HomeMy WebLinkAboutPSD-067-13 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: November 25, 2013 Resolution#: 0 v - C By-law#:
Report#: PSD-067-13 File#: S-C-2013-0001 & ZBA 2013-0003
Subject: PROPOSED DRAFT PLAN OF SUBDIVISION AND REZONING
TO PERMIT A 114 UNIT RESIDENTIAL DEVELOPMENT
APPLICANT: POLLUX DEVELOPMENTS INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-067-13 be received;
2. THAT the application for a proposed Draft Plan of Subdivision and rezoning,
submitted by Pollux Development Inc. for the development of a 114 unit
residential development continue to be processed and that a subsequent report
be prepared; and
3. THAT all interested parties listed in Report PSD-067-13 and any delegations be
advised of Council's decision.
Submitted by: Reviewed by:
Davi4JVo�m2e, M RPP Franklin Wu
Director, Planning Services Chief Administrative Officer
ATS/CP/df/nl/av
19 November 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-067-13 PAGE 2
1. APPLICATION DETAILS
1.1 Owner/Applicant: Pollux Developments Inc.
1.2 Agent: Tunney Planning Inc.
1.3 Proposal: Proposed Draft Plan of Subdivision
To allow the development of 114 residential units, including
29 single detached residential units, and 85 medium density
(townhouse) units, roads and related services.
Rezoning
To rezone the lands from the existing residential zones to
appropriate zones that permit the uses as presented in the
draft plan of subdivision.
1.4 Area: 3.8 hectares
1.5 Location: Part of Lot 2, Concession 12, Former Town of Bowmanville
(southeast quadrant of Scugog Street and Concession Road 3)
2. BACKGROUND
2.1 On February 22, 2013, the applicant submitted incomplete applications for a draft
plan of subdivision and rezoning. Following the submission of all the necessary
plans and supporting studies, the applications were deemed complete on
October 31, 2013 and a public meeting was scheduled.
2.2 The lands were the subject of a previously approved 74-unit plan of subdivision
(18T-89044 & DEV 89-58). The draft approval lapsed in 2010 therefore it is
necessary for the owner to reapply to obtain approval for development of the
lands. In doing so, the design of the subdivision has been modified.
2.3 The applicant has submitted the following studies in support of the application
which are currently under review:
• Traffic Assessment
• Sustainability Statement
• Archaeological Assessment
• Functional Servicing Report
• Noise Impact Study
• Tree Preservation Plan
• On-street Parking Plan
• Preliminary Site Plan for Medium Density Block
REPORT NO.: PSD-067-13 PAGE 3
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site is relatively flat with some vegetation and trees, but vacant of structures
3.2 Figure 1 (next page) illustrates the surrounding uses, as follows:
North - Draft approved residential lots within the North Glen Neighbourhood,
plans of subdivision (S-C-2007-0004 & S-C-2007-0005)
South - Single detached residential units within a registered plan of subdivision
East - One existing residential lots and vacant draft approved a plan of
subdivision (S-C-201 1-0001)
West - Single detached residential units with a registered plan of subdivision on
the west side of Scugog Street
3.3 The proposed Draft Plan of Subdivision and preliminary site plan for the medium
density block are included as Figure 1 and Figure 2, respectively.
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
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. 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.
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.
Natural heritage features that complement, link or enhance natural systems shall
be identified and protected.
The subject lands are within the greenfield area, that is outside of the built-up
area. In greenfield areas, growth is to make efficient use of services and
infrastructure and be 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. The proposed draft plan of
subdivision would generate approximately 81 residents per hectare.
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REPORT NO.: PSD-067-13 PAGE 6
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
Within the Durham Regional Official Plan, the lands are designated as 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.
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;
• 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, infrastructure
and the feasibility of expansion; and
• The balance between energy efficiency and cost.
5.2 Clarington Official Plan
Within the Clarington Official Plan, the subject lands are designated Urban
Residential, with a Medium Density symbol. The use of land in the Urban
Residential designation is predominantly for single and semi detached housing
with a net density no greater than 30 units per net hectare. Medium Density
development is generally between 31 and 60 units per net hectare and in form of
townhouses and/or low-rise apartments (up to 4 storeys). The lands are within
the Knox Neighbourhood of the Bowmanville Urban Area, which has a population
allocation of 5350 and a housing unit target of 1950.
Concession Road 3 and Scugog Street are Arterial Roads. The medium density
block is located at the intersection of these roads but access is obtained
internally off of Courtney Street.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands a mix of urban residential zones
((H)R1, (H)R2 and (H)R3) and reflects the previous draft approved plan of
subdivision that has lapsed. A rezoning is required to implement the proposed
draft plan of subdivision.
REPORT NO.: PSD-067-13 PAGE 7
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the
subject site and a public meeting sign was installed along both Concession Road
3 and Scugog Street.
7.2 As of the date of writing this report, staff has been contacted by three (3)
individuals on this file. One local resident contacted staff before the application
was deemed complete and obtained more information on the development.
Another local resident attended the Planning counter with concerns that Colville
Avenue would be connected to Scugog Street. He was informed that this was not
the case and the cul-de-sac would remain. A third resident of Colville Avenue
contacted staff with concerns about pedestrian safety and traffic generated by
the development. This resident believes that adding traffic in an area where
congestion is already evident around Charles Bowman Public School will
exacerbate the problem. A copy of the traffic report was provided as requested.
8. AGENCY COMMENTS
8.1 Kawartha Pine Ridge District School Board
The school board has advised they have no objection to the applications. Any
students would attend Charles Bowman Public School and Bowmanville High
School.
8.2 At the time of writing this report, some circulated agencies have not yet provided
comments, including Regional Planning and Central Lake Ontario Conservation
Authority (CLOCA). All comments will be summarized in the subsequent staff
report.
9. DEPARTMENTAL COMMENTS
9.1 Engineering Services
Engineering Services indicates that the Traffic Assessment submitted with the
application is currently under review. Preliminary grading and servicing details
are acceptable and will be further reviewed at the detailed design stage. As
services are not yet constructed to the site, development cannot proceed until the
Municipality has approved the reconstruction of Scugog Street from Bons
Avenue to Concession Road 3 to a full urban standard.
The owner will be responsible to make a financial contribution to the oversizing of
the storm sewer from Bons Avenue to Courtney Street, as determined by the
Director of Engineering Services.
REPORT NO.: PSD-067-13 PAGE 8
The access for the medium density block along Courtney Street may be too
narrow to accommodate an end-townhouse unit, driveway and pedestrian
connection, landscaping, et cetera. The location of the driveway may also be
impacted by a potential temporary turning circle at the terminus of Courtney
Street, should this site develop before the subdivision to the east. This issue will
need to be reviewed further.
Other comments to be addressed during the review of the application include:
• Provision of sight triangles, road widenings and reserves;
• Removal/construction of temporary turning circles;
• On street parking; and
• Tree preservation.
9.2 Emergency and Fire Services
A temporary turning circle would be required at the terminus of any dead-end
streets, depending on phasing.
10. DISCUSSION
10.1 The subject lands are within the Bowmanville urban area and are designated for
residential development. The lands can be serviced by the extension of water,
sanitary sewer and storm sewer services from the south.
10.2 The proposed plan of subdivision provides for a logical extension of development
and street patterns that either exist or are approved in the vicinity of the subject
lands. The location of a medium density block at the intersection of two arterial
roads is appropriate but it may be preferable to provide for direct access and
minimize infiltration in the neighbourhood. However, this requires further review.
10.3 The vegetation features on the site are not significant from an environmental
perspective but may be considered for preservation as landscape features.
10.4 The applicant submitted a preliminary site plan for the medium density block to
demonstrate how the site can develop. Development of the block will require site
plan approval which would proceed after the subdivision and rezoning process.
Among other site plan matters, the layout of internal roads and townhouse units
will be subject to further review and the design of the block may change through
the site plan process.
10.5 Cash-in-lieu of parkland will be required from the developer.
10.6 The purpose of the Public Meeting is to gather input from the public. A future
report will be prepared once all staff and agency comments have been received
and addressed, and once all issues are resolved. The future staff report will
provide a summary of the studies submitted in support of the application.
REPORT NO.: PSD-067-13 PAGE 9
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 Pollux Developments Inc.
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: Anne Taylor Scott, Planner II
List of interested parties to be advised of Council's decision:
Pollux Developments Inc.
Tunney Planning Inc.
Gavin Lowe
Mike Selkirk
Randy Henning
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