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Home My WebLink AboutPSD-038-10Clarington REPORT Leading the Way PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: March 29, 2010 Resolution #: ~~R' -o?OS-/Q By-law #: NIA Report #: PSD-038-10 File #: ZBA 2009-0022, S-C-2009-0002 Subject: PROPOSED PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT TO PERMIT 32 RESIDENTIAL UNITS APPLICANTS: WILLIAM DANIELL, ELIZABETH DANIELL AND GREEN MARTIN HOLDINGS LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report PSD-038-10 be received; 2. THAT the application for proposed Plan of Subdivision S-C-2009-0002 and Zoning By- law Amendment ZBA 2009-0022 submitted by William Daniell, Elizabeth Daniell and Green Martin Holdings Ltd. continue to be processed including consideration of comments received at the public meeting; and 3. THAT all interested parties listed in report PSD-038-10- and any delegation be advised of Council's decision. Submitted by: l/ y Lan ma' , FSCLA, MCIP c ng Director of Planning Services CS/CP/sn/df 19 March 2010 Reviewed by: ~/ ' ""- "'-" Franklin Wu, Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-038-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 Owner: William Daniell, Elizabeth Daniell and Green Martin Holdings Ltd. 1.2 Proposal: Draft Plan of Subdivision: 32 residential unit plan of subdivision consisting of 12 single detached dwelling units and 20 semi-detached dwelling units. Zoning By-law Amendment: Change the current zoning on the lands from "Urban Residential Type (R2)" and "Agricultural (A)" Zones to an appropriate zone to permit the proposed development. 1.3 Site Area: 1.42 hectares (3.5 acres). 1.4 Location: The lands subject to these applications are generally located west of Green Road, south of Durham Highway 2, being in Part Lot 17, Concession 1, in the former Township of Darlington (see Attachment 1). 2.0 BACKGROUND 2.1 In December 2009, the applicant submitted an application for a proposed draft plan of subdivision and rezoning. The draft plan of subdivision proposes to develop various blocks in Plan 40M-1907, registered in 1998 and two properties situated at 1670 and 1692 Green Road for 32 residential units. 2.2 Supporting Documentation The applicants submitted the following studies/reports in support of the draft plan of subdivision: • Phase 1 Environmental Site Assessment • Conceptual Servicing Plan • Noise Report • Parking Plan The reports must be completed to the Municipality's satisfaction prior to staff recommending draft approval of the Plan of Subdivision. Review of these reports has not been completed at this time. Staff will review the findings with the applicant where additional work is required. 3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 3.1 The site is gently sloping in asouth-easterly direction and generally consists of unmaintained grass coverage along the southern portion of the site, with sporadic coniferous and deciduous tree growth to the north. The two residential dwellings situated at 1670 and 1692 Green Road were built in 1985. REPORT NO.: PSD-038-10 3.2 4.0 4.1 Surrounding Uses: PAGE 3 North - Existing single detached dwellings fronting onto Durham Highway 2, and vacant lands for which a site plan application for multi-storey residential use had been applied for but since abandoned. South - Existing single detached dwelling and townhouse units. East - Single detached dwelling, Green Road and beyond that Loblaws. West - Existing single detached dwellings. PROVINCIAL POLICY Provincial Policv Statement The applications were reviewed in the context of the 2005 Provincial Policy Statement. 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. Planning authorities are required to provide for a range of housing types and densities with a ten year supply of lands which are designated and a three 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. 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. Planning authorities shall support energy efficiency and improved air quality through various means in the planning and development process. 4.2 Provincial Growth Plan The Provincial Growth Plan for The Greater Golden Horseshoe ("Growth Plan") encourages municipalities to manage growth by directing population growth to settlement areas. Growth is to be accommodated by building compact, transit- supportive communities in designated greenfield areas and by reducing dependence on the automobile through the development of mixed use, pedestrian-friendly environments. Growth shall also be directed to areas that offer municipal water and wastewater systems. Municipalities should establish an urban open space system within built up areas which may include communal courtyards and public parks. REPORT NO.: PSD-038-10 PAGE 4 The Growth Plan requires that infrastructure planning, land use planning and infrastructure investment will be coordinated to support growth. Infrastructure includes transit, transportation corridors, water and wastewater systems, waste management and community infrastructure. Community infrastructure includes land, buildings, structures for health, education, recreation, socio-cultural activities, safety and security and affordable housing, Planning for growth will take into account the availability and location of existing and planned community infrastructure so that community infrastructure can be provided efficiently and effectively. 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Regional 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. Inconsideration 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 In the Clarington Official Plan, the subject lands are designated as Urban Residential, in the Bowmanville Urban Area. The lands are within the Darlington Green Neighbourhood. The population allocation for the Darlington Green Neighbourhood is 3,200 people. REPORT NO.: PSD-038-10 PAGE 5 Urban Residential uses shall be developed at 10-30 units per net residential hectare. The predominant housing form shall be single detached and semi-detached dwelling units. Green Road is a Type B Arterial Road in the Clarington Official Plan. Private accesses are limited to one access for every 80 metres of road on a Type B Arterial. 6.0 ZONING BY-LAW 6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned "Urban Residential Type (R2)" and "Agricultural (A)". Although the R2 zone permits single detached dwellings with lots having a minimum 12.0 metre lot frontage, a zoning by-law amendment is required in order to implement the proposed Plan of Subdivision. 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 each terminus of Bonathon Crescent and Green Road. 7.2 As of the date of writing this report, staff has received one inquiry. An individual residing on the east-west portion of Bonathon Crescent objects to the development. The resident stated that the proposed single and semi-detached dwellings will negatively affect the value of his home which is situated on a larger lot. The resident also did not want the mature trees on the adjacent property to be destroyed. 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 • Central Lake Ontario Conservation • Bell Canada • Canada Post • Separate School Board 8.2 The Clarington Engineering Services Department advised that prior to final approval the applicant will be required to satisfy the Engineering Services Department regarding the following concerns and conditions: • Servicing Traffic • Drainage • Noise attenuation REPORT NO.: PSD-038-10 PAGE 6 The Engineering Services Department also notes that the applicant has been unable to purchase additional lands which would facilitate an improved horizontal road alignment on Bonathon Crescent. As such, the subject lands should be phased and actual construction and development be limited to Street "A" cul-de-sac only. Phase 2 cannot proceed until Phase 1 has been completed. 8.3 The Kawartha Pine Ridge District School Board has advised that the development will generate approximately 14 elementary school pupils and 4 secondary school students. These students will be attending Dr. Ross Tilley Public School and Clarington Central Secondary School respectively. Municipal sidewalks should be provided along Street "A" and Bonathon Crescent. A municipal sidewalk should also connect Street "A" with Green Road (Type "B" Arterial) to facilitate pedestrian accessibility to schools. 8.4 Clarington Emergency Services Department, Clarington Operations Department, Rogers Cable, and Hydro One Networks Inc. have offered no objection. 9.0 STAFF COMMENTS 9.1 The proposed draft plan of subdivision is made up of blocks from a previous registered Plan of Subdivision and two large lots, supporting existing dwellings which front onto Green Road. The two dwellings built in 1985 will be demolished. The proposed draft plan, should it be approved, will connect two. sections of Bonathon Crescent and allow for development of single and semi-detached units. 9.2 Lot Sizes The lot sizes in the existing development to the south and east are primarily 12 metre lots for single detached units and 18 metre semi-detached (link) lots. The proposed draft plan has varying lot sizes that are not consistent with the existing surrounding development. The applicant has advised they have been unable to purchase the lands at 1654 Green Road or a portion thereof. During discussions in advance of submitting these applications, staff suggested that the proposal be revised to only include the lands on the east -west portion of Bonathon Crescent, and that the originally planned straight alignment of the north -south section of Bonathon Crescent be allowed for through a future development. From staffs perspective the proposal has a negative impact on the alignment on the north-south section of Bonathon Crescent; and creates lots that have a depth of 22 metres on one side of Bonathon Crescent and in the range of 43 metres deep on the other side. This does not represent the most efficient use of land and is planning by land ownership, rather than by neighbourhood. REPORT NO.: PSD-038-10 PAGE 7 Lots with 10 metre frontages are shown on the east portion of Bonathon Crescent and Street "A" and the proposed draft plan also shows semi-detached units on Street "A" having frontages of 14 metres and less. The typical zone minimum is 18 metres for semi detached/link dwellings. Previously semi-detached units have been approved by Council on lots with frontages less than 18 metres with driveways accessed to a public or private rear lane. The frontage of these units will be reviewed in more detail. 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 this report be referred back to staff for further processing and the preparation of a subsequent report. 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