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HomeMy WebLinkAboutPSD-104-03 L Cl~-!lJglOn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE 1::>e't. eof'A.l.-oo3. 005 GR:>.~ '3"""1-03 Monday September 22,2003 "0'*' ""'Z.8p\. z..oO 3. Ol.'! 1:)\0),.1,&\."13008 Date: Report #: PSD-104-03 File #:COPA 2003-005, ZBA 2003-029 By-law #: 18T-93008 Subject: CLARINGTON OFFICIAL PLAN AMENDMENT, REZONING AND REVISIONS TO DRAFT APPROVED PLAN 18T 93008 TO PERMIT A 114 UNIT RESIDENTIAL DEVELOPMENT 1389877 ONTARIO LIMITED West of Hunt Street, South of Goodyear Canada, Bowmanville RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-104-03 be received; 2. THAT the applications to amend the Clarington Official Plan, Draft Approved Plan of Subdivision 18T-93008 and Zoning By-law 84-63, submitted by 1389877 Ontario Limited be referred back for further processing and the preparation of a subsequent report. 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: v . Crome, MCIP, R.P.P. Direc or of Planning Services Reviewed by:(J ~ ~ Franklin Wu, Chief Administrative Officer CS*DJC'sn September 16, 2003 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOW MANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 614 ..;. REPORT NO.: PSD.104-03 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: 1389877 Ontario Limited, Mr. Wilf Goldlust 1.2 Agent: Mr. Anthony Biglieri of The Biglieri Group 1.3 Amendment to the Clarington Official Plan To delete the Medium Density Symbol on Map 3A of the Clarington Official Plan. 1.4 Amendment to Draft Approval Plan of Subdivision: From: 154 units consisting of 46 lots for single detached dwellings, 9 lots for semi- detached (18 units) 18 blocks for 90 street townhouses, a future development block, a .120 ha parkette, a walkway and a block for a water quality pond. To: 114 units consisting of 61 lots for single detached dwellings with 12 metre lot frontages, 1 lot for a single detached dwelling with a 10 metre lot frontage, 52 lots for 104 semi/link detached dwellings on lots with 18 metre frontages, a storm water management facility, water quality pond and a .56 hectare park. 1.5 Amendment to the Zoning By-law: From (Holding) Urban Residential Type (R1) zone", (Holding) Urban Residential Exception (R2-6) Zone, (Holding) Urban Residential Exception (R2-7) zone and (Holding) Urban Residential Exception (R3-14) zone to an appropriate zone to permit the proposed amendment to the Draft Approved Plan. 1.6 Site Area: 9.03 hectares (23 acres) 2.0 LOCATION 2.1 The lands subject to the amendments are located west of Hunt Street, south of Goodyear Canada, north and east of the Bowmanville Creek and valley lands, being Part of Lots 11 &12, Concession 1 in the former Town of Bowmanville (Attachment 1). 3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 3.1 The subject lands are currently vacant. 3.2 Surrounding Uses North - Industrial, Goodyear Canada South - Bowmanville Creek and associated valley lands East - residential; and Wes - Bowmanville Creek and associated valley lands and beyond that, residential 615 4- REPORT NO.: PSD-104-03 PAGE 3 4.0 BACKGROUND 4.1 In April 1995, Council recommended to the Region of Durham Planning Department that draft approval be granted for a proposed draft plan of subdivision consisting of 123 units (40 single detached and 83 townhouses), a 2.12 ha future development block and buffer from Goodyear Canada's property, a park and a 24.4 ha open space block. The Region of Durham issued Draft Approval in April 1995. 4.2 In February 2001, the lands were sold and revisions to the plan were made which incorporated the abandoned CNR spur line serving Goodyear. The revised plan was subsequently draft approved in March 2002, for 154 units consisting of 46 lots for single detached dwellings, 9 lots for semi/link detached dwellings (18 units) 18 blocks for 90 street townhouses, a future development block, a parkette, and a walkway (Attachment 4). 4.3 The Zoning By-law to implement the Draft Approved Plan was approved in principle, however the by-law would only be forwarded to Council for approval once the Bowmanville Creek valley lands, approximately 24 ha were transferred to the Municipality of Clarington. The early dedication of the lands was agreed to by the applicant. The lands were dedicated on July 16, 2003. 4.4 On July 14, 2003 staff received applications to amend the Clarington Official Plan, Zoning By-law 84-63 and Draft Approved Plan of Subdivision 18T 93008. The revised proposal includes 62 lots for single detached dwellings, 52 lots for 104 semi/link detached dwellings, a storm water management facility, water quality pond and a .56 hectare park. Since the proposed revision no longer includes blocks for street townhouses, an amendment to the Clarington Official Plan is required to remove the Medium Density Symbol. A Zoning By-law amendment is required to implement the proposed revisions to the Draft Plan of Subdivision. The following chart illustrates the differences between the Draft Approved Plan of August 1995, the Draft Approved Plan of March 2002 and the current proposal. Draft Approval Revised Draft Current 1995 ADDroval 2002 ProDosal2003 13.5 m frontaae for sinale detached units. 5 15 0 12 m frontaae for sinale detached units 0 0 61 11 m frontaae for sinale detached units 7 28 0 10m frontaae for sinale detached units 28 3 1 Semi/Link detached units 0 18 52 Townhouses 83 90 0 Total Units 123 154 114 Net Residential Land Area (hal 3.114 4.142 4.46 Net Residential Densitv (units Der hal 40.829 37.939 25.56 616 ~ REPORT NO.: PSD-104-03 PAGE 4 4.5 Supporting Documentation A Conceptual Site Servicing Plan and Grading Plan and a supplementary report have been submitted to support the revised draft plan. The plans and report have been circulated to the Engineering Services Department, Regional Works and Central Lake Ontario Conservation for comment. The report is summarized below: . A small portion of the development area, in the vicinity of Lots 19-23 (adjacent to the floodplain), is currently below the Regional flood elevation of 82.81. Minor filling will be required to elevate the lots above the Regional flood line. A cut and fill balance can be achieved in areas adjacent to the proposed lots to compensate for the loss of storage. . A watermain currently exists on Hunt Street, which will be replaced by the Region of Durham with the re-construction of HuntStreet. . A sanitary sewer is located on Hunt Street that drains southerly to Baseline Road. The sewer is not deep enough to provide adequate service to the subject site in accordance with the Region of Durham requirements. An easement was contemplated through the Bowmanville Creek valley and under the creek connecting it to the sanitary trunk sewer on Baseline Road. However, to avoid the installation of the trunk sewer through the creek valley, a more viable solution may be to lower the sanitary sewer in conjunction with the re-construction of Hunt Street to an elevation that can service the proposed subdivision. This will also require the construction of a new sewer on the easement from Baseline Road to the existing sewer along the north side of Highway 401. . Minor and major storm drainage systems can be accommodated by constructing storm sewers within the road allowances and eventually letting into Bowmanville Creek after flowing through the stormwater management facility. . Storm water management consists of an extended detention water quality pond to capture the "first flush" runoff that will be provided south of Lots 19-24, and above the 100 year flood elevation. 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Reqion Official Plan The Durham Regional Official Plan designates the subject lands as Living Area and Major Open Space with indications of Environmental Sensitive Areas. The predominant use of lands within the Living Area designations shall be for housing purposes. The predominant use of lands in the Major Open Space designation shall be for conservation, recreation and reforestation. The proposed uses conform to the Plan. 5.2 Clarinqton Official Plan The Clarington Official Plan designates the subject lands as Environmental Protection, Urban Residential with a Medium Density Symbol and a Neighbourhood Park Symbol. 617 -: REPORT NO.: PSD-104-03 PAGE 5 The predominant use of land within the Urban Residential designation shall be for housing. The Medium Density category proposes a net density of 31-60 units per net residential hectare with predominant housing form to include townhouses. The proposal does not include townhouses and therefore an amendment is required to delete the Medium Density symbol. The subject site is located in the Memorial Neighbourhood which has a population allocation of 4,000 persons and a housing target of 1,575 residential units. Environmental Protection Areas are the portions of the Bowmanville Creek valley still remaining with the plan of subdivision. These areas and their ecological functions are to be preserved and protected. 6.0 ZONING BY-LAW 6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned (Holding) Urban Residential (R 1) zone, (Holding) Urban Residential Exception (R2-6) Zone, (Holding) Urban Residential Exception (R2-7) zone and (Holding) Urban Residential Exception (R3-14) zone. An amendment to the zoning by-law is required to implement the proposed revisions to the Draft Approved Plan. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 On August 22, 2003, Public Notice was given by mail to each landowner within 120 metres of the subject site. Public Meeting signs were installed on August 27, 2003 on two locations on Hunt Street. The Public Notice was given within the time frame prescribed by the Planning Act. 7.2 One Spry Avenue resident inquired about the changes to plan. He requested that the valley lands be dedicated as a condition of approval. Staff advised him that the lands had been transferred in July, 2003. 7.2 A Hunt Street resident inquired about the changes to plan. He questioned why only one access at Nelson Street was provided to the proposed development. 8.0 AGENCY COMMENTS 8.1 Comments have not been received from the following departments and agencies: ~ Clarington Engineering Services Department ~ Clarington Emergency Services Department ~ Region of Durham Planning Department ~ Region of Durham Works Department ~ Central Lake Ontario Conservation Authority ~ Kawartha Pine Ridge District School Board 618 ~. REPORT NO.: PSD-104-03 PAGE 6 8.2 Veridian Connections has no objections. 8.3 The Peterborough Victoria Northumberland and Clarington Catholic District School Board stated that the Board is currently working towards designating a site for a new elementary school in Bowmanville to address the overcrowding at St. Elizabeth's Elementary School on Longworth Avenue. The Board has withheld its comments until it has an opportunity to assess the application and its implications. 9.0 STAFF COMMENTS 9.1 The applicant wishes to amend the existing Draft Approved Plan from 154 residential units and 114 residential units resulting in an overall reduction of 40 units. The key changes to the revised draft plan of subdivision are noted below: . The single loaded road adjacent to the creek valley area has been eliminated so that houses will back onto the creek valley. Openings are maintained at the ends of each street to provide physical and visual access to the valleyland; . The three north-south roads have been reduced to two; . Lots front on the west side of Hunt Street and the small parkette has been eliminated, and . Townhouse Blocks and 11 metre single detached lots have been eliminated from the development in favour of 12m single detached lots and 18metre semi/link lots. 9.2 A major catalyst for the changes was determined through detailed engineering work that was undertaken for the previous proposal. The depth storm sewer would be below the Regional flood elevation of 82.81 making it difficult to provide storm sewer connections. As such, those dwellings fronting on the road would not have any basements. A home without a basement is not desirable to prospective homeowners. In addition, the length of the roads is significantly reduced, making it more cost effective to build and maintain. 9.3 The street pattern shows one access to the development at the intersection of Hunt Street and Nelson Street. The previous draft plan as recommended for approval by Staff, showed a second access at Albert Street. Council amended the draft approved plan by removing the second access at Albert Street and providing emergency access only. 9.4 The proposed park block is larger than the parkette previously approved. It is located adjacent to the open space block, which will allow for a transition between active and passive recreational areas. Blocks 90 and 92 are open space blocks at the end of each street, which provides for visual and physical access the valleylands. 9.5 The current revision is consistence with the previously approved Draft Plan, which maintains a minimum 30 metres to the edge of the watercourse. At the request of the Engineering Services Department and the Conservation Authority, studies dealing with bank stabilization and slope stability were submitted with previous applications. As a condition of draft approval, revisions to the studies were required to the satisfaction of the Director of Engineering Service and the Conservation Authority. The revisions to the reports are still required and their recommendations will be binding on the applicant. In 619 "'" ,- REPORT NO.: PSD-104-03 PAGE 7 transferring the main valley land area to the Municipality, the owner retained easements for erosions control works to be completed by the applicant or their successors. 9.6 Block 96 is proposed to be conveyed to Goodyear Canada, which was agreed to by the previous owner and is consistent with the Draft Approved Plan. The conveyance of these lands provide a buffer between Goodyear and the proposed residential development of these lands. The buffer is required by the Ministry of Environment's guidelines for separation distances between industrial facilities and other sensitive uses, including residential uses. The separation distance is 150 metres from the property boundary and would allow the development of Block 95 for residential uses. 9.7 The proposed changes to the Draft Approved Plan show different lot, street and servicing configurations. The comments from Engineering Services, Regional Works and the Conservation Authority are required to further evaluate the proposal. 10.0 CONCLUSIONS 10.1 The purpose of this report is to satisfy the requirements 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 and Proposed Revision to Draft Plan Attachment 2 - Previous Approved Draft Plan List of interested parties to be advised of Council's decision: Mr. W. Goldlust 1389877 Ontario Limited 26 Truman Road TORONTO, Ontario M5L 2L5 Ellen Cowan 69 Concession Street West Bowmanville, ON L1C 1Y2 Mr. Anthony Biglieri The Biglieri Group 28 Bellefair Avenue TORONTO, Ontario M4L 3T8 Mavis Carlton 119 Cove Road Bowmanville, ON L1C3K3 UD&D Incorporated 4220 Steeles Avenue West Unit C16 WOODBRIDGE, Ontario L 1L 3S8 John Willoughby 7 Spry Avenue Bowmanville, ON L 1 C 3T3 620 AITACHMENT 1 " , .'';.\'~1: . BLOCK 98 O.~5 h.a. ". ~ . . BLOCK !J5 1.0.3"" BlOCK Ill) e~ ~ [] J ~:::! '" ...\1: ~ 0 ,( ~% N ..;~ '"' D 5 I~ 1 0 4 , D , 9. " ;::'$ -' .~ -: ~'. '&t. -:;." D D · 10 D II D D C 8lOCKH O_~6 100. ~:....----- M61~f;(f( ZBA 2003-029 Zoning By-law Amendment COP(A) 2003-006 Clarington Official Plan Amendment Owner: Wilf Goldlust 1389877 Ontario Inc. 621 ATTACHME~jT 2 ! "' ~ U:.I.1U.I.U.lU: 8 ~~I II 0'> I '" ~!!!!!!!!!!! ;~ 1~1 I .... 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