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Home My WebLink AboutPSD-044-01 .'., - Q~mglOn REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Monday, December 3,2001 Resolution #{;j)ff-577'-0 / Date: Report #: PSD-044-01 File #: S-C-2001-003 ])/ tf ZBA 2001-021 By-law #: Subject: PROPOSED DRAFT PLAN OF SUBDIVISION AND REZONING APPLICATION - WEST BOWMANVILLE DEVELOPMENTS LTD. PART LOTS 15 & 16, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-044-01 be received; 2. THAT the application for proposed draft plan of subdivision S-C-2001-003 and application for Zoning By-law Amendment (ZBA 2001-021) submitted by West Bowmanville Developments Ltd., be referred back to staff for further processing; and, 3. THAT the Durham Region Planning Department, all other parties listed here and any delegations be advised of Council's decision. Reviewed bd ~ ---~~ Franklin Wu Chief Administrative Officer Submitted by: D Dire . Crome, M.C.I.P.,R.P.P. or, Planning Services CP*L T*DC*df 26 November 2001 6~1 "' .. REPORT NO.: PSD-044-01 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: West Bowmanville Developments Ltd. 1.2 Agent: G.M. Sernas & Associates 1.3 Proposed Draft Plan of Subdivision: To permit the development of two residential blocks to be used for a 2-building 72 unit apartment building and a 6400 m2 building containing 92 bed assisted living facility, as well as 0.58 ha block for park purposes. 1.4 Site Area: 2.83 ha (6.99 acres) 2.0 LOCATION 2.1 The subject property is located in Part Lots 15 and 16, Concession 1, former Township of Darlington. The subject lands are generally described as being immediately south of the Canadian Tire store, east of Regional Road 57, and abutting the north side of the St. Lawrence and Hudson Railway line (see Attachment 1). 3.0 BACKGROUND 3.1 An application to amend the Municipality's zoning by-law and an application for proposed Plan of Subdivision were received on October 15, 2001. The application was deemed complete on November 19, 2001 with the receipt of a required noise study. The subdivision application proposes to create two residential blocks, the more southern block, a 1.02 ha parcel to be used for two apartment buildings containing 72 units. The other block is a 0.77 ha parcel for a 6400 m2 building, containing a 92 bed seniors care facility. An application for site plan approval will be required for both residential blocks. In addition to the two residential blocks, the application proposes a third block, 0.58 ha, for park purposes as well as the extension of both Prince William and Clarington Boulevards for the frontage of the proposed development. D()2 ... . REPORT NO.: PSD-044-01 PAGE 3 4.0 4.1 4.2 5.0 5.1 3.2 In support of the proposal, the applicant submitted: . "Environmental Site Assessment - Proposed Residential Development" by Geologic Inc.; . "Rail Noise and Vibration Impact Study", by HGC Engineering; and . "Functional Servicing Brief', by G.M. Sernas & Associates. PUBLIC MEETING Public notice was given to each landowner within 120 metres (400 feet) of the subject site and public notice sign was installed at the intersection of Clarington Blvd. and Prince William Blvd. As of the writing of this report, no enquiries have been received with respect to this application. EXISTING AND SURROUNDING USES Existing Uses: The subject lands are currently vacant. 5.2 Surrounding Uses: East - South - West - vacant land and Regional Road 57 the St. Lawrence and Hudson Railway line and the Aspen Springs subdivision vacant land and existing residences fronting on Green Road Canadian Tire store, the Clarington Centre and a place of worship, Church of Jesus Christ of latter Day Saints North - 6.0 OFFICIAL PLAN POLICIES 6.1 The Durham Regional Official Plan designates the subject property "Main Central Area". The policies of the Regional Plan suggest said areas are to be planned providing a fully integrated array of uses including residential. 603 " REPORT NO.: PSD-044.01 PAGE 4 6.2 The Clarington Official Plan designates the subject lands "Main Central Area". The lands are designated High Density Residential within the Bowmanville West Main Central Area Secondary Plan". The High Density Residential designation permits development with a density range of 50 to 150 units per net ha, and apartment buildings up to 6 storeys in height. The application appears to conform with the policies of both Official Plans. 7.0 ZONING BY-LAW PROVISIONS 7.1 The subject lands are zoned "Agricultural (A)" within the Clarington Zoning By- law. This zone would not permit the development of an apartment building or a senior's centre, hence the need for the rezoning application. 8.0 AGENCY COMMENTS 8.1 The application was circulated to a number of agencies for comments. Comments remain outstanding from a number of the commenting agencies at this time. The following summarizes the comments and conditions of draft approval received from the agencies as of the writing of this report. 8.2 The Clarington Emergency Services Department and the Building Division both advised they have no objection in principle to the proposed applications, however. a more detailed site plan application is required to evaluate the proposed development. 8.3 Rogers Cable advised they have no objection to the proposal. However, in order to service the proposed buildings, Rogers will need to install new buried facilities on Clarington Blvd. from Durham Highway No.2. 8.4 As of the writing of this report comments remain outstanding from: . Region of Durham Planning Department; . Region of Durham Works Department . Central Lake Ontario Conservation Authority; 604 '- REPORT NO.: PSD-044-01 PAGE 5 . Hydro One Network Inc.; . Kawartha Pinderidge District Public School Board . Peterborough Victoria Northumberland and Clarington Separate School Board; . St. Lawrence & Hudson Railway; . Clarington Operations Department; and . Clarington Engineering Services. 9.0 STAFF COMMENTS 9.1 The subject applications propose to develop a 2.83 ha parcel of land immediately south of Canadian Tire, fronting on the extension of Clarington Blvd. and Prince William Blvd. with two residential blocks. One block is proposed to be developed with a 6400 m2 building containing 92 beds, The second block is proposed to be developed with 2 apartment buildings containing 72 units. 9.2 At this time no formal application for the development of the two blocks has been submitted. A site plan is required prior to consideration of the Zoning By-law Amendment. Development of these blocks will be reviewed in consideration of the policies contained in the West Bowmanville Main Central Area Secondary Plan, as well as the accompanying urban design guidelines. 9.3 Staff reviewed the location of the proposed subdivision relative to the location of the draft approved Block 405 which is reserved for a GO Train Station. There appears to be some overlap between the blocks as currently identified on the two plans of subdivision. The location of the GO Train Station is sensitive relative to grade of the tracks, therefore, it is imperative that the proposed plan of subdivision be adjusted accordingly to the west to ensure the limits of Block 405 in Draft Approved Plan of Subdivision 18T-88046 are not impacted. 9.4 Staff will be reviewing the need for the extension of Prince William Blvd. to connect to the north-south private street on the east side of Canadian Tire. 6~5 ~ REPORT NO.: PSD-044-01 PAGE 6 9.5 Block 3 is a proposed 0.58 ha addition to complete the neighbourhood park identified in the West Main Central Area Secondary Plan. The initial portion was taken as parkland dedication at the time of development of the shopping centre. 10.0 CONCLUSION 10.1 The purpose of this report is to facilitate the Public Meeting, as required by the Planning Act, to provide Committee and Council with some background on the applications submitted, and for Staff to indicate issues or areas of concern regarding the subject applications. It is recommended the applications be referred back to Staff for further processing and subsequent report, upon resolution of the above issue and receipt of all outstanding comments and required revisions. Attachments: Attachment 1 Attachment 2 Attachment 3 Key Map Proposed Plan of Subdivision - Proposed Plan of Subdivision and GO Train Station Limits Interested parties to be advised of Council's decision: G.M. Sernas & Associates Ltd. 110 Scotia Court, Unit 41 Whitby, ON L 1 N 8Y? West Bowmanville Development Ltd. 1029 McNicoll Avenue Scarborough, ON M 1 W 3W6 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 6'J6 '- - ATTACHMENT 1 SUBJECT SITE OTHER LANDS OWNED BY APPLICANT LOT 1 6 LOT 15 U.EJj NAVE. . Cl ~ lD Cl <( o Ct: z w w Ct: C> ~ BOWMANVILLE KEY MAP SC 2001-03 607 ~ z o (/) (/) w <..> z o <..> -I F' i 1- _ _. _ ._ _ r I R-117.oo , .A-5.oo 1>5.00 N5"SO'Jo'{ , . 1,.- - "\ 'r i' 56'J4'J5"W J,88 - - - - Trr I I I 'cF\- ......,"f- / BLOC1 ~.. .. PARK I 0,58 _' 9 r I N72"2"4O", JJ.50 ~ " .. .-..... ..... :~~;..... ..... ~ In ~ Z / '4'\)' ~\,.. .\~ / / ~\ / C\",I>' /=:;1 : - _ ~DD/TI NAL LAND IN w...If/J;H THE APPL~ ANT HAS AN fTEIJEST . ~ .~ f I I ~ \ ~ \ . ~ ~ c i :' \ \ '....." I ~,"\ / ~ / / , ,/ /'.\.' . "-- / ..... \ \ \ , '/ ....... l I / ,,/ I I \ CAfE FAGLU~Y BLOCK 1 SENIORS O.77ho -6;4OomL.l: Grpssl Floor Aroa I \ ~, ,,'" ..... ". ,// \ I Bl.iOCK ;1 SENIORS 1.02 ho 721 units A~AlnMENT .......- ~ .~ - il"'>{ / -\ \ ...,1J:., "II- /"\ \ I Y " /\ ./ . ~~ (' (' \ \ \ \ \ \ I .n~ '\ '\ \ \ \ \ \ \ I C',,'\ \\ \\ \\ \ \ \ . /\ \ \\\\\ II /\ - \ \ / \ I \, \ \ \ \ \ \ > /\ '\ \ \ :v / ,\ \ \ \ \ \V. \ \ \ ->.>;; SlSC \ \ \ \ \ \ \ \.o"'\).....' O\\.....C..... ~ -\ ) \ \ \. \..- r vS-'?--~ (" \ .'_ /'1 .......... \ \ J2P~Frf.;JAtl. 6f-(~U8()ZVf$jON/ ~ ...../ 'y ~\.....\i8T...:::.8804.6\ \.." /1 /\ ~ ,. / KEY PlAN _ UBI-.oR ~ =-... fi2!J=-~':.;,.... AREA TABLE srNfoRsCAREfACIUTY__,_o.nha:t SDj!ORSAPAATMENT_'_1.02 PARK....., 0.58 ROADS 0.46 TOTAL-2.1lJ1IlD:: ROADS 25m (Vl R.O.W. 17Jm UNIT COUNT SENIORS CARE fAClUTY_6.4IXlrrr! SENlORSAPAR"NENT_71u ,,~, -.-_,ol_ _.-_'_'cNiI-.............. ......_ /' d~ P_. (_" _,) NOTES ..__"or........... ADomONAlINF(lItWATlOHMEQUlREO UNDER THE: Pl..ANNING ACT II. "'-.__...__r_,........~ H,......_~~"'_ , -........,..,..- ~ -...,...",...--"..~ SURV(YOR'SCERnFlCAYE 'Iw.."".,'.yll,....._..\1M....... '." ............_..UIiI,........_,............ '.M"",I>'I<l.... ooant..,...._.,_ ~/..1!..J~...1b1 'J...........u.. - ... - - I I O\\NEltS AUTHom:z",nON 1lI<1lESTIlO""'AMlIJ.E~llo. ~"""...___oIl1M_;..I_...~ ......~. DE$IllHPl.MllDI\oI(ZS1NC. ..__ =~--~~;:=' DRAFT PLAN of SU8DIVlSJON PART of LOTS 15 & 16 CONCESSION 1 TOWN of NEWCASnE REGIONAL MUNICIPAUTY of DURHAM Design Plan Services lnc. t "",_0..-. "'~__W1"_""_", --- > ~ ~ :I: i:: m z -t I\) 1,lSOO ATTACHMENT 3 ~ NU~VI^J) LC; . O'v'OCl l'v',tiOIP..J.CI \. \. \ F:s 8 u> E ~ III \ \. o 0 \ \ \ \ /////' ~ ~ // - (BON ~ o o ill ~ .. .. ~ ~ ~- !~!! ~~~~ \. \ , \, \. \. \ '- ",l!! ~i5*2 "'~ ~ g!1i '" ffi!i N , '\ 6'J9