HomeMy WebLinkAboutPSD-001-08
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Monday, January 7,2008 Resok,l-\iOVi-:IPGPA--OOS-08
Date:
Report #: PSD-001-08
File #: COPA 2007- 0012
By-law #:
Subject:
PROPOSED OFFICIAL PLAN AMENDMENT
APPLICANT: 821013 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-001-08 be received;
2. THAT Staff continue processing the application to amend the Clarington Official Plan
COPA 2007-0012, submitted by 821013 Ontario Limited; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
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Reviewed by: ' - '-"- ~ 1 '-. ,{ l..
Franklin Wu,
Chief Administrative Officer
CS*CP*DJC*sh*df
December 18,2007
CORPORATION OF THE MUNICIPALITY OF ClARINGTON
40 TEMPERANCE STREET, BOWMANVlllE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-001-08
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant:
D.G. Biddle & Associates
1.2 Owner:
821013 Ontario Limited
1.3 Clarington Official Plan Amendment:
. Amend Table 9-2 by increasing the housing target for
Bowmanville West Town Centre as follows:
i) 250 medium density units to 350 units; and
ii) Amend all corresponding totals.
. Amend Map A -"Land Use Bowmanville West Town Centre" by:
i) Amending a portion of the lands from "Community Facility"
to "Medium Density Residential".
. Amend Map H2 -"Neighbourhood Planning Unit- Bowmanville
Urban Area" by changing the population of the Bowmanville
West Town Centre from 4000 to 4300.
1.4 Area:
2.32 hectares
1.5 Location:
The lands subject to this amendment are located north of the
Stevens Road extension, west of Regional Road 57, east of
Clarington Boulevard, being Part Lot 15, Concession 2, former
Township of Darlington. (Attachment 1).
2.0 BACKGROUND
2.1 On August 28,2007 D. G. Biddle and Associates on behalf of 821013 Ontario Limited
(William Tonno Construction Limited), submitted an application for Official Plan
Amendment to permit 100 medium density units on lands within the Bowmanville West
Town Centre and immediately north of the Garnet B. Rickard Recreation Complex.
The application was reviewed by Staff and revisions were required prior to deeming the
application complete. As such the application was not deemed complete until fall 2007.
2.2 The application stems from a Council Resolution of June 2007, whereby an agreement
was reached to purchase lands from 821013 Ontario Limited for the extension of
Stevens Road. In exchange Council, without fettering itself in the exercise of its
legislative powers, expressed its intent to approve an amendment to the Official Plan to
designate lands shown as Parcel A on Attachment 1 for residential purposes. The
Official Plan Amendment would be submitted by 821013 Ontario Limited and the
REPORT NO.: PSD-001-08
PAGE 3
procedures mandated under the Planning Act and the Municipality's Official Plan will be
complied with.
2.3 Supportina Documentation
A Planning Justification Report has been submitted to support the Official Plan
Amendment. The report supports proposed changes to the Municipality of Clarington
Official Plan to add a "Medium Density Residential" designation for the subject lands
north of the proposed Stevens Road extension. The report states the following:
. The proposed medium density use is consistent with the Regional Official
Plan. The subject lands are within the "Main Central Area" designation. This
designation encourages the creation of people-oriented places, a
concentration of activities and the highest densities within the urban areas.
. Within the Clarington Official Plan the site is within the "Town Centre"
designation. "Town Centres" shall be developed larger in scale, provide
goods and services for a large segment of Clarington's population and will
develop with a higher overall density than "Village Centres".
. The Bowmanville West Town Centre Secondary Plan promotes and
encourages intensification and the creation of a variety of housing types at
medium and high densities to meet the changing housing requirements of the
population of the Municipality of Clarington. The proposed changes to the
Municipality of Clarington Official Plan will help the Bowmanville West Town
Centre neighbourhood meet its goals.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site is relatively flat and is currently vacant. The Stevens Road extension has been
completed, with the exception of sidewalk and sodding. This portion of Stevens Road is
expected to be open in the winter of 2008.
3.2 The surrounding uses are as follows:
North
South -
Brookhill Tributary, rural residential, agricultural crops;
Baseball diamonds and skateboard park associated with Garnet B.
Rickard Recreation Complex;
Regional Road 57, estate residential; and
Clarington Boulevard, and Clarington Central Secondary School.
East
West
REPORT NO.: PSD-001-08
PAGE 4
4.0 PROVINCIAL POLICY
4.1 Provincial Policv Statement
The Official Plan amendment application was 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 zoned and serviced land 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 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.
Transportation systems should be provided which are safe, energy efficient, facilitate
the movement of people and goods, and are appropriate to address projected needs. A
land use pattern density and mix of uses should be provided that minimize the length
and number of vehicle trips and support the development of viable choices and plans or
public transit.
4.1.6 The application is consistent with the 2005 Provincial Policy Statement as it is proposing
the development of medium density housing. The subject lands are adjacent to the
existing built-up area and will make use of existing infrastructure and public service
facilities.
4.2 Places To Grow - 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
REPORT NO.: PSD-001-08
PAGE 5
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 which may include communal courtyards and public parks.
The application would appear to conform with the Provincial Growth Plan.
5.0 OFFICIAL PLANS
5.1 Durham Reaional Official Plan
Within the Durham Regional Official Plan, the lands are designated as Main Central
Area. This designation encourages the creation of people oriented places, a
concentration of activities and the highest densities within urban areas.
5.2 Clarinaton Official Plan
Within the Clarington Official Plan, the subject lands are designated as "Town Centre".
"Town Centres" shall be developed as the main concentrations of urban activity and
provide a fully integrated array of retail and personal service, office, residential,
cultural and community recreational and institutional uses. Map C identifies the creek
and associated lands as Significant Valley Lands. Lands within or adjacent to a
feature identified on Map 'c' are required to undergo an Environmental Impact Study
prior to development. Map 'B' identifies Stevens Road as a Collector Road.
5.2.1 The subject site is within the Bowmanville West "Town Centre" Secondary Plan. The
subject lands are designated as "Community Facility" with a "Community Park"
symbol.
The objectives of the Secondary Plan are to provide for housing opportunities at
medium and high densities to meet the changing housing requirements in Clarington.
The Secondary Plan also requires a connected grid of public and private streets to
enhance movement and access, options to reduce congestion and improve
emergency access.
5.2.2 The West Town Centre has a population allocation of 4000 and a housing target of
1750, being 250 medium density units and 1500 high density units. The Official Plan
amendment proposes to increase the housing target by 100 medium density units, to
350 units, a density of 45 units per hectare which is consistent with the medium
density range specified in the Official Plan.
REPORT NO.: PSD-001-08
PAGE 6
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone and Environmental
Protection (EP) Zone, recognizing the Brookhill Tributary. In order for development to
proceed on these lands an application for rezoning is required.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject
property. A Public Notice sign was posted on the Regional Road 57 frontage.
7.2 As of the date of writing this report, there have been no inquires.
8.0 AGENCY COMMENTS
8.1 The application for the Official Plan Amendment was circulated to various agencies and
municipal departments for comment. As of writing this report, no comments have been
received by agencies or departments.
9.0 STAFF COMMENTS
9.1 In March, 2006, Council approved Amendments 43 and 44 Clarington Official Plan
respecting the Commercial Policy Review and the Bowmanville West Main Central Area
Secondary Plan Review. Transportation issues related to the recommended
amendments were examined by Totten Sims Hubicki and recommended, among other
things, was a new public street being the extension of Stevens Road, to be established
between Regional Road 57 and Green Road, to serve the proposed commercial
development within the Bowmanville Town Centre north of Durham Highway 2. This
alignment would replace Uptown Avenue as a minor collector road but would improve
grid road pattern to facilitate traffic.
9.2 The alignment for the Stevens Road Extension is generally located on the unopened
Concession 2 road allowance. However, a portion of the skateboard park is located on
the road allowance. To avoid the cost of relocating the skateboard park and to save a
number of mature trees growing on a section of the unopened road allowance, it was
necessary to relocate a portion of the proposed alignment to the north. The relocation
required the acquisition of land from the owner to the north, 821013 Ontario Limited
(William Tonno Construction Ltd).
9.3 The site is adjacent to Brookhill Tributary which is identified in the Broohkill Secondary
Plan as an Environmental Protection area, and intended for a trail system. In order for
development to proceed on these lands an application for rezoning and site plan
approval is required. The applicants have not advised staff when they wish to proceed
with the further development of these lands and have not provided details for the site.
REPORT NO.: PSD-001-08
PAGE 7
10.0 RECOMMENDATIONS
10.1 The purpose of this report is to satisfy the requirements under the Public Meeting under
the Planning Act, and taking into consideration the outstanding comments, Staff
respectfully request that this report be referred back to staff for processing and the
preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Official Plan Amendment
List of interested parties to be advised of Council's decision:
Cora Tonno
D.G. Biddle & Associates
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PURPOSE:
LOCATION:
BASIS:
ACTUAL
AMENDMENT:
Attachment 2
To Report PSD-001-08
AMENDMENT NO._
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
The purpose of this amendment to the Municipality of Clarington
Official Plan is to add a "Medium Density Residential" designation
north of the proposed Stevens Road extension and east of
Clarington Boulevard in the Bowmanville West Town Centre
Secondary Plan and to increase the population and medium
density housing target for the Bowmanvil/e "West Town Centre"
neighbourhood in the Municipality of Clarington Official Plan
The subject site is located north of the proposed Stevens Road
extension, east of Clarington Boulevard, in Bowmanville, within part
of Lot 15, Concession 2, in the Municipality of Clarington.
This amendment is based on the resolution of the General Purpose
and Administration Committee on with respect to
Official Plan Amendment Application
The Municipality of Clarington Official Plan is hereby amended by:
i) amending Map H2, as indicated on Exhibit "1" attached to
this amendment as follows: changing the population of the
West Town Centre from 4000 to 4300 and;
ii) amending Table 9-2 as indicated by:
a) adjusting the housing targets for the Bowmanville West
Town Centre Neighbourhood (N2) as follows:
Housing Units
Medium From "250" to "350"
Total From "1750" to "1850" and;
b) adjusting the Total Bowmanville Housing Targ!3t
from "22525" to "22625"
c) adjusting the Total Medium Density Housing Units from
"4650" to "4750"
2
The appropriate lines of Table 9-2 read as follows:
Table 9-2
Housing Targets by Neighbourhoods
Housing Units
Urban Area
Neighbourhoods Low Medium High Intensification Total
Bowmanville 0 350 1500 0 1850
N2 West Town .
Centre
TOTAL 13025 4750 3050 1800 22625
iii)
amending the Bowmanville West Town Centre Secondary
Plan as indicated on Exhibit "2" attached to this amendment.
IMPLEMENTATION:
The provisions set forth in the Municipality of Clarington
Official Plan, as amended regarding implementation of the
Plan shall apply to this Amendment.
INTERPRETATION:
The provisions set forth in the Municipality of Clarington
Official Plan, as amended, regarding the interpretation of the
Plan shall apply to this Amendment.
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ONb4R/O MAP H2
NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
- - - URBAH BOUNDARY
NElGHBOURHOOO BOUNDARV
(1000) POPULAllON
OFFICIAL PLAN
MUNICIPAlIlY OF ClARlNGTON
JANUARY 2. 2007
REFER TO SECTIONS 5. AND 9
IlHlS CONSOLJD.I.nct.I IS PRCMOED rea COtNDllEHCE OM,.Y I
AND fIlEPRES9I1S RECUESTED hlOOFICA'RClNS AN] APPROIAtS
EXHIBIT" 1 " . .. . .
AMENDMENT No~,-- TO THE MUNICIPALITY OFCLARINGTON OFFICIAL PLAN
MAP H2: NEIGHBOURHOOD PLANNING UNITS, BOWMANVILLE URBANAREA
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