HomeMy WebLinkAboutPSD-020-11~~ win RE P~ RT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 28, 2011 Resolution # CGk1-177- l l By-law#: N/A
Report #: PSD-020-11
File #: PLN 7.11
Subject: 2010 ANNUAL REPORT ON APPLICATIONS FOR PLANS OF SUBDIVISION
AND PLANS OF CONDOMINIUM
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-020-11 be received; and
2. THAT the Region of Durham Planning Department be forwarded a copy of Report
PSD-020-11 and Council's decision.
Submitted by:
Davi~J. Crome, MCIP, RPP
Director, Planning Services
February 22, 2011
MH*CP"av
Reviewed by:
®~~ k In Wu
IFS" 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-020-11 PAGE 2
1.0 PURPOSE
The purpose of this report is to provide the General Purpose and Administration
Committee with an update of the subdivision and condominium activity that occurred
during the 2010 calendar year within the Municipality; and to advise the Region of
Durham Planning Department of the status of all plan of subdivision and condominium
applications as of December 31, 2010.
Delegation of Subdivision Approval was accepted by the Municipality of Clarington
October 1, 2001. Under the terms and provisions of the Memorandum of Understanding,
the Municipality agreed to provide the Region of Durham with an annual statistical report
on the following:
• The number and status of draft plans of subdivision and condominium; and
• The number and types of units approved and registered, during the previous
calendar year.
Any residential development applications or approvals which occur outside of the Plan
of Subdivision or Condominium Approval process are not included in the tables, charts
and calculations found in this report. A separate Site Plan Activity report which was
received by Council on February 14, 2011 summarized, in part, residential development
requiring site plan application.
2.0 EXECUTIVE SUMMARY
• No applications for Draft Plan of Subdivision were submitted in 2010;
• Two (2) Plan of Subdivision applications were granted Draft Approval in 2010,
consisting of 596 dwellings units;
• Four (4) Plans of Subdivision were final approved and registered in 2010, consisting
of 152 dwelling units;
• By year end, a total of 512 building permits were issued for units within registered
plans (this number does not include properties outside of a Plan of Subdivision);
• There is approximately a 10.5 year supply of units that are draft approved and/or
vacant registered lots as of December 31, 2010;
• As of December 31, 2010, the distribution of unit type for all active Plan of
Subdivision applications in various stages of the development process, consisted of
64% single detached units and semi-detached units, 22% townhouse (multi) units
and 14% apartment units; and
• Two (2) new Plan of Condominium applications were submitted in 2010, consisting
of 167 units.
REPORT NO.: PSD-020-11
Table 7
Subdivision Activity - a 3 Year Comparison
activit between Janua 1 and December 31, 2010
2010 2009 2008
# Units Pro osed 0 166 0
# Units Draft A proved 596 477 1,991
# Units Re istered 152 0 443
3.0 STATUS OF ACTIVE PLANS OF SUBDIVISION
PAGE 3
Attachments 1 through 4 provide an inventory of all active Plan of Subdivision
applications within various stages of the development approval process (received, draft
approved or registered) as of December 31, 2010. Each summary table corresponds to
one of four defined areas within the Municipality of Caarington:
• Bowmanville (Attachment 1)
• Courtice (Attachment 2)
• Newcastle Village (Attachment 3)
• Hamlets and rural areas of Darlington and Clarke Townships (Attachment 4)
3.1 Plan of Subdivision Applications under review
As of December 31, 2010, there were 13 Plan of Subdivision applications under review
containing a potential 2,857 residential units; these proposed plans/units have not yet
been granted Draft Approval, and are subject to change throughout the review process.
Within the year 2010, there were no new Plan of Subdivision applications submitted for
the Municipality's consideration.
Three (3) of the Plan of Subdivision applications actively under review are currently
before the Ontario Municipal Board. One hearing has been held for S-C-2002-0002
(Port Darlington Land Corporation) where both the Municipality and the applicant have
reached a settlement. Although the general terms for approval were agreed upon, the
conditions of Draft Approval have not been finalized. The remaining two (2) applications
(S-C-2005-003 & S-C-2005-004) have had several pre-hearing conferences. At this time
the Board is awaiting direction from Counsel for both the applicant and the Municipality
to set the next hearing date at such time as all issues are resolved, or an impasse is
reached. The Municipality and the applicant continue to work together to resolve all
outstanding issues.
Table 2 shows the geographic distribution of all proposed residential units actively
under review, as of December 31, 2010. While 56% of alt proposed units under review
are located within the Bowmanville Urban Area, an unusually large percentage are
located in Newcastle (36%) due to the large proposals in the North Village area.
REPORT NO.: PSD-020-11 pot;F e
Table 2
Distribution of Proposed Units by Geographic Area
for active files under review as of Dec. 31, 2010
Geographic
Area Single Semi/Link Townhouse Apartment Total #
Units
Bowmanville 202 20 705 676 1,603
Courtice 131 2 54 0 187
Newcastle 503 210 318 0 1,031
Hamlet/Rural 36 0 0 0 36
Total 872 232 1,077 676 2,857
Figure 7 illustrates the distribution of all proposed units, by unit type. The dominant unit
type among all proposed Plans of Subdivision under review in Clarington by year end
2010 is the townhouse unit. This is a significant change from past years, when single
detached dwellings were the dominant unit type within proposed Plans. Single detached
dwellings accounted for 41 % of proposed units in 2008, 33% of proposed units in 2009
and now 30% of proposed units in 2010.
Figure 7
Distribution of Proposed Units by Type
(for active files under review as of December 31, 2010)
Anartmant
jxio
3.2 Draft Approved Plans of Subdivision
Single Detached
30%
Semi-Detached
8%
As of December 31, 2010, there were 34 active Draft Approved Plan of Subdivision
applications having a total of 5,379 residential units, which had not yet been included
within a registered Plan of Subdivision.
Two (2) Plan of Subdivision applications were granted Draft Approval in 2010.
Application S-C-2005-0002, submitted by Far Sight Investments Limited, was
Draft Approved on September 28, 2010. It is located on the east side of
Bowmanville, south of Concession Street, and is comprised of 273 single
detached dwellings and 268 townhouse/multi-unit dwellings.
REPORT NO.: PSD-020-11
~Al±C C
Application S-C-2003-001, submitted by Courtice Woods Inc. was Draft
Approved on August 16, 2010. It is located north of Nash Road and east of
Courtice Road in Courtice, and is comprised of 55 single detached dwellings
Table 3 shows the geographic distribution of all Draft Approved units which had not yet
been registered, as of December 31, 2010. Approximately 68% of all Draft Approved
units are located within the Bowmanville Urban Area, and 54% of all Draft Approved
units are single detached units.
Table 3
Distribution of Draft Approved Units by Geographic Area
for active files as of Dec. 31, 2010
Ge Area hic Single Semi/Link Townhouse Apartment Total #
Bowmanville
1,826
444 904 509 Units
3,683
Courtice 404 100 112 50 666
Newcastle 608 85 0 250 943
Hamlet/Rural 87 0 0 0 87
Total 2,925 629 1,016 809 5,379
Figure 2 illustrates the distribution of all Draft Approved Units not yet registered, by unit
type.
Figure 2
Distribution of Draft Approved Units by Type
(for active files as of December 31, 2010)
Apartment
15%
Townhouse _ _
(multi.)
19%
~~:.
_ Single
Detached
Semi-~£~'._ o
54 /o
Detached
12%
3.3 Registered Plans of Subdivision
By December 31, 2010, there were a total of 33 registered plans that remained active,
whereby there exists 903 vacant lots for which building permits can still be obtained. By
year end, 31 % of the total number of lots within active registered plans remained vacant
(see Attachments 1 through 4 for details).
REPORT NO.: PSD-020-11
PAGE 6
In 2010, four (4) Plans of Subdivision were registered, consisting of 152 single detached
dwelling units.
Registered Plans 40M-2426 and 40M-2460 for two phases of development
(Prestonvale Developments Inc.) are located north of Bloor Street and east of
Prestonvale Road. Both phases have a combined total of 113 single detached
dwellings. A total of 230 units remain unregistered within the Draft Approved
Plan.
Registered Plan 40M-2419 (Courtice Homestead Land Corporation), located on
the east side of Trulls Road and north of George Reynolds Drive was registered
on August 30, 2010 for 55 single detached dwellings.
Registered Plan 40M-2411 (Barr Developments) located within Bondhead, was
final approved and registered on April 19, 2010 for eight (8) single detached
dwellings.
Table 4 shows the geographic distribution of all registered lots which remain vacant as
of December 31, 2010, and for which building permits can be obtained (includes part
lots). In total, 44% of all vacant registered lots are located within the Bowmanville Urban
Area, 36% are located within the Courtice Urban Area, 17% are located in Newcastle
Village and only 3% are located within Hamlets and Rural Areas.
Drs#rlbtrt-mn ~f Regi h ,
~ VaG8-1#tLots by'l'9 ra~hrc area `¢
;
.
~• ~•- for acfr /ans`s eCem~r 3 .2070
'~ p ° ~~
Area..... w Stngt~ , Semi/Lrn
~; .r. Tawnhop~se
-. Apa~rnerYt
_: ° #'
.:~,nixs r
Bowmanville n 223 14 80 82 399
Courtice 202 50 72 0 324
Newcastle 96 46 12 0 154
HamletlRural 26 0 0 0 26
To 1 547 110 164 82 903
Figure 3 illustrates the distribution of all units within active registered plans as of
December 31, 2010, by type. It would appear that 69% of all units within active
registered plans are single detached dwellings, compared to 74% in 2009. By year end,
the single detached dwelling remains the dominant dwelling type within active registered
plans in Clarington.
~rn~~T ~~n oc1'1_n~n_~ ~
PAGE 7
Figure 3
Distribution of Registered Units by Type
(for all active plans as of December 31, 2010)
Townhouse Apartment
(multi.) ~ 3%
13%
Semi-Detached
15%
'd
o~io
4.0 STATUS OF ACTIVE PLANS OF CONDOMINIUM
4.1 Attachment 5 provides an inventory of all Plan of Condominium applications received,
Draft Approved and Registered as of December 31, 2010.
In 2010, there were two (2) new Plan of Condominium applications submitted consisting
of 167 townhouse units. Both developments were granted Site Plan Approval prior to
submitting a Plan of Condominium application. There were no Plans of Condominium
Draft Approved in 2010, however the two applications received in 2010 were Draft
Approved early in 2011.
As of December 31, 2010, there remain 144 Draft Approved condominium units which
have not yet been registered, comprised of 126 apartment condominium units and 18
townhouse condominium units.
A total of 18 condominium units were registered in 2010 all of which are located in
Newcastle Village. As listed in Attachment 5, it would appear that all proposed, Draft
Approved and Registered Condominium units in Clarington are either located within the
urban area of Bowmanville, or Newcastle Village - 73% in Bowmanville and 27% in
Newcastle Village.
5.0 HOUSING TARGETS
The Municipality of Clarington Official Plan states that the Municipality will ensure an
adequate supply of housing on a municipal wide basis by maintaining a minimum of a 3
year supply of residential land in combination of draft approved and/or registered plans
of subdivision and condominium.
In addition, the Official Plan indicates that the Municipality seeks to achieve a mix of
housing types within each urban community -Bowmanville, Courtice and Newcastle.
REPORT NO.: PSD-020-11 pprF >z
5.1 Housinq Supply
Table 5 demonstrates the overall supply of residential units within Clarington by
calculating the total number of units which have been Draft Approved and not yet
registered, as well as those units within registered plans which have not yet been built
as of December 31, 2010 (Please note that proposed units within plans which have not
yet been approved were not included in these calculations, as they may be revised any
number of times during the review process).
Fable 5 ~~'
Y,
~ ly ofFDraftpproveand Registeed units
~:.
. ~ or activ =fans as . ,Dec, 3! ..20 "' `"
'
mas
~~' , s ~: - 3:,
9 Semil~mk~~ ~ Tairtlaouse
Ap nt' ~
"f'otat #.
Registered Units i
547 110 164
82 x lJilyts
903
on Vacant lots
Draft Approved 2,825 629 1,016 809 5
379
Units (not yet ,
re istered
T "'°°i" "~ ' 3,472 739 1180 891 6,282
When reviewing the historical comparison of building permits issued, the five year
average (2005-2009) for residential growth within Clarington is approximately 595
residential units per year. Using this assumption, as of December 31, 2010, the
Municipality will have an approximate 10'/: year supply of Draft Approved units and
registered units on vacant lots.
In 2010, a total of 512 building permits were issued for new residential units within
registered Plans of Subdivision in Clarington -compared to a total of 273 building
permits issued in 2009, which included permits for new units outside of registered Plans
of Subdivision. The number of permits issued in 2010 was very close to the 5 year
average for building permits issued for new units which is 595 permits a year.
5.2 Housinq Mix
Table 6 compares the targeted housing mix as set out in the Official Plan, to the actual
housing mix within all active plans of subdivision in all stages of the approval process as
of December 31, 2010.
~"Y ' _'` Table 6
.
Mf~c ot~Ha~sin; Tye all Sta ~ ti~f A R
~~ 9 pProval
"T •
w~~ (fora~tlve= lies Dec. 3t~ 20G9)
~.
~ It?IJSf T e =~ Tar et ACtuai..•
Sin le Detached and Semi-Detached 70% 64%
Townhouse Multi. 20% 22%
A artments 10% 14%
REPORT NO.: PSD-020-11 pnr,F a
The housing mix appears to have a slightly higher number of townhouse and apartment
units and a lower number ofground-related single detached and semi-detached
dwelling units than what has been targeted in the Official Plan. This deviation could be
due in part to more recent policy direction from the Province over the last few years,
encouraging better use of infrastructure, and the establishment of higher residential
densities. However, it is more likely due to the high percentage of waterfront-related
subdivisions that are part of the inventory at the present time. When the housing targets
were first established by the Municipality, proposed Plans of Subdivision were
predominantly developments comprised of only single detached and semi-detached
dwellings. Over the last few years, the findings of this annual report have shown a trend
towards greater densities and a greater mix of housing forms throughout Clarington.
5.3 Built Boundary and Intensification
In upcoming years, the Municipality will begin to track the number of units being
proposed, Draft Approved and registered within and outside of existing built-up areas of
Clarington (as defined by the Province). Currently the Growth Plan for the Greater
Golden Horseshoe stipulates that within Greenfield areas (outside of Built Boundary, but
still within urban boundary) a minimum density target of 50 jobs/residential units per
hectare shall be achieved Region wide. In addition, as a general rule, 40% of all
development is to occur within Built-up areas of Durham by 2015. Clarington's target is
set at 32% by the Regional Official Plan or slightly more than 6100 units. In 2010, 30%
of all building permits issued for registered units were located within the built-up areas
of Bowmanville, Courtice and Newcastle. This appears surprisingly high but it is the
result of the fortuitous definition of the Built Boundary which included some Greenfield
areas under development. In coming years, it will become increasingly harder as the
"law hanging fruit" is used up.
6.0 CONCLUSION
6.1 Ground-related dwelling units (singles, semis, townhouses) are the focus of
development in Clarington and will continue to be for years to come. The Municipality
will struggle to move to a greater percentage of apartment dwellings. Only in waterfront
neighbourhoods is there a willingness and perceived market to move in this direction.
6.2 Bowmanville continues to maintain its status as the dominant urban centre of
Clarington, by accounting for 56% of all proposed residential units under review, and
68% of all Draft Approved units as of December 31, 2010. There were however no
registered Plans of Subdivision in Bowmanville in the year 2010. In the spring of 2010
the Region of Durham advised that there were unanticipated sanitary sewer constraints
in the Bowmanville Urban Area which had an impact on subdivision activity as a whole.
After completing an analysis of the sewage capacity in the Port Darlington Water
Pollution Control Plant, which serves Bowmanville, it was determined that an additional
500 units of capacity can be accommodated at this time. This is in addition to the 903
units of capacity believed to represent the maximum plant capacity last spring.
REPORT NO.: PSD-020-11
PAGE 10
6.3 Based on the current number of Draft Approved units and registered units on vacant
lots, Clarington continues to maintain a good supply of housing (10 Y: years) well above
the minimum 3 year supply as required by the Official Plan. Overall it would appear that
the Municipality has continued to implement the housing targets through the year 2010.
Contact: Meaghan Harrington
Attachment 1 - Subdivision Activity Report - Bowmanville Urban Area
Attachment 2 - Subdivision Activity Report - Courtice Urban Area
Attachment 3 - Subdivision Activity Report -Newcastle Urban Area
Attachment 4 - Subdivision Activity Report -Rural Areas and Hamlets
Attachment 5 - Condominium Activity Report -Clarington
List of interested parties to be advised of Council's decision:
Regional Municipality of Durham, Planning Department
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