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Planning Services
Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: April 1, 2019
Report Number: PSD -018-19
Resolution: PD -039-19
File Number: S -C-2019-0002 & ZBA2019-0003 By-law Number:
Report Subject: Applications by Lynstrath Developments Inc. for a Draft Plan of
Subdivision and Zoning By-law Amendment to create one
block for up to 28 townhouse dwellings in a common elements
condominium on the south-east corner of Townline Road and
Lawson Road
Recommendations:
1. That Report PSD -018-19 be received;
2. That the proposed Draft Plan of Subdivision and Zoning By-law Amendment
submitted by Lynstrath Developments Inc. continue to be processed including the
preparation of a subsequent report; and
3. That all interested parties listed in Report PSD -018-19 and any delegations be
advised of Council's decision.
Municipality of Clarington
Resort PSD -018-19
Report Overview
Paae 2
The Municipality is seeking the public's input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment, submitted by Lynstrath Developments Inc.
(Esquire Homes), to permit up to 28 townhouse dwellings, a private lane, water meter building
and visitor parking spaces. The applicants have not submitted the Draft Plan of Condominium
or Site Plan applications at this time.
1. Application Details
1.1 Owner/Applicant:
1.3 Agent:
1.4 Proposal:
1.5 Area:
1.6 Location:
1.7 Roll Number:
1.8 Within Built Boundary:
2. Background
Lynstrath Developments Inc. (Esquire Homes)
The Biglieri Group
Draft Plan of Subdivision
The proposed Draft Plan of Subdivision would create one
block that would allow for a future common elements
condominium containing up to 28 townhouse units.
Zoning By-law Amendment
To rezone the lands at 3 Lawson Road from "Urban
Residential Exception (R1-17) Zone" to appropriate zones
that would permit the townhouse dwelling units.
0.69 Hectares (1.7 acres)
3 Lawson Road, Courtice
181701010016610
Yes
2.1 On January 29, 2019, Lynstrath Developments Inc. (Esquire Homes) submitted
applications for Draft Plan of Subdivision and Zoning By-law Amendment. The
applications were circulated for comments on February 14, 2019 to applicable staff and
agencies.
Municipality of Clarington
Report PSD -018-19
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Figure 1: Lawson Road and surrounding neighbourhood, including draft approved
subdivision on west side of Townline Road in Oshawa.
2.2 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 Tree Preservation Plan;
x Urban Design Brief; and
x Energy Efficiency and Sustainability Plan
2.3 The studies are being reviewed by staff and agencies and will be summarized in a future
report.
Municipality of Clarington
Report PSD -018-19 Page 4
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the south-east corner of Townline Road and Lawson
Road. The site is currently vacant with a small wooded area, including a pond, on the
southern portion of the lands. The lands are generally flat, sloping slightly to the south.
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Figure 2: Applicant's Concept Plan
3.2 The subject lands are located within the north-west corner of the urban boundary for
Courtice.
3.3 The surrounding neighbourhood consists of mainly single detached dwellings. The
dwellings on Lawson Road are mainly one or one and a half storeys in height with a few
two storey dwellings. The properties on the south side of Lawson Road are significantly
larger and with deeper lots than found on the north side of Lawson Road. Dwellings on
Townline Road are a mix of one and two storeys. The existing lots on Townline Road are
significantly more varied in lot frontage and lot size.
Municipality of Clarington
Report PSD -018-19 Page 5
3.4 The surrounding uses are as follows:
North - Single detached dwelling, future Adelaide Road Extension
South - Single detached dwellings
East - Single detached dwellings
West - Single detached dwellings, recently approved draft plan of subdivision with single
detached dwellings and townhouse dwellings.
3.5 To the south-west of the subject lands, in Oshawa, a new subdivision was recently draft
approved on lands that were part of Kingsway College. The draft approved subdivision
has 243 single detached dwelling lots and one block for 73 townhouse units fronting onto
Townline Road.
,p.
Figure 3: Photo of 3 Lawson Road looking south from Lawson Road
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land
use patterns shall be based on densities and a mix of land uses that efficiently use land,
resources and infrastructure.
4.2 Opportunities for redevelopment and intensification are to be promoted where it can be
accommodated. Municipalities must provide a variety of housing types and densities, and
a range of housing options that are affordable to area residents.
Municipality of Clarington
Report PSD -018-19
Provincial Growth Plan
Page 6
4.3 The subject lands are within the defined Built Boundary and within the Urban Boundary of
Courtice.
4.4 Growth is to be accommodated by directing a significant portion of new growth to the built
up areas through intensification and efficient use of existing services and infrastructure. A
minimum of 40 percent of all residential development occurring annually within each
upper tier municipality will be within the built up area.
4.5 The development of complete communities is encouraged 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. New transit -supportive and pedestrian -friendly
developments will be concentrated along existing and future transit routes.
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 Living Areas shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along arterial roads.
5.3 Townline Road is identified as a Type B Arterial Road in the Region of Durham Official
Plan.
Clarington Official Plan
5.4 The Clarington Official Plan designates the lands Urban Residential. The Urban
Residential designation is predominately intended for housing purposes.
5.5 At the edge of neighbourhoods and adjacent to Arterial Roads, ground -related units are
permitted with heights between 1 and 3 storeys. Permitted uses include limited
apartments, townhouses, single and semi-detached units.
5.6 The Municipality will achieve a target of at least 32% of all new residential units within the
Built-up Area up to the year 2021.
5.7 Townline Road is identified as a Type B Arterial road in the Official Plan.
5.8 New development or redevelopment in existing neighbourhoods must respect and
reinforce the physical character of the neighbourhood. The development shall have
regard for building types of nearby properties, height and scale or existing buildings and
setbacks.
Municipality of Clarington
Report PSD -018-19 Page 7
5.9 There are a number of environmentally sensitive features and areas which are not
mapped in the Official Plan. These features are important to the natural heritage system
and may be identified on a site by site basis. The treed area and the pond on the subject
lands required an Environmental Impact Statement to review their sensitivity and impact
on the ability to develop the lands. These features will be reviewed through development
applications and studies.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands Urban Residential Exception (R1-17). A
Zoning By-law Amendment is required to permit the proposed townhouse dwelling units
in the future condominium.
7. Public Notice and Submissions
7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on
February 28, 2019 and public meeting signs were installed fronting onto Townline Road
and Lawson Road on March 1, 2019.
Figure 4: Public notice sign on 3 Lawson Road
7.2 Two residents have contacted staff indicating concerns with the applications. The
residents indicated the following concerns:
x There are currently traffic issues including a number of accidents and turning
issues from Lawson Road at the intersection of Townline Road and Lawson Road;
x Devaluation of property values in the neighbourhood;
Municipality of Clarington
Report PSD -018-19
Page 8
x Existing mature trees on the east side of the property, adjacent to 15 Lawson
Road, should not to be removed as a result of the development. The trees are
noted as to be retained on the tree preservation plan;
x There is a proposed retaining wall on the east side of the property, where the
mature trees are located. No details of the retaining wall are provided to gauge
impact on mature trees;
x Questions regarding the future fence details between 15 Lawson Road and the
subject property, would like to see a uniform fence provided. However, they do
not want the fence to project in front of the garage at 15 Lawson Road, creating
traffic concerns when entering and existing the driveway.
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.
Other
8.3 Enbridge and Bell Canada have no concerns with the applications. Comments have not
been received from Canada Post to date.
9. Departmental Comments
Engineering Services Department
9.1 The Engineering Services Department has no objections in principle to the applications.
Additional information regarding stormwater management and detailed grading will be
discussed with the applicant.
Emergency and Fire Services
9.2 The Emergency and Fire Services Department has no objection to the applications.
Accessibility Committee
9.3 The Accessibility Committee has no objection to the applications. The Committee has
provided comments regarding accessible design of parking spaces, sidewalks and unit
design.
Municipality of Clarington
Report PSD -018-19 Page 9
10. Discussion
10.1 Currently Adelaide Road terminates on the west side of the intersection of Townline
Road. The Region of Durham has undertaken the Environmental Assessment (EA) study
required to extend Adelaide Road east of Townline Road to connect to Trulls Road. The
Region of Durham currently has the extension construction planned for 2025 according to
current budget forecasts.
MFRWWINE- - - - -
Figure 5: Intersections at Lawson Road and Townline Road (foreground) and Adelaide
Road and Townline Road (background with traffic signals).
10.2 When Adelaide Road is extended east of Townline Road the Region intends to close the
existing Lawson Road access onto Townline Road and create a new access from
Lawson Road north onto the Adelaide Road extension. This new entrance will be located
farther away from the existing signalized Adelaide and Townline Road intersection.
10.3 The Region of Durham Works Department did not require a Traffic Impact Study be
submitted with the applications as the existing intersection at Lawson Road and Townline
Road will be eliminated once Adelaide Road is extended.
10.4 There is a small woodlot on the property that includes a pond. There are no natural
heritage features identified on the lands in the Official Plan mapping. The Official Plan
does acknowledge that there are natural heritage features that are not mapped but are
still important to the natural heritage system. The applicants have submitted an
Environmental Impact Study that is being reviewed by staff and the conservation authority
to determine what, if any significance, the woodlot and pond have.
Municipality of Clarington
Report PSD -018-19 Page 10
10.5 The Official Plan requires that new development within existing neighbourhoods must
respect the physical character of the existing neighbourhood. New development must
provide appropriate setbacks and have regard for the height and scale of the existing
building stock in the surrounding neighbourhood. The Official Plan policies are to protect
existing neighbourhoods from incompatible development.
10.6 The existing development in the surrounding neighbourhood is not indistinguishable in
nature. While majority of the surround development on Lawson Road and Townline Road
is comprised on single detached dwellings the size, form, setbacks, lot size and frontages
vary greatly. In recent years there have been a number of severances in the area to
create new lots, on Lawson Road and Townline Road. In addition, on the west side of
Townline Road a recent approved draft subdivision will be developed that includes
townhouses and single detached dwellings. The area is changing and new development
and redevelopment has been occurring in recent years.
10.7 The Municipality of Clarington has Amenity Space Guidelines for condominium
developments. Well-designed amenity space, especially for children, will be essential for
the proposed development as there are limited options in the surrounding neighbourhood
for recreational activities. There are no public parks in the immediate area. Due to the
Harmony Creek to the east the only connection to existing schools and parks to the east
is Nash Road 800m to the south.
11. Concurrence
Not Applicable.
12. Conclusion
The purpose of this report is to provide background information on the (proposal)
submitted by Lynstrath Developments Inc. for the Public Meeting under the Planning Act.
Staff will continue processing the application including the preparation of a subsequent
report upon receipt of all agency and department comments and the resolution of
identified issues.
Municipality of Clarington
Report PSD -018-19
Submitted by.
Y
Michael Seaman, MCIP, RPP
Director of Planning Services
Page 11
Reviewed b
for Andrew C. Allison, B.Comm, LL.B
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:
Tony Slavin
Melissa Hall
Mark Jacobs
Michael Delli-Benedetti
BW/CP/tg
cc: LDO