HomeMy WebLinkAboutPSD-025-10Leading the Way
~~~~~~ REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 22, 2010 Resolution #: ~PA-1 l~-/4 By-law #: NIA
Report #: PSD-025-10 File #: COPA2007-0014 (X-Ref.: PLN 31.5'11)
Subject: PROPOSED OFFICIAL PLAN AMENDMENT TO ADD THREE (3) MEDIUM
DENSITY RESIDENTIAL SYMBOLS, AND CHANGE HOUSING AND
POPULATION TARGETS IN THE FOSTER NEIGHBOURHOOD OF THE
OFFICIAL PLAN
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 PSD-025-10 be received;
2. THAT the Clarington Official Plan Amendment application submitted by Patricia
Stephenson, Robert & Daniele Stephenson, and Garthwood Homes Limited, continue to
be processed including the preparation of a further report; and
3. THAT the Durham Region Planning Department and all interested parties listed in
Report PSD-025-10-and any delegations be advised of Council's decision.
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Submitted by: Reviewed bye` I ~~~'~-' ~ Z--~ ~~ ~~
a e La ma' , FCSLA, MCIP Franklin Wu,
A ing Directo ,Planning Services Chief Administrative Officer
BR/CP/df/av
12 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-025-10
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicants/Owners: Patricia Stephenson, Robert &Daniele Stephenson, and
Garthwood Homes Limited
1.2
1.3
2.0
2.1
Location: North of King Avenue West, east of the Wilmot Creek
Valleylands, south of Highway 351115, and west of Rudell Road
(see Attachment 1).
Proposal:
BACKGROUND
Official Plan Amendment to modify the following:
i) the Newcastle Village Land Use Schedule by adding three
(3) medium density residential symbols on the lands north of
King Avenue West, and west of Rudell Road;
ii) the Foster Neighbourhood population target from 5100 to
5700; and
iii) the number of units in the Foster Neighbourhood from 1450
to 1600 for low density and from 200 to 300 for medium
density and adjust all the neighbourhood and urban area
totals accordingly (see Attachment 2).
Patricia Stephenson, Robert &Daniele Stephenson, and Garthwood Homes Limited
originally 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.
2.2 In November, 2008, a public meeting was held to deal with the Official Plan Amendment
to delete a public secondary school site as well as adjust the Plan's housing and
population targets accordingly. The public meeting report noted the public school board
had sent a letter dated October 27, 2008 stating an objection to the deletion of a public
secondary school designation in the Foster Neighbourhood and in any related
Neighbourhood Design Plan. Subsequently, Council passed a resolution to refer the
public meeting report back to staff for further discussions between the school board, the
applicants and Planning Staff. Discussions occurred in early 2009 with the result being
that by a-mail on May 19, 2009, the public school board noted the importance of the
retention of the Foster Public Secondary School designation and the continued
applicability of its October 27, 2008 letter. The Board's reasoning was based in part, on
Durham Region's Amendment 128 to its Official Plan (the Growth Plan conformity
amendment).
2.3 The Public School Board in a letter to Patricia and Bob Stephenson dated May 28, 2009
stated Board Staff was committed to the protection of all of the Board's secondary
REPORT NO.: PSD-025-10
PAGE 3
school designations in the Newcastle Village Urban Area. In support of this
commitment, it was noted Board Staff had reviewed alternatives to this school site,
including: alternative vehicular access to Clarke High School; a site on the south side of
King Avenue West; and other possible school sites in Newcastle Village. Also noted
were Regional and Clarington Official Plan provisions for growth adjacent to King
Avenue West and in northern Newcastle Village as well as throughout the Village
generally. In response to the letter the applicants' consultant contacted Planning Staff to
say they did not want their Official Plan Amendment application (COPA 2007-0014)
denied. Rather they would review the need to amend the OPA to allow for additional
population/density within the neighbourhood.
2.4 On June 25, 2009, Planning Staff received the First Revision submission of the
Neighbourhood Design Plan. The submission cover letter noted that if and when it is
determined that no Official Plan Amendment is required the applicants will withdraw the
Official Plan Amendment application. This submission included: a 6.0 hectare public
secondary school site; a parkette size that was reduced; and the Ministry of
Transportation setback from Highway 35/115. The overall density was increased by the
addition of more street townhouse units.
2.5 Comments from the agencies including Regional Planning were collected, discussions
were held with the Ganaraska Region Conservation Authority concerning the proposal
and the ongoing Wilmot Creek Watershed Study. Clarington Staff met with the
applicant's consultants to review the issues that commenting agencies and Staff had
with the First Revision.
2.6 The response was a Second Revision submission of the Neighbourhood Design Plan
which Planning Staff received on December 23, 2009. This submission included a
revised Neighbourhood Design Plan and a draft Official Plan Amendment that added to
the Official Plan three medium density symbols to be placed in the Foster Northwest
Neighbourhood Area, on the Newcastle Village Urban Area Land Use Map (Map A4).
The revised amendment also increased the population allocation for the neighbourhood
from 5300 to 5700, on the neighbourhoods map for Newcastle Village (Map H3) and
Low and Medium Density Housing Unit numbers in the neighbourhoods housing targets
table (Table 9-2). A separate document outlining the proposed Neighbourhood Design
Plan's conformity with the Provincial Growth Plan was also part of the submission. This
Report, PSD-025-10, is focussed on the Second Revision.
3.0 SITE CHARACTERISTICS AND SURROUNDING USES
3.1 The limits of the neighbourhood are King Avenue West on the south, Wilmot Creek
Valleylands on the west, Highway 35/115 on the north, and Rudell Road on the east.
The site has seven residences and is generally flat agricultural land, slightly rolling,
sloping down to the west, with rows of trees as field boundaries.
The property contains a house, known as the Belmot, which was designated under Part
IV of the Ontario Heritage Act in 1988. The structure has very significant historical and
cultural value to Clarington as the cellar of the building, with its several large rooms
REPORT NO.: PSD-025-10
PAGE 4
separated by brick arches, was built by Major. S.S. Wilmot, circa 1814, and contains the
spring where his son, Samuel Wilmot, the father of Canadian fish aquaculture, began his
experiments in the 1860s. The first fish hatchery in Canada was built on this property
and the spot was marked with a Provincial plaque in 1967. Following a fire in 1898, the
house was rebuilt on its foundation in essentially the same architectural style as the
original.
3.2 The surrounding uses are as follows:
North: Highway 35/115 and beyond, agricultural land
South: Existing residences fronting King Avenue West and lands for the
community park including the existing Newcastle & District Recreation
Complex
East: Existing residences, Rudell Road and beyond, vacant lands draft approved
for subdivision development
West: Wilmot Creek and its valleylands
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 coordinated, efficient and
cost-effective manner to accommodate projected needs.
The PPS requires that significant built heritage resources and significant cultural
heritage landscapes be conserved. Significant is defined as built heritage resources
and cultural heritage landscapes that are valued for the important contribution they
make to our understanding of the history of a place, an event, or a people. Conserved
is defined as the identification, protection, use and/or management of cultural heritage in
such a way that their heritage values, attributes and integrity are retained. This may be
addressed through a conservation plan or heritage impact assessment.
4.2 Provincial Growth Plan
Since the site is outside the built boundary, the neighbourhood should 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.
REPORT NO.: PSD-025-10 PAGE 5
5.0 OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the site Living Area. Amendment 128 to
the Regional Plan confirms the need for conformity to the Provincial Growth Plan. The
Regional Plan requires a wide variety of housing by type, size and tenure in Urban
Areas, and that the full range of housing be developed in acost-effective and efficient
manner. Also, Living Areas are to be an attractive living environment. A public
secondary school is a public facility supportive of residential development and therefore,
appropriate for Living Areas. Living Areas are to be compact in form through higher
densities and shall support and provide access to public transit. More specific
requirements include convenient pedestrian access to public transit, educational
facilities and parks. Roads are to be in a grid pattern and trails and pathways are to be
provided too.
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. Abroad range of
housing is to be provided in urban areas. Table 9.2 allows for 1450 low density units
and 200 medium density units in the entire Foster Neighbourhood. The Neighbourhood
Design Policies state Neighbourhood Design Plans (NDP) shall include: road
alignments; sidewalks; trails and walkways; potential transit and cycling routes; potentia
lotting; and siting of schools, parks (and parkettes), open space lands, stormwater
management facilities and other community/utility uses. Residential neighbourhoods
shall feature: grid streets; public buildings and spaces; natural and cultural heritage
features protection; and avoidance of reverse lotting and acoustical fencing. Other uses
that through activity, scale and design, are supportive of, compatible with or serve
residential uses may be permitted such as schools.
The objective of the Clarington Official Plan policies in regards to heritage buildings is to
conserve and enhance the Municipality's cultural heritage resources. The inappropriate
alteration of a cultural heritage resource is discouraged. Heritage resources are defined
as properties of cultural or natural heritage importance, which would include buildings,
structures, and their surrounding lands.
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the large majority of the subject lands "Agricultural
Exception (A-1 )" and the remainder "Environmental Protection (EP)". 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 in the future together with applications for Draft Plan of Subdivision for the area.
REPORT NO.: PSD-025-10
7.0 PUBLIC NOTICE AND SUBMISSIONS
PAGE 6
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 two inquiries or comments. One resident asked about land uses at specific
locations near his home and the timing of construction within the proposed
neighbourhood. Another resident had interest in, and sketched, a location in the
neighbourhood for a future Newcastle Village GO Station. There are no plans by the
Province to extend GO beyond Bowmanville at this time.
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. Clarington Emergency
& Fire Services offered no objections to the proposed Neighbourhood Design Plan or
Official Plan Amendment.
8.2 Clarington Engineering Services supported the Official Plan Amendment in principle and
the Neighbourhood Design Plan in concept, but noted that the following matters are to
be resolved prior to approval of a draft plan(s) of subdivision within the neighbourhood:
• Road right-of-way widths
• Connectivity to Rudell Road
• Closure of Given Road
• Traffic issues and recommended traffic controls through a traffic impact study
Phasing and implementation
• stormwater management (east and west ponds)
Noise attenuation
• Entrance features/pond enhancements, and
• Sidewalk and street lighting construction on Highway 2 west of Rudell Road
8.3 Clarington Operations had no concerns with the proposed applications and provided
comments on the need for a report in support of future applications for Draft Plan of
Subdivision, detail designs for review for each stormwater management pond, a
stormwater interceptor upstream and connection to nearby hydro, for the western
stormwater management pond.
8.4 Ganaraska Region Conservation stated no objection to the proposed Official Plan
Amendment and no objection, in principle, to the Neighbourhood Design Plan submitted.
However, environmental impact studies (EIS) must be undertaken to determine the
appropriate proximity of development to the Wilmot Creek valley lands prior to approval
of any proposed Draft Plan of Subdivision or Site Plan application. The EIS may impact
the ultimate design of the neighbourhood abutting the natural heritage feature.
REPORT NO.: PSD-025-10
PAGE 7
8.5 The Public School Board noted the 6 hectare public secondary school site is acceptable
provided the 6 hectare area is not diminished by any road widening, sight triangle or
transit stop requirements. If such lands are required, the proposed secondary school
site area of 6 hectares must be maintained by adjusting the remainder of the
subdivision.
Comments from the school request the portion of Given Road that runs through the
secondary school site area be stopped up, closed and conveyed by the Municipality to
the subdividers as part of subdivision draft approval.
The School Board noted that "broken-line" street and lotting layouts within the secondary
school site area on the Neighbourhood Design Plan drawings should be deleted.
8.6 The Clarington Heritage Committee were advised of the application for the
Neighbourhood Design Plan when it was first submitted in 2007. They are in support of
the conservation of the designated heritage building and its surrounding landscape.
8.7 At the time of writing Report PSD-025-10, comments remain outstanding from the
Ministry of Natural Resources, the Ministry of Transportation, the Separate School
Board and Durham Regional Planning.
9.0 STAFF COMMENTS
9.1 Past comments from the Ontario Ministry of Transportation note the possible need for
studies in the future. The studies will likely be required in support of individual plans of
subdivision implementing the Neighbourhood Design Plan for stormwater management
and traffic impact, the latter to be completed with particular concern for the Durham
Highway 2/Highway 35/115 Interchange.
9.2 Past comments from 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.
9.3 The Ganaraska Region Conservation Authority has made it clear to the Municipality that
although the large majority (about 80%) of the Sub-watershed Study work for the Foster
Northwest Neighbourhood has been completed through the Wilmot Creek Watershed
Study which is being finalized at this time, there remains about 20% of the work
outstanding which would be focussed on matters such as stream erosion and restoration
("fluvial geomorphology"), stormwater management criteria ("hydrology") and Foster
Northwest Neighbourhood ("planning area") natural heritage targets. This is in addition
to, and foundation work for, any environmental impact studies that will be done as part
of the process when proponents of individual plans of subdivision are seeking draft
approval to develop portions of this neighbourhood. Further, the environmental impact
studies recommendations may cause alterations to the Neighbourhood Design Plan.
REPORT NO.: PSD-025-10 PAGE 8
9.4 The Belmot, the architectural and cultural heritage feature, is located in the northwest
section of the neighbourhood. When the first neighbourhood design plan was submitted
for review in 2007 the building was identified as an existing residence.
The December 2009 version of the Neighbourhood Design Plan shows the house
remaining on site. However, it also shows new residential units proposed to back onto
the east and west of the building. This does not meet the policies of the Provincial
Policy Statement in regards to the conservation of cultural heritage resources. The
applicant will have to demonstrate that the new development will not negatively impact
the significant designated heritage property. The PPS states that conservation of cultural
heritage resources should be addressed through the preparation of a Conservation Plan
or a Heritage Impact Assessment.
9.5 The proposed Neighbourhood Design Plan schedule shows a road layout imposed on the
secondary school site. This is not consistent with prior approvals of Neighbourhood
Design Plans and is not acceptable and will require revisions prior to final approval.
10.0 CONCLUSIONS
10.1 The purpose of this report is to provide information for the Public Meeting. Staff
respectfully requests that Report PSD-025-10 be referred back to staff for further
processing and the preparation of a subsequent report.
Staff Contact: Bab Russell
Attachments:
Attachment 1 -Proposed Neighbourhood Design Plan and Site Location Key Map
Attachment 2 -Applicant's Draft of the Official Plan Amendment
List of interested parties to be advised of Council's decision:
Durham Region Planning Department
D.G. Biddle & Associates Ltd.
Patricia Stephenson
Robert Stephenson
Garthwood Homes Ltd.
Roslyn Houser
Clark Morawetz
Richard Wicha
Gerald Brown
Clarington Heritage Committee
Newcastle Village & District Historical Society
Attachment 1
To Report PSD-025-10
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Attachment 2
Proposed Amendment as submitted To Report PSD-025-10
by the Applicant
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Municipality of Clarington
Official Plan is to provide for a moderate increase in residential
density and the approval of a Neighbourhood Design Plan for
residential subdivision development on lands located north of King
Street (King's Highway #2) and west of Rudell Road, Newcastle
Village.
LOCATION: The subject site is located within part of Lot 31 and 32, Concession
2, in Newcastle Village ,Former Township of Clarke, within the
Municipality of Clarington.
BASIS: This amendment is based on the resolution of the General Purpose
and Administration Committee on with respect to
Official Plan Amendment Application
ACTUAL
AMENDMENT: .The Municipality of Clarington Official Plan is hereby amended by:
i) amending Map A4, as indicated on Exhibit "1 "attached to
this amendment;
ii) amending Map H3, as indicated on Exhibit "2" attached to
this amendment as follows: changing the population of the
Foster Neighbourthood from 5,100 to 5,700 and;
iii) amending Table 9-2 as indicated by:
a) adjusting the housing targets for the Newcastle Village
Foster Neighbourhood (N3) as follows:
Housing Units
Low From "1,450" to "1,600"
Medium From "200" to "300"
Total From "1,775" to "2,025" and;
b) adjusting the Total Low Density Housing Units from
"5,035" to "5,185;
c) adjusting the Total Medium Density Housing Units from
"975" tp "1,075"
d) adjusting the Total Newcastle Village Housing Target
from "6,660" to "6,910"
The appropriate lines of Table 9-2 read as follows:
Table 9-2
Housing Targets by Neighbourhoods
Urban Area Housing Units
Neighbourhoods Low Medium High Intensification Total
Newcastle Village
N3 Foster 1,600 300 0 125 2,025
TOTAL 5,185 1,075 300 350 6,910
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington
Official Plan, as amended regarding implementation of the
Plan shall apply to this Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington
Official Plan, as amended, regarding the interpretation of the
Plan shall apply to this Amendment.
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EXIIIBIT "1"
AMENDMENT No. _ TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN,
MAP A4, LAND USE, NEWCASTLE VII.LAGE URBAN AREA..
POPULATION FROM
5,100 TO 5,700
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NEWCASTLE VILLAGE URBAN AREA
OFFICIAL PLAN
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AMENDMENT No. _ TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP H3: NEIGHBOURHOOD PLANNING UNITS, NEWCASTLE VILLAGE URBAN AREA