HomeMy WebLinkAboutPSD-058-08
Clwington
REPORT
PLANNING SERVICES
Meeting:
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Resdv-t10l\ ~f)Pt) - ~'4 q -0:$
Monday, June 2, 2008
Report #: PSD-058-08
File #: COPA 2007- 0012
By-law #: <9. ool(- 09 ~
Subject:
AMENDMENT NO. 62 TO THE CLARINGTON OFFICIAL PLAN TO PERMIT A
MEDIUM DENSITY DESIGNATION
APPLICANT: 821013 ONTARIO LIMITED (WILLIAM TONNO
CONSTRUCTION)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-058-08 be received;
2. THAT proposed Amendment No. 62 to the Clarington Official Plan, in response to an
application submitted on behalf of 821013 Ontario Limited (William Tonno
Construction), be ADOPTED and the necessary By-law contained in Attachment 3 be
PASSED;
3. THAT the Region of Durham and Municipal Property Assessment Corporation (MPAC)
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.
/A; ~ Po '\7.
Reviewed by: U ' C/'--' "'-
Franklin Wu,
Chief Administrative Officer
CS/CP/DJC/df
23 May 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.058-08
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant:
D.G. Biddle & Associates
1.2 Owner:
821013 Ontario Limited (William Tonno Construction)
1.3 Clarington Official Plan Amendment:
. Amend Table 9-2 by increasing the housing target for the
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 Stevens
Road, 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.
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 June
2007 resolution required that an application for Official Plan Amendment be submitted
by 821013 Ontario Limited and the procedures mandated under the Planning Act and
the Municipality's Official Plan be complied with.
REPORT NO.: PSD-058-08
PAGE 3
2.3 Supporting Documentation
A Planning Justification Report was submitted by the proponent to support the Official
Plan Amendment. The report supports proposed changes to the Municipality of
Clarington Official Plan to add a "Mediu m Density Residential" designation for the
subject lands north of Stevens Road. 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 lands are north of the Stevens
Road extension connecting Green Road and Regional Road 57.
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 and Fire Station
Clarington Boulevard, and Clarington Central Secondary School.
Vacant lands, Brookhill Tributary and estate residential
West
East
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.
4.1.1 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.
REPORT NO.: PSD-05S-QS
PAGE 4
New development shall occur adjacent to built up areas and shall have compact
form, and a mix of uses and densities that allow for the efficient use of land,
infrastructure and public services. A range of housing types and densities are to be
provided. 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.
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 minimizes the length
and number of vehicle trips and supports the development of viable choices and plans
or public transit.
4.1.2 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
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 Regional
Centre. Regional Centres are planned and developed as main concentrations of urban
activities within area municipalities, providing a fully integrated community, office,
service and shopping, recreation and residential uses.
5.2 Clarinaton Official Plan
Within the Clarington Official Plan, the subject lands are designated "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,
REPORT NO.: PSD-058-08
PAGE 5
cultural and community recreational and institutional uses. The Brookhill Tributary and
associated lands are identified 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 Park". The land was designated as a
future expansion for the park land adjacent to the Garnet B. Rickard Recreation
Complex.
The objectives of the Secondary Plan include provision 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 Secondary Plan is proposed.
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 MEETING AND SUBMISSIONS
7.1 The statutory Public Meeting was held on January 7, 2008. No delegation appeared in
support of or in opposition of the proposed Official Plan Amendment.
7.2 One email was received from a resident on Munday Court who was concerned with
increased difficulty with turning both north and south onto Regional Road 57 from
Stevens Road.
8.0 AGENCY COMMENTS
8.1 The application for the Official Plan Amendment was circulated to various agencies and
municipal departments for comment. The Clarington Emergency and Fire Services,
Operations, Engineering Services Department and the Kawartha Pine Ridge District
School have offered no objection to this proposed amendment.
8.2 The Central Lake Ontario Conservation Authority provided no objection, in principle to
the proposed application. The subject parcel is adjacent to the Brookhill Tributary which
was studied through the Brookhill Subwatershed Study. This study identified various
REPORT NO.: PSD-058-08
PAGE 6
natural hazard and heritage features to be respected within this subwatershed. These
features will be required to be identified on the subject lands through site specific
studies, which can be undertaken at the time of rezoning/site plan application.
8.3 The Region of Durham provided comments with respect to the Provincial Policy
Statement 2005 (PPS), the Growth Plan, the Region of Durham Official Plan and other
Provincial Plan review responsibilities.
The Region advised that the proposal is consistent with the PPS.
With respect to the Growth Plan, the subject lands are outside of the draft Bowmanville
built-urban area boundary of the Growth Plan. Therefore, for purposes of the Growth
Plan, the lands are within a "designated Greenfield area" and are subject to Growth
Plan Policies requiring a minimum density target of not less than 50 residents and jobs
per hectare. It would appear that the proposed amendment would meet Growth Plan
density requirements.
The subject lands are designated "Regional Centre" in the Regional Official Plan.
Regional Centres are to be planned and developed as main concentrations of urban
activities within area municipalities, providing a full array of community, office, service
and shopping, recreation and residential uses. The proposal would be permitted by the
policies of the Regional Official Plan.
The application has been screened in terms of provincial plan responsibilities. A
tributary of the Bowmanville Creek abuts the subject lands and is within the Central
Lake Ontario Conservation regulatory limits. As such, regard should be had for
comments from the Conservation Authority for identifying setbacks from the creek and
surrounding environmentally sensitive lands.
An Archaeological Assessment will be required and should be submitted to the Ministry
of Culture for review and approval. The assessment may be submitted through
subsequent development applications.
Municipal water and sanitary sewer services may be extended to the site from
Clarington Boulevard to service the subject lands. Detailed servicing comments will be
provided through subsequent development applications.
The proposed Official Plan Amendment is exempt from Regional Approval.
9.0 STAFF COMMENTS
9.1 In March, 2006, Council approved Amendments 43 and 44 to the 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, who recommended, among other
things, that a new public street, being the extension of Stevens Road, be constructed
REPORT NO.: PSD-058-08
PAGE 7
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 was 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 within the Bowmanville West Town Centre. Residential uses will be
developed within this designation at higher densities than the adjacent residential
neighbourhoods in order to expand the range of housing types within the Municipality
and reduce the use of automobiles through public transit opportunities. Medium Density
Residential Uses are located on the periphery of the West Town Centre, in close
proximity to Low Density Residential uses. The proposed Official Plan Amendment is
consistent with these policies, since these lands are adjacent to Low Density
Residential uses situated in the Brookhill Neighbourhood to the north.
9.4 The Official Plan provided for an expansion to the existing Community Park which
includes the Garnet B. Rickard Recreation Complex. The lands designated would have
provided for 2 additional lit ball diamonds or a similar competition level recreational
facility. With the acquisition of a much larger community park on Baseline Road, there
is less need for maintain the Community Park size, provided that other Community
Parks are acquired to support future population growth as provided for in the Official
Plan. It is also harder to develop the space as an expansion with the relocation of the
collector road system on the Stevens Road alignment. The smaller park now proposed
will provide for some programming space to be determined in the future by Engineering
Services. There are other neighbourhood level parks provided for in the Brookhill
Neighbourhood Secondary Plan.
9.5 The site is adjacent to the Brookhill Tributary which is identified in the Brookhill
Secondary Plan as an Environmental Protection Area, and intended for a trail system.
In order for development to proceed on these lands, an Environmental Impact Study will
be required prior to the approval of the future rezoning and site plan applications. The
applicants have not advised staff when they wish to proceed with the development of
these lands and have not provided details for the site.
9.6 The intersection of Regional Road 57 and Stevens Road was studied by the
Municipality's engineering consultant, Totten Sims Hubicki and by the Region of
Durham. The results of that study are contained' in the Stevens Road Extension-Study
Report which was done as part of the Environmental Assessment. The report concluded
that the Stevens Road and Regional Road 57 intersection will not require signalization.
The intersection is expected to operate at an acceptable level of service. It is anticipated
REPORT NO.: PSD-058-08
PAGE 8
that movements at the intersection will actually be improved once the signals at
Longworth Avenue are activated since those lights will provide a gap for those exiting
Stevens Road.
9.7 The Finance Department advises that the property taxes are paid in full.
10.0 RECOMMENDATIONS
10.1 In consideration of the comments received from the circulated agencies, as well as the
staff comments, it is recommended that the application to amend the Clarington Official
Plan be APPROVED and that the By-law adopting the Amendment be ADOPTED.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Amendment No. 62 to the Clarington Official Plan
Attachment 3 - By-law to Adopt Amendment No. 62
List of interested parties to be advised of Council's decision:
Cora Tonno
D.G. Biddle & Associates
Nancy Lewis
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Attachment 1
To Report PSD-058-08 ..
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Attachment 2
To Report PSD-058-08
AMENDMENT NO. 62
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE:
The purpose of this Amendment to the Municipality of Clarington Official
Plan is to add a "Medium Density Residential" designation north of
Stevens Road 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 Bowmanville "West Town Centre"
neighbourhood in the Municipality of Clarington Official Plan.
LOCATION:
The subject site is located north of Stevens Road, east of Clarington
Boulevard, in Bowmanville, within Part of Lot 15, Concession 2, in the
Municipality of Clarington.
BASIS:
This Amendment is based on an application to amend the Clarington
Official Plan submitted by 821013 Ontario Limited.
ACTUAL
AMENDMENT:
The Municipality of Clarington Official Plan is hereby amended by:
i) Amending Table 9-2 as indicated by:
a) adjusting the housing targets for the Bowmanville West
Town Centre Neighbourhood (N2) as follows:
. Housino Units
Medium from "250" to "350"
Total from "1750" to "1850"
b) adjusting the Total Bowmanville Housing Target from
"22525" to "22625"; and
c) adjusting the Total Medium Density Housing Units from
"4650" to 4750".
Urban Area
Nei hbourhoods
Bowmanville N2
West Town
Centre
Low
o
Housing Units
Medium High Intensification Total
350 1500 0 1850
TOTAL
13025
4750
3050
1800
22625
ii) amending Map H2, as indicated on Exhibit "1" attached to this
Amendment as follows:
a) Changing the population of the West Town Centre from
4,000 to 4,300; and
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 the 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.
Exhibit "1", Amendment No. 62 To The Municipality of Clarington Official Plan,
Map H2, Neighbourhood Planning Units, Bowmanville Urban Area
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BASELINE ROAD
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ONVtR/O MAP H2
NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
- - - URBAN BOUNDARY
NElCHBOURHOOO BOUNDARY
(1000) POPUlATION
OFFICIAL PLAN
MUNICIPAUlY OF ClARlNGTON
JANUARY 2, 2007
REFER TO SECTIONS 5 AND 9
I TItS COHSOl.CATION IS ~ FOR CONENIDlCE ONlY I
N() REPRESENJS REQUESTED MOOIFlCAT1ONS NID APPROYAl.S
Exhibit "2", Amendment No. 62 To The Municipality of Clarington Official Plan,
Map B3, Bowmanville West Town Centre Secondary Plan
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Attachment 3
To Report PSD-058-08
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2008-
being a By-law to adopt Amendment No. 62 to the Clarington Official Plan
WHEREAS Section 17 (22) of the Panning Act. R.S.O., 1990, as amended, authorizes the
Municipality of Clarington to pass By-laws for the adoption or repeal of Official Plans and
Amendments thereto;
AND WHEREAS the Corporation of the Municipality of Clarington deems it advisable to amend
the Clarington Official Plan to permit a Medium Density Residential designation within the
Bowmanville West Town Centre;
NOW THEREFORE BE IT ENACTED that Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. That Amendment No. 62 to the Clarington Official Plan being attached Explanatory Text
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
2008
BY-LAW read a second time this
day of
2008
BY-LAW read a third time and finally passed this
day of
2008
Jim Abernethy, Mayor
Patti L. Barrie, Municipal Clerk