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HomeMy WebLinkAboutPSD-017-20Clarftwn Staff 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: June 8, 2020 Report Number: PSD-017-20 Submitted By: Faye Langmaid, Acting Director of Planning Services Reviewed By: File Number: Andrew C. Allison, CAO PA:T_i►,KI]E11d1F, Resolution#: PD-081-20 By-law Number: Report Subject: PM — Rezoning application to permit the development of a three storey apartment building containing 95 residential units at 1640, 1644, 1648 Nash Road & 3010 Trulls Road, Courtice Recommendations: 1. That Report PSD-017-20 be received; 2. That the proposed Zoning By-law Amendment application, submitted by Lifelong Investment Corporation, continue to be processed and that a subsequent recommendation report be prepared; and 3. That all interested parties listed in Report PSD-017-20 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-017-20 Report Overview Page 2 The Municipality is seeking public input on an application for a Zoning By-law Amendment to permit a three storey apartment building containing 95 units and underground parking at the northwest corner of Nash and Trulls Road in Courtice. The subject lands are comprised of an amalgamation of 4 properties with a total area of approximately 0.68 hectares. The applicant has indicated that the ownership of the units will be of condominium tenure. The site plan details, and tenure will be addressed through future Site Plan and Proposed Plan of Condominium applications, should the Rezoning application be approved. 1 Application Details 1.1 Owner/Applicant 1.2 Proposal: 1.3 Area: 1.4 Location: 1.5 Roll Numbers 1.6 Within Built Boundary 2 Background Lifelong Investment Corporation Zoning By-law Amendment Proposal is to rezone the property from "Urban Residential Type Two (R2) Zone" to an appropriate "Urban Residential Type Four Exception (R4) Zone" to permit a three storey apartment building containing 95 units in Courtice. 1.7 acres (0.68 ha) 16640, 1644, 1648 Nash Road & 3010 Trulls Road, Courtice 1817-010-010-04200; 1817-010-010-04300; 1817-010-010- 04400; 1817-010-010-04201 Yes 2.1 On March 25, 2020, Lifelong Investment Corporation submitted an application for a Rezoning to permit a three storey building containing 95 apartment units at the northwest corner of Nash Road and Trulls Road in Courtice. The proposal also includes outdoor and indoor common amenity spaces, as well as underground and surface parking. The proposal shows 24 bachelor units, 68 one bedroom units, and 3 two bedroom units. The size of the apartments ranges from about 380 sq. feet to 680 sq. feet. Municipality of Clarington Report PSD-017-20 NASH ROAD EXTIG I DWELLI:C� Page 3 NORTH Figure 1 — Proposed Site Plan 2.2 The application was deemed complete on April 20, 2020. The application was circulated to agencies and departments for comments on April 24, 2020. Municipality of Clarington Report PSD-017-20 1 3032`� E - 1 7Tfil— U&6,4 001000 NASH.ROAD 04 coi F � � ` 296 941 ��4 2 2927�, :x 291� 291�= 29�4 28 Q 0 ` Page 4 Figure 2 — Map showing the subject properties and surrounding neighbourhood 3 Land Characteristics and Surrounding Uses 3.1 The subject lands are an amalgamation of four properties located at the northwest corner of Nash and Trulls Road in Courtice. The total lot area for this development is 0.68 ha (1.7 acres) and has a combined frontage of approximately 95 metres (312 feet) along Nash Road, and 54 metres (177 feet) along Trulls Road. A portion of the lot at 1640 Nash Road wraps around the back of the adjacent residential dwellings to the west. All four of the lots currently contain a detached residential dwelling. Municipality of Clarington Page 5 Report PSD-017-20 3.2 The surrounding uses are as follows: North A wood lot and three detached residential dwellings on relatively larger lots. Further north is a residential subdivision where Abbywood Crescent is terminated both to the west and north. East A neighbourhood commercial plaza and detached residential dwellings. South Detached residential homes and the Black Creek tributary which is fed by a channelized water course from the northeast. West Parkwood Village, which is a stacked townhouse condominium development ranging from two to three storeys. The units face internally to the site. The site also contains several amenities, such as a separate amenity building, car wash, courtyard, and tennis courts. 4 Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement (PPS) policies direct growth to settlement areas and promotes compact development forms. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes. The definition of `intensification' includes the development of underutilized lots within previously developed areas and infill development among other things. Recent changes to the PPS policies state that planning authorities shall also consider market demands when evaluating proposals. 4.2 The subject lands are located within a settlement area, known as Courtice, which is to be a focus of growth and development. It is also adjacent to a public transit route and bike and pedestrian route. Development proposals are to appropriately use infrastructure and public services while also respecting the surrounding context. Provincial Growth Plan 4.3 The Growth Plan for the Greater Golden Horseshoe (Growth Plan) is a long-term planning framework that manages growth, mainly within the urban areas of the Greater Golden Horseshoe. It provides policies to encourage complete communities, which includes a diverse mix of land uses, a mix of employment and housing types, high quality public open spaces, and convenient access to local stores and services. New transit - supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. The objective is to protect the natural environment and make use of existing public infrastructure, encouraging compact development within the already built up areas of the municipality. Municipality of Clarington Page 6 Report PSD-017-20 4.4 The subject lands are within the defined Built Boundary and within the Urban Boundary of Courtice. Growth is to be accommodated by directing development to the existing built up areas of Courtice through intensification. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built- up area. After the Regional Comprehensive Official Plan review is completed, the minimum target will increase to 50 percent. Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject properties as "Living Areas" Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. A full analysis of conformity to the Durham Region Official Plan will be included in a future recommendation report. 5.2 The woodlot on the adjacent lands to the north of 1640 Nash Road is identified in the Region's Official Plan as a Key Natural Heritage area. Clarington Official Plan 5.3 The Clarington Official Plan designates the properties "Urban Residential" and is located within the Built -Up Area of the Municipality. The proposal for 95 apartment units would contribute towards the Municipality's Residential Intensification Target and utilize existing public services and infrastructure. Intensification within the Built-up Areas is encouraged and is to be given priority. 5.4 Table 4-3 of the Plan provides the Urban Structure Typologies for specific areas of the Municipality. The site is located at the edge of a neighbourhood and is adjacent to two arterial roads. The policies of the Clarington Official Plan identify that the edge of neighbourhoods and adjacent to arterial roads is one of the locations where growth and higher intensity built forms are to be directed. Nash Road is a Type C Arterial Road (turns into a Type B Arterial Road, heading east, after it crosses Trulls Road) and Trulls Road is a Type B Arterial Road. 5.5 The subject lands are required to meet a minimum net density of 19 units per hectare. The proposal is for approximately 140 units per hectare. The built form shall be between 1 to 3 storey and primarily used for ground related units including limited apartments, townhouses, semi-detached, or detached dwellings. 5.6 Any intensification or infill development, must also be reviewed based on all the Official Plan policies including, urban design, environment, transportation, etc. Municipality of Clarington Report PSD-017-20 G Zoning By-law Page 7 6.1 The subject properties are zoned "Urban Residential Type Two (R2)", which recognizes the current low density land uses consisting of detached dwellings. The R2 Zone does not permit the proposed apartment building. The rezoning application proposes to rezone the property to an appropriate "Urban Residential Type Four (R4) Exception Zone" to permit the 95 apartment units. It will also require exceptions to the General Zone provisions and the R4 provisions for setbacks, density, parking, and unit sizes. 7 Summary of Background Studies 7.1 The applicant has submitted several studies in support of the development application which have been circulated to various agencies and departments for review and comment. Staff will work with the applicant and/or their agent to ensure that supporting documents appropriately address all applicable provincial, regional and local policy prior to the preparation of a recommendation report. The submission materials can be found on the Municipality's website under current development proposals (www.clarington.net/developmentproposals). 7.2 The applicant has submitted the following supporting documents which have been circulated to other departments and agencies for review and comment: • Planning and Urban Design Report • Traffic Impact Study • Functional Servicing and Stormwater Management Report • Noise Report • Environmental Impact Study • Arborist Report • Archaeological Assessment Stage 1 & 2 Report for all subject properties Planning and Urban Design Report 7.3 A Planning and Urban Design Report states, the proposal is for a three storey residential building at the northwest corner of two arterial roads. The zoning by-law amendment is required to increase the density to allow for an apartment building. It will also need to address minimum front and exterior yard setbacks, building height, and minimum unit sizes per bedroom. The report states that the proposal would meet the minimum required parking spaces for the residential units proposed. However, the report has not accounted for the 0.25 visitor parking spaces per unit required by the Zoning By-law. This would mean 24 parking spaces will need to be provided for visitors based on the current development proposal of 95 units. Municipality of Clarington Report PSD-017-20 Page 8 7.4 The report discusses the design aspects of the proposal in relation to the context of the neighbourhood. The placement of the building is sited at the corner of Nash and Trulls Road to create an urban streetscape and to accommodate a 45 degree angular plane from the adjacent residential properties. The report further states that the design of the building references the existing Neo-Georgian/Edwardian architecture in the neighbourhood by proposing a sloped roof and dormers. It also is similar to the massing and height of the multi -residential development on the southeast corner of the subject lands. A jog (bump out) has been provided in the building elevations along Nash and Trulls Roads to break up the massing of the building. tj - -- ... - x } � �.. i i -. .: �- ••i .lm_- .ter r - Figure 3 - Proposed Elevation along the intersection of Nash Road and Trulls Road Traffic Impact Study 7.5 A Traffic Impact Study was prepared to analyse the traffic impacts of the proposed development on the surrounding road network and the intersection of Nash Road and Trulls Road. The report reflects an earlier concept plan for a retirement home and townhouses, ultimately not submitted for the lands. The report will need to be updated to reflect the current proposal, since the proposed use has changed, even though the total number of units have been reduced. The report does not address traffic counts for the school year. Municipality of Clarington Page 9 Report PSD-017-20 7.6 The report indicates that the intersection of Nash and Trulls Road is anticipated to operate at an acceptable level since the traffic impacts to the intersection will range from minimal to low. The site access to the development off of Nash Road is also anticipated to operate at an acceptable level of service. Functional Servicing and Stormwater Management Report 7.7 A Functional Servicing and Stormwater Management Report was prepared in support of the application. The existing area for the proposed development is identified as generally sloping towards the intersection of Trulls Road and Nash Road, while a small portion of the site on the northwest corner slopes west, towards existing residential development. All required storage for the stormwater will be accommodated within the on -site storm sewers and an underground storage chamber. The small portion of the site that drains to the west will drain uncontrolled as per existing conditions. 7.8 Quality control will be addressed using permeable pavement in portions of the parking lot, extra top -soil depth, and passive landscaping to promote infiltration. An end of pipe oil and grit separator is also proposed. 7.9 An existing watermain is located along Nash Road which will service the subject lands. A sanitary sewer system for the proposed development will be constructed within the development's internal road. The flows from the development will be conveyed via gravity to the existing sewer on Nash Road. Noise Report 7.10 A Noise Report was prepared to determine noise mitigation measures to incorporate into the design of the development for both indoor spaces and outdoor amenity areas. Warning clauses are recommended to ensure future residents are aware of potential noise issues and future noises generated from surrounding uses. The report analysed potential noise impacts from road traffic, as well as stationary sources, such as the mechanical units on the commercial plaza. Environmental Impact Study 7.11 An Environmental Impact Study has been prepared to evaluate the impacts of the development on the existing woodlot to the north of the subject lands, identified as a Key Natural Heritage feature in the Region of Durham's Official Plan. The report also examines the wildlife on the property to determine if protection is required. The report analysis determined that the adjacent woodlot would not be considered significant because of its species composition, age, or tree stand history. It also does not recommend a buffer from the dripline. However, the report acknowledges the woodlot is likely considered significant at a functional level because of the lack of forest cover in the Darlington Creek Watershed. No significant wildlife was identified on the property. 7.12 The Study will need to be updated to address the policies of Clarington Official Plan, specifically as it relates to the woodlot. Development is currently proposed within the 10 metre buffer of the tree dripline. Municipality of Clarington Report PSD-017-20 Arborist Report Page 10 7.13 The Arborist Report indicates that the trees located at the northwest corner of the subject lands and along the north boundary are to be protected. It also states that a 10 metre setback from the dripline is recommended in the Environmental Impact Study to protect the forest edge rooting zone. This is contradictory to the Environmental Impact Study which states that no buffer is required. The Arborist report will need to be revised to reflect the current development proposal, which will impact Tree Number 40 in the tree preservation plan. A full assessment of all trees located on the subject lands in required, currently it appears the assessment is only on the northwest portion of the subject lands. Archaeological Assessment Stage 1 & 2 Report 7.14 A Stage 1 and Stage 2 Archeological Assessment was conducted for all the subject properties. The Stage 1 work concluded that the sites had archaeological potential due the proximity to water sources. The Stage 2 assessment was conducted. It was determined that no further archaeological assessment was required because the surveys did not identify any significant archeological resources on the property. S Public Notice and Submissions 8.1 Public notice for this Public Meeting was mailed to each landowner within 120 metres of the subject lands on May 5, 2020. Two public meeting signs were posted on the subject lands, one along the Nash Road frontage and the other along the Trulls Road frontage. 8.2 At the time of writing this report, Staff have received four inquiries with respect to the application. Some of the comments were general inquiries about the development, while other residents expressed the following concerns about the application: Increase in traffic volumes, particularly during school pick up and drop off times; Overall density of the site; and Small unit sizes for the apartments 8.3 Comments received from the public at the Public Meeting, and during the review of the applications, will be considered and included in a future recommendation report. 9 Agency and Department Comments 9.1 The application was circulated to several internal departments and external agencies for review and comment. 9.2 Currently, comments remain outstanding from some of the circulated agencies. As comments are received, they will be forwarded to the applicant to address prior to any further reports. Comments will be summarized in the forthcoming recommendation report. Below is a summary of the comments which have been received to date. Municipality of Clarington Report PSD-017-20 Central Lake Ontario Conservation Authority Page 11 9.3 The Central Lake Ontario Conservation Authority has no objection to the site being developed, however there are several items that will need to be addressed with respect to the natural heritage system, stormwater management and flooding impacts, as well as, water balance requirements. 9.4 The subject lands are within a significant groundwater recharge area. The applicant will need to conduct a water balance analysis to ensure recharge of the groundwater. Also, no discussion has been provided in the reports regarding the underground parking and how it will be constructed and function with respect to the high -volume recharge area and stormwater management. Further discussion is also required regarding the significance of the woodlot and the buffer from the dripline which will be addressed in a revised Environmental Impact Study. Durham Region Works Department 9.5 The Durham Region Works Department has no objection to the rezoning application. Comments related to the site design, such as, municipal waste management collection services, Transportation Demand Management (TDM) measures, and site servicing will be coordinated through the anticipated site plan application. Clarington Engineering Services Department 9.6 The Engineering Services Department has no objection in principle to the rezoning application. Additional analysis regarding traffic counts to account for the school traffic will be required in a revised Traffic Impact Study. Also, the Functional Servicing and Stormwater Management report will need to be revised to include the external drainage area to the north in the calculations for storage volume requirements. Clarington Accessibility Committee 9.7 The Accessibility Committee has no objection to the rezoning application in principle. The Committee has provided comments regarding accessible parking needs, size of the apartment units, and other interior building design matters to address accessible housing needs. 10 Discussion 10.1 The Official Plan requires that new development within existing neighbourhoods must respect the physical character of the area. Consideration is to be given to the pattern and size of existing lots, building types of nearby properties, height and scale of buildings, and setback of buildings. Analysis regarding the appropriateness of the development in relation to the surrounding neighbourhood will be provided in the recommendation report. Municipality of Clarington Page 12 Report PSD-017-20 10.2 The applicant is proposing to rezone the property to an R4 Exception Zone. The exceptions proposed would be to increase the maximum density in an R4 zone, as well as, increase the maximum height requirement from 12 metres to 12.5 metres, and reduce the front and exterior yard minimum setback requirements, and the minimum floor area of the proposed apartment units. Further discussion and justification is needed regarding the minimum parking and loading space requirements. 10.3 There is a woodlot located to the north of the subject lands, which is identified in the Region of Durham Official Plan as a Key Natural Heritage Feature. The Clarington Official Plan did not map the feature, the policies acknowledge that there are natural heritage features that are not mapped but may be important to the natural heritage system. The minimum setback to a woodlot can be reduced from 15 metres to 10 metres in an urban area where the woodlot is not associated with a hydrological feature, provided it is supported by the Environmental Impact Study and there is no net loss to the total area of the vegetation protection zone. The applicants have submitted an Environmental Impact Study, as well as a tree preservation plan which is being reviewed by staff and the conservation authority. Further discussion with the applicant's ecologist, conservation authority and the Municipality, are required regarding the significance of the woodlot and the appropriate buffer. The findings and recommendations will be provided in a future report. 10.4 Abbeywood Crescent was constructed in the mid to late 80's and assumed that at some point in the future the two larger parcels fronting on Trulls Road and now containing a woodlot, would be developed to complete the road pattern. The woodlot may prevent this from occurring. This development must maintain an appropriate buffer to the naturl heritage feature. 10.5 A Traffic Impact Study was submitted as part of the rezoning application. The report requires revision and further review by staff prior to the recommendation stage. It is also important to note that the proposal does not contain any visitor parking. This will be discussed further with the applicant and addressed through the process. 10.6 Planning Staff will continue to review and analyse the proposed rezoning application and revisions to supporting documents. All technical matters, along with the submitted public comments will be addressed in a subsequent recommendation report to Committee and Council. It is anticipated that further site design details will be addressed through the Site Plan process. 11 Concurrence Not Applicable. Municipality of Clarington Report PSD-017-20 12 Conclusion Page 13 The purpose of this report is to provide background information on the proposal for a 95 unit apartment building submitted by Lifelong Investment Corporation for the Public Meeting under the Planning Act. It is recommended that staff continue to review and process the application, including department, agency and public feedback and prepare a subsequent recommendation report for Council's consideration. Comments received at this public meeting will be considered and included in the recommendation report. Staff Contact: Nicole Zambri, Planner, (905) 623-3379 extension 2422 or nzambriCc�clarington.net. Attachments: Not Applicable Interested Parties: A list of Interested Parties is available from Planning Services Department.