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HomeMy WebLinkAboutPDS-049-21Clarington Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: October 4, 2021 Report Number: PDS-049-21 Submitted By: Ryan Windle, Director of Planning and Development Services File Number: S-C-2021-0003 and ZBA2021-0013 Resolution#: PD-218-21 Report Subject: Applications by Kaitlin Corporation for a Draft Plan of Subdivision and Zoning By-law Amendment for 513 residential units consisting of 62 townhouse units and 4 six -storey apartment buildings with a total of 451 units. Purpose of Report: The purpose of this report is to provide information to the public and Council. It does not constitute, imply or request any degree of approval. Recommendations: 1. That Report PDS-049-21 be received for information only; 2. That Staff receive and consider comments from the public and Council with respect to the Draft Plan of Subdivision and Zoning By-law applications; and 3. That all interested parties listed in Report PDS-049-21 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-049-21 Report Overview Page 2 The Municipality is seeking the public's input on applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment, submitted by Kaitlin Corporation to permit 513 residential units consisting of 62 townhouse units and 4 six -storey apartment buildings with a total of 451 units. The proposal also includes underground parking, surface parking and limited amenity space. The development is accessed from Boswell Drive, Brookhill Boulevard and Green Road. 1. Application Details 1.1 Owner/Applicant: 1.2 Agent: 1.3 Proposal: 1.4 Area: 1.5 Location: MODO Bowmanville Urban Towns Limited (Kailtin Group) Weston Consulting Proposed Plan of Subdivision The proposed Draft Plan of Subdivision would create 3 blocks that would allow for future common elements condominiums containing 513 residential units consisting of 62 townhouse units and 4 six -storey apartment buildings with a total of 451 units. The proposal also includes underground parking, surface parking and limited amenity space. Rezoning To rezone the lands from the "Agricultural (A) Zone" to appropriate zone that permits the proposed development. 3.49 ha (8.62 acres) South side of Brookhill Boulevard. between Green Road and BoswellDrive See Figure 1 below. Municipality of Clarington Report PDS-049-21 ► J��+�j��� �C / �ji Apr ML r vvaa33+`/ I 6 ° r # A AF o _ Subject Property z078 GREEN ROAD a '77 --- Page 3 Figure 1: Subject lands and surrounding land uses 1.6 Roll Numbers: 181701002018432 181701003002710 181701003002800 1.7 Within Built Boundary: 2078 Green Rd. is within built boundary equal to 0.34 ha (0.86 acre) of total site. Municipality of Clarington Report PDS-049-21 2. Background Page 4 2.1 In 2016, MODO Bowmanville Urban Towns Limited (Kailtin Group) had submitted applications to permit a total of 205 condominium residential units including 55 dual frontage townhouses, 64 back-to-back townhouses and 86 apartment units, a common amenity space and private laneways. Report PSD-058-20, a report recommending approval MODO Bowmanville Urban Towns Limited applications was considered by Council in December 2020 and referred back to staff to allow further discussion with the owner/applicant. See Figure 2. s I BR0 0KN��C y BpUI�: RD r d� • 11.61 - Dual Frantage Tawn hou ses - Dual Frantage Townhouses - Back-Tn�Back Townhouses _ Apartment Buildings Figure 2: 2016 proposal containing 205 residential units including 55 dual frontage townhouses, 64 back to back townhouses and 86 apartment units. 2.2 After Council referred the applications back to staff, the applicant indicated a desire to pursue a different development proposal including more apartment buildings. The applicant had acquired additional lands at 2078 Green Road which are included in the new proposal. In addition, the form of development was changed by removing the majority of the townhouses and replacing them with apartments, increasing the number of units by 305. 2.3 In July 2021, MODO Bowmanville Urban Towns Limited (Kailtin Group) withdrew the previous application of 2016 and submitted applications for proposed Draft Plan of Subdivison and Zoning By-law Amendment. The proposal is for a total of 513 residential units consisting of 62 townhouse units and 4 six -storey apartment buildings with a total of 451 units. See Figure 3 below. Municipality of Clarington Report PDS-049-21 Existing Residential Existing Residential ■-45mDual FmMageTowrJnusies ■-65meack-to-BackTownhouses ■ 5.5mDual Frantageiownhouses ❑ Apartment Buildings -.J ,mJ Existing Commercial Page 5 Figure 3: 2021 proposal containing 513 residential units consisting of 62 townhouse units and 4 six -storey apartment buildings with a total of 451 units. 2.4 The following documents have been submitted in support of the application and circulated to the appropriate commenting agencies and departments for review and comment: • Planning Justification Report • Energy Conservation and Sustainability Plan • Functional Servicing and Stormwater Management Report • Landscape Analysis • Noise Feasibility Study • Phase 1 Environmental Site Assessment and a Phase 2 Environmental Site Assessment • Sun -Shadow Study • Traffic Impact Study Report and Addendum Traffic Impact Study Report • Urban Design Brief 2.5 The studies are being reviewed by departments and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located on the south-east corner of Brookhill Boulevard and Boswell Drive and extend over to Green Road. Majority of the lands are currently vacant and generally flat. 2078 Green Road is occupied by a single detached dwelling and accessory buildings. Municipality of Clarington Page 6 Report PDS-049-21 3.2 The surrounding uses are as follows: North - Brookhill Boulevard / rear lane townhouses and semi-detached dwellings South - Commercial including Canadian Tire and Walmart stores East - Two existing single detached dwellings, one of which is owned by applicant as well as the surrounding lands, a temporary sales centre and Clarington Central Secondary School West - Future home to a long term care home, currently occupied by Rekkers Garden Centre and Greenhouse Operation Figure 4: View of the subject lands from Boswell Drive facing east. 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement (PPS) identifies settlement areas, such as the Bowmanville Urban Area, as the focus of growth and promote compact development forms. Planning authorities are encouraged to create healthy, livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreation, and open space uses. 4.2 Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. New development in designated growth areas should have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure, public service facilities and transit supportive. Recent changes to the PPS Municipality of Clarington Page 7 Report PDS-049-21 policies state that planning authorities shall also consider market demands when evaluating proposals. Provincial Growth Plan 4.3 The Provincial Growth Plan is a long term planning framework that manages growth, mainly with the urban areas of the Greater Golden Horseshoe. It encourages municipalities to manage growth by directing population growth to settlement areas. Municipalities are encouraged to create complete communities that offer a mix of land uses, employment and housing options, high quality open space, and access to stores and services. 4.4 A range and mix of housing options and higher densities in strategic growth areas, including major transit station areas, are to make efficient use of land and infrastructure and support transit viability. Transit -supportive and pedestrian -friendly developments will be concentrated around existing and future transit routes. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as a Regional Centre, which is to be developed as the main concentration of commercial, residential and cultural functions within the urban area in a well -designed and intensive land use form. A Regional Centre shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. 5.2 Development in Regional Centres shall be based on the following principles: • Compact urban form which is transit -supportive; • Provides a mix of uses and opportunities for intensification; • Follows good urban design principles with focus on public spaces and pedestrian connections, with parking to the rear or within buildings; and • Enhances grid connections for pedestrians and cyclists. 5.3 Durham Region has started the comprehensive review of their Official Plan. Through their Growth Management discussion paper released in 2019, the Region has begun identifying Major Transportation Station Areas surrounding existing and future GO Stations. The Region has set a draft boundary of the Bowmanville Major Transit Station Area as the limits of the existing Bowmanville West Town Centre Secondary Plan, in which the subject lands are located. The intent is to identify an area that maximizes the number of potential transit users within walking distance to the future station. A statutory public meeting was recently held in September 2021. The Region will bring a staff report in the future with proposed amendments to implement policies for the Major Transportation Station Areas. Municipality of Clarington Report PDS-049-21 Clarington Official Plan Page 8 5.4 The Clarington Official Plan designates the lands Urban Centre. Development within Urban Centres shall provide for a mix of uses with a focus on higher density and a mix of housing types to support the successful development of complete communities. The minimum density target for Urban Centres is 120 units per hectare. The current proposal has a density of approximately 147 units per net hectare. 5.5 Urban Centres are to be developed as the main concentration of activity within communities. Development should be transit supportive with a pedestrian focus as people - oriented places with a high -quality pedestrian environment including civic squares, parks, walkways and building forms and styles that reflect the character of the community. 5.6 Development within the Urban Centre designation must comply with the urban design policies of the Official Plan, including those specific to the Bowmanville West Town Centre Secondary Plan. 5.7 Affordable housing is encouraged within Centres and Corridors to reduce travel needs and facilitate alternative modes of transportation such as public transit, cycling and walking. Bowmanville West Town Centre Secondary Plan 5.8 The Bowmanville West Town Centre Secondary Plan designates the lands Low Rise High Density Residential. The Low Rise High Density designation permits townhouses and low rise apartment buildings not exceeding six storeys in height. 5.9 The Bowmanville West Town Centre Secondary Plan is currently under review and will be updated to conform with the Clarington Official Plan. Currently the density in the Low Rise High Density designation shall be a minimum of 50 and a maximum of 80 units per hectare. The Official Plan with the adoption of Amendment 107 contains a policy indicating where an inconsistency with the parent plan exists related to density the parent plan shall prevail. As stated in Section 5.4 above the minimum density in the parent plan is 120 units per hectare. 5.10 Regardless of the density policies the remainder of the Secondary Plan policies remain applicable, which reinforces urban design principles including the need to provide amenity space in accordance with the Municipality's Amenity Guidelines to meet the needs of the residents and encouraging secured communal storage rooms and bicycle storage rooms in apartment buildings. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to permit the proposed 62 townhouse units and 4 six -storey apartment buildings. Municipality of Clarington Report PDS-049-21 7. Public Notice and Submissions Page 9 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on September 14, 2021 and a Public Meeting Sign installed fronting onto Boswell Drive, Brookhill Boulevard and Green Road on September 15, 2021. DEVELOPMENT PROPOSAL Applicant 4 . Kaitlin Corporation >� Site Location Lands between Boswell Drive and Green Road, south of Brookhill Miulmind in Bowmanvik. ...�` • Proposal: to permit a fatal of 513 - residenVal units mnsisring of fit townhouse units and 4 six storey - apartrrient buildings with a total of 451 units, The proposal also includesundergroundparkarW surface parking and amenity space. i IA D NOTICE OF PUBLIC MEETING y�aa- �a�w9aw,se. ��aw�sva.o ie�..�vi �-avec - e..-a�.a. FIND OUT MORE COnt,id the Planner Brandon Weiler Planning Ssrvices Depart ena �. a05-5233319 111. 2414 --a.r9s,uinnNan. , qwww-ain" ton net C>lar�toa Figure 5: Public Meeting sign posted on the subject lands 7.2 Staff received a number of comments from residents with questions, concerns and objections regarding the proposed development including the following- 0 The need for for seniors housing-, • The need for affordable housing in the community and requesting at least one of the buildings provide affordable housing; • The proposal does not fit within the existing neighbourhood; • Density proposed is appropriate near highways and major transit routes and not appropriate for a quiet neighbourhood; • Increased traffic will put cyclists and pedestrians at risk; • The existing parks, public recreation facilities and natural green spaces in the neighbourhood are already very busy-, Municipality of Clarington Report PDS-049-21 Page 10 Schools in the area are already over crowded and children are already bused out of the neighbourhood. The increased development will add additional pressures on schools and increase school buses in the neighbourhood; The construction will have a negative impact on the neighbourhood due to the lack of parking for trades, increased pollution, noise and traffic impacts; and • Lack of public transit options in the area to support the proposed development. 8. Agency Comments Regional Municipality of Durham 8.1 Comments from Durham Region Planning and Economic Development and Works Departments have not been received at the time of writing this report but will be included in a subsequent report. 8.2 Durham Transit advised that comments will be provided at the Site Plan stage of development, but will require pedestrian connectivity and access to Transit. 8.3 Durham Regional Police Services have advised that the proposed development will pose no immediate obstruction issue for the Region's NextGen radio system and associated microwave links. In -building radio coverage for First Responders may be an issue in the future will have to be tested should the buildings be completed. Central Lake Ontario Conservations Authority 8.4 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report. Other Agencies 8.5 Canada Post advised they have no objection to the proposal and provided requirements for centralized mailboxes for both the townhouses and within the apartment building. 8.6 Kawartha Pineridge District School Board has no objections to the applications, however, students being generated from this development may be required to attend a holding school (i.e., Lydia Trull Public School) — as the school board is experiencing accommodation pressure at Hampton Jr. Public School and M.J. Hobbs Sr. Public School. 9. Departmental Comments Public Works 9.1 Public Works staff have no objection in principle to the proposed development, however they identified a number of items that must be reviewed and addressed/updated in the supporting documents including the site servicing drawings, as well as the Traffic Impact Study report. Municipality of Clarington Report PDS-049-21 Emergency and Fire Services Page 11 9.2 The Fire and Emergency Services Department had no objections to the approval of the application. Comments were provided regarding "no parking signage" for the private laneway and fire hydrants on site. These comments will be implemented through the site plan application process should the subdivision and rezoning applications be approved. Accessibility Committee Comments 9.3 The Accessibility Committee has no objection to the development but noted the lack of outdoor amenity space. A number of accessible design comments were provided for consideration when designing the units and the indoor and outdoor amenity areas. The comments will be addressed through the future site plan application should the subdivision and rezoning applications be approved. 10. Discussion 10.1 The majority of the subject lands were part of previous applications for proposed Draft Plan of Subdivision and Zoning By-law Amendment for 205 units. A staff report in support of the applications was considered by Planning and Development Committee and Council in December 2020. The report was referred back to staff for futher discussion with the applicant. The main concern was the number of units, traffic and parks space. 10.2 Subsquently, the applicant advised staff that they wished to revise the applications and has filed new applications for proposed Draft Plan of Subdivision and Zoning By-law Amendment, on a slightly larger land area to permit 513 residential units. 10.3 The Bowmanville West Town Centre Secondary Plan designates the lands Low Rise High Density Residential. This designation permits low rise apartment buildings not exceeding six storeys in height with a minimum of 50 and a maximum of 80 units per hectare. However, as noted in Section 5 of this report, with the adoption of Amendment 107, the minimum density in Urban Centres is 120 units per hectare. In addition, the Official Plan has a policy indicating where there is an inconsistency between the parent plan and the secondary plan regarding density, the parent plan shall prevail. The Bowmanville West Town Centre Secondary Plan is currently under review to bring it into conformity with the Official Plan and provide additional policy guidance on implementation of the densities, among other matters. 10.4 The Official Plan contains many policies that must be considered in the evaluation of a development, not simply density, but urban design is key in creating a successful project, with good architectural elements and pedestrian oriented elements. Development should enhance the built environment with attention to massing, building articulation, exterior cladding, architectural detail, the use of local materials and styles. The Bowmanville West Town Centre Secondary Plan contains many urban design policies including the following: Municipality of Clarington Report PDS-049-21 Page 12 The primary building face is the portion of a building envelope that is parallel to an important public street. It should be the primary address and entrance to the building, have a high degree of architectural resolution; • Building facades shall be oriented so as to reinforce the street and other public spaces as the primary organizing element; Buildings should be sited and designed to provide for views overlooking streets, natural areas and public spaces while minimizing views overlooking adjoining dwellings and private amenity areas. BROOKHIL i, 9DULEVAR❑ 3 G) Exist It clarin cerd Existing Residerlial ow -P 3econ -- — ----------- a Sch ....... ..... + :xadnc d 1 ETcIV MIEN TV n { gulp% PPilPOB�td�fiT 9 ramm jj 40FW jj C04 r gikinmc r 4 l ,.im�n.�, Pacweeo6arcrfr euUin5n Existing CommercialacV— ai4h^a cOrffi 90 LN Ta Legend �--- , 1SmnLa1FmntageTownhouses ■-6-5mBack-ta-BackT.1-.. L________ __J �+I�9P�M!!..' - '�.'�•t'?u;IF�n'age"asrnhcuks I ^ I Ap<TrtmrntBuildirgs Existing Commercial Figure 6: Proposed building locations and interface with streets and the existing commercial development to the south. 10.5 The townhouses along Brookhill Boulevard appear to meet many of the urban design policies with the exception of the corner of Bosswell Drive and Brookhill Boulevard where there is limited building fagade and increased visual impact of laneways and parking areas. The apartment buildings do not appear to meet the urban design policies namely addressing the streets and they overlook the commercial development to the south. 10.6 The Bowmanville West Town Centre Secondary Plan requires development proposals to provide amenity space in accordance with the Municipality's Amenity Guidelines for Medium and High Density Residences. The existing proposal provides little to no usable outdoor amenity space. Amenity space must be designed to be accessible and usable by all residents of the site and should be located centrally or in highly visible locations. Amenity spaces should also be designed and located to provide shelter from noise, wind and traffic from adjacent streets or incompatible uses. Grass and lawn areas are not considered amenity space. Municipality of Clarington Page 13 Report PDS-049-21 10.7 The proposal appears to meet the minimum density targets in the Official Plan but fails to meet other policies in the Official Plan and Secondary Plan with respect to urban design and amenity spaces. It is understood that many items including final building design, site circulation, amenity space design, at a minimum are reviewed in finer detail at the site plan stage. The application for Site Plan has not been submitted as yet and so the proposal in its entiterty is difficult to evaluate at this time. Further discussion with applicant is required. 10.8 The purpose of the Public Meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant and addressed in a subsequent staff recommendation report. 11. Concurrence Not Applicable. 12. Conclusion 12.1 This report provides background information on the proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by the Kaitlin Corporation for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. Staff Contact: Brandon Weiler, Planner, (905) 623-3379 extension 2424 or bweiler@clarington.net. Interested Parties: List of Interested Parties available from Department.