HomeMy WebLinkAboutPSD-084-11 Claillisu"11 REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: October 31, 2011 Resolution#: 1 -11 By-law#:
Report#: PSD-084-11 File#: S-C-201 1-0001 AND ZBA 2011-0024
Subject: APPLICATION FOR A PROPOSED DRAFT PLAN OF SUBDIVISION AND A
ZONING BY-LAW AMENDMENT TO PERMIT UP TO 66 SINGLE DETACHED
RESIDENTIAL UNITS
APPLICANT: 1825284 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-084-11 be received;
2. THAT the applications for a proposed Draft Plan of Subdivision (S-C-201 1-0001) and to
amend Zoning By-law 84-63 (ZBA 2011-0024) continue to be processed, including the
preparation of a subsequent report considering all agency comments and comments
received at the Public Meeting; and
3. THAT all interested parties listed in Report PSD-084-11 and any delegations be advised
of Council's decision.
Submitted by:i%ector Reviewed b
Y Y
J. Cr e, MCIP, P Franklin Wu,
of Planning Se ices Chief Administrative Officer
ATS/CP/av/df
October 24, 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 3A6 T 905-623-3379
REPORT NO.: PSD-084-11 Page 2
1. APPLICATION DETAILS
1.1 . Applicant/Owner: 1825284 Ontario Limited (City Homes)
1.2 Agent: D.G. Biddle &Associates Limited
1.3 Proposed Draft Plan of Subdivision:
To permit the development of up to 66 single detached dwelling
lots, part lots for future development, roads, and 0.3 metre
reserves.
1.4 Proposed Zoning By-law Amendment:
To rezone the subject lands from Agriculture "A", to appropriate
zones, to implement the proposed draft plan of subdivision.
1.5 Area: 4.38 ha (10.7 acres)
1.6 Location: Part Lot 12, Concession 2, Former Township of Darlington
(Extension of Courtney and Gimblett Streets, Knox Neighbourhood,
Bowmanville)
2. BACKGROUND
2.1 The subject applications for a draft plan of subdivision and rezoning were deemed
complete on September 21, 2011.
2.2 The subject lands are located within north Bowmanville and can be considered infill as
the surrounding residential neighbourhood is mostly developed.
2.3 The proposed draft plan of subdivision contains roads that would assist in completing
the network for the neighbourhood. The proposed plan differs from most plans of
subdivision applications received in Clarington since the majority of the lots are not
explicitly shown on the plan but are represented by blocks that accommodate a
minimum and maximum number of units based on varied lot frontages subject to
satisfying the zone requirements. The exact number of units and lot widths would be
determined by market conditions prior to registration.
2.4 A number of studies have been submitted in support of the applications, including;
•
Geotechnical Investigation
• Record of Site Condition
• Noise Impact Study
• Phase 1-3 Archaeological Assessment
• Conceptual Servicing Report
• On-street Parking Plan
REPORT NO.: PSD-084-11 Page 3
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site is relatively flat with some vegetation, and vacant of structures.
3.2 The surrounding uses are as follows:
North - Draft approved residential lots within a plan of subdivision (North
Glen East S-C-2007-0005)
South - Single detached residential units with a registered plan of
subdivision
East - Single detached residential units within a registered plan of
subdivision
West - Vacant lands designated for low and medium density residential
development (previously subject to a draft approved plan of
subdivision — conditions of approval have recently lapsed)
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
The Provincial Policy Statement identifies settlement areas as the focus of growth.
Land use patterns within settlement areas shall be based on the efficient use of land,
infrastructure and other public services, such as public transit. Opportunities for
intensification and redevelopment shall be identified and promoted. A land use
pattern, density and mix of uses should be promoted to minimize vehicle trips and
support transportation choices. Natural features shall be protected for the long term.
4.2 Growth Plan
The Growth Plan provides a framework for accommodating growth in existing built up
areas, through intensification and redevelopment, and within greenfield areas. The
subject Draft Plan of Subdivision is within a greenfield area. New development in
greenfield areas are to be complete communities with access to a mix of jobs,
services, housing, school recreation and open space that is easily accessed through
various modes of transportation. The greenfield area of each upper-tier municipality
will be planned to achieve a minimum density target that is not less than 50 residents
and jobs combined per hectare. Major growth is to be directed to areas serviced by
existing or planned municipal infrastructure, such as water and sewer services.
Natural heritage features that complement, link or enhance natural systems shall be
identified and protected.
REPORT NO.: PSD-084-11 Page 4
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
Within the Durham Regional Official Plan, the lands are designated as Living Area, with
an indication of Key Natural Heritage and Hydrologic Features. Lands designated as
Living Area permit the development of communities with defined boundaries,
incorporating the widest possible variety of housing types, sizes and tenure. The natural
environment, including Key Natural Heritage and Hydrologic Features, shall be given
paramount consideration in light of their ecological functions and scientific, educational
and health values.
In consideration of development applications in designated Living Areas, regard shall be
had for the intent of this plan to achieve the following:
• A compact urban form;
• The use of good urban design principles;
• The provision of convenient pedestrian access to public transit, educational
facilities and parks;
• A grid pattern of roads;
• The provision and distribution of parks, trails, pathways and educational
facilities;
• The types and capacities of the existing municipal services, infrastructure and the
feasibility of expansion; and
• The balance between energy efficiency and cost.
5.2 Clarington Official Plan
Within the Clarington Official Plan, the subject lands are designated Urban Residential.
The use of land in the Urban Residential designation is predominantly for single and
semi detached housing with a net density no greater than 30 units per net hectare. The
lands are within the Knox Neighbourhood of the Bowmanville Urban Area, which has a
population allocation of 5350 and a housing unit target of 1950.
Map C1, Natural Heritage System indicates that a portion of the site falls within the Lake
Iroquois Beach. No other significant natural heritage features occur on the property.
An Environmental Impact Study (EIS) is required for development applications located
on lands within or adjacent to the Lake Iroquois Beach and/or, any natural heritage
feature identified on Map C1.
Prior to municipal approval of any draft plan of subdivision, the Municipality will prepare
a subwatershed plan. Where a master drainage plan (MDP) has been approved, the
master drainage plan will substitute for the requirement of a subwatershed plan. The
Northwest Bowmanville Master Drainage Study was prepared for the Bowmanville
Creek and includes consideration of the subject lands.
REPORT NO.: PSD-084-11 Page 5
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A).
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject
site and three (3) public meeting signs were installed along Concession Road 3,
Courtney Street, and Gimblett Street.
7.2 As of the date of writing this report, staff has received one telephone inquiry from an
individual who had general questions relating to the development.
8. AGENCY COMMENTS
8.1 The Central Lake Ontario Conservation Authority has no objections to the proposed
development. Stormwater management techniques were considered for these lands
through the preparation and approval of the Northwest Bowmanville Master Drainage
Study. Detailed grading, erosion and sediment controls will be considered during the
detailed design of the subdivision. CLOCA has provided appropriate conditions of
approval.
8.2 The Region of Durham has highlighted that the lands are within a 'designated
greenfield area' and the overall area should have a density target of not less than 50
residents and jobs per hectare. The Noise Impact Study must be implemented through
the subdivision agreement. The Region's natural heritage mapping indicates a small
key natural heritage feature on the lands therefore CLOCA should be circulated for
comments. The lands can be suitably serviced with water and sanitary sewer however
the Region highlights the capacity limitations at the Port Darlington Water Pollution
Control Plant and notes the completion date at the end of 2013. The Region has
provided appropriate conditions of approval.
8.3 The Kawartha Pine Ridge District School Board requests that public sidewalks be
included on all roads within the plan of subdivision.
8.4 Enbridge, Bell, Veridian, Rogers, Durham Regional Transit, Durham Regional Health
offer no objections.
9. STAFF COMMENTS
9.1 The subject lands are within the Bowmanville urban area and are designated for
residential development. The lands can be serviced by the extension of water,
sanitary sewer and storm sewer services from the south. Although currently there is a
capacity constraint in the sanitary system.
REPORT NO.: PSD-084-11 Page 6
9.2 The proposed plan of subdivision would be a logical extension of development and
street patterns that exists to the east and to the south. Over time, the subject draft
plan would be further connected to another vacant 10 acre parcel to the west to
complete development in this corner of the neighbourhood.
9.3 While the design of the proposed draft plan is fixed from a transportation perspective,
the unit mix could be further refined to provide a greater unit mix and to achieve
densities in keeping with the Growth Plan and the provincial target of 50 residents and
jobs per hectare across the broader greenfield area. This will be discussed in further
detail with the applicant and their agents.
9.4 Clarington Engineering Services provided comments that must be satisfied prior to
recommending approval of the proposed draft plan of subdivision. Comments will be
summarized for the applicant and shall be resolved prior to any recommendation to
approve the subject applications. The comments from Engineering Services relate to
the following:
• Traffic study and road improvements; parking and driveway locations
• Grading and drainage to be reviewed in the context of the surrounding
developments and the Northwest Bowmanville Master Drainage Study
• Reimbursement with respect to existing front ending agreements for oversized
storm sewer and stormwater management works
• Cash-in-lieu of parkland required
9.5 Clarington Operations and Clarington Building have no objections.
10. CONCURRENCE — Not Applicable
11. CONCLUSION
11.1 The purpose of this report is to satisfy the requirements under the Planning Act for
Public Meetings and taking into consideration the outstanding agency comments; staff
respectfully request that these applications continue to be processed including the
preparation of a subsequent Report.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Anne Taylor Scott
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Draft Plan of Subdivision
REPORT NO.: PSD-084-11 Page 7
List of interested parties to be advised of Council's decision:
1825284 Ontario Limited (City Homes) c/o Jamie Maclnnis
Glenn Genge, D.G. Biddle & Associates Ltd.
Bill Creamer, D.G. Biddle & Associates Ltd.
Attachment 1
To Report PSD-084-11
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Attachment 2
To Report PSD-084-11
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