HomeMy WebLinkAboutPSD-085-11 GaFftWfi REPORT
PLANNING SERVICES DEPARTMENT
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: October 31, 2011 Resolution #: 60 , 1t By-law #:
Report#: PSD-085-11 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-085-11 be received;
2. THAT proposed Amendment No. 82 to the Clarington Official Plan, in response to an
application submitted by 672003 Ontario Limited (Adalan Development Corporation) ,
be adopted and the necessary By-law contained in Attachment 3 be passed;
3. THAT the Region of Durham and Municipal Property Assessment Corporation (MPAC)
be informed of Council's decision; and
4. THAT all interested parties listed in Report PSD-085-11 and any delegations be advised
of Council's decision.
Submitted b*rector Reviewed by
4Cr6�n e, MCI P Franklin Wu,
of Planning Services Chief Administrative Officer
TW/CP/av/df
25 October 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-085-11 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.
• Amend Map A "Land Use Bowmanville West Town Centre" by:
i. amending the designation on the subject lands from
"Community Facility" to "Medium Density Residential".
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 but received no response. 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.
REPORT NO.: PSD-085-11 PAGE 3
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The property is a vacant, flat parcel of land.
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 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
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.
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.
REPORT NO.: PSD-085-11 PAGE 4
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.
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 MEETING AND SUBMISSIONS
7.1 The statutory Public Meeting was held on September 12, 2011. No one appeared in
support or in opposition of the proposed Official Plan Amendment and no one has
contacted the Planning Services Department since the meeting.
REPORT NO.: PSD-085-11 PAGE 5
7.2 As of the date of writing this report, there have been no inquires.
8. AGENCY COMMENTS
8.1 The Kawartha Pine Ridge District School Board have no objections to the Official Plan
Amendment. The Board has requested that the applicant pay a proportionate share of
the extension costs for Clarington Boulevard, which they had paid when they developed
Clarington Central Secondary School.
8.2 The Region of Durham Planning Department have advised that the proposed medium
density residential use is permitted within the Regional Centre designation, and
generally conforms to the Regional Official Plan. The proposal to increase the
population of the West Town Centre and medium density housing targets appears to
conform to the Growth Plan, as it would contribute towards the 50 residents and jobs
combined per hectare density target.
The proposal appears to be consistent with the Provincial Policy Statement as it
provides for residential intensification within the settlement area.
As per Regional and Provincial procedures, a signed site screening questionnaire by a
qualified person will be required to assess site contamination potential on the subject
lands. If site contamination potential is identified, an Environment Site Assessment
report will be required to be submitted to the Regional Planning Division for review.
Further, an acknowledgement letter indicating the filing of a Record of Site Condition
(RSC) to the Ministry of the Environment will be required to be submitted to the
Regional Planning Division for review and approval.
The site has been identified as having Archaeological potential. An Archaeological
Assessment will be required to be submitted to the Ministry of Culture for review and
approval. The assessment can be submitted through subsequent development
applications on the subject lands.
Municipal water supply and sanitary sewers are available from the 300 mm watermain
and 600 mm sanitary trunk sewer on Clarington Boulevard.
There is currently a sewage capacity constraint at the Port Darlington Water Pollution
Control Plant (WPCP). Sanitary capacity is dependent on the completion and operation
of the Port Darlington WPCP expansion. The Region is committed to this expansion,
and is anticipating the tender for this project to be ready by the end of 2011 to early
2012. Construction will commence shortly thereafter. The anticipated commissioning of
the Port Darlington WPCP expansion is late 2013.
In accordance with Regional By-law 11-2000 the Official Plan amendment application is
exempt from Regional Approval.
8.3 The Central Lake Ontario Conservation Authority has no objections in principle to the
Official Plan amendment to change the use.
REPORT NO.: PSD-085-11 PAGE 6
The subject parcel is adjacent to the Brookhill Tributary which was studied through the
Brookhill Sub-watershed Study. This sub-watershed study has identified various natural
hazard and heritage features to be respected within this sub-watershed. Generally,
these features are required to be identified on the subject lands through site specific
studies.
In this area, the Brookhill Tributary exists immediately to the north of the property as
well as its associated regulatory floodplain. The floodplain appears to be confined to
the valley and does not appear to extend onto the subject property.
There is also an Ecological Land Classification (ELC) wetland that has been identified
within the valley of the tributary. An Environmental Impact Study (EIS) has recently
been completed in this vicinity in relation to a separate project. The EIS confirmed the
presence of the wetland feature to the north of the property within the Brookhill Tributary
valley and identified the need for a 10 metre setback from the top of bank to protect the
creek and associated ELC wetland. In lieu of completing a site specific EIS for this
property, the site should be designed to maintain a 10 metre setback from the top of the
bank along the north section of the property to remain free of any development activity.
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 (now AECOM) 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.
REPORT NO.: PSD-085-11 PAGE 7
9.4 In order for development to proceed on these lands, consistent with the proposed
Official Plan Amendment, an application for rezoning and site plan approval is required.
The Region of Durham Planning Department's requirements to assess site
contamination potential will be dealt with at that time. The applicant has not advised
staff when they wish to 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 currently designated Community Facility, but not connected to the
municipal park.
9.6 Through the development process for the Clarington Central Secondary School, the
Kawartha Pine Ridge District School Board was required to dedicate 0.121 hectares of
land for parkland at the north east corner of Clarington Boulevard and Stevens Road.
This parcel is immediately to the south of the subject property (see Attachment 1). It is
recommended that the designation of this parcel also be amended from "Community
Facility" to "Medium Density Residential" as the size and location would not be
appropriate for park development. Given the minor nature of this modification to the
proposed amendment contained in Attachment 3, it is not necessary to hold another
Public Meeting.
9.7 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.
9.8 The Finance Department advises that the property taxes are paid in full.
10. CONCURRENCE: Not Applicable
11. CONCLUSION
11.1 In consideration of the comments received from the circulated agencies, as well as the
staff comments, it is recommended that the application to amend the Clarington Official
Plan be APPROVED and that the By-law adopting the Amendment be ADOPTED.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Tracey Webster, Senior Planner
REPORT NO.: PSD-085-11 PAGE 8
Attachments:
Attachment 1 - Key Map
Attachment 2 - Amendment No. 82 to the Clarington Official Plan
Attachment 3 - By-law to Adopt Amendment No. 82
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-85 11
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Attachment 2
To Report PSD-085-11
AMENDMENT NO. 82
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 — Neighbourhood Planning Units, Bowmanville Urban
Area, 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 — Housing Targets by Neighbourhood, 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 to Table 9-2 read as follows:
Table 9-2
Housing Targets,by Neighbourhoods
Urban Area Housin Units
Neighbourhoods Low Medium High Intensification Total
Bowmanville 0 400 1500 0 1900
West Town
Centre
Total 13075 5275 3225 1800 23375
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.
Exhibit "A" , Amendment No. 82 To The Municipality of Clarington
Official Plan, Map H2, Neighbourhood Planning Units, Bowmanville Urban Area
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NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
--- URBAN BOUNDARY JANUARY 1, 2010
REFER TO SECTIONS 5 AND 9
NEIGHBOURHOOD BOUNDARY
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
0000) POPULATION AND REPRESENTS REQUESTED MODIFICATIONS AND APPROVALS
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Attachment 3
To Report PSD-085-11
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2011-
being a By-law to adopt Amendment No. 82 to the Clarington Official Plan
WHEREAS Section 17 (22) of the Planning Act R.S.O., 1990, as amended, authorizes
the Municipality of Clarington to pass By-law for the adoption or repeal of Official Plans
and Amendments thereto;
AND WHEREAS the Corporation of the Municipality of Clarington deems it advisable to
amend the Clarington Official Plan to permit a Medium Density Residential designation
with the Bowmanville West Town Centre;
NOW THEREFORE IT BE ENACTED that Council of the Corporation of the Municipality
of Clarington enacts as follows:
1. That Amendment No. 82 to the Clarington Official Plan being attached
Explanatory Text is hereby adopted.
3. That this By-law shall come into force and take effect on the date of the passing
hereof.
BY-LAW read a first time this day of 2011
BY-LAW read a second time this day of 2011
BY-LAW read a third time and finally passed this day of 2011
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk