HomeMy WebLinkAboutPSD-117-05
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date:
Monday, October 3, 2005
Report #: PSD-117-05
File #: ZBA2005-034 & 18T-87087
By-law #:
Subject:
REZONING AND AMENDMENT TO DRAFT APPROVED PLAN OF
SUBDIVISION TO PERMIT THE DEVELOPMENT OF 44 RESIDENTIAL
DWELLING UNITS
APPLICANT: HALLOWAY HOLDINGS LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-117 -05 be received;
2. THAT the applications to amend Draft Approved Plan of Subdivision 18T-87087 and
Zoning By-law 84-63, submitted by Halloway Holdings Limited to permit the
development of 44 residential units be referred back for further processing and the
preparation of a subsequent report; and,
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
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Submitted by: /-Jit1 /1/'~
Davi'lfJ. Crome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed bY:()~-'::' ~ -
Franklin Wu,
Chief Administrative Officer
TW/CP/DJC/df/lb
27 September 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-117-05 PAGE 2
1.0 APPLICATION
1.1 Applicant: Halloway Holdings Limited
1.2 Amendment to Draft Approved Plan of Subdivision:
From: Two (2) blocks for fifteen (15) on-street townhouses and a 0.810 ha
Future Development Block.
To: Fourteen (14) lots with 12.0 metre frontages for single detached
dwellings and a 0.503 ha Medium Density Block for a maximum of 30
residential units.
1.3 Amendment to the Zoning By-law:
From: “Holding – Urban Residential Type Three ((H)R3)” to appropriate
zones to permit the development of single detached dwellings on 12 metre
frontages and a Medium Density Block.
1.4 Site Area: 1.39 hectares
2.0 LOCATION
2.1 The subject lands are located at the south east corner of Scugog Street and Longworth
Avenue, being Part of Lot 12, Concession 2, in the former Town of Bowmanville
(Attachment 1).
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The lands subject to the amendments are currently vacant. The site is part of a larger
subdivision plan which has had three phases registered. In addition to the lands subject
to this amendment, there are additional lands not yet registered within Draft Plan of
Subdivision 18T-87087 north of Goodwin Avenue and east of Scugog Street
(Attachment 2).
3.2 Surrounding Uses
North - Vacant lands designated for a medium density residential development
and street townhouses.
South - Vacant lands subject to a Draft Approved Plan of Subdivision (18T-89021)
for 45 townhouse units.
East - Residential dwellings on Daley Avenue and Hogan Crescent.
West - Residential dwellings currently under construction.
REPORT NO.: PSD-117-05 PAGE 3
4.0 BACKGROUND
4.1 The Region of Durham issued Draft Approval for Plan of Subdivision 18T-87087 in
February 1990. It was subsequently amended in April 1996 and in July 2000. Plan of
Subdivision 18T-87087 contains a total of 468 units, a block for Commercial uses, a
block for a public elementary school, a park block and a future development block.
More than half of the draft approved lots have been registered as follows: 97 single
detached dwelling lots; 48 semi-detached lots (96 units); and 67 townhouse lots. The
lands subject to this amendment were originally Draft Approved for 39 street
townhouses to start and complete Street “Y” as a cul-de-sac. The July 2000 amendment
to draft approval revised the lands south of Longworth and west of Street “Y” to create
an 0.810 ha block of land for future development.
4.2 On July 15, 2005 Staff received applications to further amend the Draft Approved Plan
of Subdivision 18T-87087 and Zoning By-law 84-63. The applications were submitted in
accordance with the Minutes of Settlement for OMB Appeal by Halloway Holdings with
respect to applications for certain commercial and high/medium density blocks on
Longworth Avenue. Although the subject property was not part of the applications
subject to the appeal, it was impacted by the decision. The Official Plan designation of
the subject lands was amended by the deletion of a “Local Central Area” symbol and
replacing it with a “Medium Density Residential” symbol to permit townhouse units.
4.3 The following table summarizes the number of units draft approved and registered as
well as the subsequent revision and current proposal for the subject lands.
LOTS SUBJECT OT REDLINE REVISION
Units Draft Revised Revised Current
Approved April 1996 July 2000 Proposal
Feb. 1990
12.0 m single - - - 14
6.0 m on-street 39 39 15 -
townhouse
Medium Density Block - - - 30 Units
(0.503 ha) maximum
Future Development - - 1 -
Block (0.810 ha)
Total Units
39 39 16 44
4.4 The original approvals, in combination with the adjoining plan of subdivision to the
south, would have allowed 84 street-townhouses on a cul-de-sac. In 1999 the
Municipality completed at study of “Parking in Residential Areas”. This site and the
adjoining plan of subdivision were identified as a problem area for future on-street
parking due to the large number of street townhouses. The amendment to draft
approval which occurred in July 2000 addressed, in part, these concerns by revising the
street townhouse units west of Street “Y” by placing the lands into a future development
block. The future development block was provided to allow for the re-examination of the
subject lands.
REPORT NO.: PSD-117-05 PAGE 4
5.0 PROVINICAL POLICY STATEMENT
5.1 Section 1.4 of the 2005 Provincial Policy Statement requires planning authorities to
provide for a range of housing types and densities with a ten year supply of lands which
are designated; and a three year supply of zoned and serviced lands within draft
approved and registered plans. Land and unit supply is to be based on, and reflect
population and unit allocations which are identified within Municipal Plans. New
housing is to be directed to locations where infrastructure and public services are
available. The applications are consistent with the Provincial Policy Statement as they
would provide for developable land for a mix of housing types, accessible to existing
infrastructure.
6.0 OFFICIAL PLAN CONFORMITY
6.1 Durham Region Official Plan
The lands are designated as Living Area within the Durham Regional Official Plan. The
predominant use of the lands within the Living Area designations shall be for housing
purposes. Each community is to be developed with a wide variety of housing types,
sizes and tenures. The proposed uses conform to the plan.
6.2 Clarington Official Plan
In the Clarington Official Plan the subject lands are designated as Urban Residential
with a Medium Density Residential Symbol. The lands are within the Elgin
Neighbourhood, which has a population allocation of 4000 and a housing unit target of
1425, including 150 medium density units. The proposed uses conform to the plan.
7.0 ZONING BY-LAW
7.1
Within the Comprehensive Zoning By-law 84-63, s amended, the lands are zoned
“(Holding) Urban Residential Type Three ((H)R3) Zone”. A zoning by-law amendment
will be required in order to implement the proposed amendment to draft approval.
8.0 PUBLIC NOTICE AND SUBMISSIONS
8.1 Public Notice was given by mail to each landowner within 120 metres of the subject site.
Public Meeting signs were installed on Scugog Street and Longworth Avenue.
8.2 Staff have received two general inquiries about the application from residents who
reside in the vicinity.
8.3 Ram Nischal, the owner of the property to the south, which contains Draft Approved
Plan of Subdivision (18T-89021) has indicated to Staff that he is anxious to develop his
REPORT NO.: PSD-117-05 PAGE 5
lands and is concerned that this proposal does not provide for the turning radius of the
cul-de-sac on the subject lands. In order to develop 18T-89021 access through the
subject lands is necessary. Staff will review the options for development of both parcels
and a meeting will be arranged with Mr. Nischal at a mutually convenient time to discuss
available options.
9.0 AGENCY COMMENTS
9.1 Comments have not been received from the following departments and agencies:
Region of Durham
?
Kawartha Pine Ridge District School Board
?
Canada Post
?
Bell Canada
?
9.2 The Clarington Emergency and Fire Services Division, Central Lake Ontario
Conservation Authority, Peterborough Victoria Northumberland and Clarington Catholic
District School Board, Rogers Cable and Veridian Connections offered no objections to
the proposal.
9.3 Enbridge Gas Distribution requested that their standard conditions be included in the
subdivision agreement.
9.4 The Clarington Engineering Services Division has indicated a concern with the
termination of ‘Street Y’. This proposal does not provide for a standard residential cul-
de-sac as had been originally approved in 1990 with the continuation of Street “Y”
through Draft Plan of Subdivision 18T-89021, and ending in the cul-de-sac on the lands
now proposed for a medium density block.
10.0 STAFF COMMENTS
10.1 The revision is a substantial improvement from the original approvals from a
streetscape and urban design perspective and eliminates all street townhouses from the
Halloway lands. This satisfactorily addresses the on-street parking issues on the
Halloway site but further changes will be required of the adjoining development to the
south.
10.2 One concern with corner development is the potential for extensive use of acoustical
fences. Part of the Minutes of Settlement with Halloway requires that townhouse units
either face or flank Scugog Street and Longworth Avenue. Noise attenuation will be
addressed through the siting of buildings and not noise fences. This is another major
improvement over the original plan.
10.3 Staff will be reviewing in further detail the issues related to the cul-de-sac design
identified by Engineering Services, development standards to be included in the zoning,
minor issues related to the plan of subdivision and further comments received.
REPORT NO.: PSD-117-05 PAGE 6
11.0 CONCLUSIONS
11.1 The purpose of this report is to satisfy the Public Meeting requirements under the
Planning Act, and to take into consideration the outstanding comments, staff
respectfully request that this report be referred back to staff for further processing and
the preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map Amendment to Draft Approved Plan
Attachment 2 - Proposed Revision to Draft Approved Plan of Subdivision 18T-87087
List of interested parties to be advised of Council's decision:
Ram Nischal
Warren Shear
Halloway Holdings
Sernas Associates
REPORT NO.: PSD-117-05 INTERESTED PARTIES LIST
Address City Province Postal Code
Name Company
23 Wingate Crescent Richmond Hill, ON L4B 3J3
Ram Nischal
6 Brodwick Drive, Unit B Concord, ON L4K 2T3
Warren Shear Cityview Homes Inc.
th
177 Nonquon Road, 20 Oshawa, ON L1G 3S2
Halloway Holdings
Avenue
110 Scotia Court, Unit 41 Whitby, ON L1N 8Y7
Bryce Jordan Sernas Associates
Attachment #1
To Report # PSD-117-05
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ZBA 2005-034
Zoning By-law Amendment
18T -87087
Subdivision Plan Amendment
Owner: Halloway Holdings Limited
Attachment #2
To Report # PSD-117 -05
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