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Home My WebLink AboutPSD-021-05 Cl~il1gron REPORT PLANNING SERVICES PUBLIC MEETINGS Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, February 21,2005 Report #: PSD-021-05 File #: COPA 2004-001, ZBA 2004-006 X-reference 18T -88046 {Zest ~P.4 '0906'0 By-law #: Subject: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATION FOR A HIGH DENSITY HOUSING DEVELOPMENT APPLICANT: MARTIN ROAD HOLDINGS LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-021-05 be received; 2. THAT the application to amend the Clarington Official Plan and Zoning By-law submitted by Mr. Kelvin Whalen on behalf of Martin Road Holdings Limited be referred back to the staff for a subsequent report upon receipt of all outstanding agency comments; 3. THAT the applicant and all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: avi . Crome, M.C.I.P.,R.P.P. Director, Planning Services Reviewed by: c:J ~ ~~'L Franklin Wu Chief Administrative Officer CP/JW/DJC/lw 16 February 2005 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 601 REPORT NO: PSD-021-OS PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: Martin Road Holdings Limited 1.2 Agent: Kelvin Whalen 1.3 Official Plan Amendment: to permit 271 high density units by amending "Table 9- 2 Housing Targets by Neighbourhoods" increasing the high density residential units from 275 to 550, decreasing the low density from 1025 to 950 and increasing the total units from 1800 to 2000 and amending the population target on "Map E2" from 4,800 to 5,150 to permit the proposed high density housing development. 1.4 Zoning By-law Amendment: proposes to rezone the subject land from "Holding- Urban Residential Type One ((H)R1)" to an appropriate zone to implement the proposed high density housing development. 1.5 Site Area: 2.74 hectares 2.0 LOCATION 2.1 The lands subject to the amendments are located on north side of Aspen Springs Drive, between West Side Drive and Martin Road in Bowmanville, being Part Lots 15 & 16, Concession 1, in the former Township of Darlington. (see Attachment 1). 3.0 BACKGROUND 3.1 On February 24, 2004, applications to permit four 4-story apartment buildings on 3.6 hectares of land was originally received. The application was put on hold, at the applicant's request, due to negotiations with the GO Transit for a train station car park to be located on the east side of the subject land. 3.2 After having completed a land negotiation with GO Transit, the applicant submitted a revised application for the high density proposal on October 29, 2004. The revised applications propose a total of 271 dwelling units in three 4-story apartment buildings. A site plan application has not been submitted, however, the concept plan indicates both surface and underground parking and landscaped court yards in- between the buildings. 3.3 The subject lands were previously draft approved for the development of a crescent shaped street containing a total of 64 single and semi-detached/link dwellings. 4.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 4.1 The subject site is currently vacant. 602 REPORT NO: PSD-021-05 PAGE 3 4.2 Surrounding Uses: North - St. Lawrence and Hudson Railway South - Residential development East - Future GO Train station premises - car park West - Residential neighbourhood 5.0 OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Regional Official Plan. Lands designated "Living Area" permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes and tenure. The proposal is inconformity with the policies of the Durham Region Official Plan. 5.2 In the Clarington Official Plan, the subject lands are designated as Urban Residential, in the Bowmanville Urban Area. The lands are within the Westvale Neighbourhood and incorporate a High Density Symbol north of Aspen Springs Drive. High Density residential uses shall be developed at a density of 61-100 units per net residential hectare. The predominant housing form shall be high-rise apartments to a maximum of six stories. The Official Plan Amendment application proposes changes to the housing target for the Westvale Neighbourhood from "1800" to "2000" by decreasing the low density from 1025 to 950 and increasing the high density from 275 to 550. The population allocation for Westvale Neighbourhood is currently 4800. The proposed amendment increases the population allocation from 4800 to 5150 persons. 6.0 ZONING BY-LAW 6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned "Holding-Urban Residential Type One ((H) R1)" Zone. A zoning by-law amendment is required to facilitate the proposed development. 7.0 PUBLIC MEETING AND SUBMISSIONS 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and a public meeting notice sign was installed on the property. 7.2 At the time of the writing of this report two residents have requested further information with respect to the proposal. One resident raised concerns about possible traffic increases on Aspen Springs Drive. No other concerns regarding this development were raised. REPORT NO: PSD-021-0S PAGE 4 8.0 AGENCY COMMENTS 8.1 The Clarington Engineering Services Department did not identify any issues with the proposed Official Plan Amendment and Rezoning, however, they provided the following comments applicable to a future site plan application: · Site plan approval for the subject lands can not occur until any traffic and transportation improvements that are deemed necessary by the Director of Engineering Services for the Bowmanville Urban Area have been approved by the Municipal Council and have been implemented. The necessary improvements may include but not be limited to the construction of new arterial roads, the construction of grade separations, road construction, road improvements, traffic signals, sidewalks, illumination, public transit improvements etc. The required improvements may also include improvements to the Regional Roads or other regional facilities. Any final decision will be made solely at the discretion of the Director Engineering Services. · Prior to any site plan approval for the subject lands the applicant must provide an on-site parking plan that is satisfactory to the Director of Engineering Services. The required plan must demonstrate that there is sufficient on-site parking to accommodate the maximum anticipated level of resident and visitor parking. · Prior to the site plan approval for the subject lands the applicant's engineer must demonstrate that the site confirms to both the storm sewer design for the subdivision and to the requirements of the West Side Master Drainage Study. 8.2 Clarington Emergency Services Department and Clarington Building Department have stated that they have no objection or concerns with regard to this application. 8.3 The Region of Durham Planning Department provided comments with respect to conformity to the Durham Region Official Plan, Regional Services, Provincial Policies and Delegated Review Responsibilities. The Region noted that the proposal is permitted by the policies of the Durham Regional Official Plan and the applicant is required to submit site servicing drawings to the Regional Works Department for their review prior to the insurance of building permits by the Municipality. 8.4 Central Lake Ontario Conservation Authority has no objections to this development and detailed requirements will be addressed through the site plan approval process. 8.5 At the time of writing this report, comments from St. Lawrence and Hudson Railway have not been received. 8.6 Clarington Catholic District School Board has commented that provisions should be made for sidewalks in this development. 8.7 Enbridge Gas, Bell Canada and Rogers Cable TV have no objections to the development. REPORT NO: PSD-021-05 PAGE 5 9.0 STAFF COMMENTS 9.1 The development proposes 271 apartment units within three 4-storey buildings. The development has a net density of 99 units per ha. Although site plan details have not been submitted at this time, the applicant has confirmed that underground parking will be necessary to accommodate the required parking for the development. 9.2 The concept plan indicates two landscaped courtyards to be developed on-site. Should the development be approved, through site plan approval both in-door and out-door on-site amenities will be required. 9.3 The proposed development is at the north limits of the Westvale Neighbourhood in the vicinity of other medium and high density developments. In addition, it is adjacent to the future GO Train station and immediately south of the Bowmanville West Main Central Area. High density residential in this location is appropriate. Provincial, Regional and Municipal policies all support the greater utilization of transit and the development of land use patterns that support and can sustain transit operations. 9.4 Prior to further consideration of this application, in addition to addressing the comments provided by Engineering Services with respect to the road network, and parking the applicant will be required to submit a traffic impact study in support of the application. 10.0 CONCLUSIONS 10.1 In consideration of the comments received from circulated agencies and review of the proposal, it is recommended that the application be referred back to the staff for further processing. List of Interested Parties to be advised of Council's decision: Ron Boivin Bill Hamilton Kelvin Whalen -- . 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