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HomeMy WebLinkAboutPSD-028-18Clarftwa Planning Services 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 -028-18 Resolution Number: PD -061-18 File Number: S -C 2007-0005 ZBA 2017-0024 By-law Number: Report Subject: An application by Akero Developments Inc. to amend Draft Approval to add one new lot and change various zone regulations within Draft Approved Plan of Subdivision S -C 2007-0005 in the Northglen Neighbourhood, Bowmanville. Recommendations: That Report PSD -028-18 be received; 2. That the proposed amendment to draft approved plan of subdivision submitted by Akero Developments Inc. to permit one additional residential lot be supported as contained in Attachment 1 of Report PSD -028-18; 3. That the proposed application for Rezoning ZBA 2017-0024 submitted by Akero Developments Inc. be approved as contained in Attachment 2 of Report PSD -028-18; 4. That once all conditions contained in the Official Plan with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 5. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -028-18 and Council's decision; and 6. That all interested parties listed in Report PSD -028-18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -028-18 Report Overview Page 2 This report is recommending approval of an amendment to a draft approved plan of subdivision and the Zoning By-law by adding one residential lot and to permit bungalofts, and make changes to various zone regulations, including but not limited to allowing garage projections, remove covered porches from lot coverage calculations, reduce an interior side yard setback for a street townhouse block in Northglen Neighbourhood, Bowmanville. 1. Application Details 1.1. Owner: Akero Developments Inc. 1.2. Applicant: Highcastle Homes 1.3. Agent: D.G. Biddle & Associates 1.4. Proposal: Proposed Amendment to Draft Approval of Plan of Subdivision To delete the vehicular access to Block 59 from Ronald Hooper Avenue and replace with one lot for a single detached dwelling. Proaosed Zonina By -Law Amendment To amend the Zoning By -Law for the plan of subdivision to: x permit bungalofts; x remove covered porches and balconies from the lot coverage calculations; x delete three lots with 11.0 metres of frontage and one lot with 12 metres of frontage and replace with four lots with 11.3 metres of frontage; x permit garages to project from the front wall of the dwelling or covered porch projection on all lots; x reduce the interior side yard of a townhouse block from 4 metres to 1.2 metres; and x reduce the exterior side yard of lots abutting Concession Road 3 and Middle Road. 1.5. Area: 40 hectares 1.6 Gross Density 38 jobs and persons per gross developable hectare 1.7 Location: North of Concession Road 3, east of Middle Road, being Part Lots 12 & 13, Bowmanville. See Figure 1. Municipality of Clarington Report PSD -028-18 Page 3 1.8 Roll Numbers: 18-17-010-080-04000, 18-17-010-080-04025 1.9 Within Built Boundary: No TI ITT Delete three 11 metre lots and --- replace with three 11.3 metre lots Delete one 12 metre lot and s-_, replace with a 11.3 metre lot 3-. a Permit a single detached dwelling 4 c,, Reduce interior side yard setback L, P©5SlF)12 45 _`' from 4.5m to less than 1.84m 2 � BLOCK i2 uture b3 Reduced frontage and exterior p Al. I side yard setback S I?001 S7RrNo�� BOULEVARD 60 LL_ L h A' FzL/'o 5 s 38 � �y gas �4 C� Park oa G DOUGLAS KEMP ORES U k i 9 g E o e, Draft Approved Pian of Subdivision S -C-2007-0005 RONALD HOOPER AVENUE 4\ RONALD HOOPERAVENUE V w(p ''�NWA "3 Gig W m -' 5`w O r 1. - N O i Ory Z A Z ] Com] m 12 ao is ! /t/ O _s 19 4 �3 i Concession Road 3 713A2017 0024 Figure 1: Location Map 2 Background 2.1 Highcastle Homes submitted an amendment to draft approval to delete an access to a medium density block and replace it with one lot for a single detached dwelling and a rezoning application to change the zone regulations of the lands located at the north- east quadrant of Middle Road and Concession Road 3, in the Northglen Neighbourhood referred to herein as Northglen East. These lands were draft approved with a medium density block (Block 59) with two entrances, one on Ronald Hooper Avenue and the other on Bill Hutchison Crescent, as well as five lots for single detached dwellings, (See Figure 2). Municipality of Clarington Report PSD -028-18 Page 4 2.2 The applicant proposes to develop Block 59 with a vehicular access from Middle Road while maintaining the access on Bill Hutchison Crescent. This eliminates the approved access on Ronald Hooper Avenue and proposes a new lot. This has the effect of changing the lot frontages on the south side of Ronald Hooper to four 12 metre lots and four 11.3 metre lots. The proposed amendment increases the number of units in the entire draft plan by only one lot, from 364 to 365 (See Figure 2). 2.3 The applicant also proposes to reduce the interior side yard of a street townhouse block 58 from 4.0 metres to 1.2 metres. Figure 2: Detail of Specific Lot Changes 2.4 Subsequent to the submission of the application by Highcastle, the owner, Akero Development Inc. advised that all the lots in Northglen East were sold to five different builders, four of which had built homes in Northglen West, the lands on the west side of Middle Road. In 2014, some of the zone regulations in Northglen West were changed to allow for the following: 2 0")Cr � W mit 3 4 Ronald 1H.'o.O.L'eriA0,Onue0rr W cQ O W WW O O' 7 �! N v 35 41 r 34 ? Delete three 11 metre lots and 0 C 42 m replace with three 11.3 metre lotsU, v 33 V) Delete one 12 metre lot and c 43 F= replace with a 11.3 metre lot = 32 0 New lot to perm it = 44, F— a single detached dwelling Ln Q _ m 31 O 30 45 O 29 46 n N 28 47 - ZBi: cn __ C0 �1- m r 27 4826 ^Q l , 49 Figure 2: Detail of Specific Lot Changes 2.4 Subsequent to the submission of the application by Highcastle, the owner, Akero Development Inc. advised that all the lots in Northglen East were sold to five different builders, four of which had built homes in Northglen West, the lands on the west side of Middle Road. In 2014, some of the zone regulations in Northglen West were changed to allow for the following: Municipality of Clarington Report PSD -028-18 Page 5 x Bungalofts; x Exclude covered porches and balconies from lot coverage calculations; x Allow for greater garage widths; and x Allow for a maximum garage projections of 2 metres beyond the front or exterior wall of the dwelling. 2.5 Bungalofts are one storey homes with a partial second floor (loft) which comprises not more than 50 percent of the ground floor area excluding the garage. 2.6 The 2014 zoning amendment was only for the plan of subdivision in Northglen West. The builders would like to use the same models as they did in Northglen West but now the models do not comply with the zoning in Northglen East, originally approved in 2008. 3. Land Characteristics and Surrounding Uses 3.1 In the plan of subdivision known as Northglen East the lands are relatively flat and Phases 1 and 2 have been graded and site servicing has commenced, as shown in Figure 3. 3.2 The surrounding uses are as follows: North Vacant and draft approved for single detached dwellings (Phases 3 & 4) South Concession Road 3 and single detached dwellings East Estate Residential West Middle Road, vacant and draft approved for single detached dwellings and future medium density block Figure 3: View of subject site looking northeast along Middle Road Municipality of Clarington Report PSD -028-18 Page 6 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Planning authorities are encouraged to create healthy, livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. The subject applications are consistent with the Provincial Policy Statement. Provincial Growth Plan 4.2 The lands are located in a Designated Greenfield Area within a settlement area. In the Region of Durham, the Growth Plan establishes the target of 50 jobs and residents combined per net hectare in the Designated Greenfield Area. This target is measured across the Region of Durham. The Growth Plan encourages the creation of complete communities that are compact, transit -supportive and offer a range and mix of housing types, high quality public open space and easy access to local stores and services. The subject applications are consistent with the Provincial Growth Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Areas. Lands designated Living Area 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 Durham Region Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the lands as Urban Residential. The subject lands are within the Northglen Neighbourhood. The Urban Residential designation shall predominantly be used for housing purposes, providing for a variety of densities, tenure and types. Neighbourhoods are to be walkable, compact, connected and create a high quality public realm. The proposed amendment to draft approval and rezoning conforms to the policies of the Clarington Official Plan. 6. Zoning By-law 6.1 There are various urban residential zones in the Northglen Neighbourhood. A rezoning is required to facilitate the requested change in Northglen East medium density block and surrounding lots, and to achieve similar built form to the models in Northglen West. Municipality of Clarington Report PSD -028-18 7. Public Submissions Page 7 7.1 The Public Meeting was held on March 12, 2018, no one appeared in opposition or support on the rezoning. 7.2 As of writing this report, no comments have been received by members of the public. 8. Agency Comments Central Lake Ontario Conservation Authority 8.1 The Central Lake Ontario Conservation Authority offered no objection to the proposed amendments. 9. Departmental Comments Engineering Services 9.1 The Engineering Services Department offered no objection to the proposed amendments. 10. Discussion 10.1 Four of the five builders in the proposed phases of Northglen East have built homes in Northglen West in conformity with the zoning by-law, which was updated in 2014. The builders wish to use the same models however they are not consistent with current zoning in Northglen East, which was approved in 2008. Staff do not object to using the same zone regulations as it will provide a consistent architectural style and form through the entire Northglen Neighbourhood. However, the lots on the easterly boundary have 18 metres of frontage, which is to provide a transition between the smaller lot frontages and sizes in the subdivision and the estate residential development to the east, Rills of Liberty. Although staff support the garage projections, staff do not support removing porches from the lot area calculations, as it will allow for greater building foot print. The zoning by-law also restricts the garage width to 6.4 metres which eliminates the possibility of three car garages. The larger lots were intended to also have more landscape area to help provide the transition to the existing estate lots. 10.2 The medium density block on the south side of Ronald Hooper Avenue was draft approved with an access onto that street which will be relocated off of Middle Road. The draft plan will be amended to remove the access and add one lot. The lot frontages of Lots 21 to 24 as shown on Figure 3, will be adjusted to allow 11.3 metre lots, sufficient in size to permit dwellings with two car garages. 10.3 In addition to Highcastle's acquisition of the medium density block, they have also acquired the street townhouses fronting onto Bill Hutchison Crescent. Highcastle is requesting a reduced interior side yard setback from 4.0 metres to 1.2 metres, where the block is adjacent to different zone. Staff have no objection to the request. Municipality of Clarington Report PSD -028-18 10.4 Taxes are paid in full. 11. Concurrence 11.1 Not Applicable. 12. Recommendations Page 8 12.1 In consideration of the comments received from the circulated agencies and based on the review of the proposal, staff recommend that the proposed amendment to draft approval and zoning by-law amendment be supported. 13. Strategic Plan Application 13.1 Not applicable. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Z� Andrew Allison, B. Comm, LL.B CAO Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or cstrike(@clarington.net CS/nl Attachments: Attachment 1: Amendment to Draft Approval Attachment 2: Zoning By-law Amendment List of interested parties to be notified of Council's decision: Hannu Halminen, Akero Developments Inc. Domenic Tassone, Highcastle Homes 0 L F K D H O ) U\ I% L G G O H $ V V R F L I:\^Department\LDO NEW FILING SYSTEMWpplication Files\SC-Subdivision\S-C 2007\S -C-2007-0005 Northglen East\Staff Report\PSD-028- 18 Recommendation Report.docx Municipality of Clarington Attachment 1 to Report PSD -028-18 AMENDMENT TO CONDITIONS OF DRAFT APPROVAL FILE NO.: S -C-2007-0005 (Northglen East) Issued for Review: Notice of Decision: Draft Approved: _ David J. Crome, MCIP, RPP Director of Planning Services Municipality of Clarinaton The Conditions of Draft Approval for S -C 2007-0005 as issued on May 28, 2008 and further amended on May 26, 2014 are hereby further amended as follows: Condition 1 is amended by deleting "364 single detached units" and replacing it with "365 single detached units" Page 11 Municipality of Clarington Attachment 2 to Report PSD -028-18 Corporation of the Municipality of Clarington By-law Number 2018 - being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2016-0005; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 12.4.71 "URBAN RESIDENTIAL EXCEPTION (R1-71) ZONE" is hereby as follows: a) Section 12.4.71 d ii) is hereby amended by adding ii) Bungaloft a) Dwelling 48 percent b) Total of all Buildings and Structures 53 percent b) Section 12.4.71 f. is deleted in its entirety and replace with the following: f) Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metres c) Section 12.4.71 g. is deleted in its entirety and replace with the following: g) Garage Requirements i) garage doors may project no more than 1.0 metre in front of the dwellings first floor wall or exterior side wall or covered porch projection ii) The outside width of the garage (maximum) 6.4 metres 2. Section 14.6.31 "URBAN RESIDENTIAL EXCEPTION (R3-31) ZONE" is hereby as follows: Section 14.6.31 b vi), (ii) is hereby amended by replacing "45' with 1.2" after the words "interior side yard of" 3. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Urban Residential Type One (R1) Zone " to "Urban Residential Type One Exception (R1-xx) Zone" " Urban Residential Type One (R1) Zone " to "Urban Residential Type Three Exception (R3-xx) Zone" " Urban Residential Type One (R1) Zone " to "Environmental Protection (EP) Zone" "(Holding) Urban Residential Type One ((H)R1) Zone" to "Environmental Protection (EP) Zone" as illustrated on the attached Schedule `A' hereto. 4. Schedule 'A' attached hereto shall form part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. By -Law passed in open session this day of , 2018 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2018- , passed this day of , 2018 A.D. z !: J]a 3.: ',j_✓) i' 't r"vy:,r`.'•�-rrr J , }J ] .-K -- ��"%�%i%�•f-y JJa J]J �aaJaaJa] aJJ] ✓ Baa 'x"� -' �Kjr'^'.y„:r.}' �K �,���„r,-4 JJJa]Ja Jai 3�JJ,J7aa,]•iiJ j� K•�y�w i"�4`_'-5•f f���.. ay `,�.�':� J733 J J+J.]J � 33a3 a]], J?3r] -r �•_^w!,�r-F��s'r"�K'fY� Kx aJ.3 �} ] az]JJ ,J ,� JaJ aza r.a, K.•,�,,.�F `.--il..� !r•- .- � �t-'-� r•_ ] !3 �T .• _�;�•�:-'-Siy;~i•;�:�Y,� _ ?a]]]?!?�aaJ 9?�7i]J�mzJ.7,� j]]aa�: ��1.i• y�„""�' y �'� J �3 a]a]af]�aJJa �,i873JJz,3]a Ji :.s,,�:t `_��__y a] } Ji3->,,� J a7Ja J�] 3JJaJ3a.] '^•�”' �w�s>^�T"'tet}rr��K��f, rSJ,j]aJ3 �JJ.,,7]>J3�']jaJyj 3]a ":.�y,�=�i Yr'.'.' -L, �_yrf•-rMK�t-'�';. 1 a] a]Ja ]3 a,7 J 33J} J- 'w �,-�s»��;•�r•�� �K ''�.. mow'!• -,� az3 a�7, 3]aJ3,7 JJaa a] ��•�--.,,:-e `i �^s,� `,��,•rK -'�'y54•�`'"'sw J ��- ..��;e :.F..s r;r,-„•:-.�� •r_r7'; Jr, J] JJJ a,j)a7 JiJ j}]aa .,..,��y,��'•�--Sw:r�^r;�'"SK ��� �K� JJ7a3J>]JiJJ 'r%>";t'�4':P%� �•Kr°�w '-C w'�y, tl' �r �`,� � Zoning Change From "(H)R1-70” To "(H)R2-54" JiJ aa]•%] �-�"_�"*:� •'cYw�^---..sem; :+')7 ...�r �k.:f^,- ''?'•,C �'.�r^• Y�fi,y ,iia aa]JrJ, %'._ %'"'::�M:,�Y'°Ar�,�S<^•:`rV��`�:.'.'S.� >�]Ja�JJa as J],5; a73a J ,yJ� 3 a a,>7w. vr`-u Zoning Change From "(H)R1-70" To "(H)R2-55" J3J ZJ z>,3 a]J73 ,aJ]i �,, a]JJ .:,.��•� �-=�u�nw; J7 ,�i3 aa•' •}.a]Ja.Ja3 az r.rrw f-: �..{,_,,. 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Zoning Change From "(H)R2-53" To "(H)R3-53" 3J, a,7 aJJJa'a J 3 3a]J,3.JiJJ3i.,]J,r 67 a]'a�a3?] 3 y J>> -Zoning Change From "(H)R2-59" To "(H)R2-54" ,j?}a ?� �3>3 7] Ji3 �aa}'a,yJ,JJa] �3a7>a ,3j, c az,JJJaJA'%J Zoning Change From "(H)R2-59" To "(H)R3-53" 65 71 � .. aaa j,]Ja]J 7aa a,]?> 3aJ > ] J S 64 LOCK 7 Zoning Change From "(H)R2-59" To "(H)R3-54" 63 fie J''-�,]3''J'' J]a'')]•"r Zoning Change From "(H)R2-60" To "(H)R2-53" _0 57 60 O 56 w -0ti Zoning Change From "(H)R2-60" To "(H)R2-54" 55 yti Z� ti ry w m w „ Zoning Change From "(H)R2-60" To "(H)R2-55" •-� ww' ,o = Zoning Change From "(H)R2-62" To "(H)R2-55" v A O" ti 9 N u a a = Zoning Change From "(H)R3-31 To "(H)R2-54" Y q" 6 � Zoning To Remain (H)R1-71" Q' y0 OG w tis Zoning To Remain "(H)R2-53" Z9 E5 4 36 3 ^,'_� ,_ Zoning To Remain "(H)R3-31" 00 SS 2 59 % ® Zoning To Remain "R1" 58 57 aan 81 62 90 2 7s 6o e3as 2 Zoning To Remain "R1-42" 4 ° 3 µ Zoning To Remain "A-1" = a RONALD HOOPER AVENUE z ja�a'a Zoning To Remain "EP" X35 m � o �i = m p '- � .F�";W• 41 34 42 68 45 33 27 D 33 67 46 Z 34 28 A 32 43 66 47 C 25 B 44 65 48 i 36 24 8 30 45 64 49 45 63 y 37 23 � 10 47 6 OZ 38 22 11 61 C7 48 3g 12 ,yE 2e 4L 60 52 m 21 40 13 59 53 In -� 50 20 iFit1 41 /AI / I ' �� 5-�' • '+' m 42 19 144.4 17 16 Concession Road 3 Adrian Foster, Mayor Bowmanville ZBA 2017-0024 . Schedule 3 C. Anne Greentree, Municipal Clerk