HomeMy WebLinkAboutPD-48-98DN: PD~e-98
Meeting:
REPORT
PUBLIC MEETING
Date:
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
General Purpose and Administration Committee
Monday, April 20, 1998
Report #: PD-48-98 FILE #: DEV 91-003
File #~T~t4 1~~~. `ll ~ ~3
Res. #C.,~P t~ - ~~ -`~ ~•
By-law #
Subject: REZONING APPLICATION -WED INVESTMENTS LIMITED
PART LOT 17, CONCESSION 1, FORMER TWP. OF DARLINGTON
WEST SIDE OF GREEN ROAD, SOUTH OF THE CPR LINE
FILE: DEV 91-003
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-48-98 be received ;
2. THAT application to amend the Comprehensive Zoning By-law 84-63 of the former
Town of Newcastle, as amended, submitted by G.M. Sernas and Associates Ltd. on
behalf of WED Investments Limited be referred back to staff for a subsequent report
upon receipt of all outstanding comments and resolution of all issues; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: WED Investments limited
1.2 Agent: G.M. Sernas & Associates Limited
1.3 Rezoning Application:
from "Agricultural" to appropriate zones to permit the development of
272 unit proposed plan of subdivision.
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REPORT NO.: PD-48-98
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1.4 Subdivision Application:
50, 12.0 m minimum frontage single family dwelling lots; 13, 13.5 m
minimum frontage single family dwelling lots; 55, 18.0 minimum
frontage semi-detached/link dwelling lots (110 units); 16, 20.0 m
minimum frontage semi-detached/link dwelling lots (32 units); and 12
blocks for on-street townhouses (67 units).
1.5 Land Area: 19.028ha (47.0 acres)
2. LOCATION
2.1 The subject property is located on the west side of the unopened Green Road road
allowance, south of the C.P.R line and north of Baseline Road. The property is
located in Part Lot 17, Concession 1, formerTownship of Darlington.
3. BACKGROUND
3.1 The subject rezoning application was originally received by the Municipality of
Clarington Planning and Development Department on January 4, 1991. The related
application for proposed draft plan of subdivision, 18T-90005, was also received at
that time. Furthermore, an application for amendment to the former Town of
Newcastle Official Plan, OPA 90-105/N, was also filed in January 1991. The
application for official plan amendment was to expand the Bowmanville urban area
boundary and population targets to include all the subject land holdings.
3.2 Following adoption of the Clarington Official Plan in January 1996, Council approved
a recommendation, in April 1996, that Application OPA 90-105/N be approved as
provided for in the Clarington Official Plan.
3.3 In February 1997, G.M. Sernas & Associates submitted a revised proposed draft plan
of subdivision. The revisions brought the proposed draft plan of subdivision generally
into conformity with the designations and policies of the new Clarington Official Plan.
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REPORT NO.: PD-48-98
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However, a related Official Plan Amendment application, COPA 97-013, was
required to deal with discrepancies between the proposed draft plan and the
designated transportation network. A report on COPA 97-013 is also scheduled for
this agenda (Staff Report PD-49-98).
3.4 A Public Meeting for the rezoning application was originally held in April 1991. As a
result of the elapsed time, the changes to the related proposed plan of subdivision,
and the development of the nearby Aspen Springs Subdivision since April 1991, the
Planning Department considered it appropriate to have a second Public Meeting for
the subject rezoning application.
4 EXISTING AND SURROUNDING USES
4.1 The existing site is currently land locked vacant land
4.2 Surrounding land uses are as follows:
North: Canadian Pacific Railway;
East: vacant lands subject to application for draft plan of subdivision, 18T-96014;
South: vacant land and Baseline Road;
West: vacant land.
5 OFFICIAL PLAN POLICIES
5.1 Within the Durham Regional Official Plan the subject property is designated Living
Area. Lands designated as such shall generally be used housing purposes. The
application would appear to conform.
5.2 Within the Municipality of Clarington Official Plan the subject property is for the
most part designated "Urban Residential" within the Bowmanville Urban Area. The
subject lands are within the Darlington Green Neighbourhood, which has a housing
target of 1000 units. Map A3 of the Clarington Official Plan further designates a
Neighbourhood Park, a Public Elementary School, and a Medium density symbol
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REPORT NO.: PD-48-98
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on the subject lands. Map B3 designates Green Road, the east boundary as a Type
B Arterial road, and a collector road traverses the north part of the property. The
subject property is at the west limits of the urban residential designation. The
Green Space designation, within the urban boundary represents land that cannot be
serviced at this time. A small parcel of this application would appear to fall within
the Green Space designation.
5.3 The application proposes to accommodate both the park and school symbols on the
lands, although a configuration acceptable to both the Public School Board and the
Municipality has not been achieved at this time. The 272 lots currently proposed
provides a mix of single detached units, semi-detached/link units and on-street
townhouse units. The overall density of the proposed plan is approximately 27
units per net ha, which is in conformity to the Clarington Official Plan. The
medium density symbol is accommodated through the provision of the on-street
townhouse lots. COPA 97-013 is dealing with the intersection alignment of the
collector road, however the collector road is being provided in the design of the
proposed draft plan. The application would appear to conform.
6 ZONING
6.1 The current zoning on the subject property is "Agricultural (A)". Said zoning would
not permit the development of the proposed draft plan of subdivision, hence the
need for a rezoning application.
7 PUBLIC MEETING
7.1 Pursuant to Council's resolution and the requirements of the Planning Act, the
appropriate notice was mailed to all landowners and tenants within 120 metres (400
ft) of the subject property. Since the property does not have frontage on an open
and maintained road allowance, no signage acknowledging the application was
installed. As of the writing of this report, two adjacent landowners have enquired
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REPORT NO.: PD-48-98
PAGE5
about the application. However, no one has voiced any concern or objection.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedure the subject application was circulated
to a number of agencies and departments for comment. The Peterborough Separate
School Board advised they have no objection to the rezoning application.
8.2 The Public School Board has been corresponding with the applicant and his agent
in order to achieve a layout for the school block which is acceptable to them. At
this time they have no objection in principle with the proposal, however, they are
not satisfied with the park design.
8.3 The Central Lake Ontario Conservation Authority (CLOG) advised that the western
tributary of the Westside Creek passes through the central portion of the property.
The Westside Creek Master Drainage Plan (MDP) Addendum has been completed
in large part, however there remains some outstanding issues. One outstanding
issue which impacts this plan is with respect to adjacent lands, to the south, where
the tributary currently passes through private lands which are not part of the
development plan. This adjacent land owners riparian rights must be protected and
addressed prior to approval of the proposed draft plan or rezoning application.
8.4 The Regional Works Department advised the subject lands are within the Zone 2
water distribution system of the Town of Bowmanville. A Zone 2 Reservoir will be
required as the population within this system reaches 7000. Presently the
population is approximately 6000. Construction of the reservoir, according to the
Regional Capital Budget & Forecast, is scheduled for the year 2000. Developments
will be put on hold as the population approaches 7000, until adequate water supply
can be provided.
The provision of municipal services to the subject lands is dependent on the
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REPORT NO.: PD-48-98
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extension of said service through the adjacent proposed plans of subdivision 18T-
90050 and 18T-96014.
Green Road is a Type B arterial road, as such the minimum right-of-way widening
for a Type B Arterial road will be 30.0 metres.
Based on the above comments, Regional Works considers the application for
proposed draft plan of subdivision to be non-sequential with respect to services
until the adjacent lands to the east develop. However they have no objection to
further processing the application.
8.5 The Canadian Pacific Railway provided comments in opposition to the proposed
development. They do not consider residential development to be compatible
adjacent to the railway corridor. However, should the application be approved CP
requested a number of conditions with respect to berms, noise attenuation and
setback be included.
8.6 The Clarington Fire Department expressed concern should this development be
permitted to proceed, if the Green Road underpass is not constructed in conjunction
with development of the subdivision infrastructure. Response times would be
doubled or greater if the Fire Department is forced to use Regional Road 57 and
Baseline Road to access the site.
9 STAFF COMMENTS
9.1 At this time comments remain outstanding from the Clarington Public Works
Department, Engineering and Parks Division. Staff will be meeting with the
proponent, his agent and the Public School Board officials in order to resolve the
issue of the park and school block design and access.
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REPORT NO.: PD-48-98
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9.2 The related official plan amendment, dealing with the collector road which
traverses the property has not been finalized at this time. As well issues with regard
to the Master Drainage Plan for the Westside Creek need to be resolved in order for
the Conservation Authority staff to provide favourable comments
10 CONCLUSION
10.1 The purpose of this report is to facilitate the Public Meeting as required by the
Planning Act, and to provide Committee and Council with some background on the
application submitted. It is recommended the application be referred back to Staff
for further processing and subsequent report upon receipt of all outstanding
comments and resolution of all design issues.
Respectfully submitted,
J k C~'~"-~.~ ~~ rv..
Franklin Wu, M.C.I.P., R.P.P.
Director of Planning & Development
CP*FW*cc
April 14, 1998
Attachment No. 1 - Key Map
Attachment No. 2 - Proposed Plan of Subdivision
Reviewed by,
W.H. Stockwell~~,Z~'J- '
Chief Administrative Officer.
Interested parties to be notified of Council and Committee's decision:
Mr W.Colville
P.O. Box 44
BOWMANVILLE, Ontario L1C 3K8
WED Investments Ltd.
1029 McNicoll Avenue
SCARBOROUGH, Ontario M1W 3W6
Attn: Kelvin Whalen
G.M. Sernas & Associates Ltd.
110 Scotia Court, Unit 41
WHITBY, Ontario
L1 N 8Y7
Attn: Mary Rycroft
625
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