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HomeMy WebLinkAboutPSD-042-16Planning 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: Planning and Development Committee Date of Meeting: June 6, 2016 Report Number: PSD-042-16 Resolution Number: File Number: S-C-2016-0001 & ZBA 2016-0010 By-law Number: Report Subject: Applications by Kaitlin Corporation for a Draft Plan of Subdivision and Rezoning to permit Medium Density (Townhouse) development in the Bowmanville West Town Centre, Bowmanville Recommendations: 1.That Report PSD-042-16 be received; 2.That the application for a proposed Draft Plan of Subdivision (S-C-2016-0001) and Zoning By-law Amendment (ZBA 2016-0010) continue to be processed including the preparation of a subsequent report; and 3.That all interested parties listed in Report PSD-042-16 and any delegations be advised of Council’s decision. Municipality of Clarington Report PSD-042-1 Page 2 Report Overview This is a public meeting report to provide an overview of the applications by Modo Bowmanville Towns Ltd., Fifty Five Clarington Ltd. and Devon Daniell (Kaitlin Corporation). The proposed draft plan of subdivision would create 3 blocks (4.7 hectares) for medium density (townhouse) development having a maximum density of up to 60 units per hectare (up to 284 units). The plan also includes a block for future high density development and would provide for the extension of Clarington Boulevard. The rezoning application proposes to place these lands in appropriate zones to permit the requested townhouse development. 1. Application Details 1.1. Owner/Applicant:Modo Bowmanville Towns Ltd., Fifty Five Clarington Ltd. and Devon Daniell (Kaitlin Corporation). 1.2. Proposal: Proposed Draft Plan of Subdivision To allow the creation of 3 blocks (4.7 ha) for medium density (townhouse) development having a maximum density of up to 60 units per hectare (up to 284 units); the extension of Clarington Boulevard; a future high density block (0.41 ha); and road widenings. Rezoning To rezone the lands from the existing Agricultural (A) zone to appropriate zones that permit the requested townhouse development. 1.3. Area of Draft Plan of Subdivision: 6.254 hectares 1.4. Location: 1535 and 1569 Green Road, located on the east side of Green Road, south of Prince William Drive, Bowmanville (Part of Lot 16, Concession 1, Former Township of Darlington) 1.5. Roll Number: 1817 010 020 16900; 1817 010 020 16800; and, 1817 010 020 17280 1.6. Within Built Boundary: Yes 2. Background 2.1. The subject applications were deemed complete on May 9, 2016. 2.2. The site is located in the south west corner of the Bowmanville West Town Centre. The lands are to the south of the existing commercial and retail uses where Loblaws and the former Target store building are the major anchor stores. Currently, subsidiaries of the Kaitlin Corporation own three parcels as shown on Figure 1. Municipality of Clarington Report PSD-042-1 Page 3 Figure 1 – Ownership of Subject Lands – Kaitlin Corporation Municipality of Clarington Report PSD-042-1 Page 4 Figure 2 – Proposed Draft Plan of subdivision 2.3. The proposed Draft Plan of Subdivision (Figure 2) would create blocks for medium density residential development (Blocks 1, 2 and 4). The plan also provides for the completion of Clarington Boulevard between Green Road and its terminus just south of Prince William Drive, and the widening of Prince William Boulevard to its ultimate width along the frontage of the subject lands. Block 3 is a High Density block and would be developed together with adjacent lands owned by Fifty Five Clarington Ltd. and which lands would require rezoning and site plan approval prior to development. 2.4 The following studies were submitted and circulated for comments: Phase I Environmental Site Assessment Functional Servicing Report Traffic Impact Study Noise Study Energy Conservation and Sustainability Plan Urban Design Plan Archaeological Assessment Municipality of Clarington Report PSD-042-1 Page 5 2.5 On May 6, 2016, Kaitlin submitted an application for Site Plan Approval for Block 1 only. The application is being reviewed for completeness. 2.6 A Public Information Centre was held on May 25, 2016 at Holy Family School. Twelve neighbouring residents attended the Public Information Centre. An overview is provided in Section 7 of this report. 3.Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat, and predominantly vacant except for the dwellings and buildings at 1535 and 1569 Green Road. The buildings at 1535 Green Road are in the process of being demolished. A line of mature trees exist along a portion of the Green Road frontage, however no significant environmental features are present on or near the site. Figure 3 – Key Map of the Subject Lands Municipality of Clarington Report PSD-042-1 Page 6 3.2 The surrounding uses are as follows: North Existing commercial and retail development South CP Railway; Existing low-rise apartment buildings along Aspen Spring Drive East Vacant lands (future High Density site) and municipal park; Existing Apartment Buildings West Municipal park and existing single detached residential dwellings 4. Provincial Policy 4.1 Provincial Policy Statement 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. Opportunities for redevelopment and intensification must be promoted. 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 transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.2 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 5.1 Durham Regional Official Plan The subject lands are within a Regional Centre. Regional Centres provide a full array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office uses. Regional Centres function as places of symbolic and physical interest for the residents, and shall provide identity to the area municipalities within which they are located. Municipality of Clarington Report PSD-042-1 Page 7 Regional Centres shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Development in Regional Centres shall be based on the following principles: Compact urban form which is transit-supportive; Provides a mix of uses and opportunities for intensification; Follows good urban design principles with focus on public spaces and pedestrian connections, with parking sited to the rear or within buildings; and Enhances grid connections for pedestrians and cyclists. Green Road is identified as Type B Arterial Road and private access points are generally spaced a minimum of 80 metres apart in Urban Areas. As the site is adjacent to an arterial road and the railway, noise and vibration impacts must be mitigated in accordance with Ministry of Environment guidelines. As the lands are within the Built Boundary, on an annual basis, urban areas across the Region shall be planned to accommodate a minimum 40 percent of all residential development occurring annually through intensification within built-up areas. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands as a Town Centre. The lands are designated Town Centre and are within Bowmanville West Town Centre Secondary Plan area. The West Town Centre has a housing target of 1900 units, including 1500 high density units and 400 medium density units. The Bowmanville West Town Centre will be planned and developed as a centre of regional significance providing the highest level of retail and service uses and are the primary focal point of cultural, community, recreational and institutional uses in Clarington. Town Centres provide a mix of uses, encourage active street life, and develop in a manner that supports transit and pedestrian connectivity. The urban design policies of the Town Centre designation are implemented through the review and approval of development applications. Green Road is identified as an arterial road consistent with the Durham Regional Official Plan. 5.3 Bowmanville West Town Centre Secondary Plan The subject lands are designated as Medium Density Residential in the Bowmanville West Town Centre Secondary Plan. The designation allows for residential development having a density between 31 and 60 units per hectare. Permitted dwelling types include townhouses, stacked townhouses, and low rise apartment buildings not exceeding three storeys in height. Municipality of Clarington Report PSD-042-1 Page 8 In addition to the Urban Design and Town Centre policies that give direction to site plan design, the Bowmanville West Town Centre Secondary Plan contains detailed Urban Design policies, including an Urban Design Guideline, and policies specific to residential buildings and site layout. 6.Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to implement the proposed Draft Plan of Subdivision. The rezoning application would apply to lands north and south of the extension of Clarington Boulevard, however a future rezoning application would be required for the future high density block which will be developed with adjacent lands. 7. Public Notice and Submissions 7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on May 11, 2016 and details of the application were also included in the Planning Services Department E-update. 7.2 The Public Information Centre was held May 25, 2016 at the Holy Family Elementary School on Aspen Springs Drive in Bowmanville. Twelve neighbouring residents attended. Display material included a 3.d digital model which assisted in depicting the proposed development. 7.3 At the time of writing this report, concerns raised relate to: Traffic, construction traffic and intersection improvements; Built form, height and design of units; Phasing of development; Impacts to remaining property at southeast corner of Green Road and Prince William Boulevard; Privacy and overlook from terraces; Protection and preservation of mature trees on Green Road. 8.Agency Comments 8.1 At the time of writing this report, comments from the Region of Durham, Central Lake Ontario Conservation Authority and several other agencies have not yet been received. 8.2 Kawartha Pine Ridge District School Board Kawartha Pine Ridge District School Board has no objections. Students would attend Ross Tilley Public School and Clarington Central Secondary School. 8.3 Canada Post Canada Post has no objections and has provided technical comments for consideration during the detailed design process. Municipality of Clarington Report PSD-042-1 Page 9 9.Departmental Comments 9.1 Engineering Services Engineering Services has provided the following preliminary comments: Traffic The applicant has submitted a Traffic Impact Study in support of this application. The study is currently under review, and staff will work closely with the traffic consultant to determine necessary road improvements required for this development to proceed. It is the intent of the Engineering Services Department to construct a roundabout in future at the intersection of Clarington Boulevard and Green Road. Grading, Drainage and Stormwater Management The applicant has submitted a Functional Servicing Report in support of this application. The report is lacking a great deal of information including any consideration of grading. It will be necessary for the applicant to submit a more detailed study including a preliminary grading plan which is compatible with the proposed Clarington Boulevard extension profile. The Functional Servicing Report will be subject to the approval of the Director of Engineering Services, the Region of Durham and the Central Lake Ontario Conservation Authority. Road Improvements The applicant will be 100% responsible for the construction of the Clarington Boulevard extension from the existing western terminus to Green Road to a full urban standard. The road section will match the existing road section for Clarington Boulevard. The first submission of engineering drawings for the extension have been submitted to the Municipality and are currently under review. Clarington Boulevard is subject to a Development Charge oversizing refund based on the width of the travelled portion greater than 10 metres. The owner will also be responsible for the reconstruction of Prince William Boulevard to a full urban standard across the frontage of these lands consistent with the section of Prince William Boulevard east of these lands. Entrances Prior to final approval of the draft plan, the Engineering Services Department requires the applicant to submit an overall plan of these lands and the residential lands to the east depicting a concept of the location of all future entrances. This will ensure that the number of entrances off Clarington Boulevard is appropriate, that the entrances align with one another, that they be shared where necessary, that they each have sufficient visibility and that no entrance conflicts occur in future. The final entrance configuration may also impact the Servicing Plan and the location of service stubs off Clarington Municipality of Clarington Report PSD-042-1 Page 10 Boulevard. This plan will be subject to the approval of the Director of Engineering Services. Phasing The applicant must submit a phasing plan for the development of these lands which will be subject to the approval of the Director. The Clarington Boulevard extension must be built in conjunction with Phase 1, and the Prince William Boulevard improvements must be built in conjunction with the development of the lands fronting on that street. 9.2 Emergency and Fire Services No concerns with the proposed plan of subdivision and rezoning. 10. Discussion 10.1 This site is located within the Bowmanville West Town Centre. The development would implement land uses of the Bowmanville West Town Centre Secondary Plan and integrate with existing and planned uses as provided for in the Secondary Plan. The site will also function as a transition between mid-rise high density buildings to the east and existing low density development on the west side of Green Road. 10.2 The draft plan of subdivision proposes a density of approximately 60 units per hectare and would be consistent with the direction of the Regional Official Plan, the Clarington Official Plan and the Bowmanville West Town Centre Secondary Plan. However the site plan recently submitted for Block 1 proposes a total of 76 units on 1.85 hectare for a density of 41 units per hectare. Attachment 1 contains a preliminary site plan for Block 1 of the proposed Plan of Subdivision. 10.3 Following the initial review of the application by staff and agencies, staff see the most critical areas as: •Urban Design and Built form •Phasing of Development of adjacent lands •The possibility of higher densities to take advantage of opportunities around the transit hub. The applicant has prepared a digital model of the lands, the proposed lands and surrounding uses to assist in understanding the proposal. 10.4 The purpose of the public meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant and addressed in a subsequent staff report. 10.5 Once the principle of development can be supported, draft conditions of approval and a zoning by-law amendment would be recommended for Council’s consideration, following which, the concurrent site plan application could be finalized.