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Home My WebLink AboutPD-063-00 DN: P063-00 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON ,.. REPORT PUBLIC MEETING . Meeting: General Purpose and Administration Committee File # Date: Monday, July 3, 2000 Res. # Report #: PD-063-00 FILE #: COPA 2000-002 By-law # Subject: CLARINGTON OFFICIAL PLAN AMENDMENT APPLICANT: ST. STEPHENS ESTATES INC. PART LOT 8, CONCESSION 2, FORMER TOWN OF BOWMANVILLE FILE: COPA2000-002 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: I. THAT Report PD-063-00 be received; 2. THAT application to amend the Municipality ofClarington Official Plan submitted by St. Stephen's Estates Inc. be APPROVED as Amendment No. 18 as indicated in Attachment #3 and that the necessary By-law be passed; 3. THAT the Clerk be authorized to issue the Notice of Decision within 15 days; 4. THAT a copy of this report and amendment be forwarded to the Region of Durham for approval; and 5. THAT all interested parties listed III this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Owner: St. Stephen's Estates Inc. 1.2 Applicant: Legends Consulting 1.3 Official Plan Amendment Application: To delete a medium density symbol from Map A to permit the construction of semi-detached dwelling units. 601 .. REPORT NO.: PD-063-00 PAGE 2 ,;: 1.4 Site Area: 6100 m' (1.5 acres) 2. LOCATION The subject lands are located in Blocks 137, 138, 140 and 141, Lownie Court in Plan of Subdivision 40M-1977 (see Attachment #1). The property is contained within Part Lot 8, Concession 2, in the former Town of Bowmanville. 3. BACKGROUND 3.1 The subject application was received April 7, 2000. Ministry of Government Services submitted an application this plan of subdivision in 1988, and received draft approval approximately ten years ago. Ontario Realty Corporation sold the lands to St. Stephen's Estates Inc. which is currently constructing homes in Phase 1. St. Stephen's Estates now finds that markets have changed considerably and townhouse units are not in as high demand. 3.2 Map A 3 of the Clarington Official Plan illustrates a medium density symbol in the Lownie Court area. Plan of Subdivision 40M-1977 indicates four townhouse blocks containing twenty townhouse units in this area. 4. 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-1977. 4.2 Surrounding Uses: East North - West - South - Residential- proposed semi-detached (linked) dwellings Future Public Elementary School and Neighbourhood Park Residential - proposed semi-detached (linked) dwellings Residential - single detached dwellings 602 ~.. REPORT NO.: PD-063-00 PAGE 3 5. OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Region Official Plan. Living Areas shall be used predominantly for housing purposes, The application would conform with the policies ofthe Official Plan. 5.2 Within Clarington Official Plan, the subject lands are designated "Urban Residential - Medium Density". Urban Residential areas shall be used predominantly 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 lands areas. 5.3 With the construction of semi-detached dwellings, instead of townhouses the applicant would construct a total of eighteen (18) residential units instead of the twenty (20) townhouse units approved by 40M-1977. 6. 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. PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and a public meeting notice sign was installed on the lands. 7.2 As of the writing of this report, no inquiries have been received on this application. 8. AGENCY COMMENTS 8.1 The following agencies provided comments of no objection to the Official Plan Amendment application: 603 . ,410 REPORT NO.: PD-063-00 PAGE 4 . Clarington Fire Department; . Clarington Building Division; . Ganaraska Region Conservation Authority; . Veridian Connections; and . Regional Health Department. 8.2 The Clarington Public Works Department has no objection in principle to the proposed amendment. However, the following concerns will be required through the Land Division process: I) The applicant is required to submit a revised engineering design and grading scheme for 40M-1977, to the satisfaction ofthe Director of Public Works; 2) The applicant is required to provide any easements deemed necessary by the Director of Public Works; 3) The applicant will be required to provide a Letter of Credit for all works deemed necessary by the Director of Public Works; and 4) The applicant will be required to enter into a Development Agreement with the Municipality that identifies all works deemed necessary by the Director of Public Works. 8.3 The Regional Planning Department has reviewed the application with respect to compliance with the Regional Official Plan, delegated provincial plan review responsibilities and the proposed method of servicing. Regional Planning would have no objection to the application and finds there are no provincial concerns. This application is exempt from Regional Planning approval. 9. 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. The plans for these lands indicated 17.3 percent of the dwelling units would be medium density. At this time sixty medium density units have been constructed. The elimination of the subject townhouse units will reduce the percentage of medium density dwellings to 16.0 percent. 604 REPORT NO.: PD-063-00 PAGE 5 The Neighbourhood currently contains or has applications submitted for a total of 1489 dwelling units, The application has increased the number of dwelling units through the Land Division process by reconfiguring some of the larger single detached lots into semi- detached lots. Including the reduction of the townhouse units, the total number of dwellings for this Neighbourhood is still 1489 units. It would appear the deletion of the Medium Density symbol would not have significant impact on the housing mix or total unit yield in the Apple Blossom Neighbourhood. 9.2 As Blocks 137, 138, 140 and 141 are within a registered plan of subdivision, an amendment to draft approval is not an option for reconfiguring the subdivision and creating new lots. Land Division applications will be required to create the new lots for semi-detached (linked) dwellings. The Land Division process also provides the mechanism for the Municipality to ensure that all engineering works are designed and constructed satisfactorily and that sufficient monies are given for performance guarantees. Letters of Credit currently collected through the subdivision process do not cover the amended engineering works required for the semi-detached (linked) lots. The applicant has concerns with this process but staff see no other way of proceeding. 9.3 Given that staff have received no inquiries on this application, the limited nature of the proposed changes and the upcoming summer recess of Council, unless there are objections raised at the Public Meeting, it is recommended that application to amend the Official Plan be approved at this time. 9.4 The Region has indicated that this application is exempt from Regional approval. Accordingly, the Municipality's Clerk will issue the Notice of Decision upon Council adoption of the Official Plan Amendment. The Decision will become [mal upon the expiry of the 20 day appeal period. 685 REPORT NO.: PD-063-00 PAGE 6 10. CONCLUSIONS 10.1 In consideration of the comments contained within this report, it is respectfully recommended that Official Plan Amendment No. 18 to the Clarington Official Plan, to permit the removal of the Medium Density Symbol on Lownie Court in Plan 40M-1977, be APPROVED. Respectfully submitted, Reviewed by, d~-~ Franklin Wu, M.C.I.P., R.P.P. Chief Administrative Officer. Da i J Crome, M.C.I.P., R.P.P. Director of Planning & Development SA *L T*DC*df 26 June 2000 Attachment #1 - Key Map Attachment #2 - Plan of Subdivision 40M -1977 Attachment #3 - Proposed Official Plan Amendment No. 18 and By-law Interested parties to be notified of Council and Committee's decision: St. Stephen's Estates Inc. 633 Edgeley Boulevard Unit 3 CONCORD, Ontario L4K 4H6 John Perdue Legends Consulting 48 Harshaw Avenue TORONTO, Ontario M6S 1 Yl 606 ATTACHMENT '1 _ SUBJECT SITE LOT 9 LOT 8 W ::0 Z W > <( Ii p BOWMANVILLE KEY MAP COPA 2000-002 607 N Z o Cf) Cf) w () z o () I THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NUMBER 2000- being a By-law to adopt Amendment No. 18 to the Clarington Official Plan WHEREAS, Section 17(22) of the Planning Act R.S.O. 1990, as amended, authorizes the Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and Amendments thereto; AND WHEREAS, the Council of the Corporation of the Municipality ofClarington deems it advisable to amend the Clarington Official Plan to permit removal of a lIMedium Density Symbol" in the Apple Blossom Neighbourhood, shown on Map A3. NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That Amendment No. 18 to the Clarington Official Plan being the attached Explanatory Text and Map is hereby adopted; 2. That the Clerk of the Municipality is hereby authorized and directed to make application to the Regional Municipality of Durham for approval of the aforementioned Amendment No. 18 to the Clarington Official Plan; and 3. This By-law shall come into effect on the date of passing hereof. BY-LAW read a first time this day of 2000. BY-LAW read a second time this day of 2000. BY.LA W read a third time and finally passed this day of 2000. MAYOR CLERK 611 PURPOSE: LOCATION: BASIS: ACTUAL AMENDMENT: IMPLEMENTATION: INTERPRETATION: AMENDMENT NO. 18 TO THE CLARINGTON OFFICIAL PLAN The purpose of this amendment to the Clarington Official Plan is to remove a Medium Density Symbol in the Bowmanville Urban Area to permit Low Density development. The subject site is located in Blocks 137, 138, 140 and 141, Lownie Court in Plan of Subdivision 40M-1977. The property is contained within Part Lot 8, Concession 2, in the former Town of Bowmanville. The proposed change will permit the development of semi- detached dwellings (linked) instead of the approved twenty (20) townhouse units. The Clarington Official Plan is hereby amended by amending Map A3, as indicated on Exhibit "A" attached to this Amendment. The provisions set forth in the Clarington Official Plan, as amended, regarding the implementation of the Plan shall apply to this Amendment. The provisions set forth in Clarington Official Plan, as amended, regarding the interpretation of the plan shall apply to this Amendment. 6U~ EXHIBIT "1" AMENDMENT No. 18 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN, MAP A3, LAND USE, BOWMANVILLE URBAN AREA @ - . CONC<SSlOH ""'" 3 @ .. @ .. . @ Delete Medium Density Symbol , I I Ei !;; .. ~ m " COIlCl:SSl<>< S1R{TI - PRESTIGE EMPLOYMENT AREA -- URBAN BOUNDARY - LIGHT a PUBLIC INDUSTRIAL AREA SECONDARY SCHOOL ~ FUTURE _ GENERAL ~ SEPARATE URBAN RESIDENTIAl. INDUSTRIAL AREA SECONDARY SCHOOL D URBAN RESIDENTIAL _ UTILITY B PRIVATE SECONDARY SCHOOL ~ MEDIUM DENSITY _ ENVIRONMENTAL . PUBLIC RESIDENTIAl. PROTECTION AREA ELEMENTARY SCHOOL 00 HIGH DENSITY _ GREEN SPACE ~ SEPARATE RESIDENTIAL ELEMENTARY SCHOOL - MAIN CENTRAL AREA _ WATERFRONT GREENWAY 0 PRIVATE ELEMENTARY SCHOOL - LOCAL CENTRAL AREA - COMMUNITY PARK -- SECONDARY PLANNING AREA . NElGHBOURHooD . DISTRICT PARK ------- SPECIAL POLICY AREA COMMERCIAL - HIGHWAY COMMERCIAL . NEIGHBOURHooD PARK .......... SPEC~ STUDY AREA tr!.;tt~J AGGREGATE * TOURISM NODE -= GO STATION ; '..,.. EXTRACTION AREA 6iU '. "'. <j>' "''''""T'' .. _".,'tLtl.L.,--lW E Ij:'--;"r , -l I I 1 I ....oc~ lta.lI I' }' ----.,.. .1 I '.- .. ':'.': ". _. , ". 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