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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: Monday January 9, 2016
Report Number: PSD-001-17 Resolution:
File Number: S-C 2016-0003, ZBA 2016-0025 & 0026 By-law Number:
Report Subject: An Application by 2084165 Ontario Limited and Akero
Development Inc. to permit a total of 6 single detached lots on
one parcel of land and 3 single detached lots and one block for
a medium density block on a second parcel of land
3222 and 3350 Middle Road, Bowmanville
Recommendations:
1.That Report PSD-001-17 be received;
2.That the applications for a draft plan of subdivision and rezoning, submitted by
2084165 Ontario Limited and Akero Development Inc. to permit a total of six single
detached lots on one parcel of land and three single detached lots and one block
for a medium density block on a second parcel of land continue to be processed
and that a subsequent report be prepared; and
3.That all interested parties listed in Report PSD-001-17 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD-001-17 Page 2
Report Overview
The Municipality is seeking the public’s input on applications for a draft plan of subdivision and
rezoning, submitted by 2084165 Ontario Limited and Akero Development Inc. to permit a total
of six single detached lots on one parcel of land and three single detached lots and one block
for a medium density block on a second parcel of land.
1. Application Details
1.1 Owner/Applicant: 2084165 Ontario Limited and Akero Developments Inc.
1.2 Agent: D. G Biddle and Associates
1.3 Proposal: South Parcel
To create four blocks that will meld with four existing blocks in
registered Plan of Subdivision 40M-2578 which will form three lots
for single detached dwellings and a block for a medium density
development in a common elements condominium.
North parcel
To create six blocks that will meld with six other blocks in Draft
Approved Plan of Subdivision S-C 2007-0004 for six lots for single
detached dwellings upon registration.
1.4 Area: South parcel
0.49 hectares
North parcel
0.18 hectares
1.5 Location: Both parcels are on the west side of Middle Road, approximately
500 metres north of Concession Road 3. One is 3222 Middle Road
(south) and the other is 3350 Middle Road (north), being Lot 13,
Concession 3 in former Township of Darlington (see Figure 1).
1.6 Roll Number: 1817-010-080-05500 and 1817-010-030-05100
1.7 Within Built Boundary: Yes
Municipality of Clarington
Report PSD-001-17 Page 3
Figure 1 - Location of subject property
2. Background
2.1 In 2007, the Directors of Planning Services and Engineering approved a Neighbourhood
Design Plan for the Northglen neighbourhood generally bounded by Concession Road 3
to the south, Regional Road 57 to the west, the urban area boundary to the north and
Liberty Street to the east. Separate applications for draft plan of subdivision and rezoning
were submitted for the east side of Middle Road (Northglen East) and the west side of
Middle Road (Northglen West).
Municipality of Clarington
Report PSD-001-17 Page 4
2.2 In March 2008, the Director of Planning Services issued Draft Approval for both Northglen
East and West. Northglen West has multiple owners and is being developed in multiple
phases. Phases 1A, 1B, and Phase 2 were registered in 2013, 2014, 2016 respectfully by
the owner of 2265719 Ontario Inc. Two other owners, Akero (Kemp) and 2084165
Ontario Limited (Halminen) own the lands which front onto Middle Road, identified as
Phases 6 and 7 on the original phasing plan, which were registered on November 22,
2016.
At the time of draft approval for Northglen West, the applicant did not own the two subject
parcels, and as such were not included in the draft plan application. These parcels were
however identified for development as lots for single detached dwellings and a medium
density block in the approved Northglen Neighbourhood Design Plan.
2.3 On October 25, 2016 the applicant’s agent submitted applications for rezoning on two
parcels of land. The application for Draft Plan of Subdivision for both parcels was
submitted on November 18, 2016.
The south parcel in conjunction with lands registered in plan of subdivision 40M-2578
(Phase 6) will allow the completion of one larger block for a medium density development
and three single detached dwellings.
The north parcel when melded with abutting lands will be developed as six lots for single
detached dwelling in Phase 8 of the Northglen which has yet to be registered.
3. Land Characteristics and Surrounding Uses
3.1 The dwelling on the south parcel was destroyed by fire. It is surrounded by a recently
registered plan of subdivision and has been graded. See Figure 2.
The north parcel when melded with abutting lands currently supports a single detached
dwelling, which is in the process of being demolished (see Figure 3).
Figure 2 - South Parcel -3222 Middle Road
Municipality of Clarington
Report PSD-001-17 Page 5
Figure 3 – North Parcel -3350 Middle Road
3.2 The surrounding uses are as follows:
North - vacant and draft approved plan of subdivision S-C 2007-0004
South - on-going house construction
East - apple orchard and Draft Approved Plan of subdivision S-C 2007-0005
West - on-going house construction
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement encourages planning authorities to create healthy livable
and safe communities by accommodating an appropriate range and mix of residential,
employment, recreational and open space uses to meet long term needs. Some relevant
policies are:
New development shall occur adjacent to built-up areas, and shall have compact
form, a mix of uses and densities that allow for the efficient use of land,
infrastructure and public services.
New housing is to be directed to locations where infrastructure and public services
are or will be available.
A full range and mix of housing types and densities shall be provided to meet
projected requirements of current and future residents of the regional market area.
Infrastructure and public services facilities shall be provided in a coordinated,
efficient and cost effective manner.
Municipality of Clarington
Report PSD-001-17 Page 6
4.2 Provincial Growth Plan
The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas, such as the Bowmanville Urban Area.
Municipalities are encouraged to create complete communities that offer a mix of land
uses, employment and housing options, high quality open space, and access to stores
and services. In particular:
Growth is to be accommodated in transit-supportive communities to reduce
dependence on the automobile through the development of mixed use, pedestrian-
friendly environments.
Growth shall also be directed to areas that offer municipal water and wastewater
systems.
Municipalities should establish an urban open space system within the built up
areas.
Municipalities must accommodate residential development within the built up area.
4.3 The development allows for the efficient use of land, infrastructure and public services
and is consistent with the Provincial Policy Statement and the Growth Plan. The
proposed development will allow for various housing types. Municipal water and sanitary
sewers are required for the blocks to develop. Transit routes will be established as
development proceeds. A neighbourhood park is located on Northglen Boulevard. A
block has been reserved on Northglen Boulevard for a future public elementary school. A
mixed use block is located on the north-east corner of Concession Road 3 and Regional
Road 57, although it is undeveloped at the present time.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates the subject lands as Living Area. Lands
designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure
to provide living accommodations that address various socio-economic factors. The
proposed development is permitted within the Living Area designation.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject lands “Urban Residential”.
The Low Density designation allows a density of 10 to 30 units per net hectare and
predominant form of housing are single and semi-detached units.
The Medium Density designation allows for density of 31 to 60 units per hectare while the
predominant form of housing are townhouses, quadraplexes and triplexes or low rise
apartments.
Municipality of Clarington
Report PSD-001-17 Page 7
Northglen Boulevard is a collector road with a right-of-width of 23 metres and Middle
Road is a Type C Arterial with a right-of-way width of 26 to 30 metres which can
accommodate greater volumes of traffic.
5.3 Clarington Official Plan as Amended by Amendment 107
On November 1, 2016, Council adopted the Official Plan Amendment 107 to bring the
Clarington Official Plan into conformity with the Regional Official Plan and provincial
policies. The subject site remains designated Urban Residential. All applicable policies
remain.
5.4 Northglen Neighbourhood Design Plan
Northglen Neighbourhood Design Plan was approved in 2008. The applications as
submitted are consistent with the approved plan.
6. Zoning By-law
Zoning By-law 84-63 zones the subject lands “Agricultural (A)” Zone. An amendment to
the zoning by-law is required to permit future residential development.
7. Public Notice and Submissions
The Public Notice of this meeting was given by mail to landowners within 120 metres of
the subject site. Public Notice signs were also installed on each property’s frontage along
Middle Road.
As of writing this report, no comments have been received by members of the public.
8. Agency Comments
As of writing this report, comments are outstanding from the Regional Municipality of
Durham, Central Lake Ontario Conservation Authority and the public and separate school
boards.
9. Departmental Comments
Engineering Services Department
The developer of Phases 6 and 8 in the Northglen Neighbourhood has now acquired the
two parcels which complete missing components of those phases. These parcels were
included in the Northglen Neighbourhood Design Plan. The developer has submitted a
draft plan of subdivision showing how these parcels will be lotted out which is consistent
with the Neighbourhood Design Plan.
Municipality of Clarington
Report PSD-001-17 Page 8
The south parcel has been included in the Functional Servicing Report (FSR) for Phase
6- Northglen, and the north parcel was included in the FSR for Phase 8. The parcels will
be developed in conjunction with (not in isolation of) the surrounding lands as part of
each of those phases. Each parcel fronts onto Middle Rd. which will be reconstructed in
2017.
A pre-consultation meeting for the medium density block (in Phase 6) is required to
discuss development of the block in further detail.
The Engineering Department has no objection to the proposed draft plan, and will review
conditions of draft approval when complete.
10. Discussion
10.1 The two parcels were recently acquired by the applicants. The uses and lotting patterns
are consistent with the approved Neighbourhood Design Plan.
10.2 On the southerly parcel a total of three single detached dwelling lots will be created in
conjunction with lands in registered plan 40M-2578. In addition, a 1.16 ha medium
density block will also be created, again in conjunction with abutting lands. To develop
the entire block, plan of subdivision and a site plan must be approved and the draft plan
registered. Application for a common elements condominium will follow.
10.3 The northerly parcel will form six blocks that will meld with another six blocks in draft
approved plan S-C 2007-0004. A total of six lots will be created to permit six single
detached dwellings when Phase 8 is registered .
10.4 The applicant will be required to enter into a subdivision agreement for both parcels.
11. Conclusion
The purpose of this report is to provide background information on the proposed draft
plan and rezonings submitted by 2084165 Ontario Limited and Akero Developments Inc.
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.
12. Strategic Plan Application
Not applicable.
Municipality of Clarington
Report PSD-001-17 Page 9
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA. CMO
Director of Planning Services Interim CAO
Staff Contact: Cynthia Strike Principal Planner, 905-623-3379 ext. or cstrike@clarington.net
The following is a list of the interested parties to be notified of Council’s decision:
Hannu Halminen
Kirk Kemp
Domenic Tassone
Michael Fry
CS/CP/df;tg
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