Loading...
HomeMy WebLinkAboutPD-33-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: PD- 33.97 REPORT Gl`1 PUBLIC MEETING (d, - 1 - Meeting: General Purpose and Administration Committee File (- Date: Monday, March 17, 1997 Res. #L � o W C l Report #: RID-32-97 File #: n V 97 -006 and 18T -97003 By -law #. REZONING AND PLAN OF APPLICATIONS PENWEST DEVELOPMENT CORPORATION LIMITED PART LOT 9, CONCESSION 1, FORMER TOWN OF BOWMANVILLE D 00. 00 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -33 -97 be received; 2. THAT application to amend the Comprehensive Zoning By -law 84 -63 of the former Town of Newcastle, as amended, submitted by Penwest Development Corporation be referred back to staff for further processing and the preparation of a subsequent report upon receipt of all outstanding comments, taking into consideration all of the comments reviewed; and 3. THAT application for proposed draft plan of subdivision submitted by the Penwest Development Corporation be referred back to Staff for further processing and the preparation of a subsequent report upon receipt of all outstanding comments, taking into consideration all of the comments reviewed; and 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. REPORT PD -33 -97 PAGE 2 1. APPLICATION DETAILS: 1.1 Applicant: Penwest Development Corporation Limited 1.2 Owner: Penwest Development Corporation Limited 1.3 Rezoning: 0.456 ha from "Environmental Protection (EP)" to "Urban Residential Type One (R1)" 1.4 Plan of Subdivision : seeking approval of a Plan of Subdivision for a total of 131 units comprised of 11 single detached dwellings, 120 semi- detached /linked dwelling units and blocks for park and open space. 1.5 Area: 9.262 ha 2. LOCATION: 2.1 The subject lands are located in Part of Lot 9, Concession 1, former Town of Bowmanville. They comprise the lands located at the south west corner of Mearns and Concession Street. More specifically the lands are bounded by Mearns street to the east, Concession Street to the north and Merryfield Court, Orchard Park and Strathmanor Drive to the south. To the west is a tributary of Soper Creek. 3. BACKGROUND: 3.1 On January 27, 1997, Staff received applications for rezoning and plan of subdivision on the subject lands. The proposed plan of subdivision is to permit 131 residential units. A rezoning application is required as a portion of the lands, approximately 0.45 hectares, are currently zoned "Environmental Protection ". These "EP" lands comprise part of the table lands of the park block, the north extension of Street "D" and three (3) residential lots located just west of Street "D" as described on the plan of subdivision. 4. EXISTING AND SURROUN 4.1 Existing Uses: Vacant 4.2 Surrounding Uses: East - West - South - DING USES: Existing Residential Draft approved plan of subdivision (18T- 89065) and a tributary of Soper Creek Existing Residential North - Existing residential 608 REPORT PD -33 -97 PAGE 3 5. OFFICIAL PLAN POLICIES: 5.1 Within the Durham Region Official Plan, the lands are designated "Living Area ". The predominant use of lands in this designation shall be residential, providing a mix of housing types and densities. The application before us is comprised of predominantly semi - detached /linked dwelling units. Taking into consideration the southerly lands which are exclusively single detached residential units, this application provides the neighbourhood with a good mix of housing types and densities. 5.2 The Clarington Official Plan designates the subject lands "Low Density - Urban Residential ". Lands designated "Low density - Urban Residential" shall be used for housing purposes at a density not to exceed 30 units per net hectare. The proposed development has stayed within this density parameter, proposing a density of 29 units per net hectare. 6. ZONING BY -LAW PROVISIONS: 6.1 The majority of the subject lands are zoned "Urban Residential (R1)" which permits singles and semi - detached units. A portion of the lands are zoned "Environmental Protection (EP)" which includes the Soper Creek tributary and the Schickedanz Stormwater detention pond. A smaller portion (approximately 0.456 hectares), requires rezoning to accommodate this proposal. Comments from the Conservation Authority will confirm whether these lands can be rezoned for residential use. 7. PUBLIC MEETING AND SUBMISSION: 7.1 Pursuant to Council's Resolution of July 26, 1982 and the requirements of the Planning Act the appropriate signage acknowledging the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within the prescribed distance. REPORT 7.2 Staff have had a number of enquiries from citizens regarding this application. People expressed concern about the type of housing, the density, the location of the park and what equipment will be placed in the park. They also asked where the entry points to the subdivision will be located. 8.1 In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies. The following departments /agencies in providing comments, offered no objection to the application as filed: Clarington Community Services Clarington Fire Department Clarington Hydro Peterborough Victoria Northumberland and Clarington Roman Catholic Separate School Board 8.2 Comments have yet to be received from Clarington Public Works, Central Lake Ontario Conservation Authority, Northumberland, Clarington Public School Board, Durham Region Planning and Works Departments. 9. STAFF COMMENTS: 9.1 The applicant has applied for a plan of subdivision and a zoning amendment to permit the development of 131 residential units, 11 being single detached and 120 being semi - detached or linked dwellings units. The proposal also contains a park block and an open space block. In addition, the applicant has added the lands situated at the north west corner of the site to provide an access to Concession Street. Access to Concession Street was required as a condition of the previous application. The lands were previously granted draft approval in 1981 having 66 single family dwellings. In 1988 the Plan was revised to 62 single family dwellings. In 1991 the application revised the plan proposing 116 semi - detached dwellings and 1 single 610 detached dwelling. This was denied by Council. In 1992 the applicant proposed a revision which incorporated more land. This revision, having 104 semi - detached dwellings and 8 single detached dwellings was approved by Council. Attachment #3 shows the progression of revisions which have occurred. Subsequently, the applicant did not satisfy the conditions of draft approval within the specified time allotted and the approval lapsed, hence necessitating this application. 9.2 Staff have had a number of enquiries from residents. The majority of callers expressed questions of general interest such as.... What type of housing will be built? Who is the builder? Will there be an access to Concession Street or Mearns Street? The size of the park and what type of equipment will be in the Park? The residents seemed to be generally satisfied by Staff's responses. One area of concern which has yet to be addressed is how the park will develop. Citizens have stated that there is no neighbourhood park and one is needed. In order to get to a park you must cross either Mearns Ave or Concession Street. They also want to know what kind of play equipment will be provided. A park masterplan including play equipment will be detailed by the Municipality at a later date. A citizen on Merryfield Court questioned the impact southbound vehicle headlights on Street "D" would have on his property. His property is directly south of the proposed park and Street "D ". There are no structures, lots, or fences currently proposed which will block vehicle headlights travelling south on Street "D ". However, it is presently unknown if proposed grades in the open space or in the park will play an intervening factor. 9.3 The density of the subject application is 29 units per net hectare. This is within the low density parameters permitted in the Clarington Official Plan. Although the application is predominantly semi - detached /linked dwelling units, the lands to the south are almost exclusively single detached units. In fact, the overall density of the lands bounded by Concession Street, Mearns Ave, Orchard Park Drive and 611 REPORT PD -33 -97 aim the Soper Creek Tributary is 21 units per hectare. As such, Staff are satisfied that the development is providing a mix of housing. 9.4 Staff note that the plan as currently proposed does not provide a pedestrian access to Mearns Avenue. In that Concession Street and Mearns Avenue are important thoroughfares and the intersection could support a future public transit spot, pedestrian access is vital. Staff suggest that either a pedestrian walkway is provided in proximity to Lots 17 or 18 on the draft Plan, or that Street "C" be extended out to Mearns Avenue and functioning as a service lane. Staff note that if the applicant redesigns the plan with Street "C" as a service lane, the applicant will be able to accommodate four (4) more semi - detached /link lots. 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 application submitted and for Staff to indicate issues or areas of concern regarding the subject application. It is recommended the application 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, Franklin Wu, M.C.I.P. Director of Planning and Development HB *FW *jip Reviewed by, Attachment #1 - Key Map Attachment #2 - Proposed Plan of Subdivision Attachment #3 - Previous Revisions 612 * . Interested parties to be notified of Council and Committee's decision: Penwest Development Corporation Ltd 390 Bay St, Suite 1710 Toronto, Ontario M51-1 2Y2 G.M Sernas and Associates 110 Scotia Court, Unit 41 Whitby, Ontario L1 N 8Y7 Pauline Goselin 38 Peachtree Cres Bowmanville, Ontario L1 C 4K8 Holger Oberlander 10 Merryfield Crt Bowmanville, Ontario L1 C 412 Gord Jebson 23 Peachtree Cres Bowmanville, Ontario L1 C 4K8 Gary Robinson 12 Merryfield Court Bowmanville, Ontario L1 C 412 Darrel McMahon 77 Mearns Ave Bowmanville, Ontario L1 C 3K5 PAGE 7 ATTACHMENT #1 LANDS SUBJECT TO REZONING aM..: CURRENTLY ZONED EP :;;'::':. CURRENTLY ZONED R1 APPLICATION :•i a. ,V 2 Q m J - RL TIRE IFU FTMrnm BOO WMANVILLE KEY MAP 1 a DEV. 97-006 d- o U 9 ORCHARD PARK DRIVE ATTACHMENT #2 Proposed Plan of Subdivision TRUDEAU DRIVE _ ,s� � a f A SO z z I 0 Z BRA DSHA W M E A R N S A, V­E P P U M'S STREET IS r1i IN ryl _ ,s� � a f A SO z z I M E A R N S A, V­E P P U _ ,s� � a f MEARNS A VE. 0 z ;U z z I MEARNS A VE. 0 z ;U z z PREVIOUS REVISIONS ATTACHMENT #3 ORIGINAL DRAFT APPROVAL 1.1-11WANCE 3S–A� £X Cetia PROPOSED REVISIONS 1991 N .,.,5,'S S 1 0 N S T E E, T RED LINE REVISED 1988 T 11C•A. ALLC'.ANCC 3Z-,*Al-'.N aW ooms ������� s T tR E E T 'F' PROPOSED REVISONS 1992 Lj QI /I A I ;I I I d A4ERRYWFEI � � I` . �I I 11 II I al N CURRENT APPLICATION 18T-97003 616 .— to DRAFT PLAN o' 49dN40ei pml a tot 9 —as" I MUNICIPALITY Of MAIIINGION Rt"k -Xv ORCHARD PARK PHASE V W>-M WWN OF NT•1011 GM. DP-1