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Home My WebLink AboutPSD-080-05 Cl~mglOn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, June 20, 2005 Report #: PSD-080-05 File #: !2,e6 II f)/,4-;2 75-0:;- 18T-92004 & ZBA 2005-010 By-law #: Subject: REVISIONS TO PROPOSED PLAN OF SUBDIVISION AND RELATED REZONING TO PERMIT 48 RESIDENTIAL UNITS APPLICANT: HOME-LAND DEVELOPMENT GROUP LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-080-05 be received; 2. THAT the revisions to Proposed Draft Plan of Subdivision 18T-92004 and the application to amend the Zoning By-law 84-63, as amended, submitted by Home-Land Development Group Ltd. on behalf of Randy & Linda Norrish, Leonard & Margaret Goodmurphy, David & Joanne Payne and Merlynn & Helen Shantz be referred back to staff for further processing and the preparation of a subsequent report following receipt and resolution of the outstanding agency comments; and 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: D I J Crome, M.C.I.P., R.P.P. Director of Planning Services Reviewed by: 0- Franklin Wu, Chief Administrative Officer BR*CP*DJC*lw June 13, 2005 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE. ONTARIO L 1 C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-OSO-05 PAGE 2 1.0 APPLICATION DETAILS 1.1 Owner: Randy & Linda Norrish, Leonard & Margaret Goodmurphy, David & Joanne Payne and Merlynn & Helen Shantz 1.2 Applicant/Agent: Home-Land Development Group Ltd. 1.3 Plan of Subdivision: Revision to previously submitted Plan of Subdivision (18T-92004) to permit the development of a 48 unit residential Plan of Subdivision consisting of 35 single detached dwellings (12 x 9.6 metre frontage, 9 x 10 metre frontage and 8 x 10.6 metre frontage dwellings); and 13 townhouse dwellings. 1.4 Rezoning: From: "Agricultural (A)" to appropriate zones to implement the proposed development 1.5 Area: 2.17 hectares (5.36 acres) 1.6 Location: The area subject to the proposal is located east of Liberty Street (Regional Road 14) in the rear yards of 221, 223, 227 & 239 Liberty Street North, Bowmanville and north of the St. Lawrence & Hudson Railway, Lot 10, Concession 2, former Town of Bowmanville 2.0 BACKGROUND 2.1 On April 21, 2005, the Planning Services Department received a revised Proposed Draft Plan of Subdivision (revised 18T-92004) and a new Rezoning Application (ZBA 2005- 010). 2.2 Proposed Draft Plan of Subdivision 18T-92004 was originally submitted to Durham Region on January 24, 1992. The original rezoning application was submitted to the former Town of Newcastle on January 22, 1992. Insufficient progress was made on the application due to a lack of consensus among the various owners and the Municipality closed the rezoning file on November 29, 2000. The Region of Durham, being the approval authority at the time for subdivision approval did not close the subdivision file. 2.3 Documentation submitted in support of the subdivision proposal included a Geotechnical Investigation, a Phase 1 Environmental Site Assessment, and an On- street Parking Plan. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The site is flat, currently vacant and has no significant environmental features 3.2 The surrounding land uses are as follows: North - Low Density Urban Residential Uses South - Low Density Urban Residential Uses REPORT NO.: PSD-OSO-05 PAGE 3 East - Medium Density Urban Residential Uses West - Low Density Urban Residential Uses and beyond, Liberty Street North 4.0 PUBLIC NOTICE AND SUBMISSIONS 4.1 Public notice was given by mail to each landowner within the 120 metres of the subject property and public notice signs were installed at the following locations: . At the south end of terminus of Redfern Crescent . At the terminus of Forrester Drive . At the northeast end terminus of Redfern Crescent 4.2 As a result of the public notification process, to date, the Planning Services Department has received one e-mail inquiry, from a resident of Redfern Crescent. She stated any development would generate "heavy traffic" and impact her children. Staff advised the subdivision had been planned for a long time, was an example of infill and would be adding an additional 48 units in total. 5.0 OFFICIAL PLAN CONFORMITY 5.1 The Durham Regional Official Plan designates the subject properties as Living Area. Both subdivision and rezoning applications conform. 5.2 The properties are designated "Urban Residential" in the Clarington Official Plan with a Medium Density Residential symbol. Both subdivision and rezoning applications conform. 6.0 ZONING BY-LAW COMPLIANCE 6.1 Comprehensive Zoning By-law 84-63 of the former Town of Newcastle zones the subject properties "Agricultural (A)". A rezoning of the site is required to implement the Proposed Draft Plan of Subdivision. 7.0 AGENCY COMMENTS 7.1 The subdivision and rezoning applications were circulated to various agencies and other departments by the Planning Services Department. The majority of circulated agencies' comments remain outstanding at this time. Comments received to date are as follows. 7.2 The Clarington Building Division, Clarington Emergency & Fire Services and the French Separate School Board all had no concerns. 7.3 The Separate School Board requested adequate sidewalks. 7.4 The Engineering Services Department provided detailed comments to be addressed prior REPORT NO.: PSD-OSO-05 PAGE 4 to further consideration of the plan. Prior to further review of the application the applicant must submit a plan indicating the proposed entrance and driveway location for all corner lots to demonstrate zoning conformity and any future dwellings constructed on corner lots within the subject draft plan must have entrances, driveways and garages that are compatible with the required plan. The applicant's engineer is required to prepare a Preliminary Lot Grading and Drainage Plan that details the configuration of the on-site storm sewer system (minor system) and the conveyance of the overland flow (major system) from this subdivision to the satisfaction of the Director of Engineering Services prior to approval of this draft plan. S.O STAFF COMMENTS 8.1 A Grading and Drainage Plan was not submitted with the application. The applicant has been requested a copy be submitted for review by Engineering. 8.2 The townhouse units are proposed to have 6.7 m frontages. Although this is greater than the 6.0 m frontage townhouses on Swindells directly abutting to the east, they are contrary to Council direction requiring townhouse units to have a 7.0 m frontage. Lot 35 having a 12.9 m frontage for a single detached unit appears to be out of context relative to the abutting blocks of townhouse units. This lot should be incorporated into the townhouse blocks. This additional frontage could also facilitate all townhouse lots having a minimum frontage of 7.0 m. 8.3 Although the applicant has proposed 15.0 metre singles backing onto the existing lots on Liberty Street the balance of the singles are all small lots (12 x 9.6 metre frontage, 9 x 10 metre frontage, 8 x 10.6 metre frontage and 1 x 11.6 metre frontage) which are 30 of the 35 singles. The small lot singles do not fit into standard zone categories and are not consistent with lots elsewhere in the neighbourhood. Staff will further review these lot sizes with the applicant. 9.0 CONCLUSION 9.1 As the purpose of this report is to give the status of the application for the public meeting, it is appropriate to have the application referred back to staff for further processing. Attachments Attachment 1 - Site Location Key Map and Plan of Subdivision List of interested parties to be advised of Council's decision: Eric Vahamaki Bill Creamer Nancy Gummow '1213~ 33 :I: ~ 0 z tu PART3,PLAN-4OR-~ W a:: "71I-al!'CIO't ... CJ) """''' , ~ k z II " I a:: a:: w w . u. tn 0 ::; 2D I W a:: I " _. I " I " I " 2 I 3 I ~. I , I . I "l'lI ~~~4nI I Ne.I.H'La;'" PART4,Pl.AN4lJ;!-13n3 ~ a. I" I" I " " NI7.:l3'~ r"'~'" n- '" - " ATTACHMENT 1 to Report PSD-080-05 SCOTTSDALE DRIVE 32 " " OJ ~ " 30 i ij 29 " ... ~ I ~ .~ 0:: 0 a:: I w I ... CJ) ~ 0 u. - oa---- ..-- ~ ... w w a:: ..-- " ... CIl -;.---, ~ :---- ...- ...J W 0 Z ~ 3: CIl ~ " ..-- .,,-- I I I I u ." I ''''OK li\.... " III --- - J ZBA 2005-010 Zoning By-law Amendment 18T -92004 Subdivision Plan Applicant: Home-Land Develo Group Ltd. pment