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Home My WebLink AboutPSD-089-17Clarftwn Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: December 4, 2017 Report Number: PSD -089-17 Resolution: PD -225-17 File Numbers: ZBA2017-0027, C -C-2017-0001, S -C-2017-0008 By-law Number: Report Subject: Applications by 2510267 Ontario Ltd. for a Zoning By-law Amendment, Draft Plan of Subdivision and Draft Plan of Condominium for a 25 unit development on the south-east corner of Liberty Street North and Longworth Avenue, Bowmanville Recommendations: That Report PSD -089-17 be received; 2. That the Zoning By-law Amendment, Proposed Draft Plan of Subdivision and Proposed Draft Plan of Condominium submitted by 2510267 Ontario Ltd. continue to be processed and that a subsequent report be prepared; and 3. That all interested parties listed in Report PSD -089-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -089-17 Report Overview Page 2 The Municipality is seeking the public's comments on applications for a proposed Draft Plan of Subdivision, Draft Plan of Condominium and Zoning By-law Amendment, submitted by 2510267 Ontario Ltd., to permit five single detached dwellings and 20 condominium townhouse dwellings. 1. Application Details 1.1 Owner/Applicant: 2510267 Ontario Ltd. 1.2 Agent: Michael Smith, Michael Smith Planning Consultants 1.3 Proposal: Proposed Draft Plan of Subdivision and Draft Plan Condominium To create five single detached dwellings fronting onto Couvier Crescent and twenty townhouse dwellings fronting onto Liberty Street North and Longworth Avenue with private laneway access from Longworth Avenue. Rezoning To rezone the lands from the "Agricultural (A) Zone", "Urban Residential Type One (R1) Zone", and "Urban Residential Exception (R2-15) Zone" to appropriate zones that permit the proposed residential development. 1.4 Area: 0.82 hectares (2 acres) 1.5 Location: Southeast corner of Liberty Street North and Longworth Avenue. 1.6 Roll Numbers: 181702006007600 181702006020006 181702006020004 181702006020008 1.7 Within Built Boundary: 273 Liberty Street is within the built boundary. Blocks 197, 198 and 199 of Plan 40M2332 are not within the built boundary. Municipality of Clarington Report PSD -089-17 Page 3 2. Background The subject applications were received on September 6, 2017 and deemed complete. Figure 1: Subject Lands The existing subdivision surrounding the subject lands was approved in 2005. Blocks 197, 198 and 199 (see Figure 1) were created at the time the subdivision was approved. At that time 273 Liberty Street was not owned by the applicants of the subdivision and was identified as having potential future development together with the three above mentioned blocks. The plan at that time envisioned single detached dwellings fronting onto Longworth Avenue and Courvier Crescent. Services were installed for four future dwelling lots on Courvier Crescent and seven future lots on Longworth Avenue when the subdivision was constructed. There was no plan for how the portion of the lands fronting onto Liberty Street North would be developed. ' a_ N dW" -IW LONGWOIkTH AVENUE ,a Block i Block 797 X98 / . 0 z W 273 Liberty LU Street North LU !. ' BloUT!99� p 7 Z8 017-0037 �:, SC2017-0008 CC30i7-0001 � ■ - ,,.,�.. ` � f Figure 1: Subject Lands The existing subdivision surrounding the subject lands was approved in 2005. Blocks 197, 198 and 199 (see Figure 1) were created at the time the subdivision was approved. At that time 273 Liberty Street was not owned by the applicants of the subdivision and was identified as having potential future development together with the three above mentioned blocks. The plan at that time envisioned single detached dwellings fronting onto Longworth Avenue and Courvier Crescent. Services were installed for four future dwelling lots on Courvier Crescent and seven future lots on Longworth Avenue when the subdivision was constructed. There was no plan for how the portion of the lands fronting onto Liberty Street North would be developed. Municipality of Clarington Report PSD -089-17 Page 4 Longworth Avenue Figure 2: Proposed Plan The applicants have proposed a plan that would increase the number of lots on Couvier Crescent from four lots to five and a townhouse condominium with 20 units fronting onto Longworth Avenue and Liberty Street North (See Figure 2). The proposed lots fronting onto Courvier Crescent are composed of two lots with 10.66 metre frontages and three lots with 12 metre frontages. The proposed dual frontage townhouse units will be comprised of frontages ranging in width. The interior units being 5.5 metres wide and end units ranging between 7.15 to 9.4 metres. The townhouse units would all have driveways and garages accessed from a private road, while the front door would either face Liberty Street or Longworth Avenue. The applicant has submitted the following studies in support of the applications: x Noise Report x Functional Servicing and Stormwater Management Report x Sustainable Development Plan Municipality of Clarington Report PSD -089-17 Page 5 x Stage 1 and 2 Archeological Assessment x Site Screening Questionnaire The studies are being reviewed by staff and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Land Uses g - a .0 r -- q IIW - Z r .................. ! ! t1 Subject Lands �- #9 111' .1 01/ m i 41 L~bNGWOtTI# AVENUE Proposed Townhouses -4 Proposed Townhouses 1 � t Proposed Single Detached ,. .* T+ OIT ZBA 2017.0027 SC2017-0008 CC2017-00014= K J �'. v . s �. ' Figure I Aerial of Proposed Plan and Surrounding Area Municipality of Clarington Resort PSD -089-17 Paae 6 3.1 The subject lands consist of four parcels, three blocks in Plan 40M2332 and 273 Liberty Street North. At 273 Liberty Street North there is an existing one storey single detached dwelling and small accessory buildings. There is a former new home sales centre building located on the blocks fronting onto Longworth Avenue. The block fronting onto Courvier Crescent is currently vacant. All buildings would be demolished to accommodate the proposed development. 3.2 The surrounding uses are as follows: North - Single Detached Dwellings South - Single Detached Dwellings East - Single Detached Dwellings West - Townhouse Dwellings on the south-east corner and a Plaza on the north-west corner 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 housing types and development patterns. Planning authorities are encouraged to promote opportunities for intensification and redevelopment in a compact form where it can be accommodated taking into account the availability of suitable existing infrastructure. 4.2 Growth Plan The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area. Municipalities are encouraged to create complete communities including offering a mix of housing options. The lands are partially within the built-up area and will contribute to the Municipality's target of achieving a minimum of 32% of new residential units annually within the built-up area. 5. Official Plans 5.1 Durham Region Official Plan The Durham Regional Official Plan designates the lands as Living Areas. Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. The proposed development conforms with the Living Area designation. Municipality of Clarington Resort PSD -089-17 5.2 Clarington Official Plan Paae 7 The subject lands are designated Urban Residential. The Urban Residential designation is predominately intended for housing purposes. A variety of densities, tenure and housing types are encouraged. Redevelopment in existing neighbourhoods must be designed to respect and reinforce the physical character of the established neighbourhood. A neighbourhood Centre is designated on the north-west corner of Liberty Street and Longworth Avenue. The intersection of Longworth Avenue and Liberty Street North is identified as being a prominent intersection. At prominent intersections buildings shall be designed to provide a community focal point by having appropriate massing, high quality building materials, building articulation on both street frontages and architectural elements specific to a corner design. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands "Agricultural (A) Zone", "Urban Residential Type One (R1) Zone", and "Urban Residential Exception (R2-15) Zone". Blocks 197, 198 and 199 of Plan 40M2332 were zoned R2-15 with the rest of the subdivision to the east and south. The R2-15 zone only permits single detached dwellings. 273 Liberty Street North was not part of that subdivision application and is zoned R1 and A. The lands at 273 Liberty Street will form part of the condominium lands and the single detached dwelling lands. A Zoning By-law Amendment is required to permit the proposed condominium townhouse units and to zone the lands that will form the proposed single detached dwellings on Couvier Crescent. 7. Public Notice and Submissions Public notice was mailed to each landowner within 120 metres of the subject lands on November 3, 2017 and Public Meeting signs were installed fronting onto Liberty Street North, Longworth Avenue and Couvier Crescent on November 6, 2017. Staff have not received any comments at the time of finalizing this report. 8. Agency Comments 8.1 Durham Region Comments from Durham Region Planning, Works and Transit Departments have not been received at the time of finalizing this report but will be included in a subsequent report. Municipality of Clarington Resort PSD -089-17 8.2 Central Lake Conservation Authority Paae 8 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report. 8.3 Other Agencies Enbridge, Rogers, Veridian, Canada Post, and the Kawartha District School Board have indicated they have no objections to the applications. 9. Departmental Comments 9.1 Engineering Services Department The Engineering Services Department identified one concern with the proposed application. Due to the grades and existing services the proposed servicing of the townhouse condominium requires stormwater to run south to Couvier Crescent. The applicants have proposed an easement, on private property between two of the proposed single detached dwellings, to get the stormwater to the storm sewers on Couvier Crescent. Due to the proposed location of the single detached dwellings a new storm manhole would need to be installed as well. The infrastructure required to address the stormwater for the townhouse condominium should not be located on private property through an easement. This infrastructure should be located in a block that remains with the condominium. In addition, the stormwater infrastructure should align and connect with the existing storm manhole on Couvier Crescent. The applicants will be required to revise the Functional Servicing Report to address the concerns of the Engineering Services Department. 9.2 Accessibility Committee The Accessibility Committee had no objections to the applications. However, the Committee recommends that the townhouse condominium designate a safe pathway or internal sidewalk from the visitor parking to the units 10. Discussion 10.1 The Liberty Street North and Longworth Avenue intersection is identified as a prominent intersection. The buildings design at prominent intersections must be designed to address both street frontages and the architectural design and materials must emphasize the significance of the intersection. The proposal is for dual frontage townhouses, similar to those at the south-west corner of the intersection. The details of the building and site layout will be addressed through Site Plan Approval, which the proponent has yet to submit an application for. Municipality of Clarington Report PSD -089-17 Page 9 10.2 The applicants will need to address the Engineering Services Departments concerns regarding the functional servicing report. The infrastructure for the condominium must remain with the condominiums lands and cannot be placed on an easement on private property. This will require the applicants to redesign the layout of the five lots on Couvier Crescent. 10.3 The applicant is proposing five single detached dwellings on Courvier Crescent, all with two car garages. Two of the proposed lots have a frontage of 10.66 metres. The remaining three lots have frontages of 12 metres. Clarington's Architectural Control Guidelines requires a minimum lot frontage of 11.3 metres for lots with a two car garage. This limits the impact of the garage doors on the streetscape by providing a proportional balance between the habitable portion of the dwelling and the garage. The frontages will also need to be altered to address the condominium stormwater concerns raised by the Engineering Services Department. 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. 11. Concurrence Not Applicable. 12. Conclusion The purpose of this report is to provide background information on development application submitted by 2510267 Ontario Ltd. 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. 13. Strategic Plan Application Not applicable. Municipality of Clarington Report PSD -089-17 Page 10 Submitted by: David Crome, Director of Planning Services Reviewed by: Andrew C. Allison, B.Comm, LL.B CAO Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net List of interested parties to be notified of Council's decision is on file in the Planning Services Department. BW/CP/tg/ah I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0027 273 Liberty St N\Staff Report\PSD-089-17.Docx