HomeMy WebLinkAboutPSD-052-13 Clarington REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: September 23, 2013 Resolution#: 9 04- -/ y-law#:
Report#: PSD-052-13 File#: S-C-2013-0003 AND ZBA 2013-0019
Subject: APPLICATION FOR A DRAFT PLAN OF SUBDIVISION AND TO AMEND THE
ZONING BY-LAW
APPLICANT: ZEMER HOLDINGS LTD.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-052-13 be received;
2. THAT the application for proposed Draft Plan of Subdivision, S-C-2013-0003, submitted by
Zemer Holdings Ltd. continue to be processed including the preparation of a subsequent
report;
3. THAT the application for Zoning By-law Amendment, ZBA 2013-0019, submitted by Zemer
Holdings Ltd. to implement the proposed Draft Plan of Subdivision S-C-2013-0003
continue to be processed including the preparation of a subsequent report; and
4. THAT all interested parties listed in PSD-052-13 and any delegations be advised of
Council's decision.
Submitted by: Reviewed by: i
Da ' J rome, MCIP, RPP Franklin Wu,
Di ector of Planning Services Chief Administrative Officer
ATS/CP/df
13 September 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-052-13 PAGE 2
1. APPLICATION DETAILS
1.1 Owner/Applicant: Zemer Holdings Ltd.
1.2 Agent: Michael Smith, Planning Consultants Development Coordinators
1.3 Proposal: Proposed Draft Plan of Subdivision
To extend Cotton Street and create four (4) blocks for 24 street
townhouse units in Bowmanville.
Proposed Zoning By-law Amendment
To place lands in appropriate zones to permit the requested residential
uses.
1.4 Area: 1.68 ha
1.5 Location: South of CP Railway, East of Mearns Avenue, being in Part of Lot
8, Concession 1, former Town of Bowmanville (see Figure 1).
2. BACKGROUND
2.1 On July 19, 2013, Michael Smith Planning Consultants Development Coordinators
submitted an application for a draft plan of subdivision and rezoning on behalf of Zemer
Holdings Ltd. (see Figure 2).
2.2 The subject lands are located just north of registered and built out subdivisions referred
to as St. Stephen's Estates. The existing lots on Cotton Street were created between
1999 and 2002. The dwellings on lots to the south are completed, except for two lots (4
semi-detached/link units) frozen at the end of Cotton Street in the location of a temporary
cul-de-sac. This was approved and built with the expectation that Cotton Street would be
extended in the future.
2.3 The proposed draft plan of subdivision includes the extension of Cotton Street (192
metres) and the creation of four (4) blocks for 24 street townhouse units. The plan also
includes Open Space blocks that include environmental protection lands, a road widening
and an emergency access.
2.4 Studies submitted and circulated to the appropriate departments and agencies for
comments, include:
• Planning Justification Report;
• Environmental Impact Statement;
• Conceptual Stormwater Drainage and Servicing Report;
• Environmental Noise & Vibration Feasibility Study;
• Traffic Impact Study;
• Archaeological Background Study;
REPORT NO.: PSD-052-13 PAGE 3
• Energy Efficiency and Sustainability Plan;
• Environmental Screening Assessment;
• Soper Creek Tributary Floodplain Report; and
• Meander Belt Width Assessment.
The studies will be review and detailed in future reports.
Figure 1
�z
o -
Op �� y (L
� o
o
E
Z�
w
U
W `YY(�SR
h �Ov
Z
OQ am°
N U O
ga
Wm lal �
� IYCI
O
I � �
I m Y j
00
133Li1S
z
z
w
-- t U)
_- w
tl1 W
O
L --Ito- O
-o�--
--Y h- U)
F 9ovds �
�$d o
0
3nN3AV SNHV3W
REPORT NO.: PSD-052-13 PAGE 4
Figure 2
A
og
PO
Ui sic E
co
M E A R WS ROAD
REPORT NO.: PSD-052-13 PAGE 5
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 A single detached dwelling and an accessory building are located on the subject lands
with access via Cotton Street. The lands are otherwise vacant and have been used for
agricultural purposes. The main branch of the Soper Creek and a tributary cross the site
(see Figure 3).
Figure 3
r Subject Property '
A III
IV
�, r • b
,t rr
3.2 The surrounding uses are as follows:
North - Soper Creek tributary, CP Railway, stormwater management pond
South - Existing residential development (townhouse, semi/links, single
detached dwellings)
East - Soper Creek and valley system
West - Draft Approved Plan of Subdivision 18T-95030
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
The PPS identifies settlement areas as the focus of growth. Land use patterns shall be
based on densities and a mix of land uses that efficiently use land, resources and
REPORT NO.: PSD-052-13 PAGE 6
infrastructure. Natural features, surface water features and ground water features shall
be protected.
4.2 Provincial Growth Plan
The subject lands are within the greenfield area as defined by the provincial Growth Plan.
The Growth Plan establishes the target of 50 jobs and residents combined per net
hectare in the greenfield area. This target is measured across the Region of Durham.
The Growth Plan encourages the creation of complete communities that are compact and
transit-supportive, offering a diverse mix of land uses, a range and mix of employment
and housing types, high quality public open space and easy access to local stores and
services. The Growth Plan supports the identification and protection of natural heritage
features and areas that complement, link, or enhance natural systems. The proposed
development will result in approximately 53 residents per hectare.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands Living Area. Key Natural
Hydrologic and Heritage Features and High Aquifer Vulnerable areas exist in the area.
Lands within this designation shall be used predominantly for housing purposes
incorporating the widest possible variety of housing types, sizes, and tenure. Living Areas
shall be developed in a compact form through higher densities and by intensifying and
redeveloping existing areas, particularly along arterial roads. Key natural heritage and
hydrologic features are to be protected. Greenfield areas in the Lake Ontario Shoreline
municipalities shall develop at a minimum gross density of 50 persons and jobs
combined per hectare.
5.2 Clarington Official Plan
Within the Clarington Official Plan, the subject lands are designated Urban Residential
and Environmental Protection Area. Lands are within the Apple Blossom Neighbourhood
which has a current population allocation of 4,750 and a housing unit target of 1650.
The subject lands are within 120 metres of natural heritage features including a
watercourse and significant valleyland. An Environmental Impact Study is required to
assess any development proposals within 120 metres of a natural heritage feature and to
define the development limit.
Mearns Avenue is a Type C Arterial Road and Cotton Street is a local road.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) and Environmental
Protection (EP). A rezoning is proposed to permit the 24 townhouse units.
REPORT NO.: PSD-052-13 PAGE 7
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and two (2) public meeting signs were erected; one along Mearns Avenue and
at the end of Cotton Street.
7.2 At the time of writing this report, two (2) individuals have contacted staff regarding the
application with concerns about the townhouse development moving forward, including
compatibility with existing semi/link units, impact to property values, and traffic.
8. AGENCY COMMENTS
8.1 Region of Durham
At the time of writing this report, comments from the Region of Durham have not been
received.
8.2 Central Lake Ontario Conservation Authority
CLOCA has no objection to the principle of development however several items need to be
addressed prior to providing support of the proposed subdivision, including:
Defining hazard lands;
• Eliminating encroachment into slope stability setback;
• Avoiding and assessing encroachment into 30 metre setback from watercourse
through the Environmental Impact Study; and,
• Addressing technical comments regarding stormwater management and the
meander belt width assessment.
8.3 Other Agencies
Kawartha Pine Ridge District School Board, Durham Region Transit, Bell and Rogers
have no objections. Comments from other agencies are outstanding at this time.
9. DEPARTMENTAL COMMENTS
9.1 Engineering Services
Prior to final approval of the subject subdivision, the applicant will be required to
satisfactorily address comments relating to traffic, grading and drainage, servicing and
stormwater management. The submitted traffic study is satisfactory and intersections in the
vicinity will continue to operate with a Level of Service A/B which is excellent.
The Owner will also be required to address items relating to future use of other lands
owned by the applicant, future service connections, construction of an emergency access
REPORT NO.: PSD-052-13 PAGE 8
to Mearns Avenue, payments relating to front ending agreements, and dedication of a 5
metre wide trail to connect to the Soper Creek trail.
9.2 Fire & Emergency Services
The emergency access route must be signed appropriately.
9.3 Operations Department
The Operations Department has no objections.
10. DISCUSSION
10.1 The subject lands are within the urban area and designated for residential development.
However, the site is highly constrained and difficult to develop due to:
• Fixed alignment of Cotton Street;
• Inability to obtain a full secondary access along Mearns Avenue given the future grade
separation of the railway at Mearns Avenue;
• Watercourses/valleylands crossing the site; and,
• Proximity to the CP Railway.
10.2 Much of the overall site is designated Environmental Protection Area, including the Soper
Creek valley and a minor tributary which traverses the lands. The applicant is proposing to
dedicate a portion of these lands through this application and the plan shows the balance
as "other lands owned by applicant". All lands that are associated with the Soper Creek
valley and the tributary should be incorporated as open space blocks for dedication.
Additional discussion with the applicant is required on this matter.
10.3 The street townhouses proposed are six (6) metres in width. In recent years, the
Municipality has been requiring 7.5 metre townhouse lots due to parking concerns. The
single loaded road in this proposal provides for sufficient on-street visitor parking, provided
the use of the "other lands owned by applicant" can be determined.
10.4 Technical comments raised by departments and agencies will continue to be reviewed and
addressed by the applicant and their consultants.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 The purpose of this report is to provide background information on the proposed draft plan
of subdivision and rezoning submitted by Zemer Holdings Ltd. for the Public Meeting under
the Planning Act. Staff will continue processing the application including the preparation of
a subsequent report upon resolution of the identified issues.
REPORT NO.: PSD-052-13 PAGE 9
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Anne Taylor Scott
List of interested parties to be notified of Council's decision:
Michael Smith
John Passalacqua
Greg Tiller