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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: March 11, 2019
Report Number: PSD -016-19 Resolution: PD -030-19
File Number: S -C-2018-0001 & ZBA2018-0027 By-law Number:
Report Subject: Applications by Aspen Gardens Ltd. (Kaitlin) for a Draft Plan of
Subdivision and Zoning By-law amendment to permit a 136 -
unit residential subdivision at the northwest corner of Baseline
Road and Green Road, Bowmanville
Recommendations:
1. That Report PSD -016-19 be received;
2. That the application for a proposed Draft Plan of Subdivision and the application to
amend Zoning By-law 84-63, submitted by Aspen Gardens Ltd. (Kaitlin) for the
development of a 136 -unit plan of subdivision continue to be processed and that a
subsequent report be prepared; and
3. That all interested parties listed in Report PSD -016-19 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD -016-19
Report Overview
Page 2
This is a public meeting report to provide an overview of the applications by Aspen Gardens
Ltd. (Kaitlin) on a 4 hectare parcel at the northwest corner of Baseline Road and Green Road
in Bowmanville. The proposed draft plan of subdivision would create 136 residential units,
consisting of 21 single detached dwellings, 6 semi-detached dwellings (12 units) and a
townhouse block (up to 103 units), an Open Space Block, and the extension of Buttonshaw
Street to Green Road. The rezoning application proposes to place these lands in appropriate
zones to permit the requested development.
1. Application Details
1.1 Owner/Applicant: Aspen Gardens Ltd.
1.2 Agent: D.G. Biddle & Associates Ltd.
1.3 Proposal: Proposed Draft Plan of Subdivision
The proposed Draft Plan of Subdivision would create 136
residential units, consisting of 21 single detached dwellings, 6
semi-detached dwellings (12 units) and a townhouse block (up
to 103 units), an Open Space Block, and the extension of
Buttonshaw Street.
Proposed Zoning By-law Amendment
To rezone the lands from the "Agricultural (A) Zone" to
appropriate zones that would permit the proposed residential
units.
1.4 Area: 4 hectares
1.5 Location: Northwest corner of Baseline Road and Green Road,
Bowmanville (Part of Lot 17, Concession 1,
Former Township of Darlington)
1.6 Roll Number: 1817 010 020 18200
1.7 Within Built Boundary: Yes
2. Background
2.1 The applications were originally received on February 5, 2018 however they remained
incomplete until all items were received on December 20, 2018, the applications were
circulated for comments on January 16, 2019 to applicable staff and agencies.
Municipality of Clarington
Report PSD -016-19
Page 3
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Single -detached (21 Units)
Semi-detached (12 Units)
Townhouse Block (103 Units)
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Figure 1: Key Map
Bowmanville
Indoor Soccer
SC 2018-0001
2.2 The applicant hosted a Public Information Centre at The Church of Jesus Christ of
Latter Day Saints on February 28, 2019. Staff from Clarington Engineering Services and
Planning Services were in attendance. Five area residents attended the drop-in session.
2.3 The following studies and reports were submitted in support of the application and are
currently under review:
x Phase I Environmental Site Assessment x Environmental Impact Study (including
x Functional Servicing Report Breeding Bird Survey)
x Storm Water Management Report x Urban Design Plan
x Traffic Impact Study x Archaeological Assessment
x Noise Study
Municipality of Clarington
Report PSD -016-19
3. Land Characteristics and Surrounding Uses
Page 4
3.1 The subject lands are currently vacant. The site has a significant amount of variation in
grade. The site is over 15 metres (50 feet) higher at the west end of the property, in
comparison to the lowest point at the northeast corner at Green Road. A portion of the
property is vegetated and identified as part of the Natural Heritage System.
3.2 The surrounding uses are as follows:
North - Existing residential dwellings
South - Lots of record including a residence on the south side of Baseline Road — lands
designated Urban Residential and Environmental Protection.
East - Existing residential dwellings
West - Open Space lands part of a Draft Approved Plan of Subdivision (S -C-2014-0002)
4. Provincial Policy
Provincial Policy Statement
4.1 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.
4.2. 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.
4.3 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.
Provincial Growth Plan
4.4 The subject lands are within the defined Built Boundary of Bowmanville.
4.5 Growth is to 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. A minimum of 40 percent of all residential development occurring
annually within each upper tier municipality will be within the built up area.
4.6 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.
Municipality of Clarington
Report PSD -016-19
5. Official Plans
Durham Regional Official Plan
Page 5
5.1 The Durham Region Official Plan designates the subject lands Living Areas. Living
Areas permit the development of communities incorporating the widest possible variety
of housing types, sizes and tenure to provide living accommodations that address
various socio-economic factors.
5.2 Development applications in Living Areas must consider having a compact built form,
including providing intensive residential and mixed uses along arterial road and transit
routes. Consideration must also be given to urban design, pedestrian connections, grid
pattern of roads, and the availability of services and infrastructure.
5.3 A minimum of 40 percent of all residential development is to occur annually through
intensification within built-up areas
5.4 The site is located at the intersection of Green Road, Type B Arterial Road, and
Baseline Road, Type A Arterial Road, in the Region of Durham Official Plan.
5.5 The Region of Durham Official Plan identifies Key Natural Heritage and Hydrologic
Features at the southwestern section of the subject lands. Development or site
alteration is not permitted in Key Natural Heritage and Hydrologic Features, including
any associated vegetation protection zone, as determined through an Environmental
Impact Study.
Clarington Official Plan
5.6 The Clarington Official Plan designates the subject lands Urban Residential and
Environmental Protection Area. The Urban Residential designation is predominately
intended for housing purposes.
5.7 At the edge of neighbourhoods and adjacent to arterial roads, ground -related units are
permitted with heights between 1 and 3 storeys at a minimum density of 19 units per
hectare. Permitted uses include limited apartments, townhouses, single and semi-
detached units.
5.8 Internal to neighbourhoods, ground -related units are permitted with heights between 1
and 3 storeys at a minimum density of 13 units per hectare. Permitted uses include
limited townhouses, single and semi-detached units.
5.9 The Municipality will achieve a target of at least 32% of all new residential units within
the Built-up Area up to the year 2021.
5.10 Multi -unit residential condominium developments must have multiple accesses to the
public streets networks without reliance on access easements. The size of multi -unit
blocks shall generally not exceed 50 units per block.
Municipality of Clarington
Report PSD -016-19 Page 6
5.11 Natural Heritage Features are also identified and mapped on the subject lands. This
area is designated Environmental Protection Area. The natural heritage system is to be
protected and enhanced for the long term to promote responsible stewardship and
provide sustainable environmental, economic and social benefits. Studies will determine
the appropriate development limit and buffers in accordance with the Official Plan. The
policies require an Environmental Impact Study to be submitted in support of
development, to determine the extent of the feature and appropriate buffer limits, with a
minimum buffer of 15 metres.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone and a rezoning is
required to permit the requested residential uses.
7. Public Notice and Submissions
7.1 A combined Notice of the Public Meeting and Public Information Centre was mailed on
February 13, 2019 to residents within 120 metres.
7.2 Public Meeting signs were installed on site, and meeting details were posted on the
municipal website and in the Planning Services Department E -update.
7.3 The Public Information Centre held on February 28, 2019 provided area residents with
additional information regarding the project. Generally, area residents that attended did
not have significant concerns or objections, and appreciated the new road connection to
Green Road.
7.4 At the time of writing this report, six individuals have registered as interested parties.
Issues raised by area residents at the Public Information Centre or by contacting staff
include:
x Construction impacts: safety, noise, dust, truck traffic
x Increased traffic along Green Road
x Pedestrian safety
x Unit design
x School overcrowding
x Alteration of grades and impact on the drumlin
8. Agency Comments
Regional Municipality of Durham
8.1 Comments from Durham Region Planning or Regional Works Departments have not
been received at the time of finalizing this report but will be included in a subsequent
report.
Municipality of Clarington
Report PSD -016-19
Central Lake Ontario Conservation Authority
Page 7
8.2 Comments from the Central Lake Ontario Conservation Authority have not been
received at the time of finalizing this report but will be included in a subsequent report.
Durham Regional Police Service
8.3 The communications section of Durham Regional Police Service has no objections.
Durham Region Transit
8.4 Durham Region Transit has no objections.
Enbridge Gas
8.5 Enbridge Gas has no objections.
9. Departmental Comments
Engineering Services
9.1 The Engineering Services Department continues to review the applications and
supporting documents, especially as it relates to grading and drainage.
Emergency and Fire Services
9.2 The Emergency and Fire Services Department has no objections to the proposed
submission and rezoning, and has provided site plan comments relating to the fire route
within the townhouse block.
Accessibility Committee
9.3 The Committee recommends that the applicant provide units, parking areas and
amenity spaces that are accessible. A number of comments relating to site plan design
will be forwarded to the applicant to consider when preparing site plan drawings for the
townhouse block.
Building Division
9.4 The Building Division provided no objections to the subject applications.
Operations Department
9.5 Operations Department provided comments relating to the protection of roads during the
construction period, and load restrictions March 1st and May 1St each year. All future
maintenance of the adjacent sidewalks and grass boulevards are the responsibility of
the applicant including snow removal.
Municipality of Clarington
Report PSD -016-19 Page 8
9.6 The department requests additional details for all new public infrastructure. Quantities
are necessary to determine future impacts on existing municipal staffing resources and
to estimate maintenance costs. In addition to the total length and width of new roadway
the proposal must also include length of curb, length of sidewalk, length of storm sewer,
number of catch basins, areas of grassed boulevard and/or proposed plantings, number
of boulevard street trees, number of streetlights, etc.
Kawartha Pine Ridge District School Board
9.7 The School Board provided the following comments:
x If school buses are required within the subdivision, pick up points will generally be
located on the through street;
x Pedestrian routes for students must be provided within the plan and the route should
be signed at the start and end of the route.
9.8 The Board will require a copy of the proposed plan and details for the pedestrian route
prior to clearing conditions and the Subdivision Agreement will reflect these proposed
plans and details.
10. Discussion
10.1 This site is at the edge of the Darlington Green neighbourhood, at the intersection of two
arterial roads.
10.2 The proposed subdivision would result in a net density of 40 units per hectare. While
this density would generally comply with the targets of the Official Plan, Staff are
concerned with the overall number of units proposed. Unit yields may likely reduce
given concerns regarding grading, site design and protection of the natural environment.
10.3 The extension of Buttonshaw Street through the subject lands will allow for the storm
sewer servicing of the lands to the northwest (S -C-2014-0002) and will also provide a
vehicular connection to Green Road. This connection to Green Road will allow better
distribution throughout the neighbourhood versus directing traffic from new development
north to Remmington Street and McBride Avenue.
10.4 The major issues to be resolved include:
x Grading: Staff will require a further analysis of grading and site alteration proposed
for the site. The design of units must be sensitive to existing grading and the unique
topography of the drumlin that remains. The design must also minimize the amount
of fill entering and/or leaving the site. The final design must reduce the amount and
height of retaining walls (preliminary plans indicate retaining walls approximately 10
metres in height).
x Density & Built Form: Providing the appropriate mix and distribution of lots sizes
and unit types;
x Site Design: Complying with the Official Plan direction to limit townhouse block size
to a maximum of 50 units;
Municipality of Clarington
Report PSD -016-19
Page 9
Environmental Protection: Correctly delineating the natural heritage features and
providing the buffers as required by the Clarington Official Plan.
11. Concurrence
Not Applicable.
12. Conclusion
The purpose of this report is to provide background information on the proposed Draft
Plan of Subdivision and Rezoning submitted by Aspen Gardens Ltd. (Kaitlin) 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.
9P
a
Submitted by:
Reviewed by:
Michael Seaman, MCIP, RPP Andrew C. Allison, B.Comm, LL.B
Director of Planning Services Chief Administrative Officer
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
Michael Fry
Jerami Haden
D. Stewart
Heather & Paul Morton
Jackie Nixon
Tendai Applah
Lee -Ann Herbert
John Colville
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