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HomeMy WebLinkAboutPSD-113-05 Cl~mgron REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, September 19, 2005 Report #: PSD-113-05 File #: S-C-2005-001 By-law #: Subject: PROPOSED PLAN OF SUBDIVISION OWNER: SABINA INVESTMENTS INC. AND ANKARA REAL TV LIMITED (THE REMINGTON GROUP) RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-113-05 be received; 2. THAT the application for proposed Plan of Subdivision S-C-2005-001 submitted on behalf of Sabina Investments Inc. and Ankara Realty Limited be referred back to staff for further processing and the preparation of a subsequent report; and, 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: David Direc Reviewed by: {)~~~ Franklin Wu, Chief Administrative Officer ome, M.C.I.P., RP.P. f Planning Services SA/CP/DJC/lb/df September 14, 2005 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-113-05 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: Sabina Investments Inc. and Ankara Realty Limited (The Remington Group) 1.2 Owner: Sabina Investments Inc. and Ankara Realty Limited (The Remington Group) 1.3 Plan of Subdivision: 100 residential unit plan of subdivision consisting of 35 on-street townhouse units and 65 block townhouse units. 1.4 Site Area: 3.25 ha 2.0 LOCATION 2.1 The subject lands are located at 2 Church Street, Bowmanville, north of the Bowmanville Professional Building and other various commercial businesses fronting on King Street East (Attachment 1). The property is contained within Part Lot 10, Concession 1, in the former Town of Bowmanville. 3.0 BACKGROUND 3.1 On June 20, 2005, Sernas Associates on behalf of Sabina Investments Inc. and Ankara Realty Limited, submitted an application to the Municipality of Clarington for the development of 100 medium density residential units. A Functional Servicing Report and Storm Water Management Report accompanied the application. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The subject property is vacant and currently has frontage along Galbraith Court. 4.2 Surrounding Uses: North: Lands associated with Vincent Massey Public School and the Bowmanville High School South: Bowmanville Professional Building, various commercial businesses, all fronting on King Street East. East: Medium density residential (townhouses) West: Kingscourt Road townhouses and Vincent Massey Public School REPORT NO.: PSD-113-05 PAGE 3 5.0 OFFICIAL PLAN POLICIES 5.1 The lands are designated Living Area in the Durham Region Official Plan. Lands designated Living Area permit the development of residential units, incorporating the widest possible variety of housing types, sizes and tenure. 5.2 The lands are within the Bowmanville East Main Central Area Secondary Plan of Clarington Official Plan. The East Business District Land Use Schedule of the Secondary Plan designates the lands both High Density and Medium Density Residential. In addition the land use schedule identifies Church Street being extended from St. George Street to Galbraith Court and Simpson Avenue being extended northerly from King Street East to the Church Street extension. 5.3 The medium density policies allow for development with a net density of up to 60 units per net residential hectare with predominant housing form to include townhouses and low-rise apartments. The High Density designation applies to the lands generally north of the Church street extension. This designation allows a density range of 40 to 100 units per net hectare. Predominant housing forms shall include townhouses, stacked townhouses and apartments up to 6 storeys. Parking for all residential units shall generally be located to the rear of the dwelling and may be accessed from a rear lane. 6.0 ZONING BY-LAW 6.1 The subject lands are currently zoned “(Holding) Urban Residential Type Three ((H)R3)”. The proposed on-street and block townhouse units are permitted in the R3 zone. 7.0 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 signs were installed on the property at the Church Street and Galbraith Court frontages. 7.2 To date, six (6) inquiries have been received following the sign being posted and notice mailed out. The inquiries were regarding the following: • that the existing traffic levels on Church Street, especially at the Church and Liberty Streets intersection, will be adversely impacted by the proposed 100 additional units; • The increased traffic on Galbraith Court will negatively affect the existing residents; • The noise levels will increase from the increase of traffic on Galbraith Court; • The intersection of Galbraith Court and King Street East appears to have a high incidence of traffic accidents. The increase in traffic will make this intersection more dangerous; • There will be an over abundance of medium density housing being built in the immediate area; REPORT NO.: PSD-113-05 PAGE 4 • There were concerns with respect to possible assisted housing for the townhouse block; • There is no inclusion of any parkland associated with the new development; and • Galbraith Court is not currently constructed at a wide enough width to handle the increase in through traffic volume. 8.0 AGENCY COMMENTS 8.1 At the writing of this report, comments have been received from Central Lake Ontario Conservation, Clarington Engineering Services, Clarington Emergency Services, Rogers, Enbridge and the PVNC District Separate School Board. 8.2 Central Lake Ontario Conservation has several issues with the Storm Water Report and requires a revised report. These comments have been forwarded to the applicant for review. 8.3 Clarington Engineering Services requires that the proposed development have two access points. At this time the applicant has only proposed an access to Galbraith Court and is proposing turning circles at Church Street and Simpson Avenue as they do not own the land required to complete these connections. Until such time as these properties are acquired for road development, draft approval is not be recommended by Clarington Engineering. 8.4 Clarington Emergency Services, Rogers, Enbridge and the Separate School Board had no objection to the application, but Rogers, Enbridge and the Separate School Board requested several conditions be included in the draft approval conditions at such time as they are prepared. 8.5 Comments are outstanding from: • Veridian Connections, • Regional Works, • Regional Planning, • Canada Post Corporation, • Bell Canada, • Durham Police Services, • CMHC, • Conseil scolaire de district catholique Centre Sud, • Conseil scolaire de District du Centre-Sud Ouest, and • Kawartha Pine Ridge Public School Board. 9.0 STAFF COMMENTS 9.1 The application is for an infill development of 100 townhouse units surrounded by existing institutional uses (Bowmanville High School and Vincent Massey Public School), existing residential uses (Kingscourt Road and Galbraith Court) and existing commercial uses on King Street East. The lands shown as “Other Land Owned By Applicant” are part of a recent site plan approval for a significant expansion to the REPORT NO.: PSD-113-05 PAGE 5 Bowmanville Professional Building. The owners of the Professional Building have entered into an agreement with respect to the acquisition of these lands for additional required parking. 9.2 The proposal provides an alignment for part of both the Church Street extension to Galbraith Court and the Simpson Avenue extension north of King Street East. However, based on land ownership, the applicant is proposing one access initially, to Galbraith Court, and two temporary turning circles at Church Street and St. George Street, and at the southern end of Simpson Avenue, prior to reaching King Street East. As noted in the agency comments section, the Municipality does not support the approval of this application with only one access point. 9.3 The subject lands have historically had approval for medium density development based on a private road network and one access to King Street East. Approvals for townhouse development of these lands dates back to 1975. Development of these lands was recently considered by the Municipality as part of the King Street East Corridor Study (2003), which recommended the Church Street and Simpson Avenue extensions and designated the lands for medium and high density development. 9.4 The proposed block townhouses, located on the northern portion of the site, will require site plan approval prior to development. The site plan will examine in detail access to the block, parking, building layout, building design, landscaping, private and common amenity areas, lighting, waste disposal etc. The applicant has illustrated 61 townhouse units at this time, but the layout of the private roads and lotting pattern on the block will not be part of the subdivision draft approval. 9.5 The Clarington Official Plan contains policies to guide development of medium and high density residential areas. Issues that need to be addressed further with respect to the policies are as follows: ? That townhouses sited on blocks shall generally not exceed 50 units. The applicant has requested 65 block townhouse units on their application form. Through their review of this plan of subdivision application staff will review this proposal and determine if the 65 proposed block townhouse units meets the general intent of the Official Plan. ? The impact of traffic on local streets is minimized. Staff is of the opinion that this development should not go forward until such time as there is a second access to minimize the impact of all the traffic being required to use Galbraith Court for access. ? Amenity areas are required to be provided. There are no amenity areas indicated on the drawings submitted. Both an indoor and an outdoor amenity area should be provided for the 65 unit block townhouse development. ? Street townhouses shall not be sited on opposite sides of the street unless adequate on-street parking can be provided to the satisfaction of the Municipality. An on-street parking plan has not been submitted in support of this application. Planning staff believe that rear alleys may assist in achieving a more desirable environment. ? The site shall be suitable in terms of size and shape to accommodate the proposed density and building forms. The site is an irregular shape due to existing REPORT NO.: PSD-113-05 PAGE 6 development abutting the property. Staff has concerns that the layout of freehold townhouse units proposed by the applicant will constrain the development of the block townhouses. ? In addition, the relationship between the proposed residential; development and the existing surrounding uses will be carefully reviewed with respect to traffic, noise access and urban design issues. 10.0 CONCLUSIONS 10.1 In consideration of the issues raised and the agency comments not received at the writing of this report, and that the purpose of this meeting is to fulfill the Planning Act requirements for a Public Meeting, it is recommended that the application be referred back to staff for further processing. Attachments: Attachment 1 – Key Map Attachment 2 – Proposed Plan of Subdivision Interested parties to be notified of Council and Committee's decision: Sernas Associates Sabina Investments Inc. and Ankara Realty Limited Kim Macdonald Sheila Roman Kim Broome Dillon Sawyer Glenn Martin Donna Collins REPORT NO.: PSD-113-05 LIST OF INTERSTED PARTIES Name Company Address City Province Postal Code Sernas Associates 110 Scotia CourtWhitby, ON L1N 8Y7 Sabina Investments Inc. c/o The Remington 7501 Keele Street, Vaughan, ON L4K 1Y2 and Ankara Realty LimitedGroup Inc. Suite 100 Kim Macdonald 42 Galbraith CourtBowmanville, ON L1C 4P5 Sheila Roman 9 Church Street Bowmanville, ON L1C 1S2 Kim Broome 62 Galbraith Court Bowmanville, ON L1C 4P6 Dillon Sawyer 1 St. George Street Bowmanville, ON L1C 2K4 Glenn Martin 41 Galbraith Court Bowmanville, ON L1C 4P5 Donna Collins 39 Galbraith Court Bowmanville, ON L1C 4P5