HomeMy WebLinkAboutPSD-087-11 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: November 14, 2011 Resolution#: - / By-law#:
Report#: PSD-087-11 File#: S-C 2007-0007 & ZBA 2011-0027
Subject: PROPOSED REVISION TO DRAFT APPROVED PLAN OF SUBDIVISION AND
REZONING TO PERMIT A 146 UNIT RESIDENTIAL PLAN OF SUBDIVISON
APPLICANT: PRESTONVALE HEIGHTS LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-087-11 be received;
2. THAT the applications to amend the Zoning By-law and Draft Approved Plan of
Subdivision submitted by Prestonvale Heights Limited to permit the development of 146
residential units continue to be processed including the preparation of a subsequent
report; and
3. THAT all interested parties listed in Report PSD-087-11 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by:
David 1-01rome, MCIP, RPP Franklin Wu,
Director°bf Planning Services Chief Administrative Officer
TW/CP/df
7 November 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-087-11 Page 2
1. APPLICATION DETAILS
1.1 Applicant/Owner: Prestonvale Heights Limited
1.2 Proposal: Proposed revision to Draft Approved Plan of Subdivision
From - 90 lots for single detached dwellings and a block for
66 townhouse units.
To - 69 lots for single detached dwellings and 13 blocks for
77 street townhouse units.
Rezoninq
To appropriate zones to permit the development of 7.0 metre
street townhouses and single detached dwellings on 9.3
metre, 11.3 metre and 15.0 metre lots.
1.3 Area: 6.59 ha
1.4 Location: The subject lands are located on the west side of
Prestonvale Road, north of Bloor Street and west of
Meadowglade Road (Attachment 1).
2. BACKGROUND
2.1 On September 7, 2011 Prestonvale Heights Limited submitted applications to amend
Zoning By-law 84-63 and revise Draft Approved Plan of Subdivision S-C 2007-0007.
The applications were deemed complete on October 5, 2011 upon receipt of complete
application forms and the submission of a Noise Impact Study— Update.
2.2 The following chart illustrates the differences between the Draft Approved Plan of
October 2008 (Attachment 2), and the current proposal (Attachment 3).
TABLE 1
Dwelling Type Draft Approval Current Proposal
2008
9.3 m Singles N/A 10
11 m Singles 18 N/A
11.3 m Singles N/A 51
12 m Singles 59 N/A
13.7 m Singles 4 N/A
15 m Singles 9 8
Block Townhouses 66 N/A
7 m Street Townhouses N/A 77
Total 156 146
Net Residential Density units/ha 23.4 22.1
Population/ha (gross area 66 62
REPORT NO.: PSD-087-11 Page 3
2.3 In July 2009, the applicant submitted a site plan application (SPA 2009-0014) for the
townhouse Block 91 in the Draft Approved Plan of Subdivision. The proposal consisted
of 66 block townhouses with units fronting onto Bloor Street and Meadowglade Road
with garages at the rear of the units. It also incorporated three amenity areas totalling
0.13 hectares, including a landscape feature at the corner of Bloor Street and
Meadowglade Road.
The relevant departments and agencies had completed their review of the first
submission and comments were provided. Some minor revisions were required to the
site plan drawings including the landscape plans. The applicant has not addressed the
comments to date. As the current application incorporates lands subject to SPA 2009-
0014, this application should be closed if the current applications are approved.
2.4 A Noise Impact Study and Phase 1 Environmental Site Assessment was submitted in
support of the proposal.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject site is currently vacant.
3.2 The surrounding uses are as follows:
North - Dr. G.J. MacGillivray Public School
South - Residential and a newly constructed commercial plaza
East - Agricultural and large lot single detached dwellings
West - Residential
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
The applications are consistent with the Housing policies of the 2005 Provincial Policy
Statement (PPS). Planning authorities are required to provide for a range of housing
types and densities with a ten year supply of lands which are designated, and a three
year supply of zoned and serviced lands within draft approved and registered plans.
New housing is to be directed to locations where infrastructure and public services are
available.
4.2 Provincial Growth Plan
The Provincial Growth Plan directs growth to built-up areas where the capacity exists to
best accommodate the expected population. The guiding principles include building
compact, vibrant and complete communities while optimizing the use of existing and
new infrastructure to support growth in a compact efficient form.
REPORT NO.: PSD-087-11 Page 4
Greenfield areas are required to achieve a minimum density target not less than 50
residents and jobs combined per hectare. This proposal has a population projection of
407 residents or 62 people per hectare. The applicant's proposal is consistent with the
Provincial Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands as Living Area. Lands
designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure.
Regional Official Plan Amendment 128 designates Bloor Street as a Regional Corridor.
Regional Corridors are for higher density mixed use development which is supportive of
promoting transit ridership. The overall long term density along the corridor is 60
residential units per gross hectare.
5.2 Clarington Official Plan
In the Clarington Official Plan the subject lands are designated as Urban Residential with a
Medium Density Residential Symbol. The lands are within the Penfound Neighbourhood,
which has a population allocation of 3940 and a housing unit target of 1382, including 142
medium density units. In considering new development the Municipality shall seek to
ensure the economical use and extension of public infrastructure.
Bloor Street is designated as Type 'A' Arterial, Prestonvale Road is a collector road and
Meadowglade Road is Type `C' Arterial. Development along arterial roads will be
designed to provide a high quality urban environment with views of housing, street trees
and landscape elements.
6. ZONING BY-LAW
6.1 Within the Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
"(Holding) Urban Residential Exception ((H)R1-70)", "(Holding) Urban Residential
Exception ((H)R2-59)", "(Holding) Urban Residential Exception ((H)R2-60)", "(Holding)
Urban Residential Exception ((H)R2-62)", and "(Holding) Urban Residential Exception
((H)R3-33)". A Zoning By-law amendment will be required in order to implement the
proposed amendment to draft approval.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and a public meeting notice was installed on the property.
7.2 Two inquiries were received from the public regarding the applicant's proposal. One
resident raised no issues of concern. The other resident is concerned that townhouses
will attract low income residents.
REPORT NO.: PSD-087-11 Page 5
8. AGENCY COMMENTS
8.1 The application has been circulated to the appropriate agencies for comment.
9. STAFF COMMENTS
9.1 The proposed revision is substantial. The 66 townhouse units in a block have been
replaced with 77 larger-width townhouse units on street frontages. To accommodate
this a much larger portion of the site is devoted to the street townhouse units and roads.
Even with the predominant larger 12 m single detached lots being replaced by the
predominant 11.3 m single detached lots, the revised proposal has less density.
9.2 The proposed revision adds additional public infrastructure over the previous version of
the plan yet delivers fewer housing units and a less attractive streetscape. The internal
roads increase by an area of 0.6 ha (1.5 acres) and a length of approximately 380 m
(1240 ft). Roads increase from 19% of the subdivision to over 28% of the subdivision.
Window streets (single-loaded streets adjacent to arterial roads) have increased by a
length of 383 m (1256 ft.). The Municipality's ongoing maintenance costs will be
considerably higher than the previous proposal.
At the same time, the long window street will set back the housing from the arterial
street frontage and it will function as the primary visitor parking area leading to a less
attractive street edge for the neighborhood than can be achieved with the townhouse
block on the corner of Meadowglade Avenue and Bloor Street.
9.3 The updated noise study recommends that noise fences 1.8 metres in height be
installed for the units flanking Meadowglade Road. Fences 2.1 metres in height
combined with a 0.3 metre high berm are proposed to be installed for the units flanking
Bloor Street. The Noise Study that had been completed to support the October 2008
Draft Approved Plan recommended 1.8 metre barriers for the units along Bloor Street.
The difference being that when the block townhouses were proposed rather than
townhouses right to the corner of Meadowglade Road and Bloor Street, there was a
0.04 hectare common area. Staff requests that the applicant re-examine the lot fabric in
the vicinity of this corner in order to minimize the required height of the noise fence.
9.4 The Engineering Services Department have reviewed the proposal and in addition to
technical items have advised the following:
• The proposal will utilize a previously approved servicing plan (with revisions to
the internal layout);
• The applicant will be required to submit a grading plan which complies with the
Robinson Creek Master Drainage Plan;
• The applicant must satisfy the Engineering Services Department that there is
sufficient on-street parking to support this development; and
• Road widening will be required to be conveyed to the Municipality on Prestonvale
Road.
REPORT NO.: PSD-087-11 Page 6
9.5 Clarington Emergency Services and the Clarington Building Division have no concerns
or objections with the proposed application.
10. CONCURRENCE — Not Applicable
11. CONCLUSION
11.1 The purpose of this report is to satisfy the Public Meeting requirements under the
Planning Act and taking into consideration the outstanding comments, staff respectfully
request that this report be received and for staff to continue processing the application.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Tracey Webster, Senior Planner
Attachments:
Attachment 1 - Key Map
Attachment 2 - Draft Approved Plan, October 2008
Attachment 3 - Proposed Draft Plan
List of interested parties to be advised of Council's decision:
Janice Robinson, Prestonvale Heights Limited
Nick Mensink, Sernas Associates
Hugh Neill
Attachment 1
To Report PSD-087-11
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Attachment 2
To Report PSD-087-11
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DRAFT PLAN FOR
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