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THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: PD -88 -97
REPORT
PUBLIC MEETING qLe >�.,
Meeting: General Purpose and Administration Committee File o: V ` 6�6 --av
Date: Monday, July 7, 1997 Res. # tl 0 —c
Report #: PD -88 -97 File #: DEV 96 -051 (X -REF: 18T- 96013) By -law #
Subject: ZONING AMENDMENT APPLICATION
PROPOSED PLAN OF SUBDIVISION
APPLICANT: KAITLIN GROUP LTD.
PT. LOT 28, 29, 30 & 31, BROKEN FRONT CONCESSION
FORMER VILLAGE OF NEWCASTLE
FILE: DEV 96 -051 (X -REF: 18T- 96013)
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -88 -97 be received;
2. THAT the application to amend Comprehensive Zoning By -law 84 -63, as
amended, of the former Town of Newcastle, submitted by The Kaitlin Group Ltd.,
be referred back to Staff for further processing and preparation of a subsequent
report pending the receipt of all outstanding comments; and,
3. THAT all interested parties listed in this report be advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: The Kaitlin Group Ltd.
1.2 Agent: Bousfield, Dale- Harris, Cutler and Smith
1.3 Subdivision: Seeking draft approval for the second phase of the Port of
Newcastle which is located on both the east and west sides
of Phase 1. The west half of the Phase 2 consists of 54
single detached units and 210 semi - detached units while the
east half of Phase 2 consists of a 72 unit multiple residential
block, and 2 multi -use blocks (Blocks 161 and 162). Block
161 consists of 190 residential units, 2000 square metres of
General Commercial (Cl) retail floorspace and 500 square
622
■ ■OR PD-88-97 PAGE 9
metres of office space. The applicant is proposing that Block
162 be allowed to develop with a 250 room hotel or motel, an
assembly hall, a conference hall, 48 residential units and
1500 square metres of General Commercial (Cl) retail
floorspace.
1.4 Rezoning: The subject property currently contains six separate zone
categories as follows:
Agricultural (A)
Holding Urban Residential Type Three Special
Exception ((H) R3 -4)
Holding Urban Residential Type Four Special
Exception ((H) R4 -5)
Holding Special Purpose Commercial Special
Exception ((H) C5 -6)
Holding Environmental Protection Special Exception
((H) EP -1)
Environmental Protection (EP)
1.5 Area: 37.132 hectares
2. BACKGROUND
2.1 The Kaitlin Group Ltd. obtained ownership of the subject lands in late 1995 and
acquired draft plan approval for the first phase of the Port of Newcastle in
September of 1996.
2.2 In October of 1996, Kaitlin applied with the Region of Durham for the approval of
a plan of subdivision which constitutes the second phase of the Port of
Newcastle. The applicant also applied with the Municipality of Clarington
Planning and Development Department in orderto amend Comprehensive Zoning
By -law 84 -63 to implement the proposed plan of subdivision.
623
REPORT O PD -88-97 PAGE 3
3. PUBLIC NOTICE AND SUBMISSIONS
3.1 A Public Notice sign was installed at two (2) separate locations on the subject
lands as well as in Bondhead Parkette on the east side of the mouth of Graham
Creek.
3.2 As a result of the public notification process, staff have received two (2) telephone
inquiries from area residents with respect to the proposal. Both area residents
requested more detailed information with respect to the proposal. In addition,
staff have received two (2) counter inquiries from area residents.
4. OFFICIAL PLAN CONFORMITY
4.1 Within the 1991 Regional Official Plan, the subject lands are designated in part
Living Area and in part Waterfront Major Open Space system with overlying
Municipal Services symbols representing the existing water supply and water
treatment plants. The proposal appears to conform with the provisions of the
Regional Official Plan.
4.2 Within the Clarington Official Plan, the subject lands are designated in part Urban
Residential, in part Waterfront Greenway and in part Local Central Area.
4.3 The Clarington Official Plan has allocated a total of 1075 units for the entire Port
of Newcastle neighbourhood and the applicant has been advised in the past that
Kaitlin's share of the neighbourhood allocation for their holdings in Broken Front
Concession, is approximately 1000 units.
4.4 The issue of Official Plan conformity with respect to the unit allocation will be
discussed in Section 7 of this report.
624
REPORT NO. PD-88-97 PAGE 4
5. ZONING BY -LAW COMPLIANCE
5.1 Within Comprehensive Zoning By -law 84 -63 of the former Town of Newcastle, the
lands subject to the current applications contain various zone categories.
5.2 The current zoning in the vicinity of the marina would allow for the development
of the lands surrounding the marina with 63 link townhouses, a 70 unit apartment
building, an assembly hall /conference centre containing a 16 unit hotel and a
maximum of 1245 square metres of retail and office floorspace. The current
zoning also recognizes the existing marina and permits 60 square metres of retail
commercial and office floorspace associated with the marina. The current zoning
was based on a site specific proposal approved by the Municipality several years
ago. These zones do not reflect the desire of the present applicant and hence
the application proposes to amend the zoning to implement the proposed plan
of subdivision (see Sections 1.3 and 1.4).
6. AGENCY COMMENTS
6.1 The proposed plan of subdivision was circulated for comments by the Regional
Municipality of Durham. Concurrently, the proposed zoning amendment
application has been circulated in order to obtain comments from other
departments and agencies. However, as the revised application was only recently
recirculated, no agency comments were received as of the writing of this report.
7. STAFF COMMENTS
7.1 The Municipality of Clarington Planning and Development Department has
undertaken a general overview of the proposal and offers the following preliminary
comments.
��J
T NO.
7.2 Phase 1 (18T- 91004) and Public Waterfront Access
The first phase of the Port of Newcastle development was approved by Council
in June of 1996 and created 364 dwelling units, in addition to three future
development blocks.
The extension of Street "C" was a critical component of the easterly future
development block since Council intended to ensure public access to the
waterfront area (See Attachment #2A). This desire was evident in Condition 14
of the Conditions of Draft Approval which stipulated that the waterfront trail "be
connected to the future pubic road" (i.e. the extension of Street "C ").
The submission of the proposed plan of subdivision by Kaitlin in October of 1996
did not include the extension of Street "C" as originally contemplated (See
Attachment #213). Staff were concerned since the extension of Street "C" was
critical to the issue of public waterfront access. In addition, the Region of Durham
Works Department advised they were also concerned that Street "C" was not
being extended as was previously represented. The concern was that the
extension of Street "C" was intended to facilitate not only public access to the
waterfront but also access for Regional personnel to the water supply plant.
In order to resolve the concerns, Kaitlin revised the plan of subdivision to include
the extension of Street "C" towards the existing marina (See Attachment #3). As
a result, the transportation network within the proposed plan of subdivision meets
the intent of the Official Plan.
7.3 Water Treatment Plant
Staff note that the lands to the west of the Toronto Street Road allowance are
detailed as additional lands owned by the applicant. However, both Municipal
6 20
.REPORT NO. PD-88-97 PAGE •
and Regional staff have advised Kaitlin that the Region's new water pollution
control plant has been situated on the site for quite some time. The plan of
subdivision should be revised to remove the note and to delineate the limits of the
existing water pollution control plant.
7.4 Local Central Area
Staff have reviewed the application in relation to the requirements of the Local
Central Area symbol contained in the Clarington Official Plan.
Table 10 -1 of the Clarington Official Plan states that the Port of Newcastle Local
Central Area is intended to develop with 2000 square metres of retail floorspace,
500 square metres of office space, a public square and 250 High Density
residential units. Staff have reviewed the requirements of Table 10 -1 in relation
to the development proposed for Blocks 160, 161 and 162 and Blocks 169 -170,
all inclusive which collectively form the Local Central Area. Cumulatively these
Blocks total 3500 square metres of retail floorspace, 500 square metres of office
space and 310 residential units. The proposed development does not comply
with the Official Plan with respect to the amount of commercial floorspace and the
residential units by 1500 sq.m. retail floorspace and 60 residential units
respectively. As a result, Staff met with the applicant on June 23, 1997, to explain
our concerns. At the meeting, the applicant agreed to revise the draft plan in
order to achieve conformity with the Clarington Official Plan.
7.5 Future Phase 3
Staff are concurrently dealing with two proposals of Kaitlin which require
amendments to the Clarington Official Plan. The first proposal includes the
development of a golf course on lands which are immediately east of the water
pollution control plant (COPA 96 -003). Kaitlin opted to separate this process from
the residential and Local Central Area components of Phase Two.
�1 �
REPORT NO. PD-88-97 PAGE 7
Kaitlin has recently submitted two concepts detailing how the golf course could
develop. The first concept detailed a nine hole golf course without a residential
component (see Attachment #4) while the second concept detailed a nine hole
golf course with three residential blocks (see Attachment #5). It would appear
that two of these residential blocks would be developed as medium or high
density multiple residential blocks. If Kaitlin were to proceed with the concept
which included a multiple residential component, the Official Plan Amendment
application would need to be revised to propose the introduction of High (H)
and /or Medium (M) Density symbols.
The second proposal involves the re- alignment of Toronto Street within Broken
Front Concession (COPA 97 -005). The Clarington Official Plan clearly indicates
an easterly jog in the alignment of Toronto Street which was intended to
accomodate the setback requirement from the Water Pollution Control Plant.
Kaitlin intends to utilize the existing municipal road allowance for Toronto Street
within Phase 3 and as a result an amendment to the Official Plan is required.
8.0 CONCLUSION
8.1 As the purpose this report is to provide a status of the application for the Public
Meeting and in consideration of the outstanding comments and unresolved
issues, it would be in order to have the applications referred back to staff for
further processing.
REPORT PD-88-97
Respectfully submitted,
Franklin Wu, M.C.I.P.
Director of Planning
and Development
WM *FW *km
Attachment #1 -
Attachment #2A -
Attachment #213 -
Attachment #3 -
Attachment #4 -
Attachment #5 -
Recommended for presentation
to the Committee
W.H. Stockwell,
Chief Administrative
Officer
Key Map
Local Central Area development as per Draft Approved 18T -91004
Local Central Area development originallly proposed in 18T -96013
Proposed Plan of Subdivision
Possible Phase III development
Possible Phase III development
Interested parties to be notified of Council and Committee's decision:
Kaitlin Group Limited
1029 McNicoll Avenue
Scarborough, Ontario
M1W 3W6
Bousfield, Dale- Harris, Cutler & Smith
Inc.
Consulting Town Planners
3 Church Street, Suite 200
Toronto, Ontario
M5E 1M2
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LOT 29
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