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HomeMy WebLinkAboutPSD-036-20Clarington Staff 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: October 5, 2019 Report Number: PSD-036-20 Submitted By: Reviewed By: File Number: Report Subject: Faye Langmaid, Acting Director of Planning and Development Services Andrew C. Allison, CAO S-C 2020-0001, ZBA 2020-0006 By-law Number: Resolution#: PD-131-20, C-403-20 A Draft Approved Plan of Subdivision and Rezoning, west of Green Road north of Durham Highway 2, in Bowmanville Recommendations: 1. That Report PSD-036-20 be received; 2. That the application by DG Group for a Draft Plan of Subdivision and Rezoning, on the west side of Green Road, north of Durham Highway 2, Bowmanville continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD-036-20 and any delegations be advised of Council's decision. Municipality of Clarington Page 2 Report PSD-036-20 Report Overview The Municipality is seeking the public's input on applications for a Draft Plan of Subdivision and a Zoning By-law Amendment, submitted by DG Group to permit a total of 194 residential units consisting of 53 single detached dwellings, 36 townhouse units, and two condominium blocks with a total of 105 units, in the form of stacked townhouses and mid -rise apartment buildings and Environmentally Protected lands. 1. Application Details 1.1 Owner: 1.2 Applicant: 1.3 Agent: 1.4 Proposal: 1.5 Area: 1.6 Location: 1.7 Roll Number: Players Business Park Ltd. DG Group Bousfields Inc. Draft Plan of Subdivision for 194 residential units consisting of; • 53 Single detached units • 36 street townhouses • Two blocks with a total of 105 condominium units, in the form of stacked townhouses and mid -rise apartments Zoning By-law Amendment • To rezone the lands from Agricultural (A) to permit the proposed draft plan of subdivision 6.2 hectares 2400 Green Road, west side of Green Road,1 kilometre north of Durham Highway 2, Bowmanville (see Figure 1) 18-17-010-020-18435 1.8 Within Built Boundary: No Municipality of Clarington Page 3 Report PSD-036-20 Figure 1 — Area subject to applications 2. Background 2.1 DG Group (formerly Metrus) submitted applications for a draft plan of subdivision and rezoning in March 2020. In June 2020, through discussions with staff and the conservation authority, the environmentally protected lands and buffer, as shown in green on Figure 1, were added. This changed the alignment of Murray Tabb Street and reconfigured the condominium block. Municipality of Clarington Report PSD-036-20 Page 4 2.2 DG Group developed the lands to the south of the subject lands, as well as the lands to the east of Green Road. The street pattern in the proposed draft plan has been set as they are an extension of earlier phases south of Ross Wright Avenue. 2.3 The following reports were submitted in support of the applications and are currently under review: • Environmental Impact Study • Traffic Brief • Servicing Plan • Parking Plan • Noise Assessment • Functional Servicing Report • Archaeological Report 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are currently vacant. A portion is being cultivated and another portion is used to stockpile topsoil from previous phases. 3.2 The surrounding uses are as follows: North - Lands for the future extension of Longworth Avenue and beyond woodlands and wetlands South - existing residential development East - existing residential development UMMIEF, • ..IF1TMITOR UNTOR 4. Provincial Policy Provincial Policy Statement 4.1 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. New development shall occur adjacent to built-up areas, shall have compact form and a mix of uses and densities that allow for the efficient use of land, infrastructure and public services. Municipality of Clarington Report PSD-036-20 Provincial Growth Plan Page 5 4.2 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville. 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. 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 is part of a neighbourhood where various housing types will be accommodated as development proceeds. Municipal water and sanitary sewer are available to the site. Transit will be made available to the site in the future. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Areas. Lands designated as Living Area 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. The proposed development conforms with the Living Area designation. Clarington Official Plan 5.2 The lands are designated Urban Residential. The Urban Residential designation is predominately intended for housing purposes. Other uses may be permitted which by the nature of their activity, scale, design and location are supportive of and compatible with residential uses. 5.3 The policies require new residential development and emerging neighbourhoods to be designed to provide for a variety of housing types and supportive land uses, including commercial and community facilities and encourage accessible, walkable neighbourhoods that prioritize pedestrians over cars and provide for a variety of uses. Brookhill Secondary Plan 5.4 The lands are designated Low Density Residential and Medium Density Residential in the Brookhill Secondary Plan. 5.5 The predominant form of housing within the low density designation shall be for single detached and semi-detached units. Municipality of Clarington Report PSD-036-20 Page 6 5.6 Medium Density designation is identified in the south west of the future extension of Longworth Avenue and Green Road. The minimum net density is 19 units per net hectare. The predominant built form shall be 1-3 storeys in the form of limited apartments, townhouses (including stacked townhouses) semi-detached dwellings, and detached dwellings. 5.7 The draft plan is consistent with the policies of the Secondary Plan, the current update to the Brookhill Secondary Plan does not affect lands south of Longworth. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. 6.2 A Zoning By-law Amendment is required to permit the residential development. 7. Public Notice and Submissions 7.1 Public Meeting notice was mailed to area residents, five Public Notice signs were displayed on the subject property at each frontage. The application and supporting documents were posted on the municipality's website. The details of the application were included in the Planning and Development Services E-update. 7.2 Staff have received numerous inquiries: • One individual supports the application. • One individual inquired about the timing of construction of Longworth Avenue. • One individual, who resides on Ross Wright Avenue inquired about the height of the units in the condominium blocks, who the builder is, the timing for the extension of Longworth Avenue and how will construction vehicles and dust be managed. • Another resident, residing on Murray Tabb is concerned about water diversion into his back yard, the extension of Murray Tabb Street, traffic impacts and construction traffic. • A petition was received with approximately 200 names from individuals residing in previous phases of Brookhill. They are opposed to stacked townhouses and mid - rise apartments that will cause traffic, impact schools, destroy local wildlife, over crowd the park and potentially lower property values. The residents only want single detached dwellings. Municipality of Clarington Report PSD-036-20 8. Agency Comments Region of Durham Page 7 8.1 Region of Durham Planning and Economic Development Department advises that the draft plan has been reviewed and provided comments regarding Provincial Plan Polices, Regional Plan Policies, municipal services and transportation. 8.2 The Region states that the lands are designated as Living Area and shall be used predominantly for housing purposes with the widest variety of housing types, sizes and tenure. 8.3 Green Road is a Type "B" Arterial Road and Green Road is a Type "C" Arterial Road in the Regional Official Plan. 8.4 Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads, and shall be developed with consideration for supporting and providing access to public transit. 8.5 The majority of the draft plan is designated Low Density Residential with portions adjacent to Green Road and the future extension of Longworth Avenue designated Medium Density in the Brookhill Neighbourhood. The proposed development will add a mix of housing types and contributed to the Municipality's intensification targets as outlined in the Durham Regional Official Plan. 8.6 A scoped Environmental Impact Study concluded that the proposed development will not have a negative impact on the natural heritage features with the buffers proposed and if all the mitigation measure and recommendation made by the EIS are implemented. 8.7 The Phase One Environmental Site Assessment (ESA), prepared by EXP. Services Inc. reported that no further site investigation is required. The proponent will be required to provide a regional Reliance Letter and Certificate of Insurance to the Region as a requirement of final approval. 8.8 Archeological Site Assessment was prepared in in 2008 for lands west and east of Green Road. The Ministry of Tourism, Culture and Sport has issued a clearance letter for the 8.9 Municipal water supply and sanitary sewers is available to service the proposed development from Murray Tabb Street, Procknow Street, Carl Raby Street and Marsden Way. Water shall also be extended lonely the north property limit on green Road and proposed Longworth Avenue west of Green Road. Municipality of Clarington Report PSD-036-20 Page 8 8.10 The Region has no objection to the approval of the proposed draft plan of subdivision and provided conditions to be fulfilled prior to clearance by the Region for the registration of the plan. Central Lake Ontario Conservation Authority 8.11 The Central Lake Ontario Conservation does not have any objection to the approval of the draft plan of subdivision. CLOC approved the recommendations of the EIS and is satisfied with the Functional Servicing Report. As conditions of draft plan approval, the authority recommends the Environmentally Protected lands and the buffer be dedicated to the Municipality. Kawartha Pine Ridge District School Board 8.12 The Public School Board offered no objection to the draft plan subject to the inclusion of warning clauses in Agreements of Purchase and Sale for homeowners regarding school bus pick up points and despite a school site being reserved in adjoining draft plan a (at the future extension of Longworth Avenue and Clarington Boulevard), school may not be built for some time, if at all, in which case students from this area may have to attend existing schools. 8.13 The Board requests a pedestrian walkway or dedicated pedestrian use only areas by widening the street surface with the 18 metre road allowance by 1.5metres along Street A and B. 9. Departmental Comments Public Works 9.1 The Infrastructure Division of the Public Works Department has reviewed the plan and have no objection to this proposal subject to the following comments: Temporary Turning Circles 9.1.1. The applicant will be responsible for removing the temporary turning circle on Marsden Way and Murray Tabb Street, and reconstructing to a full urban standard as required. Block 59 9.1.2. There is concern with how this block will be serviced with respect to snow removal maintenance and waste pick up. No turn around for either service vehicle is provided. The Municipality will not enter onto private property to remove snow. It is recommended that this block become part of Block 60. Municipality of Clarington Report PSD-036-20 General Requirements and Conditions Page 9 9.2 All works and services must be designed and constructed in accordance with the Municipality of Clarington Design Criteria and Standard Drawings, provisions of the Municipality Development By -Law and all applicable legislation, and to the satisfaction of the Director of Public Works. Emergency and Fire Services 9.3 The Emergency and Fire Services Department offer no objections. 10. Discussion 10.1 The lands are situated in the Brookhill Neighbourhood of Bowmanville. The existing development south of the subject lands are only the first two phases. Other approvals to the east have been granted but not yet developed. They include open space lands for trails, a 2 hectare park and a site for a future elementary school, should the either school board wish the site. 10.2 The site is designated for low and medium residential development in the Regional Official Plan, Clarington Official Plan and the Brookhill Secondary Plan. The draft plan is an extension of the existing residential development to the south. The road pattern is essentially set as Procknow Street and Carl Raby Street will extend north to Longworth Avenue. Marsden Way will also extend north, then west to intersect with Carl Raby Street for a short distance. 10.3 The lands at the very west of the site provide a buffer to the environmentally sensitive lands to the west. This means that the existing lotting pattern on the west side of Murray Tabb, will not continue north to intersect with Longworth Avenue, but turns east to intersect with Procknow. Although not ideal, the developer did not wish to construct a road with services, if residential units could only be built on one side of the road, due to the cost and it is not efficient from a maintenance perspective. 10.4 The lands for the extension of Longworth Avenue are in ownership of the Municipality of Clarington. The actual construction of Longworth will coincide with the construction of the draft plan. A roundabout is proposed at the intersection of Longworth Avenue and Green Road. 10.5 The existing stormwater management pond situated at Green Road and Brookhill Boulevard is sized to accommodate the proposed development. Municipality of Clarington Report PSD-036-20 Page 10 10.6 Site plan approval is required for the two condominium blocks. The form of development, whether mid -rise apartments, or stacked townhouses or a combination thereof, the associated parking, landscaping and private amenity space such as a tot lot will be included in each site. 11. Conclusion 11.1 The purpose of this report is to provide background information on the proposed Draft Plan of Subdivision and rezoning submitted by DG Group for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. Staff Contact: Cynthia Strike, Manager of Development Review, 905-623-3379 extension 2410 or cstrike _clarington.net. Interested Parties: List of Interested Parties available from Department.