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Planning Services
Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: January 11, 2016
Report Number: PSD-002-16 Resolution: - ,-
File Number: S-C 2015-0003, ZBA 2015-0025 By-law Number:
Report Subject: An Application by Lanarose Properties Ltd. (The Kaitlin Group)
to permit four single detached dwellings and one block for five
townhouses in Bowmanville
Recommendations:
1. That Report PSD-002-16 be received;
2. That the applications for Draft Approved Plan of Subdivision and amendment to
Zoning By-law 84-63, submitted by Lanarose Properties Ltd. to permit four single
detached dwellings and one block for five townhouse units continue to be
processed and that a subsequent report be prepared; and
3. That all interested parties listed in Report PSD-002-16 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD-002-16 Page 2
Report Overview
The Municipality is seeking public comments on the applications submitted by Lanarose
Properties Ltd. proposing to permit four single detached units and one block for five townhouse
units with a single access on Green Road. The subject site is approximately 200 metres south
of the intersection of Durham Highway 2 and Green Road in Bowmanville. Development of
these lands will also connect Bonathon Crescent and permit the development of an additional
9 single family dwellings on lots and blocks in two registered Plans of Subdivision. The
proposal requires a Draft Plan of Subdivision and an amendment to the Zoning By-law 84-63.
1 . Application Details
1.1 Owner: Terrance Kelsey and Phillis Dorene Kelsey
1.2 Applicant Lanarose Properties Ltd.
1.3 Proposal: Draft Plan of Subdivision
four single detached dwellings and one block for five townhouse
units with a single access.
Zoning By-law Amendment:
Change the current zoning on the lands from "Agricultural (A)"
Zone to an appropriate zone to permit the proposed development.
1.4 Area: 0.4 hectares
1.5 Location: Approximately 200 metres south of the intersection of Durham
Highway 2 and Green Road, being 1654 Green Road, Part Lot 17,
Concession 1, former Township of Darlington (see Photograph 1).
1.6 Within Built Boundary: Yes
Municipality of Clarington
Report PSD-002-16 Page 3
Figure 1: Subject site and surrounding uses
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2. Background
2.1 On November 6, 2015, Lanarose Properties Ltd. (The Kaitlin Group) submitted
applications for a Draft Plan of Subdivision and rezoning for four single detached
dwellings and one block for five townhouse units with a single access onto Green Road.
2.2 The applicant was successful in purchasing the lands at 1654 Green Road. If approved,
the draft plan will connect the northern and southern portions of Bonathon Crescent, and
allow access to seven blocks in registered plan 40M-1907 and two lots in registered plan
40M-2140 in addition to the 4 lots in the new draft plan. The nine blocks in previously
registered plans of subdivision are zoned to allow single detached dwellings. The
townhouse block fronts onto Green Road and is similar to the townhouse units to the
south, which consists of three blocks each with five townhouse units on a single private
access road.
Municipality of Clarington
Report PSD-002-16 Page 4
2.3 Studies Submitted
The following studies have been submitted and currently under review.
• Traffic Impact Brief;
• Phase One Environmental Site Assessment;
• Noise Report;
• Site Servicing Report;
• Archeological Assessment, and
• Functional Servicing Plan
3. Land Characteristics and Surrounding Uses
3.1 The site gently slopes in a south-easterly direction. The one single detached dwelling
and accessory building on situated on the property which will be demolished to
accommodate the proposed development (see Figures 2 and 3).
Figure 2: Southern portion of Bonathon Crescent facing north
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Municipality of Clarington
Report PSD-002-16 Page 5
Figure 3: Subject site - 1654 Green Road
3.2 The surrounding uses are as follows:
North: 6 dwelling units currently under construction in registered plan 40M-2529
South: Townhouse units and two vacant lots in 40M-2125
East: Green Road and beyond that commercial
West: Vacant blocks in registered plan 40M-1907, beyond that existing 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, shall have compact form, and a mix of uses and densities.
Municipality of Clarington
Report PSD-002-16 Page 6
4.2 Provincial Growth Plan
The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. 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.
Growth is to be accommodated in transit-supportive communities to reduce dependence
on the automobile through the development of mixed use, pedestrian-friendly
environments. Growth shall also be directed to areas that offer municipal water and
wastewater systems.
The proposed draft plan of subdivision is the logical completion Bonathon Crescent and
infill on Green Road. The development allows for the efficient use of land, infrastructure
and public services. The subject applications are consistent with the Provincial Policy
Statement and the Growth Plan.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates 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.
5.2 Clarington Official Plan
5.2.1 The Clarington Official Plan designates the subject lands are designated as Urban
Residential. There is also a Medium Density Symbol in the vicinity of the proposed
townhouse units. The lands are within the Darlington Green Neighbourhood, which has
a population allocation of 3350 and a housing unit target of 1350 including 725 low
density units, 375 medium density units, 125 high density units and 125 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. Medium Density
designation allows for 30 to 60 units per hectare and the predominant form of housing
are townhouse, triplex/quadruplex and low rise apartments.
5.2.3 Green Road is a Type B Arterial. Type B Arterials are designed to move significant
volumes of traffic at moderate speeds from one part of the municipality to another. Type
B Arterial Roads shall have a right-of-way width ranging between 30 to 36 metres and
have limited private accesses. One access to the five townhouse units will limit the
number of access points on Green Road. The extension of Bonathon Crescent, when
complete will be a local road.
Municipality of Clarington
Report PSD-002-16 Page 7
6. Zoning By-law
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
"Agricultural (A)". A zoning by-law amendment will be required in order to implement the
proposed Plan of Subdivision.
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 Public Meeting Notice signs were installed on the property in three
locations including the north and south terminus of Bonathon Crescent and on Green
Road. The signs were installed on December 7th, 2015.
7.2 As of the writing of this report, staff received one inquiry regarding the nature of the
proposal. No concerns or objections were stated.
Another inquiry was received from the landowner of the commercial lands to east offering
no objection provided a warning clause is added to the Purchase and Sale Agreements,
advising of the possibility of future office/commercial development on the commercial
parcel.
8. Agency Comments
8.1 Kawartha Pine Ridge District School Board has no objection to the proposal however
requests sidewalks to link to existing sidewalks.
8.2 The Central Lake Ontario Conservation Authority are satisfied with the Functional
Servicing and Stormwater Management Report and offered no objection to the proposal
subject to the Conditions of Draft Approval.
8.3 Enbridge Gas has offered no objection.
8.4 Hydro One has offered no objection.
9. Departmental Comments
9.1 Engineering Services
The Engineering Services Department has no objection to this proposal. However did
offer the following comments.
• The Lot Grading Plan to support the application is generally satisfactory. Further
discussion will be required with respect to drainage from the rear yards and with
respect to the platform for the future sidewalk.
• The Functional Servicing and Stormwater Drainage Report satisfactorily provides for
water, sanitary and storm sewer services on Bonathon Crescent (which all connect
to existing services to the north and to the south) and for the townhouses on Green
Municipality of Clarington
Report PSD-002-16 Page 8
Road. The Engineering Services Department finds the report to be acceptable. The
report demonstrates that this development is in compliance with the Westside Creek
Master Drainage Plan in terms of drainage and stormwater quality and quantity.
• A Traffic Impact Brief assesses the impact of the development of the new lots on
Bonathon Crescent on the surrounding road network as well as the impact of the
development of the five townhouses on Green Road. The consultant concluded that
"the increase in new traffic levels are still well within the available capacity designed
for Boswell Drive and Bonathon Crescent" and that the impact is "very minor".
Further "the increase in new traffic levels on Green Road are still well within the
available capacity designed for Green Road" and the impact of the townhouses on
Green Road is "negligible".
• The On-Street Parking Plan is acceptable to Staff.
• A 5.00 metre road widening to be dedicated to the Municipality is required on Green
Road.
• The construction access for the subject development will be located on Green
Road. Building permits will not be available for the townhouse block on Green Road
until all construction on Bonathon Crescent is substantially complete. Any final
decision regarding the timing for building permits shall be made solely at the
discretion of the Director of Engineering Services.
• The applicant will be required to provide an appropriate cash contribution in lieu of
the normal parkland dedication.
10. Discussion
10.1 The proposed draft plan is a logical infill for this neighbourhood and will connect the road
network and allow for development of blocks and lots in registered plans of subdivision in
addition to the four new proposed single detached dwellings. All lots will have 12.0
metres of frontage which is consistent with the frontages on the southern portion of
Bonathon Crescent. The townhouses units will be consistent with the townhouse
development to the south. Each owner will have an easements to access each unit and
for maintenance purposes.
10.2 In May 2013, draft plan of subdivision and rezoning for the lands immediately north of the
subject site, now known as Connors Court were approved. Area residents were
concerned with construction traffic on existing portions of Bonathon Crescent and Boswell
Drive. During construction of Connors Court, staff made every effort to ensure there was
minimal disruption to existing residents by routing construction traffic through Green
Road. Only in certain circumstances, such as the installation of municipal services was
construction traffic permitted to use Boswell Drive and existing portions of Bonathon
Crescent. Should the proposal be approved, the same considerations will be made with
respect to ensuring minimal disruption to existing residents during the construction
process.
Municipality of Clarington
Report PSD-002-16 Page 9
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 Lanarose Properties Ltd. for the Public
Meeting under the Planning Act. Staff will continue processing the application including
the preparation of a subsequent report.
12. Strategic Plan Application
Not applicable.
Submitted by: Reviewed by._
David . Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrikeCa�clarington.net
The following is a list of the interested parties to be notified of Council's decision:
Terrance Kelsey
Phillis Dorene Kelsey
Kelvin Whalen, Lanarose Properties Ltd.
Michael Carswell, D.G. Biddle & Associates
Robert Hann
CS/CP/df