HomeMy WebLinkAboutPD-28-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: BAYLY.GPA
REPORT
PUBLIC MEETING a C�6T•9(--)0�4
Meeting: General Purpose and Administration Committee File #14 .� alci 11004
Date: Monday, March 3, 1997 Res. # U1q- V 5 _9 %
Report #: PD-28-97 File #: DEV 97 -002 & 18T -96014 By -law #
Subject: REZONING APPLICATION AND PROPOSED PLAN OF SUBDIVISION
APPLICANT: BAYLY HOLDINGS INC.
PART LOT 16, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 97 -002 & 18T -96014
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -28 -97 be received;
2. THAT application to amend the Town of Newcastle Comprehensive Zoning By -law
84 -63, as amended, submitted by The Greer Galloway Group Inc. on behalf of
Bayly Holdings Ltd. be referred back to staff for further processing.
3. THAT application for proposed draft plan of subdivision submitted by The Greer
Galloway Group Inc. on behalf of Bayly Holdings Ltd, be referred back to staff for
further processing.
4. THAT within 15 days of the Public Meeting, the Commissioner of Planning for the
Region of Durham be advised and provided, by sworn declaration from the Clerk,
the following:
i) that the Municipality held a Public Meeting in accordance with Section 51
(21.1) of the Planning Act for the subject subdivision application;
ii) a copy of the minutes of said meeting;
iii) a copy of all written submissions received by the Municipality; and
iv) a list of all persons and public bodies, including their mailing addresses,
that made oral submissions at the public meeting or written submissions.
5. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
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REPORT NO. PD -28 -97 PAGE 2
1.1 Applicant: Bayly Holdings Ltd.
1.2 Agent: The Greer Galloway Group Inc.
1.3 Rezoning Application:
from "Agricultural (A)" to an appropriate zone to permit the
development of a plan of subdivision containing 359 dwelling units
1.4 Proposed Plan of Subdivision:
proposing 52, 12.0 metre minimum frontage single family dwelling
lots, 71, 18.0 metre minimum frontage semi - detached /linked lots
(142 units), 90 on- street townhouse units, 75 stacked townhouse /low
rise apartment units and blocks for park school and neighbourhood
commercial use.
1.4 Land Area: 18.735 ha (43.82 acres)
2. LOCATION
2.1 The subject property is located north of Baseline Road, east of Green Road, south
of the C.P. Railway and west of Aspen Springs Blvd. The land is described as
being in part of Lot 16, Concession 1, former Township of Darlington (See
Attachment No. 1).
3. BACKGROUND
3.1 On December 17, 1996, the Municipality received a request form the Region of
Durham Planning Department for comments on the above referenced Plan of
Subdivision. The subject rezoning application was received by the Municipality
of Clarington Planning and Development Department on January 7, 1997.
3.2 The subject lands were originally part of an application for rezoning (DEV 91 -002)
and plan of subdivision (18T- 90050), received in February, 1991, for a total land
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REPORT NO. PD -28 -97 PAGE 3
holding of 26.3 ha (64.9 acres). Subsequently in early 1993, the application was
amended to remove the lands subject to the new applications now being
considered.
3.3 The applicant has submitted a Preliminary Servicing and Stormwater Management
Report and an Environmental Noise Impact Study in support of the applications.
4 EXISTING AND SURROUNDING USES
4.1 The existing site is currently vacant and is characterized by part of a drumlin
which impacts most of the southern third of the lands.
4.2 Surrounding land uses are as follows:
South: Baseline Road and an existing residence on the south side of the
road;
East: residential development associated with the Aspen Springs
subdivision;
North: Canadian Pacific Railway, vacant lands and lands associated with
the Markborough commercial development; and
West: vacant land subject to applications for rezoning and proposed Plan
of Subdivision.
5 PUBLIC MEETING AND RESPONSE
5.1 Pursuant to the requirements of the Planning Act, and Council's resolution, the
appropriate signage acknowledging both the rezoning and the subdivision
application were installed on the subject lands. In addition, the appropriate notice
was mailed to each landowner and tenant within the 120 metre prescribed
distance advising of both the rezoning and proposed plan of subdivision. As of
the writing of this report no correspondence with respect to the file has been
received.
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REPORT NO. PD -28 -97 PAGE 4
6 OFFICIAL PLAN POLICIES
6.1 Within the Durham Regional Official Plan the subject property is designated
"Living Area ". Said designation shall permit the development of communities with
defined boundaries, incorporating the widest possible variety of housing types,
sizes and tenure. The proposal appears to conform. The subject property abuts
the Green Road road allowance which is designated a type "C" arterial in the
Regional Plan. However, in October of 1996 Regional Council approved an
amendment, which is currently before the Ministry to redesignate said road to a
type "B" arterial.
6.2 Within the Clarington Official Plan the subject lands are designated Urban
Residential within the Bowmanville Urban Area. The lands are part of Westvale
neighbourhood (No. 13), which has a population target of 4700 people and a unit
target of 1750. In addition, the plan shows two medium density symbols, a park,
a separate elementary school symbol, and a neighbourhood commercial
designation. The Transportation Schedule identifies a collector road bisecting the
northern part of the site, this will form the extension of Aspen Springs Blvd, and
a type B arterial, Green Road, subject to deferral pending resolution of the
Regional Plan Amendment.
6.3 The urban residential designation permits low density development to occur up
to 30 units per net ha (upnh) and medium density at 31 to 60 upnh. Although the
Plan establishes a range of net densities, development may not necessarily take
place near the upper end of the density category, but rather shall be governed
by the population allocation. The policies for the housing targets state that the
allocation of housing units within each medium and high density residential area
will generally be based on equal share of the total housing units in each category.
Furthermore, the medium density policies state that block townhouse
development shall generally not exceed 50 units and on- street townhouse units
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REPORT NO. PD -28 -97 PAGE 5
shall not be sited on opposite sides of the street unless adequate on street
parking can be provided to the satisfaction of the Municipality.
6.4 The two medium density blocks propose a total of 75 units, plus there is an
additional 90 on- street townhouse units distributed between the north and south
extremes of the draft plan. The total number of townhouse units at 165 appears
to be above the average 70 units per symbol for the neighbourhood. In addition,
the applicant has designed street A with limited on- street townhouse lots sited
opposite each other. The application appears to require some modifications in
order to fully comply with the Clarington Official Plan policies.
FAMENFZ91 TUT,
7.1 The current zoning on the subject property is "Agricultural (A) ". Said zone would
not permit the development of the proposed plan of subdivision, hence the need
for the rezoning application.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedure the subject application was circulated
to a number of agencies and departments for comment. To date comments
remain outstanding from the majority of the circulated agencies and departments.
8.2 Ontario Hydro, GO Transit and the Fire Department all advised they have no
objection to the subject applications.
8.3 The Public School Board advised that the proposed plan of subdivision would
yield approximately 115 students. As a result the school board requested
sidewalk on all road frontages and that a condition requiring the development of
the subject lands be staged in accordance with availability of satisfactory school
accommodation.
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REPORT NO. PD -28 -97 PAGE 6
8.4 The Separate School Board has provide comments advising that they are satisfied
with the size of the proposed school block, 2.17 ha as opposed to 2.5 ha
suggested in the Official Plan, because it abuts a proposed park.
9.1 The applicant has submitted an Environmental Noise Impact Report in support of
the application. The report suggests that noise attenuation measures must be
implemented to achieve Ministry of the Environment and Energy standards for
proposed dwellings adjacent to Baseline Road and those adjacent the railway.
In the case of the railway, the report recommends a 4.6 metre high barrier
comprised of earth berm, 2.5 metres, and acoustical fencing, 2.1 metre. Staff
have a concern with this scenario, in that it creates a'no -man's land' between the
acoustical fence on top of the berm and the chain link fence demarcating the
railway property line. This area is not typically accessible for maintenance, as the
acoustical fence is to have no gaps. This issue will need to be further addressed
to the satisfaction of the Municipality.
9.2 Other design issues which will require further review:
• minimizing lot access to the collector, future Aspen Springs Blvd., where
ever possible and practical;
• ensuring proper road alignment for the Aspen Springs Blvd. extension at
the east limits of the site;
the appropriateness of the neighbourhood park block design, in terms of
accommodating required facilities.
10 CONCLUSION
10.1 The purpose of this report is to facilitate the Public meeting as required by the
Planning Act, to provide Committee and Council with some background on the
applications submitted, and for Staff to indicate issues or areas of concern
613
REPORT NO. PD -28 -97 PAGE 7
regarding the subject applications. It is recommend the applications be referred
back to Staff for further processing and subsequent report upon resolution of the
above issues and receipt of all outstanding comments and required revisions.
Respectfully submitted, Reviewed by,
ct
Franklin Wu, M.C.I.P., R.P.P., W. H. Stockwell
Director of Planning Chief Administrative
and Development Officer
CP *FW *cc
Attachment No. 1 - Key Map
Attachment No. 2 - Proposed Plan of Subdivision
February 21, 1997
Interested parties to be notified of Council and Committee's decision:
Bayly Holdings Ltd.
1409 Salem Road
AJAX, Ontario
US 4S7
The Greer Galloway Group Inc.
973 Crawford Drive
Peterborough Ontario
K9J 3X1
614
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