HomeMy WebLinkAboutPSD-042-07
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Report #: PSD-042-07
File #: ZBA 2007-0010
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Date:
Monday, April 23, 2007
Subject:
REZONING TO PERMIT THE DEVELOPMENT OF TWELVE (12)
TOWNHOUSE UNITS
APPLICANT: PRESTONVALE HEIGHTS LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-042-07 be received;
2. THAT the rezoning application submitted by Prestonvale Heights Limited be referred
back to Staff for further processing; and,
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Reviewed by:
c)~.CJl
vid . Crome, M.C.I.P., R.P.P.
Director, Planning Services
Franklin Wu
Chief Administrative Officer
SA2/CP/DJC/df
17 April 2007
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET. BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-042-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant/Owner: Prestonvale Heights Limited
1.2 Agent: Sernas Associates
1.3 Proposal: To rezone the subject lands from "Urban Residential Exception
(R3-17) Zone to an appropriate zone to permit the development of
twelve (12) townhouse units fronting on Beckett Crescent, where
they were originally draft approved with the front yard facing
Meadowglade Road.
1.4 Area: (0.31 ha) 3,080 m2
1.5 Location:
Part Lot 34, Concession 2, former Township of Darlington,
municipally known as 31 to 53 Beckett Crescent.
2.0 BACKGROUND
2.1 On February 7, 2007, Prestonvale Heights Limited submitted an application to rezone
blocks 179 & 179 within 40M-2148, located at the northwest corner of Bloor Street and
Meadowglade Road to permit the development of twelve (12) townhouse units. Twelve
townhouse units were approved as part of the original Draft Approved Plan of
Subdivision for the referenced two (2) blocks.
The two townhouse blocks are bounded by Meadowglade Road on the east and Beckett
Crescent on the west. As such, the properties have "frontage" on both streets. Due to
access restrictions on arterial roads, the normal treatment in this situation is to provide
for the front door of the dwelling and vehicle access for the lot from the local road
(Beckett Crescent in this case). This would require a noise attenuation fence to be built
along the arterial road, or rear lot line (Meadowglade Road in this case) to meet the
Ministry of Environment (MOE) Guidelines for noise in the outdoor amenity area of the
property. These are referred to as "reverse frontage" lots.
Over the past decade, there has been a trend to avoid the use of extensive noise
fences wherever possible, primarily through the provision of "window" streets adjacent
to the arterial road. The section of Beckett Crescent along Bloor Street has been
designed as a window street (See Attachment 1).
In the case of the townhouse blocks along the Meadowglade section of Beckett
Crescent, the design intent was to try to eliminate the need for a noise fence and
provide for an aesthetically-pleasing streetscape by:
. Moving the houses closer to the arterial road and providing a larger area for an
outdoor amenity space on the Beckett Crescent side of the lot.
. Dressing up the design of the "rear" door on Meadowglade to appear and be defined
as a front door to the home.
REPORT NO.: PSD-042-07
PAGE 3
This is the design solution that was used along the Townline Road frontage south of
Bloor Street and on Sprucewood Crescent in Bowmanville for the condominium blocks.
However, it works best in a rear lane situation or a condominium situation. After a
number of attempts to arrive at a suitable design for the houses, staff and the owner
have determined to revert to the traditional arrangement with the noise fence along
Meadowglade Road.
The subject application is necessary since the zoning by-law defined the Meadowglade
Road frontage of the lot as the "front yard" so that the "rear yard" amenity area facing
Beckett Crescent would meet MOE guidelines. The change in the defined "front yard"
proposed through this zoning application is simply to allow the reverse frontage design
to proceed. There is no change to vehicular access; it was always to occur from
Beckett Crescent.
2.2 The applicant submitted a Noise Impact Study to address the concerns regarding noise
exposure from Meadowglade Road and Bloor Street. The study concluded that noise
fencing will be required along the side and rear property lines, abutting Bloor Street and
Meadowglade Road respectively, to reduce the noise levels in the rear yard of the
proposed lots.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject property and area subject to rezoning measures 0.31 acres (3,080 m2) and
is currently vacant.
3.2 The surrounding uses are as follows:
North -
South -
East -
West -
Residential (single detached)
Residential
Vacant land draft approved for a Public Secondary school
Residential (single detached and townhouse units)
4.0 PROVINCIAL POLICY
4.1 Provincial Policv Statement
Policies for Settlement Areas dictate that land use patterns are to be based on densities
that efficiently use land and the infrastructure and services that are available. This
application is consistent with the Provincial Policy Statement.
4.2 Provincial Growth Plan
This application acknowledges the province's initiative to provide a greater variety of
housing types to meet the needs of people at all stages of life. This application
conforms.
REPORT NO.: PSD-042-07
PAGE 4
5.0 OFFICIAL PLANS
5.1 Durham Reaional Official Plan
The Durham Regional Official Plan designates the subject lands as Living Area. This
designation provides that each community shall be developed to incorporate the widest
possible variety of housing types, sizes and tenures. The subject proposal for twelve
(12) townhouse units conforms.
5.2 Clarinaton Official Plan
The Clarington Official Plan designates the subject lands as Medium Density
Residential within the Courtice Urban Area. The intent of this designation is to provide a
variety of housing densities and forms to ensure that each neighbourhood achieves a
desirable housing mix. Townhouses are included within the predominant housing forms
envisioned for Medium Density Residential areas. The proposed use conforms to the
Clarington Official Plan.
Bloor Street is classified as a Type 'A' Arterial Road. Type 'A' arterial roads are
designed to efficiently move large volumes of traffic at moderate to high speeds over
relatively long distances. Meadowglade Avenue is a Type C Arterial, which are
designed to move lower volumes of traffic at slower speeds over relatively short
distances. The Municipality requires that arterial roads provide for continuous
movement and therefore private access is limited.
6.0 ZONING BY-LAW
6.1 Zoning By-law 84-63, as amended, zones the subject lands Urban Residential
Exception (R3-17) Zone. The current zone defines the frontage for the townhouse units
to be on Meadowglade Road with vehicular access from Beckett Crescent, whereas the
subject application proposes the townhouse units with a Beckett Crescent frontage and
access (reverse frontage lots).
The proposed use does not conform to the provisions of this zone and therefore this
rezoning application is required.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
lands and a public notice sign was installed on each of the Bloor Street, Meadowglade
Road and Beckett Crescent frontages.
7.2 The Planning Services Department has received two inquiries as of the drafting of this
report. The caller was concerned with the increased on-street parking as a result of the
proposed rezoning. The caller believes Beckett Crescent is a narrow street and there
are a number of children living on the street. Lastly, the rezoning was viewed to
depreciate the value of the caller's home.
REPORT NO.: PSD-042-07
PAGE 5
8.0 AGENCY COMMENTS
8.1 The rezoning application and notice of public meeting was circulated to various
agencies and other departments by the Planning Services Department. Comments
received to date are as follows:
· Clarington Building Department and Clarington Emergency and Fire Services
indicated that they do not have any concerns with the subject application;
· Clarington Operations provided comments pertaining to the proposed noise wall,
requesting that the proposed shrubbery along the wall be eliminated, as there is not
enough space for growth or maintenance. Alternatively, the alignment of the wall
should include four strategically located jogs onto private property complete with
appropriate plantings. The fence and planting shall be maintained by the property
owners;
· Clarington Engineering reviewed the application and has no objection to the
proposed zoning change. However, they have requested that the engineering
drawings must be amended to include the noise attenuation fence that is required.
Also, the plantings adjacent to the sidewalk on Meadowglade Road will not be
permitted; and
· Durham Regional Planning indicated that the proposal is permitted by the policies of
the Regional Official Plan. Services will be available to the subject property from
Beckett Drive. They reviewed the Noise Impact Study submitted in support of the
application and concluded that the recommendations and calculations appear to
meet the requirements of the Region and the Ministry of Environment.
9.0 STAFF COMMENTS
9.1 The policies of the Regional Official Plan and the Clarington Official Plan limit individual
private access to arterial roads. The subject blocks are located at the intersection of
Bloor Street, a Type 'A' arterial and Meadowglade Road, a Type 'C' arterial. However,
rear yards abutting arterial roads typically require noise mitigation that does not provide
for an attractive streetscape. As a result, when the development was originally being
draft approved these lots were zoned to require the front door of the units to face
Meadowglade, yet vehicular access was to be maintained from the local road, Beckett
Crescent.
9.2 The owner/builder has met with staff and expressed concern in designing units that
would have an attractive streetscape on Beckett Crescent where the vehicular access,
garage and rear of the unit is located. As a result, this application has been filed to
allow the twelve (12) units originally draft approved facing Meadowglade Road, to front
on Beckett Crescent. Access to the units was originally intended to be from Beckett
Crescent and therefore the subject application will not have .a significant change on
traffic patterns. Beckett Crescent meets the Municipality's standard width for a local
road. On-street parking should not pose a problem, as a parking plan was prepared
prior to draft approval that accounts for sufficient on-street parking for visitors.
REPORT NO.: PSD-042-07
PAGE 6
9.3 A Noise Impact Study was submitted in support of the rezoning application to address
noise from Meadowglade Road and Bloor Street. The study found that noise levels for
the outdoor amenity space exceed permitted levels and will therefore require mitigation
measures in the form of noise fencing along the south side and rear property lines. The
proposal includes landscaping along the length of the fencing and architectural features
along the fencing itself to further address streetscape issues. The proposed landscaping
along the fence will be eliminated and replaced with articulation in the form of inward
jogs in the fence which will contain appropriate landscaping maintained on the property.
10.0 CONCLUSION
10.1 Currently, no objections have been received as the result of agency circulation. Staff
have acknowledged the concern expressed as a result of public notice pertaining to
increased traffic, on-street parking and safety. Although the units were originally draft
approved to front onto Meadowglade Road, vehicular access was always proposed to
be from Beckett Crescent. Secondly, the landscaping and architectural detail along the
noise attenuation fencing will need to be modified to satisfy the requirements of the
Municipality. Staff recommend that the application to rezone the subject lands be
referred back to staff for further processing.
Attachment:
Attachment 1 - Key Map
List of interested parties to be advised of Council's decision:
Michelle Courville
Prestonvale Heights Limited
Sernas Associates
Attachment 1
SO 042-07
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