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Home My WebLink AboutPSD-057-02 """;~ $-"!i Cl~-!l1glon REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE PSD-057-02 ])0'f5.0F COPA 2002-005 r; /11- '}.I/7-0::L By-law #~O;2 -~1 Date: Monday June 3, 2002 Report #: File#: Subject: OFFICIAL PLAN AMENDMENT APPLICATION APPLICANT: ST. STEPHEN'S ESTATES INC. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-057-02 be received; 2. THAT application to amend the Municipality of Clarington Official Plan submitted by St. Stephen's Estates Inc. be DENIED; 3. THAT a copy of this report be forwarded to the Region of Durham; 4. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: Da id . rome, MCIP, R.P.P. Director of Planning Services A- I-~ . C-.s--k Reviewed by: U - Franklin Wu, Chief Administrative Officer SA*DJC*lw May 28, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-0830 606 '--.... -r REPORT NO.:PSD.o57-02 PAGE 2 1.0 1.1 APPLICATION DETAILS Owner: St. Stephen's Estates Inc. 1.2 Applicant: Legends Consulting 1.3 Official Plan Amendment Application: To change the designation on the subject lands from "Urban Residential - Medium Density" to permit the construction of semi-detached dwelling units instead of townhouse units, resulting in a reduction of thirteen housing units. 1.4 Site Area: 1.2 hectares (3.0 ac) 2.0 LOCATION 2.1 The subject lands are located in draft approval Plan of Subdivision 18T-88037 on Madden Place and Hutton Place, in Bowmanville (see Attachment 1). The property is contained within Part Lot 8, Concession 2, in the former Town of Bowmanville. 3.0 BACKGROUND 3.1 Plan of subdivision 18T -88037 was draft approved on April 11, 1990, with a total of 489 dwelling units. This was comprised of 183 single detached dwellings, 198 semi- detached (linked) dwellings, 68 townhouse units and a multiple housing block for 40 units. 3.2 The subject application was received April 15, 2002 proposing to delete a medium density symbol in the Clarington Official Plan. Draft Approved Plan of Subdivision 18T- 88037 illustrates six townhouse blocks containing forty-nine townhouse units in the area of the future Madden Place and Hutton Place. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The existing site is currently vacant. All abutting lands are currently under construction within Plan of Subdivision 40M-2048 are currently under construction. 607 '-' 'v ~,} REPORT NO.:PSD-057-02 PAGE 3 4.2 Surrounding Uses: East: Residential - proposed semi-detached (linked) dwellings North: Residential - proposed semi-detached (linked) dwellings West: Residential - proposed single detached and townhouse dwellings 5.0 OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Region Official Plan. Living Areas shall be used predominately for housing purposes. Durham Region Official Plan encourages a variety of housing types and provides for a gross density of development of 17.5 units per acre in Bowmanville. 5.2 The Clarington Official Plan designates the subject lands as "Urban Residential- Medium Density". Urban Residential areas shall be used predominately for housing purposes with a net density of 31-60 units. Net density provides a range of dwelling units (31-60 units per net hectare), which is the overall density of a site excluding public roads, public parks, non-developable land, school site and similar public land uses. The construction of the semi-detached dwellings instead of townhouse units will not achieve the medium density symbol, thus requiring the Official Plan Amendment. 6.0 ZONING BY-LAW CONFORMITY 6.1 The subject lands are currently zoned "Urban Residential Type Three (R3)", which permits single detached dwellings, semi-detached (linked) dwellings and townhouses. The application would conform with the provisions of the Zoning By-law. 7.0 PUBLIC NOTICE AND SUBMISSION 7.1 Public notice shall be given by mail to each landowner within 120 metres of the subject site and three public meeting notice signs were installed on the lands, one facing Mearns Avenue and one each on the stub of future streets, Madden Place and Hutton Place, facing Sprucewood Crescent. 7.2 As of the writing of this report, no inquires have been received on this application. 608 1.... '_ ,f REPORT NO.:PSD-057.o2 PAGE 4 8.0 AGENCY COMMENTS 8.1 The following agencies provided comments of no objection to the Official Plan Amendment application: . Clarington Emergency Services . Clarington Building Division . Veridian Connections 8.2 The Clarington Engineering Services has no objections in principle to the proposed amendment subject to the following conditions: 1) The applicant will be required to enter into an amended Subdivision Agreement with the Municipality to address any changes deemed necessary by the Director of Engineering Services. The applicant will be required to provide additional financial security deemed necessary for this development. 2) The applicant will be required to provide engineering and grading plans in support of the proposed amendment subject to the approval of the Director of Engineering Services. 8.3 The Regional Planning Department has verbally indicated that this application is exempt from Regional approval, in keeping with their previous exemption of the removal of the medium density symbol from Phase 1 of the plan of subdivision (18T-88037). 9.0 COMMENTS 9.1 The Apple Blossom Neighbourhood is located north of Concession Street East and extends from Liberty Street to the west side of Soper Creek, south of the C.P. Rail line. This "Neighbourhood" contains five medium density symbols. Table 9.2 in the Clarington Official Plan indicates a medium density housing target of 275 units. The plans for these lands indicate 17 percent of the dwelling units (or 256 units) would be medium density. At this time 117 medium density units have been constructed, on Chance Court, and on townhouse sites operated by Durham Non-Profit Housing Corporation and Participation House. The elimination of the subject townhouse units will reduce the percentage of medium density dwellings to 12 percent for this Neighbourhood. There are no high density dwelling units in this Neighbourhood, thus the balance of dwellings, 88 percent, would be low density dwelling units. 609 '- REPORT NO.:PSD-057.o2 PAGE 5 9.2 Draft plan of subdivision 18T-88037 was originally submitted in 1988, and received draft approval approximately ten years ago. The applicant has indicated that the market has changed considerably and townhouse units are not in as high demand. The eighteen townhouse units within the first Phase were eliminated through the removal of the medium density symbol in 2000, leaving forty-nine townhouse units within Phase 2 and forty units for the balance of the lands. 9.3 Initially draft approved plan of subdivision 18T-88037 contained three medium density symbols, with a total of 109 medium density units. The remainder of the subdivision was low density. In 2000, St. Stephen's Estates received approval for the removal of the medium density symbol on Lownie Court. Twenty (20) proposed townhouse units were replaced with eighteen semi-detached dwellings. This is the second submitted application by St. Stephen's Estates requesting the removal of the medium density symbol from this subdivision, leaving one medium density symbol for a proposed forty (40) medium density units. This is a decrease of 69 medium density units. 9.4 The Municipality's Official Plan states that opportunities to promote future transit usage should be incorporated wherever possible. Walking distances to transit are to be minimized by, among other matters, locating higher density developments adjacent to arterial roads. The townhouse blocks that St. Stephen's Estates wishes to remove within this portion of the draft plan of subdivision are located adjacent to Mearn's Avenue, a Type C Arterial road. 9.5 The Official Plan states that a proposed plan of subdivision should generally provide a mixture of housing forms and density, which allows each neighbourhood to achieve a desirable housing mix. Housing Policies states that within each urban community, .such as Bowmanville, a target mix of 70% low density, 20% medium density and 10% high density is desirable. This is the third application the Municipality of Clarington has received, requesting the removal of the medium density symbol within the Bowmanville Urban Area. In 1999, 75 medium density units were removed from the Bowmanville 6'0 '--. -' ~ REPORT NO.:PSD-057-02 PAGE 6. West Main Central Area and, as noted previously, in 2000 18 medium density units were removed from the first phase of construction of this plan of subdivision. 9.6 The policies of the Official Plan, to provide a variety of housing forms and densities, will not be met with the continued removal of these medium density symbols. 10. CONCLUSIONS 10.1 Although staff do not normally recommend the disposition of an application at a Public Meeting, in this instance all agency comments have been received and there is no public concern anticipated. Consequently, in consideration of the comments contained- within this report, staff recommend denial of this Official Plan Amendment application. Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Amendment - Map A3, Land Use of the Bowmanville Urban Area Interested parties to be notified of Council and Committee's decision: St. Stephen's Estates Inc. 115 Wood stream Boulevard Unit 13 Woodbridge, ON L4L 8K5 Legends Consulting c/o John Perdue 4891 Dundas Street West Suite 3 Etobicoke, ON M9A 1 B2 '-u '- , - D. \" I I I I I J SPRUCEWOOD CRES w ::::> z w ~ \ MADDEN PLACE ~~ ~ '/ ~ ~ B MADDEN PLACE 'l~ \ \ \ HUTTON PLACE '\ \ ,\ ~ ~ ~ '//. HUTTON PLACE ~ 0>'l. \ ,--1.-J- (f) Z 0:: L5 :2 ~ ~ ATTACHMENT 1 ( \ \ \ \ COPA 2002-005 Official Plan Amendment St. Stephen's Estates Inc. II 612 - '- ," ATTACHMENT 2 MAP A3, LAND USE, BOWMANVILLE URBAN AREA .. @ M @a @ @ .. ... @ ... . @ t; w ~ ~ .. ~ w "l . .. " 613 PROPOSED AMENDMENT TO THE OFFICIAL PLAN Purpose of the Amendment: The purpose of this amendment is to remove a Medium Density Symbol in the Bowmanville Urban Area to pennit Low Density development. Location: The subject site is identified on the attached Exhibit A. The property is contained within Part Lot 8, Concession 2, in the former Town of Bowmanville. Basis: The proposed change will pennit the development of semi-detached dwellings (linked) instead of the proposed townhouses. Actual Amendment: The Clarington Official Plan is hereby amended by amending Map3, as indicated on Exhibit A. Implementation: The provisions in the Clarington official Plan, as amended, regarding the implementation of the Plan shall apply to this Amendment. Interpretation: The provisions in the Clarington Official Plan, as amended, regarding the interpretation of the Plan shall apply to this Amendment. 6\4 '- ..~ . , r-- I r I - - - -- .- ,. - LAKE CWJ:4.0'O MAP A3 LAND USE BOWMANVILLE URBAN AREA omcw. PlAN t.lUNlCIPAUTY Of ClARINGTON ~2..lt\l$ 1::~~~~~1 ~ = RB\OEWlW. CJURSN-lRESlOEHTW. ~~NSfTY ~.~ ... wm comw... AA€I< "lOCAlCENTR.AlARU. .~ g~""" -=-""" "~AA(j. ."""'" 1':<~\9;;j~HT~u. ......"''''' BI WATERl"RONT ~-y "~PAflI( . ~PAAtI. . NOOHSOURHOOO PJJlI( '* TOURlSW NOO[ 4= GO SUTION '" Cor 8 .. cli <5 <'U,'" SECONOAAY .scttOOl S(PJoR.o\T[ SEC~SCKOOl PRlVA,T[ SECOtIOARY SCHOOL PUBLIC ELO.l(NTi<IlY';;O<QOL S[PAAATI: ELEI.IOlTAAYSCIiOOl PRIVATE U(t.l[NTARYSCHOOI. S((;ONOART PU\NNfNG.oRu.. S!'EClAL POlICY APu. ..........SP(CtALSTuoYAIl(A ~HIGHWAYCOWI.l[llCtAL ~AOORe:GAT( ~(XTAACT1ONAAU. PROPOSED AMENDMENT AS SUBMITED BY APPLICANT . , M <:; 'I M.1RnL \0 . ~~rNF=t ~ ~f\.b' l\~ 6/5