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HomeMy WebLinkAboutPSD-008-19Clarington Planning Services Public Meeting 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: January 28, 2019 Report Number: PSD -008-19 Resolution Number: PD -010-19 File Numbers: S -C-2018-0005 OPA2018-0004 ZBA2018-0026 By-law Number: Report Subject: Applications by Delpark Homes (Prestonvale) Inc. for a Clarington Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law Amendment to permit a 78 dwelling subdivision on the west side of Prestonvale Road and south of Southfield Avenue in Courtice. Recommendations: 1. That Report PSD -008-19 be received; 2. That the proposed Clarington Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law Amendment submitted by Delpark Homes (Prestonvale) Inc. continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -008-19 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -008-19 Report Overview Page 2 The Municipality is seeking the public's input on applications for a proposed Draft Plan of Subdivision, Clarington Official Plan Amendment and Zoning By-law Amendment, submitted by Delpark Homes (Prestonvale) Inc., to permit 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south a new east -west street and an Open Space block. 1. Application Details Owner: Delpark Homes (Prestonvale) Inc. Applicant: The Biglieri Group Ltd. Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 78 residential lots, consisting of 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south a new east -west street and an Open Space block. Official Plan Amendment To change the designations of the lands at 1430 and 1500 Prestonvale Road from Future Urban Residential and Neighbourhood Park to an appropriate residential density in the South West Courtice Secondary Plan to permit the single detached and townhouse dwellings. Zoning By-law Amendment To rezone the lands at 1430 and 1500 Prestonvale Road from the "Agricultural (A) Zone" to appropriate zones that would permit the single detached and townhouse dwelling units. Area: 9.07 Hectares Location: 1430 and 1500 Prestonvale Road, Courtice Roll Number: 1500 Prestonvale Road - 181701007002700 1430 Prestonvale Road - 181701007002600 Within Built Boundary: No Municipality of Clarington Report PSD -008-19 Page 3 2. Background 2.1 Amendment 107, a comprehensive update to the Clarington Official Plan, was approved by the Region of Durham on June 19, 2017. As part of the comprehensive review these lands, which are within the urban area, were re -designated from future urban residential to urban residential. Prior to development of the lands the policies require the secondary plans to be updated from future urban residential to provide detailed land uses. The existing Southwest Courtice Secondary Plan was not revised as part of the comprehensive update. The existing secondary plans are currently being reviewed. 2.2 In order to submit the Clarington Official Plan Amendment application Delpark Homes required Council's permission to accept the application within two years of the comprehensive update. Council approved the applicant's request on September 17, 2018. 2.3 The Southwest Courtice Secondary Plan originally identified the subject lands as future urban residential due to servicing constraints (Figure 1). Until the new sanitary sewer trunk is constructed to service the Courtice Water Pollution Control Plant, all sanitary sewage flows west to the Harmony Creek WPCP in Oshawa. With the two proposed elementary school sites contained in the original secondary plan and draft approval these lands could not be serviced by gravity to the sanitary sewer. 2.4 In 2013, both school boards indicated those blocks were not required for their needs. The Secondary Plan was amended to remove the school blocks and designate the lands urban residential to permit the existing subdivision. The development of the subdivision included bringing services through Roy Nichols Drive which abuts the subject lands (see Figure 3). 2.5 The extension of the services on Roy Nichols Drive provided an opportunity for development on a portion of the subject lands. The topography of the subject lands limits the amount of the lands that can utilize the services on Roy Nichols Drive. The applicant's consultants have determined that 78 units could be developed utilizing the services on Roy Nichols Drive. The remainder of the subject lands will require the trunk sewer from Courtice WPCP. Municipality of Clarington Report PSD -008-19 BLOOR STREET • •� /t � r �V I r © U i GRANDVIEW I �' On June 26, 2014 Council DRIVE i F approved the deletion of public and separate elementary o H school symbols and approved Zi a Plan of Subdivision consisting of 80 single detached dwellings o ��..�.��..� a and two new municipal roads, o Roy Nichols Drive and SOUTHGATE Lu Stanton Street DRIVE I SWF a LEGEND Planning Area Boundary [--] Environmental Protection Area Arterial Roads Type A MAP A ILd Future Urban Residential I- Storm Water Facility Arterial Roads Type B LAND USE = Low Density Residential - Public Elementary School ----- Arterial Roads Type C Medium Density Residential a Separate Elementary School Collector Roads SOUTH WEST COURTICE — High Density Residential - Neighbourhood Centre 4— Local Road Access SECONDARY PLAN - Neighbourhood Park - Utilities -. 0 Intersection Improvement MAY, 2014 -Parkette ® Heritage House Pedestrian And TNlsconsouDAnoN is PRovmsoroR cosvwceoNLv Bicycle Routes AN DREPRESENTS REQUESTED MODIFIGATIONSAND APPROVALS Page 4 Figure 1: Southwest Courtice Secondary Plan prior to deleting the Public Elementary and Separate Elementary School Blocks Municipality of Clarington Report PSD -008-19 Page 5 2.6 The proposed development includes 66 single detached dwellings and 12 townhouse dwellings, the extension of Rosswell Drive south, a new east -west street and an Open Space block (see Figure 2). The Planning Justification Report submitted in support of the applications has indicated that the townhouses will have a minimum frontage of 7 metres. However, setbacks for end units may not have been accounted for based on the Draft Plan of Subdivision plan submitted. This will be reviewed further with the applicant. 2.7 The proposed development also includes a servicing block/walkway at the north-west corner and a block on the west side to connect to the existing trail around the stormwater management pond and future trail network. The proposal has a density of 25.6 residents and jobs per hectare. _Single Detached • 10.1m 11.3m ■ 12.0m ENVIRONMENTAL PROTECTION SUBJECT TO FUTURE DEVELOPMENT APPLICATIONS Figure 2: Proposed Plan of Subdivision with unit type and frontages 0 r� W J Z H IW 1 IL IL 2.8 The applicants have submitted the following studies in support of the applications: x Functional Servicing and Stormwater Management Report; x Planning Rationale Report; x Environmental Impact Study; x Environmental Noise Assessment; x Phase One and Two Environmental Site Assessment; x Urban Design Brief; and x Energy Efficiency and Sustainability Plan 2.9 The studies are being reviewed by staff and agencies and will be summarized in a future report. .......... o .. . H, _ r ■ ■ ■ ■ ■ ■ ■ A ... i ■ ■ A Jo ■ - ■ ■ A ■ A . _Single Detached • 10.1m 11.3m ■ 12.0m ENVIRONMENTAL PROTECTION SUBJECT TO FUTURE DEVELOPMENT APPLICATIONS Figure 2: Proposed Plan of Subdivision with unit type and frontages 0 r� W J Z H IW 1 IL IL 2.8 The applicants have submitted the following studies in support of the applications: x Functional Servicing and Stormwater Management Report; x Planning Rationale Report; x Environmental Impact Study; x Environmental Noise Assessment; x Phase One and Two Environmental Site Assessment; x Urban Design Brief; and x Energy Efficiency and Sustainability Plan 2.9 The studies are being reviewed by staff and agencies and will be summarized in a future report. Municipality of Clarington Report PSD -008-19 3. Land Characteristics and Surrounding Uses W NNi__� >. LU LU H ❑ o _ H V Z' 1--1 Z SOUTHFIELD AVENUE LIY f South Courtice Arena a' QSubject Property Single Detached Home: Frontage 10.1m _ 0 Single Detached Home: Frontage 11.3m Single Detached Home: Frontage 12.Om SC 2018-0005 Townhomes Figure 3: Aerial of Proposed Plan and Surrounding Area Page 6 3.1 The subject lands consist of two parcels, 1430 and 1500 Prestonvale Road. The lands are currently vacant with a woodlot in the south-west corner of the property. The subject lands are relatively flat at the north end with a pronounced slope to the south, away from the existing subdivision residential development to the north. The surrounding uses are as follows: North - Residential, single detached and townhouse dwellings and Rosswell Park Municipality of Clarington Report PSD -008-19 South - Agricultural Page 7 East - South Courtice Recreation Complex, Single detached dwelling, Agricultural (tree farm) West - Stormwater Management Pond and single detached dwellings 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement encourages planning authorities to create healthy, livable and safe communities by accommodating an appropriate range and mix of housing types and development patterns, while making efficient use of land and infrastructure. 4.2 Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. Provincial Growth Plan 4.3 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Courtice Urban Area. Municipalities are encouraged to create complete communities by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. 4.4 The subject lands are within the Greenfield Area identified by the Growth Plan. Within Greenfield Areas, the Growth Plan establishes minimum density targets for residents and jobs. The current target is 80 residents and jobs per hectare measured across the Greenfield area. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject lands Living Areas. Living Areas 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. 5.2 Prestonvale Road is identified as a Type C Arterial Road in the Region of Durham Official Plan. 5.3 The Region of Durham Official Plan identifies Key Natural Heritage and Hydrologic Features at the southwestern section of the subject lands. Development or site alteration Municipality of Clarington Report PSD -008-19 Page 8 is not permitted in Key Natural Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands Urban Residential and Environmental Protection Area. The Urban Residential designation is predominately intended for housing purposes. A variety of densities, tenure and housing types are encouraged, generally up to 3 stories in height. 5.5 Natural Heritage Features are also identified and mapped on the subject lands. This area is designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. Studies will determine the appropriate development limit and buffers in accordance with the Official Plan. The policies require an Environmental Impact Study to be submitted in support of development, to determine the extent of the feature and appropriate buffer limits, with a minimum of 15 metres. Southwest Courtice Secondary Plan 5.6 The Southwest Courtice Secondary Plan designates the subject lands Future Urban Residential and Neighbourhood Park. The Future Urban Residential designation indicates lands that cannot be readily serviced due to existing infrastructure constraints. It was anticipated that new infrastructure, specifically for sanitary sewers, would be required prior to further development of the subject lands. 5.7 Delpark Homes (Prestonvale) Inc. and the Region of Durham have determined that the subject lands could be serviced by connections to the existing infrastructure to the west on Roy Nichols Drive. 5.8 The review and update to the Southwest Courtice Secondary Plan is currently in progress. The applicants have submitted a concept plan for how this subdivision could be integrated into future development to the south as part of their application. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands "Agricultural (A) Zone". A Zoning By-law Amendment is required to permit the proposed single detached and townhouse dwelling units within the subdivision. Municipality of Clarington Report PSD -008-19 7. Page 9 Public Notice and Submissions (for Public Meeting Report) Figure 4: Public notice sign on subject lands on Rosswell Drive looking south 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on December 17, 2018 and Public Meeting signs were installed fronting onto Prestonvale Road and Rosswell Drive on December 21, 2018. 7.2 Staff have not received any comments at the time of finalizing this report. 8. Agency Comments Regional Municipality of Durham 8.1 Comments from Durham Region Planning, Works and Transit Departments have not been received at the time of finalizing this report but will be included in a subsequent report. Central Lake Ontario Conservation Authority 8.2 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report. Municipality of Clarington Report PSD -008-19 Durham Regional Police Page 10 8.3 Durham Region Police Service Radio Systems Department has reviewed the applications and have indicated the subject lands are within their microwave path for the Region's NextGen Radio system. There is no objection provided the future buildings do not exceed 10 metres in height. 8.4 The Region's NextGen Radio system is used for emergency services to communicate across the Region. The system requires unobstructed line of sight between transmission points to function properly. 9. Departmental Comments Engineering Services 9.1 The Engineering Services Department has identified concerns with elements of the proposed stormwater management system, as well as the on street parking plan and grading and drainage of specific lots adjacent to Block 72. The applicant's will be required to provide additional details to address Engineering's concerns. Emergency and Fire Services 9.2 The Emergency and Fire Services Department has no concerns with the applications. Accessibility Committee 9.3 The Accessibility Committee had no objections to the applications. However, the Committee recommends that developers and builders take accessibility into consideration when designing neighbourhoods and homes. 10. Discussion 10.1 When the South West Courtice Secondary Plan was approved it was anticipated that the subject lands would be required to be serviced from Prestonvale Road or from the east and were identified as Future Urban Residential. The opportunity to develop the 78 units became available when the Public and Separate School Boards identified their respective Draft Approved school blocks were not required and a subdivision including Roy Nichols Drive was developed, extending services to abut the subject lands. 10.2 The subject lands include natural heritage features identified in the Clarington Official Plan including a woodlot and wetlands. The subject lands also abut a tributary of the Robinson Creek and form part of the Robinson Creek Watershed. The applicants have submitted an Environmental Impact Study and Geotechnical Report that municipal staff and conservation authority staff are currently reviewing. The Municipality is currently conducting a subwatershed study of the Robinson and Tooley Creeks. The applicant's reports will be compared with the Municipalities study findings to ensure that the natural Municipality of Clarington Report PSD -008-19 Page 11 heritage features are being identified consistently and protected in accordance with the provisions of the Official Plan policies. 10.3 The northern most portion of the subject lands is identified as Neighbourhood Park in the South West Courtice Secondary Plan. During the preconsultation process Engineering Services Parks Division indicated that no additional lands were required for Rosswell Park which is existing. The applicant will be required to provide cash -in -lieu of park land dedication consistent with the requirements of the Planning Act. 10.4 Aspects of the applicant's proposal and subdivision design will be reviewed in more detail, as additional agency and department comments become available. The servicing connection to Roy Nichols has opportunity to be modified to provide better connection to the park and existing trail system. 10.5 The purpose of the Public Meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant and addressed in a subsequent staff report. 11. Concurrence Not Applicable. 12. Conclusion 12.1 The purpose of this report is to provide background information on the Draft Plan of Subdivision, Clarington Official Plan Amendment and Zoning By-law Amendment applications submitted by Delpark Homes Prestonvale Inc. to permit a 78 unit subdivision for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. Submitted by. Reviewed by: Faye Langmaid, RPP, FCSLA Andrew C. Allison, B.Comm, LL.B Acting Director of Planning Services Chief Administrative Officer Staff Contact: Brandon Weiler, Planner, 905-623-3379 ext. 2424 or bweiler _clarington.net The following is a list of the interested parties to be notified of Council's decision: Mark Jacobs Eddy Chan