HomeMy WebLinkAboutPSD-023-10Clarin~on REPORT
Leading the Way
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 22, 2010 Resolution #: G' PA-ii5~ /Q By-law #: N/A
Report #: PSD-023-10 File #'s: COPA 2002/006, S-C-2002-002
and ZBA 2002-002
Subject: REVISED APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN
AND ZONING BY-LAW AND A PROPOSED DRAFT PLAN OF SUBDIVISION
TO PERMIT A RESIDENTIAL DEVELOPMENT IN PORT DARLINGTON
APPLICANT: PORT DARLINGTON LAND CORPORATION
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
THAT Report PSD-023-10 be received;
2. THAT the revised applications to amend the Clarington Official Plan (COPA 2002/006)
and Zoning By-law 84-63 (ZBA 2002-002) and for a proposed Draft Plan of Subdivision
(S-C-2002-002) continue to be processed, including the preparation of a subsequent
report considering all agency comments and concerns raised at the Public Meeting; and
3. THAT all interested parties listed in Report PSD-023-10 and any delegations be advised
of Council's decision.
Submitted by: (/ Reviewed bye./I~~ ~-(=~-- 1~-~~
y Langmai , FCSLA, MCIP Franklin Wu
i g Director, Planning Services Chief Administrative Officer
ATS/CP/df/av
11 February 2010
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-023-10 PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant/Owner: Part Darlington Land Corporation
1.2 Agent: Sernas & Associates
1.3 Proposed Official Plan Amendment:
i) Amend "Map A3 -Land Use Bowmanville Urban Area" to realign
the intersection of the "Type 'C' Arterial" road system south of
the Canadian National Railway;
ii) Amend "Map B3 -Transportation Bowmanville Urban Area" to
realign the intersection of the "Type 'C' Arterial" road system
south of the Canadian National Railway;
iii) Amend "Map A -Land Use Port Darlington Neighbourhood
Secondary Plan" to redesignate lands from Low Density
Residential to Medium Density Residential and from Medium
Density Residential to Park and Green Space and to realign the
intersection of the arterial road system south of the Canadian
National Railway;
iv) Amend "Map B -Natural Features and Constraints" to realign
the intersection of the arterial road system south of the
Canadian National Railway;
v) Amend "Table 9-2 -Housing Targets by Neighbourhood" by
changing the "Port Darlington - N15" housing targets from 1200
to 1150 and making the corresponding adjustments to the
housing targets in the low, medium and high density categories
as well as the Bowmanville totals for each category.
1.4 Proposed Zoning By-law Amendment
To rezone the subject lands from Agriculture "A", to appropriate
zones, to implement the proposed draft plan of subdivision.
1.5 Proposed Draft Plan of Subdivision:
To permit the development of 809 dwelling units comprised of 102
townhouse units, 356 units in low-rise apartment buildings and 351
units in medium-rise apartment buildings, together with a school
block, 2 park blocks, 2 open space blocks, a stormwater
management facility and block for a clubhouse.
1.6 Area: 26.71 ha
1.7 Location: The subject lands are located in part Lots 5, 6, 7 and 8, Broken
Front Concession, former Town of Bowmanville. The subject lands
are also referred to as 130 East Beach Road, 2765 South Service
Road and 100 Bennett Road (Attachment 1).
REPORT NO.: PSD-023-10
PAGE 3
2.0 BACKGROUND
2.1 The subject applications relating to a 40.405 ha parcel located between Bennett Road
and Port Darlington Road, south of the CN Railway, were originally filed in 2002 by G.
M. Sernas & Associates, on behalf of Sylvan Estates Inc. and Bennett Developments
Inc.
2.2 Two (2) public meetings were held in 2002. The meetings were well attended and
letters in opposition to the applications were received.
2.3 In 2005, the lands were sold to Port Darlington Land Corporation who took over the
application as the new owners of the property. Following the change in ownership, the
plan was revised to request approval for 699 dwelling units in two phases (Attachment
2). Phase 1 (western half of the site) included 249 single-detached and semi-detached
dwellings and 61 townhouses for a total of 310 residential units. Phase 2 (eastern half
of the site) included 124 single-detached and semi-detached dwellings, 55 townhouses
and 210 apartment units for an additional 389 units. A school block, 7 park blocks, 4
open space blocks, 2 stormwater management facilities and 1 commercial block also
formed part of the proposal.
2.4 The General Purpose and Administration Committee and Council considered report
PSD-091-08, including an addendum report, in the fall of 2008. On November 10, 2008
Council formally denied the subject applications as the development was determined to
be premature on the basis that the development would accelerate growth beyond the
Municipality's ability to service the subject lands. The following projects would require
significant investment beyond the 10 year capital works forecast, specifically:
• grade separations at rail crossings along Port Darlington Road and Bennett
Road;
• improvements to the Lambs Road underpass at the CN Railway;
• improvements to the surrounding road networks and specifically the intersections
of: Baseline Road/Liberty Street, Highway 2/Bennett Road, and Liberty
Street/Lake Road; and,
• erosion control and mitigation.
2.5 The decisions were subsequently appealed by Port Darlington Land Corporation to the
Ontario Municipal Board (OMB): An initial pre-hearing conference was held on
November 23, 2009 at which time the OMB was advised that the applicant proposed
submitting a revised application complete with supporting documentation.
2.6 The revised applications were received in December 2009 and now propose a total of
809 residential units (Attachment 3) on 26.71 ha. The current plan limits residential
development to those lands located on the eastern half of the property. The proposal
significantly increases net density on the subject lands. Lands to the west of the open
space areas and stormwater management facility have been removed from the
application. Primary access to and from the development is provided via Bennett Road
with an emergency access point via Lambs Road, subject to improvements to the CN
REPORT NO.: PSD-023-10
PAGE 4
Railway underpass. An air photo showing the proposed revised draft plan is included
as Attachment 4.
2.7 A second pre-hearing conference was held on January 29, 2010 at which time the OMB
was advised that through legal counsel ongoing discussions are taking place between
the Municipality and the Owner. As a result, a further pre-hearing is scheduled for early
June and a three (3) week long hearing is scheduled for September 2010.
2.8 In accordance with the Planning Act a public meeting is required to gather input on this
revised application.
2.9 As these files are being considered by the OMB, the Board will continue to be apprised
of the status of the revised applications and is prepared to hold a full three-week
hearing on the matter, if necessary.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject lands are currently under agricultural production and contain existing
residential buildings, barn and shed. A private forced road connects Lambs Road and
South Service Road to the west, to East Beach Road. The forced road is maintained on
a year round basis. Bennett Creek flows southerly through the middle of the subject
lands, into Lake Ontario, immediately west of Lambs Road.
3.2 The surrounding uses are as follows
North - Canadian National Railway and the hydro electric transmission
corridor
South - Existing residences fronting on East Beach Road, other existing
residences at the mouth of the Bennett Creek and Lake Ontario
East - An existing residence and lands acquired for a waterfront park by
Clarington
West - The Region of Durham Water Pollution Control Plant and the Water
Treatment Plant
4.0 PROVINCIAL POLICY
4.1 Provincial Policv Statement (PPS1 1997
These applications were received in 2002 and are subject to the 1997 Provincial Policy
Statement.
4.1.1 The 1997 PPS promotes the development of strong communities, by focusing growth in
settlement areas. This Policy Statement was intended to recognize the complex inter-
relationships among environmental, economic and social factors in land use planning.
The following policies are particularly relevant for the consideration of the proposed
development.
REPORT NO.: PSD-023-10
PAGE 5
1.1.1 a) Urban areas and rural settlement areas will be the focus of growth.
1.1.1 f) Development and land use patterns which may cause environmental or
public health and safety concerns will be avoided.
1.2.2 a) Land requirements and land use patterns will be based on densities which
efficiently use land, resources, infrastructure and public service facilities;
avoid the need for unnecessary and/or uneconomical expansion of
infrastructure; support the use of public transit in areas where it exists or is
to be developed; take into account the appropriate Public Health and
Safety policies; and use development standards which are cost effective
and reduce servicing costs.
2.3.1 Natural heritage features and areas will be protected from incompatible
development. However, development and site alteration may be
permitted on adjacent lands if it has been demonstrated that there will be
no negative impacts on the natural features or on the ecological functions
for which the area has been identified.
3.1.1 a) Development will generally be directed to areas outside of hazardous
lands adjacent to the shorelines of the Great Lakes which are impacted by
flooding, erosion and/or dynamic beach hazards.
4.2 Provincial Growth Plan 2006
4.2.1 As these applications were originally submitted prior to June 16, 2006, the Growth Plan
is not applicable.
5.0 OFFICIAL PLANS
5.1 Durham Reoional Official Plan
The Durham Regional Official Plan designates the subject lands "Living Area" and
"Major Open Space -Waterfront". The predominant use of lands within the Living Area
designation shall be for housing purposes. An Environmental Impact Study is required
prior to development in the Major Open Space system to ensure that the
environmentally sensitive areas are not negatively impacted. There is specific
recognition of Port Darlington area as a Watertront Place. The predominant use of
lands in the Watertront designation may include marina, recreational, tourist, and
cultural and community uses. Residential and employment opportunities may be
permitted, which support and complement the predominant uses. The scale of such
development can be detailed in the respective local official plans.
5.2 Clarinoton Official Plan
Clarington Official Plan designates, on Map A3 Land Use Bowmanville Urban Area, the
subject lands as Waterfront Greenway, Urban Residential with a District Park on the
REPORT NO.: PSD-023-10
PAGE 6
Lake Ontario shoreline at the mouth of the Bennett Creek and Environmental Protection
Area. Map B3 Transportation Bowmanville Urban Area identifies an alignment for a
Type C Arterial through the subject lands. Map C1 Natural Heritage System identifies
Significant Valleylands and a cold water stream along the Bennett Creek. The
Regulatory Shoreline Area adjacent to Lake Ontario is indicated on Map F Natural
Hazards and Land Characteristics.
The Clarington Official Plan also recognizes the Lake Ontario Waterfront as a unique
and dynamic feature and a vital public resource. The continuation of the Waterfront
Trail for such purposes as walking and cycling is required along the Lake Ontario
Waterfront. The Official Plan also contains policies regarding the extension of public
infrastructure and services to accommodate growth in an orderly and cost~fficient
manner.
The Port Darlington Neighbourhood Secondary Plan, incorporated into the Official Plan
in 1996, provides a detailed comprehensive guide for the development of a new
residential area and the transformation of the existing residences. Map A designates
the extent of the Waterfront Greenway with the Waterfront Trail and the District Park
along the Lake Ontario shoreline. A Parkette is also shown on the subject lands
adjacent to the designated Open Space areas adjacent to the CNR tracks. The majority
of the lands are designated Low Density Residential, with several areas of Medium
Density Residential and one High Density Residential Block.
The Port Darlington Neighbourhood has a housing target of 1,200 units, consisting of
550 low density, 450 medium density, 175 high density and 25 units for intensification.
Any application for residential development must be assessed in accordance with the
growth management principles described in Chapter 5; the Housing targets contained in
Table 9-2; and the provision of municipal services and facilities and the provisions of the
Port Darlington Neighbourhood Secondary Plan.
An application to amend the Clarington Official Plan and the Port Darlington
Neighbourhood Secondary Plan was submitted which would have the effect of:
• Adjusting the housing targets for the Port Darlington Neighbourhood from 1,200
to 1,150;
• Changing the land use designation of certain lands from low density residential to
medium density residential;
• Changing the land use designation of lands from medium density residential to
parkette and green space; and,
• Amending schedules for the realignment of the arterial road system south of CN
Railway.
A copy of the proposed Official Plan Amendment is included as Attachment 5.
REPORT NO.: PSD-023-10
PAGE 7
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the majority of the subject lands in an Agriculture (A) zone
category. The lands adjacent to Bennett Creek are zoned Environmental Protection
(EP). The proposed residential development does not conform to the current Zoning
By-law provisions and as such a rezoning application to implement the proposed draft
plan of subdivision was submitted concurrently with the draft plan of subdivision.
7.0 SUMMARY OF BACKGROUND STUDIES
While several studies were submitted as part of the original submission and reviewed
under previous report PSD-091-08, the applicant has submitted the following studies in
support of the revised applications. These documents are still being reviewed by staff
and circulated agencies:
7.1 Bennett Creek Scoped Environmental Impact Study Savanta November 2009
The report presents recommendations on the impacts to the natural features present on
the site, specifically Bennett Creek and associated valleylands, including the provision
of a 30 metre buffer along Bennett Creek.
Other specific recommendations include:
• Implementing an erosion and sediment control plan;
• Restoration planting along the Bennett Creek corridor;
• Detailed design of box culvert to be reviewed with CLOCA;
• Lighting should be minimized in the vicinity of natural areas; and,
• Other standard restrictions on fill materials and activities during the construction
process.
7.2 Phase 1 Environmental Site Assessment, Golder Associates October 2001
No significant issues of potential environmental concern were identified.
7.3 Port Darlington Shoreline Erosion Hazard Assessment. Geomorphic Solutions October
6, 2009
A detailed erosion hazard assessment was prepared which analysed historical erosion
records from 1927 to present. Setbacks were based on provincial guidelines provided
by the Ministry of Natural Resources. The recommended Erosion Hazard Limit is the
sum of the stable slope allowance (based on 3:1 horizontal to vertical. slope) and a 100
year projection of erosion at the shoreline or erosion allowance.
The assessment found that the average recession rates were less than 0.30 metres/
year suggesting that the recommended minimum 100 year recession setback of 30
metres is conservative for the shoreline. In addition to providing a 30 metre erosion
allowance, the Erosion Hazard Limit would also account fora 3:1 stable slope
REPORT NO.: PSD-023-10
PAGE 8
allowance measured from the toe of the slope to the finished grade at the top of the
slope.
In certain areas, it is proposed that finished grade at the top of the slope be lowered
therefore reducing the Erosion Hazard Limit closer to the shoreline of Lake Ontario.
The report suggests that the adjustment would allow for a smoother south limit of
development, superior road gradients and more practical road and lot layout throughout
the development.
7.4 Traffic Impact Study, Sernas Transtech. October 2009
The subject development would be accessed via Bennett Road and Street "A" being an
east-west Type C Arterial Road. Street "A" is planned to terminate at Lambs Road at
this time however the Official Plan supports the eventual extension to East Beach Road.
It is proposed that Lambs Road be constructed from Street "A" northerly and ending in a
cul-de-sac south of the CN Railway. A secondary emergency access via Lambs Road
and South Service Road can be provided subject to horizontal and vertical alignment
modifications to accommodate Clarington's largest emergency response vehicles.
Further study of the modifications is required.
Additional key findings of the study demonstrate that all road sections and intersections
continue to function at an excellent level of service (LOS) under total future conditions to
2025. Based on the available gaps between trains at the Bennett Road at-grade railway
crossing, the development can be accommodated by an access via Bennett Road (with
a secondary emergency access available via Lambs Road). The current crossing
controls, gates and flashing lights are found to be adequate and can accommodate full
build-out of the proposed development. The study found that emergency response
times will be within the acceptable ranges as observed within the Greater Toronto Area
and below the suggested goal in Clarington's Master Fire Plan regardless of the route
chosen. Bennett Road requires upgrading to a two-lane rural cross section, inclusive of
adjustments for the at-grade railway crossing, to accommodate development traffic.
7.5 Noise and Vibration Feasibility Study Port Darlington East HGC Engineering
October 2009
The study predicts that future road and rail traffic sound levels will exceed Ministry of
Environment guidelines at many of the residential dwelling units in the development.
Mitigative measures are recommended and include:
• Minimum distance setback of 30 metres for all development;
• Acoustical barriers, including a berm (up to 4.5 metres high) and fencing (2.0
metres high);
• Central air conditioning to allow windows and doors to be closed in specified units;
• Upgraded building construction and glazing construction in certain locations; and,
• Warning clauses to be included in all property and tenancy agreements.
Vibration mitigation is not required for this residential development.
REPORT NO.: PSD-023-10
PAGE 9
Implementation of the recommendations of the Noise Impact Study would continue
throughout the subdivision, site plan and building permit processes.
7.6 Functional Servicing and Stormwater Management Resort Sernas & Associates
October 2009
Stormwater for the site can be managed by a major/minor system. The minor system
would drain towards a proposed stormwater management facility located north of the
future extension of Street "A" and west of Bennett Creek. To do so, a proposed
crossing (two (2) box culverts) across Bennett Creek is proposed. The stormwater
sewer line, in addition to water and sanitary sewer lines, would be situated just above
the box culvert. This would also be the temporary routing for the waterfront trail until
such time as Street "A" is constructed westerly to East Beach Road. The major system
flow from the site would drain overland along rights-of-way to Lake Ontario.
The report finds that the site can be serviced with a gravity sewer to be conveyed to the
Port Darlington Water Pollution Control Ptant which has sufficient capacity to
accommodate the development. A water supply can be provided from the existing main
which runs east/west along Lake Road to Bennett Road. The watermain can be
extended south along Lambs Road and Bennett Road to allow for looping.
Road improvements are proposed to Bennett Road including: upgrades to pavement
and shoulder widths; adjustments to level rail crossing; and, construction of a 2.0 metre
wide pedestrian/bicycle path along the shoulder. Improvements are also contemplated
for Lambs Road including: gated access to restrict use for emergencies only; and,
reconstruction to permit emergency vehicle access through the CN Railway underpass.
8.0 PUBLIC NOTICE AND SUBMISSIONS
8.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and to all interested parties pertaining to the subject applications. Three (3) public
meeting notice signs were installed on the lands. A revised notice was also mailed to all
landowners and interested parties clarifying the purpose and effect of the proposed
Official Plan amendment.
8.2 During the previous public meeting process in 2002, written submissions were received
in objection to the development (including a petition with 42 signatures), and general
enquiries were fielded from area residents. The concerns at that time related to:
density, access, vehicular and railway traffic, financial impacts, public safety,
environmental protection, road upgrades, extension of sewer services to the existing
residences on East Beach, and time frames for development.
8.3 At this time, Planning Staff have received one email from an area resident who finds the
subject development unacceptable. Four property owners attended the second
prehearing conference in January 2010 with concerns about the proposal.
REPORT NO.: PSD-023-10 PAGE 10
9.0 AGENCY COMMENTS
9.1 At this time, comments have not been received from a number of circulated agencies,
including: the public and separate school boards, Central Lake Ontario Conservation
Authority, Hydro One Networks Inc., and CN Railway.
9.2 Clarington Emergency and Fire Services Department have noted the need for a
secondary access point for emergency purposes. The department is reviewing the
findings of the Traffic Impact Study, specific to emergency response times, and
determining the suitability of the proposed modifications to the CN Railway underpass.
9.3 Clarington Operations Department has provided comments relating to the
appropriateness of the location of parkland adjacent to the railway and open space
areas. Should the application be approved, additional details will be required regarding
the design of the future roundabout to ensure adequate snow removal. A review of
construction traffic to avoid potential conflicts will be required. Concerns regarding
pedestrian access to the CN Railway underpass have also been highlighted. The
department requests that the stormwater management facility be designed to include a
full perimeter maintenance access road to accommodate equipment; an upstream
stormwater interceptor with ready access for maintenance; and hydro connections. A
detailed stormwater management report will be required.
9.4 Clarington Building Department and Clarington Community Services Department have
no objections to the proposal.
9.5 Enbridge Gas and Rogers Cable have no objections to the proposed development and
would require standard conditions pending approval.
9.6 The Region of Durham Planning Department confirmed that the subject lands are
designated "Living Area" and "Watertront Area" within the Regional Official Plan. The
Region acknowledges that the EIS will require review and approval by CLOCA. Based
on delegated review responsibilities, the Region also provided comments on the Noise
and Vibration Feasibilty Study and the Phase 1 Environmental Site Assessment (ESA).
The Region has no concerns with the noise study subject to the developer fulfilling the
recommendations and conditions for noise mitigation through the subdivision
agreement. The Region has asked that an update to the Phase 1 ESA be prepared
since nine years have passed since the previous study was completed. An
archaeological assessment will be required. A proposed set of conditions of approval
were forwarded with their comments.
9.7 Durham Region Works Department provided detailed information regarding the
provision of water supply from the existing watermains on Lake Road (400 mm),
Bennett Road (300 mm), and East Beach Road (150 mm). It is recommended that the
applicant consider a 300 mm watermain connection on Bennett Road from Lake Road
northerly to Baseline Road for added water supply security. Sanitary services can be
provided from the existing trunk sewer at the Port Darlington Water Pollution Control
Plant. The Region requests a further review of the proposed depth of the sanitary
sewer in some sections. The Region indicates that there will be no direct impact to
REPORT NO.: PSD-023-10
PAGE 11
regional road infrastructure and provide no comments relating to transportation.
Standard conditions for inclusion in the Subdivision Agreement have been provided.
9.8 The Clarington Engineering Services Department continues to have concerns relating to
the potential of capital works needed to provide an acceptable level of service for
residents and businesses within the Port Darlington neighbourhood. Specifically, the
following issues regarding the proposed development need further discussion and
review:
• transportation needs for the entire Port Darlington Neighbourhood (both new and
current residents) and external future road improvements, including the Highway
2/Bennett Road intersection, and potential modifications to the interchanges
along Highway 401 in Bowmanville;
• potential upgrades to crossing of the CNR at Bennett Road and Lambs Road to
provide adequate access for both residents and emergency vehicles;
• the appropriateness of the proposed parkland blocks;
• suitability of the erosion hazard limit for the development and impacts to the
Municipality following dedication of the open space lands;
• detailed urban design guidelines for the neighbourhood; and,
• stormwater management needs for the entire area bounded by Bennett Road to
the east, Hwy 401 to the north and West Beach Road/Liberty Street to the west.
9.9 The Director of Finance has indicated that the applicant must provide a financial impact
statement, specific to the subject development and how it would impact the findings of
the Financial Impact Analysis of New Development prepared by Hemson Consulting
Ltd. (February 2008).
10.0 STAFF COMMENTS
10.1 The Official Plan and Port Darlington Neighbourhood Secondary Plan have designated
the subject lands for urban development and highlight the importance of establishing a
continuous waterfront greenway, including the provision of a park system that can
provide a wide range of outdoor and recreational opportunities to the residents of
Clarington.
10.2 In order to proceed with residential development on the subject lands, the applicant has
revised the subject applications to address the issues which formed Council's basis of
denying the application. The applicant proposes to demonstrate that the subject
development, with a higher density and limited to the eastern portion of the site, can
proceed in light of the aforementioned basis for denial for the following reasons:
Traffic Impact Study finds an acceptable level of service, with current crossing
controls and without a grade separation at the rail crossing along Bennett Road;
Bennett Road would be upgraded to a two lane rural cross section; inclusive of
adjustments at grade of the railway crossing, to accommodate development
traffic;
REPORT NO.: PSD-023-10
PAGE 12
The revised plan would restrict local traffic to Bennett Road, therefore, not
impacting the current conditions of the level crossing at Port Darlington Road, nor
the road network and intersections along Port Darlington Road, Lake Road and
Liberty Street;
The applicant proposes improvements to the Lambs Road underpass at the CN
Railway to provide a secondary emergency access; and
A Shoreline Erosion Hazard Assessment has been completed and recommends
an Erosion Hazard Limit in support of the applications.
10.3 At this time, comments from a number of key departments and agencies are outstanding
and it is premature to provide a recommendation on the revised application and
supporting materials. Meetings have been held with Staff, the applicant, and their agents
to better understand the proposal and determine whether the issues previously identified
have been resolved or mitigated. The public meeting will provide an opportunity for local
residents to comment on the application which will be considered in subsequent
reporting.
10.4 It is imperative that further discussion and review of the proposed development take
place to ensure that any approved development in the Port Darlington Neighbourhood
proceeds in an efficient and cost effective manner without putting undue financial
burden on the Municipality and taxpayers, and without risking public health and safety.
10.5 All taxes owing to the Municipality of Clarington have been paid in full.
11.0 CONCLUSION
11.1 It is recommended that the applications to amend the Clarington Official Plan and
implementing Zoning By-law and the proposed draft plan of subdivision continue to be
processed, including the preparation of a subsequent report considering all agency
comments and concerns raised at the Public Meeting.
Staff Contact: Anne Taylor Scott
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Plan of Subdivision (2005)
Attachment 3 - Proposed Plan of Subdivision (2009)
Attachment 4 - Air Photo showing Proposed Plan of Subdivision (2009)
Attachment 5 - Proposed Official Plan Amendment (as submitted by the applicant)
REPORT NO.: PSD-023-10 PAGE 13
List of interested parties to be advised of Council's decision:
Kelvin Whalen, The Kaitlin Group Ltd.
Bryce Jordan, Sernas & Associates
Heather David
Philip Nixon
Lynne Dennis
Glenda Gies
L.B. Short
Larry Metcalf
Debra Allin
Gary Madill
Irv Gill
Joe DaSliva
Ernest Burnie
Kevin Taylor
Prof. Dryer
Tom and Chigi Cauchon
Alvarina Delemos
Don Wilkinson
Carol Maher-Hawkin
Qui-nhi Tran
Don Wilkinson
Nick Macos
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Attachment 3 to
~ ! ~ ~ Report PSD-023-10
Attachment 4 to
Report PSD-023-10
Attachment 5 to
Report PSD-023-10
October 2009
.AMENDMENT N0.
d®
I O TFiE CLARINOTOft' OFFICIAL PLAN
PURPO-E: The purpose of this Amendment is to adjust the road patte
of land uses
i
d
rn, d
an
stribution
hcusing targets as they apply to the Port Darlington
Neighbourhood Secondary Plan Area.
SASIS: The basis of this amendment is as fol{ows:
This amendment is based on an application from the property owner of
the subject lands for approval of a Draff Pl
an of Subdivision. Through the
design process for the plan of subdivision, certain adjustments t
Secondary Plan beca
o the
me necessary.
ACTUAL
AMENDMENT: The Clarington Official Pl
i
an
s hereby amended as follows:
1 • BY amending Map A3 -Land Use Bowmanvill
"
on Exhibit
A"
e Urban Area as shown
2~ BY amending Map B3 -Transportation Bowmanville Urban Ar
shown on Exhibit "B"
ea as
3. By amending Map A Land Use Port Darlington Neighbourhood
Secondary Plan as show
"
n on Exhibit
C"
4. BY amending Map B Natural Features and C
onstraints Port Darlington
Neighbourhood Secondary Plan as shown on Exhibit "D"
5. By am
d
en
ing Table 9-2 Housing Targets by Neighbourho
shown on Exhibit "E"
d
o
s as
IMPLEMENTATION: The provisions set forih in the Clarington Official Plan, as amended,
regarding the implementation of the Plan, shall apply in regard to this
Amendment.
{NTERPRETATION: The provisions set forth in the Clarington Official Plan, as amended,
regarding the interpretation of the plan, shall apply in regard to this
Amendment.
~~:~EI~~~~EENT
F
E~~ii~- T ~ ;
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DfTEARFL BT
TXEgfWpN pFOURHpM
LAXE ONTARIO
URBANbW NDARY
!7?1] FUTURE
'///1 L'RBAN RESIpENTIAL
URBAN RE$IpENTIgL
O MEDIUM pEN$Iry
gesloEnrwL
O FIGH OENSItt
RE$IOENTNL
TGWN CENTRE
s"} NEIGH$OURNOOD
CENTRE
HIGHWAY COMMERCIAL
F.ST_:.1 AGGREGATE
"s1 Yd EXTRACTION gRE0.
PRESTGE
-- ~ EMPLOYMENT AREA
LIGHr
INOU$rRVy pREq
GENEpµ
InwsrRlu AREA
Nrbltt
EINIRONMENTAL
PROTECTION AREq
GREEN SPACE
WATERFRONT
GREENWAY
COMMUNUY pgRI(
® pl$TRICT FARM
® NEIGH90URHPo0
Pqy(
TWRSM NODE
ss FUBLc
® SELDNDpgy$CHCCL
$EPARgTF
SECpNpgR/$CHDOL
U PRIVATE
L~ $ELONOARYBCHOOL
PUBLIC
ELEMEMARYSCXGOL
sEPARpTE
ELEMEMgRY$CHOCL
PRrvgiE
ELEMEMAgY SCHGUL
r $ECANpgRY
PLANNING AREA
°e`°"` LPECIgL POLICYARFO
.uo.ae.. SPECIAL STUDYgREq
GO c.qy_„
MAP q7
LAND USE
BOWMANVILLE URBAN AREA
OFFICIAL PIgN
MUNICIPALITY OF CLARINGTON
JAXIIARY234]T
uW SafMVa
~~Ef~L~1~8E~11~ No.
s`' v
~/
- ~~ "` '~.L'RBAN BOUNDARY
D ~---="-_ FREEWAY
TYPE A ARTERIAL
°~ ~ ° TYPE B ARTERIAL
IXISTING FUTURE ~••~~•~••~`~ TYPE C ARTERIAL
- _ _ - _ COLLECTOR ROgp
' ~! FREEWAY MTERCNANGE
~ . -REGIONAL TRANSIT SPI
O • o~ o 0 0 0 0 oINTER-REGIONAL
~ `' GRADE SEPARATION TRANSR LINE
Iw GO STATION
1 It_) 1~ '\ q E U
.,,1 L'~~.. Ib i.v, Tip(;
0 200 a00 600 B00 m
200 m
~AP 8.~.
TRANSPORTATI®N
BO~MANVILLE URBAN AREA
MUNICIPALITY IOF CLARINGTON
NE JANUARY 2, 2007
REFER TO SEC710N i9
INIS CONSOUDAPON IS PRWIOED TOR CONKNIENCE ONLY
AND REPRESELRS REQUESTED MODIFlCATiDNS AND APPRDVAt$
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Municipality of Clarington Offic;af Plan -January 2807
Chapter 9 -Page 4