HomeMy WebLinkAboutPSD-101-08•
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PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, October 20, 2008 lu+iDn#~tPt`~-~~ ~~
Report #: PSD-101-08
Subject: ZONING BY-LAW AMENDMENT TO REZONE TO PERMIT DEVELOPMENT
OF A DRAFT APPROVED MEDIUM DENSITY BLOCK IN 18T-90051
APPLICANT: WEST DIAMOND PROPERTIES LTD.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
THAT Report PSD-101-08 be received;
THAT this application continue to be reviewed to address outstanding issues and any
concerns raised at the Public Meeting; and
THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
File #: ZBA 2008-0021 By-law #:
REPORT
Submitted by:
Da6id Jt,~XFome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by: ~~-~ ~" '~ __:, `~(~.
Franklin Wu,
Chief Administrative Officer
SA/CP/Iw/sh
October 10, 2008
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-101-08 PAGE 2
1.0 APPLICATION DETAILS
1.1 Owner: West Diamond Properties Ltd.
1.2 Proposal: To rezone the subject lands from "Agricultural (A)" to an appropriate zone
to permit the construction of two (2) apartment buildings containing 82
apartment units and 119 townhouse units.
1.3 Site Area: 4.96 ha (12.25 ac)
1.4 Location: The subject lands are located in Bowmanville, west of Green Road and
south of the CP Rail line (Attachment 1). The property is contained within
Part Lot 17, Concession 1.
2.0 BACKGROUND
2.1 On August 22, 2008, the Owner submitted an application for rezoning on the subject
property. The rezoning proposes to permit the development of 119 townhouse units
and 82 apartment units in two (2) 4-storey buildings. All townhouse and apartment units
will have access to McBride Avenue in two locations through a network of private roads.
It is the intention of the owner for this development to ultimately have condominium
tenure.
2.2 The Owner has previously submitted an application for site plan approval October 24,
2007. The site plan application was to implement the draft approval for 201 medium
density units on the block in draft approved plan of subdivision 18T-90051. Staff have
been working with the applicant on the site plan and are working to resolve all issues.
3.0 SITE CHARACTERISTICS AND SURROUNDING USES
3.1 Currently the site is vacant and has been for about a decade. Green Road and McBride
Avenue have now been constructed and paved.
3.2 Surrounding Uses
North: CP rail way and existing residential development
South: future single detached dwellings in Registered Plan 40M-2378
East: -low-rise apartment buildings
West: rural area outside the Bowmanville urban area
4.0 PROVINCIAL POLICIES
4.1 Provincial Policv Statement (PPS)
This development is providing a medium density development and providing for an
alternate housing form to the low density development immediately adjacent to the
south. This type of development establishes a lower price point in the subdivision and
offers home ownership to moderate level incomes. The application would conform to
the PPS.
REPORT NO.: PSD-101-08
PAGE 3
4.2 Growth Plan
The subject lands consist of a block within a draft approved plan of subdivision, portions
of which are now registered. The development is located immediately adjacent to an
existing plan of subdivision to the east. Servicing is available for the development and
the road network (Green Road and McBride Avenue) has been constructed for access
to the development. Through the subdivision approval of 18T-90051, densities, street
configuration, parkland dedication, transit and servicing were reviewed and received
Clarington's approval. This rezoning will implement a portion of the draft approved plan
of subdivision.
5.0 OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the land "Living Area" within the "Urban
System". Lands designated "Living Areas" shall be predominantly used for housing
purposes. The application seeks to change the site specific zoning from Agricultural to
an appropriate urban zone and thus conforms to the Regional Official Plan.
5.2 Clarington Official Plan
The Clarington Official Plan designates the land "Urban Residential" and is slated for
medium density development. Medium Density development is for 31-60 units per net
ha, and is predominantly for townhouses, triplexes, and low rise apartments up to 4
storeys in height. Medium density areas are generally located adjacent to arterial roads
or within 100 metres of an intersection to an arterial/collector road.
Map B3 of the Clarington Official Plan designates Green Road as a Type 'B' Arterial
Road and McBride Avenue as a collector road. Access to the development is from two
(2) entrances from McBride Avenue. The two (2) low rise apartment buildings front on
Green Road, but will only have pedestrian access to Green Road, thus minimizing traffic
impacts.
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 as amended, zones the subject land "Agricultural (A)". The
applicant has applied to rezone the lands to permit the development of 201 medium
density units.
7.0 PUBLIC NOTICE AND SUBMISSION
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site.
Also two (2) public meeting notice signs were installed on the property along the Green
Road and McBride Road frontages.
REPORT NO.: PSD-101-08 PAGE 4
7.2 At the writing of this report no written or verbal concerns had been received by the
Planning Services Department.
8.0 AGENCY COMMENTS
8.1 At the writing of this report, comments have been received from Rogers Cable
Communications Inc., Bell Canada, and the Kawartha Pine Ridge District School Board.
These agencies had no objections. Bell Canada included conditions for site plan
approval in their comments.
8.2 Clarington Engineering has reviewed the application and advises they have no objection
to the rezoning application. However, they have identified a number of site plan issues
which must be addressed. This includes entering into a servicing agreement for storm
drainage presently being conveyed through the site from development north of the CPR.
The applicant will also be required to submit an overall grading plan, acceptable to the
Director of Engineering services for the subject lands and the townhouse/semi-detached
blocks fronting on McBride Avenue prior to site plan approval of these lands
All comments received to date have been forwarded to the Owner/Applicant for review
and discussion.
8.3 Comments have not yet been received from Regional Planning and Regional Works as
the regional review fee from the applicant was still outstanding at the writing of this
report.
9.0 STAFF COMMENTS
9.1 The applicant has requested to develop 201 medium density units in Block 154 of draft
approved plan of subdivision 18T-90051. A portion of this subdivision, located to the
south of McBride Avenue, is now within a registered plan of subdivision 40M-2378.
9.2 The location of medium density development is subject to a number of criteria, including
a maximum height of 4 storeys, to be located within 100 metres. of an arterial/collector
road intersection, and there should be a mix of housing form. As part of draft approved.
plan of subdivision these criteria were reviewed and the medium density block was
created at the intersection of McBride Avenue (a collector road) and Green Road (an
arterial road). Draft approval was given for a total of 201, units, and the applicant is
proposing to divide the units between two (2), 4-stdrey apartment buildings and
townhouse units.
9.3 There are further criteria contained within the Clarington Official Plan pertaining to site
plan that will be implemented prior to site plan approval and removal of holding. These
criteria include massing, height, siting, setbacks, shadowing, location and number of
parking spaces, size and location of amenity areas, lighting and landscaping.
REPORT NO.: PSD-101-08
PAGE 5
9.4 At this time there are still outstanding comments and unresolved issues with the site
plan. Staff and the applicant are working towards a resolution of all issues and the
zoning will be tied to the specific site plan approval.
10.0 RECOMMENDATION
10.1 That this application continue to be reviewed to address outstanding issues and any
concerns raised at the Public Meeting.
Attachments:
Attachment 1 -Key Map
Interested parties to be notified of Council and Committee's decision:
West Diamond Properties Ltd.
Attachment 1
To Report PSD-101-08
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