HomeMy WebLinkAboutPSD-135-05
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, November 21,2005
Report #: PSD-135-05
File #: S-C-2005-0005
ZBA 2005-0051
By-law #:
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Subject:
APPLICATION FOR PROPOSED DRAFT PLAN OF SUBDIVISION AND
ZONING BY-LAW AMENDMENT FOR 19 SINGLE DETACHED DWELLINGS
OWNER: THE MUNICIPALITY OF CLARINGTON
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-135-05 be received;
2. THAT the application for the proposed draft plan of subdivision (S-C-2005-005) and
the application to amend Zoning By-law 84-63, submitted by D.G. Biddle and
Associates on behalf of the Municipality of Clarington be referred back to Staff; and
3. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
Submitted by:
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Reviewed by: <--- ) ~ ~~ It,
Franklin Wu,
Chief Administrative Officer
a . ~. Crame, MCIP, R.P.P.
Director of Planning Services
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November 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-135-05
PAGE 2
1.0 APPLICATION DETAILS
1 .1 Owner:
Municipality of Clarington
1.2 Agent:
D.G. Biddle & Associates
1.3 Plan of Subdivision:
Total of 19 single detached dwelling lots; comprised of seven, 10m
minimum lot frontage and twelve, 12 m minimum lot frontage.
1.4 Zoning: from (Holding) Urban Residential Type One (H)R1 to an appropriate zone
to permit the proposed development.
1.5 Site Area: 1.34 ha.
1.6 Location: The subject lands are located on the north west corner of Baseline Road
and Spry Avenue. The lands are municipally identified as 200 Baseline
Road, being located in Part Lot 13, Concession 1, of the former Town of
Bowmanville.
2.0 BACKGROUND
2.1 In 1989, the Municipality purchased the site at the north-west corner of Spry Avenue
and Baseline Road (200 Baseline Road) for use as a future fire station site (Attachment
1). Subsequently, the Municipality and the Fire Marshall's Office determined that the
main fire hall should be relocated from its Church Street location to a location in the
vicinity of Durham Highway 2 and Regional Road 57. In 1994, the new fire
headquarters was constructed in its current location. The lands at Spry Avenue were
no longer required for a fire station.
2.2 The Municipality declared the lands surplus in 1997 and the lands were previously
tendered for sale in 1998. At that time, all bids received were far below the appraised
value. On November 8, 2004, Council considered and approved a report from the
Administrator authorizing the retention of an engineering and planning consultant to
make application for a proposed plan of subdivision on the subject lands. By obtaining
draft approval for the lands, it is generally acknowledged that the value of the land will
increase.
2.3 On September 20, 2005, D. G. Biddle and Associates submitted applications for
proposed plan of subdivision and rezoning.
2.4 Documentation in support of the subdivision proposal included a Geotechnical Report.
REPORT NO.: PSD.135-05
PAGE 3
3.0 SITE CHARACTERISTICS AND SURROUNDING USES
3.1 The subject property is vacant and currently has frontage along the north side of
Baseline Road and the west side of Spry Avenue. The property is considered an infill
site that is relatively flat.
3.2 Surrounding Uses:
North: Existing residential dwellings and an electrical sub-station;
West: Existing residential dwellings;
South: Baseline Road and vacant land presently being graded for commercial
development (Torgan); and
East: The Bowmanville Creek and associated valley.
4.0 PROVINCIAL POLICY STATEMENT
4.1 Section 3 of the Planning Act requires that all decisions affecting planning matters "shall
be consistent with" the Provincial Policy Statement. The Provincial Policy Statement
states that Settlement Areas shall be the focus of growth. The existing infrastructure
has sufficient capacity to accommodate this infill development.
5.0 OFFICIAL PLAN POLICIES
5.1 The Durham Region Official Plan designates the subject lands "Living Area". Lands
designated Living Area permit the development of residential units, incorporating the
widest possible variety of housing types, sizes and tenure. The application conforms.
5.2 Within the Clarington Official the lands are designated "Urban Residential". This
designation allows residential development containing a variety of housing forms, size
and tenure. Although some of the lands in the south east corner are within the
floodplain, they are not in the Environmental Protection Area designation or identified as
Hazard Land. The application appears to conform.
6.0 ZONING BY-LAW
6.1 The subject lands are currently zoned (Holding) Urban Residential Type One (H)R1.
This zone allows single detached dwelling lots based on a 15 m minimum lot frontage
and semi-detached or linked dwelling units with a minimum 18 m lot frontage. The
applications proposes single detached dwelling lots with 10m minimum frontages for
the extension of John Scott Avenue, while the cul-de-sac will contain 12 m minimum
frontage singles. Neither of these lot frontages are permitted within the existing zone
regulations, hence the rezoning application.
REPORT NO.: PSD-135-05
PAGE 4
7.0 NOTICE AND SUBMISSION
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and two (2) public meeting notice signs were installed on the property along the
Baseline Road and Spry Avenue frontages.
7.2 To date, two inquiries were received seeking clarification on the proposal and notice
procedures.
8.0 AGENCY COMMENTS
8.1 The application was circulated to a number of agencies and departments for comment.
To date, comments remain outstanding from a number of agencies including the school
boards, CLOC, Durham Regional Planning Department and Durham Regional Works
Department.
8.2 Clarington Engineering provided a number of comments some of which must be
addressed prior to draft approval and some that would be incorporated in the conditions
of draft approval. Items required to be addressed prior to draft approval include:
· A preliminary servicing plan to the approval to the Director of Engineering;
· An on-street parking plan; and
· A preliminary grading and drainage plan detailing on-site storm sewer system
(minorsystem) and the conveyance of the overland flow (major system) from the
subdivisions, as well as required storm water quality or quantity measures or
facilities.
8.3 Emergency ad Fire Services advised they have no comments or safety concerns.
8.4 Veridian has no objection to the proposal and provided detailed comments and
conditions of approval.
9.0 STAFF COMMENTS
9.1 The proposed development will allow for the extension of John Scott Avenue to connect
to Spry Avenue. This will provide existing residences a second access to the area.
Spry Avenue and Baseline Road will become a signalized intersection with the
development of the commercial lands (Torgan) to the south. This will provide existing
and future residents access to a future controlled intersection to make left hand turns on
to Baseline Road. It also provides an opportunity to travel north towards the downtown
without having to use Baseline Road. Baseline Road is a Type A arterial road and will
continue to experience increased traffic volumes.
9.2 The existing residences in the area are zoned R1 and are characterized by traditional
semi-detached lots having 18 m frontage, 9 m frontage for each half of the lot or link lots
REPORT NO.: PSD-135-05
PAGE 5
based on the same frontage requirements. The single detached lots proposed on the
John Scott extension will have a minimum lot frontage of 10m. Although slightly larger
than the existing lots on John Scott , they will be very similar and are considered
compatible. The single detached lots on the proposed cul-de-sac will have 12 m
minimum frontage. These lots will slightly larger than existing lots in the area, providing
additional variety to the area while still compatible with the existing surrounding housing
form.
9.3 The south-east corner of the subject property is subject to a flooding constraint during a
Regional Storm. Prior to closing on the site in 1989, the Municipality undertook an
investigation for the proposed fire hall and obtained a flood and fill permit from the
Central Lake Ontario Conservation Authority subject to a number of conditions. The
preliminary plan for the Fire Hall would have left some of the site in the floodplain (e.g.
driveway, lawn area, etc.)
9.4 Through a cut and fill program, the consultants anticipate that all or most of this site
could be engineered to permit residential development. There is the potential for the cut
and fill program and the storm water management requirements to be co-ordinated with
the implementation of the water feature anticipated by Valleys 2000 Plan for the north-
east corner of Spry Avenue and Baseline Road. This issue is being reviewed by the
engineering consultants together with the work being undertaken on the south side of
Baseline Road for Torgan Developments.
9.5 The development is an infill situation. There is limited ability to design the subdivision
without rear facing lots at the density proposed. A noise fence will be required to protect
the rear yard amenity areas. The noise fence design will be reviewed in detail prior to a
recommendation report.
9.5 At this time detailed servicing reports, and noise studies remain outstanding. In
addition, based on comments received to date, a preliminary servicing plan, a
preliminary grading and drainage plan and a parking plan are all required.
10.00 CONCLUSIONS
10.01 In consideration of the additional reports required in support of the applications; 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 and Proposed Plan of Subdivision
Interested parties to be notified of Council and Committee's decision:
Franklin Wu
Glenn Genge
Cathy Reid
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Attachment 1
To Report PSD-135-05
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ZBA 2005-0051
ZONING BY-LAW AMENDMENT
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Owner: Municipality of Clarington
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S-C-2005-0005
DRAFT PLAN OF SUBDIVISION