HomeMy WebLinkAboutPSD-001-15 Clarftwn
Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Municipal
Clerk at 905-623-3379 ext. 2102.
Report To: General Purpose and Administration Committee
Date of Meeting: January 5, 2015
Report Number: PSD-001-15
File Number: S-C-2014-0001 and ZBA2014-0004 By-law Number:
Report Subject: Applications for proposed Draft Plan of Subdivision and Rezoning to
permit 61 single detached dwellings
Recommendations:
1. That Report PSD-001-15 be received;
2. That the applications to amend Zoning By-law 84-63, submitted by South Bowmanville Ltd.
together with the proposed Draft Plan of Subdivision S-C-2014-0001 continue to be
processed and that a subsequent report be prepared, and
3. That all interested parties listed in Report PSD-001-15 and any delegations be advised of
Council's decision.
Clarington
Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Municipal
Clerk at 905-623-3379 ext. 2102.
Report To: General Purpose and Administration Committee
Date of Meeting: January 5, 2015
Report Number: PSD-001-15
File Number: S-C-2014-0001 and ZBA2014-0004 By-law Number:
Report Subject: Applications for proposed Draft Plan of Subdivision and Rezoning to
permit 61 single detached dwellings
Recommendations:
1. That Report PSD-001-15 be received;
2. That the applications to amend Zoning By-law 84-63, submitted by South Bowmanville Ltd.
together with the proposed Draft Plan of Subdivision S-C-2014-0001 continue to be
processed and that a subsequent report be prepared, and
3. That all interested parties listed in Report PSD-001-15 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD-001-15 Page 2
Report Overview
The Municipality is seeking public comments on the applications submitted by South
Bowmanville Ltd. proposing to permit a 61 unit plan of subdivision on the west side of West
Scugog Lane, near the intersection of Mill Lane, just south of the Durham Christian High
School. The lands are currently designated for Urban Residential development in the
Clarington Official Plan, the valleylands surrounding Bowmanville Creek are designated for
Environmental Protection.
1 . Application Details
1.1.Owner
South Bowmanville Ltd.
1.2.Applicant:
Weston Consulting Group.
1.3. Proposal:
Proposed Draft Plan of Subdivision:
The proposed plan of subdivision includes 61 lots for single detached dwellings and 2
blocks for 3.624 ha of Open Space.
Rezoning:
To rezone the lands from "Urban Residential Type One (R1)" and "Holding—Urban
Residential Type One ((H) R1)" to appropriate zones to permit the uses presented in the
proposed draft plan of subdivision. The Open Space blocks will remain within the existing
"Environmental Protection (EP)" zone, the limits of which will be specified through the
review and acceptance of an Environmental Impact Study.
1.4.Area:
7.668 hectares
1.5. Location:
The subject lands are located on the west side of West Scugog Lane near the
intersection with Mill Lane, just south of the Durham Christian High School, and are
described as being within Part of Lots 13 and 14, Concession 2, Bowmanville.
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Municipality of Clarington
Report PSD-001-15 Page 4
2. Background
2.1. On February 28, 2014 Staff received on application to amend Zoning By-law 84-63 along
with an application requesting approval of a Draft Plan of Subdivision for the development
of 65 single detached dwellings. The application was incomplete at the time as a Phase I
Environmental Site Assessment had not been submitted. It was submitted on April 25,
2014, completing the application.
2.2. Although the application was not complete when initially submitted, the proposal was
circulated for review to the applicable departments and agencies for comment. On May
6, 2014 comments were provided to the applicant which identified substantial revisions
required to the proposal. On October 27, 2014 staff received a resubmission which
reduced the number of single detached dwellings from 65 to 61. Comments on the
current submission will be discussed in Sections 7, 8 and 9.
2.3. The applicant has submitted the following studies and reports in support of their proposal:
• Environmental Impact Study
• Functional Servicing and Stormwater Management Report
• Soil Investigation and Slope Stability Study
• Noise Study
• Planning Justification Report
• Stage 1 and 2 Archaeological Assessment
• Traffic Impact Brief
• Tree Identification and Protection Plan
• Environmental Sustainability Plan
• Phase 1 Environmental Site Assessment
2.4. Land Characteristics and Surrounding Uses
The surrounding uses are as follows:
North: Durham Christian High School
South: Residential
East: Residential
West: Bowmanville Creek and associated valleylands
Municipality of Clarington
Report PSD-001-15 Page 5
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Figure 2: Site Location
3. Provincial Policy
3.1 .Provincial Policy Statement
The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreation, park and open space; and other uses to meet long
term needs. The applicant will need to demonstrate consistency with the Provincial
Policy Statement. The most relevant policies relating to this application can be
summarized as follows:
Municipality of Clarington
Report PSD-001-15 Page 6
• New development in settlement areas shall have a compact form, a mix of uses
and densities that allow for the efficient use of land, infrastructure and public
services.
• A full range and mix of housing types and densities shall be provided to meet
projected requirements of current and future residents of the regional market area.
• A full range of built and natural settings for recreation including parks, open space
areas, trails and linkages are to be provided.
• Planning for Infrastructure and public service facilities must be efficient and cost
effective while considering climate change impacts.
• Development and site alteration shall not be permitted in significant valleylands
and woodlands. Development adjacent to natural heritage features must
demonstrate that there will be no negative impacts on the natural features or their
ecological functions.
• Development shall be directed to areas outside of hazardous lands adjacent to
rivers which are impacted by flooding and erosion.
3.2. Provincial Growth Plan
The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. Municipalities are encouraged to create complete
communities that offer a mix of land uses, employment and housing options, high quality
open space, and access to stores and services.
Growth is to be accommodated in transit-supportive communities to reduce dependence
on the automobile through the development of mixed use, pedestrian-friendly
environments. Growth shall also be directed to areas that offer municipal water and
wastewater systems. Municipalities should establish an urban open space system within
built up areas.
The subject lands are identified as Greenfield area, and 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 and jobs combined per hectare in the designated greenfield area
and is measured across the Region of Durham.
4. Official Plans
4.1. Durham Regional Official Plan
The subject property is designated "Living Areas" and "Major Open Space Areas" in the
Regional Official Plan. Lands located within the "Living Areas" designation are
predominantly to be used for housing purposes. Lands designated "Major Open Space
Areas" within urban areas are predominantly to be used for conservation purposes.
Municipality of Clarington
Report PSD-001-15 Page 7
Key Natural Heritage and Hydrologic Features on and adjacent to the site require the
completion of an Environmental Impact Study for development in proximity to features.
4.2.Clarington Official Plan
The Clarington Official Plan designates the subject lands as Urban Residential. The
lands associated with the Bowmanville Creek are designated Environmental Protection
Area. The lands are within the Knox Neighbourhood, which has a population allocation of
5350 and a housing target of 1950, 1350 of which are for low density units.
The Environmental Protection Area designation reflects the location of the
Bowmanville Creek and valleylands along the west side of the property. Significant
woodlands are also present on the subject lands. An Environmental Impact Study was
prepared giving consideration to both features.
New development in established neighbourhoods is to be designed to respect and
reinforce the physical character having regard to the pattern of lots, streets and blocks,
the size and configuration of lots, building types of nearby properties, the height and
scale of buildings and the setback of buildings from the street, rear and side yards.
5. Zoning By-law
Zoning By-law 84-63 zones the subject lands "Urban Residential Type One (R1)",
"Holding Urban Residential Type One ((H) R1)" and "Environmental Protection (EP). A
Zoning By-law amendment is required to implement the proposed amendment to draft
approval.
6. Public Notice and Submissions
6.1. A Notice of Complete Application was given by mail to each landowner within 120 metres
of the subject property on May 8, 2014. A public meeting was not scheduled at that time
since it was obvious that revisions were required to the proposed plan.
6.2 A Notice of Public Meeting was given by mail to each landowner within 120 metres of the
subject property and a public meeting notice was installed on the property in the centre of
each street frontage in December 2014.
6.3 As of the writing of this report, emails were received from 4 area residents. Two were
seeking general details, 1 had requested further notification and 1 had identified the
following concerns:
• Reduction of wildlife habitat
• Change in elevation, drainage and run-off may negatively affect adjacent
properties. The development will create additional surface run-off rain water. Mill
Lane does not have curbs to assist with run-off. Concerned that a change could
result in flooding of basements and of septic systems and overwhelming sump
pumps. Would like assurance for the handling of the surface water run-off and any
contingency if property is affected
Municipality of Clarington
Report PSD-001-15 Page 8
• Residents enjoy the property for recreational opportunities such as hiking, walking
and tobogganing. There is well worn path to the ravine. The property should be
preserved.
• Affect on property value
• Privacy will be diminished. Not financially able to fence a large yard.
• Proposed road adjacent to rear yard means that people will see down into yard
and have access to yard. Increased traffic, pollution and noise immediately behind
property with no buffer between the proposed road.
• Concerned people will short cut through their property. Currently have students
trespassing in their backyard.
• Moved to Bowmanville over 18 years ago to avoid the growth and development
that was occurring elsewhere in the Durham Region.
7. Agency Comments
7.1. Region of Durham Planning and Economic Development Department
In comments regarding the first submission, it was noted that the applicant should explore
opportunities to increase the density of the proposed subdivision. The revised plan
reduces the density in order to address technical comments from other commenting
agencies. In light of the reduction in units and density, area municipal staff are
encouraged to ensure that the overall density of the Neighbourhood Planning Area is
being satisfied with respect to the minimum density requirements of the Regional Official
Plan and the Provincial Growth Plan.
7.2.Central Lake Ontario Conservation Authority
Central Lake Ontario Conservation Authority staff provided detailed comments on the first
Environmental Impact Study. They require that the houses abutting the valley have a
single chain link fence on the property line without gated access to the valley and that the
developer prepare a homeowner's environmental guide discussing the significance of the
valley feature.
The Soil Investigation and Slope Stability Study for the proposed subdivision
recommends that concentrated flows from the site not be directed towards the slope and
that activities that will saturate the crown of the slope, such as frequent lawn watering be
prohibited. The current proposal directs the overland flow down the slope at the end of
Street 'A'. This will need to be revised to be in accordance with the slope stability study
recommendations.
A number of technical comments will need to be addressed regarding the Soil
Investigation and Slope Stability Study, and Functional Servicing and Stormwater
Management Report prior to the Central Lake Ontario Conservation Authority supporting
the development limits. Detailed comments have been provided to the applicant.
Once the hazard lands are determined and approved to the satisfaction of the Central
Lake Ontario Conservation Authority, they will be in a position to issue conditions of draft
approval as well as issue a permit for site grading.
Municipality of Clarington
Report PSD-001-15 Page 9
8. Departmental Comments
8.1.Engineering Services
Prior to final approval of the proposed subdivision the applicant will be required to satisfy
the Engineering Services Department regarding the following concerns and conditions:
• A traffic study has been submitted in support of this application. The scope of the
traffic study should be expanded to include impacts at the intersections of West
Scugog Lane/Scugog Street and West Scugog Lane/Bons Avenue/North Scugog
Court.
• A Slope Stability Study has been submitted. This study must be approved by CLOCA
prior to approval of the draft plan of subdivision. Elements which must be determined
and approved include the hazard lands and the 6m access allowance. Specific
reference to "hazard lands" as defined by CLOCA in the pre-consultation meeting
could not be found in the report, nor are "hazard lands" shown on the drawings.
• Road widening on West Scugog Lane has been depicted on the draft plan; however,
the 4.0 metre road widening on Mill Lane, as required, and identified at the pre-
consultation meeting, has not been shown correctly.
• The grading plan as submitted does not reflect the following requirements:
o All existing grades must be maintained along the perimeter of the subdivision. It
is unclear how the property lines of Lots 1 and 61 will be graded along the West
Scugog Lane road allowance.
o All residential lots or blocks must be graded in accordance with municipal
standards.
o All storm drainage flows (both minor and major) must be directed to a suitable
outfall location.
• A Functional Servicing Report has been submitted which is generally acceptable
with respect to minor flows. The development conforms to design criteria which
were used at the time the new storm sewer was constructed on West Scugog Lane.
However, the Functional Servicing Report states that major flows will be conveyed
along Scugog Street, but the grading plan implies that they will flow down Mill Lane
first which is unacceptable.
9. Discussion
9.1 The applicant needs to demonstrate consistency with the 2014 Provincial Policy
Statement through a subsequent submission that addresses all department and agency
comments. Conformity with provincial, regional and municipal policies will be determined
upon completion of the review of the subsequent submission.
Municipality of Clarington
Report PSD-001-15 Page 10
9.2 The current design and layout of the proposed subdivision is not satisfactory. Many of
the proposed lots do not have typical lot configurations in terms of shape and size.
Irregular shaped lots would make it difficult to site houses without minor variances or for
residents to determine the extent of their properties. Many of the proposed lots have
shallow lot depths that are not acceptable. The applicant has also been asked to provide
lot area calculations for all proposed lots.
9.3 There are 2 lots which front Mill Lane that are considerably smaller than the existing lots
on Mill Lane, south of the proposed development. The applicant has been asked to
combine the lots to provide a more consistent lot fabric.
9.4 The applicant requests reduction of parking spaces and to allow only outdoor 1 parking
space (2 in total). Given our experience, this is not acceptable.
9.5 The Tree Preservation Plan indicates that several trees on adjacent lands are
recommended for removal. As the applicant is required to maintain grades at the
perimeter of the plan, the need to remove trees on adjacent lands should be carefully
reviewed. If trees are required to be removed, permission will be required from the
Owner of the trees prior to Draft Approval. The Municipality must approve removal of any
trees.
9.6 Lot 28 encroaches into the hazard land area which is defined by the greater of the access
allowance from the stable slope or buffer from the dripline of the trees (Figure 1). This is
not acceptable.
9.7 The Central Lake Ontario Conservation Authority and Engineering Services noted
concerns with the Soil Investigation and Slope Stability Study and Functional Servicing
and Stormwater Management Report which once addressed may further affect the limits
of the development on the site and the design of the subdivision.
10. Concurrence
Not Applicable
11 . Conclusion
The purpose of this report is to provide background information on the proposed 61 unit
subdivision submitted by South Bowmanville Ltd. for the Public Meeting under the
Planning Act. Staff will continue processing the application including the preparation of a
subsequent report upon resolution of the identified issues.
12. Strategic Plan Application
The recommendations contained in this report conform to the Strategic Plan.
Municipality of Clarington
Report PSD-001-15 Page 11
Submitted by: Reviewed by: m z1
Davi . Crome, MCIP, RPP 7IFfanklin Wu,
Dire or of Planning Services 116 Chief Administrative Officer
Staff Contact: Tracey Webster, Senior Planner, 905-623-3379 ext. 2415 or
twebster@clarington.net
List of interested parties to be notified of Council's decision is on file in the Planning Services
Department.
The following is a list of the interested parties to be notified of Council's decision:
Jane McFarlane
Mario DiGiovanni
Jenna Locke
Amanda Kok and Patrick McGarry
Michelle Pigeon and Jimmy Blondin
Brett Weir
Jim Hansen
Ministry of Natural Resources Greater Toronto Area District
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