HomeMy WebLinkAboutPSD-006-13 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: January 21, 2013 Resolution#: - -/ By-law#:
Report#: PSD-006-13 File#: COPA 2012-0007 & S-C-2012-0004
Subject: APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN AND FOR A
PROPOSED DRAFT PLAN OF SUBDIVISION TO CREATE 42 SINGLE
DETACHED DWELLING LOTS
APPLICANT: WEST DIAMOND PROPERTIES INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-006-13 be received;
2. THAT the applications by West Diamond Properties Inc. for a proposed Clarington
Official Plan Amendment (COPA 2012-0007) and a proposed Draft Plan of Subdivision
(S-C-2012-0004) continue to be processed including the preparation of a subsequent
recommendation report; and
3. THAT all interested parties listed in Report PSD-006-13 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by "
David J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
ATS/CP/df
15 January 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-006-13 PAGE 2
1. APPLICATION DETAILS
1.1 Owner/Applicant: West Diamond Properties Inc.
1.2 Proposal: A proposed Clarington Official Plan Amendment to:
Delete the Public Elementary School from the subject lands; and
• Adjust housing and population targets for the Darlington Green
neighbourhood.
A proposed Draft Plan of Subdivision to:
• create 42 single detached dwelling lots each having a minimum lot
frontage of 12.0 metres.
1.3 Area: 2.62 hectares
1.4 Location: West side of Green Road, south of McBride Avenue and described
as Block 145, Plan 40M-2378, in Part Lot 17, Concession 1, former
Township of Darlington (Attachment 1).
2. BACKGROUND
2.1 The subject lands are part of a larger plan of subdivision (18T-90051) that was draft
approved in August 2007. Construction began in 2008 following the registration of the lots
south of McBride Avenue (Plan 40M-2378).
2.2 At the time of draft approval, the Kawartha Pine Ridge District School Board (KPRDSB)
requested a public elementary school site within the limits of the original draft plan of
subdivision. Attachment 2 shows the limits of the plan of subdivision, including the subject
lands identified as a school block which was subsequently registered as Block 145, Plan
40M-2378. The lands were appropriately designated by the Official Plan for an elementary
school site.
2.3 As a condition of approval, the developer and KPRDSB were required to enter into an
agreement with respect to the purchase of the lands for a public elementary school. The
agreement was entered into on October 9, 2009 and was to expire March 1, 2013. The
agreement permits KPRDSB to terminate the agreement at any time by giving notice in
writing. Written notice was given by KPRDSB on September 27, 2012.
2.4 It is not uncommon for a local school board to give up their commitment to purchase land
for school sites. The sites are set aside at the time of draft approval, and many times the
school board cannot fully determine schooling requirements until the neighbourhood is built
out and other area schools are assessed for capacity. Provincial funding plays a large
factor in school construction.
2.5 During the review of the draft plan of subdivision, the applicant demonstrated how the
school block could be logically developed with roads and lots should the school not
REPORT NO.: PSD-006-13 PAGE 3
proceed since in almost all cases school blocks that are no longer pursued are used for
residential development.
2.6 Due to the chance that a school will not be built in a subdivision that contains a school
block, conditions of draft approval contain a requirement to post the following "Notice to
Parents" in all sales office centres.
"Notice to Parents
Students from this area may have to attend existing schools. Although a school site
has been reserved within this plan of subdivision; a school may not be built for some
time, if at all, and then only if the Ministry of Education authorizes funding and
construction of this required school."
2.7 Following receipt of the letter terminating the agreement from KPRDSB, the owner of the
lands submitted an application to amend the Clarington Official Plan to delete the public
elementary school from the site and to adjust population and housing targets. The
proposed draft plan of subdivision lays out 42 single detached dwelling lots each having a
minimum lot frontage of 12.0 metres (see Attachments 3 and 4).
2.8 As part of the complete application the following studies have been submitted:
• Planning Justification Letter Report;
• Conceptual Servicing Report;
• Noise Feasibility Study;
• Environmental Sustainability Brief; and
• Phase 1 Environmental Site Assessment.
These will be reviewed in detail at such time that a recommendation report is prepared.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject lands are currently undeveloped. A considerable amount of topsoil has been
stockpiled on the site and site construction trailers are located on the site along Buttonshaw
Street.
3.2 The surrounding uses are as follows:
North - Single detached dwellings along the south side of McBride Avenue; link
dwellings and medium density townhouse/apartment units north of McBride
Avenue
South - Single detached residential dwellings
East - Single detached residential dwellings, street townhouse dwellings, municipal
park
West - Single detached residential dwellings, future municipal park
REPORT NO.: PSD-006-13 PAGE 4
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COPA 2012-0007 and S-C 2012-0004
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
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.
4.2 Provincial 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.
The subject lands are within the Greenfield area, and outside of the built-up area. In
Greenfield areas, growth is to make efficient use of services and infrastructure and be
REPORT NO.: PSD-006-13 PAGE 5
compact and transit-supportive. Reducing dependence on the 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 and is
measured across the Region of Durham.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands Living Area. Lands
designated as Living Area permit the development of communities with defined boundaries,
incorporating the widest possible variety of housing types, sizes and tenure.
Green Road is identified as a Type 'B' Arterial Road.
Development applications in designated Living Areas, shall have a regard for the intent of
this plan to achieve the following:
• A compact urban form;
• The use of good urban design principles;
• The provision of convenient pedestrian access to public transit, educational facilities
and parks;
• A grid pattern of roads;
• The provision and distribution of parks, trails and pathways and educational
facilities;
• The types and capacities of the existing municipal services and infrastructure; and
• The balance between energy efficiency and cost.
Regional Official Plan Amendment#128 (ROPA 128), also referred to as Growing Durham,
assigns population and housing targets across the Region of Durham. Greenfield areas are
required to achieve an overall gross density of 50 residents and jobs combined per hectare.
5.2 Clarington Official Plan
In the Clarington Official Plan the subject lands are designated as Urban Residential with a
Public Elementary School. The lands are within the Darlington Green Neighbourhood,
which has a population allocation of 3200 and a housing unit target of 1300.
Green Road is a Type 'B' Arterial Road.
The Official Plan contains policies specific to schools and gives direction on appropriate
sizes and location.
REPORT NO.: PSD-006-13 PAGE 6
Clarington Official Plan Amendment No. 77 (OPA 77) contains policies on considering and
improving the public realm of developments, including streets and boulevards. Window
streets should be limited. The built form within new development should respect and
reinforce the physical character of the established neighbourhood.
OPA 77 encourages sustainable design by promoting energy efficiency and conservation,
higher densities, efficient use of infrastructure, integration of transit and green development
standards.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands "Holding — Urban Residential Type Two ((H)
R2) Zone". The proposed 12.0 metre lots would satisfy the R2 zone requirements. The
public use provisions of Zoning By-law 84-63 permitted a school within said zone.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 meters 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, one (1) resident contacted the Planning Services
Department regarding the application with an objection to the development. The resident
maintains that the school should proceed on the subject lands.
8. AGENCY COMMENTS
8.1 The applications have been circulated to a number of agencies. At the time of writing this
report, comments have not been received from the Regional Planning Department.
Comments will be included in the subsequent report.
8.2 Central Lake Ontario Conservation Authority (CLOCA) has no objections to the
applications. Existing service connections and stormwater management facilities appear
adequate to accommodate the change. Further review will take place during the detailed
design stage following approval of the draft plan of subdivision. CLOCA has provided
suitable conditions of draft approval.
8.3 Kawartha Pine Ridge District School Board has no objection to the applications.
8.4 Enbridge, Rogers and Hydro One have no objection to the applications.
9. DEPARTMENTAL COMMENTS
9.1 Emergency and Fire Services
No fire safety concerns were identified.
REPORT NO.: PSD-006-13 PAGE 7
9.2 Engineering Services
Engineering Services Department has provided the following comments:
• Grading - A conceptual grading plan has been submitted which complies with the
Master Grading plan for the Darlington Green subdivision.
• Drainage and Stormwater Management - The applicant has submitted a Conceptual
Servicing Report which complies with the intent of the Master Grading Plan in terms
of existing perimeter grades and is in compliance with the Westside Creek Master
Drainage Plan. The Engineering Services Department has minor comments with
respect to the storm sewer system.
• On-Street Parking - The applicant has submitted an on-street parking plan which
confirms that in addition to two outdoor parking spaces per lot, there is sufficient on-
street parking for this particular development.
• Street Construction - The applicant will be responsible for any improvements to
Buttonshaw Street that are deemed necessary to accommodate the proposed
residential development.
• Green Road —The site should be serviced without impacting the travelled portion of
Green Road.
• Phasing —The subdivision shall be constructed in a single phase.
• Sidewalks —A pedestrian connection is to be provided from the sidewalk on the east
side of Buttonshaw Street to the park on the west side of Green Road.
10. DISCUSSION
10.1 School Boards request that lands be set aside for future schools in the Official Plan and in
draft plans of subdivision. From time to time they are not constructed for a variety of
reasons. The decision-making process lies with the local school board, in this case the
Kawartha Pine Ridge District School Board. Students from this neighbourhood attend
nearby Holy Family Catholic Elementary School or Dr. Ross Tilley Public School on West
Side Drive. Students may also be bussed to French immersion programs at other schools
in Bowmanville.
10.2 Public concerns and comments on the applications may be focussed on the desire to have
the school proceed, unfortunately the decision to terminate the option agreement to
purchase the lands was made by KPRDSB on September 27, 2012. The Municipality of
Clarington is not party to the decision-making process for the construction of schools.
10.3 As a result of the termination of the option agreement, the owner has made application to
develop the site for residential purposes. Proceeding with residential development on the
subject lands is the logical alternative. The technical details of the application will continue
to be reviewed prior to the preparation of a subsequent report.
REPORT NO.: PSD-006-13 PAGE 8
11. CONCURRENCE — Not Applicable
12. CONCLUSION
The purpose of this report is to provide background information for the Public Meeting as
required under the Planning Act. Staff respectfully request that this report be received and
that staff continue to process the applications including the preparation of a subsequent
report.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Anne Taylor Scott
Attachments:
Attachment 1 - Key Map
Attachment 2 - Daft Approved Plan of Subdivision 18T-90051
Attachment 3 - Proposed Official Plan Amendment
Attachment 4 - Proposed Draft Plan of Subdivision
List of interested parties to be advised of Council's decision:
Kelvin Whalen, West Diamond Properties Inc.
Patrick Cruikshank
Attachment 1
To Report PSD-006-13
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Attachment 2
To Report PSD-006-13
PROPOSED
DRAFT PLAN
PMT OF LOT 17,
MUNICIPALITY OF CLARINGTON
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Attachment 3
To Report PSD-006-13
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Municipality of Clarington Official
Plan is to remove the Public Elementary School symbol west of Green
Road, south of McBride Avenue, east of Buttonshaw Street, and north of
Remington Street on Map A3 Land Use Bowmanville Urban Area and to
increase the population and low density housing target for the N12
Darlington Green neighbourhood in the Municipality of Clarington Official
Plan.
LOCATION: The subject site is located west of Green Road, south of McBride Avenue,
east of Buttonshaw Street, and north of Remington Street, in
Bowmanville, within part of Lot 17, Concession 1, in the Municipality of
Clarington.
BASIS: This amendment is based upon an Official Plan Amendment Application
filed by The Kaitlin Group, which seeks to remove a Public Elementary
School symbol.
ACTUAL
AMENDMENT: The Municipality of Clarington Official Plan is hereby amended as follows:
1) By Amending Table 9-2 by:
a. Adjusting the housing targets for the Darlington Green
Neighbourhood (N12) as follows:
Housing Units
Low From °675"to "725"
Total From "1300"to "1350"
b. Adjusting the Total Bowmanville Housing Target from "23325" to
"23375";
c. Adjusting the Total Low Density Housing Units from "13075" to
"13125";
Such that the appropriate lines of Table 9-2 read as follows:
Table 9-2
Housing Targets b Nei hbourhoods
Urban Area Housing Units
Neighbourhoods Low Medium High Intensification Total
Bowmanville 725 375 125 125 1350
N12 Darlington
Green
Total 13125 5225 3225 1800 23375
2) By Amending Map A3 Land Use Bowmanville Urban Area as shown
on Exhibit"A" attached hereto and forming part of the Amendment.
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official Plan, as
amended; regarding the implementation of the Plan shall apply in regard
to this Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official Plan, as
amended; regarding the interpretation of the Plan shall apply in regard to
this amendment.
EXHIBIT `A' TO AMENDMENT No. __________
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
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MAP A3 lJ I RESI04NTA GREEtdSPACE [� ELEMENTARYSCHOOL
LAND USE TOWN CENTRE WATERFRONT SECONDARY
BOWMANVILLE URBAN AREA GREENWAY PLANNING AREA
NEIGHBOURHOOD .C ,. COIAIAUNITY PA RK •••••••••SPECIAL PCL ICY AREA
OFFICIAL PLAN CENTRE
MUNICIPALITY OFCLARINGTON HIGHWAY COMMERCIAL DISTRICT PARK ••••.••.•••SPECIAL STUDY AREA
APRIL 2012 —�--
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Attachment 4
To Report PSD-006-13
PROPOSED
DRAFT PLAN
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