Loading...
HomeMy WebLinkAboutPDS-057-22Clarftwn Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: December 5, 2022 Report Number: PDS-057-22 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO File Number: S-C-2022-0001 and ZBA2022-0002 Resolution#: PD-114-22 Report Subject: Draft Plan of Subdivision and Rezoning for 69 residential units in Bowmanville Purpose of Report: The purpose of this report is to provide information and to gather input from the public and Council. It does not constitute, imply or request any degree of approval. Recommendations: 1. That Report PDS-057-22 and any related communication items, be received for information only; 2. That Staff receive and consider comments from the public and Council with respect to the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by 1494339 Ontario Limited (Woodland Homes) and continue processing the applications including preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-057-22 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-057-22 Report Overview Page 2 The Municipality is seeking the public's input on applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by 1494339 Ontario Limited to permit a total of 69 residential units consisting of 37 townhouses on public streets and 32 townhouse units in a medium density common elements condominium block, a park, open space and a stormwater management pond. 1. Application Details Owner: Applicant: Proposal: Area: Location: 1494339 Ontario Limited D.G. Biddle & Associates Draft Plan of Subdivision Proposed Draft Plan of Subdivision for 69 residential units consisting of 37 townhouses on public streets and 32 townhouse units in a medium density common elements condominium, a park, open space, and a stormwater management pond. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A)" and "Environmental Protection (EP)" zones to appropriate zones to permit the street townhouses and the medium density block. 8.81 hectares 922 Green Road, Bowmanville (see Figure 2) Within the Built Boundary: No Municipality of Clarington Report PDS-057-22 y i SC 2022-0001 o ZBA 2022-0002 BASELINE ROAD Page 3 u $ 1" V 74 J �f a��, 1 Building 0 Proposed Park Lot 0 Parking N Open Space 0 Road Other Lands 5WM s £ Figure 1 — Proposed Draft Plan of Subdivision and Surrounding Context 2. Background 2.1 On February 22, 2022, 1494339 Ontario Limited (Woodland Homes) submitted applications for a Draft Plan of Subdivision and Zoning By-law Amendment with Municipality of Clarington Report PDS-057-22 Page 4 supporting documentation for 69 residential units consisting of 37 townhouses on public streets and 32 townhouse units in a medium density common elements condominium, a park, open space, and a stormwater management pond. The applicant would retain residual lands for future uses. 2.2 The applicant has submitted the following studies in support of the applications which have been circulated to departments and agencies for review. They are available upon request and will be analyzed in a future recommendation report. • Environmental Impact Study • Planning Rationale and Landscape Analysis Report • Archaeological Assessment Clearance • Traffic Impact Study • Arborist Report • Hydrogeological Report • Stormwater Management and Functional Servicing Report • Noise Impact Report • Site Servicing • Street Parking Plan 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located south of Baseline Road, and west of the Green Road, north of Highway 401. The site has frontage on Baseline Road, and on Green Road. There are significant grade differences from north to south and west to east on the site, indicative of a drumlin landform. A portion of the site has been cultivated. The remaining lands are wooded. 3.2 The surrounding uses are as follows: North — one single family resident, existing residential dwellings with a subdivision and a proposed draft plan of subdivision at the north-west corner of Green Road and Baseline Road; South — vacant land and Highway 401; East — one single detached dwelling, Clarington Fields which includes indoor soccer facility, outdoor soccer pitches, baseball diamonds, parking and washrooms; and West — existing large residential lots and cultivated lands. Municipality of Clarington Report PDS-057-22 4 Ir—I Subject Site Page 5 .94 922 917 0LU Figure 2 — Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law Amendment Applications Municipality of Clarington Report PDS-057-22 4. Provincial Policy Provincial Policy Statement Page 6 4.1 The Provincial Policy Statement (PPS) encourages planning authorities to create healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types and development patterns, while making efficient use of land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 Healthy and active communities should be promoted by planning public streets to be safe, and meet the needs of pedestrians, foster social interaction, and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.3 The diversity and connectivity of natural features in an area, and the long-term ecological function and biodiversity of natural heritage systems, should be maintained, restored or, where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features. 4.4 Development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas unless the ecological function of the adjacent lands has been evaluated and it has been demonstrated that there will be no negative impacts on the natural features or on their ecological functions. Provincial Growth Plan 4.5 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area. Municipalities are encouraged to create complete communities by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open spaces and easy access to local stores and services. 4.6 The subject site is located within a designated Greenfield Area requiring a minimum density target of not less than 50 residents and jobs combined per hectare. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Living Area. Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. Municipality of Clarington Report PDS-057-22 Page 7 5.2 The Durham Region Official Plan identifies Key Natural Heritage and Hydrologic Features on the subject lands. Development or site alteration is not permitted in Key Natural Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. 5.3 Baseline Road is a Type A Arterial Road in the Region's Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands primarily Urban Residential mainly along Green Road, south of Baseline Road and the balance is designated Environmental Protection. The Urban Residential designation is predominantly intended for housing purposes. A variety of densities, tenure and housing types encouraged, generally up to 3 storeys in height. 5.5 Natural Heritage Features are identified and mapped on the subject lands. The natural heritage features are designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. Studies will determine the appropriate development limits and vegetation protection zone in accordance with the Official Plan. 5.6 Baseline Road is a Type A Arterial Road in the Clarington Official Plan. 5.7 To encourage connectivity within a neighbourhood, the Official Plan discourages cul-de- sacs and window streets. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject site "Agricultural (A) Zone" and "Environmental Protection (EP) Zone". A Zoning By-law Amendment is required to permit the proposed townhouses on a public street and the medium density block. A draft zoning by-law is included as Attachment 1. 7. Public Notice and Submissions 7.1 Public Notice was mailed to each landowner within 120 metres of the all the subject lands on November 11, 2022 and public meeting signs were installed fronting Baseline Road and Green Road. 7.2 Staff received the following comments and concerns from the public. These comments and concerns will be addressed in the recommendation report. Speed, noise and increased traffic on Baseline Road and Green Road; Both public and separate schools are overcapacity; Municipality of Clarington Report PDS-057-22 • Unnecessary population growth; • Increasing vandalism and crime; • Removal of trees; • Will the stream be altered; • Impact on wildlife; Page 8 • Well interference; and • The need for institutional, recreational and general services to support the community and to generate jobs. 8. Department and Agency Comments 8.1 The following agencies and internal departments were circulated for comments on the applications. Below is a chart showing the list of circulated parties and whether or not comments have been received to date. Department/Agency Comments Received Summary of Comment Durham Region ✓ The Region has no objection to the draft approval Planning Department of the plan of subdivision application subject to including the Region's conditions of approval in the conditions of draft approval issued by the municipality. Durham Region Public ✓ The Region has no comment on the Traffic Works Department Impact Study. Municipal water is available off of Baseline Road and a new watermain is proposed off of Green Road. The proposed sanitary sewer alignment is too deep to service the proposal. The Region suggests an alternative alignment along lands owned by the Municipality of Clarington, being the Bowmanville Indoor Soccer Fields. Further discussions with the Municipality's Community Services Department and the applicant will be required to explore this option. Municipality of Clarington Report PDS-057-22 Page 9 Central Lake Ontario ✓ The site is within the Darlington Creek watershed. Conservation Authority The east branch of the Darlington Creek (CLOCA) traverses the property, and a drumlin feature is located at the north-east corner of the site. The Darlington Creek is part of the Natural Heritage System. The creek is designated as a Key Hydrologic Feature and the wooded areas have been designated Key Natural Heritage Feature. The applicant has submitted an Environmental Impact Study. The site was staked in October 2021, with CLOCA Staff and Municipal Planning Staff in attendance. The Vegetative Protection Zone (VPZ) was applied in developing the concept however some of the proposed development is within this area. Further discussions and revisions would be required. Additional information is required for the design of the Stormwater Management Facility. Kawartha Pineridge ✓ The Kawartha Pine Ridge District School Board District School Board advises that approximately 13 public elementary students and 6 public secondary students will be generated from this proposal development. The School Board has no objection and provided conditions of draft approval regarding sidewalks, access to public road for school bus transportation, and warning clauses advising potential purchasers, that accommodation within the assigned schools may not be available to students and they may need to attend "holding schools" or an alternate school outside the community. Clarington Engineering ✓ Development Division Development Engineering has no objections to the proposal in principle. The Traffic Impact Study (TIS) must be revised to include traffic generation from the Bowmanville Indoor Soccer Facility when it reaches full build out in 2025. In addition, the TIS must analyze the proposed sight distances on Green Road to ensure it meets the minimum safe stopping distances as prescribed in the TAC Manual. Municipality of Clarington Report PDS-057-22 Page 10 Given the grades in the proposed park block, it would be difficult to program. These lands should be dedicated as green space. As such, the applicant will be required to provide an appropriate cash contribution in lieu of the normal parkland dedication. A 3.0 metre service easement is required for the sanitary sewer service connection across Municipal property. Any easements required by the Municipality for this development must be granted free and clear of any encumbrances and in a form satisfactory to the Municipality's Solicitor. Functional Servicing & Grading report will need to be revised to address rear yard catch basins and easements to convey stormwater. The external sanitary sewer is proposed through private property. Further clarification is required. The applicant will be required to construct a 1.5 metre concrete sidewalk along Baseline Road heading eastbound which will ultimately tie into the Green Road intersection. The applicant is responsible the costs associated with the urbanization of Green Road from Baseline Road to 50 metres beyond the new public street. This will include but may not be limited to sidewalks, utilities, signage, and pavement markings. The Municipality will not accept any on -street parking along Green Road as currently proposed on the On Street Parking Plan. Clarington Emergency ✓ No objection to the proposal Services Clarington Building Division Ontario Power ✓ No objection to the proposal Generation Municipality of Clarington Report PDS-057-22 Page 11 Canada Post Corporation Bell Canada ✓ No objection to the proposal Rogers Hydro One Network ✓ No objection to the proposal Inc. Enbridge Gas ✓ No objection to the proposal PVNC District Catholic School Board Conseil Scolaire de District Centre-Sud- Quest Conseil Scolaire de District Catholique Centre-Sud 9. Discussion 9.1 The applicant must demonstrate through various studies, including an Environmental Impact Study that the proposed uses, being the street townhouse and the townhouses on the medium density block, as well as the infrastructure to support the development, will have minimal or no impact on the natural heritage system and hydrologic features on the site. These studies have been submitted by the applicant and are currently under review by municipal staff and outside agencies such as the Central Lake Ontario Conservation Authority. A full analysis of the existing features and the EIS will be provided by the conservation authority and staff in a future report. 10.2 The proposed park is situated on top of the drumlin and has significant grade difference. It does not appear to be usable park space. Further review and discussion is required with the applicant. 10.3 The Noise Impact Study will need to be revised to include a vibration analysis form the blasting that occurs at St. Marys Cement and any mitigation measures associated with the blasting. The noise study should also include impacts from the OPG evacuation siren. 10.4 The proposed medium density block is adjacent to Baseline Road, consistent with the Official Plan policies. Future applications will be required for the medium density block, including site plan, condominium and part lot control. Municipality of Clarington Report PDS-057-22 Page 12 10.5 The street related townhouse blocks that front onto the interior road show lot frontages of 6 metres as opposed to 7 metres. Further review and discussions will be required in order to satisfy Council resolution in this regard. 10. Financial Considerations 10.1 The recommendations of this report do not have any financial implications. 10.2 Financial implications of this project will be included in subsequent reports as more information becomes available. 11. Concurrence This report has been reviewed by the Director of Planning and Infrastructure Services Department and the Deputy CAO/Treasurer. 12. Conclusion The purpose of the Public Meeting report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by to permit a total of 69 residential units for the Public Meeting under the Planning Act. Staff will continue processing the applications including preparation of a subsequent report. Staff Contact: Nicole Zambri, Senior Planner, (905) 623 3379 x 2422 or nzambri(a)_clarington.net Attachments: Attachment 1 — Draft Zoning By-law Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PDS-057-22 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 The Corporation of the Municipality of Clarington By-law Number 2022- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit the development of 69 residential units consisting of 37 street townhouse dwellings, and 32 townhouse units in a common element's condominium on the subject lands (ZBA 2022-0002); Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Schedule "Y (Bowmanville)" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: 2. Agricultural (A) Zone to Holding- Residential Exception (H)(R3) Zone; and 3. Agricultural (A) Zone to Holding- Residential Exception (H)(R3-Y) Zone Notwithstanding Section 14.3 b.i) those lands zoned R3-Y on the Schedules to this by- law shall be subject to the following zone regulations: a. Interior Lot Frontage 7 metres as illustrated on the attached Schedule "A" hereto. 4. Schedule "A" attached hereto shall form part of the By-law. 5. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Sections 36 of the Planning Act. Passed in Open Council this day of . 2022 Adrian Foster, Mayor June Gallagher, Municipal Clerk This is Schedule "A" to By-law 2022- , passed this day of , 2022 A.D. TWU BASELINE ROAD W W I LitO Zoning Change From 'A' To'(H)R3' - Zoning Change From'A' To'R1' Zoning Change From 'A' To'(H)R3-Y' - Zoning To Remain 'A' © Zoning Change From 'A' To 'EP' Zoning To Remain 'EP' N Bowmanville . ZBA 2022-0002 . Schedule 3