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HomeMy WebLinkAboutPSD-003-18Clarftwn 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: January 8, 2018 Report Number: PSD -003-18 Resolution: #PD -008-18 File Number: S -C-2017-0011, ZBA2017-0033 By-law Number: Report Subject: Development Applications by Tomba Enterprises Ltd. for 29 Townhouse dwellings accessed by a private lane in Newcastle Recommendations: 1. That Report PSD -003-18 be received; 2. That the applications for a Draft Plan of Subdivision, and Rezoning submitted by Tomba Enterprises Limited for 29 townhouse dwellings continue to be processed and that a subsequent report be prepared; and 3. That all interested parties listed in Report PSD -003-18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -003-18 Report Overview Page 2 The Municipality is seeking public comments for applications Tomba Enterprises Limited. The applicant is proposing to rezone land for 29 townhouse units accessed by a private lane that will be part of a common elements plan of condominium to be applied for later. The development will have an amenity area and an acoustic berm and fence along the railroad to the north. 1. Application Details 1.1 Owner/Applicant: Tomba Enterprises Ltd. 1.2 Agent: Bicorp Design Group Ltd. 1.3 Proposal: Proposed Draft Plan of Subdivision A proposed draft plan of subdivision to create one block to facilitate the future proposed common elements Plan of Condominium. Proposed Rezoning From "Urban Residential Exception (R1-1)" to appropriate zones to permit the 29 townhouse dwellings and supporting facilities. 1.4 Area: 0.939 hectares (2.32 acres) 1.5 Location: 355 North Street, Newcastle, southeast corner of North Street underpass at the CPR Railroad and backing to the rear lot lines of Monroe Street West 1.6 Roll Number: 18-17-030-130-18900 1.7 Within Built Boundary: Yes Municipality of Clarington Report PSD -003-18 Page 3 Figure 1: Proposed North Street Townhouses 2. Background 2.1 On October 4, 2017, representatives of Tomba Enterprises Ltd. submitted applications for draft plan of subdivision, site plan approval and rezoning to permit the development of 29 townhouses. The applicant proposes to submit a future application for a Common Elements Plan of Condominium. The common elements would include a private lane, acoustic berm and fence, amenity area, and visitor parking area. Municipality of Clarington Report PSD -003-18 Page 4 2.2 A number of required documents were not submitted on October 4, 2017 to deem the application complete. The last set of outstanding documents was received by Planning Services on November 15, 2017, when the application was declared complete. 2.3 The submitted studies for this proposal are: x Phase One Environmental Site Assessment x Planning Justification Report & Urban Design Brief x Archaeological Assessment x Traffic Impact Study x Stormwater Management Report x Noise and Vibration Impact Study 3. Land Characteristics and Surrounding Uses 3.1 The lands are generally flat with some gentle undulation. The south property boundary has a discontinuous row of evergreen trees. Some deciduous trees are in the southeast and northeast corners of the property. FF' Figure 2: Looking East from North St. at the Relatively Flat Site Municipality of Clarington Report PSD -003-18 3.2 The surrounding uses are as follows: Page 5 North - Canadian Pacific (CP) Railroad and vacant lands which are part of a draft approved plan of subdivision South - single detached dwellings fronting on Monroe Street West East - single detached dwellings fronting on Mill Street North West - North Street, and beyond, single detached dwellings on Remi Court 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, recreation, park and open space; and other uses to meet long term needs. Municipalities are to provide opportunities for intensification, promote renewable energy, conservation and reduced greenhouse gas emissions. 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. At the regional scale, 40 percent of new growth is to occur within the built up area and 50 per cent of new growth within the built boundary after the next Official Plan review. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands "Living Areas" in the Regional Official Plan. Lands located within the "Living Areas" designation are predominantly to be used for housing purposes. The Region's intensification target for Clarington is 32% of all new development is to occur within the built boundary. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands as Urban Residential and within the built -boundary of the Newcastle Urban Area. Municipality of Clarington Report PSD -003-18 Page 6 Consistent with high levels of government planning documents, the Clarington Official Plan requires accommodation of increasing intensification within the Built-up Area, while having regard for established residential areas. The residential intensification target of 32 percent new growth is distributed across the urban areas. New development in established neighbourhoods is to be designed to respect and reinforce the physical character having regard to the pattern of lots, streets and blocks, the size and configuration of lots, building types of nearby properties, the height and scale of buildings and the setback of buildings from the street, rear and side yards. New residential development is encouraged to create accessible, walkable neighbourhoods that prioritize pedestrians over cars and provide for a variety of uses. North Street is designated a Type B Arterial Road with an existing grade separation at the intersection with the CP Railroad. Based on the urban structure requirements of the Official Plan, developments on the edge of neighbourhoods and adjacent to an arterial road that is not a designated "corridor" can include limited townhouses, semi-detached and single detached dwellings between one and three stories. In addition, the Official Plan policies require noise/vibration conflicts between railway infrastructure and adjacent uses be minimized. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands: "Urban Residential Exception (R1-1)" which permits single detached dwellings. The Zoning By-law Amendment Application proposes to rezone said lands to zones required to implement the proposed development. 7. Public Notice and Submissions 7.1 A Notice of Public Meeting was given by mail to each landowner within 120 metres of the property boundary, and a public meeting notice sign was installed within the same boundary in approximately the centre of the North Street frontage by December 7, 2017. 7.2 One neighbour has contacted staff expressing concern about the proposed change in zoning and housing form. Another neighbour was concerned that the townhouse development will be rent geared to income but not concerned if the development is "high end". 8. Agency Comments 8.1 Enbridge Gas has no objection to the rezoning and provided conditions for the site plan approval. Municipality of Clarington Report PSD -003-18 Page 7 8.2 Comments remain outstanding from the other agencies including Veridian Connections, Ganaraska Region Conservation Authority, the public and separate school boards, the public and separate French language school boards, Regional Planning, Works, Transit and Police, C.P. Rail, Canada Post, Bell, Enbridge and Rogers. 9. Departmental Comments 9.1 Clarington Engineering Services has made preliminary comments that prior to approval of any applications, the Engineering Services Department will have to be satisfied on a number of issues. The Stormwater Management Report must be revised to provide quantity and quality controls for the development. Cash -in -lieu of parkland will be required. A number of other comments were provided with respect to site plan details and revisions were provided that will need to be addressed by the applicant. 10. Discussion 10.1 The proposal is to develop a vacant 0.939 ha parcel of land. Its location abutting the CP railway requires noise attenuation as well as containment berm in case of derailment. The site has limited frontage on North Street, and the site narrows moving from east to west. All these factors make it a difficult site to develop. 10.2 The proposal submitted is for four storey, mansard roof buildings. The Official Plan allows development to be between one to three stories. The applicant is reviewing the building and elevation designs to provide buildings that comply with the Official Plan. 10.3 The majority of the review agency comments remain outstanding at this time. In addition all supporting documentation needs to be reviewed in detail and all comments received from the public considered before a further report is drafted. 11. Conclusion 11.1 The purpose of this report is to provide background information on the applications submitted by Tomba Enterprises 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. 12. Strategic Plan Application Not Applicable. Municipality of Clarington Report PSD -003-18 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Page 8 Reviewed by: Z4V Andrew C. Allison, B.Comm, LL.B CAO Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell(a_clarington.net The following is a list of interested parties to be notified of Council's decision. Duro Bicanic Ubaldo Dirienzo Allison Warne Anthony Raco BR/CP/av/ah I:\^Department\LDO NEW FILING SYSTEMWpplication Files\SC-Subdivision\S-C-2017\S-C-2017-0011 355 North Street (Tomba)\Staff Report\PSD-003-18.docx