road system. An assembly
of rear yards or the entire properties will require co-operation amongst the
different landowners.
10.11 Existina School Capacitv
Both the public and separate school boards are invited to comment on the
application through the review process. Although comments have not been
received from either school board to date, high density development typically
generates a lower student load than low density development. Staff do not
anticipate a problem in this regard.
10.12 While a Public Meeting is required to fulfil the Planning Act requirements, it
merely provides a forum to gather information and raise concerns. Both Staff
and the applicant felt that the Open House was beneficial for the public to voice
concerns and have some questions addressed. Based on the number of issues
and comments provided on this report, Staff will schedule another Open House
to address issues raised both at the initial Open House and at this Public
Meeting. All residents who attended the initial Open House and those listed as
interested parties to this report will be notified of a further Open House.
11.0 CONCLUSIONS
11.1 As the purpose of this report is to satisfy the requirements for Public Meeting
under the Planning Act. Taking into consideration all of the comments received
to date and the outstanding agency comments, it is respectfully recommended
that this report be referred back to Staff for further processing and the
preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Official Plan Amendment
REPORT NO.: PSD-105-07
PAGE 15
Interested parties to be notified of Council's decision:
Murray Evans, Evans Planning
Alan Hirschfield, UD+D Inc.
Hannu Halminen, 1276467 Ontario Limited
Jeff Goldman
Helen & Gordon Perry
Clayton Self
Laura & Ed McBain
Ed Taylor
Josee & Allan Lapp
Kerry Meydam
Joe Gerrits
John Haig
Libby Racansky
Flora Curtis
April Duchene
Eva & Roman Zydownyk
Judy Madge
Dorean & Gordon Baker
Leslie Noble
Marilyn Jones
Brenda & Ronald Harris
Edward Rodesky
Erhard Tutte
Joan Mahaffy
Sandra & Neil Boyde
Lori Ann Miehm
Virginia Crimi
Alison Gorham
Jim Vinson
Faye & Joseph Button
Andrea Hutchings & Steve Watts
Debra & Jim Miles
Krista & Clarke Stainton
Dora Sacco
Sheila & John Costanzi
Linda Edgerton & Barry Schmidt
Donna & Ken Anderson
Mark Foley
Janet & Mark Hamilton
Caterina & Terry Dowdle
Helene Strickland
Cheryl Carter & Terry DeYoung
Maria & Salvatore Bianco
Ann & David Cowman
Jean & Antonio Tartaglia
Maria & John Brouwer
Pat & Alfred Parker
Joseph Rocca
REPORT NO.: PSD-105-07
PAGE 16
Reginald Vermeersch
Paula & Bruce Thompson
AI Milley
Ana & Antonio Quaresma
Voula Gascoigne & Tom Powers
Bob Keating
Joy Ryan
Keith Hodgson
Grant Reid
Peggy & Ron Frank
Ken Bunner
Christine Raby & Jeff Shemilt
Bob McDonnell
J. Dale
Louis Kaye
Ralph Trauzzi
Serge Giroux
Matt Akey
Kevin Segriff
Marina Shane
Blanca Arteaga
Todd Ricketts
Sylvia Sharafi
Attachment 1
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a~V'^31n08 NO.1E>NIl~V'a
Attachment 2
To Report PSD-105-07
AMENDMENT NO._
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this Amendment to the Municipality of Clarington Official
Plan is to permit the development of the northerly 1.20 hectares of the
subject lands with a six to eight storey condominium apartment building
containing 177 units, a six unit condominium townhouse building, and
three single family bungalow residences accessed by a condominium
road. This amendment designates land for High Density Residential
purposes, deletes the Neighbourhood Park symbol and redesignates a
strip of land at the north limit of the property for parking to be used by the
adjacent commercial development. Amendments are required to the High
Density Residential policies, Land Use Schedule, the Courtice West
Shopping District Secondary Plan Land Use Schedule and the
population/unit count tables of the Municipality's Official Plan.
BASIS:
The land use implemented by this Amendment to the Municipality of
Clarington Official Plan is an appropriate use of the subject land and will
result in the addition of an additional/alternative form of residential housing
to the local community.
The proposed development is located in close proximity to a major arterial
road allowing for superior access to the road and public transit networks.
Development in conjunction with the abutting commercial project to the
north permits increased interaction between residents, retail, and services
while providing for pedestrian friendly opportunities. The location of the
proposed residential development being in proximity to the open space
lands provides for a high aesthetic quality of life for residents of the
development.
The design of the proposed residential development incorporates a tiered
design and modest height to minimize the visual impact while respecting
existing neighbouring uses.
The development is designed in a compact, urban form which will
efficiently use municipal infrastructure. The design is coordinated with a
commercial project contemplated for lands to the north, resulting in a land
use which is an alternative form of a mixed use project. This enables
residents of the condominium site to utilize nearby commercial and office
opportunities.
The 0.5 hectare parkette located within the landholding will provide
amenity space for future residents of the buildings and can be used in
conjunction with the extensive open space system abutting the site to the
east.
ACTUAL
AMENDMENT:
The Municipality of Clarington Official Plan is hereby amended
as follows:
1.1 The Land Use Map for the Courtice Urban Area (Map
A2) of the Municipality of Clarington Official Plan is
hereby amended by adding the "High Density
Residential" symbol, extending the Courtice West
Shopping District designation southerly and deleting
the "Neighbourhood Park" designation as shown on
Schedule 'B', revised Land Use Map "A2" attached
hereto.
1.2 The Neighbourhood Planning Units Map for the
Courtice Urban Area (Map E1) of the Municipality of
Clarington Official Plan is hereby amended by
increasing the population level for the "Darlington"
Neighbourhood from 2,100 to 2,500 as shown on
attached Schedule 'C', the revised Neighbourhood
Planning Units Map "E1".
1.3 The Housing Targets By Neighbourhoods Table
(Table 9-2) of the Municipality of Clarington Official
Plan is hereby amended by increasing the number of
High Density housing units from 0 to 177, increasing
the Total for High Density housing units to 302 units,
amending the Housing Unit Total for the Darlington
Neighbourhood from 858 to 1035, and increasing the
Total Housing Targets by Neighbourhoods from
12,918 units to 13,095 units as shown on attached
Schedule 'D' Housing Targets By Neighbourhoods
Table 9-2.
1.4 That notwithstanding the standards for residential
densities contained within Section 9.4.1, the
maximum permitted building height, exclusive of
rooftop equipment and structures within the "Area
Subject to High Density Residential Policies" shall be
eight storeys.
1.5 Within the "Area Subject to High Density Residential
Policies" shown on Schedule 'A' attached hereto,
block townhouse residences shall be permitted. A
parkette with a minimum area of 0.5 hectares shall be
provided to the Municipality in connection with the
development of these lands as shown on Schedule 'A'
attached hereto.
1.6 Map 'A' to the Courtice West Shopping District Area
Secondary Plan shall be amended by extending the
'Mixed Use Area" designation southerly and deleting
the 'Park' reference as shown on Schedule 'E'
attached hereto.
IMPLEMENTATION: The provisions set forth in the Clarington Official Plan as
amended, regarding the implementation of the Plan shall apply
in regard to this amendment.
INTERPRETATION: The provisions set forth in the Clarington Official Plan as
amended, regarding the interpretation of the Plan shall apply in
regard to this amendment.
"OT'35
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Subject Land
Area Subject to High Dens'lly Residential Policies
Area .Subject to Mixed Use Area. Policies of Courtice Sub-Cent::al Secondary Plan
THIS IS SCHEDULE 'A' TO OFFICIAL PLAN AMENDMENT XX
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" '. HousJngTarge~ by NelQ/lbOuIIl<iO,' '.
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N.2 ' Sub Cenjral Area I. 0 0 ' ..' 0 0 0 350 350
N3 Waden " 1175. 125 '0 100
0 0 1400
N4 Hlghland .' .1225 .100 0 0 0
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NS. .--. "I' . 550 425. o '..: "110 ':-0 50 1135
Ne Hana>ci< . " . ," .850 100 ':0 0 0 25 975
N7.. . Avonda1e. . . B25 .. . 200 0 . O. " ,0 ",5 1300
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Ne EmIIySto.'lo, : ,,, ',. ~4?5 ,275 ", ,0 .0 0 550 2300
,N9 ' .f'anfou~ " . ',1075 75 0 "'0 '. . 0 I 75 I ,1225
N10 CaI!In.... '.~ 25 ,177 . , 0 . .:0 ,383 1035
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N7 . Elgin " .1025 50 'SO 125 75 150 1475
Ne . Fonwldc , 1325 . 625 '0 '0 0 " 100 .19po
N9,' Kncx '14SO '. 125 0 125 75 125 1900
Nl0 N~ , .. 975 150 '. 0 100 'SO ....50 '1325
N11 ad. ,. 1'l25 350 0 .0 I 0 '75 .1150
N12 OarllngtonGlHn. . 700 ,-175 ,,0 0 0 125 1000
N13 'Waslvile 1025. 350 275 25 O. ,75 1750
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N15 P<rt0arllngt0n'. 550 .. '450 175 .. O' . 0 25 1200
. TOTAL' ' , 13175 3150 875 1225 1875 1!D0 22100'
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N1".. MaIn."""'" _ . 0 0, o '. 100 so' 75 225
N2 Gra.ham 1075 100 0 0 0 100 1275
N3 - .. .'1400 200 0 ~ 0 12" mo
N4. Port of Ne-M:asli& SOD 325 0 0 ,250 '0 1075
, N5 North VUlage . 1000 250 0 0 0 50 1350
N5 Wimot. 960 0 0 '0 0 0 950
TOT.4L. 6035 875 , O. 100 300 ,SO 6660
THIS IS SCHEDULE 'D' TO OFFICIAL PLAN AMENDMENT XX
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