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HomeMy WebLinkAboutPSD-006-15 Clarington Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: General Purpose and Administration Committee Date of Meeting: January 19, 2015 Report Number: PSD-006-15 Resolution: - \ File Number: ZBA 2014-0013 By-law Number: Report Subject: Application by Zemer Holdings Ltd. to rezone lands to permit an apartment building at 50 Martin Road in Bowmanville Recommendations: 1. That Report PSD-006-14 be received; 2. That the application for Zoning By-law Amendment, ZBA 2014-0013, submitted by Zemer Holdings Ltd. for a proposed apartment building continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD-006-15 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-006-15 Page 2 Report Overview The Municipality is seeking input on the application by Zemer Holdings Ltd. to permit an apartment building containing 71 units. Preliminary design illustrates a height of 4 storeys along Martin Road. Due to topography the building is designed with a walk-out basement, and a height of 5 storeys on the east side of the building. The application is currently under review and the Municipality is seeking public comments on the proposal and supporting reports and studies. 1 . Application Details Owner/Applicant: Zemer Holdings Ltd. Agent: D.G. Biddle & Associates Ltd. Proposal: To rezone the lands from the existing Urban Residential Type One (R1) Zone to an appropriate zone to permit the requested use. Area: 1.3 hectares. Location: 50 Martin Road (Regional Road 57), Part of Lot 14, Concession 1, Former Town of Bowmanville (see Figure 1). Within the Built Boundary: Yes 2. Background Zemer Holdings Ltd. purchased the subject lands in June 2011 and a pre-consultation meeting was held with staff and agencies in August 2011. The rezoning application was initially submitted April 7, 2014. It was subsequently revised and additional information was submitted allowing the application to be deemed complete in August 2014. The applicant hosted a Public Information Centre on December 3, 2014. A summary of the comments heard at Public Information Centre is included in Section 7 of this report. Municipality of Clarington Report PSD-006-15 Page 3 FIGURE 1: Key Map 42 /y property Location Map(8owmanvllle) \pj,x site 45iOftEY � e Y ` AMR11AkNi_ 2 � t ^T ftIALDI!ffi M � �• '4n 1, ,£� pl LeATS) b — LO N Q O a a z St� O M M MM M CO N \`44 IBA}011.001 The preliminary site plan submitted with the application illustrates a proposed 71-unit apartment building fronting onto Martin Road. As the site slopes significantly to the east, the preliminary building plan has a walk-out basement with a facade of 4 storeys along Martin Road, and 5 storeys at the rear (east side) of the building (See Figure 2 — Preliminary Elevations). The applicant indicates his preference to develop the building as a rental property. The following plans and studies in support of the application have been received and are under review by staff and agencies: • Planning Justification Report • Traffic Impact Study • Environmental Impact Statement • Phase 1 Environmental Site Assessment • Functional Servicing/Storm Water Management Report • Geotechnical Report Municipality of Clarington Report PSD-006-15 Page 4 Figure 2: Preliminary Elevations [ 1 r r n [ 1 r r p7 F,71 r WEST ELEVATION r r rPF r Ill 1171L' 1�I !I ! EAST ELEVATION [ ' '' NORTH ELEVATION SOUTH ELEVATION 3. Land Characteristics and Surrounding Uses A single family dwelling is located on the subject lands. The dwelling is located on a plateau adjacent to Martin Road, also referred to as Regional Road 57. The site slopes significantly to the east approximately 15 metres. The slope is vegetated. The surrounding uses are shown in Figure 3 and outlined as follows: North: Single detached residential units on existing semi-rural lots South: Semi-detached dwellings along Doreen Crescent East: Blaisdale Montessori School and Rhonda Park along Rhonda Boulevard West: Retail and service commercial uses; existing low density residential Municipality of Clarington Report PSD-006-15 Page 5 FIGURE 3: Aerial Photograph illustrating surrounding uses j a r( Future 'nm - Tim',a ortons% 't' :O Future GO Card.Wash •. .� �, i o to Siation Site. LAND_ e Z _ c P GLEN . p LID - _- Rhonda Pe k LAUVR w s z . LAWRE CE GATE c~n Commercial FRY ORES- } _ •-PT aza y Z Blaisdale m Su D y - ' ij bject o - k w ' Montessori ¢ rt - HARTWELLAVENUE, Propel{}/ - School Medical _ O - Buildinj) �.� � y - w ~ Al J ,rcommerc�aI ! DOREEN CFFE9UNT - O Plaza CANDLER CT s ` NYCAST.LE DR.. PRESTd'NVIIA) DR ZBA 2014-0013 4. Provincial Policy Provincial Policy Statement: The PPS 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. Opportunities for redevelopment and intensification are encouraged, and natural features shall be protected. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to the area residents. 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 Municipality of Clarington Report PSD-006-15 Page 6 transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. Provincial Growth Plan: 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. 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 Durham Regional Official Plan The Durham Regional Official Plan designates the subject lands Living Area, part of the Urban System. Part of the subject lands are identified as a portion of a Key Natural Heritage Feature. The site has access to a Type A Arterial Road. Living Areas incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Living Areas develop in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads, and develop with particular consideration for supporting and providing access to public transit. By 2015, and each year thereafter, urban areas across the Region shall be planned to accommodate a minimum 40% of all residential development occurring annually through intensification within built-up areas. Development or site alteration is not permitted in key natural heritage and/or hydrologic features, including any associated vegetation protection zone, as determined by an Environmental Impact Study. Type A Arterial Roads are designed to move large volumes of traffic and predominantly serve inter-regional and inter-municipal trips, with rigid and progressive access control. They have a right-of-way width between 36 and 45 metres. Private access points are generally located a minimum of 200 metres apart in Urban Areas. Mixed use and higher density developments are permitted with shared access points. On-street parking is not permitted and/or prohibited during peak periods. The flow, at speeds of up to 70 kilometres per hour, is uninterrupted with the exception of at signals. Type A Arterial Roads connect with freeways and arterials and may serve as regional transit spines. Municipality of Clarington Report PSD-006-15 Page 7 Clarington Official Plan Medium Density Residential development is permitted on the subject lands. Medium Density Residential development is permitted to be between 31 and 60 units per net hectare and a maximum height of 4 storeys. Predominant housing forms include townhouses, low rise apartments and mixed use developments. Medium Density development is generally located within Town or Village centres, adjacent to arterial roads, or within 100 metres of an arterial and collector road intersection. The proposed subdivision falls within the Waverley neighbourhood which has a housing target of 1075 low, 275 medium, and 50 high-density housing units, in addition to 75 intensification units, for a total of 1,475 units by the year 2016. A woodland feature is present on the sloped area of the site. An Environmental Impact Statement reviewing the sensitivity of the feature and anticipated impacts of development was submitted with the application. Waverley Road is a designated Type A Arterial Road which provides a high level of services and operating speeds. One private access is allowed for every 200 metres of road. Urban Design policies 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. 6. Zoning By-law The subject lands is currently zoned Urban Residential Type One (R1) under Zoning By- law 84-63. The submitted application to amend the Zoning By-law is necessary to implement the proposed apartment building use. 7. Public Notice and Submissions Public Notice of the complete application was given by mail to each landowner within 120 metres of the subject site on September 8, 2014. Eight residents contacted staff regarding the application with concerns and or objections as follows: • Traffic congestion, pedestrian safety and lack of signals at Hartwell/Highway 57 • Density and built form is not in keeping with existing area • Property values may decrease • Concern that the units would be subsidized/geared to income • Privacy concerns • Fencing would need to be installed • Impacts to environment and existing vegetation Municipality of Clarington Report PSD-006-15 Page 8 • Grading and drainage implications • Development would increase noise impacts to neighbourhood The applicant held a Public Information Centre on Wednesday, December 3, 2014 at 7 p.m. at the Garnet B. Rickard Recreation Facility. Nine members of the public were in attendance, in addition to the applicant, the applicant's Planning Consultant, Clarington Planning Staff, and the Ward 1 Local Councillor. Many of the same comments outlined above were raised during the Public Information Centre. The following is a summary of additional comments received by the applicant from residents directly and during the Public Information Centre: • Questions relating to eventual improvements to Highway 57 (Regional undertaking) • Too little parking provided • Driveway is too small • Building would impede views to the west • Owner to north requests privacy fence and minimal disruption during construction • Positive impact to area businesses and the downtown • Offers an affordable housing choice • Development would help to improve the lifestyle of residents in the community • Increases property values along Martin Road Notice of the Public Meeting was given by mail to each landowner within 120 metres of the subject lands and a public meeting sign was posted on the property. As of the date of writing this report, one resident has contacted staff regarding the application with concerns about traffic and impact to property values. 8. Agency Comments Regional Planning Regional Planning finds the proposed use is consistent with Provincial planning policies and conforms to the Region of Durham Official Plan. The site is connected to municipal water and the sanitary sewer must be extended from Hartwell Avenue across Regional Road 57. Regional Works has reviewed the Traffic Impact Study and while many technical details must be resolved, Regional Works does not object to the further processing of the application. The site design should consider pedestrian connectivity in more detail. Regional Health Department has no objections provided the development is serviced by municipal sanitary sewer and municipal water. Durham Region Transit has no objection. Municipality of Clarington Report PSD-006-15 Page 9 Central Lake Ontario Conservation Authority The Conservation Authority does not object to the application however, prior to supporting the rezoning application, the general assumptions of the stormwater management plan, including the direction of drainage, capacity of downstream storm sewers and overland flow routes, must be accepted. The technical design details can be finalized at the site plan stage. The Conservation Authority accepts the findings of the environmental consultant but requests that standard mitigation measures be prepared to minimize impacts to the feature and its function. Kawartha Pine Ridge District School Board The local public School Board has no objections to the application. Students would attend Waverley Public School and Clarington Central Secondary School. Other Agencies Veridian, Canada Post, Enbridge and Rogers have provided no objections. Technical comments provided have been forwarded to the applicant. 9. Departmental Comments Engineering Services The Engineering Services Department highlights that Regional Road 57 is under the authority of the Region of Durham. Access and servicing must be approved by the Region. Providing suitable pedestrian connections/sidewalks will be a condition of approval from the Municipality of Clarington in the event that the eventual reconstruction of Regional Road 57 has not occurred prior to development of the subject lands. Street illumination must be improved in the vicinity of the development. Other matters to be resolved prior to final approval include cash-in-lieu of parkland; provision of dedicated snow storage and the stormwater management plan. Operations The Operations Department has no objection and provided comments that can be implemented at the site plan approval stage should the rezoning be approved. Municipality of Clarington Report PSD-006-15 Page 10 Fire and Emergency Services Fire and Emergency Services has no objection to the rezoning and advised that the Fire Route must be shown on the site plan and requests clarification on whether the building will be sprinklered, should approval be granted. Building Division The Building Division has no objections. 10. Discussion The subject lands are within the urban area and the Official Plan policies support the requested use. Provincial and Regional intensification policies are also supportive of the development. Following the initial review of the current development proposal, there are several site plan matters that require further discussion including, built form, traffic and access, servicing, and safe pedestrian connections. The applicant wishes to proceed with the application for site plan approval concurrently with the rezoning application. This will assist staff and agencies in their review of the development, especially from an urban design perspective. Some of the more critical issues, such as access, will need to be resolved prior to recommending approval of the Zoning By-law amendment, while some of the more technical matters can be resolved at the site plan stage. Comments raised by departments and agencies will continue to be reviewed and addressed by the applicant and their consultants. 11 . Concurrence Not Applicable 12. Financial Implications There are no financial implications for the 2015 budget. 13. Conclusion The purpose of this report is to provide background information on the proposed rezoning submitted by Zemer Holdings Ltd.. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 14. Strategic Plan Application Not applicable. Municipality of Clarington Report PSD-006-15 Page 11 Submitted :by: Reviewed b Y Y David . Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Anne Taylor Scott, Planner II, 905-623-3379 ext. 2414 or ataylorscott(aclarington.net Municipality of Clarington Report PSD-006-15 Page 12 The following is a list of the interested parties to be notified of Council's decision: John Passalacqua Glenn Genge Colleen Lush Rose and Norman Watkins Michelle Hardwick Jennifer Crespo Suzanne Barnes Jeff Guthrie Ruth Kolisnyk Dean Jacobs Catherine Dahlke, Drew Donmoyer, Cooper Donmoyer Henry Kortekaas Associates Inc. Gary Scott Ray Fadavi Rick Vanderkooi A Stones Throw Pub & Grill Physio Can c/o Brenda The Little Hair Shop c/o Joanne Bob Wine Jackie H. Snyder Joseph & Antoinette Passalacqua Christina Tourigny DJC/CP/ATS/df/jp