HomeMy WebLinkAboutPSD-024-10Clar' n
Leading thehe WaJ~ REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINIST/R~ATION COMMITTEE
Date: February 22, 2010 Resolution #: ~ ~A - ~ ~S- / D By-law #: N/A
Report #: PSD-024-10 File #: 18T-95027 and Dev 95-012
Subject: PROPOSED DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW
AMENDMENT TO PERMIT 355 RESIDENTIAL UNITS
APPLICANT: 821012 & 821013 ONTARIO LTD. (WILLIAM TONNO
CONSTRUCTION LTD.I
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-024-10 be received;
2. THAT the application for proposed Plan of Subdivision 18T-95027 and Zoning By-law
Amendment DEV 95-012 submitted by 821012 & 821013 Ontario Ltd. continue to be
processed including consideration of comments received at the public meeting; and.
3. THAT all interested parties listed in Report PSD-024-10 and any delegation be advised
of Council's decision.
Submitted by: Reviewed by: ' `~'^'~ -'
e Lal gmal , FCSLA, MCIP Franklin Wu,
A~ting Directo ,Planning Services Chief Administrative Officer
CS/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-024-10
1.0 APPLICATION DETAILS
1.1 Applicant: D. G Biddle and Associates
PAGE 2
1.2 Owner: 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.)
1.3 Proposal:. Draft Plan of Subdivision
355 residential unit plan of subdivision consisting of 122 single detached
dwellings; 72 townhouse units with rear lanes, 34 street townhouses, 127
units contained in a medium density block, park blocks, open space
blocks, stormwater management facility, future development block and
roads.
Zoning By-law Amendment:
Change the current zoning on the lands from "Agricultural (A)" and
"Environmental Protection (EP)" Zones to an appropriate zone to permit
the proposed development.
1.4 Site Area: 21.64 hectares (54 acres).
1.5 Location: The lands subject to these applications are located west of Regional
Road 57, north of Stevens Road, being part Lot 15, Concession 2 in the
former Township of Darlington (see Attachment 1).
2.0 BACKGROUND
2.1 On March 27~h, 1995, the applicants submitted a proposed draft plan of subdivision to
the Region of Durham. An application for rezoning was submitted to the Municipality of
Clarington. The first public meeting was held in July 1995. The applicants had
previously submitted an Official Plan Amendment application to have the lands included
within the Bowmanville Urban Area boundary. During the time of the subdivision
application,, the Municipality of Clarington was undergoing an Official Plan Review.
Staff recommended that the applications be referred back for further processing
pending the outcome of the Official Plan Review in respect of these lands. In 1996, the
lands were re-designated "Urban Residential" and "Environmental Protection" in the
Clarington Official Plan. The Clarington Official Plan also required that, prior to approval
of any draft Plan of Sbdivision, asub-watershed study must be undertaken prior to
development. In addition, a Neighbourhood Design Plan or Secondary Plan would also
be required prior to approval of a Plan of Subdivision.
2.2 The Brookhill Subwatershed Study commenced in fall 2002. The funding for the study
came from major landowners in the neighbourhood, including the applicant. The
purpose of the study was to develop a plan to manage the resources of the sub-
watershed and provide for a framework in which municipal planning decisions could be
made. The final report was received in November 2005. The study recommended
various changes to the Official Plan which were adopted in March 2008 through
Amendment No. 60 to the Clarington Official Plan.
REPORT NO.: PSD-024-10
PAGE 3
2.3 The Brookhill Secondary Plan process commenced in the spring 2005 and was adopted
as Amendment No. 60 to the Clarington Official Plan and finally approved by the
Ontario Municipal Board on December 16, 2009. During this time the applicants
participated in the design charrettes and public consultation process. Staff met with the
applicant on several occasions to discuss the various concepts for the proposed draft
plan of subdivision.
2.4 In June 2008, Council approved Amendment No. 62 to the Clarington Official Plan.
The amendment reduced the size of a Community Park and added a Medium Density
designation at the west limits of the subject site just north of Stevens Road. The
redesignation facilitated the extension of Stevens Road in an alignment which avoided
the removal of the Carson Elliot Skate Board Park and mature trees.
2.5 On October 15~", 2009, the applicant submitted revised rezoning and proposed draft
plan of subdivision applications to implement the Brookhill Secondary Plan as adopted
by Council and approved by the Ontario Municipal. Board. The revised application
proposes a total of 355 units as described in Section 1.
2.6 Supporting Documentation
2.6.1 The original applications were submitted sometime ago and therefore submitting the
supporting documentation with the draft plan is not prerequisite to deem the application
complete, the studies are nevertheless required. The applicants have been advised
that the following studies/reports must be completed to the Municipality's satisfaction
prior to Staff recommending draft approval of the Plan of Subdivision:
• Stormwater Management Report
• Traffic Study
• Internal Traffic Study
• Functional Servicing Report
• Archeological Assessment
• Noise Report
• Energy Conservation and Sustainability Plan
• Tree Preservation Plan
• Parking Plan
• Phasing Plan
• Landscaping Plan
• Community Theme and Urban Design Implementation Plan; and
• Architectural Guidelines
2.6.2 An Environmental Impact Study is also required as a portion of the Brookhill Tributary is
located on the southern portion of the draft plan. The EIS commenced in July 2008 and
is also examining the Brookhill Tributary on the adjacent lands to the west, owned by
1613881 Ontario Inc. (Metrus Developments Inc.).
REPORT NO.: PSD-024-10
PAGE 4
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The subject lands are currently being used for agricultural crops. The site slopes to the
south-east with the Brookhill Tributary valley bisecting the bottom third of the lands in a
west to east direction. The vegetation mainly consists of a mix of meadow species,
intermediate deciduous and coniferous trees, and a shrub layer of buckthorn and
dogwood. The tributary is located in the bottom of the valley floor.
3.2 Surrounding Uses
North - vacant cultivated lands and deciduous hedgerows
South - Garnet B. Rickard Recreation Complex, Durham Regional Police Station
East - Regional Road 57 and beyond that, estate residential properties on
Munday Court and Luverme Court
West - vacant cultivated lands, Brookhill Tributary and Clarington Central
Secondary School
4.0 PROVINCIAL POLICY
4.1 The Provincial Policy Statement is issued under the authority of Section 3 of the
Planning Act. It provides direction on matters of provincial interest related to land use
planning and development.
The new Provincial Policy Statement came into effect on March 1, 2005. It replaced the
Provincial Policy Statement of March 28, 1995. The original Draft Plan of Subdivision
and rezoning were submitted on March 27, 1995, therefore the Provincial Policy
Statements are not applicable to the review of these applications. Similarly, the Draft
Plan of Subdivision and rezoning were submitted prior to the enactment of the
Provincial Growth Plan for the Greater Golden Horseshoe, in 2005.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Repional Official Plan
The subject lands are designated as "Living Area" within the Durham Regional Official
Plan. Lands within this designation shall be used predominantly for housing purposes
incorporating the widest possible variety of housing types, sizes and tenure to provide
living accommodations that address various socio-economic factors. A mix of uses
such as certain home occupations, convenience stores, public and recreational uses
which are compatible with their surroundings are permitted. Limited office development
and retailing of goods and services in appropriate locations and as a component of
mixed use development may also be permitted in Living Areas provided there are
appropriate provisions and designations in the area municipal Official Plan.
REPORT NO.: PSD-024-10
PAGE 5
In consideration of development applications in designated Living Areas, regard shall be
had for the intent of this plan to achieve the following:
• A compact urban form;
• The use of good urban design principles;
• The provision of convenient pedestrian access to public transit, educational
facilities and parks;
• A grid pattern of roads;
^ The provision and distribution of parks, trails and pathways and educational
facilities;
• The types and capacities of the existing municipal services, infrastructure and
the feasibility of expansion; and
• The balance between energy efficiency and cost.
5.2 Clarington Official Plan
Amendment No. 60 to the Clarington Official Plan was adopted in March 2008 and
approved by the Region of Durham on August 5, 2008. Amendment No. 60 was
appealed by a private resident. Council approved modifications to Amendment No. 60
on October 26, 2009 and they were subsequently approved by the Ontario Municipal
Board in its decision dated December 16, 2009. A significant portion of the draft Plan of
Subdivision is located within the Brookhill Secondary Plan; however those lands south
of the Brookhill Tributary are located within the Bowmanville West Town Centre
Secondary Plan.
Bowmanville West Town Centre Secondary Plan
Within the Bowmanville West Town Centre the subject site is designated as Medium
Density and Community Park. Medium Density may develop at 31 to 60 units per net
residential hectare.
Brookhill Secondary Plan
Community Structure
The draft Plan of Subdivision is consistent with the Principles and Community Structure
contained in the Secondary Plan. The neighbourhood is edged by a primary road
network being Regional Road 57, a new north-south collector road, Clarington
Boulevard and Stevens Road. Anew east-west collector road, Brookhill Boulevard, will
bisect the draft plan at the mid point. It has a mix of low and medium density housing
types as well as parks and open space.
Land Use Policies
Within the Secondary Plan the subject lands are designated as Low Density
Residential, Medium Density Residential, Neighbourhood Commons Area, Village
Corridor, Environmental Protection and Stormwater Management Pond.
REPORT NO.: PSD-024-10
PAGE 6
Low Density Residential housing shall be in the form of single and semi-detached units,
limited street townhouses are also permitted. Coach houses are permitted where
individual lots have access to a rear lane. Low density development shall be developed
on the basis of 30 units per net hectare.
Medium Density Residential housing shall be in the form of townhouses, triplexes and
low rise apartments. Medium density development shall develop on the basis of 31 to
60 units per net hectare.
Neighbourhood Commons Area may include a range of medium density housing types,
as well as a Neighbourhood Park. Permitted residential building types include street,
block or stacked townhouses as well as limited detached, semi-detached dwellings and
small plex-type multiple unit buildings. Front doors shall face the street and/or
Neighbourhood Park. Garage doors/service facilities shall not dominate the view of the
streetscape. Rear lanes may be used to facilitate units with front doors on the
Neighbourhood Common Square. Front and exterior side yard porches shall be
encouraged on all ground-related residential units.
The Village Corridor shall be the primary focus of the Secondary Plan Area. The Village
Corridor will incorporate institutional, retail and service commercial, recreational and
cultural uses as well as ground related housing and residential apartment buildings
within a mixed use context. Permitted residential building types include street, block or
stacked townhouses, small plex-type multiple unit buildings and low rise apartment
buildings. Apartment units may be permitted in either stand-alone residential buildings
or above the ground floor in a mixed use building. Live/work units shall also be
permitted.
Retail and service commercial development shall only be permitted on the ground floor
of a mixed use building and be limited in size to a maximum of approximately 500
square metres each.
Neighbourhood Commons Squares form the central focus of the Neighbourhood
Commons Areas. The park shall perform an array of functions within the community
and shall range in size and design depending on their planned role and function. The
park shall be a minimum of 0.75 hectares and shall be surrounded by at least two sides
and preferably three or four sides by public roads. The Neighbourhood Commons
Square is accepted as parkland dedication required under the Planning Act.
The natural features associated with the Brookhill Tributary are indentified as
Environmental Protection Area. In accordance with Official Plan policies, an
Environmental Impact Study is required prior to consideration of this development. The
EIS process is underway.
6.0 ZONING.BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
Agricultural (A) and Environmental Protection (EP). A Zoning By-law Amendment will
be required in order to implement the proposed draft plan of subdivision.
REPORT NO.: PSD-024-10
PAGE 7
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site
and public meeting signs were installed on Regional Road 57 and Steven Roads.
7.2 As of the date of writing this report, Staff has received one inquiry. An individual
residing adjacent to the proposed stormwater management pond inquired how the pond
design would affect his property.
One other individual asked to be advised of subsequent meetings and/or decisions.
8.0 AGENCY COMMENTS
8.1 A number of agencies have been circulated the proposed draft Plan of Subdivision and
rezoning application. To date comments have not been received from the majority of
the circulated agencies including the following departments and agencies:
• Region of Durham Planning Department;
• Region of Durham Works Department;
• Durham Transit;
• Central Lake Ontario Conservation;
• Conseil scolaire de district catholique Centre Sud;
• Conseil scolaire de District du Centre-Sud Quest;
• Bell Canada;
• Canada Post; and
• Peterborough Victoria Northumberland and Clarington Catholic
District School Board
8.2 The Clarington Engineering Department advised that prior to final approval the applicant
will be required to satisfy the Engineering Services Department regarding the following
concerns and conditions:
• Phasing the timing of development;
• Roads and traffic;
• Urban servicing;
• Drainage and stormwater management;
• Noise attenuation;
Pedestrian connections;
• Connection to Clarington Boulevard;
• Road right-of-way widths;
• Construction of Clarington Boulevard;
• Cost sharing with abutting property owners; and
• Acquisition of Park Block
8.3 The Emergency and Fire Services Department has expressed concern with the draft
Plan of Subdivision containing a single access point from Regional Road 57 into the
subdivision. A minimum of two accesses will be required to ensure reliability at all times
REPORT NO.: PSD-024-10
PAGE 8
for fire fighting and emergency vehicles response. All municipal laneways are to be
designated as Fire Access Routes by By-law. "No Parking" signs shall be posted and
enforced. The laneways shall meet minimum requirements of the Ontario Building
Code for Access Route Design.
8.4 The Clarington Operations Department provided comments with respect to areas for
snow storage, and the design of the stormwater management pond, which should
include access for maintenance vehicles, stormceptors and hydro hook up, if it is
deemed appropriate. Operations also reiterated their concerns expressed during the
drafting of the Brookhill Secondary Plan, with respect to increased budget requirement
to maintain developments containing public rear lanes.
8.5 The Kawartha Pine Ridge District School Board has advised that approximately 96
elementary school pupils will be attending Central Public School and 30 students will be
attending Bowmanville High School. The Board also advised that its Staff will be re-
examining the school boundaries with the Brookhill Neighbourhood to determine if any
changes are required at this time.
8.6 Rogers Cable, Hydro One Networks Inc. and Enbridge Gas have offered no objection.
9.0 STAFF COMMENTS
9.1 The draft plan provides for a Neighbourhood Commons Area consisting of a small
centralized parkette being the Neighbourhood Commons Square surrounded with low
and medium density housing forms consistent with the Brookhill Secondary Plan. Rear
lanes are used for units facing Clarington Boulevard consistent with the policies of the
Secondary Plan. The rear lane access lanes around the Neighbourhood Commons
Square will need to be further examined.
The draft plan provides for a landscape strip along the frontage of Regional Road 57,
which is also consistent with the Secondary Plan. The location of Brookhill Boulevard
and Clarington Boulevard are consistent with the Secondary Plan.
9.2 The draft plan provides for a mix of lots sizes to permit various housing forms. The
number and the various lot sizes are provided below.
REPORT NO.: PSD-024-10
PAGE 9
9.3 There are many issues that require further discussion and review with the applicants:
The draft plan shows a small portion (0.02 hectares) of the Neighbourhood
Commons Square in a location that is consistent with the Secondary Plan. This
Square shall be generally 0.75 hectares in size. The balance of the Square is
located on lands to the north for which a draft Plan of Subdivision has not been
submitted at this time. Discussions are required regarding the need to secure the
balance of the lands for the Square and contributions for its development.
The EIS will determine the limits of development from the natural heritage
features associated with the Brookhill Tributary, and make recommendations for
protection and enhancements of features within the areas surrounding the
tributary. Further discussions on these issues are required.
Block 149 (Park) is not required as part of the 5% parkland dedication, however
the Municipality will accept it gratuitously as part of the valleyland dedication.
Completion of Brookhill Boulevard to Clarington Boulevard and the timing and
cost sharing arrangements for implementation of Clarington Boulevard.
10.0 CONCLUSIONS
10.1 The purpose of this report is to satisfy the requirements under the Planning Act for
Public Meetings and taking into consideration the outstanding agency comments, staff
respectfully request that Report PSD-024-10 be referred back to staff for further
processing and the preparation of a subsequent report.
Staff Contact: Cynthia Strike
Attachment:
Attachment 1 -Key Map
Interested Parties to be advised of Council's decision:
821012 & 821013 Ontario Ltd.
R. Annaert, D.G Biddle and Associates
G. Genge, D.G Biddle and Associates
West Diamond Properties Inc. and Players Business Park Ltd.
Sharon Humphries
Attachment 1
To Report PSD-024-10
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