HomeMy WebLinkAboutPSD-065-13 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: November 25, 2013 Resolution#: W -5S-7- 1 By-law#:
Report#: PSD-065-13 File#: S-C 2007-0004, ZBA 2013-0012
Subject: APPLICATIONS TO AMEND DRAFT APPROVED PLAN OF SUBDIVISION AND
REZONING TO PERMIT ADDITIONAL LOTS WITH 11.3 METRES FRONTAGE
APPLICANT: 2265719 ONTARIO INC., 2084165 ONTARIO LIMITED AND
KIRK C. KEMP
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-065-13 be received;
2. THAT the applications to amend Draft Approved Plan of Subdivision (S-C 2007-0004) and
rezoning (ZBA 2013-0022), submitted by Kevin Tunney on behalf of 2265719 Ontario Inc.,
2084165 Ontario Limited and Kirk C. Kemp to permit additional lots with 11.3 metres of
frontage continue to be processed and that a subsequent report be prepared; and
3. THAT all interested parties listed in Report PSD-065-13 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by: _.
&arvO J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
CS/av/nl
November 19, 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-065-13 PAGE 2
1. APPLICATION DETAILS
1.1 Owners: 2265719 Ontario Inc., 2084165 Ontario Limited, Kirk C. Kemp
1.2 Agent: Kevin Tunney, Tunney Planning Inc.
1.3 Proposal: Proposed amendment to the Draft Approved Plan of Subdivision:
i) To eliminate all lots with 11.0 metres of frontage and introduce
additional lots with 11.3 metres of frontage to permit dwellings with
two car garages. This would have the effect of adjusting the lotting
pattern within certain areas of the plan. The result is a decrease in
the number of residential units from 1300 to 1282; and
ii) To extend Draft Approval for an additional six (6) years to 2020.
Proposed amendment to the Zoning B
i) To reflect the proposed amendment to the draft approved plan;
ii) To increase the lot coverage from 40% to 45% for the dwelling and
from 45% to 50% for all buildings and structures; and
iii) To allow the garage to project 1.0 metre in front of the dwellings front
wall or exterior side wall or covered porch.
1.4 Area: 58.4 hectares (144 acres)
1.5 Location: The subject lands are located north of Concession Road 3, east of
Regional Road 57, west of Middle Road being Part Lot 13 and 14,
Concession Road 3, in the former Township of Darlington. These lands are
located in the Northglen Neighbourhood, and referred to as Northglen West.
See Figure 1, next page.
2. BACKGROUND
2.1 In March 2008, Council supported the Director of Planning Services issuing Draft Approval
of Plan of Subdivision S-C 2007-0004, submitted by three land owners, Baysong
Developments Inc., 2084165 Ontario Limited and Kirk and Douglas Kemp. The
implementing zoning by-law amendment, By-law 2008-0065, was approved at that time.
2.2 In 2008, Baysong Developments Inc. submitted the first amendment to the draft approved
plan of subdivision, in addition to an application for rezoning. The amendment changed the
lotting pattern and the rezoning made adjustments to allow for various architectural styles
for the Baysong lands only. The amendment did not change the road pattern, the park,
school and stormwater management pond blocks or the total number of lots. The zoning by-
law amendment was approved in July 2009, while the amendment to the draft approved
plan did not occur until March 2011, following a change in ownership and the submission of
the required copies of the amended plan.
REPORT NO.: PSD-065-13 PAGE 3
Figure 1
Property Location Map(Bowmanville)
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2.3 In 2011, a second amendment to the draft approved plan and rezoning was approved,
again only for the Baysong lands. These lands were acquired by 2265719 Ontario Inc.
(Highcastle Homes, Delpark Homes and Esquire Homes) who proposed to modify the unit
mix to allow for a diverse offering of house models in the first phase of development. The
first phase was reduced in land area due to sanitary sewage constraints. The amendment,
approved in June 2011 resulted in a decrease of residential units from 1302 to 1300.
2.4 In April 2013, the landowners in Northglen West submitted applications for an amendment
to the draft approved plan and rezoning outside of the limits of Phase1, as proposed at the
time. The applicants made various minor adjustments to the applications, which delayed the
circulation and scheduling of the Public Meeting.
2.5 In August 2013, final approval and the registration of Phase 1 (40M-2497) occurred. It
included 103 singles, 30 semi-detached units and 47 townhouses for a total of 180 units.
The servicing infrastructure has been installed and home construction is imminent.
REPORT NO.: PSD-065-13 PAGE 4
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The lands subject to these applications were cleared of brush and trees and rough graded
to permit servicing of Phase 1. The balance of the land includes stockpiling of topsoil and
apple orchard.
3.2 The surrounding uses are as follows:
North: Rural residential and Quarry Lakes Golf Course
South: Concession Road 3 and beyond, existing urban residential and Hydro One's work
depot
East: Orchards and future residential (Draft Approved Plan of Subdivision S-C 2007-0005
also known as Northglen East)
West: Regional Road 57 and beyond, estate residential and the Bowmanville Creek Valley
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
The Provincial Policy Statement encourages planning authorities to create healthy livable
and safe communities by accommodating an appropriate range and mix of residential,
employment, recreational and open space uses to meet long term needs. New
development shall occur adjacent to built up areas, taking advantage of existing and
planned infrastructure, and shall have compact form, and a mix of uses and densities. The
development allows for the efficient use of land, infrastructure and public services. The
proposed draft plan of subdivision continues to offer a range of housing types and densities.
The subject applications are consistent with the PPS.
4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Growth Plan encourages municipalities to manage growth by directing population
growth to settlement areas. Growth is to be accommodated by building compact, transit-
supportive communities in designated greenfield areas with a region-wide density of 50 jobs
and persons per hectare. The proposal is approximately 78 persons and jobs per hectare.
Growth shall also be directed to areas that offer municipal water and wastewater systems.
The subject applications conform to the Growth Plan.
5.0 OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands as Living Area. The intent
of this designation is to permit the development of primarily residential areas with defined
boundaries, incorporating the widest possible range of housing types, sizes and tenure,
developed in an efficient and cost effective manner.
The subject applications conform to the Durham Regional Official Plan.
REPORT NO.: PSD-065-13 PAGE 5
5.2 Clarington Official Plan
The lands within the draft approved plan of subdivision are designated Urban Residential
within the Clarington Official Plan, with symbols for a neighbourhood park, public
elementary school and for medium and high density. A Neighbourhood Centre designation
is at the northeast corner of Regional Road 57 and Concession Road 3 which allows for
limited retail and service commercial uses.
The subject applications continue to be in conformity with the approved land use
designations for the neighbourhood.
6. ZONING BY-LAW
6.1. Within Comprehensive Zoning By-law 84-63, as amended, the subject lands have a number
of different zones all subject to a holding provision. The existing zones allow a variety of
housing forms including single detached dwellings on various frontages; semi-detached,
townhouses and three (3) storey apartment buildings. The mixed use block is zoned
"Agricultural Exception (A-1) Zone" and will remain as such until a comprehensive site plan
is submitted and approved. A Zoning By-law amendment will be required in order to
implement the amendment to draft plan approval.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site.
Public Meeting signs were installed along the frontages of Regional Road 57, Concession
Road 3 and Middle Road.
As of writing this report, there were no inquiries.
8. AGENCY COMMENTS
8.1 As of writing this report, no agency comments have been received.
9. DEPARTMENTAL COMMENTS
9.1 Engineering Services Department
The Engineering Services Department has provided preliminary comments. A stormwater
management report is required which confirms adequate capacity in the minor system,
major system and the stormwater management pond to accommodate the proposed
increase in lot coverage. The report must be satisfactory to the Director of Engineering
Services and Central Lake Ontario Conservation.
REPORT NO.: PSD-065-13 PAGE 6
10. DISCUSSION
10.1 Proposed Amendment to Draft Approved Plan
Similar to the previous amendments the road pattern, the park, school and stormwater
management pond blocks have not changed in the current proposed amendments.
This proposed amendment eliminates all the 11 metre wide lots and introduces additional
11.3 metre wide lots which shifts the lotting pattern in the entire draft plan, including minor
reductions particularly 12 metre singles and 7 metre townhouses. A lot with 11.3 metres of
frontage is desirable because it is the minimum lot size for a dwelling with an attached two
car garage.
The chart below shows the changes to the draft plan over the various amendments.
Unit Type Current Draft Phase 1 Proposed Total
Approval (40M -2497) Changes in Registered and
June 2011 Future Phases Draft Plan
10 m single 183 55 125 180
11.0 m single 140 - - -
11.3 m single 52 3 202 205
12 m single 345 37 351 388
13.5 m single 119 8 100 108
15 m single 10 10 10
18 m semi 54 30 0 30
7m townhouse 181 47 100 147
Block townhouse 88 88 88
Mixed use 126 126 126
TOTAL 1300 180 1102 1282
The result is a net decrease of residential units from 1300 to 1282.
10.2 Proposed Rezoning
The current application for rezoning requests changes to reflect the proposed amendment
to the draft approved plan, to increase the lot coverage from 40% to 45% for the dwelling
and from 45% to 50% for all buildings and structures, and to allow the garage to project 1.0
metre from the dwellings front wall or exterior side wall or covered porch projection for the
entire Northglen West lands.
As noted in Section 2.2 and 2.3 of this report, the previous amendments only affected the
lands owned by 2265719 Ontario Inc., not the balance of the lands in Northglen West. Staff
will be examining the zoning on the entire draft plan to ensure it is consistent.
10.3 Request to Extend Draft Approval for an additional 6 years to 2020
The original draft approval was given a 6 year expiry date, ending in June 2014. The six (6)
year timeframe was initially given because of the large number of units, and the phasing of
infrastructure works to support the development. Two major issues have slowed down the
REPORT NO.: PSD-065-13 PAGE 7
development of site. The former Baysong site was idle for a few years prior to being
purchased by 2265719 Ontario Inc., and the lack of sewer capacity at the Port Darlington
Water Pollution Control Plan which restricted the number of units in Phase 1 to only 180.
Further discussion on the phasing and timing of development of the balance of the lands
will be required with the landowners.
11. CONCLUSION
11.1 The purpose of this report is to provide background information on the proposed
amendment to draft approved plan of subdivision and rezoning for the Public Meeting under
the Planning Act. Staff will continue processing the applications including the preparation of
a subsequent report upon resolution of the identified issues.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Cynthia Strike, Principal Planner
List of Interested Parties to be advised of Councils Decision:
Kevin Tunney