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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: PSD -013-18
Resolution: #PD -021-18
File Number: S -C-2017-0009 & ZBA2016-0010 By-law Number:
Report Subject: Applications by WED Investments Limited for a Draft Plan of
Subdivision and Rezoning to permit a Townhouse
development in the Bowmanville West Town Centre,
Bowmanville
Recommendations:
1. That Report PSD -013-18 be received;
2. That the applications for a Draft Plan of Subdivision and Rezoning, submitted by
WED Investments Limited for the development of townhouse block continue to be
processed and that a subsequent report be prepared; and
3. That all interested parties listed in Report PSD -013-18 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD -013-18
Report Overview
Page 2
This is a public meeting report to provide an overview of the applications by WED Investments
Ltd., a Kaitlin company. The proposed draft plan of subdivision would create 1 block (0.263
hectares) for 12 townhouse units to be developed together with adjacent Kaitlin lands
previously zoned. The overall townhouse development would yield a total of 112 townhouse
units on a private lane network. The rezoning application proposes to place these lands in
appropriate zones to permit the requested townhouse development.
1. Application Details
Owner/Applicant: WED Investments Ltd.
Proposal: Proposed Draft Plan of Subdivision
To create 1 medium density block (0.263 ha) for 12
townhouses to be developed together with adjacent lands
yielding a total of 112 condominium townhouse units on a
private lane network.
Rezoning
To place lands in appropriate residential zone to permit the
requested townhouse development.
Area of Draft Plan of Subdivision: 0.264 hectares
Location: Lands located on the east side of Green Road, between the
extension of Clarington Boulevard and Prince William Drive,
Bowmanville (Part of Lot 16, Concession 1, Former
Township of Darlington)
Roll Number: 1817 010 020 16900; 1817 010 020 16800; and, 1817 010
02017000
Within Built Boundary: Yes
2. Background
2.1 Kaitlin has been acquiring lands and proposing a 112 unit townhouse development on the
east Side of Green Road between Clarington Boulevard and Prince William Boulevard.
The ownership has been acquired in stages but the site was comprehensively designed
as one development being marketed as MODO North.
Municipality of Clarington
Report PSD -013-18
Page 3
2.2 The proposed development and the stages of the applications are shown on Figure 1.
x Block 1 - 76 townhouse units previously zoned by Council on March 20, 2017
x Block 2 - 24 townhouse units currently under review and was the subject of a public
meeting on June 6, 2016.
x Block 3 - 12 townhouses on the balance of the lands more recently acquired and the
subject of this public meeting
Existing Commercial Uses
Block 3A
of Proposed
(12 Townhouseondominium
Units)
To
�.
nce William Boulevard
Future
ownhouse Units Zoning Previously
' Approved For
Townhouse Units .
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inion of Claringtpn �' - �'
Proposed Wigh Density /
I Developments
SC
Existing
\ G6Site
Future
30 Site
Approved Apartment
Under Construction
Figure 1: Key Map
The ownership for each of the blocks, shown on Figure 2, are all Kaitlin companies or owners.
The subject property is owned by WED Investments Ltd.
Municipality of Clarington
Report PSD -013-18
Page 4
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Figure 2: Ownership Map
2.3 The lands identified as Blocks 1 and 2 on Figure 1 were part of draft approved plan of
subdivision S -C-2016-0001, which among other things created the block for the
extension of Clarington Boulevard. The plan of subdivision has been final approved and
registered. Since Kaitlin anticipates proceeding with a common element condominium
for the townhouses, the newly acquired lands must be a block in a plan of subdivision.
Accordingly a one block plan of subdivision is proposed for Block 3.
2.4 The current zoning and plan of subdivision applications for the lands shown as Block 3
were deemed complete on December 5, 2017.
2.5 Kaitlin proposed adjustments to provisions of the R3-52 Zone include:
x Adding semi-detached unit as a permitted use — there is one semi-detached
unit proposed within the site plan; and
x Adjust some setback regulations for individual townhouse units.
Municipality of Clarington
Report PSD -013-18
Page 5
2.6 Given the layout of the site plan area, there may be limited units that require unit
specific relief from the R3-52 Zone. This will be further reviewed and refined, as
needed, through the finalization of the site plan application and will be addressed in a
future staff report.
3. Land Characteristics and Surrounding Uses
-4
Jr -
Figure 3: Current Photograph of the Subject Lands
3.1 The lands at 1599 Green Road are currently vacant. The single detached dwelling and
garage were demolished in 2017 (Figure 3). Site works are underway on the adjacent
Kaitlin lands in accordance with the provisions of the subdivision agreement. The
extension of Clarington Boulevard is underway with completion anticipated in 2018.
3.2 The surrounding uses are as follows:
North Existing commercial and retail development
South Proposed residential development of MODO South Lands and CP
Railway
East Municipal parkette block
West Existing single detached residential dwellings on the west side of Green
Road
Municipality of Clarington
Report PSD -013-18
4. Provincial Policy
4.1 Provincial Policy Statement
Page 6
4.1.1 The Provincial Policy Statement identifies settlement areas as the focus of
growth. Land use patterns shall be based on densities and a mix of land uses
that efficiently use land, resources and infrastructure.
4.1.2 Opportunities for redevelopment and intensification must be promoted.
Municipalities must provide a variety of housing types and densities, and a range
of housing options that are affordable to the area residents.
4.1.3 Healthy and active communities should be promoted by planning public streets to
be safe, meet the needs of pedestrians, foster social interaction and facilitate
active transportation and community connectivity. Compact and diverse
developments promote active modes of transportation such as walking and
cycling.
4.2 Provincial Growth Plan
4.2.1 The Growth Plan for the Greater Golden Horseshoe was amended in May 2017
and all decisions of Council after July 1, 2017 must conform to the amended
policies. The Growth Plan provides for more direction on densities in and around
GO station areas in support of transit investment.
4.2.2 The subject lands are within the defined Built Boundary. Population and
employment growth will be accommodated by directing a significant portion of
new growth to the built up areas through intensification and efficient use of
existing services and infrastructure.
4.2.2 The development of complete communities is encouraged by promoting a diverse
mix of land uses, a mix of employment and housing types, high quality public
open space and easy access to local stores and services. New transit -supportive
and pedestrian -friendly developments will be concentrated along existing and
future transit routes. A minimum of 40 percent of all residential development
occurring annually within each upper tier municipality will be within the built up
area.
5. Official Plans
5.1 Durham Regional Official Plan
5.1.1 The subject lands are within a Regional Centre. Regional Centres provide a full
array of institutional, commercial, major retail, residential, recreational, cultural,
entertainment and major office uses. Regional Centres function as places of
symbolic and physical interest for the residents, and shall provide identity to the
area municipalities within which they are located.
Municipality of Clarington
Report PSD -013-18
Page 7
5.1.2 Regional Centres shall support an overall, long-term density target of at least 75
residential units per gross hectare and a floor space index of 2.5.
5.1.3 Development in Regional Centres shall be based on the following principles:
xCompact urban form which is transit -supportive;
xProvides a mix of uses and opportunities for intensification;
xFollows good urban design principles with focus on public spaces and
pedestrian connections, with parking located to the rear or within buildings;
and
xEnhances grid connections for pedestrians and cyclists.
5.1.4 The Bowmanville Regional Centre is designated as a Transportation Hub, which
will provide transfers between different modes of transit service. Development
within approximately 500 metre radius or 10 minute walk should be mixed use or
at higher density to support future transit services.
5.1.5 Green Road is identified as Type B Arterial Road and private access points are
generally spaced a minimum of 80 metres apart in Urban Areas. As the site is
adjacent to an arterial road and proximate to the railway, noise and vibration
impacts must be mitigated in accordance with Ministry of Environment guidelines.
5.1.6 As the lands are within the Built Boundary, on an annual basis, urban areas
across the Region shall be planned to accommodate a minimum 32 percent of all
residential development occurring annually through intensification within built-up
areas.
5.2 Clarington Official Plan
5.2.1 The lands are designated Urban Centre and are within Bowmanville West Town
Centre Secondary Plan area. The West Town Centre has a housing target of
3041 units, including 2557 high density units and 484 medium density units.
5.2.2 Urban Centres will be planned and developed as a centre of regional significance
providing the highest level of retail and service uses and are the primary focal
point of cultural, community, recreational and institutional uses in Clarington.
Urban Centres are designed to be complete communities, and are also identified
as Priority Intensification Areas, which allows for flexibility on parking
requirements.
5.2.3 Urban Centres are planned to provide a mix of uses, encourage active street life,
and develop in a manner that supports transit and pedestrian connectivity. The
urban design policies of the Town Centre designation are implemented through
the review and approval of development applications.
Municipality of Clarington
Report PSD -013-18
Page 8
5.2.4 The 1996 Clarington Official Plan policies for the Bowmanville West Town Centre
together with the direction of the Secondary Plan required a density of between
31 and 60 units per hectare.
5.2.5 The direction of the updated Official Plan requires all new applications generally
within a 500 metre radius of the future Bowmanville GO Station to have a
minimum net density of 200 units per hectare with no height limitation.
5.2.6 The development must satisfy the Official Plan's comprehensive Urban Design
policies that encourage a high quality public realm, and give priority to
sustainable design, including environment -first principles, walkability, land
efficiency, compact and connected communities and resource and energy
efficiency. Attractive and safe communities are encouraged to create a sense of
place and a diversity of built form. The built form should facilitate active
transportation and public transit.
5.2.7 The location near the future planned GO train station is supportive of higher
densities.
5.2.8 Green Road is identified as an arterial road consistent with the Durham Regional
Official Plan. Prince William and Clarington Boulevards are collector streets
5.3 Bowmanville West Town Centre Secondary Plan
5.3.1 The subject lands are designated as Medium Density Residential in the
Bowmanville West Town Centre Secondary Plan. The designation allows for
residential development having a density between 31 and 60 units per hectare.
Permitted dwelling types include townhouses, stacked townhouses, and low rise
apartment buildings not exceeding three storeys in height. These policies are not
consistent with the newly adopted Clarington Official Plan or provincial or regional
policy.
5.3.2 In addition to the Urban Design and Town Centre policies that give direction to
site plan design, the Bowmanville West Town Centre Secondary Plan contains
detailed Urban Design policies, including an Urban Design Guideline, and
policies specific to residential buildings and site layout.
5.3.3 The Secondary Plan is currently in the process of being updated in 2018 to
conform to the new Clarington Official Plan, as amended by OPA 107.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones Block 3 at 1599 Green Road Agricultural (A) Zone.
Municipality of Clarington
Report PSD -013-18
7. Public Notice and Submissions
Page 9
7.1 Notice of the Public Meeting was mailed on January 4, 2018, in addition to posting on
the municipal website and in the Planning Services Department E -update.
7.2 During the processing of draft plan of subdivision S -C-2016-0001, a neighbourhood
Public Information Centre was held to discuss the development of the MODO North and
South projects. General information was provided regarding the future development
opportunities at 1599 Green Road and the coordination required.
7.3 One individual had an enquiry about the tenure of the units via social media and a reply
was provided. Another resident has questions about pedestrian crossings over Green
Road. The owner of the Seasons Retirement Home had general questions about
development in the area and wishes to receive continued updates.
7.4 At the time of writing this report no further comments or concerns were received.
8. Agency Comments
8.1 Comments from the Region of Durham and the Central Lake Ontario Conservation
Authority have not been received at this time.
8.2 CP Railway does not object to the applications, and has provided standard conditions of
approval.
8.3 Canada Post has no objections to the applications and has provided their standard
requirements for mail delivery to be incorporated into the site plan.
8.4 Rogers has no objections to the applications.
9. Departmental Comments
9.1 Engineering Services has no objections to the proposed development, they require the
standard conditions regarding site alteration and parkland dedication. An amendment to
the subdivision agreement will be required to include the subject parcel.
9.2 Emergency and Fire Services has no objections.
9.3 The Building Division has no comments or objections to the Draft Plan of Subdivision or
Rezoning.
Municipality of Clarington
Report PSD -013-18 Page 10
10. Discussion
10.1 This site at 1599 Green Road is located within the Bowmanville West Town Centre,
adjacent to lands with previous approvals. The previous applications for a Draft Plan of
Subdivision and Rezoning received prior to the approval of the new Clarington Official
Plan. The previous applications were reviewed against the Durham Regional Official
Plan, the 1996 Clarington Official Plan, the draft policy direction of OPA 107, and the
Bowmanville West Town Centre Secondary Plan.
10.2 With the approval of the new Clarington Official Plan and the 2017 Growth Plan, the
policy direction is changing for the Bowmanville West Urban Centre. However, Planning
Staff must also consider the context of the relatively small parcel that was intended to
develop in a coordinated matter with the earlier applications on Blocks 1 and 2. The
subject site (Block 3) is a residual parcel needed to round out the development block
contemplated with the earlier approval.
10.3 Staff are concurrently processing a site plan application and will ensure all zoning
regulations are drafted appropriately based on the latest overall site design, and that the
appropriate conditions are in place to ensure the proper coordination of development
prior to reporting back.
10.4 The purpose of the public meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed in
a subsequent staff report.
10.5 Once the principle of development can be supported, draft conditions of approval and a
zoning by-law amendment would be recommended for Council's consideration.
11. Concurrence
Not Applicable.
12. Conclusion
12.1 The purpose of this report is to provide background information on the proposed Draft
Plan of Subdivision and Rezoning applications submitted by WED Investments Ltd. 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.
13. Strategic Plan Application
Not applicable.
Municipality of Clarington
Report PSD -013-18
Submitted by:
David. ome, MCIP, RPP
Director of Planning Services
Page 11
Reviewed by:
Andrew C. Allison, B.Comm, LL.B
CAO
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott .clarington.net
The following is a list of the interested parties to be notified of Council's decision:
Enzo Bertucci, Kaitlin Corporation
Chris Ball, Seasons Retirement Home
Allison Weisner
ATS/CP/nl