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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
1:)1'-\ .""ZBl'>. ;;1.003,03;>' GPPo-3,o-o3
Monday September 22,2003 ""D\;;). \'&1". <1,003
Report #: PSD-105-03 File #:ZBA 2003-032, 18T-97003
By-law #:
Subject:
AMENDMENT TO DRAFT APPROVED PLAN 18T-97003,
REZONING AND PART LOT CONTROL APPLICATIONS
TO REDUCE THE NUMBER OF RESIDENTIAL UNITS BY 19
PENWEST DEVELOPMENT CORPORATION LIMITED
West of Mearns Avenue, south of Concession Street Bowmanville
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-105-03 be received;
2. THAT the applications to amend Draft Approved Plan of Subdivision 18T-97003 Zoning
By-law 84-63 and Part Lot Control, submitted by Penwest Development Corporation
Limited be referred back for further processing and the preparation of a subsequent
ffiport. .
3. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
Sob",;tted "" ~~
D vi . Crome, MCIP, R.P.P.
Director of Planning Services
Reviewed by:
o ~~-Gs4
Franklin Wu,
Chief Administrative Officer
CS*L T*DJC*sn
September 12, 2003
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
624
..... .!.
REPORT NO.: PSD-105-03
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: Stephen Pustil of Penwest Development Corp. Ltd.
1.2 Agent:
Ron Albright, Totten Sims Hubicki
1.3 Amendment to Draft Approval Plan of Subdivision 18T 97003 :
From: 29 lots with 18 metre frontages for 58 semi/link detached dwellings
To: 43 lots with 12 metre frontages for single detached dwellings.
1.4 Part Lot Control for 40M-2094
From 9 lots with 18 metre frontages for 18 semi/link detached dwellings
To: 14 lots with 12 metre frontages for single detached dwellings
1.5 Amendment to the Zoning By-law:
To change the current zoning on the unregistered portion of Draft Approved Plan 18T-
97003 and 9 Lots in the registered portion, being 40M-2094 from "Urban Residential
Type (R 1) zone" to an appropriate zone to permit the development of single detached
dwellings on lots with 12 metre frontages.
1.6 Site Area: 1.84 hectares (4.54 acres).
2.0 LOCATION
2.1 The lands subject to the amendments are located west of Mearns Avenue, south of
Concession Street, being Part Lot 9, Concession 1 in the former Town of Bowmanville.
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The lands subject to the amendments are currently vacant.
3.2 Surrounding Uses
North
Residential and vacant lands subject to an application for Site Plan
Approval for commercial development;
Residential;
Residential; and
Open space and residential.
South -
East
West
625
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REPORT NO.: PSD-105-03
PAGE 3
4.0 BACKGROUND
4.1 In June 1997, The Region of Durham issued Draft Approval for Plan of Subdivision 18T-
97003. It was Draft Approved for 128 residential units consisting of 34 lots for single
detached residential units, 47 lots for 94 semi/link residential units, a park and open
space block. A portion of the plan (46 lots) was registered in June 2002, being 40M -
2094. To date, 18 building permits have been issued in the first registration.
4.2 On July 22, 2003 Staff received applications to amend Draft Approved Plan of
Subdivision 18T-97003, and Zoning By-law 84-63. An application for Part Lot Control
was also received for nine lots in 40M-2094. The applicant wishes to amend lots in the
unregistered portion of the Draft Approved Plan and a portion of the Registered Plan,
which were originally approved as lots for semi/link dwellings, to lots for single detached
dwellings. The proposed change results in an overall reduction of 19 units or from 128
units to 109 units.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Region Official Plan
The lands are designated as Living Area within the Durham Regional Official Plan.
Lands designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure.
The proposed uses conform to the Plan. The subject property is bounded by
Concession Street to the north, which is designated as a Type "C" Arterial.
5.2 Clarington Official Plan
In the Clarington Official Plan, the subject lands are designated as Urban Residential, in
the Bowmanville Urban Area. The use of land in this designation is predominantly for
single and semi detached housing. The lands are within the Vincent Massey
Neighbourhood, which has a population allocation of 4400 and a housing unit target of
1025. 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 "Urban
Residential Type One (R1)" Zone. A zoning by-law amendment will be required in order
to implement the proposed amendment to the Draft Approved Plan of Subdivision.
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 Mearns Avenue and Concession Street.
7.2 Staff have received two calls from residents who reside in the vicinity of the subject site.
626
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REPORT NO.: PSD.105-03
PAGE 4
One individual requested that additional park space be allocated through the
development of the site.
Mrs. Piper, who resides on the south side of Concession Street and west of Mearns
Avenue, inquired about the side yard setbacks in proximity to the west limit of her
property.
8.0 AGENCY COMMENTS
8.1 Comments have not been received from the following:
. Bell Canada
. Canada Post Corporation
8.2 The Clarington Emergency and Fire Services has no objections.
8.2 Clarington Engineering Services provided the following comments:
. Both Mearns Avenue and Concession Street East are designated as Type "C"
Arterials in the Clarington Official Plan. A 14m X 14m site triangle will be required at
the intersection of Mearns Avenue and Concession Street. The applicant must also
demonstrate that the amended draft plan will be compatible with the future
development of the adjacent lands to the west.
. The applicant must provide a revised Servicing Plan in support of the application.
The Plan must show the location of all existing services and indicate what relocated
services will be required, what new services will be required and how the abandoned
services will be removed for the amended plan. Further comment on the plan will be
reserved until these items have been addressed.
8.3 Central Lake Ontario Conservation Authority offers no objection to the amendment to
the Draft Approved Plan however the Authority's previous conditions of Draft Approval
still apply.
8.4 The Region of Durham Works Department noted that the services were installed as part
of Regional Agreement. Due to the reduction in the units on Dadson Drive the
developer will be required to terminate all extra sets of connections as directed by the
Region's Construction Division. For the remaining lands of this amendment municipal
services will required the extension of services through a subsequent Subdivision
Agreement.
8.5 The Peterborough Victoria Northumberland and Clarington Catholic District School
Board is working towards designating a new school site for an elementary school to
deal with overcrowding at St. Elizabeth Elementary School. The Board has requested
that the Municipality extend the period for comment on the subject application to
October in order that the Board may be better position to assess its related implications.
627
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REPORT NO.: PSD-105-03
PAGE 5
8.6 Veridian Connections offered no objection. Servicing will be from the north side of
Concession Street and from the existing phases on Dadson Drive and Squire Fletcher
Drive. The existing utilities on Dadson Drive may have to be replacedlrelocated at the
Applicant's cost to accommodate proposed lotting design. A Servicing Agreement must
be signed with the Corporation in order to obtain servicing for the site.
9.0 STAFF COMMENTS
9.1 The applicant wishes to amend the unregistered portion of the Draft Approved Plan, and
9 lots in the registered portion to permit the development of the balance of the
subdivision as single detached dwelling rather than semi -detached or linked dwellings.
The applicant feels that single detached dwellings in this location are more desirable to
prospective home owners.
9.2 No changes to the road configuration are proposed as a result of the revisions to the lot
configuration. Services have been installed on Dadson Drive to service semi/link
detached dwellings in the registered portion of the Plan. The applicant must address
how the abandoned connections will be removed.
9.3 The original draft approved plan did not include lots at the corner of Mearns Avenue and
Concession Street. However, the revised plan does show future lots in this location.
The applicant's agent has confirmed that these lots are not included in the proposed
amendment to draft approval at this time.
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 - Key Map Part Lot Control
List of Interested Parties to be advised of Council's decision
Stephen Pustil
Penwest Development Corporation Limited
390 Bay Street, Suite 1710
TORONTO, Ontario
M5H 2Y2
Ron Albright
Totten Sims Hubicki
513 Division Street
COBOURG, Ontario
K9A 5G8
628
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