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HomeMy WebLinkAboutPDS-028-22Public 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: June 13, 2022 Report Number: PDS-028-22 Submitted By: Ryan Windle, Director of Planning and Development Services Reviewed By: Mary-Anne Dempster, CAO File Number: S-C 2022-0005 & ZBA 2022-0007 Resolution#: PD-069-22 Report Subject: A Draft Plan of Subdivision and Rezoning, West of Lambs Road, North of Concession Street East, Bowmanville Purpose of Report: The purpose of this report is to provide information to the public and Council. It does not constitute, imply or request any degree of approval. Recommendations: 1.That Report PDS-028-22 and any related communication items, be received for information only; 2.That Staff receive and consider comments from the public and Council with respect to the Draft Plan of Subdivision and Rezoning applications; and 3.That all interested parties listed in Report PDS-028-22 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-028-22 Report Overview The Municipality of Clarington is seeking public input on an applications for a Draft Plan of Subdivison and Zoning By-law Amendment submitted by Lambs Road School Property Ltd. (Kaitlin Corp) to permit 13 single detached units and 9 low, medium and high density residential development blocks. The development blocks are anticipated to accommodate a total of 1202 residential units and 700 square metres of retail commercial floor space in mixed use buildings. The subject lands are located at 2020 Lambs Road in Bowmanville, also known as ‘Camp 30’ or the ‘Jury Lands’. 1. Application Details 1.1 Owner/Applicant: Lambs Road School Property Ltd 1.2 Agent: Bousfields Inc. 1.3 Proposal: Plan of Subdivision The proposed Draft Plan of Subdivision would permit 13 single detached dwellings and 9 low, medium and high density residential development blocks, Municipal-wide Park, open space, two public roads and a stormwater management pond. Rezoning Proposal to rezone the property from “Environmental Protection (EP)” and “Urban Residential Exception (R1-10)” to multiple zones that would permit the single detached dwellings and the various types of dwelling units in the blocks. 1.4 Area: 42.5 Hectares (105 acres) 1.5 Location: 2020 Lambs Road, at the northwest corner of Lambs Road and Concession Street East, Bowmanville 1.6 Roll number 18-17 010-010-11700 1.7 Within the Built Boundary: Yes Municipality of Clarington Page 3 Report PDS-028-22 2. Background 2.1 In 2009, the applicant submitted Official Plan Amendment, Plan of Subdivison and Zoning By-law Amendment applications on the southerly third of the subject lands. The applications sought to redesignate the community park area as Urban Residential with a Medium Density Symbol. The subdivision and zoning applications were to permit single detached and townhouse dwellings on the southerly third. 2.2 In 2016, as part of Official Plan Amendment 107 (Clarington’s comprehensive update to the Official Plan), the entire area was designated as Special Policy Area F and the community park shifted from the northwest corner of Lambs Road and Concession Street East to the northeast corner in the adjacent Soper Hills Secondary Plan Area. In addition, specific polices were added to Chapter 16 of the Official Plan, Special Policy Area F, for these lands. The land use designation for the central campus was reserved until a community vision was developed. 2.3 In December 2021, Council approved Official Plan Amendment 121, through reports PDS-044-21 and PDS-051-21, that amended Special Policy Area F and defined the land uses to implement the community vision for the long term use of the subject lands while respecting the nationally designated cultural heritage landscape. The amendment established a Municipal-wide Park which includes the central campus of buildings situated within a ring road. The amendment permitted low, medium and high density residential uses along Concession Street East and Lambs Road and internal to the site. Permissions for limited retail floor space along the Local Corridor were also included in the amendment. 2.4 Official Plan Amendment 121 is linked to the transfer of the Jury Lands for the purposes of heritage preservation and the creation of a Municipal Wide Park. In December 2021, the first portion of land, including the former cafeteria building, were transferred to the Municipality with the remainder of the Municipal-wide Park lands to be transferred at a later date. 2.5 On April 4, 2022 Bousfields Inc. submitted applications for a Draft Plan of Subdivision and Zoning By-law Amendment on the entirety of the subject lands at 2020 Lambs Road in Bowmanville, also known as Camp 30 or the Jury Lands. 2.6 The proposal is for 13 single detached dwellings and 9 low, medium and high density residential development blocks. The total anticiapated number of units for the subject lands is 1202 residential units and 700 square metres of retail commercial floor space in mixed use buildings. The proposal also includes park land, open space, being the Soper Creek and valleylands and a stormwater management pond, See Figure 1. Municipality of Clarington Page 4 Report PDS-028-22 Figure 1: Subject lands with proposed subdivision block layout. 2.7 The applicant has submitted the following reports in support of the applications which have been circulated to departments and agencies for review: Municipality of Clarington Page 5 Report PDS-028-22 The studies are being reviewed by staff and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Context 3.1 The subject lands are located at 2020 Lambs Road in Bowmanvile. The site is also known as Camp 30 or the Jury Lands. The lands are culturally and historically significant at a local, provincial and national level. The majority of the subject lands are within the Soper Creek valleyland system. The past uses of the site, as a Boys Training School and Prisoner of War Camp, and the Prairie Style architecture of the buildings in a campus setting are historically significant and unique. The Historic Sites and Monuments Board of Canada has recognized the significance of the uses and the architecture by designating the property a National Historic Site in 2013. In 2018, Council, with permission of the owners, designated the six buildings and their setting adjacent to and within the ring road under the Ontario Heritage Act by By-law 2018-001. 3.2 The surrounding land uses are as follows: North: CPR tracks and farmland which is outside the urban boundary South: Draft approved 610 unit residential plan of subdivision, comprised of 309 singles and 301 townhomes by FarSight Investments Ltd. East: Future urban residential lands subject to the Soper Hills Secondary Plan. Municipality of Clarington Page 6 Report PDS-028-22 Figure 2: Subject lands and surrounding land uses Municipality of Clarington Page 7 Report PDS-028-22 4. Provincial Policy 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. Planning authorities shall identify appropriate locations for intensification, redevelopment and transit-supportive development opportunities. 5. Official Plans Municipality of Clarington Page 8 Report PDS-028-22 Municipality of Clarington Page 9 Report PDS-028-22 5.11 The Environmental Protection designation identifies the natural heritage system. The Soper Creek and associated valleylands make up a large portion of the subject lands. 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 applicants have submitted an Environmental Impact Study with the applications. Municipality of Clarington Page 10 Report PDS-028-22 7. Public Notice and Submissions 7.1 Public Notice was mailed to each landowner with 120 metres of the subject lands on May 20, 2022. Two signs were posted on the subject lands, one on each frontage of Concession Street East and Lambs Road, on May 23, 2022, advising of the complete applications received by the Municipality and details of the Public Meeting. Figure 3: Public Notice Sign on Lambs Road 7.2 At the time of writing this report, Staff have received no comments with respect to the applications. Comments received from the public at the Public Meeting will be considered and included in the subsequent recommendation report. Municipality of Clarington Page 11 Report PDS-028-22 8. Agency Comments 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. Municipality of Clarington Page 12 Report PDS-028-22 9. Department Comments 9.1 Public Works has no objections in principle to the proposed development, however, a number of items must be addressed in the next submission. They include stormwater management, access between the various residential blocks, amendments to the Traffic Impact Study to include intersection controls at Lambs Road and Concession Street, and amendments to the Parking Plan. Emergency and Fire Services 9.2 Emergency and Fire Services has no objection to majority of the proposal but has indicated two areas of concern. 9.3 Emergency and Fire Services requires the current ring road around the existing buildings to remain as a fire route, at least until future plans for the Municipal-wide Park are determined. 9.4 The second concern is the single access to the most northerly medium density residential block in the Draft Plan of Subdivision. Given the experience in servicing other neighbourhoods that have no or deficient alternate access, including the requirement to have an additional access at the threshold at more than 100 units is the standard being used in Clarington and other municipalities. The applicant must explore options for a second access point to this block. 10. Discussion 10.1 The subject lands are with Special Policy Area F of the Official Plan. Council recently approved Official Plan Amendment 121, including site-specific policies and a Block Master Plan, for Special Policy Area F. 10.2 The applicant’s Block Master Plan submitted with the applications identifies the open space lands associated with the Soper Creek and valleyands, the Municipal-wide Park, single detached dwellings and blocks for low, medium and high density residential units, along Concession Street East and Lambs Road within the Local Corridor. The applicant’s Block Master Plan also shows higher density built forms, back-to-back townhouses, within the low density designation, See Figure 4. The block plan does not specifically identify heights and density. The Planning Justification Report submitted by the applicant does discuss the heights and densities contemplated, which would be further refined through the Site Plan process. Municipality of Clarington Page 13 Report PDS-028-22 Figure 4: Block Plan submitted by the applicant Municipality of Clarington Page 14 Report PDS-028-22 10.3 Special Policy Area F requires specific density and heights within each designation as defined on the approved block plan as follows:  High Density Residential/Mixed Use Local Corridor permits a minimum of 5 storeys and a maximum of 6 storeys an a minimum and a minimum net density of 40 units per hectare  Medium Density Residential - Local Corridor permits a minimum of 3 storeys and a maximum of 6 storey and a minimum net density of 40 units per hectare  Medium Density Residential – Heritage blocks adjacent to the Camp 30, permit a minimum of 2 storeys and a maximum of 4 storeys with a minimum density of 40 units per hectare;  Low Density Residential are generally a maximum of 3 storeys and minimum density of 13 units per net hectare. 10.4 The proposed housing forms within the applicant’s Block Plan are townhouses, back-to- back townhouses, stacked townhouses and an apartment buildings, which meet the building forms permitted in Special Policy Area F. 10.5 The dwelling units within the blocks will be accessed through private lanes. The applicant will be required to submit applications for Site Plan approval for each block. The site plans will go through detailed review to ensure they meet the requirements o f the Official Plan with respect to high-quality urban design, streetscaping and architectural design. 10.6 The Block Master Plan and Draft Plan of Subdivision submitted by the applicant show only five of the six designated buildings within the Camp 30 campus being retained. The sixth building, known as the Triple Dorm, is proposed at this time to be removed by the applicants and replaced with an apartment building. The Block Plan approved by Council with Amendment 121 indicated all six of the designated buildings. The applicants have submitted a Heritage Impact Assessment. Staff have circulated the applications to the Clarignton Heritage Committee and the Jury Lands Foundation for comments. 10.8 The purpose of the Public Meeting is to provide background information on the applications and an opportunity for further public input. These public comments will be compiled, discussed with the applicant, and addressed in a subsequent staff report. Municipality of Clarington Page 15 Report PDS-028-22 10. Concurrence Not Applicable. 11. Conclusion The purpose of this report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Lambs Road School Property Ltd to permit 13 single detached units and 9 low, medium and high density residential development blocks. Staff will continue processing the application including the preparation of a subsequent report. Staff Contact: Brandon Weiler, Principal Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net. Attachments: Not Applicable Interested Parties: List of Interested Parties available from Department.