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To:
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Date:
Subject:
UNFINISHED BUSINESS
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
Memorandum
David Crome, Acting Director, Planning and Development
Marie P. Knight Stanley, Deputy Clerk
April 27, 1999
PARKING IN RESIDENTIAL AREAS
At a meeting held on April 26, 1999, the Council of the Municipality of Clarington
approved recommendation #GPA-226-99:
"THAT Report PD-36-99 be tabled for a maximum period of two weeks."
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THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Report #:
PD-36-99
FILE #: PLN 23.14
File #4(-J2(~
Res. #0m - ;;.:nt:;-'17
By-law # "fl- 59
Meeting:
General Purpose and Administration Committee
Date:
Monday, April 19, 1999
Subject:
PARKING IN RESIDENTIAL AREAS
FilE: PlN 23.14
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-1 05-98 be lifted from the table and received for information;
2. THAT Report PD-36-99 be received;
3. THAT the recommendations contained in the Executive Summary be approved and
that staff be authorized to take the appropriate action necessary to implement them;
and
4. THAT the Durham Region Planning Department, Oshawa-Durham Home Builders
Association, the Urban Development Institute, any interested parties and any
delegations be advised of Council's decision.
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Executive Summary
With the reduction in residential lot sizes and frontages over the past 10 years, on-street
parking has become both a perceived problem for residents, and a functional problem for
matters like snow removal and obstruction of driveways. Municipal regulations are
generally geared to the "average" household and provide minimum standards but cannot
cover every family situation.
There is a responsibility that is incumbent on residents to ensure that their parking needs
can be accommodated off the street. Nevertheless, it is necessary for the Municipality to
review its policies and develop appropriate strategies to address the problems encountered
in newer residential areas. These strategies must address existing development, approved
development applications and future development applications to be considered by
Council.
The following recommendations and the Department which will implement them, have
been identified:
1. Improve communication of municipal regulations should be undertaken by:
(i) placing public notices in the newspaper and television in advance of the
winter season (Clerks Department)
(ii) including public notices in the municipal newsletter (Clerks Department)
(iii) requiring as a condition of draft approval, and to be included in all future
subdivision agreements that builders include a disclosure in all purchase and
sale agreements advising home buyers of municipal parking regulations
(Planning Department)
(iv) erecting additional signs at the entrances to urban areas regarding parking
regulations (Public Works)
2. Improve enforcement of municipal regulations by undertaking a concentrated
enforcement effort at the start of each winter season. (Clerks Department)
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3. Parking regulations be revised by amending the Municipality's Traffic By-law 91-58
to prohibit on-street parking between the hours of 3:00 am and 5:00 am in
accordance with Attachment #12.
4. Improve subdivision design by:
(i) reviewing the potential problem areas within nine (9) draft approved plans of
subdivision identified in Section 4.6.1 of this report with the respective
developers with a view to co-operatively agreeing on modifications to the
draft approvals (Planning and Public Works Departments);
(ii) prohibiting further changes to draft approved plans where townhouse blocks
are revised to freehold townhouse dwelling units (Planning Department);
(iii) providing for the selective use of rear lanes in appropriate locations for
townhouse dwelling units (Planning and Public Works Departments);
(iv) revising the standards for parking plans for plans of subdivision to ensure that
on-street parking spaces are appropriately located in the vicinity of dwelling
units and are not adversely affected by road geometries (Public Works
Department).
5. Improve lot layout through changes to the zoning by-law to:
(i) with the exception of townhouse lots, require a minimum of two outdoor
parking spaces on all lots subject to the transitional measures contained in
this report;
(ii) enlarge the size of garages for townhouses to provide a minimum of 27.87
sq.m. (300 sq. ft.) subject to the transitional measures identified in this report;
(iii) maintain minimum width of all future townhouse lots at 6.0 metres where
the lot is accessed by a rear lane;
(iv) enlarge the minimum width of all future freehold townhouse lots from 6.0
metres to 7.5 metres for all future draft plans of subdivision to be considered
for Council approval;
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(v)
encourage parking in the side and rear yards by reducing setback
requirements for detached garages where it is demonstrated that grading can
be adequately addressed; and
(vi)
incorporate other zoning changes identified in Section 5 of this report to
provide for greater flexibility in building layout and to ensure that the
garages are not the predominant streetscape feature. (Planning Department)
6. Revision to street design standards should be undertaken to:
(i) maximize the availability of on-street parking opportunities in the location of
street furniture and utilities; and
(ii) provide additional on-street parking at parks.
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1. BACKGROUND
1.1 On July 13, 1998, Report PD-91-98 was submitted for Committee's deliberation in
light of concerns that had been received by the Municipality in connection with
what was perceived as a lack of on-street parking in new residential subdivisions.
Staff were directed to take the necessary action to amend the Comprehensive
Zoning By-law to require developers/builders to include larger garages in new
homes to accommodate both the parking of vehicles and the storage of household
items.
1.2 The General Purpose and Administration Committee meeting held a Public Meeting
on the proposed zoning amendment on September 21, 1998. The Staff
recommendation within Report PD-l0S-98 (Attachment #1) requested that the
application to amend Comprehensive Zoning By-law 84-63 requiring the
construction of larger garages in new homes to accommodate the parking of
vehicles and the storage of household items be referred back to Staff for further
processing and preparation of a subsequent report pending receipt of all outstanding
comments.
In light of the comments expressed at the Public Meeting by the general public and
the building industry representatives, Council tabled Report PD-10S-98 to allow for
further discussion with the building industry.
1.3 Planning and Public Works Staff met on a number of occasions to examine the
Municipality's current policies/practices and discuss the impacts of off-street and on-
street parking as it pertains to the responsibilities and mandate of each department.
The purpose of this report is to examine the provision and adequacy of both off-
street and on-street parking, identify possible options and make recommendations
for implementation.
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2. CURRENT POLICIES ON PARKING
2.1 Municipal policies on parking are contained in a variety of documents as follows:
. Official Plan
. Comprehensive Zoning By-law
. Traffic By-law
. On-street Parking Standard
These policies are summarized in Attachment #2 to this report.
2.2 The general thrust of the Municipality's parking policy is that adequate parking for
residents is to be provided on-site of each residential lot or block. Residential
streets provide for visitor parki ng where that is not possible on-site. However, long
term street parking is not permitted.
2.3 Roads are specifically designed to accommodate two lanes of traffic and one lane of
on-street parking. The traffic By-law 91-58 only allows three (3) hour parking on
residential streets.
3. THE PROBLEM
3.1 There are three main problems which have been identified:
. residents use the street to supplement their on-site parking requirements and
react negatively when by-laws are enforced;
. on-street parking creates functional problems;
. public perception that streets are cluttered with cars.
3 .2 Overcrowding and parking in areas not designed or designated for on-street parking
can result in a number of functional problems ranging from:
impeding normal traffic flow;
obstructing emergency vehicle access;
impeding snow removal and garbage collection responsibilities;
obstructing ingress and egress to residential driveways.
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3.3 A number of causes contribute to what is perceived to be a lack of on-street parking.
Each, in their own way, assist in restricting on-street parking from functioning for
the purpose it is intended:
. the use of garages primarily for storage purposes, thereby eliminating its
effective function as a parking space;
. families with three or more vehicles, but living in dwellings which
accommodate only two off-street spaces;
.
recreational vehicles (snowmobiles, boats, campers etc.) occupying
parking spaces;
.
perception that the homeowner has as a "right" to use streets to
supplement off-street parking spaces;
. the evolution of residential development where larger homes with
garages are constructed on smaller lots;
. overnight visitor parking; and
.
an increase in the number of home occupations.
3.4 Between 1986 and 1991 the average number of vehicles per household in
Clarington remained constant at 1!'l3 '. This would generally support the standard of
two parking spaces per residence which is contained in the Zoning By-law.
Of particular interest, the data indicated in the most recent survey year (1996), 3%
of households had four or more available vehicles and 12% of the households had
three available vehicles. Thus 15% of all households require more than the
minimum standard currently in force.
However, the need for off-street parking spaces is further eroded by recreational
vehicles, unlicensed vehicles, and the use of garages as storage areas.
1 Transportation Tomorrow Survey, Data Management Group, 1986, 1991, 1996
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3.5 On-street parking is not intended to provide additional spaces for the normal
requirements of residents. Historically Municipal objective has been to
accommodate, on a temporary basis, "visitor" parking needs within the
neighbourhood.
4. POSSIBLE SOLUTIONS
4.1 Six (6) strategies have been developed to address the issue of parking in newer
residential neighbourhoods:
i) Improved Communication with Residents Regarding Municipal Policies;
ii) Improved Enforcement of Municipal Policies;
iii) Revisions to Regulations;
iv) Improved Subdivision Design;
v) Improved Lot Layout;
vi) Revision to Street Design Standards.
4.2 For each strategy, a number of options were developed. In evaluating each option,
three (3) stages of development were considered:
.
Existing development;
.
Plans of subdivision where draft approval has been issued but the application
has not progressed to the registration and building stage; and
. Current and future applications seeking draft approval.
In existing development, the only strategies available are improved communication,
improved enforcement and revised regulations. Other options can be applied to
improve the situation even where draft approval has been issued. This is essential
since there are over 7000 units currently Councilor draft approved. Lastly, there
are options which can be implemented only in future draft approvals. Many
options can be implemented in more than one situation. The "Parking Options"
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which are identified below indicates which stage of development an option could
be implemented.
PARKING OPTIONS
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Strategy Possible Action E j E
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Improved Public Notice in Newspaper .
Communication Notice in Tax Bill .
Notice in Municipal Paper .
Warning Tags .
Disclosure in Purchase and Sale . .
Additional Signs on Parking Regulations . . .
Improved Concentrated enforcement effort in NovJDec. .
Enforcement
Revisions to Prohibit Overnight Street Parking .
Regulations Permit Parking for Guests . . .
Parking within Driveway Apron . . .
Improved Review Potential Problem Areas in Draft Approval .
Subdivision Preclude Changes from Blocks to Freehold Townhouses .
Design Selective use of Rear-Lanes . .
Revise Standard for Parking Plans . .
Improved Require two outdoor parking ~paces . . .
Lot Layout Enlarge garage size . .
(Zon i ng) Encourage/Require parking in side or rear yard . . .
Enlarge width of freehold townhouse lots . .
Revise Building Envelooe Regulations . . .
Revisions to Alternative street cross-section for sidewalks . .
Street Design On-street parki ng at parks . .
Standards
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4.3 Strategy 1: Improved Communication
Many residents, in particular first time home buyers, may not be aware that a by-law
exists that regulates the length of time and location where parking is permissible in
the Municipality. The By-law Enforcement Division has indicated that on a number
of occasions they have been advised by residents of the Municipality who have
lived here for a number of years that they were not aware they could not park on
the street for longer than three (3) hours
Although signs are installed within the Municipality advising of the three (3) hour
limitation for on-street parking, there are other methods that might assist in
informing the public, of the existence of the Municipality's parking by-laws. This
may coincide with significant times of the year such as the beginning of the snow
clearing season.
4.3.1 Public Notices
Public notices can be provided by a variety of means:
i) Additional Public Notices in Newspaper
Many municipalities including Clarington, place Public Notices in
newspapers regarding parking regulations in advance of the winter season.
Public notices are the first line of communicating with residents. The current
practice of providing notices for 2 weeks could be increased to 3 or 4.
Recommended for Implementation
ii) Public Notice with Tax Statements
Similar informational notices could be provided as an insert in the
Municipality's property tax statement. This is not considered effective since
other information focused on taxes and budgets is generally included and not
all tax statements are mailed directly to the resident or property owner.
Some are forwarded directly to the mortgage companies or landlords for
payment.
Not Recommended for Implementation
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iii)
Public Notice in Municipal Newsletter / Community Guide / Web Site
Similar information could be included in the various pamphlets and
brochures (i.e. community guide, future Municipal newsletter) provided by
the Municipality or on the Municipality's web site. Within the Municipal
Newsletter, an article could be written with various Departmental Staff
indicating the problems experienced as a result of overnight parking (ie.
Operations Manager commenting on snowploughing problems).
Recommended for Implementation
4.3.2 Warning Tags
At the cornmencement of the winter season, some municipalities issue warning tags
rather than tickets. The warning tags serve to remi nd residents of the three-hour
time limit and the prohibition of street parking overnight. The warning tags would
have to be issued by Staff or a contractor at cost. Warning tags are not deemed
desirable because of potential problems arising from perceived inequities (eg. some
residents ticketed; some given warning tags).
Not Recommended for Implementation.
4.3.3 Disclosure in Purchase and Sale Agreements
The Building Industry, suggested to Staff that they would assist in this venue by
inserting a disclosure in their purchase and sale agreements advising all new
homeowners of the Municipality's on-street parking by-law. This could be
implemented through the conditions of draft approval and the respective
subdivision agreement. This mechanism would ensure that at least the initial
purchasers are made aware of Municipal regulations.
Recommended for Implementation
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4.3,4 Additional Signs on Parking Regulations
Approximately 19 signs are located at various entrance points to the Municipality.
Additional signs could be posted at the entrances to each urban area.
Approximately '6 signs would be required at an estimated cost of $ 5000.00. These
have not been accounted for in the 1999 Capital Budget.
Recommended for implementation.
4,4 Strategy 2: Improved Enforcement
4,4.1 Concentrated enforcement effort in November/December
It is imperative that the enforcement of the Traffic By-law must continue along with
the education process to ensure that on-street parking is being used for the purpose
that it was intended.
Currently, three-hour parking is enforced by Municipal Enforcement Staff during the
day and the Regional Police overnight. In addition three (3) Public Works
Employees are authorized to issue tickets. The majority of the three hour parking
complaints involve overnight parking.
Improvement in the frequency of enforcement would ensure a higher compliance to
municipal by-laws. Aside from additional Staff, only one option to improve
enforcement was identified. On-street parking is a problem for snow clearing in
particular. A concentrated effort on enforcement at the start of each winter would
help to ensure compliance throughout the winter months. This type of "ticket blitz"
would be undertaken in concert with improved communications efforts identified in
Section 4.3 and revisions to regulations identified in Section 4.5. The Regional
Police Service have indicated that they will be willing to assist in this effort.
Recommended for implementation.
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4.5 Strategy 3: Revisions to Regulations
4.5.1 Prohibit Overnight Street Parking.
Parking remains a low priority issue for the Police Department. It is time
consuming in that it requires the Officer to deal with the vehicle twice. There are
also the court arguments of whether or not the vehicle was there for the whole three
hours. One method of dealing with the problem would be to implement a new
Section in the By-law prohibiting on-street parking between the hours of 3:00 a.m.
and 5:00 a.m. This makes enforcement much easier since the Officer only has to
deal with the vehicle once. It would augment, not replace the current three-hour
limit. Many other municipalities have such restrictions.
Recommended for Implementation
4.5.2 Permit Parking for Visitors
It is Staff's opinion permit parking on a broad scale, would only undermine the
purpose for which on-street parking is provided. Staff considered the possibility of
providing townhouse residents the ability to obtain on-street parking permits for
visitors due to the limited options available to them in this situation. Such a
program would generate funds for municipal use. However, at this time, there are
logistical problems for such a program:
. residents ability to easily obtain a permit;
. lack of municipal staff resources to provide permits; and
. the means of notifying Police Service of vehicles with a permit.
Not Recommended for Implementation
4.5.3 Parking within Driveway Apron
Currently, the Municipality's Traffic By-law does not permit boulevard parking.
Staff considered eliminating this to allow for parking where the sidewalk is not
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obstructed. This would legalize situations where there is no sidewalk or where
sidewal ks were bui It closer to the street.
The restriction on parking in the driveway apron was imposed because boulevard
parking obstructs the vision of drivers and reduces sight distance creating potentially
hazardous situations and a decreased factor of safety. The following situations are
of particular concern:
. parked vehicles block the vision of drivers attempting to back vehicles out of
adjacent driveways.
. Motorists have less opportunity to see children who may dart into the roadway.
A clear boulevard provides a buffer.
. Parked vehicles interfere with boulevard utilities, especially when vehicles are
parked on a long term basis.
Not recommended for implementation
4.6. Strategy 4: Improved Subdivision Design
4.6.1 Review Potential Problem Areas in Draft Approved Plans
There are presently nine (9) draft plans of subdivision that Staff have identified as
potential problem areas in light of our experience over the last number of years with
freehold townhouses. Eight (8) are located within the Bowmanville Urban Area,
one (1) in Courtice. These are listed below and identified on the attached key maps
(Attachments #3 through #11).
Short of requesting the Region of Durham to withdraw the conditions of draft
approval as issued, Staff propose to approach the owner/developer of each plan of
subdivision to determine if revisions to the draft plan or design features are possible
to address the parking issues. The plans of subdivision affected by this
recommendation are as follows:
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Attachment Plan of Developer Freehold
No. Subdivision Townhouses
3 18T-87089 806886 Ont. Ltd. (Halloway Hldgs.) 43
4 18T-87087 Halloway Holdings Ltd. 39
5 18T-89021 Lincoln Holdings Ltd. 45
6 18T-89044 Liza Homes 21
7 18T-89064 819363 Ont. Ltd. 51
8 18T-95005 Schickedanz Bros. 20
9 18T-88037 St. Stephen's Estates 52
10 18T-93008 970973 Ont. Ltd. 60
11 18T-91005 Claret/Rexgate 110
This option provides for Staff and the development industry to address the identified
issues in a co-operative manner exploring standards and design techniques not
considered at the time of draft approval (in most instances 10 years ago) such as rear
lanes.
Staff would report back to Council on negotiation with the developers of these plans
of subdivision.
Recommended for implementation.
4.6.2 Changes of Medium Density Blocks to Freehold Townhouses
A number of plans of subdivision were originally approved with townhouse blocks.
This provided for a variety of housing tenure specifically rental and condominium.
It also provides sites for social housing. During the late 90's, this segment of the
market was not considered viable in Clarington. As a result, a number of blocks
have been or are proposed to be subdivided for street townhouses or other types of
lots.
Townhouse blocks largely contain parking on site and provide a high level of
monitoring through site superintendents. The Municipality's experience with larger
blocks being converted to street townhouses has been a major source of problems
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(eg, Trewin Lane). In order to ensure a variety of housing and to minimize the
parking problems identified in this report, the elimination of townhouse blocks
through amendments to Draft Approval should be discouraged,
If the Municipality is requested to evaluate possible revisions to draft approval that
would encompass a change from townhouse blocks to street townhouses, it should
only be considered on a limited scale and incorporating the other recommendations
of th is report.
Recommended for Implementation
4.6.3 Selective Use of Rear Lanes
Section 193.9 of the Official Plan permits deviations to the Municipality's standard
design criteria for roads to accommodate alternative design standards. In essence,
this policy provides Staff and the development industry the opportunity to consider,
through plans of subdivision road patterns which might incorporate rear lanes. Use
of rear lanes can increase the amount of on-street parking that could be provided.
Recommended for Implementation:
4.6.4 Revise Standard for Parking Plans
The Public Works Department in reviewing draft plans of subdivision requires the
applicant to submit an on-street parking layout to ensure that sufficient on-street
parking is provided. The provision of on-street parking is calculated on the basis of
one (1) space for every four (4) single or semi-detached units and one (1) for every
three (3) townhouse units. This standard was determined in light of Staff's
expectations and consultation with other local Municipalities. In fact, this standard
exceeded that used by a number of the other local Municipalities. It is Staff's
position the standard is appropriate if on-street parking is used for the purpose that it
was intended.
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Public Works Staff are preparing detailed guidelines to the parking policy to ensure
that parking spaces are functional relative to location to street furniture, driveway
accesses, street intersections and roadway geometries.
Recommended for Implementation.
4.7 Strategy 5: lot layout
4.7.1 Require Two Outdoor Parking Spaces
As noted in Staff Report PD-91-98, a common practice today finds garages being
used as storage areas for the various outdoor household items rendering the garage
too small for parking purposes. Although increasing the size of a single car garage
would provide the homeowner with the opportunity to use the garage for the
purpose that it was intended, Staff cannot guarantee that it would, in fact, happen.
Given that garages are used for many purposes, that 15% of families have more
than two cars and many have boats, trailers and other recreational vehicles, it is
recommended that the Zoning By-law require a minimum of two outdoor parking
spaces for all single detached and semi-detached dwellings. It is not practical to
implement this solution for townhouses. An alternate solution is provided for
townhouses (See Section 4.7.2). Regardless of whether the builder constructs a
garage, the provision of two (2) outdoor spaces would ensure that off-street parking
is available.
The Development Industry is concerned that increasing the size of the garage would
negatively impact the construction costs of the dwelling unit. Rather than increase
the size of the garage, by requiring a minimum of two (2) outdoor parking spaces,
Staff in essence is only requesting the builder to provide one additional parking
space when a garage is proposed. The Development Industry has acknowledged
this requirement is practical. It would be Staff's intention to draft a Zoning By-law
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Amendment in such a manner that this requirement would apply to both future and
current draft approved plans of subdivision. However, it would not apply to the
initial phase of a plan of subdivision if the agreement is currently under preparation.
Recommended for Implementation
4.7.2 Enlarge Width of Freehold Townhouse Lots
In addition to the amendments as proposed in Section 4.7.3 it is proposed to
increase the minimum lot frontage for all street townhouse lots that are not located
in a registered or draft approved Plan of Subdivision from 6.0 metres to 7.5 metres
unless the lot is to be accessed by a rear lane.
Increasing the minimum lot frontage along with reducing the front yard setback will
increase the building options available, allow for an enlarged garage and provide
the opportunity to improve the provision of on-site parking spaces.
This would be required for all future development applications brought forward to
Council for recommendation. At present there are five plans of subdivision under
review proposing 300 street townhouses. These would need to be revised to meet
the 7.5 metre standard, if a rear lane has not been proposed.
The Building Industry representatives expressed severe reservations, from an
economic standpoint that, increasing the minimum lot width to 7.5 metres for
townhouse units would effectively eliminate the construction of townhouse units in
the Municipality.
Recommended for Implementation
4.7.3 Enlarge Size of Attached Garages for Townhouses
Past building permit records indicate that the full range of garage sizes (single car,
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PAGE 19
car and a half and double car) are provided for the majority of single family and
semi-detached dwellings in the Municipality. Occasionally, an application is
submitted that does not include a garage and provides instead two outdoor parking
spaces.
As noted in Staff Report PD-91-98, a common practice today finds garages being
used as storage areas for the various household items renderi ng the garage too small
for parking purposes. Although increasing the size of a single car garage would
provide the homeowner with the opportunity to use the garage for the purpose that
it was intended, Staff cannot guarantee that it would, in fact, happen. The
Development Industry has noted this is a difficult concept to apply universally. It
was agreed that such a change could have a negative impact on the available
ground floor area that would remain for the construction of the dwelling unit itself.
Of the greatest concern was the impact of this option on the construction of a
townhouse unit.
In light of the option described in 4.7.1 requiring two outdoor parking spaces for
single family and semi-detached dwelling units, it is staff's opinion that increasing
the garage size would only be warranted for townhouse units. Accordingly, staff
would propose that the zoning by-law be amended to require the minimum size of
garage for a townhouse unit be equivalent to that of a garage and half in area (300
square feet (27.87 square metres)).
Recommended for Implementation for Townhouses in conjunction with the
recommendations of Section 4.7.2
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4.7.4 Encourage Parking in Side or Rear Yards
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The Development Industry has requested that the
Municipality consider permitting detached garages to
be sited in the rear and side yards through more
permissive zoning regulations and the use of
common driveways, It is their contention that a rear
yard location would enhance the ability to provide
additional parking spaces to accommodate additional
vehicles, Planning staff are supportive not only for
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this reason but because of the improved streetscape
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ThE; Municipality's Zoning By-law currently permits
the construction of a detached garage within the rear
or side yard, although the use of common or shared
" driveways is not specifically addressed in the By-law,
It is an option that Staff is prepared to evaluate
should such a concept be proposed.
One of the main impediments for rear yard garages is the setback requirements in
the Zoning By-law (1.2 metre side yard and rear yard setback). Public Works
indicates that these setbacks are important to enable grading issues to be addressed.
Grading issues vary on the topographic conditions of the development of lands and
in certain instances these setbacks may be reduced. In such cases, reducing the
setback requirements for detacheq garages may be considered.
Recommended for Implementation
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PAGE 21
4.8 Strategy 6: Revisions to Street Design Standards
4.8.1 Street Furniture and Utilities
The location of street furniture within a road allowance such as community
mailboxes, fire hydrants and driveway access widths and the geometries of a
roadway, affects the availability of on-street parking opportunities. Revisions to the
street design standards are contemplated that will maximize the availability of on-
street parking opportunities.
Recommended for Implementation
4.8.2 Additional On-street Parking at Parks
Parks can generate peak parking demands in neighbourhoods which concern
residents throughout the summer months. In addition to on-site park facility parking
requirements, it would be beneficial to provide additional on-street parking for park
purposes within the road allowance without impeding traffic flow or creating an
arterial road environment. The use of a depressed curb and paving of the boulevard
may provide that additional parking for peak periods.
Recommended for Implementation
5. ZONING BY-LAW AMENDMENT
5.1 Building industry representatives requested staff to consider amending the zoning
provisions that regulates the building envelopes. It was argued, this would enable
the building industry to implement the recommendations contained in this report
without any net loss of buildable area or change in lot size of registered and draft
approved plans of subdivision. As an example, it was suggested that reducing the
front yard setback would enable the garage to be set further back for on-site parking
purposes.
5.2 Staff concur that there is merit in the request. In fact many site specific zoning by-
1322
,. ~ '
PD-36-99
PAGE 22
law amendments approved over the last two to three years have incorporated 4.5
metre setbacks. In addition, there are a variety of concepts under consideration in
the new Zoning By-law which Staff would propose to incorporate. Some of the
regulations under consideration are as follows:
single family/semi-detached units -
reduce front yard setback from 6.0
metres to 4.5 metres for the
dwelling only
townhouse units
reduce front yard setback from 6.0
metres to 3.0 metres for the
dwelling only
single detached dwelling unit to coverage increase from 40% to 45%
garages could only extend 3 metres beyond house fa<;:ade for single detached
and semi-detached dwellings
garages could only extend 2 metres beyond building fa<;:ade for townhouse
dwelling units
5.3 It would be Staff's intention to draft a By-law Amendment that would provide for a
transition that would not detrimentally impact approved development. The revised
zoning regulations would not apply to:
. approved plans of subdivision which are currently registered; or
. the first phase of plans of subdivision for which subdivision agreements are
under preparation.
Staff will initiate a Public Meeting process for such a draft by-law amendment as
soon as possible.
6. CONCLUSIONS
6.1 The reduction in lot sizes and frontages has led to greater concern for parking
within residential neighbourhoods. Residents have increasingly used the streets to
supplement their off-street parking requirements.
1323 .
, .'
PD-36-99
PAGE 23
Broader planning issues must be considered in arriving at solutions. We cannot
plan neighbourhoods solely for cars. On the other hand, given the greater reliance
of motor vehicles in Clarington, adequate provision should be made in the
Municipality's regulations.
Ultimately, the responsibility rests with residents to ensure that their parking needs
can be accommodated off-street. A program of education and enforcement must be
maintained,
6.2 Should Council concur with the recommendations contained in this report, staff will
be reporting back on the recommendation requiring further consideration by
Council.
Respectfully submitted,
Reviewed by,
Qk~"~~.:~~W
Chief Administrative Officer.
Da i . Crome, M.CI.P" R.P.P.
Acting Director of Planning & Development
LT*DC*jip
19 March 1999
1324
.
PD-36-99
PAGE 24
Attachment #1
Attachment #2
Attachment #'s 3 -11
Attachment #12
- Staff Report PD-105-98
- Current Policies on Parking
- Key Maps
- Traffic By-law Amendment
Interested parties to be notified of Council and Committee's decision:
Mr. Kelvin Whalen
Urban Development Institute
Durham Region Area
1100 Eglinton Avenue East
TORONTO, Ontario
M3C 1 H8
Richard Tranquada
Oshawa and District Homebuilders
King Street Postal Outlet
P.O. Box 26064
206 King Street East
OSHAWA, Ontario
L1 H 1 CO
18T-87089 & 18T-87087
Holloway Holdings
177 Nonquon Road
20th. Floor
Oshawa, Ontario
L1G 3S2
18T-89037
Landcrest Development Management Inc.
633 Edgeley Boulevard
Unit 3
Concord, Ontario
L4K 4H6
18T-89021
Scugog Developments Inc.
23 Wingate Crescent
Richmond Hill, Ontario
L4B 3)3
18T-93008
970973 Ontario Limited
82 Beechwood Avenue
North York, Ontario
M2L 1)5
18T-89044
Liza Developments
Liza Homes
30 Werthim Court
Suite 9
Richmond Hill, Ontario
L4B 1 B9
18T-91 005
W. D. Manson
W.D.M. Consultants
20 Clematis Road
Willowdale, Ontairo
M2N 4X2
18T-89064 & 18T-95005
Schickedanz Developments Ltd.
3311 Bayview Ave.,
Suite 105
Willowdale, Ontario
M2K1G4
1325
ON: PQ-1 05-98
ATTACHMENT '1
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
PUBLIC MEETING
Date:
General Purpose and Administration Committee
Monday, September 21, 1998
File #VIe., k.::,. c(? 034
(::> ()A -4'1'6" - 9V
Res. #
Meeting:
PD-105-98
DEV 98-054
File#:
Report #:
By-law #
Subject:
PROPOSED ZONING AMENDMENT
TO INCREASE THE SIZE OF A SINGLE CAR GARAGE
FILE: DEV 98-054
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-105-98 be received;
2. THAT the application to amend Comprehensive Zoning By-law 84-63 of the former
Town of Newcastle as amended requiring the construction of larger garages in
new homes to accommodate both the parking of vehicles and the storage of
household items be referred back to staff for further processing and preparation
of a subsequent report pending receipt of all outstanding comments; and
3. THAT the Durham Region Planning Department, Oshawa-Durham Home Builders
Association, the Urban Development Institute and any delegations be advised of
Council's decision.
1. APPLICATION DETAILS
1.1 Application:
Municipality of Clarington
1.2 Application:
To amend the general provisions of By-law 84-63 to increase
the size of a single car garage in new homes to accommodate
both the parking of a vehicle and the storage of household
items.
1.3' Applicable Area: All new residential development areas within the Municipality
of Clarington
1 ')/
Ij~o
REPORT NO.: PD-105-98
PAGE 2
2. BACKGROUND
2.1.1 On July 13th, 1998, Staff Report PD-91-98 was submitted for Committee and
Council's consideration at the request of Council in light of concerns that had
been received by the Municipality in connection with the lack of on-street parking
in new residential subdivisions.
2.1.2 Council, in consideration of the report, endorsed the following resolution:
"THAT Report PD-91-98 be received for information;
THAT staff report back to the General Purpose and Administration Committee in
September 1998 pertaining to amending the Comprehensive Zoning By-law to
require developers to include larger garages in their new homes in order to
accommodate both the parking of vehicles and storage of household items; and
THAT all interested parties listed in Report PD-91-98 and any delegations be
advised of Council's decision,"
3. PUBLIC NOTICE AND SUBMISSIONS
3.1 As the proposed amendment would be applicable to the Municipality at large,
notice of the Public Meeting was placed in the local newspapers serving the
Municipality pursuant to the requirements of the Planning Act.
3.2 In addition to the newspaper advertisements, by correspondence, the Oshawa-
Durham Home Builders Association was notified ofthe upcoming Public Meeting.
A copy of the notice and earlier staff report (PD-91-098) was forwarded to their
attention along with a request for any input which they might offer on the
application.
3.3 In discussing the merits of the application with a representative of the Oshawa
Home Builders Association, staff was advised that this item would be placed on
their upcoming membership meeting for discussion. It was also confirmed that
the Urban Development Institute, would be informed of the upcoming Public
Meeting.
1327
REPORT NO.: PO-105-98
PAGE 3
3.4 As of the writing of this report, other than staff's initial discussions with the
Oshawa-Ourham Home Builders Association there has been one general inquiry
received regarding this application.
4. STAFF COMMENTS
4.1 As noted in Staff Report PO-91-98, although it is not within the mandate of the
Municipality's Zoning By-law to address on-street parking, the By-law does require
each residential dwelling unit be it a single family, semi-detached or street
townhouse unit to provide a minimum of two (2) parking spaces.
4.2 The majority of dwelling units constructed today provide one space within the
garage and the second parking space on the driveway. However, a common
practice today finds the garage being used more frequently for the storage of
outdoor household items to the extent that it is questionable whether the parking
space located within the garage can adequately accommodate a vehicle.
This is most apparent where the garage constructed is a traditional "single-car
width" (9'10") compared to a "garage and a half' (15') or "two-car garage" (20').
4.3 Although the Municipality's Zoning By-law does not directly regulate the size of
a garage, it does stipulate that all parking spaces located within a garage must
comply with the By-law minimum size (2.75m by 5.7m) (9' x 18.5'). For reasons
stated previously, this minimum standard for a single car garage does not appear
to be working.
4.4 In order to implement Council's direction, an amendment to the Zoning By-law
could be drafted which would introduce a new minimum width and/or depth
standard for a single car garage. Staff will examine the new standard subsequent
to the input from the Home Builders Association.
1328
REPORT NO.: PD-105-9B
PAGE 4
4.5 Pending Council's direction and in consideration of any comments submitted
through the public meeting process, a draft of the By-law Amendment will be
finalized and forwarded for Committee and Council's review. Staff's subsequent
report will clarify the content of the draft By-law and identify any possible
implementation procedures.
4.6 In addition to this report and in light of Council's concerns that have been
expressed on the provision of both on and off-street parking facilities, staff of the
Planning and Public Works Department will be re-examining the issue of on-street
parking and will be forwarding a further report for Committee's consideration.
4.7 As the purpose of this report is to satisfy the requirements of the Public Meeting
process under the Planning Act, it is respectfully requested that this report be
referred back to Staff for further processing and the preparation of a subsequent
report.
Respectfully submitted,
Reviewed by,
d r ()- (LQ~~
Franklin Wu, M.C.I.P., R.P.P.
Director of Planning
and Development
~Jfy'l~
W.H. Stockwell
Chief Administrative
Officer
FW*df
10 September 199B
1329
ATTACHMENT #2
CURRENT POLICIES ON PARKING
1. OFFICIAL PLAN
The Municipality's Official Plan contains various policies that address residential
parking as follows:
i) Section 19.9.1 simple states ".....adequate off-street parking is required for all
new developments....";
ii) Section 9.4.6 of the Plan states that in dealing with medium and high density
residential developments, street townhouse units shall generally not
comprise more than six (6) attached units and shall not be sited on opposite
sides of the street unless adequate on-street parking can be provided to the
satisfaction of the Municipality. The implementation of this provision
ensures that on-street parking can be provided and does not interfere with
the installation of "street furniture" (ie. lights, hydro boxes, fire hydrants, etc.)
needed to serve the development. Additionally, through the implementation
of the Municipality's Design Criteria and Standard Drawings, the Public
Works Department ensures that wherever possible, all driveways for semi-
detached and street townhouse units are located immediately abutting each
other. This assists in laying out the on-street parking spaces.
(iii) Section 19.3.9 of the Plan permits deviations to the Municipality's standard
design criteria for roads to accommodate alternative design standards. In
essence, this policy provides the flexibility within plans of subdivision road
for variation in road standards which might incorporate, for example, a
service road or rear lane concept.
(iv) Section 18.3.3 states in part that street frontage of a park shall not be less
than 25% of the park perimeter. This contributes to additional on-street
parking being provided within plans of subdivision adjacent to a municipal
park.
1330
- 2 -
2. ZONING
As highlighted in Staff's earlier reports, it is not within the mandate of the
Municipality's Zoning by-law to address nor regulate on-street parking. The By-law,
however, provides the Municipality the necessary mechanism to require the
provision of off-street parking for the variety of housing types permitted within each
residential zone.
Currently, the Zoning By-law stipulates that each residential dwelling unit, be it a
single family, semi-detached or street townhouse unit, must provide a minimum of
two (2) parking spaces. Parking spaces may be enclosed. This does not preclude
that the development industry may provide additional parking spaces, as is the case
when a double car garage is constructed. Nevertheless, the spaces that are
provided are for the exclusive use of the residents of the dwelling unit.
3. APARTMENT-IN HOUSES
In 1997 the Municipality passed Amending By-law 97-76 to the Comprehensive
Zoning By-law, which permits apartment-in-houses in single and semi-detached
dwellings located in Urban Residential Type One (R1), Urban Residential Type Two
(R2) and Urban Residential Type Three (R3) zones, inclusive of all exception zones
except those in Orono.
Parking provisions were also included within the amending By-law and require one
parking space, in addition to the number of parking spaces required for the main
dwelling.
Applications received to date for registration of these apartment-in-houses have, in
some cases, required approval from the Clarington Public Works Department for a
curb cut in order to pave a wider driveway to accommodate the increased number
of parking spaces. However, the majority of applications have been able to
accommodate the required spaces in their existing garages and paved driveways.
1331
- 3 -
4. TRAFFIC BY-LAW
Currently, three-hour parking is enforced by Municipal Enforcement Staff during the
day and the Regional Policy overnight.
5. ON-STREET PARKING STANDARD
An average overall minimum of lon-street parking space must be provided for
every 3 street townhouse units within any new urban residential subdivision.
An average overall minimum of lon-street parking space must be provided for
every 4 single or semi-detached units within any new urban residential subdivision.
On-street parking spaces must be evenly distributed for each individual street or
sub-section of the draft plan. The Parking Plan for the subdivision must be
compartmentalized into sub-sections In a manner which demonstrates that an
adequate number of on-street parking spaces have been provided within a
reasonable proximity of any individual dwelling unit within the subdivision.
1332
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ATTACHMENT .11
""' .
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 99-_
ATTACHMENT '12
being a By-law to amend By-law 91-5B, as amended, being a
By-law to Regulate Traffic on Highways, Municipal and Private
Property in the Municipality of Clarington.
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 91-58.
NOW THEREFORE 8E IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 4 "General Parking and Stopping Regulations", Subsection 6 "No Person shall
on any highway park any vehicle:" of By-law 91-58 is amended by adding the
following:
IL) between the hours of 3:00 a.m. and 5:00 a.m.
2. This By-law shall come into effect on the date of the passing hereof.
BY-LAW read a first time this day of
1999.
BY-LAW read a second time this day of
1999.
BY-LAW read a third time and finally passed this
day of
1999.
MAYOR
CLERK
1342