HomeMy WebLinkAboutPSD-007-13 Clarington REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC I
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: January 21, 2013 Resolution #: 43 By-law #:
Report#: PSD-007-13 File #: S-C- 2012-0003 and ZBA 2012-0019
Subject: AN APPLICATION FOR A PROPOSED DRAFT PLAN OF SUBDIVISION AND
ZONING BY-LAW AMENDMENT TO PERMIT 166 RESIDENTIAL UNITS
APPLICANT: 1613881 ONTARIO LIMITED (METRUS DEVELOPMENTS)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-007-13 be received;
2. THAT the applications for a Draft Plan of Subdivision (S-C-2012-0003) and Rezoning
(ZBA 2012-0019) submitted by 1613881 Ontario Limited to permit 166 residential units
continue to be processed including the preparation of a subsequent recommendation
report; and
3. THAT all interested parties listed in Report PSD-007-13 and any delegation be advised
of Council's decision.
Submitted by: Reviewed by: 6
David J Crome, MCIP, R.P.P. Franklin Wu,
Director of Planning Services Chief Administrative Officer
CS/CP/df
15 January 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-0830
REPORT NO.: PSD-007-13 PAGE 2
1. APPLICATION DETAILS
1.1 Applicant: Robert Cutler, Bousfield Inc.
1.2 Owner: 1613881 Ontario Limited (Metrus Developments)
1.3 Proposal: Draft Plan of Subdivision:
To permit a 166 unit Draft Plan of Subdivision consisting of 110 single
detached dwellings, 38 linked dwellings, and 18 semi-detached dwellings, a
park block, an elementary school site, stormwater management pond and
open space.
Zoninq By-law Amendment:
Rezoning from "Agricultural (A)" and "Environmental Protection (EP)" to an
appropriate zone to permit the development.
1.4 Site Area: 21.465 hectares (49.4 acres).
1.5 Location: The lands subject to these applications are located on the east side of Green
Road approximately 700 metres north of Durham Hwy. 2, being Part Lot 16,
Concession 2 in the former Township of Darlington (see Attachment 1).
2. BACKGROUND
2.1 In November 2012, applications for a proposed Draft Approved Plan of Subdivision and
rezoning were submitted by 1613881 Ontario Limited (Metrus) to permit 166 residential
units.
2.2 The subject property is approximately 35 hectares, only 21.5 hectares are subject to these
development applications. The lands north of the future extension of Longworth Avenue are
designated "Future Urban Residential" in the Clarington Official Plan. The lands can be
developed once the Official Plan Review has been completed and lands are deemed
necessary for residential use and redesignated to "Urban Residential'.
A smaller portion, 0.47 hectares is located south of the future extension of Brookhill
Boulevard and is the current location of the sales office for Brookfield Homes and Jeffery
Homes for the lands to the west. These lands are being retained by the Owner for future
development.
Other portions, such as the small land holdings east of Green Road (a future parkette), the
stormwater management pond, outfall channel, a portion of the Brookhill valleylands and the
lands required for the future extension of Brookhill Boulevard have been dedicated to the
Municipality with the approval of the development to the west (See Attachment 1).
2.3 The Draft Plan of Subdivision was submitted generally in keeping with the Brookhill
Secondary Plan and with numerous discussions with Staff regarding the implementation of
all Draft Plans within the Brookhill Secondary Plan Area.
REPORT NO.: PSD-007-13 PAGE 3
2.4 Supporting Documentation
A number of studies have been submitted in support of the proposed the applications,
including:
• GeotechnicalInvestigation;
• Soils Report;
• Noise Impact Study;
• Phase I ESA;
• Archaeological Clearance Letter;
• Functional Servicing Report; and
• Arborist Report.
An Environmental Impact Study (EIS) was prepared in 2009 to determine the development
limits adjacent to the Brookhill valleylands, including the location of the stormwater
management pond and outfall channel required to facilitate the development on the west
side of Green Road. A second phase of the EIS is being finalized which considers the future
extension of Longworth Avenue and its crossing over the Brookhill tributary and valley. A
Public Information Centre for the EIS will be held on January 30, 2013.
3. SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The site is bisected by the Brookfield tributary and valley. The northern portion of the valley
is quite wide and treed along steep banks then gradually narrows to a less defined channel
and shallow banks in the south. The stormwater management pond and an outfall channel
for the development west of Green Road are situated on the lands south of the proposed
Draft Plan.
I 17/v
ZBA 2012-0019
SC 2012-0003
REPORT NO.: PSD-007-13 PAGE 4
3.2 Surrounding Uses
North - forested area and vacant agricultural lands
South- future extension of Brookhill Boulevard, sales office for Brookfield Homes and
Jeffery Homes and Clarington Central Secondary School
East - vacant agricultural lands, proposed Draft Plan of Subdivision applications 18T-
95027 and S-C 2010-0001
West - Urban Residential development (40M-2459) and Phase 2 of S-C 2004-004
4. PROVINCIAL POLICY STATEMENT
4.1 Provincial Policy Statement
The 2005 Provincial Policy Statement (PPS) states that new development shall occur
adjacent to built up areas and shall have compact form, a mix of uses and densities that
allow for the efficient use of land, infrastructure and public services.
Planning authorities are required to provide for a range of housing types and densities with a
ten year supply of lands which are designated and a three year supply of zoned and
serviced lands within draft approved and registered plans. New housing is to be directed to
locations where infrastructure and public services are or will be available. A full range of
housing types and densities shall be provided to meet projected requirements of current and
future residents of the regional market area.
Healthy active communities should be promoted by planning public streets and spaces that
are safe and facilitate pedestrian and non-motorized movement. A full range of publicly
accessible built and natural settings for recreation including facilities, parks, open space and
trails should also be considered.
Infrastructure and public service facilities shall be provided in a coordinated, efficient and
cost effective manner. Planning for these shall be integrated with planning for growth so that
they are available to meet current and projected needs. The use of existing infrastructure
and public service facilities should be optimized where feasible before considering
developing new infrastructure and public service facilities. The applications are consistent
with the PPS.
4.2 The Provincial Growth Plan
The Growth Plan provides a framework for accommodating growth in existing built up areas,
through intensification and redevelopment, and within greenfield areas. The subject Draft
Plan of Subdivision is within a greenfield area. New development in greenfield areas are to
be complete communities with access to a mix of jobs, services, housing, schools,
recreation and open space that is easily accessed through various modes of transportation.
The greenfield area of each upper-tier municipality will be planned to achieve a minimum
density target that is not less than 50 residents and jobs combined per hectare. Major
growth is to be directed to areas serviced by existing or planned municipal infrastructure,
such as water and sewer services. Natural heritage features that compliment, link or
enhance natural systems shall be identified and protected.
REPORT NO.: PSD-007-13 PAGE 5
5. OFFICIAL PLAN POLICIES
5.1 Durham Regional Official Plan
In consideration of development applications in designated Living Areas, regard shall be had
for the intent of this plan to achieve the following:
■ A compact urban form;
■ The use of good urban design principles;
■ A mix of appropriate uses;
■ Linkages for pedestrians and cyclists which link communities internally and externally
and to public transit;
■ A grid pattern of arterial and collector roads where necessary to support transit
supportive road pattern;
■ A Greenland system that compliments and enhances the Urban System; and
■ The balance between energy efficiency and cost.
The applications generally conform to Durham Regional Official Plan policies.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject lands "Urban Residential" and
"Environmental Protection Area". A Medium Density symbol, a Public Elementary School
and a Neighourhood Park are also shown. The detailed policies are contained in the
Secondary Plan. The proposed Plan of Subdivision does not implement the medium density
requirement.
5.3 Brookhill Secondary Plan
Community Structure
The draft Plan of Subdivision is consistent with the Principles and Community Structure
contained in the Secondary Plan. The community structure requires each neighbourhood to
be self contained with a mix of housing types and activities. Neighbourhoods must be
cohesive and comprehensible to their residents. A neighbourhood should be edged by
natural features or a primary road network. Public open spaces shall define the character
and structure of each neighbourhood. Low density housing shall be adjacent to an identified
natural feature and towards the edges of a neighbourhood.
Land Use Policies
Within the Secondary Plan the subject lands are designated as Low Density Residential,
Medium Density Residential, Environmental Protection Area, Public Elementary School,
Parks and Open Space. The proposed Plan of Subdivision does not incorporate the medium
density housing requirement.
The Brookhill Creek tributary is designated as Environmental Protection Area. No
development shall be permitted in the Environmental Protection Area, except for passive
recreation, environmental restoration and uses related to erosion control and stormwater
management. The naturalization of the Brookhill valley is required in accordance with the
REPORT NO.: PSD-007-13 PAGE 6
naturalization plan to be prepared. An Environmental Impact Study is required and has been
completed in accordance with the Official Plan.
An Elementary school site shall be located adjacent and connected to the open space
system and planned neighbourhood park sites.
Neighbourhood Parks shall form the central focus of the overall community. Neighbourhood
Parks shall perform an array of functions within the community, including active sports fields,
shall have a minimum size of 2.0 hectares and shall abut the open space system and
planned school sites and have a minimum frontage equal to 25% of the perimeter.
Stormwater management facilities are treated as public assets. The ponds will be designed
and planted with native upland, flood tolerant shoreline and aquatic specifies to provide
enhanced wildlife habitat. Ponds and the overall drainage systems are incorporated into
Greenland system.
The proposed Draft Plan of Subdivision does not conform to the Official Plan.
5.4 Amendment No.77
The proposed development complies with the new Urban Design Policies contained in
Amendment No. 77. The neighbourhood is edged with arterial roads which provide for easy
traffic movement including transit. Internally, short streets allow convenient circulation, for
walking, cycling and connection to transit routes. The Brookhill valley provides a linkage to
the north and south. The small future parkette adjacent to Green Road provides for access
through the valleyland to the park and school site for new residents to the west of Green
Road.
Community Theme plans will be required to detail the street trees and landscaping to
provide an attractive street.
An Environmental Sustainability Plan is also being required as a condition of draft approval.
This plan will detail how the owners/builders will promote energy efficiency and water
conservation, enhanced indoor air quality, use of non-toxic and recycled building products,
landscaping and tree planting programs and low energy appliances.
6. ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned "Agricultural
(A) Zone" and "Environmental Protection (EP) Zone". A Zoning By-law Amendment will be
required in order to implement the Draft Plan of Subdivision.
7. PUBLIC NOTICE MEETING AND SUBMISSIONS
7.1 The Public Notice was given by mail to landowners within 120 metres of the subject site and
Public Notice sign was placed on Green Road in accordance with the Planning Act.
REPORT NO.: PSD-007-13 PAGE 7
7.2 As of writing this report, Staff received two inquiries, one from a homeowner on Regional
Road 57. The homeowner was inquiring about the nature of the development and timing of
the extension of Longworth Avenue, west of Regional Road 57. The other individual is a
landowner north of the subject site and inquired about the timing to the development.
8. AGENCY COMMENTS
8.1 The applications for Draft Plan of Subdivision and rezoning were circulated to various
agencies for comment. Bell and Rogers Communications do not object to the proposal and
have provided Conditions of Draft Approval.
8.2 Kawartha Pine Ridge District School Board advises that these applications would generate
approximately 54 elementary students to Hampton Junior Public School/M.J.Hobbs Senior
Public School and a further 18 secondary students to Clarington Central Secondary School.
The proposed school site in the draft plan of subdivision is an acceptable location and size.
Board staff requests the Municipality ensure that public sidewalks form part of all proposed
road allowances shown on the draft plan (excluding private lanes).
Board staff also provided a number of conditions of draft approval.
9. DEPARTMENTAL COMMENTS
9.1 The Clarington Emergency & Fire Services advises that no fire safety concerns were found.
9.2 The Clarington Engineering Services Department advises that a number of matters must be
addressed prior to draft plan approval being considered.
Road Patterns
The alignment for Longworth Avenue between Regional Road 57 and Green Road
has not yet been finalized. The Longworth Avenue road allowance alignment in this draft
plan must reflect the future Longworth Avenue extension from Clarington Boulevard to
Regional Road 57. Longworth Avenue at the east terminus of this draft plan must be shifted
15 m south of the location currently shown, and the horizontal alignment from Clarington
Boulevard to Green Road must be adjusted.
Drainage, Gradinq and Stormwater Management
The Brookhill East Functional Servicing Report has been submitted in support of this
application. The report addresses, among other things, grading, drainage and stormwater
management. The area on the west side of the Brookhill Tributary was previously included
in the Brookhill West Stormwater Management Report. The area on the east side of the
tributary has been addressed in the functional servicing report submitted with this
application. The proposed grading, drainage and stormwater management are satisfactory.
REPORT NO.: PSD-007-13 PAGE 8
Traffic
The Brookhill Neighbourhood Traffic Impact Study was submitted and ultimately approved in
2008 (revised in 2010). Certain traffic and growth related assumptions were made in that
report. The report is currently being updated. The cost of any road upgrades/improvements
deemed necessary will be 100% the responsibility of the applicant.
Regional Services
Water and sanitary servicing have been addressed in the Brookhill East Functional
Servicing Report. Servicing will also be subject to the approval of The Region of Durham.
Phasing
The applicant must submit a phasing plan for this development which will be subject to the
approval to the Director of Engineering Services. The phasing plan must address the co-
ordination of the development of some phases with the development of adjacent lands,
specifically:
• the construction of Street `E' cannot proceed until the Municipality has approved the
reconstruction of Green Road to a full urban standard from Harvey Jones Avenue to
future Longworth Avenue.
• development on the east side of the tributary cannot proceed until Clarington
Boulevard has been constructed from its current north terminus to future Longworth
Avenue to a full urban standard and until Longworth Avenue has been constructed
from Clarington Boulevard to Green Road to a full urban standard including the
tributary crossing structure.
• Brookhill Boulevard must be constructed to a full urban standard from Green Road to
Clarington Boulevard in conjunction with the development of this draft plan.
Parking
An on-street parking plan must be submitted, which is satisfactory to the Director of
Engineering Services prior to draft approval.
Rear Lane
The Engineering Services Department does not support the "private lane" depicted in the
northwest corner of the draft plan. Maintenance of this rear lane would be problematic as it
is proposed to dead end at its east limit. As well, the intersection of the rear lane with Green
Road is too close to the intersection of Green Road and Longworth Avenue. Alternatives to
this configuration have been discussed with the developer, and the lands on the north side
of the cul-de-sac must access Street `E' directly.
Comments were also provided on the details of the draft plan and will be provided to the
applicant for consideration and action thereon.
REPORT NO.: PSD-007-13 PAGE 9
10. DISCUSSION
10.1 The proposed draft plan is generally consistent with the community structure in the Brookhill
Secondary Plan. The draft plan is edged by two arterial roads, Green Road and the future
extension of Longworth Avenue, and future collector roads, Brookhill Boulevard and
Clarington Boulevard. The Brookhill valleylands form the spine of the Brookhill Secondary
Plan Area, making connections north and south into the Bowmanville Creek valley system.
The elementary school site and park form the central focus of the entire Brookhill
neighbourhood.
10.2 Development Limits
The limits of development were established through the preparation of an Environmental
Impact Study EIS (Phase 1). The EIS was required in advance of the submission of this plan
since the limits of the stormwater management pond and outfall needed to be determined for
those lands to the west of Green Road currently under development. In addition, the EIS
recommended a 5 metre buffer from the top of bank.
A final draft of the Phase 2 EIS is under review. This EIS determines the location of the
future extension of Longworth Avenue west of Regional Road 57 to the urban boundary in
proximity to the Provincially Significant Wetland. It also determines the location of the
crossing of the Brookhill tributary west of the future extension of Clarington Boulevard.
10.3 Roads, Trails and Cycling
The road network is interrupted by the Brookhill valleylands, however, there are opportunities
for pedestrian connections into and across the valley system and to future park and school
developments. Streets A and C window streets allow for visual and physical access into the
Brookhill valleylands but streets B and E do not.
The cycling network will need to be further examined as part of the review of this application.
The Secondary Plan identifies a recreational trail along the Brookhill tributary.
10.4 Elementary School
A Public Elementary School is designated adjacent to future extensions of Longworth
Avenue and Clarington Boulevard. The applicant will be required to enter into discussion
with the Public School Board in order to secure the school site.
10.5 Housing Mix
The draft plan provides for a mix of low density housing forms. A variety of lot sizes for
single detached units are inter-dispersed with semi/link units. A limited number (8) of semi
units are proposed on a private lane and six are proposed on a public lane. No medium
density units are proposed.
REPORT NO.: PSD-007-13 PAGE 10
Unit Type Number of,Units
9.8m link semi 38
11.6 m single 55
12.8 m single 55
6.7 m semi 4
6.7 m lane semi 14
TOTAL Units 166
10.6 Medium Density Area
Staff have had numerous discussions with the applicant regarding the Medium Density Area
designated at the southeast corner of Green Road and the future Longworth Avenue. This is
a proposed private rear lane in this area. Access to these lands is problematic due to its
proximity to the intersection of Green Road and the future extension of Longworth Avenue.
Further discussion will be required regarding alternative housing form and access.
10.7 Alignment of Future Longworth Avenue
The exact location of the future extension of Longworth Avenue has not been finalized.
The Engineering Services Department is requesting that Longworth Avenue west of
Regional Road 57 be shifted 15 metres south. This may impact the alignment west of the
extension of Clarington Boulevard and will likely affect the size of the school and park block.
Further discussion with the School Board will be required.
10.8 Phasing and Timing of Development
A Memorandum of Understanding was executed with the proponent of this development
which provides for the timing of development in relation to infrastructure requirements not
only in the Brookhill Secondary Planning Area but within portions of the Bowmanville West
Town Centre as well. The phasing of this development will be reviewed in further detail once
all of the comments are received from the various agencies and through further discussion
with the applicant. While draft plan approval may proceed, final plan approval and
development may only commence once the Region of Durham advises the sewage capacity
is available. The commissioning of Bowmanville Water Pollution Control Plant is anticipated
in 2015.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 The purpose of this report is to provide background information for the Public Meeting as
required 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.
REPORT NO.: PSD-007-13 PAGE 11
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Cynthia Strike
Attachments:
Attachment 1- Key Map
Interested Parties to be advised of Council's decision:
West Diamond Properties Inc. and Players Business Park Ltd. c/o Bruce Fischer
R. Cutler, Bousfields Inc.
Lillian and John Bouma
Wayne and Catherine Bolahood
Greg Milosh
Attachment 1
To Report PSD-007-13
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