HomeMy WebLinkAboutPSD-020-15 Uai*igton
Planning Services
Public Meeting Report
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Report To: General Purpose and Administration Committee
Date of Meeting: March 30, 2015
Report Number: PSD-020-15 Resolution:
File Number: COPA 2003-012 By-law Number:
Report Subject: An Application by CAPREIT Limited Partnerships (Rice Development
Corporation) for an Official Plan Amendment to expand the
Newcastle Village Urban Area to accommodate the future expansion
of the Wilmot Creek Lifestyle Community
Recommendations:
1. That Report PSD-020-15 be received;
2. That staff consider the public comments received in the further processing of the
application to amend the Clarington Official Plan, submitted by the CAPREIT Limited
Partnerships, to include the subject lands within the urban area in order to permit the
expansion of the Wilmot Creek Adult Lifestyle Community; and
3. That all interested parties listed in Report PSD-020-15 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD-020-15 Page 2
Report Overview
The Municipality is seeking public comments on an application it has received. The owners
(CAPREIT Limited Partnership) of the Wilmot Creek Adult Lifestyle Community have proposed
to expand the Newcastle Village Urban Area in order to accommodate an expansion on the
west side of their existing adult community.
The purpose of this report is to receive public comments.
1 . Application Details
1.1 Owner: CAPREIT Limited Partnership
1.2 Agent: Rice Development Corp
1.3 Proposal: To amend the Official Plan, by expanding the Newcastle Village
Urban Area, to include the subject lands (see Figure 1).
1.4 Area: 28.4 hectares
1.5 Location: Lots 2, 3 and 4, Broken Front Concession, Darlington
1.6 Within Built Boundary: No
Figure 1: Subject lands proposed to be added to the urban area
Subject Lands
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Municipality of Clarington
Report PSD-020-15 Page 3
2. Background
2.1 Previous Application
In 2002, a Durham Regional Official Plan Amendment application was submitted to
incorporate the subject lands into the Newcastle Village Urban Area in order to develop
the next phase of the Wilmot Creek Lifestyle Community. In October 2003, a
corresponding application was submitted to amend the Clarington Official Plan to
incorporate the subject lands into the Newcastle Village Urban Area. Since a local
(Clarington) Official Plan Amendment cannot proceed ahead of an upper-tier (Region of
Durham) Official Plan Amendment the Clarington application was put on hold.
Following the introduction of the Provincial Growth Plan in 2005, and the beginning of the
Region of Durham's Official Plan Review, further consideration of the Regional Official Plan
Amendment application was put on hold.
In June of 2009, Regional Official Plan Amendment 128, adopted changes to the Durham
Regional Official Plan which incorporated the subject lands into the Newcastle Village
Urban Area (see Figure 2). Amendment 128 was subsequently approved by the Ontario
Municipal Board in January of 2013. Given that the proposed urban area expansion was
incorporated into the Durham Regional Official Plan, it was unnecessary for the applicant
to continue to pursue their privately initiated Amendment. That application was
subsequently closed by the Region of Durham.
2.2 Current Application
As noted, the Durham Regional Official Plan expansion of the Newcastle Village Urban
Area came into effect in January of 2013. Following the resolution of the Durham
Regional Official Plan process it is now appropriate to complete the processing of the
Clarington Official Plan Amendment which was received in 2003. Following a Pre-
consultation Meeting held in September of 2014, a request was submitted in December of
2014 to reactivate the 2003 Clarington Official Plan Amendment application.
The Official Plan Amendment application is to expand the Newcastle Village Urban Area
to include a 28 hectare parcel of land on the west side of the Wilmot Creek Community.
Part of the amendment process would involve redesignating these lands from "Prime
Agricultural" to "Urban Residential". The applicant proposes to use these lands as the
next phase of development for this community. The proposed concept envisions
approximately 560 residential units and approximately 1,900 square metres (20,000
square feet) of commercial floor space.
Municipality of Clarington
Report PSD-020-15 Page 4
Figure 2: Durham Regional Official Plan — Schedule `A' Map A5 excerpt
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Subject Lands
3. Land Characteristics and Surrounding Uses
The subject lands are currently being used for the main driveway into the Wilmot Creek
Community, the gatehouse, the sales centre and the community's model homes. The
main entrance into the Wilmot Creek Community is located just south of the eastbound
Highway 401 on-ramp.
The surrounding uses are as follows:
North - Highway 401
South - Lake Ontario waterfront
East - Wilmot Creek Lifestyle Community
West - Industrial land (Detox Environmental Ltd.)
4. Provincial Policy
4.1 Provincial Policy Statement
The primary purpose of the Provincial Policy Statement is to provide for the planning of
strong, sustainable and resilient communities for people of all ages, a clean and healthy
environment, and a strong and competitive economy.
Municipality of Clarington
Report PSD-020-15 Page 5
Future development of the subject lands, through a Secondary Plan process, will be
required to implement the Provincial Policy Statement by:
• Constructing at higher densities;
• Creating a more sustainable community through a mix of land uses;
• Limiting impacts on the natural environment; and
• Offering a variety of housing choices.
4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Durham Regional Official Plan, which is deemed to be in conformity with the Growth
Plan, has now included the subject lands within the Newcastle Village Urban Area. The
future development of the site, requires the preparation of a Secondary Plan to implement
the policies of the Growth Plan. This is expected to be achieved by incorporating a mix of
land uses and housing types in a compact but well-designed setting. The expansion of
the Wilmot Creek Community will continue to serve the growing demographic of older
adults thereby contributing to providing a full range of housing.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands "Living Areas". The
Durham Regional Official Plan states that "Living Areas" are intended to be used
predominantly for housing purposes. However, limited retailing and services, are also
appropriate when they are incorporated in a manner that is compatible with their
surroundings.
Section 7.3.13 of the Durham Regional Official Plan states that development of greenfield
sites', that are designated "Living Areas" and are greater than 20 hectares in size, shall
only proceed in accordance with an approved secondary plan.
This urban area expansion will bring the Clarington Official Plan into conformity with the
Durham Regional Official Plan.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject lands "Prime Agricultural Area". This
application is seeking to expand the urban area to include the subject lands and
accommodate the proposed residential and commercial uses. In order to do so, it has
been requested that the Official Plan designation be changed from "Prime Agricultural
Area" to "Urban Residential".
The portion of the Wilmot Creek Community that is already developed is designated
"Special Policy Area B" and "Waterfront Greenway". The "Special Policy Area B"
designation identifies this area as a distinct residential community catering to seniors and
Greenfield sites means undeveloped lands within a designated Urban Area that are not located within the
Provincial built-up area.
Municipality of Clarington
Report PSD-020-15 Page 6
retired residents. In addition, the designation recognizes that the existing area is a private
leasehold community. Infrastructure and services such as roads, garbage pickup,
recreation facilities, etc. are provided privately by the owners.
6. Summary of Background Studies
The Owner's consultant submitted a Planning Rationale Report in support of this
application. The report concludes that the proposed Official Plan amendment will:
• Bring the Clarington Official Plan into conformity with the Durham Regional Official
Plan; and
• That it conforms with all relevant Provincial land use policies.
More detailed studies for the proposed development will be submitted as part of the
subsequent Secondary Plan development and implementing Zoning By-law applications.
The Secondary Plan will be prepared by the Municipality.
7. Public Notice and Submissions
The Public Meeting Notice was mailed to all landowners within 120 metres of the subject
property.
The Notice of Official Plan Amendment and Public Meeting Notice signs were installed at
two locations on the subject property.
The applicant has advised that information regarding the Public Meeting was also
advertised on Wilmot Creek TV and the notice was posted in the recreation clubhouse.
As of the date of writing this report, Staff has received a telephone inquiry of concern
regarding the proximity of the proposed residential uses to existing industrial
development on Bennett Road. Staff has also received a telephone inquiry, and met with
three members of the Wilmot Creek Homeowner's association, regarding their concerns
with the proposed expansion. Although not in objection to the expansion of the Wilmot
Creek Community eventually, their concerns stem from the upkeep of the current
community (roads in disrepair, snow removal, promised building upgrades and at
capacity recreation facilities etc.). They would like the existing Wilmot Creek Community
to be maintained appropriately, before new residential areas are added.
8. Concurrence
Not Applicable
9. Comments
9.1 The Region of Durham expanded both the Courtice and Newcastle urban boundaries
through their Official Plan review process. Through the Official Plan Review, the
Municipality will include these urban boundary expansions into the Official Plan. However
Municipality of Clarington
Report PSD-020-15 Page 7
the applicant has chosen to reactivate their 2003 Official Plan Amendment application
parallel to the Official Plan review process.
Although the Municipality will expand the urban boundary to be in conformity to the
Region of Durham Official Plan, staff concurs with the processing of this application
independently because they were already in process.
This application is for amendment to extend to the Urban Boundary and designate the
lands as Residential. A draft concept pan (Attachment 1) has been prepared outlining
how the 560 additional residential units and commercial floorspace could be allocated.
10. Conclusion
The purpose of report PSD-020-15 is to provide background information for a Public
Meeting under the Planning Act. Staff will continue processing the application, and
subject to public comments and Council's direction will prepare a recommendation report
ahead of the Official Plan Review.
11 . Strategic Plan Application
Not Applicable
Submitted by: Reviewed by:
David rome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Lisa Backus, Senior Planner, Community Planning & Design 905-623-3379
ext. 2413 or Ibackus(a)clarington.net
Attachments:
Attachment 1 — Concept Plan
The following is a list of the interested parties to be notified of Council's decision:
Roger Howard
Bryce Jordan
Bryan Ritchie
James Russell
Byron Faretis
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Lakeview Condos 72 Units !"1'
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Thomas 109 Units
DuPtox 8 Units
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