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HomeMy WebLinkAboutPSD-027-17Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: April 24, 2017 Report Number: PSD-027-17 Resolution: PD-081-17 File Number: 18T-95027 and Dev 95-012 By-law Number: Report Subject: An Application by 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.) for 335 Residential Units, Brookhill Boulevard, Bowmanville, ON Recommendations: 1.That Report PSD-027-17 be received; 2.That the revised applications for proposed draft Plan of Subdivision and Zoning By-law Amendment submitted by 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.) continue to be processed and that a subsequent report be prepared; and 3.That all interested parties listed in Report PSD-027-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-027-17 Page 2 Report Overview The Municipality is seeking public comments on applications for a proposed draft plan of subdivision and rezoning to permit a 335 residential unit plan of subdivision consisting of 146 single detached dwellings, 58 townhouse units on municipal rear lanes, a medium density block containing 118 units, as well as lands for a community park, stormwater management pond, open space and a landscape strip. The subject site has frontage on Regional Road 57 and Stevens Road and on the future extension of Clarington Boulevard in Bowmanville. 1. Application Details 1.1 Owner: 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.) 1.2 Agent: D. G Biddle and Associates 1.3 Proposal: Draft Plan of Subdivision: To develop a 335 residential unit plan of subdivision consisting of 146 single detached dwellings; 58 townhouse units on municipal rear lanes, 118 units contained in a medium density block, a 1.01 ha community park block, a 4.7 ha open space block, a 1.99 ha stormwater management pond, landscape strip abutting Regional Road 57 and roads. Zoning By-law Amendment: To change the current zoning on the lands from “Agricultural (A)” and “Environmental Protection (EP)” Zones to an appropriate zone to permit the proposed development. 1.4 Area: 21.64 hectares (54 acres). 1.5 Location: The lands subject to these applications are located west of Regional Road 57, north of Stevens Road, being Part Lot 15, Concession 2 in Bowmanville (see Figure 1). 1.6 Roll Numbers: 18-17-010-030-01300 18-17-010-030-01500 1.7 Within Built Boundary: No Municipality of Clarington Report PSD-027-17 Page 3 Figure 1. Site Location Municipality of Clarington Report PSD-027-17 Page 4 2.0 Background 2.1 On March 27th, 1995, the applicant submitted a proposed draft plan of subdivision to the Region of Durham. An application for rezoning was submitted to the Municipality of Clarington. The first public meeting was held in July 1995. Since the lands were located outside of the urban boundary, the applicant had also submitted an Official Plan Amendment application to have the lands included within the Bowmanville Urban Area. During that time, the Municipality of Clarington was undergoing an Official Plan Review. Staff recommended that the applications be referred back for further processing pending the outcome of the Official Plan Review. The lands were re-designated “Urban Residential” and “Environmental Protection” in the 1996 Clarington Official Plan. The Clarington Official Plan also required that, prior to approval of any draft Plan of Subdivision, a sub-watershed study and secondary plan be prepared. 2.2 The Brookhill Subwatershed Study was completed in 2005 and recommended various amendments to the Official Plan. These changes together with the Brookhill Secondary Plan were adopted as Amendment No. 60 to the Clarington Official Plan, in March 2008, Amendment No. 60 was appealed and finally approved by the Ontario Municipal Board in November 2009. 2.3 In June 2008, Council approved Amendment No. 62 to the Clarington Official Plan. The amendment reduced the size of the Community Park and added a Medium Density designation north of Stevens Road and west of Clarington Boulevard. The redesignation allowed extension of Stevens Road in an alignment which avoided the Carson Elliot Skate Board Park and mature trees on the south side of Stevens Road. 2.4 On October 15th, 2009, the applicant submitted revised rezoning and proposed draft plan of subdivision applications to implement the Brookhill Secondary Plan. A second Public Meeting was held in February 2010. The applicant did not proceed further with the applications as sanitary sewer capacity was not available at the Port Darlington Water Pollution Control Plant. 2.5 In June 2016, the Ontario Municipal Board approved the proposed draft plan of subdivision to the north of the subject sites, owned by Dunbury Developments. The applicant now wishes to proceed with the subject applications and has again revised the proposed draft plan consistent with the Secondary Plan and the draft approved plan of subdivision to the north. 2.6 Studies Submitted The following studies have been submitted and must be completed to the Municipality’s satisfaction prior to Staff recommending draft approval of the Plan of Subdivision: •Stormwater Management Report •Traffic Study •Internal Traffic Study •Functional Servicing Report Municipality of Clarington Report PSD-027-17 Page 5 •Archeological Assessment •Noise Report •Energy Conservation and Sustainability Plan •Parking Plan An Environmental Impact Study was required as a portion of the Brookhill Tributary is located on the southern portion of the draft plan. The Environmental Impact Study was completed in 2012. 3.Land Characteristics and Surrounding Uses 3.1 The majority of the subject lands are currently being used for agricultural crops.(See Figure 2) The site slopes towards the Brookhill Tributary valley which bisects the bottom third of the lands in a west to east direction. The vegetation mainly consists of a mix of meadow species, intermediate deciduous and coniferous trees, and a shrub layer of buckthorn and dogwood. The tributary is located in the bottom of the valley floor. (See Figure 3). Figure 2: Looking north from Stevens Road Municipality of Clarington Report PSD-027-17 Page 6 Figure 3: Looking east at Brookhill Boulevard 3.2 Surrounding Uses North - Vacant cultivated lands - Draft Approved Plan of Subdivision (S-C 2011-0002) South - Garnet B. Rickard Recreation Complex, including Carson Elliot Skate Board Park, vacant building (former Police Station) East - Regional Road 57 and beyond that, estate residential on Munday Court and Luverme Court West - Vacant cultivated lands, Draft Approved Plan of Subdivision S-C 2012-0003 Brookhill Tributary and Clarington Central Secondary School Municipality of Clarington Report PSD-027-17 Page 7 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 service facilities shall be provided in a coordinated, efficient and cost effective manner. 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 proposed 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 single detached dwellings, townhouses and units in a medium density block which all provide different forms of housing. Municipal water and sanitary sewers are required to develop the site. Transit is currently available on Stevens Road and built portions of Clarington Boulevard, and will continue north to Longworth Avenue once the roads are built. A Community Park is located on the north and south side of Stevens Road. Municipality of Clarington Report PSD-027-17 Page 8 5.Official Plans 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the subject lands as Living Area. 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. A mix of uses such as certain home occupations, convenience stores, public and recreational uses which are compatible with their surroundings are permitted. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands “Urban Residential”, “Environmental Protection” and “Town Centre”. Two Medium Density symbols, are located north and south of the future extension of Brookhill Boulevard adjacent to Regional Road 57. The predominant use of lands within the “Urban Residential” designation shall be for housing purposes. Other uses may be permitted which by the nature of their activity, scale and design are supportive, compatible and serve the residential uses. These include corner stores, home-based occupations, parks and schools. Within the Brookhill Neighbourhood, the housing target is 1575 units, 950 low density units, 550 medium density units and 75 units for intensification. The predominant form of housing for low density residential development includes single and semi detached or linked dwellings as well as duplexes. The density range is between 10-30 units per net hectare. Medium density units include townhouses, triplex/quadruplex, low rise apartments and mixed use developments. The density range for medium density development is 31-60 units per hectare. The Environmental Protection Area designation reflects the location of the Brookhill Tributary and valleylands along the south and west side of the property. An Environmental Impact Study is required and has been prepared. Town and Village Centres shall be developed as the main concentrations of urban activity in each community with the Town Centres providing a full array of retail and personal service, office, residential, cultural, community, recreational and institutional uses. The site is bounded by Regional Road 57, a Type ‘A’ Arterial Road to the east, the future extension of Clarington Boulevard, a Collector Road to the west, and Stevens Road to the south. The detailed land use policies are contained in the Brookhill Neighbourhood Secondary Plan and the Bowmanville West Town Centre Secondary Plan. Municipality of Clarington Report PSD-027-17 Page 9 5.3 Brookhill Secondary Plan Community Structure The Draft Plan of Subdivision is generally consistent with the Principles and Community Structure contained in the Secondary Plan. Land Use Policies The Secondary Plan designates the subject lands as “Village Corridor”, “Low” “Density Residential”, “Neighbourhood Commons Area” and “Environmental Protection”. The “Village Corridor” incorporates institutional, retail and service, commercial, recreational and cultural uses as well as ground-related housing and residential apartment buildings within a mixed use context. It fronts Clarington Boulevard and is the primary focus for the Brookhill Neighbourhood. Permitted housing forms include street, block or stacked townhouses, multiple unit buildings and low-rise apartment buildings. Apartment units may be permitted in either stand-alone residential buildings or above the ground floor in mixed use buildings. Live-work units are permitted. Retail and services shall be permitted on the ground floor only, to a maximum of 500 square metres. Building height shall be in the range of 3 to 6 storeys or between 8.0 to 20.0 metres. Low Density Residential housing shall be in the form of single and semi-detached units. Coach houses are permitted over top detached garages fronting on a lane in limited areas. Within the “Neighbourhood Commons Area”, street, block or stacked townhouses and multiple unit buildings are permitted surrounding a parkette which is located in the draft approved plan to the north (Dunbury). Medium density shall be consistent with Official Plan policies. 5.4 Bowmanville West Town Centre Secondary Plan The lands south of the Brookhill Tributary are within the Bowmanville West Town Centre Secondary Plan. The lands are designated as Community Facilities and Medium Density Residential. Medium Density development shall be consistent with the policies of the Official Plan. Community Facilities permit a park. 5.5 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 majority of the subject site remains designated Urban Residential, Environmental Protection and Town Centre. A Local Corridor is identified along the frontage of Regional Road 57. Local Corridors shall provide for residential and or mixed use development with a wide array of uses in order to achieve higher densities and transit oriented development. Lands along Brookhill Boulevard provide street houses that assist Municipality of Clarington Report PSD-027-17 Page 10 in achieving local corridor densities. The lands on the south side of the Brookhill tributary are within the Town Centre. Predominant housing forms are mid-rise (4-6 stories and high rise (7-12 stories) with a minimum net density of 120 units per net hectare. The lands are in proximity to the Bowmanville Transportation Hub which requires a minimum density of 200 units per net residential hectare. 6.Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands “Agricultural (A)” and “Environmental Protection (EP)”. A Zoning By-law Amendment will be required in order to implement the proposed draft plan of subdivision 7. Public Notice and Submissions Public Notice was given by mail to each landowner within 120 metres of the subject site. As of the writing of this report two inquiries were received, one general in nature, the other, is from an existing resident residing on Brookhill Boulevard. The resident expressed concerns with winter snow clearing and storage, parking in narrow rear lanes causing parking and traffic concerns and poor drainage in small backyards. 8.Agency Comments 8.1 Canada Post, Enbridge Gas, Hydro One have offered no objection. 9.Departmental Comments 9.1 Engineering Services Prior to final approval of the subject subdivision the applicant will be required to satisfy the Engineering Services Department regarding the following concerns and conditions: •Phasing and Timing of Development •Roads and Traffic •Urban Servicing •Drainage and Stormwater Management •Pedestrian Connections •Connection to Clarington Boulevard •Road Right-of-way Widths •Construction of Brookhill Boulevard •Acquisition of Park Block 9.2 Operations The Operations Department does not support municipal rear laneways due to maintenance concerns. The stormwater management pond requires further review, including a proper sediment drying area and oil/grit stormcepter device. Municipality of Clarington Report PSD-027-17 Page 11 10. Discussion 10.1 The proposed draft plan is consistent with the Clarington Official Plan and both the Brookhill and West Town Centre Secondary Plans. The lotting and road pattern integrates with the Dunbury draft approved plan of subdivision to the north. Brookhill Boulevard is constructed from Boswell Avenue in the west, to Clarington Boulevard in the east. The developer will be required to construct the balance of Brookhill Boulevard to Regional Road 57. 10.2 An Environmental Impact Study was prepared for the Brookhill Tributary by Aquafor Beech in 2012. The study found severe erosion is occurring at the confluence of the Brookhill Tributary and the Bowmanville Creek. This erosion is occurring as a result of the failure of the Vanstone Dam. The erosion is problematic on its own but also causes a barrier to fish passage. Development upstream will exacerbate the problem and remediation is recommended. The cost for remediation shall be borne by the owners of the lands that drain to the Brookhill Tributary. 10.3 Housing Types and Mixed Uses. The draft plan provides for a mix of lot sizes to permit various housing forms. The number and type of lot are provided below: Housing Types Lot Frontage Quantity Total Units by Type •Single Detached 10 metres 53 •Single Detached 11 metres 71 •Semi Detached 18 metres 22 Total Low Density Units 146 •Lane Townhouses 6.0 metres 48 •Street Townhouses 7.0 metres 10 •Medium Density Block 118 Total Medium Density Units 176 Various Future development Blocks 12 Total Number of Units 335 units The units facing Clarington Boulevard are lane-based townhouse units which is consistent with the Village Corridor designation in the Secondary Plan. Street Townhouses are located on the north leg of Street “B” and face the Neighbourhood Parkette located in the approved draft plan to the north (Dunbury). Lane based townhouses front onto Brookhill Boulevard consistent with the Secondary Plan. Municipality of Clarington Report PSD-027-17 Page 12 The Medium Density Block is within the Town Centre and Bowmanville Transportation Hub in the Council adopted Official Plan. It will need to become a High Density Block to comply with the Official Plan. 10.4 Parks, Open Space, Green Corridor The Community Park is located north of Stevens Road consistent with the Clarington Official Plan and West Town Centre Secondary Plan. The lands associated with Brookhill Tributary will be dedicated to the Municipality. The Brookhill Secondary Plan requires a landscape strip adjacent to Regional Road 57 from Stevens Road to Longworth Avenue. This “green corridor” will have landscaped berms which will provide a visual and acoustical barrier and minimize the need for acoustical fencing between the residential units and the traffic on Regional Road 57. The landscaped strip will be dedicated to the municipality. 10.5 Roads and Related Infrastructure Cooperation with the abutting landowners, specifically DG Group to the west and Dunbury to the north will be required to extend services and construct shared roads. Sanitary sewer services need to be extended from Highway 2 on the south side of the CP Railway to service these lands and others in the Brookhill neighbourhood. The stormwater management pond in this draft plan is required for the Dunbury draft plan of subdivision to proceed. 11. Strategic Plan Application Not applicable. 12.Conclusion This report is prepared for the purpose of the public meeting. A recommendation report will be prepared subsequently to address comments received from residents at this public meeting and agencies that are currently reviewing the application. Municipality of Clarington Report PSD-027-17 Page 13 Submitted by:Reviewed by: David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO Director of Planning Services Interim CAO Staff Contact: Cynthia Strike, Planner, 905-623-3379 ext. 2410 or cstrike@clarington.net Cora Tonno, William Tonno Construction Fred Veirhout, D.G Biddle & Associates Michael Fry, D. G Biddle & Associates Tom Albani, DG Group Dunbury Developments. Mark Ashworth C. Verhoog CP/CS/av cc: LDO I:\^Department\LDO NEW FILING SYSTEM\Application Files\SC Subdivision\18Ts\18T-95027 Tonno Brookhill\2017 submission\Staff Report\PSD-027-17.docx The following is a list of Interested Parties to be notified of Council's decision: