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PLANNING clar-mgton REPORT
I
PUBLIC I
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: June 25, 2012 Resolution #: 1-/d By-law #:
Report #: PSD-031-12 File #: S-C-2012-0001 & ZBA 2012-0008
Subject: PROPOSED DRAFT PLAN OF SUBDIVISION AND REZONING TO PERMIT A
239 UNIT RESIDENTIAL DEVELOPMENT
APPLICANT: 289143 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-031-12 be received;
2. THAT the application for a Draft Plan of Subdivision (S-C-2012-0001) and Rezoning
(ZBA 2012-0008) submitted by 289143 Ontario Limited to permit the development of
239 residential units continue to be processed including the preparation of a subsequent
recommendation report; and,
3. THAT all interested parties listed in Report PSD-031-12 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by:
David,/J. Crome, MCIP, RPP Franklin Wu
Director, Planning Services Chief Administrative Officer
ATS/CP/mj/df
19 June 2012
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-0830
REPORT NO.: PSD-031-12 PAGE 2
1. APPLICATION DETAILS
1.1 Owner/Applicant: 289143 Ontario Limited
1.2 Agent: Tunney Planning Inc.
1.3 Proposal: Proposed Draft Plan of Subdivision
To allow the development of 239 residential units, consisting of 69
single detached residential units, 11 lots for 22 semi-detached
dwelling units, 73 medium density (townhouse) units and 75 high
density (apartment) units, blocks for open space, a parkette, roads,
road widening and reserves.
Rezoning
To rezone the lands from the Agricultural (A) Zone to appropriate
zones that permit the uses as presented in the draft plan of
subdivision.
1.4 Area: 7.16 ha
1.5 Location: Part of Lot 33 and Part of the road allowance between Lots 32 and
33, Concession 1, former Township of Darlington (southeast corner
of Bloor Street and Prestonvale Road, Courtice) (Attachment 1).
2. BACKGROUND
2.1 289143 Ontario Limited recently submitted an application for a proposed draft plan of
subdivision and rezoning in order to develop 7.16 ha parcel of land in the Courtice
urban area, just north of the South Courtice Arena. A copy of the proposed draft plan of
subdivision is included as Attachment 2.
2.2 A preliminary concept plan shows how the medium and high density block can be
developed (Attachment 3). The concept plan shows a four (4) storey apartment building
containing 75 units, along Prestonvale Road. The remainder of the block can
accommodate 73 townhouse units accessed by private lanes.
2.3 There are currently no servicing limitations with respect to the subject lands.
2.4 The applicant has submitted the following studies, which are currently under review, in
support of the application:
• Environmental Impact Study
• Sustainability Letter
• Geotechnical Report
• Phase I Environmental Site Assessment
• Parking Plan
• Functional Servicing Report
REPORT NO.: PSD-031-12 PAGE 3
• Stage 1-2 Archaeological Assessment
® Noise Assessment
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject lands are currently vacant and in agricultural production.
3.2 The surrounding uses are as follows:
North - Vacant land within the Courtice Urban Area; existing dwellings
South - South Courtice Recreation Facility
East - Robinson Creek and valley system
West - Existing residential development & vacant lands designated and
zoned for residential development
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
Settlement areas shall be the focus of growth. Land use patterns shall be based on
densities and a mix of land uses which efficiently use land, resources and infrastructure
and other public services. A full range of housing types and densities are to be provided
to meet the projected requirements of current and future residents of the regional
market area.
The PPS encourages a compact built form which supports the development of
transportation systems that minimize the length and number of vehicle trips and also
supports the development of viable choices and plans for public transit. Compact built
form minimizes negative impact to air quality and climate change and promotes energy
efficiency.
Natural features and areas shall be protected for the long term. Development shall not
be permitted in, or adjacent to, significant woodlands and valleylands unless it has been
demonstrated that there will be no negative impacts.
4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Growth Plan requires municipalities to manage growth, and encourages the
creation of complete communities that offer a mix of land uses, employment and
housing options, high quality open space, and access to stores and services. Natural
heritage features that complement, link or enhance natural systems shall be identified
and protected.
The subject lands are located outside of the built-up area as defined through the Growth
Plan. In new development areas, growth is to make efficient use of services and
infrastructure and be compact and transit-supportive. Reducing dependence on the
REPORT NO.: PSD-031-12 PAGE 4
automobile through the development of mixed use, pedestrian-friendly environments
contributes to achieving complete communities.
The Growth Plan requires municipalities to achieve a minimum density target that is not
less than 50 residents or jobs per hectare in the designated greenfield area.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands 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.
Bloor Street is identified as a Type 'A' Arterial Road and Prestonvale Road is a Type 'C'
Arterial Road.
Regional Official Plan Amendment#128 (ROPA 128), also referred to as Growing
Durham, has identified Bloor Street as a Regional Corridor within the Courtice urban
area limits. This designation was established to promote public transit ridership through
well-designed developments that have a mix of uses at higher densities. Development
shall be sensitive to urban design considerations and shall be oriented to the corridor,
complemented by the consolidation of access points.
Regional Corridors shall have higher density mixed use areas that support higher order
transit services and pedestrian oriented development. A long term density target of 60
residential units per gross hectare and a floor space index of 2.5 is to be supported.
The built form should be a wide variety of building forms, generally mid-rise in height
with some higher buildings.
ROPA 128 as approved by Regional Council has been appealed and is under
consideration by the Ontario Municipal Board. The Regional Corridor designation on
the subject lands is not in dispute.
5.2 Clarington Official Plan
In the Clarington Official Plan the subject lands are designated as Urban Residential
with High and Medium Density Residential and Environmental Protection Area. The
lands are within the Bayview Neighbourhood, which has a population allocation of 4500
and a housing unit target of 1625, including 300 medium density units and 125 high
density units.
REPORT NO.: PSD-031-12 PAGE 5
The Environmental Protection Area designation reflects the location of the watercourse
and valleylands along the east side of the property. Significant woodlands are also
present on the subject lands. The preparation of an Environmental Impact Study is
required.
Bloor Street is a Type `A' Arterial and Prestonvale Road as a Type 'C' Arterial. Arterial
roads:
• Provide full continuous movements;
• Limit private access;
• Provide for public transit vehicles and transit stops;
• Provide sidewalks on both sides; and
• Provide for cycling where possible.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning
application is required to place the lands in appropriate zones to permit the
development as shown on the proposed draft plan of subdivision.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and public meeting signs were installed along each street frontage.
7.2 At the time of the writing of this report, two (2) residents have contacted the Planning
Services Department regarding the applications. One resident requested further
information on the applications and the other resident had concerns about the proposed
high density development causing an increase in traffic volumes and congestion and
compromising pedestrian safety.
8. AGENCY COMMENTS
8.1 The Kawartha Pine Ridge District School Board (KPRDSB) has reviewed the proposed
applications and indicates that the development may generate up to 24 elementary
pupils to attend Dr. G.J. MacGillivray Public School and up to 18 secondary pupils to
attend Courtice Secondary School.
KPRDSB requests sidewalks along the south side of Bloor Street and along the internal
Street `A'. The medium and high density block should be designed with pedestrian
connections to both Bloor Street and Prestonvale Road at the site plan approval stage.
8.2 Durham Region Transit and Rogers Communications have no objections to the
proposed applications.
REPORT NO.: PSD-031-12 PAGE 6
8.3 Central Lake Ontario Conservation Authority (CLOCA) has provided a number of
comments relating to the review of the Environmental Impact Study and the Functional
Servicing Report. These comments have been forwarded to the applicant and must be
addressed prior to approving the applications. CLOCA's comments relate to:
• Defining top of bank;
• Implementation of the Robinson/Tooley Creek Watershed Management Plan (2011);
• Confirming breeding bird status;
• Protection of the endangered Butternut trees and other rare species;
• Appropriateness of buffers and access allowances adjacent to natural features; and
• Additional information required regarding stormwater management.
8.4 Comments from Durham Regional Planning Department have not been received at the
time of writing this staff report.
9. DEPARTMENTAL COMMENTS
9.1 Clarington Community Services, Emergency & Fire Services and the Clarington Building
Division have no concerns or objections with the proposed applications.
9.2 Clarington Operations has no objections but highlights that stormwater management will
need to be addressed and a 20 metre roadway width is required for the public street.
For the medium and high density block, snow storage areas and amenity space will be
required as part of the site plan review process.
9.3 Clarington Engineering Services has provided a number of technical comments in
addition to the following:
• A Traffic Impact Study is required to assess the impact of the traffic generated on
the surrounding road network.
• Stormwater management techniques for the development must be designed in
compliance with the Southwest Courtice Subwatershed of Robinson Creek
Implementation Report.
• The dedication of parkland is determined by the requiring 1 hectare of land for
every 300 units. The Municipality may also decide to accept a cash-in-lieu
payment. The proposed 239 unit development requires the conveyance of 0.8
hectares of parkland. Block 82 in the proposed draft plan of subdivision is 0.2
hectares in size. Therefore, the developer would be responsible for providing for
an additional 0.6 hectares which could be additional land dedication, or cash
contribution, or a combination of both.
• The on-street parking plan does not demonstrate that there is sufficient on-street
parking in the low density residential area and requires revisions. For the
REPORT NO.: PSD-031-12 PAGE 7
high/medium density block, the provision of on-site parking will be reviewed
through the site plan process.
• The public road must have a minimum width of 20 metres.
10. DISCUSSION
10.1 The proposed draft plan provides a mix of units that complies with the density and
population targets of the Official Plan. The development would be a sequential and
logical extension of development that is occurring to the west and would make efficient
use of servicing and road infrastructure that exists in the area.
10.2 The development appears to satisfy the objectives of the PPS and Growth Plan. Further
discussion is required on how the development on the medium and high density block
can meet the corridor policies of ROPA 128 and the urban design policies relating to
corridors through OPA 77. The medium and high density block would be subject to site
plan control and site details, such as building orientation and layout, architectural
details, vehicular and pedestrian connections, and landscaping would be part of the site
plan review process.
10.3 The development achieves an overall density of 92 persons per gross ha and satisfies
the population and density objectives of the PPS, Growth Plan, and both the Regional
and Clarington Official Plans. The proposed lot frontage are more narrow that what is
typically found in newer subdivisions. This in part, leads to the potential on-street
parking problem noted in Engineering Department's comments. The suitability of the lot
sizes will require further discussion, in order to ensure that entrances, driveways, snow
storage and on-street parking can be accommodated.
10.4 It is apparent that the EIS requires revisions that may impact the limit of development
and affect the design concept.
10.5 All agency, staff and public submissions will be considered through the detailed review
of the application. All submitted studies and reports are currently under review and will
be summarized in a future report for Committee and Council's consideration.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 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
including the preparation of a subsequent report.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Anne Taylor Scott
REPORT NO.: PSD-031-12 PAGE 8
Attachments
Attachment 1 - Key Map
Attachment 2 - Proposed Draft Plan of Subdivision
Attachment 3 - Preliminary concept plan for Medium & High Density Block
List of interested parties to be advised of Council's decision:
Kevin Tunney, Tunney Planning Inc.
289143 Ontario Limited (c/o Michael Freedman)
Stacy Howson
Michael deBeaupre & Jill Alley-DeBeaupre
Janice Jones
Attachment 1
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