HomeMy WebLinkAboutPSD-137-07
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Monday, December 3,2007 Kc>soll.\- -heY' ~ ~PIt-ldo5-G7
Meeting:
Report #: PSD-137 -07
File #: COPA 2007-0004
By-law #:
Subject:
PROPOSED OFFICIAL PLAN AMENDMENT
APPLICANTS: BAYSONG DEVELOPMENTS INC., 2084165 ONTARIO
LIMITED, KEMP, CARRUTHERS
PART LOTS 11,12, 13 AND 14, CONCESSION 3, FORMER TOWNSHIP OF
DARLINGTON
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-137-07 be received;
2. THAT the application to amend the Clarington Official Plan COPA 2007-0004, submitted
by Baysong Developments Inc., 2084165. Ontario Limited, Kemp and Carruthers be
referred back to Staff for further processing and the completion of the Financial Impact
Study;
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
D I J. Crome, M.C.I.P., R.P.P.
Director of Planning Services
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Reviewed by:
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ranklin Wu,
Chief Administrative Officer
CS' CP*DJC*sh
November 26, 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-137-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Owners: Baysong Developments Inc., 2084165 Ontario Limited, Kirk Kemp,
Douglas Kemp, Helen Kemp, Robert Carruthers, and Patsy Carruthers
1.2 Applicant: Tunney Planning Inc.
1.3 Clarington Official Plan Amendment:
· Amend Table 5-1 by increasing the population target for Bowmanville
from 60,000 to 63,900 and amending all corresponding totals.
· Amend Table 9-2 by increasing the housing target for Northglen to
reflect the following:
i) 975 low density units to 1500 units
ii) 250 medium density units to 500 units
iii) 50 high density units to 100 high density units; and
iv) amend all corresponding totals.
· Amend Map A-3 -"Land Use Bowmanville Urban Area" by:
i) revising the collector road pattern by deleting a portion of the
mid-block collector road and relocating other portions;
ii) removing a public elementary and a secondary school symbol;
iii) relocating a separate elementary school;
iv) relocating one neighbourhood park symbol and adding three
new neighbourhood park symbols;
v) relocating and adding four (4) Medium Density symbols; and
vi) adjusting the Environmental Protection Area.
· Amend Map B1 -"Transportation - Clarington Rural Area" by adding a
"Type C Arterial Road" on the north side of the Bowmanville Urban
Area boundary;
· Amend Map B3 -"Transportation - Bowmanville Urban Area" by
revising the collector road pattern by deleting a portion of the collector
road and relocating other portions, and by deleting the 'Type C Arterial
Road"; and
· Amend Map H2 -"Neighbourhood Planning Unit- Bowmanville Urban
Area" by changing the population of the Northglen Neighbourhood from
3,750 to 6,500.
1.4 Site Area: 185.88 hectares
REPORT NO.: PSD-137-07
PAGE 3
1.5 Location:
The lands subject to this amendment are located north of Concession
Road 3, east of Regional Road 57, and west of Liberty Street, being the
south half Parts of Lots 11,12, 13 & 14, Concession 3, and former
Township of Darlington. (Attachment 1)
2.0 BACKGROUND
2.1 On March 2, 2007 Staff received an application to amend the Clarington Official Plan
submitted jointly by Baysong Developments Inc., 2084165 Ontario Limited, Kirk Kemp,
Douglas Kemp, Helen Kemp, Robert Carruthers, and Patsy Carruthers also known as
the Northglen Landowners Group. The Official Plan Amendment application is for the
entire Northglen Neighbourhood. Two separate applications for draft plan of subdivision
and rezoning were submitted for lands on the west side of Middle Road, owned by
Baysong, 2084165 Ontario Limited, Kirk, Douglas and Helen Kemp referred to as
Northglen West. Similarily, applications for draft plan of subdivision and rezoning have
been submitted on the east side of Middle Road by Kirk Kemp and Robert and Patsy
Carruthers referred to as Northglen East.
2.2 A Public Meeting was held on May 22, 2007 for all of the applications. The Official Plan
Amendment was referred back for further processing upon receipt of all outstanding
support documentation, outstanding comments from the various agencies and
completion of the Neighbourhood Design Plan process. The rezoning and subdivision
applications were referred back for further processing and completion of a Financial
Impact Study.
2.3 The proposed official plan amendment has been revised from that considered at the
May public meeting. The applicants have now requested deletion of the Type 'C'
Arterial from the Bowmanville Urban Area Transportation Map and adding it to the
Clarington Rural Transportation Map. In addition, the population and housing targets
have been changed to address discrepancies between the Neighbourhood Design Plan
and the draft plans of subdivision. All other aspects of the original proposed
amendment remain the same. The purpose of this report is to satisfy the requirements
for Public Meetings under the Planning Act with respect to the revised Official Plan
Amendment (Attachment 2).
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The site characteristics are varied throughout the Northglen Neighbourhood. Natural
heritage attributes include ponds, swamps, woodlots, thickets and regenerating
vegetation where agricultural activities have ceased. Creek valleys associated with
permanent and intermittent tributaries of the Soper Creek are also present. The lands
west of Middle Road include cultivated agricultural lands, orchards, an auto wrecking
yard and existing residential uses. The lands east of Middle Road include orchards, a
Place of Worship, existing residential uses including an Estate Residential subdivision
known as the Rills of Liberty.
REPORT NO.: PSD-137-07
PAGE 4
3.2 Surrounding Land Uses
North - Rural residential, agricultural crops, Bowmanville Golf Course and Quarry
Lakes Golf Course;
South - Existing urban residential development and lands that have been draft
approved for urban residential development;
East- Regional Road 14, estate and rural residential, agricultural lands and
valleylands associated with Soper Creek tributaries; and
West- Regional Road 57, estate residential, and Bowmanville Creek valley
4.0 PROVINCIAL POLICIES
4.1 Provincial Policv Statement
4.1.1 The Official Plan amendment application and the corresponding applications for Draft
Plan of Subdivision and rezoning were reviewed in the context of the 2005 Provincial
Policy Statement.
4.1.2 The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreational and open spaces uses to meet long term needs.
4.1.3 Policy related to Settlement Areas states that new development shall occur adjacent to
built up areas and shall have compact form, a mix of uses and densities that allow for
the efficient use of land, infrastructure and public services.
4.1.4 The Housing policies state that Planning authorities are required to provide for a range
of housing types and densities with a ten year supply of lands which are designated and
a three year supply of lands zoned and serviced within draft approved and registered
plans. New housing is to be directed to locations where infrastructure and public
services are or will be available. A full range of housing types and densities shall be
provided to meet projected requirements of current and future residents of the regional
market area.
4.1.5 The Public Spaces, Parks and Open Space policies state that healthy active
communities should be promoted by planning public streets and spaces that are safe
and facilitate pedestrian and non-motorized movement. A full range of publicly
accessible built and natural settings for recreation including facilities, parks, open space
and trails should also be considered.
4.1.6 Infrastructure and Public Service Facilities policies state that infrastructure and public
service facilities shall be provided in a coordinated efficient and cost effective manner.
Planning for these shall be integrated with planning for growth so that they are available
to meet current and projected needs. The use of existing infrastructure and public
service facilities should be optimized where feasible before considering developing new
infrastructure and public service facilities.
REPORT NO.: PSD-137-07
PAGE 5
4.1.7 The proposed Official Plan Amendment is generally consistent with the 2005 Provincial
Policy Statement
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. Growth is to be accommodated by building
compact, transit-supportive communities in designated greenfield areas and by reducing
dependence on the automobile through the development of mixed use, pedestrian-
friendly environments. Growth shall also be directed to areas that offer municipal water
and wastewater systems. Municipalities should establish an urban open space system
within built up areas.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Regional Official Plan
5.1.1 Within the Durham Regional Official Plan, the lands are designated as "Living Areas".
Living Areas shall be used predominantly for housing purposes. However, a mix of uses
such as certain home occupations, convenience stores, public and recreational uses,
limited office development and retailing of goods and services may also be permitted in
Living Areas provided there are appropriate provisions and designations in the area
municipal Official Plan.
5.1.2 In consideration of development applications in designated Living Areas, regard shall be
had for the intent of this plan to achieve the following:
. A compact urban form;
. The use of good urban design principles;
. The provision of convenient pedestrian access to public transit,
educational facilities and parks; and
. The grid pattern of roads.
5.2 Clarinaton Official Plan
5.2.1 Within the Clarington Official Plan, the subject lands are designated as Urban
Residential, and Environmental Protection Area. The use of lands within the Urban
Residential designation shall be predominately for single and semi-detached housing.
Public elementary, separate elementary and public secondary school, medium and high
density, neighbourhood centre commercial and neighbourhood park symbols are also
identified throughout the neighbourhood.
5.2.2 The Northglen Neighbourhood has a population allocation of 3900 and a housing target
of 1325, being 975 low density units, 250 medium density units, 50 high density units
and 50 units for intensification.
REPORT NO.: PSD-137-07
PAGE 6
5.2.3 The Neighbourhood Centre designation is located at the northeast corner of Regional
Road 57 and Concession Road 3, within the subject lands. Neighbourhood Centres are
to serve as focal points for residential communities and provide for day to day retail and
service needs. The maximum gross leasable floorspace shall be 5000 m2.
Neighbourhood Centres are intended to be developed with adjacent areas such as
transit nodes containing higher density residential uses, recreation, community, cultural
and institutional uses.
5.2.4 It is an objective of the Official Plan to provide for phased, sequential growth with
specific policies for consideration of plans of Subdivision. The Clarington Official Plan
states that prior to the consideration and approval of a plan of subdivision, the
Municipality shall require the preparation of neighbourhood design plan. The plan shall
be prepared in consultation with the Municipality and other agencies. A neighbourhood
design plan is a visual interpretation of the future development of an entire
neighbourhood and does not require the approval of Council. A neighbourhood design
plan has been prepared for the Northglen Neighbourhood.
5.2.5 The policies of the Official Plan require an Environmental Impact Study (EIS) for
development applications located with the Lake Iroquois Beach or within or abutting any
natural heritage feature on Map 'C' and any significant natural heritage feature which
may exist but which is not presently identified on Map 'C'. The majority of the Northglen
Neighbourhood is located with the Lake Iroquois Beach. Significant Woodlots and
Significant Valleylands are also identified on Map C. The purpose of an Environmental
Impact Study is to provide recommendations on the development limits for the
Neighbourhood Design Plan. An EIS has been prepared for this neighbourhood.
5.2.6 The Official Plan requires subwatershed study to be undertaken prior to approval of a
plan of subdivision. The plan also states that where a Master Drainage Study has been
approved, prior to the approval of the Official Plan, a master drainage plan can be
substituted for the requirement for subwatershed plan. A master drainage plan for
Northwest Bowmanville, was prepared by G.M Sernas & Associates in 1989, which took
into account the development potential of the majority of lands in the Northglen
Neighbourhood. However, the lands east of Middle Road and north of the proposed
draft plan of subdivision by Kemp & Carruthers are within the Soper Creek
Subwatershed. Development of these lands require a subwatershed study.
6.0 SUMMARY OF BACKGROUND STUDIES
6.1 The applicants have provided documentation to support the Official Plan Amendment
application. The studies submitted below:
6.1.2 Phase 1 - Environmental Site Assessment
Four individual Environmental Site Assessments (EAS) were prepared by Soil
Engineers LId and Geo-Iogic Inc. for Northglen West. The ESA's for the lands in the
northern portion concluded that based on field investigation, site reconnaissance, soil
and groundwater testing that there is very low potential for environmental liability on
these sites. No further investigation was recommended.
REPORT NO.: PSD-137-07
PAGE 7
Two individual ESA's were prepared by Soil Engineers Ltd. for Northglen East. The
sites are used for agricultural and residential purposes. The agricultural lands containing
apple orchards have a potential environmental concern because of the use of
insecticides. Also, two above-ground fuel tanks on the Kemp lands were sited as
concerns. Soil sampling and chemical analysis were conducted and the results
indicated that the tested parameters fall within the soil standard criteria for agricultural!
residential usage. There is very low potential for environmental liability on these sites.
No further investigation was warranted.
6.1.3 Environmentallmoact Studv
Niblett Environmental Associates Inc. prepared an Environmental Impact Study (EIS) for
the entire neighbourhood. The EIS was prepared in response to policies in the
Clarington Official Plan regarding development within the Lake Iroquois Beach. A
number of recommendations were made with respect to protection of the woodlands
and fisheries, including, additional buffers to the forest edge east of Middle Road,
additional planting to enhance the buffers; additional buffers from a tributary of the
Soper Creek to prevent impacts to fish and fish habitat; the creation of a new
amphibian breeding pond between two tributaries of the Soper Creek; and various
measures to maintain pre-development flows, infiltration and baseflow to this tributary in
the post development scenario.
A number of recommendations were made with respect to erosion and sediment control
during clearing, grading and construction.
6.1.4 Hydroaeoloaical Analysis
Hydrogeological Analysis prepared by Geo-Iogic Inc., dated May 2005 was prepared for
the lands subject to development applications in the Northglen Neighbourood. The
report examined subsurface conditions and the hydrogeology. The report states that
test pits encountered a relatively shallow groundwater table, an average 1.22 metres in
the west to 1.5 metres in the east side of the neighbourhood. A shallow non-continuous
unconfined aquifer runs in stringers across the property. Two additional aquifers are
present below the study area at depths of 35 m (115 ft) and 46 m (152 ft). One hundred
and three (103) well records on file with Ministry of Environment were examined. There
are 61 bored!dug wells and 42 drilled wells. The dug wells were an average depth of 9.8
metres (32 ft) while the average depth of the drilled wells was 38.8 metres (127.6 ft).
The report concludes based on the results of the hydrogeologic investigation, the site is
suitable for the planned development. However, there appears to be potential for
groundwater impact as a result of construction. Excavations should be restricted to
shallow levels. Excavating below 2 to 3 metres is not recommended. Mitigative
measures and techniques have been recommended in order to address this concern
during the construction phase and operational phase.
Due to the potential for impact during the installation of the sewer system on some
private wells in the area, the report recommends a groundwater monitoring program be
implemented before during and after the construction phase.
REPORT NO.: PSD-137-07
PAGE 8
Pre and post construction water budget was prepared and concluded that additional fill
in certain areas is required to raise grades. Roof leaders should be directed to rear
yards. Site grading should ensure that the majority of surface water will infiltrate into the
rear yards.
6.1.5 Archaeoloaical Assessment
Archaeological Assessments were prepared by Advance Archaeology, September 2006
and November 2006. Five individual reports were submitted, one for each of the
individuals properties that are subject to development applications. Stage 1 and 2
assessments on four of the five sites were carried out and concluded that nothing of
significance was found anywhere on the sites. Stage 1, 2 & 3 assessment was carried
out on the lands owned by Baysong Developments and no significant artifacts or other
heritage resources were recovered.
6.1.6 Functional Servicina Reoort
Functional Servicing Report prepared by Sernas Associates, dated April 2007 was
submitted for the entire Northglen Neighbourhood. Minor system flows (5 year post
development flows from the development will discharge to one of four locations; the
Soper Creek Tributary, Northwest Bowmanville storm sewer system, Middle Road storm
sewer or the Bowmanville Creek.
Major system flows (overland flows) from the neighbourhood will be conveyed via public
road allowances and easements to one of three locations; Soper Creek Tributary; Soper
Creek Main Branch via Liberty Street, or Bowmanville Creek via the Northglen
stormwater management facility located at the corner of Concession Road 3 and
Regional Road 57.
Stormwater quality and erosion control will be provided for the development by the two
existing off-site facilities, namely the Jackman Road pond, and the Northeast
Bowmanville pond, and a proposed on-site facility located at the north-east corner of
Concession Road 3 and Regional Road 57. Quantity control will be provided by the
Northeast Bowmanville pond and the proposed Northglen pond.
The existing sanitary sewer system has the capacity to convey the flows generated by
this development and the existing Port Darlington Water Pollution Control Plan can also
accommodate the treatment of these additional flows. Connecting the proposed
watermain to the existing feedermain on Middle Road and extending the feedermains
across Concession Road 3 can adequately provide the domestic and fire flow demands
required by this development.
6.1.7 Neiahbourhood Desian Plan
Neighbourhood Design Plan prepared by Tunney Planning Inc. was submitted in
accordance with the Official Plan Policies. The Neighbourhood Design Plan will be
discussed in Section of 9 of this report.
REPORT NO.: PSD-137-07
PAGE 9
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 A Public Meeting for the Official Plan Amendment, two Draft Plans of Subdivision and
the Rezoning was held on May 22,2007.
A number of area residents expressed some concerns with the proposed
development. Their concerns are noted below;
· Proposed lots adjacent to Rebecca Court should be a minimum of 18m wide;
· Proposed homes on lots adjacent to Rebecca Court should be not more than
two storeys and all brick, any structure two storeys or more should be at least
500 metres away from existing properties on Rebecca Court;
· Existing fencing along the property line between proposed lots and existing
properties on Rebecca Court should replaced to prevent shortcuts to Liberty
Street;
· Development will increase traffic volumes on major roads in Bowmanville;
· Development will increase noise levels and crime rates;
· Deleting school sites means that children will have to be bussed outside of
their community to attend schools;
· Development will have an impact on wells in the area;
· Development will effect water pressure in the Rills of Liberty; and
· Balanced growth at non-residential to residential assessment ratio 25:75 is
not being achieved in the municipality, nor is 1 job for every 3 residents being
achieved.
7.2 A second Public Notice for the revised Official Plan amendment has been circulated to
landowners within the Northglen Neighbourhood and within 120 metres of the
neighbourhood boundary. Public Notices signs for each development were posted on
Concession Road 3, Regional Road 57, Middle Road, and Liberty Street North.
7.3 As of the date of writing this report, there has been only one inquiry.
One individual wanted to know what how their previous concerns are being addressed
by the developers.
8.0 AGENCY COMMENTS
8.1 The application for the Official Plan Amendment and was circulated to various agencies
and municipal departments for comment.
8.2 The Clarington Engineering Services did not offer any objection to the revised Official
Plan Amendment. The Parks Division has requested that the Neighbourhood Design
Plan specify the park land area. The exact size and location of the park in the
Neighbourhood Centre would have to be determined through site plan process.
8.3 Clarington Operations have offered no objection at this time, however the extent of
development will be monitored for future budgeting exercises.
REPORT NO.: PSD-137-07
PAGE 10
8.4 The Kawartha Pine Ridge School Board offered no objection to the Official Plan
amendment and the Neighbourhood Design Plan. It is anticipated that the current
proposed elementary school site will meet the projected future needs of the Board in
this area.
8.5 The Peterborough Victoria Northumberland and Clarington Catholic District School
Board has noted that the location of the school at Middle Road and Street 'B' will be a
busy intersection and has requested a number of conditions that will be addressed in
the Plan of Subdivision.
8.6 The Region of Durham Planning Department provides comment on the conformity with
the Region of Durham Official Plan, Provincial Policy Statement (PPS) and Growth Plan
as well as on Regional infrastructure. The Region has noted that the revised Official
Plan Amendment and Neighbourhood Design Plan conforms to the PPS and the Growth
Plan.
The Type 'C' Arterial abutting the north side of the neighbourhood boundary is
acceptable. The exact alignment of the Future Type C Arterial would be determined
through the undertaking of a future Environmental Assessment (EA) Study.
Reaional Servicina
Municipal Water Supply
The subject lands are within the Zone 2 Water Distribution System in Bowmanville.
Municipal water supply can be provided from an existing feedermain on Middle Road
and the future extension of feedermains across Concession Road 3. These works are
conditional on budget approval by Regional Council. Internal watermains are to be
designed to provide maximum day flows plus fire protection.
Sanitary Sewers
The Northglen Neighbourhood with the exception of Rebecca Court can be serviced by
extending the Bowmanville Truck Sanitary sewer located on Middle Road and the sub-
truck sanitary on West Scugog Lane. The sanitary sewer servicing for lands south of
Rebecca Court are dependant on the extension of Soper Creek Truck Sewer on Mearns
Avenue which are identified in the Region's Capital Budget for the year 2011-2015.
Transportation
With respect to the neighbourhood design plan submitted by the application, the Region
advises that road widenings are required on Regional Roads 57 and 14. Appropriately
sized site triangles are also required were roads intersect with Regional Roads. The
Region requested a traffic study to rationalize the location of the future Type 'C' Arterial
road and the removal of the north-south collector road west of Middle Road. The
Region also identified concerns with two intersection intervals on Regional Road 57 and
on Concession Road 3. Although the issues regarding the future Type 'C' Arterial and
collector road locations has been resolved, a revised Traffic Study is required to
address intersection spacing. This report is required prior to approval of the NDP and
REPORT NO.: PSD-137-07
PAGE 11
the plans of subdivision. The Region has advised, that as of writing this report, the
revised Traffic Study had not been submitted.
9.0 STAFF COMMENTS
9.1 8aysong Developments Inc., 208412 Ontario Limited and the Kemp and Carruthers
families (Northglen Landowners) own large parcels of lands that are equal to
approximately 62 % of all lands in the Northglen Neighbourhood. They have submitted
one application to amend the Clarington Official Plan.
9.2 The revised proposed Official Plan Amendment differs from the original submission by
reducing the population for the Northglen Neighbourhood; reducing the number of
housing units and relocating the east-west Type 'C' Arterial from south of the
80wmanville Urban Area, Map 83 and moving it north of the Urban Area boundary, Map
81.
The reduction in population and housing targets is a result of recalculating the
developable area based on 7 units per acre or 17.3 units per hectare based on gross
net residential land area, which is consistent with other neighbourhoods in 80wmanville.
In addition, the housing targets were adjusted to meet the distribution of 70 percent low
density, 20 percent medium and 10 percent high density units.
The changes to the population and housing targets are noted below on Table 1 and
Table 2.
Table 1
Population Target in Northglen Nelghbourhood
Clarington Official Plan
3750
Previous Amendment
7500
Revised Amendment
6500
..... HOlJsingT~rQet8fol' .NQrthQleniNeighbour~~Od ........>"...
,.",..""......... . ...... ....... ...>.
Low Medium High Intensification Total
Density Density Density
Units Units Units
Clarington 975 250 50 50 1325
Official Plan
Previous 1600 725 100 50 2475
Amendment
Revised 1500 525 100 50 2175
Amendment
Table 2
9.3 The Clarington Official Plan shows an east - west Type 'c' Arterial between Regional
Road 57 and Liberty Street, located at the mid point between Concession Road 3 and 4.
As part of the peer review process, the Municipality's engineering consultants, Totten
REPORT NO.: PSD-137-07
PAGE 12
Sims Hubicki, concluded that the Type 'C' Arterial was not required to accommodate
vehicular traffic within the urban area boundary as proposed through the NDP. After
discussion with the Region of Durham Works and Planning Department it was agreed
that the Future Type 'C' Arterial should be moved north of the Bowmanville Urban Area
provided that north-south road connections were made to it in the Northglen West
subdivision. The actual location of the Future Type 'C' Arterial will be determined
through an Environmental Assessment (EA) at such time a need for the road is
determined. In addition, the Region advised that a Regional Official Plan Amendment
would not be required. As this road was originally identified to address traffic needs
from the Bowmanville urban area, and it is not being incorporated in the proposed NDP
or subdivision applications, the Clarington Official Plan Amendment submitted by the
applicants was revised to relocate the Type 'C' Arterial north of the urban area
boundary. The Type 'C' Arterial is also shown in the Region of Durham Official Plan.
9.4 Neiahbourhood Desian Plan
9.4 1 In keeping with Official Plan policies, the proponents prepared a Neighbourhood Design
Plan (NDP) to provide a more detailed design of the entire neighbourhood. The NDP is
the basis for this Official Plan Amendment. The NDP was peer reviewed by municipal
consultants, and a community design peer review workshop facilitated by The Planning
Partnership and transportation consultants, Poulus & Chung was also held. The
workshop was attended by the landowners group, stakeholders and agencies.
The Neighbourhood Design Plan was revised after the workshop. Although a number of
changes have been made to reflect the peer reviewed plan, staff are of the opinion that
the plan requires further revisions including relocation of the park in the northwest
quadrant of the Northglen West, and changes to the lot configuration around the
proposed round-a-bout are required. In addition Regional staff have recently advised of
a concern regarding the access spacing on Regional Road 57 which may affect the
Neighbourhood Plan.
9.4.2 The Neigbourhood Plan has reconfigured the road pattern around the heritage structure
at 3187 Middle Road, (Kemp homestead) and it is now situated on a larger lot.
Incorporating the structure into the plan is desirable and is consistent with comments
from the Clarington Heritage Committee. The heritage structure at 3222 Middle Road is
still identified as a medium density block in the Neigbourhood Plan. Staff advise that the
land owner has obtained a demolition permit application and as of writing this report, the
application has not been submitted to the Building Division. Since the house is not
designated under the Ontario Heritage Act as historical structure and Council has not
initiated the designation process, it can be demolished.
9.5 Financial Impact Study
The servicing and road infrastructure required to support development in the majority of
this neighbourhood is forecasted in the Development Charges Background report
beyond 2016. These lands together with five other development applications in similar
positions are the subject of a Financial Impact Study underway by Hemson Consulting
on behalf of the Municipality of Clarington. The results of the Financial Impact Study
REPORT NO.: PSD-137-07
PAGE 13
were presented to the developers in October 2007 and they were given an opportunity
to comment and provide additional information. The information is currently under
review by our consultants and staff. Staff will be reporting on this matter to Committee
in the new year. However, until that time, Staff will not prepare a recommendation
report on any of the applications subject to the Financial Impact Study.
10.0 RECOMMENDATIONS
10.1 The purpose of this report is to satisfy the requirements for a Public Meeting under the
Planning Act, and taking into consideration the outstanding comments, and the
outstanding recommendation of Financial Impact Study. Staff respectfully request 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 - Revised Official Plan Amendment
Attachment 3 - Revised Neighbourhood Design Plan
List of interested parties to be advised of Council's decision:
Reverand Gordon Belyea
Cindy Craig Murdoch
Hielka Holkema
Glenn Genge
Wendy Busuttil
Hannu Halimnen
Baysong Developments Inc
Kemp
Carruthers
Kevin Tunney
Dave and Janet Passant
Rick and Donna McCreary
Mike and Caroline Dodds
Peter and Heather Abramczuk
Gord and Rosemary Baker
Grant Martin
George and Cheryl Strilchuk
Dominick and Angela Forsellino
Kurt and Sylvia Graichen
Ardyth Korte
Rick James
Attachment 1
To Report PSD-137-07
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Attachment 2
To Report PSD-137-07
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE:
To permit development in accordance with the Northgeln
Neighbourhood Design Plan.
The subject is located north of Concession Road 3, east of Regional
Road 57, west of Regional Road 14, being the south half of Lots 11,
12, 13 & 14, Concession Road 3 in the former Town of Bowmanville,
now in the Municipality of Clarington.
This amendment is based on a Neighbourhood Design Plan, prepared
by Tunney Planning Inc. 2007, Environmental Impact Study prepared
by Niblett Environmental, 2005 and peer reviewed by The Planning
Partnership and as further reviewed by Municipal Staff.
ACTUAL AMENDMENT:
The Clarington Official Plan
LOCATION:
BASIS:
The Clarington Official Plan is hereby amended as follows:
1. In Section 9.4.5, Table 9-2 "Housing Targets by Neighbourhood" by
amending the target for Northgeln Neighbourhood N 10 amending
all corresponding totals as follows:
Table 9"2 ... ...
...Housina Targets b~ Neiahbourhoods . ... .. ...
Neighbourhood Housing
Units
Low Medium Hiah Intensification Total
N 10 Northglen 1500 525 100 50 2175
TOTAL 13200 4825 3100 1800 23375
2. By Amending Map A3-Land Use Bowmanville Urban Area as
shown on Exhibit "A" to this amendment.
3. By Amending Map B1 - Transportation Clarington Rural Areas as
shown on Exhibit "B" to this amendment.
4. By Amending Map B3 - Transportation Bowmanville Urban Area as
shown on Exhibit "C" to this amendment.
5. By Amending Map H2 - Neighbourhood Planning Units _
Bowmanville Urban Area as shown on exhibit "D" to this
amendment.
IMPLEMENTATION: The provisions set forth in the Clarington Official Plan, amended,
regarding the implementation of the Plan, shall apply in regard to this
amendment.
INTERPRETATION: The provisions set forth in the Clarington Official Plan, amended,
regarding the interpretation of the Plan, shall apply in regard to this
amendment.
Exhibit "A", Amendment No. To The Municipality of Clarington
Official Plan, Map A3, Land Use, Bowmanville Urban Area
Add "Environmental
Protection Area"
Add "Neighbourhood
Park" Symbol
.
Add "Medium Density
Residentia'" Symbol
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Realign
Collector Road
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Add "Medium Density
Residential" Symbol
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Delete "Public Secondary r.=\M
School" Symbol \:!!I
Relocate "Medium Density
Residential" Symbol
Add "Neighbourhood
Park" Symbol
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Exhibit "B", Amendment No. To The Municipality of Clarington
Official Plan, Map B1, Transportation, Clarington Rural Area
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Exhibit "C", Amendment No. To The Municipality of Clarington
Official Plan, Map B3, Transportation, Bowmanville Urban Area
200 m
o 200 400 600 800 m
Realign "Collector Road"
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- - - URBAN BOUNDARY
"'H'_. mi"'''- ....H. ._i'.~..'.HH_ FREEWAY
TYPE A ARTERIAL
- - - - TYPE B ARTERIAl
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MAP 83
TRANSPORTATION
BOWMANVILLE URBAN AREA
FUTURE
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FREEWAY INlERCHANGE
COLLECTOR ROAO
- - - - - - REGIONAL lRANSrr SPINE
. ....... . INTER-REGIONAL
TRANSIT UNE
t= GO STATtON
OFFICIAL PlAN
MUNICIPALllY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTION 19
THIS CONSOUOATlON IS PRO\IIDED FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MODIfiCATIONS AND APPROVAlS
,....\
l......,
GRADE SEPARATION
Exhibit "0" , Amendment No. To The Municipality of Clarington
Official Plan, Map H2, Neighbourhood Planning Units, Bowmanville Urban Area
.
12 I
DARUNGTON
GREEN
(3200) .
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200 m
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CONCESSION
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HIGHWAY
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ONT.4R/O MAP H2
NEIGHBOURHOOO PLANNING UNITS
BOWMANVILLE URBAN AREA
- - - URBAN BOUNDARY
NElGHBOURHOOD BOUNDARY
(1000) POPUlATION
OFFICIAL PLAN
MUNICIPALlY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTIONS 5 AND 9
THIS CC>>olSOUDAll0N IS PROVIDED fOR CONVEHlENCE~LY
ANO REPRES~ REQUESTED MODlFlCATlONS AHD N'ffiOYALS
Attachment 3
To Report PSD -137-07
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