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Home My WebLink AboutPD-90-99 *N: PD-90-99 ` - REPORT 19. THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON + . REPORT Meeting: Council File# Date: Monday,July 19, 1999 Res. #-L/,-- . Report#: PD-90-99 FILE#: 18T-91005 By-law# Subject: PROPOSED RED-LINE REVISION TO DRAFT PLAN APPROVAL APPLICANT: CLARET INVESTMENTS LTD. &REXGATE HOLDINGS LTD. PART LOT 30,CONC.3,FORMER TOWNSHIP OF DARLINGTON NORTH-EAST CORNER OF TRULLS ROAD AND NASH ROAD FILE NO.: 18T-91005 Recommendations: It is respectfully recommended to Council the following: 1. THAT Report PD-90-99 be received; 2. THAT the proposed red-line revisions to Draft Approved Plan of Subdivision 18T-91005, dated June 22, 1999, submitted by W.D.M. Consultants on behalf of Claret Investments Ltd. and Rexgate Holdings Ltd. be approved, subject to the conditions contained in Attachment No. 3 to this report; and 3. THAT the Durham Region Planning Department, and all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: W.D.M. Consultants 1.2 Owner: Rexgate Holdings Limited and Claret Investments Limited 1.3 Subdivision: to revise the draft approved 110 townhouse units to 53 townhouse units and 19 semi-detached/link lots(38 units),for a total of 91 units 1.4 Area: 4.644 ha(11.475 acres) 2. LOCATION 2.1 The subject lands are located in Part Lot 30, Concession 3, former Township of Darlington. The subject property has a limited frontage on Nash Road,immediately east of Trulls Road. t , REPORT NO.: PD-90.99 PAGE 2 3. BACKGROUND 3.1 On March 23, 1993, Council recommended approval of the proposed plan of subdivision 18T- 91005, for 110 townhouse units and a 0.88 ha Open Space Block. On June 11, 1993 the Region of Durham issued Draft Approval to the application for 110 townhouse units. In the summer of 1994, the applicant completed channelization works as required in the conditions of draft approval. However, no further progress towards final approval of the subdivision and registration of the development has occurred. 3.2 On April 19, 1999, Committee received report PD-36-99 dealing with parking in residential areas. The report identified a number of issues related to both on-street and off-street parking in residential subdivisions. Section 4.6 of the report entitled"Strategy 4: Improved Subdivision Design", identified nine(9)draft approved plans of subdivision containing freehold townhouses where staff foresee potential parking problems. Application 18T-91005, as draft approved, was included in the list of draft approved plans. 3.3 Committee and Council approved a resolution requesting staff, from the Planning and Public Works Department, to review the identified nine (9) plans of subdivisions with the respective land owners `with a view to co-operatively agreeing on modifications to the draft approvals'. 3.4 In May a parking plan for the plan as draft approved was submitted. The plan indicated 38 on- street parking spaces could be provided and 37 were required. However, the majority of the parking spaces were not located in proximity to the proposed units. In June, Mr. William Manson, the consultant for the landowners of 18T-91005 met with Planning Department Staff to discuss possible revisions to the draft approved plan. Mr. Manson originally proposed revising lots 63 to 101 inclusive, either side of the south leg of Street B from townhouse units to semi-detached/link units. Following fiuther discussion it was agreed that the amendment would include lots 45 to 62 inclusive, on the south side of the north leg of Street B as well as lots 63 to 101 inclusive. The draft approved plan and the proposed revisions compare as follows: REPORT NO.: PD-90-99 PAGE 3 Unit Type Draft Approved Plan Proposed Red-line Revisions On-street Townhouse 110 53 Semi-detached/link 0 38 Total Units 110 91 The proposed revisions include a reduction of 57 townhouse units and a total reduction of 19 units overall. 4. OFFICIAL PLAN POLICIES 4.1 Within the Clarington Official Plan the subject lands are designated"Urban Residential" and "Environmental Protection Area" within the Glenview Neighbourhood of the Courtice Urban Area. The subject lands are further identified by a "Medium" density symbol. Table 9-2 assigns 110 medium density units to the lands, consistent with the existing draft approval. In addition the neighbourhood has a target of 1135 units. A Neighbourhood Design Plan was recently completed for the Glenview Neighbourhood and received by Council in June of this year. 4.2 Section 9.4.1 of the Official Plan states the predominant housing forms for medium density development may include; townhouses, triplex/quadruplex, low-rise apartments, mixed use developments. Should the proposed revisions be approved, 58% of the units in this development would be on-street,townhouses. Adjacent lands to the west and south have been identified as future development blocks, in the Neighbourhood Design Plan, and may accommodate medium density housing. Section 9.4.5 states the housing targets contained in Table 9-2 are a general guideline for the distribution of housing units but may be altered without amendment to this Plan provided development conforms to the neighbourhood population allocation. Based on the Neighbourhood Design Plan, Staff is satisfied that the reduction of 19 units does not have a significant impact on the ability to achieve the 1135 unit target. 4.3 The proposed revisions would appear to conform to the Clarington Official Plan. REPORT NO.: PD-90.99 PAGE 4 5 ZONING BY-LAW PROVISIONS 5.1 The subject property is zoned"Holding-Urban Residential Type Three ((H)R3) In addition to on-street and link townhouse units, said zone allows all uses permitted in the R1 Zone, subject to the zone regulations contained therein. The Urban Residential Type One(R1) zone allows single detached dwellings based on 15.0 metre frontages and semi-detached/link lots based on 18.0 in frontages. The proposed revisions include 18.0 in semi-detached/link lots. The proposed revisions to draft approval appear to comply with the existing zoning provisions. 6 AGENCY COMMENTS 6.1 In consideration of the existing draft approval and the nature of the revisions, the proposed amendment was only circulated to the Public Works Department for comment. The Public Works Department has advised that since the subject lands were previously draft approved for 110 units and the applicant is now seeking to reduce the total number of units to 91, they consider this an improvement from the perspective of on-street parking. Therefore they have no objection to the proposed revisions subject to the previous conditions of draft approval and revised engineer drawings. 7 STAFF COMMENTS 7.1 Plan of subdivision 18T-91005 was draft approved in 1993 with 110 townhouse units. The plan of subdivision did not include a mix of dwelling units, and the subdivision design was based on a road pattern commonly referred to as a"P-loop". Given the proposed concentration of townhouse units, and the Municipality's more recent, experience with similar such developments,the proposal was identified as potentially developing on-street parking problems. 7.2 The applicant's letter of June 23, 1999, requesting consideration of the proposed red-line revisions suggests the revisions are intended to address the parking concerns raised by Clarington Council, as well as provide a housing mix that reflects current market conditions. The proposed revisions are determined to conform with the policies of the Clarington Official Plan. In addition, the revisions as negotiated ensure that townhouse units are not sited on opposite sides of the street, thereby improving the potential for on-street parking. A parking plan based on the proposed red-line revisions has not been submitted at this time. However, REPORT NO.: PD-90-99 PAGE 5 based on the parking plan submitted for the original development in May, staff determined the proposed red-line revisions would appear to accommodate an additional ten on-street parking spaces while at the same time reducing the number of units by 19. The additional on-street parking spaces are located in closer proximity to the proposed units. 7.3 In addition to reducing the number of townhouse units, the applicant has agreed to provide garages with a minimum floor area of 18.58 mZ (200 fe) and a minimum width of 3.0 in(10 R) for all units, as well as the two outdoor parking spaces for the proposed semi-detached link units. This requirement will be incorporated in the revised conditions of draft plan approval. 7.4 Staff has begun discussions with some of the other owners of the identified nine subdivision applications. This is the first subdivision in which the applicant and staff have been able to negotiate revisions satisfactory to both parties. The proposed revisions can be accommodated within the existing R3 zone provisions. Staff believes the proposed revisions provide a large improvement to the issue of on-street parking and support the revisions as submitted. 8 CONCLUSION 8.1 In consideration of the comments contained above, the Planning Department support the proposed red-line revisions to draft plan approval and recommend approval subject to the conditions contained in Attachment No. 3. Respectfully submitted, Reviewed by, d Cro .C.I.P.,R.P.P. Franklin Wu,M.C.I.P., R.P.P. Director of Planning and Development Chief Administrative Officer CP*DJC*jip 8 July 1999 Attachment No. 1 - Key Map Attachment No. 2 - Proposed Red-line Revisions Attachment No. 3 - Conditions of Draft Approval REPORT NO.: PD-90-99 PAGE 6 Interested parties to be notified of Council and Committee's decision: W.D.M. Consultants 20 Clematis Road Willowdale, Ontario M2J 4X2 ATTACHMENT No. 1 ® SUBJECT SITE LOT 31 LOT 30 LOT 29 GEOf / 0 Q o M w Z V) U Z O W ST R ! T NASH ROAD N Z O V) uj Z Nl0 wqY OV S COURTICE y 8T-91 005 KEY MAP t � . __j I ATTACHMENT No. 2 _ CECIL FOUND CRESCENT II 1 m x 33 0 24>5 20 2J?8 OR 5D 51 J3 53 54 J5]! 5J ]B 55 b 41 42 N K N 31 z y 18 r 15 STREET B LOT 30 L 17 ; LJ 16 I0 c D r E D n m i PoSf �m✓. N sa N rb N w N se Yn+ Yn� k 7 4 Is—' s a 5z 6 su a N s5 d N w e 9 5 S U Z 0 13 61 11 15 FAMILY G 10 LL L0 I N-1 n x x n 0 PROPOD STRE_T STREET STREET e B . l m DID m 5 mx m w Z 7 II F oy 5 e1 m s v N 5 t Q 3 °FO°DSED NINGL 4 'PMILY DINCTU:G 3 as Z 3 d Is r m H "� !g & _ '➢B 7(1 SPEN 9GICE 7. r z _ m M ue n re N INV r ) O D tl D „ �. •TDw�` ee EXISTING RESIDENT AL SO a 13 D sle Irlan9le � yp ,e xt�eglel•x ur¢ W,¢n ROAD ALLOWANCE BETWEEN CONCESSIDN 2 AND 3 (NASH ROAD) 18T-91 005 �...�..�i.nTll�ifAT. ♦DDDAVAi nT`VIMAT.DT.AN AFVTVTIZATTON E ATTACHMENT NO.3 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to draft Plan of Subdivision 18T-91005 prepared by J.D. Barnes Limited dated June 22, 1999 showing 19 lots for semi-detached or linked dwellings (38 units), 53 lots for on-street townhouse units, Block 73 for Open Space, and Blocks 74, 75 and 76 for 0.3 metre reserve. REQUIREMENTS TO BE INCLUDED IN THE SUBDIVISION AGREEMENT 2. That the Builder include a disclosure in all purchase and sale agreements advising home buyers of municipal parking regulations, to the satisfaction of the Director of Planning and Development. 3. That the Owner agrees that in all registrations all semi-detached/linked dwelling units will be constructed with two (2) outdoor parking spaces. Where the two outdoor parking spaces are provided side by side, the combined minimum width of the two spaces may be reduced to 4.6 metres provided the minimum landscaped open space within the front yard is thirty percent (30%). 4. Any parking space within a garage shall have a minimum width of 3.Om and a minimum area of 18.58mZ. ?i ' ATTACHMENT No. 3 f III —I LE I I I -'- I b,l DRAFT"PLAN 18T-91005 III — . —I ? r •—� ) o suaD sDN D 0 30 9 z ON-SS OV 3 01 CIR15Tl RESIENT r I � • I ---- -- ------ II AL 7�NLEIJEM Q BE BE SEE BE, BE IS IS STREET j &x ✓ WMI-D„is AED zre r I SiRFET ,' B flMDS -1.3f0 np LOT 30 CONCESSION 3 m°J^`°` •°�'^^ -- — / D.31 RSEaVEE TIB 1.o,D° mm .mr xar.nox —.L. . 11E RIINN°ACT. Rl. �.a , s II Li d � w . E � : SEES .. STE°i°BE.E ,LE° w E YSWOE[4 pSESEE PLAN w r siaa"irvrtn is 9 usin N e B, / Is BE 3 I j ` -y-- YY\•i11 Earsure EpIMO uSEM o IS Ir U e a - j nrar xs*EV,n wnm J Y F y • lPYlNNS OEifY'rE 'I I a� / '',� o�i5riw rt51ow`Iw I • ,"•..w., as.D u�oY.n¢erncw mYat IM z MD 3 (Ra YpgD) '��m�?��• --- -------------------- J.D. BARNES M^