HomeMy WebLinkAboutPSD-137-07 Addendum
Cl!Jljgglon
REPORT
PLANNING SERVICES
Meeting:
COUNCIL
Date:
Monday, December 10, 2007
Addendum
To Report#: PSD-137-07 File#: COPA2007-0004
By-law #:
Subject:
OFFICIAL PLAN AMENDMENT NO. 59
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 to Council the following:
1. THAT Addendum to Report PSD-137-07 be received;
2. THAT as directed by the General Purpose and Administration Committee, that
Amendment No. 59 to the Clarington Official Plan as shown on Attachment 2 to this
report be ADOPTED; and that the necessary By-law contained in Attachment 3 be
passed;
3. THAT the Region of Durham be informed of Council's decision; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Da id rome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by: ( )~~.~
Franklin Wu,
Chief Administrative Officer
CS* CP*DJC*sh*df
December 7,2007
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
ADDENDUM TO REPORT NO.: PSD-137-07
PAGE 2
1.0 PURPOSE
1.1 On December 3, 2007, Committee referred Report PSD 137-07 back to staff for one
week and directed staff to report back recommending an Official Plan Amendment. The
purpose of this Addendum report is to present the proposed Official Plan Amendment,
as directed by Committee.
2.0 BACKGROUND
2.1 The Northglen Neighbourhood lands, as well as other lands subject to residential
development proposals in Clarington, are the subject of a Financial Impact Analysis.
While a limited portion of the Northglen Neighbourhood was anticipated to be developed
before 2014, the vast majority was planned for development beyond this time period.
The Municipality's Development Charges Background Study of 2005 assumes that most
of the infrastructure to support the Neighbourhood will be constructed after 2014.
2.2 The preliminary results of the Financial Impact Analysis were presented to the
developers in October 2007. Developers were given time to review the information and
respond prior to Hemson, the Municipality's consultant, finalizing a recommendation
report. Most of the developers, whose lands are part of the Financial Impact Anaylsis
have made additional submissions with respect to timing and phasing of their own
development. This information is currently under review by Hemson, and will be taken
into consideration in the final report scheduled for completion in January 2008.
3.0 PROPOSAL BY NORTHGLEN LANDOWNERS GROUP
3.1 In a letter dated November 13, 2007, prepared by Sernas Associates on behalf of the
Northglen Landowners Group, a revised schedule for dwelling unit construction and
timing of infrastructure improvements was provided. The schedule assumes that
development of the neighbourhood will proceed in 9 phases, commencing in 2008 and
will continue over a 22 year period until 2030.
3.2 The Landowner's Group made a proposal to contribute to the construction of some
infrastructure works to address the impact of allowing the plans of subdivision to
proceed at this time. The proposed infrastructure works are timed to various
registrations of the plan of subdivision. The proposal does not however address any
operating costs for the Municipality. Staff and the Municipality's consultants are currently
reviewing the letter together with other submissions. We are not prepared to advise
Council on the appropriateness of this proposal at this time but have highlighted some
concerns below. This will be reviewed through the Financial Impact Analysis and
subsequent reports of the plans of subdivision.
ADDENDUM TO REPORT NO.: PSD-137-07
PAGE 3
The proposed contributions are noted below:
2008 -
Undertake the design work for Middle Road to full urban standard
from Concession Road 3 to north limit of subdivision, (910
metres) as part of the subdivision design.
2009 - 2011
Install street lighting on Regional Road 57 for 180 metres north
and south of the first road providing access to the neighbourhood
Place asphalt overlay on Middle Road from Concession Road 3 to
(640 m) north
2014 - 2015
Install street lighting on Regional Road 57 for 180 metres north
and south of second road providing access to the neighbourhood.
The Landowners Group is proposing park construction in conjunction with the
registration of the 3rd or latter phases of development as follows:
a) 2014 -2015 Baysong Park (Northglen West) - construct pathways and soccer
pitches
b) 2018-2019 Kemp Park (Northglen East) - construct pathways and soccer
pitches
c) 2016-2017 Carruthers Parkette (Northglen East) - construct pathways and
junior play structure
d) 2020-2030 Abes Parkette (Northglen West) - construct pathways and play
structure
The total current value (2007) of this work is estimated by the proponent's engineer at
$618,000. The scope of work and values proposed are also being reviewed by staff.
3.3 Comments on Parks Development Proposal
The phasing plan submitted November 13 assumes that approximately 500 units will be
constructed between 2008 and 2014 with no parks. The first park to be constructed
would be approximately 7 years from now (2015). Staff do not support this.
The developers proposal indicate that these parks that they propose to undertake is
beyond developer's obligations. However, Engineering services has advised that aside
from the play structures proposed in the parkettes, the description of what is being
offered is essentially what is considered a local service and is normally required of the
developer. According to the Background Study to the Development Charges By-law, in
all new subdivisions the developer is required to prepare a detailed park concept, install
subsurface drainage system, grade, topsoil and seed the park blocks.
ADDENDUM TO REPORT NO.: PSD-137-07
PAGE 4
In order to maintain the level of service equivalent to our current standards the parks will
require much more than what is described in their November 13 letter. Features such as
water play areas, traditional play areas, park shelters, play courts, sports fields,
walkway lighting, seating areas, and landscape planting are typically provided in
Clarington's parks today, and as such this park would not be at an equivalent level of
services to other parks in Bowmanville.
The proposed development phasing does not have the parks included in the first phase
of development for either the Northglen West or East. To ensure that the new residents
have park facilities available to them the parks must be included in the first phases of
development. The completion of the parks should be tied to the number of building
permits issued.
3.4 Comments on Roads and External Capital Works
The design work for Middle Road would be required for this development to proceed to
accommodate Municipal and Regional services required. As such, Engineering
services does not consider this to be additional to what would normally be required. In
addition, there are other works external to this site that will be required for development
to proceed in the Northglen Neighbourhood that have not been accounted for in the
current capital works program or the November 13 Sernas letter. This includes
upgrading Middle Road south of Concession Road 3 to Bons Avenue, as well as
reconstruction of Concession Road 3. Without completion of these works the road
conditions will decrease earlier and the Municipality will be required to expend funds for
projects in an earlier year. Should the capital works not be completed the new residents
of north Bowmanville will not receive a level of service comparable to other residential
areas.
3.5 While the Landowner's Group has made a good-faith proposal, staff are reviewing this
proposal, in the context of the Development Charges Background Study, ongoing
commitments to other areas of the Municipality, and proposals being made by other
developers subject to the Financial Impact Anaylsis. Much of the proposed $618,000 of
capital works would be the developer's share under current municipal policy and
practice.
3.6 Given that these items need to be negotiated further in the plan of subdivision process
and that Council has not received the final report on the Financial Impact Analysis, it is
recommended that a section be added to the Growth Management Section of the
Official Plan with special policies for Northglen Neighbourhood. These are included in
Official Plan Amendment 59 as presented.
4.0 PROPOSED OFFICIAL PLAN AMENDMENT
4.1 The proposed Official Plan Amendment is shown on Attachment 2. The highlights of
the proposed Official Plan amendment are noted below:
ADDENDUM TO REPORT NO.: PSD-137-07
PAGE 5
o The amendment also proposed to approve the changes for the housing targets
and population targets for the Northglen Neighbourhood, land use map and
transportation maps.
o A phasing plan is approved by Director of Engineering Services, Director of
Planning Services and Director of Finance which demonstrates the orderly
development of capital works and services required to service the lands will not
impact the Municipality's capital budget.
o Parkland must be dedicated in the first phase of development. Development may
only proceed if the necessary capital works required for any phase of
development are approved by Council in the annual capital budget process or
through an agreement with the major landowners for development of capital
works at no impact to the municipality's current or future Development Charges.
o Development phasing will need to have regard for the Provinces intensification
targets.
o An Environmental Sustainability Plan must be prepared and approved to
demonstrate how development in the Northglen Nieghbourhood will ensure the
protection, conservation, and enhancement of air, water, ecological features and
function, energy conservation and heritage resources.
5.0 CONCLUSION
5.1 As directed by Committee, it is recommended that Council adopt Amendment No. 59 to
the Clarington Official Plan, as shown on Attachment 2, with the inclusion of some
special growth management policies.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Official Plan Amendment
Attachment 3 - By-law
List of interested parties to be advised of Council's decision:
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
Reverend Gordon Belyea
Cindy Craig Murdoch
Hielka Holkema
Glenn Genge
Wendy Busuttil
Hannu Halimnen
Baysong Developments Inc
Kirk & Douglas Kemp
Robert & Patsy Carruthers Kevin Tunney
Rick James
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Attachment 1
Addendum To Report PSD-137-07
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Attachment 2
To Addendum
Repo~SD-137 -07_
AMENDMENT NO. 59
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE:
To increase the population and housing units, revise the
collector road system, delete one Public Secondary School
site and one Public Elementary School site and to provide
for the orderly development of the Northglen Neighbourhood.
LOCATION:
The subject site 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.
BASIS:
This amendment is based an application for 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. In
addition consideration is given to concerns identified in the
Financial Impact Analysis undertaken by Hemson Consulting
Ltd., recent changes to the Planning Act and the Growth
Plan for the Greater Golden Horseshoe.
ACTUAL AMENDMENT:
The Clarington Official Plan is hereby amended as follows:
1. By adding a new Section 5.4 as follows:
5.4 Special Policies
5.4.1 Northglen Neighbourhood
In addition to Section 5.3.6, 5.3.7,5.3.9 and 5.3.11 development
within the Northglen Neighbourhood may only proceed on the
following basis;
i) A phasing implementation plan for the Northglen
Neighbourhood is prepared and approved to the satisfaction of
the Director of Planning Services, Director of Engineering
Services and the Director of Finance, which demonstrates how
the orderly development of capital works and services in each
phase will achieve the Municipality's level of urban service and
will not have negative financial impacts on the Municipality
having regard for the Municipality's capital budget program
and the Municipality's Development Charges Study as
updated from time to time;
ii) Development for any phase may only proceed if the necessary
capital works required for that phase of development is
approved by the Council through the annual capital budget
process or suitable arrangements have been made to provide
such capital works at the expense of the owner satisfactory to
Director of Planning Services, Director of Engineering
Services and the Director of Finance;
iii) Development phasing will have regard for the Province's
intensification target.
iv) Parkland is dedicated to the Municipality with the registration
of the first phase of development. Park construction in
accordance with a park concept plan, approved by the
Municipality of Clarington, must be completed prior the
issuance of 50% of the building permits for the phase of
development in which the park is located
v) An Environmental Sustainability Plan is prepared by the
significant landowners and is approved by the Municipality of
Clarington. The Plan shall identify specific measures on how
development in the Northglen Neighbourhood will ensure the
protection, conservation and enhancement of air, water and
ecological features and functions, energy and other resources
and heritage resources. As a minimum, it shall address:
a. Energy conservation measures for new homes such as the
Energy Star program;
b. Water conservation measures for new homes such as the
Water Sense program;
c. Use of environmentally friendly materials or finishes in the
dwellings;
d. A reuse and recycling program for construction materials;
and
e. The preparation of community education materials on the
environmentally sensitive areas in the neighbourhood.
2. In Section 9.4.5, Table 9-2 "Housing Targets by Neighbourhood" by
amending the target for Northglen Neighbourhood N 10 and all
corresponding totals as follows:
Housing
units
Low Medium High Intensificati Total
on
N 10 North len 1500 525 100 50 2175
TOTAL 13200 4825 3100 1800 23375
3. By Amending Map A3 -Land Use Bowmanville Urban Area as shown on
Exhibit "A" to this amendment.
4. By Amending Map B1 - Transportation Clarington Rural Areas as shown
on Exhibit "B" to this amendment.
5. By Amending Map B3 - Transportation Bowmanville Urban Area as
shown on Exhibit "C" to this amendment.
6. 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"
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Add "Medium Density
Residential" Symbol
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Relocate "Neighbourhood
Park" Symbol
Relocate "Separate
Elementary School" Symbol
Delete "Public Secondary ~M
School" Symbol ~
Relocate "Medium Density
Residential" Symbol
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Exhibit "B", Amendment No. To The Municipality of Clarington
Official Plan, Map B1, Transportation, ClaringtohRural Area
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Exhibit "C", Amendment No, To The Municipality of Clarington
Official Plan, Map B3. Transportation, Bowmanville Urban Area
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Delete "Type C Arterial Road"
o 200 400 600 BOO m
200 m
Realign "Collector Road"
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LAKE ONZ"4R/O
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'..) GRADE SEPARATION
_.~ ::5E ~,~~ URBAN BOUNDARY
,.-._,.~."~;;.,.,...._.,,,,-:... FREE.'W"AY
TYPE A ARTERIAl
- - - - TYPE B AA1'ERlAL
nn___n~n TYPE C AA1'ERlAL
COLLECTOR ROAD
- - - - - - REGIONAL TRANSIT SPINE
. . . . . . .. . INTER-REGIONAl
TRANSIT UNE
t= GO STATION
MAP 83
TRANSPORTATION
BOWMANVILLE URBAN AREA
EXISTlNG
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OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
JANUARY 2. 2007
REFER TO SECTION. 19
THIS CONSOUDATlON IS PROVIDED FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED fiOOIflCATlONS AND APPROVAlS
Exhibit "D" , Amendment No. To The Municipality of Clarington
Official Plan, Map H2, Neighbourhood Planning Units, Bowmanville Urban Area
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200m
o 200 400 600 BOO m
CONCESSION
Change Population
From "3750" To "6500'
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ONTARIO MAP H2
NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
- - - URBAN BOUNDARY'
NEIGHBOURHOOD BOUNDARY
(10QO) POPULATION
OFFICIAL Pu\N
MUNICIPAUlY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTIONS 5 AND 9
THIS CONSOUOATIOO IS PROVIDED fOR CONVENIENCE: ONLY
AND REPRESENTS REQUESTED Ill00FlCAll0NS ,I,NO APPROVALS
Attachment 3
To Addendum
Report PSD-137 -07
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2007-
bein9 a By-iaw to adopt Amendment No. 59 to the Clarin9ton Official Plan
WHEREAS Section 17 (22) of the Planning Act R.SO. 1990, as amended, authorizes the
Municipality of Clarin9ton to pass by-laws for the adoption or repeal of Official Pians and
Amendments thereto;
AND WHEREAS the Corporation of the Municipality of Clarington deems it advisable to amend
the Clarington Officiai Plan to permit residential development in the Northglen Neighbourhood;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment No. 59 to the Clarington Official Plan being attached Explanatory Tex1
is hereby adopted.
2. That this By-law shall come into force and take effect on the date of the passing thereof.
BY-LAW read a first time this
day of
2007
BY-LAW read a second time this
day of
2007
BY-LAW read a third time and finally passed this
day of
2007
Jim Abernethy, Mayor
Patti L. Barrie, Municipal Clerk