HomeMy WebLinkAboutPSD-123-07
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Jl~IUAL
REPORT
PLANNING SERVICES
PUBLIC MEETING
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE of /J.-
Ke-.-:oll..l-h an -;+-10,5-07
Monday, November5,2007
Meeting:
Report #: PSD-123-07
File #: S-C-2007-0009
and ZBA 2007-0038
By-law #:
Subject:
APPLICATION FOR PROPOSED DRAFT PLAN OF SUBDIVISION AND
ZONING BY-LAW AMENDMENT
APPLICANT: 708545 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-123-07 be received;
2. THAT the applications for a proposed draft Plan of Subdivision and Zoning By-law
Amendment submitted by 708545 Ontario Limited 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:
Da Id J rome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by: d~~
Franklin Wu,
Chief Administrative Officer
SNCPIDJC/df/av
October 29, 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-123-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant/Owner: 708545 Ontario Limited
1.2 Agent: Sernas Associates
1.3 Applications:
Plan of Subdivision:
Residential plan of subdivision for a total of 64 dwelling units,
consisting of 7 single detached dwellings on 11.0 metre lots and 57
single detached dwelling units on 12.2 metre lots.
Zonina Bv-Iaw Amendment:
To rezone the subject lands from "Agricultural (A)" to appropriate
zones to permit the proposed plan of subdivision.
1.4 Site Area:
3.873 ha
1.5 Location:
The subject lands are located in the Courtice Urban Area, east of
Prestonvale Road and north of the extension of Meadowglade
Road (Attachment 1). The property is contained within Part Lot 33,
and Part of the road allowance between Lots 32 and 33,
Concession 2, in the former Township of Darlington.
2.0 BACKGROUND
2.1 On August 8, 2007, 708545 Ontario Limited submitted applications to the Municipality of
Clarington for the development of 64 dwellings.
2.2 An Environmental Site Assessment, Functional Servicing Report, Noise Impact Study
and a Parking Plan accompanied the applications. These are summarized in Section
7.0 of this report.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject property currently has a single detached dwelling with an attached garage
and two accessory buildings. The foundation of an old barn is still evident in air photos.
The property has frontage on Prestonvale Road.
3.2 Surrounding Uses:
North:
South:
East:
urban residential - Draft approved plan of subdivision
future urban residential containing several rural residential type dwellings
vacant, previously used for agriculture subject to application for residential
development
Meadowglade Road, Dr. G.J. MacGillvary Public Elementary School,
Registered Plan of Subdivision 40M-2148 - under construction
West:
REPORT NO.: PSD-123-07
PAGE 3
4.0 PROVINCIAL POLICY
4.1 Provincial Policv 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.
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 application conforms with the
Growth Plan.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Reaional Official Plan
The Durham Regional Official Plan designates the land "Living Areas". Lands
designated "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 Clarinaton Official Plan
The Clarington Official Plan designates the land "Urban Residential" and "Environmental
Protection Area" and is slated for low density development. Low density development is
for 10-30 units per net ha, and is predominantly for single detached and semi-detached
dwellings. Low density areas are generally internal to neighbourhoods and are not
abutting arterial roads.
The Clarington Official Plan designates both Prestonvale Road and Glenabbey Drive as
collector roads. Prestonvale Road is existing, and this application for draft plan of
subdivision includes a new section of Glenabbey Drive. Private accesses are to be
minimized. Street '8' is a local road linking homeowner's to the future Meadowglade
Road, east of Prestonvale Road.
REPORT NO.: PSD-123-07
PAGE 4
The Neighbourhood Design Plan further defines the land uses and did not maintain the
watercourse and its associated Environmental Protection area north of Meadowglade
Road. An Official Plan Amendment is not required for the removal of this Environmental
Protection Area.
The Neighbourhood Design Plan identified the potential for 59 dwelling units on these
lands. The current application is for 64 dwelling units. The density increase is marginal,
from 22 units per net hectare up to 24 units per net hectare, and was achieved by
eliminating the larger 15.0 metre lot frontages.
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 as amended, zones the subject land "Agricultural (A)". 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 2007 and was done simultaneously for this draft plan of subdivision and the
abutting property subject to amendment to draft approval of 18T-95028 (concurrent
application by same owners). The study indicates that the majority of the site has
previously been used for agricultural purposes and rural residential. The study
reviewed historical records, observations of adjacent properties, geotechnical
investigation findings and a building audit.
The geotechnical investigation consisted of 15 boreholes to a depth ranging from 4.7
metres to 9.6 metres. No obvious signs of soil contamination were found from the test
soil.
Given the age of the existing dwelling at 2153 Prestonvale Road, there is potential for
designated substances within the building such as lead based paints, asbestos, etc.
These were approved for use until the late 1970's and early 1980's and may have been
used within the dwelling. There was no evidence to suggest these types of material
were used but it is recommended that a 'Designated Substance Survey' be conducted
prior to demolition of the dwelling.
It is also recommended that any domestic wells and sewage disposal systems that are
found during construction be properly decommissioned.
7.2 Functional Servicino Report
A Storm Water Servicing Scheme was submitted in 1995 with the submission with the
abutting draft approved plan of subdivision, 18T-95028. This plan has been updated
and now includes the subject draft plan. The two plans of subdivision are coordinated
REPORT NO.: PSD-123-07
PAGE 5
to share stormwater management ponds, stormwater pipes and overland flow routes.
The Report will be reviewed in detail by Engineering Services Department.
7.3 Noise Impact Study
A Noise Impact Study was completed by Sernas Associates in July 2007. The results of
this study indicate that the lots abutting Meadowglade Road (Lots 1, 31 and 32) will
require noise fencing around their rear yards and Lots 31 and 32 will require mandatory
air conditioning. Lots abutting Prestonvale Road will be required to have a forced air
heating system with ducts to accommodate optional air conditioning. These
requirements are typical of a noise study. Warning clauses will also be required through
the conditions of draft approval and the subdivision agreement that alert homeowners to
the potential for noise volumes generated by traffic along Prestonvale Road and
Meadowglade Road.
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 one (1) public meeting notice sign was installed on the property along Prestonvale
Road.
8.2 A number of inquiries have been received by Staff regarding this application. Their
comments include:
. don't want Glenabbey to connect to Prestonvale and become a through street
. don't want any development at all
. what will happen to the existing valley just east of Prestonvale Road
9.0 AGENCY COMMENTS
9.1 At the writing of this report, comments have been received from Rogers Cable,
Enbridge, 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.
Enbridge had no objections to the applications and requested several conditions be
included in the conditions of draft approval.
9.3 Comments are outstanding from: Central Lake Ontario Conservation Authority, Regional
Planning and Regional Works Departments, Clarington Engineering Services, Hydro
One Networks Inc., Bell Canada and the School Boards.
REPORT NO.: PSD-123-07
PAGE 6
10.0 STAFF COMMENTS
10.1 The proposed subdivision is located in the Emily Stowe Neighbourhood, which has an
approved neighbourhood plan dated November 1999. The application as submitted
improves upon the street layout originally contemplated in 1999. Due to a change in
property ownership and timing of development, a cul-de-sac has been replaced with a
connecting local road which improves traffic movement.
10.2 This is a new development which will complete development in this area of Courtice to
the boundary of the Urban Residential designation. The owner has concurrently
submitted an application for amendment to draft approval of their easterly abutting
parcel. The two (2) applications interconnect the road pattern and servicing to create
more efficient traffic patterns and servicing.
10.3 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. There is also a park (0.738 ha) proposed in the easterly abutting draft
approved plan of subdivision.
10.4 Prestonvale Road is anticipated to accommodate significant traffic volumes, greater
than would otherwise be anticipated for a collector road. A number of decisions have
been made over the years in an effort to retain the collector road designation, which has
led to permitting direct access to the road from residential lots. This proposed
subdivision would continue this trend but proposes to reduce the Neighbourhood Plan
lot sizes from 15m to 12m. This will be reviewed further and traffic calming measures
should be considered as part of this proposal.
10.5 The northerly lands abutting the subject property are within a recently draft approved
plan of subdivision (S-C-2007-0003, Prestonvale Land Corporation). The design of this
subdivision has been coordinated with this application and the easterly abutting property
to ensure there are pedestrian linkages for connection and the three subdivisions are
engineered to convey stormwater flows to shared stormwater management facilities.
10.6 The existing dwelling and accessory barn and shed were constructed in about 1890. A
review of Clarington's heritage building inventory shows that none of the buildings are
designated, nor have historical merit. The buildings are rundown and are not
considered of historical value.
10.7 Development of these lands and the adjacent amendment to draft approved Plan of
Subdivision (18T-95028) requires the filling of the existing valley east of Prestonvale
Road and north of the future Meadowglade Road. Approval for this work has been
authorized by both CLOC and the Municipality, through an Engineering Services report
to Council, considered in July 2007 (ESD-047-07).
REPORT NO.: PSD-123-07
PAGE 7
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.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Draft Plan
Interested parties to be notified of Council and Committee's decision:
708545 Ontario Limited
Sernas Associates
Hugh Neill
Chris Janusitis
Diane Decoe
Holly Moore
Attachment 1
To Report PSD-123-07
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.I~ ~eport PSD-123-07
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