HomeMy WebLinkAboutPSD-124-08 i
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, December 1, 2008 �esz� V o*qPA- Io I C)-og
Report#: PSD-124-08 File #: COPA 2008-0006 By-law #:
ZBA 2005-041, S-C-2005-0002
Subject: REVISED APPLICATION FOR PROPOSED PLAN OF SUBDIVISION AND
ZONING BY-LAW AMENDMENT AND FOR AN OFFICIAL PLAN
AMENDMENT TO DELETE A PUBLIC ELEMENTARY SCHOOL SYMBOL,
INCREASE THE VINCENT MASSEY NEIGHBOURHOOD UNIT ALLOCATION
AND POPULATION
APPLICANT: FAR SIGHT INVESTMENTS LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-124-08 be received;
2. THAT applications to amend the Clarington Official Plan and Zoning By-law and for a
proposed draft plan of subdivision, submitted by Far Sight Investments Ltd., continue to
be reviewed to address outstanding issues and any concerns raised at the Public
Meeting; and
3. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
Submitted by: 223� Reviewed by:
Davi rome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
SA/CP/df/sh
24 November, 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-124-08 PAGE 2
1.0 APPLICATION DETAILS
1.1 Owner/Applicant: Far Sight Investments Limited
1.2 Plan of Subdivision:
A 541 residential dwelling unit plan of subdivision comprised of 273 single
detached dwellings, 29 on-street townhouse units, 2 medium density
blocks containing 239 medium density dwellings, 1 park block, 1 parkette
block, a storm water management facility and 2 open space blocks
(Attachment 2).
1.3 Zoning By-law Amendment:
To rezone the subject lands from "Agricultural (A)° to an appropriate zone
to permit the development of the above-mentioned draft plan of
subdivision.
1.4 Official Plan Amendment:
i) To delete the Public Elementary School symbol; and
ii) To increase the Vincent Massey Neighbourhood allocation of low
density and medium density dwelling units and the corresponding
population allocation.
1.5 Site Area: 46.041 ha
1.6 Location: The subject lands are located in Bowmanville, west of the Soper Creek,
south of Concession Street East and north of Durham Highway 2. The
property is contained within Part Lot 7, Concession 1, former Township of
Darlington (Attachment 1).
2.0 BACKGROUND
2.1 Draft Plan of Subdivision and Rezoning Applications
Far Sight Investments Limited previously submitted applications for draft plan of
subdivision and zoning by-law amendment in September 2005. Since that time the
applicant has been working with Staff to complete an Environmental Impact Study which
determined the development limits of the site adjacent to the Soper Creek and the East
Soper Creek tributary, and to address issues raised by the Bowmanville Zoo and
various government agencies through redesign.
2.2 Official Plan Amendment
On November 4, 2008, the Owner submitted an application for an Official Plan
Amendment on the subject property. The Official Plan Amendment proposes:
• to delete the Public Elementary School site symbol as the Kawartha Pine Ridge
District School Board has declined the site;
REPORT NO.: PSD-124-08 PAGE 3
• to increase the low density dwelling unit allocation for the Vincent Massey
Neighbourhood from 1025 dwelling units to 1125 dwelling units;
• to increase the allocation for medium density dwelling units from 200 to 250
dwelling units; and
• increase in the overall neighbourhood population from 3600 persons to 4350
persons.
Attachment 4 contains a copy of the proposed Official Plan Amendment submitted in
support of this application.
3.0 SITE CHARACTERISTICS AND SURROUNDING USES
3.1 The subject property is currently vacant and has frontage along Lambs Road and
Concession Street East. The property is a greenfield site that has previously been used
for agriculture.
3.2 Surrounding Uses:
North: A former private school at 2020 Lambs Road
South: 1.306 ha to be retained by the owner which has frontage on
Durham Highway 2 and Lambs Road
East: Rural residential and agricultural
West: Soper Creek, Bowmanville Zoo, existing low density residential
4.0 PROVINCIAL POLICIES
4.1 Provincial Policy Statement (PPS)
The applications were reviewed in the context of the 2005 Provincial Policy Statement.
4.1.1 New development shall occur adjacent to built up areas and shall have compact form, a
mix of uses and densities that allow for the efficient use of land, infrastructure and public
services.
4.1.2 Planning Authorities are required to provide for a range of housing types and densities
with a ten (10) year supply of lands which are designated and a three (3) 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 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.
4.1.3 Healthy active communities should be prompted by planning public streets and spaces
that are safe and facilitate pedestrian and non-motorized movement. A full range of
publicly accessible built and natural setting for recreation including facilities, parks, open
space and trails should also be considered.
i
REPORT NO.: PSD-124-08 PAGE 4
4.1.4 Infrastructure and public services facilities shall be provided in a coordinated efficient
and cost effective manner. Planning for these shall be integrated with planning for
growth so that they are available to meet current and projected needs. The use of
existing infrastructure and public service facilities should be optimized where feasible
before considering developing new infrastructure and public service facilities.
4.1.5 Planning authorities shall support energy efficiency and improved air quality through
various means in the planning and development process.
4.1.6 Long-term prosperity, environmental health and social well-being depend on protecting
natural heritage, water, agricultural, mineral and cultural heritage and archaeological
resources for their economic, environmental and social benefit. Development and site
alteration shall not be permitted on adjacent lands to the natural heritage features and
area unless the ecological function of the adjacent lands has been evaluated and it has
been demonstrated that there are no negative impacts on the natural features on their
ecological functions.
4.2 Provincial Growth Plan
4.2.1 The plan of subdivision and the rezoning applications were submitted prior to the
Provincial Growth Plan and as such are subject to the transition policies of the Growth
Plan. The Plan states that applications predating the Growth Plan shall be continued
and disposed of as if the Growth Plan had not come into effect.
4.2.2 However, the Official Plan amendment, received on November 8, 2008, is to be
reviewed in context of the Growth Plan policies. The subject lands are within the "built
boundary" that the Province has defined subsequent to the Growth Plan. The built
boundary is used to measure intensification. Neither the Region of Durham nor the
Municipality of Clarington have developed or implemented a strategy or policy to
achieve intensification or an intensification target at this time. This Official Plan
Amendment does seek to achieve a higher density than contemplated by the Official
Plan when it was approved in 1996. The applicant is requesting an increase in both low
and medium density units. The proposed compact form of development, with a range
and mix of house types, and a pedestrian/bicycling trail system connecting it to other
uses is compliant with the principles of the Growth Plan.
5.0 OFFICIAL PLANS
5.1 Durham Regional Official Plan
The lands are designated Living Area, Major Open Space and Environmentally
Sensitive Area in the Durham Region Official Plan. Lands designated Living Area permit
the development of residential units, incorporating the widest possible variety of housing
types, sizes and tenure. The applicant has proposed open space blocks for the land that
reflects the Major Open Space designation containing the Environmentally Sensitive
Areas.
REPORT NO.: PSD-124-08 PAGE 5
5.2 Clarington Official Plan
The lands are designated Urban Residential and Environmental Protection Area in the
Clarington Official Plan. The residential designation includes two medium density
symbols, a Neighbourhood Park, and a Public Elementary School. The Environmental
Protection Area contains significant woodlands and significant valleylands, part of the
Municipality's Natural Heritage System.
An Environmental Impact Study (EIS) was completed for this development application in
the summer of 2008. A development limit was established to the satisfaction of the
Municipality of Clarington and the Central Lake Ontario Conservation Authority. The
report also contained a number of recommendations and mitigation measures to be
implemented for the protection of the natural heritage features identified.
A Neighbourhood Design Plan is required for all neighbourhoods prior to draft approval
of a plan of subdivision. As the Far Sight lands are the last remaining vacant parcel
within the Vincent Massey Neighbourhood, a neighbourhood design plan is not
required. The applicant did provide a concept neighbourhood plan indicating how the
proposed subdivision would connect with existing development via pedestrian trails,
walkways and bridges.
Neighbourhood design principles in the Clarington Official Plan state all subdivision
applications must exhibit good neighbourhood design including the following items: grid
streets, potential cycling and transit routes, public buildings and spaces to be centrally
located with a good street presence, natural features to be enhanced by minimizing
grade changes, preserving mature trees and providing for open space linkages, and a
high quality urban environment along arterial roads. The applicant has been working
with the municipal staff to make adjustments to the proposed draft plan of subdivision to
include more defined medium density areas, and to increase public views and access to
the valleylands.
The Bowmanville Zoo abuts the proposed subdivision along the western boundary. The
Bowmanville Zoo is recognized in the Clarington Official Plan by designation as a
Tourism Node. A Tourism Node identifies areas of major tourism and recreation
potential. Staff and the applicant have maintained an open dialogue with the
Bowmanville Zoo to advise them of any revisions to the proposed draft plan of
subdivision and to identify the Zoo's concerns regarding development abutting the Zoo
property.
As per Growth Management policies in the Clarington Official Plan, a Financial Impact
Analysis was undertaken by the Municipality of Clarington in 2007/2008 for a number of
major development proposals including the subject proposal. Further discussion is
contained in Section 10.
REPORT NO.: PSD-124-08 PAGE 6
6.0 ZONING BY-LAW
6.1 The subject lands are currently within the "Agricultural (A) Zone" and "Environmental
Protection (EP) Zone". The applicant has applied to rezone the property to permit the
proposed subdivision development.
7.0 SUMMARY OF BACKGROUND STUDIES
7.1 Environmental Impact Study
In accordance with the policies of the Clarington Official Plan, Aquafor Beech Limited
conducted an Environmental Impact Study (EIS) on behalf of the Municipality of
Clarington during 2007/2008. The study was undertaken to identify any significant
features and the extent of related constraints such as hazard areas, to examine the
Soper Creek and East Soper Creek that traverse the property, to review all natural
heritage issues associated with the property, including any woodlands. The EIS also
identified cumulative impacts and recommended mitigation measures. The
Environmental Impact Study found no significant species, nor rare vegetation
community types in the subject study area. The study made a number of
recommendations, which include the following:
i) A 5 metre setback from the western edge of the worked agricultural field;
ii) A 10 metre setback from wetland features associated with the East Soper Creek in
the southwest area of the property;
iii) A 30 metre Coldwater fisheries setback from each bank of the Soper Creek and
East Soper Creek;
iv) Vegetation replanting along areas of the Soper Creek with native species; and
v) Erosion and sediment control measures to be adhered to prior to and during
construction.
Some of the recommendations have been implemented in the redesign of the draft plan
of subdivision.If approval of the subdivision occurs, the remaining recommendations of
the EIS would be implemented through conditions of draft approval, permits required
from the Conservation Authority and detail design review by Engineering Services.
8.0 PUBLIC NOTICE AND SUBMISSION
8.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and three (3) public meeting notice signs were installed on the property along the
Concession Street East, Lambs Road and Durham Highway 2 frontages.
8.2 Public notice was also given to all interested parties on record for the draft plan of
subdivision and the zoning by-law amendment.
8.3 There has been some concern from residents on the submission of the original
applications. These concerns are summarized as follows:
REPORT NO.: PSD-124-08 PAGE 7
• Conflict with the existing zoo pertaining to security for the zoo, security for private
citizens and setback from animals and manure;
• Impact of development on abutting agricultural uses by light and dust;
• Impact on residential wells along Lambs Road;
• Increased traffic on Lambs Road;
• Development is at too high a density;
• Impact on taxes of rural residential properties in the area;
• Protection of the existing tree line along the west side of Lambs Road; and
• This development constitutes urban sprawl on the east side of Soper Creek.
9.0 AGENCY COMMENTS
9.1 At the writing of this report, the majority of agency comments have not been received
regarding the Official Plan amendment or the revised draft plan of subdivision.
Comments below from various agencies are still applicable and are included for your
information.
9.2 Clarington Engineering Services provided comments on the initial application. In a
recent meeting with the applicant they reiterated that the following comment remains
applicable: Existing municipal roadways situated in the easterly portion of the
Bowmanville Urban Area have not yet been constructed to an urban standard and
related infrastructure such as storm sewers and stormwater drainage systems do not
exist. As the installation of urban services and related infrastructure is not contemplated
in the foreseeable future we find this proposal to be premature and therefore cannot
support this application at this time. Actual development of the subject lands cannot
proceed until improvements to municipal infrastructure such as the urbanization of
existing roads, installation of pedestrian sidewalks and the installation of storm drainage
systems has occurred. Detailed comments on the proposed revisions to the subdivision
application and proposed Official Plan Amendment will be provided.
9.3 The Kawartha Pine Ridge District School Board has formally declined the school site
contained within the plan of subdivision application. The Board has concerns with
pedestrian and vehicle traffic flow and safety along Lambs Road as well as safe access
to Durham Highway 2 and Concession Street East (See Attachment 3).
9.4 Central Lake Ontario Conservation Authority have not yet forwarded comments
regarding the revised plan of subdivision, but have advised the Environmental Impact
Study report has been completed to their satisfaction. CLOC was part of the Steering
Committee for the EIS and had an integral role in the delineation of the development
limit and mitigation measures recommended in the report.
10.0 STAFF COMMENTS
10.1 The applications are for development of 541 residential dwelling units (273 single
detached, 29 townhouse units and 239 medium density units) on the last vacant parcel
with the Vincent Massey Neighbourhood. It is also the first residential development
parcel on the east side of Soper Creek. The following chart compares the original
submission with the current revised application:
REPORT NO.: PSD-124-08 PAGE 8
Ori final Revised
# of Ha # of Ha
lots/blocks lots/blocks
Low Density 372 15.700 273 11.102
Medium Density 50 1.413 268 7.614
Residential Sub-total 422 17.113 541 18.716
School Block 1 2.192 0 0.000
Park Block 1 1.620 2 2.674
Stormwater Pond Block 1 1.618 1 1.850
-Open Space Block 2 13.677 2 15.539
Block Retained By Owner 1 1.306 1 1.209
-EasementANalkway 1 0.045 1 0.030
Reserves 3 0.029 5 0.005
Widenin s 3 1.201 4 1.226
Roads n/a 7.240 n/a 4.792
TOTAL 46.041 46.041
This chart shows that although the 2.192 ha school block was declined by the school
board, only an additional 1.6 ha was used for proposed residential uses. Additional
lands were required through the Environmental Impact Study to increase the open
space blocks by 1.862 ha. Also, the applicant has increased the amount of parkland in
the proposed subdivision, from one park block originally, to two park blocks (2.608 ha
park and a 0.143 ha parkette). The applicant has been able to increase the unit count
significantly from 422 units to 541 units by increasing the number of medium density
units. The majority of these medium density units (239 units) will be contained in two
medium density blocks located at the north and south ends of the proposed subdivision
with direct access to Lambs Road.
Although it would appear there are significantly less roads in the revised plan, in
actuality there are only fewer municipal roads proposed and now two private roads
servicing the medium density blocks proposed.
10.2 The proposal uses a grid-like street pattern with the medium density areas located in
two (2) blocks, one (1) at the north end adjacent to Lambs Road (which is a Type B
arterial) and Concession Street East. There is an access proposed directly from this
medium density area to Lambs Road. The second medium density area is located in a
block at the south end of the proposed subdivision, again adjacent to Lambs Road.
There will also be a direct access to Lambs Road. The remainder of the site will be low
density with no vehicular connections to Concession Street East or to Durham Highway
2. Although the street pattern is grid-like, there are no collector roads within the
proposed subdivision. All traffic is guided to local roads which exit directly onto Lambs
Road in two (2) locations.
REPORT NO.: PSD-124-08 PAGE 9
10.3 Official Plan Amendment
The Official Plan Amendment has been submitted, firstly to delete the public elementary
school symbol and secondly to increase the low and medium density unit allocation and
thus the population, within the Vincent Massey neighbourhood.
i) School Site
The Kawartha Pine Ridge District School Board indicated that they do not require
the public elementary school site. Based on these written comments, the applicant
has submitted the corresponding application for Official Plan amendment to delete
the school site.
With respect to the loss of green space, as a result of the deletion of the school site
the "green" area of the proposed subdivision is approximately 44% of the total
lands. The applicant's planning justification report suggests that the deletion of the
school site will not adversely impact the residents of the proposed subdivision as
more than adequate green area is provided for the use and enjoyment of the future
and existing residents.
ii) Dwelling Unit and Population Increases
The deletion of the school site, that was to be approximately 2.19 ha, provides
additional lands for housing development that was not previously anticipated. This
contributed approximately 50 additional dwelling units. Through the review process,
the applicant has also increased the number of medium density units from 50
medium density units in the original application to 268 medium density units in the
revised application currently presented for consideration. The increase in dwelling
units correspondingly results in an increase in overall population for the Vincent
Massey Neighbourhood.
10.4 Residents' Concerns
Area residents have raised a number of issues with this proposed plan of subdivision
both at the public meeting in 2005 and through public submissions. The following
discussion outlines how some issues have been addressed to date. In other instances,
certain issues will require further investigation.
i) Security for the Zoo and future residents — The Municipality has facilitated and
participated in meetings between the applicants and the Zoo to discuss security
measures which would protect both the Zoo animals and property and future
residents. These discussions are still ongoing but good progress had been made,
due in part to the willingness of both parties to take part in open discussion about
what is best for both.
ii) Setbacks from Zoo animals and manure— This is discussed in detail in Section 10.5
ii). However, the draft plan of subdivision has been revised to show the closest
dwelling to the Zoo is 168 metres distant from the manure storage, which exceed
the 142 metres recommended from the Ministry of Agriculture, Food and Rural
Affairs.
REPORT NO.: PSD-124-08 PAGE 10
Iii) Impact on Abutting Agricultural Uses — Through data supplied by the applicant and
reviewed by Clarington, the Central Lake Ontario Conservation Authority and the
municipal EIS consultant (Aquafor Beech), it has been determined that ground
water flow in this area is from north to south and east to west, towards the Soper
Creek and East Soper Creek, thus there should be no impact on rural residential
dwellings located on the east side of Lambs Road.
Mostert Greenhouses were also concerned about the impact of light and dust on
their greenhouse operations. The Municipality has provisions to govern dust control
on construction sites in the subdivision agreement. There will be light from this
subdivision in the future, from future subdivisions on the east side of Lambs Road
and there will be street lights in the future on Lambs Road. The timing of these
street lights is determined by a number of factors, including the economy as a
whole, the demand for development by developers and the municipal capital works
budget.
iv) Increased Traffic on Lambs Road — Lambs Road was designated as a Type B
arterial in the Durham Regional Official Plan in 1993 and the Clarington Official Plan
in 1996. As such this road will at some time be reconstructed with a right-of-way
width ranging from 30 to 36 metres. Type B arterial roads are to be designed to
move significant volumes of traffic at moderate speeds. The proposed development
along Lambs Road has been planned for through both the applicable Official Plans
and their subsequent policies.
v) Development is at Too High a Density — There will be a significant increase in
density from the few houses currently existing along Lambs Road to an urban type
development. The Provincial Growth Plan requires all new development to be at a
higher density than previously achieved all across the Greater Golden Horseshoe to
prevent urban sprawl. This development averages 29 units per net hectare,
ranging from 24.6 units per net hectare for the low density and 35.2 units per net
hectare for the medium density. This meets the current policies of the Clarington
Official Plan which permits densities of 10-30 for low density development and 311-
60 for medium density development.
vi) Impact on Taxes of Rural Residential Properties in the Area — These applications
do not change the Official Plan designation of "Future Urban Residential' or zoning
of "Agricultural' on surrounding properties. Residents may find their property values
increase or decrease depending on the economy and the development pressure on
the east side of Lambs Road in the future.
vii) Protection of the Existing Tree Line along the West Side of Lambs Road — Trees
along the west side of Lambs Road were not identified through the EIS as
significant trees to be protected. However, if approval is given for this plan of
subdivision, a tree preservation plan will be required. The Municipality will seek to
ensure that mature trees, where possible, will remain. However, although the
proposed subdivision may not affect the trees, the future urbanization of Lambs
Road may. It is a recommendation of the EIS that the applicant be required to do
plantings along the Soper Creek to enhance the health of the Soper Creek, that
REPORT NO.: PSD-124-08 PAGE 11
additional planting south of Concession Street East in the northwest corner of the
development be done and that some transplanting of regionally rare species be
done to ensure continued survival.
viii) This Development Constitutes Urban Sprawl on the East Side of Soper Creek —
The subject lands have been within the urban area boundary of Bowmanville since
the approval of the Regional Official Plan in November 1993. The lands east of
Lambs Road extending to Bennett Road are designated Future Urban Residential
Area and are also within the Bowmanville urban area boundary.
10.5 Bowmanville Zoo
The Bowmanville Zoo (the Zoo) abuts the south west portion of the property for a
distance of approximately 380 metres. The Zoo also shares a boundary with the
Municipality's Mearns Avenue Park, about 420 metres in length. The Zoo has raised a
number of concerns, but primarily two key issues:
i) Security
It is the configuration of the Zoo and its enclosures relative to the proposed draft
plan of subdivision that concerns the Zoo's owners. The Zoo states it has been able
to abut the Mearns Avenue Park boundary in a harmonious manner as the Zoo
does not occupy any of their lands north of the Soper Creek at this time. This
unoccupied area and the creek have created a buffer between urban uses and the
Zoo. However, the Zoo has developed animal enclosures and buildings along its
eastern limits as historically the easterly abutting property has been used for
agriculture and prior to 1996 was beyond the Bowmanville urban area limit.
The Bowmanville Zoo requested a variety of security improvements including a
buffer area between the proposed dwellings and the Zoo and improved fencing, at
the expense of the proponent. The Zoo has also submitted a disk containing
summaries of zoo incidents worldwide for the last two (2) years. Staff have
reviewed the disk and would note there area variety of articles regarding zoo
security, zoo animal attacks on people, and incidents of people trespassing or
causing harm to zoo animals.
ii) Odour and Future Residents
Staff contacted the Ontario Ministry of Agriculture, Food and Rural Affairs
(OMAFRA) regarding the application of their Minimum Distance Separation
requirements for this development relative to the Zoo. These factors are typically
used for livestock and are applied outside urban area limits. However, they may be
used by the Municipality to evaluate the impact of the zoo animals and their manure
production on proposed residential dwellings. The proponents submitted an
Agricultural Analysis which indicates a setback of 142 metres to any dwelling unit.
The draft plan of subdivision has been designed to achieve this, and indicates a
minimum setback of 168 metres to the nearest dwelling unit.
A key consideration is that the Zoo follows accepted standards for manure handling
and disposal.
REPORT NO.: PSD-124-08 PAGE 12
10.6 Valleylands
The dedication of the open space blocks along the Soper Creek Valley affords the
Municipality the potential for the expansion of a trail system linking Concession Street
East, to the Mearns Avenue Park to Durham Highway 2, then south to the Visual Arts
Centre and Soper Creek Park (Attachment 4). The trail system and a linking pedestrian
bridge to the Mearns Avenue Park is proposed to be constructed by the proponent at
their expense.
10.7 Proposed Park and Stormwater Management Plan
The Clarington Official Plan contains policies to guide development of park blocks.
• The park system will connect with the Open Space system wherever possible. The
proposed park block is located adjacent to the stormwater management block and
in between both a north and south Open Space block. This location affords ample
connectivity to the Soper Creek valley system and to the existing Mearns Avenue
Park, which will be connected via a pedestrian bridge the applicants have agreed
to construct.
• That parks will be located as central as possible to the areas which they serve. The
park is generally located in the southern portion of the site. However it is centrally
located between the two (2) open space blocks and the stormwater management
block, providing a connection between the two (2) valley corridors.
• That physical means of access shall be provided on two (2) sides of all municipal
parks. This park is only accessible by a local road along part of its eastern edge
and there is a pedestrian connection noted above from the Soper Creek valley and
from the existing Mearns Avenue Park to the west.
• Street frontage shall not be less than 25% of the park perimeter. Currently the park
has a rectangular configuration which affords approximately 31% of its perimeter to
have street frontage. This configuration allows for generous public pedestrian
access and communities views into the park. Being adjacent to the stormwater
management block provides a depth to sense of open space and, as the pond is
proposed to have permanent water storage, creates a water feature for the
neighbourhood. Staff has requested the applicant provide a facilities fit to ensure
the park size and configuration accommodates the Municipality's needs and is
working with the applicant on the ultimate pond design.
The stormwater management pond provides a security feature relative to the Zoo.
Its long, narrow configuration provides an additional barrier to the fencing along
the property boundary. With heavy planting of barrier plant species on the western
edge, this feature would assist in minimizing security issues.
10.8 Financial Impact Analysis
Recently the Municipality conducted a Financial Impact Analysis that quantified the
overall impact of selected large scale development proposals in the context of overall
growth in Clarington. The subject draft plan of subdivision application was included in
the analysis. The analysis demonstrated that Clarington has a sufficient supply of land
REPORT NO.: PSD-124-08 PAGE 13
either draft approved or registered subdivisions to achieve the 10 year growth forecast
under the Development Charges Study.
The subject lands were not anticipated, by the Municipality to develop until
approximately 2014. The re-construction of the Lambs Road East Soper Creek crossing
is tentatively scheduled for 2013 and the complete re-construction of Lambs Road from
Highway 2 to Concession Street East is tentatively scheduled for 2014. This schedule
was based on the growth forecast at the time and will likely be delayed further due to
any downturn in development activity. The applicant has indicated that development is
intended to commence as soon as 2009. Once approval is granted to a residential
development the Municipality is indicating commitment to provide the necessary
municipal infrastructure for that development.
According to the Financial Impact Analysis, advancing this development will have an
overall negative fiscal impact on the Municipality. It would obligate Clarington to make
significant capital investments to facilitate residential development over and above its
current commitments. This obligation could negatively impact other proposed residential
developments within the Municipality, that have been included in the capital budget
and/or 4 year capital works forecast, and require extensive capital investments in order
to proceed further. As Council is aware, funding issues have been exacerbated in late
2007 and 2008 as anticipated growth numbers have not been achieved.
10.9 Neighbourhood Design
Since the submission of the draft plan of subdivision application, Staff have been
working with the applicant to incorporate further urban design principles into the
proposed plan of subdivision. In addition a number of changes were made to address
the development limits defined through the Environmental Impact Study. The applicant
has made revisions to the proposed draft plan of subdivision to include defined medium
density blocks, increase view corridors to the Soper Creek valley, include a wider
variety of lot widths ranging from 10 metres to 15 metres, include a green area
(parkette) in the north part of the development, improve exterior (flankage) elevations,
and improve noise fencing. Staff's request to revise the lotting pattern and the alignment
of Street 'H' to provide view of the Soper Creek valley at the north end is still under
discussion.
11.0 CONCLUSION
11.1 The purpose of this report and public meeting is to provide residents with further
opportunity to comment on the amended proposal and to fulfill the Planning Act
requirements for a Public Meeting on the proposed Official Plan amendment and the
revisions to the other applications. It is recommended that the application continue to be
reviewed by staff as agency comments are received and further discussion completed
with the applicant.
REPORT NO.: PSD-124-08 PAGE 14
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Plan of Subdivision and Ortho Photo
Attachment 3 - Kawartha Pine Ridge District School Board Comments
Attachment 4 - Applicant Proposed Official Plan Amendment
Interested parties to be notified of Council and Committee's decision:
Far Sight Investments Limited Rhonda Hooper
Sernas Associates Lorne Martin
Mr. Mostert John O'Toole
Mr. Yeatman Dale Toombs
Mr, Michael Hackenberger (Bowmanville Zoo) Dr. Wendy Korvar
Mark & Cheryl Rigby Bert Newtel
Betty Marti Shirley Johnson
Mike Domovich Margaret Quinney
Lyndsay Luckhardt Bernie Hirseland
Attachment 1
To Report PSD-124-08
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Attachment 3
To Report PSD-124-08
November 19, 2008
Susan Ashton, Senior Planner File: R05 BOW 42
Planning Services Department
Municipality of Clarington
KAWARTHA PINE RIDGE 40 Temperance Street
DISTRICT SCHOOL BOARD Bowmanville, ON
L1C 3A6
Re: Applications to Amend the Official Plan(COPA2008-0006)and
the Zoning By-law (ZBA2005-0041) and for Draft Plan of I
Subdivision Approval (S-C-2005-0002, Revised)
Pt Lt 7, Con I, Bowmanville
Far Sight Investments Limited
T" r" Board staff have reviewed the subject applications and have no
uioeLlod objections to the deletion of the public elementary school site
(Cb,d/pl•aw,) designation.
Approximately 167 elementary pupils and 55 secondary pupils will be
generated buy the subject applications. The home schools for this
development are Vincent Massey P.S. and Bowmanville H.S.
.SIP/Y!//C.GYti2
Hdeul Cnmir
Attached is a copy of our previous comments dated July 11, 2006 that
Cmr/an Cih(vrs/ details pedestrian safety issues along Lamb's Road, as well as safe
r o,e A"I w) access to and along Highway#2 and Concession Street from the subject
"`h'u°"
development.13,,,d.udi, Boardstaffstillhavethese pedestrian safet concerns with
the subject applications.
Ral Iri�,�nq
Please contact me if you should have any questions.
E,r//Iad m
(Slndc/d'EnlfteP)
Diia f"<,J krI "wo, Norman J. Breitner, MCIP, RPP
Manager of Planning Services
EDUCATION CENTRE
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Attachment 4
' To Report PSD-124-08
Applicant's Proposed
Official Plan Amendment
Amendment No. _
To the Municipality of Clarington Official Plan
Purpose: The purpose of this Amendment is to make adjustments to the
Clarington Official Plan in order to permit the approval of Draft Plan of
Subdivision S-C-2005-002.
Specifically, the Amendment will:
1. Delete a proposed public elementary school site
2. Increase the allocation of low density and medium density
residential units in the Vincent Massey neighbourhood
3. Increase the projected population in the Vincent Massey
neighbourhood
Location: This Amendment applies to the lands covered by Draft Plan of
Subdivision S-C-2005-002 which are located in Part of Lot 7,
Concession 1, former Township of Darlington within the Bowmanville
Urban Area of the Municipality of Clarington.
Basis: This Amendment is based upon an application by Far Sight Investments
Limited, the owner of the land covered by Draft Plan of Subdivision S-C-
2005-002. Following the agency circulation comments and a thorough
planning review, the following was determined:
1. A public elementary school site as proposed on Land Use Map
A3 of the Official Plan was not needed to meet the long term
needs of the Kawartha Pine Ridge District School Board
2. An increase in the number of low density units and medium
density units allocated to the subject portion of the Vincent
Massey neighbourhood was appropriate
3. An increase to the population allocation for the Vincent Massey
neighbourhood was required to accommodate the increased unit
allocations and to correct an undercount in projected population
within the original approved Clarington Official Plan
Actual Amendment: The Clarington Official Plan is amended as follows:
1. By amending Map A-3 Land Use Bowmanville Urban Area by
deleting a public elementary school symbol, as shown on the
attached Exhibit "A"
2. By amending Table 9-2 "Housing Targets by Neighbourhood" as
it applies to Bowmanville Neighbourhood "N5 Vincent Massey" to
reflect the following:
(i) Low Density Units from 1025 to 1125
(ii) Medium Density Units from 200 to 250
(iii) Total Units from 1400 to 1550
(iv) Revising the totals for Bowmanville accordingly
3. By amending Map H2 "Neighbouhood Planning Units —
Bowmanville Urban Area" by changing the population of the
Vincent Massey Neighbourhood (5) from "3600" to "4350" as
shown on the attached Exhibit "B"
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Implementation: The provisions set forth in the Clarington Official Plan regarding the
j,
implementation of the Plan shall apply to this Amendment.
Interpretation: The provisions set forth in the Clarington Official Plan regarding the
interpretation of the Plan shall apply to this Amendment.
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