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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
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Date:
Monday, December 6, 2004
Report #:
PSD-150-04
File #: ZBA 2004-045 and
18T-87021
(2e~~(~f4- '-f7'1v/.(
By-law #:
Subject:
AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION 18T-87021
ZONING BY-LAW AMENDMENT ZBA2004/045 TO PERMIT THE
DEVELOPMENT OF 267 RESIDENTIAL UNITS
APPLICANT: LIBERTY STREET DEVELOPMENTS INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
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1.
THAT Report PSD-150-04 be received;
2. THAT the applications to amend Draft Approved Plan of Subdivision 18T-87021 and
Zoning By-law 84-63, submitted by Liberty Street Developments Inc. to permit the
development of 267 residential units be referred back for further processing and the
preparation of a subsequent report; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Reviewed by:
klinWu,
Chief Administrative Officer
.,
a J. Crome, MCIP, R.P,P.
Director of Planning Services
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TW/CS/DJC/df
December 1 , 2004
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3AB T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD-150-04
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: Liberty Street Developments Inc,
1.2 Agent: Tunney Planning Inc.
1,3 Amendment to Draft Approved Plan of Subdivision:
From: 138 lots with 15.0 metre frontages for 138 single detached
dwellings, 56 lots with 18.0 metre frontages for 112 semi-detached
dwellings with a total of 256 units.
To: 78 lots with 9 metre frontages, 98 lots with 12.0 metre
frontages and 85 lots with 15.0 metre frontages all for single
detached dwellings with a total of 267 units.
1.4 Amendment to the Zoning By-law:
From: "Holding - Urban Residential Type One ((H(R1) Zone" to
appropriate zones to permit the development of single detached
dwellings on lots with 15, 12 and 9 metres frontages with reduced
exterior side and front yard setbacks and increased lot coverages.
To: Permit the proposed amendment to the Draft Approved Plan
of Subdivision.
1.5 Site Area:
17.782 hectares (43.94 acres)
2.0 LOCATION
2.1 The subject lands are located west of Liberty Street, south of Concession Road 3, being
Part of Lot 11, Concession 2 in the former Town of Bowmanville.
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
'1
3,1 The lands subject to the amendments are currently occupied by a residential sales
office for the proposed development. The remaining lands are currently vacant.
3.2 Surrounding Uses
North -
Concession Road 3, and north of it, vacant lands, a church and two
residential dwellings.
Residential dwellings, and vacant lands with a Draft Approved Plan of
Subdivision (18T-89070) for 88 units for semi-detached/link dwellings and
townhouses.
One single detached dwelling on the west side of Liberty Street and a
residential subdivision on the east side of Liberty Street consisting of
townhouses, semi-detached and single detached dwellings.
South -
East -
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REPORT NO.: PSD-150-04
PAGE 3
West -
A single detached dwelling and vacant lands with two Draft Plans of
Subdivisions. Plan 18T-89044 has been draft approved for 70 units for
single-detached, semi-detached/link and townhouse dwellings. Plan 18T-
87087 has been approved for 294 single detached, semi-detached/link
and townhouse dwellings.
4.0 BACKGROUND
4.1 The Region of Durham issued Draft Approval for Plan of Subdivision 18T-87021 in
March 1990. It was subsequently amended in March 1991 and again in March 2001.
The latest amendment was Draft Approved for 138 lots for single detached dwellings,
56 lots for semi-detached dwellings, a block for six (6) townhouse units and a block for
commercial development. The six (6) townhouse units are intended to be developed
with a townhouse block within Draft Approved Plan 18T-89070 consisting of 42 units.
The commercial block is intended to be developed with the property located on the
south-west corner of Liberty Street and Concession Road 3.
4.2 On October 5, 2004 Staff received an application to amend Zoning By-law 84-63. The
application to amend Draft Approved Plan of Subdivision 18T-87021 was received on
November 3, 2004. The applicant wishes to amend the lots in the Draft Approved Plan
which were originally approved as lots for 138 single detached dwellings and 56 lots for
semi/link residential units. The proposed change results in an overall increase in lots
from 194 to 261 and units from 256 to 267.
4.3 The following chart illustrates the differences between the Draft Approved Plan of March
1990, revised in March 1991, and March 2001 and the current proposal.
15 m Sin les 203 194 138 85
12 m Sin les N/A N/A N/A 98
9 m Semi/Link N/A 18 112 N/A
9 m Sin les N/A N/A N/A 78
Townhouses N/A 6 6 6
Total 203 218 256 267
Net Residential Densit units/ha} 11.4 12,3 14.3 15
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REPORT NO.: PSD-150-04
PAGE 4
5.0 OFFICIAL PLAN CONFORMITY
5.1 Durham Reaion Official Plan
The lands are designated as Living Area within the Durham Regional Official Plan. The
predominant use of the lands within the Living Area designations shall be for housing
purposes. The proposed uses conform to the plan.
5,2 C/arinaton Official Plan
In the Clarington Official Plan, the subject lands are designated as Urban Residential.
There is a Neighbourhood Commercial Symbol at the north east corner of the subject
lands. The lands are within the Knox Neighbourhood, which has a population allocation
of 5400 and a housing unit target of 1900. The proposed uses conform to the plan.
6.0 ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
"(Holding) Urban Residential Type One ((H}R1) Zone". A zoning by-law amendment will
be required in order to implement the proposed amendment to draft approval.
7.0 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 on Liberty Street and Concession Road 3.
7,2 Staff have received three calls from residents who reside in the vicinity of the subject
site,
Mr. Lucchi, who resides on the north side of Concession Road 3, west of Liberty Street,
inquired about the location of Lowrie Street and whether it would be adjacent to his
driveway on Concession Road 3.
8.0 AGENCY COMMENTS
8.1 Comments have not been received from the following departments and agencies:
~ Clarington Operations
~ Veridian Connections
~ Central Lake Ontario Conservation Authority
~ Region of Durham Works Department
8.2 The Clarington Emergency and Fire Services Division, Canada Post and Rogers Cable
have no objections to the proposal.
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REPORT NO.: PSD-150-04
PAGE 5
8.3 The Peterborough Victoria Northumberland and Clarington Catholic District School
Board requests that adequate provision be made for sidewalks in this development.
The Board has no other comments or concerns at this time.
8.4 The Kawartha Pine Ridge District School Board indicated that they have no concerns at
this time and advised that the proposed development will yield approximately 90
students to Harold Longworth Public School which is currently over capacity with four
(4) portables on site. The Board also indicated that they require sidewalks on interior
streets.
8.5 Enbridge, Bell Canada and Veridian Connections offered no objections to the proposal.
Each agency provided standard conditions to be included in the Conditions of Draft
Approval.
8.6 The Region of Durham Planning Department has no objection to the revised draft plan.
The conditions of draft approval provided on March 26, 1990, as amended on March 15,
2001 are still applicable, Condition 1, 4, 6 and 7 of the amended conditions of draft
approval will need to be changed to correspond with the revised plan. These conditions
will need to be complied with prior to clearance by the Region for registration of this
plan,
8.7 The Clarington Engineering Services Division have provided a number of comments
which need to be addressed prior to approvals. The applicant has met with Staff and is
working to satisfy the concerns of this Department. The following highlights some of
the comments:
. Bons Avenue is identified in the Official plan as an easUwest collector street. The
section located east of Liberty Street (Freeland Avenue) has a road allowance width
of 26.0 metres, Other draft approved sections of this street that are located to the
west have a road allowance width of 26.0 metres. The subject draft was previously
approved with a configuration that aligned directly with Freeland Avenue,
· Due to the presence of an easement the owner will be unable to construct a portion
of Jennings Place. The applicant proposes to construct a temporary road until such
time as the permanent road can be constructed. The road design concept illustrated
on the draft plan must show the turning radius for a snow removal vehicle. Further
consultation with Staff is required.
· If the applicant wishes to pursue setbacks of less than 4,5 metres it will be
necessary to provide preliminary engineering designs which demonstrate how these
residential dwellings can be constructed in accordance with municipal lot grading
guidelines,
· The design of storm sewers and storm water management facilities is based upon
the concept of a maximum 40% lot coverage area. Increasing the permitted lot
coverage area will also increase the rate of storm water runoff and the rate and
volume of storm water drainage flows. Preliminary estimates show an increase of
between 4 and 5%. Downstream storm ,sewers and storm water management
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REPORT NO.: PSD-150-04
PAGE 6
facilities have already been constructed based upon standard lot coverage areas
and it is not clear if an increase can be accommodated. The potential impact of
increasing the permitted lot coverage area is unknown, Prior to approval of this
zoning change the applicant's engineer must address this concern to the satisfaction
of the Director of Engineering Services.
9.0 STAFF COMMENTS
9,1 9.0 and 12.0 Metres Sinale Detached Dwellinos
The applicant wishes to amend the existing Draft Approved Plan of Subdivision to
permit the development of only single detached dwellings. The applicant has requested
lots with a minimum of 9.0 metres frontages for single detached dwellings on an interior
lot and 12.0 metres on a corner lot rather than an 18 metres semi-detached or link lot.
The 9.0 metres single detached dwellings will have a similar housing form to the
previously approved 18.0 metre semi-detached link lots with the exception of the link
which is typically accomplished by using a bar to link two units below grade. The
minimum lot area would be slightly decreased for each dwelling unit and the separation
distance between dwellings would remain the same (eg. an interior side yard setback of
1.2 metres on one side and 0.6 metres on the other).
The applications proposed to replace some of the 18.0 metres semi-detached links and
some of the 15.0 metres single detached lots with 12.0 metres single detached lots.
This provides a good variety of housing types. For the 12.0 metres single detached
lots, a corner lot frontage of 13.8 metres was requested. Typically 15.0 metres would
be required.
9.2 Front and Exterior Side Yard Setbacks
It is intended that houses will be constructed with porches and balconies and the
applicant has asked for reduced front and exterior side yards for porches and balconies.
A reduction in the exterior side yard setback to the dwelling has also been requested.
The reduced setbacks and the extensive use of porches is designed to provide an
attractive residential environment and encourage social interaction. The reduced
setbacks have been requested for all lots and are outlined in the table below.
Front
3.0 metres
4.5 metres
6.0 metres
Exterior
Side Yard
1.2 metres
3.0 metres
6.0 metres
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; REPORT NO.: PSD-150-04
PAGE 7
Engineering Services has concerns with the reduction in setbacks. A further
examination in regards to sight triangles, grading and drainage and retaining walls will
be required.
9.3 Increased Lot Coveraae
An increase in lot coverage from 40 to 45 percent was also requested for the 9 metres
minimum lot frontage, Along with the reduced front and exterior side yard setbacks for
all lots in the plan, this will provide the applicant with the ability to intensify the
development by permitting a larger building footprint on all lots.
The applicant has requested an exemption in lot coverage for unenclosed porches and
balconies. It is proposed that on an interior lot, a porch up to a maximum of 12 square
metres in area be permitted. For an exterior lot, porches with a maximum area of 20
square metres is proposed. The table below represents the increase in lot coverage for
the 9.0, 12.0 and 15.0 metres lots using the minimum lot area requirements and the
requested maximum area for porches and balconies.
15.0 metres
12.0 metres
9,0 metres
Assuming porches and balconies are constructed, the lot coverage for 15.0, 12.0 and
9.0 metre lots could reach a maximum of 43.6, 45.5 and 52.4 percent, respectively.
Excluding porches from lot coverage will be reviewed in consideration of setbacks and
grading,
9.4 Streetscape Improvements
The applicant intends to provide an entry feature at Bons Avenue and Liberty Street and
Concession Road 3 and Lowrie Street. The entry features will provide a sense of place
for the proposed community. Urban design features will also be incorporated into the
development which includes fencing, landscaping and lighting.
The applicant has indicated that most of the proposed entry features will be located on
private property and will be transferred to future homeowners. Staff requests that the
applicant ensures potential purchasers are aware of these features through the
purchase and sale agreement. The applicant is to provide details regarding the
maintenance and protection of the entry features to the Municipality as they are
intended to become an integral part of the future community.
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REPORT NO.: PSD-150'()4
PAGE 8
9.5 Road Infrastructure
The road infrastructure maintains a similar pattern to what had been previously Draft
Approved (See Attachments 2 and 3). Modifications to the road network are discussed
below.
Due to the location of an easement for a private septic system servicing the property
located at 342 Liberty Street North, the applicant will not be able to construct a portion
of Jennings Place until such time as the homeowner agrees to connect to municipal
water and sanitary sewer services, which will be made available by the developer. As
an interim solution, the applicant is proposing to construct a temporary road. Details
regarding the construction and design of this road will have to meet the requirements of
Engineering Services.
The applicant proposes to relocate the road from Concession Road 3, identified as
Lowrie Street east of the location that was previously Draft Approved. The street was
relocated to avoid conflict with the future Collector Road designated for lands to the
west of this development and identified in the Official Plan.
On the previously approved Draft Approved Plan, Lowrie Street was to connect with
Argent Street to the south. Engineering Staff expressed concern that this would
become a thoroughfare, acting as a Collector Road, rather than a Local Road. As a
result the mid-section of the proposed street has been replaced by a walkway. This
satisfies Engineering Services comments, while maintaining a grid system for
pedestrian use, Special attention will have to be given to the dwellings that abut the
walkway in regards to placement and design.
The window street identified as Jennings Place has been extended to the east from the
previously approved plan. A cul-de-sac was originally located to the north of the
existing single detached dwelling fronting onto Liberty Street. The cul-de-sac has been
moved to the west end of the development and is identified as Brough Court.
Section 9.5.5 and 19.7,2 of the Official Plan contain principles for residential
neighbourhoods to develop with a grid street system. Section 19.7.2 also indicates that
cul-de-sacs are generally not permitted. The purpose of these principles are to
encourage multiple routes and connections for pedestrian and vehicular use. This
proposai does contain a cul-de-sac, as did the previous Draft Approved Plan. However,
it should be noted that the plan does maintain a grid system with opportunities to
connect to the lands to the west and south. The walkway connecting Lowrie Street to
Argent Street maintains the pedestrian grid system, meeting with the intent of the
Official Plan.
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~ REPORT NO.: PSD-150-D4
PAGE 9
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 Amendment to Draft Approved Plan
Attachment 2 - Draft Approved Plan of Subdivision 18T-87021, March 2001
Attachment 3 - Proposed Revision to Draft Approved Plan of Subdivision 18T -87021
List of interested parties to be advised of Council's decision:
Lisa D'Angelo
Steve Lucchi
Nancy Barnes
Kevin Tunney
bill
CONCESSION ROAD 3
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ZBA 2004-045
Zoning By-law Amendment
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Redline Revision to Draft Approved
Plan of Subdivision 18T -87021
Owner: Liberty Street Developments Inc.
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ATT~HMENT 2
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