HomeMy WebLinkAboutPSD-049-15 Clarington
Planning Services
Public Meeting Report
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Municipal Clerk at 905-623-3379 ext. 2102.
Report To: Planning and Development Committee
Date of Meeting: October 5, 2015
Report Number: PSD-049-15 Resolution: 'P
File Number: S-C-2015-0002 and ZBA 2015-0014 By-law Number:
Report Subject: An Application by 2265719 Ontario Inc.
to permit 70 single detached dwellings
Recommendations:
1. That Report PSD-049-15 be received;
2. That the applications for Draft Plan of Subdivision and to amend Zoning By-law
84-63, submitted by 2265791 Ontario Inc. for the development of 70 single
detached dwellings continue to be processed and that a subsequent report be
prepared;
3. That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report
PSD-049-15 and Council's decision; and
4. That all interested parties listed in Report PSD-049-15 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD-049-15 Page 2
Report Overview
The Municipality is seeking public comments on the applications submitted by 2265719
Ontario Inc. proposing to permit a 70 unit plan of subdivision on the east side of Regional Road
57, approximately one kilometre from the intersection of Regional Road 57 and Concession
Road 3 in Bowmanville. The lands are currently designated for Urban Residential
development in the Clarington Official Plan and within the Northglen Neighbourhood Design
Plan. The proposal will require a Draft Plan of Subdivision and an amendment to Zoning By-
law 84-63.
1 . Application Details
1.1 Owners: 2265719 Ontario Inc., Richard and Trudy Bouma, Derek
Bastmeyer
1.2 Applicant: 2265719 Ontario Inc.
1.3 Agent: Tunney Planning Inc.
1.4 Proposal: Proposed Draft Plan of Subdivision:
The proposed plan of subdivision includes 70 lots for single
detached dwellings.
Rezoning:
To rezone the lands from "Agricultural (A) Zone" to an appropriate
zone to permit the uses presented in the proposed draft plan of
subdivision.
1.5 Area: 3.97 hectares
1.6 Location: The subject lands are located on the east side of Regional Road
57, approximately one kilometre north of the intersection of
Concession Road 3 and Regional Road 57 being within Part of Lot
14, Concession 3, Bowmanville (see Figure 1).
1.7 Within Built Boundary: No
Municipality of Clarington
Report PSD-049-15 Page 3
Figure 1: Property Location
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2. Background
2.1 In March 2008, the Director of Planning Services issued Draft Approval of Plan of
Subdivision S-C 2007-0004 in the Northglen Neighbourhood. This subdivision has
multiple owners and is being developed in multiple phases. Phases 1A and 1B, were
registered in 2013 and 2014 respectfully by the owner of 2265719 Ontario Inc. The same
owner is now working towards the registration of Phase 2 which is anticipated early 2016.
Municipality of Clarington
Report PSD-049-15 Page 4
Two other owners, Akero (Kemp) and 2084165 Ontario Limited (Halminen) are working
towards the registration of two other phases which front onto Middle Road.
2.2 In 2014, 2265719 Ontario Inc. approached the owners of 3425 Regional Road 57
(Bastmeyer) to purchase all of their lands and the owners of 3499 Regional Road 57
(Bouma) to purchase the southerly portion of their lands. These lands make up all the
lands in the proposed draft plan S-C-2015-0002. The subject lands are included in the
Northglen Neighbourhood Design Plan and are identified for residential development.
2.3 Studies Submitted
The following studies have been submitted in support of the applications and are
currently under review.
• Traffic Impact Brief;
• Phase One Environmental Site Assessment;
• Noise Report;
• Site Servicing Report;
• Archeological Assessment;
• Butternut Survey; and
• Functional Servicing Plan.
3. Land Characteristics and Surrounding Uses
3.1 The lands subject to the applications were assembled from two parcels with frontage on
Regional Road 57. The subject lands are relatively flat. The larger parcel is currently
being cultivated (Bouma). The smaller, southerly parcel currently supports a single
detached dwelling which will be demolished (Bastmeyer). See Figures 2 and 3 below.
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Figure 2: Bouma Lands Figure 3: Bastmeyer Lands
Municipality of Clarington
Report PSD-049-15 Page 5
3.2 The surrounding uses are as follows:
North: One single detached dwelling and cultivated lands
South: Draft Approved Plan of Subdivision S-C 2007-0004 and residential unit dwellings
under construction
East: Woodlot
West: Estate Residential
4. Provincial Policy
4.1 Provincial Policy Statement
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, taking advantage of existing and
planned infrastructure, and shall have compact form, and a mix of uses and densities.
The development allows for the efficient use of land, infrastructure and public services.
The proposed draft plan of Subdivision is within the Northglen Neighbourhood Design
Plan which offers a range of housing types and densities. The subject applications are
consistent with the Provincial Policy Statement.
4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Growth Plan encourages municipalities to manage growth by directing population
growth to settlement areas. Growth is to be accommodated by building compact, transit-
supportive communities in designated greenfield areas with a region-wide density of 50
jobs and persons per hectare. Growth shall also be directed to areas that offer municipal
water and wastewater systems. The subject applications are consistent with the Growth
Plan.
5. Official Plans
5.1 Durham Regional Official Plan
5.1.1 The Durham Regional Official Plan designates the subject lands as Living Area. Lands
designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure
to provide living accommodations that address various socio-economic factors. The
proposed development is permitted within the Living Area.
5.1.2 The Regional Official Plan provides for a type C arterial road along the north limit of the
Bowmanville urban area. This road allowance has not been provided for in the proposed
draft plan.
Municipality of Clarington
Report PSD-049-15 Page 6
5.2 Clarington Official Plan
5.2.1 The Clarington Official Plan designates the subject lands Urban Residential. The lands
are within the Northglen Neighbourhood, which has a population allocation of 6500 and a
housing unit target of 2175 including 1500 low density units, 525 medium density units,
100 high density units and 50 units for intensification.
5.2.2 The Low Density designation allows a density of 10 to 30 units per net hectare and the
predominant form of housing is single and semi-detached units.
5.2.3 An east-west Type C Arterial is designated at the north limit of the urban boundary of
Bowmanville from Regional Road 57 to Liberty Street. This road intended to serve
development in the urban area. This road is not shown on the proposed Draft Plan.
5.2.4 The subject lands are within the Northglen Neighbourhood Design Plan which was
approved in 2008. A north-south collector (John Taylor Street) should extend to the Type
C Arterial. Provision for the connection to the Type C Arterial has not been made.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands "Agricultural (A) Zone". A Zoning By-law
amendment is required to implement the proposed amendment to draft approval.
7. Public Notice and Submissions
7.1 A Notice of Public Meeting was given by mail to each landowner within 120 metres of the
subject property and a public meeting notice was installed on the property on September
14th, 2015.
7.2 As of the writing of this report, there was one inquiry from a resident who resides on Old
Scugog Road. They had general comments on the proposed draft plan and questions
regarding the construction activity related to Phase 2 which is currently underway on the
site.
8. Agency Comments
8.1 Hydro One offered no objection.
9. Departmental Comments
9.1 Engineerinq Services
• Functional Servicing
The applicant has not submitted the required Functional Servicing Report for this
application. The lands abut lands which have been draft approved but for which
there are no detailed engineering drawings. The Preliminary Servicing Plan which
was submitted with this plan has changed since it was approved in 2007 and does
Municipality of Clarington
Report PSD-049-15 Page 7
not provide sufficient detail for review. The Functional Grading Plan which was
submitted with this plan includes grading on proposed lands external to this site
which have not been submitted by that developer.
• Traffic
The applicant has submitted an updated Traffic Management Brief. These lands
were included in the original Traffic Impact Study, and only very minor changes
have occurred since the original study (e.g. extension of John Taylor Street). The
update concludes that "the proposed subdivision development can be
accommodated by the adjacent road network as previously demonstrated."
• Phasing
The development of these lands is premature until the lands between the subject
lands and SC 2007-0004 — Phase 2 have been developed in full including road,
sidewalk and servicing connections.
• Parkland Dedication
The applicant must provide an appropriate cash-in-lieu contribution for parkland.
• Extension of John Taylor Street
John Taylor Street must be extended to the north limit of the proposed subdivision
and must be constructed to a full urban standard. In accordance with the Clarington
Official Plan, the applicant must provide for a future Type "C" Arterial 26 metre wide
right-of-way to the north of the subject lots.
• Soils Management Plan
A Soils Management Plan outlining haul routes, construction schedule, source of
material, satisfactory quality test results, mud and dust control program among other
requirements must be submitted to the satisfaction of the Director of Engineering
Services. Every effort must be made to minimize importing and exporting material
on this site.
9.2 Emergency and Fire Services
The Emergency and Fire Services have no objection.
10. Discussion
10.1 The lands are located in the furthest north portion of the Northglen Neighbourhood
Design Plan. The Draft Plan does not conform with the Region of Durham Official Plan
and Clarington Official Plan. The transportation maps in both Official Plans identify an
east-west Type C Arterial at the north boundary of the urban area between Regional
Road 57 and Liberty Street. The Type C Arterial is not shown on the draft plan.
Municipality of Clarington
Report PSD-049-15 Page 8
10.2 The Draft Plan is not consistent with the approved Neighbourhood Design Plan. A north-
south collect road, (John Taylor Street) should connect to the Type C Arterial. The Draft
Plan shows two lots for single detached dwellings (Figure 4).
The lots in the Neighbourhood Design Plan are either 15 metres or 13.5 metres, whereas
the proposed Draft Plan shows, 13.5, 12.0 and 11.3, 10.0 metres which is similar to the
earlier phases. Further discussion with applicant will be required.
Figure 4: Proposed Draft Plan S-C-2015-0002
Type C Arterial Road Lots 15&16 deleted and
replaced with Collector Road
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10.3 The Engineering Services Department requires additional information from the owner
before detailed comments are provided.
11 . Conclusion
11.1 The purpose of this report is to provide background information on the proposed 70 unit
subdivision submitted by 2265719 Ontario Limited 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.
Municipality of Clarington
Report PSD-049-15 Page 9
Submitted by: r Reviewed by. _-
vir . Crome, MCIP, RPP Franklin Wu,
Director of Planning Services 64 Chief Administrative Officer
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike(@clarington.net
List of interested parties to be notified of Council's decision is on file in the Planning Services
Department.
The following is a list of the interested parties to be notified of Council's decision:
Kevin Tunney
Richard and Trudy Bouma
Diederick Bastmeyer
2265719 Ontario Inc. (Domenic Tassone)
Hannu Halminen
CS/CP/jp/ah/df