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Home My WebLink AboutPD-40-99 ON: PD-4O-99 ... THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT PUBLIC MEETING Meeting: General Purpose and Administration Committee File # O~ .ZSA .'1<1.007 Res. #GPR -;2.4 \-Cfl. Date: Monday, May 3, 1999 By-law # Report #: PD-4o-99 File #: ZBA 99-007 Subject: REZONING APPLICATION APPLICANT: ROBINSON RIDGE DEVELOPMENTS INC. PART LOT 35, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON (SOUTH OF BLOOR STREET AND EAST OF TOWNLlNE ROAD FILE NO.: ZBA 99-007 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-40 -99 be received; 2. THAT the application to amend Comprehensive Zoning By-law 84-63, as amended, of the former Town of Newcastle, submitted by Robinson Ridge Investments Inc. be referred back to Staff for further processing and the preparation of a subsequent report upon receipt of all outstanding comments, and review of all comments received; and 3. THAT the Durham Region Planning Department and all interested parties listed in this report and any delegations be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Owner: Robinson Ridge Developments Inc. 1.2 Agent: Jack Crosby 1.3 Rezoning: From: i) "Holding ~ Urban Residential Exception ((H)R2-11" to a special exception zone to permit a reduction in the side yard setback from 1.2 metres to 0.6 metres on one side of the dwelling; ii) "Holding - Urban Residential Exception ((HRl-41)" to permit townhouse units; and iii) "Holding - Urban Residential Type Three (R3)" to permit semi-detached / link dwelling units. 609 '" REPORT PD-40-99 PAGE 2 . 1.4 Revision to Draft Approved Plan of Subdivision: To permit eleven (11) townhouse units to be replaced with four (4) semi- detached/link lots (eight (8) units) and visa versa 1.5 Area: portions of the 25 ha (61.7 acres) draft approved plan. 2. LOCATION 2.1 The subject lands are located south of Old Bloor Street on the east side of Townline Road. The property is further described as being in Part Lot 35, Concession 1, former Township of Dad ington. 3. BACKGROUND 3.1 The application is to rezone a portion of 25 ha (61.7 acre) parcel which was draft approved by the Ontario Municipal Board September, 1996. The draft approval was for a total of 451 units. In 1998, phase I of the development was registered with 122 units. The current application proposes to revise the side yard setback requirements for an "Urban Residential Exception (R2-11)" for subsequent phases of development. This would permit 0.6 m setback on one side and 1.2 m on the other side, as opposed to 1.2 m on both sides for single detached dwellings. The other zoning change would facilitate the inter changing of an "Urban Residential Exception (R2-11)" zoned lots with "Urban Residential Type Three (R3)" zoned blocks. Neither revision would increase the number of previously approved units. 4. EXISTING AND SURROUNDING USES 4.1 Existing Uses: Vacant 4.2 Surrounding Uses: East - vacant land and limited existing residential fronting on Prestonvale Road; West - Townline Road and residential dwellings in Oshawa; South - vacant land; North - new residential dwelling units under construction 5. OFFICIAL PLAN POLICIES 5.1 Within the Durham Regional Official Plan,the subject property is designated "Living Area". The predominant use of land within this designation shall be for housing 610 REPORT PD-40-99 PAGE 3 purposes. The Transportation schedule, of the Durham Plan, identifies Townline Road as a Type "6" arterial road. 'fhe draft approved plan has two controlled access points for the subdivision to Townline Road. The proposed rezoning will not impact upon the design of the subdivision. The application would conform. 5.2 Within the Clarington Official Plan, the subject lands are predominantly designated Urban Residential, with some Environmental Protection Area designation. The property is located within the 6ayview Neighbourhood of the Courtice Urban Area. The urban residential lands are further defined by a Medium density symbol. The predominant use of land within the Urban Residential designation shall be for housing purposes. The Medium density symbol permits a net density of 31 to 60 units per ha (uph), and the predominant housing form is to be townhouses, triplex/quadruplex and/or low rise apartments. The Transportation Schedule, of the Clarington Plan, identifies Townline Road as a Type "6" arterial road, as well as a collector road within the draft approved plan. The proposed rezoning is not impacting the design or unit yield of the draft approved plan of subdivision. The application appears to conform. 6. ZONING BY-LAW PROVISIONS 6.1 The draft approved plan of subdivision contains various residential zones. The current application proposes to amend the side yard setback requirements of the "Urban Residential Exception (R2-11)" to permit a reduction in the side yard setback from 1.2 metres to 0.6 on one side of the dwelling. The other zone change is proposed to facilitate an amendment to draft approval allowing two townhouse blocks to be developed as four semi-detached/link lots, while the four semi- detached/link lots would be developed as two townhouse blocks. 7 PUBLIC MEETING AND SUBMISSION 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject sit and public notice signs were installed on the Townline Road frontage as well as at the end of Fenning Drive. At the writing of this report no inquires have 611 REPORT PD-40-99 PAGE 4 been received with respect to the application. 8. AGENCY COMMENTS 8.1 The application was circulated to a limited number of agencies and departments to obtain their comments. At this time comments remain outstanding from Regional Planning and Regional Works Departments. 8.2 The Clarington Public Works Department advised that they have no objection in principle to reducing side yard setbacks, from 1.2 m to 0.6 m, on one side of a single detached dwelling. However, they have advised that complications related to grading may occur with the reduction of side yard setbacks. The problems relate to difficulties accommodating 3:1 slopes between dwellings, and access to the rear of the homes, especially when air conditioners are installed in side yards. 9, STAFF COMMENTS 9.1 The applicant is proposing to reduce the side yard setback requirements from 1.2 m to 0.6 on one side of the dwelling for the R2-11 zone, and to switch the zoning of two townhouse blocks (R3) with the zoning of four semi-detached/link lots (R 1-41). 9.2 The Urban Residential Exception (R2-11) zone only permits a single detached dwelling on a lot having a frontage of 10.5 m (34.4 ft) and area of 310 m2 (3337 sq. ft). It is the applicant's desire, through the subject rezoning application, to increase the building envelope area for a lot zoned R2-11 by reducing the required side yard setbacks on one side of the dwelling. 9.3 The applicant submitted a covering letter with the rezoning application indicating they are aware the Municipality is reviewing the issue of on-street and off-street parking in residential areas, and suggested that they were prepared to cCKJperate with the Municipality in this regard as it pertains to future phases. 612 . REPORT PD-4o-99 PAGE 5 9.4 Public Works have advised they have no objection in principle to the application. The issue of grading between lots is specific to walk-out type lots or where 3:1 slopes occur. Public Work staff advise that achieving proper grading/and drainage in the above situations may be further complicated if houses on adjoining lots are built with a total of 1.8 m between dwellings (i.e. 1.2 m + 0.6 m). Should the rezoning be approved to permit a 0.6 m setback on one side of the dwelling, it may be appropriate to amend conditions of approval, to stipulate that Public Works has authority to dictate house siting based on lot grading and drainage details for lots with a 0.6 m side yard setback. 10. CONCLUSION 10.1 The purpose of this report is to facilitate the Public Meeting as required by the Planning Act, to provide Committee and Council with some background on the application submitted and for Staff to indicate issues or areas of concern regarding the subject application. It is recommended the application be referred back to Staff for further processing and subsequent report upon resolution of all issues and receipt of all outstanding comments Respectfully submitted, D,,;~.RPP Acting Director of Planning & Development Reviewed by, d~-OlAv Franklin Wu, M.C.I.P., R.P.P., Chief Administrative Officer CP*DjC*cc April 26, 1999 Attachment No. 1 Key Map. Interested parties to be notified of Council and Committee's decision: Jack Crosby Robinson Ridge Development Inc. 60 Centurian Drive Suite 219 Markham, Ontario L3R 8T6 613 . ~ CURRENTLY ZONED (H)R2-11 liifiii:m:M CURRENTLY ZONED (H)R 1-41 ~ CURRENTLY ZONED (H)R3 LOT 35 OLD BLOOR STREET ~ '" o STREET "H" :I: 0- => o '" o '" o '" STREET "A" ..-- w ~~ o STREET "r 0- STREET "K" z o (f) (f) W U Z o U STREET .C. ,m 8 ~ STREET -r:" , p I;; '" ~ COURTICE KEY MAP ZBA. 99-007 614 ATTACHMENT '1 I