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HomeMy WebLinkAboutPD-49-98~ DN: PD-09-98 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT ,t~a~.a~~ ~_v r3 Meeting: General Purpose and Administration Committee File #.-. Date: Monday, April 20, 1998 Res. #~~~ ~ - oZ~lo- `~ ~ Report #: PD-49-98 FILE #: OPA 97-013 By-law #~~ Subject: OFFICIAL PLAN AMENDMENT APPLICATION APPLICANT: WED INVESTMENTS LTD. & BAYLY HOLDINGS LTD. PART LOTS 16 & 17, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON GREEN ROAD SOUTH OF THE C.P.R. LINE FILE NO.: OPA 97-013 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-49-98 be received ; 2. THAT application to amend the Municipality of Clarington Official Plan submitted by WED Investments Ltd. & Bayly Holdings Ltd. be Approved as Amendment No. 5 as indicated in Attachment No. 4 and that the necessary By-law be passed; 3. THAT a copy of this report and the amendment be forwarded to the Region of Durham for approval; and, 6. THAT all interested parties listed in this report and any delegations be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Bayly Holdings Ltd. and WED Investments Ltd. 628 s REPORT NO.: PD-49-98 PAGE 2 1.2 Official Plan Amendment Application: The proposed amendment would amend Map A3 and Map 63 of the Clarington Official Plan to permit a discontinuous collector road (Aspen Springs Drive) at the intersection of Green Road. (Attachment No. 1) 2. LOCATION 2.1 The subject property is located generally south of the CPR line, at the Green Road road allowance (see Attachment No. 1). It is further described as being generally located in Part Lots 16 and 17, Concession 1, former Township of Darlington. 3. BACKGROUND 3.1 The subject application was received December 8, 1997. The application is related to two applications for Draft Plan of Subdivision, one on the east side of the Green Road road allowance, 18T-96014 filed by Bayly Holding Ltd., and one on the west side of the Green Road road allowance 18T-90051 WED Investments Ltd. 3.2 Map A3 and Map 63 of the Clarington Official Plan illustrates a continuous collector road running east from Regional Road 57 to the west limits of the Bowmanville urban area boundary, immediately south of the CPR line. The collector road in question is Aspen Springs Drive, which is currently constructed from Regional Road 57 to the east limits of the Bayly Holdings Ltd. land holdings. 3.3 The physical characteristics of the land in this area are depicted by a large drumlin. The drumlin stretches between Baseline Road and the CPR line and the peak crosses Green Road about mid point. This feature has resulted in the creation of several engineering issues related to stormwater management, and vertical and horizontal road alignments. - 629 REPORT NO.: PD•49-98 PAGE 3 4. EXISTING AND SURROUNDING USES 4.1 The existing site is currently vacant. 4.2 Surrounding land uses are as follows: South - vacant lands East: - existing residential development in the Aspen Springs Subdivision North - C.P.R. line West: - vacant land 5. OFFICIAL PLAN POLICIES 5.1 Within the Durham Regional Official Plan the subject property is designated Living Area. Green Road is redesignated a "Type B Arterial" road. Section 16.3.13 of the Regional Plan provide criteria regarding the design of Type B Arterials and their performance in light of accepted traffic engineering principles such as signal progression, operating speed, sight distances, safety and terrain considerations. 5.2 Within the Clarington Official Plan the subject lands are designated Urban Residential within the Bowmanville Urban Area boundary. Green Road is designated a "Type B Arterial", while a continuous collector road is designated intersecting with Green Road, south of the CPR line. In addition, there is a park and school symbol designated west of Green Road, between the collector road and the CPR line. Section 19 of the Clarington Official Plan provides policies for, among other things, Type B Arterial roads and Collector roads. 6. PUBLIC NOTICE 6.1 Pursuant to Council's Resolution, and the requirements of the Planning Act, the appropriate notice was advertised in the Canadian Statesman and Newcastle 630 REPORT NO.: PD-49-98 PAGE 4 Independent on March 18, 1998. As of the drafting of this report, staff received one enquiry about the proposed amendment from a resident on the south side of Baseline Road at Green Road. No objection to the proposed amendment has been received. 7. AGENCY COMMENTS 7.1 The following agencies provided comments of no objection to the Official Plan Amendment application: ^ Clarington Fire Department; ^ The Northumberland-Clarington Board of Education; and a The Peterborough Victoria Northumberland Clarington Separate School Board. 7.2 Central Lake Ontario Conservation Authority staff advised that the proposed road realignment is located within the Westside Creek Watershed. A Master Drainage Study and subsequent Addendum have been prepared to address flood control and water quality for this area. The proposed realignment of the collector road, Aspen Springs Drive, has been considered in the Addendum report. As a result, the Conservation Authority has no objection to the proposed Official Plan Amendment. 7.3 The Clarington Public Works Department advised that numerous meetings were held to deal with the issues surrounding this application. The issues included: ^ Major drainage flow routing; ^ An acceptable profile for Green Road; ^ Maintaining developable school and park sites west of Green Road, north of the collector road; and ^ The location and spacing of streets intersecting with Green Road. b31 REPORT NO.: PD-49-98 PAGE5 A road profile for Green Road was established which satisfies the criteria for both earth balance and major drainage flow routing. Based on this road profile and a minimum spacing of 200 metres between intersections, Public Works is supportive of the application, as it addresses the four issues outlined above. 7.4 Region of Durham Planning Department has provided comments on behalf of both the Regional Works and Regional Planning Departments. The comments note Green Road was redesignated from a "Type C Arterial" to a "Type B Arterial" by Amendment No. 17 to Regional Plan. Section 16.3.13 of the Regional Plan provides criteria regarding the design of Type B Arterials and their performance in light of accepted traffic engineering principles. The Regional Plan also indicates that following adequate study to the effect that such provision cannot be implemented precisely, the authority having jurisdiction on such roads may deviate from the provisions without need for a Regional Official Plan Amendment. 7.5 It is recognized that the existing built alignment of Aspen Springs Drive restricts options related to the ultimate west intersection with Green Road. Aspen Springs Drive could not satisfy a reasonable design for a collector road and would have a serious grade conflict with the adjacent CPR line, if built as currently designated. Furthermore, southerly movement of the intersection is understood to not be feasible as a result of Master Drainage Plan requirements. In addition, the proponents have provided information indicating that need for traffic signals, at either intersection of the collector road and Green Road, would not be warranted for the foreseeable future. On the basis of the above comments, Regional Planning have no objection to the proposed amendment. 8. STAFF COMMENTS 8.1 The application for amendment to the Clarington Official Plan is to allow for a discontinuous collector road, Aspen Springs Drive at the Green Road intersection. 632 REPORT NO.: PD-49-98 PAGE 6 8.2 Through the engineering details of the related proposed plans of subdivision 18T- 96014 and 18T-90051, it was discovered that a low point for overland flow routing along Green Road must be located immediately south of the CPR line. The overland flow component of stormwater management plan typically follows a part of the road system. That part of the overland flow route in question here, follows Green Road, southerly to the proposed extension of Aspen Spring Drive, easterly on Aspen Spring Drive to West Side Drive, and then southerly to the stormwater management pond at Baseline Road and West Side Drive. 8.3 The lands subject to the referenced proposed plans of subdivision are characterized by a drumlin which starts north of Baseline Road on the east side of Green Road and extends to the CPR line on the west side of Green Road. As a result of the physical terrain, and the need to achieve a low point immediately south of the CPR line, a continuous collector road as designated in the Clarington Official Plan would have a seriously compromised road geometry. In addition, the constraints imposed on the road design, by the required 'low point', would make the ability to locate the school and park block as designated in the Clarington Official Plan, almost impossible. 8.4 Based on the comments contained above and the background information submitted by the applicant's engineer, it would appear the proposed discontinuous collector road will not have a negative impact on the transportation network. 9. CONCLUSION 9.1 In consideration of the comments contained within this report, the Planning and Development Department recommend approval of Amendment No. 5 to the Clarington Official Plan, to permit the development of a discontinuous collector road, Aspen Spring Drive, at the intersection of a Type B Arterial, Green Road. - 633 REPORT NO.: PD-49-98 Respectfully submitted, 7 Franklin Wu, M.C.I.P., R.P.P. Director of Planning & Development CP *FW*df April 14, 1998 Reviewed by, PAGE 7 W.H. Stockwell, Chief Administrative Officer. Attachment No. 1 -Key Map Attachment No. 2 -Proposed Plan of Subdivision 18T-96014 Attachment No. 3 -Proposed Plan of Subdivision 18T-90051 Attachment No. 4 -Proposed Official Plan Amendment No. 5 and By-law Interested parties to be notified of Council and Committee's decision: Mr. W. Colville P.O. Box 44 BOWMANVILLE, Ontario L1C 3K8 Bayly Holdings Ltd. 1409 Salem Road AJAX, Ontario WED Investments Ltd. 1029 McNicoll Avenue SCARBOROUGH, Ontario M1 W 3W6 Attention: Kelvin Whalen 634 ATTACHMENT NO. 1 ® PROPOSED COLLECTOR ROAD REALIGNMENT N ~. U Z ' O IU LOT 17 T 16 LOT 1 -- H ~' ~~ #2 ~ ~ -- ~n L~- Z _ ~ P~ ~ ~ S w p ~ G ~R Z ~ ~~ SPR~N ~~ Q U ~ ,, w ~ _ _ Z 1~ ~ i i~ __, _1 ASELIN D BOKEYAMAP LE COPA 97-013 ~ CLARINGTON OFFICIAL PLAN COLLECTOR ROAD ALIGNMENT N r_- I U Z O U LOT 17 OT 16 LOT 1 H H ; -~ #2 i~ L~_ Z Q~ ~ ¢ ~ ~ G~ S DR• NG Z ~ SPR1 Q~ O U z w ~ i 'F c~ i ASELIN D 635 ~~: \\ \ . \ \ \ ~~ j~ ~- ' ~~-- -_;;_- ~~ ~~ ~ ,. ~, . _~ ;, _ ~~ ~` , t „ z~~ s ,° ~~ ~.` :- ~.~ ~~ ;~ . 1 ~~~ ~~ ~. m a' i ~ ~ ~ ~ \~"~ ;I ` t ~ Af4 ~~ ~ `l _- , ~ 1` ~,- ~ ~; __ ;~ , R ~ iIi ;~ ~ ~ I ~' ~ ° '' i ~ '~~ \ TACHMENT NO. 2 ' ~ -.. ~ ._ .\ ,. ~ ~~_.; ~ -~ ~~ i~ __, ,-- r ~ ~ ~~ ~ -~ _ u ~ ~ -~ ~~~~~-~ 0 1 = ~ ` _._ u ~7I o... ~..~ ;~s..~' ~f ~~~~ ~,~ ~~ .. -_ fi~ --~ ,~ > ~~:~ 1 - ,~ F~ ~ ~„ ' ~ ~ ~~' y\ 18T-96014 b36 Mo-~omi iu ao~vw n Mlrt 6 IM ~) gY1RIDi1 t cxr~ca-~ is ~~.=. ^~~ .....•-~r..~ - ~ ~-'- ieac 47 ACRES .~...w • DP• 1ST-90051 637 ATTACHMENT NO. 4 PROPOSED AMENDMENT NO. 5 TO THE CLARINGTON OFFICIAL PLAN Purpose: The purpose of this amendment to the Clarington Official Plan is to change the transportation network in the Bowmanville Urban Area to permit a discontinuous collector road to intersect with a Type B Arterial road. Location: The subject site is located between the CPR line and Baseline Road on the lot line between Lots 16 and 17, Concession 1, former Township of Darlington. Basis: The proposed change will permit the development of the transportation network in a modified form. The amendment will further permit the development of proposed Plans of Subdivisions 18T-90051 and 18T-96014, taking into consideration the topographic constraints of the site and other land use designations in the vicinity as contained in the Official Plan. Actual Amendment: The Clarington Official Plan is hereby amended by amending Map A3 and Map B3, as indicated on Exhibit "A" attached to this Amendment. Implementation: The provisions set forth in the Clarington Official Plan, as amended, regarding the implementation of the Plan shall apply to this Amendment. Interpretation: The provisions set forth in the Clarington Official Plan, as amended, regarding the interpretation of the plan shall apply to this Amendment. b38 OPA. 97-013 -r ®° ~, v i $ ~.c M ®~ $ . V^ v pG ~ ppp 5 5 ~ dt IX IX ® ~ 3 1 a Y - ~ a. it. 9fRY1 .vs~iE na~o v { 5 ' ~``~ ; N N i @ ~` O Opp' ~ d ~d j O i roR~ ~ ray n , ,~ d j M t t ~--~ r ,N~ ~ o< o~ L .- LAKE ON7AR/O MAP A3 LAND USE BOWMANVILLE URBAN AREA OFFlCIRL PLW MUNICIPN(fY t>F CWiINGTON ocrwcv i ianr m. mwaz w ~ - P ~~ N~, - _ _ _ URUV1 UWNDMY ~ I GNWSINML INFA ~ _ YCQN UN8UI~RESI<rIXfV1 INNISIIMI /J1FA ~ MR( SL1gOL $ O UPHV! RFSbFNNL ~ URM ~ CONMR! SpYJLI l . '°PU~ inw"~ 0 P,~wP~ i 5 f/JN¢ Itt SCIpOL w ~" ow°Fi ~Y ~, sPecE d rvrv scNCa E n ~ ort WIN CEHIPIL IAFA ~ WARI;AOIR GNFpf/NT ~j l um scNOO~ ' - tf%'K CENIP11 NiEA COMMUNtt PNiK pEMEl?IAI SCfI00l .-. N~F1 u1B]fACYLL~ ~. ® 06fPoCt PNM SPEdN. 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I . . •-.. ~~,,i i f i ~ . ~' ~ ~ . .,_. r/ ~ i GQ i ~ / _~~ .Y ~f i ~ i i ~ . ~~,.~ , • iii. ~~ ~`~ CONCESSION I STREET \ ~ I ~ . z~ ~. ~ i v \` ~I ~~ ~ ~ ~ . ~ Q~ 1 ~ __ K ~V ~ m~ R ING w ~ ST EET~~ t\ ~ z ` I 7~ o ~ ~ ~ ~ ROAD ~ I ~ 4 ~~I J ~l rJ ~ - ,~ • ....~ ~~ ~ `~ ~ LAKE OrVTAR/O ~~- `-~- tl /.~u. =~~ uR13AN eouNOARr - MAP B3 _ _ ~ ~ ' FREET~`AY _ TRANSPORTATION f ~ ~ ~~ TYPE A ARTERIAL / I _~~~ rrPE e ~~~ BOWMANVILLE URBAN AREA \~, I ~•••••••~~••• TYPE C ARTERIAL 1 ~ OFFICIAL PLAN E%ISPNG FuruRE _ ~ ~ J collECroR ROAD MUNICIPALITY OF CLARINGTON Q ` c ~ -__--_ FREEWAY INTERCHANGE - REGIONAL TRANSR SPINE OCTOBER t 1997 ' ~~~~~~~~~~ INTER-REGIONAL , REFC"R T~ SErTIOfv 13 TRANSR LINE j GRADE SEPARATION ~~ GO STATION THIS CON~LIDATpN IS PROVIDED fOR CONY£NIENCE ONLY ANp REPRESENTS FdWE51ED MDpFGT0N5 M!D APPRDVALS 640 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 98- being a By-law to adopt Amendment No. 5 to the Clarington Official Plan WHEREAS Section 17(22) of the Planning Act R.S.O. 1990, amended, authorizes the Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and Amendments thereto; AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend the Clarington Official Plan to permit the development of a discontinuous collector road, Aspen Springs Drive, at the intersection of a Type B Arterial, Green Road. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That Amendment No. 5 to the Clarington Official Plan being the attached Explanatory Text and Map is hereby adopted; 2. That the Clerk of the Municipality of Clarington is hereby authorized and directed to make application to the Regional Municipality of Durham for approval of the aforementioned Amendment No. 5 to the Clarington Official Plan; and 3. This By-law shall come into force and take effect on the date of the passing hereof. BY-LAW read a first time this day of 1998 BY-LAW read a second time this day of 1998. BY-LAW read a third time and finally passed this day of 1 ggg. MAYOR 641