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Home My WebLink AboutPSD-098-04 ClfllmglOn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Tuesday, September 7, 2004 Report #: PSD-098-04 , File #: COPA 2004-003 and ZBA 2004-027 /!.e~ :jf; {!, (JjJ -3'f 10 0 'f By-law #: SUBJECT: CLARINGTON OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT TO PERMIT A 62 UNIT TOWNHOUSE COMPLEX APPLICANT: THE KAITLlN GROUP RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-098-04 be received; 2. THAT the applications to amend the Clarington Official Plan and Zoning By-law submitted by the Kaitlin Group to permit a 62 unit townhouse complex be referred back to staff and held in abeyance until the completion of the Brookhill Subwatershed Study and the Brookhill Secondary Plan; and, 3. That the interested parties listed in this report and any delegations be advised of Council's decision. , MCIP, R.P.P. lanning Services Rw;"""" by r:2:. ~ anklin Wu, f Chief Administrative Officer CSllDJC/sh 26 August 2004 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623- 3379 F (905)623-0830 607 , REPORT NO.: PsD.098-04 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: The Kaitlin Group 1 .2 Agent: Mr. Kelvin Whalen 1.3 Owner: Mr. Robert Stevens 1.4 Official Plan Amendment: To add a Medium Density symbol to permit the development of 62 townhouses. To amend Table 9-2, by increasing the housing targets for the Brookhill Neighbourhood from "1750 to "1825", the Medium Density units from "350" to "425" and all other corresponding totals. To amend Map E2 by increasing the population target for the Brookhill Neighbourhood from 5000 to 5200. 1.5 Amendment to Zoning By-law: To change the current "Agricultural (A) Zone" to an appropriate zone to" permit the proposed use. 1.6 Site Area: 8.7 hectares (21.49 acres) 2.0 LOCATION 2.1 The subject lands are located east of Regional Road 57, north of Stevens Road, being Part Lot 13 and 14, Concession 2 in the former Town of Bowmanvilfe. 3.0 BACKGROUND 3.1 On June 3, 2004 Staff received applications to amend the Clarington Official Plan and Zoning By-law. The Official Plan amendment requests a designation to permit the development of 62 townhouse units. The amendment also necessitates changes to population and housing targets for the Brookhill Neighbourhood. 3.2 The subject property is zoned "Agricultural (A)" and "Environmental Protection (EP), in consideration of the Bowmanville Creek and associated valleylands. The lands considered for development are outside of the EP zone. 3.3 The lands are located within the Brookhill Neighbourhood. A sub-watershed study is currently underway and will be completed in late 2004, early 2005. A Secondary Planning excerise will commence in 2005 subject to funding. 608 REPORT NO.: PsD-098-04 PAGE 3 4.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 4.1 The majority of the site is relatively flat, however the outside fringe, is wooded, and is part of the Bowmanville Creek valleylands. The flat portion of the site supports a single detached dwelling and tennis courts. 4.2 Surrounding Uses North - Bowmanville Creek valleylands South - two single detached dwellings East - Bowmanville Creek valleylands West - Existing estate residential subdivision 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Region Official Plan The lands are designated as Living Area within the Durham Regional Official Plan. Lands designated as Living Area permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes and tenure. The proposed uses appear to conform to the Plan. 5.2 Clarington Official Plan The Clarington Official Plan, designates the subject lands as Urban Residential and Environmental Protection. The lands are within the Brookhill Neighbourhood, which has a population of 5000 people and a housing unit target of 1750. Medium Density residential uses shall be developed at 31-60 net residential hectare. The predominant housing form shall be townhouses, triplexlquadraplex, and low-rise apartments to a maximum of four storeys. The applicant is requesting the addition of a Medium Density symbol to permit the development of 62 townhouses. The proposed amendment would require changes to Table 9-2 of the Official Plan, which identifies the Neighbourhood Planning Units by name, population and housing unit target. The amendment would change the housing target for the Brookhill Neighbourhood Planning from "1750" to "1825" and from 350 medium density units to 425 units. All other corresponding totals must also be amended. The Environmental Protection Area is in consideration of a significant woodlot and significant valleylands identified on Map C1, Natural Heritage System in the Clarington Official Plan. An Environmental Impact Study (EIS) shall be undertaken for development within or adjacent to any natural heritage feature identified on Map C. The Municipality with the assistance of Central Lake ~ 609 REPORT NO.: PsD-098-04 PAGE 4 Ontario Conservation Authority will prepare the Terms of Reference and administer the EIS process however the expense of the study will be boume by the proponent. The subject site is located within 300 metres of the St. Lawrence and Hudson Railway corridor and therefore a noise study is required in accordance with Section 19.11.2 of the Official Plan. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 as amended zones the lands "Agricultural (A)" Zone and "Environmental Protection (EP)" Zone. A zoning by-law amendment will be required in order for development to proceed. 7.0 AGENCY COMMENTS 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site, A Public Meeting sign was installed on the subject property. 7.2 Staff have received a number of calls and emails from area residents concerned about the proposed amendments. The concerns of area residents are summarized below. >- Townhouses are not compatible with the adjacent estate residential subdivision; >- Townhouses will have a negative impact on property values; >- Increased traffic on Stevens Road will exacerbate the existing problem of turning onto Regional Road 57; >- Impact on the natural environment; and >- Development is premature until the Brookhill sub-watershed study is finalized and effects of development on the watershed, specifically groundwater and existing wells are known and communiciated. 7.3 Dr. Allan Sylvester resides at 51 Stevens Road inquired as to how his access will be affected. Dr. Sylvester's has two accesses, one being the extension of Stevens Road and the other west on Stevens Road near his bam. 8.0 STAFF COMMENTS 8.1 Comments are outstanding from the following departments and agencies: >- Clarington Engineering Services Department >- Central Lake Ontario Conservation Authority >- Public School Board 610 REPORT NO.: PsD-098-04 PAGE 5 ~ Separate School Board ~ Region Of Durham Planning Department ~ Region of Durham Works ~ Canada Post Corporation ~ Bell Canada ~ SI. Lawrence and Hudson Rail 8.2 The Clarington Emergency and Fire Services has no objection. 8.3 Enbridge Gas, Roger Cable and Veridan Connections have no objections. 8.4 The Region of Durham Health Department has no objection. 9.0 STAFF COMMENTS 9.1 The applicant wishes to develop 62 townhouse units on the subject property. The applicant advises that the townhouses will be upscale condominium units. In order to the facilitate the proposed development, amendments to the Clarington Official Plan and Zoning By-law are required. 9.2 An EIS will be required to determine the area of development and any mitigation measures required. The background information and recommendations resulting from the Brookhill Subwatershed Study are important in preparing the Terms of Reference for the EIS. 9.3 The subject lands are situated within the Brookhill Subwatershed Study and the Secondary Plan Study Area for the Brookhill Neighbourhood. The applicant has been advised that staff consider the applications to be premature until such time as the secondary plan has been finalized. The applicant would like the applications to be considered as input into the overall planning process for the Brookhill Neighbourhood. 9.4 The subject lands contain portions of the Bowmanville Creek valley that should be acquired to facilitate the expansion of the trail system. If this proposal were to be considered for approval, staff would recommend that: a) all of the Bowmanville valley lands and buffer area as defined by Central Lake Ontario Conservation be transferred to the Municipality for a nominal fee; b) a connecting open space and trail link be provided to connect the valley lands with Stevens Road for a nominal fee; and c) the applicant make an appropriate contribution to the construction of the trail system. 9.5 A number of residents have raised concerns regarding the compatiblity between the townhouse complex and the large lot development of Stevens Road and Munday Court. The existing homes were developed to a rural standard and 611 REPORT NO.: PsD-098-04 PAGE 6 these homes have now been incorporated into the urban area. This issue will need to be considered carefully. 9.6 A turning circle is shown at the end of Stevens Road. Access into the townhouse is shown on a portion of road allowance closed by by-law and ultimately conveyed to Dr. Slyvester. The access will have to be relocated or additional lands will need to be acquired. 10.0 CONCLUSIONS 10.1 The purpose of this report is to satisfy the requirements under the Public Meeting under the Planning Act, and taking into consideration the outstanding comments, staff respectfully request that this report be referred back to staff for further processing and the preparation of a subsequent report. Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Amendment to the Claririgton Official Plan List of interested parties to be advised of Council's decision: Mr. Glenn Jager 14 Munday Court Bowmanville, Ontario L 1C 4R7 Mrs. Nancy Lewis 12 Munday Court Bowmanville, Ontario L 1C 4R7 Mr. Robert Stevens 33 Stevens Road Bowmanville, Ontario L 1C 3K4 Kelvin Whalen The Kaitlin Group 1029 McNicoll Ave Scarborough, Ontario M1W 3W6 Dr. Allan Sylvester 51 Stevens Road Bowmanville, Ontario L 1 C 4R7 Mr. & Mrs. Larry Grabowski 1 Luverne Court Bowmanville, Ontario L 1 C 4R7 612 ATTACHMENT 1 /. '~~'TI;(,.... A;:>// ~:-~ ------~---~--~----~i -~--~---~----<~~~J:_~~~:~---------- ~ i ---If :\~ :;'~ ~-: ~,": ~ ~ ~~' ~ ~I/)~~--~~~~--~~~~-~-~-:-~--~:,:,~ ! '--L--k--::'--~-7 '_--I: _,-,' ~ "'-"""-""~':::::::------1 ~'~ .@\J - -- -I ~'~,-r--_e,- --=i~ I -r-:-.....------~ .~"@ 0) :\., --! 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LOCATION: The subject site is located within the proposed condominium development site north of Steven's Road and east of Munday Court, Bowmanville and is contained within part of Lots 13 and 14, Concession 1, and part of Lots 13 and 14, Concession 2, in the Former Town of Bowmanville, BASIS: This amendment is based on the resolution of the General Purpose and Administration Committee on _ with respect to Official Plan Amendment Application ACTUAL AMENDMENT: The Municipality of Clarington Official Plan is hereby amended as follows: i) By amending Map A3, as indicated on Exhibit "1" attached to this amendment. ii) By amending Table 9-2 by: a) By adjusting the housing targets for the Brookhill Neighbourhood (N11) as follows: Medium Density Total from "350" to "425" from "1750" to "1825" b) By adjusting the totals for Bowmanville area as follows: Medium Density Total from "3275" to "3350" from "22225" to 22300" IH4 2 So the appropriate lines of Table 9-2 read as follows: Table 9-2 Housing Targets by Neighbourhood Urban Area Housing Units Neighbourhoods Residential Areas Central Areas Intensification Total Bowmanville Low Medium High Medium High N11 Brookhill 1325 425 0 0 0 75 1825 TOTAL 12975 3350 875 1225 1875 '1800 22300 iii) By adjusting the population target for the Brookhill Neighbourhood (N11) on Map E2 - Neighbourhood Planning Units: Bowmanville Urban Area from 5000 to 5200, as shown on Exhibi(2." IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official Plan, as amended regarding implementation of the Plan shall apply 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 to this Amendment. 615 . < . EXHIBIT "1" AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP A3, LAND USE, BOWMANVILLE URBAN AREA t .--- I I I @ o 200 400 600 800 m 200 m @. @ @ . .. @ ~. .. . @ I:i '" 00 _. B m " I I I @ I :' I iG .. ~ 616 ,- . EXHIBIT "2" AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP E2, NEIGHBOURHOOD PLANNING UNITS, BOWMANVILLE URBAN AREA =- I I I I CONCESSION ROAD 3 r------ I .l__ ~ ~ o 1'i oc 9 KNO (540 ) CHANGE POPULATION FROM "5000" TO "5200" I 12' I DARUNGTDN GREEN (2800) I 14 WAVERLY (4200) I 13 WESiVALE ( 0) o << o oc z w w oc o t o 200400600800 m ,......, 200 m " o OC '" m ~ I I Ji --! I I I -!L 1;;' ~I ::::t BASELINE ROAD HIGHWAY 40, ~ LAKE OIVl"4R/O MAP E2 NEIGHBOURHOOD PLANNING UNITS BOWMANVILLE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON FEBRUARY 2, 1999 REFER TO SECTIONS SAND 9 96-054 - - - URBAN BOUNDARY NEIGHBOVRHOOO BOUNDARY (1000) POPULATION 617 THIS CONSOUDATION IS PROVIDED FOR CON\lENIE:NiCE ONLY AND REPRESENTS REQUESTm MODIFlCATlexiS AND ,6Pf'RO\lAlS