HomeMy WebLinkAboutPSD-067-11 C r, 0
larftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: September 12, 2011 Resolution #: 11 By-law #:
Report #: PSD-067-11 File #:COPA 2011-0005
Subject: TO REDESIGNATE THE PROPERTY TO PERMIT A MEDIUM DENSITY
RESIDENTIAL DEVELOPMENT
APPLICANT: 672003 ONTARIO LIMITED (ADALAN DEVELOPMENT
CORPORATION)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-067-11 be received;
2. THAT Staff continue to process the application to amend the Clarington Official Plan
COPA2011-0005, submitted by 672003 Ontario Limited (Adalan Development
Corporation); and
3. THAT all interested parties listed in Report PSD-067-11 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by:'
Da id r rome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
TW/CP/df
24 August 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-067-11 Page 2
1. APPLICATION DETAILS
1.1 Applicant/ Owner: 672003 Ontario Limited (Adalan Development Corporation)
1.2 Clarington Official Plan Amendment:
• Amend Map H2 by changing the population of the West Town
Centre from 4300 to 4450.
• Amend Table 9-2 by increasing the housing target of the
Bowmanville West Town Centre Neighbourhood as follows:
i. 350 medium density units to 400; and
ii. Amend all corresponding totals.
1.3 Area: 0.93 hectares
1.4 Location: North East corner of Clarington Boulevard and Stevens Road,
Bowmanville (Attachment 1).
2. BACKGROUND
2.1 On June 30, 2011, 672003 Ontario Limited (Adalan Development Corporation)
submitted an application to amend the Clarington Official Plan to permit 50 additional
medium density units within the Bowmanville West Town Centre on the subject lands.
The application was deemed complete on July 15, 2011 upon completion of
outstanding sections of the application form.
2.2 The application is similar to application COPA2007-0012 which was approved on the
property immediately east of the subject lands, in June 2008 as Amendment No. 62 to
the Clarington Official Plan.
COPA2007-0012 stemmed from a Council Resolution in June 2007, where an
agreement was reached to purchase lands from 821013 Ontario Limited (William
Tonno Construction Limited) for the extension of Stevens Road. In exchange Council
expressed its intent to approve an amendment to the Official Plan to designate the
lands for residential purposes.
When COPA2007-0012 was dealt with, Staff attempted to contact the owner of the
lands subject to the current application unsuccessfully. Therefore these lands were
not re-designated similar to the surrounding lands.
2.3 The applicant has submitted a Planning Rationale in support of the application.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The property is a vacant, flat parcel of land.
REPORT NO.: PSD-067-11 Page 3
3.2 The surrounding uses are as follows:
North - Brookhill Tributary, rural residential, agricultural crops
South - Commercial (Clarington Place Cinemas) and recreational (Baseball
diamonds associated with Garnet B. Rickard Recreation Complex);
East - Vacant land, Regional Road 57, and estate residential; and
West - Clarington Boulevard, and Clarington Central Secondary School.
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreational and open space uses to meet long term needs.
4.1.2 Policy related to Settlement Areas, states that 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.
4.1.3 The Housing Policies, state that Planning authorities are required to provide for a range
of housing types and densities with a ten year supply of lands which are designated.
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.
4.1.4 Infrastructure and public service 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.
Transportation systems should be provided which are safe, energy efficient, facilitate
the movement of people and goods, and are appropriate to address projected needs. A
land use pattern, density and mix of uses should be provided that minimize the length
and number of vehicle trips and support the development of viable choices and plans for
public transit.
4.1.5 The application is consistent with the 2005 Provincial Policy Statement as it is proposing
the development of medium density housing. The subject lands are adjacent to the
existing built-up area and will make use of existing infrastructure and public service
facilities.
4.2 Provincial Growth Plan
4.2.1 The Provincial 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
REPORT NO.: PSD-067-11 Page 4
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.
The Provincial Growth Plan has set a minimum density target that is not less than 50
residents per hectare in the designated Greenfield area. This proposal exceeds this
minimum requirement. The application would appear to conform to the Provincial
Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
Within the Durham Regional Official Plan, the lands are designated as Main Central
Area. This designation encourages the creation of people oriented places, a
concentration of activities and the highest densities within urban areas.
5.2 Clarington Official Plan
Within the Clarington Official Plan, the subject lands are designated as "Town Centre".
"Town Centres" shall be developed as the main concentrations of urban activity and
provide a fully integrated array of retail and personal service, office, residential, cultural
and community recreational and institutional uses. Map C identifies Significant Valley
Lands associated with a Brookhill Tributary adjacent to the subject lands. Lands within
or adjacent to a feature identified on Map 'C' are required to undergo an Environmental
Impact Study prior to development. Map `B' identifies Stevens Road as a Collector
Road.
5.2.1 The subject site is within the Bowmanville West "Town Centre" Secondary Plan. The
subject lands are designated as "Community Facility".
The objectives of the Secondary Plan are to provide for housing opportunities at
medium and high densities to meet the changing housing requirements in Clarington.
The Secondary Plan also requires a connected grid of public and private streets to
enhance movement and access, options to reduce congestion and improve emergency
access.
5.2.2 The West Town Centre has a population allocation of 4300 and a housing target of
1850, being 350 medium density units and 1500 high density units. The Official Plan
amendment proposes to increase the housing target by 50 medium density units, to
400 units. This provides a density of 54 units per hectare, on the subject lands, which
is consistent with the medium density range specified in the Official Plan.
REPORT NO.: PSD-067-11 Page 5
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone and Environmental
Protection (EP) Zone, recognizing the Brookhill Tributary. In order for development to
proceed on these lands an application for rezoning is required.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject
property. A Public Notice sign was posted on the Clarington Boulevard and Stevens
Road frontages.
7.2 As of the date of writing this report, there have been no inquires.
8. AGENCY COMMENTS
8.1 The application for the Official Plan Amendment was circulated to various agencies and
for comment. As of writing this report, no comments have been received by agencies.
9. STAFF COMMENTS
9.1 In March, 2006, Council approved Amendments 43 and 44 to the Clarington Official
Plan for the implementation of the recommendations of the Commercial Policy Review
and the Bowmanville West Main Central Area Secondary Plan Review. As part of the
review, Totten Sims Hubicki provided Transportation recommendations which, among
other things, recommended the extension of Stevens Road, between Regional Road 57
and Green Road. The Stevens Road extension was proposed as a Durham Highway 2
bi-pass to serve the proposed commercial development within the Bowmanville Town
Centre. The result of Stevens Road is an improved grid road pattern to facilitate traffic
movement.
9.2 The Stevens Road Extension is generally located on the unopened Concession 2 road
allowance. However, a portion of the skateboard park is located on the road allowance.
To avoid the cost of relocating the skateboard park and to save a number of mature
trees growing on a section of the unopened road allowance, it was necessary to
relocate a portion of the proposed alignment to the north. The relocation required the
acquisition of land from the owner to the north, 821013 Ontario Limited (William Tonno
Construction Ltd).
9.3 In consideration of the land acquisition from 821013 Ontario Limited (William Tonno
Construction Ltd) for Stevens Road, and the fact that the Municipality had acquired 24
ha of land on the south side of Baseline Road for Community facilities, it was decided
that the Municipality would not pursue the size of Community Park originally proposed
north of the Garnet B. Rickard Recreation Complex. As such, the Municipality agreed to
support an application to redesignate a portion of the Tonno lands from Community
Facility to Medium density residential.
9.4 In order for development to proceed on these lands an application for rezoning and site
plan approval is required. The applicant has not advised staff when they wish to
REPORT NO.: PSD-067-11 Page 6
proceed with the further development of these lands and have not provided details for
the site.
9.5 As noted in Section 2, the Owner of the lands subject to the current application did not
express an interest in the Tonno Official Plan Amendment and attempts to contact them
directly were unsuccessful. The current application will redesignate a small area within
the Town Centre designated Community Facility, but not connected to the municipal
park.
9.6 Clarington Operations Services, Clarington Community Services, Clarington Emergency
Services and Clarington Engineering Services offered no objection to the proposed
Official Plan amendment. Clarington Engineering Services provided comments that
must be satisfied as part of site plan approval. The comments will be provided to the
applicant to be addressed as part of the future development on the subject lands.
10. CONCURRENCE: Not Applicable
11. CONCLUSION
11.1 The purpose of this report is to satisfy the requirements under the Public Meeting under
the Planning Act, and taking into consideration the outstanding comments, Staff
respectfully request that this report be referred back to staff for processing and the
preparation of a subsequent report.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Tracey Webster, Senior Planner
Attachments:
Attachment 1 - Key Map
Attachment 2 - Official Plan Amendment
List of interested parties to be advised of Council's decision:
Dana Gilbert, Planning Project Manager, Sernas Associates
James Reininger, Adalan Development Corporation
Attachment 1
To Report PSD-067-11
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Attachment 2
To Report PSD-067-11
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Municipality of Clarington Official Plan is
to re-designate the existing "Community Facility" designation with "Medium
Density Residential" north of Stevens Road and directly east of Clarington
Boulevard in the Bowmanville West Town Centre Secondary Plan and to
increase the. population and medium housing density housing target for the
Bowmanville "West Town Centre" neighbourhood in the Municipality of Clarington
Official Plan.
LOCATION: The subject site is located north of Stevens Road, east of Clarington Boulevard,
in Bowmanville, within Part of Lot 16, Concession 2, in the Municipality of
Clarington.
BASIS: This amendment is based upon an Official Plan Amendment application filed by
672003 Ontario Limited, which seeks to re-designate the existing Community
Facility designation as Medium Density Residential.
ACTUAL
AMENDMENT: The Municipality of Clarington Official Plan is hereby amended as follows:
1) By amending Map H2, as indicated on Exhibit "A" attached to this amendment
as follows: changing the population of the West Town Centre from 4300 to
4450; and
2) By amending Table 9-2 as indicated by:
a. Adjusting the housing targets for the Bowmanville West Town Centre
Neighbourhood (N2) as follows:
• Housing Units
Medium from "350" to "400"
Total from "1850" to "1900"
b. Adjusting the Total Bowmanville Housing Target from "23325" to "23375";
and
c. Adjusting the Total Medium Density Housing Units from "5225" to "5275".
The appropriate lines o Table 9-2 read as follows:
Table 9-2
Housing Targets,by Neighbourhoods
Urban Area Housing Units
Neighbourhoods Low Medium High Intensification Total
Bowmanville 0 400 1500 0 1900
West Town
Centre
Total 13075 5300 3225 1800 23400
3) By amending the Bowmanville West Town Centre Secondary Plan as shown
on Exhibit "B" attached hereto and forming part of the Amendment.
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official Plan, as
amended, regarding the implementation of the Plan shall apply in regard to this
Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official Plan, as
amended, regarding the interpretation of the Plan shall apply in regard to this
Amendment.
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