Foster Creek West Clarington, Ontario PLANNING JUSTIFICATION REPORT

Transcription

1 Foster Creek West Clarington, Ontario PLANNING JUSTIFICATION REPORT Official Plan Amendment Zoning By-law Amendment Neighbourhood Design Plan Amendment Draft Plan of Subdivision File No February 2017

2 CONTENTS 1.0 Introduction Summary of Findings Site and Neighbourhood Context Proposed Development Planning Context Required Planning Approvals Planning Policy Site Servicing, Grading and Stormwater Management Conclusions and Planning Justification...27 D.G. BIDDLE AND ASSOCIATES 1

3 1.0 INTRODUCTION D.G. Biddle and Associates Limited has been retained by Ontario Ltd., Robert James Stephenson & Danielle Stephenson and Louisville Homes Limited to provide professional consulting services in support of applications to amend the Clarington Official Plan (1996), the (Former) Town of Newcastle Zoning By-law and the Foster Northwest Neighbourhood Design Plan (2010), and to draftapprove a plan of subdivision to allow for the development of a 510 unit residential subdivision consisting of detached dwellings, street townhouses, 1.20ha public park and new stormwater management facilities in the Village of Newcastle in the Municipality of Clarington. Figure 1: Subject Property on the western edge of the Village of Newcastle The Official Plan Amendment and accompanying amendment to the Foster Northwest Neighbourhood Design Plan seeks to make the following changes: Amendments sought Municipality of Clarington Official Plan (1996) Operator A) Relocation of a public secondary school site on Map A4 Village Land Use B) Modify Map A4 to include additional medium density blocks C) Amendments to the neighbourhood design plan D.G. BIDDLE AND ASSOCIATES 2

4 Additionally, the Zoning By-law Amendment application seeks to make the following changes: Amendments sought (Former) Town of Newcastle Zoning By-law No Operator A) Add exceptions under R1, R2 and R3 zone categories B) Amend Schedule 5 to change zones to add R1-XX, R2-YY and R3-ZZ Zones This Planning Justification Report will evaluate the proposed development based on conformity with the applicable planning legislation, provincial and local planning policy, and will ensure compatibility with surrounding uses. 2.0 SUMMARY OF FINDINGS The proposed 510-unit residential subdivision development is in conformity with overarching provincial planning policy and Region of Durham Official Plan and is general conformity with the development policies of the Clarington Official Plan. The development proposal will require site-specific amendments to the land use provision of the Clarington Official Plan, and will require changes to the Foster Northwest Neighbourhood Design Plan and to the (Former) Town of Newcastle Zoning By-law no The requested zoning category change to Residential Type 1 (R1) Zone, Residential Type 2 (R2) Zone and Residential Type 3 (R3) Zone, and relief from the R1, R2 and R3 provisions for lot frontage & area, and for front & side yard depth will allow the subject lands to be developed in a more compact form which will help address the policies of the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and the Municipality of Clarington Official Plan with regard to compact development and efficient use of land and infrastructure. The proposed development is in conformity with relevant planning policy and demonstrates further merit as described herein: The proposed residential development minimizes land consumption and servicing costs by promoting efficient, compact development and land use patterns. The proposed residential development minimizes servicing by locating within the settlement area boundary and immediately adjacent to the built boundary and adjacent to existing municipal services. The proposed residential development employs varying lot sizes and building forms in order to improve housing choice and accessibility. D.G. BIDDLE AND ASSOCIATES 3

5 The proposed development makes up a part of the residential land use mix to meet the current needs of the community, including affordable housing for moderate income families, in response to current market demand. The proposed residential development supports active transportation and public transportation, allowing future residents options to access local social, cultural and commercial facilities with the provision of pedestrian connections to the Township s pedestrian network. The proposed subdivision represents development that will assist the Region of Durham and Municipality of Clarington to meet population targets for Newcastle Village and to meet housing targets for the Foster (N3) Neighbourhood in Newcastle Village. 3.0 SITE AND NEIGHBOURHOOD CONTEXT 3.1 SITE CONTEXT The subject lands are located on the northwest corner of the intersection of Durham Highway 2 (King Avenue) and Ruddell Road, on the western boundary of the Village of Newcastle in the Municipality of Clarington. More specifically, the lands are located in the Foster N3 Neighbourhood Planning Unit located within the Newcastle Village Urban Area. The lands are bounded to the northwest by Provincial Highway 35/115, to the east by Rudell Road, to the south by Durham Highway 2 (King Avenue) and to the west by Wilmot Creek. The site is currently bisected by Given Road, however, this right of way is intended to be closed-up and stopped with the development of the lands. The subject lands are historically made up of four parcels of land bisected by Given Road: Parcel A, located at the northeast portion of the land holdings, sits immediately adjacent to a residential subdivision to the east. A 7.934ha part of Parcel A has recently been severed for the purpose of development as a secondary school by Kawartha Pine Ridge District School Board. Parcel B is located at the northwest side of the subdivision, adjacent to Provincial Highway 35/115. The existing farmhouse dwelling was the subject of a Heritage Impact Study and it and the lands immediately surrounding the dwelling have been severed. Parcel C is located at the southwest corner of the subdivision between Given Road and Durham Highway 2, immediately adjacent to Wilmot Creek. Parcel D is located at the southeast corner of the subdivision between Given Road and Durham Highway 2. The lands are legally described as Part of Lots 31 and 32, Concession 2 in the Former Geographic Township of Clarke, now the Municipality of Clarington, and combined are approximately 28.59ha in size. D.G. BIDDLE AND ASSOCIATES 4

6 Parcel B Parcel A Parcel C Parcel D Figure 2: Subject lands and ownership parcels More specifically; the lands are described as follows: Parcel Legal Description Area Registered Owner A Parts 3 and 4, Plan 40R ha Ontario Ltd. B Part 2, Plan 40R ha Ontario Ltd. C Part 1, Plan 40R ha Louisville Homes Limited D Part 1, Plan 40R ha Robert James Stephenson & Danielle Stephenson E Given Road 0.78ha Municipality of Clarington D.G. BIDDLE AND ASSOCIATES 5

7 The subject properties are comprised almost entirely of agricultural crops with the exception of one rural residential dwelling and farm implement buildings on Parcel B. The lands are located within the Wilmot Creek Watershed and slope down significantly from the northeast corner to Wilmot Creek at the southwest side of the development area. 3.2 NATURAL ENVIRONMENT The development lands abut the main branch of Wilmot Creek to the west, which drains south to Lake Ontario. There is significant tree cover along the Wilmot Creek valley lands. An environmental Impact Study has been prepared for the subject lands which details the limits of the natural heritage area suitable for protection. 3.3 NEIGHBOURHOOD CONTEXT The subject property sits at the edge of the developed area of the Village of Newcastle. Lands to the east include the newly developed and under construction residential subdivisions of the Foster Creek North neighbourhood. Lands to the south include agricultural uses and a fire station. Lands to the west include the Wilmot Creek valley lands, and lands to the northwest, on the opposite side of Highway 35 & 115, include agricultural uses. Along the south and east edge of the subject lands are several residential dwellings and a stormwater management pond that services the Foster Creek North Development. 4.0 PROPOSED DEVELOPMENT The proposed residential subdivision is comprised of 263 detached dwellings and 142 street townhouses, a new 1.27 hectare public park and a stormwater management facility to capture flows from the western portion of the subdivision (see Table 1, below). Also included in the subdivision lands is a medium-density residential block that is intended to be developed for up to 105 block townhouses on one or more private roads. The existing stormwater management facility adjacent to Rudell Road will be modified in order to accommodate increased flows from development on the eastern limits of the proposed subdivision. Included in the proposed plan of subdivision is the closure of parts of Given Road and integration of these lands into the lotting pattern of the overall subdivision. Outside of the limits of the subdivision plan, but included as part of the Neighbourhood Design Plan, are a secondary school and a heritage dwelling lot. D.G. BIDDLE AND ASSOCIATES 6

8 Use No. of Lots and Blocks Units Area Density Detached Dwelling ha 25.5uph Street Townhouses ha 45.4uph Block Townhouses ha 44.1uph Total Residential Uses ha 32.3uph Part Lots/Blocks Park Stormwater Facility Open Space Valley Lands Road Widening m Reserve Roads 8.40 Total Nonresidential Uses Site Total uph Table 1: Draft Plan of Subdivision proposed land uses 5.0 PLANNING CONTEXT The subject property is located outside of the Built Boundary but benefits from being within the Urban Boundary of the Village of Newcastle, and being within the Living Areas land use designation of the Durham Regional Official Plan and the Low and Medium Density Residential land use designations of the Clarington Official Plan. 5.1 DURHAM REGION OFFICIAL PLAN The subject lands are located within the Living Areas designation and within the Urban Boundary of the Durham Region Official Plan. Durham Highway 2 (King Avenue) is identified as a Type A Arterial and as a priority Transit Spine. The Living Areas designation permits predominantly residential uses in a range of densities, built form and tenure. D.G. BIDDLE AND ASSOCIATES 7

9 The Durham OP identifies a utility corridor traversing the property in an east-west direction. The hydro-electric utility corridor has been decommissioned and the easements lifted from the subject lands. Figure 3: Durham Region Official Plan excerpt Having evaluated the proposed development against the land use policies of the Durham Regional Official Plan, we have determined that the development of a residential subdivision is appropriate in the context of the land use permissions, existing surrounding uses and existing and planning municipal public services. 5.2-a MUNICIPALITY OF CLARINGTON OFFICIAL PLAN (1996) The Municipality of Clarington Official Plan designates the subject lands as Urban Residential with three Medium Density Residential clusters and has designated a Public Secondary School on the southern portion of the lands. The southwest corner of the site is designated as Environmental Protection. Durham Highway 2 is identified as a Type A Arterial and as a Regional Transit Corridor. The predominant use of lands designated Urban Residential shall be for housing purposes but also permitted are parks and schools based on their nature of activity and compatibility with residential uses. The proposed subdivision development is consistent with the permissions granted in Low and Medium Density Residential land use designations of the Municipality of Clarington Official Plan. Additional Medium Density Residential permissions are being sought to allow for an overall higher density across the site. D.G. BIDDLE AND ASSOCIATES 8

10 Figure 4: Municipality of Clarington Official Plan excerpt 5.2-b COUNCIL-ADOPTED CLARINGTON OFFICIAL PLAN (2016) The Council of the Municipality of Clarington adopted a new Official Plan in October of 2016 (OPA 105). The new Official Plan is awaiting approval by the Region of Durham. While the Council-Adopted Official Plan is not in-force until approved by Regional Council, it does provide policy direction for new development proposals. The Council-Adopted Official Plan does not propose to redesignate the subject lands, though it does propose to remove the Medium Density Residential symbols from the land use map, and instead, replace those symbols with land use criteria for locating medium density residential uses. The Council-Adopted Official Plan also proposes to designate Durham Highway 2 (King Avenue) as a Local Corridor from the western limits of the Village of Newcastle to the western limits of the Newcastle Village Centre. Having evaluated the proposed development against the land use policies of the Clarington Official Plan, we have determined that the development of a residential subdivision is appropriate in the context of the land use permissions, existing surrounding uses and existing and proposed municipal public services. 5.3 FOSTER NORTHWEST NEIGHBOURHOOD DESIGN PLAN Prior to the consideration and approval of a plan of subdivision, the Municipality of Clarington generally requires the preparation of a neighbourhood design plan. The neighbourhood design plan is a visual interpretation of the future development of an entire neighbourhood and shall, at a minimum, include: road alignments and standards D.G. BIDDLE AND ASSOCIATES 9

11 sidewalks, trail systems and walkways potential cycling and transit routes potential lotting siting of schools, parks, open space lands, stormwater management facilities and other community/utility uses. Figure 5: Foster Northwest Neighbourhood Design Plan The current Foster Northwest Neighbourhood Design Plan contemplates a public secondary school in the southeast quadrant of the site, adjacent to Durham Highway 2. The proposed update to the Neighbourhood Design Plan moves the school site to the northeast limits of the subject lands. The update also proposes to increase the size of the park block and proposes to replace the school site with medium density street townhouses, block townhouses and detached dwellings. 5.4 TOWN OF NEWCASTLE ZONING BY-LAW NO The (Former) Town of Newcastle Zoning By-law No identifies the subject lands as Agricultural A-1 and Environmental Protection EP Zones. The A-1 Zone does not permit residential lots and dwellings at the size and density of the proposed development. A change to the zoning category is required to allow for the proposed residential uses. The EP Zone permits only open space uses, agricultural uses (not including buildings), and structures associated with flood and erosion control. Residential uses are not permitted in an EP Zone. The Zoning By-law Amendment application D.G. BIDDLE AND ASSOCIATES 10

12 seeks to amend the limits of the EP Zone with the support of an Environmental Impact Study included with the application submission. Figure 6: Zoning By-law Schedule 5 (Newcastle Village) excerpt 6.0 REQUIRED PLANNING APPROVALS The following approvals are required to implement the proposed subdivision development: 6.1-a AMENDMENT TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN An amendment to the Municipality of Clarington Official Plan is required to relocate the public secondary school site on the Newcastle Village Land Use Map A4 and to modify Map A4 to include additional medium density blocks. D.G. BIDDLE AND ASSOCIATES 11

13 6.1-b AMENDMENT TO THE FOSTER NORTHWEST NEIGHBOURHOOD DESIGN PLAN The Neighbourhood Design Plan is considered a non-statutory component of the Clarington Official Plan and therefore an amendment to the Neighbourhood Design Plan is considered an Official Plan Amendment. The application review and community consultation process for an amendment to a Neighbourhood Design Plan is slightly different than for an OPA application and thus is processed as a separate application. An amendment to the Neighbourhood Design Plan is required to update the Plan to match the current proposal with regard to street pattern, parkland and open space dedication, and allocation of land uses and densities. 6.2 AMENDMENT TO THE TOWN OF NEWCASTLE ZONING BY-LAW NO An amendment to the (Former) Town of Newcastle Zoning By-law is required to rezone the subdivision lands to an appropriate zone category to allow for the proposed uses, including; 1. Urban Residential Type One (R1) Zone with an exception to allow for a reduction in the minimum required lot frontage for an exterior lot. 2. Urban Residential Type Two (R2) Zone with an exception to allow for a reduction in the required minimum lot frontage (interior and exterior) and minimum lot area. 3. Urban Residential Type Three (R3) Zone with an exception to allow for a reduction in the required minimum lot frontage and minimum lot area. 6.3 DRAFT PLAN OF SUBDIVISION APPROVAL The proposed draft plan of subdivision will create 248 lots and 90 blocks for the following uses: i) 248 lots and 33 blocks to be developed for 263 detached dwellings. ii) 36 blocks to be developed for 142 street townhouse dwellings. iii) 1 block to be developed for a common elements condominium with 105 block townhouse dwellings. iv) 3 blocks to be developed as a 1.2ha local park. v) 4 blocks to be conveyed as open space. vi) 3 blocks to allow for the expansion of the existing stormwater management facility and two blocks to create a new stormwater pond. vii) 2 blocks as road widening of Durham Highway 2 and 3 blocks as 0.3m reserves. viii) 1 block to be retained for future development. ix) 1 block to be added to the heritage dwelling lot. 7.0 PLANNING POLICY The planning policy justification for the proposed Official Plan Amendment and Zoning By-law Amendment to permit the Draft Plan of Subdivision is based on a review of the applicable policies in the Provincial Policy Statement 2014, The Growth Plan for the Greater Golden Horseshoe (2006), the Durham Regional Official Plan (DROP) and the Municipality of Clarington Official Plan (1996) and other local planning policy. D.G. BIDDLE AND ASSOCIATES 12

14 7.1 PROVINCIAL POLICY STATEMENT (2014) Within the Province of Ontario, Municipal Councils and other Planning Authorities decisions must be consistent with the Provincial Policy Statement 2014 (PPS), as it provides direction on matters of provincial interest related to land use planning and development (Part 1: preamble). In respect of the exercise of any authority that affects a planning matter, Section 3 of the Planning Act requires that decisions affecting planning matters shall be consistent with policy statements issued under the Act (Part 11: Legislative Authority) The subject lands are located within the settlement area of the Village of Newcastle. The proposed development is consistent with certain policies of the Provincial Policy Statement relating to the building of strong communities. The Provincial Policy Statement policies that specifically relate to and support the subject proposal are as follows and are further described herein: The proposed residential development minimizes land consumption and servicing costs by promoting efficient, compact development and land use patterns. The proposed residential development minimizes servicing by locating within the settlement area boundary and immediately adjacent to the built boundary and adjacent to existing municipal services. The proposed residential development employs varying lot sizes and building forms in order to improve housing choice and accessibility. The proposed development makes up a part of the residential land use mix to meet the current needs of the community, including affordable housing for moderate income families, in response to current market demand. The proposed residential development supports active transportation and public transportation, allowing future residents options to access local social, cultural and commercial facilities with the provision of pedestrian connections to the Township s pedestrian network. The proposed development will be designed to accommodate future residents with regard to environmental, public health, safety and accessibility concerns as detailed further in this Report. The proposed residential development will comply with the Municipality of Clarington and Conservation Authority s current standards for stormwater retention and release. Thereby satisfying the following Provincial Policy Statement policies: Policy Healthy, liveable and safe communities are sustained by: a) Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; D.G. BIDDLE AND ASSOCIATES 13

15 b) Accommodating an appropriate range and mix of residential, employment (including commercial), institutional, parks and open space and other uses to meet long-term needs; e) Promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) Improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; h) Promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate Policy Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Policy Land use patterns within settlement areas shall be based on: a) Densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and Policy Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. Policy New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. Policy To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: a) maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. D.G. BIDDLE AND ASSOCIATES 14

16 Policy Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: a) establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households. However, where planning is conducted by an upper-tier municipality, the upper-tier municipality in consultation with the lower-tier municipalities may identify a higher target(s) which shall represent the minimum target(s) for these lowertier municipalities; b) permitting and facilitating: 1. requirements of current and future residents, including special needs requirements; c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Policy Healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; b) planning and providing for a full range and equitable distribution of publiclyaccessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and, where practical, water-based resources; Policy Planning for sewage and water services shall: a) direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: 1. municipal sewage services and municipal water services Policy Planning for stormwater management shall: a) minimize, or, where possible, prevent increases in contaminant loads; b) minimize changes in water balance and erosion; c) not increase risks to human health and safety and property damage; d) maximize the extent and function of vegetative and pervious surfaces; and e) promote stormwater management best practices, including stormwater attenuation and re-use, and low impact development. D.G. BIDDLE AND ASSOCIATES 15

17 Policy A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. 7.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2006) The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including directions for where and how to grow, the provision of infrastructure to support growth, and protecting natural systems and cultivating a culture of conservation. The vision for the GGH is grounded in the following principles that provide the basis for guiding decisions on how land is developed, resources are managed and public dollars invested: Build compact, vibrant and complete communities. Plan and manage growth to support a strong and competitive economy. Protect, conserve, enhance and wisely use the valuable natural resources of land, air and water for current and future generations. Optimize the use of existing and new infrastructure to support growth in a compact, efficient form. Provide for different approaches to managing growth that recognize the diversity of communities in the GGH. (preamble; Section 1.2.2) The proposed development meets and or addresses the relevant policies of the Growth Plan for the Greater Golden Horseshoe in the following manner and as described further herein: The proposed development is a form of compact development in designated greenfield areas that are transit supportive The proposed residential development promotes efficient, compact development and land use patterns by minimizing land consumption and servicing costs through development of greenfield site within the settlement area boundary and immediately adjacent to the built boundary and adjacent to existing municipal services. Thereby satisfying the following policies of the Growth Plan for the Greater Golden Horseshoe: Section Managing Growth, Policy 1: Population and employment growth will be accommodated by: c. building compact, transit-supportive communities in designated greenfield areas; d. reducing dependence on the automobile through the development of mixeduse, transit-supportive, pedestrian-friendly urban environments; g. planning and investing for a balance of jobs and housing in communities across the GGH to reduce the need for long distance commuting and to increase the modal share for transit, walking and cycling; D.G. BIDDLE AND ASSOCIATES 16

18 h. encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services; i. directing development to settlement areas, except where necessary for development related to the management or use of resources, resourcebased recreational activities, and rural land uses that cannot be located in settlement areas; j. directing major growth to settlement areas that offer municipal water and wastewater systems and limiting growth in settlement areas that are serviced by other forms of water and wastewater services. Section General Intensification, Policy 6: All municipalities will develop and implement through their official plans and other supporting documents, a strategy and policies to phase in and achieve intensification and the intensification target. This strategy and policies will: h) include density targets for urban growth centres where applicable, and minimum density targets for other intensification areas consistent with the planned transit service levels, and any transit-supportive land-use guidelines established by the Government of Ontario; i) plan for a range and mix of housing, taking into account affordable housing needs; Section Community Infrastructure, Policy 2: Planning for growth will take into account the availability and location of existing and planned community infrastructure so that community infrastructure can be provided efficiently and effectively. 7.3 DURHAM REGION OFFICIAL PLAN The Durham Regional Official Plan (DROP) designates the subject lands as Living Areas. The Living Areas land use designation permits the development of residential communities incorporating the widest variety of housing sizes, types and tenures. The Region of Durham Official Plan identifies Living Areas as lands that shall be used predominantly for housing purposes (Section 8B.2.1) The relevant directions within policy Goals and Directions: The goals of (the Region of Durham Official) Plan will be achieved through the following directions: b) encouraging developments that utilize land efficiently; c) protecting significant features and functions of the natural environment d) encouraging development that will not have adverse cumulative impacts on the natural, built and cultural environments; f) encouraging the production of an increased mixture of housing by type, size and tenure in Urban Areas; g) creating Urban Areas that are people-oriented and support active transportation; The proposed development conforms to the Region of Durham Official Plan by addressing the planning, growth management, and urban design policies below, in the following manner: D.G. BIDDLE AND ASSOCIATES 17

19 The proposed development is located within the Urban Area Boundary, outside the built boundary and within the settlement area of the Village of Newcastle. The proposed development is located adjacent to existing residential built up areas. The proposed residential development promotes efficient development and land use patterns by minimizing land consumption and servicing costs through development of a site within the urban area boundary and by relying on existing hard and soft public infrastructure that meets the current and projected needs of the community. The proposed development makes up a part of the residential land use mix to meet the current needs of the community, including affordable housing for moderate income families, in response to current market demand. The proposed development will be designed to accommodate the future inhabitants with regard to environmental, public health, safety and accessibility concerns as detailed further in this Report. Thereby meeting the following policy requirements of the Durham Regional Official Plan: Policy Environment: Urban Areas shall be developed to support a pedestrian-oriented urban environment which promotes social interaction and provides opportunities for free expression and the nourishment of culture and art. Policy Housing: The Region shall maintain the ability to accommodate residential growth in Urban Areas Region-wide, for a minimum of 10 years through intensification, redevelopment and if necessary, on lands designated and available for residential development, and a 3-year supply of residential units available through intensification and redevelopment and land in draft approved and registered plans of subdivision/condominium. Policy Economic Development: To achieve greater diversification of the Region s economic base, Regional Council shall in cooperation with area municipal councils: e) ensure the provision of housing with a variety of types, sizes and tenure in Urban Areas, to meet the needs of a diversified labour force; Policy Cultural, Health and Community Facilities and Infrastructure: The Region shall give priority to the provision of municipal water and sewage services within Urban Areas to development and redevelopment proposals which produce an intensive and compact form of development. Policy Cultural, Health and Community Facilities and Infrastructure: The Region shall require that the location, design and construction of municipal services be determined and provided in a cost-efficient manner, based on capitalizing on the existing infrastructure and minimizing adverse impacts on the natural environment. D.G. BIDDLE AND ASSOCIATES 18

20 Policy Regional Structure (RDOP) states: The components of the Regional Structure are designed to accommodate the following population, household and employment forecasts: Clarington Population Employment ,050 26, ,100 32, ,480 36, ,340 38,420 Policy Regional Structure: Notwithstanding the employment forecasts in Policy 7.3.3, the Region continues to support a target ratio of jobs to population of 50% (1 job for every 2 persons) in accordance with Policy Policy Regional Structure: b) Develop greenfield areas with an overall gross density of 50 residents and jobs combined per hectare. The Region will work with its area municipalities through their area municipal official plan conformity exercises to develop area specific targets for Living Areas and Employment Areas that together and Region-wide achieve the minimum overall gross density of 50 residents and jobs combined per hectare. The Region may include these area specific targets through a future amendment(s) to this Plan; Policy Regional Structure: The Region, in conjunction with the area municipalities, shall investigate ways and means of increasing the densities of new residential development and redevelopment in Urban Areas to reduce the per capita cost of municipal services and to utilize land more efficiently. Policy Urban System: Urban Areas shall be planned and developed with regard for the principles of adaptability over time, sustainable development, harmony with nature and diversity and integration of structures and functions. In addition, the planning and development of Urban Areas shall be based on the following principles: a) a more compact urban form which promotes transit-supportive Urban Areas and accommodates the population and employment forecasts in Policy 7.3.3; b) a mix of uses in appropriate locations, with particular consideration given to Centres and Corridors; d) good urban design principles; e) increased public transit usage; f) linkages for pedestrians and cyclists which link communities internally and externally and to the public transit system; Policy Urban System: Commercial uses shall be concentrated in locations that are supportive of the function of Regional and Local Centres and Corridors, in accordance with policies of this Plan. D.G. BIDDLE AND ASSOCIATES 19

21 Policy 8a.1.5 Centres, Corridors and Waterfront Places: Corridors shall be developed in accordance with the principles contained in Policy and the following: a) promoting public transit ridership through well designed development, having a mix of uses at higher densities b) sensitive urban design that orients development to the corridor, complemented by the consolidation of access points Policy 8a.2.10 Centres, Corridors and Waterfront Places: Local corridors shall be planned and developed in accordance with Policy 8A.1.5 as mixed-use areas, with appropriate densities to support frequent transit service. The local corridors shall provide efficient transportation links to the Urban Growth Centres and Regional Centres and/or Local Centres within Urban Areas. Portions of Local corridors with an underlying Living Area Designation, which are identified as appropriate for mixed-use development shall support an overall, long-term density target of at least 30 residential units per gross hectare and a floor space index of 2.0. The built form should be a wide variety of building forms with mid-rise predominating, as detailed in area municipal official plans. Policy 8B.1.1 Living Areas: Living Areas shall be comprised of communities with boundaries which shall be defined within area municipal official plans. Each community shall be developed to incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Policy 8B.1.2 Living Areas: Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Policy 8B.1.3 Living Areas: Living Areas shall be developed with particular consideration for supporting and providing access to public transit. Policy 8B.2.1 Living Areas: Living Areas, as designated on Schedule 'A', shall be used predominantly for housing purposes,.. Policy 8B.2.3 Living Areas: In the consideration of development applications in Living Areas, regard shall be had for the following: a) the intent of this Plan to achieve a compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads and in conjunction with present and potential transit facilities; b) the use of good urban design principles including, but not limited to, the following: ii) the attenuation of noise through measures other than fences, such as innovative designs, berms and the orientation of higher density developments; and iii) the orientation and design of buildings to maximize the exposure to direct sunlight; D.G. BIDDLE AND ASSOCIATES 20

22 c) the provision of convenient pedestrian access to public transit, educational facilities and parks; e) the provision and distribution of parks, trails, pathways and educational facilities; f) the types and capacities of the existing municipal services, infrastructure and the feasibility of expansion; 7.4 MUNICIPALITY OF CLARINGTON OFFICIAL PLAN The Municipality of Clarington Official Plan identifies the subject lands as being within the Urban Boundary and designates the lands as Urban Residential with three Medium Density Residential clusters (Map A4 ). Durham Highway 2 is identified as a Type A Arterial and as a Regional Transit Corridor (Map B4 ). The western boundary of the subject lands of the proposed plan of subdivision fall within the Environmental Protection land use designation. The Official Plan makes provisions under Policies and to allow for the refinement of the boundaries of a Natural Heritage Area where a development proposal is supported by an Environmental Impact Study without amendment to the OP. The Draft Plan of Subdivision and Zoning By-law Amendment applications include an Environmental Impact Study prepared by Niblett Environmental Ltd. which supports a refinement to the limits of the Natural Heritage Area. Should the EIS be deemed satisfactory to the Ganaraska Region Conservation Authority, an amendment to the Official Plan will not be required to change the relevant portion of the Natural Heritage Area to an Urban Residential land use designation Growth, Land Use and Urban Design Table 9-1 sets out residential density standards. The proposed subdivision development, at 32.3 units per net hectare, falls within the Medium Density Residential density range of units per net hectare. The proposed development meets and or addresses the growth, land use and urban design policies of the Municipality of Clarington Official Plan as described further herein: The proposed residential development minimizes land consumption and servicing costs by promoting efficient, compact development and land use patterns. The proposed residential development minimizes servicing by locating within the settlement area boundary and immediately adjacent to the built boundary and adjacent to existing municipal services. The proposed residential development employs varying lot sizes and building forms in order to improve housing choice and accessibility. The proposed development makes up a part of the residential land use mix to meet the current needs of the community, including affordable housing for moderate income families, in response to current market demand. The proposed residential development supports active transportation and public transportation, allowing future residents options to access local social, D.G. BIDDLE AND ASSOCIATES 21

23 cultural and commercial facilities with the provision of pedestrian connections to the Township s pedestrian network. The proposed development will be designed to accommodate future residents with regard to environmental, public health, safety and accessibility concerns as detailed further in this Report. The proposed residential development will comply with the Municipality of Clarington and Conservation Authority s current standards for stormwater retention and release. Thereby satisfying the following Official Plan Policies: Policy Natural Environment and Resource Management: To protect natural heritage features and functions from incompatible development. Policy Growth Management and Urban Design: The management of growth in urban areas shall be consistent with the principles of sustainability, flexibility, adaptability over time, protection of ecosystems, compactness of urban form, intensification of existing areas, mix and integration of uses and the progressive, orderly extension of urban development. Policy Growth Management and Urban Design: In considering an application for approval and phasing of residential development in urban areas, including draft plans of subdivision, the Municipality shall seek to ensure: a) The sequential development of neighbourhoods and the prevention of "leapfrogging" of vacant lands; b) Development in or adjacent to Town and Village Centres; c) The economical use and extension of all infrastructure and services d) Intensification to implement Sections 6.3.4, 6.3.5, and 9.4.5; and e) Increased density for new neighbourhoods having regard for proposed measures to integrate existing residential areas with such neighbourhoods. Policy 5A.2.4 Urban Design: To create attractive safe communities with a sense of place and a diversity of built form that supports future intensification and redevelopment. Policy 5A.4.2 Urban Design: New development and emerging neighbourhoods will be designed to: a) Create a distinct neighbourhood identity; b) Have an appropriate built form and design as determined through a comprehensive Secondary Planning processes having regard for the overall community character. Where a previous Neighbourhood Design Process was undertaken, guidance will be provided through Community Theme and Design Plans; Policy Housing: Proposals for residential intensification will be permitted where the following criteria are met: D.G. BIDDLE AND ASSOCIATES 22

24 a) There are adequate municipal services to accommodate increased demands including water supply, sanitary and storm sewers, schools and parkland; b) The site is accessible to community facilities, shopping and public transit; c) There is capacity in the road system to accommodate additional traffic; d) The proposal is physically compatible with the surrounding neighbourhood in terms of scale, massing, height, siting and shadowing; and e) There is adequate on-site parking. Policy Residential Neighbourhoods: To provide for a variety of housing densities and housing forms for each neighbourhood to achieve a desirable housing mix. Policy Residential Neighbourhoods: The predominant use of lands designated Urban Residential shall be for housing purposes. Other uses may be permitted which by the nature of their activity, scale and design are supportive of, compatible with and serve residential uses. These include convenience stores, home-based occupation uses, parks, schools, and community facilities. Parks, schools, and community facilities shall be permitted in accordance with Section 18 of this Plan. Policy Residential Neighbourhoods: Proposed plans of subdivision should generally provide a mixture of housing forms and densities. Policy Residential Neighbourhoods: Medium and high density residential development will be reviewed on the basis of the following site development criteria: a) The site is suitable in terms of size and shape to accommodate the proposed density and building form; b) The proposed development is compatible with the surrounding neighbourhood in terms of scale, massing, height, siting, setbacks, shadowing, and the location of parking and amenity areas; c) Adequate on-site parking, lighting, landscaping and amenity areas are provided; d) The impact of traffic on local streets is minimized; e) Townhouses sited on blocks shall generally not exceed 50 units; f) Street townhouses shall generally not comprise more than 6 attached units; and g) Street townhouses shall not be sited on opposite sides of the street unless adequate on-street parking can be provided to the satisfaction of the Municipality. Policy Residential Neighbourhoods: Neighbourhood design plans will generally be prepared by development proponents and shall: a) Be undertaken in consultation with all landowners within the neighbourhood planning unit; b) Identify existing natural and cultural heritage features, hazard lands and regulatory shorelines; c) Indicate how the neighbourhood will provide the housing mix identified in Table 9-2; D.G. BIDDLE AND ASSOCIATES 23

25 d) Be co-ordinated with all other required studies, including subwatershed studies required by Section ; and e) Indicate how transit supportive design principles such as minimum distance to transit stops and minimum densities, will be incorporated into neighbourhood development Infrastructure and Stormwater Management As part of the Draft Plan of Subdivision application, D.G. Biddle and Associates has prepared a Preliminary Stormwater Drainage and Functional Servicing Report, which is intended to conform to and address, in part, the following policies of the Official Plan: Policy Infrastructure Infrastructure is the foundation of community development. The Township will encourage the provision of infrastructure that meets the needs of present and future residents and businesses in an efficient, economical, and environmentally sensitive manner. This goal will be achieved by: a) Promoting the building of infrastructure required to serve the urban area of Millbrook to accommodate urban development; b) Ensuring that new infrastructure is paid for by those who benefit from the services to avoid long-term municipal debt; c) Establishing an integrated transportation system that safely and efficiently accommodates various modes of transportation including automobiles, trucks, cycling and walking; d) Constructing new infrastructure and expansions to existing infrastructure in a manner that is compatible with adjacent land uses and poses minimal social and environmental impact; e) Encouraging the provision of infrastructure that is energy efficient, promotes water conservation and water efficiencies and limits impacts to air quality; f) Considering accessibility requirements in the design of all public and private infrastructure; and g) Maintaining and enhancing infrastructure in a manner that encourages community involvement and participation in cultural, social and recreational activities. Policy 3.1 General Development Criteria Prior to development occurring, and before any subdivision or a provisional consent is permitted, or any amendment to a Zoning By-law is made, it shall be established to the satisfaction of the Township and all other bodies having jurisdiction, that: a) Soil and drainage conditions are suitable to permit the proper siting of buildings and other site improvements such as driveways, parking, and accessory structures; b) Suitable arrangements have or can be made for water supply, sewage disposal, storm drainage and all other necessary public services; c) No traffic hazards will ensue because of excess traffic generation, or limited sight lines on curves or grades; d) The development fronts on a road that is maintained year round and meets standards of design and safety established by the Township or authority having jurisdiction over the road; D.G. BIDDLE AND ASSOCIATES 24