HomeMy WebLinkAboutPSD-124-07
REPORT
PLANNING SERVICES
PUBLIC MEETING
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
~.K e~~hx\i(m :tt l;fA -~I6- 07
Monday, November 5, 2007
Meeting:
Report #: PSD-124-07
File #: 18T -95028
and ZBA 2007-0039
By-law #:
Subject:
APPLICATION FOR PROPOSED AMENDMENT TO DRAFT APPROVAL OF
A DRAFT APPROVED PLAN OF SUBDIVISION AND A 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-124-07 be received;
2. THAT the applications for a proposed amendment to draft approval of a draft approved
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: Reviewed by:
Da id . Crome, M.C.I.P., R.P.P. Franklin Wu,
Director of Planning Services Chief Administrative Officer
SAlCPIDJC/df/av
October 30,2007
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-124-07
PAGE 2
1.0 APPLICATION DETAILS
1 .1 Applicant:
708545 Ontario Limited
1.2 Owner:
708545 Ontario Limited and the Municipality of Clarington
1.3 Applications:
Amendment to Draft Approved Plan of Subdivision:
Residential plan of subdivision for a total of 225 dwelling units
comprised of 188 single detached dwelling units on 9.0,11.0 and 12.2
metre lots and 37 townhouse units.
Zonina Bv-Iaw Amendment:
To rezone the subject lands from "Environmental Protection (EP)",
"Holding - Urban Residential Exception ((H)R3-20)", "Holding -
Urban Residential Exception ((H)R1-45)", "Holding - Urban
Residential Exception ((H)R1-47)" and "Holding - Urban
Residential Exception ((H)R2-24)" to appropriate zones to permit
the proposed amendment to the draft approved plan of subdivision.
1.4 Site Area:
18.147ha
1.5 Location:
The subject lands are located in Courtice, east of Prestonvale
Road and north of the extension of Meadowglade Road
(Attachment 1). The property is contained within Part Lots 31, 32
and 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 225 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 is currently vacant as the previously existing barn and farm house
have been removed. Historically, the property was used for agriculture.
REPORT NO.: PSD-124-07
PAGE 3
3.2
Surrounding Uses:
North:
South:
East:
West:
existing urban residential
future urban residential area containing several rural residential
type dwellings
large rural residential properties
lands subject to draft plan of subdivision S-C-2007-0009
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 Neighbourhood Design Plan
identified the potential for 228 dwelling units on these lands. The current application is
for 225 dwelling units. The density decrease is marginal and the applications are
considered to conform with the Growth Plan.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Reaional Official Plan
The Durham Regional Official Plan designates the land "Living Area". Lands
designated "Living Area" 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". This area is slated for low density development. Low Density allows
for development between 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.
REPORT NO.: PSD-124-07
PAGE 4
The area designated Environmental Protection Area has been further defined by the
Neighbourhood Design Plan (approved in November 1999) and is aligned with the
storm water management facility, shown as Block 196. A portion of these lands have
been previously transferred to the Municipality of Clarington for storm water purposes at
the time of development north of the subject lands.
The Clarington Official Plan designates both Prestonvale Road and Glenabbey Drive as
collector roads and Meadowglade Road as a Type 'C' arterial road. Prestonvale Road
is existing, and this application for draft plan of subdivision includes a new section of
Glenabbey Drive. Street "A" is a collector road connecting Glenabbey Drive extension
to Meadowglade Road extension, a Type 'C' arterial road.
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 as amended, zones the subject land "Environmental Protection
(EP)", "Holding - Urban Residential Exception ((H)R3-20)", "Holding - Urban
Residential Exception ((H)R1-45)", "Holding - Urban Residential Exception ((H)R1-47)"
and "Holding - Urban Residential Exception (H)R2-24)". The applicant has applied to
rezone the property to permit the proposed amendment to draft approval.
7.0 SUMMARY OF BACKGROUND STUDIES
7.1 Environmental Site Assessment Phase 1
The Environmental Site Assessment, Phase 1 by Soil Engineers Ltd. was completed in
August 2007 and was done simultaneously for this amendment to draft approval and a
new draft plan of subdivision on the abutting property subject (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 m
to 9.6 metres. No obvious signs of soil contamination were found from the test soil.
It is recommended that any domestic wells and sewage disposal systems that are found
during construction be properly decommissioned.
7.2 Functional Servicina Report
A Storm Water Servicing Scheme was submitted in 1995 with the submission of the
draft approved plan of subdivision. This plan has been updated and now includes the
abutting draft plan. The two plans of subdivision are coordinated to share storm water
management ponds, storm water pipes and overland flow routes. The Report will be
reviewed in detail by Engineering Services Department.
REPORT NO.: PSD-124-07
PAGE 5
7.3 Noise Impact Studv
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 15, 16, 58, 59, 135,
136, 160, 161, 187 & 188) will require noise fencing around their rear and exterior side
yards and will have 'forced-air ducts' to accommodate optional air conditioning. Other
lots in close proximity to Meadowglade Road will also be required to be ducted 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 three (3) public meeting notice signs were installed on the property along the
Prestonvale Road, Glenabbey Drive, and Granville Drive frontages.
8.2 A number of inquiries have been received by Staff regarding this application and the
concurrent application to the east. 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 and
Clarington Emergency Services. These comments have been forwarded to the applicant
for review. There were no objections from Rogers Cable or Clarington Emergency
Services.
9.2 Comments are outstanding from: Central Lake Ontario Conservation Authority, Regional
Planning and Regional Works Departments, Clarington Engineering Services, Enbridge
Gas, Bell Canada, Hydro One Networks Inc. and the School Boards.
10.0 STAFF COMMENTS
10.1 The owner has submitted this amendment to draft approval and zoning by-law
amendment, in conjunction with their concurrent applications for a new draft plan of
subdivision and related zoning by-law amendment abutting Prestonvale Road to the
west. The amendment to draft approval will interconnect the road pattern and servicing,
creating more efficient traffic patterns. This subdivision plan will be accessed in three
locations, by collector roads at Prestonvale Road and Glenabbey Drive at the north end,
REPORT NO.: PSD-124-07
PAGE 6
the new Type 'C' arterial road, Meadowglade Road, and by the extension of a local
road, Granville Drive in the eastern portion of the plan.
10.2 Development of these lands and the adjacent proposed plan of subdivision S-C-2007-
0009 requires the filling of the existing valley east of Prestonvale Road and north of
Meadowglade Road. Approval for this work has been authorized by both CLOCA, as
well as the Municipality, through an Engineering Services report to Council considered
in July 2007, ESD-047-07.
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, and along Sandringham
Drive, providing alternate transportation opportunities.
10.4 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. The plan
of subdivision proposes a small addition to the Glenabbey Parkette and a new parkette
(yet unnamed) that will be accessed by the existing John Walter Crescent and by future
residents of this development. The new parkette will have approximately 75 metres of
road frontage, creating views of the parkette for the residences and open access.
10.5 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. Also, a cul-de-sac
located in the eastern portion of the subdivision plan has been eliminated and replaced
with a block townhouse development (Block 189).
10.6 The Neighbourhood Design Plan and the previously draft approved plan of subdivision
contained a total of 61 on-street townhouse units on 6.0 metre frontages, scattered
throughout this plan area. The amended plan contains 37 townhouse units, all of which
will have access on an internal private road in the townhouse development on Block
189.
10.7 Block 189 will require site plan approval prior to development. The site plan will examine
in detail, access to the block, parking, building layout, building design, landscaping,
private and common amenity areas, lighting, waste disposal etc. The applicant has
noted 37 townhouse units at this time, but the layout of the private roads and lotting
pattern on the block will not be part of the subdivision draft approval.
10.8 The Clarington Official Plan contains policies to guide development of medium and high
density residential areas. Issues that need to be addressed further with respect to the
policies are as follows:
i) The impact of traffic on local streets is minimized. Staff will ensure through the
site plan process that there are two entrances to the townhouse block, one to
Granville Drive and one to Meadowglade Road.
REPORT NO.: PSD-124-07
PAGE 7
ii) Amenity areas are required to be provided. Both an indoor and an outdoor
amenity area should be provided for the 37 unit block townhouse development.
iii) The site shall be suitable in terms of size and shape to accommodate the
proposed density and building forms. Staff has concerns that the site may be
tight to accommodate the proposed 37 townhouse units, as well as parking, drive
aisles and indoor and outdoor amenity areas.
10.9 The draft plan as submitted includes lands owned by the Municipality of Clarington that
were previously conveyed for storm water management purposes. These lands include
a portion of Block 196, a portion of Block 198, a portion of Lots 57-66, Lots 85-86, Lot
118 and portions of Meadowglade Road. The Owner must begin a process to have
these lands deemed surplus and conveyed for the purpose indicated in the draft plan
proposal.
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
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To Report PSD-124-07
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