HomeMy WebLinkAboutPSD-017-16 C 1 0
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Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Municipal
Clerk at 905-623-3379 ext. 2102.
Report To: Planning and Development Committee
Date of Meeting: February 22, 2016
Report Number: PSD-017-16 Resolution Number:
File Number: ZBA 2015-0022 By-law Number:
(Cross-reference SPA 2015-0022)
Report Subject: A rezoning application by 1891211 Ontario Limited to permit three
six-storey apartment buildings containing 414 dwelling units
Recommendations:
1. That Report PSD-017-16 be received;
2. That the proposed application to amend Zoning By-law 84-63 submitted by 1891211
Ontario Limited continue to be processed including the preparation of a subsequent
report;
3. That the Durham Regional Planning and Economic Development Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PSD-017-16 and
Council's decision; and
4. That all interested parties listed in Report PSD-017-16 and any delegations be advised of
Council's decision.
Clarftwn
Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Municipal
Clerk at 905-623-3379 ext. 2102.
Report To: Planning and Development Committee
Date of Meeting: February 22, 2016
Report Number: PSD -017-16 Resolution Number:
File Number: ZBA 2015-0022 By-law Number:
(Cross-reference SPA 2015-0022)
Report Subject: A rezoning application by 1891211 Ontario Limited to permit three
six -storey apartment buildings containing 414 dwelling units
Recommendations:
1. That Report PSD -017-16 be received;
2. That the proposed application to amend Zoning By-law 84-63 submitted by 1891211
Ontario Limited continue to be processed including the preparation of a subsequent
report;
3. That the Durham Regional Planning and Economic Development Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PSD -017-16 and
Council's decision; and
4. That all interested parties listed in Report PSD -017-16 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -017-16 Page 2
Report Overview
This is a Public Meeting report relating to a Zoning By-law Amendment received for lands
located southeast of the intersection of Regional Road 57 and King Street West in
Bowmanville. The subject property is currently zoned "Agricultural (A)". The Owner is seeking
to rezone this property, in conformity with the Official Plan and Bowmanville West Town Centre
Secondary Plan, to allow for three apartment buildings, each having a height of six storeys, for
a total of 414 dwelling units.
1. Application Details
1.1. Owner/Applicant: 1891211 Ontario Limited
1.2. Agent:
1.3. Proposal:
1.4. Area:
1.5. Location:
1.6. Within Built Boundary
2. Background
YYZed Project Management
Three six -storey apartment buildings containing a total of 414
dwelling units
2.87 hectares
Part of Lot 14, Concession 1, Former Town of Bowmanville
215, 219 & 223 King Street West, Bowmanville
Yes
2.1 The site benefits from a very prominent location southeast of Regional Road 57 and King
Street West in Bowmanville. The designation permits high density residential
development and is a key site in the West Town Centre of Bowmanville. The proposed
site plan and perspective drawing are included as Figure 1 and 2, respectively.
2.2 The following studies were submitted in support of the proposed rezoning application and
concurrent site plan application:
• Functional Servicing Report
• Transportation Study
• Noise Impact Study
• Urban Design Brief
• Energy Conservation and Sustainability Plan
• Stage 1 & 2 Archaeological Assessment
• Geotechnical Investigation
• Phase 1 Environmental Site Assessment
Municipality of Clarington
Report PSD -017-16 Page 3
2.3 A Public Information Centre was held on January 28, 2016 at the Church of Jesus Christ
of Latter Day Saints. A total of 19 individuals attended, including the owner and his
consulting team. Seven nearby residents attended the meeting to gather more
information about the proposal. A summary of the Public Information Centre is provided
under Section 7 of this report.
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Figure 1: Proposed Site Plan
Municipality of Clarington
Report PSD -017-16 Page 4
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located at the southeast corner of Regional Road 57 and King
Street West in Bowmanville. The triangular-shaped parcel is well below the road grade at
the west end abutting Regional Road 57 at the railway, it is well above the grade of
Highway 2 where it is crossed by the railway. Vegetation on the site has regenerated
over time, the feature is not identified as a significant natural heritage resource.
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Figure 3: Key Map
3.2 The surrounding uses are as follows:
North - Liberty Pentecostal Church
South - CP Railway-, existing residential development
East - CP Railway overpass at King Street West-, existing residential development
West - Future Retail/Commercial Development
Municipality of Clarington
Report PSD -017-16 Page 5
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement identifies settlement areas as the focus of growth. Land
use patterns shall be based on densities and a mix of land uses that efficiently use land,
resources and infrastructure. Opportunities for redevelopment and intensification must be
promoted. Municipalities must provide a variety of housing types and densities, and a
range of housing options that are affordable to the area residents.
Healthy and active communities should be promoted by planning public streets to be
safe, meet the needs of pedestrians, foster social interaction and facilitate active
transportation and community connectivity. Compact and diverse developments promote
active modes of transportation such as walking and cycling.
4.2 Provincial Growth Plan
The subject lands are within the defined Built Boundary of Bowmanville. Population and
employment growth will be accommodated by directing a significant portion of new
growth to the built up areas through intensification and efficient use of existing services
and infrastructure. The development of complete communities is encouraged by
promoting a diverse mix of land uses, a mix of employment and housing types, high
quality public open space and easy access to local stores and services. New transit -
supportive and pedestrian -friendly developments will be concentrated along existing and
future transit routes. A minimum of 40 percent of all residential development occurring
annually within each upper tier municipality will be within the built up area.
5. Official Plans
5.1 Durham Reaional Official Plan
The lands are designated Living Area within the Urban System of the Durham Regional
Official Plan. The lands are also within a Regional Corridor and along a Transit Spine.
Living Areas shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along arterial roads, and develop
with particular consideration for supporting and providing access to public transit.
Regional Corridors are targeted for higher densities and mixed uses, supporting higher
order transit services and pedestrian oriented development. Regional Corridors support
an overall, long-term density target of at least 60 residential units per gross hectare, and
a floor -space index of 2.5.
By 2015, and each year thereafter, urban areas across the Region shall be planned to
accommodate a minimum 40 percent of all residential development occurring annually
through intensification within built-up areas.
Municipality of Clarington
Report PSD -017-16 Page 6
Transit Spines facilitate inter -regional and inter -municipal transit services along arterial
roads (GO Transit), and intersect with local transit services (Durham Regional Transit).
Development along Transit Spines shall provide for complimentary higher densities and
mixed uses in accordance with the Regional Corridor policies.
Since the site is bound by Regional Road 57 and King Street West (both identified as
arterial roads) and the railway to the south, noise and vibration impacts must be mitigated
in accordance with Ministry of Environment guidelines.
5.2 Clarington Official Plan
The lands are designated Town Centre and are within Bowmanville West Town Centre
Secondary Plan area. The West Town Centre has a housing target of 1900 units,
including 1500 high density units and 400 medium density units.
Both East and West Bowmanville Town Centres will be planned and developed as a
centre of regional significance providing the highest level of retail and service uses and
are the primary focal point of cultural, community, recreational and institutional uses in
Clarington.
Town Centres are planned to provide a mix of uses, encourage active street life, and
develop in a manner that supports transit and pedestrian connectivity. The urban design
policies of the Town Centre designation are implemented through the review and
approval of development applications.
The site is within a Prominent Intersection and must also satisfy the Official Plan's
comprehensive Urban Design policies that encourage a high quality public realm, and
give priority to sustainable design, including environment -first principles, walkability, land
efficiency, compact and connected communities and resource and energy efficiency.
Attractive and safe communities are encouraged to create a sense of place and a
diversity of built form. The built form should facilitate active transportation and public
transit.
Regional Road 57 and King Street West are identified as arterial roads consistent with
the Durham Regional Official Plan.
5.3 Bowmanville West Town Centre Secondary Plan
The subject lands are designated as Office Commercial in the Bowmanville West Town
Centre Secondary Plan. The designation allows for residential development up to a
maximum density of 150 units per hectare. The policies do not require the integration of
retail and service uses within the residential development at this location, however,
providing a mix of uses is encouraged.
In addition to the Urban Design and Town Centre policies that give direction to site plan
design, the Bowmanville West Town Centre Secondary Plan contains detailed Urban
Design policies, including an Urban Design Guideline, and policies specific to apartment
buildings.
Municipality of Clarington
Report PSD -017-16 Page 7
6. Zoning By-law
Zoning By-law 84-63 zones the subject lands Agricultural (A). A rezoning is required to
place the lands in an appropriate urban zone to permit the apartment buildings.
7. Public Notice and Submissions
7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on
January 8, 2016 and details of the application were also included in the Planning
Services Department E -update. Several individuals contacted staff seeking additional
information, with one individual in support of the development and one individual
concerned about the location of the only entrance planned for the site.
7.2 The Public Information Centre was held January 28, 2016 at the Church of Jesus Christ
of Latter Day Saints in Bowmanville. While seven residents were in attendance, total
attendance reached 19, including consultants, the press, other members of the
development industry and the local Councillor.
7.3 At the time of writing this report, concerns raised relate to:
• Traffic and access
• Impacts to property values
• Fire protection to 6 storey wood -frame structure
• Construction time frame
• Urban design
• Tenure of the building — condominium or rental
• School capacity
• Noise impacts
• Crime rates
• Impact to utilities
8. Agency Comments
8.1 Regional Municipality of Durham
At the time of writing this report, comments from the Region of Durham have not yet been
received.
8.2 Central Lake Ontario Conservation Authority
The Conservation Authority has provided several comments on the technical reports
submitted in support of the applications. The consulting engineer will be required to
submit revisions and additional justification relating to stormwater management, grading
and servicing prior to providing their support on the applications.
Municipality of Clarington
Report PSD -017-16 Page 8
8.3 Canadian Pacific Railway
The Railway has provided the following initial comments. Additional comments are
forthcoming.
• A suitable safety berm is required. The proposed retaining wall along the property
line does not meet the railway's requirements for a berm.
• Typical setback of dwellings from the railway right-of-way shall be a minimum of 30
metres. There may be site design solutions to reduce the 30 metre setback but the
current site plan shows a 20 metre setback which does not meet the railway's
requirements.
• Dwellings must be constructed such that the interior noise levels meet Ministry of
Environment and Climate Changes criteria. Canadian Pacific is currently reviewing
the submitted noise impact study.
• Any proposed alterations to the existing drainage pattern affecting railway property
must receive prior concurrence from the Railway. The Functional Servicing and
Stormwater Management Report is currently under review.
The Railway has suggested that the applicant review the Guide for New Development in
Proximity to Railway Operations at www.proximityissues.ca which is a collaborative
project by the Federation of Canadian Municipalities and the Railway Association of
Canada.
8.4 Veridian
Veridian has no objections to the proposal and has provided their standard conditions for
the provision of electric services.
8.5 Kawartha Pine Ridae District School Board
The public school board has no objections. Elementary students would attend Waverley
Public School and high school students would attend Clarington Central Secondary
School.
8.6 Peterborough Victoria Northumberland Clarington Catholic District School Board
The separate school board has no objections. Elementary students would attend Holy
Family Catholic Elementary School and high school students would attend St. Stephen's
Secondary School.
8.7 Canada Post
Canada Post has provided their requirements for internal, centralized lockbox assemblies
to be located within the lobby of each building for mail distribution, and has provided
standard conditions to be included in the site plan agreement.
Municipality of Clarington
Report PSD -017-16 Page 9
8.8 Enbridge Gas
Enbridge has no objections to the proposal.
9. Departmental Comments
9.1 Engineering Services
The applicant must satisfy the Engineering Services Department regarding the following
concerns and conditions:
• Traffic
The applicant submitted a Transportation Study in support of the application. The
study is under review and requires further consultation between the traffic consultant,
the Region and the Municipality specific to traffic impacts, recommended road network
improvements and the location and configuration of the access via King Street West.
In consideration of the increasing traffic on this section of King Street West, and
intersection and road geometrics at this location, traffic signals are required as part of
this development to facilitate the efficient and safe movement of vehicles and
pedestrians.
• Grading and Drainage
The applicant submitted a Functional Servicing Report which includes the proposed
grading and drainage of the site. The plan lacks sufficient detail for a full review.
Further discussion with the proponent's consultant is required.
• Servicing
The Functional Servicing Report addresses sanitary, water and storm sewer servicing.
Again, the drawings lack a significant amount of detail required to conduct a full review
of the proposed servicing. Further discussion is required with the proponent's
consultant and the final servicing plan is subject to the approval of the Municipality and
the Region of Durham.
• Storm Water Management
The Functional Servicing Report addresses the proposed post -development runoff to
King Street West and the proposed post -development runoff to the railway lands, from
both a water quantity and water quality perspective. Stormwater management is under
review, and is subject to the approval of the Municipality, the Conservation Authority
and Canadian Pacific Railway.
9.2 Emergency and Fire Services
Clarington Emergency and Fire Services provided comments relating to the location of
fire routes and hydrants, and notations on the site plan drawings. "No parking" signage
will be required along all fire routes and detailed on the site plan.
Municipality of Clarington
Report PSD -017-16 Page 10
The Department must be satisfied with access to the site from an emergency response
perspective.
9.3 Operations Department
Operations provided comments relating to grading, providing suitable fencing along the
railway, upgrading street lighting, designating snow storage areas and landscaping
treatment along King Street West. The comments will need to be addressed in their future
revised submission.
9.4 Building Division
The Building Division provided several comments specific to providing barrier -free paths
of travel and the location of fire routes and hydrants. The Building Division is requesting
more legible and detailed servicing and grading plans in order to complete their review.
9.5 Accessibility Committee
The Accessibility Committee met to discuss the applications and has provided detailed
comments on the current development proposal for their consideration and action. The
committee will continue to be involved in the review of subsequent submissions.
10. Discussion
10.1 The site of this proposal is located at one of the most prominent intersections in
Clarington and represents a key residential development in the Bowmanville West Town
Centre. The development has the potential to integrate well with existing and planned
residential, commercial, retail and office, and institutional uses in the Town Centre. The
site's central location will also complement the existing uses in Downtown Bowmanville.
10.2 The proposed development would result in a density of 144 units per hectare and would
be consistent with the direction of the Regional Official Plan, the Clarington Official Plan
and the Bowmanville West Town Centre Secondary Plan.
10.3 The initial review of the application by staff and agencies has identified a number of
issues that the applicant's consulting team will be required to reconsider. The next
submission must be better aligned with the objectives and development guidelines of the
various commenting departments and agencies. Staff see the most critical areas as:
• Traffic and access;
• Satisfying Railway requirements;
• Servicing, Grading and Stormwater Management; and
• Urban Design.
10.4 The purpose of the public meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed in
a subsequent staff report.
Municipality of Clarington
Report PSD -0'17-16
Paae 11
10.5 Once the principle of development can be supported, a zoning by-law amendment could
be recommended for Council's consideration, following which, the concurrent site plan
application would be finalized.
11. Concurrence
Not applicable.
12. Conclusion
The purpose of this report is to provide background information on the application
submitted by 1891211 Ontario Limited for the Public Meeting under the Planning Act.
Staff will continue processing the application including the preparation of a subsequent
report upon resolution of the identified issues.
13. Strategic Plan Application
The application assists to implement the Strategic Plan action to support a variety of
affordable mixed housing types.
Submitted by:
DaWd J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by. _-,, A3,
Franklin Wu,
Chief Administrative Officer
Staff contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ata lorscott clarin ton.net
The following is a list of the interested parties to be notified of Council's decision:
1891211 Ontario Limited
YYZed Project Management
Jason Allenby
Kelvin Whalen
Rudy Kraayvanger
John Oates
Randy & Maria McDougall
Christine Caswell
Carmen & Pat Ball
CP/ATS/df,tg
Jackie Nixon
Cindy Cranstoun
Rick Marchant
Jennifer O'Meara
R. Michael Blair
Devon Daniell
Alan Savage
Babak Montazemi Safari
William Alexiou