HomeMy WebLinkAboutPSD-003-05
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ClfJl-!lJgton
REPORT
PLANNING SERVICES
Meeting:
PUBLIC MEETING
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date:
Monday, January 10, 2005
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File #: COPA 2004-008 By-law #:
18T-90036 and DEV 90-074
Report #:
PSD-003-05
Subject:
OFFICIAL PLAN AMENDMENT, REVISIONS TO PROPOSED PLAN OF
SUBDIVISION AND RELATED REZONING TO PERMIT 299 RESIDENTIAL
UNITS
APPLICANT: 1477677 ONTARIO LIMITED (BAYWOOD HOMES)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-003-05 be received;
2. THAT the application to amend the Clarington Official Plan, revisions to Proposed Plan of
Subdivision 18T-90036 and the application to amend Zoning By-law 84-63, submitted by
1477677 Ontario Limited (Baywood Homes) Dwight Chizen in Trust, Margaret Constance
Puk and the Estate of Robert Allen Brooking be referred back to staff for further processing
and the preparation of a subsequent report following the receipt of the outstanding agency
comments; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
avi . Crome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by: d~~~
Franklin Wu,
Chief Administrative Officer
BR/CS/DC/lb
January 5, 2005
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE. ONTARIO L 1 C 3A6 T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD-003-05
PAGE 2
1.0
1.1
APPLICATION DETAILS
Owner:
Dwight Chizen in Trust, Margaret Constance Puk and the Estate of
Robert Allen Brooking
1.2 Applicant/Agent:
1477677 Ontario Limited (Baywood Homes)
1.3 Clarington Official Plan Amendment:
To delete a Neighbourhood Commercial Symbol within the area of
the Proposed Plan of Subdivision
1.4 Plan of Subdivision:
Revision to previously submitted Plan of Subdivision (18T 90036) to
permit the development of a 296 unit residential Plan of Subdivision
consisting of 277 single detached dwellings on 10.5 and 12 metre
frontages, 22 townhouse dwellings on 7 metre frontages, a park block
on 1.94 hectares and related roads
1.5 Rezoning:
From: "Agricultural (A)", "Holding - Urban Residential Type One ((H)
R1)", "Holding Urban Residential Type Three ((H) R3)" and Holding-
Neighbourhood Commercial ((H) C2) to an appropriate zone to
implement the proposed development.
1.6 Area:
19.32 hectare (47.74 acre) property
1.7 Location:
The area subject to the proposal is located on the east side of Liberty
Street North and north of the St. Lawrence and Hudson Railway, Lot
10, Concession 2, Former Town of Bowmanville
2.0 BACKGROUND
2.1 On October 6, 2004, the Planning Services Department received a revised Proposed Plan
of Subdivision (revised 18T-90036) and a revised Rezoning (revised DEV 90-074)
application.
2.2 On November 24, 2004, the Planning Services Department received an application to
amend the Clarington Official Plan. The Official Plan Amendment requests the removal of
the Neighbourhood Commercial symbol in favour of townhouse units.
2.3 Plan of Subdivision 18T-90036 was originally submitted to the Region of Durham in 1990.
The Plan of Subdivision included 18.08 hectares and proposed 296 residential units. The
Neighbourhood Commercial symbol was added by amendment to the Town of Newcastle
Official Plan in 1994.
In March 1994, Council recommended partial Draft Approval of the Plan of Subdivision, for
only those lots fronting onto Swindells Street, provided that prior to final approval for
registration of the Plan, lands owned by David Puk and Connie Puk of Brooking Transport
were secured for the extension of Longworth Avenue east of Liberty Street.
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REPORT NO.: PSD-003-05
PAGE 3
The Region of Durham Planning Department, the approval authority at that time, did not
draft approve the Plan of Subdivision but the file was not closed.
Recently, Baywood Homes were authorized by the owners of the Brooking Transport
lands to revise the proposed Plan of Subdivision to include their lands and thereby
securing a portion of the lands for the extension of Longworth Avenue.
2.4 Supporting Documentation
2.4.1 A number of documents to support the approval of 1ST 90036 were submitted including:
. Preliminary grading plan
. Longworth Avenue/Liberty Street Proposed Intersection Plan
. Phase 1 Environmental Site Assessment
. On street Parking plan
. A noise report
The Phase 2 Environmental Site Assessment for the Brooking Transport portion of the
lands is still pending.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site is flat, currently vacant and has no significant environmental features.
3.2 The surrounding land uses are as follows:
North -
Vacant Land, Future Neighbourhood Park and beyond, Low and Medium
Density Urban Residential Uses
South -
Low Density Urban Residential Uses
East -
Low Density Urban Residential Uses including a Public Elementary School
West -
Low Density Urban Residential Uses and Liberty Street North
4.0 PUBLIC NOTICE AND SUBMISSIONS
4.1 Public notice was given by mail to each landowner within 120 metres of the subject
properties. Public notice signs were installed at the following locations:
. on the Longworth Avenue road allowance at the Liberty Street intersection
. on the Swindells Street road allowance at the south edge of the subdivision
. on the Street "A" road allowance at the east edge of the subdivision
. on the Longworth Avenue road allowance at the east edge of the subdivision
. on the Swindells Street road allowance at the north edge of the subdivision
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REPORT NO.: PSD-003-05
PAGE 4
4.2 As a result of the public notification process, to date, the Planning Services Department
has received two counter inquiries from residents of Scottsdale Drive, both had general
questions regarding the proposal. Two residents, also from the surrounding
neighbourhood, telephoned their inquiries. These inquiries were also general in nature.
5.0 OFFICIAL PLAN CONFORMITY
5.1 The Durham Regional Official Plan designates the subject property as Living Area. All
three applications conform.
5.2 The Clarington Official Plan designates the subject property as Urban Residential with a
Medium Density Residential symbol, a Neighbourhood Commercial symbol, and a
Neighbourhood Park symbol. A Type C Arterial Road (Longworth Avenue) runs east-west
through the middle of the subdivision. It is proposed, through the Clarington Official Plan
Amendment, to delete the Neighbourhood Commercial symbol.
5.3 The site is within the Fenwick Neighbourhood which has a population allocation of 5500
and a housing target of 1950 units, 1325 low density, 525 medium density and 100
intensification units.
6.0 ZONING BY-LAW COMPLIANCE
6.1 Comprehensive Zoning By-law 84-63 of the former Town of Newcastle zones the subject
property in part "Agricultural (A)", "Holding-Urban Residential Type One ((H)R1)",
"Holding-Urban Residential Type Two ((H)R2)", "Holding-Urban Residential Type Three
((H)R3)", and "Holding-Neighbourhood Commercial ((H)C2)". A zoning By-law amendment
will be required in order to implement the proposed draft Plan of Subdivision.
7.0 AGENCY COMMENTS
7.1 The applications were circulated to various agencies and other departments by the
Planning Services Department. The following comments have been received to date.
7.2 Clarington Emergency Services had no fire safety concerns.
7.3 The Separate School Board requested adequate provision of sidewalks throughout the
subdivision.
7.4 Bell Canada and Rogers Cable have no objections but Bell may require easements for
telecommunication equipment.
7.5 Comments have not been received from the following departments and agencies:
. Clarington Engineering
. Clarington Operations
. Accessibility Committee
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REPORT NO.: PSD-003-05
PAGE 5
. Durham Works
. Durham Planning
. Central Lake Ontario Conservation
. Veridian Connections
. Public School Board
. French Public Board
. French Separate Board
. Enbridge Gas
. St. Lawrence & Hudson Rail
. CMHC
. Canada Post
8.0 STAFF COMMENTS
8.1 Neighbourhood Commercial
The applicant has submitted a Clarington Official Plan Amendment to delete the
Neighbourhood Commercial designation. Staff have received similar applications and
inquires with respect to the deletion of the neighbourhood commercial areas. Some
developers are concerned that small retail plazas are not viable at the present time. The
Commercial Policy Review Study has been initiated to review the commercial policies in
the Clarington Official Plan. Neighbourhood Commercial areas will be examined through
the study process.
8.2 Variety of Housing
The proposed Plan of Subdivision offers 277 single detached dwellings with 12 metre
and 10.5 metre frontages and 22 townhouses with 7 metre frontages. Staff have
requested some changes to the proposed plan including the addition of 15 metres
single detached dwellings to back onto the large lot homes on Liberty Street. In
addition, there appears to be insufficient medium density units in the Fenwick
Neighbourhood, which requires a total of 525 medium density units. The proposed Plan
of Subdivision only proposed 22 townhouse units. Since most of the Fenwick
Neighbourhood has been developed, the shortfall may be addressed in this proposed
Plan. The total number of medium density units in the Fenwick Neighbourhood will
required a detailed review.
8.3 Neighbourhood Park
Neighbourhood Parks are to serve the recreational needs of the surrounding residents.
Neighbourhood Parks are to be provided at 0.8 hectares per 1000 persons and shall be
of a size between 1 to 3 hectares in size depending on the potential for shared school
facilities. Longworth Park is located adjacent to Harold S. Longworth School. A portion
of the park has been built and the balance will be, once the lands from the proposed
Plan are dedicated.
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REPORT NO.: PSD-003-05
PAGE 6
8.4 Street Pattern and Walkways
The Clarington Official Plan requires subdivisions to be designed with a grid system of
streets to provide for, among other things, "multiple routes and connection to
neighbourhood facilities". The connectivity of the grid would be enhanced by the extension
of Street C to Longworth Avenue. The intersection of Longworth Avenue and Liberty Street
will become a focal point of activity with a future commercial plaza, transit stops and SI.
Elizabeth Separate School. Staff proposed that Street C should be extended, as shown on
Attachment 1, to provide better access and eliminate the need for the walkway shown as
Block 283. A new walkway should be added, as shown on Attachment 1, to provide similar
access for the residents of Street E.
9.0 CONCLUSION
9.1 As the purpose of this report is to give the status of the application for the public meeting, it
is appropriate to have the application referred back to staff for further processing.
Attachments
Attach me nt 1 -
Site Location Key Map and Plan of Subdivision
List of interested parties to be advised of Council's decision:
Effie Vedouras
Bryce Jordan
Jennifer & Don Buma
Robert W. (Bill) Cawker
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Dev.90-074
Zoning By-law Amendment
18T -90036
Subdivision
COPA 2004-008
Clarington Official Plan Amendment
Owner: Dwight Chizen (Power of Attorney),
Margaret Constance Puk and the
Estate of Robert Allen Brooking
v;:;' .l