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Home My WebLink AboutPSD-117-08 CIar w� ton REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, November 17, 2008 6ipn— Report#: PSD-117-08 File #: COPA2007-0014 and By-law#: X-Ref.: PLN 31.5.11 Subject: PROPOSED OFFICIAL PLAN AMENDMENT TO DELETE A PUBLIC SECONDARY SCHOOL SITE AND ADJUST HOUSING/POPULATION TARGETS ACCORDINGLY APPLICANTS: PATRICIA STEPHENSON, ROBERT AND DANIELE STEPHENSON, AND GARTHWOOD HOMES LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSDA 17-08 be received; 2. THAT the Clarington Official Plan Amendment application submitted by Patricia Stephenson, Robert & Daniele Stephenson, and Garthwood Homes Limited, be REFUSED; and 3. THAT the Durham Region Planning Department and all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: `E Reviewed by: 0 Dad J. rome, M.C.I.P., R.P.P. Franklin Wu, Director of Planning Services Chief Administrative Officer BR/CP/sn/df November 11, 2008 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 C 3A6 T(905)623-3379 F (905)623-0830 REPORT NO.: PSD-117-08 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicants: Patricia Stephenson, Robert & Daniele Stephenson, and Garthwood Homes Limited 1.2 Owners: (same as applicants) 1.3 Proposal: To delete a public secondary school site from Official Plan Map A4 "Land Use — Newcastle Village Urban Area" and adjust the Plan's housing and population targets accordingly 1.4 Location: North of King Avenue West, west of Rudell Road and east of the north- south portion of the neighbourhood collector road. 2.0 BACKGROUND 2.1 On September 21, 2007, Patricia Stephenson, Robert & Daniele Stephenson, and Garthwood Homes Limited submitted applications for: • an Official Plan Amendment to delete a public secondary school site and adjust the Plan's housing and population targets accordingly; and • a proposed Neighbourhood Design Plan for the Northwest Portion of the Foster Neighbourhood. This report only addresses the proposed Official Plan Amendment. 2.2 Ms. Patricia Stephenson had a related application for a 28 single detached unit plan of subdivision, which was draft approved in August 2008. This subdivision, fronting on the west side of Rudell Road, was included in the Foster Northeast Neighbourhood Design Plan and therefore, was able to proceed in advance of the Foster Northwest Neighbourhood Design Plan. 2.3 Durham Region staff have advised that the Foster Northwest Neighbourhood Design Plan could be implemented only in the long term, some time after 2013, given the timing of water and sanitary servicing provision for this area in the Region's Capital Works programs. 2.4 The Planning Justification Report stated that the Kawartha Pine Ridge District School Board approved the removal of the public secondary school symbol after the completion of its Capital Plan and various Public Meetings that recommended the above symbol was no longer required. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The public secondary school has not been sited but it is generally located north of and in proximity to, King Avenue West, west of Rudell Road. The site is flat agricultural land, slightly rolling, sloping down to the west, with rows of trees as Feld boundaries. 1 REPORT NO.: PSD-117-08 PAGE 3 3.2 The surrounding uses are as follows: North: Agricultural land South: Existing residences fronting King Avenue West and lands for a future community park East: Existing residence and vacant land designated urban residential West: Agricultural land 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement The Provincial Policy Statement (PPS) requires Municipalities to provide for efficient settlement patterns with a range of uses and opportunities for intensification and redevelopment. New development is to occur adjacent to existing built-up areas and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities, which includes schools. The Municipality is required to plan for public service facilities in'a co-ordinated, efficient and cost-effective manner to accommodate projected needs. The designated school site is required to meet future needs and the proposed amendment does not conform to the PPS. 4.2 Provincial Growth Plan Since the site is outside the built boundary and the neighbourhood has to be planned with a density target of 50 persons and jobs per hectare. A public secondary school is community infrastructure contributing to a complete community and more generally, intensification. In particular, an appropriate range of community infrastructure should be planned to meet the needs resulting from population changes and to foster complete communities. This school site is highly accessible, on its primary frontage or southern boundary, by King Avenue West. King Avenue is a Type A Arterial that is a Regional Transit Spine. 5.0 OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the site Living Area. A public secondary school is a public facility supportive of residential development and therefore, appropriate for Living Areas. Cultural facilities, which includes schools, are to be visible, accessible and very proximate to existing and future transit routes. Durham Hwy No. 2, King Avenue West is a designated Type "A" Arterial road and transit spine. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands Urban Residential Area with a public secondary school symbol in the Foster Northwest Neighbourhood. The predominant use of lands designated Urban Residential shall be for housing. Other uses that through activity, scale and design, are supportive of, compatible with or serve residential uses may be permitted. Such uses include schools. The Plan specifically states REPORT NO.: PSD-117-08 PAGE 4 elementary and secondary schools are permitted in any residential. The minimum site area for future secondary school sites shall generally be 8 hectares. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands "Agricultural Exception (A-1)". The public use provisions of Zoning By-law 84-63 permit a public secondary school in basically any zone including the "Agricultural Exception (A-1)" Zone. The lands are expected to be rezoned together with approval of a Plan of Subdivision for the area. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public notice was given by mail to each landowner within 120 metres of the subject property. Public notice signs were installed on the property's two frontages, one on King Avenue West (a portion of Durham Highway 2) and one on Given Road. 7.2 As a result of the public notification process, to date, the Planning Services Department has received no inquiries or comments. 8.0 AGENCY COMMENTS 8.1 Comments have been received from the circulated departments and agencies regarding both the Clarington Official Plan Amendment and the Neighbourhood Design Plan. Most agency comments addressed the Neighbourhood Design Plan. Hydro One Network Inc., Clarington Emergency & Fire Services, Clarington Engineering Services, Clarington Operations, the Ganaraska Region Conservation Authority, the Ministry of Transportation, and Durham Region Transit offered no objections to the proposed Official Plan Amendment. 8.2 Clarington Engineering Services had no objection to the deletion of the Secondary School symbol and noted that development within the proposed Neighbourhood Plan will necessitate legal closure of portions of Given Road. All necessary road closures must take place in accordance with Municipality of Clarington Policy and Procedure for Road Closures as well as the Municipal Act. 8.3 The Regional Planning Department noted the deletion of the Public Secondary School site leads to changes in the Newcastle Village population targets that represent a minor increase. The Regional Official Plan permits flexibility for numerical figures and quantities in the Plan which are of a minor nature. Therefore, the proposed amendment to the Clarington Plan is permitted by the Regional Official Plan. The proposed Foster Northwest Neighbourhood establishes a development plan for future land uses which provide for a mix of residential land uses to support vibrant neighbourhoods. This neighbourhood should be designed in a manner that supports walking, cycling, and opportunities for transit services. REPORT NO.: PSD-117-08 PAGE 5 The Foster Northwest Neighbourhood is designated as a "Greenfield Area" in the Growth Plan and as such will be planned to achieve a minimum density target of not less than 50 residents and jobs combined per hectare. The "Land Use Plan" submitted indicates a totaYof 513 residential units for the Foster Northwest Neighbourhood. Water supply and sanitary sewer services are proposed to be made available to service the subject lands sometime after 2013 in accordance with the Region's Capital Works programs. 300mm diameter watermains are proposed along Durham Highway 2 and future Grady Drive. Sanitary sewer service will require the extension of a sub-trunk sewer from the Water Pollution Control Plant on Toronto Street northerly crossing Highway 401 and the CN Railway and then on easement northerly onto Durham Highway 2. A traffic study should be submitted for this development and should include the latest population values as indicated by this proposal. An analysis is required to determine conformity with the Growth Plan's Greenfields density target requirements. It is to be in keeping with the population and employment forecasts of the Region's Growth Plan Study. The proposed amendment does not appear to be in conformity with the Growth Plan. Therefore, this application is not exempt from Regional approval. 8.4 Public School Board comments were received in a letter, a copy of which is Attachment 2 to this report. This Board noted a delegation on behalf of"the land owners, concerned with the subject applications, was made at the October 23, 2008 Board Meeting. The Board objects to the deletion of the Public Secondary School designation in the Foster Neighbourhood Planning Unit, and any Neighbourhood Design Plan that does not reflect a Public Secondary School site. Board administration staff will be discussing with the applicant and municipal planning staff options for the proposed Public Secondary School site location within the Foster Neighbourhood Planning.Unit. 9.0 STAFF COMMENTS 9.1 The Public School Board, through one of its senior staff, had in February 2007 indicated that the Public Secondary School site was no longer needed. Since then the Public Board has reconsidered its position in light of the Provincial Growth Plan, Growing Durham Study and other issues. 9.2 Staff believe that this public secondary school site is an important structural element to accommodate future growth in Newcastle Village. It is appropriately located so that public transit can service the site and that many students would be within walking distance. 9.3 In light of the requirements for more efficient use of land in the Provincial Growth Plan, there may be the opportunity to review the school size requirements. REPORT NO.: PSD-117-08 PAGE 6 9.4 There are several issues that remain to be resolved regarding the neighbourhood design plan such as completion of the Wilmot Creek Watershed Study, Environmental Impact Study and compliance of the proposed plan with the provisions of Growing Durham, when that study is finalized. 10.0 CONCLUSIONS 10.1 The official plan amendment application has been reviewed in consideration of the comments received .from the Kawartha Pine Ridge Public School Board and the emerging policies in the Provincial Growth Plan, the Region's Implementation of the Growth Plan and the Clarington Official Plan. Review, which will lead to additional population for Newcastle Village. Staff respectfully recommends the proposed Official Plan Amendment be refused. Attachments: Attachment 1 - Proposed Neighbourhood Design Plan and Site Location Key Map Attachment 2 - Public School Board Comments Letter List of interested parties to be advised of Council's decision: D.G. Biddle &Associates Ltd. Patricia Stephenson Robert Stephenson Garthwood Homes II��I'� x.111111111 I :b� II P-1111n.nr :_'->' . In , •I �� p111///�OUllNpl Im.P � —�`—, '•�=eta_I. ma= - ■ / Illnlll Lli �_•� � CI�1111 11ii1 -IIIO ' / �/ • 11� 111111 � = �_ �1111111111(�Illlllllll�r �Ilil�sel19111111J �i�II11111111I Q�11111Q111101111r�IF��111111111[��,�- �� '��`��11111 111111111/� '�� j�illlllllll��ll�� a 0��11111111111 �� IIIIIII _� . • _ _.,,. —1111 � "CON �p\111111 11111111 •• ,.p,C � •, I. 111111■..ow �inr Attachment 2 To Report PSD-1 17-08 October 27, 2008 KAWARTHA PINE RIDGE Bob Russell FL DISTRICT SCHOOL BOARD Planning Services Department Municipality of Clarington 40 Temperance Street Bowmanville, ON Ll C 3A6 Re: Applications to Amend the Official Plan (COPA 2007- 0014) and for a Neighbourhood Design Plan (PLN 31.5.11) Patricia Stephenson et al Part of Lots 31 & 32, Con. 2, Former Township of Clarke I reply to your September 23, 2008 circulation concerning the above. A delegation on behalf of the land owners was made at the October 23, 2008 Board meeting concerning the subject applications. The subject applications were later discussed at the In Camera portion of the October 23, 2008 Board meeting. The Board objects to the deletion of the Public Secondary School designation in the Foster Neighbourhood Planning Unit within the Newcastle Village Urban Area and any Neighbourhood Design Plan that does not reflect a Public Secondary School site. Board administration staff will be discussing with the applicant and municipal planning staff options for the proposed Public Secondary Svlva Te:pr,a School site location within the Foster Neighbourhood Planning Unit. Diiecrvr EDUCATION CENTRE A/0h4WTo &A lqqdFisberD;h,o P.O. Box 719 Pefc;-bo,ough, 0n,.Ijo Norman J. Breitner, MCIP, RPP hsi Manager of Planning Services Kawartha Pine Ridge District School Board (705)742-�773 c: D. Lloyd, Chair 1 (8,77)741-4577 S. Terpstra, Director Pay. (7051742-780.1 Mebshe:wwwlprschools.ca