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HomeMy WebLinkAboutPSD-032-08 Cl&:-!lJgton REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITT. .EE 4L-. r.J f10 "<=iPA-fh'Jh-cf6 Monday, March 31,2008 nesolu y"\ Date: Report #: PSD-032-08 File #: ZBA2007 -0046 and S-C-2007-0010 By-law #: Subject: APPLICATIONS FOR DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICANT: 829426 ONTARIO INC. (The Kaitlin Group) RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-032-08 be received; 2. THAT the applications for a proposed Plan of Subdivision and amendment to the Zoning By-law, submitted by 829426 Ontario Inc. (The Kaitlin Group) to permit the development of two blocks for 250 residential condominium apartment units continue to be processed including the preparation of a subsequent report; and 3. THAT the applicant, Region of Durham, all interested parties listed in this report and any delegationsbe advised of Council's decision. Submitted by: David . Crome, M.C.I.P., R.P.P. Director of Planning Services Reviewed by: d~~ Franklin Wu, Chief Administrative Officer TW/CP/DJC/df 20 March 2008 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVlllE, ONTARIO l1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-032-08 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: 829426 Ontario Inc. (The Kaitlin Group) 1.2 Proposed Draft Approved Plan of Subdivision: The proposed Draft Plan of Subdivision includes two blocks for 250 residential condominium apartment units. 1.3 Rezoning: To change the current zoning to permit the development of the proposed Draft Plan of Subdivision. 1.63 hectares 1.4 Site Area: 2.0 LOCATION 2.1 The subject lands are at the southern extension of Clarington Boulevard, north of the Canadian Pacific Railway corridor (Attachment 1). 3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 3.1 The subject site is currently vacant. The lands abut the CPR line and slope gently from north to south. 3.2 Surrounding Uses North - Vacant parkland and existing commercial South - CPR line and high density residential East - High density residential West - Vacant lands designated for medium density residential 4.0 BACKGROUND 4.1 On September 25, 2007, the applicant submitted applications to amend the Zoning By- law and the proposed Plan of Subdivision. The applications were deemed complete on February 1, 2008. The submission included a Noise and Vibration Study, Stormwater Implementation Report, and completion of the Site Screening Questionnaire. 5.0 PROVINCIAL POLICY 5.1 Provincial Policv Statement The applications are consistent with the Housing policies of the 2005 Provincial Policy Statement (PPS). 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 lands within draft approved and registered plans. New housing is to be directed to locations where infrastructure and public services are available. REPORT NO.: PSD-032-08 PAGE 3 5.2 Provincial Growth Plan The Provincial Growth Plan directs growth to built-up areas where the capacity exists to best accommodate the expected population. The guiding principles include building compact, vibrant and complete communities while optimizing the use of existing and new infrastructure to support growth in a compact efficient form. Densities which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed is promoted. Greenfield areas are required to achieve a minimum density target not less than 50 residents and jobs combined per hectare. This proposal has a population projection of 450 residents or 276 persons per hectare. The applicant's proposal is consistent with the Provincial Growth Plan. 6.0 OFFICIAL PLAN POLICIES 6.1 Durham Reaion Official Plan The lands are within the Regional Centre designation of the Durham Regional Official Plan. Regional Centres act as the main concentration for urban activities, providing community, office, service, shopping, recreational and residential uses. They shall function as places of symbolic and physical interest for residents and provide identity to the area where they are located. 6.2 Clarinaton Official Plan The subject lands are designated Mid Rise High Density Residential within the Bowmanville West Town Centre Secondary Plan. Apartment Buildings up to twelve stories in height are permitted with a density between 50 and 300 units per net hectare. Development proposals must comply with urban design standards, energy conservation policies and the Municipality's Amenity Guidelines for Medium and High Density Residences. Clarington Boulevard is designated as a Collector Road and is intended to extend to Green Road. Collector Roads are designed to move moderate volumes of traffic over short distances by collecting and distributing traffic among local roads, collector roads, arterial roads and major traffic generators. 7.0 ZONING BY-LAW 7.1 Within Comprehensive Zoning By-law 84-63 as amended the lands are zoned "Agricultural (A)". A Zoning By-law amendment will be required in order for development to proceed. REPORT NO.: PSD-032-08 PAGE 4 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. Public Meeting signs were installed on the property along the Clarington Boulevard frontage. 9.0 AGENCY COMMENTS 9.1 Comments have been received from a number of circulated departments and agencies. 9.2 Clarington Fire and Emergency Services, Enbridge Gas Distribution, Rogers Cable and Hydro One offered no concerns or objections to the proposal. Bell Canada offered no objections to the proposal and asked that standard conditions be included in the conditions of draft approval. 9.3 The Kawartha Pine Ridge District School Board anticipate the proposed application will generate approximately 21 elementary students within the boundaries of Dr. Ross Tilley Public School and 4 secondary students within the boundaries of Clarington Central School. The Board has no objections to this application. 9.4 The Central Lake Ontario Conservation Authority indicated that the lands are located within the Wests ide Creek Watershed and any stormwater management requirements would therefore need to conform to the West Side Creek Master Drainage Plan and approved addendums. Authority staff advise that the proposed servicing scheme is generally in conformity with the original plan for the entire area, as outlined within the Master Drainage Plan. Typical conditions were requested for inclusion in the conditions of draft approval. 10.0 STAFF COMMENTS 10.1 Although not directly related to the proposed draft plan of subdivision, staff has identified a number of concerns with the proposed concept plan (Attachment 2). Some of these items will need to be resolved in order to formulate the appropriate zoning regulations, while others will need to be addressed through the submission of the related Site Plan applications. The applicant was advised of the following concerns at a preconsultation meeting for the proposed Site Plan application on March 12,2008: . The proposed outdoor amenity area is deficient in size and is located in an area that would be impacted by noise. The Amenity Guidelines for Medium and High Density Residences requires 4.0 m2 per dwelling unit where only 2.0 m2 per unit was provided. In addition, the location of the amenity area, adjacent to the railway is an issue, in terms of the measures required to mitigate noise. . Staff will examine the proposed front yard setback to ensure conformity with Section 13.4.1 of the Bowmanville West Town Centre Secondary Plan. The secondary plan requires building design to maintain a pedestrian scale. The applicant's architect indicates that the front yard setback will be varied and a podium design incorporated. REPORT NO.: PSD-032-08 PAGE 5 . The parking area fronting onto Clarington Boulevard must meet the intent of the Urban Design policies of the Bowmanville West Town Centre Secondary Plan. If the ability to relocate this parking area does not exist, it must be adequately screened from Clarington Boulevard. . Provision for internal pedestrian walkways which will extend to the sidewalks to link to adjoining residential and commercial areas. 10.2. In addition to the above the applicant is required to submit the following studies and reports as part of the Site Plan application: . An Urban Design Master Plan for the site and the remaining vacant residential lands in the Bowmanville West Town Centre Secondary Plan. This plan will illustrate the urban design principles and policies set out in Section 13.4 of the Secondary Plan. The plan should encompass and will not be limited to the following: ~ Demonstrating building density, massing, separation, height, and street relation. ~ Illustrating significant view opportunities to parks, focal points and landmarks and the connectivity between open spaces and different land uses. ~ Visualizing streetscape and pedestrian interfaces (human scale) and the interface at the edge of the neighbourhood and entrances and exits to the neighbourhood. The Urban Design Master Plan should be illustrated by graphic illustrations and a 3-D digital model. A report should accompany the plan indicating how the policies of the Official Plan and Bowmanville West Town Centre Secondary Plan are met. . Streetscape details including revised cross sections for Clarington Boulevard south of Prince William Boulevard in accordance with the Bowmanville West Town Centre Streetscape Implementation Plan are required. Contributions will be required for the implementation of the Streetscape features. . A shadow and wind study are required to assist with the zoning provisions, siting of buildings and urban design. . Written submission indicating how the objectives of section 17.4.2 of the Bowmanville West Town Centre Secondary Plan are achieved must be submitted. 10.3 Although the site layout will be subject to site plan approval, it would be advisable to refine the Concept Plan at this stage so that the appropriate zoning regulations can be formulated. Staff will continue to work with the applicant to address the above issues as well as agency comments. REPORT NO.: PSD-032-08 PAGE 6 11.0 CONCLUSIONS 11.1 The purpose of this report is to satisfy the Public Meeting requirements under the Planning Act and taking into consideration the outstanding comments, staff respectfully request that this report be received and for staff to continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. Attachments: Attachment 1 - Location Map Attachment 2 - Concept Plan Attachment 1 To Report PSD-032-08 ~ ';;; . !, \ I: illl ca E ~ \ III <>. ca =0 I: 0 ;:; ca u 0 ...J ~ .. -- <>. -- e ll.. !Il! ~~~~ - c c.i Gl CD E .E -.r 'tl Q 0 Q c .... c ";:: Gl J!! Q E' Q 0 . 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