HomeMy WebLinkAboutPSD-026-18Clarftwn
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: April 3, 2018
Report Number: PSD -026-18
Resolution Number: PD -058-18
File Number: S -C-2017-0010 & ZBA2017-0032 By-law Number:
Report Subject: Applications by National Homes (Prestonvale) Inc. to permit a 111
unit townhouse development at the northeast corner of Prestonvale
Road and Bloor Street, Courtice
Recommendations:
That Report PSD -026-18 be received;
2. That the comments received from residents at the Public Meeting be considered in the
further processing of the applications for a draft plan of subdivision (S -C-2017-0010) and
rezoning (ZBA 2017-0032) submitted by National Homes (Prestonvale) Inc.; and
3. That all interested parties listed in Report PSD -026-18 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -026-18
Report Overview
Page 2
This is a public meeting report to provide an overview of the applications by National Homes
(Prestonvale) Inc. on a 5.158 hectare parcel at the northeast corner of Prestonvale Road and
Bloor Street in Courtice. The proposed draft plan of subdivision would create 1 block (2.469
hectares) for a 111 unit townhouse block, an open space block (2.511 hectares) and blocks for
road widenings. The rezoning application proposes to place these lands in appropriate zones
to permit the requested townhouse development.
1. Application Details
1.1. Owner/Applicant: National Homes (Prestonvale) Inc.
1.2. Agent: Weston Consulting
1.3. Proposal: Proposed draft plan of subdivision
To create one block (2.469 ha) for 111 condominium townhouse
units on a private lane network, an open space block and road
widenings.
Rezoning
To place lands in appropriate residential zone to permit the
requested townhouse development.
1.4. Area: 5.158 hectares
1.5. Location: Northeast corner of Prestonvale Road and Bloor Street,
Courtice, Part of Lot 33, Concession 2, Former Township of
Darlington
1.6. Roll Number: 1817 010 060 07000 and 1817 010 060 06810
1.7. Within Built Boundary: The site is partially within the Built Boundary
2. Background
2.1 The subject applications were deemed complete on November 30, 2017 and circulated
to staff and agencies for comments. The Key Map (Figure 1) illustrates a preliminary
site plan concept on a network of private lanes with two private driveways along
Prestonvale Road. The proposed unit mix is:
x 61 — 2-3 storey conventional townhouse units
x 18 — 3 storey dual frontage townhouse units
x 32 — 4 storey stacked townhouse units
Municipality of Clarington
Report PSD -026-18 Page 3
2.2 The proposed draft plan of subdivision (Figure 2) proposes 1 block to accommodate the
townhouse development, blocks for road widenings along both Prestonvale Road and
Bloor Street, and the balance being an Open Space block (2.511 hectares) reflecting
the location of Robinson Creek and valley system.
2.3 The applicant hosted a Public Information Centre at Dr. G. J. MacGillivray Public School
on February 7, 2018. Staff from Clarington Engineering Services and Planning Services
and the Conservation Authority were in attendance.
2.4 The following studies and reports were submitted in support of the application and are
currently under review:
x Planning Justification Report
x Functional Servicing Report
x Traffic Impact Study
x Noise Study
x Environmental Impact Study
x Archaeological Assessment
x Slope Stability Analysis
x Soils Investigation
x Preliminary Tree Preservation Plan
x Hydrogeological Report
x Urban Design Brief
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are currently vacant, with a section of the Robinson Creek valley
system running north -south along the eastern edge of the subject lands. The table lands
closest to Prestonvale Road and Bloor Street are relatively flat, but then slope to the
east toward the valley.
Figure 1: Northeast View of subject lands from Prestonvale Road/Bloor Street
Municipality of Clarington
Report PSD -026-18
Page 4
3.2 The surrounding uses are as follows:
North - Existing rural residential properties along Prestonvale Road
South - 140 unit apartment/townhouse site, and 74 single detached units in draft
approved plan of subdivision (S -C-2012-0001)
East - Vacant land and the Robinson Creek Valley
West - Existing residential neighbourhood; Dr. G.J. MacGillivray Public School
"t - "Meadowglade Road ' " Proposed Townhouse Units
1( 010; Conventional (2 Storey)
_ Duat Frontage (3 Storey)
Subject Site - Stacked (4 Storey)
-,*I 1acGXivray .�
Public School
Cale Avenue
CI]
Future
)artme,
Site
0 8
moil iiOd
Tawnhousel
Apartnr e t
Site _
Figure 2: Key Map
Municipality of Clarington
Report PSD -026-18
Page 5
Figure 3: Proposed draft plan of subdivision
DRAFT PLAN OF SUBDIVISION
FART OF Lor 53,
...
Oaen Svece
CONCESSION 2 AND PART OF THE
_'•. - "'
ORIGINAL ROAR
ALLOWANCE BETWEEN LOTS
32 AND 33, CONCESSION 2
— j
(Clveed by Inet. Nn_ DNP31711)
iGeogravnx lo.nsnln oaring[ony
o•
MUNICIPALITY OF CLARINGTON
..�ryy .^y..
j� •I ;I �. III ! 711
is ',4'•li�'II;II�IIif�f`•
REtlONP1 IIIIILCPRIitt 9F O�.RnJw
'
Ir".�.�.-_
-
" �'
i
WESTON
--'
16 I
CONSULTING '
_;
�i
PIIM1M1+{O•ulEen Etl6TM1
��
i
L1
_
1111111"Illi ii I
ii
,frmm
r.,
I
. ....�j
II I1lIIlIlIllllI
Il
RMptl
1i '. .-.J1i
1+11111PI1il-10JII4i;.�.
�
I Q I'+IlllrJllllilli�l�'. '.'1•,�•,�, I
� �
rll+lIIIIIi�a,.',�
..III , a
� 114,;•:` :��'�:.: t..,ll�l.
I
ewa
I
a
q� '.II
.--�___
�I
0 sue.EGT rarEzrr
CALE AL£- 'i� .1
ff
` ... ..
'
BLOCK 2
ee��e.�
yS
_-�'.°UMMATE
s
4 h
I1
Open sPeo.
.c7 /�i—u
I�
t
A-511 tr6 y
A q
„
Ia
B1 / LUCK V A
C 1
1•••.""° §
; Oven go..
ar�erneuoaimrwiE
I I r
1�
IIIm6>rau�Hwlea eww�leeanalwbe nano
Residential Condominium
I
I f +
2469 ha
i
� i
Resadeixial I�
�,
1
.•
✓'LGRCMY rEdgN7101t
P m"I?ld tld P—M RC-12..1NQ,�P_l$
� 3 I
J
/
i
I
- I •
I
lii
�
II
eG o1. e1.4W. ill -on Wn
1•mM}YM
�-w�w�ILv
a
r
I
I
b-P'Pb""--M t�,-."."-•Dl dwabpr
BLOCK 3
z«..
I
Road rna„d V
i y
I
!> eTffif5fi
•••�� „• --
I
ioMYnu-: T9
III
I
I
7
BY 32
0—.n+so—
so Te Mb* 21:
1mqg mi—xc a ri
I
iLl
_
m - r �.
I
Civ11 ■wq�+Y Devlp' 1+3
I
ryl elMtlM1+0•Wy. KAP
PYIINj er+�prn'flM:l ep�[dinY Wr le+lrlb geuL
i
'.-
tri
ReeiderrhW R.iderniel
I
I
I ��
WEBTON v�
•
� I �•�i
�
: I
' w�n.fid b.Te
COHSIILTIH9 +„
•. _
_
BLOCK a
- L
`.-
--- I► k D 1
_
Figure 3: Proposed draft plan of subdivision
Municipality of Clarington
Report PSD -026-18
4. Provincial Policy
Provincial Policy Statement
Page 6
4.1 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.
4.2. 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.
4.3 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.
Provincial Growth Plan
4.4 The subject lands are partially within the defined Built Boundary of Courtice and partially
designated as Greenfield Area.
4.5 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. A minimum of 40 percent of all residential development occurring
annually within each upper tier municipality will be within the built up area.
4.6 Within Greenfield Areas, the Growth Plan establishes minimum density targets for
residents and jobs. The current target is 50 residents and jobs per hectare measured
across the Greenfield area.
4.7 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.
5. Official Plans
Durham Regional Official Plan
5.1 The subject lands are designated Living Area and located along a Regional Corridor.
Regional Corridors are higher density mixed use areas, supporting higher order transit
services and pedestrian oriented development. Corridors link Urban Growth Centres
and Regional Centres, with a focus on active transportation and transit routes.
Municipality of Clarington
Report PSD -026-18
Page 7
5.2 Regional Corridors shall support an overall, long-term density target of at least 60
residential units per gross hectare and a floor space index of 2.5. Built form should be a
wide variety of building forms, generally mid -rise in height, with some higher buildings.
5.3 Living Areas and Corridors shall be developed based on the following principles:
x Compact, higher density and transit -supportive urban form;
x Urban Design to orient development to the corridor with consolidated access points;
x Linkages for pedestrians and cyclists to link communities and the transit system;
x Integrating new development with existing historical main streets and enhancing
cultural heritage resources.
5.4 Bloor Street is identified as a Type A Arterial Road, and a designated Transit Spine. In
support of existing and future transit services, development adjacent to Transit Spines
shall provide for higher densities and mixed uses, building oriented toward the street to
reduce walking distance to transit, facilities which support non -auto modes (bus
shelters, trails, cycling facilities) and limited surface parking.
5.5 The lands are within the Built Boundary and the Greenfield area. On an annual basis, a
minimum of 40 percent of all residential development is to occur through intensification
inside the Built Boundary across the Region. The Clarington urban areas shall be
planned to accommodate a minimum 32 percent of all residential development
occurring annually through intensification within the built-up area. The target of 50
people and jobs combined per gross hectare applies to the Greenfield area.
5.6 Key Natural Heritage and Hydrologic Features are identified on the subject lands. The
location and extent are to be confirmed through appropriate studies including an
Environmental Impact Study, including the required vegetation protection zone.
Clarington Official Plan
5.7 The Clarington Official Plan designates the lands adjacent to Bloor Street as a Regional
Corridor, with the balance of the lands considered to be internal to the neighbourhood.
5.8 Regional Corridors have a minimum net density of 85 units per hectare, with buildings
heights ranging between 3 and 12 storeys. Corridors permit mixed use buildings and
apartments, while internal to the neighbourhood is to be a mix of single detached, semi-
detached and limited townhouse units, between 1 and 3 storeys.
5.9 Regional Corridors are identified as part of the Priority Intensification Areas which have
the greatest mix of uses, heights and densities. These areas are the focus of designing
the public realm and targeted for the investment in public infrastructure. Corridors are
approximately 100 metres deep.
Municipality of Clarington
Report PSD -026-18
5.10 Development in Corridors and Priority Intensification Areas will be designed to:
Page 8
x Have buildings sited near the street line to contribute to a sense of enclosure and a
strong street edge;
x Recognize the historic context;
x Provide active ground floor uses, with entrances directly to the street;
x Good urban design with an enhanced pedestrian environment
x Provide transitions in scale to areas of lower density
x Optimize the use of solar energy through building orientation and design;
x Minimize adverse shadow and wind impacts.
5.11 Multi -unit residential development will be developed on the basis of the following site
development criteria:
x Suitability of the size and shape of the site;
x Compatibility with the surrounding neighbourhood;
x Minimize impact of traffic on local streets;
x Multiple and direct vehicular accesses from public streets, without reliance on
easements;
x Variety of unit designs;
x Townhouses sited on blocks shall generally not exceed 50 units.
5.12 Natural Heritage Features, including the Robinson Creek, valley and woodlands are
present on the subject lands. Studies will determine the appropriate development limit
and buffers in accordance with the Official Plan.
5.13 The lands are located at the intersection of a Prestonvale Road (Type C Arterial Road is
deferred by the Region of Durham) and Bloor Street (Type A Arterial Road). Arterial
Roads have limitations with respect to access location and spacing. Noise generated
from arterial road traffic is to be mitigated.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is
required to place lands in appropriate residential zones to implement the draft plan of
subdivision. Open space lands and their buffers would be placed in the Environmental
Protection (EP) Zone.
7. Public Notice and Submissions
7.1 Notice of the Public Information Centre was mailed on January 4, 2018 in advance of
the meeting held on February 7, 2018 at Dr. G.J. MacGillivray Public School in Courtice.
Ten area residents attended and registered as interested parties.
7.2 Notice of the Public Meeting was mailed on March 8, 2018, in addition to posting on the
municipal website and in the Planning Services Department E -update.
Municipality of Clarington
Report PSD -026-18
Page 9
7.3 At the time of writing this report, four individuals submitted written comments. Issues
raised at the Public Information Centre, and in writing, are:
x The proposal has too much density;
x Development does not fit in with character of adjacent lots; provide a similar design
to neighouring dwellings; taller buildings should be at rear; opposed to 4 storey
stacked townhouse units;
x The ability of road network and site design to accommodate traffic and parking;
x Protection of open space from development;
x Construction impacts to existing residents from blowing dirt, garbage and noise;
x Safety will be compromised by additional traffic and population;
x Impact to trees and vegetation, specific concern about trees/hedges along mutual
property lines;
x Loss of privacy;
x Negative impact to property values;
x Lack of services and amenities such as a grocery store and gas station in the area;
x Request no interference with natural drainage;
x Request involvement through drafting of zoning by-law amendment and site plan
application related to items such as fences, on -street parking within site plan area.
8. Agency Comments
Regional Municipality of Durham
8.1 The Region of Durham has confirmed the lands are within a Regional Corridor with a
gross density target of 75 units per hectare, and a target floor space index of 2.5. The
Region finds the density and building form, having a density of approximately 45 units
per hectare, will contribute to the corridor targets.
8.2 Regional Planning has provided standard conditions related to site contamination, noise
impacts and archaeological potential.
8.3 The Region acknowledges that the Conservation Authority must be satisfied on the
findings and recommendations of the Environmental Impact Study prior to development
8.4 There are no constraints with respect to water and sanitary services for the
development. The findings of the Functional Servicing Report are satisfactory, provided
the appropriate sanitary sewer design calculations are provided. Final servicing details
will be implemented at the site plan stage.
8.5 The site plan submitted must be modified to satisfy the design criteria for municipal
waste pickup
8.6 The Region is generally satisfied that the findings of the Traffic Study will not have a
significant impact on the Regional road network, however they have provided minor
comments to be addressed in an addendum report. A regional road widening is required
along Bloor Street.
Municipality of Clarington
Report PSD -026-18
Central Lake Ontario Conservation Authority
Page 10
8.7 CLOCA cannot support the current development limit and requires the EIS to be revised
to appropriately protect the feature and provide a buffer in accordance with the
Clarington Official Plan and CLOCA policies.
8.8 The Slope Stability Report indicates surface water should be kept away from the slope
however the development plan shows stormwater being directed down the slope. Better
coordination of future submissions and further clarification is required.
8.9 Any proposed compensation and enhancement is to occur prior to the removal of the
feature itself.
8.10 Additional technical comments from CLOCA Environmental Engineering and Natural
Heritage Staff have been forwarded to the applicant to address in the next submission
documents.
Kawartha Pine Ridge District School Board
8.11 The School Board has no concerns at this time and request updates regarding changes
to the proposal that may impact future school accommodation plans. Elementary
students (JK to Grade 6) will attend Dr. G.J. MacGillivray Public School, while students
in Grades 7 to 12 will attend Courtice Secondary School.
Other Agencies
8.12 Canada Post, Enbridge, Rogers have provided standard comments and conditions of
approval.
9. Departmental Comments
Engineering Services
9.1 Engineering Services requests a new public street be incorporated into the subdivision
design to serve the subject lands with connection to Meadowglade Road. Further
discussion is required.
9.2 The development must accommodate for a future valley trail network.
9.3 A 6 metre road widening is required along Prestonvale Road.
9.4 Engineering Services is also concerned with major overland flow being conveyed down
the valley slope. Revisions are required to the Storm Water Management Report.
Should the storm sewer outfall be approved, it must be in the bottom of the valley and
designed to meet the requirements of Clarington and CLOCA. Easements for
maintenance required. The Engineering design must be further revised to eliminate
retaining walls in the development.
9.5 A cash -in -lieu of parkland payment will be required.
Municipality of Clarington
Report PSD -026-18
Page 11
9.6 Standard comments are provided relating to site alteration, road occupancy, road
excavation and boulevard works, on-site parking, phasing, provision of sidewalks, and
financial requirements.
Emergency and Fire Services
9.7 Clarington Emergency and Fire Services has no objections to the proposed draft plan of
subdivision and rezoning. Detailed comments have been provided relating the
designated of fire routes and turning radius, painting of private hydrants and fire route
signage. These will be forwarded under separate cover to the applicant.
10. Discussion
10.1 The southerly part of this site is located along a Regional Corridor. Regional Corridors
have a target of 60 units per gross hectare in the Region's Official Plan and 85 units per
net hectare under the Clarington Official Plan.
10.2 Transit supportive, higher density and compact built form is directed along Corridors in
Provincial, Regional and Clarington Planning documents. Bloor Street provides a direct
connection to Oshawa and existing GO transit facilities to the west, and toward Courtice
Road and the future Courtice GO Train site to the east. Development of the subject
lands must support future transit initiatives.
10.3 Based on the polices, density and built form along the Bloor Street corridor is to be
higher and taller based on the urban structure of the Clarington Official Plan, with
transitions to the north. The development includes a 4 -storey stacked townhouse
product along Bloor Street which provides a slight increase in density, however, the
Regional Corridor policies require mixed uses and apartment dwellings.
10.4 The major issues to be resolved include:
x Achieving Regional Corridor targets for density and built form;
x Satisfying the Clarington Official Plan relating to multi -unit residential development
including a maximum size of townhouse blocks being 50 units;
x Protection of Natural Heritage and providing the buffers as required by the
Clarington Official Plan: Based on comments from CLOCA and initial review of the
supporting EIS document, the application does not conform to the policies of the
Clarington Official Plan in terms of establishing development limits;
x Introducing a new public street through the development with a potential future
connection to Meadowglade Road;
x Pedestrian linkages to surrounding road network and trail within the valley system;
x Integration of remaining residential parcels between Meadowgalde Road and Bloor
Street through a Master Block Plan process.
11. Concurrence
Not Applicable.
Municipality of Clarington
Report PSD -026-18
12. Conclusion
Page 12
12.1 The purpose of this report is to provide background information on the proposed draft
plan of subdivision and rezoning applications submitted by National Homes
(Prestonvale) Inc. 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.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by:
Andrew C. Allison, B.Comm, LL.B
Chief Administrative Officer
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott .clarington.net
The following is a list of the interested parties to be notified of Council's decision:
Joe Pantalone
Ryan Guetter
Ed and Heather Cook
Christina & Kelly Vaillancourt
Don and Bev Burgess
Shawn Ragoo
Heidi Stephenson
Desire Chepi
Enid DeCoe
Hugh Neill
Peter Hutchinson
ATS/CP/n1
IAADepartment\LDO NEW FILING SYSTEMWpplication Files\SC-Subdivision\S-C-2017\S-C-2017-0010 NE Corner Presonvale & Bloor\Staff Report\PSD-026-18 -National PM Report Apr 3
2018.docx