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Home My WebLink AboutPSD-012-11Glair~gton Leading the Way REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: February 7, 2011 Resolution #: ~' p/~- p$y-/~ By-law #: Report #: PSD-012-11 File #: ZBA 2010-0025 Subject: PROPOSED ZONING BY-LAW AMENDMENT TO PERMIT INCREASED GARAGE WIDTHS; INCREASED GARAGE PROJECTIONS; AND, INCREASED LOT COVERAGE ON LOTS WITH ONE STOREY DWELLINGS - COURTICE APPLICANT: HALMINEN HOMES RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-012-11 be received; 2. THAT the rezoning application submitted by Halminen Homes continue to be processed including the preparation of a further recommendation report; and 3. THAT all interested parties listed in Report PSD-012-11 and any delegations be advised of Council's decision. Submitted by: J. Crome, MCIP, RPP Director, Planning Services MM/CP/df 28 January 2011 Reviewed by: ~ --' " ~"'~L Franklin Wu Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-012-11 PAGE 2 1.0 APPLICATION DETAILS 1.1 Owner/Applicant: Halminen Homes 1.2 Proposal: To permit increased garage widths on all lots, increased garage projections on some lots and increased lot coverage on lots with one storey dwellings. 1.3 Site Area: 21.985 ha 1.4 Location: North of Meadowglade Road and east of Prestonvale Road, Courtice -Part of lots 31, 32 and 33, Concession 2 and part of the road allowance between lots 32 and 33, Concession 2 - 40M-2426, 40M-2460 and 18T-95028 (Attachment 1). 2.0 BACKGROUND 2.1 On August 24, 2010, Halminen Homes submitted an application to the Municipality of Clarington for rezoning of the lands within the Urban Residential Exception R2-58, R2- 59, R2-60 and R2-61 zones, north of Meadowglade Road and East of Prestonvale Road in Courtice. The purpose of the application is to permit increased garage widths, increased garage projections and increased lot coverage on lots with one storey dwellings. The application did not contain any specific requests when it was first received. Unfortunately, it took some time before the necessary detail was provided. The application was deemed complete on December 24, 2010. 2.2 The Applicant has submitted a letter in support of their requested changes. In summary, the letter states that wider garages are being sought since most homeowners in Clarington have multiple vehicles. These wider garages being sought create a long, narrow area within the home, adjacent to the garage, where the garage is required to be flush with, or recessed from, the dwelling wall or covered porch. This long, narrow area is not useful or desirable to prospective purchasers. The proposed solution is to allow garage projections on some lots. Lastly, increased lot coverage is being sought for lots with one storey dwellings to achieve desirable layouts and floor area comparable to a two storey home while complying with the Architectural Control Guidelines. 2.3 The subject lands were rezoned on May 6, 2008 from Agricultural (A) to the current Urban Residential Exception zones to allow residential development within draft approved plans of subdivision 18T-95028 and S-C-2007-0009 to proceed as the phases of the draft approved plans of subdivision become registered. Phase I and Phase II have now been registered. There are a total of four phases in this subdivision project. REPORT NO.: PSD-012-11 PAGE 3 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject site is 21.985 hectares in size, much of which is affected by this rezoning application. The above mentioned zone categories comprise most of the land within this subdivision. There is some land within this site that has Environmental Protection zoning or other Urban Residential zoning however these lands are not the subject of this application. The land has been cleared and the site prepared for development to occur and some houses are under construction in Phases I and II. 3.2 The surrounding uses are as follows: North -Urban residential South -Rural residential lots and vacant land East -Vacant land West - Prestonvale Road/Urban residential 4.0 PROVINCIAL POLICY 4.1 Provincial Policv Statement (PPS) The 20l)5 PPS states that all new development should occur adjacent to the existing built-up area and have compact form. There should be efficient use of infrastructure including water and sanitary services and existing road networks. Development should be phased to ensure the orderly progression of development within a designated growth area. This rezoning application for lands within a draft approved plan of subdivision conforms with the PPS. 4.2 Provincial Growth Plan This application is for a technical rezoning within a draft approved plan of subdivision. The type and density of housing is not proposed to change through this application and therefore it is deemed to conform to the Provincial Growth Plan. 5.0 OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the land "Living Areas". Lands designated "Living Areas" shall be predominantly used for housing purposes. Development in urban areas shall have regard for: compact urban form; the use of good urban design principles; use a grid street pattern; provide for parks; access to transit; the capacity of existing services; and, the balance between energy efficiency and cost. 5.2 Clarinoton Official Plan The Clarington Official Plan designates the land "Urban Residential" and "Environmental Protection Area". The draft approved plan of subdivision is comprised of low density development, consistent with the Clarington Official Plan. The Plan states that subdivisions should generally provide a mixture of housing forms and densities. In REPORT NO.: PSD-012-11 PAGE 4 addition, houses should be sited with a consistent setback to provide a human scale to the street. House designs should incorporate features such as prominent entrances and front porches to encourage social interaction and allow for views along the street. Garages should be sited so that they are not the dominant feature of the streetscape or the house. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands Urban Residential Exception R2-58, Urban Residential Exception R2-59, Urban Residential Exception R2-60 and Urban Residential Exception R2-61. The applicant has applied to rezone the subject lands to permit increased garage widths on all lots, increased garage projections on some lots and increased lot coverage on lots with one storey dwellings. The current zoning is site specific to implement typical development standards with respect to lot coverage and garage projections for new residential subdivisions. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public notice was given by mail to each landowner within 120 metres of the subject properties and two public-meeting notices were installed on the site. As of the writing of this report, we have not received any objections or comments from the public. 8.0 AGENCY COMMENTS 8.1 In consideration of the nature of the rezoning application and the relatively recent Draft Approval and rezoning, a limited circulation was undertaken. At this time, comments are outstanding from the following departments and agencies: • Regional Planning Department 8.2 The Clarington Building Services Division has no concerns with this application. 8.3 Clarington Engineering are assessing the impact of the proposed increased lot coverage and will provide detailed comments upon completion. 9.0 STAFF COMMENTS 9.1 Concerns have been raised previously that with narrow lot development, builders develop at or close to the maximum permitted lot coverage, thus requiring homeowners to obtain a minor variance for the construction of a deck or shed. In addition, garages tend to dominate the streetscape in some instances where the builder is constructing homes with two car garages on narrow lots. Staff believe that it is advantageous to avoid these situations. The subject zoning specifies a maximum lot coverage for the dwelling and maximum lot coverage for all structures that is 5 percent greater. In REPORT NO.: PSD-012-11 PAGE 5 addition it limits the maximum permitted garage width, relative to the lot width, and lastly requires the garage door to be in line with or behind the front wall of the dwelling or covered front porch. 9.2 Staff will continue to work with the applicant to address any and all concerns of staff and those which may come forward from the public or agencies circulated to. 10.0 CONCLUSION 10.1 The purpose of this report is to satisfy the requirements of the Public Meeting under the Planning Act. It is respectfully recommended that this report be referred back to Staff for further processing and the preparation of a subsequent report. 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