HomeMy WebLinkAboutPSD-026-08
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REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE -w:
Monday, March 17, 2008 ~e:5o!uf-ion 6lPA-J{fj--c2
Date:
Report #: PSD-026-08
File #: PLN 31.5.9
By-Law #
Subject:
NORTHGLEN NEIGHBOURHOOD DESIGN PLAN
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
,-:: recommend to Council the following:
1. THAT Report PSD-026-08 be received;
2. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
D i . Creme, M.C.I.P., R.P.P.
Director, Planning Services
Reviewed by:
d~~~
Franklin Wu
Chief Administrative Officer
CS*CP*DJC*sh
March 10, 2008
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-026-08
PAGE 2
1.0 NEIGHBOURHOOD DESIGN PLANS
1.1 The Clarington Official Plan requires the preparation of a Neighbourhood Design Plan
(NDP) prior to consideration of any plan of subdivision in a neighbourhood not having
an approved secondary plan.
1.2 The design plan is a block plan to layout the future development of the neighbourhood.
The design plan details the following:
. Locations of schools, parks and open space blocks, including stormwater
management blocks;
. Lotting patterns and residential densities;
. Road alignments within a neighbourhood, including road classifications;
. Sidewalks, walking and cycling trail systems; and
. Proposed servicing within the neighbourhood.
1.3 These plans do not require Council approval but are approved by the Directors of
Engineering Services and Planning Services. They are to be utilized by staff in
reviewing subdivision applications for the specific neighbourhood. A Neighbourhood
Design Plan does not have status under the Planning Act and is not subject to appeal. A
Neighbourhood Design Plan does not replace the approval of a plan of subdivision or
rezoning, nor will it remove any individual's rights to object to subsequent subdivision or
rezoning applications under the Planning Act.
2.0 BACKGROUND
2.1 Northglen Neighbourhood is one of the major new neighbourhoods that will commence
development in 2008. The Northglen Neighbourhood Design Plan was initiated by the
Northglen Landowners Group. Attachment 1 shows the limits of the Northglen
Neighbourhood. The Neighbourhood Design Plan (NDP) was the basis for an
application for Official Plan Amendment, applications for two (2) draft plans of
subdivision and applications for rezoning submitted by the landowners group. The
application for Official Plan Amendment was adopted as Amendment No 59 to the
Clarington Official Plan in December 2007.
2.2. Establishing the limits of development in the neighbourhood was a priority in the overall
design plan process for Northglen. The Clarington Official Plan requires a subwatershed
study be undertaken prior to draft approval of a plan of subdivision. Where a master
drainage plan has been approved prior to the adoption of the Official Plan, then the
master drainage plan will substitute for the requirement for a sub-watershed plan. The
Bowmanville Creek Master Drainage Plan was approved in 1989 for the Bowmanville
Creek watershed. The north-east portion of the Northglen Neighbourhood is located in
the Soper Creek subwatershed and therefore subject to a separate subwatershed
study. The Bowmanville Creek Master Drainage Plan was updated to identify
constraints to development. Given that the majority of the neighbourhood is within the
REPORT NO.: PSD-026-08
PAGE 3
Lake Iroquois Beach an Environmental Impact Study was required to be undertaken
and provided recommendations regarding the limits of development.
2.3 A number of additional studies were required through the submission of the application
for Official Plan Amendment and the draft plans of subdivision. This information was
also used to assist in developing and refining the NDP.
3.0 NEIGHBOURHOOD DESIGN PLAN REVIEW PROCESS
3.1 In addition to the circulation of the various documents to the relevant agencies, a
community design peer review workshop was facilitated by the Planning Partnership
Limited on behalf of the Municipality, to review the proposed Northglen Neighbourhood
Design Plan prepared by the Northglen Landowners Group's consultant. The peer
review workshop was attended by the landowners group, and their consulting team,
staff from Clarington Emergency and Fire Services, Engineering Services, Planning
Services, Operations and representatives from Central Lake Ontario Conservation
Authority (CLOCA), the Kawartha Pine Ridge District School Board and Region of
Durham Works Department.
3.2 The one day workshop emphasized the importance of stakeholder collaboration in
reviewing and reexamining the Neighbourhood Design Plan through alternative design
principles. The following thirteen design principles were established:
. Compact, healthy, sustainable neighbourhood;
. Scale and function to compliment adjacent residential areas;
. Neighbourhoods defined by centres and edges;
. Pedestrian-friendly community, maximizing 5 minute walking access to community
amenities;
. Linked parks and open space connecting to the principle recreational trail systems
through the Soper and Bowmanville Creek Valleys;
. Integration of natural features as part of the neighbourhood's character and open
space system;
. High-quality enhanced streetscapes, accommodating large tree species where
appropriate;
. High degree of regional accessibility (transit supportive alignment);
. Diversity of experiences in the public domain, provided through a variety of scales,
changing views and natural and built elements;
. Permeable street system that enhances neighbourhood character not rigid grid iron
system but a grid system with curved roads;
. Environmentally appropriate design reflecting the site's natural features;
. Design elements that recognize the area's natural and cultural heritage features; and
. Mix of housing type and tenure.
3.3 The recommendations of the peer review consultants were used to refine the
Neighbourhood Design Plan which was resubmitted in January 2007.
Keplacement Page 4
For Report PSD-026-08
REPORT NO.: PSD-026-08
PAGE 4
4.0 PUBLIC INFORMATION CENTRES
4.1 Two public information centres were arranged through the planning process for the
neighbourhood. In June 2005, the landowners held an initial information session to
discuss their intentions for developing the site. Information for the following supporting
technical studies was also presented:
. Existing Conditions and Constraints Report;
. Natural Environment Component Report;
. Hydrological Study;
. Functional Servicing Study; and
. Landscaping Master Plan.
A second public information centre was held February 2007 to present the proposed
NDP. Both information sessions were primarily attended by neighbourhood residents.
In addition to the above, a public meeting under the Planning Act was held on Official
Plan Amendment No. 59, the two proposed plans of subdivision and the related zoning
applications.
5.0 NORTHGLEN NEIGHBOURHOOD DESIGN PLAN DETAILS
5.1 Population and Housing
5.1.1 In December 2007 Council approved the application to amend the Clarington Official
Plan submitted by the Northglen Landowners. Amendment No. 59 to the Clarington
Official Plan, changes population and housing targets for the Northglen Neighbourhood.
The population target was increased from 3750 to 6500 and the housing targets are
allocated as follows:
. 1500 Low density units
. 525 Medium density units
. 100 High density units; and
. 50 Intensification units
The low density units are primarily single detached homes on varying lot frontages of 10
to 18 metres. Some traditional semi-detached units are also proposed. The medium
density units are in the form of street townhouse units and block for multi unit
development.
Intensification units can be in the form of apartment-in-houses and redevelopment of
existing larger residential lots.
The Rills of Liberty estate residential area is located along the east side of the Northglen
Neighbourhood. These lands would remain as they are.
REPORT NO.: PSD-026-08
PAGE 5
5.2 Open Space and Parks
5.2.1 The majority of this neighbourhood is located within the Lake Iroquois Beach. Lands in
the northern portion of the neighbourhood, and those associated with a tributary of the
Soper Creek were identified as Environmental Protection Area (EPA) in the NDP.
Lands north of the EPA lands, east of Middle Road are subject to the Soper Creek
Subwatershed Study and are identified as "Area Subject to Soper Creek Subwatershed
Study".
5.2.2 There are two large neighbourhood parks in the Northglen Neighbourhood. One
located in the most westerly portion of the neighbourhood, referred to as Northglen
West. This park is 2.484 hectares in size and is located adjacent to a public elementary
school site. Two other smaller parkettes service the north and south portions of the
Northglen West.
5.2.3 Another 2.038 hectare neighbourhood park is located on the easterly portion of the
neighbourhood, referred to as Northglen East. This park is located adjacent to a
separate elementary school site. The park also abuts environmentally protected lands to
the north and will offer opportunities for trail connections and passive recreational uses.
A continuous open space system connecting further to the east will be difficult to
achieve given that the Environmentally Protected Area lands in the east part of the
neighbourhood, in the Rills of Liberty estate residential subdivision, are held in individual
private ownership. Pedestrian connections to the south and east will be on sidewalks
adjacent to roads.
5.3 Mixed-Use Block
5.3.1 A mixed-used commercial and residential block is located at the corner of Concession
Road 3 and Regional Road 57. Development of this block will be subject to future
applications for site plan approval and site specific rezoning. A development concept for
this site is not part of the Neighbourhood Design Plan but it is shown on Attachment 3.
It may contain commercial floorspace of up to 5000 square metres and medium/high
density units, consistent with the Neighbourhood Centre designation in the Clarington
Official Plan. The site will also contain the stormwater management pond for the
Northglen West lands.
5.4 Road Pattern
5.4.1 The proposed road pattern is a modified rectilinear grid system. East-west collector
roads service the mid-block of the neighbourhood. The main local roads on a 20 metre
road allowance allow for penetration into various quadrants of the neighbourhoods.
Local roads of 18 metre right-of-way widths are used where there are no traffic through
conditions.
REPORT NO.: PSD-026-08
PAGE 6
5.4.2 The road pattern has been adjusted to accommodate the heritage structure at 3187
Middle Road (Kemp Homestead). The lots size has also been enlarged to
accommodate the home, in keeping with the comments from the Clarington Heritage
Committee.
6. 0 PROVINCIAL POLICY
6.1 Provincial Policv Statement
In 2005 Provincial Policy Statement (PPS), healthy, liveable and safe communities are
sustained by accommodating an appropriate range and mix of residential, employment,
recreational and open space uses to meet long term needs. The NDP accommodates a
mix of residential, open space/parks, retail and community facilities. The environmental
areas associated with the Lake Iroquois Beach and Soper Creek subwatershed are
appropriately identified in the NDP. The NDP is consistent with the 2005 PPS.
6.2 Growth Plan for the Greater Golden Horseshoe
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 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. The NDP is consistent with the Growth Plan.
7.0 OFFICIAL PLAN POLICIES
7.1 Durham Reqion Official Plan
Within the Durham Regional Official Plan, the lands are designated as "Living Areas".
Living Areas shall be predominantly for housing purposes, incorporating the widest
possible range of housing types, sizes and tenure, developed in an efficient and cost
effective manner. 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.
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.
REPORT NO.: PSD-026-08
PAGE 7
7.2 Clarinaton Official Plan
7.2.1 The Clarington Official Plan designates the subject lands as Urban Residential and
Environmental Protection Area. The use of lands within the Urban Residential
designation shall be predominantly for single detached and semi-detached housing.
Public and separate elementary school, medium and high density and neighbourhood
centre commercial and neighbourhood park symbols are also identified throughout the
neighbourhood.
7.2.2 Environmental Protection Areas are recognized as the most significant components of
the natural environment. The intent of this designation is to preserve and protect areas
from effects of human activity. No development is permitted in these areas.
7.2.3 Amendment NO.59 to the Clarington Official Plan, primarily altered the population and
housing targets for the Northglen Neighbourhood as well as revising the collector road
patterns, removing a public elementary and a secondary school symbol, relocating a
separate school symbol, a neighbourhood park symbol and adding four medium density
symbols.
The NDP conforms to the Amendment No. 59 to the Clarington Official Plan.
8.0 AGENCY COMMENTS
8.1 The Engineering Services Department have provided comments through the circulation
of the Draft Plans of Subdivision S-C-2007-004 and S-C -2007-005. Changes to the
NDP have been made to reflect Engineering's comments throughout the process.
8.2 The Emergency and Fire Services Department requested that all internal driveways and
access routes in the townhouse areas meet all requirements of the Ontario Building
Code for access and water supply. All turning circles must be sufficient for fire service
vehicle turns. Details on the design and construction will be required through review of
the draft plans of subdivision and future site plan applications for the multi-residential
blocks.
8.3 The Region of Durham advised that the Neighbourhood Design Plan, is in conformity
with the policies of the Region of Durham Official Plan, and consistent with the
Provincial Policy Statement (PPS) and the Growth Plan for the Greater Golden
Horseshoe (GGH).
A Functional Servicing Study was prepared by Sernas and Associates and reviewed by
Regional Works. 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 upon approval by Regional Council through their budget
system. Sanitary sewers to service the majority of the Northglen Neighbourhood can be
provided by extending a trunk sewer on Middle Road and a sub-trunk on West Scugog
Replacement Page 8
For Report PSD-026-08
REPORT NO.: PSD-026-08
PAGE 8
Lane. Servicing the lands south of Rebecca Court with sanitary sewers is dependent en
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Capital budget program for 2011-2015.
A Traffic Study was prepared by Sernas Associates and reviewed by Regional Works.
Generally, the intersection spacing onto Regional Road 57 and Concession Road 3 has
been deemed appropriate by the Region, although auxiliary turn lanes may be required.
The appropriate widenings are required on Type 'A' Arterial Road and Type 'B' Arterial
Roads. Appropriate site triangle areas are also required where roads intersect with
Regional Roads. The size of widening and site triangles will be determined through the
review of the draft plans of subdivision. Direct access onto Regional Roads 57 and 14
is discouraged.
8.4 Central Lake Ontario Conservation Authority provided input into the NDP throughout the
review of the update to the Master Drainage Plan, the Environmental Impact Study and
through the review of the applications for Official Plan Amendment and the two draft
plans of subdivision. They are supportive of the plan and environmental areas being
protected.
8.5 The Kawartha Pine Ridge District School Board offered no objection to the NDP. It is
anticipated that the current proposed elementary school site will meet the projected
needs of the Board in the area.
8.6 The Peterborough Northumberland and Clarington Catholic School District Board has
offered no objection to the site at a Middle Road and Street 'B' for an elementary school
site, particularly now that the traffic circle at this intersection has been eliminated.
9.0 STAFF COMMENTS
9.1 The Neighbourhood Design Plan provides a general development plan for the future
development of the entire neighbourhood which is not prejudiced by current land
ownership or uses. It has been refined in light of the peer review workshop, comments
from the circulated agencies and members of the public from the two public open
houses. The Northglen Neighbourhood is not a new urbanist neighbourhood but
contains a number of the elements of evolving planning practice. It is also anticipated
that the development proponents will incorporate energy and water conservation
features in new homes.
9.2 The Financial Impact Study of New Developments in Clarington was undertaken in the
latter half of 2007 and the report was presented to Council on March 3, 2008. Northglen
Neighbourhood was one of the major new development areas reviewed in that study.
Detailed phasing of development in the Northglen Neighbourhood will be considered
through the conditions of draft approval for both draft plans of subdivision. Future
proposed draft plans of subdivision applications for those lands not currently part of the
proposed draft plans will have to conform to the Northglen Neighbourhood Design Plan.
REPORT NO.: PSD-026-08
PAGE 9
9.3 The Neighbourhood Design Plan will have to be updated once the Soper Creek
Subwatershed Study is complete and the limits of development can be established
within said watershed.
10.0 CONCLUSION
10.1 Staff have prepared this report to inform Council and members of the public that the
Northglen Neighbourhood Design Plan has been completed and that the Director of
Planning Services and the Director of Engineering Services will be approving the plan in
the near future.
Attachment:
Attachment 1 - Key Map
Attachment 2 - Neighbourhood Design Plan
Attachment 3 - Concept Plan for North Bowmanville Neighbourhood Centre
List of interested parties to be advised of Council's decision:
Dave and Janet Passant Cindy Craig Murdoch
Rick and Donna McCreary Hielka Holkema
Mike and Caroline Dodds Glenn Genge
Peter and Heather Abramczuk Wendy Busuttil
Gord and Rosemary Baker Hannu Halminen
Grant Martin Baysong Developments Inc
George and Cheryl Strilchuk Kirk & Douglas Kemp
Dominick and Angela Forsellino Bob and Patsy Carruthers
Kurt and Sylvia Graichen Kevin Tunney
Ardyth Korte Rick James
Sernas Associates Ron & Ann Reitsma
Reverend Gordon Belyea Tammie McGann
Attachment 1
To Report PSD-026-08
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