HomeMy WebLinkAboutPSD-050-14 If this information is required in an alternate accessible format, please contact the Municipal
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c1tvb4on Report
Planning Services
Public Meeting
Meeting: General Purpose and Administration Committee
Date: September 22, 2014 Resolution: By-law:
Report: PSD-050-14 File: S-C-2014-0002 & ZBA2014-0023
Subject: Proposed Draft Plan of Subdivision and Rezoning to permit a 90 unit
residential development
Applicant: Bowmanville Village Inc.
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
a) That Report PSD-050-14 be received;
b) That the applications for proposed Draft Plan of Subdivision, S-C-2014-0002 and Zoning
By-law Amendment, ZBA 2014-0023, submitted by Bowmanville Village Inc. continue to
be processed including the preparation of a subsequent report; and
c) That all interested parties listed in Report PSD-050-14 and any delegations be advised of
Council's decision.
Submitted by: Reviewed by.
Da . Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Municipality of Clarington
Report PSD-050-14 Page 2
Report Overview
Bowmanville Village Inc. has submitted the applications to permit a 90 unit plan of subdivision
in the Darlington Green neighbourhood north of Baseline Road near Green Road. The
applications are currently under review and the Municipality is seeking public comments on the
proposal and supporting reports and studies. The lands are currently designated for Urban
Residential development in the Clarington Official Plan, with a portion designated for
Environmental Protection.
Application Details
Applicant: Bowmanville Village Inc.
Agent: D.G. Biddle & Associates Ltd.
Proposal: Proposed Draft Plan of Subdivision
To allow the development of 90 residential units, including 80 single detached
dwellings and 2 blocks for 10 street townhouse units.
Rezoning
To rezone the lands from the existing Agricultural (A) and Environmental
Protection (EP) zone to appropriate zones that permit the requested uses.
Area: 10.67 hectares
Location: Part of Lot 17, Concession 1, Former Township of Darlington (West of McPhail
Avenue and south of Woolacott Lane). (See Figure 1)
Background
1. On July 21, 2014 D.G. Biddle & Associates Ltd. submitted applications for a proposed
draft plan of subdivision and rezoning, along with the necessary plans and supporting
studies, on behalf of Bowmanville Village Inc.
2. The subject lands are located in the Darlington Green neighbourhood along the western
edge of the Bowmanville urban area. The lands are located just south and west of an
existing plan of subdivision where construction is nearing completion.
3. The proposed draft plan of subdivision allows for the extension of Woolacott Lane and
McPhail Avenue, and proposes low density residential development, with some street
townhouse units, fronting on public streets.
Municipality of Clarington
Report PSD-050-14 Page 3
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Municipality of Clarington
Report PSD-050-14 Page 4
4. The following plans and studies in support of the application have been received and are
under review by staff and agencies:
• Planning Justification Report
• Environmental Impact Study
• Phase 1 Environmental Site Assessment
• Traffic Impact Study
• Noise Impact Study
• Functional Servicing/Storm Water Management Report
• Archaeological Assessment Reports
• Tree Preservation Plan
• Energy Conservation and Sustainability Brief
• On Street Parking Plan
Land Characteristics and Surrounding Uses
5. The lands are vegetated but vacant of structures. There is an existing grade difference of
just over 7 metres between the lowest point at the rear of existing lots along Remmington
Street, and the highest point on the subject lands. The site significantly slopes again to
the south and west towards the valley.
6. The Darlington Creek and associated natural features are part of a Natural Heritage
System on the site.
7. The surrounding uses are shown in Figure 2 and outlined as follows:
North- Single detached residential units with a registered Plan of Subdivision along
Woolacott and Buxton Lanes and McBride Avenue.
South- Single detached dwelling along Baseline Road, and lands in agricultural
production south of Baseline Road with single detached dwellings and
environmental features present.
East- Single detached residential units with a registered Plan of Subdivision along
Buttonshaw Street, McPhail Avenue, Kimble Avenue and Remmington Street,
and a block of vacant land in separate ownership.
West- Agricultural lands and environmental features, including woodlands and a
watercourse in a valley system.
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Municipality of Clarington
Report PSD-050-14 Page 6
Provincial Policy
Provincial Policy Statement
8. 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
infrastructure. Natural features, surface water features and groundwater features shall be
protected.
9. Compact and diverse developments promote active modes of transportation such as
walking and cycling. Publicly accessible built and natural settings for recreation, such as
parklands and open space areas, encourage healthy and active communities.
Growth Plan for the Greater Golden Horseshoe
10. The lands are located in a Greenfield Area outside of the Built Boundary. 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 49 residents per hectare.
Official Plans
Durham Regional Official Plan
11. The Durham Regional Official Plan designates the subject lands Living Area, and a small
portion Major Open Space. Key Natural Hydrologic and Heritage Features and High
Aquifer Vulnerable areas exist in the area. Lands within the Living Area 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. Major Open Space should
be protected including the natural heritage features contained within. Development
applications in Major Open Spaces must provide supporting studies to meet the
objectives of the Durham Regional Official Plan.
Municipality of Clarington
Report PSD-050-14 Page 7
Clarington Official Plan
12. The southwest portion of the subject land is designated Environmental Protection with
the remainder of the lands being designated Urban Residential. The Urban Residential
lands are predominately intended for housing purposes. Uses in the Environmental
Protection Area designation are limited to low-intensity recreation and protection of
natural features such as forest, wildlife and providing for management or erosion control
and stormwater management. The Official Plan requires that a setback be determined
from the natural features in consultation with the conservation authority.
13. The proposed subdivision is in the Darlington Green neighbourhood which has a housing
target of 675 low, 375 medium, and 125 high-density housing units, in addition to 125
intensification units, for a total of 1,300 units by the year 2016.
14. 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. -
15. Green Road is a designated Type B Arterial Road, however the internal streets of the
proposed draft plan of subdivision are local roads.
Zoning By-law
16. The subject lands is currently zoned Agricultural (A) under Zoning By-law 84-63. The
submitted application to amend the Zoning By-law is necessary to implement the
proposed draft plan of subdivision.
Public Notice and Submissions
17. Public Notice was given by mail to each landowner within 120 metres of the subject site
and public meetings were posted at three locations, being along Baseline Road and at
the terminus of both Woolacott Lane and McPhail Avenue.
18. As of the date of this report, several neighbouring residents have contacted staff
regarding this file requesting additional information. The residents who contacted staff
are generally not in favour of the development and would prefer the lands to remain as is.
While it appears to be understood the lands are privately owned, some residents are
using the lands as open space.
19. Residents of Buxton Lane would prefer single detached units to the rear of their lots
versus the proposed townhouse units. A resident on Buttonshaw Street raised concerns
about grading which have been passed along to the Engineering Services Department.
Municipality of Clarington
Report PSD-050-14 Page 8
Agency Comments
Kawartha Pine Ridge District School Board
20. Students generated by the subdivision would attend Dr. Ross Tilley Public School and
Clarington Central Secondary School. Public sidewalks should be required for all
proposed streets to facilitate pedestrian access.
Enbridge Gas
21. No objections
22. Comments from other agencies including the Region of Durham and the Central Lake
Ontario Conservation Authority have not been received and will be reviewed in a
subsequent report.
Departmental Comments
Engineering Services Department
23. The applicant has submitted a traffic study and a parking plan in support of the
development which are both acceptable to the Director of Engineering Services.
24. The proposed water and sanitary servicing plan is subject to the review and approval of
the Region of Durham.
25. The preliminary information submitted by the applicant indicates that the majority of
stormwater flow (both minor and major events) will be directed to the Bowmanville West
Main Central-West Detention Pond. The proposed stormwater management and storm
sewer plans are not to municipal standards and further review and discussion with
Engineering Services staff is required.
26. There are numerous long rear yard catch basin leads which may require insulation. This
is not a desirable solution to grading constraints.
27. To facilitate stormwater flows from the site to this pond the following engineering design
elements are proposed which are undesirable:
• Areas of fill as high as 7.5 vertical metres
• Storm sewers in excess of 6.0 metres deep on a local street
• A storm sewer located on the south boulevard of McPhail Avenue
28. The subject lands are located in an area of extremely hilly and steep terrain. To facilitate
grading, drainage and functional servicing of the proposed subdivision the applicant's
engineer proposes to raise the elevation of the land in some locations as much as 7.5
vertical metres higher than the existing grade. The fill and transitional slope will be
Municipality of Clarington
Report PSD-050-14 Page 9
located on Block 84 (identified as valleyland). Block 84 will be owned by the Municipality
of Clarington. This slope will be located immediately adjacent to more than 20 residential
lots, no buffer is proposed.
29. Extensive geotechnical testing of the fill area will be required to ensure stability of the fill
and resultant new slope. A flat 5m buffer strip should be provided on the top of slope
behind the proposed lots. An extensive planting plan will be required for Block 84 which
will be subject to the approval of the Director of Engineering Services.
30. The Municipality of Clarington must be provided with a suitable access location to Block
84. The access location must facilitate ease of maintenance for the Block (open space
fencing, hazards etc.) and provide access for emergencies.
31. Many lots have lateral sloping which is unacceptable.
32. The southerly 8.0 metres of Block 84 must be depicted on the plan as a separate road
widening block.
33. A concept plan for the adjacent lands to the southeast will be required in order to ensure
the coordination of servicing and access.
34. The road allowance identified as Street A must have a width of 20 metres.
35. All lots located on street eyebrows must have a minimum frontage of 15 metres.
36. The subject lands are beneficiary of downstream oversize works in the Darlington Green
drainage catchment area and the applicant will be required to reimburse the developers
of downstream work for an appropriate share of the cost of these works.
37. Staff finds the proposed grading of the proposed park block undesirable. Further, a park
concept plan was approved for the park block in 2007 which includes grading details. If
the proposed grades of the subject lands differ from the grades-contemplated in 2007,
then a revised park concept plan must be prepared by the applicant to illustrate the new
grading of the park block.
38. The Engineering Services Department finds the overall engineering design and the
proposed Functional Servicing Plan are not in the best interest of the public, and request
that the overall engineering design be revised to have general conformity with the
Municipality's engineering standards and guidelines.
Other Departments
39. The Building Division has no objections to the applications.
Municipality of Clarington
Report PSD-050-14 Page 10
Discussion
40. The subject lands are within the urban area and predominantly designated for residential
development. However the site is on a drumlin which presents unique challenges.
Following the initial review of the current development proposal, staff have significant
concerns regarding grading and servicing of the site. This necessitates a redesign of the
site.
41. A portion of the site is designated Environmental Protection Area, including the
Darlington Creek and associated valleylands. Determining an appropriate development
limit and ensuring all significant features are protected will be part of the review.
42. As the overriding technical matters are addressed staff may have additional comments
on unit types and mixes to ensure the Municipality of Clarington is achieving the desired
population and housing targets.
43. Technical comments raised by departments and agencies will continue to be reviewed
and addressed by the applicant and their consultants.
Conclusion
44. The purpose of this report is to provide background information on the proposed draft
plan of subdivision-and-rezoning-submitted-by-Bowmanville-Village Inc.--Staff will-continue--
processing the applications including the preparation of a subsequent-report upon- - -- --
resolution of the identified issues.
Staff Contact: Anne Taylor Scott, Planner ll, 905-623-3379 ext. 2414 or
ataylorscott@clarington.net
The following is a list of the interested parties to be notified of Council's decision:
Bowmanville Village Inc.
D.G. Biddle &Associates Limited
Kate Rossen
Sarah D'Andrea
Jennifer Schakelaar
Chad Kavanaugh
Darren Cross
Jill Stone
Andy Brown
John Colville